HomeMy WebLinkAboutZ-409-03 Clarian North PUD Sponsor: Councilor Kevia Kirby
·
Ordinance No. Z-409-03~
.
AN ORDINANCE OF TI~ COMMON COUNCIL OF THE CITY OF
CARMEL, INDIANA ESTABLISHING THE
CLARIAN NORTH HOSPITAL CAMPUS
o
PLANED UNIT DEVELOPMENT DISTRICT
Rezoning of 95.594 acres located on the northwest comer of the intersection of Il6tn Street and
U.S. 3] (also known as Meridian Street)
from the B-3 and B-6/Business District Classification and the ~-2/J~esidence District
Classific'ation
to the
PUD/Planned Unit Development District Classification
WHEREAS, Section 31.6.4 of the Carmel / Clay Zoning Ordinance Z-289 (the
"Carmel / Clay Zoning Ordinance") provides for the establishment of a PUD/Planned Unit
DeveloPment District ia accordance wi.th ,.he requirements ofI. C. § 36-7-4-1500 et seq.;
NOW, THE~FO~, BE IT ORDAINED by the Common Council of the City of
Cannel, Indiana, pursuant to I.C. {} 36-7-4-I500 et seq., as an amendment to the Carmel / Clay
Zoning Ordinance, as follows:
$ection t.
Avvlicabflity of Ord'.maace;
The Official Zoning Map of the City of Carmel and Clay Township, as part of the Carmel
·
/ Clay Zoning Ord/nance,. is hereby changed to designate the land described in Exhbit
"A" (the "Real Estate") as a PUD/Planned Urdt Development District.
II.
Development in the PUD/Planned Unit Development District shall be governed by the
provisions of this Ordinance, with the exception that provisions of the Carmel / Clay
Zoning Ordinance specifically referenced within this Ordinance and in effect on June 17,
2003, shall also apply.
III,
Any term not defined herein shall have the meauing as set forth in the Carmel / Clay
Zoning Ordinance in effect on June 17, 2003.
S.eetion.2.
INIMAN2 749872vi
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'II
B~
Future Phases: At the time of filing this PUD, it is not possible to accurately
predict the order in which the remaining phases of the PUD will be developed.
However, it is recognized that: (i) each subsequent phase of development in
Area 1-A and Area 1-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 f-de 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.
~2749872vl
PUD CONCEPT PLAN
Clarian North Hospital Campus Planned Unit Development
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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 Illinois
Street will make up Area 2.
Area I consists of approximately sixty-five (65) to seventy (70) acres and is located
between the future extension of lllinois Street and US 31. Area 1 contains two (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 st,and~ds applicable to this PUD shall be those development standards
specified herein. In ease of conflict between specific provisions of this PUD.and a
referenced primary zoning district, overlay district or Sign Regulations of the Carmel /
Clay Zoning Ordinance', the provisions of this PUD shall control.
A. Area I -A
Area 1-A consists of approximately fifty-five (55) to sixty (60) acres prominently
located along the US 31 frontage of the real estate extending north from l 16a~
Street, and represents the focal point of the proposed PUD. Area 1-A is intended
to provide for the development of a major hospitaI facility, high intensity hospital
related uses and the physical plant necessary to support a major hospital
development.
1. Area l-A: Permitted Uses:
i. Hospital.
ii.
Medical Office Building- including but not 1/mired to: all
professional medical offices; medical research laboratories; dental
laboratories; optical laboratories.
iii.
Parking Structure.
iv.
Helipad (for the transportation of patients, medical personnel,
physicians, organs, and medical supplies and equipment in
emergency situatiom).
v. Central Plant.
· IN~ 749872vi
vi.
Retail (which sha~l be located within and may comprise the lesser
of fif~en (1 $) percent of the gross floor area of each primary
building, or thirty thousand (~0,000) square feet, but exclusive of
any cafeteria).
Kestaurant (sit down).
viii. Hotel.
ix. Conference Center.
X~
Trail. A trail system that will serve the PUD and will connect to a
future trail or sidewalk system along Spring Mill Road, includ/ng
the installation of fitness stations, benches and s/milar trail
appurtenances. The trail system and any trail appurtenances shall
be developed in compliance with City of Carmel standards for
multi-use trails.
Accessory Uses and Structures. Accessory uses and structures
which are subordinate, appropriate and incidental to the above-
pertained uses shall be permitted, including but not limit~ to:
Locate~ in a primary building: cafeteria/deli/coffee shop;
photocopying and duplicating services; fitness center;
child care center; day nursery; short term child care; and,
automated teller machines (ATM's).
Freestanding: trash enclosures; surface parking and
loading areas; and, utilities.
Area I-A: Development Standards
M ...a~imum Building Heiv. hht: One-hundred and fifty (150) feet,
with a maximum of nine (9) stories.
ii.
Min~um._Buil~g HeiSt (for al! buildings other th..~.~e Central
Plant): thirty-eight (38) feet with a minimum of three (3) stories
capable of being occupied.
iii.
~Mi~mum rr. gnt yard Mort_gUS 31'
Hospital Build/rig: TWo-hundred (200) feet from the
existing fight-of-way of US 31 (as of Ianuary 2003). *
Central Plato: Ninety (90) feet from the existing right-of-
way of US 31 (as of January 2003). *
INIMAN2 749572vl
iv.
V~
vi.
viii.
X,
xie
xii.
Refer to the Final Development Plan for Area I for the
precise placement of the initial hospital building. Thc
major structural elements (i.e., excluding entrance canopies
or other minor facade articulations) of any hospital
expansion shall maintain thc same relative position from
the existing center linc of US 31 (as of January 2003) as thc
initial construction. Future right-of-way expansions may
impact actual building setback lines (as defined by the
Carmel / Clay Zoning Ordinance), but not the relative
building placement from the centerline of US 31.
Use of Minimum Front Yard: Said minimum front yards
shall be landscaped in compliance with Section V., below,
provided, however, such minimum front yards may include:
interior access drives; screened loading / delivery area;
helipad; ambulance drop-off; and, surface parking, as
generally depicted on the Preliminary Development Plan,
Migimum Front Yard Alo.n.g 116~ Street: Two-hundred (200) feet.
Minimum Front Yard Along Illinois Street: Twenty (20) feet.
Minim.m~.....Side Yard: Fifteen (15) feet.
M.~mum Rear Yard: Fifteen (15) feet,
Minimu.m. Lot. Size: Five (5) acres.
Mi_nimum Gro..undF~oot_Area: Thirty thousand (30,000) square
feet (not applicable to the Central Plant).
M~im_una Lot Co. verage: Sixty-five (65) percent of the lot.
~arking: See Chapter 27 of the Carmel / Clay Zoning Ordinance.
Hospital Use:
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
LIS 31 by a combination of masonry wall(s) and
plant materials.
Minimum of three (3) berths per hospital complex
(i.e., initial hospital building plus potential
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expansions connected to the initial hospital
bu ain ).
Other Business Uses:
Loading berths shall not be oriented to US 31.
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.
0 -40,000 square feet of gross floor area: Zero (0)
berths.
40,001 - 100,000 square feet of gross floor area:
One (1) berth.
Each additional 200,000 square feet of gross floor
area: One (1) additional berth.
Outdo.or Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
buiIding.
xiv.
Landseapin_~: See Section V., below.
X¥,
Lightin_~: See Section VI., below.
xvi.
Si~...~.s: Signs for Area 1-A shall be in compliance with the Clarian
Health North Campus Sign Program filed with this PUD. Future
amendments to the Clarian North Campus Sign Program or
modifications to signs erected pursuant to the Clarian North
Campus Sign Program shall be subject only to ADLS Approval by
the Carmel/Clay Township Plan Commission.
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B. Area 1-B'
Area 1-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 support of a major hospital facility or
the expansion of hospital facilities into the Area.
1. Area l-B: Permitted Uses :
i. Child Care Center.
ii. Day Nursery.
iii.
Medical Office Building- including but not limited to: all
professional medical offices; medical research laboratories; dental
laboratories; optical laboratories.
iv. Fitness Center.
v. Hospital.
vi.
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 00,000) square feet, but exclusive of
any cafeteria).
Vll.
Surface Parking or Parking Structure.
viii. Restaurant (sit-down).
ix. Hotel.
x. Conference Center.
xi.
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 auy trail appurtenances shall
be developed in compliance with City of Carmel standards for
multi-use trails.
xii.
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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Located in a primary building: cafeteria/deli/coffee shop;'
photocopying and duplicating services; and, short term
child care,
Freestanding: trash enclosures; surface parking and
loading areas; and, utilities.
2~
Area 1-B' Development Standards
Maximum. Bui!dingHeight: One-hundred and fifty (150) feet,
with a maximum of nine (9) stories.
M.i ..nimum Building_Height A!ong.~d...Oriented Toward US 31:
thirty, eight (38) feet with a minimum of three (3) stories capable
of being occupied.
iii.
Minimum B..ui!'_ d~ Hei_.~_ _t.Alon.,g and ,Orie,nt,e,,,d, Toward Illinois
Street: twenty-six (26) feet with a minimum of two (2) stories
capable of being occupied.
iv.
Minim...u~... Front Yard Along and.Oriented Toward US 31' Ninety
(90) feet from the existing right-of-way of US 31 (as of January
2003).
...Minim From Yard Along and Oriented Toward Illinois Street:
Fifteen (15) feet, but in no case greater than thirty (30) feet.
vi.
Minimum.Sial, c. Yard: Fifteen (15) feet.
vii.
Minimum Rear Yard: Fifteen (15) feet.
viii. Minimum. lot size: Five (5) acres.
Minimum gro_und floor,.ar, ea: Fifteen thousand (15.000) square feet.
Xe
Max. imm lot co.v.e, rage: Sixty-five (65) percent of the lot.
Parking: See Chapter 27 of the Carmel / Clay Zoning Ordinance.
xii. Lgading:
Hospital Use:
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 ofmasoru~ wail(s) and
plant materials.
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xiii.
XV.
M~_nimum of two (2) berths per free-standing
hospital building.
Other Bm/ness Uses'
Loading berths shall not be oriented to US 31.
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 /CIay Plan Commission.
0- 40,000 square feet of gross floor area: Zero (0)
berths.
40,001 - 100,000 square feet of gross floor area:
One (1) berth.
Each additional 200,000 square feet of gross floor
area: One (1) additional berth.
Outd00.r Operatiom.: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building.
L3n _ds. caping: See Section V., below.
See Section VI., below.
Si_mas: Signs for Area 1-B shall be as approved by the Carmel /
Clay Township Plan Commission as an extension of the Clarian
Health North Campus Sign Program filed with this PUD, pursuant
to an ADLS Approval, with the minimum allowable number of
Signs aM'minimum allowable sign area of signs as set forth in
Chapter 2.5:.7: _Sign Ordinance of the Carmel/Clay Township
Zoning Ordinance.
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C,
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'
two huudred (200) feet from the existing Spring Mil1 Road right-of-way. Area 2-
A is intended to provide a transition between potential residential uses on the west
side of Spring Mill R.oad and those high intensity uses recommended along thc
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:
Single Family Dwellings.
ii.
Two Family Dwellings.
Mulfifamily 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.
iii.
Accessory Uses and Structures. Accessory uses and structures
which are subordinate, appropriate and incidental to.the above-
permitted uses shall be permitted.
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 appurtenances shall
be developed in compliance with City of Carmel standards for
multi-use trails.
Area 2-A: Development Standards
Maximum Building Height: Forty (40) feet.
M.'mimum Front Yard: Fifteen (15) feet, but in no case greater than
thirty (30) feet.
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iii. Minimum Side Y.,..,ard: " ..'
Single Family / Two Family: Five (5) feet.
A.ll other uses: Ten (10) feet.
iv. · Minimum~ Re~ Yard:
Single Family /Two Family: Twenty (20) feet.
All other uses: Ten (10) feet.
Minimum Lot Width: All uses other than Single Family / Two
Family Dwellings shall be One hundred and fifty (150) feet.
Minimum,, Lot Size: All uses other than Single Family / Two
Family Dwellings shall be One (I) acre.
MigimumGro,u.~.d Floor Are.a:
Single Family Dwellings / Two Family Dwellings:
One Story- One thousand (1,000) square feet per
dwell/ng unit.
Two or More Stories - Eight hundred (800) square
feet per dwelling unit.
viii.
Multifamily Townhouse Dwellings: Eight hundred (800)
square feet per dwelling unit.
Maximum Lo, Coverage:
Single Family / Two Family: Fifty (50) percent of the lot.
All other uses: Seventy-five (75) percent of the lot.
ix.
Park~:
Single Family /Two Family: Two (2) parking spaces per
dwelling unit.
All other uses:
Location: Parking areas shall not be located in from
of the established front building line oriented
toward Spring Mill Road.
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Xl
xii.
xiii.
Amount: See Chapter 27 of the Carmel / Clay
Zoning Ordinance.
Outdo.o,r ~Opera.t. ion~: All operations shall be completely enclosed
in a main or accessory building.
Landscapina: See Section V., below.
See Section VI., below.
~: See Chapter 25.7 - Sign Regulations of the Carmel / Clay
Township Zoning Ordinance.
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D. Area 2-B:
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Area 2-B represents approximately twelve (I 2) 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 116t~ Street.
Development Within Area 2-B is intended for higher hatensity dwelling, office and
other uses typically associated with and in close proximity to a major hospital
facility.
,
Area 2-B: Permitted Uses:
fie
iii.
iv.
Single Family Dwellings.
Two Family Dwellings.
Multifamily Townhouse Dwellings.
Assisted Living Facility.
v. Child Care Center.
vi. Day Nursery.
vii.
viii.
Medical Office Buildings - including but not limited to: ali
professional medical offices, medical research laboratories; dental
laboratories; opt/cai laboratories
Offices - including but not limited to: professional offices;
general offices; financial institutions.
iX.
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.
X~
xi.
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 print 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.
Food Services (limited to the ground floor or basement of a'
primary building): Restaurant; or Delicatessen.
,,
Accessory Uses and Structures. Accessory uses aud structures
which are subordinate, appropriate and incidental to the above-
permitted uses shall be permitted, including but not limited to:
Located in a Primary Building: cafeteria/deli/coffee shop;
photocopying and duplicating services; and, automated
teller machines (ATM's).
Freestanding: trash enclosures; surface parking and
loading areas; and, utilities.
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 appurtenances shall
be developed in compliance with City of Carmel standards for
multi-use trails.
Area 2-B: Development Standards
. Maxim... ~ Building Height:
Within two-hundred (200) feet of the west fight-of-way line
oflllinois Street: Sixty (60) foot, with a maximum of five
($) stories.
Greater than mo-hundred (200) feet from the west right-of-
way line of Illinois Street: fifty (50) feet, with a maximum
of four (4) stories.
Minimum B .m..'.!ding Height:
Single Family / Two Family: Sixteen (16) feet.
Ali other uses: Twenty-six (26) feet, with a rain/mum of
two (2) floors capable of being occupied.
iii.
MinimumFront Yard: Fifteen (15) feet, but in no case greater than
thirty (30) feet.
iV.
Single Family / Two Family: Five (5) feet.
Ali other uses: Ten (10) feet.
V,
Minimum Rear.Yard:
Single Family / Two Family: Twenty (20) Feet.
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Ali other uses: Ten (1 O) feet.
vi.
Minimu..m Lot Width:
Single Family / Two Family: One hundred (100) feet.
All other uses: One hundred and fifty (150) feet.
vii. Minimum. Lot Size:
Single Family / Two Family: Ten thousand (i 0,000)
square feet.
All other uses: One (1) acre.
viii. Minimum Ground Floor Area:
Single Family / Two Family:
One Story- One thousand (1,000) square feet per
dwelling unit.
Two or More Stories- Eight hundred (800) square
feet per dwelling unit.
All other uses: Ten thousand (I0,000) square feet per
building; nine. hundred (900) square feet per tenant.
Maxim_ .urn Lot Cove,,,rage:
Single Family / Two Family: Fifty (50) percent.
All other uses: Seventy-five (75) percent of the lot.
Xo
Single Family / Two Family: Two (2) parking spaces per
dwelling unit.
All other uses:
Location: Parking areas shall not be located in front
of the established front building line oriented
toward Illinois Street.
Amount: See Chapter 27 of the Cannel / Clay
Zoning Ordinance.
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..Loading: Applicable to ali business uses.
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.
0- 40,000 square feet of gross floor area: Zero (0) berths.
40,001 - 100,000 square feet of gross floor area: One (1)
berth.
Each additional 200,000 square feet of gross floor area:
One (1) additional berth.
Outdoor Operations' All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building.
xiii.
Lan~caping: See Section V., below.
Lighting: See Section VI., below.
X¥.
S_~: See Section VH., below.
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V. Landscaping
Landscapi~g.f0r Area_l_: Area 1 shall be landscaped in compliance with the requirements
of the US 31 Overlay District.
Area 2 -_Ce.rta'm Residentia!.Uses: Landscaping for any MuItifamfly Townhouse
Dwellings and Assisted Living Facilities located within Area 2 of this PUD shall be
determined by the Carmel / Clay Township PIan 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 eomply with the following regulations:
Ac
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 thrive for at least five
(5) years. Therefore, each development site which incIudes any existing trees
shall, to the maximum extent feasible, propose the preservation of existing trees
over the removal of existing trees and the pIanting of new trees.
Be
Depth of Planting Strip: Planting strips shah be provided as specified 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 plant/ng strip that requires the greater base planting unit shall appiy as to the
base planting unit.
Front Yard Planting Strip: 'Minimum width shall be fifteen (15) feet (co-
existent with the required front yard), shall be provided adjacent to any
fight-of-way,
e
Planting Strip Adjacent to an Entry Drive: Minimum width ten (10) feet.
.
Planting Strip Adjacent to any Parking Area: Minimum width as follows'
5' wide when adjacent to a business portion of this PUD.
C~
ii. 15' wide when adjacent to Spring Mill Road, 116th Street, Illinois
Street or a residential use developed as part of this PUD.
·
·
!.rnprovements in Pl~tin~ Strip': The planting strip shall be unoccupied except for
plant material, steps, terraces, driveway and pathway crossings, lighting standards,
signs, benches, and other similar structures.
Di
Base Planting Unit for... Planting Sm.'ps' The base planting unit for planting strips
shall be as follows'
INIMAN2 749872v I
g~
2~
.
Adjacent to a fight-of-way, for each one hundred (100) linear foot
increment:
Three (3) shade trees.
111.
Two (2) ornamental trees.
Ten (I 0) shrubs or berms at a minimum of thirty-six (3t5) inches in
height.
Adjacent to entry drives: Same planting uait standards as for adjacent to
any fight-of-way, above.
Adjacent to parking areas: Plantings shall be included in each planting
strip required adjacent to a parking area as follows:
i. when oriented to a business portion of this PUD, the following
materials shall be planted for each one-hundred (100) lineal feet of
planting strip:
One (1) shade tree.
One (1) ornamental tree.
Five (5) shrubs or berms at a minimum of thirty-six (36)
inches in height.
when oriented to a public right-of-way or a developed residential
use portion of this PUD, the following materials shall be plaated
for each one-hun&ed (100) lineal feet of planting strip:
Three (3) shade trees.
Four (4) omamontaI trees.
Twenty-one (21) shrubs or benns at a minimum of thirty-
six (36) inches in height.
Plan~_ng Areas Adjacent to Primary Use Build. ings:
From of Buildings: A planting area equal to an area measuring fifteen (15)
feet ia depth by the width of the front of the building plus twenty (20) feet
(to extend ten (I 0) feet out on both sides) shall be installed along building
facades oriented toward Spring Mill Road, 116th Street and Illinois Street.
Base Planting Units: When located next to a primary use building, the
following planting shall be required:
i. One (1) shade tree.
IN1MAN2 749572vl
Fo
ii.
One (1) omamentaI tree.
iii. Five (5) shrubs
,
Sidewalk in Planting Areas: Sidewalks up to eight (8) feet in width may
be permitt~ in planting areas, but shall not occupy the entire planting area
on any side of the building(s).
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).
Planting Areas Within Parking Lets: A minimm of one (1) shade tree and five
(5) shrubs shall be planted within each parking lot for every ten (I0) parking
spaces provided, or portion thereof.
Installation and Maintenance: Ail planting strips and planting areas shall comply
with the following requirements:
,
Minimum Size at Time of Planting:
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.
Ornamental trees: 1 I/2 inch caliper a minimum height of six (6)
feet, and a branching height of not less than 1/3 nor more th~ 1/2
of tree height.
iii.
Evergreen trees: A minimum height of six (6) feet,
iV.
Deciduous shrubs: A minimum height of twenty-four (24) inches,
and no less than six (6) main branches upon planting.
Ye
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:
i. Shade Trees: 9 feet wide
ii. OmamentaI Trees: 7 feet wide
iii. Shrubs (only): 5 feet wide
INIMAN2 749572vl
3~
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Plant Species Selection: Landscaping materials selected shall be
appropriate to local growing and climate conditions
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 became 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.
Maintenance: It shall be thc 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.
Changes After Approval: Alterations in landscaping may be approved by
the Director in order to conform to specific site conditions.
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.
INIMAN2 749872vl
VI. Lighting.
A. Area 1.
Lighting for Area I 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:
Site lighting plans shall include the layout, spread and intensity of ali site
lighting, including:
Parking lot and service / storage area lighting;
ii.
Architectural display lighting;
iii. Security lighting;
iv.
Pedestrian way lighting; and,
v. Landscape lighting.
.
The height of light standards shall not exceed:
fifteen (15) feet above grade when located within ninety (90) feet
of the east right-of-way line of Spring Mill Road; or,
ii.
twenty-five (25) feet above grade elsewhere in Axea 2.
.
Light Fixtures for all Parking Areas and Service Areas:
All freestanding or wail mounted outdoor light fixtures used to illuminate
a surface parking area or service area shall utilize vertical bum, full cutoff
fixtures.
4~
Light levels shall not exceed:
0.1 maintained foot-candle at the east fight-of-way line of Spring
Mill Road;
0.3 maintained foot candles at the north fight-of-way line of 116m
Street; and,
iii.
0.3 maintained foot candles at the west right-of-way line of IIlinois
Street.
INIMAN2 749872vl
Special Lighting Provisions for Area 2-A for Ail Multifamily Townhouse
and Assisted Living Facility Uses.
ii.
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 MilI 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 fix~e which is located in Area 2-A for such
uses between the established front building 1/ne and the fight-of-
way of Spring Mill Road, and any outdoor light fix~e located on
a building in Area 2-A and which is oriented to or clearly visible
from Spring Mil1 Road shall be of the same or a complimentary
design and shall comply with the following design guidelines:
Freestanding Outdoor Light Fixtures shall:
not exceed ten (10) feet in pole height;
not include more than one (1) luminake per pole;
be equipped with either an opaque material cap or a
reflector to prevent the upward distribution of light;
and,
not exceed one-hundred and fifty (150) watts ha
intensity.
Wall Mounted Outdoor Light Fixtures shall:
be mounted along side or immediately above a door;
not include more than one (1) Iuminaire per fix~e;
be equipped with either an opaque material cap or a
reflector to prevent the upward distribution of light;
not exceed one-hundred and fifty (150) watts in
intensity.
Park/rig Area Lighting Beside or Behind a Building. In order to
minimize the impact of any outdoor light fixtures used to
illum/nate any parking area or service area for such uses shall:
not exceed fifteen (15) feet above grade;
not exceed four-hundred (400) watts in intensity.
INIMAN2 749872vl
7~
Special Lighting Provisions for Pedestrian and Landscape Features.
Those portions of Area 2 which are designed and intended as
pedestrian ways or as landscape f. eamres, which.may be located
adjacent to buildings or located interior 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 exce~ four (4) feet in
height above grade) to provide definition to and accent lighting of
such pedestrian ways and landscape features.
Special Lighting Provisions for the Trail.
Outdoor light f=tures to illurni_nate the trail system, if used, shall
be of a bollard style not exceeding four (4) feet in height above
grade.
INIMAN2 749872vl
VII.
In order to encourage signs which by their design arc integrated with and harmonious to
the buildings and sites Which they occupy, all freestanding signs and wall signs within
Area 2 shall comply with the regulations set forth below and be subject to ADLS review
and approval.
A. Applicability:
Except as provided in Note I, 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 Cannel / Clay Township Zoning Ordinance.)
B,
General Sign Regulations:
le
ADLS Approval Required- All freestanding signs shall be approved by
the Can~el / Clay Township Plan Commission under an ADLS Approval.
Construction of Freestanding Signs- Ail freestand/ng signs shall include a
masonry base. The message of the sign may be displayed by individual
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.
Lighting of Freestanding Signs- Freestanding signs shall be either internally
illuminated or illuminated by a ground mounted outdoor light fix~e in
which the luminaire is shielded so that it only illuminates 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 fight-of-way.
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.
Use of Colors- Ail signs, whether freestanding or wall mounted, shall utilize a
consistent color 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.
Number of Colors- In no event, however, shall more than three (3) colors be
utilized on any sign.
tNIMAN2 7~,9872vl
C~
Construction of Wall Signs- All wall signs shall be composed of ind/viduaI
letters or logos.
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.
Other Business Uses- Wall signs for other business uses shall be 1/mired to one
(1) l~e of text and no more than two (2) colors, includ/n§ Iogos. If
illuminated, illumination shall be by way of back lighting.
Area 2-B.
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 thc
numt/er of signs md the sign area of signs to comply with Chapter 25.7: Si~._.
.Ordinance of the Carmel / Clay Township Zoning Ordinance. ' .....
13/IMAN2 749872vl
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 mdt development, the Design Guidelines contained in this section shall be
applicable.
A,
Area l-A: Architectural design for Area 1-A shall be consistent with the Final
Development Plan for Area' 1-A submitted simultaneously with ~e PUD.
Area l-B: ArchitecmraI design for Area I-B shall be consistent with the
requirements of the US 31 Overlay District; provided, however, if Area 1-B is
developed for a hospital building, said hospital building shall have an
architectural design which is consistent with that approved for Area 1-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 Living Facilities 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 / Clay Township Plan Commission shall include but are
not limited to the following:
,
Design_.~eme: Buildings should be designed with a consistent overall
theme and building materials.
,
Buildin~ 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.
Build/rig 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 roofline or at the top of the parapet wall.
INIMAN2 749872v1
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Building Facades: Facades should have a defined base or foundation, a
middle or modulated wall, and a top formed by a pitched roof or
articulated cornice, in each instance appropriate to the building style.
Buildings with continuo~ facades that are n/nety (90) feet or greater in
width, should be designed with offsets (,projec~g or recessed) not less
than two (2) feet deep, and at intervals of not greater than sixty (60) feet.
Facades constructed of more than one material should only change
material along a horizontal line or a 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.
Roofs' Roofs should be simply and symmetrically pitched and only in the
configamtion of gables and hips, with pitches ranging from 4:12 to 14:12.
Shed roofs are permitted only when the ridge is attached to an exterior
wall 6fa 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.
Donners shall be designed with the correct details, proportion and style
consistent with the overaI1 building composition, and roofed with
symmetrical gable, hip or barrel roofs. Belvederes, cupolas, and pergolas
are permitted if appropriate to the style, well proportioned, and fully
detailed.
All vents, attic ventilators, turbines, flues and others roof penetrations
must be painted to match the color of the roof or flat black, except those
made of metal which may be left natural. Gutters and downspouts shall be
appropriate to or visually integrated with the architectural style of the
structure.
Entrance~: Building entrances shall be defined and articulated by
architectural elements such as lintels, pediments, pilasters, cokunns, and
other design elements appropriate to the arch/tectural style and details of
the building as a whole. The Iocation, orientation, proportion and style of
door~ must faithfully reflect th, chosen style of the build/ng.
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 eons/stent
with the architectural style of the structure.
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,
[Ni~v~Mq2 749872vl
D,
Eo
or decorative details); do not impair ficade composition; and, are
designed as an integral part of the facade. Metal or aluminum awnings are
prohibited.
,
S~tabiliW of Building Mat. e.rials: Unless otherwise approved by the
Carmel / Clay Township Plan Commission, building materials shall be
consistent with the following:
Exposed foundation shall be constructed of one or more of the
following:
Brick;
Stone (limestone, granite, fieldstone, etc.); or,
Split-face block or architectural pre-cast concrete, if surface
looks like brick or stone.
ii.
Facade walls shall be constructed of any combination off
Brick or stone;
Concrete composite siding (i.e., Hardy-Plank siding or
equivalent) or other similar materials designed to take on
the appearance of smooth cut cedar sh/~gles, wood
clapboard siding, or wood beaded siding; or,
Stucco with smoot~ 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 fagade walls.) .
10.
Design in relation to topography of the site;
11.
Design of proposed landscaping in relation to structt~es; 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 Carmel / Clay
Township Plan Commission in its review of the ADLS plans for Area 2-B, with
consideration given to the internal location of Area 2-B within the overall PUD
and compatibility of the proposed development to other approved developments
within this PUD.
Lighting - All of Area 2-B:
IlqlMA.N2 74~)872vl
le
Site lighting shall be coordinated throughout Areas 2-B of the PUD and be
of a uniform design, color and materials.
,
Ali exterior parking lot and service / storage area lighting fix~es shall be
full cut off fixtures.
e
All architectural display 1/ghting 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.
Ail 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 arehitectaa~I style of thc 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 equipmem from Spring Mill Koad.
Trash Enclosures.
Ali trash enclosures shall be constructed of a suitable wall or fencing designed to
be generally compatible with the architectural styl~ and materials of the building(s)
with which the trash enclosure is associated.
Ge
Parking Lot Design.
,
Efforts to break up large expanses of pavement are to be encouraged by
the interspersing of appropriate planting areas.
2~
Direct, articulated pedestrian access shall be provided from the street to
the main entrance of the building(s).
3~
Handicapped parking shall be provided in an amount and design which is
in compliance with the ADA Accessibili _ty Guidelines for Buildings ~d
Facilities.
Above-grade, structured parking facilities shall have on all sides
architectural features that are compatible with the building(s) with which
they are associated.
H.
Maximum Building Heights.
The Maximum Building Heights in Areas 2-A and 2-B are depicted in Exhibit A
hereto.
IN.N2 749872vl
Common Drainage Facilities.
Drainage basins, ponds, swales and facilities serving and located on all or any part
of the land subject to t~e PUD may be developed as part of a common drainage
system for all or any part of the land subject to the PUD.
IN12dAN2 749872vl
Examples of Intent of Design Guidelines for Area 2-A
i::' :: '
ri':':
:.;..:
I/qIMAN2 749872vl
Examples of Intent of Design Guidelines for Area ~-A
I~IMA~2 749572vl
Examples of Intent of Design Guidelines for Area 2-A
INIMAN2 749872vl
Examples of Intent of Design Guidelines for Area
INIMAN2 749872vi
.
IXe
Traffic / Roadway Improvements.
A. Illinois Street.
.
_Right-0f-Wa~: Right-of-way for the portion of Illinois Street to be
developed with the fa'st phase of construction shall be provided pursuant
to the terms and conditions of a TIF Agreement with the City of Carmel.
Additional right-of-way necessary to connect the first phase of
development to ~e north property line of the PUD shall be dedicated upon
receipt of a final alignment from the City of Carmel pu~s~t to the terms
and conditions of a TIF Agreement with the City of Carmel.
Devcloom.ent: Petitioner proposes the initial development oflllinois
Street north from I 16th Street to approximately the south line of the
existing wooded area at the northern property line of the PUD pursuant to
the terms and conditions of a TIF Agreement with the City of Cannel.
Acces__..._.~s:
_West Side- Uses located on the west side of lllinois 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 Illinois Street.
Be
East Sidle- 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 (I) right-in/right-out access point.
Spring Mill Road.
.
2~
Right-ofW._aK: Right-of-way for Spring Mil/Road shall be dedicated:
Within sixty (60) days of final approval of a Final Development
Plan for that portion of Area 2-A subject to such Final
Development Plan; and,
ii.
In an mount 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 Final Development Plan for any portion of Area
2-A wMch receives Final Development Plan Approval.
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
driveway along Illinois Street. Such connection to Spring Mill Road shall
be located ha an eighty (80) foot total width fight-of-way and shall be
INIMAN~2 749872vl
Ce
accomplished at or prior to the time of any development within Area 2-A.
If Area 2-B develops prior to Area 2-A, provisions shall be made in the
layout of Area 2-B to accommodate the continuation of such drive or
street extension through Area 2-B from and to Illinois Street to and from
Spring Mill Road. No other public or private street may connect Illinois
Street and Spring Mill Road.
116t~ Street.
~ig. ht-of-Wa~t: Right-of-way along the 116~ Street frontage of the PLYD
shall be dedicated in accordance with the Thoroughfare Plan and pursuant
to the ~erms and conditions of a TIF Agreement with the City of Carmel.
e
Access: Access from and to flae overall PUD ~o and from 116~ Street
shall be limked to three (3) points, a fu[l intersection / round-about at
Illinois Street, a fight-in only Emergency Ambulauce Entrance just west of
US 31, and a right-in, fight-out only.
Ilq [MAI',Y2 749872vl
X. Administration.
Ao
Development Requ~ements.
The information contained in the following listed sections express the
development requirements of this Planned Unit Development and are expressed in
"detailed terms" as specified by IC 36-7-4-1500, et. seq., and the Section 31.6.1 of
the Cannel /CIay Zoning Ordinance:
l,
w
3~
4~
Section IV- Permitted Uses and Development Standards;
Section V- Landscaping;
Section VI- Lighting;
Section VII- Signs; and,
Bo
5. Section VIR- Design Guidelines
Interpretation of Permitted Uses.
Co
It is recognized that this the list of permitted uses specified within each Area of
this PUD is a representative l/sting 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 w/th uses permitted
within those Areas of this PUD. Based upon this review, the Director shall
determine ffthe proposed use is a permitted 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 witl~ 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 ia 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 perm/tted within this PUD.
Improvement Location Permits.
Prior to the issuance of an improvement location permit for any building or
structure (including signs) which requires an improvement location permit under
the terms of Section 29.4.2 of the Carmel / Clay Zoning Ordinance, an application
for Final Development Plan and ADLS shall be filed and approved by the Carmel
/ Clay Township Plan Commission.
INIMAN2 749872vl
Plan Documentat/on.
Plan documentation and filing requirements for Final Development Plan and
ADLS review shall bo consistent with thc requirements specified by the City of'
Carmel - Department of CommUnity Services, provided, however, the Director
shall have thc authority to waive any plan documentation requirement which is
not relevant to the review of a particular application.
Modification of Development Requirements.
Upon the wri~ request of any owner of real estate subject to this PUD, the
Carmel / Clay Plan Commission may designate a committee of the Commission to
review and modify any of the development requirements contained herein (other
than permitted uses) after a public hearing held in accordance with the
Commission's Rules of Procexture. Any determination of a committee to approve
or deny any requested modification may be apl~ale~ by the Director or any
interested party to the Commission, in accordance with the Commission's Rules
of Procedure.
llqlMAN2 749872vl
XI. Definitions.
A~
General Rules of Construction: The following general rules of construction and
definitions shall apply to the regulations of this PUD:
.
The singular number includes the plural and the plural the singular, unless
the context clearly indicates otherwise.
Words used in the present tense include the past and future tenses, and the
5a~e the present.
ge
1
.
The word "shall" is a mandatory requirement.
The word "may" is a permissive requirement.
The word "should" is a preferred requirement.
Definitions:
Acces_s.o~ S.tructu~re: 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, stmctt~ed parking facility is an accessory
structure.
,,
A_ccesso~ Us~: 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
main use.
4~
5~
6~
.
Automated Teller Machine A ' A mechanized apparatus which
performs limited banking functions for customers such as deposits,
withdrawals and transfers of funds upon insertion of a cmtomer
identification card, password or similar device.
__Commis.s..io_n_n: The Cannel / Clay Township Plan Commission, which is
the advisory plan commission established pursuant to IC 36-7-4, et. seq.,
for the City of Cannel and Clay Township, in Hamilton County, Indiana.
Director: The Director oft he Department of Community Services for the
City of Carmel, Indiana or the Director's author/zed representatives.
Established Front Buildin Line: A line parallel to a front lot line and
which passes through the nearest point of any building or structure.
Fhaanc.i.a.I Institu.ti.'o__n: Any use concerned with such Federal or S/ate
regulated businesses as banking, savings and loans companies and
investment companies.
·
INIMAN2 749872vi
9~
10.
11.
Foot Candle: A unit of illumination. One (1) foot candle is equivalent to
th~e illumination at all points which are one (1) foot distant from a uniform
source of one (1) candle power.
: A facility
providing reproduction, cUtting, printing, binding, etc., of written materials,
drawings, labels, etc., for occupants of the building.
_R_Cs~au~nt (sit d.o.wn._}: An establishment where food and drink are
prepared for, served to and/or consum~ by the general public. Such
establishtnent may have: an outside seating component if located in Areas
l-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 thc primary use in terms of square feet or sales.
Sto_!9~: 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 my
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.
INIMAlq2 749572vl
$___ecti0n3_. Violations of Ordinance: Ail violations of this Ordinance shall be subject to
Section 34.0 or,he Carmel Clay Zoning Ordinauce.
PA$~t~ED by the Common Council of the City of Carmel, Indiana, this t-/44~day of
~- ---- ~ _, 2003, by a vote of.~._~ ayes and ~ nays.
COMMON COUNCIL FOR THE CITY OF C L
Robert Battreall
N,
Wayll¢
Diana L. Cordray, IAMC, .
INIMAN2 749572vl
Ordinance ~No. Z~09-03 Presented by me to the Mayo,'of t~e City of Carmel, Indi~
Ord~~ce No. ~09-03. Approved by me, Mayo~ of ~e CiW of C~el, ~~ ~s
~y of~_~ _ 2003, at ...... .M.
.
ATTEST:
Prepared by:
Joseph M. Sc/mia
Clariau'Health Parmers, Inc. Attorney
Baker & Daniels
600 E. 96t~ Street, Suite 600
Indianapolis, Indiana 46240
(317) 569-4680 Dire¢~ Dial
(317) 569-4800 Fax
131IMAlq2 749572vl
Ordinance No. Z-409-03
Exh/bit A
LEGAL DESCRIPTION
Clar/an PUD
A part of the Southwest Quarter of Section 35, Township 18 North, Range 3 East in H~Iton
County, Indiana, more particularly described as fo/lows:
Beginning at the Southwest corner of said Southwest Quarter said point being the POINT OF
BEGINN/NG; thence North 00 degrees 00 minutes 00 seconds (assumed bearing) 2,631.55 feet
along ~he West line of said Southwest Quarter to the Northwest corner of said Southwest Quarter;
thence North 88 degrees 45 minutes I 1 seconds East 1,328.45 feet along the North line of the
West Half of said Southwest Quarter to the Northeast comer of the West Half of said Southwest
Quarter; thence North 88 degrees 46 minutes 25 seconds East 451.57 feet along the North line of
the East Half of said Southwest Quarter to the Western fight of way of U.S. 31
Indiana State Highway Commission lam fi ' _ located by
(2) courses are.along said Western ,~P~, ..~,!~r Pro.j.e?t? 229C9), dated 1968: eas
gre~sT~0~ following Two
· ,r~, m way: (1) thence South 00 de minu~s 37
seconds East 2,549.36 feet; (2) thence South 59 degrees 18 minutes 54 seconds West 122.00 feet;
thence South 01 degrees 26 minutes 16 seconds East 15.74 feet to the South line of the East Half
of sa/d Southwest Quarter; thence South 88 degrees 33 minutes 44 seconds West 349.49 feet
along the South line of the East Half to the Southeast comer of the West Half of sa/d Southwest
Quarter; thence South 88 degrees 32 minutes 03 seconds West 1,329.55 feet along the South I/ne
of the West Half of said Southwest Quarter to the Southwest comer of said Southwest Quarter
said point being the POINT OF BEGINNING conta/ning 107.367 acres, more or less.
Except:
A part of the West Half of the Southeast Quarter of Section 35, Township 18 North, Range 3
East/n Hamilton County, Indiana, more part[eularly described as fo/lows:
Commencing at the Northwest comer oft he West Half oft he Southwest Quarter of Section 35,
Township 18 North, Range 3 East, said point being the POINT OF BEGINNING; thence North
88 degrees 45 minutes 11 seconds East (assumed bearing) 987.00 feet along the North line of
said West Half} thence South 00 degrees 08 minutes
ri.ght having a radius of 685.00 feet; the radius point 03 seconds East 32.65 feet to a curve to the
of said curve bears South 89 degrees 51
minutes 57 seconds West; thence southerly 525.34 feet to a po/hr which bears South 46 degrees
11 minutes 34 seconds East from said radius poknt to a point of reverse curve to the lef[ having a
radius of 835.00 feet; the radius point of said curve bears South 46 degrees 11 rrdnutes 34
seconds East; thence southwesterly 75.71 feet to a point which bears North 51 degrees 23
minutes 15 seconds West from sa/d radius point; thence South 88 degrees 45 minutes 11 seconds
West 746.51 feet along a line which is parallel to the North line of said West Half to the West
I/ne of said West Half} thence North 00 degrees 00 minutes 00 sec
West Ime to the POINT OF BEGINN/Nr,. ........... ends 560.13 feet along said
' ,~ uonmmmg 1 t.773 acres, more or less.
LNIMAN2 749872vi
Ordinance No. 2%409-03
Exhibit B
Cladau PUD
I1V~N2 7498'/2vi
CERTIFICATION OF THE CARM.~L/CLA y
PLAN COMMISSlON,s
ON y]~ PETITION OF C ~CO~~ATION
NO--sT CO~R OF US 31 ~ 116~ $~ET
-~~x LOCA~D AT T~'
P~U~ TO ~~A CODE 36-7~-605
The Honorable CO,on Coun~ .
of the Ci~ of Ca~el
H~ton Count, In.aha
Dear Members:
The Carna.e//Clay Plan Cornn~ssion offers you the following
· _ _
· · -orner or'US 31 and for a favorable recornrnendat/on
At its regularly Schedu/ed 116~ Street: to rezone
rneet/ng of June 17, 2003, the Carrne//Clay Plan Corem/ss/on Voted ten (10) in
Ord/aanee No. Z-409-03 w/~h "No Reeomnae - ,,
Favor, one (1) Opposed, zero (0) Absta/n/ng, to forward to the Common Council the proposed
P/ease be adv/sed that by v/true of
3fi-7-4-608(g)(4), if the legislative body fails to act on the proposal within ninety (90) days after
~h_ ~ ~,,~ t.'omrnission,s '~o Recommendation,, act/on, pursuant to IC
cer~fieat/on, it is defeated. Ninety days from the date of th/s Certification is Tuesday, September 23,
2~
:,.,~, -'~' RE~.....::...
ATTEST: _ ~ ·
/_/~armeFC/ay Pla t~.--- ~tar, v
· - ,,,,,...,.. :Y_ n,~,,~unissio,,
~-,,,~u. aune 25, 2003
BY: .~~.. /7 ,~
· .
2003-06-25; Z-409-03; C/ar/an PUD Cert/fiea~/on.rff-
Ordinance No. Z~09-03
~O~~ TO TAXPAYERS
CARMEL, INI)IANA
~OTICE O~ p~LIC ~~G
TO ~ZONE PROPER~
colOnY ~0~ AS OF
THE NORT~ST co~R OF THE ~~EC~ON
~X6~ S~ET ~ ~.S. 3X ~mO~~
Z-409-03
H~l~on
. their r~~
Notic~ is h~r~bY ~v~ to ~ t~pa~ors of ~e City of C~d md Clay
' ' S ~~, Camel, ~ ~6032, at 7:00
Co~ty, hdim~ ~at th~ proper 1~ officers of ~ Cit~ of c~el ~I1 m~ at
· ~ g ~~ ~ .
n~, ~ '~"--~ ' of C~~I D~~~t of Co~
. incss Dis~ct Cl~sifioatiou
p.m. on Mo ~ ~.. ,~ 29-03 Z of tho C~ 3 md B-6~m t Dis~ct
Co~ission Docze~ ~. lind ~om B ~t Devdopm~
ers, ~o. to rezone . the p~~I~ed U ~ iR Road,
Class~fi~ ~ ;~ ~+~ ~eet ~ Clay To~~P~ ..... a Valley Devdopm~t C.,
~e said rezone ~plicat~on ts o~,,~ ~ .
Taxpayers appe~~ at ~e meeting sh~l have ~e fi~t to bo he~d.
.
Dima L. Co,dray,
Cl~k-Trc~Urer
)~e 27, 2003
INIMA~2 73973~,v~