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Packet PC 04-16-24
MEMORANDUM Date: March 29, 2024 To: Carmel Plan Commission From: Adrienne Keeling Re: Docket No. PZ-2024-00038 CPA: 2025-2029 Zone Improvement Plan (ZIP) Docket No. PZ-2024-00039 OA: Parks and Recreation Impact Fee Ordinance Amendment Enclosed are a draft Zone Improvement Plan and corresponding UDO Amendment for the below items. If you have any questions, please call 571-2417. Docket No. PZ-2024-00038 CPA: 2025-2029 Zone Improvement Plan (ZIP). The applicant seeks to update the Zone Improvement Plan, upon which the parks and recreation impact fee is based, and to incorporate the ZIP into the Carmel Comprehensive Plan. Filed by the Carmel Department of Community Services on behalf of the Carmel Plan Commission. Docket No. PZ-2024-00039 OA: Parks and Recreation Impact Fee Ordinance Amendment The applicant seeks to amend the Unified Development Ordinance in order to update existing impact fee provisions, as well as their definitions. The proposal would renew the impact fee that is currently imposed on new residential development to defray the cost of new parks and recreation infrastructure, for an additional five years (from 2025 to 2029). Filed by the Carmel Department of Community Services on behalf of the Carmel Plan Commission. Proposed Zone Improvement Plan: See the attached information from Baker Tilly regarding the 2024-2029 Zone Improvement Plan. Proposed Ordinance Amendment: Attached is the proposed UDO Amendment to correspond with the findings of the 2025-2029 Zone Improvement Plan (ZIP) outlined in Docket No. PZ-2024-00038 CPA. This proposal updates the Parks & Recreation Impact Fee and Definitions in the Unified Development Ordinance. Note: The Impact Fee Advisory Committee is scheduled to meet on April 9, after the publication of this information. Necessary revisions as a result of the April 9 meeting will be included with Department Reports. 1 3/29/2024 Proposed Amendments to the PRIF Ordinance 1 Docket PZ-2024-00038 OA 2 3 I. Amend Section 1.30 of the Unified Development Ordinance to read: 4 5 1.30 Parks and Recreation Impact Fees 6 Adopted with amendments by the Council on _____________ and effective on and after _____________, as set forth 7 in Section 1.30(O): Effective Date and Expiration Date. 8 A. Title: Section 1.30: Parks and Recreation Impact Fees shall be referred to and known as the Parks and 9 Recreation Impact Fee Ordinance (the “PRIF Ordinance”) for the City of Carmel, Hamilton County, Indiana. 10 B. Definitions: Terms used in the Unified Development Ordinance are defined in Article 11: Definitions. 11 C. Establishment of Impact Zone: There is hereby established one Parks and Recreation Infrastructure Impact 12 Zone, the borders of which are coterminous with the Planning Jurisdiction. In this regard, the Council specifically 13 finds that there is a functional relationship between the components of the Park and Recreation Master Plan and 14 the Zone Improvement Plan, as each is amended from time to time, and that such plans will provide a reasonably 15 uniform benefit to all of the citizens throughout the Impact Zone. The Council further finds that all areas within the 16 Impact Zone are contiguous as required in IC 36-7-4-1316. Except as provided below, this PRIF Ordinance shall 17 apply uniformly to all developments within the Impact Zone hereby established for which the City may require an 18 improvement location permit and which create a need for new and additional Parks and Recreation 19 Infrastructure. This PRIF Ordinance shall not apply to: 20 1. Improvements which do not require an improvement location permit; 21 2. Improvements which do not create a need for new and additional Parks and Recreation Infrastructure, 22 including the erection of a sign, construction of accessory buildings, structures or fences or the alteration, 23 renovation or expansion of an improvement where the use, or intensity thereof, has not changed; or 24 3. The replacement of a destroyed or partially destroyed improvement, provided that the replacement improve- 25 ment does not create a need for new and additional Parks and Recreation Infrastructure over and above the 26 infrastructure needed by the original improvement prior to the destruction or partial destruction thereof. 27 D. Zone Improvement Plan: The Council hereby finds that, prior to the adoption of this PRIF Ordinance, the Plan 28 Commission undertook a comprehensive and detailed park and recreational impact analysis and consulted with a 29 qualified engineer, and the resulting study and data base were used in the preparation of the Zone Improvement 30 Plan as required by IC 36‑7‑4‑1318(d). The Council has heretofore adopted the Zone Improvement Plan and 31 finds in this regard that the Zone Improvement Plan does contain the following elements: 32 1. Reasonable estimates relating to the nature and location of development that is expected within the Impact 33 Zone during the planning period, which, for the purposes of this PRIF Ordinance is defined to be a period of 34 ten (10) years commencing with the date of adoption hereof. 35 2. A reasonable determination of the community level of service for the Impact Zone. 36 3. A reasonable determination of the current level of service provided within the Impact Zone. 37 4. A reasonable estimate of the nature, location, sequencing, and timing of the park and recreational improve- 38 ments and costs necessary to provide the community level of service for the developments contemplated in 39 Section 1.30(D)(1) hereof. 40 5. A reasonable estimate of the share of the park and recreational costs identified in Section 1.30(D)(4) hereof 41 that will be used to: 42 a. Raise the current level of service for existing development or provide service to existing development; or 43 b. Provide service to new development. 44 6. A reasonable estimate of revenues that: 45 a. Are from sources other than impact fees; and, 46 b. Will be used to finance the costs identified in Section 1.30(D)(5)(a) above. 47 7. A description of the nature and location of existing infrastructure in the Impact Zone. 48 8. A general description of the sources and amounts of money used to pay for infrastructure during the previous 49 2 3/29/2024 five years. 50 9. A reasonable estimate of the share of the park and recreational costs identified in Section 1.30(D)(4) hereof 51 that will be used to pay the directly related expenses incurred in preparing or updating the Zone Improvement 52 Plan, as limited by IC 36‑7‑4‑1330. 53 In addition, the Council has specifically adopted the Zone Improvement Plan as an official part of the 54 Comprehensive Plan pursuant to IC 36‑7‑4‑500 et seq. 55 E. Establishment of Impact Fee: Based upon the Park and Recreation Master Plan and the Zone Improvement Plan 56 previously referred to and which are hereby incorporated by reference into this PRIF Ordinance, the Council 57 determines that the impact costs, minus the sum of nonlocal revenues and impact deductions (as defined in IC 58 36‑7‑4‑1321), do not exceed the amount of $4,882$7,863 per equivalent dwelling unit, and that, therefore, the 59 impact fee to be imposed on every development subject to this PRIF Ordinance shall equal the product of: 60 1. $4,882$5,370, during months 1-12 of the effectiveness of this PRIF Ordinance; $5,907, during months 13-24 61 of the effectiveness of this PRIF Ordinance; $6,498, during months 25-36 of the effectiveness of this PRIF 62 Ordinances; $7,148, during months 37-48 of the effectiveness of this PRIF Ordinance; or $7,863, after month 63 48; times 64 1.2. the number of equivalent dwelling units to be constructed pursuant to the improvement location permit 65 obtained by the developer (or individual). 66 The Council does hereby make as a part of the record of these proceedings, all of the data collected, the 67 calculations made, and the conclusions reached by the Plan Commission in the process of developing the Zone 68 Improvement Plan, and specifically instructs the Director of Community Services to make such data and other 69 information inclusively available to anyone for review during regular business hours. In the event that any parcel 70 of real estate considered in the creation of the Zone Improvement Plan undergoes a change in use, redevelopment, 71 or a modification which requires an improvement location permit, and creates a need for new infrastructure, an 72 impact fee will be assessed only for the increase in the burden on infrastructure. 73 F. Credit in Lieu of Payment; Exemptions: See proposed revisions for this section in PZ-2024-00034 74 1. Pursuant to IC 36‑7‑4‑1335, any developer (or individual) obligated to pay a fee pursuant to the terms of this 75 PRIF Ordinance may be granted the option of financing, constructing and dedicating Parks and Recreation 76 Infrastructure instead of making all or part of any impact fee payment which may be due, so long as such 77 financing, construction and dedication are accomplished either: 78 a. Pursuant to the Zone Improvement Plan and with the consent and acceptance of the Carmel-Clay Board 79 of Parks and Recreation, or 80 b. With respect to components of infrastructure or other improvements that are not included in the Zone 81 Improvement Plan, under a request by the Carmel Board of Public Works and Safety and with the 82 consent and acceptance of the Board of Public Works and Safety. 83 2. The developer (or individual) providing the infrastructure or improvement, shall be allowed a credit in an 84 amount equal to the sum of: 85 a. The actual cost of constructing or providing the infrastructure or improvements, plus 86 b. The fair market value of the land, real property interests, and site improvements provided. 87 3. The amount of the credit shall be determined by agreement (the “Credit Agreement”) between the person 88 constructing or providing the infrastructure or improvement and either: 89 a. The Carmel-Clay Board of Parks and Recreation; or 90 b. The Board of Public Works and Safety, depending upon which entity is best suited to accept the 91 dedication of the infrastructure or improvement. The developer (or individual) shall make a request for 92 credit prior to the issuance of the improvement location permit. In the event the credit is less than the 93 amount of the impact fee due pursuant to Section 1.30(E): Establishment of Impact Fee above, the 94 remaining balance shall be due in accordance with the provisions stated hereafter. 95 4. Credits against impact fees otherwise due shall be allowed pursuant to this section for all infrastructure and 96 improvements constructed or furnished in accordance with IC 36‑7‑4‑1313 and IC 36‑7‑4‑1335 since 97 January 1, 1989. In addition, a developer (or individual) responsible for installing infrastructure or 98 improvements may designate in writing a method of allocating its credits to future owners who may be 99 3 3/29/2024 successors in interest to the credits earned by the developer (or individual) as part of the Credit Agreement 100 provided for above. 101 5. Any developer (or individual) obligated to pay the fee established by this PRIF Ordinance whose property 102 was totally or partially destroyed by fire, storm or other casualty beyond his or her control, shall be exempt 103 from said fee if such developer (or individual) repairs or replaces the destroyed structure without creating a 104 burden on Parks and Recreation Infrastructure greater than the burden imposed by the destroyed structure. 105 In the event of such additional burden, the fee shall be calculated based only on the increased burden 106 created by the structure. 107 G. Impact Fee Due Upon Issuance of Improvement Location Permit: The impact fee imposed pursuant to the terms 108 of this PRIF Ordinance shall be due and payable upon the issuance of an improvement location permit. The 109 entire fee which is calculated pursuant to the terms of this PRIF Ordinance shall be due at said time, except that 110 an installment plan may be requested by the applicant in accordance with the terms set forth in IC 36‑7‑4‑1324 111 (a), (b), (c), and (d). The Impact Fee Review Board shall establish specific rules consistent with said code 112 provisions for installment payments. The interest rate on any installment plan or deferred payment shall be the 113 pre-judgment rate of interest set forth in the Indiana Code as from time to time amended. If a developer (or 114 individual) requests, the amount of the impact fee shall be assessed upon the voluntary submission of a 115 development plan or upon the issuance of the improvement location permit, whichever is earlier. For purposes of 116 this section, “assessment” means the act of calculating the amount of the impact fee which shall be due at said 117 time. The Director of Community Services shall make such assessment within thirty (30) days of the date of such 118 voluntary request or at the issuance of the improvement location permit with or without a request. 119 H. Lien Rights Established: Pursuant to IC 36‑7‑4‑1325, the City of Carmel acquires a lien against the real estate 120 which is the subject of the impact fee. Upon adoption, this PRIF Ordinance shall be recorded, and, thereafter, it 121 shall constitute constructive notice of the lien rights of the City. The City may, in its discretion, file a specific 122 instrument setting forth its lien rights with respect to a parcel of real estate which is the subject of an installment 123 payment plan for an impact fee, and such instrument shall constitute actual notice in addition to the constructive 124 actual notice in addition to the constructive notice provided for by the recording of this PRIF Ordinance. 125 I. Form of Receipt: The Director of Community Services shall issue a receipt for any and all impact fees collected, 126 and the form of such receipt shall be as follows: 127 Received of [fee payer], this [date] day of [month, year], the sum of $ [amount] in [full/partial] satisfaction of impact 128 fees due pursuant to the City of Carmel Unified Development Ordinance, Section 1.30, relating to improvements to 129 be constructed on the real estate described on Exhibit A, attached hereto, made part hereof, and subject to lien 130 rights in favor of the City of Carmel in the event of partial payment with payments remaining due. The remaining 131 balance due (if any) is in the following amount: $ . This impact fee is dedicated to the creation of the following 132 infrastructure elements in accordance with the Zone Improvement Plan: 133 134 DEPARTMENT OF COMMUNITY SERVICES 135 City of Carmel 136 J. Establishment of Impact Fee Review Board; Hearing of Appeals: There is hereby established the Carmel Impact 137 Fee Review Board. The Impact Fee Review Board shall consist of three (3) citizen members, appointed by the 138 Mayor of the City to serve for terms of four (4) years; however, for the purpose of providing for staggered terms 139 of office, the initial members of the Impact Fee Review Board shall be appointed for respective terms of two (2) 140 years, three (3) years, and four (4) years. The members of the Impact Fee Review Board shall not be members 141 of the Plan Commission and shall meet the qualifications prescribed by IC 36‑7‑4‑1338(b), that is, one (1) 142 licensed real estate broker, one licensed (1) engineer, and one (1) certified public accountant. Whenever a 143 member of the Impact Fee Review Board is unable to participate in any matter before the board because of a 144 conflict of interest, the Mayor shall appoint a temporary replacement member, meeting the qualifications of the 145 member being replaced, to serve on the board for the purpose of hearing that matter only. The Impact Fee 146 Review Board shall be governed by IC 36‑7‑4‑1338(c) and all other applicable provisions of the Impact Fee 147 Statute. Any developer (or individual) who believes itself to be aggrieved by the calculation of an impact fee may 148 4 3/29/2024 appeal from such calculation to the Impact Fee Review Board and the Impact Fee Review Board shall conduct a 149 hearing with regard thereto. At such hearing, the developer (or individual) shall bear the burden of going forward 150 with the evidence and shall present evidence addressing either of the following propositions: 151 1. A fact assumption used in determining the amount of the impact fee is incorrect; or 152 2. The amount of the impact fee is greater than the amount allowed under IC 36‑7‑4‑1320, IC 36‑7‑4‑1321, 153 and IC 36‑7‑4‑1322. 154 Upon conclusion of the presentation of evidence, the Impact Fee Review Board shall make a determination within 155 thirty (30) days, upon the facts presented and may make such adjustments in the impact fee as it deems are appro- 156 priate under the circumstances, if any. An appeal under Section 1.30(J): Establishment of Review Board; Hearing 157 of Appeals shall be filed not later than thirty (30) days after the issuance of the improvement location permit. The 158 appeal shall be initiated with the filing of a Petition for Review with the Director of Community Services, together 159 with a filing fee in the amount of $100. The filing fee shall be refunded in full: 160 1. If the Petition of Review is granted and the impact fee is eliminated, reduced or adjusted by the Review 161 Board, by independent action of the Director of Community Services, or by a court having jurisdiction, and 162 2. If the reviewing body determines that the amount of the fee, reductions, or credits were arbitrary or 163 capricious. 164 The Petition for Review shall be in a form calculated to inform the Impact Fee Review Board of the nature of the 165 complaint, the parties to the action, and the relief requested. In addition, the petition shall describe the new 166 development on which the impact fee has been assessed, all facts related to the assessment of the impact fee, 167 and the reasons the petitioner believes that the amount of the impact fee assessed is erroneous or is greater 168 than the amount allowed by the fee limitations set forth in the Impact Fee Statute. The Director of Community 169 Services shall not deny the issuance of improvement location permit on the basis that the impact fee has not 170 been paid, or condition issuance of the permit on the payment of the impact fee. 171 K. Establishment of Impact Fee Fund: (See proposed revisions for this section in PZ-2024-00034) There is hereby 172 established an Impact Fee Fund within the City to receive any and all sums collected pursuant to this PRIF 173 Ordinance and any other Impact Fee Ordinance that may hereafter be adopted, to be utilized in connection with 174 the purposes set forth in Section 1.30(L): Use of Impact Fees Collected below. A special account shall be 175 established in the fund for Parks and Recreation Infrastructure which shall be kept separate from any other 176 account that may hereafter be established in the fund for other infrastructure types. In the event, and only in the 177 event, that an additional Impact Zone for Parks and Recreation Infrastructure is created hereafter, a separate 178 account shall be maintained for each separate Impact Zone established within the City. Interest earned on any 179 such account shall be deposited and maintained within the separate account. The Fiscal Officer shall manage 180 the Impact Fee Fund according to the provisions of the Impact Fee Statute and maintain records of the status of 181 any such account. Pursuant to IC 36‑7‑4‑1329, the Fiscal Officer shall make an annual report to the Plan 182 Commission and the Carmel-Clay Board of Parks and Recreation of said accounts which shall be available to 183 the public in general and developer (or individual), upon request, in particular. The right to any refund of an 184 impact fee shall be determined strictly in accordance with IC 36‑7‑4‑1332, and the Fiscal Officer is designated, 185 pursuant to IC 36‑7‑4‑1332(e), as the official responsible for acting upon any refund applications that may be 186 filed by the developer (or individual). In order to facilitate the payment of any refunds when they may be due, the 187 Fiscal Officer is directed to identify the purpose of any impact fee paid in order that a refund, if any, may be paid 188 from the account into which the fee was originally deposited. 189 L. Use of Impact Fees Collected (See proposed revisions for this section in PZ-2024-00034): Any and all fees 190 collected pursuant to the provisions of this PRIF Ordinance may be utilized only for the following purposes: 191 1. Providing funds to be utilized by the Carmel-Clay Board of Parks and Recreation for the purpose of paying 192 the capital costs of Parks and Recreation Infrastructure that is necessary to serve the new development 193 within the City that is identified in the Zone Improvement Plan; 194 2. An amount not to exceed five percent (5%) of the annual collections of the fees, to be utilized by the 195 Carmel- Clay Board of Parks and Recreation for expenses incurred by the Carmel-Clay Board of Parks and 196 Recreation and/or the City for the consulting services that are used with regard to the establishment and 197 maintenance of this impact fee program; 198 5 3/29/2024 3. To pay any refund that may be due under IC 36‑7‑4‑1332; 199 4. To pay the debt service cost on an obligation issued to provide Parks and Recreation Infrastructure 200 described in Section 1.30(L)(1) in accordance with IC 36‑10‑3‑27 or other applicable law. 201 M. Conflicts with Impact Fee Statute: The Council specifically acknowledges the existence of the Impact Fee 202 Statute, which regulates the adoption of impact fee ordinances by municipal corporations within the State of 203 Indiana. It is the intent of the Council to comply with such legislation, and this PRIF Ordinance shall be construed 204 in all respects to be consistent with the Impact Fee Statute. The substantive and procedural requirements of the 205 Impact Fee Statute shall control in the event of conflicts, which are unintended by the Council. 206 N. Amendments and Review: The impact fee provided for herein is based upon information that, in large part, is 207 subject to inflation and other economic and market forces over which the Council has no control. The Council 208 may, therefore, from time to time, cause a review to be made by the Director of Community Services, or such 209 consultants as may be required, to determine the continuing validity of the Impact Fee, the Impact Zone, and the 210 Zone Improvement Plan. The Council may consider and adopt such amendments as are necessary to cause a 211 substantive compliance with all constitutional and statutory requirements. To the extent required by the facts and 212 circumstances, this process shall include the steps necessary to update the Zone Improvement Plan and the 213 Comprehensive Plan. 214 O. Effective Date and Expiration Date: Pursuant to IC 36‑7‑4‑1340, this PRIF Ordinance shall be effective June 1, 215 2020January 1, 2025, which is not earlier than six (6) months following its adoption in accordance with the 216 Impact Fee Statute, replacing the PRIF Ordinance adopted on November 3, 2014November 18, 2019, and wholly 217 contained in Section 1.30: Parks and Recreation Impact Fees. This PRIF Ordinance shall expire five (5) years 218 following such effective date, and no impact fee may be collected under this PRIF Ordinance after such 219 expiration date. However, the Council may adopt a replacement impact fee ordinance to take effect before, on or 220 after such expiration date if the replacement ordinance complies with the provisions of the Impact Fee Statute. 221 222 II. Amend the definition of “Plan, Zone Improvement” in Section 11.02 of the Unified 223 Development Ordinance to read: 224 225 Plan, Zone Improvement: The 2020-20252025-2029 Zone Improvement Plan for Parks and Recreation Infrastructure which was 226 prepared by the Plan Commission in conjunction with the Comprehensive Plan and approved by the Council on or before 227 December 1, 2019July 1, 2024. 228 Baker Tilly Municipal Advisors, LLC 8365 Keystone Crossing, Ste 300 Indianapolis, IN 46240 United States of America T: +1 (317) 465 1500 F: +1 (317) 465 1550 bakertilly.com March 29, 2024 Members of the Carmel Plan Commission One Civic Square Carmel, IN 46032 Re: Carmel Clay Parks and Recreation 2024-2029 Zone Improvement Plan In connection with the calculation of the recreation impact fee for the purpose of financing capital improvements to the recreation infrastructure of the City of Carmel (the “City”) and the Carmel Clay Park & Recreation System, we have, at the request of the Carmel/Clay Board of Parks and Recreation (the “Park Board”), compiled this special purpose report (the “Report”) including the following schedules and appendices: Page(s) 1-5 Introduction and General Comments 6 Summary of 2024 Impact Fee Calculation and Community Level of Service 7 2024 Impact Fee Phase-In Schedule 8 Historical Population and Housing Unit Growth 2015-2024 and Estimated Population and Housing Unit Growth 2025-2034 9 Current Level of Service Calculation 10 Estimated 2025-2034 Infrastructure Costs to be Funded by Impact Fees 11 Estimated 2025-2034 Infrastructure Development and Cost – West Park 12 Estimated 2025-2034 Infrastructure Development and Cost – Bear Creek (Northwest) Park 13 Estimated 2025-2034 Infrastructure Development and Cost – White River Corridor 14 Estimated 2025-2034 Infrastructure Development and Cost – Central Core 15 Estimated 2025-2034 Infrastructure Development and Cost – Chinese Garden 16 Estimated 2025-2034 Infrastructure Development and Cost – Japanese Garden 17 Estimated 2025-2034 Infrastructure Development and Cost – Thomas Marcuccilli Nature Park 18 Estimated Annual 2024 Impact Fee Revenues 19 Estimated New Population Share of Principal Payments on Outstanding and Proposed Bonds 20 Estimated New Population Share of Capital Budget 21 Estimated Annual 2025-2034 Impact Fee Revenues and Expenditures 22 Historical Recreation Capital Improvements Expenditures Not Funded Through Recreation Impact Fees, Donations or Debt 23 Historical Impact Fee Receipts and Expenditures Appendix A Maps of Impact Zone Appendix B Indianapolis Metro Area Impact Fee Amounts DR A F T Members of the Carmel Plan Commission Re: Park and Recreation Impact Fee March 29, 2024 Page Two These schedules are intended for use by City officials, the City of Carmel Department of Community Services (“DOCS”), the Park Board, its Department (“CCPR”) and their respective advisors, for use in connection with an update of the recreation impact fee for the Carmel Clay Park and Recreation System within the City of Carmel, Indiana. The use of these schedules should be restricted to this purpose. The schedules and underlying assumptions are based upon information provided to us by the City DOCS, CCPR, and by their respective advisors. In the preparation of the schedules contained in this Report, assumptions were made as noted regarding certain future events. As is the case with such assumptions regarding future events and transactions, some or all may not occur as expected and the resulting differences could be material. We have not examined the underlying assumptions nor have we audited or reviewed the historical data. Consequently, we express no opinion nor provide any other form of assurance thereon nor do we have a responsibility to prepare subsequent reports. Very Truly Yours, BAKER TILLY MUNICIPAL ADVISORS, LLC DRAFT Matt Eckerle, Principal Baker Tilly Municipal Advisors, LLC is a registered municipal advisor and controlled subsidiary of Baker Tilly US, LLP, an accounting firm. Baker Tilly US, LLP, trading as Baker Tilly, is a member of the global network of Baker Tilly International Ltd., the members of which are separate and independent legal entities. © 2024 Baker Tilly Municipal Advisors, LLC DR A F T 2025-2029 ZONE IMPROVEMENT PLAN CITY OF CARMEL, INDIANA FOR THE CARMEL CLAY PARK AND RECREATION SYSTEM INTRODUCTION AND GENERAL COMMENTS The City of Carmel, Indiana adopted a recreation impact fee (the “2019 Impact Fee”) with Ordinance PRIF Z-644-19 (the “2019 PRIF Ordinance”), based on the 2020-2025 Zone Improvement Plan (the “2020-2025 ZIP”) and pursuant to IC 36-7-4-1300 through IC 36-7-4-1342 (the “Enabling Legislation”). The 2019 PRIF Ordinance established the 2019 Impact Fee at an amount of $4,882 per housing unit, effective November 18, 2019. The 2019 Impact Fee is collected at the time of the City’s issuance of a building permit. The 2019 PRIF Ordinance, per the Enabling Legislation, expires five years after its effective date and gives to the Common Council of the City (the “Council”) the power to consider economic and market forces over which it has no control, to cause a review of the validity of the impact fee, the impact zone and the zone improvement plan. Based on such a review, the Council has the power to adopt such amendments as are necessary to cause a substantive compliance with all constitutional and statutory requirements. Accordingly, the City is interested in updating the 2019 PRIF Ordinance as allowed by the Enabling Legislation. This report serves as a Zone Improvement Plan (herein referred to as the “ZIP” and in the adopting Ordinance as the “2025-2029 Zone Improvement Plan”), in compliance with the Enabling Legislation. As such, it provides a foundation for imposing impact fees on future development to offset additional costs for park system expansion and improvements. Impact Fees Impact fees, as described by this ZIP, will shift the cost of new and expanded park facilities from the community at large to the new development that is generating the need for those new and expanded facilities. Impact fees, however, cannot be used to finance improvements to overcome existing deficiencies in park facilities, nor can they be used to fund maintenance or operations. Impact Zone For the purposes of this ZIP, the Impact Zone is defined as the corporate limits of the City of Carmel. Maps of the Impact Zone are attached as Appendix A. ZIP Approval Process The following is the approval process through which the prior zone improvement plans and through which this ZIP proceeded to become official documents of the Carmel Community (the “Community”): Review by the City’s Impact Fee Advisory Committee, which is composed of members of the Carmel Plan Commission (see IC 36-7-4-1312, “the IFAC”); Public hearing and recommendation by the Carmel Plan Commission, the “CPC”; and Approval by the Common Council of the City of Carmel, the “Council” (see IC 36-7-4-1311). Approval by the Council is the final step by which to establish this ZIP as a part of the City’s Comprehensive Plan and provides the basis for increasing the impact fee. Once approved by the Council and once the time frame has run for the 2024 ordinance by which the impact fee is increased and the ordinance is in effect, this ZIP will be considered to have replaced the 2020-2025 ZIP adopted in 2019. 1 DR A F T 2025-2029 ZONE IMPROVEMENT PLAN THE CARMEL CLAY PARK AND RECREATION SYSTEM INTRODUCTION AND GENERAL COMMENTS (cont’d) Carmel/Clay Board of Parks and Recreation and its Department (“CCPR”) In 1991, the City and Clay Township (the “Township”) created the Carmel/Clay Board of Parks and Recreation (the “Park Board”) by virtue of an agreement entitled “Park Joinder Under Interlocal Cooperation Act” and in 2002, continued and reformed the Park Board through an agreement entitled “Interlocal Cooperation Agreement between the City of Camel, Indiana and Clay Township of Hamilton County, Indiana ( the “2002 Interlocal Agreement”), as has been and will continue to be, amended from time to time. The Park Board is comprised of 9 appointed members based on their interest in and knowledge of parks and recreation. The City’s Mayor and the Township’s Trustee each appoint four members to staggered, four-year terms. The Carmel Clay School Board self-appoints one of its members to a one-year term. Current Park Board members and their appointing authority are listed below: Judith F. Hagan, President Jenn Kristunas, Vice President Lin Zheng, Treasurer Linus Rude, Secretary Jonathan Blake Katie Browning James D. Garretson Joshua A. Kirsh Mark Westermeier The Park Board is empowered to grow, administer and manage the Carmel Clay Park and Recreation System through the Carmel/Clay Park and Recreation Department (“CCPR”), all as set forth in the 2002 Interlocal Agreement. CCPR has a legacy of providing high-quality parks and services to the Community. It manages and maintains more than 534 park acres and numerous recreation facilities, including the Monon Community Center and The Waterpark. In addition, CCPR partners with Carmel Clay Schools to manage Extended School Enrichment (ESE), a before and after-school care program for K-6 students located at all 11 Carmel elementary schools. The Summer Camp Series is a component of ESE that offers 12 different summer camps accommodating children ages 5-15. CCPR has consistently been recognized as one of the best parks and recreation agencies in the United States winning the National Gold Medal Award for Excellence in Park and Recreation Management in 2014 and 2020. It is one of only 205 park and recreation systems in the United States currently accredited through the Commission for Accreditation of Park and Recreation Agencies, demonstrating compliance with national best practices. CCPR’s summer camps are also nationally accredited by the American Camp Association. Other recent National Recreation and Park Association national awards include: 2018 National Distinguished Professional Award, 2016 Excellence in Inclusion Award and the 2015 Barb King National Environmental Stewardship Award. CCPR has a highly qualified staff and is dedicated to continuing education for its employees, as demonstrated by the number of certified professionals: 2 Certified Park & Recreation Executives, 5 Certified Park and Recreation Professionals, 4 Aquatic Facility Operators, 3 Certified Playground Safety Inspectors, 1 SHRM Senior Certified Professional, 2 SHRM Certified Professionals, and 1 Child and Youth Care Associate. As an accredited agency, CCPR serves the recreation, fitness, and nature needs of the Community, manages and develops existing spaces and resources, and creates a sustainable future for parks and recreation programs through a financially viable and environmentally conscious parks system. It has caused the preparation of an updated 2024-2029 Parks and Recreation Master Plan (the “PRMP”) and its components which includes this ZIP that evaluates the condition of existing park infrastructure and forecasts the capital budget necessary to replace facilities. While this ZIP is intended to be a standalone plan, it is supported by the information contained in the PRMP, which are incorporated herein by this reference. 2 DR A F T 2025-2029 ZONE IMPROVEMENT PLAN THE CARMEL CLAY PARK AND RECREATION SYSTEM INTRODUCTION AND GENERAL COMMENTS (cont’d) The Council and the Township Board determine and provide revenue for the general fund operation of CCPR. Except as specifically provided herein, the Funding of CCPR and the description of the Carmel Clay Park and Recreation system is substantially similar to those descriptions provided in the 2020-2025 ZIP which is incorporated herein by this reference. Summary of Impact Fee Calculation and Community Level of Service – Page 6 The 2024 Impact Fee calculation is based on the infrastructure information and infrastructure level of service standards compiled by the City, CCPR and their advisors, and was calculated based on an analysis of estimated recreation infrastructure needs over a 10-year planning horizon (2025-2034). The schedule on page 6 illustrates the calculation of the proposed maximum 2024 Impact Fee at $8,276 per housing unit. The costs to be funded through the 2024 Impact Fee are based on the estimated 2024 cost of infrastructure improvements to meet the calculated Community Level of Service, the quantitative measure of the service provided by the infrastructure determined to be appropriate. The Impact Fee is not expected to be the sole source of revenue for parks and recreation improvements for the next 10 years. Credits and deductions reflect the estimated non-local revenue contribution to recreation capital projects, the contribution of new residents to principal payments on outstanding and proposed bonds, and the contribution of new residents to CCPR’s annual capital projects budget through traditional means. 2024 Impact Fee Phase-In Schedule – Page 7 The CCPR has determined it will not charge the proposed maximum Impact Fee of $8,276 as calculated on page 6. Instead, the CCPR is proposing a phased increase of the 2024 Impact Fee over the five-year effective period. The schedule on page 7 illustrates the proposed phase-in schedule which applies a 10% annual increase beginning with the 2020 Impact Fee amount of $4,882. The annual adjustments are assumed to be effective on January 1, 2025 based on an assumed Council approval in June 2024: January 1, 2025 to December 31, 2025 $5,370 January 1, 2026 to December 31, 2026 $5,907 January 1, 2027 to December 31, 2027 $6,498 January 1, 2028 to December 31, 2028 $7,148 January 1, 2029 to December 31, 2029 $7,863 Historical Population Housing Unit Growth 2015-2024 and Estimated Population and Housing Unit Growth 2025-2034 – Page 8 The schedule on page 8 illustrates the City’s historical population and housing units for the time period of 2015-2024, and the estimated population and housing units for 2025-2034. The population and housing unit information and estimates are per DOCS. 3 DR A F T 2025-2029 ZONE IMPROVEMENT PLAN THE CARMEL CLAY PARK AND RECREATION SYSTEM INTRODUCTION AND GENERAL COMMENTS (cont’d) Current Level of Service “Current LOS” Calculation– Page 9 The Current Level of Service (“Current LOS”) is the quantitative measure of service provided by existing infrastructure to support existing development. The City, the Township, the Park Board and CCPR continue to responsibly and appropriately invest in the Carmel Park and Recreation System, conservatively valued today at $407,401,619. The 2004 $55 Million Lease-Rental Bond (the “Central Park Bond”) developed a large section of the 161 acre Central Park and its signature facility, the Monon Community Center. The Central Park Bond was refinanced in 2015 as the Carmel Clay Parks Building Corporation Lease Rental Refunding Bonds, Series 2015 A and Series 2015 B (collectively, the “2015 Bonds”) to save taxpayer dollars. The Township’s receipt of the Local Income Tax attributable to the property tax levy associated with 2015 Bonds returns more than $2,000,000 per year and is required to be used on Park Capital Projects, though the 2015 Bonds will fully mature January 15, 2025. This commitment to identify, acquire and develop available parkland, maintain park infrastructure, seek input from current residents and strive to address in part with regularly updated impact fees, the park and recreational demands that new residents place on the Carmel Clay Park and Recreation System, is unwavering. The schedule on page 9 illustrates the Current LOS calculation of $9,401 per existing housing unit based on the sum of the estimated Land Value and estimated Improvement Value divided by the number of current housing units. The quality and condition of the Carmel Clay Park and Recreation System reflects the significant investment and high level of importance that the City, the Township, the Park Board and CCPR place on the quality of life. Estimated 2025-2034 Infrastructure Costs to be Funded by Impact Fees – Page 10 This schedule on page 10 summarizes the estimated current infrastructure costs for the West Park, Bear Creek (Northwest) Park, the White River Corridor, the Central Core, the Chinese Garden, the Japanese Garden, and Thomas Marcuccilli Nature Park development areas by calculating the estimated cost of each amenity, including a 20% allowance for construction and design contingencies. The calculation considers infrastructure needs and demands from the estimated housing development and population growth, as illustrated in the PRMP. The total future estimated infrastructure costs are $75,606,223. The estimated current infrastructure costs are per the PRMP. Estimated 2025-2034 Infrastructure Development and Costs – Pages 11 – 17 These schedules on pages 11, 12 and 13 illustrate the estimated costs for the development of infrastructure in the each of the West Park, Bear Creek (Northwest) Park, the White River Corridor, the Central Core, the Chinese Garden, the Japanese Garden, and Thomas Marcuccilli Nature Park development areas. Cost estimates are per the PRMP. Estimated Annual 2024 Impact Fee Revenues – Page 18 The schedule on page 18 shows the estimated annual revenues for the 2024 Impact Fee. The estimated revenues are calculated by multiplying the estimated housing units for each year by the 2024 Impact Fee per housing unit for each given year as outlined on Page 7. It is assumed that the base implementation calendar year for the 2024 Impact Fee will be 2025. Estimated New Population Share of Principal Payments on Outstanding and Proposed Bonds – Page 19 The schedule on page 15 shows the calculation of the estimated share of the principal payments on the outstanding Clay Township General Obligation Bonds, Series 2019A through 2019L (the “2019 Bonds”), and the Clay Township General Obligation Bonds, Series 2022 (the “2022 Bonds”), and the principal that will be funded by new residents. The 2015 Bonds will fully mature on January 15, 2025. 4 DR A F T 2025-2029 ZONE IMPROVEMENT PLAN THE CARMEL CLAY PARK AND RECREATION SYSTEM INTRODUCTION AND GENERAL COMMENTS (cont’d) Estimated New Population Share of Principal Payments on Outstanding and Proposed Bonds – Page 19 (Cont’d) The 2019 Bonds are payable from ad valorem property taxes levied on all property located within Clay Township. During the 10-year planning horizon, the 2019 Bonds have $19,330,000 of outstanding principal that will be paid down. The 2022 are payable from ad valorem property taxes levied on all property located within Clay Township. During the 10-year planning horizon, the 2022 Bonds have $2,915,000 of outstanding principal that will be paid down. It is assumed that new residents will pay a share proportional to their makeup of the total population of the City. Based on these assumptions, it is assumed that new residents will contribute $1,525,840 to the principal payments on the 2019 Bonds and the 2022 Bonds made during the planning horizon of the ZIP. The ZIP makes no assumptions of future new money or refunding debt issuances by Clay Township or the City. Estimated New Population Share of Capital Budget – Page 20 The schedule on page 16 shows the calculation of the estimated share of the Park Board’s annual capital budget that will be funded by new residents. The annual Park Board capital budget is funded from sources including (but not limited to) Local Income Tax Certified Shares. It is assumed that the historical average annual capital budget amount of $2,864,000 will be held constant into the future, and new residents will pay a share proportional to their makeup of the total population of the City. Based on these assumptions, it is assumed that new residents will contribute 12.44% of the total capital projects budget in 2034, or $2,156,010 over the entire 10-year planning horizon. Estimated Annual 2024 Impact Fee Revenues and Expenditures – Page 21 The estimated annual revenues from the 2024 Impact Fee, the estimated new population’s contribution to bond principal and the estimated new population’s contribution to the capital budget are compared to the estimated expenditures of these revenues over the 10-year planning horizon in this schedule. The estimates are based on the accumulation of revenues and the estimated need for new infrastructure as dictated by population growth and the Community Level of Service standards. Due to the proposed phase-in of the 2024 Impact Fee, this schedule shows that the impact fee fund balance would not be able to fund all the needed infrastructure over the 10-year horizon. CCPR, together with the City and Clay Township, will continue to evaluate non-impact fee funding options for capital needs. Historical Recreation Infrastructure Improvements Expenditures Not Funded Through Recreation Impact Fees, Donations or Debt – Page 22 The schedule on page 22 shows the historical capital expenditures for recreation from 2019 through 2023. Historical Impact Fee Receipts and Expenditures – Page 23 The schedule on page 23 shows the receipts and expenditures for the recreation impact fees from calendar year 2014 through 2023. The Impact Fee revenues may be spent only on items identified in the capital improvements plan provided in the ZIP. Specific projects and infrastructure that Impact Fee revenues may be spent on are illustrated on pages 11-17. The Impact Fee fund balance as of December 30, 2023 is $4,262,667.44 per CCPR. Impact fee credits granted to developers are not accounted for in this schedule. 5 DR A F T SUMMARY OF 2024 IMPACT FEE CALCULATION AND COMMUNITY LEVEL OF SERVICE Cost of meeting 2024 Park Infrastructure needs $75,606,223 (a) Less: Estimated non-local revenues (4,600,000) (b) Less: New resident contribution to bond principal payments (1,525,840) (c) Less: New resident capital budget contribution (2,156,010) (d) Capital costs to be funded by 2024 Impact Fees 67,324,373 Plus: Estimated expenses incurred for consulting services 40,000 (e) Sum of Capital Costs and Consulting Expenses 67,364,373 Divided by estimated new housing units 8,140 (f) Maximum 2024 Impact Fee per housing unit $8,276 (a) On November 18, 2021 the Park Board was donated 63.24 acres of land by Falcon Nest II See page 10. (b) On November 18, 2021 the Park Board was donated 63.24 acres of land by Falcon Nest II LLC valued at an estimated value of $2,000,000; and on April 13, 2022 the Park Board was donated 1.98 acres of land by Sunrise Residential LLC valued at an estimated value of $300,000. Assumes a similar value will be received by the Park Board over the 10-year planning horizon. (c) See page 19. (d) See page 20. (e) See IC 36-7-4-1330 (2). (f) See page 8. (Subject to the comments in the attached Report dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) 6 2025-2029 ZONE IMPROVEMENT PLAN THE CARMEL CLAY PARK AND RECREATION SYSTEM DR A F T 2024 IMPACT FEE PHASE-IN SCHEDULE (a) January 1, 2025 to December 31, 2025 $5,370 January 1, 2026 to December 31, 2026 $5,907 January 1, 2027 to December 31, 2027 $6,498 January 1, 2028 to December 31, 2028 $7,148 January 1, 2029 to December 31, 2029 $7,863 Maximum 2024 Impact Fee per housing unit $8,276 (b) (a) CCPR is proposing a phase-in of the 2024 Impact Fee over the five year ZIP period. Assumes the 2024 Impact Fee is approved in June 2024, and that it will be effective January 1, 2025. (b) See page 6. (Subject to the comments in the attached Report dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) 7 THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN DR A F T Population Total New Housing Year Population Change Housing Units Units (a)(b)(c) 2015 92,998 34,823 1,663 2016 96,114 3,116 35,378 432 2017 97,400 1,286 37,900 759 2018 99,143 1,743 38,256 767 2019 101,068 1,925 41,289 469 2020 (d)99,898 (1,170)39,927 592 2021 100,959 1,061 42,773 943 2022 101,964 1,005 41,456 1,033 2023 103,320 1,356 42,401 945 2024 105,243 1,923 43,336 935 2025 107,079 1,836 44,271 935 2026 108,743 1,664 45,118 847 2027 110,327 1,584 45,965 847 2028 111,912 1,585 46,812 847 2029 113,400 1,488 47,650 838 2030 114,888 1,488 48,488 838 2031 116,376 1,488 49,326 838 2032 117,709 1,333 50,076 750 2033 119,041 1,332 50,826 750 2034 120,196 1,155 51,476 650 (a) Per the U.S. Census Bureau. represents the July 1 Population estimate. (b) Per the U.S. Census Bureau ACS 1-year estimates. (c) Per DOCS issued permit data. (d) Per the U.S. Census Bureau 2020 Decennial Census. Due to the Decennial Census, 1-year estimates were not released in 2020. (e) Per DOCS. Assumes a 93.5% occupancy rate and 1.8 - 2.2 persons per household, decreasing over time. (Subject to the comments in the attached Report dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) 8 THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN ESTIMATED POPULATION AND HOUSING UNIT GROWTH 2025-2034 (e) HISTORICAL POPULATION AND HOUSING UNIT GROWTH 2015-2024 DR A F T THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN CURRENT LEVEL OF SERVICE CALCULATION ("Current LOS") Value of Existing Infrastructure: Land (a)$123,248,619 Improvements (b)284,153,000 Total 407,401,619 Divided by number of 2024 housing units (c)43,336 Estimated Current LOS (d)$9,401 (a) The current land inventory is 690.84 acres, per CCPR. Assumes the land valued at $178,404 per acre, based on the average price per acre of vacant land sold since February 2022, per the DOCS. (b) Per the Carmel Clay Parks and Recreation Department. (c) See page 8. (d) Represents the Current LOS per unit of existing development. (Subject to the comments in the attached Report dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) 9 DR A F T THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN ESTIMATED 2025-2034 INFRASTRUCTURE COSTS TO BE FUNDED BY IMPACT FEES Estimated 2024 Costs West Park (a)$3,610,500 Bear Creek Park (Northwest) (b)10,468,790 White River Corridor (c)18,618,170 Central Core (d)16,693,215 Chinese Garden (e)1,805,324 Japanese Garden (f)5,025,200 Thomas Marcuccilli Nature Park (g)6,783,984 Sub-total 63,005,183 Estimated Construction Contingencies (h)12,601,040 Total $75,606,223 (a) See page 11. (b) See page 12. (c) See page 13. (d) See page 14. (e) See page 15. (f) See page 16. (g) See page 17. (h) Assumes a 20% allowance construction and design contingencies. (Subject to the comments in the attached Report dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) 10 DR A F T THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN ESTIMATED 2025-2034 INFRASTRUCTURE DEVELOPMENT AND COST - WEST PARK (a) Estimated Estimated Development Current Estimated Infrastructure Amount Unit Unit Cost Total Cost (b)(a) Community Shelter with Restrooms 2,000 S.F.$400.00 $800,000 Picnic Tables 6 Ea.2,800.00 16,800 Neighborhood Park Standard Playground 1 Ea.750,000.00 750,000 Drinking Fountain 1 Ea.4,500.00 4,500 Benches 6 Ea.2,150.00 12,900 Waste Receptacle 6 Ea.2,000.00 12,000 Dog Waste Station 1 Ea.1,000.00 1,000 Interior Park Road 25,000 S.F.12.50 312,500 Parking Lot 56,000 S.F.12.50 700,000 Signage 6 Ea.3,300.00 19,800 Walk/Trail - Asphalt 35,000 S.F.9.50 332,500 Walk/Trail - Stone 17,500 S.F.7.00 122,500 Walk/Trail - Boardwalk 1,750 S.F.100.00 175,000 Trail Signage 8 Ea.3,300.00 26,400 Bicycle Racks 12 Ea.800.00 9,600 Landscape - Prairie/Wetland 15 Acre 10,000.00 150,000 Landscape - Planting Bed 10,000 S.F.12.50 125,000 Landscape - Trees 50 Ea.800.00 40,000 Totals $3,610,500 (a) Per the PRMP. Represents infrastructure identified to serve new development through 2034. (b) Estimated in 2024 dollars. (Subject to the comments in the attached Report dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) 11 DR A F T THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN ESTIMATED 2025-2034 INFRASTRUCTURE DEVELOPMENT AND COST - BEAR CREEK (NORTHWEST) PARK (a) Estimated Estimated Development Current Estimated Infrastructure Amount Unit Unit Cost Total Cost (b)(a) Subsurface Investigation 1 L.S.$36,000.00 $36,000 Erosion Control 1 L.S.119,000.00 119,000 Clear and Grub 1 L.S.109,000.00 109,000 Selective Site Demo 1 L.S.15,000.00 15,000 Grading and Earthwork 44,200 S.Y.10.00 442,000 Fine Grading 100,500 S.Y.0.50 50,250 Temporary Project Sign and Fencing 1 L.S.45,000.00 45,000 Construction Layout 1 L.S.60,000.00 60,000 Signage 1 L.S.50,000.00 50,000 Gateway Entry Signage 3 Ea.66,000.00 198,000 Concrete Pavement 45,700 S.F.8.00 365,600 Concrete Steps 721 L.F.400.00 288,400 Asphalt Pavement - Road 36,800 S.F.7.50 276,000 Asphalt Pavement - Path 16,200 S.F.4.00 64,800 Gravel Path 6,500 S.F.31.00 201,500 Nature Play 1 L.S.610,000.00 610,000 Outdoor Classrooms 1 L.S.50,000.00 50,000 Overlook 1 L.S.15,000.00 15,000 Stone Steps (per stone slab)280 Ea.3,100.00 868,000 Sports Courts 2 Ea.40,000.00 80,000 Gaga Ball 1 Ea.6,000.00 6,000 Adventure Tower 1 L.S.410,000.00 410,000 Water Play 1 L.S.750,000.00 750,000 Zip-Line 1 L.S.85,000.00 85,000 Site Furnishings 1 L.S.70,000.00 70,000 Sanitary Service 1 L.S.55,000.00 55,000 Electrical Service 1 L.S.80,000.00 80,000 Water Service 1 L.S.63,000.00 63,000 Turf Sod 5,930 S.Y.18.00 106,740 Trees 854 Ea.750.00 640,500 Accent Planting 1 L.S.90,000.00 90,000 Community Pavilion 1 L.S.3,000,000.00 3,000,000 Secondary Structure w/ Restrooms or Storage (Type A)1 Ea.380,000.00 380,000 Secondary Structure w/ Restrooms or Storage (Type B)1 Ea.178,000.00 178,000 Open Air Structure (Picnic Shelter)7 Ea.75,000.00 525,000 Woodland Restoration 172,000 S.F.0.50 86,000 Total 10,468,790.00 (a) Per the PRMP. Represents infrastructure identified to serve new development through 2034. (b) Estimated in 2024 dollars. (Subject to the comments in the attached Report dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) 12 DR A F T THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN ESTIMATED 2025-2034 INFRASTRUCTURE DEVELOPMENT AND COST - WHITE RIVER CORRIDOR (a) Estimated Estimated Development Current Estimated Infrastructure Amount Unit Unit Cost Total Cost (b)(a) Land 30 Acre $178,404.00 $5,352,120 Master Plan 1 L.S.225,000.00 225,000 Utility & Site Work 1 L.S.100,000.00 100,000 Nature/River Ecology Center 17,500 S.F.400.00 7,000,000 Trailhead Restrooms 1 L.S.175,000.00 175,000 Utility Service 1 L.S.37,500.00 37,500 Parking Lot - Asphalt 70,000 S.F.12.50 875,000 Entrance Road - Asphalt 25,000 S.F.12.50 312,500 Entrance Sign 2 Ea.15,000.00 30,000 Walk/Trail - Asphalt 180,000 S.F.9.50 1,710,000 Walk/Trail - Concrete 30,000 S.F.12.00 360,000 Walk/Trail - Boardwalk 10,560 S.F.100.00 1,056,000 Bridge 2 L.S.500,000.00 1,000,000 Other Signage 3 Ea.3,300.00 9,900 Metal Bollard 6 Ea.1,600.00 9,600 Bench 15 Ea.2,150.00 32,250 Bicycle Rack 16 Ea.800.00 12,800 Bike Repair Station 2 Ea.2,500.00 5,000 Waste Receptacle/Recycle Bin 10 Ea.2,000.00 20,000 Dog Waste Station 4 Ea.1,000.00 4,000 Drinking Fountain 2 Ea.4,500.00 9,000 Canoe Launch 1 L.S.50,000.00 50,000 Landscape - Prairie/Wetland 6 Acre 10,000.00 57,000 Forest Mitigation 3 Acre 58,500.00 175,500 Totals $18,618,170 (a) Per the PRMP. Represents infrastructure identified to serve new development through 2034. (b) Estimated in 2024 dollars. (Subject to the comments in the attached Report dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) 13 DR A F T Infrastructure Estimated Development Amount Unit Estimated Current Unit Cost Estimated Total Cost (b)(a) Land 35 Acre $178,404.00 $6,244,140 Master Plan 1 L.S.225,000.00 225,000 Utility & Site Work 1 L.S.500,000.00 500,000 Community Shelter/Restrooms/Storage 4,000 S.F.400.00 1,600,000 Shelters 2,625 S.F.325.00 853,125 Picnic Tables 14 Ea.2,800.00 39,200 Grill 5 Ea.1,600.00 8,000 Community Park Standard Playground 1 L.S.1,500,000.00 1,500,000 Outdoor Fitness Equipment 1 L.S.100,000.00 100,000 Drinking Fountain 4 Ea.4,500.00 18,000 Benches 12 Ea.2,150.00 25,800 Waste Receptacle/Recycle Bin 20 Ea.2,000.00 40,000 Dog Waste Station 8 Ea.1,000.00 8,000 Parking Lot - Asphalt 50,000 S.F.12.50 625,000 Entrance Sign 2 Ea.15,000.00 30,000 Signage 10 Ea.3,300.00 33,000 Walk/Trail - Asphalt 90,000 S.F.9.50 855,000 Walk/Trail - Concrete 18,000 S.F.12.00 216,000 Walk/Trail - Pavers 36,000 S.F.26.00 936,000 Walk/Trail - Boardwalk 6,000 S.F.150.00 900,000 Bridge & Abutments 2 L.S.601,900.00 1,203,800 Bicycle Racks 18 Ea.800.00 14,400 Landscape - Lawn 5,000 S.Y.3.50 17,500 Landscape - Prairie/Wetland 5 Acre 10,000.00 50,000 Landscape - Planting Bed 2,500 S.F.12.50 31,250 Landscape - Trees 150 Ea.800.00 120,000 Dog Park 1 L.S.500,000.00 500,000 Total $16,693,215 (a) Per the PRMP. Represents infrastructure identified to serve new development through 2034. (b) Estimated in 2024 dollars. ESTIMATED 2025-2034 INFRASTRUCTURE DEVELOPMENT AND COSTS - CENTRAL CORE (a) 14 dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) (Subject to the comments in the attached Report THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN DR A F T Infrastructure Estimated Development Amount Unit Estimated Current Unit Cost Estimated Total Cost (b)(a) Site Prep and Tree Protection 51,350 S.F.$0.05 $2,568 Fine Grading and Soil Preparation 51,350 S.F.0.18 9,243 Berm at Pavilion 536 C.Y.4.80 2,573 Stone Veneer Edging at Pond 500 L.F.175.00 87,500 Concrete Pavement 3,500 S.F.10.20 35,700 Stone Paving Area 8,070 S.F.35.00 282,450 Stone Veneer Retaining Wall with CMU Core 190 S.F.60.00 11,400 Stone Veneer Stairs 1 L.S.5,400.00 5,400 Freestanding Wall 360 S.F.51.00 18,360 Decomposed Granite 550 S.F.9.60 5,280 Electrical Pedestal, Controllers, Drivers, UG Utility, etc.1 L.S.175,000.00 175,000 Pedestrian Pole Light 20 Ea.4,000.00 80,000 Tree Up lights 44 Ea.2,400.00 105,600 Power Outlet 6 Ea.2,400.00 14,400 Cellphone Charging Station 10 Ea.2,500.00 25,000 8" Trunk and Lateral Lines 425 L.F.30.00 12,750 French Drain 190 L.F.14.40 2,736 Inlets @ Landscape Areas 12 Ea.420.00 5,040 Irrigation - Lawn Rotors 51,350 S.F.2.00 102,700 Irrigation - Planting Beds 5,150 S.F.2.50 12,875 Irrigation - Tree Bubblers 55 Ea.60.00 3,300 Irrigation Pedestal, Controllers, Main and Lateral Lines 1 L.S.125,000.00 125,000 Structural Trees 14 Ea.1,800.00 25,200 Ornamental Trees 8 Ea.750.00 6,000 Shrub 65 Ea.50.00 3,250 Groundcover 315 Ea.15.00 4,725 Ornamental Grass 535 Ea.10.80 5,778 Annuals 1,106 Ea.3.60 3,982 Compost/Topsoil 15 C.Y.66.00 1,020 Mixed Soil 63 C.Y.66.00 4,154 Hardwood Mulch 31 C.Y.60.00 1,831 Bermuda Sod Grass 2,500 S.F.0.54 1,350 Hydroseeded Bermuda Grass 2,500 S.F.0.06 150 Benches 8 Ea.3,000.00 24,000 Trash Receptacles 4 Ea.1,977.60 7,910 Dog Waste Station 1 Ea.600.00 600 Shade Pavilion 1 L.S.120,000.00 120,000 Pond 1 L.S.375,000.00 375,000 Pedestrian Bridge 1 L.S.90,000.00 90,000 School Signage Relocation 1 L.S.5,500.00 5,500 Total $1,805,324 (a) Per the PRMP. Represents infrastructure identified to serve new development through 2034. (b) Estimated in 2024 dollars. ESTIMATED 2025-2034 INFRASTRUCTURE DEVELOPMENT AND COSTS - CHINESE GARDEN (a) 15 dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) (Subject to the comments in the attached Report THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN DR A F T Infrastructure Estimated Development Amount Unit Estimated Current Unit Cost Estimated Total Cost (b)(a) Layout Path & Shoreline 1 L.S.$24,000.00 $24,000 Excavation, Cut, Fill & Build Pond Shoreline 1 L.S.2,240,000.00 2,240,000 Construct Pathway 1 L.S.687,000.00 687,000 Shoreline Edge 1 L.S.62,400.00 62,400 Castle Wall 1 L.S.250,800.00 250,800 Waterfalls 1 L.S.128,000.00 128,000 Boulder Work 1 L.S.216,000.00 216,000 Pathway Boulders 1 L.S.120,000.00 120,000 Steps & Stepping Stones 1 L.S.25,000.00 25,000 Planting - Trees 1 L.S.550,000.00 550,000 Planting - Small Shrubs & Ground Cover 1 L.S.450,000.00 450,000 Soil Amendment & Planting Soil 1 L.S.144,000.00 144,000 Irrigation 1 L.S.110,000.00 110,000 Finish Work 1 L.S.18,000.00 18,000 Total $5,025,200 (a) Per the PRMP. Represents infrastructure identified to serve new development through 2034. (b) Estimated in 2024 dollars. ESTIMATED 2025-2034 INFRASTRUCTURE DEVELOPMENT AND COSTS - JAPANESE GARDEN (a) 16 dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) (Subject to the comments in the attached Report THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN DR A F T Infrastructure Estimated Development Amount Unit Estimated Current Unit Cost Estimated Total Cost (b)(a) Site Clearing and Prep, Noxious Tree Removal, etc.1 Allow $30,000.00 $30,000 Erosion Control 1 Allow 30,000.00 30,000 Crushed Aggregate Path 42,800 S.F.20.00 856,000 Mulched Trails 25,500 S.F.7.00 178,500 Parking Lot - Simplicity Parkway 1 Allow 126,975.00 126,975 Parking Lot - Harvest Church 1 Allow 675,708.00 675,708 Pedestrian Boardwalk 27,850 S.F.75.00 2,088,750 Pedestrian Boardwalk Railing 4,900 Allow 225.00 1,102,500 Restroom Building - Harvest Church 1 Allow 350,000.00 350,000 Sculpture /Public Art - Location 1 1 Allow 75,000.00 75,000 Sculpture /Public Art - Location 2 1 Allow 125,000.00 125,000 Passive Play Area 1,413 Ea.15.00 21,188 Cargo Netting Area 1 418 S.F.25.00 10,438 Cargo Netting Area 2 1,550 S.F.25.00 38,750 Interactive Boulder Play Area 1,125 Ea.20.00 22,500 Terraced Seating 1,250 F.F.45.00 56,250 Signage 1 Allow 125,000.00 125,000 Prairie Meadow Planting 9.5 Acre 4,500.00 42,525 Wetland/Fen Planting 29 Acre 4,500.00 130,410 Soil Amendments 38.4 Acre 8,000.00 307,440 Tree Mass Planting 234,000 S.F.1.25 292,500 Understory Mass Plantings 65,700 S.F.1.50 98,550 Total $6,783,984 (a) Per the PRMP. Represents infrastructure identified to serve new development through 2034. (b) Estimated in 2024 dollars. ESTIMATED 2025-2034 INFRASTRUCTURE DEVELOPMENT AND COSTS - THOMAS MARCUCCILLI NATURE PARK (a) 17 dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) (Subject to the comments in the attached Report THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN DR A F T THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN ESTIMATED ANNUAL 2024 IMPACT FEE REVENUES 2024 Estimated Estimated Impact Fee 2024 Housing Unit Per Housing Impact Fee Cumulative Year Growth Unit Revenues Revenues (a)(b) 2025 935 $5,370 $5,021,137 $5,021,137 2026 847 5,907 5,003,415 10,024,552 2027 847 6,498 5,503,757 15,528,309 2028 847 7,148 6,054,133 21,582,442 2029 838 7,863 6,588,783 28,171,225 2030 838 8,276 6,935,288 35,106,513 2031 838 8,276 6,935,288 42,041,801 2032 750 8,276 6,207,000 48,248,801 2033 750 8,276 6,207,000 54,455,801 2034 650 8,276 5,379,400 59,835,201 Totals 8,140 $59,835,201 (a) See page 8. (b) See page 7, assumes the phase-in schedule is applied as shown and that the maximum amount is implemented in year 6. (Subject to the comments in the attached Report dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) 18 DR A F T THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN ESTIMATED NEW POPULATION SHARE OF PRINCIPAL PAYMENTS ON OUTSTANDING AND PROPOSED BONDS New Population New Population Budget Principal Percentage of Contribution to Year Due Total Population Principal Due (a)(b)(c) 2025 $2,350,000 1.71%$40,190 2026 2,320,000 3.22%74,700 2027 2,345,000 4.61%108,100 2028 2,360,000 5.96%140,660 2029 2,360,000 7.19%169,680 2030 2,360,000 8.40%198,240 2031 2,375,000 9.57%227,290 2032 2,380,000 10.59%252,040 2033 2,390,000 11.59%277,000 2034 305,000 12.44%37,940 Total $1,525,840 (a) Represents annual principal payments due on the outstanding 2019 Bonds, Series A through L, and the 2022 Bonds during the planning horizon. (b) Based on the current and estimated population of the City as shown on page 8. (c) Assumes the contribution of new residents to the capital projects budget is proportional to the number of new residents compared to the total population of the City. (Subject to the comments in the attached Report dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) 19 DR A F T THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN ESTIMATED NEW POPULATION SHARE OF CAPITAL BUDGET Estimated New Population New Population Budget Capital Percentage of Contribution to Year Budget Total Population Capital Budget (a)(b)(c) 2025 $2,864,000 1.71%$48,970 2026 2,864,000 3.22%92,220 2027 2,864,000 4.61%132,030 2028 2,864,000 5.96%170,690 2029 2,864,000 7.19%205,920 2030 2,864,000 8.40%240,580 2031 2,864,000 9.57%274,080 2032 2,864,000 10.59%303,300 2033 2,864,000 11.59%331,940 2034 2,864,000 12.44%356,280 Total $2,156,010 (a) Represents the average total Capital Outlays from the Clay Township Park Capital Fund, per the Township Annual Report for the respective year, as shown on page 22. (b) Based on the current and estimated population of the City, as shown on page 8. (c) Assumes the contribution of new residents to the capital projects budget is proportional to the number of new residents compared to the total population of the City. (Subject to the comments in the attached Report dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) 20 DR A F T THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN Total Estimated Cost 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Total (b) West Park $4,332,600 ($433,260) ($433,260) ($433,260) ($433,260) ($433,260) ($433,260) ($433,260) ($433,260) ($433,260) ($433,260) ($4,332,600) Bear Creek Park (Northwest)12,562,548 (1,256,250) (1,256,250) (1,256,250) (1,256,250) (1,256,250) (1,256,250) (1,256,250) (1,256,250) (1,256,250) (1,256,250) (12,562,500) White River Corridor 22,341,804 (2,234,180) (2,234,180) (2,234,180) (2,234,180) (2,234,180) (2,234,180) (2,234,180) (2,234,180) (2,234,180) (2,234,180) (22,341,800) Central Core 20,031,858 (2,003,190) (2,003,190) (2,003,190) (2,003,190) (2,003,190) (2,003,190) (2,003,190) (2,003,190) (2,003,190) (2,003,190) (20,031,900) Chinese Garden 2,166,389 (216,640) (216,640) (216,640) (216,640) (216,640) (216,640) (216,640) (216,640) (216,640) (216,640) (2,166,400) Japanese Garden 6,030,240 (603,020) (603,020) (603,020) (603,020) (603,020) (603,020) (603,020) (603,020) (603,020) (603,020) (6,030,200) Thomas Marcuccilli Nature Park 8,140,781 (814,080) (814,080) (814,080) (814,080) (814,080) (814,080) (814,080) (814,080) (814,080) (814,080) (8,140,800) Total Cost (7,560,620)(7,560,620)(7,560,620)(7,560,620)(7,560,620)(7,560,620)(7,560,620)(7,560,620)(7,560,620)(7,560,620)($75,606,200) Estimated 2024 Impact Fee Revenues (c)5,021,137 5,003,415 5,503,757 6,054,133 6,588,783 6,935,288 6,935,288 6,207,000 6,207,000 5,379,400 Estimated Non-Local Revenue Credit (d)460,000 460,000 460,000 460,000 460,000 460,000 460,000 460,000 460,000 460,000 Estimated New Resident Bond Credit (e)40,190 74,700 108,100 140,660 169,680 198,240 227,290 252,040 277,000 37,940 Estimated Capital Budget Contribution (f)48,970 92,220 132,030 170,690 205,920 240,580 274,080 303,300 331,940 356,280 Estimated Net Revenues/(Loss)(1,990,323) (1,930,285) (1,356,733) (735,137) (136,237) 273,488 336,038 (338,280) (284,680) (1,327,000) Beginning Balance 4,262,667 (g) 2,272,344 342,059 (1,014,674) (1,749,811) (1,886,048) (1,612,560) (1,276,522) (1,614,802) (1,899,482) Ending Balance $2,272,344 $342,059 ($1,014,674)($1,749,811)($1,886,048)($1,612,560)($1,276,522)($1,614,802)($1,899,482)($3,226,482) (a) See page 10. Assumes expenditures necessary to meet the Level of Service requirements of new development. (b) See page 10. Represents 2024 cost estimates including construction and design contingencies. (c) See page 18. (d) See page 6. Assumes the credit is applied equally over the 10-year plan horizon. (e) See page 19. (f) See page 20. (g) See page 23. As of December 31, 2023 per the City. Note: No assumption has been made for the use of financial resources not identified in this ZIP to meet estimated capital needs of CCPR. It is anticipated that the estimated revenue shortfalls will be met by other available means of CCPR, the City, and Clay Township. (Subject to the comments in the attached Report dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) 21 Estimated Cost (a) Year ESTIMATED ANNUAL 2025-2034 IMPACT FEE REVENUES AND EXPENDITURES DR A F T THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN HISTORICAL RECREATION CAPITAL IMPROVEMENTS EXPENDITURES NOT FUNDED THROUGH RECREATION IMPACT FEES, DONATIONS OR DEBT Budget Capital Year Expenditures (a) 2019 $2,599,003.83 2020 2,479,892.45 2021 1,500,650.96 2022 3,725,855.18 2023 4,015,975.78 Average $2,864,000.00 (a) Represents total Capital Outlays from the Clay Township Park Capital Fund, per the Township Annual Report for the respective year. (Subject to the comments in the attached Report dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) 22 DR A F T THE CARMEL CLAY PARK AND RECREATION SYSTEM 2025-2029 ZONE IMPROVEMENT PLAN HISTORICAL IMPACT FEE RECEIPTS AND EXPENDITURES (a) Park Impact Fee Fund - 106 (Unaudited) Beginning Ending Year Balance Receipts Expenditures Balance 2014 $1,878,024.77 $1,146,089.32 $1,283,676.08 $1,740,438.01 2015 1,740,438.01 2,295,427.96 207,980.96 3,827,885.01 2016 3,827,885.01 910,690.07 512,081.18 4,226,493.90 2017 4,226,493.90 1,779,151.77 411,516.83 5,594,128.84 2018 5,594,128.84 1,195,063.27 4,344,892.26 2,444,299.85 2019 2,444,299.85 1,175,386.67 956,501.31 2,663,185.21 2020 2,663,185.21 980,387.66 2,534,329.10 1,109,243.77 2021 1,109,243.77 1,358,513.44 203,258.19 2,264,499.02 2022 2,264,499.02 845,984.40 310,328.74 2,800,154.68 2023 2,800,154.68 2,059,261.89 596,749.13 4,262,667.44 (a) Per the City. Note: Impact fee credits granted to developers are not accounted for in the above information. (Subject to the comments in the attached Report dated March 29, 2024 of Baker Tilly Municipal Advisors, LLC) 23 DR A F T APPENDIX A MAPS OF IMPACT ZONE DR A F T APPENDIX B INDIANAPOLIS METRO AREA IMPACT FEE AMOUNTS DR A F T Indianapolis Metro Area Park Impact Fee Amounts $0 $1,000 $2,000 $3,000 $4,000 $5,000 $6,000 $1 , 1 4 2 $1 , 1 5 3 $1 , 2 0 5 $1 , 2 2 7 $1 , 5 1 1 $1 , 5 2 5 $1 , 7 7 0 $2 , 0 4 5 $2 , 1 1 8 $2 , 5 3 3 $3 , 4 8 5 $3 , 4 9 2 $4 , 8 8 2 $5 , 3 7 0 Recreation Impact Fee Amount Note: represents the 2024 impact fee amounts for single-family homes. *Represents the first year phase-in amount of the proposed 2024 Impact Fee. Per page 6, the maximum 2024 Impact Fee amount if $8,276. DR A F T