HomeMy WebLinkAboutPacket 04-09-02
~I
U
.it)
~
u
u
o
u
u
u
[J
u
u
o
u
u
u
U
D
U
o
o
BRENWICK
March 27, 2002
i ~
~
1DJ!i">("J"",
b!f~ll"f-Slmp...?>
r~, ~c,! ~/:::!t})
II,{? 29 2(i02
Docs .
'.'
\ ~ I
1-;
.,
Ms. Ramona Hancock, Admin Assistant
One Civic Square
Carmel, Indiana 46032
RE: Plan Commission Docket Nos. 10-02 Z, 11-02 OA and 12-02 PP
The Village of WestClay
Dear Ms. Hancock:
In anticipation of our appearance before the Subdivision Committee on April 9,
2002, and in response to issues brought up in the Department Report dated March
19,2002, we are submitting for your review the following materials:
1. A "Narrative of Proposed Text Modifications" describing all of the
amendments proposed in the PUD ordinance governing the site.
2. The current District Map noting the two zoning classifications in
existence as well as an amended District Map, establishing the three
zoning areas proposed.
3. A copy of the new Site Plan proposed for the area west of Towne Road.
4. A conceptual plan of the Roundabout proposed by the City of Carmel at
the intersection of 131st Street at Towne Road.
5. Correspondence regarding the timing of improvements to Towne Road.
We anticipate continuing the discussion on street lights in accordance with the
comments received at the Public Hearing at the Committee meeting on April 9th. If
there is any additional information we can provide to you for the meeting, please do
not hesitate to contact us at 574.3400.
Sincerely,
BR NWICK DEVELOPMENT COMPANY, INC
ear P. weet, President
crg~~d(, IJf~~ W/~
u 12821 E. New Marl(et St. SUite 200 .. Carmel, Indiana 46032 · 317.574.3400 . 317.574.3919 fax
bl'enwick@bl'enwick.col11 http://www. brenwic k~col11
[J
"0
o
o
[J
u
o
o
o
o
o
u
u
o
D
o
o
u
o
NARRA TIVE OF PROPOSED TEXT MODIFICATIONS OF Z-330
1. Editorial Text Amendments
Petitioner proposes editorial text amendments that serve to clarify language, avoid
ambiguities and correct references to sections within the ordinance that are non-existent.
These editorial amendments are:
A. Within Section 3 (Definitions), remove references to "Section 32.1 and 32.2"
which, in an early draft of the Ordinance, contained information regarding the
Petitioner's voluntary traffic impact assessment. As the Ordinance was shaped
and finally approved, the issue of the traffic assessment was dealt with in the
form of recorded zoning commitments instead, and the above two sections
were not contained in the Ordinance that was adopted in 1999.
B. The definition of "Design Vocabulary" in Section 3 is modified to reflect the
practicalities of amending the "Village of WestClay Building Guidelines and
Requirements". Amendments to such document should be reviewed by the
Department of Community Services, and approvals should be handled
accordingly.
C. Clarification of the definitions of "Development Plan" and "Landscape Plan"
within Section 3 to match the practical application of these terms. For
example, under "Landscape Plan", the new text would clarify that landscaping
is not typically shown on a Development Plan but filed in conjunction with as
a separate exhibit.
D. Section 9.1.B. ("Blocks") and in Section 15 ("Area and Bulk Regulations"),
the Ordinance contemplates that the required building setbacks, or build-to-
line, for commercial buildings will be shown on the Secondary Plat. However,
the Secondary Plats for the Village Center do not divide the Village Center
Blocks into lots and the Ordinance allows title to real estate for commercial
purposes to be conveyed via a metes-and-bounds description. Petitioner
proposes amending the Ordinance to allow for the building setback to be
established in a deed containing a metes-and-bounds description as well as on
a plat.
E. Sections 22 through 25, and 27 through 30 are appropriately re-numbered.
2. Zonin1! Districts
A. Primary Sub-Areas l\1U and SF
Petitioner proposes creation of two separate zoning districts within the established
Primary Area district, Primary Area-MU (for Mixed Use) and Primary Area-SF (for
Single Family). The purpose of this amendment is to create a differentiation between
the non-residential uses and the residential blocks within the Primary District and to
qualify the residential lots for sale directly to the public (rather than exclusively to
builders) in compliance with the requirements of the Interstate Land Sales Full
Disclosure Act.
D
[J
[J
o
o
[J
D
o
U
o
o
o
D
o
D
o
U
o
o
Additionally, a residential sub-area limited to construction of the "Village-homes"
that have established the residential character of the project permits the expansion of
the Primary Area without substantially expanding the commercial area that is
currently permitted by the Ordinance. The homes permitted within the SF-dishiet
would be required to comply with architecture characteristic of the four architectural
periods evident in Indiana prior to 1900 and would be limited to single-family
detached homes, attached homes that do not exceed attachment of more than four
homes and accessory dwellings, such as the carriage house that is comprised of
livable space above the garage.
The MU-district would permit all of the uses that are currently permitted within the
Primary Area, which are generally in conformance with the uses permitted in the B-7
District of the Carmel-Clay Zoning Ordinance. Additionally, the uses permitted in the
B-5 district would also be permitted. This is proposed in response to the consideration
to have a veterinary clinic or postal office or station within the p'roject.
B. . Church or Place of Worship
Within the real estate governed by the Ordinance exists a 22 acre parcel, that is not
contiguous to the remainder of the Village of WestClay. Located along the north side
of 126th Street, 'h mile west of Towne Road, near the Carmel-Clay Schools property,
the parcel is proposed to be re-zoned to permit the construction of a church or place
of worship. Currently the Primary Plat identifies 29 "estate"-type homes on the
parcel. Petitioner seeks the option of using this site for a use that does not require
physical connectivity but is complimentary to the Village atmosphere and
surrounding properties.
3.
Miscellaneous Amendments
A. Home-based Office Area
The Ordinance currently restricts Home-based offices to a maximum of 1,000 square
feet if it is attached to or incorporated in the dwelling, but to 600 square feet if located
in an accessory building, such as a garage. This amendment proposes increasing the
space permitted to 1,000 square feet, in accordance with the trend of 3-car garages,
allowing for the use of the entire space above the garage for a home-based office.
B. Automobile Service Station
The Ordinance currently permits the operation of a filling station within the project. In
exploring the viability of that potential business, the petitioner has determined that
without the service portion it is unlikely an independent operator can sustain its
operation.
:18.
lX.. $t'lll
~ lll-H+M-I
Established by
41111111
Brenu;ick
~
/'Q
WES~fCLA y
1~t+I~
.. I
I
~ . "1"
!I1'1 .,...
. D ..
· ..]?:-.wl. .;. i,
D ,.' "II
~ ,; :L
~~O~
c: : I( 31?
. ,,-
C T
DISTRICT MAP
I
A
-1",-
I
AREA LEGEND
I
IiII PRIMARY - ALL :MIXED USE
D SECONDARY
I
''''''''''.c .p ~ '-'-" """"~"""""""--..,, ~, .,r.... ,"-,-~~"'''''~'',~ ".'_,_-"" ~".~"""""~ -::""~"'" ',,;",r: , r<<:- Q..,-:-~ . :~....... ..,., ....,..,....: ...",'- ''3n.''",,:; < .-':)< __~:-"';'~ - - .'" ~,...- ..,.. ,"~'.'j''', .:.---:-....r;. r:'~ > ;">. "7~:, ."': ,"', '1 ~:-'. -." '.
'. . - -: . , - ~ . ~ . - .., . , ." _ I '. - _ -.' _ _.'. I . . ," _ _ .... '_ . '.. . ' "
~
" I .
T ,r.., ',. .' ,~. "''''''l;.' , '. Z"",": '~~.~'Y"'-~-. --:. '. C ,.... '. .:,"'~ ", ".' . 1..':")~~-,,~ "",Q. '-:r""'.rr:
fJi
6'
WESTCLA'Y
Established by
a81l.
Brenwick
.........
PROPOSED
DISTRICT MAP
~
IS. snn
~
f€)
I
A
-~-
I
AREA LEGEND
IIIII PRIlvlARY - MIXED USE
I
Q PRIlvlARY - SINGLE F A1v1IL Y
Q] SECONDARY
I
~&- '--_. --"'I':r
~" ~~~~r.
.1 -I; "~.. l
~- - JJj ,---I~
"0 ,~ 1
~ 4 (l)r:"J roy~'
~
J.;
D
- -ft)
, l: _ -.,~~ f :i~
: ~ j b ~ .
_I ~~
--
'l~
~~ 'j
~ ")~
~ <'
~ ~ '
,. "
~ 1 (
~ 41_
-' II'";"
I~
.. (
.1
( ~ ~~
~~~,~~
(;) ~ -I..f~
~ '!' ~)
~ ~~, ---\ ~
~; ~~;. I _ _ ,_ ,
~ ~ ~.~ .<-.. ~ - ~'~~~1~~ j~:
I\.:.. G~ .- ~ ~ ~" ~ '<J 0,\ , I)" III ~ D
l, ,., ~~'Q-..;;,)~''.J\J-..:.J-va AGl. Ii' - I
-~, ~""
F.; ~ ., IDa
~ . --- I' · ~
(il >-- ~.e \: ~. .(. ~
~ ~ ~~ .-. ~., ~.,,~ (!X..,4)O ~eS 0 ~ nl~eP~"
.~ :T q '" J \:.I 'V C/. V ?" J 'V' V ~ 'CI .'S.L ~0 \.:I 0 \:J :;; ~ '~-,\,.'T. -:../ \c;I "
_. _ - ..... lBllllAll - - - - --.;::;..--
--
~
'J!i1IU~JEI
fit r3~;.:/~UISEl
! l~ffHtl
-'4TE,-E$\ ~ 0\ 6lo\r.:1\ ~ R. .,.
.'- -~-
I
r
..
~., .e -- -~r~t
\. ~ "( --- r~
Ii ~~, 1,~/f/1~
It€_ €)'~';/' / \
1~,JJ;j -~-
i
p~
~
. ,!'
, ,
, fl_ (fJ~~~
~"J~"
, \:
. w
," "J
) ;.f!
,~ .
,
\ '
-
Itib.. '
~.
1~ -
'"' I . \
~~ '
~ ,~,
~, )-1 ~ II) - -\
IJ I \
~ 1 .:
~€> ~
\- - ,
j1 ~,~~. \; ~~ "
I !J ('l ", ~.., .", r.H" "" i@)S
. 1'-:
~ 6r
~: .~~
Il~' -S- ~. f1 1!>
~ ~, .,....Itee
~ ~ ~
Bq ", 'e~
~ ~ t\ ~.~ tr')O B
,~ ~ ;,., 'C) &
't~" r;:~,! ')1 ~ jl!lml ~ ,.
~ 1 It-~ 11~ "
lb l I~I _.
r:J:; ~ ~ -- !J . '. . " ...
p....v . "..'" 8 ....
-
- - ..
~ ~
--
~~
~
fJ
~
.- -
~~ ~~~
~~i-:s ~S
':: '~
i "'. ~
\ \ \ 4Iri> ~.
~~ &.~
~ . ~\ ~^~,~
~~ ~
_ _~~u- ~~
\
\
-
I!!!!!f '^ I'
- -.-..........-" -
,t
e
o
. -" .......J
0D0l uo::n.
~
~
~
"
/
- ~
~~
-- -~
'\~
"~
I
:0
' I
U
J
LJ
~,
u
0
U
U
0 Q)
;.CJ
U :2
CL
I'"
0
U '"
0
'<t
0
N
0 0
~
CD
C".I
~
f')
U 0
Q'l
S
u,
D u
C
:J
0
l.-
n
0 ./
U1
f-
CO
U X
w
/'
!J)
0
U S:
0
./
0
0
U ./
co
n
0J
/'
J . ,
Z
I
I
-N-
I
ASSUMED NORTH
SCALE: 1" = 100'
CENTERLINE POINT
OF INTERSECTION
131ST STREET
PROPOSED POND
160' R/
Cl
Cj
CI:
W
Z
~
933 934
FEASIBILITY STUDY
ROUNDABOUT AT
131 st. STREET AND
TOWNE ROAD
EXISTING R/W
....
'-""rT"1
x
~:-1
-0
\
\
\
C.A.
HaRBECK POND
(EXISTING)
501
I '
LJ
J
BRENWICK
o
J
March 18, 2002
u
Mr. Jon Dobosiewicz
Department of Community Services
City of Carmel
Carmel, Indiana 46032
o
u
o
u
U
D
[J
U
o
U
U
o
U
o
RE: The Village of WestClay
Dear Jon:
Pursuant the Primary Plat previously approved for this project, it is our intent to improve Towne
Road, between 1261h Street and 13 pt Street, as part of our development of The Village of
WestClay. It is our vision to construct a divided-median parkway, with a 12' through lane in each
direction of travel, plus speed change lanes as warranted at intersections with streets in the
Village. We will commit to begin construction of the improvements within one (1) year of
recording the plat of the [ITst section west of Towne Road.
We will be happy to address this commitment before the Plan ComInission at tomorrow
evening's meeting.
Sincerely,
BRENWICK DEVELOPMENT COMPANY, INC.
Enclosure
12821E. New Market St. Suite 200 .. Carmel. Indiana 46032 .. 317.5743400 .. 317.574.3919 Fax
brenwick@brenwick.com http://www.brenwick.com