Packet for PC 07-25-23
Conner Prairie Innovation District
PUD Ordinance / Rezone
Docket No. PZ-2022-00172
Planned Unit Development
CITY OF CARMEL, INDIANA
July 25, 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. Updated Exhibit B
3. Updated Exhibit C
4. Updated Exhibit D
5. Updated Exhibit F
6. Conner Prairie Innovation District PUD Ordinance (Dated July 14, 2023)
7. Conner Prairie Innovation District PUD Ordinance
(Red Line Version – May 23rd Committee to July 14, 2023)
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. The latest changes either resulting from the discussion
with the Plan Commission on July 29 or afterward are noted in blue text.
A copy of updated Exhibit B, Exhibit C, Exhibit D and Exhibit F (see Tab 2 thru Tab 5
respectively), a copy of the updated PUD Ordinance under Tab 6 and a red line of the PUD
highlighting the comparison between the draft reviewed by the Plan Commission on July 29th and the
current draft dated July 14, 2023 (see Tab 7).
Plan modifications:
1. Site Access:
a. Access to Zone 1 and majority of Zone 2 limited to Cherry Creek Boulevard and
River Road roundabout and additional access to the north in Zone 1.
b. Access south of Cherry Creek Boulevard along River Road limited to one road cut.
c. Zone 1, Food, Farm, and Energy Experiences (FFEE) will have access restricted
after business hours, and Conner Prairie will be responsible for security and access
management.
d. Zone 2, will have a colocation of uses, and site access will be 24 hours a day.
Conner Prairie and partner users will be responsible for security.
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: Moved the Eco-lodging further north (away from the schools)
a. Eco-lodging use restricted to north of the existing Cherry Creek Boulevard and
River Road round-a-bout and now restricted to Zone 1.
b. Maximum number of guest rooms limited to 70.
c. Number of potential cabins limited to 25 and added to the Use Table (Exhibit G).
d. Eco-lodging Use and Cabins shall also require approval by the City Council (by
resolution) at the time of Development Plan review.
e. Added maximum square footage of 750 square feet for a cabin and 1,500 square feet
for a support building.
3. Smal Scale Power Generating Plant and Small Scale Public Service Facility:
a. Added limitations to allow for only small scale wind and solar facilities that serve
on-site facilities.
b. Limited Small Scale Public Service facility to communications only and/or
maximum of 25’ in height or building mounted (wifi and phone).
4. Commercial Intensity:
a. Reduced general commercial area to a maximum of 20,000 square feet with
additional maximum 5,000 square foot single use.
b. Reduced office area to 70,000 square feet (110,000 sq.ft if no lodging developed).
c. Reduced the size of and moved the Land, Water and Energy Innovation Center
building (including office use) northeast to a point where removal of existing trees
is minimized.
d. Number of potential buildings in Zone 2 reduced.
5. Parking:
a. Added Section 9.5 to the PUD prohibiting overflow parking of events on the east
side of the river on the Real Estate.
b. Significantly reduced the need for parking commensurate with reductions in
building/use square footage. Additional reductions illustrated on the Concept Plan.
c. Identified stormwater improvements that Conner Prairie intends to utilize to break-
up the parking lots (see last page of Exhibit B).
d. Plan is to also land-bank parking to achieve further reductions in parking counts and
areas used for parking based on final site configuration. This will be evaluated by
DOCS on a case-by-case basis when Conner Prairie returns for Development Plan
review. Concept Plan revised to further reduce Parking. Added provisions in
Section 8.1 of the Ordinance to address land-banked parking.
e. 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.
Defined Special Events.
6. Building Heights: Further reduce building heights in Zone 2 to the following:
a. Eco lodge – maximum 2-story main building/cabins 1-story. Same limitation
but now in Zone 1.
b. Office use – maximum of one (1) building with 3-story in height.
c. WR Education and Ecology – maximum of 1-story in height
d. All other buildings in Zone 2 – 1-story.
7. 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.
8. Landscaping:
a. Enhanced landscape buffers and open space area.
b. Tree preservation enhanced by permitting selective building height at 3-story height.
c. Landscape enhancements provided to shield/screen parking and buildings.
d. Agreed to work with adjacent Overlook at Legacy HOA on landscape screening of
headlights on west side of River Road at Cherry Creek Boulevard round-a-bout. To
this end please see Section 5.9 of the PUD which includes standards for plant
material and timing of installation.
9. Architecture:
a. Section 10.1.D edited to be clear that ADLS is required for all site improvements
including buildings.
b. Within Exhibit E – Architectural Standards additional comments from Plan
Commission members were addressed including Franchise Architecture, removal of
certain exterior materials, and removal of Tower structures.
10. Additional adjustments:
a. Limit Public Address systems to public safety use only.
b. Stormwater standards enhanced (see Section 9.4 of the PUD). Also added reference
to stormwater management methods in Section 8.1.I of the PUD.
We look forward to presenting this request to you at the July 25, 2023, Plan Commission
Committee meeting.
Respectfully submitted,
________________
TAB 2
EXHIBIT B - SITE PLAN
CONCEPT PLAN
EXHIBIT B - POTENTIAL USES BY ZONE
CONCEPT PLAN
146th St.
LEGEND
ZONE 1: FOOD, FARM, AND
ENERGY EXPERIENCE (FFEE)
ZONE 2: LAND, WATER AND
ENERGY INNOVATION DISTRICT
USE LIST
ZONE 1:
- FOOD, FARM, AND ENERGY ENTRY
- FOOD, FARM, AND ENERGY EXHIBITS
- ICON/BRANDED OPPORTUNITY
- THREATRE/CLASSROOM
- MR. LILLY’S FARM EXHIBIT
- CELEBRATION OF FOOD EXHIIBIT
- MODERN FARM EXHIBIT
- EXISTING BUILDINGS
- EXPANSION/ACCESSORY AGRICULTURAL
BUILDINGS
- SOLAR DEMONSTRATION
- CROP APPLICATION/INNOVATION
- LIVESTOCK APPLICATION/INNOVATION
- WATER EXHIBIT
- ECO LODGING/CABINS
- PEDESTRIAN BRIDGE (FUTURE)
ZONE 2:
- WHITE RIVER EDUCATION AND
ECOLOGY CENTER
- LAND, WATER, AND ENERGY INNO-
VATION CENTER
- RESTAURANTS
- SMALL SCALE COMMERCIAL
- TRAILS
- PARKING LOTS
- ROADWAYS/DRIVEWAYS
- ORCHARD/REQUIRED PLANTINGS
- WOODLAND/PRAIRIE
- WETLANDS
- BOARDWALKS
EXHIBIT B - MASTER PLAN MASSING 1
CONCEPT PLAN
LWEIC - Ground View from West Side of River Road
LAND, WATER AND ENERGY LAND, WATER AND ENERGY
INNOVATION CENTERINNOVATION CENTERPUBLIC TRAILPUBLIC TRAIL
50’ LANDSCAPED BUFFER 50’ LANDSCAPED BUFFER
River Road
EXHIBIT B - MASTER PLAN MASSING 1
CONCEPT PLAN
Birdseye Facing North West
LAND WATER AND ENERGY LAND WATER AND ENERGY
INNOVATION CENTERINNOVATION CENTER
RIVER EDUCATION AND RIVER EDUCATION AND
ECOLOGY CENTERECOLOGY CENTER
PUBLIC TRAILPUBLIC TRAIL
50’ LANDSCAPED BUFFER 50’ LANDSCAPED BUFFER
PARKING LOTSPARKING LOTS
River Road
RIVERFRONT ACTIVATION AND RIVERFRONT ACTIVATION AND
RESTORATION RESTORATION
EXHIBIT B - POTENTIAL PARKING
CONCEPT PLAN
146th St.
EXHIBIT B - ACCESS AREAS
CONCEPT PLAN
146th St.
UP TO 1 PUBLIC ROAD CUT
UP TO 2 DRIVEWAY CUTS (ACCESS UP TO 2 DRIVEWAY CUTS (ACCESS
CONTROLLED)CONTROLLED)
EXHIBIT B - PATHS AND SIDEWALKS
CONCEPT PLAN
146th St.
WHITE RIVER GREENWAY WHITE RIVER GREENWAY
EXTENSIONEXTENSION
FOOD, FARM & ENERGY EXPERIENCE FOOD, FARM & ENERGY EXPERIENCE
TICKETED AREA - TRAILS AND SIDEWALKS TICKETED AREA - TRAILS AND SIDEWALKS
TBD TBD
LAND, WATER, & ENERGY INNOVATION LAND, WATER, & ENERGY INNOVATION
NON-TICKETED AREA - SIDEWALKS AND NON-TICKETED AREA - SIDEWALKS AND
TRAILS TBDTRAILS TBD
EXHIBIT B - GREEN INFRASTRUCTURE/STORMWATER
CONCEPT PLAN
TAB 3
EXHIBIT C - DISTRICT PLAN
ZONE MAP
146th St.
LEGEND
ZONE 1: FOOD, FARM, AND
ENERGY EXPERIENCE (FFEE)
ZONE 2: LAND, WATER AND
ENERGY INNOVATION DISTRICT
TAB 4
EXHIBIT D - ARCHITECTURAL CHARACTER IMAGERY
LEGEND
ZONE 1: FOOD, FARM, AND
ENERGY EXPERIENCE (FFEE)
ZONE 2: LAND, WATER AND
ENERGY INNOVATION DISTRICT
Exhibit D: Conner Prairie PUD - Architectural Character Imagery
Overall Character Description
“Contemporary Prairie Style Architecture” should be considerate and in the spirit of
the following five elements of defining character:
•Connection of indoor and outdoor experience and spaces
•Use of strong horizontal elements
•Celebration of craftsmanship
•Use of natural materials
•Incorporation of built elements to form masses
Connection of indoor and outdoor experience and space
Architecture should stress importance of physical and visual connection to nature.
This may be achieved through the incorporation of indoor spaces that seamlessly
transition to outdoor through the use of operable glazing. This may also be achieved
through the connection of separated buildings by connected roof lines and/or by
providing covered exterior circulation through the use of roof overhangs or porches.
Use of strong horizontal elements
Architecture should incorporate the use of strong horizontal elements to recognize
the low-profile and linear character of traditional Prairie Style design. The intent
should be to stress integration with the landscape and celebrate the surrounding
natural context. Elements that may be used to achieve this include roof outriggers
and eave overhangs, bands of glass, and horizontal orientation of masses of material.
Celebration of craftsmanship
Architecture should incorporate the sensibilities of a high level of craft in the
construction. This may be achieved through a tectonic approach to design in which
structure is left exposed where appropriate, connections are visually apparent, and
work of trades-people is celebrated.
Use of natural materials
Architecture should incorporate the use of natural materials where appropriate to
celebrate a connection to the natural site and to achieve an overall natural-feeling
material palette. Materials selected should be durable and in consideration of
developing a patina over time.
Incorporation of built elements to form masses
Architecture should incorporate the use of material compositions that form robust
volume or mass. The intent is for elements of the architecture to feel grounded to the
place and rooted in the site. This may be achieved through traditional Prairie Style
elements such as chimneys or hearths and treatment of masonry as volume rather
than plane. Other solid or glazing materials may be used to achieve this intent as well.
Zone 1
Zone 2
LEGEND
ZONE 1: FOOD, FARM, AND
ENERGY EXPERIENCE (FFEE)
ZONE 2: LAND, WATER AND
ENERGY INNOVATION DISTRICT
EXHIBIT D - ARCHITECTURAL CHARACTER IMAGERY
Materials and Exterior Building Finishes
Permitted building materials include the following or other similar materials:
a.Cast stone
b.Colored/decorative concrete
c.Color/Decorated C.M.U. (concrete masonry units)
(restricted to 10% of building façade)
d.Concrete brick
e.Curtain wall
f.Decorative metal
g.Engineered wood product
h.Exposed structure
i.Face brick
j.Fiber Cement Siding
k.Glass (clear, color, sand blast, etched, etc.)
l.Living green wall product
m.Natural Stone
n.Precast concrete (restricted to 10% of building façade)
o.Poured concrete (restricted to 10% of building façade)
p.Porcelain and/or ceramic tile
q.Solar Panels (building mounted)
r.Stained wood
s.Storefront (aluminum, wood, steel)
t.Terracotta
Permitted roofing materials include the following or other similar materials:
The above listed materials and exterior building finishes are indicated on the
following example image pages.
Zone 1
Zone 2
Exhibit D: Conner Prairie PUD- Architectural Character Imagery
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Exhibit D: Architectural Standards
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EXHIBIT D - ARCHITECTURAL CHARACTER IMAGERY
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Examples of Contemporary Prairie Style Architectural Character - Zone 2
EXHIBIT D - ARCHITECTURAL CHARACTER IMAGERY
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CONCEPT PLANEXHIBIT D - SUPPLEMENTAL IMAGERY
TAB 5
EXHIBIT F - OPEN SPACE PLAN
146th St.
DEVELOPMENT ZONE (ALL DEVELOPMENT ZONE (ALL
OTHER AREAS OPEN SPACE OTHER AREAS OPEN SPACE
OR AGRICULTRURE)OR AGRICULTRURE)
TAB 6
Sponsors: Councilor _________
CARMEL, INDIANA
Conner Prairie Innovation District
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z-___-22
PZ-2022-00172 (PUD)
Draft: July 14, 2023
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TABLE OF CONTENTS
Page
Section 1. Applicability of Ordinance .............................................................................................. 4
Section 2. Definitions and Rules of Construction .......................................................................... 4
Section 3. Accessory Buildings and Uses ....................................................................................... 7
Section 4. Development Standards .................................................................................................. 7
Section 5. Landscaping Requirements ........................................................................................10
Section 6. Signage Requirements ...............................................................................................15
Section 7. Lighting Requirements ..............................................................................................15
Section 8. Parking Requirements................................................................................................17
Section 9. Additional Requirements and Standards ...................................................................... 19
Section 10. Procedural Provisions ...............................................................................................22
Section 11. Violations and Enforcement .....................................................................................23
Section 12. Exhibits .....................................................................................................................23
Exhibit A Legal Description
Exhibit B Concept Plan
Exhibit C District /Zone Map
Exhibit D Architectural Character Imagery
Exhibit E Architectural Standards
Exhibit F Open Space Plan
Exhibit G Permitted Use Table
Note: All of the above Exhibits (A-G) are attached to this Conner Prairie Ordinance, are
incorporated by reference into this Conner Prairie Ordinance and are part of this Conner Prairie
Ordinance.
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Sponsors: Councilor __________
ORDINANCE Z-___-16
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING
THE CONNER PRAIRIE INNOVATION DISTRICT
PLANNED UNIT DEVELOPMENT DISTRICT
Synopsis:
Ordinance Establishes the Conner Prairie West Innovation District Planned Unit Development
Ordinance (the “Conner Prairie PUD”). The Ordinance would rezone the real estate from S-1
Residential and Legacy PUD (Ordinance Z-501-07) to a Planned Unit Development district
allowing the expansion of the Conner Prairie Museum onto the site in a style and character as
depicted on the attached Concept Plan and Character Imagery.
WHEREAS, Articles 4.02 and 9.05 of the Carmel Unified Development Ordinance,
Ordinance Z-625-17, as amended (the “UDO”), provides for the establishment of a Planned Unit
Development District in accordance with the requirements of I.C. § 36-7-4-1500 et seq. (the
“PUD Statute”); and
WHEREAS, Conner Prairie Museum, Inc. (“Conner Prairie”), submitted an application
to the Carmel Plan Commission (the “Plan Commission”) to adopt a PUD District Ordinance for
certain real estate in the City of Carmel, Hamilton County, Indiana, as legally described in
Exhibit A attached hereto (the “Real Estate”); and
WHEREAS, Conner Prairie’s application is consistent with the provisions of the UDO
and PUD Statute; and
WHEREAS, after proper notice, and pursuant to the provisions of the PUD Statute and
UDO, the Plan Commission conducted a public hearing on October 18, 2022 concerning Conner
Prairie’s application for a PUD District Ordinance, which application was docketed as PZ-2022-
00172 (PUD), and
WHEREAS, the Plan Commission, at its hearing on ________, 2023, has given a
_____________ recommendation to this Conner Prairie PUD (the “Conner Prairie Ordinance”),
which establishes the Conner Prairie Innovation District Plan Planned Unit Development (the
“Conner Prairie District”).
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana (the “Council”), that: (i) pursuant to IC §36-7-4-1500 et seq., the Council adopts
this Conner Prairie Ordinance, as an amendment to the Zone Map; (ii) all prior ordinances or
parts thereof inconsistent with any provision of this Conner Prairie Ordinance and its exhibits are
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hereby made inapplicable to the use and development of the Real Estate; (iii) all prior
commitments and restrictions applicable to the Real Estate shall be null and void and replaced
and superseded by this Conner Prairie Ordinance; and, (iv) this Conner Prairie Ordinance shall
be in full force and effect from and after its passage and signing.
Section 1. Applicability of Ordinance.
Section 1.1 The Zone Map is hereby changed to designate the Real Estate as a Planned
Unit Development District to be known as the Conner Prairie District.
Section 1.2 Development in the Conner Prairie District shall be governed entirely by
(i) the provisions of this Conner Prairie Ordinance and its exhibits, and (ii) those
provisions of the UDO specifically referenced in this Conner Prairie Ordinance. Where
this Conner Prairie Ordinance is silent, the applicable standards of the UDO shall apply.
Section 2. Definitions and Rules of Construction.
Section 2.1 General Rules of Construction. The following general rules of
construction and definitions shall apply to the Conner Prairie Ordinance:
A. The singular number includes the plural and the plural the singular, unless
the context clearly indicates the contrary.
B. Words used in the present tense include the past and future tenses, and the
future the present.
C. The word “shall” indicates a mandatory requirement. The word “may”
indicates a permissive requirement.
Section 2.2 Definitions. The definitions (i) of the capitalized terms set forth below in
this Section 2.2, as they appear throughout this Conner Prairie Ordinance, shall have the
meanings set forth below in this Section 2.2 and (ii) of all other capitalized terms
included in this Conner Prairie Ordinance and not defined below in this Section 2.2, shall
be the same as set forth in the UDO.
Agritourism: Agritourism means an activity at an agricultural, horticultural, or
agribusiness operation where the general public is allowed or invited to
participate in, view, or enjoy the activities for recreational or educational
purposes, including farming, ranching, historical and cultural agricultural
activities, demonstration activities. This could also include natural resource-based
activities and attractions, including hunting, fishing, hiking, and trail riding. These
activities could be but are not limited to ticketed events.
Architectural Character Imagery: These comprise the illustrations attached hereto
as Exhibit D (Architectural Character Imagery), and are intended to generally and
conceptually illustrate an application of the Development Requirements.
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Architectural Character Imagery is general and not intended to delineate the only
final Building designs that may be built.
Architectural Standards: The Architectural Standards incorporated herein under
Exhibit E (Architectural Standards). In general, buildings shall adhere to
Contemporary Prairie Style architecture with a common language of materiality
and design.
Cabins: Building(s) which cater to guests and are intended to be occupied for
sleeping purposes for a fee. Cabins may be an Accessory Use to an Eco-Lodging
Use.
Concept Plan: The general plan for the development of the Real Estate, including
but not limited to building locations, site access locations and parking areas
attached hereto as Exhibit B (Concept Plan). Further restrictions regarding
building placement, vehicular access and parking are included in this Conner
Prairie Ordinance.
Conner Prairie: Conner Prairie shall mean and refer to Conner Prairie Museum
and/or Conner Prairie Foundation, Inc.
Contemporary Prairie Style Architecture: “Contemporary Prairie Style
Architecture” should be considerate and in the spirit of the following five
elements of defining character:
Connection of indoor and outdoor experience and space;
Use of strong horizontal elements;
Celebration of craftsmanship;
Use of natural materials;
Incorporation of built elements to form masses.
District(s) / Zone(s): Any one or any combination of (i) Zone 1: Food, Farm, and
Energy Experience (FFEE); and (ii) Zone 2: Land, Water and Energy Innovation
District, as depicted on Exhibit C (District / Zone Map) or as context requires.
Development Standards: Written development standards and any written
requirements specified in this Conner Prairie Ordinance, which must be satisfied
in connection with the approval of a Development Plan and Building Permits.
Eco-Lodging/Boutique Product: A nature dependent lodging facility that meets
the principles and philosophies of eco-tourism in that it is developed and managed
in an environmentally sensitive manner, affords protection of its operating
environment and offers an educational and participatory experience to visitors.
Environmental Education and Ecology Education: The process of creating an
ecological understanding or literacy that challenges the perception of science,
food, the environment and humankind's impact on our natural surroundings.
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General Agriculture (Farm): General Agriculture (Farm) shall include the
Agriculture, General; Farm; and, Farm, Horse Uses as defined in the UDO.
Hotel: See “Eco Lodging/Boutique Product”.
Power Generating Plant, Small Scale (energy system, production through
renewable sources): Any facility or installation such as a windmill, hydroelectric
unit, or solar collecting or concentrating array, which is designed and intended to
produce energy from natural forces such as wind, water, sunlight, or geothermal
heat, or from biomass, for onsite use only. Only small-scale applications are
envisioned at Conner Prairie for this use as noted below. Power generating shall
not be built to support the grid but shall provide facilities that can support the
energy planning for different buildings on the Real Estate and showcase areas that
can educate people on the importance of alternative energy sources.
Small-Scale Wind Generation Facility: As mentioned above, the small-
scale energy production facilities will be for building and educational
purposes. A machine that converts the kinetic energy in the wind into a
usable form (commonly known as a wind turbine or windmill). The
WECS includes all parts of the system except the tower and the
transmission equipment. This facility may include incidental batteries,
transformers, or other maintenance uses. Within wind applications,
turbines range in size from DC 20 watts to 100 kilowatts.
Small-Scale Solar Facility: Electrical power generation through the
utilization of photovoltaic cells, typically building-integrated,
nonmechanical semiconductor devices that convert sunlight into direct
current electricity. This facility may include incidental batteries,
transformers, or other maintenance uses. Within solar applications, each
DC megawatt requires approximately five (5) acres of buildable land. The
size limitations of a solar farm can be determined by legislation, utility
policy, electrical constraints of nearby infrastructure, or the business
model of the solar developer. This type of use is envisioned in the most
northeast corner of the site significantly setback from residential areas.
Public Service Facility, Small Scale: Erection, construction, alteration, operation,
or maintenance of communication services. Such services shall be building
mounted or a maximum of twenty-five (25) feet in height.
Small-Scale Drinking Water Well Facility - A drilled well into the soil intended to
obtain and provide water for drinking, animal use, or other processes for use on-
site, or for sale to public utilities. This use may also be for educational or
demonstration purposes on site.
Special Event: A Special Event is an event that occurs outside of normal business
hours (generally ending after 6:00pm) and shall include, but shall not be limited
to, an activity where the general public is allowed or invited to participate in,
view, or enjoy recreational, educational, historical, cultural and agricultural
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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.
Real Estate: The Real Estate legally described in Exhibit A (Legal Description).
Real Estate may also be referred to as Parcel.
Sign: Any type of sign as further defined and regulated by this Conner Prairie
Ordinance and the UDO.
Tree whip: A young seedling tree that does not have branches yet. Depending on
species, a whip is typically between 12-36 inches in height and less than 1” thick
measured from root collar.
Wetland Bank / Mitigation Site: Wetland mitigation refers to the process of
compensating for the loss or degradation of wetland ecosystems due to
development activities. It involves the creation, restoration, enhancement, or
preservation of wetland areas to offset the adverse impacts on existing wetlands.
Mitigation measures are typically implemented to maintain the overall ecological
functions and values provided by wetlands, such as flood control, water filtration,
wildlife habitat, and biodiversity preservation.
Wetland banking involves a system where wetland areas are protected, restored,
or created to compensate for the authorized destruction or alteration of other
wetlands. It involves establishing wetland banks, which are designated areas that
generate credits based on their ecological value and the extent of wetland
functions they provide. These credits can then be purchased by individuals or
organizations to offset their wetland impacts and ensure compliance with
regulatory requirements.
Zone 1: What is identified on Exhibit C (District / Zone Map) as “Zone 1: Food,
Farm, and Energy Experience (FFEE)”.
Zone 2: What is identified on Exhibit C (District / Zone Map) as “Zone 2: Land,
Water and Energy Innovation District”.
Section 3. Accessory Uses and Buildings.
Section 3.1 Accessory Uses: Accessory Uses allowed under this Conner Prairie
Ordinance are specified in Exhibit G (Permitted Use Table).
Section 3.2 Accessory Structures: Accessory Structures are permitted and shall be
architecturally compatible with the principal building(s) with which it is associated.
Section 4. Development Standards.
Section 4.1 Permitted Uses:
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A. Permitted Uses allowed under this Conner Prairie Ordinance are specified, by
Zone in Exhibit G (Permitted Use Table).
B. Use Specific Restrictions:
1. General and Professional Office: A maximum of 70,000 square
feet shall be permitted. General or Professional Office uses shall be
permitted at a maximum of 110,000 square feet in the event no Eco
Lodging is developed on the Real Estate. Office areas that are
integrally related to a museum use or located in Zone 1 shall not be
included when calculating this limitation.
2. Hotel (Eco Lodging/Boutique Product):
a. A Eco lodging/Boutique Product use shall include a
maximum of 70 guest rooms (excluding cabins). Any
lodging use shall be designed as an Eco-Lodging/Boutique
Product as defined in Section 2.2 and the Architectural
Standards of this Conner Prairie Ordinance.
b. Eco Lodging shall only be permitted northeast of the
intersection of River Road and Cherry Creek Boulevard as
illustrated on the Concept Plan.
c. Approval by resolution of the Carmel City Council shall be
required to permit an Eco Lodging use on the Real Estate.
3. Cabins: Cabins shall be limited to a maximum of twenty-five (25)
cabins. Individual cabins shall also be a maximum of seven
hundred and fifty (750) square feet in area. A support accessory
building for a Cabin use shall be a maximum of fifteen hundred
(1,500) square feet in area.
a. Approval by resolution of the Carmel City Council shall be
required to permit a Cabin use on the Real Estate.
4. General Retail Sales: No more than 20,000 square feet of General
Retail Sales shall be permitted on the Real Estate with a maximum
of 5,000 square feet permitted for any single use. Retail Sales
which is accessory and integrally related to a primary use shall not
be included when calculating this limitation.
Section 4.2 Districts / Zones: The Zones shall be as identified on in Exhibit C
(District/Zone Map) and regulated per the terms of this Conner Prairie Ordinance. The
Zones may be enlarged or reduced by up to fifteen percent (15%) and reflected on the
Development Plan.
Section 4.3 Bulk Requirements:
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A. Minimum Lot Area: Not Applicable.
B. Minimum Setback from River Road:
1. Buildings – Seventy (70) feet in Zone 1. Fifty (50) feet in Zone 2.
2. Parking – Seventy (70) feet.
C. Minimum Setback from White River: One hundred (100) feet as measured
from the water’s edge at normal elevation.
D. Minimum Side Yard Setback: Not Applicable.
E. Minimum Rear Yard Setback: Not Applicable.
F. Minimum Distance Between Buildings: Twenty (20) feet.
G. Maximum Parcel (Real Estate) Coverage: Fifteen (15) percent.
H. Maximum Building Height:
1. Zone 1: Thirty-six (36) feet.
a. A small-scale wind generation facility shall have a maximum
height of seventy-five (75) feet from the base to the bottom of the
turbine. A minimum of thirty (30) feet of clearance between the
propeller and the ground shall be required.
b. Eco-lodging/Boutique Product – Maximum two (2) stories,
Cabins (including support building) – Limited to one-story.
2. Zone 2: One (1) story and fifty-two (52) feet, whichever is less with
the following exceptions:
a. Office Use – A maximum of one (1) building shall be permitted
which includes a 3-story building height.
3. Buildings including Agricultural Uses, such as barns and silos, shall be
exempt from the maximum building height in both Zones.
Section 4.4 The Concept Plan for the Real Estate is contained within Exhibit B (Concept
Plan).
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A. In Zone 1, Primary Buildings may move around within the zone in the general
vicinity of the buildings shown on the Concept Plan. The final layout of Zone
1 shall be reflected in the Development Plan submission.
B. In Zone 2, Primary Buildings including the Eco-Lodge, White River
Education & Ecology Center and Land Water & Energy Innovation Center
shall be positioned in Substantial Compliance with the locations as identified
on the Concept Plan. Other Primary and Accessory Buildings may move
around within the site. The number of primary buildings in Zone 2 will be
capped at ten (10), excluding cabins. The final layout of Zone 2 shall be
reflected in the Development Plan submission.
Section 4.5 The Conceptual Character Imagery of Building Architecture is contained
within Exhibit D (Architectural Character Imagery) and Architectural Standards are
included in Exhibit E (Architectural Standards).
A. All buildings shall comply with Architectural Standards but may vary from
the Architectural Character Imagery provided all applicable Architectural
Standards are met, including ADLS Approval.
Section 5. Landscaping Requirements. Landscaping shall comply with the following
standards:
Section 5.1. General Landscaping Standards. Landscaping shall be integrated with,
and complement other functional and ornamental site design elements, such as hardscape
materials, paths, sidewalks, and fencing.
A. All trees, shrubs and ground covers shall be planted according to American
Standard for Nursery Stock (ANSI Z60.1), and following the standards and
best management practices (BMPs) published by the City’s Urban Forestry
Program. Landscaping materials shall be appropriate for local growing and
climatic conditions. Plant suitability, maintenance and compatibility with site
construction features shall be addressed. The City’s planting details shall be
required on the landscape plan. All trees shall be selected from the City’s
recommended tree list published by the City’s Urban Forestry Program or
otherwise approved by the Urban Forester.
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
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shall request a temporary Certificate of Occupancy which shall be conditioned
upon a determined time to complete the installation of the uninstalled
landscape material.
D. All landscaping is subject to Development Plan approval. No landscaping
which has been approved by the Urban Forester with the Development Plan
may later be substantially altered, eliminated or sacrificed without first
obtaining further approval from the Urban Forester in order to conform to
specific site conditions.
E. It shall be the responsibility of the owner(s), with respect to any portion of the
Real Estate owned by such owner(s) and on which any landscaped area exists
per the requirements of this Conner Prairie Ordinance, to ensure proper
maintenance of landscaping in accordance with the Conner Prairie Ordinance.
This maintenance is to include, but is not limited to (i) mowing, tree trimming,
planting, maintenance contracting and mulching of planting areas, (ii)
replacing dead or diseased plantings with identical varieties or a suitable
substitute, and (iii) keeping the area free of refuse, debris, rank vegetation and
weeds.
Section 5.2. Buffer Yards. Buffer Yards shall be required as follows:
A. River Road: Plantings shall be provided along River Road with a fifty (50)
foot buffer yard. The buffer yard will be measured from the property line.
The intent of this buffer yard is to preserve existing tree stands along the
corridor, and provide an undulating planted edge with a naturalistic character
reflective of the variety of vegetation along the corridor today. including
native shade trees, ornamental trees, tall grasses and perennials, and meadow
plantings. Trees will be grouped intentionally to situate development within a
naturalistic landscape and to provide a variety of views to the site from River
Road. Existing native trees will be counted as one (1) new trees.
Requirements include shade trees at a 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 entrance locations and visual corridors.
B. 146th Street: Plantings shall be provided along 146th Street with a fifty (50)
foot buffer yard and planted with five (5) shade trees per 200 linear feet.
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Shade trees shall be whips clustered or naturalistic groups. Existing native
trees will be counted as one (1) new tree.
C. White River: Plantings shall be provided along River Road with a one
hundred (100) foot buffer yard from the White River. The buffer yard shall be
measured from the river’s edge at the 'normal elevation of the river' and
include five (5) shade trees per 200 linear foot. Shade trees shall be whips
clustered or naturalistic groups. Existing native trees will be counted as two
(2) new trees. Remaining areas will be seeded with a native Mesic seed mix
appropriate for wet areas.
D. South perimeter of Real Estate: Plantings shall be required to replace invasive
trees being removed in order to maintain a naturalistic wooded buffer on the
southside of the property. Shade trees shall be whips in clustered or
naturalistic groups. Non-wooded areas will be reforested in a manner
approved by the Urban Forester. Existing native trees will be counted as one
(1) new tree.
Section 5.3. Foundation Planting Standards. Foundation plantings shall be required as
follows:
A. Foundation plantings shall occur within planting beds at least five (5) feet in
width, with exceptions for appropriate approach Driveways, courtyards,
plazas, and pedestrian access to building entrances.
B. The primary landscaping materials used shall be shrubs, ornamental grasses
and ground cover. Plantings shall cover 75% of the planting area.
Section 5.4. Parking Lot Plantings. Perimeter and interior parking lot landscaping
shall be required as follows:
A. A minimum of one (1) shade tree and five (5) shrubs shall be planted for
every ten (10) parking spaces provided.
B. Parking Lot Plantings shall be located within parking lots as landscaped
islands, medians, traffic delineators, at the end of parking bays, and between
rows or parking spaces in a manner such that no parking space is located more
than sixty-six (66) feet from a shade tree.
Section 5.5. Open Space Plan. An Open Space Plan shall be required as generally
illustrated on Exhibit F.
A. An Open Space plan shall be submitted as part of a Development Plan for the
Real Estate.
B. Open Space shall be provided in the areas identified on the Development Plan
/Open Space Plan.
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C. A minimum of 85% percent of the Real Estate shall be open space area.
D. Perimeter plantings, buffer yards, foundation plantings, parking lot
landscaping, trail landscaping, wetlands (including mitigation sites),
woodlands, all agricultural uses (including pasturage, crop fields, and other
demonstration uses), and all other non-building parking and hardscape areas
shall be included in open space.
Section 5.6. Screening Areas. Screening and landscaping shall prevent direct views of
loading areas, ground mounted mechanical equipment and other service areas. Screening
and buffering shall be achieved through walls, fences and landscaping, shall be a
minimum of five feet tall, and shall be visually impervious. Recesses in the Building or
depressed access ramps may also be used.
Section 5.7. Tree Preservation. Tree Preservation Areas shall be provided (i) along the
south and east perimeter of the Real Estate adjacent to the White River in a variable
width and as shown generally on the Concept Plan and (ii) and at varied locations
throughout the Real Estate. The Tree Preservation Areas shall be identified on
Development Plan(s) and shall be regulated and maintained in accordance with the Tree
Preservation Area Guidelines described below:
A. Best management practices for a tree preservation area:
1. Removal of exotic and invasive species, e.g., bush honeysuckle. (See the
Indiana Exotic and Invasive Plant List provided by the City of Carmel. If
you are not able to identify exotic and invasive species, seek professional
assistance. Application of herbicide shall be completed with professional
oversight.)
2. Removal of dead, hazardous and at risk trees.
3. Removal of vines growing on and up a tree.
4. Removal of an overabundance of fallen and cut trees.
5. Planting of native trees. (See the Indiana Native Tree List provided by the
City of Carmel.)
6. Direct discharge of surface drainage of stormwater from the rear half of
any lot that is adjacent to a tree preservation area.
7. Establishment of access easements, unpaved trails, utility and drainage
improvements. This provision is intended to permit the crossing of the tree
preservation area and not one easement to fully occupy the area.
8. Complete maintenance activities by following industry standard using the
current American National Safety Institute (ANSI) Z-133 and A-300
approved practices and methods.
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9. Existing vegetation and earth shall be allowed to be removed for the
purposes of constructing and maintaining paths (including pavement)
through the woodlot, provided that (i) all attempts be made to avoid routes
that would ultimately damage healthy hardwood tree species with a d.b.h.
caliper greater than twelve inches, (ii) that the width of the clearing path
not exceed ten feet.
10. Grass seeding (native or otherwise) and subsequent maintenance through
mowing shall be allowed within the easement in areas currently devoid of
trees and shrubs, areas (e.g. legal drains) required to be cleared by
governing agencies, and/or areas that will be cleared for path construction,
provided that such seeding/mowing along constructed paths be restricted to
a maximum width of three feet along either side of the path.
B. Unacceptable activities for a tree preservation area:
1. Removal of native vegetation except as necessary for constructing and
maintaining paths.
2. Mowing and clearing any portion of a tree preservation area.
3. Dumping of leaves and debris from outside locations into a tree
preservation area.
4. The construction of pools, sheds, garages, fences, playground equipment,
tree houses, fire pits and other permanent or semi-permanent structures
unless approved by the Carmel Board of Zoning Appeals.
5. Recreational activities that adversely impact the health, structure and
integrity of a tree preservation area, including, playground equipment,
basketball or tennis courts and pools.
C. The following shall be required for all Tree Preservation Areas:
1. Temporary fencing within the construction zone identifying the Tree
Preservation Area shall be constructed 20’ outside of root zones around
the perimeter of all Tree Preservation Areas. Fencing shall remain in place
during the site's construction activity.
2. Barriers shall be utilized during site development and earth moving
activities, which shall be specified on landscape plans. Such barriers shall
remain in place during the site's construction activity.
Section 5.8. Maintenance. It shall be the responsibility of Conner Prairie to insure
proper maintenance of landscaping in accordance with the Conner Prairie Ordinance.
This maintenance is to include, but is not limited to (i) mowing, tree trimming, planting,
maintenance contracting and mulching of planting areas, (ii) replacing dead or diseased
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plantings with identical varieties or a suitable substitute, and (iii) keeping the area free of
refuse, debris, rank vegetation and weeds.
Section 5.9. Additional Landscape Screening. Conner Prairie shall coordinate with the
Overlook at Legacy HOA to install as many as ten (10) trees and twenty (20) shrubs at
the cost of Conner Prairie. The landscaping required under this Section 5.9 shall be
installed no later than the time of the construction of the first building on the Real Estate.
After one (1) year from the date of installation maintenance of the trees and shrubs shall
be the responsibility of the owner of the property where the landscape was installed.
Section 6. Signage Requirements. All signage on the Real Estate shall comply with the
UDO except as specified in Section 6.1.
Section 6.1 Program for Signs. Conner Prairie shall submit a program for signs
including Sign; Classification, number, Area, Maximum Height, Location, Design, and
Illumination at the time of ADLS or Development Plan review by the Plan Commission.
Conner Prairie shall adhere to signage requirements as specified within the UDO. The
Plan Commission shall have the authority to review and approve such program subject to
the approval of any variance which may be necessary from the applicable UDO sign
standards. Signage within zone 1 designated for Conner Prairie Museum or partner
operational use and not visible from the public ROW shall be exempt from review and
approval by DOCS staff. Approval of a program for signs shall govern the installation of
Signs on the Real Estate and may be amended by the Plan Commission or DOCS Staff
subject to the procedure for ADLS Amendment under the UDO.
Section 6.2 Sign Illumination. Lighting should not be overly intense for the area of
illumination and consider the impact on the surrounding environment. A maximum of 0.1
foot-candle overspill onto adjacent properties or roadways is permitted. Lighting shall be
designed and located to prevent overspill and keep lighting within the site, unless
otherwise noted. Lighting within commercial sites shall not exceed a maximum of 3.00
foot-candles for signage to be lit.
Section 7. Lighting Requirements. All Lighting on the Real Estate shall comply with the
UDO as amended below.
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
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viewing.
C. Lighting should not be overly intense for the area of illumination and consider
the impact on the surrounding environment. A maximum of 0.1 foot-candle
overspill onto adjacent properties or roadways is permitted. Lighting shall be
designed and located to prevent overspill and keep lighting within the site,
unless otherwise noted. Lighting within commercial sites shall not exceed
3.00 foot-candles for areas intended to be lit. If safety concerns are present,
the lighting maximum may be raised up to a maximum of 6.00 foot candles in
targeted areas. After operating hours, on-site lighting shall be dimmed, turned
off, or use a lighting sensor to help lower lighting intensity. Street lighting and
trail lighting shall provide the minimally necessary amount of lighting for
public safety.
D. Exterior lighting shall be architecturally integrated with the Building style,
material and color.
E. All exterior ground-mounted architectural, display and decorative lighting
shall be generated from concealed, low-level fixtures.
F. Light fixtures in parking areas shall not exceed twenty-five (25) feet. The
height of light fixtures within ninety (90) feet of detached single-family
residential uses shall not exceed fifteen (15) feet. Trailside light fixtures shall
be bollard style and not exceed four (4) feet in height.
G. All pole mounted lighting fixtures shall have 90-degree cut off and/or flat
lenses.
H. All building mounted lighting fixtures shall be integrated into the building
design and provide full cut-off shielding.
I. Lighting shall comply with dark sky friendly goals by minimizing light
pollution, light brightness and preventing negative effects on the natural
environment. Lighting shall be designed to be environmentally responsible,
while keeping users safe. By following the principles within the dark sky
friendly goals Conner Prairie can decrease energy waste, support the natural
environment and keep lighting costs low.
J. The International Dark-Sky Association (IDA) recommends the principles
listed below to help guide lighting decisions and reduce light pollution.
Ensure that exterior lighting is:
1. Useful - Use only lighting that is necessary and has a defined purpose,
for example parking lot lighting or pathway lighting for safety.
Placement of useful lighting shall have a designated purpose and
consider the impacts of the lighting for the surrounding Eco-system.
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2. Targeted - Lighting shall be targeted or directed to shed light on specific
areas. Shielding or directing the beam of light should be used to direct
lighting downward and prevent overspill. Lighting shall not be excessive
and shall consider innovative techniques to prevent overspill. Glare and
contrast should be prevented when designing, locating and selecting
lighting.
3. Low Light - Lighting shall be at the lowest required lighting level to
keep brightness and overspill levels low. Lighting levels shall consider
the surrounding context and materials.
4. Controlled - Lighting shall be controlled with the use of timers or
motion detectors to assist with using lighting only when needed.
Controlled lighting helps provide lighting for safety, and promotes
environmentally responsible lighting. Lighting should be available when
necessary, for example late in the evening, or dimmed/turned off when
lighting is no longer necessary or minimal lighting is needed, for
example at the close of business.
5. Appropriately Colored - Lighting shall be appropriately colored for the
context in which it is installed. Use of warmer lighting
Section 8. Parking Requirements. All parking on the Real Estate shall comply with the
UDO as amended below.
Section 8.1. Automobile Parking and Bicycle Parking.
A. Except as provided in this section below, the requirements set forth the UDO
and shall apply in computing the number of required parking spaces, and in
determining design standards thereof.
B. For all Retail and Museum Uses four (4) spaces per one thousand (1,000)
square feet of Gross Floor Area (“GFA”) are required.
C. For all Office Uses one (1) space per three hundred (300) square feet of GFA
is required.
D. Off-street parking areas for two (2) or more different uses may be provided
collectively, as one parking area (also known as “shared parking”).
E. The total number of spaces provided may be less than the aggregate required
number of spaces for multiple uses; provided it is established to the
Department’s satisfaction that adjacent buildings have uses that require
parking at complementary times of the day, or complimentary days of the
week, then the total number of shared parking spaces provided shall be less
than the total of the minimum number of spaces required for each individual
use.
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F. Land-banked parking is also permitted (in addition to shared parking) to
achieve further reductions in parking counts and areas used for parking based
on final site configuration. Land-banked parking will be established to the
Department’s satisfaction at the time of Development Plan review. Land-
banked parking may be preserved as native or turf grass mowed regularly as
shown on an approved Development Plan.
G. Access drives into parking areas shall be strategically placed so that they do
not create vehicular conflicts with turns nor create disruptions and conflicts
with pedestrian access. Shared parking is encouraged to minimize the number
of unnecessary drives. Adjacent/adjoining parking lots shall be interconnected
by internal driveway and coordinated to accommodate pedestrian access.
Adjacent/adjoining parking lots shall be interconnected by internal driveway
and coordinated to accommodate pedestrian access.
H. Paths within parking lots of more than one row shall be integrated to
accommodate pedestrians safely from parking areas to sidewalks, walkways
and/or Buildings(s). Such paths shall be identified by curbing, landscaped
buffers, and/or bollards and striping.
I. Parking areas may be constructed without required curb in areas necessary to
accommodate approved storm water management practices. The elimination
of curbing shall be subject to review and approval by Carmel Engineering to
ensure that elimination of curbing is necessary for the proper function of the
proposed storm water treatment system. Parking bumpers shall be provided in
instances where curb is deleted. See last page of Exhibit B for examples of
implementation of stormwater management methods.
J. Parking shall be paved with asphalt, concrete, decorative pavers in a pervious
or impervious application. Overflow parking shall be reinforced turf or turf
block systems within drive aisles and/or emergency access zones.
K. Long-term bike storage will be provided within each building on site at the
ratio of 1.5 spaces per 20 employees, with a minimum of 2 spaces.
L. Short-term bicycle parking will be provided on site with a ratio of 1 space per
20 automobile spaces, with a minimum of 20 spaces within close proximity of
trail amenities and public buildings on site.
Section 8.2. Off-Street Loading and Service Area Requirements.
A. Off-street loading and service areas shall be required. The number, size,
configuration and distribution of these areas shall be as shown on an approved
DP.
B. Loading docks, solid waste facilities, recycling facilities, and other service
areas shall be placed generally to the rear or side of Buildings.
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Section 9. Additional Requirements and Standards.
Section 9.1. Rights-of-way and Access.
A. The required right-of-way for the 146th Street shall be the existing right-of-
way.
B. Internal Street width and cross-section shall meet the City of Carmel Local
Street Standards.
C. The configuration of vehicular access into the Real Estate shall be provided as
follows:
1. One (1) public road cut connecting into the Real Estate from River Road
at Cherry Creek Boulevard shall be required.
2. Up to two (2) driveway cuts for maintenance/Conner Prairie access only
from River Road north of Cherry Creek Boulevard shall be permitted.
Private driveway cuts shall be gated.
3. One (1) driveway cut connecting into the Conner Prairie property form
River Road shall be permitted.
D. No vehicular access shall be permitted from 146th Street.
E. No vehicular connection internal to the Real Estate shall be provided between
Community Drive and Cherry Creek Boulevard as generally illustrated on the
Concept Plan.
F. Zone 1 shall have access restricted after business hours, and Conner Prairie
will be responsible for security and access management.
G. Zone 2 shall have a colocation of uses, and site access will be 24 hours a day.
Conner Prairie and partner users will be responsible for security.
H. All Special Events shall require review by the City of Carmel DOCS and
Police Department for access and on-site parking.
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
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be installed. Public sidewalks, paths/trails are required to be ADA accessible.
Private pathways within ticketed areas of zone 1 designated for Conner Prairie
Museum or partner operational use shall be exempt from these requirements.
B. A pedestrian sidewalk shall be provided in parking lots that contain 25 or
more parking spaces. The sidewalk shall provide a direct connection from
internal drives to the entrance of the building. A crosswalk shall be clearly
delineated with striping or the use of other non-slip materials that contrast
with the parking lot's primary material. Appropriate yield signs or stop signs
shall be erected to indicate where pedestrians are crossing vehicular aisles in
the parking lot.
C. Connections shall be provided between internal paths/sidewalks and the paths
along River Road and 146th Street.
D. Paths/sidewalks may be located within or outside the right-of-way. The final
location of internal paths/sidewalks is subject to existing easements and final
engineering. Construction of the White River Greenway proposed by Carmel
Clay Parks and Recreation shall be permitted following Conner Prairie
approval and recording of easements on Conner Prairie property. Further
detail will be provided at time of Development Plan submittal.
E. If the internal paths/sidewalks are prevented from being installed as generally
shown on the Concept Plan, then an alternative path/sidewalk location may be
provided that still provide access within the subject area of the Real Estate.
Further detail will be provided at time of Development Plan submittal.
F. Pathways shall connect and align with the existing sidewalk and pathway
connections adjacent to the site.
G. A pedestrian circulation plan will be submitted for the Real Estate at the time
the first Development Plan is submitted and will be updated as Development
Plans are submitted in the future to ensure compliance with the requirements
of this Section 9.2.
H. Existing Public Access or Pedestrian Easements shall be identified on all
Development Plans.
I. 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 Greenway.
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.
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Section 9.4. Stormwater Management. Sustainable stormwater management techniques
shall be employed to minimize the development’s impact on stormwater. Stormwater
shall be mitigated on-site at a ratio permissible by City of Carmel stormwater standards.
Opportunities such as bioswales, sustainable landscaping, and permeable materials shall
be considered examples of which are illustrated on the last page of Exhibit B. The
following includes a list of some best practices that can be utilized in combination on the
site to mitigate and capture stormwater runoff:
A. Stormwater Curb Extension. These physical and visual improvements help
narrow the existing roadway width and create traffic calming along
internal streets. Curb extensions can create shorter and safer pedestrian
crossings and also provide space that can be used for street amenities,
plantings, and bio-retention.
B. Pervious Surfaces consistent with water quality calculations contained in
Chapter 700 of the Stormwater Technical Standards Manual.
C. Stormwater Presettling Zone. An area made up of cobbles or concrete
intends to capture pollution, debris, and sediment. The designation of
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.
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K. Soil Volume Replacement Technology (Silva cell or similar) to provide
connectivity of planting beds or to provide each tree with at least 200
square feet of root volume as determined by the Urban Forester.
Section 9.5. Overflow Parking. Parking for ticked events taking place at Conner
Prairie on the east side of the White River shall not be provided on the Real Estate.
Section 9.6. Public Address System(s). The use of Public Address Systems shall be
limited to public safety messaging only.
Section 10. Procedural Provisions.
Section 10.1. Development Plans and ADLS.
A. Development Plan (“DP”), as prescribed in UDO, shall be required prior to
the issuance of an Improvement Location Permit to determine if the DP
satisfies the Development Requirements specified within this Conner Prairie
Ordinance.
B. The Real Estate shall be developed in compliance with the Concept Plan and
Architectural Standards subject to provisions in section 4.4.
C. Substantial compliance shall be regulated in the same manner as the
“substantially or materially altered” provisions of the UDO as it applies to
Development Plans.
D. Architectural design, exterior lighting, landscaping and signage (“ADLS”)
approval by the Plan Commission, as prescribed in UDO, shall be required
prior to the issuance of an Improvement Location Permit to determine if the
ADLS satisfies the Development Requirements specified within this Conner
Prairie Ordinance.
E. If there is a Substantial Alteration in any approved DP or ADLS, review and
approval of the amended plans shall be made by the Plan Commission, or a
Committee thereof, pursuant to the Plan Commission’s rules of procedure.
Minor Alterations shall be approved by the Director.
Section 10.2. Subdivision of the Real Estate.
A. With respect to any portion of the Real Estate, the platting into smaller
sections shall be permitted, but shall not be required in order to divide the
Real Estate into smaller areas for purposes of conveying title to a parcel or
creating separate tax parcels. Platting or otherwise dividing the Real Estate
into smaller parcels for the purpose of conveying title or creating separate tax
parcels shall not create property lines to which setback or any other standards
of this Conner Prairie Ordinance shall be applied, provided that development
of the parcels conforms to an approved Development Plan.
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B. All secondary plats for any portion of the Real Estate shall be approved
administratively by the Department and shall not require a public hearing
before the Plan Commission, so long as the proposed secondary plat
substantially conforms to the corresponding approved primary plat.
Section 10.3 Modification of Development Requirements (Zoning Waiver). The Plan
Commission may, after a public hearing, grant an applicant a Zoning Waiver subject to
the requirements of the UDO. A wavier of the provisions of this Conner Prairie
Ordinance may be granted up to a maximum of thirty-five (35) percent of the specified
standard.
Section 10.4. Variance of Development Requirements. The BZA may authorize
Variances from the terms of the Conner Prairie Ordinance, subject to the procedures
prescribed in the UDO.
Section 11. Violations and Enforcement. All violations and enforcement of this Conner
Prairie Ordinance shall be subject to the requirements of the UDO.
Section 12. Exhibits. All of the Exhibits (A-G) on the following pages are attached to this
Conner Prairie Ordinance, are incorporated by reference into this Conner Prairie Ordinance and
are part of this Conner Prairie Ordinance.
The remainder of this page is left blank intentionally.
Exhibit “A” – Page 1 of 4
Exhibit “A”
(Legal Description)
A part of Section 23 and Section 24, Township 18 North, Range 4 East of the 2nd Principal Meridian, Clay
Township, Hamilton County, Indiana, described more particularly as follows:
Commencing at the Northeast corner of said Section 23 thence North 89 degrees 15 minutes 40 seconds West
(assumed bearing) along the North line of the Northeast Quarter of said Section 23 a distance of 337.40 feet; thence
South 20 degrees 07 minutes 12 seconds West a distance of 149.74 feet to the Southwest intersection of the rights-
of-way of 146th Street and River Road as described in Instrument No. 200100065741 in the Office of the Recorder
of Hamilton County, Indiana; thence South 86 degrees 23 minutes 21 seconds East a distance of 130.67 feet to the
Point of Beginning being the Southeast intersection of said rights-of-way for 146th Street and River Road (the
following eight courses being along the Southerly right-of-way of 146th Street per said Instrument No.
200100065741); (1) thence South 89 degrees 15 minutes 53 seconds East a distance of 423.63 feet to a point on a
non-tangent curve to the left having a radius of 6650.26 feet, the radius point of which bears North 00 degrees 44
minutes 08 seconds East; (2) thence Easterly along said curve an arc distance of 596.98 feet to a point which bears
South 04 degrees 24 minutes 28 seconds East from said radius point; (3) thence North 81 degrees 27 minutes 58
seconds East a distance of 136.79 feet to a point on a non-tangent curve to the right having a radius of 6482.94 feet,
the radius point of which bears South 04 degrees 24 minutes 29 seconds East; (4) thence Easterly along said curve
an arc distance of 556.05 feet to a point which bears North 00 degrees 30 minutes 23 seconds East from said radius
point; (5) thence South 89 degrees 29 minutes 37 seconds East a distance of 126.94 feet; (6) thence South 86 degrees
38 minutes 21 seconds East a distance of 558.90 feet; (7) thence North 84 degrees 36 minutes 40 seconds East a
distance of 110.62 feet; (8) thence North 89 degrees 25 minutes 33 seconds East a distance of 238.80 feet; thence
continuing on the Easterly extension of said right-of-way North 89 degrees 25 minutes 33 seconds East a distance of
115.74 feet to the middle of White River (the following two courses being along the middle of White River); (1)
thence South 03 degrees 25 minutes 34 seconds West a distance of 868.05 feet; (2) thence South 17 degrees 02
minutes 49 seconds West a distance of 564.64 feet; thence North 90 degrees 00 minutes 00 seconds West a distance
of 3212.80 feet to the Easterly right-of-way of River Road per said Instrument No. 200100065741 being a point on a
non-tangent curve to the right having a radius of 1443.57 feet, the radius point of which bears South 66 degrees 45
minutes 59 seconds East (the following five courses being along said Easterly right of way); (1) thence
Northeasterly along said curve an arc distance of 311.27 feet to a point which bears North 54 degrees 24 minutes 43
seconds West from said radius point; (2) thence North 35 degrees 35 minutes 17 seconds East a distance of 426.04
feet to a point on a tangent curve to the left having a radius of 820.21 feet, the radius point of which bears North 54
degrees 24 minutes 43 seconds West; (3) thence Northerly along said curve an arc distance of 507.62 feet to a point
which bears South 89 degrees 52 minutes 19 seconds East from said radius point; (4) thence North 00 degrees 07
minutes 41 seconds East a distance of 258.32 feet; (5) thence North 34 degrees 37 minutes 42 seconds East a
distance of 27.30 feet to the Point of Beginning, containing 95.82 acres, more or less.
ALSO, A part of Section 23 and Section 24, Township 18 North, Range 4 East of the 2nd Principal Meridian, Clay
Township, Hamilton County Indiana, described more particularly as follows:
Commencing at the Northeast corner of said Section 23 thence North 89 degrees 15 minutes 40 seconds West
(assumed bearing) along the North line of the Northeast Quarter of said Section 23 a distance of 337.40 feet; thence
South 20 degrees 07 minutes 12 seconds West a distance of 149.74 feet to the Southwest intersection of the rights-
of-way of 146th Street and River Road as described in Instrument No. 200100065741 in the Office of the Recorder
of Hamilton County Indiana; thence South 86 degrees 23 minutes 21 seconds East a distance of 130.67 feet to the
Southeast Intersection of said rights-of-way for 146th Street and River Road (the following eight courses being
along the Southerly right-of-way of 146th Street per said Instrument No. 200100065741); (1) thence South 89
degrees 15 minutes 53 seconds East a distance of 423.63 feet to a point on a non-tangent curve to the left having a
radius of 6650.26 feet, the radius point of which bears North 00 degrees 44 minutes 08 seconds East; (2) thence
Easterly along said curve an arc distance of 596.98 feet to a point which bears South 04 degrees 24 minutes 28
seconds East from said radius point; (3) thence North 81 degrees 27 minutes 58 seconds East a distance of 136.79
feet to a point on a non-tangent curve to the right having a radius of 8482.94 feet, the radius point of which bears
South 04 degrees 24 minutes 29 seconds East; (4) thence Easterly along said curve on arc distance of 556.05 feet to
a point which bears North 00 degrees 30 minutes 23 seconds East from said radius point; (5) thence South 89
degrees 29 minutes 37 seconds East a distance of 126.94 feet; (6) thence South 86 degrees 38 minutes 21 seconds
East a distance of 558.90 feet; (7) thence North 84 degrees 36 minutes 40 seconds East a distance of 110.62 feet; (8)
Exhibit “A” – Page 2 of 4
thence North 89 degrees 25 minutes 33 seconds East a distance of 238.80 feet; thence continuing on the Easterly
extension of said right-of-way North 89 degrees 25 minutes 33 seconds East a distance of 115.74 feet to the middle
of White River (the following fifteen courses being along the middle of White River); (1) thence South 03 degrees
25 minutes 34 seconds West a distance of 868.05 feet; (2) thence South 17 degrees 02 minutes 49 seconds West a
distance of 564.64 feet to the Point of Beginning; continuing along said middle of White River (3) South 17 degrees
02 minutes 49 seconds West a distance of 139.05 feet; (4) South 28 degrees 27 minutes 57 seconds West a distance
of 416.99 feet; (5) South 37 degrees 51 minutes 00 seconds West a distance of 663.92 feet; (6) South 52 degrees 32
minutes 21 seconds West a distance of 1179.72 feet; (7) South 49 degrees 41 minutes 24 seconds West a distance of
486.85 feet; (6) South 71 degrees 49 minutes 57 seconds West a distance of 547.51 feet; (9) South 82 degrees 36
minutes 39 seconds West a distance of 440.89 feet; (10) North 76 degrees 05 minutes 17 seconds West a distance of
632.46 feet; (11) South 82 degrees 58 minutes 25 seconds West a distance of 755.39 feet; (12) South 71 degrees 13
minutes 00 seconds West a distance of 284.98 feet; (13) South 63 degrees 51 minutes 36 seconds West a distance of
728.98 feet; (14) South 47 degrees 16 minutes 22 seconds West a distance of 414.17 feet; (15) South 56 degrees 38
minutes 24 seconds West a distance of 760.21 feet; thence North 00 degrees 53 minutes 10 seconds West a distance
of 589.57 feet to the physical centerline of River Rood (the following seventeen courses being along the centerline
of River Rood) and a point on a non-tangent curve to the right having a radius of 1232.86 feet, the radius point of
which bears South 50 degrees 07 minutes 52 seconds East; (1) Northeasterly along said curve an arc distance of
153.01 feet to a point which bears North 43 degrees 01 minutes 14 seconds West from said radius point; (2) North
46 degrees 58 minutes 46 seconds East a distance of 613.46 feet; (3) North 47 degrees 01 minutes 38 seconds East a
distance of 316.41 feet; (4) North 47 degrees 13 minutes 52 seconds East a distance of 257.68 feet to a point on a
non-tangent curve to the right having a radius of 1427.15 feet, the radius point of which bears South 42 degrees 44
minutes 11 seconds East; (5) Northeasterly along said curve an arc distance of 338.21 feet to a point which bears
North 29 degrees 09 minutes 29 seconds West from said radius point; (6) North 59 degrees 08 minutes 15 seconds
East a distance of 205.20 feet; (7) North 59 degrees 26 minutes 13 seconds East a distance of 210.95 feet; (8) North
59 degrees 38 minutes 43 seconds East a distance of 416.86 feet; (9) North 59 degrees 38 minutes 13 seconds East a
distance of 213.74 feet; (10) North 58 degrees 29 minutes 55 seconds East a distance of 204.22 feet; (11) North 56
degrees 48 minutes 58 seconds East a distance of 84.84 feet; (12) North 52 degrees 56 minutes 19 seconds East a
distance of 64.43 feet to a point on a non-tangent curve to the left having a radius of 397.42 feet, the radius point of
which bears North 38 degrees 31 minutes 23 seconds West; (13) Northeasterly along said curve an arc distance of
191.02 feet to a point which bears South 66 degrees 03 minutes 44 seconds East from said radius point; (14) North
24 degrees 29 minutes 46 seconds East a distance of 51.87 feet; (15) North 23 degrees 01 minutes 40 seconds East a
distance of 99.76 feet; (16) North 21 degrees 20 minutes 03 seconds East a distance of 151.74 feet; (17) North 21
degrees 14 minutes 47 seconds East a distance of 243.57 feet to the Southerly right-of-way of River Road (the
following four courses being along the Easterly right-of-way of River Road); (1) South 68 degrees 11 minutes 57
seconds East a distance of 16.50 feet; (2) North 58 degrees 19 minutes 28 seconds East a distance of 81.65 feet; (3)
North 21 degrees 46 minutes 03 seconds East a distance of 191.51 feet to a point on a tangent curve to the right
having a radius of 1443.57 feet, the radius point of which bears South 68 degrees 11 minutes 57 seconds East; (4)
Northeasterly along said curve an arc distance of 36.10 feet to a point which bears North 66 degrees 45 minutes 59
seconds West from said radius point; thence North 90 degrees 00 minutes 00 seconds East a distance of 3212.80 feet
to the Point of Beginning, containing 186.14 acres, more or less.
EXCEPT, Part of Section 23 and Section 24, Township 18 North, Range 4 East, Clay Township, Hamilton County,
Indiana. More particularly described as follows:
Commencing at the Northeast corner of said Section 23; thence North 89 degrees 15 minutes 40 seconds West
(assumed bearing) along the North line of the Northeast quarter of said Section 23 a distance of 337.40 feet; thence
South 20 degrees 07 minutes 12 seconds West, a distance of 149.74 feet to the Southwest intersection of the rights-
of-way of 146th Street and River Road as described in Instrument Number 200100065741 in the Office of the
Recorder of Hamilton County, Indiana; thence South 86 degrees 23 minutes 21 seconds East a distance of 130.67
feet to the Southeast intersection of said rights-of-way for 146th Street and River Road (the following eight courses
being along the Southerly right-of-way of 146th Street per said Instrument Number 200100065741); 1) thence South
89 degrees 15 minutes 53 seconds East a distance of 423.63 feet to a point on a non-tangent curve; 2) thence 596.85
feet along said curve to the left having a radius of 6650.26 feet and subtended by a long chord having a bearing of
North 88 degrees 09 minutes 50 seconds East and a length of 596.65 feet; 3) thence North 81 degrees 27 minutes 56
seconds East a distance of 136.79 feet to a point on a non-tangent curve; 4) thence 556.06 feet along said curve to
the right having a radius of 6482.94 feet and subtended by a long chord having a bearing of North 88 degrees 02
minutes 57 seconds East and a length of 555.89 feet; 5) thence South 89 degrees 29 minutes 37 seconds East a
distance of 126.04 feet; 6) thence South 86 degrees 38 minutes 21 seconds East a distance of 558.90 feet; 7) thence
Exhibit “A” – Page 3 of 4
North 04 degrees 36 minutes 40 seconds East a distance of 110.62 feet; 8) thence North 89 degrees 25 minutes 33
seconds East a distance of 238.80 feet; 9) thence continuing the Easterly extension of said right-of-way North 89
degrees 25 minutes 33 seconds East a distance of 115.74 feet to the middle of White River (the following fifteen
courses being along the middle of White River); 1) thence South 03 degrees 25 minutes 34 seconds West a distance
of 868.05 feet; 2) thence South 17 degrees 02 minutes 49 seconds West a distance of 564.64 feet; 3) thence South 17
degrees 02 minutes 49 seconds West a distance of 139.05 feet; 4) thence South 28 degrees 27 minutes 57 seconds
West a distance of 416.99 feet; 5) thence South 37 degrees 51 minutes 00 seconds West a distance of 663.92 feet; 6)
thence South 52 degrees 32 minutes 21 seconds West a distance of 1179.72 feet; 7) thence South 49 degrees 41
minutes 24 seconds West a distance of 486.85 feet; 8) thence South 71 degrees 49 minutes 57 seconds West a
distance of 547.51 feet; 9) thence South 82 degrees 36 minutes 39 seconds West a distance of 440.89 feet; 10)
thence North 76 degrees 05 minutes 17 seconds West a distance of 832.46 feet; 11) thence South 82 degrees 58
minutes 25 seconds West a distance of 755.39 feet; 12) thence South 71 degrees 13 minutes 00 seconds West a
distance of 264.98 feet; 13) thence South 63 degrees 51 minutes 36 seconds West a distance of 726.98 feet; 14)
thence South 47 degrees 16 minutes 22 seconds West a distance of 414.17 feet; 15) thence South 56 degrees 38
minutes 24 seconds West a distance of 760.21 feet; thence North 00 degrees 53 minutes 10 seconds West a distance
of 510.67 feet to the place of beginning.
Thence North 00 degrees 53 minutes 10 seconds West a distance of 78.91 feet to the physical centerline of River
Road (the following seventeen courses being along the centerline of River Road); 1) thence 153.00 feet along a
curve to the right having a radius of 1232.86 feet and subtended by a long chord having a bearing of North 43
degrees 25 minutes 27 seconds East and a length of 152.90 feet; 2) thence North 46 degrees 58 minutes 46 seconds
East a distance of 613.46 feet; 3) thence North 47 degrees 01 minutes 36 seconds East a distance of 316.41 feet; 4)
thence North 47 degrees 13 minutes 52 seconds East a distance of 257.68 feet to a non-tangent curve; 5) thence
338.21 feet along said curve to the right having a radius of 1427.15 feet and subtended by a long chord having a
bearing of North 54 degrees 03 minutes 10 seconds East and a length of 337.43 feet; 6) thence North 59 degrees 06
minutes 15 seconds East a distance of 205.20 feet; 7) thence North 59 degrees 26 minutes 13 seconds East a distance
of 210.95 feet; 8) thence North 59 degrees 38 minutes 29 seconds East a distance of 416.86 feet; 9) thence North 59
degrees 38 minutes 13 seconds East a distance of 213.74 feet; 10) thence North 58 degrees 29 minutes 55 seconds
East a distance of 204.22 feet; 11) thence North 56 degrees 46 minutes 56 seconds East a distance of 84.84 feet; 12)
thence North 52 degrees 56 minutes 19 seconds East a distance of 64.43 feet to a non-tangent curve; 13) thence
191.02 feet along said curve to the left having a radius of 397.42 feet and subtended by a long chord having a
bearing of North 37 degrees 42 minutes 27 seconds East and a length of 189.19 feet; 14) thence North 24 degrees 29
minutes 46 seconds East a distance of 51.87 feet; 15) thence North 23 degrees 01 minutes 40 seconds East a distance
of 99.76 feet; 16) thence North 21 degrees 20 minutes 03 seconds East a distance of 151.74 feet; 17) thence North
21 degrees 14 minutes 47 seconds East a distance of 243.57 feet to the southerly right-of-way of River Road per
Instrument Number 200100065741; thence South 88 degrees 11 minutes 57 seconds East, along said right-of-way a
distance of 16.50 feet; thence North 56 degrees 19 minutes 26 seconds East a distance of 59.93 feet; thence South 21
degrees 14 minutes 47 seconds West a distance of 298.15 feet; thence South 21 degrees 20 minutes 03 seconds West
a distance of 152.52 feet; thence South 23 degrees 01 minutes 40 seconds West a distance of 101.14 feet; thence
South 24 degrees 29 minutes 46 seconds West a distance of 52.27 feet to a non-tangent curve; thence 215.46 feet
along said curve to the right having a radius of 447.42 feet and subtended by a long chord having a bearing of South
37 degrees 45 minutes 56 seconds West and a length of 213.38 feet; thence South 52 degrees 56 minutes 19 seconds
West a distance of 66.73 feet; thence South 56 degrees 46 minutes 56 seconds West a distance of 87.27 feet; thence
South 58 degrees 29 minutes 55 seconds West a distance of 205.47 feet; thence South 59 degrees 38 minutes 13
seconds West a distance of 214.24 feet; thence South 59 degrees 38 minutes 29 seconds West a distance of 416.78
feet; thence South 59 degrees 26 minutes 13 seconds West a distance of 210.72 feet; thence South 59 degrees 06
minutes 15 seconds West a distance of 205.82 feet to a non-tangent curve; thence 327.12 feet along said curve to the
left having a radius of 1377.15 feet and subtended by a long chord having a bearing of South 54 degrees 04 minutes
06 seconds West and a length of 326.35 feet; thence South 47 degrees 13 minutes 52 seconds West a distance of
257.56 feet; thence South 47 degrees 01 minutes 36 seconds West a distance of 316.32 feet; thence South 46 degrees
58 minutes 46 seconds West a distance of 613.42 feet to a non-tangent curve; thence 206.59 feet along said curve to
the left having a radius of 1182.86 feet and subtended by a long chord having a bearing of South 41 degrees 58
minutes 33 seconds West and a length of 206.33 feet to the place of beginning. Containing 4.449 acres. More or
less.
Exhibit “A” – Page 4 of 4
Exhibit “A”
(Legal Description)
Exhibit “B” Page 1 of 1
Exhibit “B”
(Concept Plan)
See following 8 pages
Exhibit “C” Page 1 of 1
Exhibit “C”
(District / Zone Map)
See following page
Exhibit “D” Page 1 of 1
Exhibit “D”
(Architectural Character Imagery)
See following 7 pages
Exhibit “E” Page 1 of 9
Exhibit “E”
(Architectural Standards)
1. Purpose:
a. The purpose of these architectural and design standards is to establish design
parameters for the development of the Conner Prairie District. The site is divided
into two different zones, which all have unique purposes but will serve together as
a cohesive, multi-dimensional, sustainable, and walkable campus.
b. These standards are intended to advance the level of design and promote
innovation for architecture, site layout, walkability, parking, signs, lighting, and
other distinct features.
c. The Conner Prairie District is a unique and inviting place. The District's design
aims to complement the activities taking place with a design that equally engages
the social, physical, and emotional well-being of our natural surroundings and the
health of the people engaging in it.
d. The well-being of our natural surroundings will be a message that carries through
with our sustainable approach to building design and the very message of the
Food, Farm, and Energy Experience (FFEE) expansion of Conner Prairie to the
west side of the White River. Best practices in sustainable architecture and
sitework are encouraged including energy efficiencies, material, finishes, and
design. LEED or other certification is nor required, but may be sought as
individual buildings are developed.
e. The sustainable message of the Conner Prairie district is a similar goal of the
Carmel Clay Parks and Recreation Public. It has led to a natural partnership with
them by supporting the expansion of the White River trail through the heart of the
District.
f. Public and private bike and pedestrian paths will support the new museum FFEE
campus, commercial buildings, White River Education and Ecology Center
(WREEC), shopping/retail, and dining. Other amenity areas will offer social,
physical, and educational activities within the Conner Prairie District.
g. The General Design Principles create a design philosophy that will influence the
landscape design of the PUD and the architectural styles of the sites and buildings
within both zones of the District to create a flexible design framework where
diverse and creative solutions can coexist thematically with the Conner Prairie
brand. Design and architectural standards will ensure that the new development is
attractive, cohesive, and contains thriving and inviting public spaces.
2. General Design Principles. The District and any future standards shall adhere to the
following general design principles:
Exhibit “E” – Page 2 of 9
a. Design within this PUD will exemplify Contemporary Prairie Style Architecture.
This overall style and aesthetic shall be considerate and in the spirit of the
following five elements of defining character:
i. Connection of indoor and outdoor experience and space;
ii. Use of strong horizontal elements;
iii. Celebration of craftsmanship;
iv. Use of natural materials;
v. Incorporation of built elements to form masses. (including clustering of
buildings to form a campus like feel).
b. The design philosophy is intended to create a unique, inviting, and visually
stimulating location that is part of the natural setting. Building orientation, scale,
and placement will be regulated to ensure proper transitioning between the areas
in a manner that is mindful of the site's natural setting.
c. The design shall complement nature and create an environmentally conscious,
natural-looking area that is safe, friendly, dynamic, educational, inter-
generational, and perceived as one of the core nodes of the White River
Greenway. The District shall include a mix of land uses, attractive development,
safe pedestrian connections, activated public spaces, and remain compatible with
neighboring residential and recreational uses.
d. Even in contemporary and technology-driven buildings, there are ways to
breakdown the physical barrier between man and nature. The Conner Prairie
District will utilize a natural architectural style as a pattern language to guide the
layout, design, and functionality of our sustainable campus. There will be
enhanced pedestrian, bicycle, and vehicular connectivity throughout the area.
e. The entries into the site will create gateways cohesively branded as the Conner
Prairie Innovation District with monument signage at key entryways. This District
will also include directional & informational signage that creates a welcoming
entrance for the local community and visitors to the District. Streets and
sidewalks internal to the site will connect the District in a safe and attractive
manner to reinforce its integration into the existing community fabric. Access
points will ensure safe and efficient traffic flow.
f. Internal roads to the site and River Road will serve as the primary thoroughfares
for orienting buildings, public spaces, pedestrian connections, and parking.
g. Public open space will be distributed throughout the District, including visual
landscape relief and complementing the built environment for the enjoyment of
residents and visitors. The District will be supportive of opportunities for
community interaction and gathering.
Exhibit “E” – Page 3 of 9
h. Each use shall not have an adverse impact upon adjacent street capacity, safety,
utilities, and other City services. The 2023 traffic study will be referenced when
evaluating future Development Plans for the site. In addition, care has been taken
to mitigate visibility from nearby residences by pushing development as far from
River Road as possible, incorporating a large, vegetated buffer, and setback and
height restrictions on site.
i. The use of “Franchise Architecture” or otherwise architecture creating a false
sense of history is prohibited Throughout the district. Franchise Architecture
means and refer to building design that is trademarked or identified with a
particular chain or corporation and is generic in nature.
3. Description of the District. The Conner Prairie District contains two (2) zones, which
permit a mix of uses and contain unique identifiers. Those zones include: (1) Food, Farm
and Energy Experience (FEEE); and (2) Land, Water and Energy Innovation District. The
location and designation of those zones is shown on Exhibit C.
a. Zone 1: The Food, Farm, and Energy Experience (FEEE). This area includes an
expansion of Conner Prairie on the west side of the White River, which shall
focus on how food production, farm, and energy production is transforming to
meet the need to feed 10-billion people by 2050. There will be a focus on
traditional horizontal lines that guide the agricultural industry's efficient land use
and design and Contemporary Prairie Style architecture.
b. Zone 2: The Land, Water and Energy Innovation District (LWEID). This zone
and its design shall bridge the native prairie landscape of the FFEE and the
modern design of a commercial office setting. A Contemporary Prairie Style will
utilize natural building components and modern building components that support
a transitional design that is unique, aesthetically pleasing, and functional. The
focal buildings will include the White River Education and Ecology Center, a
partnership with the Carmel Clay Parks and Recreation Department, and the
Land, Water, and Energy Innovation Center (a commercial office building
marketed to businesses and individuals who are focused on creating a sustainable
future).
4. Overall Design Standards:
a. General: To facilitate the sustainable message of the Conner Prairie District brand, the
anticipated design of the campus and the architectural styles of the buildings
will offer variations on the natural theme but be similar and complementary.
Contemporary Prairie Style architecture features low-pitched hipped roofs
with deep overhangs, low but strong horizontal lines, and bands of windows
and natural styled materials.
Exhibit “E” – Page 4 of 9
b. Building Orientation and Parking Placement and Design:
1. Buildings shall be oriented on the property to ensure full pedestrian access and
circulation on the site and shall be oriented so that at least one main entrance
faces an internal street and/or pedestrian pathway. The main entrance must be
in the façade of the principal frontage and be clearly distinguishable from
other parts of the building through architectural design, elements, and
treatment, including its detail and relief and use of architectural elements such
as lintels, pediments, pilasters, columns, and other elements as appropriate to
the style and details of the building. Excluding restrictions elsewhere in this
PUD buildings throughout zones 1 and 2 may shift around on respective sites
within the zone as long as changes are recorded on the Development Plan.
c. Building Massing:
1. Flat or hipped roofs with broad overhangs or articulated cornices will be
utilized in many instances to create a horizontal framework, which will
enhance vertical features to pronounce the focal points of the buildings, much
like the chimneys of the prairie architectural style.
2. The dimensions and size of the buildings are 'human-scaled' to properly relate
to the user and to provide a sense of familiarity and comfort. To this end
building elements may include pergolas, trellises, canopies, and colonnades to
create a diversity of experiences to be enjoyed by the user and to provide
shelter from the elements. These elements, strategically located, serve as
visual landmarks to define public spaces and enhance the sense of order.
d. Building Typologies:
i. Within Zone 1 the following primary building typologies are permitted:
1. Agricultural and agricultural support buildings;
2. Assembly space including interpretive, educational performance,
arts and culture, and conference buildings;
3. Educational buildings;
4. Energy buildings;
5. Innovative and specialized building types integral to museum and
partner usage;
6. Office buildings;
7. Restaurant buildings;
8. Retail buildings.
9. Eco- Lodging and Cabins.
ii. Within Zone 2 the following primary building typologies are permitted:
Exhibit “E” – Page 5 of 9
1. Innovative and specialized building types integral to museum,
educational, and office usage;
2. Office buildings;
3. Restaurant buildings;
4. Retail buildings.
e. Façade Delineation:
1. Building façades shall be formed in various proportions by material changes
along the length of Buildings, combining rhythmic and harmonious elements
in a holistic composition.
2. Buildings shall utilize a combination of facade differentiation, including
display windows, balconies, arcades, and awnings at the base of the building.
3. Building facades shall be positioned parallel to the straight frontage line or the
tangent of the curved frontage line.
4. For primary facades, which for the purposes of this Exhibit is the building
façade of which the primary building entrance exists, buildings greater than 30
feet in length must include design articulation through the use of a vertical
offset, material change, or color and texture change. Buildings shall be
designed with consistent style, detail, and trim features.
5. Primary facades shall incorporate building elements such as lighting fixtures
and changes in wall surfaces such as awnings, canopies, arcades, accents,
windows, cornices, columns, and other building elements that contribute to
the human scape of the building.
6. Ground floors on primary facades or to be differentiated from upper floors by
a horizontal expression such as a strong course, material or overhang
structure.
7. Side and rear facades shall be finished in colors similar to the colors of the
primary facades. Secondary facades immediately adjacent to a primary façade
shall wrap around the building by incorporating Building materials and
detailing of the primary façade for a minimum of 30 percent of the overall
wall length, measured from the primary façade. At pass-throughs, primary
facades shall wrap around sides by 50% or more. No Building façade shall
extend for a distance greater than three (3) times its average height without a
vertical offset, material change, color change, or texture change. Secondary
facades shall incorporate Building elements such as pilasters, wainscots,
accent banding, or other Building elements that contribute to the appropriate
scale of the building.
Exhibit “E” – Page 6 of 9
8. Multi-tenant buildings shall create visual interest by alternating or shifting the
building façade or entrance features. Multi-tenant buildings shall count as one
building for purposes of maximum number of buildings in zone 2.
9. Blank walls are not permitted along any façade.
10. Upper floor windows and other features must be aligned with those of the first
floor, including windows.
11. First floors established for retail and office areas shall include appropriately
scaled entryway features, signage, and lighting. Transparency of storefronts
shall vary from 10 feet to 14 feet in height from grade.
e. Materials and Exterior Building Finishes.
1. All Buildings shall be designed and constructed with building materials and
colors to follow a Contemporary Prairie Style architectural theme. All exterior
sides of the building shall be finished in approved materials and colors. The
selection of materials for the Conner Prairie District shall be evaluated based
on their permanence, ability to withstand weather conditions, and visual
appearance. Further description of Contemporary Prairie Style Architecture
including materials is located within Exhibit D.
2. Stylistically, buildings shall employ a similar pattern language of
Contemporary Prairie Style Architecture. This shall be achieved by submitting
Development Plans with common building materials consistent amongst all
buildings at a minimum of 10% of the primary facade. This requirement is
applicable to all buildings visible from the public ROW in Zone 1 and all
buildings in Zone 2, excluding agricultural or accessory buildings in both
zones.
3. Permitted building materials include the following or other similar materials:
a. Cast stone
b. Colored/decorative concrete
c. Color/Decorated C.M.U. (concrete masonry units) (restricted to 10%
of building façade)
d. Concrete brick
e. Curtain wall
f. Decorative metal
g. Engineered wood product
h. Exposed structure
i. Face brick
j. Fiber Cement Siding
k. Glass (clear, color, sand blast, etched, etc.)
l. Living green wall product
m. Natural Stone
n. Precast concrete (restricted to 10% of building façade)
Exhibit “E” – Page 7 of 9
o. Poured concrete (restricted to 10% of building façade)
p. Porcelain and/or ceramic tile
q. Solar Panels (building mounted)
r. Stained wood
s. Storefront (aluminum, wood, steel)
t. Terracotta
4. Permitted roofing materials include the following or other similar materials:
a. Dimensional asphalt shingle roof
b. Green roof
c. Solar shingles or roof mounted solar panels
d. Specialized materials for agricultural demonstrations (zone 1 only)
e. Standing seam metal roof
f. Overhangs and Pergolas.
1. Overhangs and pergolas shall be of a similar style to the buildings and made
of natural materials. These provide complementary design, shelter, and add
visual interest to building entrances. Fixed fabric awnings are not permitted.
i. Utilities.
1. Underground utilities, including telephone and electrical systems, are required
within the limits of the District. Appurtenances to these systems which can be
effectively screened may be exempted from this requirement if the Planning
Commission and Council find that such exemption will not violate the
intended character of the proposed development.
j. Service Facilities and Equipment.
1. Service and mechanical areas shall be located in the rear or on the side of
buildings to minimize or eliminate their appearance from public view.
2. Service areas shall be completely enclosed by opaque screening on three sides
and operable opaque doors for access on one side.
3. Mechanical equipment on the roof of a building shall be screened from view
from public right-of ways, including from pedestrian pathways.
4. Screening and enclosures shall be designed so that they complement or match
the adjacent building or site materials, are not visually distracting, and do not
detract from the overall aesthetics. Materials for screening shall be selected
from the following list:
a. Decorative Metal Panels
b. Wood or Simulated Wood Fencing (dimensional)
c. Masonry such as brick, cast stone, natural stone, or decorative concrete
Exhibit “E” – Page 8 of 9
5. Screening shall be at least 6 feet tall and designed to complement the
architecture of the principal structure.
6. Plantings around the enclosure shall be a minimum of 3 feet in planting bed
depth, include a mix of evergreen shrubs, ornamental grasses, and perennials.
This application will be implemented for areas that are visible from parking
areas, sidewalks, and the street.
k. Gateways and Entries.
1. Streetscape features shall be enhanced at gateways and entries to the site along
River Road to create a signature experience and contribute to placemaking.
2. Interesting architectural features that define the entrance into the Conner
Prairie Campus, including district branding (i.e. logos, colors, thematic
elements), a decorative monument or sculpture, and/or masonry or wood walls
and fencing that are an integral part of the site, shall be required.
3. Gateway intersections or roundabouts shall also include enhanced crossings,
pedestrian areas, and special landscaping that helps highlight the entry point.
l. Outdoor Amenities and Pedestrian Furniture.
1. Architectural amenities shall be complementary to the architectural character
of the District, providing both comfort and be visually appealing. Materials
used for the selected amenities shall be durable and functional.
2. Amenities are permitted and may include, without limitation, the following:
a) ATM enclosures (must be located inside a structure)
b) Benches
c) Bike racks
d) Bike trail-way
e) Carts and kiosks
f) Clocks
g) Customer Service booths
h) Decorative poles with fabric banners (per the requirements of Section
9.13 and 9.14 of this Land, Water and Energy Innovation Ordinance)
i) Flag poles (per the sign requirements of the Zoning Ordinance)
j) Fountains
k) Gazebo
l) Murals (per the requirements of Section 9.9 of this Land, Water and
Energy Innovation Ordinance)
m) Music systems
n) Pedestrian walkway / trail-way
Exhibit “E” – Page 9 of 9
o) Phone charging stations
p) Plaques
q) Tables / umbrellas (no sign of any type shall be permitted on tables or
umbrellas)
r) Trash and recycling receptacles
s) Valet parking booths
t) Vending Areas (screened or designed per the requirements of Section
7.7 of this Land, Water and Energy Innovation Ordinance)
3. Outdoor seating areas and patios shall be permitted and encouraged throughout
the District as a complement to principal uses in order to activate spaces with
views to the river, trails, and campus. The size of the dining areas shall be
compact enough to permit uninterrupted access along the sidewalks and
pathways. Dining areas shall also not restrict access into or out of buildings.
Dining areas shall be defined by and separated from passersby’s by a low
masonry or wood fence, decorative planters, or another aesthetic treatment
that complements the District's integrity.
4. Public seating areas may include tables, chairs, benches or other furniture
intended for sitting or lounging. Benches shall be located along pathways,
sidewalks, and streetscape areas, but where they did not block access to
movement through the space. Public seating areas may provide a combination
of site furniture types and sizes to accommodate a variety of uses. Site
furniture may be movable (not fixed to the ground), so the space is flexible
based on user preferences, programmed events or activities, and/or
seasonality.
Exhibit “F” Page 1 of 1
Exhibit “F”
(Open Space Plan)
See following page
Exhibit “G” Page 1 of 2
Exhibit “G”
(Permitted Use Table)
Exhibit “G” – Page 2 of 2
Exhibit “G”
(Permitted Use Table)
PASSED by the Common Council of the City of Carmel, Indiana, this ____ day of
________, 2023, by a vote of _____ ayes and _____ nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
___________________________________
Laura D. Campbell, President Sue Finkam, Vice-President
___________________________________ ____________________________________
H. Bruce Kimball Kevin D. Rider
___________________________________ ____________________________________
Anthony Green Jeff Worrell
___________________________________ ___________________________________
Tim Hannon Miles Nelson
___________________________________
Adam Aasen
ATTEST:
__________________________________
Sue Wolfgang, Clerk
Presented by me to the Mayor of the City of Carmel, Indiana this ____ day of _______________________
2023, at _______ __.M.
____________________________________
Sue Wolfgang, Clerk
Approved by me, Mayor of the City of Carmel, Indiana, this _____ day of ________________________
2023, at _______ __.M.
____________________________________
James Brainard, Mayor
ATTEST:
___________________________________
Sue Wolfgang, Clerk
This Instrument prepared by: James E. Shinaver, attorney at law, NELSON &
FRANKENBERGER and Jon C. Dobosiewicz, land use professional, NELSON &
FRANKENBERGER. 550 Congressional Blvd, Carmel, IN 46032.
Conner Prairie PUD K 071423
TAB 7
Sponsors: Councilor _________
CARMEL, INDIANA
Conner Prairie Innovation District
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z-___-22
PZ-2022-00172 (PUD)
Draft: May 11July 14, 2023
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TABLE OF CONTENTS
Page
Section 1. Applicability of Ordinance .............................................................................................. 4
Section 2. Definitions and Rules of Construction .......................................................................... 4
Section 3. Accessory Buildings and Uses ....................................................................................... 7
Section 4. Development Standards .................................................................................................. 7
Section 5. Landscaping Requirements ......................................................................................910
Section 6. Signage Requirements ...........................................................................................1415
Section 7. Lighting Requirements ..........................................................................................1415
Section 8. Parking Requirements............................................................................................1617
Section 9. Additional Requirements and Standards .................................................................. 1819
Section 10. Procedural Provisions ...........................................................................................2022
Section 11. Violations and Enforcement .................................................................................2123
Section 12. Exhibits .................................................................................................................2123
Exhibit A Legal Description
Exhibit B Concept Plan
Exhibit C District /Zone Map
Exhibit D Architectural Character Imagery
Exhibit E Architectural Standards
Exhibit F Open Space Plan
Exhibit G Permitted Use Table
Note: All of the above Exhibits (A-G) are attached to this Conner Prairie Ordinance, are
incorporated by reference into this Conner Prairie Ordinance and are part of this Conner Prairie
Ordinance.
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Sponsors: Councilor __________
ORDINANCE Z-___-16
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING
THE CONNER PRAIRIE INNOVATION DISTRICT
PLANNED UNIT DEVELOPMENT DISTRICT
Synopsis:
Ordinance Establishes the Conner Prairie West Innovation District Planned Unit Development
Ordinance (the “Conner Prairie PUD”). The Ordinance would rezone the real estate from S-1
Residential and Legacy PUD (Ordinance Z-501-07) to a Planned Unit Development district
allowing the expansion of the Conner Prairie Museum onto the site in a style and character as
depicted on the attached Concept Plan and Character Imagery.
WHEREAS, Articles 4.02 and 9.05 of the Carmel Unified Development Ordinance,
Ordinance Z-625-17, as amended (the “UDO”), provides for the establishment of a Planned Unit
Development District in accordance with the requirements of I.C. § 36-7-4-1500 et seq. (the
“PUD Statute”); and
WHEREAS, Conner Prairie Museum, Inc. (“Conner Prairie”), submitted an application
to the Carmel Plan Commission (the “Plan Commission”) to adopt a PUD District Ordinance for
certain real estate in the City of Carmel, Hamilton County, Indiana, as legally described in
Exhibit A attached hereto (the “Real Estate”); and
WHEREAS, Conner Prairie’s application is consistent with the provisions of the UDO
and PUD Statute; and
WHEREAS, after proper notice, and pursuant to the provisions of the PUD Statute and
UDO, the Plan Commission conducted a public hearing on October 18, 2022 concerning Conner
Prairie’s application for a PUD District Ordinance, which application was docketed as PZ-2022-
00172 (PUD), and
WHEREAS, the Plan Commission, at its hearing on ________, 2023, has given a
_____________ recommendation to this Conner Prairie PUD (the “Conner Prairie Ordinance”),
which establishes the Conner Prairie Innovation District Plan Planned Unit Development (the
“Conner Prairie District”).
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana (the “Council”), that: (i) pursuant to IC §36-7-4-1500 et seq., the Council adopts
this Conner Prairie Ordinance, as an amendment to the Zone Map; (ii) all prior ordinances or
parts thereof inconsistent with any provision of this Conner Prairie Ordinance and its exhibits are
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hereby made inapplicable to the use and development of the Real Estate; (iii) all prior
commitments and restrictions applicable to the Real Estate shall be null and void and replaced
and superseded by this Conner Prairie Ordinance; and, (iv) this Conner Prairie Ordinance shall
be in full force and effect from and after its passage and signing.
Section 1. Applicability of Ordinance.
Section 1.1 The Zone Map is hereby changed to designate the Real Estate as a Planned
Unit Development District to be known as the Conner Prairie District.
Section 1.2 Development in the Conner Prairie District shall be governed entirely by
(i) the provisions of this Conner Prairie Ordinance and its exhibits, and (ii) those
provisions of the UDO specifically referenced in this Conner Prairie Ordinance. Where
this Conner Prairie Ordinance is silent, the applicable standards of the UDO shall apply.
Section 2. Definitions and Rules of Construction.
Section 2.1 General Rules of Construction. The following general rules of
construction and definitions shall apply to the Conner Prairie Ordinance:
A. The singular number includes the plural and the plural the singular, unless
the context clearly indicates the contrary.
B. Words used in the present tense include the past and future tenses, and the
future the present.
C. The word “shall” indicates a mandatory requirement. The word “may”
indicates a permissive requirement.
Section 2.2 Definitions. The definitions (i) of the capitalized terms set forth below in
this Section 2.2, as they appear throughout this Conner Prairie Ordinance, shall have the
meanings set forth below in this Section 2.2 and (ii) of all other capitalized terms
included in this Conner Prairie Ordinance and not defined below in this Section 2.2, shall
be the same as set forth in the UDO.
Agritourism: Agritourism means an activity at an agricultural, horticultural, or
agribusiness operation where the general public is allowed or invited to
participate in, view, or enjoy the activities for recreational, entertainment, or
educational purposes, including farming, ranching, historical and cultural
agricultural activities, demonstration activities. This could also include natural
resource-based activities and attractions, including hunting, fishing, hiking, and
trail riding. These activities could be but are not limited to ticketed events.
Architectural Character Imagery: These comprise the illustrations attached hereto
as Exhibit D (Architectural Character Imagery), and are intended to generally and
conceptually illustrate an application of the Development Requirements.
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Architectural Character Imagery is general and not intended to delineate the only
final Building designs that may be built.
Architectural Standards: The Architectural Standards incorporated herein under
Exhibit E (Architectural Standards). In general, buildings shall adhere to
Contemporary Prairie Style architecture with a common language of materiality
and design.
Cabins: Building(s) which cater to guests and are intended to be occupied for
sleeping purposes for a fee. Cabins may be an Accessory Use to an Eco-Lodging
Use.
Concept Plan: The general plan for the development of the Real Estate, including
but not limited to building locations, site access locations and parking areas
attached hereto as Exhibit B (Concept Plan). In Zones 1 and 2, buildings may
move around the site, change in size, scale, and orientation, and the plan may be
modified. Changes shall be reflected in any submitted Development Plans for the
site. Further restrictions regarding building placement, vehicular access and
parking are included in this Conner Prairie Ordinance.
Conner Prairie: Conner Prairie shall mean and refer to Conner Prairie Museum
and/or Conner Prairie Foundation, Inc.
Contemporary Prairie Style Architecture: “Contemporary Prairie Style
Architecture” should be considerate and in the spirit of the following five
elements of defining character:
Connection of indoor and outdoor experience and space;
Use of strong horizontal elements;
Celebration of craftsmanship;
Use of natural materials;
Incorporation of built elements to form masses.
District(s) / Zone(s): Any one or any combination of (i) Zone 1: Food, Farm, and
Energy Experience (FFEE); and (ii) Zone 2: Land, Water and Energy Innovation
District, as depicted on Exhibit C (District / Zone Map) or as context requires.
Development Standards: Written development standards and any written
requirements specified in this Conner Prairie Ordinance, which must be satisfied
in connection with the approval of a Development Plan and Building Permits.
Eco-Lodging/Boutique Product: A nature dependent lodging facility that meets
the principles and philosophies of eco-tourism in that it is developed and managed
in an environmentally sensitive manner, affords protection of its operating
environment and offers an educational and participatory experience to visitors.
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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.
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 offsiteonsite use. For the purposes of only. Only small-
scale applications, up to 5-acre demonstration application may be are envisioned
at Conner Prairie for this use. as noted below. Power generating shall not be built
to support the grid but shall provide facilities that can support the energy planning
for different buildings on the Real Estate and showcase areas that can educate
people on the importance of alternative energy sources.
Small-Scale Wind Generation Facility: As mentioned above, the small-
scale energy production facilities will be for building and educational
purposes. A machine that converts the kinetic energy in the wind into a
usable form (commonly known as a wind turbine or windmill). The
WECS includes all parts of the system except the tower and the
transmission equipment. This facility may include incidental batteries,
transformers, or other maintenance uses. Within wind applications,
turbines range in size from DC 20 watts to 100 kilowatts. Generally, wind
turbines shall need to be at least 30’ above any obstacle within 300’ of the
tower. Wind turbines may also be building mounted.
Small-Scale Solar Facility: Electrical power generation through the
utilization of photovoltaic cells, typically building-integrated,
nonmechanical semiconductor devices that convert sunlight into direct
current electricity. This facility may include incidental batteries,
transformers, or other maintenance uses. Within solar applications, each
DC megawatt requires approximately five (5) acres of buildable land. The
size limitations of a solar farm can be determined by legislation, utility
policy, electrical constraints of nearby infrastructure, or the business
model of the solar developer. This type of use is envisioned in the most
northeast corner of the site significantly setback from residential areas.
Public Service Facility, Small Scale: Erection, construction, alteration, operation,
or maintenance of 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
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servicescommunication services. Such services shall be building mounted or a
maximum of twenty-five (25) feet in height.
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.
Special Event: A Special Event is an event that occurs outside of normal business
hours (generally ending after 6:00pm) and shall include, but shall not be limited
to, an activity where the general public is allowed or invited to participate in,
view, or enjoy recreational, educational, historical, cultural and agricultural
activities. This could also include natural resource-based activities and attractions,
including hunting, fishing, hiking, and trail riding. These activities could be but
are not limited to ticketed events.
Real Estate: The Real Estate legally described in Exhibit A (Legal Description).
Real Estate may also be referred to as Parcel.
Sign: Any type of sign as further defined and regulated by this Conner Prairie
Ordinance and the UDO.
Tree whip: A young seedling tree that does not have branches yet. Depending on
species, a whip is typically between 12-36 inches in height and less than 1” thick
measured from root collar.
Wetland Bank / Mitigation Site: Wetland mitigation refers to the process of
compensating for the loss or degradation of wetland ecosystems due to
development activities. It involves the creation, restoration, enhancement, or
preservation of wetland areas to offset the adverse impacts on existing wetlands.
Mitigation measures are typically implemented to maintain the overall ecological
functions and values provided by wetlands, such as flood control, water filtration,
wildlife habitat, and biodiversity preservation.
Wetland banking involves a system where wetland areas are protected, restored,
or created to compensate for the authorized destruction or alteration of other
wetlands. It involves establishing wetland banks, which are designated areas that
generate credits based on their ecological value and the extent of wetland
functions they provide. These credits can then be purchased by individuals or
organizations to offset their wetland impacts and ensure compliance with
regulatory requirements.
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Zone 1: What is identified on Exhibit C (District / Zone Map) as “Zone 1: Food,
Farm, and Energy Experience (FFEE)”.
Zone 2: What is identified on Exhibit C (District / Zone Map) as “Zone 2: Land,
Water and Energy Innovation District”.
Section 3. Accessory Uses and Buildings.
Section 3.1 Accessory Uses: Accessory Uses allowed under this Conner Prairie
Ordinance are specified in Exhibit G (Permitted Use Table).
Section 3.2 Accessory Structures: Accessory Structures are permitted and shall be
architecturally compatible with the principal building(s) with which it is associated.
Section 4. Development Standards.
Section 4.1 Permitted Uses:
A. Permitted Uses allowed under this Conner Prairie Ordinance are specified, by
Zone in Exhibit G (Permitted Use Table).
B. Use Specific Restrictions:
1. General and Professional Office: A maximum of 11070,000 square
feet shall be permitted A hotel use can be substituted for an
expansion of general. General or professional office use to 150,000
square feet.Professional Office uses shall be permitted at a
maximum of 110,000 square feet in the event no Eco Lodging is
developed on the Real Estate. Office areas that are integrally
related to a museum use or located in Zone 1 shall not be included
when calculating this limitation.
2. Hotel (Eco- Lodging/Boutique Product):
2.a. A Eco lodging/Boutique Product use shall include a
maximum of 70 guest rooms (excluding cabins). Any
lodging use shall be designed as an Eco-Lodging/Boutique
Product as defined in section 2.2. A lodging use shall
require Special Use review and approval as prescribed in
the UDO. Section 2.2 and the Architectural Standards of
this Conner Prairie Ordinance.
b. Eco Lodging shall only be permitted northeast of the
intersection of River Road and Cherry Creek Boulevard as
illustrated on the Concept Plan.
c. Approval by resolution of the Carmel City Council shall be
required to permit an Eco Lodging use on the Real Estate.
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3. Cabins: A use including cabinsCabins shall be limited to a
maximum of twenty-five (25) cabins. Individual cabins shall also
be a maximum of seven hundred and fifty (750) square feet in area.
A support accessory building for a Cabin use shall be a maximum
of fifteen hundred (1,500) square feet in area.
a. Approval by resolution of the Carmel City Council shall be
required to permit a Cabin use on the Real Estate.
4. General Retail Sales: No more than 20,000 square feet of General
Retail Sales shall be permitted on the Real Estate with a maximum
of 5,000 square feet permitted for any single use. Retail Sales
which is accessory and integrally related to a primary use shall not
be included when calculating this limitation.
Section 4.2 Districts / Zones: The Zones shall be as identified on in Exhibit C
(District/Zone Map) and regulated per the terms of this Conner Prairie Ordinance. The
Zones may be enlarged or reduced by up to fifteen percent (15%) and reflected on the
Development Plan.
Section 4.3 Bulk Requirements:
A. Minimum Lot Area: Not Applicable.
B. Minimum Setback from River Road:
1. Buildings – Seventy (70) feet in Zone 1. Fifty (50) feet in Zone 2.
2. Parking – Seventy (70) feet.
C. Minimum Setback from White River: One hundred (100) feet as measured
from the water’s edge at normal elevation.
D. Minimum Side Yard Setback: Not Applicable.
E. Minimum Rear Yard Setback: Not Applicable.
F. Minimum Distance Between Buildings: Twenty (20) feet.
G. Maximum Parcel (Real Estate) Coverage: Fifteen (15) percent.
H. Maximum Building Height:
1. Zone 1: Thirty-six (36) feet.
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2. Zone 2: Three (3) stories or fifty-two (52) feet, whichever is less.
3.1. Buildings including Agricultural Uses, such as barns and silos,
shall be exempt from the maximum building height in both Zones.
4.a. A small-scale wind generation facility shall have a maximum
height of seventy-five (75) feet from the base to the bottom of the
turbine. A minimum of thirty (30) feet of clearance between the
propeller and the ground shall be required.
b. Eco-lodging/Boutique Product – Maximum two (2) stories,
Cabins (including support building) – Limited to one-story.
2. Zone 2: One (1) story and fifty-two (52) feet, whichever is less with
the following exceptions:
a. Office Use – A maximum of one (1) building shall be permitted
which includes a 3-story building height.
3. Buildings including Agricultural Uses, such as barns and silos, shall be
exempt from the maximum building height in both Zones.
Section 4.4 The Conceptual Character Imagery of Building Architecture is contained
within Exhibit D (Concept Plan and Architectural Character Imageryfor the Real Estate
is contained within Exhibit B (Concept Plan).
A. In Zone 1, buildings Primary Buildings may move around within the site.
Changes tozone in the general vicinity of the buildings shown on the Concept
Plan. The final layout of Zone 1 shall be reflected in the Development Plan
submission.
B. In Zone 2, buildings may move around within the site.Primary Buildings
including the Eco-Lodge, White River Education & Ecology Center and Land
Water & Energy Innovation Center shall be positioned in Substantial
Compliance with the locations as identified on the Concept Plan. Other
Primary and Accessory Buildings may move around within the site. The
number of primary buildings in Zone 2 will be capped at fifteen (15ten (10),
excluding cabins. Changes to theThe final layout of Zone 2 shall be reflected
in the Development Plan submission.
Buildings willSection 4.5 The Conceptual Character Imagery of Building Architecture is
contained within Exhibit D (Architectural Character Imagery) and Architectural
Standards are included in Exhibit E (Architectural Standards).
C.A. All buildings shall comply with the Concept Plan and Architectural
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Standards but may vary from the Architectural Character Imagery provided all
applicable Architectural Standards are met, including ADLS Approval.
Section 4.5 Architectural Standards: The applicable Architectural Standards are
contained within Exhibit E (Architectural Standards).
Section 5. Landscaping Requirements. Landscaping shall comply with the following
standards:
Section 5.1. General Landscaping Standards. Landscaping shall be integrated with,
and complement other functional and ornamental site design elements, such as hardscape
materials, paths, sidewalks, and fencing.
A. All trees, shrubs and ground covers shall be planted according to American
Standard for Nursery Stock (ANSI Z60.1), and following the standards and
best management practices (BMPs) published by the City’s Urban Forestry
Program. Landscaping materials shall be appropriate for local growing and
climatic conditions. Plant suitability, maintenance and compatibility with site
construction features shall be addressed. The City’s planting details shall be
required on the landscape plan. All trees shall be selected from the City’s
recommended tree list published by the City’s Urban Forestry Program or
otherwise approved by the Urban Forester.
B. Shade trees shall be at least 2.5 inches in caliper when planted. Ornamental
trees shall be at least 1.5 inches in caliper when planted. Evergreen trees shall
be 6 feet in height when planted. Shrubs shall be at least 18 inches in height
when planted. Ornamental grasses must obtain a mature height of at least 3
feet.
C. All landscaping approved as part of a Development Plan shall be installed
prior to issuance of the Certificate of Occupancy; provided, however, that
when because of weather conditions, it is not possible to install the approved
landscaping before the issuance of a Certificate of Occupancy, Conner Prairie
shall request a temporary Certificate of Occupancy which shall be conditioned
upon a determined time to complete the installation of the uninstalled
landscape material.
D. All landscaping is subject to Development Plan approval. No landscaping
which has been approved by the Urban Forester with the Development Plan
may later be substantially altered, eliminated or sacrificed without first
obtaining further approval from the Urban Forester in order to conform to
specific site conditions.
E. It shall be the responsibility of the owner(s), with respect to any portion of the
Real Estate owned by such owner(s) and on which any landscaped area exists
per the requirements of this Conner Prairie Ordinance, to ensure proper
maintenance of landscaping in accordance with the Conner Prairie Ordinance.
This maintenance is to include, but is not limited to (i) mowing, tree trimming,
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planting, maintenance contracting and mulching of planting areas, (ii)
replacing dead or diseased plantings with identical varieties or a suitable
substitute, and (iii) keeping the area free of refuse, debris, rank vegetation and
weeds.
Section 5.2. Buffer Yards. Buffer Yards shall be required as follows:
A. River Road: Plantings shall be provided along River Road with a fifty (50)
foot buffer yard. The buffer yard will be measured from the property line.
The intent of this buffer yard is to preserve existing tree stands along the
corridor, and provide an undulating planted edge with a naturalistic character
reflective of the variety of vegetation along the corridor today. including
native shade trees, ornamental trees, tall grasses and perennials, and meadow
plantings. Trees will be grouped intentionally to situate development within a
naturalistic landscape and to provide a variety of views to the site from River
Road. Existing native trees will be counted as two (2one (1) 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 entrance locations and visual corridors.
B. 146th Street: Plantings shall be provided along 146th Street with a fifty (50)
foot buffer yard and planted with 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
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approved by the Urban Forester. Existing native trees will be counted as one
(1) new tree.
Section 5.3. Foundation Planting Standards. Foundation plantings shall be required as
follows:
A. Foundation plantings shall occur within planting beds at least five (5) feet in
width, with exceptions for appropriate approach Driveways, courtyards,
plazas, and pedestrian access to building entrances.
B. The primary landscaping materials used shall be shrubs, ornamental grasses
and ground cover. Plantings shall cover 75% of the planting area.
Section 5.4. Parking Lot Plantings. Perimeter and interior parking lot landscaping
shall be required as follows:
A. A minimum of one (1) shade tree and five (5) shrubs shall be planted for
every ten (10) parking spaces provided.
B. Parking Lot Plantings shall be located within parking lots as landscaped
islands, medians, traffic delineators, at the end of parking bays, and between
rows or parking spaces in a manner such that no parking space is located more
than sixty-six (66) feet from a shade tree.
Section 5.5. Open Space Plan. An Open Space Plan shall be required as generally
illustrated on Exhibit F.
A. An Open Space plan shall be submitted as part of a Development Plan for the
Real Estate.
B. Open Space shall be provided in the areas identified on the Development Plan
/Open Space Plan.
C. A minimum of 85% percent of the Real Estate shall be open space area.
D. Perimeter plantings, buffer yards, foundation plantings, parking lot
landscaping, trail landscaping, wetlands (including mitigation sites),
woodlands, all agricultural uses (including pasturage, crop fields, and other
demonstration uses), and all other non-building parking and hardscape areas
shall be included in open space.
Section 5.6. Screening Areas. Screening and landscaping shall prevent direct views of
loading areas, ground mounted mechanical equipment and other service areas. Screening
and buffering shall be achieved through walls, fences and landscaping, shall be a
minimum of five feet tall, and shall be visually impervious. Recesses in the Building or
depressed access ramps may also be used.
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Section 5.7. Tree Preservation. Tree Preservation Areas shall be provided (i) along the
south and east perimeter of the Real Estate adjacent to the White River in a variable
width and as shown generally on the Concept Plan and (ii) and at varied locations
throughout the Real Estate. The Tree Preservation Areas shall be identified on
Development Plan(s) and shall be regulated and maintained in accordance with the Tree
Preservation Area Guidelines described below:
A. Best management practices for a tree preservation area:
1. Removal of exotic and invasive species, e.g., bush honeysuckle. (See the
Indiana Exotic and Invasive Plant List provided by the City of Carmel. If
you are not able to identify exotic and invasive species, seek professional
assistance. Application of herbicide shall be completed with professional
oversight.)
2. Removal of dead, hazardous and at risk trees.
3. Removal of vines growing on and up a tree.
4. Removal of an overabundance of fallen and cut trees.
5. Planting of native trees. (See the Indiana Native Tree List provided by the
City of Carmel.)
6. Direct discharge of surface drainage of stormwater from the rear half of
any lot that is adjacent to a tree preservation area.
7. Establishment of access easements, unpaved trails, utility and drainage
improvements. This provision is intended to permit the crossing of the tree
preservation area and not one easement to fully occupy the area.
8. Complete maintenance activities by following industry standard using the
current American National Safety Institute (ANSI) Z-133 and A-300
approved practices and methods.
9. Existing vegetation and earth shall be allowed to be removed for the
purposes of constructing and maintaining paths (including pavement)
through the woodlot, provided that (i) all attempts be made to avoid routes
that would ultimately damage healthy hardwood tree species with a d.b.h.
caliper greater than twelve inches, (ii) that the width of the clearing path
not exceed ten feet.
10. Grass seeding (native or otherwise) and subsequent maintenance through
mowing shall be allowed within the easement in areas currently devoid of
trees and shrubs, areas (e.g. legal drains) required to be cleared by
governing agencies, and/or areas that will be cleared for path construction,
provided that such seeding/mowing along constructed paths be restricted to
a maximum width of three feet along either side of the path.
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B. Unacceptable activities for a tree preservation area:
1. Removal of native vegetation except as necessary for constructing and
maintaining paths.
2. Mowing and clearing any portion of a tree preservation area.
3. Dumping of leaves and debris from outside locations into a tree
preservation area.
4. The construction of pools, sheds, garages, fences, playground equipment,
tree houses, fire pits and other permanent or semi-permanent structures
unless approved by the Carmel Board of Zoning Appeals.
5. Recreational activities that adversely impact the health, structure and
integrity of a tree preservation area, including, playground equipment,
basketball or tennis courts and pools.
C. The following shall be required for all Tree Preservation Areas:
1. Temporary fencing within the construction zone identifying the Tree
Preservation Area shall be constructed 20’ outside of root zones around
the perimeter of all Tree Preservation Areas. Fencing shall remain in place
during the site's construction activity.
2. Barriers shall be utilized during site development and earth moving
activities, which shall be specified on landscape plans. Such barriers shall
remain in place during the site's construction activity.
Section 5.8. Maintenance . It shall be the responsibility of Conner Prairie to insure
proper maintenance of landscaping in accordance with the Conner Prairie Ordinance.
This maintenance is to include, but is not limited to (i) mowing, tree trimming, planting,
maintenance contracting and mulching of planting areas, (ii) replacing dead or diseased
plantings with identical varieties or a suitable substitute, and (iii) keeping the area free of
refuse, debris, rank vegetation and weeds.
Section 5.9. Additional Landscape Screening. Conner Prairie shall coordinate with the
Overlook at Legacy HOA to install as many as ten (10) trees and twenty (20) shrubs at
the cost of Conner Prairie. The landscaping required under this Section 5.9 shall be
installed no later than the time of the construction of the first building on the Real Estate.
After one (1) year from the date of installation maintenance of the trees and shrubs shall
be the responsibility of the owner of the property where the landscape was installed.
Section 6. Signage Requirements. All signage on the Real Estate shall comply with the
UDO except as specified in Section 6.1.
Section 6.1 Program for Signs. Conner Prairie shall submit a program for signs
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including Sign; Classification, number, Area, Maximum Height, Location, Design, and
Illumination at the time of ADLS or Development Plan review by the Plan Commission.
Conner Prairie shall adhere to signage requirements as specified within the UDO. The
Plan Commission shall have the authority to review and approve such program subject to
the approval of any variance which may be necessary from the applicable UDO sign
standards. Signage within zone 1 designated for Conner Prairie Museum or partner
operational use and not visible from the public ROW shall be exempt from review and
approval by DOCS staff. Approval of a program for signs shall govern the installation of
Signs on the Real Estate and may be amended by the Plan Commission or DOCS Staff
subject to the procedure for ADLS Amendment under the UDO.
Section 6.2 Sign Illumination. Lighting should not be overly intense for the area of
illumination and consider the impact on the surrounding environment. A maximum of 0.1
foot-candle overspill onto adjacent properties or roadways is permitted. Lighting shall be
designed and located to prevent overspill and keep lighting within the site, unless
otherwise noted. Lighting within commercial sites shall not exceed a maximum of 3.00
foot-candles for signage to be lit.
Section 7. Lighting Requirements. All Lighting on the Real Estate shall comply with the
UDO as amended below.
Section 7.1. Street Lights. Street lighting in perimeter road rights-of-way shall meet all
applicable City standards and be reviewed by the City. Public street lighting shall use the
most current American National Standard Practice for Roadway Lighting ANSI/IESNA
RP-08 as guidance for all public street lighting.
Section 7.2. Site Lighting. All site lighting accessory to Uses within the Real Estate
shall comply with the following standards.
A. All site lighting shall be coordinated throughout the Real Estate and be of
uniform design and materials.
B. Exterior lighting of the Building or site shall be designed so that (i) light is not
directed off the site and (ii) the light source is shielded from direct offsite
viewing.
C. Lighting should not be overly intense for the area of illumination and consider
the impact on the surrounding environment. A maximum of 0.1 foot-candle
overspill onto adjacent properties or roadways is permitted. Lighting shall be
designed and located to prevent overspill and keep lighting within the site,
unless otherwise noted. Lighting within commercial sites shall not exceed
3.00 foot-candles for areas intended to be lit. If safety concerns are present,
the lighting maximum may be raised up to a maximum of 6.00 foot candles in
targeted areas. After operating hours, on-site lighting shall be dimmed, turned
off, or use a lighting sensor to help lower lighting intensity. Street lighting and
trail lighting shall provide the minimally necessary amount of lighting for
public safety.
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D. Exterior lighting shall be architecturally integrated with the Building style,
material and color.
E. All exterior ground-mounted architectural, display and decorative lighting
shall be generated from concealed, low-level fixtures.
F. Light fixtures in parking areas shall not exceed twenty-five (25) feet. The
height of light fixtures within ninety (90) feet of detached single-family
residential uses shall not exceed fifteen (15) feet. Trailside light fixtures shall
be bollard style and not exceed four (4) feet in height.
G. All pole mounted lighting fixtures shall have 90-degree cut off and/or flat
lenses.
H. All building mounted lighting fixtures shall be integrated into the building
design and provide full cut-off shielding.
I. Lighting shall comply with dark sky friendly goals by minimizing light
pollution, light brightness and preventing negative effects on the natural
environment. Lighting shall be designed to be environmentally responsible,
while keeping users safe. By following the principles within the dark sky
friendly goals Conner Prairie can decrease energy waste, support the natural
environment and keep lighting costs low.
J. The International Dark-Sky Association (IDA) recommends the principles
listed below to help guide lighting decisions and reduce light pollution.
Ensure that exterior lighting is:
1. Useful - Use only lighting that is necessary and has a defined purpose,
for example parking lot lighting or pathway lighting for safety.
Placement of useful lighting shall have a designated purpose and
consider the impacts of the lighting for the surrounding Eco-system.
2. Targeted - Lighting shall be targeted or directed to shed light on specific
areas. Shielding or directing the beam of light should be used to direct
lighting downward and prevent overspill. Lighting shall not be excessive
and shall consider innovative techniques to prevent overspill. Glare and
contrast should be prevented when designing, locating and selecting
lighting.
3. Low Light - Lighting shall be at the lowest required lighting level to
keep brightness and overspill levels low. Lighting levels shall consider
the surrounding context and materials.
4. Controlled - Lighting shall be controlled with the use of timers or
motion detectors to assist with using lighting only when needed.
Controlled lighting helps provide lighting for safety, and promotes
environmentally responsible lighting. Lighting should be available when
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necessary, for example late in the evening, or dimmed/turned off when
lighting is no longer necessary or minimal lighting is needed, for
example at the close of business.
5. Appropriately Colored - Lighting shall be appropriately colored for the
context in which it is installed. Use of warmer lighting
Section 8. Parking Requirements. All parking on the Real Estate shall comply with the
UDO as amended below.
Section 8.1. Automobile Parking and Bicycle Parking.
A. Except as provided in this section below, the requirements set forth the UDO
and shall apply in computing the number of required parking spaces, and in
determining design standards thereof.
B. For all Retail and Museum Uses four (4) spaces per one thousand (1,000)
square feet of Gross Floor Area (“GFA”) are required.
C. For all Office Uses one (1) space per three hundred (300) square feet of GFA
is required.
D. Off-street parking areas for two (2) or more different uses may be provided
collectively, as one parking area (also known as “shared parking”).
E. The total number of spaces provided may be less than the aggregate required
number of spaces for multiple uses; provided it is established to the
Department’s satisfaction that adjacent buildings have uses that require
parking at complementary times of the day, or complimentary days of the
week, then the total number of shared parking spaces provided shall be less
than the total of the minimum number of spaces required for each individual
use.
F. Land-banked parking is also permitted (in addition to shared parking) to
achieve further reductions in parking counts and areas used for parking based
on final site configuration. Land-banked parking will be established to the
Department’s satisfaction at the time of Development Plan review. Land-
banked parking may be preserved as native or turf grass mowed regularly as
shown on an approved Development Plan.
F.G. Access drives into parking areas shall be strategically placed so that they
do not create vehicular conflicts with turns nor create disruptions and conflicts
with pedestrian access. Shared parking is encouraged to minimize the number
of unnecessary drives. Adjacent/adjoining parking lots shall be interconnected
by internal driveway and coordinated to accommodate pedestrian access.
Adjacent/adjoining parking lots shall be interconnected by internal driveway
and coordinated to accommodate pedestrian access.
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G.H. Paths within parking lots of more than one row shall be integrated to
accommodate pedestrians safely from parking areas to sidewalks, walkways
and/or Buildings(s). Such paths shall be identified by curbing, landscaped
buffers, and/or bollards and striping.
H.I. Parking areas may be constructed without required curb in areas necessary
to accommodate approved storm water management practices. The
elimination of curbing shall be subject to review and approval by Carmel
Engineering to ensure that elimination of curbing is necessary for the proper
function of the proposed storm water treatment system. Parking bumpers
shall be provided in instances where curb is deleted. See last page of Exhibit
B for examples of implementation of stormwater management methods.
I.J. Parking shall be paved with asphalt, concrete, decorative pavers in a pervious
or impervious application. Overflow parking shall be reinforced turf or turf
block systems within drive aisles and/or emergency access zones. All other
overflow parking can be native or turf grass mowed regularly.
J.K. Long-term bike storage will be provided within each building on site at the
ratio of 1.5 spaces per 20 employees, with a minimum of 2 spaces.
K.L. Short-term bicycle parking will be provided on site with a ratio of 1 space
per 20 automobile spaces, with a minimum of 20 spaces within close
proximity of trail amenities and public buildings on site.
Section 8.2. Off-Street Loading and Service Area Requirements.
A. Off-street loading and service areas shall be required. The number, size,
configuration and distribution of these areas shall be as shown on an approved
DP.
B. Loading docks, solid waste facilities, recycling facilities, and other service
areas shall be placed generally to the rear or side of Buildings.
Section 9. Additional Requirements and Standards.
Section 9.1. Rights-of-way. and Access.
A. The required right-of-way for the 146th Street shall be the existing right-of-
way.
B. Internal Street width and cross-section shall meet the City of Carmel Local
Street Standards.
C. The configuration of vehicular access into the Real Estate shall be provided as
follows:
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1. Up to two (2One (1) public road cutscut connecting into the Conner
Prairie propertyReal Estate from River Road at Cherry Creek Boulevard
shall be required.
2. Up to two (2) driveway cuts for maintenance/Conner Prairie access only
from River Road. north of Cherry Creek Boulevard shall be permitted.
Private driveway cuts shall be gated.
3. One (1) driveway cut connecting into the Conner Prairie property form
River Road shall be permitted.
D. No vehicular access shall be permitted from 146th Street.
E. No vehicular connection internal to the Real Estate shall be provided between
Community Drive and Cherry Creek Boulevard as generally illustrated on the
Concept Plan.
F. Zone 1 shall have access restricted after business hours, and Conner Prairie
will be responsible for security and access management.
G. Zone 2 shall have a colocation of uses, and site access will be 24 hours a day.
Conner Prairie and partner users will be responsible for security.
H. All Special Events shall require review by the City of Carmel DOCS and
Police Department for access and on-site parking.
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.
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C. Connections shall be provided between internal paths/sidewalks and the paths
along River Road and 146th Street.
D. Paths/sidewalks may be located within or outside the right-of-way. The final
location of internal paths/sidewalks is subject to existing easements and final
engineering. Construction of the White River Greenway proposed by Carmel
Clay Parks and Recreation shall be permitted following Conner Prairie
approval and recording of easements on Conner Prairie property. Further
detail will be provided at time of Development Plan submittal.
E. If the internal paths/sidewalks are prevented from being installed as generally
shown on the Concept Plan, then an alternative path/sidewalk location may be
provided that still provide access within the subject area of the Real Estate.
Further detail will be provided at time of Development Plan submittal.
F. Pathways shall connect and align with the existing sidewalk and pathway
connections adjacent to the site.
G. A pedestrian circulation plan will be submitted for the Real Estate at the time
the first Development Plan is submitted and will be updated as Development
Plans are submitted in the future to ensure compliance with the requirements
of this Section 9.2.
H. Existing Public Access or Pedestrian Easements shall be identified on all
Development Plans.
I. 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 Greenway.
Section 9.3. Road Improvement Requirements. Development of the Real Estate shall
meet all applicable Thoroughfare Plan related improvement requirements as identified in
and required under the UDO unless otherwise provided for in this Conner Prairie
Ordinance for only the street connections to River Road as shown on the Concept Plan.
Section 9.4. Stormwater Management. Sustainable stormwater management techniques
shall be employed to minimize the development’s impact on stormwater. Stormwater
shall be mitigated on-site at a ratio permissible by City of Carmel stormwater standards.
Opportunities such as bioswales, sustainable landscaping, and permeable materials shall
be considered. examples of which are illustrated on the last page of Exhibit B. The
following includes a list of some best practices that can be utilized in combination on the
site to mitigate and capture stormwater runoff:
A. Stormwater Curb Extension. These physical and visual improvements help
narrow the existing roadway width and create traffic calming along
internal streets. Curb extensions can create shorter and safer pedestrian
crossings and also provide space that can be used for street amenities,
plantings, and bio-retention.
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B. Pervious Surfaces consistent with water quality calculations contained in
Chapter 700 of the Stormwater Technical Standards Manual.
C. Stormwater Presettling Zone. An area made up of cobbles or concrete
intends to capture pollution, debris, and sediment. The designation of
these zones helps to target maintenance in areas to avoid and remove
sediment build-up.
D. Rain Gardens consistent with water quality calculations contained in
Chapter 700 of the Stormwater Technical Standards Manual. Bioswales
consistent with water quality calculations contained in Chapter 700 of the
Stormwater Technical Standards Manual.
E. Wetland Banking/Bioretention. Active wetland banking or bio-retention
efforts on site shall reduce stormwater requirements at a 1-1 ratio.
F. Green roof system covering at least twenty-five percent (25%) of the roof
area.
G. Native trees making up at least 75% of the total tree count as determined
by the Urban Forester.
H. Existing tree protection – Proper tree preservation of at least ten percent
(10%) of the Bufferyard or twenty-five (25) inches of trunk diameter
(DBH) within the property.
I. Foundation planting areas that are asymmetrical or curvilinear provided
that the required amount of space is landscaped.
J. Parking Lot Interior Planting areas that are asymmetrical or curvilinear,
provided that the required amount of space is landscaped.
K. Soil Volume Replacement Technology (Silva cell or similar) to provide
connectivity of planting beds or to provide each tree with at least 200
square feet of root volume as determined by the Urban Forester.
Section 10. Procedural Provisions.9.5. Overflow Parking. Parking for ticked events
taking place at Conner Prairie on the east side of the White River shall not be provided on
the Real Estate.
Section 9.6. Public Address System(s). The use of Public Address Systems shall be
limited to public safety messaging only.
Section 10. Procedural Provisions.
Section 10.1. Development Plans and ADLS.
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A. Development Plan (“DP”) and/or architectural design, exterior lighting,
landscaping and signage (“ADLS”) approval by the Plan Commission,”), as
prescribed in UDO, shall be required prior to the issuance of an Improvement
Location Permit to determine if the DP and ADLS satisfysatisfies the
Development Requirements specified within this Conner Prairie Ordinance.
B. The Real Estate shall be developed in compliance with the Concept Plan and
Architectural Standards subject to provisions in section 4.4.
C. Substantial compliance shall be regulated in the same manner as the
“substantially or materially altered” provisions of the UDO as it applies to
Development Plans.
D. Architectural design, exterior lighting, landscaping and signage (“ADLS
Approval”) approval by the Plan Commission, as prescribed in UDO, shall
be required for all Buildingsprior to the issuance of an Improvement Location
Permit to determine if the ADLS satisfies the Development Requirements
specified within this Conner Prairie Ordinance.
E. If there is a Substantial Alteration in any approved DP or ADLS, review and
approval of the amended plans shall be made by the Plan Commission, or a
Committee thereof, pursuant to the Plan Commission’s rules of procedure.
Minor Alterations shall be approved by the Director.
Section 10.2. Subdivision of the Real Estate.
A. With respect to any portion of the Real Estate, the platting into smaller
sections shall be permitted, but shall not be required in order to divide the
Real Estate into smaller areas for purposes of conveying title to a parcel or
creating separate tax parcels. Platting or otherwise dividing the Real Estate
into smaller parcels for the purpose of conveying title or creating separate tax
parcels shall not create property lines to which setback or any other standards
of this Conner Prairie Ordinance shall be applied, provided that development
of the parcels conforms to an approved Development Plan.
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.
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Section 10.4. Variance of Development Requirements. The BZA may authorize
Variances from the terms of the Conner Prairie Ordinance, subject to the procedures
prescribed in the UDO.
Section 11. Violations and Enforcement. All violations and enforcement of this Conner
Prairie Ordinance shall be subject to the requirements of the UDO.
Section 12. Exhibits. All of the Exhibits (A-G) on the following pages are attached to this
Conner Prairie Ordinance, are incorporated by reference into this Conner Prairie Ordinance and
are part of this Conner Prairie Ordinance.
The remainder of this page is left blank intentionally.
Exhibit “A” – Page 1 of 4
Exhibit “A”
(Legal Description)
A part of Section 23 and Section 24, Township 18 North, Range 4 East of the 2nd Principal Meridian, Clay
Township, Hamilton County, Indiana, described more particularly as follows:
Commencing at the Northeast corner of said Section 23 thence North 89 degrees 15 minutes 40 seconds West
(assumed bearing) along the North line of the Northeast Quarter of said Section 23 a distance of 337.40 feet; thence
South 20 degrees 07 minutes 12 seconds West a distance of 149.74 feet to the Southwest intersection of the rights-
of-way of 146th Street and River Road as described in Instrument No. 200100065741 in the Office of the Recorder
of Hamilton County, Indiana; thence South 86 degrees 23 minutes 21 seconds East a distance of 130.67 feet to the
Point of Beginning being the Southeast intersection of said rights-of-way for 146th Street and River Road (the
following eight courses being along the Southerly right-of-way of 146th Street per said Instrument No.
200100065741); (1) thence South 89 degrees 15 minutes 53 seconds East a distance of 423.63 feet to a point on a
non-tangent curve to the left having a radius of 6650.26 feet, the radius point of which bears North 00 degrees 44
minutes 08 seconds East; (2) thence Easterly along said curve an arc distance of 596.98 feet to a point which bears
South 04 degrees 24 minutes 28 seconds East from said radius point; (3) thence North 81 degrees 27 minutes 58
seconds East a distance of 136.79 feet to a point on a non-tangent curve to the right having a radius of 6482.94 feet,
the radius point of which bears South 04 degrees 24 minutes 29 seconds East; (4) thence Easterly along said curve
an arc distance of 556.05 feet to a point which bears North 00 degrees 30 minutes 23 seconds East from said radius
point; (5) thence South 89 degrees 29 minutes 37 seconds East a distance of 126.94 feet; (6) thence South 86 degrees
38 minutes 21 seconds East a distance of 558.90 feet; (7) thence North 84 degrees 36 minutes 40 seconds East a
distance of 110.62 feet; (8) thence North 89 degrees 25 minutes 33 seconds East a distance of 238.80 feet; thence
continuing on the Easterly extension of said right-of-way North 89 degrees 25 minutes 33 seconds East a distance of
115.74 feet to the middle of White River (the following two courses being along the middle of White River); (1)
thence South 03 degrees 25 minutes 34 seconds West a distance of 868.05 feet; (2) thence South 17 degrees 02
minutes 49 seconds West a distance of 564.64 feet; thence North 90 degrees 00 minutes 00 seconds West a distance
of 3212.80 feet to the Easterly right-of-way of River Road per said Instrument No. 200100065741 being a point on a
non-tangent curve to the right having a radius of 1443.57 feet, the radius point of which bears South 66 degrees 45
minutes 59 seconds East (the following five courses being along said Easterly right of way); (1) thence
Northeasterly along said curve an arc distance of 311.27 feet to a point which bears North 54 degrees 24 minutes 43
seconds West from said radius point; (2) thence North 35 degrees 35 minutes 17 seconds East a distance of 426.04
feet to a point on a tangent curve to the left having a radius of 820.21 feet, the radius point of which bears North 54
degrees 24 minutes 43 seconds West; (3) thence Northerly along said curve an arc distance of 507.62 feet to a point
which bears South 89 degrees 52 minutes 19 seconds East from said radius point; (4) thence North 00 degrees 07
minutes 41 seconds East a distance of 258.32 feet; (5) thence North 34 degrees 37 minutes 42 seconds East a
distance of 27.30 feet to the Point of Beginning, containing 95.82 acres, more or less.
ALSO, A part of Section 23 and Section 24, Township 18 North, Range 4 East of the 2nd Principal Meridian, Clay
Township, Hamilton County Indiana, described more particularly as follows:
Commencing at the Northeast corner of said Section 23 thence North 89 degrees 15 minutes 40 seconds West
(assumed bearing) along the North line of the Northeast Quarter of said Section 23 a distance of 337.40 feet; thence
South 20 degrees 07 minutes 12 seconds West a distance of 149.74 feet to the Southwest intersection of the rights-
of-way of 146th Street and River Road as described in Instrument No. 200100065741 in the Office of the Recorder
of Hamilton County Indiana; thence South 86 degrees 23 minutes 21 seconds East a distance of 130.67 feet to the
Southeast Intersection of said rights-of-way for 146th Street and River Road (the following eight courses being
along the Southerly right-of-way of 146th Street per said Instrument No. 200100065741); (1) thence South 89
degrees 15 minutes 53 seconds East a distance of 423.63 feet to a point on a non-tangent curve to the left having a
radius of 6650.26 feet, the radius point of which bears North 00 degrees 44 minutes 08 seconds East; (2) thence
Easterly along said curve an arc distance of 596.98 feet to a point which bears South 04 degrees 24 minutes 28
seconds East from said radius point; (3) thence North 81 degrees 27 minutes 58 seconds East a distance of 136.79
feet to a point on a non-tangent curve to the right having a radius of 8482.94 feet, the radius point of which bears
South 04 degrees 24 minutes 29 seconds East; (4) thence Easterly along said curve on arc distance of 556.05 feet to
a point which bears North 00 degrees 30 minutes 23 seconds East from said radius point; (5) thence South 89
degrees 29 minutes 37 seconds East a distance of 126.94 feet; (6) thence South 86 degrees 38 minutes 21 seconds
East a distance of 558.90 feet; (7) thence North 84 degrees 36 minutes 40 seconds East a distance of 110.62 feet; (8)
Exhibit “A” – Page 2 of 4
thence North 89 degrees 25 minutes 33 seconds East a distance of 238.80 feet; thence continuing on the Easterly
extension of said right-of-way North 89 degrees 25 minutes 33 seconds East a distance of 115.74 feet to the middle
of White River (the following fifteen courses being along the middle of White River); (1) thence South 03 degrees
25 minutes 34 seconds West a distance of 868.05 feet; (2) thence South 17 degrees 02 minutes 49 seconds West a
distance of 564.64 feet to the Point of Beginning; continuing along said middle of White River (3) South 17 degrees
02 minutes 49 seconds West a distance of 139.05 feet; (4) South 28 degrees 27 minutes 57 seconds West a distance
of 416.99 feet; (5) South 37 degrees 51 minutes 00 seconds West a distance of 663.92 feet; (6) South 52 degrees 32
minutes 21 seconds West a distance of 1179.72 feet; (7) South 49 degrees 41 minutes 24 seconds West a distance of
486.85 feet; (6) South 71 degrees 49 minutes 57 seconds West a distance of 547.51 feet; (9) South 82 degrees 36
minutes 39 seconds West a distance of 440.89 feet; (10) North 76 degrees 05 minutes 17 seconds West a distance of
632.46 feet; (11) South 82 degrees 58 minutes 25 seconds West a distance of 755.39 feet; (12) South 71 degrees 13
minutes 00 seconds West a distance of 284.98 feet; (13) South 63 degrees 51 minutes 36 seconds West a distance of
728.98 feet; (14) South 47 degrees 16 minutes 22 seconds West a distance of 414.17 feet; (15) South 56 degrees 38
minutes 24 seconds West a distance of 760.21 feet; thence North 00 degrees 53 minutes 10 seconds West a distance
of 589.57 feet to the physical centerline of River Rood (the following seventeen courses being along the centerline
of River Rood) and a point on a non-tangent curve to the right having a radius of 1232.86 feet, the radius point of
which bears South 50 degrees 07 minutes 52 seconds East; (1) Northeasterly along said curve an arc distance of
153.01 feet to a point which bears North 43 degrees 01 minutes 14 seconds West from said radius point; (2) North
46 degrees 58 minutes 46 seconds East a distance of 613.46 feet; (3) North 47 degrees 01 minutes 38 seconds East a
distance of 316.41 feet; (4) North 47 degrees 13 minutes 52 seconds East a distance of 257.68 feet to a point on a
non-tangent curve to the right having a radius of 1427.15 feet, the radius point of which bears South 42 degrees 44
minutes 11 seconds East; (5) Northeasterly along said curve an arc distance of 338.21 feet to a point which bears
North 29 degrees 09 minutes 29 seconds West from said radius point; (6) North 59 degrees 08 minutes 15 seconds
East a distance of 205.20 feet; (7) North 59 degrees 26 minutes 13 seconds East a distance of 210.95 feet; (8) North
59 degrees 38 minutes 43 seconds East a distance of 416.86 feet; (9) North 59 degrees 38 minutes 13 seconds East a
distance of 213.74 feet; (10) North 58 degrees 29 minutes 55 seconds East a distance of 204.22 feet; (11) North 56
degrees 48 minutes 58 seconds East a distance of 84.84 feet; (12) North 52 degrees 56 minutes 19 seconds East a
distance of 64.43 feet to a point on a non-tangent curve to the left having a radius of 397.42 feet, the radius point of
which bears North 38 degrees 31 minutes 23 seconds West; (13) Northeasterly along said curve an arc distance of
191.02 feet to a point which bears South 66 degrees 03 minutes 44 seconds East from said radius point; (14) North
24 degrees 29 minutes 46 seconds East a distance of 51.87 feet; (15) North 23 degrees 01 minutes 40 seconds East a
distance of 99.76 feet; (16) North 21 degrees 20 minutes 03 seconds East a distance of 151.74 feet; (17) North 21
degrees 14 minutes 47 seconds East a distance of 243.57 feet to the Southerly right-of-way of River Road (the
following four courses being along the Easterly right-of-way of River Road); (1) South 68 degrees 11 minutes 57
seconds East a distance of 16.50 feet; (2) North 58 degrees 19 minutes 28 seconds East a distance of 81.65 feet; (3)
North 21 degrees 46 minutes 03 seconds East a distance of 191.51 feet to a point on a tangent curve to the right
having a radius of 1443.57 feet, the radius point of which bears South 68 degrees 11 minutes 57 seconds East; (4)
Northeasterly along said curve an arc distance of 36.10 feet to a point which bears North 66 degrees 45 minutes 59
seconds West from said radius point; thence North 90 degrees 00 minutes 00 seconds East a distance of 3212.80 feet
to the Point of Beginning, containing 186.14 acres, more or less.
EXCEPT, Part of Section 23 and Section 24, Township 18 North, Range 4 East, Clay Township, Hamilton County,
Indiana. More particularly described as follows:
Commencing at the Northeast corner of said Section 23; thence North 89 degrees 15 minutes 40 seconds West
(assumed bearing) along the North line of the Northeast quarter of said Section 23 a distance of 337.40 feet; thence
South 20 degrees 07 minutes 12 seconds West, a distance of 149.74 feet to the Southwest intersection of the rights-
of-way of 146th Street and River Road as described in Instrument Number 200100065741 in the Office of the
Recorder of Hamilton County, Indiana; thence South 86 degrees 23 minutes 21 seconds East a distance of 130.67
feet to the Southeast intersection of said rights-of-way for 146th Street and River Road (the following eight courses
being along the Southerly right-of-way of 146th Street per said Instrument Number 200100065741); 1) thence South
89 degrees 15 minutes 53 seconds East a distance of 423.63 feet to a point on a non-tangent curve; 2) thence 596.85
feet along said curve to the left having a radius of 6650.26 feet and subtended by a long chord having a bearing of
North 88 degrees 09 minutes 50 seconds East and a length of 596.65 feet; 3) thence North 81 degrees 27 minutes 56
seconds East a distance of 136.79 feet to a point on a non-tangent curve; 4) thence 556.06 feet along said curve to
the right having a radius of 6482.94 feet and subtended by a long chord having a bearing of North 88 degrees 02
minutes 57 seconds East and a length of 555.89 feet; 5) thence South 89 degrees 29 minutes 37 seconds East a
distance of 126.04 feet; 6) thence South 86 degrees 38 minutes 21 seconds East a distance of 558.90 feet; 7) thence
Exhibit “A” – Page 3 of 4
North 04 degrees 36 minutes 40 seconds East a distance of 110.62 feet; 8) thence North 89 degrees 25 minutes 33
seconds East a distance of 238.80 feet; 9) thence continuing the Easterly extension of said right-of-way North 89
degrees 25 minutes 33 seconds East a distance of 115.74 feet to the middle of White River (the following fifteen
courses being along the middle of White River); 1) thence South 03 degrees 25 minutes 34 seconds West a distance
of 868.05 feet; 2) thence South 17 degrees 02 minutes 49 seconds West a distance of 564.64 feet; 3) thence South 17
degrees 02 minutes 49 seconds West a distance of 139.05 feet; 4) thence South 28 degrees 27 minutes 57 seconds
West a distance of 416.99 feet; 5) thence South 37 degrees 51 minutes 00 seconds West a distance of 663.92 feet; 6)
thence South 52 degrees 32 minutes 21 seconds West a distance of 1179.72 feet; 7) thence South 49 degrees 41
minutes 24 seconds West a distance of 486.85 feet; 8) thence South 71 degrees 49 minutes 57 seconds West a
distance of 547.51 feet; 9) thence South 82 degrees 36 minutes 39 seconds West a distance of 440.89 feet; 10)
thence North 76 degrees 05 minutes 17 seconds West a distance of 832.46 feet; 11) thence South 82 degrees 58
minutes 25 seconds West a distance of 755.39 feet; 12) thence South 71 degrees 13 minutes 00 seconds West a
distance of 264.98 feet; 13) thence South 63 degrees 51 minutes 36 seconds West a distance of 726.98 feet; 14)
thence South 47 degrees 16 minutes 22 seconds West a distance of 414.17 feet; 15) thence South 56 degrees 38
minutes 24 seconds West a distance of 760.21 feet; thence North 00 degrees 53 minutes 10 seconds West a distance
of 510.67 feet to the place of beginning.
Thence North 00 degrees 53 minutes 10 seconds West a distance of 78.91 feet to the physical centerline of River
Road (the following seventeen courses being along the centerline of River Road); 1) thence 153.00 feet along a
curve to the right having a radius of 1232.86 feet and subtended by a long chord having a bearing of North 43
degrees 25 minutes 27 seconds East and a length of 152.90 feet; 2) thence North 46 degrees 58 minutes 46 seconds
East a distance of 613.46 feet; 3) thence North 47 degrees 01 minutes 36 seconds East a distance of 316.41 feet; 4)
thence North 47 degrees 13 minutes 52 seconds East a distance of 257.68 feet to a non-tangent curve; 5) thence
338.21 feet along said curve to the right having a radius of 1427.15 feet and subtended by a long chord having a
bearing of North 54 degrees 03 minutes 10 seconds East and a length of 337.43 feet; 6) thence North 59 degrees 06
minutes 15 seconds East a distance of 205.20 feet; 7) thence North 59 degrees 26 minutes 13 seconds East a distance
of 210.95 feet; 8) thence North 59 degrees 38 minutes 29 seconds East a distance of 416.86 feet; 9) thence North 59
degrees 38 minutes 13 seconds East a distance of 213.74 feet; 10) thence North 58 degrees 29 minutes 55 seconds
East a distance of 204.22 feet; 11) thence North 56 degrees 46 minutes 56 seconds East a distance of 84.84 feet; 12)
thence North 52 degrees 56 minutes 19 seconds East a distance of 64.43 feet to a non-tangent curve; 13) thence
191.02 feet along said curve to the left having a radius of 397.42 feet and subtended by a long chord having a
bearing of North 37 degrees 42 minutes 27 seconds East and a length of 189.19 feet; 14) thence North 24 degrees 29
minutes 46 seconds East a distance of 51.87 feet; 15) thence North 23 degrees 01 minutes 40 seconds East a distance
of 99.76 feet; 16) thence North 21 degrees 20 minutes 03 seconds East a distance of 151.74 feet; 17) thence North
21 degrees 14 minutes 47 seconds East a distance of 243.57 feet to the southerly right-of-way of River Road per
Instrument Number 200100065741; thence South 88 degrees 11 minutes 57 seconds East, along said right-of-way a
distance of 16.50 feet; thence North 56 degrees 19 minutes 26 seconds East a distance of 59.93 feet; thence South 21
degrees 14 minutes 47 seconds West a distance of 298.15 feet; thence South 21 degrees 20 minutes 03 seconds West
a distance of 152.52 feet; thence South 23 degrees 01 minutes 40 seconds West a distance of 101.14 feet; thence
South 24 degrees 29 minutes 46 seconds West a distance of 52.27 feet to a non-tangent curve; thence 215.46 feet
along said curve to the right having a radius of 447.42 feet and subtended by a long chord having a bearing of South
37 degrees 45 minutes 56 seconds West and a length of 213.38 feet; thence South 52 degrees 56 minutes 19 seconds
West a distance of 66.73 feet; thence South 56 degrees 46 minutes 56 seconds West a distance of 87.27 feet; thence
South 58 degrees 29 minutes 55 seconds West a distance of 205.47 feet; thence South 59 degrees 38 minutes 13
seconds West a distance of 214.24 feet; thence South 59 degrees 38 minutes 29 seconds West a distance of 416.78
feet; thence South 59 degrees 26 minutes 13 seconds West a distance of 210.72 feet; thence South 59 degrees 06
minutes 15 seconds West a distance of 205.82 feet to a non-tangent curve; thence 327.12 feet along said curve to the
left having a radius of 1377.15 feet and subtended by a long chord having a bearing of South 54 degrees 04 minutes
06 seconds West and a length of 326.35 feet; thence South 47 degrees 13 minutes 52 seconds West a distance of
257.56 feet; thence South 47 degrees 01 minutes 36 seconds West a distance of 316.32 feet; thence South 46 degrees
58 minutes 46 seconds West a distance of 613.42 feet to a non-tangent curve; thence 206.59 feet along said curve to
the left having a radius of 1182.86 feet and subtended by a long chord having a bearing of South 41 degrees 58
minutes 33 seconds West and a length of 206.33 feet to the place of beginning. Containing 4.449 acres. More or
less.
Exhibit “A” – Page 4 of 4
Exhibit “A”
(Legal Description)
Exhibit “B” Page 1 of 1
Exhibit “B”
(Concept Plan)
See following 78 pages
Exhibit “C” Page 1 of 1
Exhibit “C”
(District / Zone Map)
Exhibit “C” Page 1 of 1
See following page
Exhibit “D” Page 1 of 1
Exhibit “D”
(Architectural Character Imagery)
See following 67 pages
Exhibit “E” Page 1 of 9
Exhibit “E”
(Architectural Standards)
1. Purpose:
a. The purpose of these architectural and design standards is to establish design
parameters for the development of the Conner Prairie District. The site is divided
into two different zones, which all have unique purposes but will serve together as
a cohesive, multi-dimensional, sustainable, and walkable campus.
b. These standards are intended to advance the level of design and promote
innovation for architecture, site layout, walkability, parking, signs, lighting, and
other distinct features.
c. The Conner Prairie District is a unique and inviting place. The District's design
aims to complement the activities taking place with a design that equally engages
the social, physical, and emotional well-being of our natural surroundings and the
health of the people engaging in it.
d. The well-being of our natural surroundings will be a message that carries through
with our sustainable approach to building design and the very message of the
Food, Farm, and Energy Experience (FFEE) expansion of Conner Prairie to the
west side of the White River. Best practices in sustainable architecture and
sitework are encouraged including energy efficiencies, material, finishes, and
design. LEED or other certification is nor required, but may be sought as
individual buildings are developed.
e. The sustainable message of the Conner Prairie district is a similar goal of the
Carmel Clay Parks and Recreation Public. It has led to a natural partnership with
them by supporting the expansion of the White River trail through the heart of the
District.
f. Public and private bike and pedestrian paths will support the new museum FFEE
campus, commercial buildings, White River Education and Ecology Center
(WREEC), shopping/retail, and dining. Other amenity areas will offer social,
physical, and educational activities within the Conner Prairie District.
g. The General Design Principles create a design philosophy that will influence the
landscape design of the PUD and the architectural styles of the sites and buildings
within both zones of the District to create a flexible design framework where
diverse and creative solutions can coexist thematically with the Conner Prairie
brand. Design and architectural standards will ensure that the new development is
attractive, cohesive, and contains thriving and inviting public spaces.
2. General Design Principles. The District and any future standards shall adhere to the
following general design principles:
Exhibit “E” – Page 2 of 9
a. Design within this PUD will exemplify Contemporary Prairie Style Architecture.
This overall style and aesthetic shall be considerate and in the spirit of the
following five elements of defining character:
i. Connection of indoor and outdoor experience and space;
ii. Use of strong horizontal elements;
iii. Celebration of craftsmanship;
iv. Use of natural materials;
v. Incorporation of built elements to form masses. (including clustering of
buildings to form a campus like feel).
b. The design philosophy is intended to create a unique, inviting, and visually
stimulating location that is part of the natural setting. Building orientation, scale,
and placement will be regulated to ensure proper transitioning between the areas
in a manner that is mindful of the site's natural setting.
c. The design shall complement nature and create an environmentally conscious,
natural-looking area that is safe, friendly, dynamic, educational, inter-
generational, and perceived as one of the core nodes of the White River
Greenway. The District shall include a mix of land uses, attractive development,
safe pedestrian connections, activated public spaces, and remain compatible with
neighboring residential and recreational uses.
d. Even in contemporary and technology-driven buildings, there are ways to
breakdown the physical barrier between man and nature. The Conner Prairie
District will utilize a natural architectural style as a pattern language to guide the
layout, design, and functionality of our sustainable campus. There will be
enhanced pedestrian, bicycle, and vehicular connectivity throughout the area.
e. The entries into the site will create gateways cohesively branded as the Conner
Prairie Innovation District with monument signage at key entryways. This District
will also include directional & informational signage that creates a welcoming
entrance for the local community and visitors to the District. Streets and
sidewalks internal to the site will connect the District in a safe and attractive
manner to reinforce its integration into the existing community fabric. Access
points will ensure safe and efficient traffic flow.
f. Internal roads to the site and River Road will serve as the primary thoroughfares
for orienting buildings, public spaces, pedestrian connections, and parking.
g. Public open space will be distributed throughout the District, including visual
landscape relief and complementing the built environment for the enjoyment of
residents and visitors. The District will be supportive of opportunities for
community interaction and gathering.
Exhibit “E” – Page 3 of 9
h. Each use shall not have an adverse impact upon adjacent street capacity, safety,
utilities, and other City services. The 2023 traffic study will be referenced when
evaluating future Development Plans for the site. In addition, care has been taken
to mitigate visibility from nearby residences by pushing development as far from
River Road as possible, incorporating a large, vegetated buffer, and setback and
height restrictions on site.
i. The use of “Franchise Architecture” or otherwise architecture creating a false
sense of history is prohibited in Zone 2. Throughout the district. Franchise
Architecture means and refer to building design that is trademarked or identified
with a particular chain or corporation and is generic in nature.
3. Description of the District. The Conner Prairie District contains two (2) zones, which
permit a mix of uses and contain unique identifiers. Those zones include: (1) Food, Farm
and Energy Experience (FEEE); and (2) Land, Water and Energy Innovation District. The
location and designation of those zones is shown on Exhibit C.
a. Zone 1: The Food, Farm, and Energy Experience (FEEE). This area includes an
expansion of Conner Prairie on the west side of the White River, which shall
focus on how food production, farm, and energy production is transforming to
meet the need to feed 10-billion people by 2050. There will be a focus on
traditional horizontal lines that guide the agricultural industry's efficient land use
and design and Contemporary Prairie Style architecture.
b. Zone 2: The Land, Water and Energy Innovation District (LWEID). This zone
and its design shall bridge the native prairie landscape of the FFEE and the
modern design of a commercial office setting. A Contemporary Prairie Style will
utilize natural building components and modern building components that support
a transitional design that is unique, aesthetically pleasing, and functional. The
focal buildings will include the White River Education and Ecology Center, a
partnership with the Carmel Clay Parks and Recreation Department, and the
Land, Water, and Energy Innovation Center (a commercial office building
marketed to businesses and individuals who are focused on creating a sustainable
future).
4. Overall Design Standards:
a. General: To facilitate the sustainable message of the Conner Prairie District brand, the
anticipated design of the campus and the architectural styles of the buildings
will offer variations on the natural theme but be similar and complementary.
Contemporary Prairie Style architecture features low-pitched hipped roofs
with deep overhangs, low but strong horizontal lines, and bands of windows
and natural styled materials.
Exhibit “E” – Page 4 of 9
b. Building Orientation and Parking Placement and Design:
1. Buildings shall be oriented on the property to ensure full pedestrian access and
circulation on the site and shall be oriented so that at least one main entrance
faces an internal street and/or pedestrian pathway. The main entrance must be
in the façade of the principal frontage and be clearly distinguishable from
other parts of the building through architectural design, elements, and
treatment, including its detail and relief and use of architectural elements such
as lintels, pediments, pilasters, columns, and other elements as appropriate to
the style and details of the building. BuildingsExcluding restrictions elsewhere
in this PUD buildings throughout zones 1 and 2 may shift around on
respective sites within the zone as long as changes are recorded on the
Development Plan.
c. Building Massing:
1. Flat or hipped roofs with broad overhangs or articulated cornices will be
utilized in many instances to create a horizontal framework, which will
enhance vertical features to pronounce the focal points of the buildings, much
like the chimneys of the prairie architectural style.
2. The dimensions and size of the buildings are 'human-scaled' to properly relate
to the user and to provide a sense of familiarity and comfort. To this end
building elements may include pergolas, trellises, canopies, and colonnades to
create a diversity of experiences to be enjoyed by the user and to provide
shelter from the elements. These elements, strategically located, serve as
visual landmarks to define public spaces and enhance the sense of order.
d. Building Typologies:
i. Within Zone 1 the following primary building typologies are permitted:
1. Agricultural and agricultural support buildings;
2. Assembly space including interpretive, educational performance,
arts and culture, and conference buildings;
3. Educational buildings;
4. Energy buildings;
5. Innovative and specialized building types integral to museum and
partner usage;
6. Office buildings;
7. Restaurant buildings;
8. Retail buildings.
9. Eco- Lodging and Cabins.
Exhibit “E” – Page 5 of 9
ii. Within Zone 2 the following primary building typologies are permitted:
1. Cabin buildings:
2. Eco-lodging/boutique hotel buildings;
3.1. Innovative and specialized building types integral to
museum, educational, and office usage;
4.2. Office buildings;
5.3. Restaurant buildings;
6.4. Retail buildings.
e. Façade Delineation:
1. Building façades shall be formed in various proportions by material changes
along the length of Buildings, combining rhythmic and harmonious elements
in a holistic composition.
2. Buildings shall utilize a combination of facade differentiation, including
display windows, balconies, arcades, and awnings at the base of the building.
3. Building facades shall be positioned parallel to the straight frontage line or the
tangent of the curved frontage line.
4. For primary facades, which for the purposes of this Exhibit is the building
façade of which the primary building entrance exists, buildings greater than 30
feet in length must include design articulation through the use of a vertical
offset, material change, or color and texture change. Buildings shall be
designed with consistent style, detail, and trim features.
5. Primary facades shall incorporate building elements such as lighting fixtures
and changes in wall surfaces such as awnings, canopies, arcades, accents,
windows, cornices, columns, and other building elements that contribute to
the human scape of the building.
6. Ground floors on primary facades or to be differentiated from upper floors by
a horizontal expression such as a strong course, material or overhang
structure.
7. Side and rear facades shall be finished in colors similar to the colors of the
primary facades. Secondary facades immediately adjacent to a primary façade
shall wrap around the building by incorporating Building materials and
detailing of the primary façade for a minimum of 30 percent of the overall
wall length, measured from the primary façade. At pass-throughs, primary
facades shall wrap around sides by 50% or more. No Building façade shall
extend for a distance greater than three (3) times its average height without a
vertical offset, material change, color change, or texture change. Secondary
facades shall incorporate Building elements such as pilasters, wainscots,
Exhibit “E” – Page 6 of 9
accent banding, or other Building elements that contribute to the appropriate
scale of the building.
8. Multi-tenant buildings shall create visual interest by alternating or shifting the
building façade or entrance features. Multi-tenant buildings shall count as one
building for purposes of maximum number of buildings in zone 2.
9. Blank walls are not permitted along any façade.
10. Upper floor windows and other features must be aligned with those of the first
floor, including windows.
11. First floors established for retail and office areas shall include appropriately
scaled entryway features, signage, and lighting. Transparency of storefronts
shall vary from 10 feet to 14 feet in height from grade.
e. Materials and Exterior Building Finishes.
1. All Buildings shall be designed and constructed with building materials and
colors to follow a Contemporary Prairie Style architectural theme. All exterior
sides of the building shall be finished in approved materials and colors. The
selection of materials for the Conner Prairie District shall be evaluated based
on their permanence, ability to withstand weather conditions, and visual
appearance. Further description of Contemporary Prairie Style Architecture
including materials is located within Exhibit D.
2. Stylistically, buildings shall employ a similar pattern language of
Contemporary Prairie Style Architecture. This shall be achieved by submitting
Development Plans with common building materials consistent amongst all
buildings at a minimum of 10% of the primary facade. This requirement is
applicable to all buildings visible from the public ROW in Zone 1 and all
buildings in Zone 2, excluding agricultural or accessory buildings in both
zones.
3. Permitted building materials include the following or other similar materials:
a. Cast stone
b. Colored/decorative concrete
c. Color/Decorated C.M.U. (concrete masonry units) (restricted to 10%
of building façade)
d. Concrete brick
e. Curtain wall
f. Decorative metal
g. Engineered wood product
h. Exposed structure
i. Face brick
j. Fiber Cement Siding
k. Glass (clear, color, sand blast, etched, etc.)
l. Living green wall product
Exhibit “E” – Page 7 of 9
m. Natural Stone
n. Precast concrete (restricted to 10% of building façade)
o. Poured concrete (restricted to 10% of building façade)
p. Porcelain and/or ceramic tile
q. Solar Panels (building mounted)
r. Stained wood
s. Storefront (aluminum, wood, steel)
t. Stucco
u.t. Terracotta
4. Permitted roofing materials include the following or other similar materials:
a. Dimensional asphalt shingle roof
b. Green roof
c. Solar shingles or roof mounted solar panels
d. Specialized materials for agricultural demonstrations (zone 1 only)
e. Standing seam metal roof
f. Thermoplastic Polyolefin (TPO) roof
f. Overhangs and Pergolas.
1. Overhangs and pergolas shall be of a similar style to the buildings and made
of natural materials. These provide complementary design, shelter, and add
visual interest to building entrances. Fixed fabric awnings are not permitted.
i. Utilities.
1. Underground utilities, including telephone and electrical systems, are required
within the limits of the District. Appurtenances to these systems which can be
effectively screened may be exempted from this requirement if the Planning
Commission and Council find that such exemption will not violate the
intended character of the proposed development.
j. Service Facilities and Equipment.
1. Service and mechanical areas shall be located in the rear or on the side of
buildings to minimize or eliminate their appearance from public view.
2. Service areas shall be completely enclosed by opaque screening on three sides
and operable opaque doors for access on one side.
3. Mechanical equipment on the roof of a building shall be screened from view
from public right-of ways, including from pedestrian pathways.
4. Screening and enclosures shall be designed so that they complement or match
the adjacent building or site materials, are not visually distracting, and do not
detract from the overall aesthetics. Materials for screening shall be selected
from the following list:
Exhibit “E” – Page 8 of 9
a. Decorative Metal Panels
b. Wood or Simulated Wood Fencing (dimensional)
c. Masonry such as brick, cast stone, natural stone, or decorative concrete
5. Screening shall be at least 6 feet tall and designed to complement the
architecture of the principal structure.
6. Plantings around the enclosure shall be a minimum of 3 feet in planting bed
depth, include a mix of evergreen shrubs, ornamental grasses, and perennials.
This application will be implemented for areas that are visible from parking
areas, sidewalks, and the street.
k. Gateways and Entries.
1. Streetscape features shall be enhanced at gateways and entries to the site along
River Road to create a signature experience and contribute to placemaking.
2. Interesting architectural features that define the entrance into the Conner
Prairie Campus, including district branding (i.e. logos, colors, thematic
elements), a decorative monument or sculpture, and/or masonry or wood walls
and fencing that are an integral part of the site, shall be required.
3. Gateway intersections or roundabouts shall also include enhanced crossings,
pedestrian areas, and special landscaping that helps highlight the entry point.
l. Outdoor Amenities and Pedestrian Furniture.
1. Architectural amenities shall be complementary to the architectural character
of the District, providing both comfort and be visually appealing. Materials
used for the selected amenities shall be durable and functional.
2. Amenities are permitted and may include, without limitation, the following:
a) ATM enclosures (must be located inside a structure)
b) Benches
c) Bike racks
d) Bike trail-way
e) Carts and kiosks
f) Clocks
g) Customer Service booths
h) Decorative poles with fabric banners (per the requirements of Section
9.13 and 9.14 of this Land, Water and Energy Innovation Ordinance)
i) Flag poles (per the sign requirements of the Zoning Ordinance)
j) Fountains
k) Gazebo
Exhibit “E” – Page 9 of 9
l) Murals (per the requirements of Section 9.9 of this Land, Water and
Energy Innovation Ordinance)
m) Music systems
n) Pedestrian walkway / trail-way
o) Phone charging stations
p) Plaques
q) Tables / umbrellas (no sign of any type shall be permitted on tables or
umbrellas)
r) Tower structures
s)r) Trash and recycling receptacles
t)s) Valet parking booths
u)t) Vending Areas (screened or designed per the requirements of Section
7.7 of this Land, Water and Energy Innovation Ordinance)
3. Outdoor seating areas and patios shall be permitted and encouraged throughout
the District as a complement to principal uses in order to activate spaces with
views to the river, trails, and campus. The size of the dining areas shall be
compact enough to permit uninterrupted access along the sidewalks and
pathways. Dining areas shall also not restrict access into or out of buildings.
Dining areas shall be defined by and separated from passersby’s by a low
masonry or wood fence, decorative planters, or another aesthetic treatment
that complements the District's integrity.
4. Public seating areas may include tables, chairs, benches or other furniture
intended for sitting or lounging. Benches shall be located along pathways,
sidewalks, and streetscape areas, but where they did not block access to
movement through the space. Public seating areas may provide a combination
of site furniture types and sizes to accommodate a variety of uses. Site
furniture may be movable (not fixed to the ground), so the space is flexible
based on user preferences, programmed events or activities, and/or
seasonality.
Exhibit “F” Page 1 of 2
Exhibit “F”
(Open Space Plan)
Exhibit “F” – Page 2 of 2
See following page
Exhibit “G” Page 1 of 4
Exhibit “G”
(Permitted Use Table)
Exhibit “G” – Page 2 of 4
Exhibit “G” – Page 3 of 4
Exhibit “G”
(Permitted Use Table)
Exhibit “G” – Page 4 of 4
PASSED by the Common Council of the City of Carmel, Indiana, this ____ day of
________, 2023, by a vote of _____ ayes and _____ nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
___________________________________
Laura D. Campbell, President Sue Finkam, Vice-President
___________________________________ ____________________________________
H. Bruce Kimball Kevin D. Rider
___________________________________ ____________________________________
Anthony Green Jeff Worrell
___________________________________ ___________________________________
Tim Hannon Miles Nelson
___________________________________
Adam Aasen
ATTEST:
__________________________________
Sue Wolfgang, Clerk
Presented by me to the Mayor of the City of Carmel, Indiana this ____ day of _______________________
2023, at _______ __.M.
____________________________________
Sue Wolfgang, Clerk
Approved by me, Mayor of the City of Carmel, Indiana, this _____ day of ________________________
2023, at _______ __.M.
____________________________________
James Brainard, Mayor
ATTEST:
___________________________________
Sue Wolfgang, Clerk
This Instrument prepared by: James E. Shinaver, attorney at law, NELSON &
FRANKENBERGER and Jon C. Dobosiewicz, land use professional, NELSON &
FRANKENBERGER. 550 Congressional Blvd, Carmel, IN 46032.
Conner Prairie PUD I 051123K 071423