HomeMy WebLinkAboutJANUARY 31, 2017 MINUTES OF THE JEFFERSONVILLE PLAN COMMISSION
January 31, 2017
• Call to Order
A meeting of the Jeffersonville Plan Commission was held on January 31, 2017 at
6:00 p.m. in the Council Chambers, First Floor, Jeffersonville City Hall, 500
Quartermaster Court, Jeffersonville, Indiana. Chairperson Lisa Gill called the
meeting to order.
• Roll Call
The roll was called and those members present were: Duard Avery, Kathy Bupp, Rita
Fleming, Lisa Gill, Dustin White, Ed Zastawny and Mike McCutcheon. Those
members not present: None. Also present were Linda Mills, Secretary, Shawn Dade,
Planning& Zoning Coordinator, Nathan Pruitt, Planning &Zoning Director, Les
Merkley, Planning & Zoning Attorney.
(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.)
• Election of Officers
Lisa Gill open the floor for nominations for Chairperson. Mike McCutcheon made a
motion to nominated Dustin White as Chairperson, seconded by Ed Zastawny.
Motion passed on a vote of 7-0.
Dustin White open the floor for nominations for Vice Chairperson. Ed Zastawny
nominated Lisa Gill as Vice Chairperson, seconded by Duard Avery. Motion passed
on a vote of 7-0.
• Approval of Minutes
The minutes of the December 6, 2016 meeting were approved as written on a motion
made by Lisa Gill and seconded by Rita Fleming with Dustin White abstain from the
vote. Motion passed on a vote of 6-0.
• New Business
1) PC-17-01
The next item to come before the Commission is an application filed by Brandon
Denton requesting a zoning change for multiple parcels along New Chapel Road and
Utica Sellersburg Road. The property is currently zoned C2 and the requested zoning
is C2-PD. The rezoning request is for the Bridgepoint Commons Development.
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Jeffersonville Plan Commission Meeting—January 31, 2017
Scott Hannah appeared before the Commission and stated the following:
• This site is around 70 acres and we are requesting a C2PD District which is a
Planned Development;
• Our uses are C2 in nature;
• In part of the development the City is actually funding a roadway call
Gottbrath Parkway;
• We will take advantage of Gottbrath Parkway and this will be our main access
off of 62;
• We have add several meetings with Neighborhood Association and have
agreed not to do multi-family;
• Our plan is a hotel and office with senior living surrounding by single family
homes; and
• We also have ample buffers between the different districts.
Lisa Gill asked if the deed restriction regarding the senior living development has
been filed.
Nathan Pruitt stated the following:
• It is in the process the approval is still contingent upon the restriction; and
• We are being covered by the deed restrictions and use table for this parcel.
Scott Hannah stated the following:
• We have a combination of retail, nice restaurants, then a hotel with office
space;
• Along Utica Sellersburg Road there is a 30' minimum buffer around the
residential area;
• The senior living facility will be a transitional development, with independent
living, assisted living and memory care;
• There will be additional 1,200 new trees on site and they will reserve some of
the existing trees as a buffer; and
• Requesting the Commission recommend approval to City Council.
Therefore, upon a motion made by Ed Zastawny and seconded by Lisa Gill to send a
favorable recommendation to City Council to rezone the multiple parcels along New
Chapel Road and Utica Sellersburg Road from C2 (Medium to Large Scale General
Commercial to C2/PD (Medium to Large Scale General Commercial/Planned
Development). Motion passed on a vote of 7-0.
2) PC-17-02
The next item to come before the Commission is an application filed by RSC
Development Group, LLC requesting rezoning for property located at 5520 Highway
62. The current zoning is C 1 (Small to Medium Scale General Commercial) and the
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Jeffersonville Plan Commission Meeting—January 31, 2017
proposed zoning is C2 (Medium to Large Scale General Commercial). The applicant
I is proposing a dental office on the property. The property is located within the
Commercial Corridor Overlay District.
David Sanders appeared before the Commission and stated the following:
• Requesting a rezoning a development plan approval for a dentist office;
• The fagade of the building will be hardy siding and it will be a nice transition
from the surrounding businesses; and
• The traffic flow with the existing development will be very good.
Nathan Pruitt stated that they are coming before you with two items, the first is
rezoning and the second is the development plan.
Don Walker, 5288 Sanibel Vista appeared before the Commission and stated the
following:
• President of the Stonybrooke Subdivision Neighborhood Association; and
• Very pleased to welcome this professional building into the neighborhood.
Therefore, upon a motion made by Lisa Gill and seconded by Mike McCutcheon to
send a favorable recommendation to City Council to rezone property located at 5520
Highway 62 from C 1 (Small to Medium Scale General Commercial) to C2 (Medium
to Large Scale General Commercial). Motion passed on a vote 7-0.
3) PC-17-03
The next item to come before the Commission is an application filed by RSC
Development Group LLC requesting development plan approval for property located
at 5520 Highway 62. The proposed development is a 5,500 square foot dental office.
The property is located within the Commercial Corridor Overlay District. The
development requires Board of Zoning Appeals approval of variances.
David Sanders appeared before the Commission and stated the following:
• Staff has requested that we flip the building more towards the back and this is
why we are requesting parking variances; and
• Requesting a Landscape Fee-In-Lieu because the site is very tight and there is
a sewer easement in front.
Eric Goodman appeared before the Commission and stated the following:
• Would like to thank Mr. Walker for supporting this application; and
• The concerned is visibility and the current layout is the best visibility for this
user.
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Jeffersonville Plan Commission Meeting—January 31, 2017
Therefore, Rita Fleming made a motion seconded by Ed Zastawny to approve the
development plan with the waivers and the landscape in lieu program. Motion passed
on a vote of 7-0.
4) PC-17-04
The next item to come before the Commission is an application filed by Mark Hack
requesting development plan approval for property located at 2304 Allison Lane. The
proposed use is a real estate office and additional commercial endeavors.
Greg Fifer appeared before the Commission and stated the following:
• This site is located at the corner of Allison Lane and Seminole Drive;
• The site is a difficult odd shape site that has 100' of frontage on Allison Lane
and goes back a depth of 425 feet;
• When Indian Hills was platted, there was a strip of land that was reserved
along Seminole Drive that prevents my client to access the site off of
Seminole Drive;
• Of necessity the entrance would have to be off of Allison Lane;
• The front elevation of the building is masonry and stone materials;
• Also proposing a garage on this site;
• There is no landscaping on site as of today;
• The landscape plan meets the requirements with 60 new trees;
• Requesting one waiver, a setback waiver for the accessory structure 10' in lieu
of 25' required;
• There are also four variances that we are requesting from the Board of Zoning
Appeals, 200 square foot increase in the accessory structure, exceed the
maximum of parking in front, the entrance is required to be 150' from
Seminole Drive and we are requesting 84' from Seminole Drive and the lack
of a gable roof;
• We understand that any approval you may grant will be condition upon those
approvals from the Board of Zoning Appeals; and
• Proposing three tenants but no restaurants.
David Lester, 3006 Seminole Drive appeared before the Commission and stated the
following:
• I'm strongly against this application;
• Indian Hills does not have storm sewers and the addition will increase the
water shed across my property;
• I have lived there for 22 years and the City has made an attempt to re-direct the
water but the damage to my property would increase;
• This is a residential area;
• They used the word not intended for a restaurant but that does not mean it
won't happen; and
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Jeffersonville Plan Commission Meeting—January 31, 2017
I • What type of tenants will be leasing there.
jNathan Pruitt stated that the Plan Commission does not have the authority to deal with
drainage issues, the Drainage Board will have to approve the storm water plan for this
development.
David Blankenbeker appeared before the Commission and stated the following:
• We have not done a drainage plan but Andy Crouch the City Engineer told me
that there is a storm sewer on Allison Lane and it is our intention to try an
utilized that as much as possible; and
• We will go before the Drainage Board.
Lisa Gill stated the following:
• That she and her drainage appointee will walk the site and make sure all
concerns will be addressed; and
• Another concern is traffic, what are you anticipating the traffic patterns will be
with those type of businesses that you are proposing.
David Blankenbeker stated that they don't have a traffic study but are open to the
possibility to have the entrance off of Seminole Drive.
Les Merkley stated that the Commission could approve the development plan
contingent upon Board of Zoning Appeals approval on the entrance.
Ed Zastawny stated that this is a good looking building and that it would be safer and
better to have the entrance off of Seminole Drive.
Therefore, upon a motion made by Duard Avery and seconded by Kathy Bupp to
approve the development plan with waiver and contingent upon Board of Zoning
Appeals approval. Motion passed on a vote of 7-0.
5) PC-17-05
The next item to come before the Commission is an application filed by Old Chicago
Restaurant requesting development plan approval for property located at 1451
Veterans Parkway. The proposed development is a 5,186 square foot restaurant. The
property is located within the Commercial Corridor Overlay District. The
development requires Board of Zoning Appeals approval of variances.
This application was requested to be tabled until the next scheduled meeting.
Therefore, upon a motion made by Lisa Gill and seconded by Ed Zastawny to table
this application until the next scheduled meeting. Motion passed on a vote of 7-0.
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Jeffersonville Plan Commission Meeting—January 31, 2017
6) PC-17-06
The next item to come before the Commission is an
application filed by Dan Crisham
requesting approval of a final plat for the 5th Section of Crystal Springs Subdivision,
located off New Chapel Road south of Patrol Road. The 14.36 acre development
would create 25 new lots and 0.29 miles of new streets.
David Blankenbeker appeared before the Commission and state the following:
• We have two items on the agenda final plat for Sections 5 and 6;
• This will be the last sections of this development;
• I will speak about both these sections;
• Section 5 boarders on Ole Stoner Place and Section 6 is surrounded by other
sections of Crystal Springs; and
• This is a very successful development.
Therefore, upon a motion made by Lisa Gill and seconded by Kathy Bupp to approve
the Final Plat of Crystal Springs, Section 5. Motion passed by a vote of 7-0.
7) PC-17-07
The next item to come before the Commission is an application filed by Dan Cristiani
requesting approval of a final plat for the Section 6 of Crystal Springs Subdivision,
located off New Chapel Road, south of Patrol Road. The 2.66 acre development
would create 6 new lots and 0.03 mils of new streets.
Therefore, upon a motion made by Lisa Gill and seconded by Mike McCutcheon to
approve the final plat for Crystal Springs Section 6. Motion passed by a vote of 7-0.
8) PC-17-08
The next item to come before the Commission is an application filed by Chris
Gustafson requesting development plan approval for property located at 4202 Helen
Road. The proposed plan is the expansion of Phase 2 of the Eastern Heights Baptist
Church. The property is located within the Commercial Corridor Overlay District.
Joe Wolfe appeared before the Commission and stated the following:
• This is phase 2 of a 3 phase project;
• The staff was right to point out to us that we are a little short on perimeter
landscaping but we have since work with them on that;
• The church has also agreed to add the sidewalk;
• This section is a classroom;
• The church will maintain mature trees in the back; and
• The building will match the existing building.
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Jeffersonville Plan Commission Meeting—January 31, 2017
Therefore, upon a motion made by Lisa Gill and seconded by Rita Fleming to
approve the development plan as presented. Motion passed by a vote of 7-0.
9) PC-17-09
The next item to come before the Commission is an application filed by MHF & O,
LLC requesting development plan approval for property located at 1620 Allison
Lane. The proposed development is a 3,000 square foot gas station with convenience
store. The property will require special exception approval and the approval of
variances from the Board of Zoning Appeals. This property is located within the
flood plain and the Oak Park Conservancy District.
Scott Hannah appeared before the Commission and stated the following:
• This is the existing Stop N Go on Middle Road and Allison Lane;
• As of today there is no landscaping on the site;
• Proposing a 3,000 square foot building with a 4 pumps;
• New canopy and fueling station with landscaping; and
• Requesting four to five variances at the Board of Zoning Appeals.
Les Merkley stated that this site is currently in litigation and what they are proposing
will resolve the issues with the City.
Ed Zastawny asked if they will be replacing the signage with new signage that
conforms to our standards or will they be keeping the old signage.
Nathan Pruitt stated that it will be a new sign and before they can secure a sign permit
it will have to comply with our standards.
Bob Meyer, Attorney representing 3008 Middle Road appeared before the
Commission and stated the following:
• 3008 Middle Road is the property that is adjacent to 1620 Allison Lane;
• The property owner opposes this application on the basis that a portion of the
property that they plan to developed is owned by 3008 Middle Road; and
• We have files title action in court this morning.
Les Merkley stated that the Commission could approve this application contingent
upon ownership of the property.
Therefore, upon a motion made by Rita Fleming and seconded by Ed Zastawny to
table this application until ownership is clarified. Motion passed on a vote of 7-0.
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Jeffersonville Plan Commission Meeting—January 31, 2017
10)PC-17-10
The next item to come before the Commission is an application filed by Apples One,
LLC requesting to vacate the lots there were not condemned by the State of Indiana
as part of the Ohio River Bridges Project's Lewis & Clark Bridge. Lots 301 and 302
are now located in the right of way of I-265. All other lots in Section 3 were
condemned by the state and are all rights-of-way.
Alan Applegate appeared before the Commission and stated the following:
• Met with Mr. Crouch, City Engineer and a representative from INDOT to
remove the road that dead ends into the highway;
• INDOT removed that portion of the road, Apples One owns lots 301 and 302
and we are requesting the plat to vacate these lots and remove the restrictions;
• This has been a job site for the last six years and the bridges project have
changed the conditions from the original plat; and
• Will remove old curb and gutters, grade area and removed pavement.
Therefore, upon a motion made by Duard Avery and seconded by Kathy Bupp to
approve vacation of Lots 301 & 302 of Brookhollow Subdivision, they are now
located in the right-of-way of I=265. Motion passed on a vote of 7-0.
11)ZO-17-01
The next item to come before the Commission is an application filed by the Plan
Commission staff recommends an amendment to the Jeffersonville Zoning Ordinance
(2000-OR-61) for recommendation to the City Council.
The proposed amendment would:
• Amend process in Article 3
o Increase densities through modifications to standards;
o Remove maximum residential densities;
o Implement minimum residential densities; and
o Structuring Multifamily to be based on form and scale as opposed to
density.
• Amend process in Article 7
o Reduce buffers between "M" districts;
o Modifications to parking requirements; and
o Transform Amenity Standards to offer more choice and flexibility.
• Amend process in Article 9
o Cluster incentives for R1 and R2 Residential Districts.
Nathan Pruitt stated the following to the Commission:
• In the Planning Department we ran a Housing Projection Report that looked at
available housing in the City and the future job growth;
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Jeffersonville Plan Commission Meeting—January 31, 2017
• From that we have started proposing changes to our code;
• Our code was originally adopted in 2000;
• This will be city wide changes;
• We expect 17,000 new jobs by 2022, 4,700 new housing units;
• Under our current land regulations we cannot fit them;
• We have increase downtown density;
• The next step will be greater utilization of the land we have;
• Multi-family properties should have a higher density then single family lots;
• Under our current code that is not the case;
• What matter most is form, scale and context sensitive;
• Some of the revisions that we are requesting, we would like to amend our
multi-family district to allow density that are slightly higher;
• This will make existing developments in conformance with our current code;
• Requesting smaller setbacks and lot sizes which will allow for more lot
coverage;
• Will reduce parking requirements slightly;
• Amend amenity standards to offer more choice;
• Single-family decrease in lot size to 8,500 square feet it is 10,000 square feet,
this will increase housing affordability; and
• There will be no changes in Al and MP.
David Blankenbeker stated that he is greatly in favor of this amendment but stated Al
should have a minimum of 1 acre instead of the 5 acre minimum requirement.
Therefore, upon a motion made by Rita Fleming and seconded by Kathy Bupp to
send a favorable recommendation to City Council to adopt ZO-17-01 as presented.
Motion passed on a vote of 7-0.
12)ZO-17-02
The next item to come before the Commission is an application filed by The Plan
Commission regarding amendment to Telecommunications Facility Standards in
Article 7 of the Zoning Ordinance.
Nathan Pruitt requested that this be tabled until the next schedule meeting.
Therefore, upon a motion made by Lisa Gill and seconded by Duard Avery to table
this until the next schedule meeting. Motion passed on a vote of 7-0.
• Reports from Officers, Committees and Staff
None.
• Adjournment
There being no further business to come before the Plan Commission the meeting was
adjourned at 7:34 p.m.
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Jeffersonville Plan Commission Meeting—January 31, 2017
Dustin White, Chairperson
Submitte y
4i4na;M�i�llse, Secr ary
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Jeffersonville Plan Commission Meeting—January 31, 2017