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HomeMy WebLinkAboutPacket for CC 08-21-231 CITY OF CARMEL DOCS DEPARTMENT REPORT TO THE COUNCIL August 11, 2023 Conner Prairie PUD (Z-683-23) • Plan Commission Docket No. PZ-2022-00172 PUD • Rezone for a west side expansion of Conner Prairie to include a farm to table restaurant, White River Education Center, Lodge hotel, cabins, modern farm, parking, walking trails, and more. • It is currently zoned S-1/Residential and part PUD (Legacy Z-501-07). Comprehensive Plan Analysis • This area is identified 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.” • 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. • The Petitioner would like to use this area in a unique way to offer educational opportunities and the facilities to support those purposes. • General permitted uses envisioned by the White River Development Pattern include parks, institutional, educational, hospitality, and retail uses. • Open space characteristics would include riverfront, greenways, natural trials, riparian corridors, and parks. • Small scale retail uses that match the goals of the Conner Prairie Institution could provide additional amenities. • Hospitality offerings would make for a more campus-like setting and attract visitors to come to the area and stay. • 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. PUD Details • The site is divided into two 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 at the south end of the site and is called the Land, Water, and Energy Innovation District. • 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. • Staff worked to define “Contemporary Prairie Style” architecture, as well as update character images. • “Franchise-style” architecture is now prohibited in Zone 2. • Permitted building materials list has been reduced to include only materials appropriate to the “Contemporary Prairie Style” architecture. • Hotel clarified to be “Eco-Lodging/Boutique” and allowable rooms reduced to 70. Cabin use limited to 25. • Maximum parcel coverage was reduced to 15%, which means 85% of the real estate is to be Open Apace area. • The lighting requirements focus on Dark Sky goals to consider the impact lighting on the environment. Negotiations with Petitioner during Plan Commission process • Parking: Utilize shared parking, break up vast-ness with bioswales, land bank parking for future needs • Building heights: Eco-lodge at 2 stories and Innovation center (office) at 3 stories, all others 1 story • Details provided for Overlook at Legacy HOA plantings for screening. Concerns discussed by the Plan Commission • Limited overall allowable commercial sq. footage, reduced Innovation Center Building size to minimize tree loss • Limitations for small-scale power generating plants to only serve on-site facilities • Overflow parking for events on east side of river now prohibited. The Petitioner requests to rezone this land for a west side expansion of Conner Prairie. The PUD has been meticulously reviewed with many positive changes implemented, as mentioned above. New development on the site must come back to the PC for DP/ADLS approval when the Petitioner is ready. The Committee of the Whole voted 7-0 to send this to City Council with Favorable Recommendation.