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Packet for PC 06-29-23 Conner Prairie Innovation District PUD Ordinance / Rezone Docket No. PZ-2022-00172 Planned Unit Development CITY OF CARMEL, INDIANA June 29, 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. Explanation – List of site and plan adjustments 2. Presentation Slides 3. Conner Prairie Innovation District PUD Ordinance (Red Line Version – Previously submitted for May 23rd Committee meeting) 4. Response to public letter requested by Plan Commission member on May 23 TAB 1 EXPLANATION The following is an update on adjustments and modifications Conner Prairie has made to its request for approval of a Planned Development Ordinance for the 260 acres between River Road and the White River south of 146th Street. Conner Prairie has continued to coordinate with DOCS Staff to address questions and comments raised as part of the review process. The adjustments and modifications to the plans are outlined below for discussion in addition to associated presentation slides (see Tab 2 – digital copy better for viewing details), a copy of the PUD Ordinance under Tab 3 (provided for reference – previously provided for May 23rd meeting – additional changes pending discussion of items below), and responses to a public comment letter requested by a Plan Commission member at the May 23rd meeting (see Tab 4). Plan modifications: 1. Site Access: a. Access to Zone 1 and majority of Zone 2 limited to Cherry Creek and River Road roundabout and additional access to the north in Zone 1. b. Access at Community Drive and River Road limited to cabins and support building. c. Zone 1, Food, Farm, and Energy Experiences (FFEE) will have access restricted after business hours, and Conner Prairie will be responsible for security and access management. d. Zone 2, will have a colocation of uses, and site access will be 24 hours a day. Conner Prairie and partner users will be responsible for security. e. Carmel Clay Parks and Recreation (CCPR) will own and operate the White River Greenway through Conner Prairie’s site. CCPR will be responsible for the security and access management of the trail. 2. Eco-lodging: Move the Eco-lodging further north (away from the schools) a. Eco-lodging use restricted to north of the existing Cherry Creek Boulevard and River Road round-a-bout. b. Maximum number of guest rooms limited to 70. c. Number of potential cabins limited to 25. d. Eco-lodging Use shall also require approval by the City Council (by resolution) at the time of Development Plan review. 3. Commercial Intensity: a. Reduced general commercial area to a maximum of 20,000 square feet with additional maximum 5,000 square foot single use. b. Reduced office area to 70,000 square feet (110,000 sq.ft if no lodging developed). c. Reduced the size of and moved the Land, Water and Energy Innovation Center building (including office use) northeast to a point where removal of existing trees is minimized. 4. Parking: a. Significantly reduced the need for parking commensurate with reductions in building/use square footage. b. Identified stormwater improvements that Conner Prairie intends to utilize to break- up the parking lots (see presentation slides). c. Plan is to also land-bank parking to achieve further reductions in parking counts and areas used for parking based on final site configuration. This will be evaluated by DOCS on a case-by-case basis when Conner Prairie returns for Development Plan review. d. Provide a special events plan for review by the City of Carmel DOCS and Police Department for any special event on-site requiring overflow parking on site. 5. Building Heights: Further reduce building heights in Zone 2 to the following: a. Eco lodge – maximum 2-story main building/cabins 1-story. b. Office use – maximum of one (1) building with 3-story in height. c. WR Education and Ecology – maximum of 1-story in height d. All other buildings in Zone 2 – 1-story. 6. Lighting: a. Added significant restrictions and limitation on site lighting (see pages 17-19 of red line PUD text). Site lighting standards are significantly more restrictive than the Carmel UDO. “Lighting should not be overly intense for the area of illumination and consider the impact on the surrounding environment. A maximum of 0.1 foot-candle overspill onto adjacent properties or roadways is permitted. Lighting shall be designed and located to prevent overspill and keep lighting within the site, unless otherwise noted. Lighting within commercial sites shall not exceed 3.00 foot-candles for areas intended to be lit. If safety concerns are present, the lighting maximum may be raised up to a maximum of 6.00 foot candles in targeted areas. After operating hours, on-site lighting shall be dimmed, turned off, or use a lighting sensor to help lower lighting intensity. Street lighting and trail lighting shall provide the minimally necessary amount of lighting for public safety.” b. Full cut-off shielding and reduced height fixtures are required. c. After operating hours on-site lighting shall be dimmed, turned off, or use a lighting sensors to reduce light levels. d. After operating hours, interior building lighting visible from River Road shall be turned off (excluding eco-lodging). e. International Dark-Sky Association principles shall be followed in addition to the lighting standards in the Ordinance and UDO. See Section 7.2(J) on page 18 of the ordinance. f. A maximum of 1 monument sign along River Road shall be lit at the main entry at the Cherry Creek Boulevard roundabout. Further lighting standards shall be applied:  Lighting should not be overly intense for the area of illumination and consider the impact on the surrounding environment. A maximum of 0.1 foot-candle overspill onto adjacent properties or roadways is permitted. Lighting shall be designed and located to prevent overspill and keep lighting within the site, unless otherwise noted. Lighting within commercial sites shall not exceed a maximum of 3.00 foot-candles for signage to be lit.  Building-mounted signs shall be turned off after operating hours. 7. Landscaping: a. Enhanced landscape buffers and open space area. b. Tree preservation enhanced by permitting selective building height at 3-story height. c. Landscape enhancements provided to shield/screen parking and buildings. d. Agreed to work with adjacent Overlook at Legacy HOA on landscape screening of headlights on west side of River Road at Cherry Creek Boulevard round-a-bout. 8. Additional adjustments: a. Limit Public Address systems to public safety use only. b. Stormwater standards enhanced (see Section 9.4 of the PUD) We look forward to presenting this request to you at the June 29, 2023, Plan Commission Committee meeting. Respectfully submitted, ________________ TAB 2 FLOODPLAIN E 146th St. Harvest Church Legacy Towns & Flats Cherry Creek Blvd. Legacy Neighborhood The Grove at Legacy Delmont Dr.Community Dr.Trueblood Ln.Prairie Trace Elementary River Rd. PUD PROPOSED SETBACKS E 146th St. Harvest Church Legacy Towns & Flats Cherry Creek Blvd. Legacy Neighborhood The Grove at Legacy Delmont Dr.Community Dr.Trueblood Ln.Prairie Trace Elementary River Rd. MASTER PLAN [AUGUST 2022 PUD] THEMED FOOD SERVICE: THEMED FOOD SERVICE: 5,662 SQ FT5,662 SQ FT WHITE RIVER EDUCATION WHITE RIVER EDUCATION & ECOLOGY CENTER: 26,010 SQ FT& ECOLOGY CENTER: 26,010 SQ FT LAND, WATER, & ENERGY INNOVATION CENTER: LAND, WATER, & ENERGY INNOVATION CENTER: 89,000 SQ FT ON 0.81 ACRES89,000 SQ FT ON 0.81 ACRES THEMED FOOD SERVICE: 5,300 SQ FTTHEMED FOOD SERVICE: 5,300 SQ FT LIGHT RETAIL / COMMERCIAL: LIGHT RETAIL / COMMERCIAL: 13,113 SQ FT13,113 SQ FT ECO-LODGING: ECO-LODGING: 50,000 SQ FT ON 50,000 SQ FT ON 0.69 ACRES0.69 ACRES CABINS: 16 UNITSCABINS: 16 UNITS SETBACK 100 YEAR FLOODPLAIN FLOODWAY WHITE RIVER REGULATED DRAIN AGRICULTURAL AREA FOOD, FARM, & ENERGY FOOD, FARM, & ENERGY EXPERIENCEEXPERIENCE River Rd.E 146th St. Harvest Church Legacy Towns & Flats Cherry Creek Blvd. Legacy Neighborhood The Grove at Legacy Delmont Dr.Community Dr.Trueblood Ln.Prairie Trace Elementary MASTER PLAN [AUGUST 2022 PUD] - PARKING 180180 106106 181181 171171 2121 AREA 1AREA 1 BUILDING TYPEBUILDING TYPE GROSS FLOOR AREAGROSS FLOOR AREA PROVIDED PARKINGPROVIDED PARKING PUD* TARGETSPUD* TARGETS FOOD, FARM, & FOOD, FARM, & ENERGYENERGY TBDTBD 180180 TBDTBD RETAIL / RETAIL / COMMERCIALCOMMERCIAL 13,113 SQ FT13,113 SQ FT 106106 5252 AREA 2AREA 2 BUILDING TYPEBUILDING TYPE GROSS FLOOR AREAGROSS FLOOR AREA PROVIDED PARKINGPROVIDED PARKING PUD* TARGETSPUD* TARGETS ECOLOGY CENTERECOLOGY CENTER 26,010 SQ FT26,010 SQ FT 110110 104104 FOOD SERVICESFOOD SERVICES 10,963 SQ FT10,963 SQ FT 6161 4444 AREA 3AREA 3 BUILDING TYPEBUILDING TYPE GROSS FLOOR AREAGROSS FLOOR AREA PROVIDED PARKINGPROVIDED PARKING PUD* TARGETSPUD* TARGETS INNOVATION CENTERINNOVATION CENTER 89,000 SQ FT89,000 SQ FT 181181 296296 AREA 4AREA 4 BUILDING TYPEBUILDING TYPE GROSS FLOOR AREAGROSS FLOOR AREA PROVIDED PARKINGPROVIDED PARKING PUD* TARGETSPUD* TARGETS ECO-LODGINGECO-LODGING 55,000 SQ FT 55,000 SQ FT (70 UNITS)(70 UNITS) 2121 7070 CABINSCABINS 1616 1616 1616 TOTALTOTAL 659659 566566 *THE TOTAL NUMBER OF SPACES PROVIDED MAY BE LESS THAN THE AGGREGATE REQUIRED PROVIDED *THE TOTAL NUMBER OF SPACES PROVIDED MAY BE LESS THAN THE AGGREGATE REQUIRED PROVIDED IT IS ESTABLISHED TO THE DEPARTMENT’S SATISFACTION THAT ADJACENT BUILDINGS HAVE USES 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 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 THE WEEK, THEN THE TOTAL NUMBER OF SHARED PARKING SPACES PROVIDED SHALL BE LESS THAN THE TOTAL OF THE MINIMUM NUMBER OF SPACES REQUIRIED FOR EACH INDIVIDUAL USE. THAN THE TOTAL OF THE MINIMUM NUMBER OF SPACES REQUIRIED FOR EACH INDIVIDUAL USE. SETBACK 100 YEAR FLOODPLAIN FLOODWAY WHITE RIVER REGULATED DRAIN AGRICULTURAL AREA NEIGHBORHOOD CONTEXT: MASTER PLAN NEIGHBORHOOD BIRDSEYE REFINEMENT OF MASTER PLAN MASTER PLAN ALTERNATE: LODGING MOVES NORTH ALTERNATE LAND, WATER, & ENERGY LAND, WATER, & ENERGY INNOVATION CENTER: INNOVATION CENTER: 70,000 SQ FT ON 0.62 ACRES70,000 SQ FT ON 0.62 ACRES THEMED FOOD SERVICE /THEMED FOOD SERVICE / LIGHT COMMERCIAL: 13,113 SQ FTLIGHT COMMERCIAL: 13,113 SQ FT ECO-LODGING:ECO-LODGING: 54,000 SQ FT ON 0.47 ACRES54,000 SQ FT ON 0.47 ACRES SUPPORT: SUPPORT: 5,300 SQ FT5,300 SQ FT CABINS: 25 UNITSCABINS: 25 UNITS WHITE RIVER EDUCATION WHITE RIVER EDUCATION & ECOLOGY CENTER: 26,010 SQ FT& ECOLOGY CENTER: 26,010 SQ FT THEMED FOOD THEMED FOOD SERVICES: 10,600 SQ FTSERVICES: 10,600 SQ FT FOOD, FARM, & ENERGY FOOD, FARM, & ENERGY EXPERIENCEEXPERIENCE SETBACK 100 YEAR FLOODPLAIN FLOODWAY WHITE RIVER REGULATED DRAIN AGRICULTURAL AREA E 146th St. Harvest Church Legacy Towns & Flats Cherry Creek Blvd. Legacy Neighborhood The Grove at Legacy Delmont Dr.Community Dr.Trueblood Ln.Prairie Trace Elementary River Rd. ALTERNATE - PARKING 180180 164164 170170 210210 2828 131131 3030 SETBACK 100 YEAR FLOODPLAIN FLOODWAY WHITE RIVER REGULATED DRAIN AGRICULTURAL AREA AREA 1AREA 1 BUILDING TYPEBUILDING TYPE GROSS FLOOR AREAGROSS FLOOR AREA PROVIDED PARKINGPROVIDED PARKING PUD* TARGETSPUD* TARGETS FOOD, FARM, & FOOD, FARM, & ENERGYENERGY TBDTBD 180180 TBDTBD RETAIL / RETAIL / COMMERCIALCOMMERCIAL 13,113 SQ FT13,113 SQ FT 100100 5252 ECO-LODGINGECO-LODGING 54,00054,000 7070 7070 AREA 2AREA 2 BUILDING TYPEBUILDING TYPE GROSS FLOOR AREAGROSS FLOOR AREA PROVIDED PARKINGPROVIDED PARKING PUD* TARGETSPUD* TARGETS ECOLOGY CENTERECOLOGY CENTER 26,010 SQ FT26,010 SQ FT 170170 104104 FOOD SERVICESFOOD SERVICES 5,300 SQ FT5,300 SQ FT 4040 2121 AREA 3AREA 3 BUILDING TYPEBUILDING TYPE GROSS FLOOR AREAGROSS FLOOR AREA PROVIDED PARKINGPROVIDED PARKING PUD* TARGETSPUD* TARGETS INNOVATION CENTERINNOVATION CENTER 70,000 SQ FT70,000 SQ FT 181181 233233 FOOD SERVICEFOOD SERVICE 5,300 SQ FT5,300 SQ FT 4040 2121 AREA 4AREA 4 BUILDING TYPEBUILDING TYPE GROSS FLOOR AREAGROSS FLOOR AREA PROVIDED PARKINGPROVIDED PARKING PUD* TARGETSPUD* TARGETS SUPPORTSUPPORT 5,300 SQ FT 5,300 SQ FT 55 55 CABINSCABINS 2525 2525 2525 TOTALTOTAL 811811 531531 NEIGHBORHOOD CONTEXT: ALTERNATE NEIGHBORHOOD BIRDSEYE INNOVATION CENTER HEIGHT 3 STORY 2 STORY NEIGHBORHOOD CONTEXT: 2 STORY INNOVATION CENTER STORMWATER MANAGEMENT: PRECEDENTS RAIN GARDEN PARKING LOTPERMEABLE PAVERS RAIN GARDEN PARKING LOT CISTERNPEDESTRIAN WALKWAY OVER BIOSWALE CURB EXTENSION TAB 3 Sponsors: Councilor _________ CARMEL, INDIANA Conner Prairie Site Master PlanInnovation District PLANNED UNIT DEVELOPMENT DISTRICT ORDINANCE Z-___-22 August 19, PZ-2022-00172 (PUD) Version D 081922I 051123 2 Draft: May 11, 2023 Version D 081922I 051123 3 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. Version D 081922I 051123 4 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 Version D 081922I 051123 5 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 Version D 081922I 051123 6 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 Version D 081922I 051123 7 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. Version D 081922I 051123 8 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. Version D 081922I 051123 9 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 Version D 081922I 051123 10 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. Version D 081922I 051123 11 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 Version D 081922I 051123 12 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. Version D 081922I 051123 13 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. Version D 081922I 051123 14 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. Version D 081922I 051123 15 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. Version D 081922I 051123 16 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. Version D 081922I 051123 17 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. Version D 081922I 051123 18 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. Version D 081922I 051123 19 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. Version D 081922I 051123 20 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. Version D 081922I 051123 21 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. Version D 081922I 051123 22 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 TAB 4 Response to public comment letter requested by Plan Commission member 1. Power Generating Plant (Small Scale) — This needs to be further defined to understand the impact to our residential community.  The vision for Food, Farm and Energy Experience (FFEE) is a ticketed experience that Conner Prairie is developing to explore the history of food production and sustainability as it relates to energy production and ecological impacts of development and farming. As with many of the items identified as primary or secondary uses, Conner Prairie is constrained by the terminology of the existing Carmel UDO. We are not building power generating facilities to support the grid but providing facilities that can support the energy planning for the different buildings and showcase areas that can educate people on the importance of alternative energy sources. This was the closest term available when describing an energy production educational facility. 2. Small -Scale Wind Generation — This will not be consistent with the look and feel of the residential community, the turbine will be tall, obtrusive, and not consistent with why residents chose this part of Carmel.  As mentioned above, the small-scale energy production facilities will be for building and educational purposes. We are comfortable looking at various size and height restrictions to remove concern for this use on the site. As it relates to wind turbines, this can be confined to Zone 1 (FFEE) which will be purely educational in nature. As stated in the PUD “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. These are not large-sale generation facilities like what is on I-65. These uses would be significantly setback from any residential areas, and we can add that further commitment as a use restriction.   3. Small Scale Solar — Provisions need to be made to assure the community that screening or landscaping will be placed to shield the view for those West of River Road.  We are comfortable looking at additional use, size, and height restrictions to remove concern for this use on the site. As stated in the PUD “For the purposes of small-scale applications, up to 5-acre demonstration application may be envisioned at Conner Prairie for this use.” These uses would be significantly setback from any residential areas, and we can add that further commitment as a use restriction. These uses are envisioned in the most northeast corner of the site. 4. Maximum Building Heights — These seem to be backwards in allowing higher buildings in Zone 2 and 3 versus Zone 1. Zone 1 is closer to commercial development along 146th Street, which would be more consistent with taller buildings. Zones 2 and 3 need to be more consistent with the residential building heights that are in the adjacent communities along the West side of River Road.  This question was asked first but to fully understand, I would ask that you look at the response to item #6 first.  As stated, the FFEE will be built in the location that Eli Lilly utilized. That will not be moving as we hope to tell that story and provide an attractive facility that can invite people passing by on 146th street. Farming structures are generally one or two story with some barns having lofts. The building heights in this area are to follow typical farming architecture and by keeping buildings open to the public as part of the ticketed use at a lower scale, it prevents the need to install elevators and other vertical transportation requirements needed in a public facility. Conner Prairie envisions most museum use buildings to be one-story, agricultural buildings are envisioned to be taller as needed.  Within zone 2, complimentary uses may require flexibility with density keep the impact to the land at a minimum and allow space for the balancing of open space, CCPR partner trails, significant landscaped buffers along River Road, the White River, and the south property line, and the preservation of existing mature trees on site. Building taller to have a smaller footprint also minimizes the amount of impervious surface on site. 5. Sub -dividing and waivers — Need to be better defined or removed to not give blanket approval for future changes to the PUD that were unknown or unanticipated by the residence of the area. THIS is CRITICAL.  This request is only to allow for Conner Prairie to subdivide as necessary to create development boundaries to the future buildings. Conner Prairie has stated that it has no desire to sell property and has only sold it as part of cooperation with Carmel, as legally directed by the split with Earlham College or, in the case of legacy, instituted restrictions on use of our property to support our adjacent neighbors. The future subdivided building lots is necessary to provide legal boundaries necessary for accounting (TIF and real estate analysis), support construction loans, define easements like we are doing with Carmel Clay Parks & Recreation or to define leases and use with partners. 6. Zones — Zone 1 should be used for the commercial development (North 70% of Zone 1 in particular), while Zones 2 and 3 would be better utilized for the farming and nature aspect of the plan, this will be more consistent with what currently exists along River Road. This would also create visual advertising to passersby of the amenities Conner Prairie has planned.  Conner Prairie at its core is dedicated to telling the story of the history of Indiana and specifically at the land owned by Conner Prairie that is bisected by the White River. This land is unique not only to the development of Hamilton County but to Indiana as a whole. It all started with William Conner and was preserved by Eli Lilly. The story of William Conner is one of the focuses of the Fishers side of Conner Prairie. The impact and story of Eli Lilly is one focuses of what Conner Prairie envisions on the Carmel side of our property. That story includes the construction of berms by Eli Lilly along the White River and several historical buildings and structures in that area. What Conner Prairie has noted as Zone 1 is our attempt to preserve and tell the story which can best be told at the exact spot where Eli Lilly farmed. Zone 1 was Eli Lilly’s pig farm.  Moving the farming to Zone 2 would be a break from how this area (Zone 1) has been utilized since Eli Lilly's days. Furthermore, there is not enough available property to collocate the museum use and associated farming on site. Lastly, moving farming to Zone 2 would require significant removal of mature trees, which Conner Prairie is not supportive of. Conner Prairie has completed an analysis of trees on site and those results suggest that there are trees within Zone 2 worthy of preserving. 7. Landscaping — Clearly define minimum standards for plantings along River Road to shield residential area along the West from noise, light, and traffic.  Detailed landscaping will be included in development and ADLS reviews as part of the next phase of development. Conner Prairie will work with staff to make sure that landscaping is designed and installed in areas that help support visual screening of development and beautification of the development. We have submitted plans that identify areas to be preserved thereby maintaining visuals towards the river but also areas that we feel need to include more substantial landscaping. One area that we have committed to is the utilization of sustainable storm water management improvements in our parking facilities which will reduce impervious surface area on site and provide additional landscape screening that will supplement the landscaping plans of the development.  Within the PUD, significant attention has been paid towards devising standards for significant buffering designed to preserve mature trees and enhance the natural aesthetic specific to River Road, 146th Street, White River, and the south perimeter. Other landscaping standards such as parking lot and building are consistent with the City of Carmel UDO. 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.” “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.” 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.” 8. Traffic — River Road is two lanes and not capable of handling the traffic this would create, especially around Prairie Trace Elementary during the school year. Moving most of the development to Zone 1 would help with this issue as widening River Road to the North is more achievable if needed.  The existing roundabout at Cool Creek Blvd. is designed to more than handle the traffic we are producing. The requested new roundabout at Community Drive was only provided to match the Carmel thoroughfare plan. As part of this updated submission, we are moving the eco-lodge north of the Cool Creek Blvd. roundabout and the sliding the LWEIC north. By doing this, we feel confident that we can remove the need for a roundabout at Community Drive which will deter cut-throughs from traffic on River Road. Our traffic study showed that traffic will be coming from 146th Street outside of localized traffic. We will continue to work with Carmel's Engineering team to make sure that any improvements that we are providing will be designed to minimize impact to the adjacent community.