PUD Draft 08-19-22
Sponsors: Councilor _________
CARMEL, INDIANA
Conner Prairie Site Master Plan
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z-___-22
August 19, 2022
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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 .................................................................................................. 7
Section 5. Landscaping Requirements ..........................................................................................8
Section 6. Signage Requirements ...............................................................................................11
Section 7. Lighting Requirements ..............................................................................................12
Section 8. Parking Requirements................................................................................................12
Section 9. Additional Requirements and Standards ...................................................................... 13
Section 10. Procedural Provisions ...............................................................................................14
Section 11. Violations and Enforcement .....................................................................................15
Section 12. Exhibits .....................................................................................................................15
Exhibit A Legal Description
Exhibit B Concept Plan
Exhibit C District /Zone Map
Exhibit D Architectural Character Imagery
Exhibit E Architectural Standards
Exhibit F River Road Perimeter Plantings
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 __________
ORDINANCE Z-___-16
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING
THE CONNER PRAIRIE SITE MASTER PLAN
PLANNED UNIT DEVELOPMENT DISTRICT
Synopsis:
Ordinance Establishes the Conner Prairie Site Master Plan Planned Unit Development District
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 _________, 2022 concerning Conner
Prairie’s application for a PUD District Ordinance, which application was docketed as PZ-2022-
00___ (PUD), and
WHEREAS, the Plan Commission, at its hearing on ________, 2022, has given a
_____________ recommendation to this Conner Prairie PUD (the “Conner Prairie Ordinance”),
which establishes the Conner Prairie Site Master Plan Planned Unit Development District (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.
Accessory Use: A use subordinate to the main use, located on the real estate or in
the same Dwelling as the main use, and incidental to the main use.
“ADLS”: The architecture, design, exterior lighting, landscaping and signage
associated with a Building.
“ADLS Approval”: Approval by the Plan Commission of architecture, design,
lighting and landscaping and signage pursuant to the procedures for ADLS review
of the UDO and the Development Requirements.
Architectural Character Imagery: These comprise the illustrations, attached
hereto as Exhibit D (Architectural Character Imagery), and are intended to
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generally and conceptually illustrate an application of the Development
Requirements. Architectural Character Imagery is general and not intended to
delineate the only final Building designs that may be built. Buildings will comply
with the Architectural Standards but may vary from the Architectural Character
Imagery provided all applicable Architectural Standards are met, including ADLS
Approval.
Architectural Standards: The Architectural Standards incorporated herein under
Exhibit E (Architectural Standards).
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 a Hotel Use or
Hotel, Full Service 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).
Conner Prairie: Conner Prairie shall mean and refer to Conner Prairie Museum
and/or Conner Prairie Foundation, Inc.
District(s) / Zone(s): Any one or any combination of (i) Zone 1: Food, Farm, and
Energy Experience (FFEE); (ii) Zone 2: Land, Water and Energy Innovation
District; and, (iii) Zone 3: Hospitality, as depicted on Exhibit C (District / Zone
Map) or as context requires. The Districts may be enlarged or reduced by up to
fifteen percent (15%).
“Development Plan” or “DP”: A specific plan for the development of the Real
Estate, or any portion thereof, which is submitted for approval, showing proposed
locations of walkways, drives, building pads, landscaping areas and parking areas.
“Development Plan Approval” or “DP Approval”: A Development Plan
Approved by the Plan Commission pursuant to the procedures for DP Approval of
the UDO.
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.
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.
General Agriculture (Farm): General Agriculture (Farm) shall include the
Agriculture, General; Farm; and, Farm, Horse Uses as defined in the UDO.
Plan Commission: The City’s Plan Commission.
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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 offsite use. For the purposes of small-scale
applications, up to 5-acre demonstration application may be envisioned at Conner
Prairie for this use.
Small-Scale Wind Generation Facility: 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. Generally, wind turbines shall need to be at least 30’ above any
obstacle within 300’ of the tower. Wind turbines may also be building
mounted.
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 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.
Public Service Facility, Small Scale: Erection, construction, alteration,
operation, or maintenance of buildings and other similar public service structures
by a public utility, by a railroad, whether publicly or privately owned, or by a
municipal or other governmental agency, including the furnishing of electrical,
gas, rail transport, communication, public water, and sewage disposal services.
Public Utility, Small Scale: A business or non-profit organization (such as water,
sewer, gas, telecommunications, or electric company) performing a public service
in the public good and subject to special governmental regulation. For the
purposes of small-scale applications, up to 1-acre demonstration application may
be envisioned at Conner Prairie for this use.
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-site, or for sale to public utilities. This use may also
be for educational or demonstration purposes on site.
Real Estate: The Real Estate legally described in Exhibit A (Legal Description).
Real Estate may also be referred to as Parcel.
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Sign: Any type of sign as further defined and regulated by this Conner Prairie
Ordinance and the UDO.
Unified Development Ordinance (or “UDO”): The Unified Development
Ordinance, Ordinance Z-625-17, of the City of Carmel, Hamilton County,
Indiana, as amended.
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”
Zone 3: What is identified on Exhibit C (District / Zone Map) as “Zone 3:
Hospitality”
Zone Map: The City’s official Zone Map corresponding to the UDO.
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).
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: Permitted Uses allowed under this Conner Prairie Ordinance
are specified, by Zone in Exhibit G (Permitted Use Table).
Section 4.2 Bulk Requirements:
A. Minimum Lot Area: Not Applicable.
B. Minimum Setback from River Road:
1. Buildings – Seventy (70) feet in Zone 1 and Zone 3. Fifty (50) feet in
Zone 2.
2. Parking – One hundred (100) feet in Zone 1 and Zone 3. Seventy (70)
feet in Zone 2.
C. Minimum Side Yard Setback: Not Applicable.
D. Minimum Rear Yard Setback: Not Applicable.
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E. Minimum Distance Between Buildings: Twenty (20) feet.
F. Maximum Parcel Coverage: Thirty-five (35) percent.
G. Maximum Building Height:
1. Zone 1: Thirty-six (36) feet.
2. Zone 2: Three (3) stories or fifty-two (52) feet, whichever is less.
3. Zone 3: Forty-two (42) feet.
4. Buildings including Agricultural Uses, such as barns and silos, shall be
exempt from the maximum building height.
Section 4.3 Applicable landscaping requirements are contained in Section 6 of this
Conner Prairie Ordinance.
Section 4.4 Applicable signage requirements are contained in Section 7 of this Conner
Prairie Ordinance.
Section 4.5 The Conceptual Character Imagery of Building Architecture is contained
within Exhibit D (Architectural Character Imagery).
Section 4.6 Architectural Standards: The applicable Architectural Standards are
contained within Exhibit E (Architectural Standards).
Section 4.7 Lighting: Applicable lighting requirements are contained in Section 8 of this
Conner Prairie Ordinance.
Section 4.8 Parking: Applicable Parking requirements are contained in Section 9 of this
Conner Prairie Ordinance.
Section 4.9 Parking: Applicable Parking requirements are contained in Section 10 of this
Conner Prairie Ordinance.
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
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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.
B. Shade trees shall be at least 2.5 inches in caliper when planted. 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. River Road Perimeter Plantings. Plantings shall be provided along River
Road as depicted on Exhibit F (River Rod Perimeter Plantings).
Section 5.3 Foundation Planting Standards. Foundation plantings shall be required per
Section 5.19.F.3 of the UDO.
Section 5.4. Parking Lot Plantings. Perimeter and interior parking lot landscaping shall
be required per the Section 5.19.F.4 of the UDO.
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Section 5.5. 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 5.6 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 should 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.)
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.
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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. Signs identifying the Tree Preservation Area shall be posted every five
hundred (500) feet around the perimeter of all Tree Preservation Areas.
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 5.7. 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.
Section 6. Signage Requirements. All signage on the Real Estate shall comply with the
UDO as amended below.
Section 6.1 Program for Signs. Conner Prairie may 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.
The Plan Commission shall have the authority to review and approve such program as
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part of an ADLS or Development Plan application. Approval of a program for signs shall
govern the installation of Signs on the Real Estate and may be amended by the Plan
Commission subject to the procedure for ADLS Amendment under the UDO.
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.
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. For any Use abutting detached single-family residential uses, illumination
levels shall not exceed 0.3 foot candles at the property line.
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.
G. All building and pole mounted lighting fixtures shall have 90-degree cut off
and/or flat lenses.
Section 8. Parking Requirements. All signage on the Real Estate shall comply with the
UDO as amended below.
Section 8.1. Automobile Parking.
A. Except as provided in this section below, the requirements set forth the UDO
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.
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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.
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. Combined parking shall be designed and constructed so as to create a
desirable, efficient, and well planned off-street parking area with functional
and aesthetic value, attractiveness and compatibility with adjacent land uses.
G. 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 may be identified by striping only.
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
proposed storm water treatment system. Parking bumpers will be provided in
instances where curb is deleted.
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 8.3 Bicycle Parking and Building Amenities. Bicycle parking shall be
provided in compliance with the UDO.
Section 9. Additional Requirements and Standards.
Section 9.1. Rights-of-way.
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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 be designed to meet the City of
Carmel Local Street Standards.
C. The configuration of vehicular access into the Real Estate shall be provided as
illustrated on the Concept Plan.
D. No vehicular access shall be permitted from 146th Street other than the
frontage road as generally illustrated on the Concept Plan.
Section 9.2. Sidewalks and Pedestrian Circulation.
A. Pedestrian paths and sidewalks shall be provided as generally identified on the
Concept Plan.
B. Connections shall be provided between internal paths/sidewalks and the path
along River Road and 146th Street.
C. Paths and sidewalks may be located within or outside the right-of-way. The
final location of internal paths is subject to existing easements and final
engineering.
D. If the internal paths are prevented from being installed as generally shown,
then an alternative path location may be provided that still provide access
within the subject area of the Real Estate.
E. 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 10.2.
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 10. Procedural Provisions.
Section 10.1. Development Plans and ADLS.
A. Development Plan (“DP”) and/or 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 a Improvement
Location Permit to determine if the DP and ADLS satisfy the Development
Requirements specified within this Conner Prairie Ordinance.
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B. The Real Estate shall be developed in substantial compliance with the
Concept Plan hereby incorporated and attached as Exhibit B subject to
Development Plan Approval by the Plan Commission. 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.
C. ADLS Approval by the Plan Commission shall be required for all
Buildings.
D. 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.
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.
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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)
Exhibit “C” Page 1 of 1
Exhibit “C”
(District / Zone Map)
Exhibit “D” Page 1 of 1
Exhibit “D”
(Architectural Character Imagery)
See following __ pages
Conner Prairie PUD - Architectural Character Imagery
Zone 1
Zone 2
Zone 3
Zone 2
Overall Character
EXHIBIT IEXHIBIT I
Conner Prairie - West Side Expansion
White River Education and Ecology Center
VIEWING SOUTH TOWARDS WHITE RIVER
EXHIBIT GEXHIBIT G
Conner Prairie - West Side ExpansionWhite River Education and Ecology Center
VIEWING NORTH EAST
EXHIBIT JEXHIBIT J
VIEWING SOUTH
Conner Prairie - West Side Expansion
EXHIBIT HEXHIBIT H
Conner Prairie - West Side Expansion
White River Education and Ecology Center
VIEWING SOUTH EAST TOWARDS ENTRANCE
Conner Prairie PUD - Architectural Character Imagery
Zone 1 Character
EXHIBIT K-1EXHIBIT K-1
EXISTING EXISTING
EXISTING EXISTING RIVER RDRIVER RD146146THTH STREET STREET
FOOD, FARM, AND ENERGY EXPERIENCEFOOD, FARM, AND ENERGY EXPERIENCE
190’ X 100’ (19,000 SQ FT) 34’ TALL190’ X 100’ (19,000 SQ FT) 34’ TALL
MR. LILLY’S FARMMR. LILLY’S FARM
90’ X 110’ (12,000 SQ FT) 26’ TALL90’ X 110’ (12,000 SQ FT) 26’ TALL
MAINTENANCE BUILDING 1MAINTENANCE BUILDING 1
60’ X 150’ (10,000 SQ FT) 15’ TALL60’ X 150’ (10,000 SQ FT) 15’ TALL
EXPANSION BUILDING 1EXPANSION BUILDING 1
100’ X 200’ (20,000 SQ FT) 26’ TALL100’ X 200’ (20,000 SQ FT) 26’ TALL
EXPANSION BUILDING 2EXPANSION BUILDING 2
60’ X 110’ (10,000 SQ FT) 26’ TALL60’ X 110’ (10,000 SQ FT) 26’ TALL
THEATER CLASSROOMTHEATER CLASSROOM
100’ X 125’ (12,000 SQ FT) 26’ TALL100’ X 125’ (12,000 SQ FT) 26’ TALL
CELEBRATION OF FOODCELEBRATION OF FOOD
75’ X 150’ (15,000 SQ FT) 36’ TALL75’ X 150’ (15,000 SQ FT) 36’ TALL
MODERN FARM STRUCTURE OR MODERN FARM STRUCTURE OR
APPROVED EQUIVALENTAPPROVED EQUIVALENT
30’ X 95’ (20,000 SQ FT) 15’ TALL30’ X 95’ (20,000 SQ FT) 15’ TALL
AGRICULTURAL FOCAL POINTAGRICULTURAL FOCAL POINT
70’ TALL70’ TALL
Conner Prairie - West Side Expansion
Food, Farm, and Energy Experience
VIEWING NORTH
Conner Prairie PUD - Architectural Character Imagery
Zone 1 Character
Conner Prairie PUD - Architectural Character Imagery
Zone 2 Character
RIVER R
D
RIVER R
D
CABINSCABINS
BOUTIQUE HOTELBOUTIQUE HOTEL
LAND, WATER, AND ENERGY LAND, WATER, AND ENERGY
INNOVATION CENTERINNOVATION CENTER
WHITE RIVER EDUCATION WHITE RIVER EDUCATION
AND ECOLOGY CENTERAND ECOLOGY CENTER
FARM-TO-FORKFARM-TO-FORK
RESTARAUNTRESTARAUNT
EXHIBIT J-1EXHIBIT J-1
VIEWING SOUTH
Conner Prairie - West Side Expansion
Conner Prairie PUD - Architectural Character Imagery
Zone 2 Character
Conner Prairie PUD - Architectural Character Imagery
Zone 3 Character
OFFICEOFFICE
60’ X 125’ (7,500 SQ FT) 34’ TALL60’ X 125’ (7,500 SQ FT) 34’ TALL
BOUTIQUE HOTELBOUTIQUE HOTEL
60’ X 330’ (20,000 SQ FT) 42’ TALL60’ X 330’ (20,000 SQ FT) 42’ TALL
110’ FROM RIVER ROAD110’ FROM RIVER ROAD
BOUTIQUE HOTELBOUTIQUE HOTEL
65’ X 117’ (7,600 SQ FT) 42’ TALL65’ X 117’ (7,600 SQ FT) 42’ TALL
OFFICEOFFICE
63’ X 135’ (8,500 SQ FT) 34’ TALL63’ X 135’ (8,500 SQ FT) 34’ TALL
OFFICEOFFICE
50’ X 80’ (4,000 SQ FT) 45’ TALL50’ X 80’ (4,000 SQ FT) 45’ TALL
OFFICEOFFICE
60’ X 167’ (10,000 SQ FT) 45’ TALL60’ X 167’ (10,000 SQ FT) 45’ TALL
EXHIBIT N-1EXHIBIT N-1
Conner Prairie - West Side ExpansionRiver Road at Community Drive and South Entrance
VIEWING EAST
Conner Prairie PUD - Architectural Character Imagery
Zone 2 Character
Exhibit “E” Page 1 of 11
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 three 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.
e. The sustainable message of the Conner Prairie district is a similar goal of the
Carmel Clay Parks and Recreation Public. It has led to a natural partnership with
them by supporting the expansion of the White River trail through the heart of the
District. That partnership has led to the READI grant, where this District will
provide the economic development match to the City's awarded grant.
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 building within 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 “D” – Page 2 of 11
2. General Design Principles. The District and any future standards shall adhere to the
following general design principles:
a. 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.
b. 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.
c. 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.
d. The entries into the site will create gateways that will be coordinated with Carmel
Clay Parks & Recreation to brand the Conner Prairie District and provide
directional & informational signage that creates a welcoming entrance for the
local community and visitors to the Conner Prairie 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.
e. Internal roads to the site and River Road will serve as the primary thoroughfares
for orienting buildings, public spaces, pedestrian connections, and parking.
f. Public open space will be distributed throughout the District, including visual
landscape relief and complementing the built environment for the enjoyment of
residents and visitors. The District will be supportive of opportunities for
community interaction and gathering.
g. Each use shall not have an adverse impact upon adjacent street capacity, safety,
utilities, and other City services. 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.
Exhibit “D” – Page 3 of 11
3. Description of the District. The Conner Prairie District contains three (3) zones, which
permit a mix of uses and contain unique identifiers. Those zones include: (1) Food, Farm
and Energy Experience (FEEE); (2) Land, Water and Energy Innovation District; and (3)
Hotel, Restaurant, and Conference. 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).
c. Zone 3: The Hotel,
Restaurant, and Conference
Area. This area will support
hospitality functions within
the campus and embrace the
natural setting of the White
River and prairie. The focal
building of this zone will be
the boutique lodging
experience at the far south
end of the Conner Prairie
district. The use of natural
styled building materials
will be a focal point of the
style in this zone.
Exhibit "C": District/Zone Map
Exhibit “D” – Page 4 of 11
4. Overall Design Standards:
a. General:
1. The natural environment shall inspire the overall architectural treatment of the
buildings. The different Zones shall not be identical but provide different
approaches to sustainable design and energy management. The scale,
placement, and design of buildings are major contributors to the look and feel
of the campus. Properly scaled and thoughtfully designed buildings, combined
with strategic site design, will ensure that the area will be welcoming for all
users.
2. 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
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.
2. Parking areas shall be integrated sensitively into the site, adjusting to the
topography of the area where possible. This includes designing parking areas
in a curvilinear fashion, incorporating best practice stormwater techniques,
and seamlessly connecting to the pedestrian network.
3. Parking areas should be located behind buildings wherever possible. Where
this is not possible, pedestrian accommodations (i.e. sidewalk connections,
pedestrian lighting, crosswalks through parking areas, and yield signs) shall be
provided to ensure safe access for all users.
4. Shared parking with connected drives amongst uses will also be encouraged
throughout the campus.
c. Building Massing:
Exhibit “D” – Page 5 of 11
1. Flat or hipped 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 are 'human-scaled' to properly relate
to the user and to provide a sense of familiarity and comfort.
3. Building facades are complemented with pergolas, trellises, canopies, and
colonnades to create a diversity of experiences to be enjoyed by the user and
to provide shelter from the elements.
4. These elements, strategically located, serve as visual landmarks to define
public spaces and enhance the sense of order.
d. 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. For primary facades, which for the purposes of this Exhibit is the building
façade of which the primary building entrance exists, buildings 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. Primary 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 primary facades or to be differentiated from upper floors by
a horizontal expression such as a strong course, material or overhang
structure.
7. Side and rear facades shall be finished in colors similar to the colors of the
primary facades. Secondary facades immediately adjacent to a primary façade
shall wrap around the building by incorporating Building materials and
detailing of the primary façade for a minimum of 30 percent of the overall
Exhibit “D” – Page 6 of 11
wall length, measured from the primary façade. At pass-throughs, primary
facades shall wrap around sides by 50% or more. 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. Secondary
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 should create visual interest by alternating or shifting
the building façade or entrance features.
9. Blank walls are not permitted along any façade.
10. Upper floor windows and other features must be aligned with those of the first
floor, including windows.
11. First floors established for retail and office areas shall carefully consider the
storefront level and include appropriately scaled entryway features, signage,
and lighting. Transparency of storefronts shall vary from 10 feet to 14 feet in
height from grade.
e. Materials and Exterior Building Finishes.
1. All Buildings shall be designed and constructed with building materials and
colors to follow a consistent 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.
2. Permitted building materials include the following or other similar materials:
a. Face brick
b. Color/Decorated C.M.U. (concrete masonry units)
c. Concrete brick
d. Glass block
e. Cast stone
f. Poured concrete
g. Precast concrete
h. Colored/decorative concrete
i. Limestone
j. Simulated stone
k. Terracotta
l. Fiber Cement Siding
m. Stained wood – only in locations minimally exposed to weather
n. Stucco
o. Glass (clear, color, sand blast, etched, etc)
Exhibit “D” – Page 7 of 11
p. Storefront (aluminum, wood, steel)
q. Curtain wall
r. Exposed structure
s. Concrete, brick, or asphalt pavers
t. Porcelain and/or ceramic tile
u. Textured paint
v. Decorative metal
3. Permitted roofing materials include the following or other similar materials:
a. Clay or colored concrete roof tiles
b. Dimensional asphalt shingle roof
c. Standing seam metal roof
d. Slate roof
e. Synthetic slate roof
f. Solar shingles
f. Overhangs and Pergolas.
1. Overhangs and pergolas of similar style to the buildings and made of natural
materials are encouraged throughout the District. These provide
complementary design, shelter, and add visual interest to building entrances.
Fixed fabric awnings are discouraged.
g. Pedestrian Connections.
1. The District will contain a continuous interconnected network of pedestrian
connections connecting trails, pathways, buildings, and parking areas.
2. A pedestrian sidewalk of a minimum of 6 feet 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.
3. Pathways along external and internal roads and internal pathways in the site
shall be at least 10 feet wide and provide pedestrian access between all
buildings and uses and connect to public open spaces.
4. Pathways shall connect and align with the existing sidewalk and pathway
connections adjacent to the site.
5. Where multi-use pathways are provided on-site, sidewalks are not required.
h. Vehicular Access.
Exhibit “D” – Page 8 of 11
1. Vehicular access to the site shall be designed to provide safe and efficient
distribution of traffic to and from the site.
2. Curb-cut widths leading to off-street parking spaces shall be minimized to
encourage pedestrian cross movement and safety.
i. 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 and Council find that such exemption will not violate the
intended character of the proposed development.
j. Service Facilities and Equipment.
1. Mechanical equipment on the roof of a building shall be screened from view
from public right-of ways, including from pedestrian pathways. Materials
used for screening shall be discrete and match the building materials.
2. All trash, service areas, and loading bays shall be effectively screened,
particularly from adjacent residential areas and general public view on the
site.
3. 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.
4. These areas shall be completely enclosed by opaque screening on three sides
and operable opaque doors for access on one side.
5. Opaque fencing or a combination of opaque fencing and masonry should be
used.
6. Screening should be at least 5 feet tall, and plantings around the enclosure
will be implemented for areas that are visible from parking areas, sidewalks,
and the street.
k. Gateways and Entries.
1. Streetscape features should be enhanced at gateways and entries to the site
along River Road to create a signature experience and contribute to
placemaking.
Exhibit “D” – Page 9 of 11
6. Interesting architectural features that define the entrance, such as district
branding, a decorative monument or sculpture, and/or decorative walls and
fencing, are required.
3. Gateway intersections or roundabouts should also include enhanced
crossings, pedestrian areas, and special landscaping that helps highlight the
entry point.
l. 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) Benches
b) Trash and recycling receptacles
c) Decorative poles with fabric banners (per the requirements of Section
9.13 and 9.14 of this Land, Water and Energy Innovation Ordinance)
d) Bike racks
e) Fountains
f) Gazebo
g) Tower structures
h) Pedestrian walkway / trail-way
i) Bike trail-way
j) Music systems
k) Flag poles (per the sign requirements of the Zoning Ordinance)
l) Plaques
m) Phone charging stations
n) Tables / umbrellas (no sign of any type shall be permitted on tables or
umbrellas)
o) Valet parking booths
p) Clocks
q) Murals (per the requirements of Section 9.9 of this Land, Water and
Energy Innovation Ordinance)
r) Carts and kiosks
s) Customer Service booths
t) Vending Areas (screened or designed per the requirements of Section
7.7 of this Land, Water and Energy Innovation Ordinance)
u) ATM enclosures
3. Outdoor seating areas and patios are permitted and shall be encouraged
throughout the District. The size of 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
Exhibit “D” – Page 10 of 11
defined by and separated from passerby by a low decorative 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.
m. Stormwater Management.
1. 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 should be considered. 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 Pavers. These are concrete bricks separated by gaps or joints to
allow water to infiltrate through the joints, store underneath the pavers'
surface, and be filtered back to the soil.
c) Stormwater Presettling Zone. An area made up of cobbles or concrete
intends to capture pollution, debris, and sediment. The designation of
these zones helps to target maintenance in areas to avoid and remove
sediment build-up.
d) Rain Garden. These are depressed sections of the landscape that are
intended to collect rainwater that runs off a roof, driveway, or street.
These can also be planted to provide wildlife shelter and be
complementary to surrounding landscape features.
e) Bioswale. These are linear and vegetated distiches that replace traditional
concrete gutters and allow for stormwater collection, conveyance,
filtration, and infiltration as it moves downstream.
Exhibit “D” – Page 11 of 11
f) Stormwater Trees. These contribute significantly to stormwater
management by helping to absorb rainfall and controlling runoff.
g) Wetland Banking/Bioretention. Active wetland banking or bio-retention
efforts on site shall reduce stormwater requirements at a 1-1 ratio.
Exhibit “F” Page 1 of 1
Exhibit “F”
(River Road Perimeter Plantings)
Exhibit “G” Page 1 of 2
Exhibit “G”
(Permitted Use Table)
Exhibit “G” – Page 2 of 2
PASSED by the Common Council of the City of Carmel, Indiana, this ____ day of
________, 2022, 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 _______________________
2022, at _______ __.M.
____________________________________
Sue Wolfgang, Clerk
Approved by me, Mayor of the City of Carmel, Indiana, this _____ day of ________________________
2022, 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.
Connor Prairie PUD D 081922