Ellettsville, Indiana Planning Commission met in regular session on
Roll Call: Ed Bitner, Vice
Approval of the Minutes
Baker made a motion to approve the minutes of the regular Plan Commission
Creation of an Economic Development
Commission for the Town of
John Fernandez; Attorney with Krieg-Devault
explained he had been talking with
Frank Nierzwicki and Patrick Stoffers about the concept of a Redevelopment
Commission and what it would mean for Ellettsville.
Creech asked if the Chamber of Commerce knew of this. Sandra answered no; it is just being
introduced tonight. Lisa questioned the
proposed tax rate. What would the money
be used for? John replied the Redevelopment
Commission would have broad authorities but it is up to the Plan Commission and
Town Council to carve out and set forth a clear plan for the community
explaining why they want these tools and what the objectives would be. In
Development Plan gives the ability to bring some new tools into place and expand the benefits of private investment in a broader way for the public good. There are tax levy caps that limit your ability to finance infrastructure and government services. This is a great opportunity to generate additional revenue for the Town without raising the taxes and capture the benefit of private investment.
Frank used the example of the Town being in the Metropolitan Planning Organization (MPO) which has $2.1 million coming into our region each year. We are eligible to get some of that money to spend in Ellettsville. The problem is having the money to start the work. It is 80% reimbursable. For a million dollar project, we would get $800,000 back. We need a million dollars to start with. A TIF district would give us the revenue to use and then we could recycle the money. It is very advantageous for the Town to get a TIF district, tap in and multiply the money. It is a very effective way to use money. Ed asked if we would need to bond for a million dollar project since the TIF district would start at zero. Frank explained projects are built in phases and we would like a good revenue stream coming in to go on to the next phase. There would be some initial costs for start up. Ed asked if we will wait to do anything in the Town until there is money in the TIF district. Frank said as a planning tool, we need to look into areas we can develop and have these tools in place for when investors come in to actually utilize our area for development. John added if there is an Economic Development Plan in place, any development that comes in will be able to see if it is consistent with their plans. We would work with them. He used an example of the Acme Corporation who wants to make a sizable investment in the Town creating a number of jobs, all the things the community would be interested in using a TIF bond to get started. The bonds would be based on the projections from Acme Corporation. You can do a solid calculation and structure the bond so the funding will come from the incremental payments that go into the TIF district from Acme Corporation. It isn’t coming out of the general till. The structure needs to be in place before having this conversation. This allows the Town to engage in the different levels of discussions from an Economic Development prospective using the tools available to work things out. We would get the public benefit of the private investment without having to raise taxes. He has seen many opportunities when using this structure to leverage private investment with the consequences being income growth, job growth and other public improvements which benefit the community. He feels we are in the perfect place to put these tools into place to develop this type of Economic Development Plan. Lisa Creech expressed concern that the ordinance should be written with the Redevelopment Commission reporting to the Town Council so they are on the same side of things. John said it was already set up that way by statute.
Bitner wanted to clarify the plan is currently for information only. Frank said if there were major concerns he
could them address now. The situation
with this plan is there is a time table.
It takes 90 days to get started.
He recommended moving on it tonight because the
Patrick Stoffers expressed his view stating he has discussed this with Frank and John over the last several months. We are at the crossroads on whether we will take two steps forward or one step back. This will give us the ability to do some things that we can not currently do financially. On what ever piece of property is designated for redevelopment the current tax rate is frozen, you then capture the incremental taxes from development on those parcels and put them back into the TIF fund. You can use those proceeds to take care of infrastructures type needs. He does not want to see us miss an opportunity to do some thing at least two steps forward in the evolution of Ellettsville.
mentioned there is no area that has been targeted or looked at and we don’t
have any place that we want to have a TIF right now. He would like to have this in place so the
Town will be prepared for the future.
Sandra thought there is currently a provision in the Town code authorizing
Economic Development. Patrick said when
the Planning and Zoning ordinance was adopted in May 2003 that particular
section was abolished. It did exist at
one time but not anymore.
Lisa Creech made a motion that we move forward to present an ordinance to Town Council to develop a Department of Redevelopment. Terry Baker seconded. Motion carried.
Request for a change in zoning at 242 W. Main from Residential, Single Family – R1 to Residential Two Family – R2
Creech made a motion that we change
Lisa asked when the new part of the Deer Run/Greenbrier Subdivision was accepted wasn’t it approved at R2? The old part is R1. Rick Coppock stated from Greenbrier down to Ratliff is R3. Sandra said there is a difference between planning a development and converting a garage into an apartment. You are taking a lot that is meant to be a single family residence and turning part of it into a rental. Lisa feels a rental is a rental whether it is a house or converted garage. She doesn’t think the Town is being fair, firm and consistent since we have allowed R2 and R3 in other residential places and commercial down State Road 46 but are not allowing it at this location.
Development (New Showroom, storage facility) at
Kevin Allen, with Encompass Engineering, representing Petitioner Kevin Farris explained the plans for a new mattress showroom retail facility in front of the existing 1st Choice Self-Storage. Mr. Farris already operates a mattress showroom facility in the storage facility. He commented on the plan review from Mr. Coppock as follows:
Item #1: He has been in contact with Mr. Larry Stanger of East Richland Sewer District. Mr. Stanger received a preliminary plan showing the relocation of the sewer line to allow the construction of the building. The sewer line will be moved to the east so it will not be underneath the proposed building. Mr. Stanger has not responded officially and they are waiting to receive written approval on the sewer line relocation.
Item #2: The developer is required to obtain all applicable state and local permits. They are submitting for the state building plan.
Item #3: Parking is in accordance with the code.
Item #4: Mr. Farris will have three wall mounted lights facing the parking lot and there will be flag pole lighting. He does not know about signage at this time.
Item #5: Mr. Allen is waiting to get comments back on the site plan being acceptable on the storm water drainage. He has a set of calculations.
Item #6: Mr. Allen did not bring in the recorded plat to show the setbacks. This project is in a platted addition. There were no front and side yard setbacks on the recorded plat recorded in 1997. They will easily be able to accommodate the 10 foot front and side yard setbacks required in a C1 zone. Frank corrected Mr. Allen stating this is C3. C3 requires a 25 foot front yard setback. He will investigate where the building will sit. It might need to be pushed back to clear the 25 foot set back.
Item #7: A rock check dam will be placed in the retention basin as a permanent erosion control measure.
Item #8: The landscaping plan is a minimal. He is not sure what the Town is expecting. They are limited to what they can do. There will be a planting bed along the front side of the building.
Item #9: There is a trash dumpster enclosure located back where the buses are now parked.
Allen explained the building design. The
brick is split face concrete block. Ed Bitner
asked how this was going to lay in conjunction with flood plain. Mr. Allen said they will sit over two feet
above the 100 year flood. The building will
be lying adjacent to it but slightly out of it horizontally but a good distance
above it vertically. He also noted an
estimated 100 year flood elevation of 723.5.
They have finished floor elevation on the building at 727.25. Mr. Allen’s company did the research on the
100 year flood elevation by looking at the FEMA maps for that area. Those items
within their control will be submitted in a day or two.
Evans made a motion we recommend approval of the commercial development for
Kevin Farris at State Road 46.
Annexation request for a PUD on 29+ acres along
Frank explained the packet everyone received.
This is 29 acres including 5 parcels. Three parcels are owned by Dr. and Mrs.
Burrell and two are owned by Mrs. Bishop.
Frank did some analysis on this property and it is adjacent to the Town. He has Mrs. Bishop’s signed consent to be
annexed into Town. This is a mixed use
development. To explain where this is
located, there are 100 acres west of
Flavia Burrell represented her husband and Mrs. Bishop. She thanked the Board for the opportunity to
share their project. She has been
discussing this with Mrs. Bishop for over a year and they feel Ellettsville is
due to have some nice developments come in.
She feels Ellettsville has nice schools, nice community and would like
to improve the area. Her intention for
this development is not to make a quick buck but to have the people who live
here, stay here. Her project consists of
five phases, the first being a multi use family village. This will be town homes and condos owned by
people. Several future phases will be a
single family “cottage” village (cottage meaning smaller than “estate” size
lots). Another phase would be a
“craftsman village” consisting of craftsman style homes to match Dr. Coldwell’s
house. In the case of Mrs. Bishop’s
estate home, they would like to surround her home with estate size lots and
comparable homes. They would have two
entrances; one from
Frank also wanted to point out the fiscal plan will be developed and submitted by the Tuesday night meeting for Town Council. Sandra interrupted him stating she had not received any of this information and the agenda for the Council meeting has already been posted. The fiscal costs on this project, the road improvements are all going to be handled by the developer. The public improvements would not be Town cost improvements for this area. There are water and sewer connections. Sandra asked if the public notice has gone out and if all the adjacent property owners were notified. Frank answered yes and added a public meeting was advertised for tonight and also Tuesday night.
Creech made a motion to accept the Voluntary Annexation request for a PUD on
29+ acres along
Request for a grading permit ordinance
for the Town of
Creech made a motion to table the Request for a grading permit ordinance for
the Town of
Privilege on the Floor – non Agenda Items
Frank had one last item before adjournment.
He handed out some photos he had taken of
v The clean up and maintenance of the building area is a concern.
v Progress with the drainage plan in this area.
v Concern that there are two retention areas.
v A barrier between the land owners on
v Enforcing Town codes.
Frank is asking for direction, feed back and comments from the Plan Commission on this development. Where does he need to go? What does he need to look at?
mentioned she and Frank have been educated on the use of bonds. The Town has underutilized the use of bonds
for quite some time. She spoke with
Toby, who is in charge of the bonds with the County. They do more expensive and extensive bonding
than we do. They bond from the
beginning, before ground is broken; they have a huge bond for the erosion
control and excavation. If there is a
problem they send a letter requesting the problem be corrected or they will
draw from the bond and correct it themselves.
The developers really come around and make correction when you threaten
to draw from their bond. Developers have
two years from the planning stage to completion with the possibility of a one
year extension. The
agreed one of the issues is the build out has gone on so long. Another problem is there are not a lot of
people living out there now; trash and other things are being dumped at the end
of the cul-de-sac and there are not any lights. The development was approved
and now it is something he has to work with.
Frank feels they are making some
progress because the grass was mowed and we did receive a bond. He is going to work hard for the Town enforcing
the codes and working with the developer.
We also need to make sure the expectations meet reality as much as
possible. We can’t expect 20 foot trees
or stone fences be installed. We need to
work with the developers and get them to complete their work in a reasonable
amount of time. He requested directions
on how the
Lisa suggested moving forward full force on behalf of the home owners and enforcing the health and safety codes to bring them into compliance. She would also support a volunteer committee with representatives from different neighborhoods to help with enforcement or advise Frank and Laura of what is going on in their neighborhoods.
went out to the site. She had heard some
negative comments about the construction and wanted to check them out
herself. She spoke with Rex Voils who allowed her to see the inside of one of the units. It was small but nice. She asked about the
wavy roof and he explained the fire wall went all the way to the roof in the
center raising it slightly. This gave it
the appearance of being wavy. Mr. Voils
explained the roof vents were flexible which made it look like loose shingles
and the landscaping couldn’t be installed until the drives were put in. The drive couldn’t be put in until all the
heavy equipment work was done or it would break up the concrete. There are people living in two of the units
that do not have the final plat. She
thought property could not be sold until the final plat was approved. She also spoke with
suggested stop work orders and becoming more aggressive. Several
brought up that the Ellettsville Town Code refers to a thoroughfare plan. She personally went out and measured her
street and the streets in Litten Estates. The streets are four feet narrower. The code does not say you have to have a 24
foot wide road. It states you have to
have 60 feet of right of way. This
leaves it up to the developer to decide what size road they want. She does not want to go backwards.
Terry Baker brought up a new subject, Eagles Landing. He would like to know when they are going to take the signs down. They have six signs up and they are over the sign ordinance. The one made out of plywood looks like trash. Frank responded he is working with them on their signage.
Terry Baker made a motion for the meeting to be adjourned. William Evans seconded. Motion carried. Meeting adjourned at