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One Civic Square
Carmel, IN 4ro32
(317) 571-2417
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KRIEG. DEVAULT w
ATTORNEYS AT LAW
May 21,2002 Thomas R. Neal
Direct Dial: p:~)~
E-mail: t~@ifdlegaI.Com..<~.~...
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ecretary R . Jm~ \~.)
Carmel Clay Plan Commission \(}:8 HAY 21 2002 r=)
Cannel City Hall \,,"'\ k;
emmel, In 46032 \(~\, DOCS,/;
'\:~:;'ll.)-.c.i" /r:1,:\>/)
RE: Village of West Clay, docket numbers IO-02Z, II-02GA, and 12-02PP~~kyrTrt;;~).~:)"
'--..L~~_~.
Members of the Commission:
This letter confirms that the issues raised by my earlier correspondence to the
Commission, dated March 12,2002, and May 13, 2002, have been resolved by written
agreement between Brenwick TND Communities, LLC and my wife, Wendy Fortune Neal,
dated as oftoday, May 21, 2002. The agreement is attached and should be entered into the
record of the proceedings of these three petitions before the Commission.
Very truly yours,
TRN/kkb
Enclosures
IM-404001 l.DOC
ON~ INDIANA SQUARE, SUITE ::!800 ' INDIA~APOllS, INDIANA 46204'2079
~
TIT MERITAS
LAW FI~MS \'IC~LDWIDE
P"HON[
317.636-434~
FA~
317.636.15D7
,-MAIL
krieg@kdlegal.com
W,B 51H
www.:,riegdevault.eam
KRIEG DEVAULT ALEXANDER & CAF'EHART. LlP
INDIAt>,lA.POl!S . FORT WAYNE
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MEMORANDUM
OF
AGREEMENT
By and Between
BRENWICK TND COMMUNITIES, LLC ("Bremvick")
and
WENDY FORTUNE NEAL ("\VFN")
WHEREAS, Brenwick desires to replat and rezone that portion of the Planned Unit
Development CPUD") of West Clay, located in Clay Township, Hamilton County, Indiana,
adjacent to and east of the property ofWFN, and west of Towne Road between 131st Street and
126th Street ("Site"), increasing density of the Site and changing the character to adopt the
historical patterns and controls of its Village of West Clay historic district, and has petitioned for
such action before the Plan Commission of the City of Carmel and Clay Township, Hamilton
County, Indiana and the City Council of the City of Cannel under Docket numbers lO-02Z, 11-
02GA and 12-02PP; and
WHEREAS, WFN has objected to the approval and adoption of such petitions and
desires to obtain screening and buffering of her property located at 2555 West 131 st Street,
Carmel, Indiana, along her east boundary with the Site due to the increased number of homes in
the Site immediately adjacent to the property ofWFN; and
WHEREAS, WFN additionally desires to prevent Brenwick from granting an easement in
the replatted subject propelty to Cinergy Corporation for the purpose of relocating high voltage
power transmission lines along the property boundary line shared between Brenwick and VlFN
from 131 st Street to l26th Street, and Brenwick has agreed not to so act and instead to provide
an easement for such lines along Towne Road; and
WHEREAS, the parties desire to memorialize their agreements and understandings prior
to any action taken by local government officials on Brenwick's petitions for replatting, rezoning
and text amendme~1ts to the PUD ordinance;
NOW, THEREFORE, for and in consideration of the mutual promises and undeliakings
contained herein, the parties agree as follows:
Section 1. Brenwick commits and agrees to provide various selected trees to screen
WFN's property from construction on that portion of its PUD of West Clay, Clay Township,
Hamilton County, Indiana, lying west of Towne Road, south of 131 5t Street and north of 126th
Street, lying east and adjacent to the property of WFN, as agreed betlNeen WFN and Brenwick
on attachment A, to be installed prior to the preparation of the subj ect area for development.
Brel1wick agrees to install the screening trees chosen for the plan in a manner agreed by the
parties for the maximum available protection of the existing estate character of WFN' s property
beginning immediately upon Brenwick's development of its first section of the Sjte, or as the
partIes may agree.
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Section 2. Brenwick agrees to grant a utility easement on the west side of Towne
Road immediately adjacent to the public right-of-way for Towne Road, as it appears today or as
it may appear in the future, to Cinergy Corporation for the location of power poles and lines for
transmission of power south from the Cinergy 141st Street/Towne Road substation to 126th
Street.
Section 3. WFN, in consideration of the foregoing, consents to the approval of the
pending petitions for replatting and rezoning of the subject Brenwick property, subject to this
Agreement, and withdraws her objections as stated to the Commission in correspondence. WFN
agrees to state her withdrawal of said objections in a letter to be delivered to the Carmel Clay
Plan Commission prior 0 its meeting on May 21, 2002.
Section 4. This Agreement may be enforced by either party through and under any
and all rights available to them at law or in equity including, without limitation, specific
performance and other injunctive relief. In any action to enforce this Agreement, the prevailing
party shall also be entitled to its costs and expenses of the action, including reasonable attorneys'
fees. This Agreement shall be entered of record in the proceedings of the Carmel Clay Plan
Commission for the stated petitions referenced above.
IN WITNESS WHEREOF, the parties have executed this Agreement this 21st day of
May, 2002.
BRENWICK TND COMMUNITIES, LLC
By:
Printed:
Its: c:...e--M~
WENDY FORTUNE NEAL
ill~~ ,~~ IN ~
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One Civic Square
Carmel, IN 4€032
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One Civic Square
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BRENWICK
February 6, 2002
Ms. Sue Ellen Johnson
City of Carmel
One Civic Square
Carmel, Indiana 46032
RE: Docket Numbers 10-02 Z, 11-02 Z and 12-02 P
Dear Sue Ellen,
Thank you for forwarding the docket numbers and fee schedule on the above filings to
us. In addition to the $3159.51 listed for the above three items, the enclosed check also
includes the fee for processing the Secondary Plat of Section 5001 of the Village of
WestClay, filed yesterday by Keith Lash. Thus, please find enclosed a check in the
amount of $3,859.91.
Thank you for your assistance on this, and all the many other items on the project that
have required your much appreciated assistance.
Sincerely,
BRENWICK DEVELOP1HENT COMPANY, INC.
Enclosure (check 13517)
cc: Keith Lash
i 2821 E. New Market St. Suite 200 · Carmel. Indiana 46032 0 317.574.3400 . 317.5743919 fax
brenwick@brenwick.com http://www.brenwick.com
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BEWICK
January 23, 2002
Mr. Jon Dobosiewicz
Department of Community Services
City of Carmel
One Ci vie Square
Carmel, Indiana 46032
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RE: Recent Filing on the Village of WestClay
Dear Jon:
This letter follows up our filing of a Change of Zoning Application and Primary Plat amendment
for the west real estate of the-Village of WestClay. As you know, we are seeking approval on a
change to the land use that is permitted on portions of the west real estate (a change from the
current "Secondary Area" to "Primary Area "). The real estate subject to this change measures
54.283 acres. The fee for the rezone application I computed as follows:
Rezone fee: $700 + $35/acre * 54.283 acres == $2,599.91
and the fee for the Primary Plat amendment is:
Replat fee: $700 + $35/10t * 187 lots
=== $7,245.00
thus, enclosed please find one check in the amount of $9. 844.91.
I am unsure what your fee structure is for processing the text amendments we have filed on the
ordinance, thus upon your determination, I will deliver a separate .payment. We hope to appear at
the February 20,2002, T.A.C. meeting, and to have a public hearing on our request at the March
18th Plan Commission meeting.
Sincerely,
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BRENWICK DEVELOPMENT COMPANY, INC.
Enclosure
'12821 E. New Market St. Suite 200 .. Carmel. Indiana 46032 .. 317.574.3400 .. 317.574.3919 Fax
brenwick@brenwick.com http://www.brenwick.com
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BRENWICK
January 18,2002
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Mr. Jon Dobosiewicz
Department of Community Services
City of Carmel
Carmel, Indiana 46032
RE: The Village of WestClay
Real Estate West of Towne Road
Dear Jon:
Enclosed please find a packet to serve as our application to the Carmel-Clay Plan CommIssion in
connection with the amendments proposed to the western portion of the Village of WestClay.
Enclosed please find the following materials:
~ two copies of the Amended and Restated Ordinance,
· four copies of the Amended Primary Plat and Development Plan,
~ one 400-scale exhibit of the entire project, showing the amended areas as we1i as the
"existing", approved Primary Plat,
one application for a "Primary Plat Replat",
~ one application for "Petition to Change the Official Zoning Map", which I understand is
the procedural method to be used for the proposed Z-330 amendments.
[ look forward to meeting with you to discuss this application fUlther. Should you have any
questions or comments on the enclosed, please do not hesitate to contact me at your earliest
con vemence.
Sincerely,
BRENWICK DEVELO MENT COMPANY, INC
J~utz
Vice President of Operations
Enclosure
'12821 E. Nl'w IvliJrkl'l 'It. Suite 200 · Carmel, Indidnd 46032 ~ 317.574.3400 ~ 317.574.3919 fax
brenwic k@brenwicK.com http://www.brel1wick.com
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WASHINGTON lWP. SOUTHWEST
SEE PAGE 55
WASHINGTON TWP. SOUTHCENTER
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June 8, 2001
Michael P. Hollibaugh
Director, Department of Community Services
City of Carmel
One Civic Center
Carmel, Indiana 46032
Dear Mr. Hollibaugh:
I am taking the liberty of forwarding to you for your preliminary review and
approval a proposed form of Amended and Restated Ordinance for the WestClay
Village Planned Unit Development which incorporates a number of changes which
we believe, based on experience, will improve the quality of the development.
Many of the changes are technical: deleting references no longer relevant,
correcting definitions or making explicit what is implicit. The substantive changes
are as follows:
1. Primary Area Desiqnation. We propose to divide the Primary Area into
two subareas: Primary Area (MU) and Primary Area (SF). The uses presently
permitted in the Primary Area would continue to be permitted uses in Primary Area
(MU). Uses in Primary Area (SF) would be limited to single-family dwellings and
accessory uses as defined by the Department of Housing and Urban Development
in its regulations implementing the Interstate Land Sales Full Disclosure Act
("ILSFDA"). Under existing ILSFDA regulations, lots in the Primary Area as
presently constituted do not qualify for the exemption from registration established
by U.S.C. Section 1403(b)(5) for single-family residences, which means that we may
not sell lots directly to consumers but must sell only to builders. This has frustrated
individuals who desire to purchase a lot, design a home and then select a builder, as
has been the practice in all our other subdivisions in Carmel. From a planning
perspective, this change would restrict the areas in which we may construct
commercial or multiuse structures.
12821 E. New Marl,et St. Suite 200 " Carmel, Indiana 46032 c 317.574.3400 to 317.5743919 Fax
brenwick@brenwieJ;.com http://www.brenwick.com
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2. Delineation of Primary and Secondary Areas. Enclosed is a copy of a
portion of the development area marked to indicate a proposed revision of the
delineation of the Primary and Secondary Areas reflected on the approved
Development Plan (we will, of course, prior to filing, prepare a modified Development
Plan consistent with the enclosure). The modified plan divides the Primary Area
between Primary Area (SF) in which only single-family homes may be constructed
and Primary Area (MU) in which commercial and multiuse structures may be
constructed. We also propose to extend the Primary Area west of Towne Road to
include the southerly portion of the land we own there. This change would permit us
to expand the area of the Village Homes within walking distance of the Village
Center, incorporate MacArthur Field into the heartofthe Village component, and
satisfy the extraordinary demand we have found for Village Homes. This alteration
in the Primary Area would not affect density: we propose no chanqe in the
residential density limitations established by the Ordinance.
3. Home Based Offices. We propose to restrict the Home-Based Office Area
to the new Primary Area (MU).
4. Automobile Service Station. We propose to delete the restriction in
Section 5.1 (0)(6) that precludes automobile repair in connection with the operation
of the single automobile service station that is permitted by the Ordinance. We have
found that it is not economically feasible for an operator to function as a vendor of
gasoline only. The present restriction has the practical effect of precluding the
development of a service station at WestClay that would serve the residents living
between U.S. 31 and Michigan Road.
5. Accessory Owellinqs. All accessory dwellings constructed to date are
above the garage. Because of the predomfnanceof 3-car garages, the second level
space available for an accessory dwelling tends to approximate 1,000 square feet.
Section 7.7 presently limits accessory dwellings to 850 square feet. We propose to
increase this to 1,000 square feet. We don't believe that this change would have
any adverse practical effect since it is the size of the garage structure and not the
build~out of the second level that impacts the streetscape.
6. Model Homes. We propose to add a new Section 7.11 that authorizes
staffed model homes in the project area, subject to compliance with the sign
regulations.
7. Commercial Space. We propose to modify Section 8 to permit slightly
more commercial space in the Primary Area (MU). This is motivated by several
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factors: first, the original Development Plan contemplated more two~story buildings
than we presently believe desirable to establish the sense of enclosure in the Village
Center that creates the environment we believe necessary and appropriate. The
existing limitation does not afford us sufficient square footage to build the number of
three~story buildings we believe desirable. Second, we original.ly contemplated
building town homes on several of the Village Center Blocks. We have concluded
that while some such construction may be feasible. it is unlikely that the market will
support the number of units originally contemplated and, without the ability to
construct commercial buildings where the townhomes were originally proposed, we
will end up with gaps in the streetscape that we believe most people would find
objectionable and contrary to the original vision for the project. Third, the level of
commercial amenities desired by our residents and prospective residents is greater
than we anticipated. High on their priority list is a first-class, specialty grocer. To.
provide a facility consistent with these expectations will require approximately a
20,000 square foot facility, which is larger than the more modest facility we originally
contemplated. Finally, we have been approached by a number of prospective
operators of destination, full-service restaurants who are interested in relocating to
the Village. They are interested in freestanding facilities up to 5,000 square feet;
again, larger than we anticipated. In sum, we seek the flexibility to respond to these
opportunities which, if realized, would greatly enhance the ambiance of the Village
Center.
8. Lot Size. We have found that there is an extraordinary demand in Carmel
for quality single-family homes on small lots. When we first proposed this project,
perhaps the gieatest skepticism arose in connection with our contention that there
was a great void in the marketplace for custom homes on small lots which afford the
owner the opportunity to downsize without giving up the quality of life they have
previously experienced in larger. traditional homes. The market acceptance of
Village Homes has exceeded our expectation. Whether young or old, single or
married, with or without children. there are numerous people who like the idea of
alley-fed, custom homes on small, limited maintenance lots. In fact, many prefer
smaller homes (at less cost) than we are presently able to offer because of the
provision in Section 15.3 of the Ordinance which provides that detached single-
family homes can only be constructed on lots having a width of 45 feet or greater.
The key to the aesthetic appeal of homes on small lots is the proportion of the
width of the house to the width of the lot. If the proportion is less than 75% to 80%,
then the home stands naked on the lot and offends the eye. The rhythm of the
streetscape is established by this proportion, not by the width of the lot. In order to
get smaller, more affordable homes (1700 to 2200 square feet) appropriately on the
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lot, we need to reduce the lot width, which is what we propose in the suggested
change to Section 15.3.
9. Structured Parking. A new Section 16.4 would permit structured parking
on the interior of Village Center Blocks to serve commercial structures located on .
those blocks.
10. SiQnaQe. When I drafted the Ordinance, I was concerned about the
relationship of signage to the style, height and design of the contemplated
commercial structures, and I made some arbitrary decisions with respect to size of
signboards and lettering. In each instance, I imposed standards that were materially
more restrictive than what the Carmel Sign Ordinance requires. As we have
developed signage for the existing and proposed buildings, we have fou'nd that
those restrictions were too rigorous and have resulted in signage which does not
bear the desirable historical proportion to the buildings to which they are affixed. We
propose to correct that fa.ilure by minor changes to Section 18 of the Ordinance,
which would have the effect of establishing a visually pleasing proportion between
building area and signage area.
11. Fences and Walls. The Ordinance establishes different standards for
fences and walls between the Primary and Secondary Areas. This has worked
against our objective of having the entire project read as a single community with
compatible architectural styles. We propose to amend Section 22 to provide that the
present standards applicable in the Primary Area will also be applicable in the'
Secondary Area. ,fi,dditiana!ly, we propose to delete the prohibition against front
yard fences ,less than three feet high since historically many homes had lower
fences to demarcate the private from the public space at the sidewalk.
While [ believe the foregoing consists of all the material changes proposed,
what we regard as immaterial may, to others, be material. If so, I am happy to
provide an explanation for each of the other changes. In any event, all changes
from the existing Ordinance have been marked on the enclosure.
After you have had an opportunity to review the enclosure, I would appreciate
it if you would afford me the opportunity to meet with you to get your thoughts on our
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suggestions. We do not want to stir up a public fuss, but we do want to take every
reasonable measure to assure that The Village of WestClay will be the crown jewel
of Carmel that has always been our objective.
Sincerely yours,
Tom Charles Huston
Chairman
cc: George P. Sweet (w/o enc)
David R. Warshauer (w/enc)
Jose Kreutz (w/o enc)
TCH/mu
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