HomeMy WebLinkAbout08.21.23 CC Meeting Paperless Packet1
COMMON COUNCIL
MEETING AGENDA
MONDAY, AUGUST 21, 2023 – 6:00 P.M.
COUNCIL CHAMBERS/CITY HALL/ONE CIVIC SQUARE
1. CALL TO ORDER 2. AGENDA APPROVAL
3. INVOCATION
4. PLEDGE OF ALLEGIANCE
5. RECOGNITION OF CITY EMPLOYEES AND OUTSTANDING CITIZENS a. Welcoming of Police Officers from Jelgava, Latvia b. Recognition of Boy Scout Evan Manders for Being the Highest Earner in Popcorn Sales in the Carmel Community c. Recognition of the Carmel Fire Department Auxiliary for a Achieving a World Record 6. RECOGNITION OF PERSONS WHO WISH TO ADDRESS THE COUNCIL 7. COUNCIL AND MAYORAL COMMENTS/OBSERVATIONS
8. CONSENT AGENDA a. Approval of Minutes
1. August 7, 2023 Regular Meeting b. Claims
1. Payroll $3,540,480.08
2. General Claims $3,684,645.94 3. Retirement $107,695.97 4. Wire Transfers $6,121,420.99 9. ACTION ON MAYORAL VETOES 10. COMMITTEE REPORTS
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a. Finance, Utilities and Rules Committee b. Land Use and Special Studies Committee c. All reports designated by the Chair to qualify for placement under this category. 11. OTHER REPORTS – (at the first meeting of the month specified below): a. Carmel Redevelopment Commission (Monthly) b. Carmel Historic Preservation Commission (Quarterly – January, April, July, October) c. Audit Committee (Bi-annual – May, October)
d. Redevelopment Authority (Bi-annual – April, October)
e. Carmel Cable and Telecommunications Commission (Bi-annual – April, October) f. Economic Development Commission (Bi-annual – February, August) g. Library Board (Annual – February) h. Ethics Board (Annual – February)
i. Public Art Committee (Annual – August)
j. Parks Department (Quarterly – February, May, August, November) k. All reports designated by the Chair to qualify for placement under this category. 12. OLD BUSINESS
13. PUBLIC HEARINGS a. First Reading of Ordinance Z-683-23; An Ordinance of the Common Council of the City
of Carmel, Indiana, Establishing the Conner Prairie Innovation District Planned Unit
Development District; Sponsor: Councilor Aasen. Synopsis: Ordinance Establishes the Conner Prairie West Innovation District Planned Unit
Development Ordinance (the “Conner Prairie PUD”). The Ordinance would rezone the
real estate from S-1 Residential and Legacy PUD (Ordinance Z-501-07) to a Planned Unit Development district allowing the expansion of the Conner Prairie Museum onto the site in a style and character as depicted on the attached Concept Plan and Character Imagery.
14. NEW BUSINESS 15. AGENDA ADD-ON ITEMS 16. OTHER BUSINESS a. City Council Appointments
1. Carmel Advisory Committee on Disability (Completing a Term that Expires on 12/31/23); One appointment. 17. ANNOUNCEMENTS
18. ADJOURNMENT
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COMMON COUNCIL 2
MEETING MINUTES 3
MONDAY, AUGUST 7, 2023 – 6:00 P.M. 4
COUNCIL CHAMBERS/CITY HALL/ONE CIVIC SQUARE 5
6 7 8 MEETING CALLED TO ORDER 9 10 Council President Jeff Worrell; Council Members: Laura Campbell, Sue Finkam, Kevin D. Rider, Adam 11 Aasen, Timothy Hannon, Miles Nelson, Teresa Ayers and Deputy Clerk Jacob Quinn were present. 12 13
Councilor Anthony Green was not present. 14
15 Council President Worrell called the meeting to order at 6:00 p.m. 16 17 AGENDA APPROVAL 18
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The agenda was approved unanimously. 20 21 INVOCATION 22 23
Rev. George Davis, Carmel Police Chaplain, delivered the Invocation 24
25 Councilor Hannon led the Pledge of Allegiance. 26 27 RECOGNITION OF CITY EMPLOYEES AND OUTSTANDING CITIZENS 28
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There were none. 30 31 RECOGNITION OF PERSONS WHO WISH TO ADDRESS THE COUNCIL 32 33
Ken Irvine stated that he supports our schools but is opposed to the school referendum. He stated he can’t 34
get a justification of where the money is going. 35 36 Stephanie Flittner, Co-Chair of the Yes for CCS PAC, thanked Council for their consideration in adopting 37 Resolution CC-08-07-23-01. She also thanked the Councilors who have supported the referendum 38
previously. 39
40 Dr. Michael Beresford said this referendum is about our community prioritizing the current and future 41 success of Carmel students by supporting our teachers and educational programs. This would extend this 42 operating referendum for 8 years. As the nation faces a critical teacher shortage, a well-funded school 43
system attracts and retains quality educators and enhances the learning environment. If the referendum 44
doesn’t pass, 20% of our budget will need to be cut and 1 in 5 teachers will be most of the cut. 45 46
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Jeffrey Bolt said that removing 20% of funding would cause major negative effects and would 47 permanently harm the schools. You build a great city on a great foundation and the schools are the 48 foundation. He stated that the referendum would cost he and his wife $1.80 and day and that price is worth 49 it to ensure we have great schools. 50 51
52 COUNCIL AND MAYORAL COMMENTS/OBSERVATIONS 53 54 Councilor Nelson welcomed all kids back to school and thanked the teachers and school administrators for 55 making the first day back a success. 56 57 Councilor Rider moved to approve the consent agenda. Councilor Nelson seconded. There was no Council 58 discussion. Council President Worrell called for the vote. The motion was approved 9-0. 59 60 Councilor Hannon announced that they had their first meeting of the Climate Action Advisory Committee. 61
They will have their first report to Council in October. 62 63 Councilor Finkam reminded citizens of the inaugural Jazz Fest in Carmel for the upcoming weekend. 64 65 CONSENT AGENDA 66
67 Councilor Rider moved to approve the consent agenda. Councilor Nelson seconded. There was no Council 68 discussion. Council President Worrell called for the vote. The motion was approved 8-0. 69 70 a. Approval of Minutes 71
72 1. July 17, 2023 Regular Meeting 73 74 b. Claims 75 76
1. Payroll $3,589,062.06 77 2. General Claims $4,664,685.06 78 3. Retirement $106,146.00 79 80 ACTION ON MAYORAL VETOES 81 82 There were none. 83 84 COMMITTEE REPORTS 85 86
Council President Worrell reported that the Finance, Utilities and Rules Committee had met and he would 87 report on the item when it appears on the agenda. 88 89 Councilor Campbell stated that the Land Use and Special Studies had not met. 90 91
OTHER REPORTS – (at the first meeting of the month specified below): 92
93 Henry Mestetsky, Executive Director of the Carmel Redevelopment Commission, presented the monthly 94 Redevelopment Commission report. August 31, 2023 is the official launch of the Palladiscope Experience. 95
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Some have called it a light show, but it’s more of an immersive projection experience on the face of the 96 Palladium. 97 98 Julia Saltsgaver gave the annual report for the Carmel Public Art Advisory Committee. The process 99 outlined in the ordinance requiring that the Mayor’s Office to submit intake forms 60 days prior to 100
acquisition is not being used on a repeated basis. Purchase Commitments are being made before the items 101 get to the committee. The Committee has communicated that there is a need to better define public funds, 102 they have requested a public art master plan, and they have requested more information about the city’s 103 public art consultant that was hired. None of this has happened. Projects such 16-year-old Jazz Dreams, 104 Indian Heritage, Cosmic Flow 1 and 2 and 5 Seward Johnson statues have come to the Committee after 105
purchase. After 6 years, the process needs to be revised to actually allow for public input. As it currently 106 stands, this process isn’t working. If the intent is sincerely to obtain public input, either embrace the spirit 107 and intent of the ordinance or create a better approach and practice. 108 109 Councilor Campbell thanked the committee for their service and said she hopes that the next 110
administration really does make this a public input advisory committee. 111 112 Councilor Finkam state that it’s disrespectful to Committee members, Councilors and the community that 113 the spirit of the ordinance that outlines the process hasn’t been followed. 114 115
Michael Klitzing, Director of Parks and Recreation/CEO, gave the quarterly Parks Department report. 116 117 OLD BUSINESS 118 119 Councilor President Worrell announced the Third Reading of Ordinance D-2671-23; An Ordinance of 120
the Common Council of the City of Carmel, Indiana, Amending Chapter 8, Article 5, Sections 8-2, 8-37, 121 8-47, and 8-48 of the Carmel City Code. Council President Worrell reported that the item is returning 122 from the Finance, Utilities and Rules Committee with a positive 4-0 recommendation and proposed 123 amendments that have been incorporated into Version A. Jeremey Kashman, Director of the Department 124 of Engineering, addressed Council. Jon Oberlander, Corporation Counsel, also addressed Council. 125
Councilor Finkam moved to approve Ordinance D-2671-23 As Amended with Version A. Councilor 126 Rider seconded. There was no Council discussion. Council President Worrell called for the Vote. 127 Ordinance D-2671-23 As Amended was approved 8-0. 128 129 PUBLIC HEARINGS 130
131 132 NEW BUSINESS 133 134 Councilor President Worrell announced Resolution CC-08-07-23-01: A Resolution of the Common 135
Council of the City of Carmel, Indiana, in Support of the Carmel-Clay Schools Operating Referendum. 136 Councilor Aasen moved to introduce the item into business. Councilor Nelson seconded. Councilor Aasen 137 introduced the item to Council. Councilor Campbell stated that she is very supportive of Carmel Schools 138 having had 3 kids go through the system, but it is also okay for residents to ask questions. Councilors 139 Rider, Nelson, Finkam, Aasen and Worrell spoke in favor of the resolution. Council President Worrell 140
passed the gavel to Councilor Campbell and addressed Council. Councilor Rider moved to approve 141
Resolution CC-08-07-23-01. Councilor Finkam seconded. There was no Council discussion. Councilor 142 Campbell called for the vote. Resolution CC-08-07-23-01 was approved 8-0 143 144 Council President Worrell regained the gavel. 145
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146 Councilor President Worrell announced the First Reading of Ordinance D-2675-23; An Ordinance of the 147 Common Council of the City of Carmel, Indiana, Amending Chapter 8, Article 9, Section 8-120 of the 148 Carmel City Code. Councilor Rider moved to introduce the item into business. Councilor Campbell 149 seconded. Jeremy Kashman presented the item to Council. Councilor Finkam moved to suspend the rules 150
and act on this tonight. Councilor Aasen seconded. There was no Council discussion. Council President 151 Worrell called for the vote. The motion was approved 8-0. Councilor Finkam moved to approve 152 Ordinance D-2675-23. Councilor Rider seconded. There was no Council discussion. Council President 153 Worrell called for the vote. Ordinance D-2675-23 was approved 8-0. 154 155
Councilor President Worrell announced the Resolution CC-08-07-23-02: A Resolution of the Common 156 Council of the City of Carmel, Indiana, Expressing Interest in the Purchase of Certain Properties Valued at 157 Over $25,000 and Associated with City Improvement Projects. Council President Worrell moved to 158 introduce the item into business. Councilor Rider seconded. Jeremy Kashman presented the item to 159 Council. Councilor Rider moved to approve Resolution CC-08-07-23-02. Councilor Finkam seconded. 160
There was no Council discussion. Council President Worrell called for the vote. Resolution CC-08-07-161 23-02 was approved 8-0. 162 163 AGENDA ADD-ON ITEMS 164 165 OTHER BUSINESS 166 167 City Council Appointments 168 169 Carmel Audit Committee (two-year term); One appointment. Santosh Rajmane was appointed by 170
acclamation. 171 172 ADJOURNMENT 173 174 Council President Worrell adjourned the meeting at 7:31 p.m. 175
176 Respectfully submitted, 177 178 ____________________________________ 179 Sue Wolfgang, Clerk 180
181 Approved, 182 183 184 ____________________________________ 185
Jeff Worrell, Council President 186 ATTEST: 187 188 189 __________________________________ 190
Sue Wolfgang, Clerk 191
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CITY OF CARMEL DOCS DEPARTMENT REPORT TO THE COUNCIL August 11, 2023 Conner Prairie PUD (Z-683-23)
• Plan Commission Docket No. PZ-2022-00172 PUD
• Rezone for a west side expansion of Conner Prairie to include a farm to table restaurant, White River Education Center, Lodge hotel, cabins, modern farm, parking, walking trails, and more.
• It is currently zoned S-1/Residential and part PUD (Legacy Z-501-07). Comprehensive Plan Analysis
• This area is identified under the White River Development Pattern.
• The purpose of this development pattern is for “a clean, ecological, historic, connected, and active asset for the residents of Carmel and greater region to experience, reside in, and enjoy.”
• Much of the site is within the floodway and floodplain of the White River, which means it cannot be developed.
• The buildable areas are located primarily along River Road.
• The Petitioner would like to use this area in a unique way to offer educational opportunities and the facilities to support those purposes.
• General permitted uses envisioned by the White River Development Pattern include parks, institutional, educational, hospitality, and retail uses.
• Open space characteristics would include riverfront, greenways, natural trials, riparian corridors, and parks.
• Small scale retail uses that match the goals of the Conner Prairie Institution could provide additional amenities.
• Hospitality offerings would make for a more campus-like setting and attract visitors to come to the area and stay.
• Restaurants would also fall under the hospitality umbrella, a service that could further the educational component of the vision, by using the food farmed on the land within an on-site restaurant. PUD Details
• The site is divided into two zones for development – Zone 1 is at the north end of the site, and is called the Food, Farm, and Energy Experience. This is intended to be a programed space that would require ticketed entry.
• Zone 2 is at the south end of the site and is called the Land, Water, and Energy Innovation District.
• The Petitioner is partnering with Carmel Clay Parks to provide an enhanced and expanded trail network.
• Public and private trails will be provided throughout the campus, and there are plans for a bridge to connect Carmel and Fishers through Conner Prairie’s land.
• Staff worked to define “Contemporary Prairie Style” architecture, as well as update character images.
• “Franchise-style” architecture is now prohibited in Zone 2.
• Permitted building materials list has been reduced to include only materials appropriate to the “Contemporary Prairie Style” architecture.
• Hotel clarified to be “Eco-Lodging/Boutique” and allowable rooms reduced to 70. Cabin use limited to 25.
• Maximum parcel coverage was reduced to 15%, which means 85% of the real estate is to be Open Apace area.
• The lighting requirements focus on Dark Sky goals to consider the impact lighting on the environment. Negotiations with Petitioner during Plan Commission process
• Parking: Utilize shared parking, break up vast-ness with bioswales, land bank parking for future needs
• Building heights: Eco-lodge at 2 stories and Innovation center (office) at 3 stories, all others 1 story
• Details provided for Overlook at Legacy HOA plantings for screening. Concerns discussed by the Plan Commission
• Limited overall allowable commercial sq. footage, reduced Innovation Center Building size to minimize tree loss
• Limitations for small-scale power generating plants to only serve on-site facilities
• Overflow parking for events on east side of river now prohibited. The Petitioner requests to rezone this land for a west side expansion of Conner Prairie. The PUD has been meticulously reviewed with many positive changes implemented, as mentioned above. New development on the site must come back to the PC for DP/ADLS approval when the Petitioner is ready. The Committee of the Whole voted 7-0 to send this to City Council with Favorable Recommendation.
Conner Prairie Innovation District
PUD Ordinance / Rezone
Z-683-23
Planned Unit Development
CITY OF CARMEL, INDIANA
August 21, 2023
City Council
Applicant: Conner Prairie Museum, Inc.
Attorneys: Nelson & Frankenberger, LLC
Jim Shinaver, Attorney Jon C. Dobosiewicz, Land Use Professional 317-844-0106
TABLE OF CONTENTS
1. Explanation List of site and plan adjustments
2. Plan Commission Certification 3. Overall Project Explanation
4. Exhibit B
Site Plan
Potential Uses By Zone
Master Plan Massing
Potential Parking
Access Areas
Paths and Sidewalks
Existing Conditions
Supplemental Imagery
Green Infrastructure/Stormwater 5. Exhibit C – District Plan 6. Exhibit D – Architectural Character Imagery
7. Exhibit F – Open Space Plan 8. Conner Prairie Innovation District PUD Ordinance (Dated July 31, 2023)
TAB 1
EXPLANATION
The applicant, Conner Prairie Museum, Inc., an Indiana non-profit corporation, (“Conner Prairie”) has filed a rezone request to a Planned Unit Development Ordinance to be known as the “Conner Prairie Innovation District PUD” (revised) pertaining to approximately 260 acres of real estate generally located south of and adjacent to 146th Street and east of and adjacent to River Road as is outlined in the illustrations included behind Tab 4.
A detailed explanation of the proposal and Conner Prairie’s development of the land over the next 25 years is provided under Tab 3. The explanation includes a description of Conner Prairie’s planning process and objectives in advancing projects which will support its mission including:
Improving Community Infrastructure
Expanding Conner Prairie’s Unique Experience Offerings
Supporting Sustainability Education & Innovation, and
Improving Tourism Opportunities. Conner Prairie presented its plans to the public and Plan Commission last Fall including public outreach and neighborhood meetings and a Public hearing in front of the Plan Commission which
occurred on October 18, 2022. Conner Prairie has spent the last several months coordinating with DOCS Staff to address questions and comments raised as part of the outreach and Plan Commission review process. Included behind Tab 8 is the resulting draft of the Conner Prairie Ordinance which will regulate future development of the Real Estate. Project updates and modifications resulting from the Plan Commission review process are identified on the following pages of this Tab 1.
At the conclusion of its review of the Conner Prairie Ordinance, the Plan Commission voted unanimously to forward a Favorable Recommendation for approval (see Plan Commission certification included behind Tab 2). To this end, the Conner Prairie Innovation District PUD is included behind Tab 8.
We look forward to presenting this request to you on August 21, 2023. Respectfully submitted,
________________
Summary of Amendment Revisions and Enhancements:
The following is an update on adjustments and modifications Conner Prairie has made to its
request for approval of the Conner Prairie Innovation District PUD Ordinance. Adjustments and
modifications to the plans are outlined below. A copy of updated Exhibit B, Exhibit C, Exhibit D and Exhibit F (see Tab 4 thru Tab 7 respectively), and a copy of the PUD Ordinance recommended for approval by the Plan Commission is located under Tab 8.
1. Site Access:
a. Access to Zone 1 and the majority of Zone 2 shall be limited to Cherry Creek
Boulevard and River Road roundabout and additional access to the north in Zone 1. b. Access south of Cherry Creek Boulevard along River Road limited to one road cut. c. Zone 1, Food, Farm, and Energy Experiences (FFEE) will have access restricted after business hours, and Conner Prairie will be responsible for security and access
management.
d. Zone 2 will have a colocation of uses, and site access will be 24 hours a day. Conner Prairie and partner users will be responsible for security.
2. Eco-lodging: Moved the Eco-lodging further north (away from the schools) a. Eco-lodging use restricted to north of the existing Cherry Creek Boulevard and
River Road round-a-bout and now restricted to Zone 1.
b. Maximum number of guest rooms limited to 70. c. Number of potential cabins limited to 25 and added to the Use Table (Exhibit G). d. Eco-lodging Use and Cabins shall also require approval by the City Council (by resolution) at the time of Development Plan review.
e. Added maximum square footage of 750 square feet for a cabin and 1,500 square feet
for a support building.
3. White River Greenway: a. Added text clarifying that the easement for the Greenway shall be conveyed at no cost to the Carmel/Clay Board of Parks and Recreation.
b. Specified, as requested by DOCS, that the route for the easement shall be as
identified on Exhibit “B” and that Development Plan approval shall not be required for the construction in order to avoid delay. c. Carmel Clay Parks and Recreation (CCPR) will construct, maintain, repair and use the White River Greenway through Conner Prairie’s site for the benefit and
enjoyment of the public.
4. Small Scale Power Generating Plant and Small Scale Public Service Facility: a. Added limitations to allow for only small scale wind and solar facilities that serve on-site facilities. b. Limited Small Scale Public Service facility to communications only and/or
maximum of 25’ in height or building mounted (wifi and phone).
5. Commercial Intensity: a. Reduced general commercial area to a maximum of 20,000 square feet with additional maximum 5,000 square foot single use. b. Reduced office area to 70,000 square feet (110,000 sq.ft if no lodging developed).
c. Reduced the size of and moved the Land, Water and Energy Innovation Center building (including office use) northeast to a point where removal of existing trees
is minimized. d. Number of potential buildings in Zone 2 reduced.
6. Parking: a. Added Section 9.5 to the PUD prohibiting overflow parking of events on the east side of the river on the Real Estate.
b. Significantly reduced the need for parking commensurate with reductions in building/use square footage. Additional reductions illustrated on the Concept Plan. c. Identified stormwater improvements that Conner Prairie intends to utilize to break-up the parking lots (see last page of Exhibit B).
d. Plan is to also land-bank parking to achieve further reductions in parking counts and
areas used for parking based on final site configuration. This will be evaluated by DOCS on a case-by-case basis when Conner Prairie returns for Development Plan review. Concept Plan revised to further reduce Parking. Added provisions in Section 8.1 of the Ordinance to address land-banked parking.
7. Special Events: Provided and enhanced Special Event restrictions including limitations
on hours, parking, traffic control and specifically prohibiting the use of Public Address systems (see Section 9.7 of the Ordinance).
8. Concept Plan: Further refined building and parking locations within both Zone 1 and Zone 2 to be in substantial compliance with the Concept Plan as evidenced in Section 4.4 of the PUD.
9. Building Heights: Further reduce building heights in Zone 2 to the following: a. Eco lodge – maximum 2-story main building/cabins 1-story. Same limitation but now in Zone 1. b. Office use – maximum of one (1) building with 3-story in height. c. WR Education and Ecology – maximum of 1-story in height
d. All other buildings in Zone 2 – 1-story and maximum of 24’ in height.
10. Lighting: a. Added significant restrictions and limitation on site lighting (see pages 17-19 of red line PUD text). Site lighting standards are significantly more restrictive than the Carmel UDO.
“Lighting should not be overly intense for the area of illumination and consider
the impact on the surrounding environment. A maximum of 0.1 foot-candle overspill onto adjacent properties or roadways is permitted. Lighting shall be designed and located to prevent overspill and keep lighting within the site, unless otherwise noted. Lighting within commercial sites shall not exceed 3.00
foot-candles for areas intended to be lit. If safety concerns are present, the
lighting maximum may be raised up to a maximum of 6.00 foot candles in targeted areas. After operating hours, on-site lighting shall be dimmed, turned off, or use a lighting sensor to help lower lighting intensity. Street lighting and trail lighting shall provide the minimally necessary amount of lighting for public
safety.”
b. Full cut-off shielding and reduced height fixtures are required.
c. After operating hours on-site lighting shall be dimmed, turned off, or use a lighting sensors to reduce light levels.
d. After operating hours, interior building lighting visible from River Road shall be turned off (excluding eco-lodging). e. International Dark-Sky Association principles shall be followed in addition to the lighting standards in the Ordinance and UDO. See Section 7.2(J) on page 18 of the ordinance.
f. A maximum of 1 monument sign along River Road shall be lit at the main entry at the Cherry Creek Boulevard roundabout. Further lighting standards shall be applied:
Lighting should not be overly intense for the area of illumination and consider the impact on the surrounding environment. A maximum of 0.1
foot-candle overspill onto adjacent properties or roadways is permitted. Lighting shall be designed and located to prevent overspill and keep lighting within the site, unless otherwise noted. Lighting within commercial sites shall not exceed a maximum of 3.00 foot-candles for signage to be lit.
Building-mounted signs shall be turned off after operating hours.
11. Landscaping: a. Enhanced landscape buffers and open space area. b. Tree preservation enhanced by permitting selective building height at 3-story height. c. Landscape enhancements provided to shield/screen parking and buildings.
d. Agreed to work with adjacent Overlook at Legacy HOA on landscape screening of
headlights on west side of River Road at Cherry Creek Boulevard round-a-bout. To this end please see Section 5.9 of the PUD which includes standards for plant material and timing of installation. e. Additional modifications to Landscaping removing Tree Whips and increasing the
planting standards with buffers along 146th Street and River Road.
f. Added a requirement to provide a landscape maintenance plan at the time of Development Plan approval.
12. Architecture: a. Section 10.1.D edited to be clear that ADLS is required for all site improvements
including buildings.
b. Within Exhibit E – Architectural Standards additional comments from Plan Commission members were addressed including Franchise Architecture, removal of certain exterior materials, and removal of Tower structures. c. Added definition of LEED as requested.
13. Additional adjustments:
a. Limit Public Address systems to public safety use only. b. Stormwater standards enhanced (see Section 9.4 of the PUD). Also added reference to stormwater management methods in Section 8.1.I of the PUD.
Included behind Tab 8 is the updated draft of Conner Prairie Innovation District PUD recommended
for approval by the Plan Commission (see enclosed Plan Commission Certification behind Tab 2).
TAB 2
CERTIFICATION
OF THE CARMEL PLAN COMMISSION'S RECOMMENDATION
ON THE PETITION TO THE CITY OF CARMEL
TO AMEND THE ZONING MAP
PURSUANT TO INDIANA CODE 36-7-4-605
ORDINANCE
Z-683-23 CARMEL CITY CLERK
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Conner Prairie - PUD Rezone JUL 23
S-1 to PUD TIME: -ooPig,,
To: The Honorable Common Council
Of the City of Carmel
Hamilton County, Indiana
Dear Members:
The Carmel Plan Commission offers you the following report on the application Docket
No. PZ-2022-00172 PUD - petitioning for rezone approval for a west side expansion of
Conner Prairie to include a farm to table restaurant, a White River Education Center,
Lodge hotel, cabins, a modern farm, parking, walking trails, and more. The site is located
at the southeast corner of 146th Street and River Road and is zoned S-1/Residence.
The Carmel Plan Commission Commercial Committee's recommendation on the petition
of the applicant is "Favorable."
At its scheduled meeting on July 25, 2023, the Carmel Plan Commission Committee as a
Whole voted Seven (7) in Favor, Zero (0) Opposed, Two (2) Absent, to forward to the
Common Council the proposed Ordinance No. Z-683-23 with a "Favorable
Recommendation".
Please be advised that by virtue of the Plan Commission's Favorable Recommendation,
pursuant to IC 36-7-4-608(f), the Council has ninety (90) days to act on this petition
before it becomes effective as Certified by the Commission. Ninety days from the date of
the Certification is Wednesday, October 25, 2023.
CARMEL PLAN COMMISSION
BY: jS ' ____
Brad Grabow, President
ATTEST:
Y1`stv'Vs>-
Joe S stak, Secretary
Carmel Plan Commission
Dated: July 27, 2023
TAB 3
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Conner Prairie Site Master Plan ‐ PUD Ordinance Explanation
Conner Prairie is a unique historic place that inspires curiosity and fosters learning by providing engaging
and individualized experiences for everyone. The seeds that grew to be Conner Prairie were planted by
Eli Lilly in 1934 when he acquired the William Conner home and began its restoration. Over the next 30
years, he and his wife Ruth restored the home, created farms on the land, brought in additional
buildings, and opened them occasionally for visitors. In 1964, Mr. Lilly transferred the property to
Earlham College. By 1966 there were 12 regular volunteer guides giving tours of the property and farms
operated on both sides of the river.
Conner Prairie has been pioneering the museum experience for nearly a half century. Since 1974, when
the village that became Prairietown opened to daily visitors, Conner Prairie has been a destination
where people can experience history in a way that books cannot teach, as founder Eli Lilly envisioned.
During the 1980’s and 1990’s, many of the Conner Prairie’s iconic programs and partnerships were
created that still serve the community, such as Symphony on the Prairie, Hearthside Suppers, Headless
Horseman Festival, and the Apple Store. Over the decades, programming, interpretation, and exhibits
have expanded and attendance has nearly quadrupled.
Conner Prairie has gained a national reputation as a nationally recognized and award‐winning museum
whose approach to visitor engagement, education, and adherence to best practices has set the bar for
the museum profession. In 1977 Conner Prairie was first accredited by the American Alliance of
Museums (AAM) and has since been reaccredited four times (fewer than 4% of all museums are
accredited by AAM). As a Smithsonian Affiliate, Conner Prairie has proven its ability to skillfully combine
history and STEM in our natural environment to serve nearly every 4th grade student in Indiana, and life‐
long learners from all fifty states. The opening of two Smithsonian exhibits (Spark!Lab and Habitat) this
summer demonstrates how closely the Smithsonian and Conner Prairie work to inspire innovation and
invention and educate about the environment.
Since becoming independent of Earlham College in 2006, Conner Prairie has established a profile of
growth and achievement while maintaining a balanced budget each year. Over the past 16 years,
Conner Prairie has proved itself as an organization that skillfully combines history and hands‐on learning
in a natural environment. We honor Eli Lilly’s generous legacy by responsibly stewarding the land, river,
farm, and assets that he so generously left us.
Today, Conner Prairie is one of the largest attractions in the region and one of the most visited outdoor
museums and experiential sites in the country. As the world changes around them, museums around
the country are faced with the critical question of how to reengage younger generations to remain
relevant, interesting, and even critical in our cultural and educational landscape. While Conner Prairie
has made significant strides in offering robust programming and opportunities for experiential learning,
the challenge is to continue to adapt to the way that people learn, receive information, and select how
to spend their precious free time.
Conner Prairie is centrally located in an increasingly urbanized area just outside of the City of
Indianapolis within one of the fastest growing counties in the state. This fact and the developments
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occurring around Conner Prairie’s is the primary reason the organization created a site master plan.
Conner Prairie is uniquely positioned regionally as one of the largest remaining private landowners along
the White River.
In 2017, the Conner Prairie Board of Directors commissioned a comprehensive site master plan to study
the currently programmed areas of Conner Prairie, and for the first time ever, to comprehensively study
the long‐term potential of Conner Prairie’s 1,046‐acres of land and 3.3 miles of the White River running
between it. Completed in May 2018, the new Site Master Plan (SMP) is guiding Conner Prairie’s
development of the land and river for the next 25 years.
The Conner Prairie SMP included a vision and organizing themes that initially directed the development
of a series of 25 projects to serve as a roadmap for future studies and implementation. The vision for
creating this master plan focused on Conner Prairie as a preeminent interactive history museum
embracing the White River as a resource for its future success and growth.
Conner Prairie’s 2018 SMP is organized around four project categories that initially identified 25
individual projects that creates an overall planning framework for future development. These projects
include infrastructure in advance of future transformational projects, those that are experiential and
programmatic, and others that will address our outward brand and image to the community. The four
project categories are:
1) Advancement projects will address infrastructure like traffic ingress and egress off Allisonville
and eventually River Road, improve and expand parking, storm water drainage, and create
wetlands to help with flood plain drainage while educating about the Prairie, farmland, and river
education and ecology.
2) Branding and image projects will change our gateway and entry sequence, address long‐term
traffic flow improvements, make improvements to the edges of our property along Allisonville
Road, 146th Street and River Road, and address external and internal wayfinding.
3) Experiential and programmatic projects will repurpose and improve our current Welcome
Center as a true Museum Experience Center; improve and expand current experience areas
(Prairietown, Lenape Village, Civil War Journey, Balloon Voyage, Treetop Outpost, and more);
improvements for expanded summer camp programs with a larger and renovated buildings that
serves camp programs, resident teacher program, and other applied learning activities like
Preschool on the Prairie; activate the Oxbow for extended trails, environmental and river
education opportunities, and Prairie and Lenape learning experiences; and preserve the south
woods as a natural sanctuary with the potential for a nature center.
4) These projects all lead to transformational projects that include the Food, Farm, and Energy
Experiences (FFEE) and the White River Education and Ecology Center (WREEC). Eco‐tourism
innovation areas will include Farm to Table dining, boutique retail, office space, and an eco‐
lodging experience tied to Conner Prairie. The White River Education and Ecology Center will be
connected to outdoor river excursions, wetlands, and trails that will connect program areas on
both the east and west side of our property and allow guests to truly learn and engage with the
White River.
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The next 25 years will present many opportunities for museums to redefine themselves to remain
relevant and be successful in a vastly changing world. Museums like Conner Prairie will need to adapt
and reimagine how they engage visitors. To remain sustainable, museums must generate more earned
income through dynamic and user centric programming models.
Conner Prairie is now pioneering the museum experience of the future. We see Conner Prairie as a
preeminent outdoor history museum and place for experiences that will fully embrace the White River
as a resource for its future success and growth. We want to better utilize and steward our segment of
land and river in Hamilton County while integrating it more fully with the surrounding areas. Our 25‐year
site master plan looks to engage, connect, enhance, and sustain these resources while delivering newly
inspired guest experiences that will engage over 1,000 acres of land and revitalize the 3.3 miles of the
White River flowing through our property.
The 2018 Site Master Plan was the culmination of nearly a year of collaboration between Conner Prairie
leadership, the Site Master Plan Task Group, the Conner Prairie Board of Directors, and over 67 external
stakeholders. Throughout this process, over 225 people were engaged. In 2021, the Site Master Plan
was at a stage where it could define themes and identify a series of projects that will embark our
community on a new experience in Hamilton County and specifically on the westside of our property in
Carmel.
The Conner Prairie Site Master Plan has identified several opportunities for enhanced connectivity and
strengthened engagement with a focus on sustainability. The opportunities are divided into two distinct
areas:
Food, Farm, and Energy Experience District
Land, Water, and Energy Innovation District
Within these districts, we have identified several projects that support our mission.
Improve Community Infrastructure
Wetland and Storm Water Management Improvements – Wetlands are classified as an
Advancement Project within the Conner Prairie Site Master Plan. The use of constructed
wetlands could provide an opportunity to incorporate scenic boardwalks and educational
components to the Conner Prairie experience. Furthermore, this project compliments the White
River story by telling a riparian edge and wetland story. The story can be told as part of public
education and activated as a source of recreation with connections to trails. Constructed
wetlands on the east and west side of the property will provide multi‐faceted benefits that tie
together and reinforce the long‐term goals of Conner Prairie. The wetlands could be used to
provide the detention storage and water quality features required for redevelopment, serve as
an opportunity for public education, be a source of recreation, and offer improvements to local
wildlife habitat. Wetlands could be built and funded as part of a partnership with various
entities which could help defray the cost of construction.
Enhanced and Expanded Trail Network – By partnering with Carmel‐Clay Parks on the White
River Greenway Extension, Conner Prairie will allow a public trail on private property for Carmel
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residents and visitors to engage in the beauty of the White River while connecting to the White
River Education and Ecology Center and a network of private trails within Conner Prairie. Trails
that connect east to west across the White River at the northern portion of Conner Prairie’s
property and run throughout the campus, will open a world of possibilities for enhancement of
Conner Prairie’s mission, opening acreage for programming and development. A complementary
project to the private trails would be the completion of planned public trails along Allisonville
Road in Fishers and River Road in Carmel as part of ongoing road projects. This project could be
enhanced by the completion of a bridge that connects the cities of Fishers and Carmel via
Conner Prairie’s land on both sides.
Expand Conner Prairie’s Unique Experience Offerings
The Food, Farm, and Energy Experience (FFEE)‐ This transformational idea is centered around
the legacy of Eli Lilly’s experimental farming in the 20th century to explain 21st century food
production, farming, and energy production in the 21st century. Agriculture at Conner Prairie is
about more than providing our guests with knowledge of our animals and farming, it’s about
empowering them and deepening their understanding of how they can make a difference in
animal care, food production, and sustainability.
The Food, Farm, and Energy Experience (FFEE) at Conner Prairie will showcase innovation in
agriculture and inspire everyone to pursue solutions to feed and power the world. FFEE will
present engaging and interactive experiences in four major subjects, centered around the food
we eat ‐ energy, environment, innovation, and global connections. These subjects will be
presented in four experience zones concerning Arrival, Mr. Lilly’s Farm, Modern Farming/Food
Production, and Celebration of Food accomplished by:
o Connecting people to their food, through the dedication and expertise of the people who
grow it and produce it.
o Facilitating the conversation around the challenges we face utilizing a fact‐based, objective
methodology.
o Building confidence in agriculture as a constantly evolving industry that strives to produce
healthy food using sustainable methods.
o Communicating that agriculture is at the crossroads of the two largest challenges we face
feeding a growing population and climate change.
Expand Conner Prairie’s Rare and Heritage Breeds Program – The existing Conner Prairie Rare
and Heritage Breeds Program will be expanded to compare modern and heritage breeds to
educate about the history and science behind modern livestock. Conner Prairie is an active
member of The Livestock Conservancy, which is the leading organization working to stop the
extinction of rare breeds in the United States – ensuring the future of our agricultural food
system. Since traditional, historic breeds retain essential attributes and genetics necessary for
agriculture to adapt to an unknown future and unknown needs, conserving them and educating
the public is crucial for our nation’s food security. This would be part of the FFEE field and farm
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tours and integrated with celebration of food area that compliments the Farm to Table
Restaurant.
FFEE Research Development ‐ The Food, Farm and Energy Experience footprint will allow an
opportunity for multiple partnerships offering funding, programming assistance, and
collaboration on research for application sites for agricultural innovations (crops, livestock, land
and water management, and technology). Mr. Lilly’s Farm is the core of the agriculturally based
attractions on the West Side of the White River. The significance of Eli Lilly’s 20th century
experimental livestock farm is paramount to the creation of this new 21st century experience
area of Conner Prairie.
Support Sustainability Education & Innovation
White River Education and Ecology Center (WREEC) – The WREEC is a unique opportunity within
the region to create a partnership with the State of Indiana, neighboring municipalities,
philanthropic and higher education communities to bring a regional River‐Based Education
Center to Conner Prairie. The WREEC will be the anchor for the Hamilton County South River
District, which will serve as an innovation, education, recreation, tourism, and economic
development hub of local, regional, and national significance. This project could be a signature
piece of the long‐term planning for investments along the White River in Central Indiana.
o The WREEC will have classrooms to provide environmental education programming focused
on the river and its history to students and visitors while bringing together partners united
in identifying and teaching best practices and innovations in land and water conservation.
o The WREEC will actively involve guests in the White River through interactive exhibits, river‐
side walking trails, and boating and fishing excursions onto the river. Some examples of
these could include:
A White River Digital Aquarium could immerse visitors in the underwater environment
of the White River and use touch technology to empower participants to navigate the
regions rich ecosystem.
A Citizen Science Classroom would have all the equipment, tools, and instruments
needed by every citizen scientist to observe and learn from nature.
A White River Inactive History Experience where every pull of the oars takes visitors
further back in time to see how the White River has changed over the centuries.
Land, Water, and Energy Innovation Center – The Land, Water, and Energy Innovation Center
(LWEIC) at Conner Prairie is a transformational opportunity to provide office space that is
designed to attract businesses, educational institutions, agencies, and non‐profits focusing on
developing next practices and innovations in the sustainable management and environmentally
wise use of land, water, and energy – all key elements to increasing agricultural production
while improving water locally and throughout the world.
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Innovation districts are growing in popularity nationally and are physically compact, accessible,
and technologically wired and offer a diversity of uses within a district. The model devised for
Conner Prairie is called an urbanized science park model. Science Park innovation districts are
commonly found in suburban and exurban areas, where traditionally isolated, sprawling areas of
innovation are urbanizing through increased density and an infusion of new activities (including
retail and lodging) that are mixed instead of separate.
Conference Center – As a part of the Land, Water and Energy Innovation Center (LWEIC), Conner
Prairie will support the education and business needs of on‐site partners and others to provide a
unique conference space along the White River. Though connected to the LWEIC, functionally it
will be independent. This project will complement planned environmental and programmatic
improvements to this area.
Expansion Opportunities – The Site Master Plan has additional areas on the campus to support
other light commercial and retail opportunities on the site. While some of these sites will be
used to support café or brunch tenants, we also see opportunities to support retail components
like a bicycle shop or small market that would be a destination or stop along the bike paths and
trails. These buildings would be done through partnerships with restauranteurs and other local
business owners.
Improved Tourism Opportunities
Farm to Table Restaurant(s) ‐ Bringing a Farm to Table Restaurant and complimentary food
choices to Conner Prairie will provide contextually appropriate, income‐generating, and
complementary experiences to the west side of the White River. Market research and
stakeholder interviews have shown that there is demand today for a unique, casual fine dining
attraction near the White River on Conner Prairie’s property. The dining facility could be as small
as 5,000 square feet, for an intimate appeal, or larger to serve big groups in a cafeteria‐style
setting, ranging from 8,000 to 20,000 square feet or more. This project would accommodate a
full‐service farm to table restaurant, providing a complementary experience to what Conner
Prairie offers from an active programmed perspective and a neighborhood and regional
destination for unique, casual fine dining. This facility is envisioned as a true “farm to fork
experience, meaning most of the food served at the restaurant will be produced on site at
Conner Prairie.
Eco lodging – Unique lodging opportunities will further support the innovation, economic
development, and tourism to support Conner Prairie. A boutique eco lodge includes modern
cabins, themed restaurant, and meeting space overlooking the river will serve as an inspiring
location to host conferences, especially centered on environmental sustainability, stewardship,
and workforce development. Planning has sought national destination development exports
expertise to devise an impact investment strategy. Eco lodging would need to be unique and
complementary to Conner Prairie’s property with a mix of traditional boutique lodge, and
innovative lodging in the form of cabins or treehouses. There is potential to build some of the
cabins or treehouses in the 100‐year floodplain if they are elevated two feet above the base
flood elevation.
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Café and other hospitality functions – The Site Master Plan has additional areas on the campus
to support other light commercial and retail opportunities on the campus. We anticipate that
some of the additional areas will be used to support café, coffee, or brunch tenants as either a
mixed‐use or stand‐alone building. It is not envisioned to have anything that would support a
drive‐thru experience. These buildings would be done through partnerships with restauranteurs
and other local business owners.
TAB 4
EXHIBIT B - SITE PLAN
146th St.
LEGEND
ZONE 1: FOOD, FARM, AND
ENERGY EXPERIENCE (FFEE)
ZONE 2: LAND, WATER AND
ENERGY INNOVATION DISTRICT
USE LIST
ZONE 1:
- FOOD, FARM, AND ENERGY ENTRY
- FOOD, FARM, AND ENERGY EXHIBITS
- ICON/BRANDED OPPORTUNITY
- THREATRE/CLASSROOM
- MR. LILLY’S FARM EXHIBIT
- CELEBRATION OF FOOD EXHIIBIT
- MODERN FARM EXHIBIT
- EXISTING BUILDINGS
- EXPANSION/ACCESSORY AGRICULTURAL
BUILDINGS
- SOLAR DEMONSTRATION
- CROP APPLICATION/INNOVATION
- LIVESTOCK APPLICATION/INNOVATION
- WATER EXHIBIT
- ECO LODGING/CABINS
- PEDESTRIAN BRIDGE (FUTURE)
ZONE 2:
- WHITE RIVER EDUCATION AND
ECOLOGY CENTER
- LAND, WATER, AND ENERGY INNO-
VATION CENTER
- RESTAURANTS
- SMALL SCALE COMMERCIAL
- TRAILS
- PARKING LOTS
- ROADWAYS/DRIVEWAYS
- ORCHARD/REQUIRED PLANTINGS
- WOODLAND/PRAIRIE
- WETLANDS
- BOARDWALKS
EXHIBIT B - POTENTIAL USES BY ZONE
LWEID BUILDING FROM RIVER ROADEXHIBIT B - MASTER PLAN MASSING 1
LWEIC - Ground View from West Side of River Road
LAND, WATER AND ENERGY LAND, WATER AND ENERGY INNOVATION CENTERINNOVATION CENTER
50’ LANDSCAPED BUFFER 50’ LANDSCAPED BUFFER
River Road
LWEID BUILDING: FACING SOUTHEXHIBIT B - MASTER PLAN MASSING 2
Birdseye Facing North West
LAND WATER AND ENERGY LAND WATER AND ENERGY INNOVATION CENTERINNOVATION CENTER
RIVER EDUCATION AND RIVER EDUCATION AND ECOLOGY CENTERECOLOGY CENTER
PUBLIC TRAILPUBLIC TRAIL
50’ LANDSCAPED BUFFER 50’ LANDSCAPED BUFFER
PARKING LOTSPARKING LOTS
River Road
RIVERFRONT ACTIVATION AND RIVERFRONT ACTIVATION AND
RESTORATION RESTORATION
LWEID BUILDING FROM RIVER ROAD
LWEIC Southeast from River Road
LAND WATER AND ENERGY LAND WATER AND ENERGY INNOVATION CENTERINNOVATION CENTER
PUBLIC TRAILPUBLIC TRAIL
50’ LANDSCAPED BUFFER 50’ LANDSCAPED BUFFER
River Road
EXHIBIT B - MASTER PLAN MASSING 3
RIVER ROAD @ CHERRY CREEK BLVD
Trailside Cafe and LWEIC Southeast from River Road
LAND WATER AND ENERGY LAND WATER AND ENERGY
INNOVATION CENTERINNOVATION CENTERTRAILSIDE CAFETRAILSIDE CAFE
PUBLIC TRAILPUBLIC TRAIL
50’ LANDSCAPED BUFFER 50’ LANDSCAPED BUFFER
River Road
EXHIBIT B - MASTER PLAN MASSING 4
ECO-LODGING & FFE
Trailside Cafe and LWEIC Southeast from River Road
ECO-LODGING ECO-LODGING
PUBLIC TRAILPUBLIC TRAIL
50’ LANDSCAPED BUFFER 50’ LANDSCAPED BUFFER
FOOD, FARM, AND ENERGY FOOD, FARM, AND ENERGY
EXPERIENCE EXPERIENCE
River Road
EXHIBIT B - MASTER PLAN MASSING 5
146th St.
EXHIBIT B - POTENTIAL PARKING
EXHIBIT B - ACCESS AREAS
146th St.
UP TO 1 ROAD CUTUP TO 1 ROAD CUT
UP TO 1 ROAD CUT AND 1 PRIVATE UP TO 1 ROAD CUT AND 1 PRIVATE
DRIVEWAY (ACCESS CONTROLLED)DRIVEWAY (ACCESS CONTROLLED)
EXHIBIT B - PATHS AND SIDEWALKS
146th St.
WHITE RIVER GREENWAY WHITE RIVER GREENWAY
EXTENSIONEXTENSION
FOOD, FARM & ENERGY EXPERIENCE FOOD, FARM & ENERGY EXPERIENCE
TICKETED AREA - TRAILS AND SIDEWALKS TICKETED AREA - TRAILS AND SIDEWALKS
TBD TBD
LAND, WATER, & ENERGY INNOVATION LAND, WATER, & ENERGY INNOVATION NON-TICKETED AREA - SIDEWALKS AND NON-TICKETED AREA - SIDEWALKS AND
TRAILS TBDTRAILS TBD
EXHIBIT B:
EXISTING CONDITIONS
Existing Conditions - Facing West from Future Food, Farm, and Energy Experience
600’ + (2 football fields from adjacent homes)
EXHIBIT B:
EXISTING CONDITIONS
Existing Conditions - Facing Northwest from Future Land, Water, and Energy Innovation Center
1,000’ + (3+ football fields from adjacent homes)
EXHIBIT B:
EXISTING CONDITIONS
Existing Conditions - Facing Northwest from Future Land, Water, and Energy Innovation Center
1,000’ + (3+ football fields from adjacent homes)
EXHIBIT B:
EXISTING CONDITIONS
Existing Conditions - Facing West from Future Land, Water, and Energy Innovation Center
1,000’ + (3+ football fields from adjacent homes)
EXHIBIT B:
EXISTING CONDITIONS
Existing Conditions - Facing Northwest from White River Education and Ecology Center
950’ + (3+ football fields from adjacent homes)
EXHIBIT B - SUPPLEMENTAL IMAGERY
EXHIBIT B - GREEN INFRASTRUCTURE/STORMWATER
TAB 5
EXHIBIT C - DISTRICT PLAN
ZONE MAP
146th St.
LEGEND
ZONE 1: FOOD, FARM, AND
ENERGY EXPERIENCE (FFEE)
ZONE 2: LAND, WATER AND
ENERGY INNOVATION DISTRICT
TAB 6
EXHIBIT D - ARCHITECTURAL CHARACTER IMAGERY
LEGEND
ZONE 1: FOOD, FARM, AND
ENERGY EXPERIENCE (FFEE)
ZONE 2: LAND, WATER AND
ENERGY INNOVATION DISTRICT
Exhibit D: Conner Prairie PUD - Architectural Character Imagery
Overall Character Description
“Contemporary Prairie Style Architecture” should be considerate and in the spirit of
the following five elements of defining character:
• Connection of indoor and outdoor experience and spaces
• Use of strong horizontal elements
• Celebration of craftsmanship
• Use of natural materials
• Incorporation of built elements to form masses
Connection of indoor and outdoor experience and space
Architecture should stress importance of physical and visual connection to nature.
This may be achieved through the incorporation of indoor spaces that seamlessly
transition to outdoor through the use of operable glazing. This may also be achieved
through the connection of separated buildings by connected roof lines and/or by
providing covered exterior circulation through the use of roof overhangs or porches.
Use of strong horizontal elements
Architecture should incorporate the use of strong horizontal elements to recognize
the low-profile and linear character of traditional Prairie Style design. The intent
should be to stress integration with the landscape and celebrate the surrounding
natural context. Elements that may be used to achieve this include roof outriggers
and eave overhangs, bands of glass, and horizontal orientation of masses of material.
Celebration of craftsmanship
Architecture should incorporate the sensibilities of a high level of craft in the
construction. This may be achieved through a tectonic approach to design in which
structure is left exposed where appropriate, connections are visually apparent, and
work of trades-people is celebrated.
Use of natural materials
Architecture should incorporate the use of natural materials where appropriate to
celebrate a connection to the natural site and to achieve an overall natural-feeling
material palette. Materials selected should be durable and in consideration of
developing a patina over time.
Incorporation of built elements to form masses
Architecture should incorporate the use of material compositions that form robust
volume or mass. The intent is for elements of the architecture to feel grounded to the
place and rooted in the site. This may be achieved through traditional Prairie Style
elements such as chimneys or hearths and treatment of masonry as volume rather
than plane. Other solid or glazing materials may be used to achieve this intent as well.
Zone 1
Zone 2
LEGEND
ZONE 1: FOOD, FARM, AND
ENERGY EXPERIENCE (FFEE)
ZONE 2: LAND, WATER AND
ENERGY INNOVATION DISTRICT
EXHIBIT D - ARCHITECTURAL CHARACTER IMAGERY
Materials and Exterior Building Finishes
Permitted building materials include the following or other similar materials:
a.Cast stone
b.Colored/decorative concrete
c.Color/Decorated C.M.U. (concrete masonry units)
(restricted to 10% of building façade)
d.Concrete brick
e.Curtain wall
f.Decorative metal
g.Engineered wood product
h.Exposed structure
i.Face brick
j.Fiber Cement Siding
k.Glass (clear, color, sand blast, etched, etc.)
l.Living green wall product
m.Natural Stone
n.Precast concrete (restricted to 10% of building façade)
o.Poured concrete (restricted to 10% of building façade)
p.Porcelain and/or ceramic tile
q.Solar Panels (building mounted)
r.Stained wood
s.Storefront (aluminum, wood, steel)
t.Terracotta
Permitted roofing materials include the following or other similar materials:
The above listed materials and exterior building finishes are indicated on the
following example image pages.
Zone 1
Zone 2
Exhibit D: Conner Prairie PUD- Architectural Character Imagery
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Exhibit D: Architectural Standards
Examples of Contemporary Prairie Style Architectural Character - Zone 1
EXHIBIT D - ARCHITECTURAL CHARACTER IMAGERY
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Exhibit D: Architectural Standards
Examples of Contemporary Prairie Style Architectural Character - Zone
EXHIBIT D - ARCHITECTURAL CHARACTER IMAGERY
c FS
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Exhibit D: Architectural Standards
Examples of Contemporary Prairie Style Architectural Character - Zone
EXHIBIT D - ARCHITECTURAL CHARACTER IMAGERY
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Exhibit D: Architectural Standards
Examples of Contemporary Prairie Style Architectural Character - Zone
CONCEPT PLAN
EXHIBIT D - SUPPLEMENTAL IMAGERY
TAB 7
EXHIBIT F - OPEN SPACE PLAN
146th St.
DEVELOPMENT ZONE (ALL DEVELOPMENT ZONE (ALL OTHER AREAS OPEN SPACE OTHER AREAS OPEN SPACE OR AGRICULTRURE)OR AGRICULTRURE)
TAB 8
Sponsors: Councilor _________
CARMEL, INDIANA
Conner Prairie Innovation District
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z-683-23
PZ-2022-00172 (PUD)
Draft: July 31, 2023
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TABLE OF CONTENTS
Page
Section 1. Applicability of Ordinance .............................................................................................. 4
Section 2. Definitions and Rules of Construction .......................................................................... 4
Section 3. Accessory Buildings and Uses ....................................................................................... 7
Section 4. Development Standards .................................................................................................. 8
Section 5. Landscaping Requirements ........................................................................................10
Section 6. Signage Requirements ...............................................................................................15
Section 7. Lighting Requirements ..............................................................................................16
Section 8. Parking Requirements................................................................................................17
Section 9. Additional Requirements and Standards ...................................................................... 19
Section 10. Procedural Provisions ...............................................................................................23
Section 11. Violations and Enforcement .....................................................................................24
Section 12. Exhibits .....................................................................................................................24
Exhibit A Legal Description
Exhibit B Concept Plan
Exhibit C District /Zone Map
Exhibit D Architectural Character Imagery
Exhibit E Architectural Standards
Exhibit F Open Space Plan
Exhibit G Permitted Use Table
Note: All of the above Exhibits (A-G) are attached to this Conner Prairie Ordinance, are
incorporated by reference into this Conner Prairie Ordinance and are part of this Conner Prairie Ordinance.
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Sponsors: Councilor Aasen
ORDINANCE Z-683-23 AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA ESTABLISHING THE CONNER PRAIRIE INNOVATION DISTRICT PLANNED UNIT DEVELOPMENT DISTRICT
Synopsis:
Ordinance Establishes the Conner Prairie West Innovation District Planned Unit Development
Ordinance (the “Conner Prairie PUD”). The Ordinance would rezone the real estate from S-1
Residential and Legacy PUD (Ordinance Z-501-07) to a Planned Unit Development district
allowing the expansion of the Conner Prairie Museum onto the site in a style and character as
depicted on the attached Concept Plan and Character Imagery.
WHEREAS, Articles 4.02 and 9.05 of the Carmel Unified Development Ordinance, Ordinance Z-625-17, as amended (the “UDO”), provides for the establishment of a Planned Unit Development District in accordance with the requirements of I.C. § 36-7-4-1500 et seq. (the
“PUD Statute”); and
WHEREAS, Conner Prairie Museum, Inc. (“Conner Prairie”), submitted an application to the Carmel Plan Commission (the “Plan Commission”) to adopt a PUD District Ordinance for certain real estate in the City of Carmel, Hamilton County, Indiana, as legally described in
Exhibit A attached hereto (the “Real Estate”); and
WHEREAS, Conner Prairie’s application is consistent with the provisions of the UDO and PUD Statute; and
WHEREAS, after proper notice, and pursuant to the provisions of the PUD Statute and
UDO, the Plan Commission conducted a public hearing on October 18, 2022 concerning Conner Prairie’s application for a PUD District Ordinance, which application was docketed as PZ-2022-00172 (PUD), and
WHEREAS, the Plan Commission, at its hearing on July 25, 2023, has given a Favorable
recommendation to this Conner Prairie PUD (the “Conner Prairie Ordinance”), which establishes the Conner Prairie Innovation District Plan Planned Unit Development (the “Conner Prairie District”). NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of Carmel, Indiana (the “Council”), that: (i) pursuant to IC §36-7-4-1500 et seq., the Council adopts this Conner Prairie Ordinance, as an amendment to the Zone Map; (ii) all prior ordinances or parts thereof inconsistent with any provision of this Conner Prairie Ordinance and its exhibits are
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hereby made inapplicable to the use and development of the Real Estate; (iii) all prior commitments and restrictions applicable to the Real Estate shall be null and void and replaced
and superseded by this Conner Prairie Ordinance; and, (iv) this Conner Prairie Ordinance shall be in full force and effect from and after its passage and signing. Section 1. Applicability of Ordinance.
Section 1.1 The Zone Map is hereby changed to designate the Real Estate as a Planned Unit Development District to be known as the Conner Prairie District. Section 1.2 Development in the Conner Prairie District shall be governed entirely by (i) the provisions of this Conner Prairie Ordinance and its exhibits, and (ii) those
provisions of the UDO specifically referenced in this Conner Prairie Ordinance. Where this Conner Prairie Ordinance is silent, the applicable standards of the UDO shall apply. Section 2. Definitions and Rules of Construction.
Section 2.1 General Rules of Construction. The following general rules of construction and definitions shall apply to the Conner Prairie Ordinance: A. The singular number includes the plural and the plural the singular, unless the context clearly indicates the contrary.
B. Words used in the present tense include the past and future tenses, and the future the present.
C. The word “shall” indicates a mandatory requirement. The word “may”
indicates a permissive requirement. Section 2.2 Definitions. The definitions (i) of the capitalized terms set forth below in this Section 2.2, as they appear throughout this Conner Prairie Ordinance, shall have the
meanings set forth below in this Section 2.2 and (ii) of all other capitalized terms
included in this Conner Prairie Ordinance and not defined below in this Section 2.2, shall be the same as set forth in the UDO.
Agritourism: Agritourism means an activity at an agricultural, horticultural, or agribusiness operation where the general public is allowed or invited to
participate in, view, or enjoy the activities for recreational or educational purposes, including farming, ranching, historical and cultural agricultural activities, demonstration activities. This could also include natural resource-based activities and attractions, including fishing, hiking, and trail riding. These activities could be but are not limited to ticketed events.
Architectural Character Imagery: These comprise the illustrations attached hereto as Exhibit D (Architectural Character Imagery), and are intended to generally and conceptually illustrate an application of the Development Requirements.
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Architectural Character Imagery is general and not intended to delineate the only final Building designs that may be built.
Architectural Standards: The Architectural Standards incorporated herein under Exhibit E (Architectural Standards). In general, buildings shall adhere to Contemporary Prairie Style architecture with a common language of materiality and design.
Cabins: Building(s) which cater to guests and are intended to be occupied for sleeping purposes for a fee. Cabins may be an Accessory Use to an Eco-Lodging Use.
Concept Plan: The general plan for the development of the Real Estate, including but not limited to building locations, site access locations and parking areas attached hereto as Exhibit B (Concept Plan). Further restrictions regarding building placement, vehicular access and parking are included in this Conner Prairie Ordinance.
Conner Prairie: Conner Prairie shall mean and refer to Conner Prairie Museum and/or Conner Prairie Foundation, Inc. Contemporary Prairie Style Architecture: “Contemporary Prairie Style
Architecture” should be considerate and in the spirit of the following five elements of defining character:
Connection of indoor and outdoor experience and space;
Use of strong horizontal elements;
Celebration of craftsmanship;
Use of natural materials;
Incorporation of built elements to form masses. District(s) / Zone(s): Any one or any combination of (i) Zone 1: Food, Farm, and Energy Experience (FFEE); and (ii) Zone 2: Land, Water and Energy Innovation District, as depicted on Exhibit C (District / Zone Map) or as context requires.
Development Standards: Written development standards and any written requirements specified in this Conner Prairie Ordinance, which must be satisfied in connection with the approval of a Development Plan and Building Permits.
Eco-Lodging/Boutique Product: A nature dependent lodging facility that meets
the principles and philosophies of eco-tourism in that it is developed and managed in an environmentally sensitive manner, affords protection of its operating environment and offers an educational and participatory experience to visitors.
Environmental Education and Ecology Education: The process of creating an ecological understanding or literacy that challenges the perception of science, food, the environment and humankind's impact on our natural surroundings.
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General Agriculture (Farm): General Agriculture (Farm) shall include the Agriculture, General; Farm; and, Farm, Horse Uses as defined in the UDO.
Hotel: See “Eco Lodging/Boutique Product”. Leadership in Energy and Environmental Design (LEED): LEED is a green building certification program used worldwide. Developed by the non-
profit U.S. Green Building Council (USGBC), it includes a set of rating systems for the design, construction, operation, and maintenance of green buildings, homes, and neighborhoods, which aims to help building owners and operators be environmentally responsible and use resources efficiently.
Power Generating Plant, Small Scale (energy system, production through renewable sources): Any facility or installation such as a windmill, hydroelectric unit, or solar collecting or concentrating array, which is designed and intended to produce energy from natural forces such as wind, water, sunlight, or geothermal heat, or from biomass, for onsite use only. Only small-scale applications are
envisioned at Conner Prairie for this use as noted below. Power generating shall not be built to support the grid but shall provide facilities that can support the energy planning for different buildings on the Real Estate and showcase areas that can educate people on the importance of alternative energy sources.
Small-Scale Wind Generation Facility: As mentioned above, the small-scale energy production facilities will be for building and educational purposes. A machine that converts the kinetic energy in the wind into a usable form (commonly known as a wind turbine or windmill). The
WECS includes all parts of the system except the tower and the
transmission equipment. This facility may include incidental batteries, transformers, or other maintenance uses. Within wind applications, turbines range in size from DC 20 watts to 100 kilowatts.
Small-Scale Solar Facility: Electrical power generation through the
utilization of photovoltaic cells, typically building-integrated, nonmechanical semiconductor devices that convert sunlight into direct current electricity. This facility may include incidental batteries, transformers, or other maintenance uses. Within solar applications, each
DC megawatt requires approximately five (5) acres of buildable land. The
size limitations of a solar farm can be determined by legislation, utility policy, electrical constraints of nearby infrastructure, or the business model of the solar developer. This type of use is envisioned in the most northeast corner of the site significantly setback from residential areas.
Public Service Facility, Small Scale: Erection, construction, alteration, operation, or maintenance of communication services. Such services shall be building mounted or a maximum of twenty-five (25) feet in height.
Small-Scale Drinking Water Well Facility - A drilled well into the soil intended to
obtain and provide water for drinking, animal use, or other processes for use on-
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site, or for sale to public utilities. This use may also be for educational or demonstration purposes on site.
Special Event: A Special Event is an event that occurs outside of normal business hours (generally ending after 6:00pm) and shall include, but shall not be limited to, an activity where the general public is allowed or invited to participate in, view, or enjoy recreational, educational, historical, cultural and agricultural
activities. This could also include natural resource-based activities and attractions, including fishing, hiking, and trail riding. These activities could be but are not limited to ticketed events. Real Estate: The Real Estate legally described in Exhibit A (Legal Description).
Real Estate may also be referred to as Parcel. Sapling: A sapling tree with a minimum of 2 (or 3 depending on supplier) years of growth and branch structure. Depending on species, this specimen is typically less than 1" thick measured from the root collar.
Sign: Any type of sign as further defined and regulated by this Conner Prairie Ordinance and the UDO. Wetland Bank / Mitigation Site: Wetland mitigation refers to the process of
compensating for the loss or degradation of wetland ecosystems due to development activities. It involves the creation, restoration, enhancement, or preservation of wetland areas to offset the adverse impacts on existing wetlands. Mitigation measures are typically implemented to maintain the overall ecological
functions and values provided by wetlands, such as flood control, water filtration,
wildlife habitat, and biodiversity preservation. Wetland banking involves a system where wetland areas are protected, restored, or created to compensate for the authorized destruction or alteration of other
wetlands. It involves establishing wetland banks, which are designated areas that
generate credits based on their ecological value and the extent of wetland functions they provide. These credits can then be purchased by individuals or organizations to offset their wetland impacts and ensure compliance with regulatory requirements.
Zone 1: What is identified on Exhibit C (District / Zone Map) as “Zone 1: Food, Farm, and Energy Experience (FFEE)”. Zone 2: What is identified on Exhibit C (District / Zone Map) as “Zone 2: Land,
Water and Energy Innovation District”. Section 3. Accessory Uses and Buildings. Section 3.1 Accessory Uses: Accessory Uses allowed under this Conner Prairie
Ordinance are specified in Exhibit G (Permitted Use Table).
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Section 3.2 Accessory Structures: Accessory Structures are permitted and shall be architecturally compatible with the principal building(s) with which it is associated.
Section 4. Development Standards. Section 4.1 Permitted Uses:
A. Permitted Uses allowed under this Conner Prairie Ordinance are specified, by Zone in Exhibit G (Permitted Use Table). B. Use Specific Restrictions:
1. General and Professional Office: A maximum of 70,000 square feet shall be permitted. General or Professional Office uses shall be permitted at a maximum of 110,000 square feet in the event no Eco Lodging is developed on the Real Estate. Office areas that are integrally related to a museum use or located in Zone 1 shall not be
included when calculating this limitation. 2. Hotel (Eco Lodging/Boutique Product): a. An Eco lodging/Boutique Product use shall include a
maximum of 70 guest rooms (excluding cabins). Any lodging use shall be designed as an Eco-Lodging/Boutique Product as defined in Section 2.2 and the Architectural Standards of this Conner Prairie Ordinance.
b. Eco Lodging shall only be permitted northeast of the intersection of River Road and Cherry Creek Boulevard as illustrated on the Concept Plan.
c. Approval by resolution of the Carmel City Council shall be
required to permit an Eco Lodging use on the Real Estate. 3. Cabins: Cabins shall be limited to a maximum of twenty-five (25) cabins. Individual cabins shall also be a maximum of seven
hundred and fifty (750) square feet in area. A support accessory
building for a Cabin use shall be a maximum of fifteen hundred (1,500) square feet in area. a. Approval by resolution of the Carmel City Council shall be
required to permit a Cabin use on the Real Estate.
4. General Retail Sales: No more than 20,000 square feet of General Retail Sales shall be permitted on the Real Estate with a maximum of 5,000 square feet permitted for any single use. Retail Sales
which is accessory and integrally related to a primary use shall not
be included when calculating this limitation.
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Section 4.2 Districts / Zones: The Zones shall be as identified on in Exhibit C
(District/Zone Map) and regulated per the terms of this Conner Prairie Ordinance. The Zones may be enlarged or reduced by up to fifteen percent (15%) and reflected on the Development Plan. Section 4.3 Bulk Requirements:
A. Minimum Lot Area: Not Applicable.
B. Minimum Setback from River Road:
1. Buildings – Seventy (70) feet in Zone 1. Fifty (50) feet in Zone 2.
2. Parking – Seventy (70) feet.
C. Minimum Setback from White River: One hundred (100) feet as measured
from the water’s edge at normal elevation.
D. Minimum Side Yard Setback: Not Applicable.
E. Minimum Rear Yard Setback: Not Applicable.
F. Minimum Distance Between Buildings: Twenty (20) feet.
G. Maximum Parcel (Real Estate) Coverage: Fifteen (15) percent.
H. Maximum Building Height:
1. Zone 1: Thirty-six (36) feet with the following exceptions:
a. A small-scale wind generation facility shall have a maximum height of seventy-five (75) feet from the base to the bottom of the
turbine. A minimum of thirty (30) feet of clearance between the
propeller and the ground shall be required. b. Eco-lodging/Boutique Product – Maximum two (2) stories,
Cabins (including support building) – Limited to one-story.
2. Zone 2: One (1) story and twenty-four (24) feet, whichever is less
with the following exceptions:
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a. Office Use – A maximum of one (1) building shall be permitted
which includes a 3-story and maximum fifty-two (52) foot building
height.
3. Buildings in Zone 1 including Agricultural Uses, such as barns and silos, shall be exempt from the maximum building height.
Section 4.4 The Concept Plan for the Real Estate is contained within Exhibit B (Concept
Plan). A. In Zone 1, Primary Buildings may move around within the zone in the general vicinity of the buildings shown on the Concept Plan. The final layout of Zone
1 shall be reflected in the Development Plan submission.
B. In Zone 2, Primary Buildings including the White River Education & Ecology Center and Land Water & Energy Innovation Center shall be positioned in Substantial Compliance with the locations as identified on the Concept Plan.
Other Primary and Accessory Buildings may move around within the site in
the general vicinity of the buildings shown the Concept Plan. The number of primary buildings in Zone 2 will be capped at ten (10), excluding cabins. The final layout of Zone 2 shall be reflected in the Development Plan submission.
Section 4.5 The Conceptual Character Imagery of Building Architecture is contained
within Exhibit D (Architectural Character Imagery) and Architectural Standards are included in Exhibit E (Architectural Standards). A. All buildings shall comply with Architectural Standards but may vary from
the Architectural Character Imagery provided all applicable Architectural
Standards are met, including ADLS Approval. Section 5. Landscaping Requirements. Landscaping shall comply with the following standards:
Section 5.1. General Landscaping Standards. Landscaping shall be integrated with, and complement other functional and ornamental site design elements, such as hardscape materials, paths, sidewalks, and fencing.
A. All trees, shrubs and ground covers shall be planted according to American
Standard for Nursery Stock (ANSI Z60.1), and following the standards and best management practices (BMPs) published by the City’s Urban Forestry Program. Landscaping materials shall be appropriate for local growing and climatic conditions. Plant suitability, maintenance and compatibility with site construction features shall be addressed. The City’s planting details shall be
required on the landscape plan. All trees shall be selected from the City’s recommended tree list published by the City’s Urban Forestry Program or otherwise approved by the Urban Forester.
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B. Shade trees shall be at least 2.5 inches in caliper when planted except as specified in Section 5.2 of this Conner Prairie Ordinance. Ornamental trees
shall be at least 1.5 inches in caliper when planted. Evergreen trees shall be 6 feet in height when planted. Shrubs shall be at least 18 inches in height when planted. Ornamental grasses must obtain a mature height of at least 3 feet. C. All landscaping approved as part of a Development Plan shall be installed
prior to issuance of the Certificate of Occupancy; provided, however, that when because of weather conditions, it is not possible to install the approved landscaping before the issuance of a Certificate of Occupancy, Conner Prairie shall request a temporary Certificate of Occupancy which shall be conditioned upon a determined time to complete the installation of the uninstalled
landscape material. D. All landscaping is subject to Development Plan approval. No landscaping which has been approved by the Urban Forester with the Development Plan may later be substantially altered, eliminated or sacrificed without first
obtaining further approval from the Urban Forester in order to conform to specific site conditions. E. It shall be the responsibility of the owner(s), with respect to any portion of the Real Estate owned by such owner(s) and on which any landscaped area exists
per the requirements of this Conner Prairie Ordinance, to ensure proper maintenance of landscaping in accordance with the Conner Prairie Ordinance. This maintenance is to include, but is not limited to (i) mowing, tree trimming, planting, maintenance contracting and mulching of planting areas, (ii)
replacing dead or diseased plantings with identical varieties or a suitable
substitute, and (iii) keeping the area free of refuse, debris, rank vegetation and weeds. Section 5.2. Buffer Yards. Buffer Yards shall be required as follows:
A. River Road: Plantings shall be provided along River Road with a fifty (50) foot buffer yard. The buffer yard will be measured from the property line. The intent of this buffer yard is to preserve existing tree stands along the corridor, and provide an undulating planted edge with a naturalistic character
reflective of the variety of vegetation along the corridor today. including
native shade trees, ornamental trees, tall grasses and perennials, and meadow plantings. Trees will be grouped intentionally to situate development within a naturalistic landscape and to provide a variety of views to the site from River Road. Existing native trees will be counted as one (1) new trees.
Requirements include shade trees at a five (5) per one hundred (100) linear foot interval in clustered and naturalistic groups intermixed with ornamental trees at a two (2) per one hundred (100) linear foot interval. Tall grasses and perennial plantings will be incorporated to the area at a requirement of eight
hundred and fifty (850) square foot per two hundred (100) linear foot within
the buffer yard. The remainder of the buffer yard will be planted with meadow
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at four thousand two hundred fifty (4,250) square foot per one hundred (100) linear foot within the buffer yard. Remaining areas will be seeded with turf
grass or additional meadow planting. Shade trees shall be at a minimum an equal mix of 25% saplings with the balance made up of and equal mix or 1", 1.5”, 2” and 2.5" caliper trees with larger trees concentrated around entrance locations and visual corridors.
B. 146th Street: Plantings shall be provided along 146th Street with a fifty (50) foot buffer yard and planted with four (4) shade trees per one hundred (100) linear feet. Shade trees shall be saplings clustered or naturalistic groups. Existing native trees will be counted as one (1) new tree.
C. White River: Plantings shall be provided along the White River with a one hundred (100) foot buffer yard from the White River. The buffer yard shall be measured from the river’s edge at the 'normal elevation of the river' and include four (4) shade trees per one hundred (100) linear feet. Shade trees
shall be saplings clustered or naturalistic groups. Existing native trees will be counted as one (1) new tree. Remaining areas will be seeded with a native Mesic seed mix appropriate for wet areas. D. South perimeter of Real Estate: Plantings shall be required to replace invasive
trees being removed in order to maintain a naturalistic wooded buffer on the southside of the property. Shade trees shall be saplings in clustered or naturalistic groups. Non-wooded areas will be reforested in a manner approved by the Urban Forester. Existing native trees will be counted as one
(1) new tree.
Section 5.3. Foundation Planting Standards. Foundation plantings shall be required as follows:
A. Foundation plantings shall occur within planting beds at least five (5) feet in
width, with exceptions for appropriate approach Driveways, courtyards, plazas, and pedestrian access to building entrances. B. The primary landscaping materials used shall be shrubs, ornamental grasses
and ground cover. Plantings shall cover 75% of the planting area.
Section 5.4. Parking Lot Plantings. Perimeter and interior parking lot landscaping shall be required as follows:
A. A minimum of one (1) shade tree and five (5) shrubs shall be planted for
every ten (10) parking spaces provided. B. Parking Lot Plantings shall be located within parking lots as landscaped islands, medians, traffic delineators, at the end of parking bays, and between
rows or parking spaces in a manner such that no parking space is located more
than sixty-six (66) feet from a shade tree.
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Section 5.5. Open Space Plan. An Open Space Plan shall be required as generally
illustrated on Exhibit F. A. An Open Space plan shall be submitted as part of a Development Plan for the Real Estate.
B. Open Space shall be provided in the areas identified on the Development Plan /Open Space Plan. C. A minimum of 85% percent of the Real Estate shall be open space area.
D. Perimeter plantings, buffer yards, foundation plantings, parking lot landscaping, trail landscaping, wetlands (including mitigation sites), woodlands, all agricultural uses (including pasturage, crop fields, and other demonstration uses), and all other non-building parking and hardscape areas shall be included in open space.
Section 5.6. Screening Areas. Screening and landscaping shall prevent direct views of loading areas, ground mounted mechanical equipment and other service areas. Screening and buffering shall be achieved through walls, fences and landscaping, shall be a minimum of five feet tall, and shall be visually impervious. Recesses in the Building or
depressed access ramps may also be used. Section 5.7. Tree Preservation. Tree Preservation Areas shall be provided (i) along the south and east perimeter of the Real Estate adjacent to the White River in a variable
width and as shown generally on the Concept Plan and (ii) and at varied locations
throughout the Real Estate. The Tree Preservation Areas shall be identified on Development Plan(s) and shall be regulated and maintained in accordance with the Tree Preservation Area Guidelines described below:
A. Best management practices for a tree preservation area:
1. Removal of exotic and invasive species, e.g., bush honeysuckle. (See the Indiana Exotic and Invasive Plant List provided by the City of Carmel. If you are not able to identify exotic and invasive species, seek professional
assistance. Application of herbicide shall be completed with professional
oversight.) 2. Removal of dead, hazardous and at risk trees.
3. Removal of vines growing on and up a tree.
4. Removal of an overabundance of fallen and cut trees. 5. Planting of native trees. (See the Indiana Native Tree List provided by the
City of Carmel.)
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6. Direct discharge of surface drainage of stormwater from the rear half of any lot that is adjacent to a tree preservation area.
7. Establishment of access easements, unpaved trails, utility and drainage improvements. This provision is intended to permit the crossing of the tree preservation area and not one easement to fully occupy the area.
8. Complete maintenance activities by following industry standard using the current American National Safety Institute (ANSI) Z-133 and A-300 approved practices and methods. 9. Existing vegetation and earth shall be allowed to be removed for the
purposes of constructing and maintaining paths (including pavement) through the woodlot, provided that (i) all attempts be made to avoid routes that would ultimately damage healthy hardwood tree species with a d.b.h. caliper greater than twelve inches, (ii) that the width of the clearing path not exceed ten feet.
10. Grass seeding (native or otherwise) and subsequent maintenance through mowing shall be allowed within the easement in areas currently devoid of trees and shrubs, areas (e.g. legal drains) required to be cleared by governing agencies, and/or areas that will be cleared for path construction,
provided that such seeding/mowing along constructed paths be restricted to a maximum width of three feet along either side of the path.
B. Unacceptable activities for a tree preservation area:
1. Removal of native vegetation except as necessary for constructing and maintaining paths. 2. Mowing and clearing any portion of a tree preservation area.
3. Dumping of leaves and debris from outside locations into a tree preservation area. 4. The construction of pools, sheds, garages, fences, playground equipment,
tree houses, fire pits and other permanent or semi-permanent structures
unless approved by the Carmel Board of Zoning Appeals. 5. Recreational activities that adversely impact the health, structure and integrity of a tree preservation area, including, playground equipment,
basketball or tennis courts and pools.
C. The following shall be required for all Tree Preservation Areas: 1. Temporary fencing within the construction zone identifying the Tree
Preservation Area shall be constructed 20’ outside of root zones around
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the perimeter of all Tree Preservation Areas. Fencing shall remain in place during the site's construction activity.
2. Barriers shall be utilized during site development and earth moving activities, which shall be specified on landscape plans. Such barriers shall remain in place during the site's construction activity.
Section 5.8. Maintenance. It shall be the responsibility of Conner Prairie to insure proper maintenance of landscaping in accordance with the Conner Prairie Ordinance. This maintenance is to include, but is not limited to (i) mowing, tree trimming, planting, maintenance contracting and mulching of planting areas, (ii) replacing dead or diseased plantings with identical varieties or a suitable substitute, and (iii) keeping the area free of
refuse, debris, rank vegetation and weeds. Submission of a Landscape Maintenance Plan for DOCS review is required at the time of Development Plan submission. Section 5.9. Additional Landscape Screening. Conner Prairie shall coordinate with the Overlook at Legacy HOA to install as many as ten (10) trees and twenty (20) shrubs at
the cost of Conner Prairie. The landscaping required under this Section 5.9 shall be installed no later than the time of the construction of the first building on the Real Estate. After one (1) year from the date of installation maintenance of the trees and shrubs shall be the responsibility of the owner of the property where the landscape was installed.
Section 5.10. Overlook at Legacy Common Area Landscape Enhancements. Conner Prairie shall coordinate with the Overlook at Legacy HOA to install a variety of trees and additional landscape materials within the approximately fourteen (14) acre common area within the Overlook at Legacy at the sole cost to Conner Prairie. Landscaping shall be
provided within one hundred (100) feet of the River Road right of way and said
landscaping shall be designed to mirror the type and style of plantings on the subject Real Estate across River Road from the common area subject to any flood hazard limitations. The landscaping required under this Section 5.10 shall be installed (i) no later than the time of the construction of the first building within Zone 2 and (ii) with an agreement
from the Overlook at Legacy HOA permitting the installation of the Landscaping. After
one (1) year from the date of installation maintenance of the trees and shrubs shall be the responsibility of the Overlook at Legacy Homeowners Association, Inc. Section 6. Signage Requirements. All signage on the Real Estate shall comply with the
UDO except as specified in Section 6.1.
Section 6.1 Program for Signs. Conner Prairie shall submit a program for signs including Sign; Classification, number, Area, Maximum Height, Location, Design, and Illumination at the time of ADLS or Development Plan review by the Plan Commission.
Conner Prairie shall adhere to signage requirements as specified within the UDO. The
Plan Commission shall have the authority to review and approve such program subject to the approval of any variance which may be necessary from the applicable UDO sign standards. Signage within zone 1 designated for Conner Prairie Museum or partner operational use and not visible from the public ROW shall be exempt from review and
approval by DOCS staff. Approval of a program for signs shall govern the installation of
Signs on the Real Estate and may be amended by the Plan Commission or DOCS Staff
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subject to the procedure for ADLS Amendment under the UDO.
Section 6.2 Sign Illumination. Lighting should not be overly intense for the area of illumination and consider the impact on the surrounding environment. A maximum of 0.1 foot-candle overspill onto adjacent properties or roadways is permitted. Lighting shall be designed and located to prevent overspill and keep lighting within the site, unless otherwise noted. Lighting within commercial sites shall not exceed a maximum of 3.00
foot-candles for signage to be lit. Section 7. Lighting Requirements. All Lighting on the Real Estate shall comply with the UDO as amended below.
Section 7.1. Street Lights. Street lighting in perimeter road rights-of-way shall meet all applicable City standards and be reviewed by the City. Public street lighting shall use the most current American National Standard Practice for Roadway Lighting ANSI/IESNA RP-08 as guidance for all public street lighting.
Section 7.2. Site Lighting. All site lighting accessory to Uses within the Real Estate shall comply with the following standards. A. All site lighting shall be coordinated throughout the Real Estate and be of uniform design and materials.
B. Exterior lighting of the Building or site shall be designed so that (i) light is not directed off the site and (ii) the light source is shielded from direct offsite viewing.
C. Lighting should not be overly intense for the area of illumination and consider the impact on the surrounding environment. A maximum of 0.1 foot-candle overspill onto adjacent properties or roadways is permitted. Lighting shall be designed and located to prevent overspill and keep lighting within the site,
unless otherwise noted. Lighting within commercial sites shall not exceed
3.00 foot-candles for areas intended to be lit. If safety concerns are present, the lighting maximum may be raised up to a maximum of 6.00 foot candles in targeted areas. After operating hours, on-site lighting shall be dimmed, turned off, or use a lighting sensor to help lower lighting intensity. Street lighting and
trail lighting shall provide the minimally necessary amount of lighting for
public safety. D. Exterior lighting shall be architecturally integrated with the Building style, material and color.
E. All exterior ground-mounted architectural, display and decorative lighting shall be generated from concealed, low-level fixtures. F. Light fixtures in parking areas shall not exceed twenty-five (25) feet. The
height of light fixtures within ninety (90) feet of detached single-family
residential uses shall not exceed fifteen (15) feet. Trailside light fixtures shall
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be bollard style and not exceed four (4) feet in height.
G. All pole mounted lighting fixtures shall have 90-degree cut off and/or flat lenses. H. All building mounted lighting fixtures shall be integrated into the building design and provide full cut-off shielding.
I. Lighting shall comply with dark sky friendly goals by minimizing light pollution, light brightness and preventing negative effects on the natural environment. Lighting shall be designed to be environmentally responsible, while keeping users safe. By following the principles within the dark sky
friendly goals Conner Prairie can decrease energy waste, support the natural environment and keep lighting costs low. J. The International Dark-Sky Association (IDA) recommends the principles listed below to help guide lighting decisions and reduce light pollution.
Ensure that exterior lighting is: 1. Useful - Use only lighting that is necessary and has a defined purpose, for example parking lot lighting or pathway lighting for safety. Placement of useful lighting shall have a designated purpose and
consider the impacts of the lighting for the surrounding Eco-system. 2. Targeted - Lighting shall be targeted or directed to shed light on specific areas. Shielding or directing the beam of light should be used to direct
lighting downward and prevent overspill. Lighting shall not be excessive
and shall consider innovative techniques to prevent overspill. Glare and contrast should be prevented when designing, locating and selecting lighting.
3. Low Light - Lighting shall be at the lowest required lighting level to
keep brightness and overspill levels low. Lighting levels shall consider the surrounding context and materials. 4. Controlled - Lighting shall be controlled with the use of timers or
motion detectors to assist with using lighting only when needed.
Controlled lighting helps provide lighting for safety, and promotes environmentally responsible lighting. Lighting should be available when necessary, for example late in the evening, or dimmed/turned off when lighting is no longer necessary or minimal lighting is needed, for
example at the close of business.
5. Appropriately Colored - Lighting shall be appropriately colored for the context in which it is installed. Use of warmer lighting
Section 8. Parking Requirements. All parking on the Real Estate shall comply with the
UDO as amended below.
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Section 8.1. Automobile Parking and Bicycle Parking.
A. Except as provided in this section below, the requirements set forth the UDO and shall apply in computing the number of required parking spaces, and in determining design standards thereof.
B. For all Retail and Museum Uses four (4) spaces per one thousand (1,000) square feet of Gross Floor Area (“GFA”) are required. C. For all Office Uses one (1) space per three hundred (300) square feet of GFA is required.
D. Off-street parking areas for two (2) or more different uses may be provided collectively, as one parking area (also known as “shared parking”). E. The total number of spaces provided may be less than the aggregate required
number of spaces for multiple uses; provided it is established to the Department’s satisfaction that adjacent buildings have uses that require parking at complementary times of the day, or complimentary days of the week, then the total number of shared parking spaces provided shall be less than the total of the minimum number of spaces required for each individual
use. F. Land-banked parking is also permitted (in addition to shared parking) to achieve further reductions in parking counts and areas used for parking based
on final site configuration. Land-banked parking will be established to the
Department’s satisfaction at the time of Development Plan review. Land-banked parking may be preserved as native or turf grass mowed regularly as shown on an approved Development Plan.
G. Access drives into parking areas shall be strategically placed so that they do
not create vehicular conflicts with turns nor create disruptions and conflicts with pedestrian access. Shared parking is encouraged to minimize the number of unnecessary drives. Adjacent/adjoining parking lots shall be interconnected by internal driveway and coordinated to accommodate pedestrian access.
Adjacent/adjoining parking lots shall be interconnected by internal driveway
and coordinated to accommodate pedestrian access. H. Paths within parking lots of more than one row shall be integrated to accommodate pedestrians safely from parking areas to sidewalks, walkways
and/or Buildings(s). Such paths shall be identified by curbing, landscaped
buffers, and/or bollards and striping. I. Parking areas may be constructed without required curb in areas necessary to accommodate approved storm water management practices. The elimination
of curbing shall be subject to review and approval by Carmel Engineering to
ensure that elimination of curbing is necessary for the proper function of the
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proposed storm water treatment system. Parking bumpers shall be provided in instances where curb is deleted. See last page of Exhibit B for examples of
implementation of stormwater management methods. J. Parking shall be paved with asphalt, concrete, decorative pavers in a pervious or impervious application. Overflow parking shall be reinforced turf or turf block systems within drive aisles and/or emergency access zones.
K. Long-term bike storage will be provided within each building on site at the ratio of 1.5 spaces per 20 employees, with a minimum of 2 spaces. Long term bicycle parking areas shall be reviewed and approved by the Transportation Systems Administrator.
L. Short-term bicycle parking will be provided on site with a ratio of 1 space per 20 automobile spaces, with a minimum of 20 spaces within close proximity of trail amenities and public buildings on site.
Section 8.2. Off-Street Loading and Service Area Requirements. A. Off-street loading and service areas shall be required. The number, size, configuration and distribution of these areas shall be as shown on an approved DP.
B. Loading docks, solid waste facilities, recycling facilities, and other service areas shall be placed generally to the rear or side of Buildings.
Section 9. Additional Requirements and Standards.
Section 9.1. Rights-of-way and Access. A. The required right-of-way for the 146th Street shall be the existing right-of-
way.
B. Internal Street width and cross-section shall meet the City of Carmel Local Street Standards.
C. The configuration of vehicular access into the Real Estate shall be provided as
follows: 1. One (1) public road cut connecting into the Real Estate from River Road at Cherry Creek Boulevard shall be required.
2. Up to two (2) driveway cuts for maintenance/Conner Prairie access only from River Road north of Cherry Creek Boulevard shall be permitted. Private driveway cuts shall be gated.
3. One (1) driveway cut connecting into the Conner Prairie property from
River Road shall be permitted south of Cherry Creek Boulevard.
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D. No vehicular access shall be permitted from 146th Street.
E. No vehicular connection internal to the Real Estate shall be provided between Community Drive and Cherry Creek Boulevard as generally illustrated on the Concept Plan.
F. Zone 1 shall have access restricted after business hours, and Conner Prairie will be responsible for security and access management. G. Zone 2 shall have a colocation of uses, and site access will be 24 hours a day. Conner Prairie and partner users will be responsible for security.
Section 9.2. Sidewalks and Pedestrian Circulation. A. The District will contain a continuous interconnected network of pedestrian connections connecting trails, pathways, buildings, and parking areas. Within
the district, sidewalks or multi-use paths/trails as part of an interconnected system shall align all public ways. Sidewalks shall be a minimum of 5 feet in width and multi-use paths 10 feet in width unless conditions require a narrower path in which case 8 feet is an acceptable minimum. All pathways shall be paved with a resilient surface such as asphalt, gravel/crushed stone,
concrete, or decorative pavers. In addition, conditions may require boardwalks be installed. Public sidewalks, paths/trails are required to be ADA accessible. Private pathways within ticketed areas of zone 1 designated for Conner Prairie Museum or partner operational use shall be exempt from these requirements.
B. A pedestrian sidewalk shall be provided in parking lots that contain 25 or
more parking spaces. The sidewalk shall provide a direct connection from
internal drives to the entrance of the building. A crosswalk shall be clearly
delineated with striping or the use of other non-slip materials that contrast
with the parking lot's primary material. Appropriate yield signs or stop signs
shall be erected to indicate where pedestrians are crossing vehicular aisles in
the parking lot.
C. Connections shall be provided between internal paths/sidewalks and the paths along River Road and 146th Street. D. Paths/sidewalks may be located within or outside the right-of-way. The final location of internal paths/sidewalks is subject to existing easements and final
engineering. Construction of the White River Greenway proposed by Carmel Clay Parks and Recreation shall be permitted following Conner Prairie approval and recording of an easement for the Greenway, conveyed at no cost to the Carmel/Clay Board of Parks and Recreation and consistent with the route identified in Exhibit “B”. Further detail will be provided at the time of
Development Plan submittal, however, final location and construction of the Greenway is not subject to the Development Plan approval.
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E. If the internal paths/sidewalks are prevented from being installed as generally
shown on the Concept Plan, then an alternative path/sidewalk location may be provided that still provide access within the subject area of the Real Estate. Further detail will be provided at time of Development Plan submittal. F. Pathways shall connect and align with the existing sidewalk and pathway
connections adjacent to the site.
G. A pedestrian circulation plan will be submitted for the Real Estate at the time the first Development Plan is submitted and will be updated as Development Plans are submitted in the future to ensure compliance with the requirements
of this Section 9.2. H. Existing Public Access or Pedestrian Easements shall be identified on all Development Plans.
I. The Carmel/Clay Board of Parks and Recreation shall construct, reconstruct, operate, maintain, repair and use the Greenway for the benefit and enjoyment of the public consistent with an Easement for Access, Construction, Maintenance and Use of Multi-Use Path and Access Agreement executed with Conner Prairie.
Section 9.3. Road Improvement Requirements. Development of the Real Estate shall meet all applicable Thoroughfare Plan related improvement requirements as identified in and required under the UDO unless otherwise provided for in this Conner Prairie Ordinance for only the street connections to River Road as shown on the Concept Plan.
Section 9.4. Stormwater Management. Sustainable stormwater management techniques shall be employed to minimize the development’s impact on stormwater. Stormwater shall be mitigated on-site at a ratio permissible by City of Carmel stormwater standards.
Opportunities such as bioswales, sustainable landscaping, and permeable materials shall
be considered examples of which are illustrated on the last page of Exhibit B. The following includes a list of some best practices that can be utilized in combination on the site to mitigate and capture stormwater runoff:
A. Stormwater Curb Extension. These physical and visual improvements help
narrow the existing roadway width and create traffic calming along internal streets. Curb extensions can create shorter and safer pedestrian crossings and also provide space that can be used for street amenities, plantings, and bio-retention.
B. Pervious Surfaces consistent with water quality calculations contained in
Chapter 700 of the Stormwater Technical Standards Manual. C. Stormwater Presettling Zone. An area made up of cobbles or concrete
intends to capture pollution, debris, and sediment. The designation of
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these zones helps to target maintenance in areas to avoid and remove sediment build-up.
D. Rain Gardens consistent with water quality calculations contained in
Chapter 700 of the Stormwater Technical Standards Manual. Bioswales consistent with water quality calculations contained in Chapter 700 of the
Stormwater Technical Standards Manual.
E. Wetland Banking/Bioretention. Active wetland banking or bio-retention efforts on site shall reduce stormwater requirements at a 1-1 ratio. F. Green roof system covering at least twenty-five percent (25%) of the roof
area. G. Native trees making up at least 75% of the total tree count as determined by the Urban Forester.
H. Existing tree protection – Proper tree preservation of at least ten percent (10%) of the Bufferyard or twenty-five (25) inches of trunk diameter (DBH) within the property. I. Foundation planting areas that are asymmetrical or curvilinear provided
that the required amount of space is landscaped. J. Parking Lot Interior Planting areas that are asymmetrical or curvilinear, provided that the required amount of space is landscaped.
K. Soil Volume Replacement Technology (Silva cell or similar) to provide connectivity of planting beds or to provide each tree with at least 200 square feet of root volume as determined by the Urban Forester.
Section 9.5. Overflow Parking. Parking for ticked events taking place at Conner
Prairie on the east side of the White River shall not be provided on the Real Estate. Section 9.6. Public Address System(s). The use of Public Address Systems shall be limited to public safety messaging only.
Section 9.7 Special Events. Special Events which exceed the use of on-site paved surface parking shall be subject to the following standards: A. Parking shall be limited to on-site paved surface parking and a maximum
of five hundred (500) land-banked parking spaces as shown on an
approved Development Plan. A Special Event using less than fifty (50) parking spaces shall be exempt from the requirements of this Section 9.7. B. Conner Prairie shall provide a minimum fourteen (14) day notice to City
of Carmel DOCS and Carmel Police Department for any planned Special
Event to review access and on-site parking.
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C. Special Events shall not be open to the public between the hours of
(10:00pm and 7:00am). D. Traffic control and security shall be provided by Conner Prairie. E. Special Events, as required under this Conner Prairie Ordinance, shall not
employ the use of an outdoor public address system. Section 10. Procedural Provisions. Section 10.1. Development Plans and ADLS.
A. Development Plan (“DP”), as prescribed in UDO, shall be required prior to the issuance of an Improvement Location Permit to determine if the DP satisfies the Development Requirements specified within this Conner Prairie Ordinance.
B. The Real Estate shall be developed in compliance with the Concept Plan and Architectural Standards subject to provisions in section 4.4. C. Substantial compliance shall be regulated in the same manner as the
“substantially or materially altered” provisions of the UDO as it applies to Development Plans. D. Architectural design, exterior lighting, landscaping and signage (“ADLS”)
approval by the Plan Commission, as prescribed in UDO, shall be required
prior to the issuance of an Improvement Location Permit to determine if the ADLS satisfies the Development Requirements specified within this Conner Prairie Ordinance.
E. If there is a Substantial Alteration in any approved DP or ADLS, review and
approval of the amended plans shall be made by the Plan Commission, or a Committee thereof, pursuant to the Plan Commission’s rules of procedure. Minor Alterations shall be approved by the Director.
Section 10.2. Subdivision of the Real Estate.
A. With respect to any portion of the Real Estate, the platting into smaller sections shall be permitted, but shall not be required in order to divide the Real Estate into smaller areas for purposes of conveying title to a parcel or
creating separate tax parcels. Platting or otherwise dividing the Real Estate
into smaller parcels for the purpose of conveying title or creating separate tax parcels shall not create property lines to which setback or any other standards of this Conner Prairie Ordinance shall be applied, provided that development of the parcels conforms to an approved Development Plan.
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B. All secondary plats for any portion of the Real Estate shall be approved administratively by the Department and shall not require a public hearing
before the Plan Commission, so long as the proposed secondary plat substantially conforms to the corresponding approved primary plat. Section 10.3 Modification of Development Requirements (Zoning Waiver). The Plan Commission may, after a public hearing, grant an applicant a Zoning Waiver subject to
the requirements of the UDO. A wavier of the provisions of this Conner Prairie Ordinance may be granted up to a maximum of thirty-five (35) percent of the specified standard. Section 10.4. Variance of Development Requirements. The BZA may authorize
Variances from the terms of the Conner Prairie Ordinance, subject to the procedures prescribed in the UDO. Section 11. Violations and Enforcement. All violations and enforcement of this Conner Prairie Ordinance shall be subject to the requirements of the UDO.
Section 12. Exhibits. All of the Exhibits (A-G) on the following pages are attached to this Conner Prairie Ordinance, are incorporated by reference into this Conner Prairie Ordinance and are part of this Conner Prairie Ordinance.
The remainder of this page is left blank intentionally.
Exhibit “A” – Page 1 of 4
Exhibit “A” (Legal Description)
A part of Section 23 and Section 24, Township 18 North, Range 4 East of the 2nd Principal Meridian, Clay Township, Hamilton County, Indiana, described more particularly as follows: Commencing at the Northeast corner of said Section 23 thence North 89 degrees 15 minutes 40 seconds West (assumed bearing) along the North line of the Northeast Quarter of said Section 23 a distance of 337.40 feet; thence South 20 degrees 07 minutes 12 seconds West a distance of 149.74 feet to the Southwest intersection of the rights-of-way of 146th Street and River Road as described in Instrument No. 200100065741 in the Office of the Recorder of Hamilton County, Indiana; thence South 86 degrees 23 minutes 21 seconds East a distance of 130.67 feet to the Point of Beginning being the Southeast intersection of said rights-of-way for 146th Street and River Road (the following eight courses being along the Southerly right-of-way of 146th Street per said Instrument No. 200100065741); (1) thence South 89 degrees 15 minutes 53 seconds East a distance of 423.63 feet to a point on a non-tangent curve to the left having a radius of 6650.26 feet, the radius point of which bears North 00 degrees 44 minutes 08 seconds East; (2) thence Easterly along said curve an arc distance of 596.98 feet to a point which bears South 04 degrees 24 minutes 28 seconds East from said radius point; (3) thence North 81 degrees 27 minutes 58 seconds East a distance of 136.79 feet to a point on a non-tangent curve to the right having a radius of 6482.94 feet, the radius point of which bears South 04 degrees 24 minutes 29 seconds East; (4) thence Easterly along said curve an arc distance of 556.05 feet to a point which bears North 00 degrees 30 minutes 23 seconds East from said radius point; (5) thence South 89 degrees 29 minutes 37 seconds East a distance of 126.94 feet; (6) thence South 86 degrees 38 minutes 21 seconds East a distance of 558.90 feet; (7) thence North 84 degrees 36 minutes 40 seconds East a distance of 110.62 feet; (8) thence North 89 degrees 25 minutes 33 seconds East a distance of 238.80 feet; thence continuing on the Easterly extension of said right-of-way North 89 degrees 25 minutes 33 seconds East a distance of 115.74 feet to the middle of White River (the following two courses being along the middle of White River); (1) thence South 03 degrees 25 minutes 34 seconds West a distance of 868.05 feet; (2) thence South 17 degrees 02 minutes 49 seconds West a distance of 564.64 feet; thence North 90 degrees 00 minutes 00 seconds West a distance of 3212.80 feet to the Easterly right-of-way of River Road per said Instrument No. 200100065741 being a point on a non-tangent curve to the right having a radius of 1443.57 feet, the radius point of which bears South 66 degrees 45 minutes 59 seconds East (the following five courses being along said Easterly right of way); (1) thence Northeasterly along said curve an arc distance of 311.27 feet to a point which bears North 54 degrees 24 minutes 43 seconds West from said radius point; (2) thence North 35 degrees 35 minutes 17 seconds East a distance of 426.04 feet to a point on a tangent curve to the left having a radius of 820.21 feet, the radius point of which bears North 54 degrees 24 minutes 43 seconds West; (3) thence Northerly along said curve an arc distance of 507.62 feet to a point which bears South 89 degrees 52 minutes 19 seconds East from said radius point; (4) thence North 00 degrees 07 minutes 41 seconds East a distance of 258.32 feet; (5) thence North 34 degrees 37 minutes 42 seconds East a distance of 27.30 feet to the Point of Beginning, containing 95.82 acres, more or less. ALSO, A part of Section 23 and Section 24, Township 18 North, Range 4 East of the 2nd Principal Meridian, Clay Township, Hamilton County Indiana, described more particularly as follows: Commencing at the Northeast corner of said Section 23 thence North 89 degrees 15 minutes 40 seconds West (assumed bearing) along the North line of the Northeast Quarter of said Section 23 a distance of 337.40 feet; thence South 20 degrees 07 minutes 12 seconds West a distance of 149.74 feet to the Southwest intersection of the rights-of-way of 146th Street and River Road as described in Instrument No. 200100065741 in the Office of the Recorder of Hamilton County Indiana; thence South 86 degrees 23 minutes 21 seconds East a distance of 130.67 feet to the Southeast Intersection of said rights-of-way for 146th Street and River Road (the following eight courses being along the Southerly right-of-way of 146th Street per said Instrument No. 200100065741); (1) thence South 89 degrees 15 minutes 53 seconds East a distance of 423.63 feet to a point on a non-tangent curve to the left having a radius of 6650.26 feet, the radius point of which bears North 00 degrees 44 minutes 08 seconds East; (2) thence Easterly along said curve an arc distance of 596.98 feet to a point which bears South 04 degrees 24 minutes 28 seconds East from said radius point; (3) thence North 81 degrees 27 minutes 58 seconds East a distance of 136.79 feet to a point on a non-tangent curve to the right having a radius of 8482.94 feet, the radius point of which bears South 04 degrees 24 minutes 29 seconds East; (4) thence Easterly along said curve on arc distance of 556.05 feet to a point which bears North 00 degrees 30 minutes 23 seconds East from said radius point; (5) thence South 89 degrees 29 minutes 37 seconds East a distance of 126.94 feet; (6) thence South 86 degrees 38 minutes 21 seconds East a distance of 558.90 feet; (7) thence North 84 degrees 36 minutes 40 seconds East a distance of 110.62 feet; (8)
Exhibit “A” – Page 2 of 4
thence North 89 degrees 25 minutes 33 seconds East a distance of 238.80 feet; thence continuing on the Easterly extension of said right-of-way North 89 degrees 25 minutes 33 seconds East a distance of 115.74 feet to the middle of White River (the following fifteen courses being along the middle of White River); (1) thence South 03 degrees 25 minutes 34 seconds West a distance of 868.05 feet; (2) thence South 17 degrees 02 minutes 49 seconds West a distance of 564.64 feet to the Point of Beginning; continuing along said middle of White River (3) South 17 degrees 02 minutes 49 seconds West a distance of 139.05 feet; (4) South 28 degrees 27 minutes 57 seconds West a distance of 416.99 feet; (5) South 37 degrees 51 minutes 00 seconds West a distance of 663.92 feet; (6) South 52 degrees 32 minutes 21 seconds West a distance of 1179.72 feet; (7) South 49 degrees 41 minutes 24 seconds West a distance of 486.85 feet; (6) South 71 degrees 49 minutes 57 seconds West a distance of 547.51 feet; (9) South 82 degrees 36 minutes 39 seconds West a distance of 440.89 feet; (10) North 76 degrees 05 minutes 17 seconds West a distance of 632.46 feet; (11) South 82 degrees 58 minutes 25 seconds West a distance of 755.39 feet; (12) South 71 degrees 13 minutes 00 seconds West a distance of 284.98 feet; (13) South 63 degrees 51 minutes 36 seconds West a distance of 728.98 feet; (14) South 47 degrees 16 minutes 22 seconds West a distance of 414.17 feet; (15) South 56 degrees 38 minutes 24 seconds West a distance of 760.21 feet; thence North 00 degrees 53 minutes 10 seconds West a distance of 589.57 feet to the physical centerline of River Rood (the following seventeen courses being along the centerline of River Rood) and a point on a non-tangent curve to the right having a radius of 1232.86 feet, the radius point of which bears South 50 degrees 07 minutes 52 seconds East; (1) Northeasterly along said curve an arc distance of 153.01 feet to a point which bears North 43 degrees 01 minutes 14 seconds West from said radius point; (2) North 46 degrees 58 minutes 46 seconds East a distance of 613.46 feet; (3) North 47 degrees 01 minutes 38 seconds East a distance of 316.41 feet; (4) North 47 degrees 13 minutes 52 seconds East a distance of 257.68 feet to a point on a non-tangent curve to the right having a radius of 1427.15 feet, the radius point of which bears South 42 degrees 44 minutes 11 seconds East; (5) Northeasterly along said curve an arc distance of 338.21 feet to a point which bears North 29 degrees 09 minutes 29 seconds West from said radius point; (6) North 59 degrees 08 minutes 15 seconds East a distance of 205.20 feet; (7) North 59 degrees 26 minutes 13 seconds East a distance of 210.95 feet; (8) North 59 degrees 38 minutes 43 seconds East a distance of 416.86 feet; (9) North 59 degrees 38 minutes 13 seconds East a distance of 213.74 feet; (10) North 58 degrees 29 minutes 55 seconds East a distance of 204.22 feet; (11) North 56 degrees 48 minutes 58 seconds East a distance of 84.84 feet; (12) North 52 degrees 56 minutes 19 seconds East a distance of 64.43 feet to a point on a non-tangent curve to the left having a radius of 397.42 feet, the radius point of which bears North 38 degrees 31 minutes 23 seconds West; (13) Northeasterly along said curve an arc distance of 191.02 feet to a point which bears South 66 degrees 03 minutes 44 seconds East from said radius point; (14) North 24 degrees 29 minutes 46 seconds East a distance of 51.87 feet; (15) North 23 degrees 01 minutes 40 seconds East a distance of 99.76 feet; (16) North 21 degrees 20 minutes 03 seconds East a distance of 151.74 feet; (17) North 21 degrees 14 minutes 47 seconds East a distance of 243.57 feet to the Southerly right-of-way of River Road (the following four courses being along the Easterly right-of-way of River Road); (1) South 68 degrees 11 minutes 57 seconds East a distance of 16.50 feet; (2) North 58 degrees 19 minutes 28 seconds East a distance of 81.65 feet; (3) North 21 degrees 46 minutes 03 seconds East a distance of 191.51 feet to a point on a tangent curve to the right having a radius of 1443.57 feet, the radius point of which bears South 68 degrees 11 minutes 57 seconds East; (4) Northeasterly along said curve an arc distance of 36.10 feet to a point which bears North 66 degrees 45 minutes 59 seconds West from said radius point; thence North 90 degrees 00 minutes 00 seconds East a distance of 3212.80 feet to the Point of Beginning, containing 186.14 acres, more or less.
EXCEPT, Part of Section 23 and Section 24, Township 18 North, Range 4 East, Clay Township, Hamilton County, Indiana. More particularly described as follows:
Commencing at the Northeast corner of said Section 23; thence North 89 degrees 15 minutes 40 seconds West (assumed bearing) along the North line of the Northeast quarter of said Section 23 a distance of 337.40 feet; thence South 20 degrees 07 minutes 12 seconds West, a distance of 149.74 feet to the Southwest intersection of the rights-of-way of 146th Street and River Road as described in Instrument Number 200100065741 in the Office of the
Recorder of Hamilton County, Indiana; thence South 86 degrees 23 minutes 21 seconds East a distance of 130.67 feet to the Southeast intersection of said rights-of-way for 146th Street and River Road (the following eight courses
being along the Southerly right-of-way of 146th Street per said Instrument Number 200100065741); 1) thence South 89 degrees 15 minutes 53 seconds East a distance of 423.63 feet to a point on a non-tangent curve; 2) thence 596.85
feet along said curve to the left having a radius of 6650.26 feet and subtended by a long chord having a bearing of North 88 degrees 09 minutes 50 seconds East and a length of 596.65 feet; 3) thence North 81 degrees 27 minutes 56 seconds East a distance of 136.79 feet to a point on a non-tangent curve; 4) thence 556.06 feet along said curve to the right having a radius of 6482.94 feet and subtended by a long chord having a bearing of North 88 degrees 02
minutes 57 seconds East and a length of 555.89 feet; 5) thence South 89 degrees 29 minutes 37 seconds East a distance of 126.04 feet; 6) thence South 86 degrees 38 minutes 21 seconds East a distance of 558.90 feet; 7) thence
Exhibit “A” – Page 3 of 4
North 04 degrees 36 minutes 40 seconds East a distance of 110.62 feet; 8) thence North 89 degrees 25 minutes 33 seconds East a distance of 238.80 feet; 9) thence continuing the Easterly extension of said right-of-way North 89 degrees 25 minutes 33 seconds East a distance of 115.74 feet to the middle of White River (the following fifteen courses being along the middle of White River); 1) thence South 03 degrees 25 minutes 34 seconds West a distance of 868.05 feet; 2) thence South 17 degrees 02 minutes 49 seconds West a distance of 564.64 feet; 3) thence South 17 degrees 02 minutes 49 seconds West a distance of 139.05 feet; 4) thence South 28 degrees 27 minutes 57 seconds West a distance of 416.99 feet; 5) thence South 37 degrees 51 minutes 00 seconds West a distance of 663.92 feet; 6) thence South 52 degrees 32 minutes 21 seconds West a distance of 1179.72 feet; 7) thence South 49 degrees 41 minutes 24 seconds West a distance of 486.85 feet; 8) thence South 71 degrees 49 minutes 57 seconds West a distance of 547.51 feet; 9) thence South 82 degrees 36 minutes 39 seconds West a distance of 440.89 feet; 10) thence North 76 degrees 05 minutes 17 seconds West a distance of 832.46 feet; 11) thence South 82 degrees 58 minutes 25 seconds West a distance of 755.39 feet; 12) thence South 71 degrees 13 minutes 00 seconds West a distance of 264.98 feet; 13) thence South 63 degrees 51 minutes 36 seconds West a distance of 726.98 feet; 14) thence South 47 degrees 16 minutes 22 seconds West a distance of 414.17 feet; 15) thence South 56 degrees 38 minutes 24 seconds West a distance of 760.21 feet; thence North 00 degrees 53 minutes 10 seconds West a distance of 510.67 feet to the place of beginning. Thence North 00 degrees 53 minutes 10 seconds West a distance of 78.91 feet to the physical centerline of River Road (the following seventeen courses being along the centerline of River Road); 1) thence 153.00 feet along a curve to the right having a radius of 1232.86 feet and subtended by a long chord having a bearing of North 43 degrees 25 minutes 27 seconds East and a length of 152.90 feet; 2) thence North 46 degrees 58 minutes 46 seconds East a distance of 613.46 feet; 3) thence North 47 degrees 01 minutes 36 seconds East a distance of 316.41 feet; 4) thence North 47 degrees 13 minutes 52 seconds East a distance of 257.68 feet to a non-tangent curve; 5) thence 338.21 feet along said curve to the right having a radius of 1427.15 feet and subtended by a long chord having a bearing of North 54 degrees 03 minutes 10 seconds East and a length of 337.43 feet; 6) thence North 59 degrees 06 minutes 15 seconds East a distance of 205.20 feet; 7) thence North 59 degrees 26 minutes 13 seconds East a distance of 210.95 feet; 8) thence North 59 degrees 38 minutes 29 seconds East a distance of 416.86 feet; 9) thence North 59 degrees 38 minutes 13 seconds East a distance of 213.74 feet; 10) thence North 58 degrees 29 minutes 55 seconds East a distance of 204.22 feet; 11) thence North 56 degrees 46 minutes 56 seconds East a distance of 84.84 feet; 12) thence North 52 degrees 56 minutes 19 seconds East a distance of 64.43 feet to a non-tangent curve; 13) thence 191.02 feet along said curve to the left having a radius of 397.42 feet and subtended by a long chord having a bearing of North 37 degrees 42 minutes 27 seconds East and a length of 189.19 feet; 14) thence North 24 degrees 29 minutes 46 seconds East a distance of 51.87 feet; 15) thence North 23 degrees 01 minutes 40 seconds East a distance of 99.76 feet; 16) thence North 21 degrees 20 minutes 03 seconds East a distance of 151.74 feet; 17) thence North 21 degrees 14 minutes 47 seconds East a distance of 243.57 feet to the southerly right-of-way of River Road per Instrument Number 200100065741; thence South 88 degrees 11 minutes 57 seconds East, along said right-of-way a distance of 16.50 feet; thence North 56 degrees 19 minutes 26 seconds East a distance of 59.93 feet; thence South 21 degrees 14 minutes 47 seconds West a distance of 298.15 feet; thence South 21 degrees 20 minutes 03 seconds West a distance of 152.52 feet; thence South 23 degrees 01 minutes 40 seconds West a distance of 101.14 feet; thence South 24 degrees 29 minutes 46 seconds West a distance of 52.27 feet to a non-tangent curve; thence 215.46 feet along said curve to the right having a radius of 447.42 feet and subtended by a long chord having a bearing of South
37 degrees 45 minutes 56 seconds West and a length of 213.38 feet; thence South 52 degrees 56 minutes 19 seconds West a distance of 66.73 feet; thence South 56 degrees 46 minutes 56 seconds West a distance of 87.27 feet; thence
South 58 degrees 29 minutes 55 seconds West a distance of 205.47 feet; thence South 59 degrees 38 minutes 13 seconds West a distance of 214.24 feet; thence South 59 degrees 38 minutes 29 seconds West a distance of 416.78 feet; thence South 59 degrees 26 minutes 13 seconds West a distance of 210.72 feet; thence South 59 degrees 06 minutes 15 seconds West a distance of 205.82 feet to a non-tangent curve; thence 327.12 feet along said curve to the
left having a radius of 1377.15 feet and subtended by a long chord having a bearing of South 54 degrees 04 minutes 06 seconds West and a length of 326.35 feet; thence South 47 degrees 13 minutes 52 seconds West a distance of
257.56 feet; thence South 47 degrees 01 minutes 36 seconds West a distance of 316.32 feet; thence South 46 degrees 58 minutes 46 seconds West a distance of 613.42 feet to a non-tangent curve; thence 206.59 feet along said curve to
the left having a radius of 1182.86 feet and subtended by a long chord having a bearing of South 41 degrees 58 minutes 33 seconds West and a length of 206.33 feet to the place of beginning. Containing 4.449 acres. More or less.
Exhibit “A” – Page 4 of 4
Exhibit “A” (Legal Description)
Exhibit “B” Page 1 of 1
Exhibit “B” (Concept Plan)
See following 17 pages
EXHIBIT B - SITE PLAN
146th St.
LEGEND
ZONE 1: FOOD, FARM, AND
ENERGY EXPERIENCE (FFEE)
ZONE 2: LAND, WATER AND
ENERGY INNOVATION DISTRICT
USE LIST
ZONE 1:
- FOOD, FARM, AND ENERGY ENTRY
- FOOD, FARM, AND ENERGY EXHIBITS
- ICON/BRANDED OPPORTUNITY
- THREATRE/CLASSROOM
- MR. LILLY’S FARM EXHIBIT
- CELEBRATION OF FOOD EXHIIBIT
- MODERN FARM EXHIBIT
- EXISTING BUILDINGS
- EXPANSION/ACCESSORY AGRICULTURAL
BUILDINGS
- SOLAR DEMONSTRATION
- CROP APPLICATION/INNOVATION
- LIVESTOCK APPLICATION/INNOVATION
- WATER EXHIBIT
- ECO LODGING/CABINS
- PEDESTRIAN BRIDGE (FUTURE)
ZONE 2:
- WHITE RIVER EDUCATION AND
ECOLOGY CENTER
- LAND, WATER, AND ENERGY INNO-
VATION CENTER
- RESTAURANTS
- SMALL SCALE COMMERCIAL
- TRAILS
- PARKING LOTS
- ROADWAYS/DRIVEWAYS
- ORCHARD/REQUIRED PLANTINGS
- WOODLAND/PRAIRIE
- WETLANDS
- BOARDWALKS
EXHIBIT B - POTENTIAL USES BY ZONE
LWEID BUILDING FROM RIVER ROADEXHIBIT B - MASTER PLAN MASSING 1
LWEIC - Ground View from West Side of River Road
LAND, WATER AND ENERGY LAND, WATER AND ENERGY INNOVATION CENTERINNOVATION CENTER
50’ LANDSCAPED BUFFER 50’ LANDSCAPED BUFFER
River Road
LWEID BUILDING: FACING SOUTHEXHIBIT B - MASTER PLAN MASSING 2
Birdseye Facing North West
LAND WATER AND ENERGY LAND WATER AND ENERGY INNOVATION CENTERINNOVATION CENTER
RIVER EDUCATION AND RIVER EDUCATION AND ECOLOGY CENTERECOLOGY CENTER
PUBLIC TRAILPUBLIC TRAIL
50’ LANDSCAPED BUFFER 50’ LANDSCAPED BUFFER
PARKING LOTSPARKING LOTS
River Road
RIVERFRONT ACTIVATION AND RIVERFRONT ACTIVATION AND
RESTORATION RESTORATION
LWEID BUILDING FROM RIVER ROAD
LWEIC Southeast from River Road
LAND WATER AND ENERGY LAND WATER AND ENERGY INNOVATION CENTERINNOVATION CENTER
PUBLIC TRAILPUBLIC TRAIL
50’ LANDSCAPED BUFFER 50’ LANDSCAPED BUFFER
River Road
EXHIBIT B - MASTER PLAN MASSING 3
RIVER ROAD @ CHERRY CREEK BLVD
Trailside Cafe and LWEIC Southeast from River Road
LAND WATER AND ENERGY LAND WATER AND ENERGY
INNOVATION CENTERINNOVATION CENTERTRAILSIDE CAFETRAILSIDE CAFE
PUBLIC TRAILPUBLIC TRAIL
50’ LANDSCAPED BUFFER 50’ LANDSCAPED BUFFER
River Road
EXHIBIT B - MASTER PLAN MASSING 4
ECO-LODGING & FFE
Trailside Cafe and LWEIC Southeast from River Road
ECO-LODGING ECO-LODGING
PUBLIC TRAILPUBLIC TRAIL
50’ LANDSCAPED BUFFER 50’ LANDSCAPED BUFFER
FOOD, FARM, AND ENERGY FOOD, FARM, AND ENERGY
EXPERIENCE EXPERIENCE
River Road
EXHIBIT B - MASTER PLAN MASSING 5
146th St.
EXHIBIT B - POTENTIAL PARKING
EXHIBIT B - ACCESS AREAS
146th St.
UP TO 1 ROAD CUTUP TO 1 ROAD CUT
UP TO 1 ROAD CUT AND 1 PRIVATE UP TO 1 ROAD CUT AND 1 PRIVATE
DRIVEWAY (ACCESS CONTROLLED)DRIVEWAY (ACCESS CONTROLLED)
EXHIBIT B - PATHS AND SIDEWALKS
146th St.
WHITE RIVER GREENWAY WHITE RIVER GREENWAY
EXTENSIONEXTENSION
FOOD, FARM & ENERGY EXPERIENCE FOOD, FARM & ENERGY EXPERIENCE
TICKETED AREA - TRAILS AND SIDEWALKS TICKETED AREA - TRAILS AND SIDEWALKS
TBD TBD
LAND, WATER, & ENERGY INNOVATION LAND, WATER, & ENERGY INNOVATION NON-TICKETED AREA - SIDEWALKS AND NON-TICKETED AREA - SIDEWALKS AND
TRAILS TBDTRAILS TBD
EXHIBIT B:
EXISTING CONDITIONS
Existing Conditions - Facing West from Future Food, Farm, and Energy Experience
600’ + (2 football fields from adjacent homes)
EXHIBIT B:
EXISTING CONDITIONS
Existing Conditions - Facing Northwest from Future Land, Water, and Energy Innovation Center
1,000’ + (3+ football fields from adjacent homes)
EXHIBIT B:
EXISTING CONDITIONS
Existing Conditions - Facing Northwest from Future Land, Water, and Energy Innovation Center
1,000’ + (3+ football fields from adjacent homes)
EXHIBIT B:
EXISTING CONDITIONS
Existing Conditions - Facing West from Future Land, Water, and Energy Innovation Center
1,000’ + (3+ football fields from adjacent homes)
EXHIBIT B:
EXISTING CONDITIONS
Existing Conditions - Facing Northwest from White River Education and Ecology Center
950’ + (3+ football fields from adjacent homes)
EXHIBIT B - SUPPLEMENTAL IMAGERY
EXHIBIT B - GREEN INFRASTRUCTURE/STORMWATER
Exhibit “C” Page 1 of 1
Exhibit “C” (District / Zone Map)
See following page
EXHIBIT C - DISTRICT PLAN
ZONE MAP
146th St.
LEGEND
ZONE 1: FOOD, FARM, AND
ENERGY EXPERIENCE (FFEE)
ZONE 2: LAND, WATER AND
ENERGY INNOVATION DISTRICT
Exhibit “D” Page 1 of 1
Exhibit “D” (Architectural Character Imagery)
See following 7 pages
EXHIBIT D - ARCHITECTURAL CHARACTER IMAGERY
LEGEND
ZONE 1: FOOD, FARM, AND
ENERGY EXPERIENCE (FFEE)
ZONE 2: LAND, WATER AND
ENERGY INNOVATION DISTRICT
Exhibit D: Conner Prairie PUD - Architectural Character Imagery
Overall Character Description
“Contemporary Prairie Style Architecture” should be considerate and in the spirit of
the following five elements of defining character:
• Connection of indoor and outdoor experience and spaces
• Use of strong horizontal elements
• Celebration of craftsmanship
• Use of natural materials
• Incorporation of built elements to form masses
Connection of indoor and outdoor experience and space
Architecture should stress importance of physical and visual connection to nature.
This may be achieved through the incorporation of indoor spaces that seamlessly
transition to outdoor through the use of operable glazing. This may also be achieved
through the connection of separated buildings by connected roof lines and/or by
providing covered exterior circulation through the use of roof overhangs or porches.
Use of strong horizontal elements
Architecture should incorporate the use of strong horizontal elements to recognize
the low-profile and linear character of traditional Prairie Style design. The intent
should be to stress integration with the landscape and celebrate the surrounding
natural context. Elements that may be used to achieve this include roof outriggers
and eave overhangs, bands of glass, and horizontal orientation of masses of material.
Celebration of craftsmanship
Architecture should incorporate the sensibilities of a high level of craft in the
construction. This may be achieved through a tectonic approach to design in which
structure is left exposed where appropriate, connections are visually apparent, and
work of trades-people is celebrated.
Use of natural materials
Architecture should incorporate the use of natural materials where appropriate to
celebrate a connection to the natural site and to achieve an overall natural-feeling
material palette. Materials selected should be durable and in consideration of
developing a patina over time.
Incorporation of built elements to form masses
Architecture should incorporate the use of material compositions that form robust
volume or mass. The intent is for elements of the architecture to feel grounded to the
place and rooted in the site. This may be achieved through traditional Prairie Style
elements such as chimneys or hearths and treatment of masonry as volume rather
than plane. Other solid or glazing materials may be used to achieve this intent as well.
Zone 1
Zone 2
LEGEND
ZONE 1: FOOD, FARM, AND
ENERGY EXPERIENCE (FFEE)
ZONE 2: LAND, WATER AND
ENERGY INNOVATION DISTRICT
EXHIBIT D - ARCHITECTURAL CHARACTER IMAGERY
Materials and Exterior Building Finishes
Permitted building materials include the following or other similar materials:
a.Cast stone
b.Colored/decorative concrete
c.Color/Decorated C.M.U. (concrete masonry units)
(restricted to 10% of building façade)
d.Concrete brick
e.Curtain wall
f.Decorative metal
g.Engineered wood product
h.Exposed structure
i.Face brick
j.Fiber Cement Siding
k.Glass (clear, color, sand blast, etched, etc.)
l.Living green wall product
m.Natural Stone
n.Precast concrete (restricted to 10% of building façade)
o.Poured concrete (restricted to 10% of building façade)
p.Porcelain and/or ceramic tile
q.Solar Panels (building mounted)
r.Stained wood
s.Storefront (aluminum, wood, steel)
t.Terracotta
Permitted roofing materials include the following or other similar materials:
The above listed materials and exterior building finishes are indicated on the
following example image pages.
Zone 1
Zone 2
Exhibit D: Conner Prairie PUD- Architectural Character Imagery
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EXHIBIT D - ARCHITECTURAL CHARACTER IMAGERY
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Exhibit D: Architectural Standards
Examples of Contemporary Prairie Style Architectural Character - Zone 1
EXHIBIT D - ARCHITECTURAL CHARACTER IMAGERY
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Exhibit D: Architectural Standards
Examples of Contemporary Prairie Style Architectural Character - Zone
EXHIBIT D - ARCHITECTURAL CHARACTER IMAGERY
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Exhibit D: Architectural Standards
Examples of Contemporary Prairie Style Architectural Character - Zone
EXHIBIT D - ARCHITECTURAL CHARACTER IMAGERY
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Exhibit D: Architectural Standards
Examples of Contemporary Prairie Style Architectural Character - Zone
CONCEPT PLAN
EXHIBIT D - SUPPLEMENTAL IMAGERY
Exhibit “E” Page 1 of 9
Exhibit “E” (Architectural Standards) 1. Purpose:
a. The purpose of these architectural and design standards is to establish design
parameters for the development of the Conner Prairie District. The site is divided
into two different zones, which all have unique purposes but will serve together as
a cohesive, multi-dimensional, sustainable, and walkable campus.
b. These standards are intended to advance the level of design and promote
innovation for architecture, site layout, walkability, parking, signs, lighting, and
other distinct features.
c. The Conner Prairie District is a unique and inviting place. The District's design
aims to complement the activities taking place with a design that equally engages
the social, physical, and emotional well-being of our natural surroundings and the
health of the people engaging in it.
d. The well-being of our natural surroundings will be a message that carries through
with our sustainable approach to building design and the very message of the
Food, Farm, and Energy Experience (FFEE) expansion of Conner Prairie to the
west side of the White River. Best practices in sustainable architecture and
sitework are encouraged including energy efficiencies, material, finishes, and
design. LEED or other certification is not required, but may be sought as
individual buildings are developed.
e. The sustainable message of the Conner Prairie district is a similar goal of the
Carmel Clay Parks and Recreation. It has led to a natural partnership with them
by supporting the expansion of the White River trail through the heart of the
District.
f. Public and private bike and pedestrian paths will support the new museum FFEE
campus, commercial buildings, White River Education and Ecology Center
(WREEC), shopping/retail, and dining. Other amenity areas will offer social,
physical, and educational activities within the Conner Prairie District.
g. The General Design Principles create a design philosophy that will influence the
landscape design of the PUD and the architectural styles of the sites and buildings
within both zones of the District to create a flexible design framework where
diverse and creative solutions can coexist thematically with the Conner Prairie
brand. Design and architectural standards will ensure that the new development is
attractive, cohesive, and contains thriving and inviting public spaces.
Exhibit “E” – Page 2 of 9
2. General Design Principles. The District and any future standards shall adhere to the
following general design principles:
a. Design within this PUD will exemplify Contemporary Prairie Style Architecture.
This overall style and aesthetic shall be considerate and in the spirit of the
following five elements of defining character:
i. Connection of indoor and outdoor experience and space;
ii. Use of strong horizontal elements;
iii. Celebration of craftsmanship;
iv. Use of natural materials (see Section 4.f.2 of Exhibit E);
v. Incorporation of built elements to form masses. (including clustering of
buildings to form a campus like feel).
b. The design philosophy is intended to create a unique, inviting, and visually
stimulating location that is part of the natural setting. Building orientation, scale,
and placement will be regulated to ensure proper transitioning between the areas
in a manner that is mindful of the site's natural setting.
c. The design shall complement nature and create an environmentally conscious,
natural-looking area that is safe, friendly, dynamic, educational, inter-
generational, and perceived as one of the core nodes of the White River
Greenway. The District shall include a mix of land uses, attractive development,
safe pedestrian connections, activated public spaces, and remain compatible with
neighboring residential and recreational uses.
d. Even in contemporary and technology-driven buildings, there are ways to
breakdown the physical barrier between man and nature. The Conner Prairie
District will utilize a natural architectural style as a pattern language to guide the
layout, design, and functionality of our sustainable campus. There will be
enhanced pedestrian, bicycle, and vehicular connectivity throughout the area.
e. The entries into the site will create gateways cohesively branded as the Conner
Prairie Innovation District with monument signage at key entryways. This District
will also include directional & informational signage that creates a welcoming
entrance for the local community and visitors to the District. Streets and
sidewalks internal to the site will connect the District in a safe and attractive
manner to reinforce its integration into the existing community fabric. Access
points will ensure safe and efficient traffic flow.
f. Internal roads to the site and River Road will serve as the primary thoroughfares
for orienting buildings, public spaces, pedestrian connections, and parking.
g. Public open space will be distributed throughout the District, including visual
landscape relief and complementing the built environment for the enjoyment of
Exhibit “E” – Page 3 of 9
residents and visitors. The District will be supportive of opportunities for
community interaction and gathering.
h. Each use shall not have an adverse impact upon adjacent street capacity, safety,
utilities, and other City services. The 2023 traffic study will be referenced when
evaluating future Development Plans for the site. In addition, care has been taken
to mitigate visibility from nearby residences by pushing development as far from
River Road as possible, incorporating a large, vegetated buffer, and setback and
height restrictions on site.
i. The use of “Franchise Architecture” or otherwise architecture creating a false
sense of history is prohibited Throughout the district. Franchise Architecture
means and refers to building design that is trademarked or identified with a
particular chain or corporation and is generic in nature.
3. Description of the District. The Conner Prairie District contains two (2) zones, which
permit a mix of uses and contain unique identifiers. Those zones include: (1) Food, Farm
and Energy Experience (FEEE); and (2) Land, Water and Energy Innovation District. The
location and designation of those zones is shown on Exhibit C.
a. Zone 1: The Food, Farm, and Energy Experience (FEEE). This area includes an
expansion of Conner Prairie on the west side of the White River, which shall
focus on how food production, farm, and energy production is transforming to
meet the need to feed 10-billion people by 2050. There will be a focus on
traditional horizontal lines that guide the agricultural industry's efficient land use
and design and Contemporary Prairie Style architecture.
b. Zone 2: The Land, Water and Energy Innovation District (LWEID). This zone
and its design shall bridge the native prairie landscape of the FFEE and the
modern design of a commercial office setting. A Contemporary Prairie Style will
utilize natural building components and modern building components that support
a transitional design that is unique, aesthetically pleasing, and functional. The
focal buildings will include the White River Education and Ecology Center, a
partnership with the Carmel Clay Parks and Recreation Department, and the
Land, Water, and Energy Innovation Center (a commercial office building
marketed to businesses and individuals who are focused on creating a sustainable
future).
4. Overall Design Standards:
a. General: To facilitate the sustainable message of the Conner Prairie District brand, the anticipated design of the campus and the architectural styles of the buildings will offer variations on the natural theme but be similar and complementary.
Contemporary Prairie Style architecture features low-pitched hipped roofs
Exhibit “E” – Page 4 of 9
with deep overhangs, low but strong horizontal lines, and bands of windows and natural styled materials.
b. Building Orientation and Parking Placement and Design: 1. Buildings shall be oriented on the property to ensure full pedestrian access and
circulation on the site and shall be oriented so that at least one main entrance
faces an internal street and/or pedestrian pathway. The main entrance must be
in the façade of the principal frontage and be clearly distinguishable from
other parts of the building through architectural design, elements, and
treatment, including its detail and relief and use of architectural elements such
as lintels, pediments, pilasters, columns, and other elements as appropriate to
the style and details of the building. Excluding restrictions elsewhere in this
PUD buildings throughout zones 1 and 2 may shift around on respective sites
within the zone as long as changes are recorded on the Development Plan.
c. Building Massing: 1. Flat, hipped or open gabled roofs with broad overhangs or articulated cornices
will be utilized in many instances to create a horizontal framework, which will
enhance vertical features to pronounce the focal points of the buildings, much like the chimneys of the prairie architectural style. 2. The dimensions and size of the buildings shall be 'human-scaled' to properly
relate to the user and to provide a sense of familiarity and comfort. To this
end building elements may include pergolas, trellises, canopies, and colonnades to create a diversity of experiences to be enjoyed by the user and to provide shelter from the elements. These elements, strategically located, serve as visual landmarks to define public spaces and enhance the sense of
order.
d. Building Typologies: i. Within Zone 1 the following primary building typologies are permitted:
1. Agricultural and agricultural support buildings;
2. Assembly space including interpretive, educational performance,
arts and culture, and conference buildings;
3. Educational buildings;
4. Energy buildings;
5. Innovative and specialized building types integral to museum and
partner usage;
6. Office buildings;
7. Restaurant buildings;
8. Retail buildings.
9. Eco- Lodging and Cabins.
Exhibit “E” – Page 5 of 9
ii. Within Zone 2 the following primary building typologies are permitted:
1. Innovative and specialized building types integral to museum,
educational, and office usage;
2. Office buildings;
3. Restaurant buildings;
4. Retail buildings.
e. Façade Delineation: 1. Building façades shall be formed in various proportions by material changes
along the length of Buildings, combining rhythmic and harmonious elements
in a holistic composition.
2. Buildings shall utilize a combination of facade differentiation, including
display windows, balconies, arcades, and awnings at the base of the building.
3. Building facades shall be positioned parallel to the straight frontage line or the
tangent of the curved frontage line.
4. Building facades greater than 30 feet in length must include design
articulation through the use of a vertical offset, material change, or color and
texture change. Buildings shall be designed with consistent style, detail, and
trim features.
5. Building facades shall incorporate building elements such as lighting fixtures
and changes in wall surfaces such as awnings, canopies, arcades, accents,
windows, cornices, columns, and other building elements that contribute to
the human scape of the building.
6. Ground floors on building facades are to be differentiated from upper floors
by a horizontal expression such as a strong course, material or overhang
structure.
7. All facades of a building shall be finished in similar colors, building materials
and detailing. No Building façade shall extend for a distance greater than three
(3) times its average height without a vertical offset, material change, color
change, or texture change. Building facades shall incorporate building
elements such as pilasters, wainscots, accent banding, or other building
elements that contribute to the appropriate scale of the building.
8. Multi-tenant buildings shall create visual interest by alternating or shifting the
building façade or entrance features. Multi-tenant buildings shall count as one
building for purposes of maximum number of buildings in zone 2.
9. Blank walls are not permitted along any façade.
Exhibit “E” – Page 6 of 9
10. Upper floor windows and other features shall be aligned with those of the first
floor, including windows.
11. First floors established for retail and office areas shall include appropriately
scaled entryway features, signage, and lighting. Transparency of storefronts
shall vary from 10 feet to 14 feet in height from grade.
f. Materials and Exterior Building Finishes. 1. All Buildings shall be designed and constructed with building materials and colors to follow a Contemporary Prairie Style architectural theme. All exterior
sides of the building shall be finished in approved materials and colors. The selection of materials for the Conner Prairie District shall be evaluated based on their permanence, ability to withstand weather conditions, and visual appearance. Further description of Contemporary Prairie Style Architecture including materials is located within Exhibit D.
2. Stylistically, buildings shall employ a similar pattern language of Contemporary Prairie Style Architecture. This shall be achieved by submitting Development Plans with common building materials consistent amongst all buildings at a minimum of 10% of the primary facade. This requirement is
applicable to all buildings visible from the public ROW in Zone 1 and all buildings in Zone 2, excluding agricultural or accessory buildings in both zones. 3. Permitted building materials include the following or other similar materials:
a. Cast stone* b. Colored/decorative concrete c. Color/Decorated C.M.U. (concrete masonry units) (restricted to 10% of building façade)
d. Concrete brick
e. Curtain wall f. Decorative metal g. Engineered wood product h. Exposed structure
i. Face brick
j. Fiber Cement Siding k. Glass (clear, color, sand blast, etched, etc.) l. Living green wall product* m. Natural Stone*
n. Precast concrete (restricted to 10% of building façade)
o. Poured concrete (restricted to 10% of building façade) p. Porcelain and/or ceramic tile* q. Solar Panels (building mounted) r. Stained wood*
s. Storefront (aluminum, wood, steel)
Exhibit “E” – Page 7 of 9
t. Terracotta* * denotes natural material
4. Permitted roofing materials include the following or other similar materials: a. Dimensional asphalt shingle roof b. Green roof c. Solar shingles or roof mounted solar panels d. Specialized materials for agricultural demonstrations (zone 1 only)
e. Standing seam metal roof f. Overhangs and Pergolas. 1. Overhangs and pergolas shall be of a similar style to the buildings and made
of natural materials. These provide complementary design, shelter, and add visual interest to building entrances. Fixed fabric awnings are not permitted. g. Utilities.
1. Underground utilities, including telephone and electrical systems, are required
within the limits of the District. Appurtenances to these systems which can be
effectively screened may be exempted from this requirement if the Planning
Commission finds that such exemption will not violate the intended character
of the proposed development. See screening methods in the below section.
h. Service Facilities and Equipment. 1. Service and mechanical areas shall be located in the rear or on the side of
buildings to minimize or eliminate their appearance from public view. 2. Service areas shall be completely enclosed by opaque screening on three sides and operable opaque doors for access on one side.
3. Mechanical equipment on the roof of a building shall be screened from view from public right-of ways, including from pedestrian pathways. 4. Screening and enclosures shall be designed so that they complement or match
the adjacent building or site materials, are not visually distracting, and do not
detract from the overall aesthetics. Materials for screening shall be selected from the following list: a. Decorative Metal Panels
b. Wood or Simulated Wood Fencing (dimensional)
c. Masonry such as brick, cast stone, natural stone, or decorative concrete 5. Screening shall be at least 6 feet tall and designed to complement the architecture of the principal structure.
Exhibit “E” – Page 8 of 9
6. Plantings around the enclosure shall be a minimum of 3 feet in planting bed depth, include a mix of evergreen shrubs, ornamental grasses, and perennials. This application will be implemented for areas that are visible from parking
areas, sidewalks, and the street. i. Gateways and Entries. 1. Streetscape features shall be enhanced at gateways and entries to the site along
River Road to create a signature experience and contribute to placemaking. 2. Interesting architectural features that define the entrance into the Conner Prairie Campus, including district branding (i.e. logos, colors, thematic elements), a decorative monument or sculpture, and/or masonry or wood walls
and fencing that are an integral part of the site, shall be required. 3. Gateway intersections or roundabouts shall also include enhanced crossings, pedestrian areas, and special landscaping that helps highlight the entry point.
j. Outdoor Amenities and Pedestrian Furniture. 1. Architectural amenities shall be complementary to the architectural character
of the District, providing both comfort and be visually appealing. Materials
used for the selected amenities shall be durable and functional.
2. Amenities are permitted and may include, without limitation, the following:
a) ATM enclosures (must be located inside a structure)
b) Benches
c) Bike racks
d) Bike trail-way
e) Carts and kiosks
f) Clocks
g) Customer Service booths
h) Decorative poles with fabric banners
i) Flag poles (per the sign requirements of the Zoning Ordinance)
j) Fountains
k) Gazebo
l) Murals
m) Music systems
n) Pedestrian walkway / trail-way
o) Phone charging stations
p) Plaques
q) Tables / umbrellas (no sign of any type shall be permitted on tables or
umbrellas)
r) Trash and recycling receptacles
s) Valet parking booths
Exhibit “E” – Page 9 of 9
t) Vending Areas (screened or designed per the requirements of Section
7.7 of this Land, Water and Energy Innovation Ordinance)
3. Outdoor seating areas and patios shall be permitted and encouraged throughout
the District as a complement to principal uses in order to activate spaces with
views to the river, trails, and campus. The size of the dining areas shall be
compact enough to permit uninterrupted access along the sidewalks and
pathways. Dining areas shall also not restrict access into or out of buildings.
Dining areas shall be defined by and separated from passersby’s by a low
masonry or wood fence, decorative planters, or another aesthetic treatment
that complements the District's integrity.
4. Public seating areas may include tables, chairs, benches or other furniture
intended for sitting or lounging. Benches shall be located along pathways,
sidewalks, and streetscape areas, but where they did not block access to
movement through the space. Public seating areas may provide a combination
of site furniture types and sizes to accommodate a variety of uses. Site
furniture may be movable (not fixed to the ground), so the space is flexible
based on user preferences, programmed events or activities, and/or
seasonality.
Exhibit “F” Page 1 of 1
Exhibit “F” (Open Space Plan)
See following page
EXHIBIT F - OPEN SPACE PLAN
146th St.
DEVELOPMENT ZONE (ALL DEVELOPMENT ZONE (ALL OTHER AREAS OPEN SPACE OTHER AREAS OPEN SPACE OR AGRICULTRURE)OR AGRICULTRURE)
Exhibit “G” Page 1 of 2
Exhibit “G” (Permitted Use Table)
Exhibit “G” – Page 2 of 2
Exhibit “G” (Permitted Use Table)
PASSED by the Common Council of the City of Carmel, Indiana, this ____ day of ________, 2023, by a vote of _____ ayes and _____ nays. COMMON COUNCIL FOR THE CITY OF CARMEL ___________________________________ Laura D. Campbell, President Sue Finkam, Vice-President ___________________________________ ____________________________________ H. Bruce Kimball Kevin D. Rider ___________________________________ ____________________________________ Anthony Green Jeff Worrell ___________________________________ ___________________________________ Tim Hannon Miles Nelson ___________________________________ Adam Aasen ATTEST: __________________________________ Sue Wolfgang, Clerk Presented by me to the Mayor of the City of Carmel, Indiana this ____ day of _______________________ 2023, at _______ __.M. ____________________________________ Sue Wolfgang, Clerk Approved by me, Mayor of the City of Carmel, Indiana, this _____ day of ________________________ 2023, at _______ __.M. ____________________________________ James Brainard, Mayor ATTEST: ___________________________________ Sue Wolfgang, Clerk This Instrument prepared by: James E. Shinaver, attorney at law, NELSON & FRANKENBERGER and Jon C. Dobosiewicz, land use professional, NELSON &
FRANKENBERGER. 550 Congressional Blvd, Carmel, IN 46032.
Conner Prairie PUD M 073123