Project Flo Community Q&A
May 21, 2025
LAND USE:
1) Why Franklin Township? Why this site
This site was identified by working closely with utility partners through ongoing diligence efforts because it
has a nexus of:
● Low latency for users
● Scalable campus with scalable supporting utility infrastructure
● Low risk for natural disasters
● Available skilled workforce
2) Does this go ENTIRELY with the Comprehensive Plan?
Out of the 467 acres part of the rezoning petition, approximately 340 acres are planned to be Light
Industrial or Office/Industrial Mixed Use, which is consistent with the proposed C-S zoning. There are
approximately 125 acres which are planned as Rural/Estate Residential. State statute directs the plan
commission to pay reasonable regard to the comprehensive plan, amongst other factors. In other words,
a zoning determination does not mandate that a rezoning proposal match the exact boundaries of the
comprehensive plan.
3) Will this be a 24/7 operation?
Yes
4) What is the expected life span?
Data center buildings are designed to have life spans as long as 50 years. The company operates
facilities around the world and to date, has not shuttered a campus. The equipment within the facility is
regularly upgraded to maintain current technology requirements to support business operations.
5) If this facility is retired or abandoned, how can the site be repurposed?
In the unlikely event the site ceases to be used as a data center, the property could be repurposed with a
light industrial use consistent with light industrial uses throughout the greater Indianapolis area, and as is
permitted in the proposed CS zoning.
6) How do the infrastructure, economic and environmental impacts of this use compare to other
potential uses?
1. In addition to Data Center, permitted uses in the zoning text include Light Manufacturing,
Research & Development, Agricultural Uses - Buildings & Structures and Offices. Specific
characteristics of the data center use proposed with this project which are less impactful than
other permitted uses are:
2. Lot coverage: a typical site for this client provides 30% green space.
3.
The site is anticipated to generate 20-50% less operational vehicular and truck traffic than alternative uses permitted by the C-S development statement and an even lesser percentage with respect to warehousing/distribution uses.
4.
Site is secure with on-site 24-7 operational and security staff.
5.
The initial investment of real and personal property for the project would be at approximately $1B. Subject to infrastructure capacity (power/water /sewer) and business needs, the project investment could substantially exceed the initial $1B. The company will meet and exceed the statutory requirements on investments, jobs and average wages required by the IN code legislation. Details on the incentives agreement are currently under evaluation and negotiation.
6.
The company designs facilities to use utilities as efficiently as possible.
a.
Traffic -
Operational Traffic - Day 1
Land Use
Number of Buildings
Time Period
Total Trips
Trips Entering
Trips Exiting
Data Center
(Operations)
1
AM Peak
95
86
9
PM Peak
75
7
68
Operational Traffic - Four Buildings
Land Use
Number of Buildings
Time Period
Total Trips
Trips Entering
Trips Exiting
Data Center
(Operations)
4
AM Peak
380
346
34
PM Peak
300
27
273
Construction Traffic
Land Use
Number of Buildings
Time Period
Total Trips
Trips Entering
Trips Exiting
Data Center
(Construction)
1
AM Peak
390
339
51
PM Peak
340
65
275
Once construction is completed, the site will generate 20%-50% less traffic than other uses that are permitted under the C-S zoning text.
b.
Water - the site is being planned with the ability to utilize the 2-3 million gallons of water that Citizens Energy has indicated is available to the project on a max day (hottest day of the year and all computing equipment being utilized). This max day demand is similar to some of the permitted light manufacturing uses under the proposed C-S zoning text. The project is responsible for the cost of extending water mains of sufficient size to convey the 2-3 million gallons to the site. There will be no on-site wells installed to support water needs for the project for domestic use or cooling.
c.
Sanitary Sewer - the 2-3 million gallons of water utilized by the project on a max day will result in 600,000 - 1,000,000 gallons of sanitary sewer discharge on a max day into the Citizens Energy sanitary sewer system. Citizens Energy has indicated there is an existing 30” sanitary sewer in Davis Road with sufficient capacity to service these flows. This max day demand is similar to some of the permitted light manufacturing uses under the proposed C-S zoning text, but is more than a typical warehouse. There will be no onsite treatment or onsite discharge of sanitary sewer associated with the project.
d.
Drainage/Storm Sewer - A typical site for this client is 30% open space which is 140 acres of the overall 467 acres. Other uses permitted under the C-S zoning text are typically designed to code maximum allowable coverages of 75%-80%. The additional open space results in less stormwater runoff than other uses and more spaces for providing stormwater management infrastructure which allows flexibility and creativity in addressing local drainage concerns.
e.
Power - AES is preparing a statement regarding the project. The statement will be shared as soon as it is available.
7) Will a traffic study be required?
Yes - a traffic impact study is required. The project Memorandum of Understanding has been approved by INDOT and Indianapolis Department of Public Works. Traffic counts were performed the week of 4/21. The study is forecasted to be submitted to INDOT and Indianapolis Department of Public Works by the end of May.
8) Will an environmental impact study be required?
An EIS is not required. Environmental regulations exist on the federal, state, and/or local level and are evaluated for each data center location to identify the applicable compliance requirements. When designing a data center, sites are optimized to avoid or minimize impacts to existing land features and natural resources including wetlands and streams. Evaluations are done to determine the presence, if any, of any threatened and/or endangered species. To the extent any are found, they are avoided in compliance with all applicable regulations. The company will meet or exceed all of the stream protection corridor requirements set forth in the Indianapolis Zoning Ordinance. Overall, the company will comply with all applicable federal, state, and local environmental regulations. If impacts to regulated features are needed, the project will obtain all required permits and be solely responsible for required mitigation.
SUPPORT FROM ELECTED/GOVERNMENT OFFICIALS: 1) What elected officials have you already met/spoken with? (Local, state and federal?)
Due to the confidential nature of the project, this information can not be disclosed at this time. No one has been contacted in violation of the Rules of Procedure of the Metropolitan Development Commission.
2) Who has already given their support?
Due to the confidential nature of the project, this information can not be disclosed at this time.
3) How long ago did conversations with elected officials start?
Given the scale and size of the development, real estate efforts, development assessments, and discussions began over 12 months ago.
4) Has the Indiana Economic Development Corporation been involved?
Yes
5) Do you have to get approval from the Indiana Utility Regulatory Commission and the Federal Utility Regulatory Commission?
The company does not have to seek approval from the Indiana Utility Regulatory Commission or the Federal Utility Regulatory Commission. AES will obtain any necessary regulatory approvals as applicable to their infrastructure supporting the project.
USER 1) Who is the user?
At this time, the company will remain anonymous as they complete their due diligence for this site. The company is a Fortune 100 technology company headquartered in the United States that operates many data center campuses globally.
2) Are foreign investors involved?
The company’s stock is publicly traded. Just like any US based publicly traded company, shares of the company may be owned by foreign investors.
3) What type of data center will this be?
The project is considered a hyperscale data center. Whether the facility supports AI, cloud or a mixture of both will be determined in response to the company’s business needs.
POWER 1) How much electrical power is required?
The company is working closely with AES to determine how much electrical power is needed and to complete generation studies to ensure the site can be supplied. Costs for the substation or any other improvements will be borne by the project. Improvements in technology are made everyday and our Client continues to review and update their processes with each project/building.
2) How will the electrical power be generated?
The Client is working in close coordination with AES to complete generation studies to ensure power to the site can be supplied in a manner consistent with the company’s environmental sustainability goals.
3) Will the AES substation supply power to anyone else?
No – The AES substation will be built for the project and paid for by the project.
4) Will the cost of constructing/operating/maintaining the substation be passed to other users?
No
5) Can the existing power grid serve this type of use without compromising service or driving up costs to other users?
AES is the power provider and has helped the team identify this site based on their evaluation of the feasibility of providing power to the project at this location.
4) Will solar power be used?
Not planned at this time.
5) Will wind power be used? Will vertical Vane technology be used?
Not planned at this time.
6) Will nuclear energy be used?
Not planned at this time.
7) What kind of backup generators will be used? Will fuel tanks be stored underground or above ground?
Diesel powered generators with self contained above ground belly tanks with primary and secondary spill containment.
STRUCTURES 1) Is the site plan definite or conceptual?
The configuration of buildings and equipment shown on the site plan are conceptual and may change as our Client continues to innovate and implement new technologies. The commitments in the C-S text including setbacks and buffering that substantially exceed code requirements will remain in place.
2) If there are changes to the site plan, will the public have input?
Changes to the site plan are permissible under the CS Development Statement, so long as the project meets the requirements of the Development Statement and any zoning commitments which may be negotiated and provided as a part of the rezoning. Detailed site and landscaping plans are required to be submitted for Administrator’s Approval prior to seeking an improvement location permit. . 3) What is the size of the proposed structures?
The current site plan shows 300,000 square foot single story buildings that are 45 feet tall with auxiliary equipment which includes cooling equipment and water tanks that are 65 feet tall. The structure sizes and configuration can vary as the company continues to adapt to ever changing technology. Existing buildings operated by the Company as data centers range in size from 250,000 s.f. to 350,000 s.f. and from 35 feet to 65 feet in height.
4) How much hard surface will there be, other than the buildings?
A typical site for this client provides 30% green space which is approximately 140 acres for this site. Impervious area will be designed per the applicable City of Indianapolis planning and stormwater ordinances including any required stormwater runoff controls and compliance with applicable Green Factor criteria. . 5) Will there be additional structures/hard surfaces added in the future?
Overall impervious area will be designed per the applicable City of Indianapolis planning and stormwater ordinances including any required stormwater runoff controls. Project will be phased based upon utility prepositioning and business needs.
6) Will structures be built to LEED or other environmentally protective standards to meet zero carbon footprint?
The buildings are constructed to be highly efficient, but the client does not specifically follow LEED criteria or seek LEED certification for its projects. All aspects of a project are evaluated in the context of the Client’s carbon free energy goals.
7) Are these structures built to withstand tornadoes and straight line winds?
Buildings are constructed to meet all Local and State Building Codes, including withstanding tornadoes and straight line winds where applicable..
LANDSCAPING/BUFFERING 1) Describe the buffering proposed? Be specific with size and plantings.
Project Setbacks:
Setback Description Code Requirement Project Commitment Min Setbacks | Expressway 10 ft. 100 ft. (10x) Min Setbacks | Arterial, Collector Local 10 ft. 150 ft. (15x) for Parking 200 ft. (20x) for Building Front Transitional Yard 20 ft. 100 ft. (5x) Side / Rear Transitional Yard 15 ft. 150 ft. (10x) for Parking 200 ft (~13x) for Building
Project Buffering:
Code Requirement:
Where the site abuts a dwelling district it must either include a 15 ft. wide buffer with a shade or evergreen tree every 30 ft. and 3 large shrubs every 25 ft. OR an opaque wall, berm, fence, or dense vegetation screen at least 6 ft. high and 3 ft. inside the property with shade trees every 50 ft. within the barrier and 3 small shrubs every 25 ft. outside the barrier.
Project Commitments:
1. Proposed buffering where the site abuts a dwelling district ranges between 2.5x to 3.5x the code requirement with 10’-15’ high mounding with 3 ~ 2” minimum caliper deciduous trees and 10 ~ 6’ tall evergreen trees planted per 100’ of buffer. 2” caliper and 6’ height are minimum requirements for initial buffer installation.The location of the buffer along Troy Avenue has been adjusted to accommodate a 50’ area for development of a greenway aligned with the recommendations in the Indy Greenways Master Plan. All buffers will be installed with the first phase of the site development.
2. The land between Troy Avenue and Ficher Ditch will be restored to open space once construction is completed.
3. The project will fully comply with the City’s Green Factor requirements.
2) What kind of structures, usage, etc will be permitted between the Fisher Ditch and Troy Avenue?
The client has committed to keeping the land between Ficher Ditch and Troy Avenue as open space and working with the City of Indianapolis DPW Trails and Greenways to accommodate a portion of the Southeast trail on the south side of Troy Avenue along the project’s frontage.
WATER 1) How much water will be used each day?
The site is being planned with the ability to utilize the 2-3 million gallons of water that Citizens Energy has indicated is available to the project on a max day (hottest day of the year and all computing equipment being utilized). This max day demand is similar to some of the permitted light manufacturing uses under the proposed C-S zoning text..
2) How will the needed water be supplied? City water, water directly from the aquifer(s), surface water?
Water for the project will be provided by Citizens Energy Group. There will be no on-site wells installed to support water needs for the project for domestic use or cooling.
3) If city water is used, will the cost be spread to current users?
No.
4) Will there be a loop system used to supply/reclaim/regenerate water needed?
Water used for cooling is cycled as many times as possible, depending on the quality of the water supplied to the project, this can vary from a single cycle up to 6 cycles.
5) If there is a drought, how will this affect water usage for the facility?
Water usage at the facility will be subject to applicable protocols established by the current version of the Citizens Energy Group Drought Management Plan.
TREES 1) Are there any trees that will be removed?
A tree inventory is being completed to document the location, DBH (diameter at breast height), species and conditions of existing trees. The project will provide tree replacement in accordance with applicable zoning code requirements for trees being removed.
NOISE 1) How much noise will this facility generate after completion?
●
Baseline
○
Existing conditions in the area include an interstate highway (I-74)
○
Industrial along the west side of Post Road adjacent to the site
●
Project Commitment
○
Under normal operation, the company has committed to “attenuate” (i.e. reduce) noise to noisea level not to exceed 65dba at the property line that is consistent with other industrial properties in the US, establishing a maximum threshold in the absence of a
noise ordinance.
○
The company will not ignore its noise emission and will self-enforce its commitment to 65dba.
○
The company will use licensed noise experts to model and analyze the site to identify expected issues and possibly upgrade our equipment.
○ Construction noise will abide by zoning regulations and working hours.
●
Project Attenuation Enhancements:
○
Increased setbacks to provide a 150’ buffer adjacent to residential which is 5x to 10x above code requirements.
○
Installation of 10-15’ berms and screening with initial site development
○
The project will only remove existing vegetation when necessary otherwise it will maintain existing trees to further mitigate impacts from its operation.
○
Advanced technology equipment as project standard design.
●
Other Factors
○
Temperature: At night or when it is seasonally cooler, we can leverage outside air and reduce the use of cooling equipment and thus noise.
○
Other structures: Homes (walls, insulation, etc) produce attenuation effects further reducing the dba at the “receptor” level. Other buildings on the development will also buffer noise from one building to the next.
○
Building / equipment yard orientation - as the site develops, building orientation and equipment placement is a large consideration to further minimize the decibel level not to exceed the 65dBA threshold.
2) What kind of noise can be expected during construction?
Construction noise will abide by zoning regulations and working hours.
INFRASTRUCTURE 1) What infrastructure improvements will be offered to the community?
After construction is complete, the client has committed to keeping the land between Ficher Ditch and Troy Avenue as open space. The draft zoning commitments for the project includes installation of a 10’ wide multi-use path on the project’s frontage along the south side of Troy Avenue. Roadway and utility infrastructure needed to support the project will be the responsibility of the project in the form of either infrastructure designed, funded and built by the project in areas where the project controls easements and/or right-of-way needed to execute the project, or financial contributions for the project’s fair share of infrastructure improvements.
2) How many entrances will there be? Where are they located?
The site is planned to have a maximum of three entrances:
1. South Post Road - aligned with the entrance to the Manheim Indianapolis. This will be the site’s permanent entrance and will also be utilized for construction traffic. Truck traffic associated with construction will be directed to this entrance.
2. Davis Road - located approximately 1,000’ south of Troy Avenue. This is a temporary construction access and will only be used for construction worker passenger vehicles.
3. Vandergriff Road - this will be a dedicated emergency only access located 0.25 miles northeast of I-74. This access will not be installed if secondary emergency access to the project is determined to be unnecessary.
3) Will any improvements be made to the Ficher Ditch?
The site plan is based on the preservation of Ficher ditch in its current location. There is some minor fill in the floodplain fringe planned along the southern side of Ficher Ditch. These minor fills will be offset by constructing compensatory storage along the northern edge of Ficher Ditch in the portion of the site that will remain open space. The minor fills and compensatory storage will be designed in accordance with the City’s floodplain management standards. Fill within the floodplain fringe will not occur until the project has applied for and obtained a Floodplain Development Permit. . 4) How will drainage impacts to neighboring properties be handled
Stormwater designs will be governed by the applicable City of Indianapolis design regulations and reviewed/approved as part of the site plan approvals for the project. The design regulations require stormwater to be managed to prevent adverse impacts to surrounding properties. The Client has committed to reviewing proposed drainage plans with the Franklin Township Civic League at least ten days prior to submitting to the City’s Department of Business and Neighborhood Services for a drainage permit
5) What kind of traffic will be generated during construction?
Construction Traffic
Land Use
Number of Buildings
Time Period
Total Trips
Trips Entering
Trips Exiting
Data Center
(Construction)
1
AM Peak
390
339
51
PM Peak
340
65
275
6) What kind of traffic will be generated once the facility is fully operational?
Operational Traffic
Land Use
Number of Buildings
Time Period
Total Trips
Trips Entering
Trips Exiting
Data Center
(Operations)
4
AM Peak
380
346
34
PM Peak
300
27
273
LIGHTING 1) Describe the lighting impacts?
General lighting and security lighting for the project will be designed in accordance with applicable zoning codes and regulations, which, in this case, requires all lighting fixtures to feature full cut-off features, and a maximum light level of at the property line of no more than 1.0 footcandles, and nor more than 2.0 footcandles at any street right-of-way, except for entrances to the project.
2) Will lighting be used to provide adequate security?
General lighting and security lighting for the project will be designed in accordance with applicable zoning codes and regulations, which, in this case, requires all lighting fixtures to feature full cut-off features, and a maximum light level of at the property line of no more than 1.0 footcandles, and nor more than 2.0 footcandles at any street right-of-way, except for entrances to the project.
ECONOMIC FACTORS 1)How many construction jobs will this create and for how long?
The company expects hundreds of construction jobs to be created for this project. Based on the company’s experience, full development of the site could take 5-10 years, subject to the company’s business needs and infrastructure readiness. This provides an opportunity to develop a highly skilled workforce that can maintain their roles at a single location for a long period of time.
2) Once the facility is complete and operational, how many long term jobs will there be and what will the salary range be?
Once the initial building is complete, we would anticipate a minimum of 50 full time operational positions working directly with the company at an average annual salary well above the County average. Additionally, there will be a similar amount of third party full time positions. At full build out, there could be 200 full time operational positions working directly for the company, contingent on infrastructure availability and the right business climate.
3) What kind of tax incentives are there to the developer and how long will they last? Property tax, sales tax, etc? How will tax abatements impact other services usually funded by those taxes?
The company is eligible for the State of Indiana Data Center Tax Incentives. The company is seeking local personal and real property tax incentives made available to all qualifying businesses, which are subject to approval by the Metropolitan Development Commission. In the event the company receives a real and/or personal property tax abatement, it is anticipated that a minimum tax payment will be committed by the project which will be determined in cooperation with the Metropolitan Development Commission.
4) What other kind of economic incentives are allowed or being offered? For how long?
None at this time.
5) WHAT WILL THE NET ECONOMIC BENEFIT TO LOCAL AND STATE GOVERNMENT WILL THERE BE AFTER ALL THE ABATEMENTS AND INCENTIVES ARE DEDUCTED?
This type of project has a large economic development impact without creating the strain on public infrastructure that could result from more intensive light industrial uses and all available incentives are performance based.
Through the infrastructure, products, and services that the company provides, they help grow businesses, careers, and communities. The presence of the company through its data centers facilities benefit neighbors by sparking economic growth, bringing jobs to the community, and supporting local organizations. The company collaborates with each community to provide long-term support through grants, educational programs, and other initiatives.
The U.S. Chamber of Commerce estimates a typical U.S. data center creates $32.5 million in local economic activity each year. Source: https://www.uschamber.com/press-release/us-chamber-report-data-centers-average-325-million-economic-impact
A February 2025 study by PricewaterhouseCoopers found that 1 data center job supports 6 jobs elsewhere in the economy. Source: https://static1.squarespace.com/static/63a4849eab1c756a1d3e97b1/t/67b38f78e9cf125daf756112/1739820925392/Data+Center+Economic+Contribution+Study+2025_Final.pdf
Details on the incentives agreement are currently under evaluation.
6) How will compliance with economic incentives and abatements be monitored? Will those compliance reports be public? What will happen if compliance is not met?
Every tax abatement approved in Marion County is required to enter into a Memorandum of Agreement which confirms investment and employment goals, and establishes compliance standards. The Memorandum of Agreement allows for termination of the abatement in the event there is not substantial compliance, and also has a claw-back provision.
Questions received at the meeting from Jennifer Selm - President of the Greater Troy Neighborhood Association - Djselm007@gmail.com.
1) Why is a WW treatment plant needed?
An onsite wastewater treatment plant is not needed for this project. Site domestic sewer (normal residential type wastewater) and non-contact cooling tower blowdown (clean water used for cooling) will be discharged to the public sanitary sewer system.
2) What chemicals are being discharged from the massive amount of water used going to the WW treatment plant?
The chemicals added to water used for cooling are dependent on the quality of the water being supplied to the site. Based on an initial analysis of the water being supplied by Citizens Energy Group to the project, the only chemicals anticipated for use are acid to adjust the pH, anit-scalants and fungicides. These are all chemicals that are used in a typical municipal water treatment plant. Based on preliminary modeling, discharge from the site will comply with local regulations regarding sanitary sewer discharge into the public system.
3) Where will the water treatment plant discharge water?
An onsite wastewater treatment plant is not needed for this project. Site domestic sewer (normal residential type wastewater) and non-contact cooling tower blowdown (clean water used for cooling) will be discharged to the public sanitary sewer system.
4) What are the maximum number of processor warehouses that will be on the 496 acre. Or “Data Center Campus”, which are generally operated remotely?
The current site plan includes four buildings at approximately 300,000 sf each. The size and configuration of buildings is subject to change as needed to support deployment of new technology.
5) What will be the square footage of these warehouses?
The current site plan shows buildings that are approximately 300,000 sf each. The size of buildings is subject to change as needed to support deployment of new technology.
6) Will each one require a substation? Generator?
Primary power service for the project from AES will be connected through an approximately 11 acre AES substation. Overhead transmission lines will be extended from the AES substation to an approximately 2 acre substation owned by the company. Each building includes backup generators capable of maintaining power to the buildings in the event of a power outage.
7) How are they going to get all this equipment and building supplies to the job site given the state of the bridge? I am sure all of us have seen just regular semi-trucks get stuck coming off the I-74 eastbound ramp to Post Road then trying to turn left onto Post Road? Will they be able to use the roundabout? (i.e. underground water tanks, long loads of steel (girder beams).
The general contractor for the project evaluates routes for delivery of equipment and building supplies to the project. If a primary route is constrained, an alternate route will be developed. Where possible, the general contractor and company will work with local authorities to make improvements to current infrastructure needed to support the anticipated deliveries.
8) How will generators be powered, fuel storage? How loud as compared to Table 743-301-1: Required Spacing for Specific Uses - Motorsports Engine Testing. I wonder how loud it is when they do their monthly testing of backup generators. Minimum distance from other use types or districts (existing or approved) - 2,000 LF of any protected district.
The back-up generators are diesel powered. Each generator is equipped with a self contained belly tank. Emergency back-up generators are not motorsports engines and as such are not subject to the 2,000 ft setback associated with motorsports engine testing. Under normal operation, the company has committed to “attenuate” (i.e. reduce) noise to a level not to exceed 65dba at the property line. Normal operation does not include an emergency condition such as a power outage.
9) How many acres of substations? Looks like 1+ acre per building and about 15 acres for AES.
Primary power service for the project from AES will be connected through an approximately 11 acre AES substation. Overhead transmission lines will be extended from the AES substation to an approximately 2 acre substations owned by the company.
10) Will the substation marked AES be paid for by us?
The AES substation will be paid for by the project.
11) Comp Plan Deviation - see folder I have provided.
Out of the 467 acres part of the rezoning petition, approximately 340 acres are planned to be Light Industrial or Office/Industrial Mixed Use, which is consistent with the proposed C-S zoning. There are approximately 125 acres which are planned as Rural/Estate Residential. State statute directs the plan commission to pay reasonable regard to the comprehensive plan, amongst other factors. In other words, a zoning determination does not mandate that a rezoning proposal match the exact boundaries of the comprehensive plan.
12) I noticed the House across the street 3430 Davis Road is part of this Petition, Why?
The property in question is not part of the project at this point
Additional Questions from the Civic League - April 11th e-mail Catherine A Burton President, Marion County Alliance of Neighborhood Associations Land Use Chair and Secretary of the Board, Franklin Township Civic League
1)
What kind of fire suppression is used? If chemical, how is it stored cleaned up after a fire?
The fire suppression system for the project uses potable water.
2)
Does IFD have capabilities and equipment to handle a fire of this size at a facility like this with all the computer and electrical equipment and infrastructure?
The construction type and building use category are similar to other light industrial facilities in the greater Indianapolis area. The project includes an onsite dedicated fire suppression system consisting of a fire water storage tank, a fire pump, dedicated fire protection mains and hydrants and fully sprinklered buildings. At the time, the team is not aware of any issues with IFD’s capabilities to handle a fire at the project.
3) Does IFD have a ladder truck and hose in close by station tall enough for 75 foot structures?
The construction type and building use category are similar to other light industrial facilities in the greater Indianapolis area. The project includes an onsite dedicated fire suppression system consisting of a fire water storage tank, a fire pump, dedicated fire protection mains and hydrants and fully sprinklered buildings. At the time, the team is not aware of any issues with IFD’s capabilities to handle a fire at the project.
4) How deep underground will foundations be set for 75 foot structures? How will the excavation be done?
The preliminary geotechnical evaluation indicates two options for building foundations. The first is performing ground improvement using geopiers (also known as rammed aggregate piers/stone columns) constructed by installing a small diameter drilled shaft that is filled with compacted stone with buildings supported on shallow spread footings. The second is installed deep foundations such as drilled piers. Drilled piers are constructed by using an auger to drill a hole to the necessary depth which is then filled with a poured reinforced concrete pier. The structural engineer for the project is still evaluating the preliminary geotechnical information to determine how deep piers would need to be.
Questions Following April 16, 2025 Franklin Township Civic League Meeting
1) When is traffic study going to be completed? (The Civic League may be uncomfortable taking a position without it being completed, accepted by the City and INDOT, and road improvements identified / committed to)
The project Memorandum of Understanding was submitted on 4/14 and is under review by INDOT and Indianapolis Department of Public Works. Traffic counts were performed the week of 4/21. The study is forecasted to be submitted to INDOT and Indianapolis Department of Public Works for review by the end of May.
2) Do we really need 75 foot building height?
A written commitment has been added to the zoning request reducing the variance request to 50’ for building height and 65’ for equipment for a distance of 500’ from Davis Road and Vandergriff. The
request for 75’ is still applicable to the rest of the site to allow the client maximum flexibility in the type of building and technology that can be deployed at the site.
3) Can we commit to minimum berm height?
The project has committed to berms a minimum of 10’ and up to 15’ in height planted with 3 ~ 2” minimum caliper deciduous trees and 10 ~ 6’ tall evergreen trees per 100’ of buffer. The team is evaluating if 15’ tall berms are feasible at all locations along the site perimeter.
4) Can we work with neighbors across Davis and Vandergriff Roads to help resolve drainage issues?
The project has committed to provide grading and drainage plans to the Franklin Township Civic League for review at least 10 days prior to submitting such plans to the City of Indianapolis, Department of Business and Neighborhood Services, for a drainage permit. The current master grading and drainage design collects drainage from the low spot at the southern end of the site adjacent to Vandergriff road and directs it into an onsite stormwater management basin. The onsite basin discharges into Miller Ditch on the north side of Vandergriff Road. The master drainage plan includes an evaluation of Miller Ditch to confirm there is sufficient conveyance capacity to accept the controlled release from the project without adversely impacting downstream properties.
5) What will the power and water needs for the project be, and how can the neighbors be assured that there will not be a negative impact? (Service, rates)
Water: The site is being planned with the ability to utilize the 2-3 million gallons of water that Citizens Energy has indicated is available to the project on a max day (hottest day of the year and all computing equipment being utilized). This max day demand is similar to some of the permitted light manufacturing uses under the proposed C-S zoning text.
Power: The company is working closely with AES to determine how much electrical power is needed and to complete generation studies to ensure the site can be supplied. Costs for the substation or any other improvements will be borne by the project. Improvements in technology are made everyday and our Client continues to review and update their processes with each project/building.
The cost of utility infrastructure improvements needed to serve the project will be borne by the project. Such infrastructure improvements are typically evaluated based on what is needed to support the project without degrading service to existing utility customers.
6) What are the details on project incentives, and what is the project willing to give back to the community?
The company is eligible for the State of Indiana Data Center Tax Incentives. The company is seeking local personal and real property tax incentives made available to all qualifying businesses, which are subject to approval by the Metropolitan Development Commission. In the event the company receives a real and/or personal property tax abatement, it is anticipated that a minimum tax payment will be committed by the project which will be determined in cooperation with the Metropolitan Development Commission.
This type of project has a large economic development impact without creating the strain on public infrastructure that could result from more intensive light industrial uses and all available incentives are performance based.
Through the infrastructure, products, and services that the company provides, they help grow businesses, careers, and communities. The presence of the company through its data centers facilities benefit neighbors by sparking economic growth, bringing jobs to the community, and supporting local organizations. The company collaborates with each community to provide long-term support through grants, educational programs, and other initiatives.
Details on the incentives agreement are currently under evaluation and negotiation.
7) How many onsite employees at full buildout?
Once the initial building is complete, we would anticipate 50 full time operational positions working directly with the company at an average annual salary well above County average. At full build out, there could be 200-350 full time operational positions working directly for the company.
Questions Following April 18, 2025 Email regarding potential impact of data center runoff
1)
Construction runoff
Construction runoff will be managed in accordance with City of Indianapolis Department of Public Works and the IDEM Construction stormwater general permits. The concerns noted in the AI generated response do not take into account state and local statutory requirements for managing stormwater runoff from the site during construction and under fully developed conditions. These regulations are designed to prevent stormwater runoff from a development site from adversely impacting adjacent and downstream properties. Construction cannot begin until such permits are obtained.
2)
Water usage and septic
Water for construction and for operations will be provided by Citizens Energy Group. No on-site water supply will be developed. As such, the project’s water usage will not adversely impact the operation of septic systems on adjacent properties.
3)
Septic system impacts/well contamination
Construction runoff will be managed in accordance with City of Indianapolis Department of Public Works and the IDEM Construction stormwater general permits. The concerns noted in the AI generated response do not take into account state and local statutory requirements for managing stormwater runoff from the site during construction and under fully developed conditions. These regulations are designed to prevent stormwater runoff from a development site from adversely impacting adjacent and downstream properties. Construction cannot begin until such permits are obtained.
4/21/2025 Email regarding Nuclear Power 1) Was just wondering if the potential Data Center builder (Post Rd) has or is considering the use of micro-nuclear power use. I know there is a lot of activity with this, right now, including a bill signed by Governor Braun less than a week ago. I can't believe someone is going to build a data center and not use it for AI (which requires up to 10x the normal amount of power for data centers). A nuclear module would really lessen the stress on Indianapolis' electrical GRID. No nuclear power is planned at this time. 4/23/2025 Email summary of call with David Retherford and email from David Baird 1) The neighbors are still complaining about the nature of our responses to their questions, and it was suggested that we might want to reconsider responding directly to the questions. It was suggested that we can always state that the answer, to at least some of the questions, might be “The item is part of the post zoning /due diligence/permitting work undertaken by the developer” This document is the assembled direct responses. 2) Building height is an issue, and they may have a suggested commitment for us to consider. I mentioned that we were working on a commitment on our end with respect to height. A written commitment has been added to the zoning request reducing the variance request to 50’ for building height and 65’ for equipment for a distance of 500’ from Davis Road and Vandergriff. The request for 75’ is still applicable to the rest of the site to allow the client maximum flexibility in the type of building and technology that can be deployed at the site.
3) The incentives continue to be a big issue, with some rumours that nothing is coming back to the community. Also, David Baird suggested that if we could assure that the school levy amount was met, then it could really turn things around for us. It was noted that Councilor Hart was at the neighbor meeting Monday night, and reported that the Indianapolis Economic Development agency that Jim S. runs stated that they did not have sufficient information as of Monday afternoon
Details on the incentives agreement are currently under evaluation and negotiation.
4) The neighbors want some assurances that their power and water rates will not go up as a result of the project. The cost of utility infrastructure improvements needed to serve the project will be borne by the project. Such infrastructure improvements are typically evaluated based on what is needed to support the project without degrading service to existing utility customers.
5) Some neighbors do not want the project to require them to hook up to sanitary sewer or city water lines, while other neighbors are asking if sanitary sewer/water lines will be extended to
the perimeter of the property and be available to hook up. This is a Citizens issue more than our issue, but still it will be incumbent on us to figure it out. There is a portal on the Citizens Energy Group website where an online form can be submitted to determine if a particular address is eligible for water and sewer service from CEG. Residents who do not want to connect are typically not required to connect if their well and septic system are maintained in good working order.
6) There will be a requested commitment to fix/remediate any damaged well/septic system that is damaged as a result of the release of any contaminated water from the project. The project will be responsible to remediate/fix any damaged well/septic system for which cuch impacts can reasonably be attributed to the project. The client will work with adjacent property owners to perform inspections of existing wells and septic systems prior to starting construction to establish accurate pre-construction conditions. 7) In the no-build area north of Ficher ditch, how would construction materials be moved from that area onto the buildable portions of the property? What does that look like during periods of construction. The concerns are two fold: building a bridge across Ficher ditch would not be desirable, and neither would intense moving of material and equipment using Davis or Vandergriff Roads. Once fully developed, the area north of Ficher Ditch will be open space. During construction, the area may be used to support construction logistics. Such use will be subject to applicable permitting requirements for any construction access drives and temporary crossings of Ficher Ditch. 8) With respect to noise, one of the neighbors suggested he measured decibel levels near the south east corner of the property as having an ambient measurement of 49 decibels. He then paraded around the room with noise emanating from his phone at 65 DBA, and the people in attendance were shocked. Of course, there is a difference between that set up, and what might happen at the property line when we are operational. If 65 DBA is the max at the property line, what might be the normal level of noise? An initial noise study has been completed for the project. The results show a 63dBA level at the property line under peak operating conditions - hottest day of the year with all servers being utilized. 9) Sticking with noise, can the generators be shifted to the west sides of the buildings? Under normal operation, the generators are only run in small groups for testing during daylight hours. The modeled noise level is typically more sensitive to the fans in the cooling equipment so the site plan is crafted to orient the cooling equipment so it is not directly across from adjacent residential properties. 10) Do we know what the level of EMF exposure might be at the property line? EMF levels outside of the data center buildings are low and within safety guidelines.