TO: ALL COMMISSION MEMBERS
FROM: RECORDING SECRETARY
SUBJECT: MINUTES TO MEETING
Chairman Bill Stuteville called the meeting to order. Jim Nelson was absent from the meeting. Minutes from the December meeting were approved.
The first item on the agenda was election of the 2007 officers. Current officers are Chairman Bill Stuteville, Vice-Chairman Keith Campbell, and Secretary Jim McVey. Jerry Trapp made a motion to keep the same officers. Mayor Acton seconded the motion. Bob Waples made a motion to close the elections. Jerry Trapp seconded the motion. Motion carries.
The second item on the agenda was tabled agenda item from the December meeting Arbor Homes requesting 290.37-acre parcel for annexation and zoning classification of the Kenneth & Rosalie Limp property, Stanley & Beverly Rader property, and Oak Hill Cemetery. Requesting zoning classification of SF-2, SF-3, and SU-3. Pete Fritz contracted Planner for the city stated that Arbor Homes has made architectural commitments for the subdivision and have made changes from the last meeting which; are reasonable changes. They have also removed all the previous zoning classification of MF-1 to SF-3. The floodway currently takes up a large portion of this property and the study of Prairie Creek is still on going not sure of the outcome for this property. A letter was read by Bill Stuteville from Steve & Kathleen Crier neighboring property owners to this development, who could not be at the meeting tonight. Mr. & Mrs. Crier have lived at current residents for 14 years they are not opposed to the church but would like to see proposed plans and make sure the development would not interfere with their property. This site is low and holds water they do not want to see development in the floodway how would this impact their property. The increase of traffic is a concern since Ratzburg Road is not wide enough for increased vehicle traffic. Not to mention the increase to public services, overcrowding the schools, and tax base would increase. Mr. & Mrs. Crier stated that the annexation should not be approved. Michael Andreoli represented Arbor Homes and also in attendance Richard Henderson with Arbor Homes. Mr. Andreoli stated that Arbor Homes has committed to making some architectural standards for the development. Arbor Homes has removed the MF-1 zoning classification and replaced it with SF-3 zoning. The lots north of the development will be zoned SF02 because this area is where the most concerned neighbors are abutting, then the Oak Hill Cemetery lot is SF-3, along with the land south towards State Road 32, the church property will be zoned SU-3. Jerry Trapp stated that this east entrance into Lebanon should show a nice entrance into our community and the homes should be $140,000 and up. Mayor Acton stated that this development would not be any denser than the homes on N. Meridian Street and East Street. With this development more traffic would mean the increase and improvement of roads. School funding is based on all the homes in Lebanon not just the new homes but existing as well Arbor Homes has met with Bob Taylor and he is in favor of the development. This developer would have to pay for all new infrastructures for the site. Jim McVey asked what the starting price of the homes would be; it would start at $110,000 and up. Bob Waples asked about adding more to the brick facades; Arbor stated that this would not be cost effective for the development and could not commit to that request. Emmadell Sturgis stated that she knows that everyone involved has worked very hard to make a good attempt to achieve all goals but she is looking for the next level of homes to come into Lebanon and she doesn’t want to see anything less that SF-2 zoning. Audience comments: Barb & George Anderson 910 Essex Court stated that they are members of the First Baptist Church, which has proposed to build a new church at this site, The Anderson’s are please with Arbor Homes subdivisions they are stick built homes with many options and floor plans, this would be a positive addition to the community. David Geiger Pastor of the First Baptist Church was impressed with Arbor Homes and their willingness to work with the church and the city for the development. Brad Burpo 1303 Fordice Road stated that he has lived in Lebanon for 30 years and is a member of the First Baptist Church they have 300 members who attend the church and all are in support of the annexation. Ed Crane 1655 E. 75 N. property owner to the north of this development stated he is opposed to the annexation and development of this site. This site has many drainage issues and the increase in property taxes that the neighboring property owners would face from this annexation, the increase of traffic congestion, Mr. Crane stated he has no real objections to the church construction and does not want to look at vinyl villages. Jerry Trapp made a motion to send a favorable recommendation to the Council. Jack Bland 2nd the motion. Bob Waples & Emmadell Sturgis oppose. Motion carries 6-2.
The third item on the agenda was tabled agenda item from the December meeting revised City of Lebanon Comprehensive Plan hearing for the Plan Commission to send a recommendation to the Common Council for adoption of the plan. Pete Fritz contracted Planning Services with Ratio Architects presented plans for the Comprehensive Plan. The current comprehensive plan was adopted 5 years ago with the ongoing changes annexations and new development Lebanon has seen a need to update the comprehensive plan. The city has been working on updating the comprehensive plan for one year with public meetings, meetings with stakeholders in the community and steering committee meetings. Ratio and city officials have also meet with INDOT, Boone County Area Plan officials and County Commissioners, Whitestown officials and the DNR. The background information regarding the comp plan is to look at Lebanon Utilities plan for expansion and services, to look at growth changes, housing desires, and to look at revitalizing the downtown area. The plan also looks at studying growth and managing good growth for the city. The entrances into Lebanon are an aspect of this plan and the Indianapolis corridor; the business property owners in joint effort with city and county officials are making efforts to clean up and to find ways to make the entrance more appealing. The people who use the plan are city staff, any developers coming into community, Plan Commission and City Council. Mayor Acton stated that a lot of time and work have gone into updating this plan. Comments from the audience: Rick Carter the planned growth proposed for south on St. Rd. 39; wants to know why the plan changed and included this area for growth when it didn’t 3 months ago? Pete Fritz stated that after meetings with other departments and communities about upcoming plans that would affect this area such as continues growth from Anson and the Ronald Reagan Parkway. The Zoning Ordinance is more specific to development issues then the Comprehensive Plan; this plan is suppose to be more general a guideline for land use that could be easily be changed. Sandy Breedlove lives on 300 North and has spoke to about 37 people who live on State Road 39 N. and 300 North were not aware of the comprehensive plan or meetings. The meetings were advertised and open to the public and there where three open houses they could of attended. The plan is a tool for officials to use when new development takes place in Lebanon. Mayor Acton made a motion to send a favorable recommendation to the Common Council. Jack Bland seconded the motion. Motion carries.
The fourth item on the agenda was Wal-Mart stores Inc. with a petition for change in zoning classification from MF-1 to PB for 20.316-acres parcel located to the immediate west of the existing Wal-Mart Plaza shopping center. Bob & Libby Akers live on 250 North. The property north of the proposed Wal-Mart site is still planned to be residential they do not want to see commercial property in their backyard. Pete Fritz contracted planner for the city stated that they have had several meetings with the representatives of Wal-Mart and they have also been through TAC. They have provided a concept plan for the development this will separate one existing parcel into three parcels with Wal-Mart in the middle to rezone to PB. There are five main criteria for rezoning property; since the existing site is zoned PB to the east this would just be a continuation of that zoning. The entrance will be moved relocated and a new traffic light installed, there has not been approval from INDOT on those plans at this time. Kent Frandsen representing Wal-Mart Stores. The current Wal-Mart is about 18 years old and about 66,000 sq. ft. with 150 employees. The building is out dated with no more room to expand. Wal-Mart has an option to by 20-acres to the west of the existing site; the plan is demolish the old building rebuild new building. They will also add 6-8 additional out lots in front of the new building. That would consist of retail small business. The old home currently on N. Lebanon Street has been purchased by Wal-Mart and will be demolished. The existing entrance will be moved to Frontier Drive and a boulevard added. Wal-Mart is waiting to hear back from INDOT on a new traffic signal at this intersection. There will not be rear access to the property. In 2003 commitments were placed on the land by the previous owner the Garfield Street would extend through this property to 250 North, since this time the land has sold and now Wal-Mart has an option to purchase 20-acres they do not want to put a road in to connect to County Road 250 North. The City just needs a 60’ right-of-way for the road they are not asking that the road be built at this time, Mayor Acton stated; if we do not ask for the right of way then we wont get the access to put a road in if it is ever needed. Keith Campbell stated that this property is in the overlay district and those rules would apply to this development. There would not be any outdoor display it would be enclosed in the building, and not in the parking lot. Comments from the audience: Debbie Ottinger lives at 2116 Garfield Street and the Garfield Street extension proposed would cause more increase of traffic in Park Place and need to look at the safety measure from the additional traffic in the neighborhood. Chris Badger stated that it would be a good idea for Wal-Mart to have two separate entrances and the access from 250 North would be good for Lebanon. Bob Lieberman with Meadow Wings Subdivision on 250 North wanted to know what the plan is for the parcel to the north of the planned Wal-Mart site? That question can be better answered on the next agenda item. Bob Waples made a motion to send a favorable recommendation to the City Council with the stipulation that no multi-family dwelling is permitted and that a 60’ north to south right of way along the railroad tracks to the west of the lot be given to the City of Lebanon. Jim McVey seconded the motion. Motion carries.
The fifth item on the agenda was Triton Development LLC with petition from zoning commitments in connection with development of real estate that was annexed into Lebanon in 2003 approximately 60 acres bordering the Wal-Mart Plaza shopping center, the railroad tracks, and County Road 250 North. Pete Fritz contracted planner stated that a staff report of the development was completed and the applicant did come before TAC committee. The applicant would like to modify the original zoning classification and commitments placed on the property by the previous owners this was done as part of the annexation and put into the Ordinance. Kent Frandsen representing Triton Development. This petition is somewhat related to the Wal-Mart petition in that Triton currently owns all 60 acres with Wal-Mart with an option on 20-acres splitting the remaining land into two separate parcels. The north portion of the property is still planned for single-family development but the south property they would like to make into multi-family apartments and duplexes. This would include 15 apartment buildings and 17 duplexes; they would be 2-story 8 unit buildings for a total of 120 units and 34 duplexes. The entrance is going to be off of Garfield Street. This plan does not show the Garfield Street extension. Comments from the audience: Phil Holden lives in Park Place his home would be directly behind these homes and isn’t please with rental temporary housing behind him he would prefer single family homes. At this time Kent Frandsen asked that the matter be tabled until February 20 meeting to see what actions Wal-Mart takes. Mayor Acton made the motion to table. Keith Campbell seconded the motion. Emmadell Sturgis opposes. Motion carries.
Meeting Adjourned.
Submitted by Recording Secretary
Kristi Spencer
| Chairman, Bill Stuteville | Secretary, Jim McVey |