Packet for PC 05-23-23
Conner Prairie Innovation District
PUD Ordinance / Rezone
Docket No. PZ-2022-00172
Planned Unit Development
CITY OF CARMEL, INDIANA
May 23, 2022
Plan Commission Committee Meeting
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. Status Summary
2. Ordinance Explanation
3. Site Location Exhibit
4. Concept Plan Exhibits
5. Block / Zone Plan
6. Architectural Character Imagery
7. Conner Prairie Innovation District PUD Ordinance
8. Red line Ordinance Comparison (August 19, 2022 Draft to May 12,2023 Draft)
TAB 1
EXPLANATION OF REQUEST
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 yellow on the Site Location exhibit included behind Tab 3 (the “Real Estate”).
A detailed explanation of the proposed use of the Real Estate and Conner Prairie’s development
of the land over the next 25 years is provided under Tab 2. 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. Conner
Prairie has spent the last several months coordinating with DOCS Staff to address questions and
comments raised as part of the outreach process. The results and adjustments to the plans are outlined
in the exhibits included behind Tab 4 including the Concept Plan, Tab 5 including amending the Block
Map, and Tab 6 focusing on the proposed architecture and design of future uses.
Included behind Tab 7, is the resulting draft of the Conner Prairie Ordinance which will
regulate future development of the Real Estate. All changes to the Ordinance made to the draft of the
Ordinance originally review by the Plan Commission in October and the current draft are identified in
the red line version of the Ordinance provided under Tab 8.
At the meeting on May 23rd we will review with the Commission the modifications made to the
Ordinance including:
Including definitions and additional specificity to planned uses,
Refining Architectural standards and exhibits to dial in on the required architectural style of
buildings and site improvements,
Placing procedural and development standard limitations on certain uses including but not
limited to Office and Lodging.
Enhancing Landscaping requirements along the perimeter of the site, and
Adding significant site lighting limitations,
We look forward to presenting this request to you at the May 23, 2023, Plan Commission
Committee meeting.
Respectfully submitted,
________________
TAB 2
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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 outlots 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 3
79.6 acres
67.3 acres
96.1 acres
14.9 acres
CONNER PRAIRIE
E 146TH STREETE 146TH STREET
E 146TH STREETE 146TH STREET
RIVER ROADRIVER ROADRIVER ROADRIVER ROADWHI
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CHERRY CREEK BLVDCHERRY CREEK BLVD
ALLISONVILLE ROADALLISONVILLE ROADCO
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ECOMMUNITY DRCOMMUNITY DRCOMMUNITY DRCOMMUNITY DRExhibit a
0 100 200 400 600 1,000
NORTH
TAB 4
VIEWING NORTH
Conner Prairie - Concept Plan
Exhibit B - Master Plan Massing
VIEWING NORTH EAST
Conner Prairie - Concept Plan
Exhibit B - Master Plan Massing
VIEWING SOUTH
Conner Prairie - Concept Plan
Exhibit B - Master Plan Massing
TAB 5
TAB 6
Exhibit E: 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
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. Stucco
u. 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 E: Conner Prairie PUD - Architectural Character Imagery
r. Dimensional asphalt shingle roof
s. Green roof
t. Solar shingles or roof mounted solar panels
u. Specialized materials for agricultural demonstrations (zone 1 only)
v. Standing seam metal roof
w. Thermoplastic Polyolefin (TPO) roof
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Exhibit E: Architectural Standards
Examples of Contemporary Prairie Style Architectural Character - Zone 1
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Exhibit E: Architectural Standards
Examples of Contemporary Prairie Style Architectural Character - Zone 2
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Exhibit E: Architectural Standards
Examples of Contemporary Prairie Style Architectural Character - Zone 2
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Exhibit E: Architectural Standards
Examples of Contemporary Prairie Style Architectural Character - Zone 2
TAB 7
Sponsors: Councilor _________
CARMEL, INDIANA
Conner Prairie Innovation District
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z-___-22
PZ-2022-00172 (PUD)
Draft: May 11, 2023
Version I 051123
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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 ..........................................................................................9
Section 6. Signage Requirements ...............................................................................................14
Section 7. Lighting Requirements ..............................................................................................14
Section 8. Parking Requirements................................................................................................16
Section 9. Additional Requirements and Standards ...................................................................... 18
Section 10. Procedural Provisions ...............................................................................................20
Section 11. Violations and Enforcement .....................................................................................21
Section 12. Exhibits .....................................................................................................................21
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 __________
ORDINANCE Z-___-16
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 ________, 2023, has given a
_____________ 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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4
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, entertainment, or
educational purposes, including farming, ranching, historical and cultural
agricultural activities, demonstration activities. This could also include natural
resource-based activities and attractions, including hunting, 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). In Zones 1 and 2, buildings may
move around the site, change in size, scale, and orientation, and the plan may be
modified. Changes shall be reflected in any submitted Development Plans for the
site.
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”.
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
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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.
Sign: Any type of sign as further defined and regulated by this Conner Prairie
Ordinance and the UDO.
Tree whip: A young seedling tree that does not have branches yet. Depending on
species, a whip is typically between 12-36 inches in height and less than 1” thick
measured from root collar.
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).
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
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Zone in Exhibit G (Permitted Use Table).
B. Use Specific Restrictions:
1. General and Professional Office: A maximum of 110,000 square feet shall
be permitted A hotel use can be substituted for an expansion of general or
professional office use to 150,000 square feet. Office areas that are
integrally related to a museum use or in Zone 1 shall not be included when
calculating this limitation.
2. Hotel (Eco-Lodging/Boutique Product): A lodging 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. A
lodging use shall require Special Use review and approval as prescribed in
the UDO.
3. Cabins: A use including cabins shall be limited to a maximum of twenty-
five (25) cabins.
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.
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.
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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.
2. Zone 2: Three (3) stories or fifty-two (52) feet, whichever is less.
3. Buildings including Agricultural Uses, such as barns and silos, shall be
exempt from the maximum building height in both Zones.
4. 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.
Section 4.4 The Conceptual Character Imagery of Building Architecture is contained
within Exhibit D (Concept Plan and Architectural Character Imagery).
A. In Zone 1, buildings may move around within the site. Changes to the layout
of Zone 1 shall be reflected in the Development Plan submission.
B. In Zone 2, buildings may move around within the site. The number of primary
buildings in Zone 2 will be capped at fifteen (15), excluding cabins. Changes
to the layout of Zone 2 shall be reflected in the Development Plan submission.
C. Buildings will comply with the Concept Plan and Architectural Standards but
may vary from the Architectural Character Imagery provided all applicable
Architectural Standards are met, including ADLS Approval.
Section 4.5 Architectural Standards: The applicable Architectural Standards are
contained within Exhibit E (Architectural Standards).
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
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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. 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 two (2) new trees.
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Requirements include shade trees at a ten (10) per two hundred (200) linear
foot interval in clustered and naturalistic groups intermixed with ornamental
trees at a four (4) per two hundred (200) linear foot interval. Tall grasses and
perennial plantings will be incorporated to the area at a requirement of
seventeen hundred (1,700) square foot per two hundred (200) linear foot
within the buffer yard. The remainder of the buffer yard will be planted with
meadow at four thousand two hundred fifty (4,250) square foot per one
hundred (100) linear foot withing 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 50% whips with the
balance made up of 1" and 2" caliper trees with larger trees concentrated
around
B. 146th Street: Plantings shall be provided along 146th Street with a fifty (50)
foot buffer yard and planted with five (5) shade trees per 200 linear feet.
Shade trees shall be whips clustered or naturalistic groups. Existing native
trees will be counted as one (1) new tree.
C. White River: Plantings shall be provided along River Road 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 five (5) shade trees per 200 linear foot. Shade trees shall be whips
clustered or naturalistic groups. Existing native trees will be counted as two
(2) new trees. 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 whips 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:
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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.
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.
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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.
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.
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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
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.
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
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.
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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
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
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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.
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.
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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. 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.
G. 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.
H. 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 shall be provided in
instances where curb is deleted.
I. 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. All other
overflow parking can be native or turf grass mowed regularly.
J. 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.
K. 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.
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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.
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. Up to two (2) public road cuts connecting into the Conner Prairie
property from River Road
2. Up to two (2) driveway cuts for maintenance/Conner Prairie access only
from River Road. Private driveway cuts shall be gated.
D. No vehicular access shall be permitted from 146th Street.
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
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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 easements on Conner Prairie property. Further
detail will be provided at time of Development Plan submittal.
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.
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. 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.
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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
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 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 an Improvement
Location Permit to determine if the DP and ADLS satisfy 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.
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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. ADLS Approval by the Plan Commission shall be required for all
Buildings.
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.
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 7 pages
VIEWING NORTH
Conner Prairie - Concept Plan
Exhibit B - Master Plan Massing
VIEWING NORTH EAST
Conner Prairie - Concept Plan
Exhibit B - Master Plan Massing
VIEWING SOUTH
Conner Prairie - Concept Plan
Exhibit B - Master Plan Massing
Exhibit “C” Page 1 of 1
Exhibit “C”
(District / Zone Map)
Exhibit “D” Page 1 of 1
Exhibit “D”
(Architectural Character Imagery)
See following 6 pages
Exhibit E: 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
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. Stucco
u. 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 E: Conner Prairie PUD - Architectural Character Imagery
r. Dimensional asphalt shingle roof
s. Green roof
t. Solar shingles or roof mounted solar panels
u. Specialized materials for agricultural demonstrations (zone 1 only)
v. Standing seam metal roof
w. Thermoplastic Polyolefin (TPO) roof
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Exhibit E: Architectural Standards
Examples of Contemporary Prairie Style Architectural Character - Zone 1
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Exhibit E: Architectural Standards
Examples of Contemporary Prairie Style Architectural Character - Zone 2
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Exhibit E: Architectural Standards
Examples of Contemporary Prairie Style Architectural Character - Zone 2
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Exhibit E: Architectural Standards
Examples of Contemporary Prairie Style Architectural Character - Zone 2
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.
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.
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.
2. General Design Principles. The District and any future standards shall adhere to the
following general design principles:
Exhibit “E” – Page 2 of 9
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;
v. Incorporation of built elements to form masses.
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
residents and visitors. The District will be supportive of opportunities for
community interaction and gathering.
Exhibit “E” – Page 3 of 9
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 in Zone 2.
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
with deep overhangs, low but strong horizontal lines, and bands of windows
and natural styled materials.
Exhibit “E” – Page 4 of 9
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. Buildings throughout zones 1 and 2 may
shift around on respective sites as long as changes are recorded on the
Development Plan.
c. Building Massing:
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. 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.
ii. Within Zone 2 the following primary building typologies are permitted:
1. Cabin buildings:
2. Eco-lodging/boutique hotel buildings;
3. Innovative and specialized building types integral to museum,
educational, and office usage;
Exhibit “E” – Page 5 of 9
4. Office buildings;
5. Restaurant buildings;
6. 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. 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
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 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.
Exhibit “E” – Page 6 of 9
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 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 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)
Exhibit “E” – Page 7 of 9
r. Stained wood
s. Storefront (aluminum, wood, steel)
t. Stucco
u. Terracotta
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. Thermoplastic Polyolefin (TPO) 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.
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. 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
Exhibit “E” – Page 8 of 9
5. Screening shall be at least 6 feet tall and designed to complement the
architecture of the principal structure.
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.
k. 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.
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) ATM enclosures
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 (per the requirements of Section
9.13 and 9.14 of this Land, Water and Energy Innovation Ordinance)
i) Flag poles (per the sign requirements of the Zoning Ordinance)
j) Fountains
k) Gazebo
l) Murals (per the requirements of Section 9.9 of this Land, Water and
Energy Innovation Ordinance)
m) Music systems
n) Pedestrian walkway / trail-way
o) Phone charging stations
Exhibit “E” – Page 9 of 9
p) Plaques
q) Tables / umbrellas (no sign of any type shall be permitted on tables or
umbrellas)
r) Tower structures
s) Trash and recycling receptacles
t) Valet parking booths
u) 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)
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 I 051123
TAB 8
Sponsors: Councilor _________
CARMEL, INDIANA
Conner Prairie Site Master
PlanInnovation District
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z-___-22
August 19, PZ-2022-00172 (PUD)
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Draft: May 11, 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 .................................................................................................. 7
Section 5. Landscaping Requirements ........................................................................................89
Section 6. Signage Requirements ...........................................................................................1114
Section 7. Lighting Requirements ..........................................................................................1214
Section 8. Parking Requirements............................................................................................1216
Section 9. Additional Requirements and Standards .................................................................. 1318
Section 10. Procedural Provisions ...........................................................................................1420
Section 11. Violations and Enforcement .................................................................................1521
Section 12. Exhibits .................................................................................................................1521
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 PlantingsOpen 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 __________
ORDINANCE Z-___-16
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING
THE CONNER PRAIRIE SITE MASTER PLANINNOVATION DISTRICT
PLANNED UNIT DEVELOPMENT DISTRICT
Synopsis:
Ordinance Establishes the Conner Prairie Site Master Plan West Innovation District 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 _________,October 18, 2022
concerning Conner Prairie’s application for a PUD District Ordinance, which application was
docketed as PZ-2022-00___00172 (PUD), and
WHEREAS, the Plan Commission, at its hearing on ________, 20222023, has given a
_____________ recommendation to this Conner Prairie PUD (the “Conner Prairie Ordinance”),
which establishes the Conner Prairie Site MasterInnovation District 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.
Agritourism: Agritourism means an activity at an agricultural, horticultural, or
agribusiness operation where the general public is allowed or invited to
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participate in, view, or enjoy the activities for recreational, entertainment, or
educational purposes, including farming, ranching, historical and cultural
agricultural activities, demonstration activities. This could also include natural
resource-based activities and attractions, including hunting, 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. 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). 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 a Hotel Use or
Hotel, Full Servicean 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). In Zones 1 and 2, buildings may
move around the site, change in size, scale, and orientation, and the plan may be
modified. Changes shall be reflected in any submitted Development Plans for the
site.
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; 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
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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.
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.
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.
Hotel: See “Eco Lodging/Boutique Product”.
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.
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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.
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.
Tree whip: A young seedling tree that does not have branches yet. Depending on
species, a whip is typically between 12-36 inches in height and less than 1” thick
measured from root collar.
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.
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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””.
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:
A. Permitted Uses allowed under this Conner Prairie Ordinance are specified, by
Zone in Exhibit G (Permitted Use Table).
A. Section 4.1 Permitted Uses: 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 110,000 square feet shall
be permitted A hotel use can be substituted for an expansion of general or
professional office use to 150,000 square feet. Office areas that are
integrally related to a museum use or in Zone 1 shall not be included when
calculating this limitation.
2. Hotel (Eco-Lodging/Boutique Product): A lodging 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. A
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lodging use shall require Special Use review and approval as prescribed in
the UDO.
3. Cabins: A use including cabins shall be limited to a maximum of twenty-
five (25) cabins.
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.
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 4.2 Bulk Requirements:
A. Minimum Lot Area: Not Applicable.
B.A. Minimum Setback from River Road:
Buildings – Seventy (70) feet in Zone 1 and Zone 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.
2.C. Minimum Setback from White River: One hundred (100) feet in Zone 1
and Zone 3. Seventy (70) feet in Zone 2as 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.
C.A. Minimum Side Yard Setback: Not Applicable.
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D.A. Minimum Rear Yard Setback: Not Applicable.
E.A. Minimum Distance Between Buildings: Twenty (20) feet.
F.G. Maximum Parcel (Real Estate) Coverage: Thirty-five (35Fifteen (15)
percent.
H. Maximum Building Height:
1. Zone 1: Thirty-six (36) feet.
2. Zone 2: Three (3) stories or fifty-two (52) feet, whichever is less.
G.A. Maximum Building Height:
1. Zone 1: Thirty-six (36) feet.
2.1. Zone 2: Three (3) stories or fifty-two (52) feet, whichever is less.
3. Zone 3: Forty-two (42) feet.
4.3. Buildings including Agricultural Uses, such as barns and silos,
shall be exempt from the maximum building height in both Zones.
4. 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.
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 (Concept Plan and Architectural Character Imagery).
A. In Zone 1, buildings may move around within the site. Changes to the layout
of Zone 1 shall be reflected in the Development Plan submission.
B. In Zone 2, buildings may move around within the site. The number of primary
buildings in Zone 2 will be capped at fifteen (15), excluding cabins. Changes
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to the layout of Zone 2 shall be reflected in the Development Plan submission.
C. Buildings will comply with the Concept Plan and Architectural Standards but
may vary from the Architectural Character Imagery provided all applicable
Architectural Standards are met, including ADLS Approval.
Section 4.65 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
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.
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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). 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 two (2) new trees.
Requirements include shade trees at a ten (10) per two hundred (200) linear
foot interval in clustered and naturalistic groups intermixed with ornamental
trees at a four (4) per two hundred (200) linear foot interval. Tall grasses and
perennial plantings will be incorporated to the area at a requirement of
seventeen hundred (1,700) square foot per two hundred (200) linear foot
within the buffer yard. The remainder of the buffer yard will be planted with
meadow at four thousand two hundred fifty (4,250) square foot per one
hundred (100) linear foot withing 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 50% whips with the
balance made up of 1" and 2" caliper trees with larger trees concentrated
around
B. 146th Street: Plantings shall be provided along 146th Street with a fifty (50)
foot buffer yard and planted with five (5) shade trees per 200 linear feet.
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Shade trees shall be whips clustered or naturalistic groups. Existing native
trees will be counted as one (1) new tree.
C. White River: Plantings shall be provided along River Road 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 five (5) shade trees per 200 linear foot. Shade trees shall be whips
clustered or naturalistic groups. Existing native trees will be counted as two
(2) new trees. 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 whips 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 per
Section 5.19.F.3 of the UDO.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 per the 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.
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.
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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 5.19.F.4 of the UDO.
Section 5.5. 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 5.67. 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 shouldshall 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.
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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. SignsTemporary fencing within the construction zone identifying the Tree
Preservation Area shall be posted every five hundred (500) feetconstructed
20’ outside of root zones around 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.
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Section 5.78. 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 belowexcept as specified in Section 6.1.
Section 6.1 Program for Signs. Conner Prairie mayshall 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 as
partsubject to the approval of an ADLSany variance which may be necessary from the
applicable UDO sign standards. Signage within zone 1 designated for Conner Prairie
Museum or Development Plan application. 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 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.
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C. For any Use abutting detached single-family residential uses, illumination
levels shall not exceed 0.3 foot candles at the property line.
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
be bollard style and not exceed four (4) feet in height.
G. All building and 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.
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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 signageparking on the Real Estate shall comply with
the UDO as amended below.
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.
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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.F. 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.G. 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 mayshall be identified by curbing, landscaped
buffers, and/or bollards and striping only.
I.H. 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
willshall be provided in instances where curb is deleted.
I. 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. All other
overflow parking can be native or turf grass mowed regularly.
J. 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.
K. 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 8.3 Bicycle Parking and Building Amenities. Bicycle parking shall be
provided in compliance with the UDO.
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Section 9. Additional Requirements and Standards.
Section 9.1. Rights-of-way.
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. follows:
1. Up to two (2) public road cuts connecting into the Conner Prairie
property from River Road
2. Up to two (2) driveway cuts for maintenance/Conner Prairie access only
from River Road. Private driveway cuts shall be gated.
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. 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.
A. Pedestrian paths and sidewalks shall be provided as generally identified on the
Concept Plan.
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B.C. Connections shall be provided between internal paths/sidewalks and the
pathpaths along River Road and 146th Street.
C.D. Paths and /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 easements on Conner Prairie property. Further
detail will be provided at time of Development Plan submittal.
D.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.
E.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 109.2.
H. Existing Public Access or Pedestrian Easements shall be identified on all
Development Plans.
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. 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.
Version D 081922I 051123
23
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 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 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 aan Improvement
Location Permit to determine if the DP and ADLS satisfy the Development
Requirements specified within this Conner Prairie Ordinance.
B. The Real Estate shall be developed in substantial compliance with the
Concept Plan hereby incorporated and attached as Exhibit BArchitectural
Standards subject to Development Plan Approval by the Plan
Commission.provisions in section 4.4.
Version D 081922I 051123
24
B.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.
C.D. ADLS Approval by the Plan Commission shall be required for all
Buildings.
D.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.
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)
Exhibit “CB” Page 62 of 12
See following 4 pages
Exhibit “C” Page 1 of 1
Exhibit “C”
(District / Zone Map)
Exhibit “C” Page 1 of 1
add
Exhibit “D” Page 1 of 1
Exhibit “D”
(Architectural Character Imagery)
See following __6 pages
Exhibit “E” Page 1 of 13
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 threetwo 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 buildingsites 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 “DE” – Page 2 of 13
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;
v. Incorporation of built elements to form masses.
a.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.
b.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.
c.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.
d.e. The entries into the site will create gateways that will be coordinated with Carmel
Clay Parks & Recreation to brandcohesively branded as the Conner Prairie
Innovation District and providewith 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 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.f. Internal roads to the site and River Road will serve as the primary thoroughfares
for orienting buildings, public spaces, pedestrian connections, and parking.
Exhibit “DE” – Page 3 of 13
f.g. 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.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 in Zone 2.
3. Description of the District. The Conner Prairie District contains three (3two (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; 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).
Exhibit “DE” – Page 4 of 13
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
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:
Exhibit “DE” – Page 5 of 13
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.
1. 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.
2. 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.
3.1. Shared parking with connected drives amongst uses will also be encouraged
throughout the campus.Buildings throughout zones 1 and 2 may shift around
on respective sites as long as changes are recorded on the Development Plan.
c. Building Massing:
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 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.
4.2. 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;
Exhibit “DE” – Page 6 of 13
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.
ii. Within Zone 2 the following primary building typologies are permitted:
1. Cabin buildings:
2. Eco-lodging/boutique hotel buildings;
3. Innovative and specialized building types integral to museum,
educational, and office usage;
4. Office buildings;
5. Restaurant buildings;
6. 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. 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.
Exhibit “DE” – Page 7 of 13
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
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 shouldshall 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.
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 styleContemporary 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.
Exhibit “DE” – Page 8 of 13
2.3. Permitted building materials include the following or other similar
materials:
a. Face brick
b. Color/Decorated C.M.U. (concrete masonry units)
c.a. Concrete brick
d. Glass block
e.a. Cast stone
f. Poured concrete
g. Precast concrete
h.b. Colored/decorative concrete
i. Limestone
j. Simulated stone
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
k.a. Terracotta
l.j. Fiber Cement Siding
m. Stained wood – only in locations minimally exposed to weather
n. Stucco
o.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
p.s. Storefront (aluminum, wood, steel)
t. Stucco
q. Curtain wall
r. Exposed structure
s. Concrete, brick, or asphalt pavers
u. Terracotta
t.a. Porcelain and/or ceramic tile
u. Textured paint
v. Decorative metal
3.4. Permitted roofing materials include the following or other similar
materials:
a. Clay or colored concrete roof tiles
b.a. Dimensional asphalt shingle roof
Exhibit “DE” – Page 9 of 13
b. Green roof
c. Solar shingles or roof mounted solar panels
d. Specialized materials for agricultural demonstrations (zone 1 only)
c.e. Standing seam metal roof
d.f. SlateThermoplastic Polyolefin (TPO) roof
e. Synthetic slate roof
f. Solar shingles
f. Overhangs and Pergolas.
1. Overhangs and pergolas shall be of a 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.
not permitted.
g. Pedestrian Connections.
1.A. The District will contain a continuous interconnected network of
pedestrian connections connecting trails, pathways, buildings, and parking
areas.
2.A. 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.
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.
Exhibit “DE” – Page 10 of 13
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. 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. 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.
3.4. 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:
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.
a. 6. Decorative Metal Panels
b. Wood or Simulated Wood Fencing (dimensional)
c. Masonry such as brick, cast stone, natural stone, or decorative concrete
5. Screening shouldshall be at least 56 feet tall, and plantings and designed to
complement the architecture of the principal structure.
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.
Exhibit “DE” – Page 11 of 13
k. Gateways and Entries.
1. Streetscape features shouldshall be enhanced at gateways and entries to the
site along River Road to create a signature experience and contribute to
placemaking.
6.2. Interesting architectural features that define the entrance, such as into the
Conner Prairie Campus, including district branding, (i.e. logos, colors,
thematic elements), a decorative monument or sculpture, and/or
decorativemasonry or wood walls and fencing, that are an integral part of the
site, shall be required.
3. Gateway intersections or roundabouts shouldshall 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) ATM enclosures
a)b) Benches
c) Bike racks
d) Bike trail-way
e) Carts and kiosks
f) Clocks
g) Customer Service booths
b)a) Trash and recycling receptacles
c)h) Decorative poles with fabric banners (per the requirements of
Section 9.13 and 9.14 of this Land, Water and Energy Innovation
Ordinance)
d)a) Bike racks
e)a) Fountains
f)a) Gazebo
g)a) Tower structures
h)a) Pedestrian walkway / trail-way
i)a) Bike trail-way
j)a) Music systems
k)i) Flag poles (per the sign requirements of the Zoning Ordinance)
j) Fountains
k) Gazebo
Exhibit “DE” – Page 12 of 13
l) Murals (per the requirements of Section 9.9 of this Land, Water and
Energy Innovation Ordinance)
m) Music systems
n) Pedestrian walkway / trail-way
l)a) Plaques
m)o) Phone charging stations
p) Plaques
n)q) Tables / umbrellas (no sign of any type shall be permitted on tables
or umbrellas)
r) Tower structures
s) Trash and recycling receptacles
o)t) Valet parking booths
p)a) Clocks
q)a) Murals (per the requirements of Section 9.9 of this Land, Water
and Energy Innovation Ordinance)
r)a) Carts and kiosks
s)a)Customer Service booths
t)u) Vending Areas (screened or designed per the requirements of Section
7.7 of this Land, Water and Energy Innovation Ordinance)
u)a) ATM enclosures
3. Outdoor seating areas and patios areshall be permitted and shall be 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
passerbypassersby’s by a low decorativemasonry 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.
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
Exhibit “DE” – Page 13 of 13
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.
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 2
Exhibit “F”
(River Road Perimeter Plantings)
(Open Space Plan)
Exhibit “F” – Page 2 of 2
add
Exhibit “G” Page 1 of 5
Exhibit “G”
(Permitted Use Table)
Exhibit “G” – Page 2 of 5
Exhibit “G” – Page 3 of 5
Exhibit “G” – Page 4 of 5
Exhibit “G” – Page 5 of 5
Exhibit “G”
(Permitted Use Table)
PASSED by the Common Council of the City of Carmel, Indiana, this ____ day of
________, 20222023, 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 _______________________
20222023, at _______ __.M.
____________________________________
Sue Wolfgang, Clerk
Approved by me, Mayor of the City of Carmel, Indiana, this _____ day of ________________________
20222023, 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.
ConnorConner Prairie PUD D 081922I 051123