Loading...
HomeMy WebLinkAboutDept Report 09-18-01 .,.. c.~ CARMEL/CLAY PLAN COMMISSION DEPARTMENT REPORT September 18, 2001 2h. Docket No. 99-01 OA; Village of West Clay Text Amendments / Modifications of Development Requirements The petitioner seeks approval to amend several provisions of their existing PUD Ordinance. The site is generally located at the southeast comer of West 131 st Street and Towne Road. The site is zoned PUD/Planned Unit Development. Filed by Jose Kreutz ofBrenwick TND Communities, LLC. The applicant is proposing modifications to the Development Requirements for the existing WestClay Village Planned Unit Development District. Please refer to the informational folder provided by the applicant. Section one of the folder outlines the proposed new language for specific sections of the ordinance, section two provides the rational for the change, and section three contains the existing Ordinance (Z-330). Most of the requested changes to the ordinance are housekeeping issues and modifications that the Department views as tweaking the language to clarify meaning and establish definitive standards. There are two areas, however, which do not fit into the above mentioned categories. One is modification umber three (3) as proposed entitled, "Commercial Units" and the other is item eleven (11) entitled, "Small Lot Width and Area". The Department finds that these two areas of change need additional attention by the petitioner in explaining their overall implications. The petitioner should be prepared to address the following areas regarding commercial units: 1. Review for the commission where, within the development, these uses would be permitted (identify the primary and secondary areas, Village Center area, etc.). 2. How does the increase in square footage impact the overall commercial appearance of the Village Center area? Assuming that this change affords greater flexibility than that originally proposed, was there not enough information at the time the development was started to fully understand how the commercial area was to develop? Do these standards reflect the intent at the time and provide a more representative cap on these services? 3. Does the addition of square footage justify the need to revaluate the traffic study and roadway commitments made at the time the original development was approved? The petitioner should be prepared to address the following areas regarding small lot width and area: 1. Where are these size lots permitted within the development? This is similar to question number one above. 2. How will the reduction in lot size impact the overall distribution of lots in the future? i.e. Do we run out of lots within the primary area before we run out of area to be developed? Is a portion of the proposed apartment units being phased out? Where are we coming up with the density to reduce lot sizes? " " ~ 3. How will these proposed modifications change the character of the development as originally proposed? Is there a new vision for the area at the southeast comer of 131 8t Street and Towne Road? The Department is not opposed to the modifications proposed by Brenwick Development. However, the additional commercial square footage and smaller lot sizes are items we want to see fully reviewed by the Plan Commission. As indicated by the applicant, these modifications are an effort to provide a more desirable streetscape and follow the vision originally contemplated. The applicant's goal should be to provide the Plan Commission an accurate picture of the updated vision for the Village of West Clay. We have seen through the last two years that there is a significant commitment to detail within the Village and are confident that it will continue. The original ordinance for the Village of West Clay was designed to provide the Plan Commission the ability to grant modifications that are in harmony with and that do not adversely impact the character of the development. The Department views these modifications as positive changes in the evolution of the development and have encouraged Brenwick to propose necessary changes that will enhance the quality of this unique village setting. The Department recommends that this item be forwarded to the Subdivision Committee on October 2nd for further discussion.