HomeMy WebLinkAboutDept Report 10-02-01
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CARMEL/CLAY PLAN COMMISSION
SUBDIVISION COMMITTEE
DEPARTMENT REPORT
October 2, 2001
3. 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 of Brenwick 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). This information came to you with the Agenda
for the September 18th Plan Commission meeting.
At the September 18th Plan Commission meeting members had the following comments / areas to
address:
1. Desire to see specifics regarding the proposed parking structures.
2. Further explanation of the proposed lot width and the potential of running out oflots.
3. A request for the applicant to provide a traffic study.
The applicant has indicated to the department that they are in the process of preparing a traffic
report and will be sharing that at the committee meeting.
The following is a restatement of the concerns/observations we delivered to the Plan
Commission last month:
As indicated in the last Department Report 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:
Committee Report 2001-1 0-2.rtf
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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 squarefootage 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 thefuture? 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 corner of 131st
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 streets cape 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 continued to the November 6 committee
meeting. This will allow the necessary time to review the traffic information being
prepared by the applicant.
Committee Report 2001-10-2.rtf