HomeMy WebLinkAboutPUD Preliminary
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1.
Clarian North Hospital Campus
Planned Unit Development
Preliminary Development Plan
1161h Street & US 31
by
Clarian Health Partners, Inc.
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$ ." I/{,O
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Introduction / Overview
The Clarian North Hospital Campus Planned Unit Development (the "PUD") represents
an overall development of approximately I 07 acres of vacant land located at the
northwest quadrant of the intersection of 116th Street and US 31, in Carmel, Indiana.
Initial development anticipates a five (5) story hospital building (approximately 76'-8" to
roof and 106'-8" to top of mechanical screening) and central plant. The initial hospital
building has been designed to allow vertical expansion to a maximum height of nine (9)
stories and one-hundred and fifty (150) feet (including mechanical penthouse and
screening). The site has also been designed to allow for the potential expansion ofthe
initial hospital building or the construction of a second hospital building, with compatible
style, height and massing. Hospital expansion and the development of other areas within
the PUD shall occur as market need dictates.
This document shall serve as: (i) the body of the PUD District Ordinance for the entire
Clarian North Hospital Campus Planned Unit Development as required by Chapter 31.6.4
of the Carmel! Clay Zoning Ordinance; and, (i i) the Preliminary Development Plan, in
text form, for Area I-A and Area I-B as required by Chapter 24 of the Carmel / Clay
Zoning Ordinance.
n.
Interim Land Use
All portions ofthe PUD which are not designated for Tree Conservation (Area 2-A) or
\vhich are not developed as part of the initial phase of development shall either continue
to be farmed or maintained in its natural state until developed.
III.
Phasing of Development
The proposed PUD shall be developed in phases. It is anticipated that the overall
development of the PUD may include up to eight (8) phases, as generally depiCted on the
PUD Concept Plan and described below:
A. Phase I: Area I-A shall be the first phase of development. Included in the first
phase of development will be: the initial hospital building, a central plant, a
helipad and surface parking.
Date: January 17,2003
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Clarian North Hospital Campus PUD
B.
Future Phases: At the time of filing this PUD, it is not possible to accurately
predict the order in which the remaining phases of the PUD will be developed.
However, it is recognized that: (i) each subsequent phase of development in Area
I-A and Area 1-8 shall be required to file for and obtain Final Development Plan
approval in accordance with Section 24 of the Cannel/Clay Zoning Ordinance~
(ii) all development within Area 2 shall be required to file for and obtain ADLS
approval; and, (iii) all development within the PUD shall be in substantial
compliance with the development requirements of this PUD.
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PUD Concept Plan
Oarian Nxth l-bspital C'arr1JUS PIaIlI'di llit Develcpnnt
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699623 6.DOC
Date: January 17, 2003
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C1arian North Hospital Campus PUD
IV. Permitted Uses and Development Standards
The Clarian North Hospital Campus Planned Unit Development will be divided by the
proposed north-south extension of Illinois Street through the site. The real estate located
east of Illinois Street will make up Area 1, while the real estate located west of Illinois
Street will make up Area 2.
Area 1 consists of approximately sixty-five (65) to seventy (70) acres and is located
between the future extension of Illinois Street and US 31. Area 1 contains two sub-areas
as described below.
Area 2 consists ofthiny-five (35) to forty (40) acres of real estate and is located between
the future extension of Illinois Street and Spring Mill Road. Area 2 includes five sub-
areas as described below. The development standards applicable to this PUD shall be
those development standards specified herein. In case of conflict between specific
provisions of this PUD and a referenced primary zoni ng district or overlay district of the
Carmel/Clay Zoning Ordinance, the provisions of this PUD shall control.
A.
Area I-A
Area I-A contains approximately fifty-five (55) to sixty (60) acres prominently
located along the US 3] frontage of the real estate extending north from I I 6th
Street, and represents the focal point of the proposed PUD. Area I-A is intended
to provide for the development of a major hospital facility, high intensity hospital
related uses and the physical plant necessary to support a major hospital
development.
1. Area I-A: Permitted Uses:
a. Hospital.
b. Medical Office Building -including but not limited to: all
professional medical offices; medical research laboratories; dentaL
laboratories; optical laboratories.
c. Parking Structure.
d.
Helipad.
e. Central Plant.
f.
Retail Uses (which may comprise up to fifteen (15) percent of the
gross floor area of any building).
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Accessory Uses and Structures. Accessory uses and structures
which are subordinate, appropriate and incidental to the above-
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Date: January 17,2003
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Clarian North Hospital Campus PUD
permitted uses shall be permitted, including but not limited to:
cafeteria/deli/coffee shop; photocopying and duplicating services;
trash enclosures; short tenn child care; surface parking and
loading areas; automated teller machines (A TM's); and, utilities.
2.
Area I-A: Development Standards
a. Maximum building height: One-hundred and fifty (150) feet, with
a maximum of nine (9) stories,
b. Minimum Front Yard Along US 31:
(1) Hospital Building: Two-hundred (200) feet from the
existing right-of-way of US 31 (as of January 2003), *
(2) Central Plant: Ninety (90) feet from the existing right-of-
way of US 31 (as of January 2003), *
*
Refer to the Final Development Plan for Area 1 for the
precise placement of the initial hospital building. Potential
hospital expansion is intended to maintain a similar
building line relative to the existing right-of-way of US 3 L
Future right-of-way expansions may, however, impact
actual setback dimensions.
(3)
Use of Minimum Front Yard: Said minimum front yards
shall be landscaped in compliance with Section V., below,
provided, however, such minimum front yards may
include: interior access drives; screened loading I delivery
area; helipad; ambulance drop-off; and, surface parking,
as generally depicted on the Preliminary Development
Plan,
c,
Minimum Front Yard Along 116tl1 Street & Illinois Street: Twenty
(20) feet.
d.
Minimum side yard: Fifteen (15) feet
e.
Minimum rear yard: Fifteen (15) feet.
f.
Minimum lot width: Lot width shall exceed one-half (1/2) the
depth of the lot.
g.
Minimum lot size: Five (5) acres.
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Date: January 17,2003
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Clarian North Hospital Campus PUD
h.
Minimum ground floor area: Fifteen thousand (15,000) square
feet
1.
Maximum lot coverage: Sixty-five (65) percent ofthe Lot.
J.
Floor Area Ratio (F.A.R.): Maximum floor area shall be regulated
by compliance with: maximum building height; required parking
(surface or structured); required loading; required landscaping;
and, required setbacks.
k.
Parking: See Chapter 27 of the Carmel I Clay Zoning Ordinance.
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Loading:
(l) Hospital Use:
(a) Loading berths may be located on the US 31 side of
the hospital building provided all loading berths are
completely screened in the eLevation view from
US 31 by a combination of masonry waLles) and
plant materials.
(b) Minimum of three (3) berths per hospital complex
(i.e., initial hospital building plus potential
expansions connected to the initial hospital
building).
(2) Other Business Uses:
(a) Loading berths shall not be oriented to US 31.
(b) Loading berths oriented toward Illinois Street shall
be landscaped/screened using masonry walles),
plant material or a combination thereof, subject to
the approval of the Carmel! Clay Plan Commission.
(c) 0 - 40,000 square feet of gross floor area: Zero (0)
berths.
(d) 40,001 - 100,000 square feet of gross floor area:
One (1) berth.
(e) Each 200,000 square feet of gross floor area: One
(l) additional berth.
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Date: January J 7,2003
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699623 6.DOC
m.
Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building, .
n.
Landscaping: See Section V., below.
o.
Lighting: See Section Vr., below.
p.
Signs: Signs for Area I-A shall be in compliance with the Clarian
Health North Campus Sign Program filed with this PUD. Future
amendments to the Clarian North Campus Sign Program or
modifications to signs erected pursuant to the Clarian North
Campus Sign Program shall be subject only to ADLS Approval by
the Carmel/Clay Township Plan Commission.
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Date: January 17,2003
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B.
C1arian North Hospital Campus PUD
Area] -B:
Area] -B consists of approximately ten (10) to tweI ve (12) acres located along the
US 31 frontage, north of the proposed main hospital building and south of the
Ritz Charles facility which is located north of the overall site. Area I-B is
intended for high intensity development in support of a major hospital facility or
the expansion of hospital facilities into the Area.
1. Area I-B: Pem1itted Uses:
a. Child Care Center.
b. Day Nursery.
c. Medical Office Building - including but not limited to: all
professional medical offices; medical research laboratories; dental
laboratories; optical laboratories.
d. Fitness Center.
e. Hospital.
f. Retail Uses (which may comprise up to fifteen (15) percent of the
gross floor area of any building).
g. Surface Parking or Parking Structure.
h. Accessory Uses and Structures. Accessory uses and structures
which are subordinate, appropriate and incidental to the above-
permitted uses shall be permitted, including but not limited to:
cafeteria/deli/coffee shop; photocopying and duplicating services;
trash enclosures; short term child care; surface parking and
loading areas; and, utilities.
2. Area I-B: Development Standards
a. Maximum building height: One-hundred and fifty (150) feet, with
a maximum of nine (9) stories.
b. Minimum Front Yard Along US 31: Ninety (90) feet from the
existing right-of-way of US 31 (as of January 2003).
c. Minimum Front Yard Along Illinois Street: Fifteen (15) feet, but
in no case greater than thirty (30) feet.
d. Minimum side yard: Fifteen (15) feet.
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Date: January 17,2003
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e.
Minimum rear yard: Fifteen (15) feet
f.
Minimum lot width: Lot width shall exceed one-half (1/2) the
depth of the lot.
g.
Minimum lot size: Five (5) acres.
h.
MinimWl1 ground floor area: Fifteen thousand (15,000) square
feet.
1.
Maximum lot coverage: Sixty-five (65) percent of the lot.
J.
Floor Area Ratio (F.A.K): Maximum floor area shall be regulated
by compliance with: maximum building height; required parking
(surface or structured); required loading; required landscaping;
and, required setbacks.
k.
Parking: See Chapter 27 of the Carmel/Clay Zoning Ordinance.
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Loading:
(1) Hospital Use:
(a) Loading berths may be located on the US 31 side of
the hospital building provided all loading berths are
completely screened in the elevation view from
US 31 by a combination of masonry walles) and
plant materials.
(b) Minimum of two (2) berths per free-standing
hospital building.
(2) Other Business Uses:
(a) Loading berths shall not be oriented to US 31.
(b) Loading berths oriented toward Ulinois Street shall
be landscaped/screened using masonry walles),
plant material or a combination thereof, subj ect to
the approval of the Carmel/Clay Plan Commission.
(c) 0 - 40,000 square feet of gross floor area: Zero (0)
berths.
(d) 40,001-100,000 square feet of gross floor area:
One (1) berth.
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Date: January 17, 2003
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Clarian North Hospital Campus PUD
(e) Each 200,000 square feet of gross floor area: One
(l) additional berth.
m.
Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building.
n.
. Landscaping: See Section V., below.
o.
Lighting: See Section VI., below.
p.
Signs: Signs for Area 1- B shall either be:
(l) designed as an extension of the Clarian Health North
Campus Sign Program filed with this PUD, with such signs
being subject to ADLS Approval by the Camlel / Clay
Township Plan Commission; or,
(2) as approved by the Carmel I Clay Township Plan
Commission under an ADLS Approval, with the minimum
allowable number of signs and minimum allowable sign
surface area of signs as set forth in Chapter 25 of the
Carmel/Clay Township Zoning Ordinance.
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Date: January 17,2003
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Clarian North Hospital Campus PUD
C. Area 2:
1. Area 2-A: Permitted Uses
Area 2-A is an approximately three (3) to ten (10) acre wooded area which
is bounded on the west by Spring Mill Road, on the north by the north
boundary of this pun, on the south by Area 2-C and Area 2-D, and on the
east by Area 2-B. Area 2-A is intended to provide a buffer area between
residential uses existing north of the site, Area 2-A is shall contain a Tree
Conservation Area measuring a minimum of one-hundred (100) feet in
depth from the north property line to the west right-of-way line of the
future extension of I1linois Street. Beyond the Tree Conservation Area,
development pem1itted within the remaining wooded area shall be limited
to: a trail system that will serve the PUD and will COill1cct to a future trail
or sidewalk system along Spring Mill Road; and, utilities. Clearing of
dead or diseased trees or undesirable undergrowth (i.e., poison ivy, sticker
bushes, etc.) shall be allowed within the Tree Conservation Area and
additional wooded area. Permitted accessory uses to the trail shall include
the installation of fitness stations, benches and similar trail appurtenances.
2. Area 2-A: Deve]opment Standards
The trail system and any trail appurtenances shall be developed in
compliance with City of Carmel standards for multi-use trails. Utilities, if
any, shall be installed in compliance with applicable regulations.
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699623 6.DOC Date: January 17,2003
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D.
Area 2-B:
699623 6.DOC
Area 2-B represents approximately two (2) to three (3) acres of real estate which
is bounded on the east by the proposed Illinois Street extension and on the north
by a one-hillldred (100) fool separation from the north property line of the overall
PUD. Said one-hundred (] 00) foot separation from the north property line shall
be a part ofthe Area 2-A Tree Conservation Area. Area 2-B is intended for
relatively low intensity uses to provide a transition from the residential use
existing to the north and the hospital can1pus.
1. Area 2-B: Permitted Uses:
a. Child Care Center.
b. Day Nursery.
c. Medical Office Building - including but not limited to: all
professional medical offices, medical research laboratories; dental
laboratories; optical laboratories
d. Offices - including but not limited to: professional oflices;
general offices; financial institutions.
e. Accessory Uses and Structures. Accessory uses and structures
which are subordinate, appropriate and incidental to the above-
permitted uses shall be permitted, including but not limited to:
cafeteria/deli/coffee shop; photocopying and duplicating services;
trash enclosures; surface parking and loading areas; automated
teller machines (ATM's); and, utilities.
'1
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Area 2-B: Development Standards
a. Maximum building height: thirty-five (35) feet, with a maximum
of two-stories.
b. Mi nimum front vard: fifteen (15) feet, but in no case greater than
thirty (30) feet.
c. Minimum side yard: ten (10) feet.
d. Minimum rear yard: ten (10) teet.
e. Minimum lot width: one hundred (100) feet.
f. Minimum lot size: ten thousand (10,000) square feet.
g. Minimum ground floor area: nine hundred (900) square feet.
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Date: January 17,2003
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699623 6.Doe'
h.
Maximum lot coverage: seventy-five (75) percent of the lot.
1.
Parking:
(1 ) Location:
(a) Parking areas or interior access drives, for a child
care center use only, may be located between the
established front building line oriented toward
Illinois Street.
(b) Parking areas for all other uses shall not be located
in front of the established front building line
oriented toward Illinois Street.
(2) Amount: See Chapter 27 of the Carmel! Clay Zoning
Ordinance.
J.
Loading: Applicable to all business uses.
(1) Loading belths oriented toward Illinois Street shall be
landscaped/screened using masonry walles), plant material
or a combination thereof, subject to the approval of the
Carmel J Clay Plan Commission.
(2) 0 - 40,000 square feet of gross floor area: Zero (0) berths.
(3) 40,001 - 100,000 square feet of gross floor area: One (1)
berth.
(4) Each 200,000 square feet of gross floor area: One (1)
additional berth.
k.
Outdoor Operations: All operations, including temporary refuse
storage, shaH be completely enclosed in a main or accessory
building; provided, however: such limitation shall not apply to any
outdoor play areas or outdoor recreation areas associated with a
child care or day nursery facility.
I.
Landscaping:: See Section V., below.
m.
Lighting: See Section VI., below.
n.
Signs: as approved by the Carmel / Clay Township Plan
Commission under an ADLS Approval, with the minimum
allowable number of signs and minimum allowable sign surface
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Date: January 17,2003
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Clarian North Hospital Campus PUD
area of signs as set forth in Chapter 25 of the Carmel! Clay
Township Zoning Ordinance.
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699623 6.DOC
Date: January 17,2003
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E.
Clarian North Hospital Campus PUD
Area 2-C:
Area 2-C represents approximately five (5) to thirteen (13) acres of real estate
centrally located along the PUD's frontage on Spring Mill Road for a minimum
depth of one-hundred and fifty (150) feet from the Spring Mill Road right-of-way.
Area 2-C is intended to provide a transition between potential residential uses on
the west side of Spring Mill Road and those high intensity uses recommended
along the US 31 Corridor. Transition is accomplished in Area 2-C by a
combination of permitted use restrictions, height regulations, architectural
regulations and site design restrictions.
1. Area 2-C: Permitted Uses:
a. Dwelling Units (located above the first floor).
b. Multifamily Townhouse Dwellings.
c. Home Occupations.
d. Assisted Living Facility.
e. Day Nursery.
f. Medical Office Buildings - including but not limited to: all
professional medical offices, medical research laboratories; dental
laboratories; optical laboratories
g. Offices - including but not limited to: professional offices; general
offices; financial institutions.
h. General Service Establishments - including but not limited to:
barber shop; beauty shop.
1. Accessory Uses.and Structures. Accessory uses and structures
which are subordinate, appropriate and incidental to the above-
permitted uses shall be permitted, including but not limited to:
cafeteria/deli/cotfee shop; photocopying and duplicating services;
trash enclosures; surface parking and loading areas; automated
teller machines (A TM's); and, utilities.
2. Area 2-C: Development Standards
a. Maximum building height: Thirty-five (35) feet, with a maximum
of two- stories.
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Date: January J 7,2003
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699623 6.DOC
b.
Minimum front yard: Fifteen (15) feet, but in no case greater than
thirty (30) feet.
c.
Minimum side yard: Ten (10) feet.
d.
Minimum rear yard: Ten (10) feet.
e.
Minimum lot width: One hundred and fifty (150) feet.
f.
Minimum lot size: One (1) acre.
g.
Minimum ground floor area:
(1) Multifamily Townhouse Dwellings: Eight hundred (800)
square feet per dwelling unit.
(2) All other uses: Ten thousand (10,000) square feet per
building; nine-hundred (900) square feet per tenant.
h.
Maximum lot coverage: Seventy-five (75) percent of the lot.
1.
Parking:
(1) Location: Parki ng areas shall not be located in front of the
established front building line oriented toward Spring Mill
Road.
(2) Amount: See Chapter 27 of the Carmel! Clay Zoning
Ordinance.
J.
Loading: Applicable to all business uses.
(1) Loading berths shall not be oriented to Spring Mill Road.
(2) 0 - 40,000 square feet of gross floor area: Zero (0) berths.
(3) 40,001 - J 00,000 square feet of gross floor area: One (1)
berth.
(4) Each 200,000 square feet of gross floor area: One (1)
additional berth.
k.
Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building.
I.
Landscaping: See Section V., below.
15
Dare: January 17,2003
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699623 6.DOC
m.
Lighting: See Section VI., below.
n.
Signs: as approved by the Carmel/Clay Township Plan
COlmnission l.Ulder an ADLS Approval, with the minimum
allowable number of signs and minimum allowable sign surface
area of signs as set forth in Chapter 25 of the Carmel/Clay.
Township Zoning Ordinance.
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Date: January 17,2003
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F.
Area 2-D:
699623 6.DOC
Area 2-D represents approximately ten (10) to eighteen (18) acres oheal estate
centrally located within the PUD along the west side of the proposed extension of
Illinois Street. Development within Area 2-D is intended for higher intensity
dwelling, office, retail and other uses typically associated with and in close
proximity to a major hospital facility.
1. Area 2-D: Permitted Uses:
a. Dwelling Units (located above the first t1oor).
b. Multifamily Townhouse Dwellings.
c. Assisted Living Facility.
d. Child Care Center.
e. Day Nursery.
f. Medical Office Buildings - including but not limited to: all
professional medical offices, medical research laboratories; dental
laboratories; optical laboratories
g. Offices - including but not limited to: professional offices;
general offices; financial institutions.
h. General Service Establishments - including but not limited to:
barber shop; beauty shop; dry cleaning and laundry establishment;
heath spa or fitness center.
1. Retail - including but not limited to: antique shop; apparel shop;
art gallery; art and music center; bakery; bookstore; business
and electronic machines and equipment sales; camera shop; candy
or ice cream shop; craft and hobby shop; dressmaking shop;
duplicating and blue print establishment; flower shop;
haberdashery; interior decorating shop; jewelry store; leather and
luggage; millinery shop; newsdealer; office supply store;
optician and optical supply; orthopedic and medical appliance and
supply sales; photographic studio; printing shop; shoe repair
shop; shoe store; stationer; tailor and dressing shop; toy shop;
upholstery and/or drapery shop; variety store.
J- Food Services: Restaurant (sit down); Delicatessen.
k. Hotel.
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Date: January 17,2003
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699623 6.DOC
I. Conference Center.
m. Accessory Uses and Structures. Accessory uses and structures
which are subordinate, appropriate and incidental to the above-
permitted uses shall be permitted, including but not limited to:
cafeteria/deli/coffee shop; photocopying and duplicating services;
trash enclosures; surface parking and loading areas; automated
teller machines (A TM's); and, utilities.
2.
Area 2-D: Development Standards
a. Maximum building height:
(1) Within two-hundred (200) feet of the west right-of-way line
of Illinois Street: Ninety (90) feet, with a maximum of
eight (8) stories.
(2) Greater than two-hundred (200) feet from the west right-of-
way line of I1linois Street: fifty (50) feet, with a maximum
of four (4) stories.
b. Minimum building height: Twenty-six (26) feet, with a minimum
of two (2) floors capable of being occupied.
c. Minimum front yard: Fifteen (15) feet, but in no case greater than
thirty (30) feet.
d. Minimum side yard: Ten (10) feet.
e. Minimum rear yard: Ten (10) feet.
f. Minimum lot width: One hundred and fifty (150) feet.
g. Minimum lot size: One (l) acre.
h. Minimum ground floor area: Ten thousand (10,000) square feet
per building; nine-hundred (900) square feet per tenant..
1. Maximum lot coverage: Seventy-five (75) percent of the lot.
J.
Parking:
(1) Location: Parking areas shall not be located in front ofthe
established front building line oriented toward Illinois
Street.
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Date: January 17, 2003
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699623 6.DOC
(2) Amount: See Chapter 27 ofthe Carmel/Clay Zoning
Ordinance.
k.
Loading: Applicable to all business uses.
(1) Loading berths oriented toward lllinois Street shall be
landscaped/screened using masonry walles), plant material
or a combination thereof, subject to the approval of the
Carmel/Clay Plan Commission.
(2) 0 - 40,000 square feet of gross floor area: Zero (0) berths.
(3) 40,001 - 100,000 square feet of gross floor area: One (1)
berth.
(4) Each 200,000 square feet of gross floor area: One (1)
additional berth.
L
Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building.
m.
Landscaping:: See Section V., below.
n.
Lighting: See Section Vr., below.
o.
Signs: as approved by the Carmel/Clay Township Plan
Commission under an ADLS Approval, with the minimum
allowable number of signs and minimum allowable sign surface
area of signs as set forth inChapter 25 of the Carmel / Clay
Township Zoning Ordinance.
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Date: January 17, 2003
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G.
Area 2-E:
699623 6.DOe
Area 2- E represents approximately eight (8) to nine (9) acres of real estate along
the 116tl1 Street frontage of the overall PUD between Spring Mill Road on the
west and Illinois Street on the east. Area 2-E is intended to provide for a wide
range of uses typically associated with a major hospital campus. Area 2-E is
proposed to be developed as an integrated center featuring either a combination of
multi-use buildings or individual use buildings, provided that a minimum ground
floor area per building is maintained.
1. Area 2-E: Permitted Uses
a. Offices - including but not limited to: professional offices;
general ofIices; financial institutions.
b. Medical Office Buildings - including but not limited to: all
professional medical offices, medical research laboratories; dental
laboratories; optical laboratories
c. General Service Establishments - induding but not limited to:
barber shop; beauty shop; dry cleaning and laundry (pick-up,
delivery or self-serve); heath spa or fitness center.
d.
Retail- including but not limited to: antique shop; apparel shop;
art. gallery; art and music center; bakery; bookstore; business
and electronic machines and equipment sales; camera shop; candy
or ice cream shop; craft and hobby shop; dressmaking shop: drug
store; duplicating and blue print establishment; flower shop;
haberdashery; interior decorating shop; jewelry store; leather and
luggage; millinery shop; newsdealer; office supply store;
optician and optical supply; orthopedic and medical appliance and
supply sales; photographic studio; printing shop; shoe repair
shop; shoe store; stationer; tailor and dressing shop; toy shop;
upholstery and/or drapery shop; variety store.
e.
Food Services: Restaurant (sit down); Delicatessen.
f.
Hotel.
g,
Conference Center.
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Date: January 17, 2003
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Clarian North Hospital Campus PUD
699623 6.DOC
2.
h.
Accessory Uses and Structures. Accessory uses and structures
which are subordinate, appropriate and incidental to the above-
permitted uses shall be permitted, including but not limited to:
cafeteria/deli/coffee shop; photocopying and duplicating services;
trash enclosures; surface parking and loading areas; automated
teller machines (A TM's); and, utilities.
Area 2-E: Development Standards
a. Maximum building height:
(1) Within two-hundred (200) feet of the west right-of-way line
of Illinois Street: Ninety (90) feet, with a maximum of
eight (8) stories,
(2) Greater than two-hundred (200) feet from the west right-of-
way line of Illinois Street and greater than two-hundred
(200) feet from the east right-of-way line of Spring Mill
Road: Fifty (50) feet, with a maximum offoUT (4) stories.
(3) Within two-hundred (200) feet of the east right-of-way line
of Spring Mill Road: Thirty-five (35) feet, with a
maximum of two (2) stories.
b.
Minimum F ront Yard: Fifteen (15) feet, but in no case greater than
thirty (30) feet.
c.
Minimum side vard: Ten (10) feet.
d.
Minimum rear yard: Ten (10) feet.
e.
Minimum lot width: One hundred and fifty (150) feet.
f.
Minimum lot size: One (1) acre.
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Minimum ground floor area: Ten thousand (10,000) square feet.
h.
Maximum lot coverage: Seventy-five (75) percent of the lot.
1.
Parking:
(1) Location: Parking areas shall not be located in front of the
established front building line oriented to\vard Illinois
Street, 116th Street and S~pring Mill Road.
(2) Amount: See Chapter 27 of the Carmel / Clay Zoning
Ordinance.
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Date: January 17,2003
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Clarian North Hospital CampusPUD
699623 6.DOC
J.
Loading: Applicable to all business uses.
(1) Loading berths oriented toward 116th Street or Illinois
Street shall be landscaped/screened using masonry walles),
plant material or a combination thereof, subject to the
approval of the Carmel/ Clay Plan Commission.
(2) 0 - 40,000 square feet of gross floor area: Zero (0) berths.
(3) 40,001 - 100,000 square feet of gross floor area: One (1)
berth.
(4) Each 200,000 square feet of gross floor area: One (1)
additional berth.
k.
Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building; provided, however, outdoor seating in association with a
restaurant, del icatessen or similar food service may be allowed in
compliance with the following regulations:
(1) Outdoor seating shall not be located between a building
line and any residential use developed within this PUD;
(2) Outdoor seating shall not be located in any required yard or
any street right-of-way;
(3) Outdoor seating shall be located adjacent to the business'
tenant bay or storefront fa9ade;
(4) The perimeter of the outdoor seating area shall be
landscaped in a manner consi stent with landscaping
requirements for "plantings adjacent to buildings" of the
US 31 Overlay District;
(5) Outdoor seating shall not exceed twenty percent (20~/D) of
the Gross floor area of the restaurant; and,
(6) outdoor seating shall not block any entrance or exit to or
from the business or building.
1.
Landscaping: See Section V., below.
111.
Lightinsr: See Section VI., below.
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Date: January 17,2003
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Clarian North Hospital Campus pun
n.
Signs: as approved by the Carmel I Clay Township Plan
Conunission under an ADLS Approval, with the minimum
allowable number of signs and minimum allowable sign surface
area of signs as set forth inChapter 25 of the Carmel! Clay
Township Zoning Ordinance.
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699623 6.DOC
Date: Janu8IyI7, 2003
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v.
Clarian North Hospital Campus PUD
Landscaping
Landscaping for Area 1 shall be in compliance with the requirements ofthe US 31
Overlay District
Landscaping for any residential use located within Area 2 of this PUD sha] I be
determined by the Carmel I Clay Township Plan Commission in cOlmection with the
approval of the Final Development Plan for such development.
Landscaping for any business use within Area 2 of this PUD shall comply with the
following regulations:
A. Front Yard Planting Strip: Minimum width shall be fifteen (15) feet (co-existent
with the required front yard), shall be provided adjacent to any right-of-way.
B. Planting Strip Adjacent to an Entry Drive: Minimum width ten (10) feet.
C. Planting Strip Adjacent to any Parking Area: Minimum width as follows:
1.
5' wide when adjacent to a business portion of this PUD.
2. 15' wide when adj acent to Spring Mill Road, 116th Street, Illinois Street or
a residential use developed as part of this PUD.
D.
Improvements in Planting Strip: The planting strip shall be unoccupied except for
plant material, steps, terraces, driveway and pathway crossings, lighting
standards, signs, benches, and other similar structures.
E.
Base Planting Unit for Planting Strips: The base planting unit for planting strips
shall be as follows:
1. Adjacent to a right-of-way, for each one hundred (lOa) linear foot
increment:
a. Three (3) shade trees.
h. Two (2) ornamental trees.
c. Ten (10) shrubs or berms at a minimum of thirty-six (36) inches in
height.
2. Adjacent to entry drives: Same planting unit standards as for adjacent to
any right-of-way, above.
24
699623 6.DOC
Date: January 1 7, 2003
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699623 6.DOC
C1arian North Hospital Campus pun
3.
Adjacent to parking areas: Plantings shall be included in each planting
strip required adjacent to a parking area as follows:
a. when oriented to a business portion of this PUD, the following
materials shall be planted for each one-thousand five hundred
(1,500) square feet of planting strip:
(l) Three (3) shade trees.
(2) Tlu'ee (3) ornamental trees.
(3) Fifteen (15) shrubs or berms at a minimum of thirty-six
(36) inches in height.
b. when oriented to Spring Mill Road, 11 6th Street or a developed
residential use portion of this PUD, the following materials shall
be planted for each one-hundred (100) lineal feet of planting strip:
(1) Three (3) shade trees.
(2) Four (4) ornamental trees.
(3)
Twenty-one (21) shrubs or berms at a minimum ofthirty-
six (36) inches in height.
F.
Planting Areas Adjacent to Primary Use Buildings:
1. Front of Buildings: A planting area equal to an area measuring fifteen
(15) feet in depth by the \vidth ofthe front of the building plus twenty (20)
feet (to extend ten (10) feet out on both sides) shall be installed along
building facades oriented toward Spring Mill Road, 116th Street and
Illinois Street.
2. Sidewalk in Planting Areas: Sidewalks up to eight (8) feet in width may
be permitted in planting areas, but shall not occupy the entire planting area
on any side of the building(s).
3. Design of Planting Areas: Planting areas adjacent to buildings need not be
rectangular in shape as long as the total square foot area required to
landscaped is provided (i.e., innovative and original designs are
encouraged).
G.
Planting Areas Within Parking Lots: A minimum of one (1) shade tree and five
(5) shrubs sha:ll be planted within each parking lot for every ten (10) parking
spaces provided, or portion thereof.
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Date: January 17,2003
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Clarian North Hospital Campus PUD
699623 6.DOC
Installation and Maintenance: All planting strips and planting areas shall comply
with the following requirements:
1. Minimum Size at Time of Planting:
a. Shade Trees: 2 1/2 inch caliper, a minimum height of eight (8) feet,
and a branching height of not less than 1/3 nor more than 1/2 of
tree height.
b. Ornamental trees: 1 1/2 inch caliper a minimum height of six (6)
feet, and a branching height of not less than 1/3 nor more than 1/2
of tree height.
c. Evergreen trees: A minimum height of six (6) feet
d. Deciduous shrubs: A minimwn height of twenty-four (24) inches,
and no less than six (6) main branches upon planting.
e. Evergreen shrubs: A minimum height and spread of twenty-four
(24) inches. Interior Areas:
2.
Minimum Dimensions: The minimum dimension, in any direction of a
planting area or planting median shall be based upon the plant selection, as
follows:
a.
Shade Trees:
9 feet wide
b.
Ornamental Trees:
7 feet wide
c.
Shrubs (only):
5 feet wide
.,
.J.
Plant Species Selection: Landscaping materials selected shall be
appropriate to local growing and climate conditions
4.
Installation: All required landscaping shall be installed prior to the
issuance of a final Certificate of Occupancy by the Department of
Community Services. If it is not possible to install the required
landscaping because of weather conditions, the property owner shall post a
bond for an amount equal to the total cost of the required landscaping not
yet installed, prior to the issuance of the Fina] Certificate of Occupancy.
26
Date: January 17, 2003
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699623 6.DOC
5.
Maintenance: It shall be the responsibility anhe owners and their agents
to insure maintenance of proj eet landscaping approved in accordance with
these requirements. Project landscaping includes, but is not limited to,
irrigation and mulching of planting areas, replacing dead, diseased, or
overgrown plantings with identical varieties or a suitable substitute, and
keeping the area free of refuse, debris, rank vegetation and weeds.
6.
Changes After Approval: Alterations in landscaping may be approved by
the Director in order to conform to specific site conditions.
7.
Inspection: The Director shall have the authority to visit any tract within
this PUD to inspect the landscaping and check it against the approved plan
on file.
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Date: January 17,2003
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VI.
Clarian North Hospital Campus PUD
Lighting.
Lighting for Area 1 shall be in compliance with the requirements of the US 31 Overlay
District.
Lighting for any multifamily or business use within Area 2 this PUD shall comply with
the following regulations:
A. Site lighting plans shall include the layout, spread and intensity of all site lighting,
including:
1 . Parking lot and service! storage area lighting;
2. Architectural display lighting;
3. Security lighting;
4. Pedestrian way lighting; and,
5. Landscape lighting.
B.
Site lighting shal] be coordinated throughout Area 2 of the PUD and be of a
uniform design, color and materials.
c.
The height of light standards shall not exceed twenty-five (25) feet above grade.
D.
All exterior parking lot and service! storage area lighting fixtures shall be full cut
off fixtures.
E.
All architectural display lighting and sign lighting shall be generated from
shielded light fixtures so that the luminaries are not visible from any right-of-way
line.
F.
Light levels shall not exceed:
1. 0.1 maintained foot-candle at the east right-of-way line of Spring Mill
Road;
2. 0.3 maintained foot candles at the north right-of-way line of 116th Street;
and,
3. 0.3 maintained foot candles at the west right-of-way line ofIllinois Street.
28
699623 (i.DOC
Date: January 17,2003
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Clarian North Hospital Campus PUD
VII. Design Guidelines
In ~rder to assure compatible architectural styles within the PUD and to provide
appropriate transition in terms of scale and density between the planned residential
development located west of Spring Mill Road and the high density uses recommended
along the US 31 Corridor by the City of Carmel and proposed in cOlU1ection with this
planned unit development, the Design Guidelines contained in this section shall be
applicable.
A. Area I-A: Architectural design for Area I-A shall be consistent with the Final
Development Plan for Area I-A submitted simultaneously with the PUD.
B. Area 1- B: Architectural design for Area I-B shall be consistent with the
requirements ofthe US 31 Overlay District; provided, however, if Area 1-B is
developed for a hospital building, said hospital building shall have an
architectural design which is consistent with that approved for Area I-A.
C. Area 2-A: The design of any approved trail shall be ten (10) feet in width,
constructed of depth and materials consistent with the standards specified by the
City of Carmel.
D. Area 2-B: Architectural design for Area 2-B shall be as approved by the Carmel
I Clay TO\-\'Ilship Plan Commission in its review of the ADLS plans for Area 2-B,
with consideration given to the internal location of Area 2-8 within the overall
PUD and compatibility of the proposed development to other approved
developments within this PUD.
E. Area 2-C (also applicable to Area 2-E):
Attached to this PUD are a series of photographs of various buildings, These
photographs are intended to provide a graphic representation of the intent of the
Design Guidelines for Area 2-C. The photographs are not intended to propose
specific building designs.
In reviewing the architectural design of building( s) proposed to be built in
Area 2-C and Area 2-E, factors to be considered by the Carmel/Clay Township
Plan Commission shall include but are not limited to the following:
I. Design Theme: Buildings should be designed with a consistent overall
theme.
2. Building Proportion: Buildings should be designed as a composition of
related forms governed by the application of the Golden Section (1: 1.6).
Buildings should generally avoid long, monotonous, uninterrupted walls
or roof planes. The design and placement of building facades, doors,
29
699623 G.ooe
Date: January 17, 2003
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699623 6.DOC
windows, and architectural design details should be through use of
Regulating Lines.
"
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Building Height: The height of new principal buildings should be at least
one and one-half (I lIS) stories, or be designed to appear so from the front
and sides. The minimum height for all buildings should be twenty (20)
feet, either at the roofl ine or at the top of the parapet wall.
4.
Bunding Facades: Facades should have a defined base or foundation, a
middle or modulated wall, and a top formed by a pitched roof or
articulated cornice, in each instance appropriate to the building style.
Buildings with continuous facades that are ninety (90) feet or greater in
width, should be designed with offsets (projecting or recessed) not less
than two (2) feet deep, and at intervals of not greater than sixty (60) feet
Facades constructed of more than one material should only change
material along a horizontal line or a vertical1ine (not a diagonal line ).
Front and side facades of buildings located on corner lots or parcels should
be of the same materials and similarly detailed.
5.
Roofs: Roofs should be simply and symmetrically pitched and only in the
configuration of gables and hips, with pitches ranging from 4: 12 to 14:] 2.
Shed roofs are permitted only when the ridge is attached to an exterior
wall ofa building, and should conform to pitch between 14:12 and 4:12.
Pitched roofs shall be clad in wood shingles, slate, composition asphalt
shingle or standing-seam metal panels with a color selected to blend with
or complement the primary building colors.
Dormers shall be designed with the correct details, proportion and style
consistent with the overall building composition, and roofed with
symmetrical gable, hip or barrel roofs. Belvederes, cupolas, and pergolas
are permitted if appropriate to the style, well proportioned, and fully
detailed.
All vents, attic ventilators, turbines, flues and others roof penetrations
must be painted to match the color of the roof or flat black, except those
made of metal which may be left natural. Gutters and downspouts shall be
appropriate to or visually integrated with the architectural style of the
structure.
Flat roofs may be permitted in Area 2-E, when consistent with the style of
architecture, if edged by a railing or parapet, and if rooftop mechanical
equipment is either camouflaged on all sides or visually integrated into the
overall design of the building.
30
Date: January 17,2003
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Clarian North Hospital Campus pun
In no case shall rooftop mechanical equipment be visible from Spring Mill
Road or adjoining residential development within this PUD.
Entrances: Building entrances shall be defmed and articulated by
architectural elements such as lintels, pediments, pilasters, columns, and
other design elements appropriate to the architectural style and details of
the building as a whole. The location, orientation, proportion and style of
doors must faithfully reflect the chosen style ofthe building.
Windows: All window design shall be compatible with the style,
materials, color, details and proportion of the building. The number of
panes, the way the windows open, the trim around the windows and
whether the windows are embellished with shutters must be consistent
with the architectural style of the structure.
A wnings: Fixed or retractable awnings are permitted if the awnings:
complement a building's architectural style, material, colors, and details;
do not conceal architectural features (such as cornices, columns, pilasters,
or decorative details); do not impair facade composition; and, are
designed as an integral part of the facade. Metal or aluminum awnings are
prohibited.
Storefronts: Storefronts shall be integrally designed with overall facade
character; provided, however, storefronts shall not exceed seventy-five
percent (75%) ofthe total ground level (first floor) facade area.
Buildings with multiple storefronts shall be of unified design, through the
use of common materials, architectural details, signage and lighting
consistent with the overall building style.
Drive-thru windows: Drive-thru windows shall be designed as a related,
integrated architectural element and part of the overall design composition
of the building.
Suitability of Building Materials: Unless otherwise approved by the
Carmel! Clay Township Plan Commission, building materials shall be
consistent with the following:
a. Exposed foundation shall be constructed of one or more of the
following:
(1) Brick;
(2) Stone (limestone, granite, fieldstone, etc.); or,
31
Date: January 17,2003
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699623 6.DOC
F.
G.
(3) Split-face block or architectural pre-cast concrete, if surface
looks like brick or stone.
b. Facade walls shall be constructed of any combination of:
(1) Brick or stone;
(2) Smooth cut cedar shingles;
(3) 'Wood clapboard siding;
(4) Wood beaded siding; aT,
(5) Stucco with smooth finish, OT dryvit (or equivalent), not to
exceed twenty percent (20%) of the overall non-window
facade area.
] 2.. Design in relation to topography of the site;
13. Design of proposed landscaping in relation to structures; and,
14. Overall aesthetics of the proposed building, including color.
Area 2-D:
Architectural design for Area 2-D shall be as approved by the Camlell Clay
Township Plan Commission in its review of the ADLS plans for Area 2-D, with
consideration given to the internal location of Area 2-D within the overall PUD
and compatibility of the proposed development to other approved developments
within this PUD.
Area 2-E:
The Design Guidelines applicable to Area 2-E are intended to provide for
designated pennitted uses in a maImer which does not encourage "suburban big
box" development, while, at the same time, not encouraging the development of a
series of small 'Tout lots" along the] 16th Street or Spring Mill Road frontage. To
that end, the Design Guideli nes for Area 2- E shall be the same as those listed
above for Area.2-C.
32
DaLe: January 17,2003
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Clarian North Hospital Campus PUD
Examples of Intent of Design Guidelines for Area 2-C
33
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Examples of Intent of Design Guidelines for Area 2-C
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Date: January 17,2003
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Examples of Intent of Design Guidelines for Area 2-C
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Date: January 17, 2003
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Examples of Intent of Design Guidelines for Area 2-C
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Date: January 17, 2003
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Clarian North Hospital Campus PUD
VIII. Traffic / Roadway Improvements.
A. Illinois Street.
1. Right-of- Way: Right-of-way for the portion of Illinois Street to be
developed with the first phase of construction shall be provided pursuant
to the terms and conditions of a TIF Agreement with the City of Carmel.
Additional right-of-way necessary to connect the first phase of
development to the north property line of the PUD shall be dedicated upon
receipt of a final alignment fi"om the City of Carmel pursuant to the terms
and conditions of a TIF Agreement with the City of Carmel.
2. Development: Petitioner proposes the initial development of Illinois
Street north from 116th Street to approximately the south line of the
existing wooded area in Area 2-A and Area 2-B pursuant to the temlS and
conditions of a TIF Agreement with the City of Carmel. Future extension
of Illinois Street to the north property line of the PUD shall either occur in
connection with the development of Area 1-B or Area 2-B, or shall be
undertaken by the City of Carmel.
3. Access:
a. Any use developed within Area 2-B may have direct, independent
access to Illinois Street.
b. Uses located within Area 2-D and Area 2-E shall gain access to
Illinois Street via common or shared driveways, interior access
drives or a public or private street connecting to Illinois Street.
Access into Area 2-E shall be no closer to 116th Street than
detemlined in compliance with accepted transportation guidelines
so as to not adversely impact traffic movements at 116th Street and
Illinois Street.
B. Spring Mill Road.
1. Right-of-Way: Right-of-way along the Spring Mill Road frontage of the
PUD shall be dedicated in accordance with the Thoroughfare Plan and
pursuant to the terms and conditions of a TIF Agreement with the City of
CarmeL
2. Access: Access from the overall PUD to Spring Mill Road shall be
limited as foHows:
a. One (1) major interior access drive or public or private street shall
be connected through to Spring Mill Road as an extension of the
main hospital entrance drive\vay along 11linois Street. Such
37
699623 6000e
Date: January 17,2003
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C.
699623 6.DOC
connection shall be made to Spring Mill Road at the time of
development 'Within Area 2-C. If Area 2-D develops prior to Area
2-C, provision shall be made in the layout of Area 2-D to provide
for such connection to Spring Mill Road.
b. Not more than two (2) minor interior access drives or public or
private streets may also be cOlmected through from Illinois Street
to Spring Mill Road.
c. Any use in Area 2-C, Area 2-D or Area 2-E which is developed
with frontage on any interior access drive or public or private street
COlUlecting Illinois Street to Spring Mill Road shall gain access
from said drives or streets rather than from Illinois Street or Spring
Mill Road.
d. Access points to Spring Mill Road, if any, for a development
which does not front on an interior access drive or public or private
street which connects Illinois Street to Spring Mill Road, shall be
determined 011 a case by case basis by the Cam1ell Clay Township
Plan Commission in connection with ADLS Approval for such
development.
116lh Street.
1. Right-of-Way: Right-of-way along the l16th Street frontage of the PUD
shall be dedicated in accordance with the Thoroughfare Plan and pursuant
to the terms and conditions of a TIF Agreement with the City of Cannel
2. AcceSs: Access from the overall PUD to 116th Street shall be limited as
follows:
a. Illinois Street intersection I round-about; and,
b. Emergency Ambulance Entrance.
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IX. Other General Requirements.
A. Mechanical Equipment.
All mechanical equipment shall be screened from an adjoining public right-of-
way by the building or a suitable wall or fencingdesigned to be generally
compatible with the arcllltectural style of the building(s) with which the
mechanical equipment is associated.
B. Parking Lot Design.
1 . Efforts to break up large expanses of pavement are to be encouraged by
the interspersing of appropriate planting areas.
2. . Direct, articulated pedestriai1 access shall be provided from the street to
the main entrance of the building(s).
3. Handicapped parking shall be provided in an amount and design which is
in compliance with the ADA Accessibilitv Guidelines for Buildings and
Facilities.
4. Above-grade, structured parking facilities shall have on all sides
architectural features that are compatible with the building(s) with which
they are associated.
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x.
Administration.
A. Development Requirements.
The infonnation contained in the following listed sections express the
development requirements of this Planned Unit Development and are expressed in
"detailed terms" as specified by IC 36-7-4-1500, et. seq., and the Section 31.6.1 of
the Carmel/Clay Zoning Ordinance:
1. Section IV - Permitted Uses and Development Standards;
2. Section V - Landscaping;
3. Section VI - Lighting;
4. Section VII - Design Guidelines
B.
Interpretation of Permitted Uses.
It is recognized that this the list of permitted uses specified within each Area of
this PUD is a representative listing of use and is not all inclusive of appropriate
uses. Therefore, this PUD may require interpretation to assign appropriate uses to
each of the individual Areas of this PUD. Any use which is not specifically set
forth in this PUD, but which is comparable in tenns oftraffic generation,
customer base and operational characteristics to other uses specified within each
Area of this PUD shall be reviewed by the Director for consistency with the intent
set forth in each Area of this PUD and for compatibility with uses permitted
within those Areas ofthis PUD. Based upon this review, the Director shall
determine if the proposed use is a permitted use within an Area oftrus PUD. In
case of disagreement with the determination ofthe Director in assigning a use to
an appropriate Area within this PUD, any aggrieved party may file an appeal with
the Board of Zoning Appeals. If it is: (i) determined by the Director that a
particular use is not permitted in any Area of this PUD and no appeal of the
Director's decision is filed \.vith the Board of Zoning Appeals; or, (ii) detennined
upon appeal that a particular use is not permitted in any Area of this PUD, then
such use shall require a variance of use or a rezoning petition in which such use is
specifically included and described in order to be pem1itted within this PUD.
C.
Improvement Location Pem1its.
Prior to the issuance of an improvement location permit for any building or
structure (including signs) which requires an improvement location permit under
the terms of Section 29.4.2 of the Carmel/Clay Zoning Ordinance, an application
for ADLS shall be filed and approved by the Cannel/Clay Township Plan
Commission.
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D.
E.
Oarian North Hospital Campus PUD
Plan Documentation.
Plan documentation and filing requirements for ADLS review shall be consistent
with the requirements specified by the City of Carmel - Department of
Community Services, provided, however, the Director shall have the authority to
waive any plan documentation requirement which is not relevant to the review of
an particular ADLS application.
Modification of Development Requirements.
Upon the VvTitten request of any owner of real estate subject to this PUD, the
Carmel! Clay Plan Commission may designate a committee of the Commission to
review and modify any of the development requirements contained herein (other
than permitted uses) after a public hearing held in accordance with the
Commission's Rules of Procedure. Any determination of a committee to approve
or deny any requested modification may be appealed by the Director or any
interested party to the Commission, in accordance with the Commission's Rules
of Procedure.
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Date: January 17, 2003
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XI. Definitions.
A. General Rules of Construction: The following general rules of construction and
definitions shall apply to the regulations .oftrus PUD:
1. The singular number includes the plural and the plural the singular, unless
the context clearly indicates otherwise.
2. Words used in the present tense include the past and future tenses, and the
future the present.
3. The word "shall" is a mandatory requirement.
4. The 'Nord "may" is a permissive requirement.
5. The word "should" is a preferred requirement.
B. Definitions:
1. Accessory Structure: A structure subordinate to the building or use
located on the real estate and which is not used for permanent human
occupancy. An above-grade, structured parking facility is an accessory
structure.
2. Accessory Use: A use which is subordinate to the main use, located on
the real estate or in the same building as the main use, and incidental to the
mam use.
3. Automated Teller Machine (ATM): A mechanized apparatus which
performs limited banking functions for customers such as deposits,
withdrawals and transfers of funds upon insertion of a customer
identification card, password or similar device.
4. Commission: The Carmel/Clay Township Plan Commission, which is
the advisory plan commission established pursuant to IC 36-7-4, et. seq.,
for the City of Carmel and Clay TO\\>11Ship, in Hamilton County, Indiana.
5. Director: The Director of the Department of Community Services for the
City of Carmel, Indiana or the Director's authorized representatives.
6. Established Front Building Line: A line parallel to afront lot line and
which passes tlu'ough the nearest point of any building or structure.
7. Financial Institution: Any use concerned with such Federal or State
regulated businesses as banking, savings and loans companies and
investment companies.
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8.
9.
Foot Candle: A unit of iHumination. One (1) foot candle is equivalent to
the illumination at all points which are one (1) foot distant from a uniform
somce of one (1) c.andle power.
Photocopying and Duplicating Services (as an accessory use): A facility
providing reproduc.tion, cutting, printing, binding, etc., of \\-'Titten
materials, drawings, labels, etc., for occupants of the building.
10.
Restaurant (sit down): An establishment where food and drink are
prepared for, served to and consumed by the general public.. Such
establislunent may have an outside seating component and may have a
separate area or lounge where alcoholic beverages are served without full
food service, provided the area is accessory to the primary use in terms of
square feet or sales.
11.
Story: That part of a building, with an open height of no less than
seventy-eight inches (78"), except a mezzanine, included between the
upper smface of one floor and the Lower surface of the next floor, or if
there is no floor above, then the ceiling next above. A basement or any
floor located entirely below grade level shall not constitute a story. A
mec.hallical penthouse, whether enclosed by a roof or open to the sky shall
not constitute a story.
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Date: January 17,2003