HomeMy WebLinkAboutPacket 03-04-03
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BAI{ER & DANIELS
EST. 1863
96TH STREET OFFICE
6DO E. 96TH STREET, SUITE 600 . INDIANAPOLIS, INDIANA 46240 . (317) 569-9600 . FAX (317) 569-4800 . www.I.JUkcnJ"",cls.com
JOSEPH M. SCIMIA
DIRECT (3171 569,4660
DIRECT FAX (:317) 237-8580
e~mail: jmscimla@bakerd.com
INDIANAPOLIS
FORT WAYNE
SOUTH BEND
ELKHART
February 21, 2003
WASHINGTON, D.C.
QINGDAO. P.R, CHINA
City of Carmel and Clay Tov,rl1ship
Subdivision Committee
c/o Mr. Jon Dobosiewicz
Planning and Zoning Administrator
Department of Community Services
One Civic Square
Cannel, Indiana 46032
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Re:
29-03 Z Rezoning
30-03 DP/ADLS
Clarian Health Partners. Inc. - North Campus
Dear Members of the City of Carmel and Clay Township Subdivision Committee:
On IVlarch 4, 2003, representatives of Clarian I-Iealth Partners, Inc., wi II appear
before you to introduce the Rezoning, Development Plan, and Architectural Design, LighTing,
and Signage ("DP/ADLS") Petitions for the establishment of a Planned Unit Develorment
("PUD") Zoning District and a hospital and medical office complex for the property located at
the northwest corner of the intersection of Meridian Street and 116th Street. The petitions are
scheduled for an initial public hearing before the City of Carmel and Clay Township Plan
Commission on March 18,2003.
The site of the proposed PUD is bordered by Spring Lake Estates and the Ritz
Charles on the north; Meridian Street on the east; 116111 Street on the south; and, Springrnill Road
on the west. The site encompasses 107.367 acres. The Clarian North hospital and medical olIke
complex would have frontage on Meridian Street (U.S. 31) and 1161h Street. The DP/ADLS
Petitions for the hospital and medical office complex affects 68.164 acres of the site, The
proposed hospital and medical office complex \vould consist of a five story hospital and medical
ollice building, a central utility plant, sLp.face parking areas, and on-site retention ponds.
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City of Carmel and Clay Tmvnship
-2-
February 21, 2003
TabA.
Tab B:
Tab C:
Tab D:
TabE:
Tab F:
TabG:
Enclosed for your review are the follcl\ving preliminary illustrative materials:
Summary use descriptions of Clarian North Campus Planned Unit
Development Preliminary Development Plan.
Site plan of the subject site.
Elevations of the primary building.
.
Elevations of the accessory building (centrallltility plant).
Three perspective drawings of the primary building from U.S. 31 and a
rendering ofthe primary building looking northeast from a parking area.
Section drawing of the primary building sbCl\ving the relationship of
Meridian Street to the loading area.
Signage package.
The Rezoning, DP/ ADLS, and Varianee petitions and supporting documentation
are on file with the Department of COlTIl1ll1n ity Services.
consideration.
Enclosures
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In closi ng, on behalf of Clarian Health Partners, Inc., we thank you tor your
./Sin~erely, /,-'.
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Clarian North Hospital Campus
Planned Unit Development
Use SUffil11ary
1161h Street & US 31
by
Clarian Health Partners, Inc.
Introduction / Overview
The Clm"ian North Hospital Campus Planned Unit Development (the "PUD") represents
an overall development of approximately 1 07 acres of vacant land located at the
northwest quadrant of the intersection of 116111 Street and US 31, in Carmel, IndIana.
Initial development anticipates a five (5) story hospital building (approximately 76'-8" to
roof and 1 06'-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 of the
initial hospital building or the constmction 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, (ii) the Prelimi~ary Development Plan, in
text form; for the entire Clarian North Hospital Campus Plmmed Unit Development as
required by Chapter 24 of the Carmel/Clay Zoning Ordinance.
It
Interim Land Use
AU portions of the PUD which are not designated for Tree Conservation (Area 2-A) or
which 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.
HI.
Phasing of Development
The proposed PUD shall be developed in phases. 11 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 d,escribed below: .
A. Phase 1: 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.
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Clarian North Hospital Campus PUD
Use Summar)'.
B. Future Phases: At the time of tiling 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- B shall be required to file for and obtain Final Development Plan
and ADLS approval in accordance with Section 24 of the Carmell Clay Zoning
Ordinance; (ii) all development within Area 2 shall be required to tile for and
obtain Final Development Plan and ADLS approval in accordance with Section
24 of the Carmell Clay Zoning Ordinance; and, (iii) all development within the
PUD shall be in compliance with the development requirements oUhis PUD.
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Clarian North Hospital Campus PUD
Use Summarv
PUD CONCEPT PLAN
Clarian North Hospital Campus Planned Unit Development
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Clarian North Hospital Campus PUD
Use SUll}mary.
IV. Permitted Uses and Areas
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 I consists of approximately sixty-five (65) to seventy (70) acres and is located
between the future extensIon of lllinois Street and US 31. Area 1 contains two sub-areas
as described below.
Area 2 consists of thirty-fi ve (35) to forty (40) acres of real estate and is located between
the future extension ofIllinois 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 in the PUD Preliminary.Plan. In case of conflict between specific provisions of
the PUD and a referenced primary zoning district or overlay district of the Carmel/Clay
Zoning Ordinance, the provisions of the PUD shall control.
A. Area I-A
Description: Area I-A consists of approximately fifty-five (55) to sixty (60) acres
prominently located along the US 3 I frontage of the real estate extend ing north
ti-om 116th Street, and represents the focal point of the proposed PUD.
Intent: Area I-A is intended to provide for the development of a major hospital
facility, high intensity hospital related llses and the physical plant necessary to
support a major hospital development.
B. Area 1-B:
Description: Area I-B consists of approximately ten (10) to twelve (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.
Intent: Area I-B is intended for high intensity development in sllpport of a major
hospital facility or the expansion ofhospita\ facilities into the Area. Permitted
used may consist of medical office buildings and other hospital related uses.
c. Area 2-A:
Description: Area 2-A is a Tree Conservation Area.
Intent: This area is intended as a buffer between single family residential to the
north and the proposed development within the PUD.
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Clarian North Hospital. Campus PUD
Use.Summar:i
D. Area 2-B:
Description: Area 2-B represents approximately two (2) to three (3) acres of real
estate which is bounded on the cast by the proposed III inois Street ex tension and
on the north by a one-hundred (100) foot separation fl'om the north property line
of the overall PUD. Said one-hundred (100) foot separation from the north
property line shall be a part of the Area 2-A Tree Conservation Area.
Intent: 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 campus.
Permitted uses may consist of a cllild care, day nursery, professional offices or
medical offices.
E. Area 2-C:
Description: 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.
Intent: 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 Conidor. Transition is accomplished in Area 2-C
by a combination of permitted use restrictions, height regulations, architectural
regulations and site design restrictions. Permitted uses may consist of multifamily
dwellings, an assisted living facility, medial offices, professional ofnces or
limited general service establishments.
F. Area 2-D:
Description: Area 2-D represents approximately ten (10) to eighteen (18) acres of
real estate centrally located wi thin the PUD along the west side of the proposed
extension of Illinois Street.
Intent: Development within Area 2-D is intended for higher intensity dwelling,
office, retail and other uses lypically associated with and in close proximity to a
major hospital facil ity.
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Clarian North Hospital Campus PUD
Use Summar~
G. Area 2-E:
Description: Area 2-E represents approximately eight (8) to nine (9) acres of real
estate along the 116th Street fi'onlage of the overall PUD between Spring Ivlill
Road on the west and Illinois Street on the east. 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 -noor area
per building is maintained.
Intent: Area 2-E is intended to provide for a wide range of professional offices,
medial offices, retail, sit-down restaurant, hotel, conference center and other
similar uses typically associated with a major hospital campus.
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1_ .S. 21
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GROUND SIGNS
- Main Identifier (1M)
I 0 Primary Campus Directional (DC)
= Vehicular Directional (DV)
CJ General (Directional or Identifier: G)
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~<< Clarian Health
North Ca m pu 5
Carmel, IN
--T---
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I corbin
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I Ref:t';-;: Sign Type S~atics for sizing, illumi~ation. and materials.
1109 East Front 304
Tra_erse City, MI 49684
231947.1236
FACADE/BUILDING SIGNS
.... Main Facade Identifier (IE1)
- Facade Entrance IdentiFier (IE2)
- Facade Entrance IdentiFier (IF.3)
. Large Facade logo (IFA)
o Small Facade logo (IE5)
Sign type symbols are for position only and are not to scale.
1
3
4
5
9,20,02
10,11.02
11.17.03
i 2,21.03
Sign Permit Application Ca m pUS S ig n
Variance Application
Sign Permit Application (New site) I Location Plan
Special Studies Committee Review
I
I - Right-oF-Way
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VARIES
EXISTING CURVED FACADE
/ EXISTING WINDOW
~
10'-2 1/2"
WOMEN~S ANDi (HllDREN)S SERVICES
,-
11"
--L-
12"
5'-6"
- Entrance Facade Identifier: IF.2
Square Feet: varies (20 sf average)
Intent: individual letters mounted to entry canopy facade.
FAUX WINDOW
TREATMENT
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EMERGENCY
,-
11"
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- Entrance Facade Identifier-IF.3
Square Feet: 32
Intent: mounted to entry facade; internally
illuminated using vinyl flex face sign cabinet.
L
-----...........
//////
SIGN CONSTRUCTION
DESIGN INTENT IN ISOMETRIC
. Large Facade Logo-IF.4
Square Feet: 132
Intent: vinyl application on window
o Small Facade Logo-IF.S
Square Feet: 39
Intent: fabricated aluminum channel with
back.lit neon on faux window treatment
11'.6"
10'-7"
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Women's Services
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CLARIAN HUlnl
NORTH (AMPU~
---~
E:::::I Vehicular Directional-DV I
Square Feet: 25 (SO)
Intent: single or double sided,
internal illumination or reflective
vinyl on painted aluminum; cast
concrete base,
o Campus Directional: DC
Square Feet: 35
Intent: double-sided pylon with curved face,
internal illumination using cut-throug hjpush
through graphics; aluminum or fiberglass
sign cabinet; limestone base.
- Main Identifier: 1M
Square Feet: 58
Intent: double-sided monument with curved face;
internal illumination using cuHhroughjpush
through graphics and individual letters with back-lit
neon; aluminum or fiberglass sign cabinet;
limestone base.
c General-G
Square Feet: 6 (12)
Sign content: Various (directional,
identifier, regulatory, general
information)
Intent: single or double sided,
reflective vinyl on painted aluminum.
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Scale: 1/4" = 1 foot (11<17 format)
~(f Clarian Health
North Campus
Carmel, IN
1
2
]
4
5
9.20.02
110.11.02
I 10.29.02
11.17.03
2.21.03
I
Sign Permit Application
Variance Applloation
Vaflance Revision
Sign Permit Applioation (New Site)
Special Studies Committee ReVIew
Sign Type
Schematics
DRAFT ARRAY
Refer to the Sign Location Plan for each sign
type location.
corbin
The design is a preliminary draft.
109 East Front 304
Traverse City, MI 49684
231 947.1236
62'-0"
~-,- I
------------------------------------------------------~--------------------------- I
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1\<< Clarian Health
North Campus
Carmel, IN
I
1 r (LARIAN NORTH (AiMPUS
I
.... Main Facade Identifier: IF.!
Square Feet: 200
Content: campus identification for Meridian Street/US-31
Intent: individual channelletters/logo; internal illumination so the
logo both glows red and is back-lit, letters are opaque and back-lit.
r- IF.S
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i.:m::o:+:=l
Scale: 1/4" = 1 foot (11x17 format)
corbin
Refer to the Sign Location Plan for each sign
type location.
~ '._~ ~: ,---':
-+- -
The design is a preliminary draft.
109 East Front 304
Traverse City, MI 49684
231 947.1236
-----"--'r
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14
I 5
9.20.02
10.11.02
10.29.02
1.17.03
2.21.03
Sign Permit Application
Variance Application
Variance Revision
Sign Permit Application (New Site)
Special Studle; Committee ReView
Main Facade
Identifier
IF.l