Council approves Claiborne Farms (Kimballwick Phase 3) PUD after contentious public debate, 4-3

The Westfield Common Council on Feb. 3 adopted Ordinance 2445, the Claiborne Farms — Kimballwick Phase 3 Planned Unit Development (PUD), by a 4-3 vote after more than an hour of public comment and discussion.

The petition, filed by Pulte Homes of Indiana, seeks to extend the existing Kimballwick residential community onto about 87 acres north of and adjacent to 150 First Street and east of Shelbourne Road. Councilors approved written commitments negotiated during the review process that increase perimeter buffers, preserve more trees and reduce the number of age-restricted lots compared with the proposal’s initial filing.

The revised plan “will include additional amenities of which there are 3 options included in the PUD,” attorney John Doboshaewitz, representing the petitioner, told council members during the presentation. The three options submitted for the existing homeowners association to select are: (1) a $1,000,000 contribution to the HOA reserve fund; (2) a $600,000 contribution plus dedication of an internal block for future amenities; or (3) a $100,000 contribution and dedication of the existing model home and adjacent parking for additional meeting/amenity use.

Pulte also agreed to enlarge preservation areas around the development’s perimeter. As presented to the council, the plan preserves roughly 27 acres of existing trees — about 31 percent of the site — and sets a 200-foot buffer on the west, 100 feet on the north and 50 feet on the east; the plan also keeps a 50-foot preservation strip along the north side of 150 First Street. The developer reduced the number of Del Webb (age-restricted) lots from 202 to 150 and removed a narrow strip of lots that would have extended to Shelbourne Road.

Supporters who live inside or near Kimbellwick said the changes and added landscaping addressed many earlier concerns. Resident Greg Jacobs said the developer had worked with neighbors and urged council members to approve the plan. Opponents farther from the proposed subdivision argued the changes did not override the community’s long-standing comprehensive plan designation for larger lots, and several speakers warned that clear‑cutting could follow if the rezoning were denied.

Council debate reflected those divisions. Councilor Victor McCarty, who moved approval, said negotiations with the petitioner produced concessions that addressed the "three biggest concerns" he had raised: tree preservation, amenity options and roadway improvements. Councilors John Dart, Noah Herron and Chad Huff voted no. The roll call recorded yes votes from Victor McCarty, Patrick Tam, Kurt Wanninger and Joe Depner; no votes from John Dart, Noah Herron and Chad Huff. The motion carried 4-3.

Planning staff told council members the petition had previously received an 8–1 favorable recommendation from the Advisory Plan Commission in December, after multiple APC workshops and a public hearing.

If no legal challenge is filed, the ordinance becomes the city’s zoning authorization for the described 87-acre area; the PUD also includes the written commitments the council accepted, which the city will use to review future development permits for the site.

Despite the close vote, several council members thanked residents and the petitioner for sustained engagement during the review process and noted the matter may continue to draw local attention as final engineering and construction plans are submitted.

Votes at a glance: Ordinance 2445 (Claiborne Farms / Kimballwick Phase 3 PUD) — Motion to adopt made by Councilor Victor McCarty; seconded by Councilor Kurt Wanninger. Roll call: McCarty (yes), Tam (yes), Wanninger (yes), Depner (yes), Dart (no), Herron (no), Huff (no). Outcome: Approved 4–3.