HomeMy WebLinkAboutZ-596-14 Parks & Recreation Impact Fee Increase Sponsor: Councilor Rider
ORDINANCE Z-596-14
AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL,INDIANA,RESTATING
AND AMENDING AN ORDINANCE TO ESTABLISH AN IMPACT FEE FOR THE PURPOSE OF
PLANNING AND FINANCING PARK AND RECREATIONAL INFRASTRUCTURE NEEDED TO SERVE
NEW RESIDENTIAL DEVELOPMENT
WHEREAS,the Common Council of the City of Carmel fmds that it is reasonable and necessary to protect the
public health, safety, comfort,morals, convenience and general welfare of the citizens of the City of Carmel and Clay
Township by providing for an equitable program to finance the planning, acquisition and construction of park and
recreational infrastructure necessary to serve newly developing areas of the City and Township;
WHEREAS,the Common Council further fmds that it is reasonable and necessary to promote and accommodate
the orderly growth and development of the City and Township by establishing standards by which the City may require
that new development shall pay an impact fee representing such development's proportionate share of the cost of
planning and financing the park and recreational infrastructure necessary to serve the new development; and
WHEREAS,the Common Council finds that new development should not be required to pay a fee for the planning
and financing of such park and recreational infrastructure which is greater than the amount that existing development
will pay to provide the infrastructure that is needed to serve the existing development; and
WHEREAS, in cooperation with the Carmel/Clay Board of Parks and Recreation Board this Council requested that
the Director of the Department of Community Services review the appropriateness of the Impact Fee,the Impact Fee
Zone and the Zone Improvement Plan and if deemed necessary,prepare a proposed replacement impact fee ordinance;
and
WHEREAS,the Director of the Department of Community Services has caused such a review; and
WHEREAS, in consultation with the Engineer of the City of Carmel,the Plan Commission has prepared an
amended Zone Improvement Plan for the City and Township which provides for the planning ands financing of the
additional park and recreational infrastructure necessary to serve new development in the City and Township; and
WHEREAS, such Zone Improvement Plan was duly approved by the Plan Commission on October 21,2014,and
recommended to the Common Council along with this Ordinance;
PART I.
NOW,THEREFORE,BE IT ORDAINED by the Common Council of the City of Cannel,Indiana,that,pursuant
to IC 36-7-4-1311,it adopts this Amended and Restated Impact Fee Ordinance as an amendment to the Carmel Zoning
Ordinance Z-289,as amended(the"Zoning Ordinance"), and replaces the language in Section 29.07, entitled Parks
and Recreation Impact Fees,to the Zoning Ordinance with the following language and from the date hereof, Section
29.07 shall read as follows:
29.07 PARKS AND RECREATION IMPACT FEES: Adopted by the Common Council on f`i 8 V. 3 ra 2014,
and effective on and after June 15,2015, as set forth in Section 29.07.14.
29.07.00 Title
This ordinance shall be referred to and known as the Parks and Recreation Impact Fee Ordinance(the"PRIF
Ordinance")for Carmel/Clay Township,Hamilton County,Indiana.
29.07.01 Definitions
Terms used in this Ordinance are defined in Chapter 3:Definitions.
Ordinance Z-596-14 1
10/24/2014
29.07.02 Establishment of Impact Zone.
There is hereby established one Parks and Recreation Infrastructure Impact Zone,the borders of which are
coterminous with the boundaries of Clay Township,Hamilton County,Indiana, and, over which the City of Cannel
exercises planning and zoning jurisdiction pursuant to IC 36-7-4-205. In this regard,the Council specifically finds that
there is a functional relationship between the components of the Park and Recreation Master Plan and the Zone
Improvement Plan,as each is amended from time to time, and that such plans will provide a reasonably uniform
benefit to all of the citizens throughout the Impact Zone. The Council further finds that all areas within the Impact
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Zone are contiguous as required in IC 36-7-4-1316. Except as provided below,this PRIF Ordinance shall apply
uniformly to all developments within the Impact Zone hereby established for which the City of Cannel and Clay
Township may require an improvement location permit and which create a need for new and additional Parks and
Recreation Infrastructure. This PRIF Ordinance shall not apply to:
(1) improvements which do not require an improvement location permit;
(2) improvements which do not create a need for new and additional Parks and Recreation Infrastructure,
including the erection of a sign, construction of accessory buildings, structures or fences or the alteration,
renovation or expansion of an improvement where the use, or intensity thereof,has not changed; or
(3) the replacement of a destroyed or partially destroyed improvement,provided that the replacement
improvement does not create a need for new and additional Parks and Recreation Infrastructure over and above
the infrastructure needed b
Y the original improvement prior to the destruction or partial destruction thereof.
29.07.03 2015-2020 Zone Improvement Plan.
The Council hereby finds that,prior to the adoption of this PRIF Ordinance,the Commission undertook a
comprehensive and detailed park and recreational impact analysis and consulted with the City Civil Engineer
(appointed under IC 36-4-9-8), and the resulting study and data base were used in the preparation of the 2015-2020
Zone Improvement Plan as required by IC 36-7-4-1318(d). The Council has heretofore adopted the 2015-2020 Zone
Improvement Plan and finds in this regard that the 2015-2020 Zone Improvement Plan does contain the following
elements:
(a) Reasonable estimates relating to the nature and location of development that is expected within the Impact
Zone during the planning period,which, for the purposes of this PRIF Ordinance is defined to be a period of
ten(10)years commencing with the date of adoption hereof.
(b) A reasonable determination of the community level of service for the Impact Zone.
(c) A reasonable determination of the current level of service provided within the Impact Zone.
(d) A reasonable estimate of the nature,location, sequencing, and timing of the park and recreational
improvements and costs necessary to provide the community level of service for the developments
contemplated in subparagraph(a)hereof.
(e) A reasonable estimate of the share of the park and recreational costs identified in subparagraph(d)hereof that
will be used to:
(1) Raise the current level of service for existing development or provide service to existing development; or
(2) Provide service to new development.
(f) A reasonable estimate of revenues that:
(1) Are from sources other than impact fees; and,
(2) Will be used to finance the costs identified in subparagraph(e) (1) above.
(g) A description of the nature and location of existing infrastructure in the Impact Zone.
(h) A general description of the sources and amounts of money used to pay for infrastructure during the previous
five years.
In addition,the Council has specifically adopted the 2015-2020 Zone Improvement Plan as an official part of the
Cannel Comprehensive Plan pursuant to IC 36-7-4-500 et seq.
Ordinance Z-596-14 2
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29.07.04 Establishment of Impact Fee.
Based upon the Park and Recreation Master Plan and 2015-2020 Zone Improvement Plan previously referred to and
which is made a part of this PRIF Ordinance,the Council determines that the impact costs,minus the sum of nonlocal
revenues and impact deductions(as defined in IC 36-7-4-1321), do not exceed the amount of$2,972 per equivalent
dwelling unit, and that,therefore,the impact fee to be imposed on every development subject to this PRIF Ordinance
shall equal the product of:
(a) $2,031,during months 1-12 of the effectiveness of this PRIF Ordinance; $2,234, during months 13-24 of the
effectiveness of this PRIF Ordinance; $2,457, during months 25-36 of the effectiveness of this PRIF
Ordinances; 2,702, during months 37-48 of the effectiveness of this PRIF Ordinance; or$2,972, after month
48; times
(b)the number of equivalent dwelling units to be constructed pursuant to the improvement location permit
obtained by the fee payer.
The Council does hereby make as a part of the record of these proceedings, all of the data collected,the calculations
made, and the conclusions reached by the Commission in the process of developing the 2015-2020 Zone Improvement
Plan, and specifically instructs the Director to make such data and other information inclusively available to anyone for
review during regular business hours. In the event that any parcel of real estate considered in the creation of the 2015-
2020 Zone Improvement Plan undergoes a change in use,redevelopment, or a modification which requires an
improvement location permit,and creates a need for new infrastructure, an impact fee will be assessed only for the
increase in the burden on infrastructure.
29.07.05 Credit in Lieu of Payment; Exemptions.
1. Pursuant to IC 36-7-4-1335, any person obligated to pay a fee pursuant to the terms of this PRIF
Ordinance may be granted the option of financing, constructing and dedicating Parks and Recreation
Infrastructure instead of making all or part of any impact fee payment which may be due, so long as
such fmancing,construction and dedication are accomplished either(A)pursuant to the 2015-2020
Zone Improvement Plan and with the consent and acceptance of the Parks Board, or(B)with respect
to components of infrastructure or other improvements that are not included in the 2015-2020 Zone
Improvement Plan,under a request by the Carmel Board of Public Works and Safety and with the
consent and acceptance of the Board of Public Works and Safety.
2. Such fee payer,or other person providing the infrastructure or improvement, shall be allowed a credit
in an amount equal to the sum of(A)the actual cost of constructing or providing the infrastructure or
improvements,plus(B)the fair market value of the land,real property interests, and site
improvements provided.
3. The amount of the credit shall be determined by agreement(the"Credit Agreement")between the
person constructing or providing the infrastructure or improvement and either(A)the Parks Board or
(B)the Board of Public Works and Safety, depending upon which board is to accept the dedication of
the infrastructure or improvement. A fee payer shall make a request for credit prior to the issuance of
the improvement location permit. In the event the credit is less than the amount of the impact fee due
pursuant to Section 29.07.04 above,the remaining balance shall be due in accordance with the
provisions stated hereafter.
4. Credits against impact fees otherwise due shall be allowed pursuant to this section for all infrastructure
and improvements constructed or furnished in accordance with IC 36-7-4-1313 and IC 36-7-4-1335
since January 1, 1989. In addition, a fee payer or other person responsible for installing infrastructure
or improvements may designate in writing a method of allocating its credits to future fee payers who
maybe successors in interest to the credits earned by the fee payer or others, as part of the Credit
Agreement provided for above.
5. Any person otherwise obligated to pay the fee established by this PRIF Ordinance whose property was
totally or partially destroyed by fire, storm or other casualty beyond his or her control, shall be exempt
from said fee if such person repairs or replaces the destroyed structure without creating a burden on
Parks and Recreation Infrastructure greater than the burden imposed by the destroyed structure. In the
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10/24/2014
event of such additional burden,the fee shall be calculated based only on the increased burden created
by the structure.
29.07.06 Impact Fee Due Upon Issuance of Improvement Location Permit.
The impact fee imposed pursuant to the terms of this PRIF Ordinance shall be due and payable upon the issuance of an
improvement location permit.The entire fee which is calculated pursuant to the terms of this PRIF Ordinance shall be
due at said time unless the amount of the fee upon calculation is greater than Five Thousand Dollars ($5,000), in which
case an installment plan may be requested by the applicant in accordance with the terms set forth in IC 36-7-4-1324
(a), (b), (c), and(d). The Review Board shall establish specific rules consistent with said code provisions for
installment payments. The interest rate on any installment plan or deferred payment shall be the pre judgment rate of
interest set forth in the Indiana Code as from time to time amended. If a fee payer requests,the amount of the impact
fee shall be assessed upon the voluntary submission of a development plan or upon the issuance of the improvement
location permit,whichever is earlier. For purposes of this section, "assessment"means the act of calculating the
amount of the impact fee which shall be due. The Director shall make such assessment within thirty(30)days of the
date of such voluntary request or at the issuance of the improvement location permit with or without a request.
29.07.07 Lien Rights Established.
Pursuant to IC 36-7-4-1325,the City of Carmel acquires a lien against the real estate which is the subject of the impact
fee. Upon adoption,this PRIF Ordinance shall be recorded, and,thereafter,it shall constitute constructive notice of the
lien rights of the City. The City may, in its discretion,file a specific instrument setting forth its lien rights with respect
to a parcel of real estate which is the subject of an installment payment plan for an impact fee, and such instrument
shall constitute actual notice in addition to the constructive actual notice in addition to the constructive notice provided
for by the recording of this PRIF Ordinance.
29.07.08 Form of Receipt.
The Director shall issue a receipt for any and all impact fees collected,and the form of such receipt shall be as follows:
Received of [fee payer], this [date] day of[month, year], the sum of$ [amount] in [full/partial] satisfaction of
impact fees due pursuant to Ordinance No. relating to improvements to be constructed on the real
estate described on Exhibit A, attached hereto, made part hereof, and subject to lien rights in favor of the
City of Carmel in the event of partial payment with payments remaining due. The remaining balance due (if
any) is in the following amount: $ . This impact fee is dedicated to the creation of the following
infrastructure elements in accordance with the 2015-2020 Zone Improvement Plan:
DEPARTMENT OF COMMUNITY SERVICES
City of Carmel
29.07.09 Establishment of Review Board;Hearing of Appeals.
There is hereby established the Carmel Clay Impact Fee Review Board. The Review Board shall consist of three(3)
citizen members (who may be residents of the City of Cannel and/or Clay Township), appointed by the Mayor of the
City of Cannel to serve for terms of four(4)years; however, for the purpose of providing for staggered terms of office,
the initial members of the Review Board shall be appointed for respective terms of two(2)years,three(3)years, and
four(4)years. The members of the Review Board may not be members of the Commission and must meet the
qualifications prescribed by IC 36-7-4-1338(b),that is,one(1)licensed real estate broker, one licensed(1)engineer,
and one(1)certified public accountant. Whenever a member of the Review Board is unable to participate in any
matter before the board because of a conflict of interest,the Mayor shall appoint a temporary replacement member,
meeting the qualifications of the member being replaced,to serve on the board for the purpose of hearing that matter
only. The Review Board shall be governed by IC 36-7-4-1338(c)and all other applicable provisions of the Impact Fee
Statute. Any fee payer who believes itself to be aggrieved by the calculation of an impact fee may appeal from such
calculation to the Review Board and the Review Board shall conduct a hearing with regard thereto. At such hearing,
the fee payer shall bear the burden of going forward with the evidence and shall present evidence addressing either of
the following propositions:
Ordinance Z-596-14 4
10/24/2014
(a) A fact assumption used in determining the amount of the impact fee is incorrect; or
(b) The amount of the impact fee is greater than the amount allowed under IC 36-7-4-1320,IC 36-7-4-1321,and
IC 36-7-4-1322.
Upon conclusion of the presentation of evidence,the Review Board shall make a determination within thirty(30) days,
upon the facts presented and may make such adjustments in the impact fee as it deems are appropriate under the
circumstances, if any. An appeal under this Section 29.07.09 must be filed not later than thirty(30)days after the
issuance of the improvement location permit. The appeal shall be initiated with the filing of a Petition for Review with
the Director,together with a filing fee in the amount of One Hundred Dollars ($100). The filing fee shall be refunded
in full:
(1) if the Petition of Review is granted and the impact fee is eliminated,reduced or adjusted by the Review Board,
by independent action of the Director, or by a court having jurisdiction,and
(2) if the reviewing body determines that the amount of the fee,reductions, or credits were arbitrary or capricious.
The Petition for Review shall be in a form calculated to inform the Review Board of the nature of the complaint,the
parties to the action,and the relief requested. In addition,the petition shall describe the new development on which
the impact fee has been assessed, all facts related to the assessment of the impact fee, and the reasons the petitioner
believes that the amount of the impact fee assessed is erroneous or is greater than the amount allowed by the fee
limitations set forth in the Impact Fee Statute. The Director shall not deny the issuance of improvement location
permit on the basis that the impact fee has not been paid, or condition issuance of the permit on the payment of the
impact fee. However,unless the impact fee exceeds One Thousand Dollars($1,000),the fee payer shall pay the
im p act fee or initiate an a pp eal under this section before being issued the permit.
29.07.10 Establishment of Impact Fee Fund.
There is hereby established an Impact Fee Fund within the City of Carmel to receive any and all sums collected
pursuant to this PRIF Ordinance and any other Impact Fee Ordinance that may hereafter be adopted,to be utilized in
connection with the purposes set forth in Section 29.07.11 below. A special account shall be established in the fund
for Parks and Recreation Infrastructure which shall be kept separate from any other account that may hereafter be
established in the fund for other infrastructure types. In the event, and only in the event,that an additional Impact
Zone for Parks and Recreation Infrastructure is created hereafter, a separate account shall be maintained for each
separate Impact Zone established within the City of Carmel and Clay Township. Interest earned on any such account
shall be deposited and maintained within the separate account. The Fiscal Officer shall manage the Impact Fee Fund
according to the provisions of the Impact Fee Statute and maintain records of the status of any such account. Pursuant
to IC 36-7-4-1329,the Fiscal Officer shall make an annual report to the Commission and the Parks Board of said
accounts which shall be available to the public in general and fee payers,upon request,in particular. The right to any
refund of an impact fee shall be determined strictly in accordance with IC 36-7-4-1332, and the Fiscal Officer is
designated,pursuant to IC 36-7-4-1332(e), as the official responsible for acting upon any refund applications that may
be filed by fee payers. In order to facilitate the payment of any refunds when they may be due,the Fiscal Officer is
directed to identify the purpose of any impact fee paid in order that a refund, if any,may be paid from the account into
which the fee was originally deposited.
29.07.11 Use of Impact Fees Collected.
Any and all fees collected pursuant to the provisions of this PRIF Ordinance may be utilized only for the following
purposes:
(a) Providing funds to be utilized by the Parks Board for the purpose of paying the capital costs of Parks and
Recreation Infrastructure that is necessary to serve the new development within the City of Cannel and Clay
Township and that is identified in the 2015-2020 Zone Improvement Plan;
(b) An amount not to exceed Five Percent(5%)of the annual collections of the fees,to be utilized by the Parks
Board for expenses incurred by the Parks Board and/or the City for the consulting services that are used with
regard to the establishment and maintenance of this impact fee program;
(c) To pay any refund that may be due under IC 36-7-4-1332;
(d) To pay the debt service cost on an obligation issued to provide Parks and Recreation Infrastructure described
in subparagraph(a)above,in accordance with IC 36-10-3-27 or other applicable law.
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29.07.12 Conflicts with Impact Fee Statute.
The Council specifically acknowledges the existence of the Impact Fee Statute,which regulates the adoption of impact
fee ordinances by municipal corporations within the State of Indiana. It is the intent of the Council to comply with
such legislation,and this PRIF Ordinance shall be construed in all respects to be consistent with the Impact Fee
Statute. The substantive and procedural requirements of the Impact Fee Statute shall control in the event of conflicts,
which are unintended by the Council.
29.07.13 Amendments and Review.
The impact fee provided for herein is based upon information that,in large part,is subject to inflation and other
economic and market forces over which the Council has no control. The Council may,therefore, from time to time,
cause a review to be made by the Director, or such consultants as may be required,to determine the continuing validity
of the Impact Fee,the Impact Zone, and the 2015-2020 Zone Improvement Plan. The Council may consider and adopt
such amendments as are necessary to cause a substantive compliance with all constitutional and statutory requirements.
To the extent required by the facts and circumstances,this process shall include the steps necessary to update the 2015-
2020 Zone Improvement Plan and the Comprehensive Plan.
29.07.14 Effective Date and Expiration Date.
Pursuant to IC 36-7-4-1340,this PRIF Ordinance shall be effective June 15,2015,which is not earlier than six(6)
months following its adoption in accordance with the Impact Fee Statute,replacing the PRIF Ordinance adopted on
,2014,and wholly contained in Section 29.07 of the Carmel City Code. This PRIF Ordinance shall
expire five(5)years following such effective date,and no impact fee may be collected under this PRIF Ordinance after
such expiration date. However,the Council may adopt a replacement impact fee ordinance to take effect before, on or
after such expiration date if the replacement ordinance complies with the provisions of the Impact Fee Statute.
PART II.
BE IT FURTHER ORDAINED by the Common Council of the City of Carmel,Indiana,that,pursuant to IC 36-
7-4-1311,it hereby replaces the definition of the term"PLAN,ZONE IMPROVEMENT"in Section 3.07 of the
Zoning Ordinance with the following definition and from the date hereof, shall read as follows:
PLAN,ZONE IMPROVEMENT PLAN. The zone improvement plan for Parks and Recreation Infrastructure
which was prepared by the Commission in conjunction with the Comprehensive Plan of the City of Carmel
and Clay Township and approved by the Commission on October 21,2014(the"2015-2020 Zone
Improvement Plan"). The 2015-2020 Zone Improvement Plan shall be attached to the Comprehensive Plan
and also incorporated into Section 29.07 of this Ordinance.
Ordinance Z-596-14 6
10/24/2014
ADOPTED by the Common Council of the City of Carmel, Indiana this 3 r-(1 day of
1 10 v e nn 10-ep 2014,by a vote of 7 ayes and 8 nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
_
P siding Officer K-vin D. Rider or (14.
1
W. Eric Seide ticker, Presidei1 o Tempore Carol Schleif Li
E4( #4.
Ro.. d E. Carter Richard L. Sharp
IP
17 ink. uc �er
I
ATTEST:
/4_44.)x,
Diana L. Cordray, IAMC, Clerk-Treas ter
11,0
Presented t,, by me to the Mayor of the City of Carmel, Indiana this 3 day of
40-erraelti 2014, at g :40 -P.M.
Diana L. Cordray, IAMC, Clerk-Trea( er
kcJ
Approved by me, Mayor of the City of Carmel, Indiana, this‘.3 day of
2014, at 9:VD g.M.
James B finard, Mayor
ATTEST:
1()LL&IC-) i 1
Diana L. Cordray, IAMC, Clerk-Treasurf
Prepared by: John R.Molitor,Attorney at Law
Representing the Department of Community Services
CITY OF CARMEL, One Civic Square, Cannel,IN 46032
Ordinance Z-596-14 7
10/24/2014
CERTIFICATION OF THE CARMEL PLAN COMMISSION'S RECOMMENDATION
ON THE PETITION OF THE CARMEL/CLAY PARKS DEPARTMENT
TO AMEND THE CARMEL ZONING ORDINANCE
PURSUANT TO INDIANA CODE 36-7-4-605
ORDINANCE Z-596-14
An Ordinance to Amend Chapter 29.07: Parks and Recreation Impact Fees and Chapter 3: Definitions in
order to update existing impact fee provisions, as well as their definitions.
To: The Honorable Common Council
Of the City of Carmel
Hamilton County, Indiana
Dear Members:
The Carmel Advisory Plan Commission offers you the following report on the application of the Department of
Community Services (Docket No. 09090012 OA) to the Commission to Amend Chapter 29.07: Parks and
Recreation Impact Fees and Chapter 3: Definitions.
The Carmel Plan Commission's recommendation on the petition is Favorable.
At its regularly scheduled meeting on October 21, 2014, the Carmel Plan Commission voted eleven (11) in
Favor, zero (0) Opposed, zero (0) Abstaining, to forward to the Common Council, the proposed Ordinance Z-
596-14 with a Favorable recommendation.
Please be advised that by virtue of the Commission's Favorable Recommendation, pursuant to IC 36-7-4-
607(e)(3), the Council has ninety (90) days to act on this petition before it becomes effective as Certified by the
Commission. Ninety days from the date of the original Certification (October 22, 2014) is Tuesday, January
20,2015.
CARMEL PLAN COMMISSION
•
By: J'IL n ,P S-kbw -71--1_,E1-.)k�-/
Steven R. Stromquist,President
ATTEST:
Lisa Motz, Secretary
Carmel Advisory Plan Commission N
Dated: October 22,2014
2014-1022;Z-596-14;Park Impact Fees PC Certification
Lis