HomeMy WebLinkAboutPacket 06-17-03
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Clarian North Hospital Campus
116th Street and Meridian Street (U.S. 31)
Planned Unit Development
Preliminary Development Plan of PUD
:DocKet Nllnlber '29-03' z. Rezoni'llg
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Clarian North Hosillt!l
Development Plan and
Architectural Design, .1.igt!ting" and, Sign age
DockefNl!mbe{30-03 DP/ADLS /
March 18,2003
Revised - June 13, 2003
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BAKERtDANIELS
Est. 186} 600 E. 96th Street, Suite 600 Indianapolis, Indldna ~62~O 317.569.9600 Fa, mS69.4800 www.bakerdunielscom
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Indiana
Washington, DC.
JOSEPH M SCIMIA
317 -569-4630
Joseph. Scimia@bakerd.com
China
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June 13,2003
City of Catmel and Clay Township Plan Commission
c/o Mr. Jon Dobosiewicz
Department of Community Services
One Ci vic Square
Carmel, Indiana 46032
Re:
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29-03 Z Rezoning
30-03 DP/ADLS
Clanan Health Partners, Inc. ~ North Campus
Dear Members of the City of Carmel and Clay Township Plan Commission:
On June 17,2003, representatives of Clarian Health Partners, Inc., will appear
before you to present Petitions for the Rezoning and approval of a Development Plan and
Architectural Design, Lighting, and Signage ("DP/ADLS") for property located at the nOl1hwest
comer of the intersection of Meridian Street and 1161h Street. These Petitions were originally
presented to you on March 18,2003, and forwarded to the Subdivision Committee forreview.
After extensive meetings with the Subdivision Committee and surrounding property owners,
significant revisions to the original proposal have occUlTed.
Some of the more significant revisions to the initial Planned Unit Development
Ordinance which was filed in January can be summarized as follows:
1. The entire wooded area located west of proposed Illinois Street and
containing approximately thirteen (13) acres has been excluded from the PUD. This area will
remain zoned to the S-2 residential zoning district. The revised PUD site will contain
approximately ninety-four (94) acres.
2. Area 2-A has been expanded to include all of the frontage on Springmill
Road and 116th Street on the west side of Illinois Street. Permitted uses in Area 2-A are limited
to residential uses. Area 2-A and the excluded area contain at least twenty-six (26) acres which
will remain residential.
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City of Cannel and Clay Township
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June 13,2003
3. The retail area proposed for the corner of 116th Street and Springmill Road
has been eliminated.
4. The size of Area 2-B has been reduced to approximately fourteen (14)
acres, and the maximum height of professional buildings located in Area 2-B has been limited to
sixty (60) feet.
5. Primary uses in Area 2-B have been limited to professional office and
medical related uses. Retail uses are .limited to the ground floor or basement of a primary
building.
6. Access from Illinois Street to Springmill Road has been limited to one
interior access drive/street.
7. The use of the helipad has been limited to the transpmtation of patients,
medical personnel, organs and medical equipment in emergency situations.
The new map indicating the proposed sub-areas of the PUD is located on page 3
of the Ordinance behi nd Tab A-I. Please note that no development on the property located west
of Tl1inois Street (other than the development of single family and two family dwellings) can
occur until the Plan Commission approves a detailed development plan for the area and the
architectural, design, landscaping and signage of the proposed development.
Phase 1 of the Clarian North hospital and medical office complex (which is the
subject of the DP/ADLS) would affect 68.164 acres of the PUD site and have frontage on
Meridian Street (US. 31) and 116th Street. The proposed hospital and medical office complex
would initially consist of a five story hospital and medical office building, a central utility plant,
surface parking areas, and on-site retention ponds.
Enclosed for your review are the following illustrative materials:
Tab A-I.
The Clarian North Campus Planned Unit Development Preliminary
Development Plan.
Tab A-2.
The Clarian North Campus Planned Unit Development Preliminary
Development Plan (black-lined to indicate all revisions from the initial
Planned Unit Development Preliminary Development Plan which was
filed in January with the rezoning petition).
Tab B:
Site plan of the hospital and medical office complex site.
TabC:
Elevations of the primary building.
TabD:
Elevations of the accessory building (central utility plant).
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City of Carmel and Clay Township
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TabE:
Three perspective drawi ngs of the primary building from V.S. 31.
TabF:
Landscaping detail drawings and planting schedule.
TabG:
Section drawing of the primary building showing the relationship of
Meridian Street to the loading area.
TabH:
Signage package.
Tab I:
Lighting Information including fixture cut sheets.
Tab J:
Traffic Designs for 1161h Street.
The Rezoning and DP/ADLS petitions and supporting documentation are on file
with the Department of Community Services.
In closing, on behalf of Clarian Health Partners, Inc., we thank you for your
consideration.
Enclosures
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Clarian North Hospital Campus
Planned Unit Development
Preliminary Development Plan
116th Street & US 31
by
Clarian Health Partners, Inc.
I.
Introduction / Overview
The ClaLian North Hospital Campus Planned Unit Development (the "PUD") represents
an overall development of approximately ninety-four 94 acres of vacant land located at
the northwest quadrant of the intersection of 1161h Street and US 31, in Carmel, lndiana.
The centerpiece of the PUD will be a full-service hospital, with a full wing devoted to
women's and pediatric care. 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 of the initial hospital building or the constlUction of additional
hospital or medical office buildings, 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 Drdi nance; and, (ii) the Preliminary Development Plan, in
text f01111, for the entire Clarian North Hospital Campus Planned Unit Development.
II. Interim Land Use
All portions of the PUD which are not developed as part of the initial phase of
development shall either continue to be farmed or will he maintained as a yard area by
regular mowing and trash collection until developed.
Ill. Phasing of Development
The proposed PUD shall be developed in phases, as generally depicted on the PUD
Concept Plan and descLibed 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 parlcing.
Date: June 13,2003
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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 POO will be developed.
However, it is recognized that: (i) each subsequent phase of development in
Area I-A and Area I-B shall be required to file for and obtain Final Development
Plan and ADLS approval; (ii) all development within Area 2 (other than the
development of single family and two family uses in Area 2-A) shall be required
to file for and obtain Final Development Plan and ADLS approval; and, (iii) all
development within the PUD shall be in compliance with the development
requirements of this PUD,
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Clarian North Hospital Campus POl)
PUD CONCEPT PLAN
Clarian North Hospital Campus Planned Unit DevclopOlent
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Clarian North Hospital Campus PUO
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 I, while the real. estate located west of JJlinois
Street win 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 (2)
sub~areas as described below.
Area 2 consists of approximately twenty-two (22) to twenty-seven (27) acres of real
estate and is located between the future extension of Illinois Street and Spring Mill Road.
Area 2 includes two (2) 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 provisi ons of this PUD and a
referenced plimary zoning district, overlay district or Sign Regulahons of the Carmel /
Clay Zoning Ordinance, the provisions of this PUD shall control.
A
Area I-A
Area I-A consists of approximately fifty-five (55) to sixty (60) acres promjnently
located along the US 31 frontage of the real estate extending north from 1161h
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 llses and the physical plant necessary to support a major hospital
development.
1. Areal-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 Stmcture.
d. . Helipad (for the transportation of patients, medical personnel,
physicians, organs, and medical supplies and equipment in
emergency situations).
e. Central Plant.
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f.
Retail (which shall be located within and may comprise the lesser
of fifteen (15) percent of the gross floor area of each primary
building, or thirty thousand (30,000) square feet, but exclusive of
any cafeteria).
a
o.
Restaurant (sit down).
h.
Hotel.
1.
Conference Center.
J.
Trail. A trail system that will serve the PUD and will connect to a
future trail or sidewalk system along Spling Mill Road, including
the installation of fitness stations, benches and similar trail
appurtenances. The trail system and any trail appurtenances shall
be developed in compliance with City of Carmel standards for
multi -use trai Is,
k.
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:
(1)
Located in a primary building: cafeteria/deli/coffee shop;
photocopying and duplicating services; fitness center;
child care center; day nursery; Sh011 tenn child care; and,
automated teller machines (A TM's).
(2) Freestanding: trash enclosures; surface parking and
loading areas; 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 Building Height (for all buildings other than the Central
Plant): thirty-eight (38) feet with a minimum of three (3) stories
capable of being occupied.
c. 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 oIUS 31 (as of January 2003). *
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Clarian North Hospital Campus Plill
*
Refer to the Final Development Plan for Area 1 for the
precise placement of the initial hospital building. The
major structural elements (i.e., excluding entrance canopies
or other minor fac;:ade aTticulations) of any hospital
expansion shall maintain the same relative position from
the existing center line of US 31 (as of January 2003) as the
initial construction. Future right-of-way expansions may
impact actual building setback lines (as defined by the
Cannell Clay Zoning Ordinance), but not the relative
building placement from the centerline of US 31.
d.
U e.
f.
g.
h.
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(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 dtives; screened loading I delivery
area; helipad; ambulance drop-off; and, surface parking,
as generally depicted on the Preliminary Development
Plan.
Minimum Front Yard Along 116th Street: Two-hundred (200) feet.
Minimum Front Yard Along lllinois Street: Twenty (20) feet.
Minimum Side Yard: Fifteen (15) feet.
Minimum Rear Yard: Fifteen (15) feel.
Minimum Lot Size: Five (5) acres.
Minimum Ground Floor Area: Thirty thousand (30,000) square
feet (not applicable to the Central Pl~nt).
J. Maximum Lot Coverage: Sixty-five (65) percent of the lot.
k. Parking: See Chapter 27 of the Carmel! Clay Zoning Ordinance.
1. Loading:
(1) Hospital Use:
(a)
Loading berths may be located on the US 31 side of
the hospital building provided a11loading belths are
completely screened in the elevation view from
US 31 by a combination of masonry wall(s) and
plant materials.
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Date: June 13,2003
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Clarian North Hospital Campus pun
(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 wall(s),
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) 40,00 I - 100,000 square feet of gross floor area:
One (1) berth.
(e) Each additional 200,000 square feet of gross floor
area: One (1) additional berth.
m.
Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building.
n. Landscaping: See Sectlon v., below.
o. Lighting: See Section VT., 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 Clalian NOIih
Campus Sign Program shall be subject only to ADLS Approval by
the Carmel/Clay Township Plan Commission.
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Clal'ian North Hospital Campus pun
Area l-B:
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. Area l-B is
intended for high intensity development in support of a major hospital facility or
the expansion of hospital faci lilies into the Area.
1. Area I-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 laboratOlies; dental
laboratories; optical laboratories.
d. Fitness Center.
e. Hospital.
f.
Retail (which shall be located wHhin and may complise the lesser
of fifteen (15) percent of the gross floor area of each primary
building, or thirty thousand (30,000) square feet, but exclusive of
any cafeteria).
g. Sutface Parking or Parking Structure.
h. Restaurant (sit-down).
1. Hotel.
J. Conference Center.
k. Trail. A trail system that will serve the PlID and will connect to a
future trail or sidewalk system along Spring Mill Road, including
the installation of fitness stations, benches and similar trall
appurtenances. The trail system and any trail appurtenances shaH
be developed in compliance with City of Cannel standards for
multi-use trails.
I.
Accessory Uses and Structures. Accessory uses and structures
which are subordinate, appropriate and incidental to the above-
permitted uses shall be pennitted, including but not limited to:
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(1)
Located in a primary building: cafeteria/deli/coffee shop;
photocopying and duplicating services; and, short term
child care.
(2)
Freestanding: trash enclosures; 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 Building Height Along and Oriented Toward US 31:
thiI1y-eight (38) feet with a minimum of three (3) stories capable
of being occupied.
c. Minimum Building Height Along and Oriented Toward Illinois
Street: twenty-six (26) feet with a minimum of two (2) stories
capable of being occupied.
d.
Minimum Front Yard Along and Oriented Toward US 31: Ninety
(90) feet from the existing right-of-way of US 31 (as of January
2003).
e. Minimum Front Yard Along and Oliented Toward Illinois Street:
Fifteen (15) feet, but in no case greater than thirty (30) feet.
f. Minimum Side Yard: Fifteen (15) feet.
g. Minimum Rear Yard: Fifteen (15) feet.
h. Minimum lot size: Five (5) acres.
1. Minimum ground floor area: Fifteen thousand (15,000) square
feet.
J. Maximum lot coverage: Sixty-five (65) percent of the lot.
k. Parking: See Chapter 27 of the Carmel I Clay Zoning Ordinance.
1. 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
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Date: JUlie 13,2003
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Clarian North Hospital Campus PUD
US 31 by a combination of masonry wall(s) and
plant materials.
(b) Minimum of two (2) berths per free-standing
hospital building.
(2) Other Business Uses:
(a) Loading belths shall not be oriented to US 31.
(b) Loading berths oriented toward Illinois Street shall
belandscapedlscreened using masonry wall(s),
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)
belths.
(d) 40,001 - 100,000 square feet of gross floor area:
One (1) berth.
(e)
Each additional 200,000 square feet of gross floor
area: One (1) additional belth.
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 I-B shall be as approved by the Carmel /
Clay Township Plan Commission as an extension of the Clanan
Health North Campus Sign Program filed with this PUD, pursuant
to an ADLS Approval, with the minimum allowable number of
signs and minimum allowable sign area of signs as set forth in
Chapter 25.7: Sign Ordinance of the Carmel/Clay Township
Zoning Ordinance.
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Clarian North Hospital Campus pun
Area 2-A: Tree Conservation (See Section V - Landscaping for description of
Tree Conservation Area).
A.
Area 2-A:
Area 2-A represents not less than thirteen (13) acres of real estate centrally
located along the PUD's frontage on Spring Mill Road for a minimum depth of
twohunmed (200) feet from the existing Spring Mill Road light-of-way. Area 2-
A 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-A by a combination of
permitted use restrictions, height regulations, architectural regulations and site
design restrictions.
1. Area 2-A: Permitted Uses:
a.
b.
a.
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b.
c.
d.
Single Family Dwellings.
Two Family Dwellings.
Multifamily Townhouse Dwellings, provided however, no person,
group of persons or entity, other than the initial developer, shall
own more than one (1) dwelling unit and each dwelling unit shall
be designed for and used as a permanent residence.
Home Occupations.
Assisted Living Facility.
Accessory Uses and Stmctures. Accessory uses and structures
which are subordinate, appropriate and incidental to the above-
permitted uses shall be permitted.
e. Trail. A trail system that will serve the PUD and will connect to a
future trail or sidewalk system along Spring Mill Road, including
the installation of fitness stations, benches and similar trail
appurtenances. The trail system and any trail appU11enances shall
be developed in compliance with City of Cannel standards for
multi -use trails.
2. Area 2-A: Development Standards
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a. Maximum Building Height: Forty (40) feet.
Minimum Front Yard: Fifteen (15) feet, but in no case greater than
thirty (30) feet.
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Date: June 13,2003
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Clarian North Hospital Campus PUD
c.
Minimum Side Yard:
(l) Single Family / Two Family: Five (5) feel.
(2) All other uses: Ten (10) feet.
d. Minimum Rear Yard:
(1) Single Family / Two Family: Twenty (20) feet.
(2) All other uses: Ten (10) feet.
e. Minimum Lot Width: All uses other than Single Family / Two
Family Dwellings shall be One hundred and fifty (150) feet.
f. Minimum Lot Size: All uses other than Single Family / Two
Family Dwellings shall be One (1) acre.
g.Minimum Ground Floor Area:
(1) Single Family Dwellings / Two Family Dwellings:
(a)
One Story - One thoLlsand (1,000) square feet per
dwelling unit.
(h) Two or More Stories - Eight hundred (800) square
feet per dwelling unit.
(2) Multifamily Townhouse Dwellings: Eight hundred (800)
square feet per dwelling unit.
h. Maximum Lot Coverage:
(1) Single Family I Two Family: Fifty (50) percent of the lot.
(2) All other uses: Seventy-five (75) percent of the lot.
I. Parking::
(1) Single Family / Two Family: Two (2) parking spaces per
dwelling unit.
(2) All other uses:
(a)
Location: Parking areas shall not be located in front
of the established front building line oriented
toward Spring Mill Road.
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Clarian North Hospital Campus PUD
(b)
Amount: See Chapter 27 of the Carmel/Clay
Zoning Ordinance.
J. Outdoor Operations: An operations shall be completely enclosed
in a main or accessory building.
k. Landscaping: See Section V., below.
1. Lighting: See Section VI., below.
m. Signs: See Chapter 25.7 - Sign Regulations of the Cam1el / Clay
Township Zoning Ordinance.
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Area 2-B:
Clarian North Hospital Campus pun
Area 2-B represents approximately twelve (12) to fourteen (14) acres of real
estate centrally located within the PUD along the west side of the proposed
extension of Illinois Street, but shall not have any frontage on 116th Street.
Development within Area 2-B is intended for higher intensity dwelling, office and
other lIses typically associated with and in close proximity to a major hospital
facility.
1. Area 2-D: Permitted Uses:
a.
b.
c.
d.
e.
f.
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g.
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Single Family Dwellings.
Two Family Dwellings.
Multifamily Townhouse Dwellings.
Assisted Living Facility.
Child Care Center.
Day Nursery.
Medical Office Buildings - including but not limited to: all
professional medical offices, medical research laboratories; dental
laboratories; opticallaboratOlies
h. Offices - including but not limited to: professional offices;
general offices; financial institutions.
1. General Service Establishments (limited to the ground floor or
basement of a primary building) -including but not limited to:
barber shop; beauty shop; dry cleaning and laundry establishment;
heath spa or fitness center.
J.
Retail (limited to the ground floor or basement of a primary
building) - including but not limited to: apparel shop; art gallery;
art and music center; bakery; bookstore; business and electronic
machines and equipment sales; camera shop; candy or ice cream
shop; duplicating and blue plint establishment; flower shop;
haberdashery; 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; variety store.
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Date: June 13,2003
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k.
Food Services (limited to the ground floor or basement of a
primary building): Restaurant; or Delicatessen.
l.
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:
(1) Located in a Primary Building: cafeteria/deli/coffee shop;
photocopying and duplicating services; and, automated
teller machines (A TM's).
(2) Freestanding: trash enclosures; surface parking and
loading areas; and, utilities.
m. Trail. A trail system that will serve the POO and will connect to a
future trail or sidewalk system along Spring Mill Road, including
the installation of fitness stations, benches and similar trai I
appurtenances. The trail system and any trail appurtenances shall
be developed in compliance with City of Carmel standards for
multi-use trails.
2.
Area 2-B: Development Standards
a. Maximum Building Height:
(1) Within two-hundred (200) feet of the west right-of-way line
of Illinois Street: Sixty (60) feet, with a maximum of five
(5) stories.
(2) Greater than two-hundred (200) feet from the west right-of-
way line of Illinois Street: fifty (50) feet, with a maxi mum
of four (4) stories.
b. Minimum Building Height:
(1) Single Family / Two Family: Sixteen (16) Feet.
(2) All other uses: 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:
(1)
Single Family / Two Family: Five (5) feet.
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(2)
All other uses: Ten (10) Feet.
e. Minimum Rear Yard:
(1) Single Family / Two Family: Twenty (20) Feet.
(2) All other uses: Ten (10) feet.
f. Minimum Lot Width:
(1) Single Family / Two Family: One hundred (100) feet.
(2) All other uses: One hundred and fifty (150) feet.
g. Minimum Lot Size:
(1) Single Family I Two Family: Ten thousand (10,000)
square feet.
(2) All other uses: One (1) acre.
h. Minimum Ground Floor Area:
(1)
Single Family I Two Family:
(a) One Story - One thousand (1,000) square feet per
dwelling unit.
(b) Two or More StOlies - Eight hundred (800) square
feet per dwelling unit.
(2) All other uses: Ten thousand (l0,000) square feet per
building; nine-hundred (900) square feet per tenant.
L Maximum Lot Coverage:
(1) Single Family I Two Family: Fifty (50) percent.
(2) All other uses: Seventy-five (75) percent of the lot.
J. Parking:
(1) Single Family / Two Family: Two (2) parking spaces per
dwelling unit.
(2)
All other uses:
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(a)
Location: Parking areas shall not be located in front
of the established front building line oriented
toward Illinois Street.
(b)
Amount: See Chapter 27 of the Cannell Clay
Zoning Ordinance.
k. Loading: Applicable to all business uses.
(1) 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.
(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 additional 200,000 square feet of gross floor area:
One (1) additional berth.
1.
Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building.
m. Landscaping: See Section Y., below.
n. Lighting: See Section VI., below.
o. Signs: See Section VII., below.
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v.
Landscaping
Landscaping for Area 1: Area 1 shall be landscaped in compliance with the requirements
of the US 31 Overlay District.
Area 2 - Certain Residential Uses: Landscaping for any Multifamily Townhouse
Dwellings and Assisted Living Facilities located within Area 2 of this PUD shall be
determined by the Carmel/Clay Township Plan Commission in connection with the
approval of the Final Development Plan and ADLS for such development.
Area 2-B - Business Use: Landscaping for any business use within Area 2-B of this
PUD shall comply with the following regulations:
A. Preservation: The preservation of mature trees is encouraged over the planting of
new trees whenever there is a likelihood that preserved trees can be maintained in
an environment that will support their ability to survive and thli ve for at least five
(5) years. Therefore, each development site which includes any existing trees
shall, to the maximum extent feasible, propose the preservation of existing trees
over the removal of existing trees and the planting of new trees.
B.
Depth of Planting Strip: Planting strips shall be provided as speci Fied in this
Section. Such planting strip requirements shall not be cumulative in nature.
Wherever more than one (1) planting strip is applicable: the planting strip that
requires the greater depth of yard shall apply as to the depth of planting strip;
and, the planting strip that requires the greater base planting unit shall apply as to
the base planting unit.
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1. 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.
2. Planting Strip Adjacent to an Entry Drive: Minimum width ten (10) feet.
3. Planting Strip Adjacent to any Parking Area: Minimum width as follows:
a. 5' wide when adjacent to a business portion of this PUD.
b. 15' wide when adjacent to Spling Mill Road, 116tll Street, TIlinois
Street or a residential use developed as part of this PUD.
C. Improvements in Planting Strip: The planting strip shall be unoccupied except for
plant material, steps, telTaces, driveway and pathway crossings, lighting
standards, signs, benches, and other similar structures.
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D.
Base Planting Unit for Plantinf; Stlips: The base planting unit for planting strips
shall be as follows:
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1.
Adjacent to a right-of-way, for each one hundred (lOa) linear foot
increment:
a. Three (3) shade trees.
b. 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.
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 POO, the following
materials shall be planted for each one-hundred (l00) lineal feet of
planting strip:
(1) One (1) shade tree.
(2)
One (1) ornamental tree.
(3) Five (5) shrubs or berms at a minimum of thirty-six (36)
inches in height.
b. when oriented to a public right-of-way or a developed residential
use portion of this PUD, the following materials shall be planted
for each one-hundred (100) lineal feet of planting stlip:
(1) Three (3) shade trees.
(2) Four (4) ornamental trees.
(3) Twenty-one (21) shmbs or berms at a minimum of thirty-
six (36) inches in height.
E. Planting Areas Adjacent to Primary Use Buildings:
TNrMAN2 740863v3
1. Front of Buildings: A planting area equal to an area measuring fifteen
(15) feet in depth by the width of the front of the bui Iding plus twenty (20)
feet (to extend ten (10) feet out on both sides) shall be iqstaUed along
building facades oriented toward Spring Mill Road, 116111 Street and
IJlinois Street.
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2.
Base Planting Units: When located next to a primary use building, the
following planting shall be required:
a. One (1) shade tree.
b. One (1) ornamental tree.
c. Five (5) shrubs
3. Sidewalk in Planting Areas: Sidewalks up to eight (8) feet in width may
be pellllitted in planting areas, but shall not occupy the entire planting area
on any side of the building(s).
4. 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 Oliginal designs are
encouraged).
F. Planting Areas Within Parking Lots: A minimum of one (1) shade tree and five
(5) shrubs shall be planted within each parking lot for every ten (10) parking
spaces provided, or portion thereof.
G.
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 shnlbs: A minimum 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.
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:
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a.
Shade Trees:
9 feet wide
b.
Ornamental Trees:
7 feet wide
c.
Shrubs (only):
5 feet wide
3. 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 Depal1ment 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 landscapi ng not
yet installed, prior to the issuance of the Final Certificate of Occupancy.
5.
Maintenance: It shall be the responsibility of the owners and their agents
to insure maintenance of project 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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VI.
Lighting.
A. Area 1.
Lighting for Area 1 shall be in compliance with the requirements of the US 31
Overlay District.
B. Area 2-B.
Lighting within Area 2-B of this PUD for all business uses shall comply with the
following regulations:
1. Site lighting plans shall include the layout, spread and intensity of all site
lighting, including:
a. Parking lot and service I storage area lighting;
b. Architectural display lighting;
c. Security lighting;
d.
Pedestlian way lighting; and,
e.
Landscape lighting.
2. The height of light standards shall not exceed:
a. fifteen (15) feet above grade when located within ninety (90) feet
of the east right-of-way line of Spring Mill Road; or,
b. twenty-five (25) feet above grade elsewhere in Area 2.
3. Light Fixtures for all Parking Areas and Service Areas:
All freestanding or wall mounted outdoor light fixtures used to illuminate
a sutface parking area or service area shall utilize vertical bum, full cutoff
fixtures.
4. Light levels shall not exceed:
a. 0.1 maintained foot-candle at the east right-of-way line of Spring
Mill Road;
b. 0.3 maintained foot candles at the north right-of-way line of 116th
Street; and,
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c.
0.3 maintained foot candles at the west right-of-way line of TIIinois
Street.
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5. Special Lighting Provisions for Area 2-A for All MuWfamily Townhouse
and Assisted Living Facility Uses.
a. Along the Spring Mill Road Frontage. The intent of this section is
to provide general design guidelines to create a "residential
streetscape" along the Spring Mill Road frontage of Area 2-A
should any Multifamily Townhouse Dwellings or Assisted Living
Facilities be developed along said frontage. To assist in this effort,
any outdoor light fixture which is located in Area 2-A for such
uses between the established front building line and the right-of-
way of Spring Mill Road, and any outdoor light fixture located on
a building in Area 2-A and which is oriented to or clearly visible
from Spling Mill Road shall be of the same or a complimentary
design and shall comply with the following design guidelines:
(1) Freestanding Outdoor Light Fixtures shall:
(a) not exceed ten (10) feet in pole height;
(b)
not include more than one (I) luminaire per pole;
(c) be equipped with either an opaque material cap or a
reflector to prevent the upwaTd distribution of light;
and,
(d) not exceed onc-hundred and fifty (150) watts in
intensity.
(2) Wall Mounted Outdoor Light Fixtures shall:
(a) be mounted along side or immediately above a
door;
(b) not include more than one (1) luminaire per fixture;
(c) be equipped with either an opaque material cap or a
reflector to prevent the upward distribution of light;
and,
(e1) not exceed one-hundred and fifty (50) watts in
intcnsi ty.
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b.
Parking Area Lighting Beside or Behind a Building. In order to
minimize the impact of any outdoor light fixtures used to
illuminate any parking area or service area for such uses shall:
(1) not exceed fifteen (15) feet above grade;
(2) not exceed four-hundred (400) watts in intensity.
6. Special Lighting Provisions for Pedestrian and Landscape Features.
Those portions of Area 2 which are designed and intended as
pedestrian ways or as landscape features, which may be located
adjacent to buildings or located intenor to a parking area, service
area or along an interior access drive, are encouraged to include the
use of bollard style light fixtures (not to exceed four (4) feet in
height above grade) to provide definition to and accent lighting of
such pedestrian ways and landscape features.
7.
Special Lighting Provisions for the Trail.
Outdoor light fixtures to illuminate the trail system, if used, shall
be of a bollard style not exceeding four (4) feet in height above
grade.
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VII.
Signs.
In orcler to encourage signs which by their clesign are integrated with ancl harmonious to
the buildings and sites which they occupy, all freestanding signs and wall signs within
Area 2 shall comply with the regulations set f0l1h below and be subject to ADLS review
and approval.
A. Applicability:
Except as provided in Note 1, the following regulations shall apply to any sign
located in Area 2 of this PUD.
(Note 1: These regulations are not intended to apply to any single family or two
family dwelling units, which shall comply with the regulations of Chapter 25.7 -
Sign Regulations of the Carmel/Clay Township Zoning Ordinance.)
B. General Sign Regulations:
1 . ADLS Approval Required - All freestanding signs shall be approved by
the Carmel/Clay Township Plan Commission under an ADLS Approval.
2.
Constmction of Freestanding Signs - All freestanding signs shall include a
masonry base. The message of the sign may be displayed by indi vidual
letters which are not illuminated, individual back-lighted letters or by a
sign face with internal illumination. If internal illumination is used, the
background of the sign shall be a dark, non-translucent color with the
letters, logos or message being a contrasting, light translucent color.
3. Lighting of Freestanding Signs - Freestanding signs shall be either
internally illuminated or illuminated by a ground mounted outdoor light
fixture in which the luminaire is shielded so that it only i I\uminates the
sign surface and does not shine on, cause glare to or otherwise impair the
vision of drivers of any motor vehicle traveling on a public right-of-way.
4. Color Pallet ~ The color pallet for all signs within an individual area or
within all of Area 2, shall be approved by the Carmel/Clay Township
Plan Commission under an ADLS Approval.
5. Use of Colors ~ All signs, whether freestanding or wan mounted, shall
utilize a consistent COIOf for each element of a message (i.e., a logo may
use one color, a business name may use the same color as the logo or a
different color, and a sub-text to the business name may use the same
color as the logo or the business or may use a different color) unless
expressly approved by the Carmel/Clay Township Plan Commission.
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6.
Number of Colors - In no event, however, shall more than three (3) colors
be utilized on any sign.
7.
Construction of Wall Signs - All wall signs shall be composed of
individual letters or logos.
8.
Retail Uses - Wall signs for retail uses shall be limited to no more than
two (2) lines of text. If illuminated, illumination shall be by way of
interior lighting or back lighting.
9.
Other Business Uses - Wall signs for other business uses shall be limited
to one (1) line of text and no more than two (2) colors, including logos. If
illuminated, illumination shall be by way of back lighting.
C. Area 2-B.
INIMAN2740863v3
In addition to compliance with the General Regulations set forth above, all
freestanding signs or wall signs located in Area 2-B shall be as approved by the
Carmel/Clay Township Plan Commission under an ADLS Approval, with the
number of signs and the sign area of signs to comply with Chapter 25.7: Sign
Ordinance of the Carmel/Clay Township Zoning Ordinance.
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Design Guidelines
In order to assure compatible architectural styles within the PUD and to provide
appropriate transition in tenns 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 connection 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 I-B: Architectural design for Area I-B shall be consistent with the
requirements of the US 31 Overlay District; provided, however, if Area I-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 - Multifamily and Assisted Living:
The intent of these design guidelines is to provide sufficient regulations for
Multifamily Townhouse Dwellings or Assisted Li ving Pacili ties developed in
Area 2-A to properly buffer future planned residential development on the west
side of Spring Mill Road from the more intense elements of this PUD located in
Area 1. To that end, a series of photographs of various buildings is attached to
this PUD. These photographs are intended to provide a graphic representation of
the intent of the Design Guidelines for Multifamily Townhouse Dwellings and
Assisted Living Facilities developed in Area 2-A. The photographs are not
intended to propose specific building designs.
In reviewing the architectural design of Multifamily Townhouse Dwellings or
Assisted Living Facilities proposed to be built in Area 2-A, factors to be
considered by the Carmel I Clay Township Plan Commission shall include but are
not limited to the following:
1. Design Theme: Buildings should be designed with a consistent overall
theme and building materials.
2. Building Proportion: Buildings should generally avoid long, monotonous,
uninterrupted walls or roof planes. The design and placement of building
facades, doors, windows, and architectural design details should be
through use of Regulating Lines.
3.
Building Height: The height of new principal buildings should be at least
two (2) floors capable of being occupied, 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 rootline or at the top of the parapet wall.
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4.
Building Facades: Facades should have a defined base or foundation, a
middle or modulated wall, and a top fanned 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.
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Facades constructed of more than one material should only change
material along a horizontal line or a vertical line (not a diagonal line).
Front and side facades of buildings located on comer 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: 12.
Shed roofs are PCllllitted only when the ridge is attached to an exterior
wall of a 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 ban'e1 roofs. Belvederes, cupolas, and pergolas
are pennitted if appropriate to the style, well proportioned, and fully
detailed.
All vents, attic ventilators, turbines, Flues and others roof pcnetrations
must be painted to match the color of the roof or tlat black, except those
made of metal which may be left natural. Gutters and downspouts shall be
appropriatc to or visually integrated with the architectural style of the
structure.
6. Entrances: Building entrances shall be defined 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 of the building.
7.
Windows: All window design shall be compatible with the stylc,
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 arc embellished with shutters must be consistent
with the architectural style of the structure.
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8.
Awnings: 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.
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9.
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,
(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)
(2)
Brick or stone;
(3)
Concrete composite siding (i.e., Hardy-Plank siding or
equivalent) or other similar materials designed to take on
the appearance of smooth cut cedar shingles, wood
clapboard siding, or wood beaded siding; or,
Stucco with smooth finish, or dryvit (or equivalent), not to
exceed twenty percent (20%) of the overall non-window
facade area.
(Note: Aluminum or vinyl siding materials shall not be considered
as acceptable materials for fa<;adc walls.)
10. Design in relation to topography of the site;
11. Design of proposed landscaping in relation to structures; and,
12. Overall aesthetics of the proposed building, including color.
Area 2-B:
Architectural design for Area 2-B shall be as approved by the Cannel/Clay
Township Plan Commission in its review of the ADLS plans for Area 2-B, with
consideration given to the intemallocation of Area 2-B within the overall PUD
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and compatibility of the proposed development to other approved developments
within this pun.
E. Lighting - All of Area 2~B:
1 . Site lighting shall be coordinated throughout Areas 2-B of the PUD and be
of a uniform design, color and materials.
2. All exterior parking lot and service I storage area lighting fixtures shall be
full cut off fixtures.
3. AU architectural display lighting and sign lighting shall be generated from
shielded light fixtures so that the luminaries are not visible from any
adjacent residential development.
F. Mechanical Equipment.
AU mechanical equipment shall be ,screened from an adjoining public right-of-
way by the building or a suitable wall or fencing designed to be generally
compatible with the architectural style of the building(s) with which the
mechanical equipment is associated.
All mechanical equipment located in Area 2~A shall be ground mounted and shall
be located on the east side of a building to provide both a visual and a noise
abatement barrier for said mechanical equipment from Spring Mill Road.
G.
Trash Enclosures.
All trash enclosures shall be constructed of a suitable wall or fencing designed to
be generally compatible with the architectural style and matetials of the
building(s) with which the trash enclosure is associated.
H. Parking Lot Design.
1. Efforts to break up large expanses of pavement are to be encouraged by
the interspersing of appropliate planting areas.
2. Direct, articulated pedestrian access shall be provided from the street to
the main entrance pf the building(s),
3. Handicapped parking shall be provided in an amount and design which is
in compliance with the ADA Accessibility Guidelines for Buildings and
Facilities.
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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.
I. Maximum Building Heights.
The Maximum Building Heights in Areas 2-A and 2-B are depicted in Exhibit A
hereto.
J. Common Drainage Facilities.
Drainage basins, ponds, swales and facilities serving and located on all or any part
of the land subject to the PUD may be developed as patt of a common drainage
system for all or any part of the land subject to the PUD.
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Examples of Intent of Design Guidelines for Area 2-A
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Examples of Intent of Design Guidelines for Area 2~A
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Examples of Intent of Design Guidelines for Area 2-A
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Examples of Intent of Design Guidelines for Area 2-A
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IX.
Traffic I Roadway Improvements.
A. Illinois Street.
1. Right-of-Way: Right-of-way for the p0l1ion of Illinois Street to be
developed with the first phase of construction shall be provided pursuant
to the terms and conditions of a TIP 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 from the City of Carmel pursuant to the temlS
and conditions of a TIF Agreement with the City of Carmel.
2. Development: Petitioner proposes the initial development of Illinois
Street north from 116lh Street to approximately the south line of the
existing wooded area at the northern property line of the POD pursuant to
the terms and conditions of a TIF Agreement with the City of Carmel.
3. Access:
a.
West Side - Uses located on the west side of 1I1inois Street shall
gain access to Illinois Street via not more than three (3) common or
shared driveways, interior access drives or a public or private street
connecting to lllinois Street.
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b. East Side - Uses located on the east side of Illinois Street shall
gain access to Illinois Street via not more than three (3) full access
points and one (1) right-in / right-out access point.
B. Spring Mil I Road.
1. Right-of Way: Right-oF-way for Spring Mill Road shall be dedicated:
a. Within sixty (60) days of final approval of a Final Development
Plan for that portion of Area 2-A subject to such Pinal
Development Plan; and,
b. In an amount not to exceed the lesser of that which is specified in
the City of Carmel and Clay Township Thoroughfare Plan in
existence on June 17,2003, or specified on the date of final
approval of said Pinal Development Plan for any pOl1ion of Area
2-A which receives Pinal Development Plan Approval.
2.
Access: Access from Illinois Street to Spring Mill Road shall be limited
to one (1) major interior access drive or public street connecting Spring
Mill Road and Illinois Street as an extension of the main hospital entrance
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driveway along minois Street Such connection to Spring Mill Road shall
be located in an eighty (80) foot total width right-of-way and shall be
accomplished at or prior to the time of any development within Area 2-C.
If Area 2-D develops prior to Area 2-C, provisions shal! be made in the
layout of Area 2-D to accommodate the continuation of such drive or
street extension through Area 2-D from and to Illinois Street to and from
Spring Mill Road. No other public or pl;vate street may connect TlIinois
Street and Spring Mill Road.
C. 1 16th Street.
1. Right-of-Way: Right-of-way along the 1161b 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 Carmel.
2.
Access: Access from and to the overall PUD to and from 116th Street
shall be limited to three (3) points, a full intersection / round-about at
Il1inois Street, a right-in only Emergency Ambulance Entrance just west of
US 31,"'5f18 a right iN., right-nil! onl~
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~
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x.
Administration.
A. Development Requirements.
The information contained in the following listed sections express the
development requirements of this Planned Unit Development and are expressed in
"detailed temls" as specified byTC 36-7-4-1500, et. seq., and the Section 31.6.1 of
the Carmel I Clay Zoning Ordinance:
1. Section IV - Pelmitted Uses and Development Standards;
2. Section V - Landscaping;
3. Section VI - Lighting;
4. Section VII - Signs; and,
5. Section VIII - Design Guidelines
B.
Interpretation of Permitted Uses.
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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 terms of traffic 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 of this PUD. Based upon this review, the Director shall
determine if the proposed use is a permitted use within an Area of this PUD. Tn
case of disagreement with the detem1ination of the 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 with the Board of Zoning Appeals; or, (ii) determined
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 permitted within this PUD.
c.
Improvement Location Permits.
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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 I Clay Zoning Ordinance, an application
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Date: June 13,2003
INIMAN2 740863v3
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CJarian North Hospital Campus PUD
for Final Development Plan and ADLS shall be filed and approved by the Cannel
/ Clay Township Plan CommisSlon.
D. Plan Documentation.
Plan documentation and filing requirements for Final Development Plan and
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 a particular application.
E. Modification of Development Requirements.
Upon the wlitten request of any owner of real estate subject to this POO, 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: June 13, 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 of this 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 word "may" is a permissive requirement.
5. The word "should" is a prefened requirement
B. Definitions:
1.
Accessorv 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. Accessorv 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, ct. seq.,
for the Ci ty of Cannel and Clay Township, in Hamilton County, lndiana.
5. Director: The Director of the Depattment of Community Services for the
City of Carmel, Indiana or the Director's auth01ized representati ves.
6. Established Front Building Line: A line parallel to afront lot line and
which passes through 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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Date: June 13,2003
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8.
9.
10.
11.
Foot Candle: A unit of illumination. One (1) foot candle is equivalent to
the illumination at all points which are one (1) foot distant from a unifonn
source of one (1) candle power.
Photocopying and Duplicati ng Services (as an accessory use): A facility
providing reproduction, cutting, printing, binding, etc., of wtitten
materials, drawings, labels, etc., for occupants of the building.
Restaurant (sit down): An establishment where food and drink are
prepared for, served to and/or consumed by the general public. Such
establishment may have: an outside seating component if located in Areas
I-A, I-B or 2-B of this PUD; and, a separate area or lounge where
alcoholic beverages are served without full food service, provided such
areas are accessory to the primary use in tenns of square feet or sales.
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 surface 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
mechanical penthouse, whether enclosed by a roof or open to the sky shall
not constitute a story.
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Date: June 13,2003
EXHIBIT A
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Clarian North Hospital Campus
Planned Unit Development
Preliminary Development Plan
116th Street & US 31
by
C]ariau Health Partners, Inc.
I.
Introduction / Overview
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The Clalian North Hospital Campus Planned Unit Development (the "PUD") represents
an overall development of approximately W+ninety-four (94) acres of vacant land
located at the northwest quadrant of the intersection of 116th Street and US 31, in Carmel,
Indiana. The centerniece of the PUD will be a full-service hosoital. with 3 fun wing
devoted to women's and pediatric care. 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
vCltical 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
construction of a secondadditional hospital buildingor medical office buildim?:s, 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
Cl3l'ian North Hospital Campus Planned Unit Development as required by Chapter 31.6.4
of the Carmel/Clay Zoning Ordinance; and, (ii) the Preliminary Development Plan, in
text fonn, for Area 1 A and /1rea 1 B as required by Chapter 21 of the Carmel I Clay
Zoning Ordinanccthe entire Clarian NOlth Hosoital Campus Planned Unit Develo(lffiffit.
n. Interim Land Use
All portions of the PUD which are not designated for Tree Conservation (Area 2 ,1\) or
which are not developed as part of the initial phase of development shall eilher continue
to be fanned or will be maintained In its natural stuteas a vard area bv ree:ular mowing
and trash collection 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 generall y 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 bui Iding, a central plant, a
helipad and surlace parking.
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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 wi II be developed.
However, it is recognized that: (i) each subsequent phase of development in Area
Area I-A and Area l-B shall be required to file for and obtain Final Development
Plan and ADLS approval in accordanco "vith SectioH 21 of the Cannel/Clay
Zoning OrdinaHce; (ii) all development within Area 2 (other than the
develooment of single familv and two [amil v uses in Area 2-A) shall be required
to file for and obtain Final Develooment Plan and 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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pun CONCEPT PI~AN
Clarian North Hospital Camnus Planned Unit Develonment
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Clarian North Hospital Campus PUD
IV.
Permitted Uses and Development Standards
The CJarian 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 Q1slIb-
;;;areas as described below.
Area 2 consists of thitt)' fiv0.(35aooroximatelv twentv-two (22) to forty (40twentv-seven
(27) acres of real estate and is located between the future extension of TIlinois Street and
Spring Mill Road. Area 2 includes .fi:.>retwo (2) 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 zoning district-BF-koverlay district or Sign Re!!ulations of the Carmel!
Clay Zoning Ordinance, the provisions of this PUD shall control.
A.
Area I-A
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Area I-A contains consists of approximately fifty-five (55) to sixty (60) acres
prominently located along the US 31 frontage of the real estate extending north
from 116Lh 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 (for the transDortation of Datients. medical personnel.
oovsicians. OfQ:ans. and medical SUODlies and equioment in
emergencv situations).
e. Central Plant
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f.
Retail Yses-(which shall be located within and may comprise Hp-tB
the lesser of fifteen (15) percent of the gross floor area of ~ach
orimary building, or thirty thousand (30.000) square feet but
exclusive of anv cafeteria).
iT
O'
Restaurant (sit down).
h.
HotcL
1.
Conference Center.
J.
Trail. A trail system that will serve the PUD and will connect to a
future trail or sidewalk system along SQling Mill Road, includine
the installation of fitness stations, benches and similar trail
apOUlienances. The trail system and anv trail aopmtenances shall
be develooedin compliance with City of Carmel standards for
multi-use trails.
k.
Accessory Uses and Stmctures. Accessory uses and structures
which are subordinate, appropriate and incidental to the above-
pellllitted uses shall be permitted, including but not limited to:
2-;-0) Located in a orimarv building: cafeteria/deli/coffce shop;
photocopying and duplicating services; trash enclosures;
fitness center: child care center: day nursery: short term
child care; surface parking and loading areas; ~automated
teller machines (A TM's); and, utilities.
(2) Freestanding; trash ellclosures: surrace oarkinf! and
loadin2: areas: and. utilities.
2. Area I-A: Development Standards
a. Maximum building heightBuildine: Hei !!ht: One-hundred and fjfty
(150) feet, with a maximum of nine (9) stories.
&:-b. Minimum Building Height (for all buildings other than the Central
Plant): thirtv-ei e:ht (38) feet with a minimum of three (3) stories
caoable of bein!.! occlloied.
B-:c. 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). *
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(2)
Central Plant: Ninety (90) feet from the existing right-of-
way of US 31 (as of January 2003). *
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*
Refer to the Final Development Plan for Area 1 for the
precise placement of the initial hospital building.
PotentialThe maior sttUctural elements (i.e., excluding
entrance canooies or other minor facade articulations) of
anY hospital expansion is intended toshall maintain a
similar building line the same relative teposition from the
existing right of way center line of US 31.,. (as of J anum
2003) as the initial construction. Future right-of-way
expansions may, hO\-v0ver, impact actual building setback
dimensionslines (as defined bv the Cannell Clay Zonine:
Ordinance). but not the relative buildine: olacement from
the centerline of US 31.
(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 dlives; screened loading / delivery
area; helipad; ambulance drop-off; and, surface parking,
as generaLly depicted on the Preliminary Development
Plan.
d. Minimum Front Yard Along 116111 Street-&-: Two-hundred (200)
feet.
&;e. Minimum Front Yard Along Illinois Street: Twenty (20) feet.
fh-f. Minimum side yardSide Yard: Fifteen (15) feet.
e-:-g. Minimum rear vardRear Yard: Fifteen (15) feet.
f. Minimum lot "'/idih: Lot width shall exceed one half (1/2) the
depth of the lot.
f&h. Minimum lot sizeSize: Fi ve (5) acres.
fi.,.i. Minimum ;round floor area: FifteenGround Floor Area: Thirtv
thousand (B30,000) square feet (not applicahle to the Central
Plant).
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Maximum lot covemgeLOi Covera~: Sixty-five (65) percent of
the lot.
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Date: January 17June 13,2003
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Floor .^.rea Ratio (F.,^..R.): Maximum fJoor area shall be regul-ate4
by compliance '.vith: max.imum building hei~ht; required parking
(sudace or structured); required loading; required landscaping;-
and, required setbacks.
k.
Parking: See Chapter 27 of the Carmel! Clay Zoning Ordinance.
1.
Loading:
(1) Hospital Use:
(a) Loading belths 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
bui Iding).
(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 matetial 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 additional 200,000 square feet of gross floor
area: One (1) 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.
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Date: January 17~, 2003
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Lighting: See Section Vr., below.
Signs: Signs for Area I-A shall be in compliance with the Clm-ian
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 Commisslon.
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Date: Jafll-Iary 17June 13,2003
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B.
Area I-B:
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. Area 1- B is
intended for high intensity development in suppoli of a major hospital facility or
the expansion of hospital facilities into the Area.
1. Area l~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
laboratmies; optical laboratories.
d. Fitness Center.
e. Hospital.
f.
Retaill::J.se&-(which shall be located within and may complise Hp4e
the lesser of fifteen (15) percent of the gross floor area of ~ach
orimary-building. or thirty thousand (30.00m square feet, but
exclusive of any cafeteria).
g. Surface Parki ng or Parking Structure.
h. Restaurant (sit-down).
1. Hotel.
J. Conference Center.
k. Trail. A trail svstem that will serve the Pill) and will connect to a
future trail or sidewalk system along Snring Mill Road. including
the installation of fitness stations. benches and similar trail
appurtenances. The trail system and any trail aOOUlienances shall
be deyeloped in comoliance with Citvof Carmel standards for
multi-use trails.
I.
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:
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(1)
Located in a orimarv building: cafeteria/deli/coffee shop;
photocopying and duplicating services; trash enclosures-;-
and. short tenn child care~
}r.(2)
Freestandin 2:: trash enclosures; surface parki ng and
loading areas; and, utilities.
2. Area I-B: Development Standards
a. Maximum building heightBuilding Height: One-hundred and fifty
(150) feet, with a maximum of nine (9) stories.
b. Minimum Building Height Along and Oriented Toward US 31:
thirty-eight (38) feet with a minimum of three (3) stories caoable
of being occuoied.
c. Minimum Buildinf! Height Along and Ot1ented Toward Illinois
Street: twenty-six (26) feet with a minimum of two (2) stories
capable of being occl1oied.
!r.d. Minimum Front Yard Along and Oriented Toward US 31: Ninety
(90) feet from the existing right-of-way of US 31 (as of January
2003) .
&:e. Minimum Front Yard Along and Oriented Toward Illinois Street:
Fifteen (15) feet, but in no case greater than thirty (30) feet.
thf. Minimum side vardSide Yard: Fifteen (15) feet.
&.-2:. Minimum rear vardRear Yard: Fifteen (15) feet.
f. Minimum lot width: Lot width shall exceed one half (112) the
depth of the lot.
g-;-h. Minimum lot size: Five (5) acres.
fl.-oi. Minimum ground floor area: Fifteen thousand (15,000) square
feet.
H. Maximum lot coverage: Sixty-five (65) percent of the lot.
J.
Floor :\rea Ratio (F."^~.R.): Maximum floor area shall be regulated
by compliance with: maximum building height; required parking
(surface or stmctured); required loading; required landscaping;
and, required setbacks.
k. Parking: See Chapter 27 of the Carmel I Clay Zoning Ordinance.
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I.
Loadine::
(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 belths shall not be oriented to US 31.
(b) Loading berths oriented toward Illinois Street shall
be landscaped/screened using masonry walles),
plant maten.al or a combination thereof, subject to
the approval of the Carmel/Clay Plan Commission.
(c)
o - 40,000 sq uare feet of gross floor area: Zero (0)
berths.
(d) 40,001 - 100,000 square feet of gross floor area:
One (I) belth.
(e) Each additional 200,000 square feet of gross floor
area: One (1) additional beJ1h.
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 I-B shall ~be-;-
fH
designed as aDO roved bv the Cannel / Clay Townshio Plan
Commission as an extension of the Clarian Health North
Campus Sign Program filed with this PUD, '.vith such signs
being subjectoursuant to ADLS Approval by the Carmel I
Clay TO'A'Hship Plan Commission; or,
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as-upproved by the Carmel I Clay Tmvnship PIal'} Commissien
-I:tfltief-an ADLS Approval, with the minimum allowable number of
signs and minimum allowable sign surface area of signs as set
forth in Chapter 25.7: Si8:n Ordinance of the Carmel! Clay
Township Zoning Ordinance.
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Date: JamlaFy--l-+June 13, 2003
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c.
Area 2-;--A: Tree Congervation (See Section V - Landscaping for descriotion of
Tree Conservation Area).
1. Area 2 ~^..: Permitted Uses
A.
.^..rea 2 l\ is an approximately three (3) to ten (10) acre v,'Ooded area which is
bounded on the west by 8pliFlg Mill Road, on the north by the north boundary of
this PUD, on tho south by ,Area 2 C and Area:2 D, and on the east by /..rea 2 B.
f..rca 2 A is intended to pro','ide a buffer aroa bet\veen residential uses existing
north of the site, .'\rea 2 .\ is shall contai n il Tree Conservation .^soa measuring a
minimum of one hundred (100) feet in depth from the north propelty line to the
\vest right of way line of the future extension of Illinois Street Beyond the Tree
Conservation Aroa, development permitted 'within tho remaining \voodcd area
shall be limited to: il Area 2-A:
Area 2-A reoresents not less than thirteen (13) acres of real estate centrall V
located along the PUD's fronLa2e on Sorin2 Mill Road for a minimum deoth of
two hundred (200) feet from the existing Soring Mill Road right-or-way. Area 2-
Ais intended to provide a transition between potential residential uses on the west
side of SorineMill Road and those hi gh intensity uses recommended along: the
US 31 Corridor. Transition is accomolished in Area 2-A by a combination of
oennitted use restrictions. heif!ht regulations. architectural regulations and site
desi gn restlictions.
1. Area 2-A: Permitted Uses:
a. Single Familv Dwellines.
b. Two Family Dwellings.
c. Multifamily Townhouse Dwellings. provided however. no oerson.
erouo of oersons or entity. other than the initial deyeloper. shall
own more than one (1) dwel1inf! unit and each dwelling unit shall
be designed for and used as a oennanent residence.
d. Home Occupations.
e. Assisted Living Facilitv.
f. Accessorv Uses and Stmctures. Accessorv uses and structures
which are subordinate. appropriate and incidental to the above-
oennitted uses shaH be oermitted.
g.
Trail A trail system that will serve the PUD and will connect to a
future trail or sidewalk system along Spring Mill Road;--aR4;
-I:lti-hties. Clearing of dead or diseased trees or uooe-sifabl-e
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undergrmvth (i.e., poison ivy, sticker bushes, etc.) shall be allowod
\vithin the Troe Conservation /\re(1 and additional ",-,ooded area.
Permitted accessory uses to tke trail shall include, i ncludi ng the
installation of fitness stations, benches and similar trail
appurtenances. The trail system and any trail aoourtenances shall
be deyelooed in comoliance with City of Carmel standards for
multi-use trails.
2. Area 2-A: Development Standards
The trail system and any trail appurtenances shall be developed in
compliance \vith City of Carmel standards for multi use trails. Utilities, if
any, shull be installed in compbance '.vith applicable regulat:i-eJ:l&
a. Maximum Building Height: Forty (40) feet.
b. Minimum Front Yard: Fifteen OS) feet. but in no case greater than
thil1v (30) feet.
C. Minimum Side Yard:
(1)
Single Familv / Two Family: Five (5) feet.
(2) All other uses: Ten (10) feet.
d. Minimum Rear Yard:
(1) Single Family / Two Familv: Twentv (20) feet.
(2) All other uses: Ten (10) feet.
(3) Minimum Lot Width: All uses other than Single
Pamilv/Two Family Dwellin!!s shall be One hundred and
fifty (150) feet.
(4) Minimum Lot Size: All uses other than Simde Family/Two
Familv Dwellings shall be One (1) acre.
e. Minimum Ground Floor Area:
(1) . Single Family Dwellings / Two Family Dwellings:
(a) One Story - One thousand 0.000) SQuare reet oer
dwelling unit.
(b)
Two or More Statics - Ei ght hundred (800) square
feet oer dwel1ine unit.
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INIMAN2 748604vl
(INIMAN2/ 699623 v6)7 408 63 v 3)
Dale: January 1+l1me 13,2003
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(2)
Multifamily Townhouse Dwellings: Eight hundred (800)
square feet per dwelling unit.
f. Maximum Lot Coverage:
(1) Single Family I Two Family: Fifty (50) percent of the lot.
(2) All other uses: Seyenty-five (75) percent of the lot.
g. Parking:
(1) Single Family I Two Familv: Two (2) parking spaces Rer
dwelling unit.
(2) All other uses:
. (a) Location: Parking areas shall not be located in front
of the established front building line oriented
toward Spring Mill Road.
(b)
Amount: See Chapter 27 of the Carmel I Clay
Zoning Ordinance.
h. Outdoor Ooerations: All operations shall be completelv enclosed
in a main or accessory building.
L Landscaping: See Section V., below.
J. Lighting: See Section VI.. below.
k. Signs:. See Chapter 25.7 - Sism Regulations of the Carmel / Clav
Township Zoning Ordinance.
15
INIMAN2748604v]
(INIMAN2/@9623"61740863v3J
Date: January 17June 13,2003
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Clarian North Hospital Campus PUD
fhB.
Area 2-B:
Area 2-B represents approximately twe-(-twelve (2) to three (3fourteen (14) acres
of real estate 'Nhich is bounded on cenlrallv located within the east byPUD alonf!
the west side of the proposed extension of Illinois Street extension and on the
north by a one hl:lFldred (100) foot separation from the nOl1h propol1y lioe of the
overall PUD. Said one hundred (100) foot separntlofl from the north property line
shall be a part of tHe-, but shall not haye any frontage on 116th Street.
Development within Area 2-B is intended for hieher intensity dwelline:. office and
other uses tvoicallv associated with and in close Dfoximitv to a maior hospital
facility.
Area 2 A Tree Conservation Area. Area:; E is intcflded for r61ati vel)' low
intensity uscs to provide a transition from the residential use existing to tho north
and the hospital campus.
1. ""..rea 2 ED: Pennitted Uses:
a. Sine:le Familv Dwellings,
b. Two Famil v Dwellings.
c.
Multifamily Townhouse Dwellings.
d. Assisted Li ving Faci lity.
a-:e. Child Care Center.
l=r.f. Day Nursery,
&:-2:. Medical Office BuildingBuiIdinf!s - including but not limited to:
all professional medical offices, medical research laboratories;
dental laboratories; optical laboratories
Eb-h. Offices - including but not limited to: professional offices;
general offices; financial institutions.
1.
Aecessory Uses and Structures. Accessory uses and structures
..",hich are subordinate, appropriate and incidental to the ubovc-
pormitted uses shall be permitted, including but not limited to:
cafeteria/deli/coffee shop; photocopying and duplicaling se!"','ices;
tm,sh enclosures; s1:l1face parking and loading areas; automated
toller machines (f~TM's); and, utilities.General Service
Establishments (limited to the ground floor or basement of a
primary building) - including but not limited to: barber shOR;
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JNfMAN2748604vl
(INIMAN2/Ei99s23', s)740863v3)
Dale: Janliar)' 17June 13,2003
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Clariall North Hospital Campus pun
beauty shoo: drv cleaning and laundry establishment: heath soa or
fitness center.
J. Retail (limited to the ground floor or basement of a primary
building) - including but not limited to: apnarel shoo: mt gallery:
art and music center; bakery: bookstore: business and electronic
machines and eauioment sales: camera shop: candy or ice cream
shoo: duolicating and blue print establishment: flower shoo:
haberdashery; iewelry store: leather and luggage: millinery shoo:
newsdealer: office suooly store: optician and ootical suoolv:
orthooedic and medical aooliance and sUDolv sales: photol!raohic
studio: minting shoR; shoe reoair shoo: shoe store: stationer:
tailor and dressing: shoo: variety store.
k. Food Services (limited to the ground floor or basement of a
Drimary building): Restaurant: or Delicatessen.
I. Accessorv Uses and Structures. Accessorv uses and stmctures
which are subordinate. aOOIooriate and incidental to the above-
DeTI11itted uses shall be permitted. including but not limited to:
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(1)
Located in a Primary Building: cafeteria/deli/coffee shoR..;.
nhotocopying and duplicatine: services: and. automated
teller machines (A TM's ).
(2) Freestanding: trash enclosures: surface parking and
loading areas: and. utilities.
&om. Trail. A trail system that will serve the PUD and will connect to a
future trail or sidewalk system along Soring Mill Road. including
the installation of fitness stations. benches and similar trail
appurtenances. The trail system and any trail appurtenances shall
be developed in compliance with City of Cam1el standards for
multi-use trails.
2. Area 2-B: Development Standards
a. Maximum building height: thirty Ii ve (35) feel',--Wit-H--u-ffiaximum
of two .stories.
a. Minimum ti'ont yard: fifteen (15) feet, but in no case
greaterMaximum Building Height
(1)
Within two-hundred (200) feet of the west right-of-wav hne
of Illinois Street: Sixty (60) feet. with a maximum of five
(5) stories.
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(INIMAN2/6996 23..6) 7 40863 v 31
Date: January 171 line 13, 2003
Clarian North Hospital Campus POO
Greater than thirty (30) feet.
Minimum side yard: ten (10) feet.
Minimum rear yard: ton (10) feet
Minimum lot '..vidth: one hundred (100) feet.
IVIinimum lot size: ten thousafld (10,000) square feet.
Minimum ground floor area: nine two-hundred (900) square f'eet-:-
MClJlimum lot ooverage: /Seventy five (75) percent of tho lot.
Parking:
(1) Location:
(n) Parking areas or interior access drives, for a child
care center use only, may be located bet\veen the
ostablished front building line Oliented tmvard
Illinois Street.
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M(2)
Parking areas for all other uses shall not be Ioeoted in front
of the established front building20m feet from the west
ri2:ht-of-wav line oriented tmvard of Illinois Street: fifty
(50) feet. with a maximum of four (4) stories.
(2) Amount: See Chapter 27 of the Cannel.' Clay Zoning
Ordinance.
J. Loading: .^.pplicable to all business uses.
(1) Loading berths oriented toward Illinois Street shall be
landscaped/screened using masonry walles), plant material
or a combination thereof, subject to the approyal of the
Carmel.' Clay Plan Commission.
(2) 0 10,000 squaro foct of gross noor area: Zero (0) berths.
(3) 10,001 100,000 square feet of gross floor area: Ofle (1)
beftfl..:-
(4) Each 200,000 square feet of gross floor area: One (1)
additional borth.
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lNIMAN2748604vI
(INIMAN2/6996;!Jv6) 7 40863 v 3)
Date: JaAHary 17.Tune ]3,2003
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INIMAN2 748604v I
(I NIMAN2/69962-3'i6j 7 40863 v3)
k.
Outdoor Operations: All operations, including temporary refuse
stomge, shall be completely enclosed in a main or acceSSOfY
building; provided, how8','er, such limitation shall not apply to any
outdoor play areas or outdoor recreation areas associated with a
child care or day nursery facility.
1.
Landscaping: Soe Section V., below.
m.
Lighting: See Section 'IL, below.
n.
~: as approved by the Carmel j Cluy Tmvnship Plan
Commission under an ADLS Approval, with the minimum
allowable number of signs and minimum allowable sign surface
area of sigHS as set fOlth in Chapter 25 of the Calmel .' Clay
To\vRship Zoning Ordinance.
b.
Minimum Building Height:
(1) Single Family / Two Pamily: Sixteen (16) feet.
(2)
All other uses: 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
thitty (30) feet.
d. Minimum Side Yard:
(1) Single Family / Two Pamily: Fiye (5) feet.
(2) AU other uses: Ten (10) feet.
e. Minimum Rear Yard:
(1) Simde Family / Two Family: Twentv (20) Feet.
(2) All other uses: Ten (10) feet.
f. Minimum Lot Width:
(1) SiTI!!le Family / Two Family: One hundred CWo) feet.
(2) All other uses: One hundred and fifty (150) feet.
g. Minimum Lot Size:
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Date: JaflHflfj'--l-+lline 13, 2003
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Clarian North Hospital Campus PUD
(1)
Single Family / Two Familv: Ten thousand 00.000)
sauare feet.
(2)
All other uses: One 0) acre.
E.h. Minimum Ground Floor Area-+Q~
Area 2 C represents approdmately five (5) to thil1een (13) acres offenl estate
centrally located along the PUD's frontage on Spring Mill Road for a minimum
depth of one hundred and fifty (150) feot from the Spring Mill Road right of \yay.
.^.rea 2 C is intended to provide iltrans;tion between potential residential uses on
the '.vest side of Spring Mill Road and those high intensity uses recOlmncnded
along tRO US 31 Corridor. Transition is accomplisflod in Area 2 C by a
combination of permitted use resuictions, height regulations, architectural
regulatioRs and site design restrictions.
L^.reu 2 C: Permitted Uses:
a.
b.
U c.
d.
e.
f.
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INIMAN2741:i604vl
(INIMAN2/699B23y~) 7 40863v3)
Dwelling Units (located abo'/e tRe first floor).
Multifamily Townhouse D'lvellings.
Home Occupations.
Assisted Living Facility.
Day Nursery.
]o.fedical Office B~lildinbs including but not limited to: all
professional medical offices, medical research laboratories; dental
laboratories; optical laboratoties
g. Offices iRcludiHg but not limited to: professional offices; general
offices; financial institutions.
h. General Service Establishments including but not limited to:
barber shop; beauty shop.
l. f\ccessory Uses and Structures. Accessory uses and stmctures
v:hich arc 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 V1TM's); and, utilities.
20
Date: January 17 June 11, 2003
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Clarian North Hospital Campus PUD
2.
,^~rea 2 C: Development Stm'ldards
U. Maximum buildinl2:: heihht: Thirty five (35) fect, '.vith u maximum
of t"va stories.
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 fear yard: Ten (10) feet.
e. ~ilinimum lot 't.'idth: One hundred and fifty (150) fcet.
f. Minimum lot size: One (1) acre.
g. Minimum groUl'ld floor area:
(1) Multifamily Tmvnhmwe Dwcllings: Single Familv I Two
Familv:
(a)
One Story - One thousand 0.000) sauare feet Der
dwelliO!! unit.
m(b) Two or More Stories - 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.
1. Maximum lot coverageLot Coverage:
(1) Sinf!1e Familv I Two Familv: Fiftv (50) oercent.
fi.:.(2) All other uses: Seventy-five (75) percent of the lot.
H. Parking:
(1) Location: Parking ureas shaH not be leGated in front of the
established front building line oriented toward Sprin,; Mill
Rea4:
(2) ,^~mount: 8ee Chapter 27 of tho Carmel/Clay Zoning:
Grdinance.
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(INIMAN2/ li99!i23 vii) 7 40863 v3)
Dale: January 17l!m~n, 2003
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INlMAN2748604vl
(INIMAN2/699623v6) 7 40863 v3)
Loading: .'\pplicable to all business uses.
(1) Louding berths shall not be oriented to Spring Mill Road.
(2) 0 10,000 square feet of gross floor area: Zero (0) berths.
(3) 10,001 100,000 square feet of gross floor area: One (1)
eeftR-:.
( 1) Each 200,000 square feet of gross floor area: One (1)
additiOl'lal berth.
(1) Outdoor Operations: Sinf!]e Familv / Two Family: Two
(2) oarking soaces per dwelling unit.
k. All operations, including temporary refuse storage, shall be
completely enolosed in a main or accessory building.
I. Landscaping: See Section V., below.
m. Lighting: See Section "1, below.
n.
~: as approved by the Carmel ,I Clay To'snship Plan
Commission under an ADLS .^~ppro\'al, "",ith the minimum
allowable number of signs and minimum allowable sign sl:iffa€e
area of signs as set forth in Chapter 25 of the CanY-lOII Clay
Township Zoning OrdinClnco.
22
Date: January 17!llntl3., 2003
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,^.rea 2 D:
Clarian North Hospital Campus PUD
(2) , Area 2 D represcflts appro~imatel)' ten (10) to eighteen
(18) acres of real estuteeentmlly located '.vithin the PUP
along the 'liest side of the proposed extension of Illinois
Street. Developmoflt \vithin Area 2 D is intended for
higher intensity dwelling, office, retail und other uses
typic,ally as~ociated with and in close proximity to a majeF
hOSpltul fuel lIty. ~
1.L'\roa 2 D: Permitted Uses:
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INIMAN2748604vl
(INIMAN2/69~740863v3 )
a.
D\velling Units (located above the first floor).
Multifamily Tov..nhouse D'.vellings.
L'\ssisted Living Facility.
b.
c.
d.
Child Care Center.
e.
Day Nursery.
f.
11cdica,l Office Buildings includin; but not limited to: aU
professlo~1aIl11od~oal offices, medical research laboratories; dental
laboratones; optIcallabomtories
g.
Offices including but not limited to: professional offices;
general offices; financial institutions,
h.
General Service Establishmcflts including but not limited to:
barber shop; beaut)' shop; dry cleaning and laundry ostablishment;
heath spa or [1 tness center.
1.
Retail i~~l~ding but not limitod to: antique shop; app~el shop;
art galler), ~lrt and ~USIC center; bakery; bookstore; business
an~ elect~omc machmes and equipment sales; camera shop; candy
or lC~ cr~<lll1 shop; craft and hobby shop; dressmaking shop;
duplicatmg and. blu~ print establishment; flower shop;
haberdasher,Y;, mtenor decorating shop; je'Nelry store; leather and
IU6~~;e; mllhn~ry shop; ne'NsdeaJer; office supply store;
optlclUn and optical supply; orthopedic and medical a.ppliance and
supply sales; photographic studio; plinting shop; shoo repair
shop; shoe store; stationer; tailor al'ld dressing shop; to)' shop'
upholstery and/or drapery shop; variety store. '
Food Servicos: Restaurant (sit dovm); Delicatessen.
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Dale: JaRuary 17Jul1e 13,2003
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Clarian North Hospital Campus PUD
k.
Hotel.
1.
Conference Center.
m.
Accessory Uses (lAd Stmctures. .^~ccessory uses and structures
which are subordinate, appropriate and incidental to the above
pennitted uses shall be permitted, including but not limited to:
cafeteria/deli/coffee sl'lOp; photocopying and duplioating services;
trash enclosures; surface parking and loading areas; automated
reller machines (ATM's); and, utilities.
2. ",'.rea 2 D: Deyelopment Standards
c.
d.
e.
f.
g.
h.
1.
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TNIMAN2 748604v I
(INIMAN2/ 699623-v6} 740863 v 3)
u. Maximum building height:
(1) Within two hundred (200) feet of tl'lO 'Nest ri.ght of 'Nay line
of Illinois Street: Ninety (90) feet, ....,ith a maximum of
eight (8) stories.
(2)
Groater than t\lm hundred (200) feet from the west right of
way line of Illinois Streot: fifty (50) feet, v/ith a maximum
of four (1) stories.
b.
l\1inimum building height: Twenty six (26) feet, \vith a minimum
of t\VO (2) floors capable of being ocoupied.
Minimum front yard: Fifteen (15) feet, but in no caso greater than
thirty (30) feet.
Minimum side yard: Ten (10) feet.
Minimum rear yard: Ten (10) feet.
Aiinimum lot '.vidth: One hundred and fifty (150) feel.
MiRimum lot size: Ono (1) acre.
Minimum ground noor area: Ton thousand (10,000) square feel
per building; nine hundred (900) square foct per tenant..
Maximl:lm lot 0overag:e: Seventy five (75) pOl'cont of tho lot.
Parking:
mea) Location: Parking areas shall not be located in front
of the established front building line oriented
toward Illinois Street.
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Date: January l7June 13,2003
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Clarian North Hospital Campus PUD
rn(b) Amount: See Chapter 27 of the Carmel! Clay
Zoning Ordinance.
k. Loading: Applicable to all business uses.
(1) Loading berths oriented toward l11inois Street shall be
landscaped/screened using masonry walles), plant material
or a combination thereof, subject to the approval of the
Carine! / 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 (I)
berth.
(4) Each additional 200,000 square feet of gross floor area:
One (1) additional berth.
1. 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 VI., below.
o. Signs: as approved by the Carmel I Clay Tmvnship Plan
Commission under an l\DLS "^~pproYal, \vith the minimum
allowable number of signs and minimum allm.vable sign surface
area of signs as set forth inChapter 25 of the Carmel/Clay
Tov,'Bship Zoning Ordinance.
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INIMAN2748604vl
(INTMAN2/699fi23v6)7 40863 v3)
Date: January 17Juoe 13,2003
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Cll:Irian North Hospital Campus pun
G.
Area :2 E:
,^sca 2 E represents approximately eight (8) to nine (9) acres of reul estate along
the 116"' Street frontage of the overall PUD bet'Neon Spring .Mill Road on the
'.vest and TIlinois ,street on the 8:1St. Area:2 E is intended to provide for a '.vide
range of uses typically associated 'Nith a major hospital Ci1mpHs. <,'-reu 2 E is
proposed to be developed as an integrated center featurin; either a combination of
multi use buildings or individual use buildings, provided that a minimum ground
floor area per building is maintained.
L-\rea 2 E: Permitted Uses
a. Offices including but not limited to: professional offices;
general offices; financial iflstit.ltions.
b. Medical Office Buildings including hut flot limited to: all
professional medical offices, medical research laboratories; dental
laboratories; opticallaborutories
c.
General Service Establishments incIudiflg but not limited to:
barber ,shop; beauty shop; dry cleaning und 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; bus.iness
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; flO\ver shop;
haberdashery; interior decorating shop; jev,'elry store; leather and
luggage; mi1linery shop; ne\vsdealer; office supply store;
optician and optical supply; orthopedic and medical appliance and
supply sales; photographic studio; printing shop; shoe repair
shop; sh00 store; stationer; tailor and dressing shop; toy shop;
upholstery and/or drapery shop; vmiety store.
e. Food Servioes: Restaurant (sit dO\vn); Delicatessen.
f. Hotel.
g. Conference Center.
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LNIMAN2748604vl
(INIMAN2/699B2J..(l) 7 40863v3)
Date: January 17June 13,2003
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Clarian North Hospital Campus PUD
h.
,\ccossary Uses and Structuros. .^...ccossory uses and structures
which are subordinate, appropliate and incidental to the above
pennittod uses shall be permitted, including but not limited to:
cafeteriu/delilcoffee shop; photocopying and duplicati1'lg services;
trash enclosures; surface parking and lauding areas; automated
teller machines (.^.TM's); and, utilities.
2. Area 2 E: Development Standards
a. Maximum building heig:ht:
(1) \"\7itl:1in two hundred (200) feet of tho 'NOst right of way line
of Illinois Street: Ninety (90) feet, with a maximum of
.eight O~) stories.
(2) Greater than two hU1'ldrod (200) feet from the ',vest right of
way line of Illinois Street and greater than two hundred
(200) feet from tho east fight of '.vay hne of SpriFlg Mill
Road: Fifty (50) feet, with a maximum of four (-1) stories.
(3)
'.Vithin two hundred (200) f-cet of the east right of 'Nay line
of Spting Mill Road: Thirty five (35) feet, with il
mar.imum of two (2) stmies.
b. Minimum Front Yard: Fifteen (15) feet, but in no case greater than
thirty (30) feet.
c. Minimum side yard: Ten (10) foet.
d. :Minimum rear yard: Ten (10) feet.
e. Minimum lot width: Onc hundred and fifty (150) feet.
f. Minimum lot size: One (1) acre.
g. Minimum ground floor area: Ten thousand (10,000) square feet.
h. Maximum lot covorat:e: Soventy five (75) percent of the lot.
1. Par~
(1) Location: Parking areas shall not be located in front of the
established front building line oriented toward Illinois
Street, 116* Street and Spring Mill Road.
(2)
Amount: See Chapter 27 of the Carmel/Clay Zoning
Ordinance.
27
INIMAN2748604vl
(TNTMAN2/!i99!i23 "6)740863 v3)
Date: January 17lum...~~1. 2003
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Clarian North Hospital Campus pun
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Loading: ,^.pplicable to all business uses.
(1) Loading berths oriented to\vard 116m Street or Illinots.
Street shall be landscaped/screened using masonry \vall(s),
plant material or a combinatiofl thereof, subject to the
approval of the Cannel/Clay Plan Commission.
(:2) 0 10,000 square feet of gross floor area: Zero (0) berths.
(3) 10,001 100,000 square feet of gross floor area: Ooe (1)
Befll.r.
(1) Each 200,000 square feet of gross floor area: One (1)
additional bet1h.
k. Outdoor Operations: ./\Jl operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building; provided, however, outdoor seating ifl association '.vith a
restaurant, delicatessen or similar food service may be allO\\'cd in
compliance '.'.'ith the fo11o\\'iog regulations:
u (1)
(2)
(3)
(4)
Outdoor seating shall not be located bet'l/een a building
line and any residential use developed within this POD;
Outdoor seating shall not be located in any reqaircd yard or
any street light of 'Nay;
Outdoor seating shall be located adjacent to the business'
tenant bay or storefront fa~adc;
The perimeter of the outdoor seating area shall be
landscaped in a manner consistent with landscaping
requirements for "plantings adjacCH'1t to buildings" of tl:te
US 31 Overlay District;
(5) Outdoor soating shaH not exceed t'.','ent)' percent (20%) of
the Gross floor area of the restaurant; and,
(6) outdoor seating shall not bloek any entrance or exit to or
from the business or building.
1. Landscaping: See Section VIr., below.
m. Lighting: See Section VI., bolo'.v.
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(IN IMAN2/69962)'<{i)7 40863v31
28
Date: JaHHary 1 :June 13, 2003
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INIMAN2 748604vt
(INIMAN2/6996gv6)I4D863v3 )
Clarian North Hospital Campus PUD
Signs: ,as. approved by the Carmel,l Clay Township Plan
ComlllisslOn under an :\DL8 ,^~pproval, with the mininmm
allowabl~ number of signs and minimum allowable sign surface
area of signs a~ set forth inChapter 25 of the Cannel/Clay
Township Zomng Ordinance.
29
Date: Jmmary--l:-+June 13, 2003
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Clarian North Hospital Campus pun
v.
Landscaping
Landscaping for Area 1: Area 1 shall be landscaned in compliance with the requirements
of the US 31 Overlay District.
Area 2 - Certain Residential Uses: Landscaping for any resitlential useMultifamilv
Townhouse Dwellinl.!s and Assisted Livin!! Facilities located within Area 2 of this PUD
shall be determined by the Carmel I Clay Township Plan Commission in connection with
the approval of the Final Development Plan and ADLS for such development.
Area 2-B - Business Use: Landscaping for any business use within Area 2-B of this
PUD shall comply with the following regulations:
A. Preservation: The meservation of mature trees is encouraged over the nlantine of
new trees whenever there is a likelihood that preserved trees can be maintained in
an environment that will SUDDort their ability to survive and thrive for at least five
(5) years. Therefore. each development site which includes any existing trees
shall. to the maximum extent feasible. orODose the nreservation of existing trees
over the removal of existin!.! trees and the planting of new trees.
B.
Denth of Plantinl.! Strin: Planting strins shall be provided as specified in this
Section. Such olantinl.! striP requirements shall not be cumulative in nature.
Wherever more than one (1) nlantinl.! striP is aRPlicable: the planting strio that
requires the e-reater depth of yard shall aoolv as to the depth of planting striD:
and. the planting strin that requires the l.!reater base planting unit shall applv as to
the base plantinQ unit.
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A-T. Front Yard Planting Strip: Minimum width shall be fifteen (I5) feet (co-
existent with the required front yard), shall be provided adjacent to any
right-of-way.
B-:-2. Planting Strip Adjacent to an Entry DJive: Minimum width ten (10) feet.
G-3. Planting Strip Adjacent to any Parking Area: Minimum width as follows:
ha. 5' wide when adjacent to a business portion of this PlID.
2,.;.b. 15' wide when adjacent to Spri,ng Mill Road, 116th Street, IlIino]::;
Street or a residential use developed as part of this PUD.
I*c. Improvements in Planting Strip: The planting strip shall be unoccupied except for
plant material, steps, lelTUces, driveway and pathway crossings, lighting
standards, signs, benches, and other similar structures.
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ED. Base Planting Unit for Planting Strips: The base planting unit for planting strips
shall be as follows:
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Dare: January 17June 13,2003
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Adjacent to a right-of-way, for each one hundred (l00) linear foot
increment:
a. Three (3) shade trees.
b. Two (2) ornamental trees.
c. Ten (10) shntbs or belms 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.
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 POO, the following
materials shall be planted for each one-thousand five
hundredhundred (100) lineal feet ofDlanting striD:
a. One (1,500) squarE! feet of planting stIip:
(1)
Three (3) shade trees.
(2) Three (30ne (l) ornamental trees.
(3) Fifteen (lFive (5) shmbs or berms at a minimum of thirty-
six (36) inches in height.
b. when oriented to SplinE; Mill Road, 116ffi Str6eta public right-of-
way 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 of thirty-
six (36) inches in height.
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F-cE.
Planting Areas Adiacent to Primary Use Buildings:
1. Front of Buildings: A planting area equal to an area measuring fifteen
(15) feet in depth by the width of the front of the building plus twenty (20)
feet (to extend ten (10) feet out on both sides) shall he installed along
building facades oriented toward Spring Mill Road, 116th Street and
Illinois Street.
2. Base Planting Units: When located next to a orimarv use buildinE!. the
followinQ olantin2: shall be required:
a. One (1) shade tree.
b. One (l) ornamental tree.
c. Five (5) shrubs
'&.-3. 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).
:1-4. 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).
fhF. Planting Areas Within Parking Lots: A minimum of one (1) shade tree and five
(5) shrubs shall be planted wi thin each parking lot for every ten (10) parking
spaces provided, or portion thereof.
KG. 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) feel,
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) feeL
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Date: January 17 June 13, 2003
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d.
Deciduous shmbs: A minimum 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. Intetior ,^.reas:
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
3. Plant Species Selection: Landscaping materials selected shall be
appropriate to local growing and climate conclitions
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 Final Certificate of Occupancy.
5. Maintenance: It shall be the responsibility of the owners and their agents
to insure maintenance of project 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 wi th identical varieties or a suitable substitute, and
keeping the area free of refuse, deblis, 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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VI.
Lighting.
A. Area 1.
Lighting for Area 1 shaU be in compliance with the requirements of the US 31
Overlay District.
B. Area 2-B.
Lighting within Area 2-B of this POO for any multifamily orall business BSe
within ..-\.rea 2 this PUD uses shall comply with the following regulations:
1r.1. Site lighti rig plans shall include the layout, spread and intensity of all site
lighting, including:
ba. Parking lot and service I storage area lighting;
;hb. Architectural display lighting;
k. Security lighting;
4:-d. Pedestrian way lighting; and,
~. Landscape lighting.
B. Site lighting shall be coordinated throughout Area 2 of the P'JD and be of a
uniform design, color and materials.
2. The height of light standards shall not exceed-~
a. fifteen (15) feet above grade when located within ninety (90) teet
of the east right-ot-wav line of Soring Mill Road: or.
G:-b. twenty-five (25) feet above grade elsewhere in Area 2.
3. Light Fixtures for all Parking Areas and Service Areas:
D. All oKteriorl'reestanding or wall mounted outdoor light fixtures used to illuminate
a sUlface parking lot andarea or service I storage area lighting fi]((ures shall bearea
shall utilize vertical burn, full cut-off fixtures.
.^JI architectural display lighting and sign lighting shall be gonerated from
shielded light fixtures so that the luminaries are not visible from any right
of '..va y line.
PA. Light levels shall not exceed:
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~b.
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0.1 maintained foot-candle at the east right-of-way line of Spring
Mill Road;
0.3 maintained foot candles at the north right-of-way line of 116th
Street; and,
0.3 maintained foot candles at the west right-of-way line of Illinois
Street.
5. Soecial Li ghting Proyisions for Area 2-A for All Multifamily Townhouse
and Assisted Living Facility Uses.
a.
INIMAN2748604,,1
(lNIMAN2/B99~23\6)740863v3 )
Along theSoring MiH Road Frontage. The intent of this section is
to provide general design guidelines to create a "residential
streetscaoe" along the Spring Mill Road frontage of Area 2~A
should any Multifamily Townhouse Dwellings or Assisted Livimr
Facilities be develooed along said frontage. To assist in this effort.
any outdoor light fixture which is located in Area 2-A for such
uses between the established front building line and the right-of-
way of Soring Mill Road, and any outdoor light fixture located on
a building in Area 2-A and which is oriented to or clearlv visible
from Spring Mill Road shall be of the saine or a comDlimentary
design and shan complv with the followim!: design guidelines:
(1) Freestanding Outdoor Light Fixtures shall:
(a) not exceed ten (10) feet in pole height:
(b) not include more than one (1) I liminaire ocr Dole:
(c) be equiooed with either an opaque material can or a
reflector to prevent the upward di stribution of Ii ght:
and.
(d) not exceed one-hundred and fifty (150) watts in
intensity.
(2) Wall Mounted Outdoor LilZht Fixtures shall:
(a) be mounted along side or immediately above a
door:
(b) not include more than one (1) luminaire DeI' fixture:
35
Dale: January 17 !upe 13, 2003
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(c)
be equinned with either an onaque material caD or a
reflector to prevent the upward distribution of light
and,
(d)
not exceed one-hundred and fifty (150) walls in
intensity.
b. Parbnl! Area Lighting Beside or Behind a Buildin!!. In order to
minimize the imoact of any outdoor light fixtures used to
illuminate anv parking area or service area for such uses shall:
(1) not exceed fifteen (15) feet above grade:
(2) not exceed four-hundred (400) watts in intensit~
6.
SDecial Lighting Provisions for Pedestrian and Landscaoe Features.
Those portions of Area 2 which are designed and intended as
nedestrian ways or as landscaDe features. which may be located
adiacent to buildings or located interior to a Darking area, service
area or along an interior access dIive. are encouraged to include the
use of bolIard style light fixtures (not to exceed four (4) feet in
height above grade) to orovide definition to and accent lighting of
such pedestrian ways and landscaDe features.
7.
Soecial Lighting Provisions for the Trail.
Outdoor light fixtures to illuminate the trail system. if used, shall
be of a bolJard stvle not exceeding four (4) feet in height above
grade.
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VII.
Sil.ms.
In order to encourage si 2:ns which by their desi 2:n are integrated with and harmonious to
the buildings and sites which they occuov. all freestanding signs and wall siQJls within
Area 2 shall comoly with the regulations set forth below and be subject to ADLS review
and approval.
A. Apolicability:
Exceot as provided in Note], the following: regulations shall apply to any siQ:n
located in Area 2 of this PUD.
(Note 1: These regulations are not intended to apoly to anv sinQ:le family or two
family dwellin!! units. which shall complv with the regulations of Chaoter 25.7 -
Si!!n ReQ:ulations of the Carmel/Clay Township Zoning Ordinance.)
B. General Sign Regulations:
1. ADLS Aoproval Reauired - All freestanding sil!ns shall be anproved bv
the Carmel/Clay Township Plan Commission under an ADLS Aoorova1.
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2.
Construction of Freestanding Si gns - All freestanding si QJlS shall include a
masonry base. The message of the sign may be disolayedby individual
letters which are not illuminated. i ndiyidual back-lighted letters or by a
sign face with internal illumination. If internal illumination is used. the
backl!round of the siQJl shall be a dark. non-translucent color with the
letters. logos or message bein!! a contrasting, Ii 2:l1t translucent color.
3. Lightinl! of FreestandiDf! Signs -Freestanding signs shall be either
internally illuminated or illuminated by a eround mounted outdoor light
fixturein which the luminaire is shielded so that it only illuminates the
shm surface and does 110t shine on. cause glare to or otherwise impair the
vision of drivers of any motor vehicle travelilH! on a'public right-of-way.
4. Color Pallet - The color pallet for all signs within an individual area or
within all of Area 2, shall be aporoved bv the Carmel / Clay Township
Plan Commission under an ADLS Approval.
5, Use of Colors - All signs. whether freestanding or wall mounted. shall
utilize a consistent color for each element of a message (i .e.. a logo mav
use one color. a business name may use the same color as the logo or a
different color. and a sub-text to the business name may use the same
color as the logo or the business or may use a different color) unless
expressly aporoved bv the Carmel/Clay Township Plan Commission.
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6.
Number of Colors - In no event, however. shall more than three (3) colors
be utilized on any sign.
7.
Construction of Wall Si!!ns - All wall signs shall be cOl1lDosed of
indi vidual letters or logos.
8.
Retail Uses - Wall si l!ns for retail uses shall be limited to no more than
two (2) lines of text. If illuminated. illumination shall be bv wav of
interior lighting or back lil!htimr.
9.
Other Business Uses - Wall signs for other business uses shall be limited
to one (1) line of text and no more than two (2) colors, including lo!:ws. If
illuminated. illumination shall be bv way of back li!!hting.
C. Area 2-B.
In addition to compliance with the General Rel!ulations set forth above. all
freestanding signs or wall si gns located in Area 2-B shall be as aporoved bv the
Cannel / Clay Townshio Plan Commission under an ADLS Aooroval, with the
number of signs and the si2:n area of signs to complv with Chapter 25.7: Si!!n
Ordinance of the Carmel I Clav Township Zoning Or'dinance.
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.v.u..VIII.
Design Guidelines
In order 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 connection with this
planned unit development, the Design Guidelines contained in this section sha]] be
applicable,
A. Area I-A: Architectural design for Area I-A shan be consistent with the Final
Development Plan for Area I-A submitted simultaneously with the PUD.
B. Area I-B: Architectural design for Area I-B shall be consistent with the
requirements of the US 31 Overlay District; provided, however, if Area I-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 ,^~rea 2 A: The dosign of uny appro'/ed trail shall be ten (10) feet in width,
constructed of depth and materials consistent with the stm'ldards specified by the
City of Carmel.
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D.
,^~rea 2 B: Architectural design for Area 2 B shall be as approved by the Carmel
I Clay Tov:nship Plan Commission in its review of the ADLS plans for /\rea 2 B,
',:\'itl1 consideration given to the internal location of ,^~rca 2 B \\'ithin the overall
PUD and compatibility of the proposed development to other approved
developments \vithin this PUD.
E. Area 2 C (also applicable to Area 2 E):
C. ,^~ttached to this PUD areArea 2-A - Multifamilv and Assisted Living:
The intent of these desil!n l!uidelines is to provide sufficient regulations for
Multifamilv Townhouse Dwellinl!s or Assisted Living Facilities develooed in
Area 2-A to prooerlv buffer future olanned residential develoDmcnt on the west
side of Spring Mill Road from the more intense elements of this PUD located in
Area 1. To that end, a series of photographs of vatious buildings7 is attached to
this PUD. These photographs are intended to provide a graphic representation of
the intent of the Design Guidelines for Multifamilv Townhouse Dwellings and
Assisted Living Facilities developed in Area 2-G:-A. The photographs are not
intended to propose specific building designs.
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In reviewing the architectural design of building(s)Multifamilv Townhouse
Dwellings or Assisted Living Facilities proposed to be built in Area 2-C and j\rea
~A, factors to be considered by the Cannell Clay Township Plan Commission
shall include but are not limited to the following:
39
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Date: J 3nuary 17111illUJ, 2003
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1.
Design Theme: Buildings should be desIgned with a consistent overall
theme and building materials.
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2.
Building Proportion: Buildings should be designed us a composition of
relnted forms go'.'emed by the application of tho Golden Section (1: 1.6).
B',Jildings should generally avoid long, monotonous, uninterrupted walls
or roof planes. The design and placement of building facades, doors,
windows, and'architectural design details should be through use of
Regulating Lines.
3.
Building Height: The height of new plincipal buildings should be at least
one and one half (1 1/1) storiestwo (2) floors caoable of being: occuoied, 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 roofline or at the top
of the parapet wall.
4.
Building Facades: Facades should have a defined base or foundation, a
middle or modulated wall, and a top fonned 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 constmcted of more lhan one material should only change
matetial along a horizontal line or a vertical line (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: 12.
Shed roofs are permitled only when the ridge is attached to an exterior
wall of a building, and should conform to pilCh 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 banel roofs. Belvederes, cupolas, and pergolas
are permitted if appropri ate to the style, well proportioned, and full y
detailed.
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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 v.ith the style of
architecture, if edged by a railing or parapet, and if rooftop mechanical
equipment is either camouflaged OFl all sides or visually integrated into the
overall design of the building.
In no case shall rooftop mechanical equipment be visible from Spring Mill
Road or adjoining residontial development withiFl this POO.
6. Entrances: Building entrances shall be defined 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 of the building.
7.
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 stnlcture.
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8. A wnings: Fixed or retractable awnings are pemlitted if the awnings:
complement a building's architectural style, material, colors, and details;
do not conceal architectural features (such as comices, 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.
9. Storefronts: Storefronts shall be integrally designod \.\'ith overuU facade
character; provided, however, storefronts shall not exceed sovonty [i ve
percent (75%) of tho total ground lovel (first floor) facade area.
Buildings '.vith multiple storefronts shall be of unified design, through the
use of common materials, architectural details, sign age and lig~lting
consistent '.."ith the overall building style.
lODrive thm vlindows: Dti ','0 thru windows shall be designed as a relnted,
integrated DIchitecturaJ element and part of the ovorall design composition
of tho building.
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(INIMAN2/699623va) 7 40863v3)
Date: January 17.June 13,2003
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+h9.
Suitability of Building Materials: Unless otherwise approved by the
Carmel I Clay Township Plan Commission, building materials shall be
consistent with the following:
a. Exposed foundati on shall be constructed of one or more of the
following:
(l) Blick;
(2) Stone (limestone, granite, fieldstone, etc.); or,
(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) Blick or stone;
(2) SmoothConcrete composite siding (i.e.. Hardv-Plank sidiT!J;,
or eauivalent) or other similar materials designed to take on
the appearance of smooth cut cedar shi nglest
(3)
\Vood. wood clapboard sidingt
+4+(2)
~(3)
Weed, or wood beaded siding; or,
Stucco with smooth finish, or dryvit (or equivalent), not to
exceed twenty percent (20%) of the overall non-window
facade area.
(Note: Aluminum or vinyl sidin!! materials shall not be considered
as acceptable materials for facade walls.)
-hh 10. Design in relation to topography of the site;
~ 11. Design of proposed landscaping in relation to structures; and,
,l.4,.12. Overall aesthetics of the proposed building, including color.
J2.:.D. Area 2-QB:
Architectural design for Area 2-QB shall be as approved by the Carmel/Clay
Township Plan Commission in its review of the ADLS plans for Area 2-QB, with
consideration given to the internal location of Area 2-gB within the overall PUD
and compatibility of the proposed development to other approved developments
within this PUD.
G.E. Lighting - All of Area 2-:g;e,:
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Date: January 17June 13,2003
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Th~ Design Gui~clifl0s ap~licable to .'\.rea 2 E are intended to provide for
desIgnated perrrutted uses 111 a manner 'Nhich does not encour~.we "suburban bic>
e "E! I' b '"
o~ eve opment, \VhIle, at the same time, not encouraging tho development-ef-a
Gones of small "~ut lots'.' al~ng the 116m Street or Spring Mill Road frontage. To
that en~, tho DeSIgn GUldehnes for .ALrou 2 E shall be the same as those listed
above for l'....rea 2 C.
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Dale: Janu:1ry 17.1 one 13, 2003
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1.
Examples of Intent of Design Cllidelines for Area 2 CSite
lighting shall be coordinated throul!hout 2-B of the POO and be of a
uniform desi gn, color and materials.
2.
All extelior oarking lot and service / storage area lighting fixtures shall be
full cut off fixtures.
3.
All architectural display lighting and sign lighting shall be generated from
shielded light fixtures so that the luminaties are not visible [rom any
adiacent residential development.
F. Mechanical Equipment.
All mechanical equipment shall be screened from an adioining public right-of-
wav bv the buildin!! or a suitable wall or fencing designed to be generally
compatible with the architectural stvle of the bllilding(s) with which the
mechanical equioment is associated.
All mechanical equipment located in Area 2-A shall be ground mounted and shall
be located on the east side of a building to provide both a visual and a noise
abatement barner for said mechanical equipment from SOling Mill Road.
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G.
Trash Enclosures.
All trash enclosures shall be constmcted of a suitable wall or [encin!! designed to
be generally comoatible with the architectural style and materials of the
buildinds) with which the trash enclosure is associated.
H. Parking Lot Design.
1. Efforts to break liP Jar!!e expanses of Qavement are to be encouraged bv
the interspersing of appropriate planting areas.
2. Direct. atticulated pedestrian access shall be Dfovided from the street to
tb~in enLrance of the bllilding(s).
3. Handicapped parking shall be orovided in an amountand design which is
in comoliance with the ADA Accessibilitv Guidelines for Buildings and
Facili ties.
4. Above-grade. structured parking facilities shall have on all sides
architectural features that are compatible with the builcting(s) with which
they are associated.
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Maximum Building Heights.
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The Maximum Building Heights in Areas 2-A and 2-8 are deoicted in Exhibit A
hereto.
1. Common Drainae:e Facilities.
Drainae:e basins, ponds. swales and facilities servine: and located on all or any Dart
of the land subiect to the PUD may be develooed as part of a common draina~
system for all or any Dart of the land subject to the PUD.
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Dale: January 17l!!rlill, 2003
INIMAN2748604vl
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Examples of Intent of Design Guidelines for Area 2.(;A
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Examples of Intent of Design Guidelines for Area 2-bA
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INIMAN2 748604vl
(INIM AN2/li99s23', s)740863v3)
Date: hnuary 17June 13,2003
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C1arian North Hospital Campus PUD
Examples of Intent of Design Guidelines for Area 2-GA
48
INIMAN2748604vl
(INIMAN2/6996:23"6) 7 40863 v3)
Dare: Jaul:llifj'--l111!I!kl.l, 2003
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Clarian North Hospital Campus PUD
Examoles of Intent of Desi2:n Guidelines for Area 2-A
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rNIMAN2748604vl
(INIMAN2/6991i23vli)7 40863 v3l
Date: Jamtary--l'fJuI1e 13,2003
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Clarian North Hospital Campus pun
y.uI.IX.
Traffic I Roadway Improvements.
A.
Illinois Street.
1. Right-of-Way: Right-of-way for the p011ion of lllinois Street to be
developed with the first phase of construction shall be provided pursuant
to the terms and conditions of a TIP Agreement with the City of Carmel.
Additional right-of-way necessary to connect the first phase of
development to the nOl1h property Line of the PUD shall be dedicated upon
receipt of a final alignment from the City of Carmel pursuant to the tenns
and conditions of a TIP Agreement with the City of Carmel.
2. Development: Petitioner proposes the ini11al development of illinois
Street north from 116th Street to approximately the south line of the
existing wooded area in <^sc~: 2 A and Area:3 .8 at the northern orooertv
line of the PUD pursuant to the terms and conditions of a TIP Agreement
with the City of Cannel. Future extension of Illinois Street to the north
property line of the PUD shall either occur in connection with the
dovelopment of Area 1 B or Area 2 .8, or shall be undertakeR by the City
of Cannel.
3.
Access:
a. /..ny use developed within }\rea 2 B may have direct, independent
access to illinois Street.
lr.a. West Side - Uses located within Area 2 D and ,,^..rea 2 Eon the
west side of Illinois Street shall gain access to Illinois Street via
not more than three (3) common or shared dliveways, interior
access drives or a public or plivate street connecting to Illinois
Street. ,,'\cooss into .^..rea 2 E shall be. no closer to 116tfl Street than
determined iR compliance with a{;cepted tmnsportution guidelines
so as to not ad'.'ersely impact trattic movements at 1161-1< Street and
Illinois Street.
b. East Side - Uses located on the east side of IlLinois Street shall
gain access to Illinois Street via not more than three (3) full access
points and one (1) right-in / right-out access point.
B. Spring Mill Road.
1.
Right-of- Way: Right-or-way along the for Spring Mill Road frontage of
tho PUD shall be dedicated in accordance ..vith the Thoroughfare Plan and
50
INIMAN2 748G04v]
(IN IMAN2/ 699623' '~) 740863 v3)
Date: January 17June n, 2003
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Clarian North Hospital Campus pun
pursuant to the telms and conditions of a TIF L^~greemcnt 'Nilh the City of
CQnnel.~
a. Within sixty (60) days of final aooroval of a Final DeveloDment
Plan for that Darrion of Area 2-A subiect to such Final
DeveloDment Plan; and,
b. In an amount not to exceed the lesser of that which is sDecified in
the Citv of Carmel and Clay Township Thorou2:hfare Plan in
existence on June 17. 2003. or soecified on the date of final
aODfovaJ of said Final DeveloDment Plan for any portion of Area
2-A which receives Final DevcloDment Plan Aporoval.
2. Access: Access from the overall PUDTlJinois Street to Spring Mill Road
shall be limited as follows:
a.
Oneto one (1) major interior access drive or public or pri vale street
shall be c01mecled through to connecting Spring Mill Road and
Illinois Street as an extension .of the main hospital entrance
driveway along lllinois Street. Such connection shall be made to
Spring Mill Road shall be located in an ei!!htv (So) foot total width
right-oF-wav and shall be accomDlished at or orior to the time of
anv development within Area 2-C. If Area 2-D develops prior to
Area 2-C, provisioflorovisions shall be made in the layout of
Area--Area 2-D to provide forsucR connection to accommodate the
continuation of such drive or street extension throue:h Area 2-D
from and to ll1inois Street to and from Spring Mill Road.
u
b. Not more than t'.vo (2) minor interior ;1ccess drivos or No other
public or private streets street may also be connected through
:fmmconnect Illinois Street teand Spring Mill Road.
c. Any use ill L\rea 2 C, Area 2 Dol' ;'\.rca 2 E '.vhich is developed
withfrontage 01'1 any interior access drive or public or private street
connecting Illinois Street to Spring Mill Road shall gain nccess
from snid drives or streets rather than from llJinois Street or Spring
Mill Road.
l)
4-2. l\ccess points to Spring Mill Road, if any, for i:l development which does
not front on ;111 interior aocess drive or public or private street \vhich
connects Illinois Street to Spring Mill Rand, shall be determined on a case
by case basis by the Carmel/Clay Township Plan Commission in
connection with L^~DLS f.pproval for such deyelopment.
116th Street.
C.
51
TNIMAN2748604vl
(INIMAN2/B~740863v3)
Date: JaffilaFY-l+June 13, 2003
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Clarian Nodh Hospital Campus PUD
1.
Right-of-Way: Right-of-way along the 116th Street frontage of the POO
shall be dedicated in accordance with the Thoroughfare Plan and pursuant
to the tems and conditions of a TIP Agreement with the City of Cannel~
2.
Access: Access from and to the overall POO to and from 116th Street
shall be limited as.follows:
C1. Illinois Streetto three (3) ooints. a full intersection / round-about-j-
aM;
b. at Illinois Street. a ri!!ht-in onlv Emergency Ambulance Entrance~
52
INIMAN2748604vl
(lNIMAN2/69%1-3v6j 7 40863v3)
Date: January l?June 13,2003
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Clarian North Hospital Campus PUD
IX.
Other General R-equiremeHts.
,'\. Mechanical Equipment.
fJI mechanical equipment shull be screened [rom an adjoining public rig,*- iust
west of. way by tho bui)d~ng or a suitable '.vall or feNcing designed to be generally
compatI.ble '.vlt~ the arc.lutectural style of the building(s) '.vith \vhich the
mechamoal eqmpment IS associated.
B. Parking Lot Desi;n.
1.
Eff~rts ~o b~e~k up large cKp'ansos of pavement are to be encouraged by
the mtelSpelsmg of appropnate planting areas.
Direct,. articulated pedestrian access shall he provided from the street to
the mum entrance of the building(s).
Handica'PPcd ~Qfld?t; shull be provided in an amount and design which is
US 31. and a DQ"ht-m c.omnhance mith ~t..o A 1'\ A ^ eoess.I.].....I.~ r' 'A. )'
. . r YO t:tt" ..t:::f, . " . ----tll.hY"='Ultle-lneS
for Bmldmgs and Facilities.
2.
3.
4,.2.
f..bovc grade, structured parking facilities shall have on all sides
architectural f~atur0s that are compatible '""ith the buiJding(s) with 'Nhich
they are assocwted. ri gilt-out only,
53
lN1MAN2748604vl
(INIMAN2/e99tmv6j 740863 v3)
Date: January 1-1June 13, 2003
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Clarian North Hospital Campus pun
x.
Ad ministration.
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 tCffi1S" as specified by Ie 36-7-4-]500, et. seq., and the Section 31.6.1 of
the Carmel I Clay Zoning Ordi nance:
1. Section IV - Pem1itted Uses and Development Standards;
2. Section V - Landscaping;
3. Section VI - Lighting;
4. Section VII - Signs: and.
405. Section VIII - Design Guidelines
B.
Interpretation of Permitted Uses.
u
It is recognized that this the list of permitted uses specified within each Area of
this PUD is a representati ve listing of use and is not all incIusi ve 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 terms of traffic generation,
customer base and operational characteristics to other uses specified within each
Area of this PUD shaU 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 of thi s POO. Based upon this review, the Director shall
determine if the proposed use is a pellnitted use within an Area of this PUD. In
case of disagreement with the determination of the Director in assigning a use to
an appropriate Area within this POO, 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 with the Board of Zoning Appeals; or, Oi) determined
upon appeal that a particular use is not pem1itted in any Area of this pun, then
such use shall require a valiance of use or a rezoning petition in which such use is
specifically included and desclibed in order to be permitted wilhin this PUD.
c.
Improvement Location Permits.
u
Prior to the issuance of an improvement location permit for any bui Iding or
slructure (including signs) which requires an improvement location permit under
the terms of Section 29.4.2 of the Carmel/Clay Zoning Ordinance, an application
54
INIMAN2748604vl
(INTMAN2/699Ei23 \'8)7 40863v3)
Date: Jalmary l7ltlne 13,2003
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Clarian North Hospital Campus pun
for Final Devclooment Plan and ADLS shall be filed and approved by the Carmel
I Clay Township Plan Commission.
D. Plan Documentation.
Plan documentation and filing requirements for Final Develooment Plan and
ADLS review shall be consistent with the requirements specified by the City of
Cannel - 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 afl: particular /\.DLS application.
E. Modification of Development Requirements.
Upon the written request of any owner of real estate subject to this PUD, the
Carmel I 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.
55
INIMAN2748604vl
(INIMAN2/G9%2M) 7 40863 v3 J
Date: Jafluary] 7l!!ne ] 3,2003
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Clariall North Hospital Campus PUD
XI.
Definitions.
A. General Rules of Construction: The following general rules of construction and
definitions shall apply to the regulations of this 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 i.nclude the past and future tenses, and the
future the present.
3. The word "shall" is a mandatory requirement.
4. The word "may" is a permissi ve 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.
u
2. Accessorv 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
mal n use.
3. Automated TeHer Machine (ATM): A mechanized apparatus which
performs limited banking functions for cLlstomers such as deposits,
withdrawals and transfers of funds upon insel1ion 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 Township, 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 through the nearest point of any building or structure.
7.
Financial Institution: Any use concerned with such Federal or State
regulated busi nesses as banking, savings and loans companies and
investment companies.
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56
[NIMAN2748604vl
(INlMAN2/!i99823,6)740863v3)
Date: Jttnuary 17~, 2003
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ClarillD North Hospital Campus PUO
8.
Foot Candle: A unit of illumination. One (1) foot candle is equivalent to
the illumination at all points which are one (1) foot distant from a uniform
source of one (1) candle power.
9.
Photocopying-and Duplicating. Services (as an accessory use): A facility
providing reproduction, cutting, printing, binding, etc., of written
mateIials, drawings, labels, etc., for occupants of the building.
10.
Restaurant (sit down): An establishment where food and drink are
prepared for, served to and-lor consumed by the general public. Such
establishment may have~ an outside seating component if located in
Areas I-A, I-B or 2-B of this PUD: and may haYe~ a separate area or
lounge where alcoholic beverages are served without full food service,
provided the area issuch areas are accessory to the primary use in terms of
square feet or sales.
11.
Story: That palt of a building, with an open height of no less than
seventy-eight inches (78"), except a mezzanine, included between the
upper surface of one floor and the lower surface of the next floor, or if
there is no fJoor above, then the ceiling next above. A basement or any
fJoor located entirely below grade level shall not constitute a story. A
mechanical penthouse, whether enclosed by a roof or open to the sky shall
not constitute a story.
57
INIMAN2748604vl
(INIMA N2/699621vti)7 40863 v3)
Date: Janltar-y--l-+June 13,2003
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MERIDIAN ST.
:TH BOUND -- . I r:~ I II ~I
SOUTH BOUND I CLARIAN SERVICE 1111 l-
i LOOP ROAD DOCK WOJi"O;-- III!
~~ 0)10(
il
SECTION THROUGH: MERIDIAN I DOCK
J
VARIES
EXISTING CURVED FACADE
12"
,-
11"
--L..-
WOMEN)S AND CHILDREN')S SERVICES
-.
-
Entrance Facade Identifier: IF.2
Square Feet: varies (20 sf average)
Intent: individual letters mounted to entry canopy facade.
18'-0"
T
1'-9"
I
,-
11"
--L..-
EMERGENCY
- Entrance Facade Identifier: IF.3
Square Feet: 32
Intent: mounted to entry facade; internally
Illuminated using vinyl flex face sign cabinet.
-----
~------~~
~-------
---
~~~~~~=-
TOP VIEW
12'-0"
-
9'-4"
10'-7"
T
9'-0"
5'-5"
-,
10"
--L
1
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r
- Main Identifier: 1M
Square Feet: 58
Intent: double-sided monument with curved face;
internal illumination using cut-through/push
through graphics and individual stainless letters
with back-lit neon; aluminum or fiberglass sign
cabinet with brick surround; limestone base to
match stone of primary hospital.
..
L1r<< Clarian Health
Clarian North
Medical Center
Carmel, IN
Soale: 1{4" = 1 foot (l1x17 format)
I corbin
Refer to the Sign Looation Plan for each sign
type location.
109 East Front 304
Trayerse City, MI 49684
231947.1236
13'-0"
----~---
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SIGN CONSTRUCTION
DESIGN INTENT IN ISOMETRIC
10'-2 1/2"
c----"
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. Large Facade Logo: IF.4
Square Feet: 132
Intent: vinyl application on window
7'-0"
6'-5"
[
5'-5"
8'-7"1-;
6'
o Campus Directional: DC
Square Feet: 35
Intent: double-sided pylon with curved face,
internal illumination using cut-through/push
through graphics; aiumlnum or fiberglass
sign cabinet with stainless steel accent;
limestone base to match stone of primary
hospital.
-~
~ 4'-10"
~ 4'-6'
------1
-----1
1-,-
6'-3"
8'-4"
= Vehicular Directional: DV
Square Feet: 25 (50)
Intent: single or double sided,
internal illumination or reflective
vinyl on painted aluminum with
stainless steel accent; cast
concrete base to match limestone.
1
2
3
4
5
6
7
8
9
---L
9.20.02
10.11.02
10.29.02
1.17.03
2.21.03
3.7.03
4.2.03
5.2.03
6.6.03
~ EXISTING WINDOW
5'-6"
./r-
FAUX WINDOW
TREATMENT
r
7'-0"
L
o Small Facade Logo: IF.S
Square Feet: 39
Intent: fabricated stainless steel
channel with back-lil neon on
faux window treatment
I
1'-6"
...l
r- - ~11'-6"
11
6'-0" 1
r- 2'-0''--
,
* Parking Aisle ID: IP
Square Feet: 3
Intent: round aluminum
panel that curves around
light pole; painted with
vinyl graphics
[] General: G
Square Feet: 6 (12)
Sign content: Various
Intent: single or double sided,
renective vinyl on painted
aluminum.
Sign Permit Application
VarianCe Application
I Variance Revision
Sign Permit Appli""tion (New Site)
I SpeCial Studies Committee Review
Plan Commission Review
Worksessian
Progress Printing
Plan CommiSSion Review
Sign Type Array
-
.
I
-
J
~rf Clarian Health
Clarian North
Medical Center
Carmel, IN
I
48"
I
I
llt ClARIAN NORTH MEDICAL
~66'-O"
.. Main Facade Identifier: IF.1
Scale: 3/15" = 1 foot
Square Feet: 204
Content: campus identification for Meridian Street/US-31
Intent: individual channelletters/logo; internal illumination 50 the
IF.S
,
/
I
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~lmi
i CLARIAN NORTH MEDICAL CENTER
East Elevation (facing U5-31)
Not to scale
~';L~~,'~:~;.:i'r;~:"_<;~~~1.~".~:--.::-:;~~{ I .;~ ,~,~: l~:i.~-~~I~~':; ,:/:' ~ I ~~ ~.": ~_.
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_J
CENTER
if
31" 40"
11.
......:..;.l.:..Jl...-
Refer to the Sign Location Plan for each sign
type location.
I corbin
I
109 East Front 304
Traverse City, MI 49684
231 947.1236
1
2
3
4
5
6
7
8
9
19.20,02
10,11.02
10.29.02
1.\7.03
2,21.03
3,7.03
4.2.03
5.2,03
6.5.03
Sign Permit Application
Variance Application
Variance Revision
Sign Permit Application (New Site)
Special Studies Committee Review
Plan Commission Review
Work session
Progress Printing
Plan Commission Review
~--- - ---,
~ __J
I Mai~ Facade - -
Identifier
IF.1
East Elevation
-..
-
-
66'
4'-0" i CLARIAN NORTH MEDICAL CENTER
I
-:-:--:1
l------:....:;....-L
..;.:j
North Elevation
Not to scale
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South Elevation
Not to scale
.. L.::.~~1:~1..I.iJ-!'[-.:.lI':.:_.lLl.u.I
l....1I<< Clarian Health
Clarian North
Medical Center
Carmel, IN
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9.20,02
10,11.02
10.29.02
11.17,03
12.21.03
3,7.03
14.2.03
15.2.03
6.6.03
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II
Scale: 3/16" = 1 foot (llx17 format)
corbin
Refer to the Sign Location Plan for each sign
I type location.
The ceslgn is a preliminary Craft.
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109 East Front 304
Traverse City, M[ 49684
231947.1236
....J-:-:'[-I41.1
4'.0" if CLARIAN NORTH MEDICAL CENTER
I
Sign Permit Application I M a i n Fa ca d e
Variance ApplICation
Variance Revision I Identifier
Sign Permit Application (New Site)
Special Studies Committee Rev.ew IF.l
Plan CommiSSion Review North & South Elevation
Worksession
Progress Printing
Plan Commission Review
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Secondary Entrance for:
-Ambulance
11<< Clarian Health
Clarian North
Medical Center
Carmel, IN
"-
.....----~
MERIDIAN STREET / U5-31
corbin
109 East Front 304
Traverse City, MI 49684
231 947.1236
Main
Entranc::e
~,
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ILLINOIS STREET
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J' ~ I L ,'WOMEN'S/CHILDREN'S SURGICAL. L
SERVICES SPECIALIJ1ES '.~ '-;-
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I Refer to the Sign Type Array for sizing, illumrnation, and materials,
GROUND SIGNS
FACADE/BUILDING SIGNS
..... IF1-Main Faoade Identif,er
IF2-Facade Entrance Identifier
- IF3-Facade Entrance Identifier
. IF4-Large Facade Logo
o IFS-Small Facade Logo
Right.of-Way
+ Electrical requirement
Signs are double sided unless noted With a "s"
- IE-Main Identifier
o DC-Campus Directional
= DV-Vehioular Directional
o Ol-General Informational
* IP-Parking Aisle Identifier
Sign type symbols are for position only and are not to scale.
- --=-=-.C-:-' _ - ,
- ~~.:;::-.:::::::----::: 1___
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9.20.02
10,11.02
1.17.03
2.21.03
3.7.03
4.2.03
5.2.03
5.28.03
6.6.03
[lj
'-1
(
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,
,
~- ----- -
Sign Permit Application
Variance Application
Sign Permit Application (New site)
Special Studies Committee Review
Plan Commission Review
Work Session
Progress Printing
Illuminated Signage
Plan Commission Review
Se:orkl<uy EnlralJc~ for
-Service & D~liveries.
j
I
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;.
W
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-Jr.a.~-~ f.,\7'.
-,
Campus Sign
Location Plan
I ~
I
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Table of Contents
~~ativity 2-3
Horizontal Lamp 4
Optical System Features 6-7
Design Logic __ __~
Mechanical Features 10
Installation and Maintenance 11
AR Ordering Information 12-13
SAR Ordering Information 14-15
Luminaire Specification~s 16
Option Specifications 17
Proportion Guide 19
LarTlf? and Electrical Guid..:. 39-21
Application
Engineering Services 21
Photometries - See separate
AR/ET Photometric Catalog.
V KIM LIGHTING
SITE I AREA
PARKING STRUCTURE
ROADWAY
ARCHITECTURAL FLOOD
ACCENT
LANDSCAPE
MAILING ADDRESS:
P.O. BOX 60080
CITY OF INDUSTRY. CA
91716-0080
BUSINESS ADDRESS:
16555 EAST GALE AVENUE
CITY OF INDUSTRY, CA 91745
U.S.A.
PHONE 626 I 968 - 5666
FAX 626 1369-2695
ENTIRE CONTENTS
@ COPYRIGHT 1999 KIM LIGHTING. INO
N..L RIGHTS RESERVED
REPRODUCTION IN V/HOUE OR IN PART
WITHCUT PERMISSION IS STRICTLY PROHIBIIED
U.S. PATENT D323.897
www.kimlighting.com
~A"''''>
~ ~
~ ~
. .
, .,
.. ANSI. RAB v
0'11'- "
~
AvA Council
lor Accred~ation
Audited to 1509001 Standards
v
Printed in U.SA
5501099336
Version 12/99
The Archetype@
o
c
L
Modern architecture often
integrates curvilinear, rectilinear,
classical, and neoclassical
styles into a single structure,
The eclectic shape of The
Archetype" readily adapts to
and universally complements
contemporary architectural
design. Ligtlting performance,
materials, robust construction,
and the latest technology
combine to make The
Archetype" the state-ol-the-art
luminaire lor outdoor cutolf
lighting. The AR (Large
Archetype"') is available in H.ID.
lamp modes up to 400 watts.
The SAR (Small Archetype")
has been scaled to complement
the larger model at lower
mounting heights. Available up
to 175 watts, the smaller model
is ideal lor pathways and
courtyards where fixtures are
nearer human scale. When
LJsed together, the large and
small Archetype provide a
logical transition from parking
lot Lo building entrance by
decreaSing luminaire scale
and maintaining a consistent
design.
ar.che.type (ar'ke lip')
1: an original pattern or model
of which other things are
copies,
2: first molded as a pattern.
exemplary.
Horizontal Lamp
the Kim Site I Roadway Optical Systems Catalog for complete details and explanation of optical system features.
Horizontal Lamp
Available in Type II, Type III, Type IV, and Type V Square
distributions. This flat lens system provides maximum cutoff
control and very good uniformity.
Sealed optics and performance reflector technology allow this
horizontal lamp optical system to maximize lamp output. An
optional houses ide shield is available for Types II. III, and IV
distributions.
An optional convex lens offers Increased lens presence, a
subtle improvement in uniformity, and increased effectiveness
of houses ide shielding.
u
Sharp Cutoff
The Archetype ulilizes a horizontal lamp orientation with a flat
glass lens to produce sharp cutoff with zero light above 900
horizontal. In addition, the reflector system has been carefully
engineered to provide maximum pole spacing with outstanding
visual uniformity. The primary reflector panels are highly specular
to achieve precise lamp arc reflections toward the proper areas on
the ground. Excessive straight-down illumination is avoided by the
elimination of downward reflecting surfaces
A. High-angle maximum candle power and sharp cutoff are
produced by the smooth specular side panels.
B. A specular peened upper reflector spreads light into the mid-
range. gradually increasing the intensity toward higher angles
while avoiding any low-angle reflections.
c.l 1)W angles. bare lamp illumination is more than adequate.
~ elimination of downward reflecting surfaces greatly in-
creases uniformity.
o
Horizontal
Lamp -
~ /'
Flat Lens ----
8
A
6
M
~
Type II
Type III
Type IV
Type V
o
A. Typical horizontal lamp luminaires produce excessive straigrlt-
down illumination in relation to the side throw. This causes poor
uniformity.
B. The Archetype reflectors have reduced straight-down
illumination with increased side throw. This produces excellent
pole spacing and uniformity.
0)
4- KIM UCI-ITING
'"
V'
u
u
Four Light Distributions
Site configuration determines
the combination of light
distributions required to
efficiently illuminate desired
areas. Twenty-five years of
cutoff lighting experience has
proven that four light
distri butions satisfy any site
requirement, from parking lots
to courtyards
The Archetype is available in
four highly efficient light
patterns, combined with
seven mounting arrangements
and rotatable optics for
incredible versatility. In
addition, houseside shields
are available for locations
where control of spill light onto
adjacent property is a
concern. See page 17.
Seven mounting configurations
are available using one to four
fixtures per pole, plus single wall
mounting.
8
8
ryl
o
I)
IES. Type II
o
IE.S. Type III
e 0
IES Type IV IES. Type V
Forward Throw Square
Houseside shields available on Types II, III, and IV distributions only
~
'''.>.OJ'~'T:/' .
.-. " - 't....
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KIM UGH riNG '7
Ordering Information
Tile Archetype@
(..J
AR
Mogul Base
150 to 400 Walt
r;)-
Ordering Example:
For Standard Fixture and Pole
Mounling Fixture Eleclrical Module Finish OPtions I Pole I
28 I AR3/250HPS277/WH-PI A-25 I PSA16-41258/WH-P I
1 2 3 4 5-11 12
VSF Option
VSF-28
13
See separate Kim Pole Catalog.
Omit for 1 W Wall Mount.
1 Mounting: Plan View: t- V + -iwall
3Y configuration is available -- --- -r : Mount
for round poles only.
EPA: 1.2 2.4 20 3.2 3.2 39 n/a
Cat. No.. 1A 2B 2L 3T 3Y 4C 1W
2 Fixture:
Horizontal Lamp
Cat No designates AR fixture
and light distribution.
See the Kim Site/Roadway
Optical Systems Catalog ior
detailed Information on reflector
design and application
~
,........
". "
1\
". .,;
/ "
Flat Lens
Ligl'',f Distribution Type II Type III Type IV Type V
Forward Throw Square
V Cat No.: AR2 AR3 AR4 AR5
0
3 Electrical Module: ~ 150HPS120 250HPS120 400HPS120
HPS" High Pressure Sodium 150HPS208 250HPS208 400HPS208
150HPS240 250HPS240 400HPS240
MH " Metal Halide ~ 150HPS277 250HPS277 400HPS277
PMH" Pulse Start Metal Halide Lamp Lamp Line 150HPS347 250HPS347 400HPS347
Watts Type Volts 150HPS480 250HPS480 400HPS480
400 HPS 277 175MH120 250MH120 400MH120 250PMH120 400PMH120
175MH208 250MH208 400MH208 250PMH208 400PMH208
175MH240 250MH240 400MH240 250PMH240 400PMH240
175MH277 250MH277 400MH277 250PMH277 400PMH277
175MH347 250MH347 400MH347 400PMH347
175MH480 250MH480 400MH480 400PMH480
4 Finish: Color: Black Dark Bronze Light Gray Platinum Silver White 'Custom Colors
Super TGIC powder coat paint Cat. No.: SLoP DB-P LG-P PS-p WHoP CC-p
over chromate conversion
coaling. "Consult representative iar custom colors
5 Optional Photocell
Receptacle:
Receptacle provided tor NEMA
base photocells (by others)
Receptacle,
Mounting Configuration .... ........ .
lAor 1W 2B .+. .+.
'* - Fixture with Photocell '-. .~.
Receptacle
S - slave unil(S) 2L 3T, 3Y 4C 4C
Allowable Wattage per fixture' 150-400W 150-250W 400W
~
CaL No: A-25
Uptional Convex Glass
Lens:
Cat. No.. CGL
Tempered convex glass lens replaces standard flat lens.
I
Convex Lens
'--'
1.2: KIIVI LlGH riNG
.0
7
Optional Polycarbonate
Shield:
8
Optional Houseside
Shield:
9 Optional Tamper-
Resistant Latch:
10 Optional Horizontal
Slipfitter Mount:
U 11 Special Options for
Street Lighting:
12 Poles:
13 Optional Vertical
Slipfitter Mounts:
~
Cat No LS
PolycartJonate Shield replaces standard tempered glass lens.
250 Watt Maximum. May be used with 400HPS in outdoor
locations were ambient air temperature during fixture operation
will not exceed 85"F.
See "CAUTION" on page 17.
I
POlycarbonate Shield
~
~~
HS for 0
flat lens "
Cat No: HS
Recommended for use with clear lamps only. Effectiveness is
reduced for coated lamps. Not for use with Type V light
distributions.
~;~
HSCfor '0
convex lens ---.J
Cat No.: HSC
For use with all fixtures with convex glass lens. Not for use with
Type V light distributions
Tamper-Resistant
Latch
~o
Cat. No.: TL
Standard die-cast latch is provided with a captive 10-32 stainless
steel flat socket-head screw to prevent unauthorized opening.
ReqUired only for vandal protection in locations where fixtures
can be reached by unauthorized persons,
SI:f:~r~
Cat No.: HSF
Replaces standard mounting arm with a slipfitter for mounting
to a horizontal pole davit-arm with 2' pipe-size mounting end
(2%' 0.0)
Cat No.: TB Terminal Block located inSide the fixture electrical compartment.
Cat No,: AF Air Filter to allow ventilation through the optical chamber
See Kim Pole Catalog for a complete selection of square and round poles in aluminulll or steel
0 Cat No. ~ Cat No Mounting Configuration Allows standard fixture and arm
VSF-1A [1] SVSF-1 A 1A - Single arm mount to be Illounted to poles haVing a
VSF-2B SVSF-2B 2B - 2 at 180" 2' pipe-size tenon (2W 00. x 4Y2'
VSF-2L SVSF-2L 2L - 2 at 900 min. length)
VSF-3T SVSF-3T 3T - 3 at 900
Round VSF-3Y Square 3Y - 3 at 120"
VSF-4C SVSF-4C 4C - 4 at 900
KII\II L1GIITII'lG '13
.;(
.:~- ",
~'~~~ ,:,.,~
. !.~
t!'.'~~~ ":.,
~ ....,
(...)B18 R 24 HORZ FLAT MSB
r:~ .::. (;:
Pi,
~.
CB18 R 47 VERT FLAT MSB TilE
18" ROUND
Catalog Numbers
OAH GRILL TOP
CD 18 R 24 CUTOFF FLAT
'7 CB 18 R 36 CUTOFF FLAT
CB 18 R 42 CUTOFF FLAT
CB 18 R 29 CUTOFF DOME
CB 18 R 41 CUTOFF DOME
CB 1B R 47 CUTOFF DOME
CD 18 R 24 HaRZ FLAT
CB 18 R 36 HORZ FLAT
CD 18 R 42 HORZ FLAT
CD 18 R 29 HaRZ DOME
CD 18 R 41 HaRZ DOME
CD 18 R 47 HORZ DOME
CB 18 R 24 VERT FLAT
CB 18 R 36 VERT FLAT
CD 18 R 42 VERT FLAT
CB 18 R 27 VERT DOME
CB 18 R 39 VERT DOME
CB 18 R 45 VERT DOME
Photometries
LAMP
METAL HALIDE
METAL HALIDE
METAL HALIDE
HPS
HPS
HPS
WATTAGE LUMENS
70 WATT CLEAR 5200
100 WATT CLEAR 8500
175 WATT CLEAR 14000
70 WATT CLEAR 6400
100 WATT CLEAR 9500
150 WATT CLEAR 16000
CF
37
61
1,00
.46
68
1.14
Isofootcandle chart for one quadrant
175 wall clear metal halide lamp,
14000 lumens, 42" high
3'
6'
9'
12'
ARCHITECTURAL AREA LIGHTING CB I 8R
.
]~
.
878~
878~
1i
:~
(I
871C
8714
8724
872!:
8739
8745
8707
8717
BEGA
'~
B
Indicator luminaire. Inner housing
removable for cleaning and
relamping. Cast aluminum
guard with heavy pressed glass
c.liffuser. Optional one Inch deep
guard with polycarbonate diffuser
- 8782P/1 below.
Color: Black.
Custom colors not available.
c
A
IY
8782P
8782P/1
Lamp
1 13W PLC
1 13W PLC
Lumen
860
860
ABC
10 77', 2"/'6
10 7'%
~ C Ground illuminators/illurlllnated
~'~. % ~ "speed bumps" utilizing highly
B efficient light sources, Internal
'.:~'~'" :;: optical system spreads light
. . across a ground paving surface
. ..,
.:0 -.-
f>, A in one or four directions. 8710,
8707, 8724 and 8739 have
integral12V transformer for 120V
supply SOW GY 635 Bi-pin lamp
supplied.
Color: Black.
Custom colors not available.
Lamp Lumen A B C
" 8710 Single 600 1 50W GY6.3S 12V 1000 10 7% 3 '/6
8714MH Single 600 1 39W G12T6 MH 3300 10 7% 3Y'6
8724 Single 1800 1 SOW GY6.35 12V 1000 10 7% 3'/,6
8729M H Single 180' 1 39W G12T6 MH 3300 10 731, 3Y,5
8739 Twin 600 1 50W GY6.35 12V 1000 10 73/, 3Y16
8749MH Twin 600 1 39W G 12T6 MH 3300 73,/, 3Yw "
.Y 10
8707 Four 60' 50W GY6.35 12V 1000 10 7% 3Y",
8717MH Four 60' 39W G12T6 MH 3300 10 73,/, 3Y,6
139
Obstruction Lights'
Single Unit
Twin Unit
~
Single Unit and Twin Unit
TIle gYMB Series obstruction lights are used for general
obstruction or building and tower warning signals,
Constructed of heavy duty cast alwninum with glass
fresne] lens in clear or selected colors. Lens is mounted in
a cast aluminum ring and secured to the housing with
stainless steel thumb screw and safety chain. Available in
single or twin version with steady burning incandescent
lamp. Both lamps in the twin version can operate
simullaneously or individually for reduced maintenance.
Optional relay (7 AP3A) automatically switches second
lamp on when first lamp fails. Mounting hub is I" NPS.
Recommended use of 116A-21rrs traffic signal lamp. 120
volt lamp has rated life of 8,000 hours. 130 volt lamp on
120 volt line voltage has rated life of 22,000 hours.
ORDERING INFORMATION
'-
BYMB-3600-AHQ Incandescent single units - less lens 5-116" x 14" 0.62
BYMB-36002-AHQ Incandescent twin units - less lenses 14-314" x 14" 0.82 or 1.6
7AP53 Clear lens
7AP53B 81ue lens
7AP53G Green lens
7AP53R1 Red lens
7AP53Y Amber lens
7AP3A Internal relay to change lamps on twin unit
1. ETL verifie<llo FAA specificallon AC No, 150/5343-43E
A
~C-1 ~B----1
T T IT
B
A ~ ~ D
1 1
Twin
0
14,75" 14.0"
375 mm 356 mm
Hubbell Lighting
328
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K1M LlGHTII\IG ARl:HEn'FE 400MH TYPE IV
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