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HomeMy WebLinkAboutJPC November 28, 2023 MINUTES OF THE JEFFERSONVILLE PLAN COMMISSION November 28, 2023 Call to Order Board President Mike McCutcheon calls to order the Plan Commission meeting. It is Tuesday, November 28, 2023, it is 5:30 pm in the City Council Chambers, Jeffersonville City Hall, 500 Quartermaster Ct., Jeffersonville, Indiana. The meeting was held in person and streamed live on the City's website and City's Facebook page. Roll Call Board President Mike McCutcheon and board members Duard Avery, Bill Burns, Joe Paris, David Schmidt, and Steve Webb were present in the City Council Chambers. Also present were Planning & Zoning Attorney Les Merkley, Planning and Zoning Director Chad Reischl, and Secretary Zachary Giuffre. Chris Bottorff was absent from the meeting. (Secretary's Note: All plat maps, public letters, photos, etc. presented before the Plan Commission on this date can be found in the office of Planning & Zoning.) Approval of Minutes Approval of the minutes from September 26, 2023. Mr. Burns made a motion to approve the September 26, 2023 minutes, seconded by Mr. Paris. Roll Call vote. Motion passed 6-0. Approval of the Docket Motion to approve the agenda made by Mr. Burns, seconded by Mr. Schmidt. Roll call vote. Motion passed 6-0. Old Business None New Business R-23-01 Resolution concerning the Declaratory Resolution of Jeffersonville Redevelopment Commission in regards to Jeffboat. Planning and Zoning Attorney Les Merkley stated the following: • This order will establish a TIF area for the Jeffboat property. This was adopted by the Redevelopment Commission for purposes of redeveloping that property in the near future. • It includes a map of the area that will become the new TIF district. • If the Plan Commission approves this resolution, it will go to the City Council on Monday, and back to the Redevelopment Commission on December 27'h for another public hearing. • This decision is about confirming that this resolution aligns with our zoning code and the comprehensive plan. Chad Reischl stated that Planning Staff is supportive of this resolution. The resolution meets the intent of the Comprehensive Plan. 1 Open Public Comment No comment. Close Public Comment Mr. Burns made a motion for approval, seconded by Mr. Schmidt. Roll Call vote. Motion passed 6-0. R-23-02 Resolution concerning Declaratory Resolution of Jeffersonville Redevelopment Commission in regards to Riverview Lofts. Planning and Zoning Attorney Les Merkley stated the following: • This is an identical resolution to R-23-01; however, we are removing three or four parcels out of the Falls Landing TIF District to create a new Riverview Lofts TIF District. • This is the Old Foundry Property on Market St located on the north side of the flood wall. • This will allow for revenue collection and development of a property that has been vacant for a long time. Chad Reischl stated that Planning Staff is supportive of this resolution. The resolution meets the intent of the Comprehensive Plan. Open Public Comment No comment. Close Public Comment Mr. Schmidt made a motion for approval, seconded by Mr. Paris. Roll Call vote. Motion passed 6- 0. PC-23-19 Rezoning Chase Murphy Enterprises Inc. filed a Rezoning application for properties on the 1100 block of Watt Street. The current zoning is C1 (Commercial — Medium Scale) and R3 (Single Family Residential — Small Lot); the proposed zoning is R4 (Single Family Residential - Old City). The Docket Number is PC-23-19. Harold Hart stated we are looking at implementing residential duplexes that face Watt Street on the property. Chad Reischl stated our zoning code states that when we are rezoning to R4, we should be cautious. This is essentially an extension of the zoning we have in place for the residential areas developed prior to 1920. There are multiple properties nearby zoned R4. These properties have been long-vacant and lack the potential for commercial development. Staff is supportive. Mr. Schmidt asked what is the difference between R3 and R4? Chad Reischl stated that R4 allows for a duplex; R3 does not. 2 Open Public Comment No comment. Close Public Comment Mr. Avery stated this is an excellent infill project. We need walkability. It has been vacant for a long period of time. I would like to see more projects like this. Mr. Burns made a motion for a favorable recommendation, seconded by Mr. Schmidt. Roll Call vote. Motion passed 6-0. PC-23-20 Minor Plat Russell Porras filed a Minor Plat application for 3910 Charlestown Pike. The proposed plat would create 4 lots. The property is zoned R1 (Single Family Residential — Large Lot). The Docket Number is PC-23-20. Russell Porras stated I want to subdivide the property into 4 lots for residential purposes Chad Reischl stated the applicant is also seeking a modification for minimum lot frontage as 3 lots will be serviced via a private drive. The applicant sought a rezoning for multi-family in the past which was denied; however, now he is seeking approval for a single-family subdivision. Staff feels that this project meets the Comprehensive Plan. Open Public Comment Peter Temple, who lives on 3818 Williard Dr., stated I am against the project. We do not want to deal with the noise level and disruption of the community for this project. We do not want residents looking into our backyard. We already have townhomes across the street that are adding a lot of traffic into our cul-de-sac. Dwight Aloma, who lives at 3819 Williard Dr., stated I am against the project. There are issues with privacy, property value decrease, and lack of knowledge about planning for this project. Stephen Schultz, who lives at 3821 Williard Dr., stated I am against the project. The noise and privacy are major issues. There are no sidewalks on Charlestown Pike; many neighbors have almost been hit. There will be more congestion. Close Public Comment Mr. Schmidt asked will this be evenly divided into 4 lots? Chad Reischl stated there will be a total of 4 residences on the property including the lot that contains the existing home. Mr. McCutcheon asked is there more that will come before this board for this project? Chad Reischl stated this project will probably not come back before this board. With subdivisions this small, the drainage board does not have many requirements. Mr. Avery made a motion for approval, seconded by Mr. Schmidt. Roll Call vote. Motion passed 6-0. 3 PC-23-21 Rezoning Thieneman Group, LLC filed a Rezoning application for 3513 Holmans Lane. The current zoning is R1 (Single-Family Residential — Large Lot); the proposed zoning is R3 (Single-Family Residential — Small Lot). The Docket Number is PC-23-21. Jason Copperwaite stated the following: • Justin Endres and Don Thieneman are here with me. • This site was part of a proposal for a change from R1 to M2 which was not recommended by the Plan Commission and withdrawn by the applicant prior to City Council action. This proposal is for a portion of that request. • Mr. Thieneman listened to the concerns about implementing 60 multi-family units. • This property is adjacent to the Abby Woods subdivision and is located within a mixed- use corridor. • There are multiple parcels with R3 and M2 zoning within close proximity. • Mr. Thieneman is proposing 17 single-family attached lots. There will not be a connection from the stub street in Abby Woods; however, there would be a pedestrian connection. • The proposed plat will be limited to the following zoning commitments which are in recordable form: o The facades would be limited to the four facades shown in the slides we handed out to you, and staff can review them to ensure there is variation within the neighborhood. o The Holmans Lane frontage and the southern property line will be screened with landscaping subject to staff approval. o Pedestrian connectivity would be provided to the stub street; however, there would be no vehicular connection. o The houses constructed will be sold and not rented as long as the developer maintains ownership of the lots. o These commitments will run with the land and be recorded prior to action by the City Council if the Plan Commission submits a favorable recommendation. Justin Endres stated the staff report details how this project will meet the infill requirements of the Comprehensive Plan. Chad Reischl stated there is an interesting mix of uses in this corridor. As time goes on, a number of these larger lots will slowly be redeveloped. Adding density into this recently-widened corridor is a good idea and meets the standards of our Comprehensive Plan. Open Public Comment Donna Isler, who lives in the Abby Woods subdivision stated I am concerned about the density proposed for this property. I am concerned about the potential noise, traffic, and construction in the area. I am especially against the connection to Abby Woods. Close Public Comment Mr. Avery asked will this project actually connect to Abby Woods? Jason Copperwaite stated the connection is pedestrian only. 4 Mr. Avery stated these are nice-looking units. This is a great infill project. Now, there will be no connection to Abby Woods through vehicular traffic. Mr. Webb stated I appreciate you stating that you will not rent these homes. Mr. Schmidt made a motion for a favorable recommendation, seconded by Mr. Paris. Roll Call vote. Motion passed 6-0. PC-23-22 Rezoning Millennium Builders, LLC filed a Rezoning application for 5003 and 5005 Charlestown Road. The current zoning is Al (Agricultural); the proposed zoning is R3 (Single-Family Residential — Small Lot). The Docket Number is PC-23-22. Justin Endres stated the following: • Jason Copperwaite, Jim Johns, and the property owner are here with me. • This property is 57+ acres. • There is a large tract of R3 and R2 nearby along with a quarry property zoned 11. • This is a nice expansion of uses in one of the highest potential growth areas in Jeffersonville. • With the widening and improvements that are going to happen to Charlestown Road, it will support this project. • The proposed zoning meets the goals of the Comprehensive Plan. Jason Copperwaite stated there is adequate infrastructure in this area to support this project. Chad Reischl stated this project aligns with the Comprehensive Plan. Staff's only concern is that this project does back up to the quarry. Our Comprehensive Plan has a goal of creating a buffer around that quarry. The applicant can dedicate buffer space between this project and the adjacent quarry; however, in order to do that, he needs smaller lot sizes. Justin Endres stated the developer is prepared to ensure that these lots are presentable. We should be concerned about the quarry buffering onto our property not vice-versa. Open Public Comment No comment. Close Public Comment Mr. Avery stated this is a great infill development. It serves as a buffer to an industrial mining property. There will be expensive, nice housing that will go in. Charlestown Road is being specifically widened to accommodate more development. Mr. Webb made a motion for a favorable recommendation, seconded by Mr. Burns. Roll Call vote. Motion passed 6-0. PC-23-23 Rezoning Greater Clark County School Corporation filed a Rezoning application for 5302, 5314, and 5316 E. Highway 62 and a portion of 3618 Utica Sellersburg Road. The current zoning is C2 5 (Commercial — Large Scale) and R2 (Single Family Residential — Medium Lot); the proposed zoning is NS (Institutional Uses). The Docket Number is PC-23-23. Greater Clark County Schools Superintendent Mark Laughner stated the following: • We are seeking to construct a middle school on this property so that we can serve the growth on the property. • In the proposal, we have tried to address all of the concerns that came up a year ago such as traffic, lighting, etc. • One year ago, we discussed closing Parkview in lieu of building a new middle school in the area. Now, we are committed to keeping Parkview Middle School open. We are going to need all of the seating capacity that we can get. Kelli Jones stated the following: • In the last request, GCCS was seeking not less than 20 acres; this site is 46 total acres. This allows for adequate bus stacking, drainage management, and traffic control. • There is a residential component that will serve as a buffer between the existing residences and the school. • The road frontage allows for ingress and egress for emergency services. • We understand the desire to have a school downtown; however, growth is not slowing down in the subject area. Development will continue to come with the East End Bridge. • In the Comprehensive Plan, we are anticipating growth all throughout the city and in the subject area. • This site is located in the mixed neighborhood area in the future land use map in the Jeffersonville Comprehensive Plan. • Our schools pull from outside of the Jeffersonville boundary. We want to work on retaining students in Jeffersonville so that they do not have to go to other school districts outside of our city. • We are not addressing a development plan at this meeting; however, we are planning on using a natural creek to serve as a transition between the school property and the residential subdivision. • In the last meeting, we heard the following: o Too much traffic on Sellersburg Rd and New Chapel Lane. Now, we have multiple points of access with connectivity. o This should be a residential area. Now, we have sufficient buffers to the existing residential area. o Too much lighting. The school and parking has moved toward Highway 62 so there will be less of an impact on residential areas. o Many want to keep the existing Parkview School. Now, Parkview will remain open. • A small portion of R2 will be rezoned to NS. About 19.5 acres will remain R2. • The UDO requires NS for schools. In many communities, schools are allowed in residential zones either by right or with only a variance. • Any property considered by GCCS for the new middle school will require both Plan Commission and City Council approval. • All buses will enter into the front of the school on Highway 62 and exit the same route or through New Chapel and Utica Sellersburg Road. All pick-up and drop-off will take place on the site. 6 • The new school sites will have 4+ new tennis courts, a track, and a football field for community use. • A letter from David Bauer states that where property values are located near a school, property values are higher, properties are considered safer, etc. • A new school will bring new jobs and attract new residents. • The Comprehensive Plan acknowledges the plan to develop a middle school somewhere between Jeffersonville and Charlestown and identifies that the City should collaborate and assist the school district in the placement of schools. Chad Reischl stated there are almost 1,500 new residences in some form of construction within 1.5 miles of this school site. We will definitely need to be thinking about our schools as new families immigrate. Planning Staff feels that this makes good use of marginally-profitable commercial land. City Staff is supportive of this rezoning. Chad Reischl stated, in your staff report, you have the letter from Mr. Bauer mentioned by the applicant. We have a letter from Vicki Tieri, the owner, for the City Council stating that, if the request to rezone the property is approved, we want to make the rezoning contingent upon sale of the land and not be immediate zoning change. Letter from Rita Miller, Lindsay Nix, and Joe Miller who are in favor of the project. Open Public Comment Chelsea Markeson, who teaches art at Parkview Middle school, stated that I am in favor of the project. This will be a great school for kids to make memories at and learn. Conrad Moore, who lives at 5412 Highway 62, stated I have a great concern about traffic on Highway 62. There is only one traffic light to deal with the traffic mentioned by the applicant. Will the traffic flow in the area create problem? Lindsay Nix, who lives nearby, stated I have kids that would attend the school. I think the school district has done a great job with their research and addressing the former concerns. Evan Stoner stated while I strongly understand the need for a new school, it is important to acknowledge the concerns. Other than their word, there is still no official plan for the rehabilitation of Parkview. Many of my constituents are not sure about their current plans. The citizens deserve to know current plans. Dustin White stated this project has been denied once. I am not confident with the statement that Parkview will stay open. Unless there is a definite plan with a signed contract to renovate Parkview Middle School, I would ask you to deny this application. I am surprised to hear that Planning Staff supports this. In no way does the Comprehensive Plan indicate that there should be a school in this area. In the past, many other schools have been closed as others have been expanded or constructed by GCCS. Molly Sandramane, who lives in the Crystal Springs neighborhood, stated I am supportive of this new Middle School. I would love for my kids to go to an uncrowded school. Maxwell Malone, who lives at 1124 Windsor Drive, stated I am neither in favor of or opposed to the school; however, I do have some questions. There is a gas station nearby that could pose some questions. Will there be some type of fence or barrier that will keep students from walking across the school property? I am unsure of how the traffic will work with River Ridge nearby. I would like the City to look at the potential future use of the Eastlawn property. It is short-sighted to put all of our efforts into this project without addressing the needs of the existing school. 7 David Bauer stated I am the site acquisition specialist for GCCS. I have helped locate numerous schools in the past. I have helped to acquire roughly 20 acres that are zoned C2. Jeffersonville is a bit unusual to require a zoning change to implement a school. This plan has improved when compared to the last one. Close Public Comment Kelli Jones stated thank you for speaking this evening, everyone. Regarding traffic, the multiple access points and connectivity happening within the campus as well as the neighborhood to the south help alleviate traffic issues. We are going to be queueing on the site itself, which is a contrast to Jeffersonville High School which queues out on Allison Lane. We are way too early to do a traffic study for the property. In regards to Mr. White's comments about the Comprehensive Plan not mentioning this school, the Comprehensive Plan does mention the need for a school and a collaboration between the City and the school. Mark Laughner stated we envision around 15 or 16 buses. 4 or 5 will go out to 62 and take a right, the same number will go out towards Gottbrath and New Chapel. We feel strongly that if school gets out at 3PM, students will have left the site by 3:15PM. In terms of the Parkview School, I am a man of my word. I want to keep the classrooms at that school open. We do not have a contract for the renovation currently; however, you have my word that we are committed to keeping Parkview open. Mr. Avery stated we have been assured that Parkview will remain open. This is an excellent plan. Mr. McCutcheon stated that it appears that traffic with the school has been focused on tremendously. I hope to see that the road impact and backlogging will go away. Mark Laughner stated we will continue to work on traffic issues. Mr. Webb stated kudos to the school corporation. I have not had one letter in opposition to the school. I think this is a plus for Jeffersonville overall. Mr. Webb made a motion for a favorable recommendation, seconded by Mr. Paris. Roll Call vote. Motion passed 6-0. Administrative Review Update None Adjournment There being no further business to come before the Plan Commission, the meeting was adjourned at 7:15 pm. /201, ,f2 1, Mike McCutcheon, Chair Zachary Giuffre, Secretary 8