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Realestate Lot Layout Plan Realestate Site Plan
Realestate Development Standards



DEVELOPMENT STANDARDS

The development and design of all property within Intelliplex shall comply with the following requirements. These development standards shall replace all City of Shelbyville Zoning Ordinance requirements for the property, unless otherwise specified. All infrastructure is to be built to City of Shelbyville standards as a minimum. The provisions of this development standards section may be enforced by the City of Shelbyville as a part of the Intelliplex Planned Unit Development zoning district. Enforcement shall be consistent with the provisions established by the City of Shelbyville Zoning Ordinance (as amended from time to time) for all other City zoning districts.

For the following categories of development standards all land use areas of Intelliplex shall conform with the requirements of the like categories of development standards established by the City of Shelbyville Zoning Ordinance. Any amendments to these requirements of the City of Shelbyville Zoning Ordinance shall also serve to amend these requirements for Intelliplex. Intelliplex shall comply with City of Shelbyville Zoning Ordinance development standards for:
  • parking amount, materials, and space dimensions;
  • industrial emissions and impacts;
  • environmental sensitivity,
  • flood hazard area protection,
  • entrance and driveway dimensions,
  • sight visibility at intersections,
  • telecommunications facilities,
  • satellite dish, and
  • fence, hedge, and wall height and use.
Minimum Lot Area
The minimum lot area for the Medical Campus and Open Space Areas shall be as shown on the Intelliplex Detailed Plan Map. No further subdivision of the lots established in these areas shall be permitted. The General Business and Neighborhood Services Areas may be further subdivided. The minimum lot area for the General Business Area shall be 1 acre.

Minimum Public Street Access
All lots shall be required to have legal access to a public street for both vehicle and pedestrian traffic. In no instance shall this be interpreted as requiring any lot to have direct frontage on a public street.

Maximum Impervious Surface

All hard surfaces on each lot, such as buildings, parking lots, sidewalks, and interior drives shall be considered impervious surface. In no instance shall the impervious surface on any lot in the Neighborhood Services, General Business, or Medical Campus areas exceed 90%. In no instance shall the impervious surface on any Open Space area lot exceed 20%.

Front Yard Setback and Build-to Areas

In all instances, the front yard shall be measured as the distance between the edge of an adjacent public street right-of-way and the nearest structure. A front yard shall be required wherever a lot has frontage on a public common area or other feature of the development (which may or may not be located on the same lot) provides a separation from the right-of-way that is at least equal to the required front yard setback no additional setback shall be required. Where a front yard setback is required, no portion of any structure may be located closer to the right-of-way than the minimum setback indicated. Where a build-to line is established, all structures shall provide a front yard exactly equal to the build-to dimension for a minimum of 75% of the building length along the street frontage. In the Neighborhood Services and General Business - Urban areas, awnings, projecting signs, cornices and other architectural elements of buildings may extend up to 5 feet closer to the right-of-way than the identified build-to line. No encroachments of eaves or other building features into required setbacks shall be permitted in any other land use area. In no instance, in any land use area shall any portion of a building or structure encroach on any public right-of-way. Required front yard setbacks and built-to lines shall be as follows:
  1. Basset Road: The minimum setback shall be 30 feet.

  2. Intelliplex Drive:
    All structures in the Neighborhood Services area shall conform to either a 5 foot or a 15 foot build-to line (as indicated on the detailed plan map). All structures in the General Business - Urban area shall conform to a 15 foot build-to line. All structures in all other areas shall be setback a minimum of 30 feet.

  3. State Road 9:
    The build-to line shall be 25 feet.

  4. Interstate 74:
    The minimum setback shall be 50 feet.
Side & Rear Yard Setback
The side and rear yards shall be measured as the distance between the side or rear property line and the nearest structure. Where a side or rear yard setback is required, no portion of any structure may be located closer to the property line than the minimum setback indicated. The required side and rear yard setbacks shall be in addition to any buffer, common area, or landscape area located along the property lines of the lot. No structures shall be placed in any easements or rights-of-way of record even if a setback line is indicated inside those easements or rights-of-way. Structures may be permitted to be placed on easements of record only after the holder of the easement gives consent. The rear yard shall be defined as the yard opposite the front yard. Corner lots shall have two front yards and two side yards. Wedge shaped lots shall have two side yards and one front yard. Side and rear yards shall be required on all lots as follows:
  1. Side Yard Setback:
    No side yard setback shall be required for the Neighborhood services or Open Space
    areas. A minimum side yard of 10 feet shall be provided in the General Business area. A minimum side yard of 20 feet shall be provided in the Medical Campus area.

  2. Rear Yard Setback:
    No rear yard setback shall be required for the Open Space area. The minimum rear yard for the Neighborhood Services and General Business areas shall be 10 feet. The minimum rear yard setback for the Medical Campus area shall be 20 feet.


Height
In all instances, structure height shall be measured as the distance between the lowest point of ground level at the foundation and the highest point on the structure. The maximum structure height in the Neighborhood Services and Open Space areas shall be 35 feet, the maximum structure height in the General Business area shall be 45 feet, and the maximum height in the Medical Campus area shall be 65 feet. In no instance shall any structure or portion of any structure exceed these height limitations.

Building Materials
The facades of all structures in all land use areas shall either one or a combination of the following: brick, native stone, architectural pre-cast concrete, and/or architectural metal. Portions of the buildings faced with glass and pedestrian and vehicle doors shall be excluded from any calculation of building materials compliance. Buildings with facades composed primarily or entirely of glass shall be permitted. Of the materials listed above, a primary material shall be used for a minimum of 50% of the facade of each structure (excluding any glass surfaces and doors). The primary materials used in each land use area shall be as follows: Neighborhood Services - brick, General Business - architectural pre-cast concrete, Open Space - native stone. The Medical Campus area shall use one or a combination of the materials listed above, but is not required to have a primary material.
  1. Architectural Pre-cast Concrete:
    Architectural pre-cast concrete shall be defined as architectural grade
    precast materials meeting industry defined standards for uniformity of appearance, surface details, color, and texture.

  2. Architectural Metal:
    Architectural metal shall be defined as corrosion resistant material such as stainless
    steel, galvanized steel, copper, zinc, bronze, brass, and anodized and factory coated aluminum meeting industry defined standards for uniformity of appearance, surface details, color, and texture.


Loading Docks
Loading docks and other shipping and receiving facilities shall either (1) not be located facing any adjacent residential area or (2) be screened so as not to be visible from, or cast light into any adjacent residential area. All truck facilities and screens shall be designed so that movement does not result in headlight illumination being focused on adjacent residential areas.

Landscaping
In all land use areas, all portions of every lot not occupied by structures, parking areas, or other paved surfaces shall be designed, constructed, and maintained in a cultivated landscape condition. All open portions of each lot shall be planted with grass or other vegetative ground cover. All shrubs shall be a minimum of 18 inches in height at the time of planting, measured from the top of the rootball. All deciduous trees shall have a trunk measuring a minimum of 2 inches in diameter at 6 inches above the rootball at the time of planting. All evergreen trees shall be a minimum of 5 feet in height at the time of planting measured from the top of the rootball. All plant materials shall be allowed to grow and mature over time and shall only be trimmed in the event of damage or disease. Topping, limbing-up, and other similar practices shall be prohibited. All plant material that dies shall be replaced during the soonest planting season (spring or fall). Specifically, landscaping treatment shall be required as follows:
  1. Parking Lot Perimeter:
    A landscape area shall be designed, constructed, and maintained around a
    minimum of 80% of the exterior perimeter of every parking lot. Any landscaped areas provided for the development that (1) serve to separate the parking lot from other lots or public streets and (2) meet the planting standards provided below shall be considered as meeting these parking lot perimeter requirements. The landscape area shall at no point measure less than 10 feet in width. It shall be planted with a combination of shrubs and trees designed to partially screen the parking area from view of adjacent properties and public streets. A minimum of 1 tree and 5 shrubs shall be provided for every 600 square feet of landscaped area. No more than 60% of the trees planted on each lot to meet these requirements may be of an ornamental variety.

  2. Parking Lot Interior:
    A minimum landscaped area equal to 15% of all paved passenger vehicle surfaces
    (including parking spaces, driving aisles, and driveways) shall be provided within every parking lot. All loading docks and other truck surfaces shall be excluded from this calculation. These landscaped areas shall generally be provided in the form of islands and median strips between rows of parking. They should generally be used to define driving aisles and to provide safe pedestrian movement within the parking area. No landscape island shall be less than 360 square feet in area. All required landscape areas shall be protected from vehicle travel through the use of curbing and/or wheelstops. A minimum of 1 tree and 4 shrubs shall be provided for every 360 square feet of landscaped area. No more than 40% of the trees planted on each lot to meet these requirements may be of an ornamental variety.

  3. Lot Yard Areas: All yards and other open areas that are to remain undeveloped and are not being held for future phased development shall include plant material. A minimum of 1 tree shall be provided for every 5,000 square feet of yard area (excluding all common areas, buffer areas, landscape easements, parking lot interior and perimeter landscaped areas, and other similar features). No more than 20% of trees planted on each lot in these areas may be of an ornamental variety.

Screening
In all land use areas, all dumpsters, recycling containers, outdoor storage areas, and mechanical equipment shall be entirely enclosed. All enclosures shall be constructed to comply with the exterior material requirements for the land use area in which they are located. All enclosures shall be designed to be of compatible appearance and materials as the buildings on the lot. No stored materials, dumpsters, trash, or mechanical appurtenances shall be permitted to extend over or beyond the enclosure. Where gates are necessary to access the enclosed facilities or materials they shall be constructed of 100% opaque wood materials. The use of chain link or plastic gate material shall be prohibited. All gates shall remain securely closed when not in use.

Exterior Lighting
All exterior lighting in all use areas shall be designed and constructed to avoid glare and the direct illumination of adjacent properties. Directional 90 degree cut-off fixtures directed at the surface being illuminated shall be used. The use of spot lights, floodlights, searchlights, and standard wall packs and other non-directional fixtures shall be prohibited. In no instance shall these exterior lighting standards be interpreted as prohibiting any lighting needed for the effective operation of the Medical Campus area facilities (such as "emergency" signs or helipad lighting).
  1. Pole Mounted Fixtures:
    Pole mounted light fixtures shall be limited to a maximum of 20 feet in height in the Neighborhood Services and Open Space areas. A maximum height of 25 feet shall be allowed in the General Business and Medical Campus areas. Height shall be measured as the distance between the grade level of the surface being illuminated and the bottom of the lighting fixture.

  2. Lighting of Building Facades:
    Fixtures illuminating building facades shall be located, aimed, and shielded so that light is directed only onto the building facade. They shall be designed to wash the facade of the building with light (rather than providing a spotlight affect). Exterior facade lighting shall be contained on the building facade and shall focus on entries and architectural features.

  3. Externally Illuminated Signs: Fixtures illuminating signs shall be located, aimed, and shielded so that light is directed only onto the sign face; with minimal light spillage around, below, and/or above the sign.

Construction and Development Signs
An unlimited number of signs shall be permitted during the construction of Intelliplex and the sale of lots within the project. One such sign may have a maximum sign face area of 500 square feet and a maximum height of 45 feet, measured from ground level. Each additional sign shall have a maximum face area of 150 square feet and a maximum height of 25 feet, measured from ground level. All signs shall be placed a minimum of 10 feet from public street rights-of-way and a minimum of 50 feet from all other property lines. All construction and development signs shall be removed within 30 days of the closing on the final lot for sale in Intelliplex.

Signs
Signs identifying Intelliplex and the businesses within Intelliplex shall be permitted. Only those tenants which occupy 40% or more of each structure shall be permitted signage placed upon the facade of the structure in which they are located. Signs may incorporate sculptural and other art elements. These elements shall not be included in the calculation of sign height, or face area. The total area of all facade signage area shall not exceed the maximum square footage allowed as calculated by the formulas set forth in this document.

No sign shall be placed within Intelliplex without the proper permits from the City of Shelbyville, consistent with the procedures of the Shelbyville Sign Code. These PUD development standards for signs shall serve as the sign code for Intelliplex, replacing any Shelbyville requirements regarding the dimensions, height, number, or type of signs, etc. However, the procedures for permitting and enforcing sign regulations contained within the Shelbyville Sign Code shall apply to the Intelliplex PUD as they do to all other Shelbyville zoning districts.

All facade, monument and business identification signage proposals shall be approved by the Intelliplex Architectural Review Committee prior to installation.

Signs within the Intelliplex PUD shall not constitute a traffic hazard by restricting sight visibility by their placement or lighting design.

The following types of signs shall be permitted in the development:
  1. Intelliplex Project Signs:
    A maximum of 3 development identification signs shall be permitted.

    • a. Interstate 74 Sign:
      One such sign shall be located within 350 feet of the right-of-way of Interstate 74,
      and shall have a minimum setback of 50 feet from that right-of-way. The sign shall have a maximum height of 45 feet, measured from ground level, and shall have a maximum sign face area of 500 square feet. This sign may include up to 150 square feet of face area for each business located in the General Business and Medical Campus areas of the development.

      b. State Road 9 Sign:One such sign shall be located within 100 feet of the right-of-way of State Road 9, and shall have a minimum setback of 10 feet from that right-of-way. The sign shall be incorporated as a feature of a building in the Neighborhood Services area. The sign shall have a maximum height of 30 feet, measured form ground level, and shall have a maximum sign face area of 300 square feet. This sign may include up to 32 square feet of face area for each business located in the Neighborhood Services area of the development.

    • c. Bassett Road Sign: One such sign shall be located within 100 feet of the right-of-way of Bassett Road, and shall have a minimum setback of 10 feet from that right-of-way. The sign shall have a maximum height of 10 feet, measured from ground level, and shall have a maximum sign face area of 300 square feet. This sign may include up to 32 square feet of face area for each business located in the General Business and Medical Campus areas of the development.

    Intelliplex Directional Signs:
    Directional signs for use within the development providing direction to individual facilities, businesses, and features shall be permitted. There shall be no limit to the number of such signs, however, they shall be limited to locations within 20 feet of pedestrian trails and within 50 feet of lot access points along Intelliplex Drive. Any such sign shall be setback a minimum of two feet from the right-of-way of any adjacent public street. Each sign shall be a maximum of 10 feet in height, and shall be limited to 10 square feet of face area per business, facility, or feature identified.

  2. Business/Facility Signs: Signs shall be permitted for the purpose of identifying each business and/or facility located in Intelliplex. Roof-mounted signs are not permitted.

    • a. Neighborhood Services Area Signs: Each Neighborhood Services area business use shall be permitted window signs, 1 awning or wall-mounted sign, and 1 projecting sign. The total face area of all signs shall not exceed a figure equal to 1.5 square feet for every 1 linear foot of building frontage on a public street occupied by the business. No projecting sign may exceed 12 square feet in face area (per side). Window signs shall not occupy more than 25% of the total window area of the business. Each business use shall also be permitted a temporary sandwich board sign, which shall not exceed 6 square feet in face area (per side). The placement of a sandwich board sign shall not be restrict the use of the sidewalk, nor shall it be displayed for more than 30 days in any calendar year.

      b. General Business Area Signs: Each General Business area business use which occupies 40% or more of the building in which they are located shall be permitted wall-mounted signs. If a business use is not eligible for facade signage as indicated, they shall be allowed to place signage on an approved building identification sign, as provided by the formula below.

      The allowable facade signs shall be placed on the walls of the building in which the business is located. The wall signs for each eligible business use shall be limited to a total maximum face area equal to 2 square feet for every 1 linear foot of public street building frontage occupied by the business. Facade, for the purposes of computing signage area contains the primary access point.For those lots that are corner or "through" lots, only that portion of the faced which contains the primary building entry shall be used for signage calculation and placement. For measurement purposes, building frontage shall be considered the linear distance along the front building line, between the ends of the building facade, parallel to the finished grade and multiplied with the height of the building, that line which is perpendicular to the finished grade. In no case however shall the total area of all facade signs exceed the area allowed by the previous formula.

      In addition, each building shall be permitted building identification signs with a total sign face area equal to 1.5 square feet for every 1 linear foot of building frontage on a public street. Please refer to the attached exhibit for examples of the approved building identification signs. The building identification signs shall be constructed by the owner(s) of the structure in which the business is located.


      c. Medical Campus Area Signs: Each Medical Campus area business use shall be permitted wall-mounted signs. The signs shall be placed on the walls of the building in which the business is located. The wall signs for each business use shall be limited to a maximum total face area equal to 2 square feet for every 1 linear foot of public street building frontage occupied by the business. In addition, each building shall be permitted building identification signs with a total sign face area equal to 1.5 square feet for every 1 linear foot of building frontage on a public street.

    • d. Open Space Area Signs: No signs shall be permitted in the Open Space area other than the Intelliplex Direction Signs described above.


   
Fusion of Life+Science

Ryan Claxton Major Hospital
2451 Intelliplex Drive
Shelbyville, IN 46176
Hosting/Development: radQuest Inc.
Website Questions: support@radquest.com

Phone: (317) 421-5729
Email: rclaxton@majorhospital.org