Z-409-03 Clarian North Hospital Sponsor: Councilor Kevin Kirby
Ordinance No. Z-409-03
AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF
CARMEL, INDIANA ESTABLISHING THE
CLARIAN NORTH HOSPITAL CAMPUS
PLANNED UNIT DEVELOPMENT DISTRICT
Rezoning of 95.594 acres located on the northwest corner of the intersection of 116th Street and
U.S. 31 (also known as Meridian Street)
from the B-3 and B-6/Business District Classification and the S-2/Residence District
Classification
to the
PUD/Planned Unit Development District Classification
WHEREAS, Section 31.6.4 of the CarmeI/ Clay Zoning Ordinance Z-289 (the
"Carmel / Clay Zoning Ordinance") provides for the establishment of a PUD/Planned Unit
Development District in accordance with the requirements ofI.C. § 36-7-4-1500 et seq.;
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana, pursuant to I.C. § 36-7-4-1500 et seq., as an amendment to the Carmel / Clay
Zoning Ordinance, as follows:
Section 1. Applicability of Ordinance:
[.
II.
The Official Zoning Map of the City of Carmel and Clay Township, as part of the Carmel
/ Clay Zoning Ordinance, is hereby changed to designate the land described in Exhibit
"A" (the "Real Estate") as a PUD/Planned Unit Development District.
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 meaning as set forth in the Carmel / Clay
Zoning Ordina¢ce in effect on June 17, 2003.
Section 2. Clarian North Hospital Campus Planned Unit Development.
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II.
Clarian North Hospital Campus
Planned Unit Development
Preliminary Development Plan
116t~ Street & US 31
by
Clarian Health Partners, Inc.
Introduction / Overview
The Clarian 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 116th Street and US 31, in Carmel, Indiana.
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 construction 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 Ordinance; and, (ii) the Preliminary Development Plan, in
text form, for the entire Clarian North Hospital Campus Planned Unit Development.
Interim Land Use
Al1 portions of the PUD which are not developed as part of the initial phase of
development shall either continue to be farmed or will be maintained as a yard area by
regular mowing and trash collection until developed.
III. Phasing of Development
The proposed PUD shall be developed in phases, as generally depicted on the PUD
Concept Plan and described below:
Phase I: Area 1-A shall be the first phase of development. Included in the first
phase of development will be: the initial hospital building, a central plant, a
helipad and surface parking.
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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 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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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 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 confiict 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 shalI control.
A. Area 1-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 116th
Street, and represents the focal point of the proposed PUD. Area 1-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 l-A: Permitted Uses:
i. Hospital.
ii.
Medical Office Building - including but not limited 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 situations).
v. CentraI Plant.
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vi.
Retail (which shall be located within and may comprise the lesser
of fifteen (15) pement of the gross floor area of each primary
building, or thirty thousand (30,000) square feet, but exclusive of
any cafeteria).
vii. Restaurant (sit down).
viii. Hotel.
ix. Conference Center.
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.
xi.
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:
Located 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 l-A: Development Standards
Maximum Building Height: One-hundred and fifty (150) feet,
with a maximum of nine (9) stories.
ii.
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.
iii. Minimum Front Yard Along US 31:
Hospital Building: Two-hundred (200) feet from the
existing right-of-way of US 31 (as of January 2003). *
Central Plant: Ninety (90) feet from the existing right-of-
way of US 31 (as of January 2003). *
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viii.
ix.
xii.
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 fagade articulations) 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
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.
Minimum Front Yard Along 116th Street: Two-hundred (200) feet.
Minimum Front Yard Along Illinois Street: Twenty (20) feet.
Minimum Side Yard: Fifteen (15) feet.
Minimum Rear Yard: Fifteen (15) feet.
Minimum Lot Size: Five (5) acres.
Minimum Ground Floor Area: Thirty thousand (30,000) square
feet (not applicable to the Central Plant).
Maximum Lot Coverage: Sixty-five (65) percent of the lot.
Parking: See Chapter 27 of the Carmel / Clay Zoning Ordinance.
Loading:
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 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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XV,
xvi.
expansions connected to the initial hospital
building).
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.
Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building.
Landscaping: See Section V., below.
Lighting: See Section VI., below.
Signs: Signs for Area 1-A shall be in compliance with the Clarian
Health North Campus Sign Program filed with this PUD. Furore
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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Area I-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 Iocated 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 (30,000) square feet, but exclusive of
any cafeteria).
vii. 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 any 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.
Area l-B: Development Standards
i. Maximum Building Height: One-hundred and fifty (150) feet,
with a maximum of nine (9) stories.
ii. Minimum Building Height Along and Oriented Toward US 31:
thirty-eight (38) feet with a minimum of three (3) stories capable
of being occupied.
iii. Minimum Building Height Along and Oriented Toward Illinois
Street: twenty-six (26) feet with a minimum of two (2) stories
capable of being occupied.
iv. 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).
v. Minimum Front Yard Along and Oriented Toward Illinois Street:
Fifteen (15) feet, but in no case greater than thirty (30) feet.
vi. Minimum Side Yard: Fifteen (15) feet.
vii. Minimum Rear Yard: Fifteen (15) feet.
viii. Minimum lot size: Five (5) acres.
ix. Minimum ground floor area: Fifteen thousand (15,000) square feet.
x. Maximum lot coverage: Sixty-five (65) pement of the lot.
xi. Parking: See Chapter 27 of the Carmel / Clay Zoning Ordinance.
xii. Loading:
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 of masonry wail(s) and
plant materials.
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xiii.
xiv.
XV.
Minimum of two (2) berths per free-standing
hospital building.
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.
Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building.
Landscaping: See Section V., below.
Lighting: See Section VI., below.
Signs: 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 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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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 hundred (200) feet from the existing Spring Mil1 Road fight-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:
i. Single Family Dwellings.
ii. 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 shaI1 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.
2. Area 2-A: Development Standards
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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iii. Minimum Side Yard:
Single Family / Two Family: Five (5) feet.
All other uses: Ten (10) feet.
iv. Minimum Rear Yard:
Single Family / Two Family: Twenty (20) feet.
All other uses: Ten (10) feet.
v. Minimum Lot Width: All uses other than Single Family / Two
Family Dwellings shall be One hundred and fifty (150) feet.
vi. Minimum Lot Size: All uses other than Single Family / Two
Family Dwellings shall be One (1) acre.
vii. Minimum Ground Floor Area:
Single Family Dwellings / Two Family Dwellings:
One Story - One thousand (1,000) square feet per
dwelling unit.
Two or More Stories - Eight hundred (800) square
feet per dwelling unit.
Multifamily Townhouse Dwellings: Eight hundred (800)
square feet per dwelling unit.
viii. Maximum Lot Coverage:
Single Family / Two Family: Fifty (50) percent of the lot.
All other uses: Seventy-five (75) percent of the lot.
ix. Parking:
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 Spring Mill Road.
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xi.
xii.
xiii.
Amount: See Chapter 27 of the Carmel / Clay
Zoning Ordinance.
Outdoor Operations: All operations shall be completely enclosed
in a main or accessory building.
Landscaping: See Section V., below.
Lighting: See Section VI., below.
Signs: See Chapter 25.7 - Sign Regulations of the Carmel / Clay
Township Zoning Ordinance.
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Area 2-B:
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 tPhroposed
extension of Illinois Street, but shall not have any frontage on 116 Street.
Development within Area 2-B is intended for higher intensity dwelling, office and
other uses typically associated with and kn close proximity to a major hospital
facility.
1. Area 2-B: Permitted Uses:
i. Single Family Dwellings.
ii. Two Family Dwellings.
iii. Multifamily Townhouse Dwellings.
iv. Assisted Living Facility.
v. Child Care Center.
vi. Day Nursery.
vii.
Medical Office Buildings - including but not limited to: ali
professional medical offices, medical research laboratories; dental
laboratories; optical Iaboratories
viii. 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 lirdited to:
barber shop; beauty shop; dry cleaning and laundry establishment;
heath spa or fitness center.
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.
xi.
Food Services (limited to the ground floor or basement of a
primary building): Restaurant; or Delicatessen.
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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:
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
i. Maximum Building Height:
Within two-hundred (200) feet of the west right-of-way line
oflllinois Street: Sixty (60) feet, with a maximum of five
(5) stories.
Greater than two-hundred (200) feet from the west right-of-
way line of Illinois Street: fifty (50) feet, with a maximum
of four (4) stories.
ii. Minimum Building Height:
Single Family/Two Family: Sixteen(16) feet.
Ali other uses: Twenty-six (26) feet, with a minimum of
two (2) floors capable of being occupied.
iii.
Minimum Front Yard: Fifteen (15) feet, but in no case greater than
thirty (30) feet.
iv. Minimum Side Yard:
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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vi.
vii.
viii.
ix.
Ali other uses: Ten (10) feet.
Minimum Lot Width:
Single Family / Two Family: One hundred (100) feet.
All other uses: One hundred and fifty (150) feet.
Minimum Lot Size:
Single Family / Two Family: Ten thousand (10,000)
square feet.
All other uses: One (1) acre.
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 (10,000) square feet per
building; nine-hundred (900) square feet per tenant.
Maximum Lot Coverage:
Single Family / Two Family: Fifty (50) percent.
All other uses: Seventy-five (75) percent of the lot.
Parking:
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 Carmel / Clay
Zoning Ordinance.
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xii.
xiii.
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X¥.
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.
Landscaping: See Section V., below.
Lighting: See Section VI., below.
Signs: See Section VII., below.
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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 Cannel / 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:
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 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.
Depth of Planting Strip: Planting strips shall 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 planting strip that requires the greater base planting unit shall apply 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
right-of-way.
2. Planting Strip Adjacent to an Entry Drive: Minimum width ten (I0) feet.
3. Planting Strip Adjacent to any Parking Area: Minimum width as follows:
5' wide when adjacent to a business portion of this PUD.
15' wide when adjacent to Spring Mill Road, 116th Street, Illinois
Street or a residential use developed as part of this PUD.
Improvements in Planting Strip: The planting strip shall be unoccupied except for
plant material, steps, terraces, driveway and pathway crossings, lighting standards,
signs, benches, and other similar structures.
Base Planting Unit for Planting Strips: 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 (100) linear foot
increment:
i. Three (3) shade trees.
ii. Two (2) ornamental trees.
iii. 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:
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.
ii. 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 strip:
Three (3) shade trees.
Four (4) ornamental trees.
Twenty-one (21) shrubs or berms at a minimum of thirty-
six (36) inches in height.
Planting Areas Adjacent to Primary Use Buildings:
1. Front of Build/ngs: 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 be installed along building
facades oriented toward Spring Mill Road, 116th Street and Illinois Street.
2. Base Planting Units: When located next to a primary use building, the
following planting shall be required:
i. One (1) shade tree.
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ii. One (1) ornamental tree.
iii. Five (5) shrubs
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).
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 originaI designs are
encouraged).
Planting Areas Within Parking Lots: A minimum of one (1) shade tree and five
(5) shrubs shalI be planted within each parking lot for every ten (10) parking
spaces provided, or portion thereof.
Installation and Maintenance: Ail planting strips and planting areas shalI comply
with the following requirements:
1. 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.
ii.
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 than 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.
Evergreen shrubs: A minimum height and spread of twenty-four
(24) inches.
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. Ornamental Trees: 7 feet wide
iii. Shrubs (only): 5 feet wide
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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 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.
Maintenance: It shaI1 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.
Changes AlSer 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.
INIMAN2749872vl
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 ail business uses shall comply with the
following regulations:
1. Site lighting plans shall include the layout, spread and intensity of all site
lighting, including:
i. Parking lot and service / storage area lighting;
ii. Architectural display lighting;
iii. Security lighting;
iv. Pedestrian way lighting; and,
v. Landscape lighting.
2. The height of light standards shall not exceed:
i. 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 Area 2.
3. 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:
i. 0.1 maintained foot-candle at the east right-of-way line of Spring
Mill Road;
ii. 0.3 maintained foot candies at the north right-of-way line of 116th
Street; and,
iii. 0.3 maintained foot candles at the west right-of-way line of Illinois
Street.
[NIMAN2 749872vl
Special Lighting Provisions for Area 2-A for All Multifamily Townhouse
and Assisted Living Facility Uses.
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 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/nclude more than one (1) Iuminaire per pole;
be equipped with either an opaque material cap or a
reflector to prevent the upward distribution of Iight;
and,
not exceed one-hundred and fifty (150) watts in
intensity.
Wall Mounted Outdoor Light Fixtures shall:
be mounted along side or immediately above a door;
not include more than one (1) Iuminaire per fixture;
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 in
intensity.
ii.
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:
not exceed fifteen (15) feet above grade;
not exceed four-hundred (400) watts in intensity.
INIMAN2749872vl
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 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 exceed 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 fixtures to illuminate the trail system, if used, shall
be ofa bollard style not exceeding four (4) feet in height above
grade.
INIMAN2749872vI
VII.
Signs.
In order to encourage signs which by their design are 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 1, the following regulations shalI 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:
ADLS ApprovaI Required - All freestanding signs shall be approved by
the Carmel / Clay Township Plan Commission under an ADLS Approval.
Construction of Freestanding Signs - All 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 intemaI 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 fixture 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 right-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 - Al1 signs, whether freestanding or wall mounted, shall utilize a
cons/stent 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.
[NIMAN2 749872vl
Cw
Construction of Wall Signs - All wall signs shall be composed of individual
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 limited to one
(1) line of text and no more than two (2) colors, including 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 the
number of signs and the sign area of signs to comply with Chapter 25.7: Si~n
Ordinance of the Carmel / Clay Township Zoning Ordinance.
INIMAN2 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 unit development, the Design Guidelines contained in this section shall be
applicable.
Area l-A: Architectural design for Area 1-A shall be consistent with the Final
Development Plan for Area 1-A submitted simultaneously with the PUD.
Area l-B: Architectural design for Area 1-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 Theme: Buildings should be designed with a consistent overall
theme and building materials.
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.
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 roofline or at the top of the parapet wall.
INIMAN2 749572vi
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 continuous facades that are ninety (90) feet or greater in
width, should be designed with offsets (projecting or recessed) not less
than two (2) feet deep, and at intervals of not greater than sixty (60) feet.
Facades constructed of more than one material should only change
material along a horizontal line or a 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
configuration 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 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 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.
Entrances: Building entrances shall be defined and articulated by
amhitecmral elements such as lintels, pediments, pilasters, colmnns, 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.
.Windows: All window design shall be compatible with the style,
materials, color, details and proportion of the building. The number of
panes, the way the windows open, the trim around the windows and
whether the windows are embellished with shutters must be consistent
with the architectural style of the structure.
Awnings: Fixed or retractable a~vnings are permitted if the awnings:
complement a building's amhitectural style, material, colors, and details;
do not conceal architectural features (such as cornices, columns, pilasters,
INIMAN2 749872vl
or decorative details); do not impair facade composition; and, are
designed as an integral part of the facade. Metal or aluminum awnings are
prohibited.
Suitability of Building Materials: 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 of:
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 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 fagade wails.)
10. Design in relation to topography of the site;
11. Design of proposed landscaping in relation to structures; and,
12. OveralI 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:
INIMAN2 749872vl
Trash
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 fixtures shall be
full cut off fixtures.
All architectural display lighting and sign lighting shall be generated from
shielded light fixtures so that the luminaries are not visible fi'om any
adjacent residential development.
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 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.
Enclosures.
All trash enclosures shall be constructed of a suitable wall or fencing designed to
be generally compatible with the architectural style and materials of the building(s)
with which the trash enclosure is associated.
Parking Lot Design.
Efforts to break up large expanses of pavement are to be encouraged by
the interspersing of appropriate planting areas.
Direct, articulated pedestrian access shall be provided from the street to
the main entrance of the building(s).
Handicapped parking shall be provided in an mount and design which is
in compliance with the ADA Accessibility Guidelines for Buildings and
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.
Maximum Building Heights.
The Maximum Building Heights in Areas 2-A and 2-B are depicted in Exhibit A
hereto.
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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 part of a common drainage
system for all or any part of the land subject to the PUD.
[NIMAN2749872vl
Examples of Intent of Design Guidelines for Area 2-A
INIMAN2 749872vl
Examples of Intent of Design Guidelines for Area 2-A
INIMAN2749572V!
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 / Roadway Improvements.
A. Illinois Street.
Right-of-Way: Right-of-way for the portion of Illinois Street to be
developed with the first phase of construction shall be provided pursuant
to the terms and conditions of a TIF Agreement with the City of Carmel.
Additional right-of-way necessary to connect the first phase of
development to the north property line of the PUD shall be dedicated upon
receipt of a final alignment from the City of Carmel pursuant to the ten,ns
and conditions of a TIF Agreement with the City of Cannel.
Development: Petitioner proposes the initial development of Illinois
Street north from 116th 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 ora TIF Agreement with the City of CarmeI.
3. Access:
West Side - Uses located on the west side of Illinois 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.
ii.
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-of-way for Spring Mill 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 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 Final Development Plan for any portion of Area
2-A which receives Final Development Plan Approval.
Access: Access from Illinois Street to Spring MiI1 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 in an eighty (80) foot total width right-of-way and shall be
INIMAN2749872vl
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.
1164 StreW.
Right-of-Way: Right-of-way along the 116th Street frontage of the PUD
shall be dedicated in accordance with the Thoroughfare Plan and pursuant
to the terms and conditions ofa TIF Agreement with the City of Carmel.
Access: Access from and to the overall PUD to and from 116t~ Street
shall be limited to throe (3) points, a full intersection / round-about at
Illinois Street, a right-in only Emergency Ambulance Entrance just west of
US 31, and a right-in, right-out only.
INIMAN2 749872vl
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 terms" as specified by IC 36-7-4-1500, et. seq., and the Section 31.6.1 of
the Carmel / Clay Zoning Ordinance:
1. Section IV - Permitted Uses and Development Standards;
2. Section V - Landscaping;
3. Section VI - Lighting;
4. Section VII - Signs; and,
5. Section VIII - Design Guidelines
B. Interpretation of Permitted Uses.
It is recognized that this the list of permitted uses specified within each Area of
this PUD is a representative listing of use and is not all inclusive of appropriate
uses. Therefore, this PUD may require interpretation to assign appropriate uses to
each of the individual Areas of this PUD. Any use which is not specifically set
forth in this PUD, but which is comparable in 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. In
case of disagreement with the determination of the Director in assigning a use to
an appropriate Area within this PUD, any aggrieved party may file an appeal with
the Board ofZoning Appeals. Ifitis: (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.
Prior to the issuance of an improvement location permit for any building or
stmctm'e (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 749572vl
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.
Modification of Development Requirements.
Upon the written 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 heating 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.
INIMAN2749872vl
XI.
Definitions.
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 furore 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 preferred requirement.
B. Definitions:
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.
Accessory Use: A use which is subordinate to the main use, located on
the real estate or in the same building as the main use, and incidental to the
main use.
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.
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.
Director: The Director of the Department of Community Services for the
City of Carmel, Indiana or the Director's authorized representatives.
Established Front Building Line: A line parallel to a front lot line and
which passes through the nearest point of any building or structure.
Financial Institution: Any use concerned with such Federal or State
regulated businesses as banking, savings and loans companies and
investment companies.
INIMAN2749872vl
10.
i1.
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.
Photocopying and Duplicating Services (as an accessory use): A facility
providing reproduction, cutting, printing, binding, etc., of written 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 terms of square feet or sales.
Story: That part ora building, with an open height of no less than
seventy-eight inches (78"), except a mezzanine, included between the
upper surface ofune 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.
INIMAN2 749872vl
Section 3. Violations of Ordinance: All violations of this Ordinance shall be subject to
Section 34.0 of the Carmel Clay Zoning Ordinance.
PASSED by the Common Council of the City of Carmel, Indiana, this ~-flday of
[~rCtK_~'~ ,2003, by a vote of ~ ayes and 22 nays.
Pres~/ding Officer
der, Piresi~/ent Pr~mpore
Robert Battreall
Ronald E. Carter
Diana L. Cordray, IAMC, Clerkfeasurer
[NIMAN2749872vl
Ordinance No. Z-409-03 Presented by me to the Mayor of the City of Carmel, Indiana
thi~A~of ~2003, at ~)J,t~ ~..M.
Diana L. Cordr y, -:, -~jeasurer
Ordinance No. Z-409-03 Approved by me, Mayor of the City of Cannel, Indiana, this
day of ~ 2003, at .M.
James Brainard, Mayor
ATTEST:
Diana ;. Cordray, IAMC, Clerk-Tre~er
Prepared by:
Joseph M. Scimia
Clarian Health Parmers, Inc. Attorney
Baker & Daniels
600 E. 96th Street, Suite 600
Indianapolis, Indiana 46240
(317) 569-4680 Direct Dial
(317) 569-4800 Fax
rNIMAN2 749872vl
Ordinance No. Z-409-03
Exhibit A
LEGAL DESCRIPTION
Clatian PUD
A part of the Southwest Quarter of Section 35, Township 18 North, Range 3 East in Hamilton
County, Indiana, more particularly described as follows:
Beginning at the Southwest comer of said Southwest Quarter said point being the POiNT OF
BEGINNiNG; thence North 00 degrees 00 minutes 00 seconds (assumed bearing) 2,631.55 feet
along the West line of said Southwest Quarter to the Northwest comer of said Southwest Quarter;
thence North 88 degrees 45 minutes 11 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 right of way of U.S. 31 as located by
Indiana State Highway Commission plans for Project F-229(9), dated 1968; The following Two
(2) courses are along said Western tight of way: (1) thence South 00 degrees 04 minutes 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 said 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 said Southwest
Quarter; thence South 88 degrees 32 minutes 03 seconds West 1,329.55 feet along the South line
of the West Half of said Southwest Quarter to the Southwest comer of said Southwest Quarter
said point being the POiNT OF BEGINNiNG containing 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 in Hamilton County, Indiana, more particularly described as follows:
Commencing at the Northwest comer of the West Half of the 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 beating) 987.00 feet along the North line of
said West Half; thence South 00 degrees 08 minutes 03 seconds East 32.65 feet to a curve to the
tight having a radius of 685.00 feet; the radius point of said curve bears South 89 degrees 51
minutes 57 seconds West; thence southerly 525.34 feet to a point which bears South 46 degrees
11 minutes 34 seconds East from said radius point to a point of reverse curve to the left having a
radius of 835.00 feet; the radius point of said curve bears South 46 degrees 11 minutes 34
seconds East; thence southwesterly 75.71 feet to a point which bears North 51 degrees 23
minutes 15 seconds West from said 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
line of said West Half; thence North 00 degrees 00 minutes 00 seconds 560.13 feet along said
West line to the POiNT OF BEGINNiNG containing 1 t.773 acres, more or less.
INIMAN2749872vl
Ordinance No. Z-409-03
Exhibit B
Clarian PUD
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CERTIFICATION OF THE CARMEL/CLAY
PLAN COMMISSION'S RECOMMENDATION
ON THE PETITION OF CLARIAN HEALTH PARTNERS, INC.
TO REZONE PROPERTY GENERALLY LOCATED AT THE
NORHWEST CORNER OF US 31 AND 116th STREET
PURSUANT TO INDIANA CODE 36-7-4-605
ORDINANCE No. Z-409-03
To:
The Honorable Common Council
of the City of Carmel
Hamilton County, Indiana
Dear Members:
The Carmel/Clay Plan Commission offers you the following report on the application (Docket No. 29-03
Z) of Clarian Health Parmers, Inc. petitioning the Commission for a favorable recommendation to rezone
property generally located at the northwest comer of US 31 and 116m Street:
At its regularly scheduled meeting of June 17, 2003, the Carmel/Clay Plan Commission voted ten (10) in
Favor, one (1) Opposed, zero (0) Abstaining, to forward to the Common Council the proposed
Ordinance No. Z-409-03 w/th "No Recommendation".
Please be advised that by virtue of the Plan Commission's "No Recommendation" action, pursuant to IC
36-7-4-608(g)(4), if the legislative body fails to act on the proposal within ninety (90) days after
certification, it is defeated. Ninety days from the date of this Certification is Tuesday, September 23,
2002 ~-- ,
i:~, ~ RECEIVED
CAR~=L CLE ~,K
ATTEST:
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CARMEL/CLAY PLAN COMMISSION
Marilyn Anderson, Vice-Pres~,
2003-06-25; Z-409-03; Clarian PUD Certification.rtl
Ordinance No. Z-409-03
NOTICE TO TAXPAYERS
CARMEL, INDIANA
NOTICE OF PUBLIC HEARING
TO REZONE PROPERTY
COMMONLY KNOWN AS
THE NORTHWEST CORNER OF THE INTERSECTION OF
ll6TH STREET AND U.S. 31 (MERIDIAN STREET)
Z-409-03
Notice is hereby given to the taxpayers of the City of Carmel and Clay Township, Hamilton
County, Indiana, that the proper legal officers of the City of Carmel will meet at their regular
meeting place, Council Chambers, Carmel City Hall, One Civic Square, Carmel, IN 46032, at 7:00
p.m. on Monday, the 7th day of July, 2003, to consider the rezone application (Carmel/Clay Plan
Commission Docket No. 29-03 Z of the City of Carmel Department of Community Services) of
Clarian Health Partners, Inc. to rezone land from B-3 and B-6/Business District Classification and
the S-2/Residence District Classification to the PUD/Plarmed Unit Development District
Classification. The property is located west of U.S. 31 (Meridian Street), east of Springmill Road,
and north of 116th Street in Clay Township, Hamilton County, Indiana. The real estate affected by
the said rezone application is owned by NRC Corp. and Valley Development Co., Inc.
Taxpayers appearing at the meeting shaI1 have the right to be heard.
Diana L. Cordray,
Clerk-Treasurer
June 27, 2003
INIMAN2 739734vl