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HomeMy WebLinkAboutDepartment Report 10-18-225 CARMEL PLAN COMMISSION DEPARTMENT REPORT OCTOBER 18, 2022 2. Docket No. PZ-2022-00172 PUD: Conner Prairie – PUD Rezone. The applicant seeks PUD rezone approval for a west side expansion of Conner Prairie to include a farm to table restaurant, a White River Education Center, Lodge hotel, cabins, a modern farm, parking, walking trails, and more. The site is located at the southeast corner of 146th Street and River Road and is zoned S-1/Residence. Filed by Jon Dobosiewicz and Jim Shinaver of Nelson & Frankenberger on behalf of Ken Alexander, Site Master Plan Manager for Conner Prairie Museum, Inc. Project Overview: The Petitioner proposes to create a new PUD to implement the goals and projects outlined for the future success and growth of the Conner Prairie Museum from its 2018 Site Master Plan (following the 2017 Conner Prairie Board of Directors commissioned study) on the west side of the White River. A series of 25 projects is envisioned to take this area into the next 25 years. Surrounding this property to the west across River Road in Carmel is the Legacy PUD, with commercial uses and a church along River Road. Further south within the Legacy PUD are neighborhood developments: Prairie at the Legacy, the Overlook at the Legacy, and the Meadows at the Legacy. Prairie Trace Elementary School is located at the southwest edge of Conner Prairie’s land, across River Road, and is zoned S-1. East across the White River are residential developments and the Conner Prairie Museum in Fishers. Please see the Petitioner’s Information packet for more details. Comprehensive Plan: The Carmel Comprehensive Plan (adopted with amendments by City Council on 10-3-22; amendments pending Plan Commission approval 10-18-22), has identified this area under the White River Development Pattern. The purpose of this development pattern is for “a clean, ecological, historic, connected, and active asset for the residents of Carmel and greater region to experience, reside in, and enjoy.” This purpose statement contains many of the goals that Conner Prairie has for the area. It calls for enjoyment of the area in a responsible manner. Much of the site is within the floodway and floodplain of the White River, which means it cannot be developed. The buildable areas are located primarily along River Road. General permitted uses envisioned by this White River Development Pattern include parks, institutional, educational, hospitality, retail, and residential uses. Open space characteristics would include riverfront, greenways, natural trials, riparian corridors, parks, and courtyards. The Petitioner would like to use this area in a unique way to offer educational opportunities and the facilities to support those educational purposes. Small scale retail uses that fit within the vision and goals of the Conner Prairie institution could provide additional desired amenities. Hospitality offerings would allow this area to be more campus-like and attract visitors to come to the area and stay, supporting the local economy. Restaurants would also fall under the hospitality umbrella, a service that could further the educational component of the vision, by using the food farmed on the land within an on-site restaurant. Existing Zoning Classifications: The existing zoning classifications of the site is part PUD (Legacy Z-501-07) and part S-1/Single family residential. The portion of the site within the Legacy PUD is labeled on the Concept plan as Open Space. Within the Open Space Use Block, the following uses are allowed: amenity area, community center, health/fitness facility, public park, and artificial lake or pond. Temporary allowed uses include construction facility, outdoor display, outdoor theatre, outdoor sales, seasonal outdoor sales, and outdoor special event. The S-1/Residential classification primarily allows for single family dwellings, but also allows for public parks and general agriculture by right. Special Use approvals can be requested in front of the Board of Zoning Appeal (BZA) for the following uses: commercial greenhouse, plant nursery, raising of non-farm or exotic animals, education (preschool/elementary/secondary/university), water management and use facility, county club, private recreational facility, and riding stables. 6 Site Plan, Parking, Active Transportation, and Engineering: The site is divided into three proposed zones for development. Zone 1 is at the north end of the site, and is called the Food, Farm, and Energy Experience. This is intended to be a programed space that would require ticketed entry. Zone 2 is in the center portion of the site and is called Land, Water, and Energy Innovation District. This zone is generally across from the residential neighborhoods of the Legacy PUD. Zone 3 is at the south end of the site, and is called the Hotel, Restaurant, and Conference zone. This zone is generally across from Prairie Trace Elementary and would line up with the Community Drive and River Road intersection. Although the site plan shown in the petitioner’s information packet is conceptual, the floodway and flood plain areas significantly limit development to the land adjacent to River Road. The Petitioner is partnering with Carmel Clay Parks to provide an enhanced and expanded trail network. Public and private trails will be provided throughout the campus, and there are plans for a bridge to connect Carmel and Fishers through Conner Prairie’s land. The Engineering Department has no concerns with the proposed PUD rezoning but has made comments in Project Dox regarding water quality preservation easements, and UDO Section 7.10 (Easement standards) and Section 7.13 (Flood Hazard standards) compliance. PUD Document: The Department is working with the Petitioner on the text of the PUD, so that it is truly customized to fit the mission of Conner Prairie’s west expansion. The Department’s goal is to ensure that the PUD provides a framework for future growth and development that is respectful of the surrounding residential uses and natural environment. Many text edits have been sent to the Petitioner, and meetings held to discuss the language and questions that arose from said text edits. The Petitioner is waiting until after the public hearing for Plan Commission and public comment to make the next round of edits to the PUD language. Staff will provide updated comments and concerns after the first round of edits are completed. DOCS Remaining Comments/Concerns: The Dept. continues to work with the Petitioner on a thorough review of the PUD document as this project moves onto Committee review. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Commercial Committee meeting on Tuesday, November 1, 2022, for further review and discussion.