Loading...
HomeMy WebLinkAboutPC MARCH 26, 2019 MINUTES OF THE JEFFERSONVILLE PLAN COMMISSION March 26,2019 Call to Order Chairperson, Mike McCutcheon, called the meeting of the Jeffersonville Plan Commission to order at 6:04 pm in the City Council Chambers,Jeffersonville City Hall, 500 Quartermaster Court,Jeffersonville, Indiana. Roll Call Members present were: Duard Avery, Chris Bottorff, Kathy Bupp, Ron Ellis, Lisa Gill, and Mike McCutcheon. Those members not present: Dustin White. Also present were Nathan Pruitt, Planning &Zoning Director, Les Merkley, Planning &Zoning Attorney, Ashley Woolsey, Planning&Zoning Coordinator and Peggy Hardaway, Secretary. (Secretary's Note: All plat maps, photos, etc. presented before the Plan Commission on this date can be found in the office of Planning and Development.) Approval of Minutes Motion made by Ms. Gill to approve the February 26, 2019 Minutes, seconded by Mr. Ellis and motion passes 6-0. Approval of Docket Motion was made by Ms. Gill to accept the requests to table item 1: PC-19-08 Clark Co Animal Shelter and Adoption Center Development Plan Approval and item 2: PC-19-09 Willow Ridge Subdivision Preliminary Plat, seconded by Mr. Ellis and motion passes unanimously 6-0. Approval of Findings of Fact None Public Hearing Docket None Old Business None New Business PC-19-10 Rezoning Maegan Hobbs for BWI, LLC filed a rezoning application for 3.46 acres of property located at 61 Louise Street. The current zoning is R1 (Single Family Residential) and the proposed zoning is M3 (Multi-family Residential). Representation: Gary Hobbs, President and CEO BWI LLC • 44 unit multi-family permissible housing project plus 1 unit for live in maintenance or security • For individuals who have had unfortunate events in their life (issues and challenges) • Permanent housing, $10 million plus development • Property is adjacent to Life Spring for case support management services and engaged faith based community to build relationships and working with residents to a path way of self sufficiency Page 1 of 5 Jeffersonville Plan Commission Meeting—March 26, 2019 Ryan Mitchell,VP of BWI • Spent time here locally to see what the building/property should look like • Maximum greenspace by flipping the building to upgrade the Park at the request of neighbors • Quality build—builders grade plus Rob Burgess—124 West Chestnut Street Apartment 12,Jeffersonville • BWI commissioned to canvas the neighborhood • 122 households,target 10`h street to Long Street; Sharon Drive to Springdale Drive • 3 attempts at various day and time to make contact; contacted 68%; 77%of the 68%gave feedback • Feedback was either neutral or positive for development, because of the commitment to enhance the space—making it available to the community;4 negative comments— 1 pertained to services • Neighbors would like to see vibrant greenspace with enforced hours of use, enhanced lighting to deter loitering after dark, and the building be on the back corner close to Life Spring • Add a barrier surrounding the building to keep children from wondering into the building; security will be a top priority by including pass key with i.d. and 24 hour staff on sight ensuring safety Mr. Hobbs —we took effort to receive feedback from the community is something important to me as CEO of BWI. We implemented the feedback in our updated design and a surprise was the request to enhance the park. Public comment: Faunda Walter 1009 Springdale Drive — questions about location of building and lighting. Close public comment. Letters, calls—none. Mr. Pruitt- Positive/neutral/negative—please breakdown percentages in all three. Mr. Burgess—4 canvassers over 16 days, conversations on doorsteps included 4 negative comments; 1 being a hard negative, and the other 3 being a neutral negative; they were concerned about the expansion on the type of services Life Spring offers, but they were far enough from the development where they did not believe this would affect their families day to day life. Mr. Pruitt—from an economic development and comprehensive plan outlook we provided some information to you (Commissioners). We have to think about what we are doing there and what new uses should go in. Our initial steps were to modify some of the permissions; Tenth Street commercial overlay district. Pocket neighborhoods, and space conversion commercial to residential. Booster neighborhoods and bring them closer to Tenth Street. The staff report visualizes the concept with new public green —Optimist Park; like we have seen with the Big 4, and surrounded by what I am calling Optimist Village. Bringing in activity, rooftops and it really could be a sight for new residential on Tenth Street. I wanted to put this context out for you and remind you we adopted this comprehensive plan. We have missing housing segments and community needs that are being talked about today. We need to consider where to put the applicant today. Mr. Avery—this starts the pocket neighborhood of growth and development toward Tenth Street where you have an abandon area and there is also the Fetter Center. Mr. Pruitt—the Fetter Center has benefits to the community for training and education, but it does not do much to enhance the vibrancy of Tenth Street, economically it does not do much. Mr. Bottorff—but this evening we are only looking at the rezoning issue. Mr. Pruitt — you have to ask yourself does the M3 designation, what that pertains to outline development patterns completely separated and different from R1 zoning. Mr. Merkley—you are asking does the multi-family zoning fit into our comprehensive plan. Our plan now is that this area is to be a pocket neighborhood. If this development does not happen and it is rezoned that is why they are going to come back with a development plan and I assume some variances, but right now, before this commission to the council is whether there should be multi-family and not for just this project. Mr. Avery- potentially we approve this we are changing the character single family residential —which could have a detrimental effect. This might be a better if it were closer to Tenth Street rather than in a residential area. Ms. Gill — I thought we were going after M3; we've changed a lot of R1 to M3 since I have been on the Council. Page 2 of 5 Jeffersonville Plan Commission Meeting—March 26, 2019 Mr. Pruitt—the one M3 we have completed was the Villas of Jeffersonville, 250-275 units that is adjacent to Holman's and Tenth and there are about 6 single family neighbors, everything else was commercial. It is characterized differently than this setting because of the proximity around it. Mr. Ellis— I see residential on three side and then I see a back side of it with the Tenth Street corridor that you are talking about. Life Spring already has the facility there with possibility of expansion and the old car lot. I don't see where this would be out of character. Mr. Avery - I think what the City would like the most, where Life Spring area as much commercial against Tenth Street but the part in the Optimist Club keep as new housing they hope to put in. Ms. Bupp — I would like to go on record to say that I am always less likely to change R1 to M3 because we are eating up the family residential areas. I would have liked to hear more from the neighborhood. The project is a great project I am just not sure this is the right location. Mr. Pruitt—Mr. Ellis' comment-This is a regional outlook, the distance between is quite close. We designed in this plan that there are opportunities for this type project with close proximity to Tenth. The question is distance. Mr. Burgess — having walked the area from the Optimist site up Sharon Drive, only woods separating the property and an empty parking lot to Tenth Street; I agree with you that changing a zone is an important conversation especially the compressive plan of our City. Jeffersonville has experienced great growth moving forward and a large part of that motions you make on this committee. The Question I have as a resident is understanding R1—how is the Optimist Club there currently which doesn't operate as a residence but as a business? Ms. Gill—that's my question too? Ms. Bupp—yes how can that be? Mr. Pruitt—I do not know the full history, but it is a non-profit, not a business. Mr. Avery—we would impact everything from Ellwanger on one side and Sharon, Center, Springdale by spot zoning for potential commercial use that would be much better if it were closer to Tenth Street. Mr. Pruitt—what you are pointing out is a connectivity issue,you enter the sight thru the neighborhoods. Mr. Bottorff—you do have multi-families close to there. Ms. Gill—do you own this property? Mr. Hobbs—we have sight control. We have not closed. Mr. Bottorff—how long has this been on the market? Mr. Ellis—this property was offered to the City. They would give the property to the City Parks Dept if the Parks Dept would do something with the structure and the Parks Board inspected the property, the condition inside had black mold in the basement and the Parks Authority did not feel it was worth investing money in; it was refused. Mr. Merkley— not only did they want us to take it over, maintain and fix it up they also wanted to continue to use it as their Optimist Club. This is a good deal for them, but not a good deal for the tax payers of Jeffersonville. Mr. Hobbs —things to consider, the proximity to Life Springs and the services we are looking to provide to create that path to self-sufficiency with the residences is huge. I want to encourage everyone to strongly take that into consideration and our willingness to create that kind of pocket park community concept. I would encourage you to consider the project type we are putting there and that is the reason for the rezoning. This a relatively small apartment complex next door to Life Spring where services can take place seamlessly and those individuals get the necessary training and support they need to be self-sufficient and productive citizens again. The proximity and the rezone are absolutely critical. We all know there is a need for permanent supportive housing in our community and the State has pointed out the lack of permanent supportive housing, especially in Jeffersonville. We are preapproved for tax credits, there is a time line that we do have and so your consideration for his project for whatever reason didn't go through, putting it back to a residential zone, we would walk thru that process again. Mr. Merkley—who would be your average tenant? Mr. Hobbs—a veteran who is experiencing homeless, someone who maybe challenges with opioids at risk of homeless, many of the Life Springs clients that are ready for housing. Ms. Bupp—what requirements would be made of them to live in that housing facility? Mr. Hobbs—the approach we take here is part of what we call housing first model. We cannot force anyone to have a case manager, we create a supportive environment where we encourage it, by understanding the individual goals with education, training and employment stand point and coach them along the way. They can walk Page 3 of 5 Jeffersonville Plan Commission Meeting—March 26, 2019 from Life Spring to the building and there will be areas for conversation, training, faith base community to build relationship in a safe and fun way with the residences. There is a high degree of permanent relationship building. Mr. Burgess—I visited other BWI properties doing research for this project, I can say that the vehicle density with these properties is low because few of the residence have or can afford a vehicle. Many are on bicycles and use public transit. We did not see a significant increase in vehicular traffic. Ms. Bupp — it is not the project that I have a problem with, they have to be somewhere. I have a concern with the rezoning change. Mr. Pruitt — I do want to point out to have this full conversation that all sides are taken into account, yes, there are probably low vehicle ownership stats, but it is high walk up stats, it that correct? Mr. Burgess—yes, but there is a trail from Life Spring to the development that is included in the plan so that they would be able to access the facility directly from Life Spring property off of Sharon Drive if by foot. Mr. Avery — in looking at our development plan with residential, commercial and industrial and then we have other usages. This is a medical usage for rehab and a good project, beneficial (Ms. Woolsey this is multi-family not medical) yes, but there are people there in need of services and if we spot zone this we are impacting a number of existing with a project that does not fit the character of that neighborhood. We are going to potentially negatively impact a lot of property rights of single family ownership in that area by spot zoning and putting it there. I also think it can negatively impact the potential for the overall vision for Tenth Street. This may work out there but it is a risky location and I don't think we should take that risk. Ms. Gill — I hear what they are saying, but that is not what you are telling me in the reports because you went door to door, correct? Mr. Burgess—yes, 122 doors with 70%contact, higher than normal. The type of service that someone needs should not be a detriment of where they can live. The service that these individuals might need at Maripose Springs is no different than some of the services of people who live at my apartment complex. I do appreciate your concern. Mr. Avery—The difficulty is not that this does not serve a good purpose, not that it is not needed, not that you are not going to fill it up and utilize it, but that the geographic area the properties around there you are actually inserting this usage into a single family residential area that is impacted a block away, two, three blocks away that is total out of character with the other usages. There are a lot of other potential sites that this would fit better. Mr. Hobbs — all due respect, this is our third site that we have looked at, and every sight has some challenges and issues, but this one according to Life Spring is ideal because it is next door. Mr. Avery—The difficulty is that we are going to impact a number of families, that have no idea that this is occurring and we could impact the rest of our Tenth Street growth and development. I think it would be best if we not approve it tonight, I will make a motion, if there is another site that would be better. This is not a good location. Mr. Ellis— in doing my due diligence, I went to Life Spring, had a tour of the facility. The facility that I went to year ago is nothing like what they have now. They have services for children, family, medical services, dental going on in the facility and that one of the reasons I found this to be favorable for their proximity to them. The director, said he would not get involved in someone else's program but would support this program. Ms. Bupp—one of the critical elements is exactly what you ask them. What they were asked? Mr. Burgess — canvassers introduced them self, said that they were conducting neighborhood research for BWI who is the purchasing company that bought the old Optimist site. That they have questions regarding changes to the site and how the neighborhood would perceive those. Would they have a few minutes to answers some question. From there we explained a little bit about the development. BWI is a company is looking to build a 3 story multi-family unit that could hold no more than 45 units for permanent supportive housing and that it would be in conjunction with Life Spring. If that caused any consternation or negative thought, of that we heard 4 immediately, 1 - a hard negative and that person had expressed a negative course back when Life Spring initially moved in. The 3 other were more concerned with late night loitering that currently exist in the woods at night. Their questions were based around if those people were going to remain and we told them it would be the goal of the facility and this would be for permanent support housing for people that we look to stay for many years as they got back into society and start contributing and working again. The 2nd question we asked knowing what the development is . . . Mr. Pruitt—BWI has purchased group, if you present options Page 4 of 5 Jeffersonville Plan Commission Meeting—March 26, 2019 Mr. Burgess — we said the group purchasing the old Optimist Club. The second question involved the development itself. What would you like to see included on this roughly 4 acres. Currently there is a park there—do you want to see the park disappear. What kind of features do you want to see on the building? And we put a lot of feedback on these boards, people said they would like to see it set back close to Life Spring because that where services were going to be taking place. A lot of people knew there was a trail that leads to Life Spring. Almost everybody we talked to that had a neutral or positive talked about the park and how they did not want to see the park disappear. That is why BWI has put a lot of emphasis on building that out. We actually only had 1 person mention a walking path for seniors that was measured, we included it in the plan. The last question —what is your biggest concern seeing a development come into your neighborhood. Number 1 was security. In order to combat that they built an barrier around the building to prevent any possibility for those who aren't meant inside from wondering in. They looked at lighting and security, whether that is contracting off duty police or putting in a full time security guard on site that is a BWI decision. Mr. Pruitt—did you speak about the Tenth Street plan? Mr. Burgess—it wasn't specifically brought up since it was not part of BWI vision. Mr. Avery—there are other areas that this would be a better fit. I think it is a little potentially disruptive to families. It is not a walk-in commercial usage, it's not exactly a fit with the character of the neighborhood. I would like to make a motion if we are finished. Mr. McCutcheon — I think we are ready for a motion. We have discussed this topic thoroughly, I have some concerns, however, I think it is not this board's position; we are only here for a zoning request. We are not here to guide them to go look for property anywhere else. Are we going to grant it or request a table or are we going to make a motion. Mr. Avery— made the motion to send an unfavorable recommendation to the Council, Ms. Bupp seconded. Vote 2-4. Motion fails. Mr. Ellis— made the motion to pass the zoning request favorably to the City Council, seconded by Ms. Gill. Vote 4-2 (Avery, Buff) motion passes. Mr. McCutcheon — this request has been passed for a favorable recommendation to the Council, Council hearing will be Monday,April 1. Reports from Director and Staff Director: reminder that the Animal Control Ordinance will be on the docket next meeting, I will send a reminder that you must take some kind of action next meeting. Mr. McCutcheon — I would hope that we move if there are no changes. However, if Mr. White has gathered information that he wants to present for additions/changes we will review. Board comments: none Adjournment There being no further business to come before the Plan Commission the meeting was adjourned at 7:07 pm. _40/ Arzl Michae McCutcheon, Chair Submitted • • di 41tA.0 AAA-) P•gardaway, Secretary Page 5 of 5 Jeffersonville Plan Commission Meeting—March 26, 2019