City Council To Review Menard's Proposal Next
July 28, 2016 at 4:25 p.m.
Approval for a request by Menard's Inc. to rezone approximately 21 acres from R-1 residential to C-3 commercial along Husky Trail and Patterson Road will be decided by the Warsaw City Council.
The Warsaw Plan Commission held a public meeting Tuesday night at the courthouse where Menard's representatives, citizens and commission members discussed the proposal for two hours.
Menard's Inc. is requesting a map amendment for the zoning ordinance in order to accommodate the development of a Menard's store with additional commercial lots.
The commission voted 3-3 in support of the rezoning proposal. Commission member Richard Keeven was absent from the meeting and a unanimous vote was not reached to make a recommendation to the city council.
City councilman and commission member Joe Thallemer said the city council will discuss the request at its January city council meeting where another public hearing will be held.
The plan commission had the topic on its Nov. 13 agenda where more than 20 residents showed up to voice their opinions about the rezoning proposal, but the discussion was tabled because there were not enough commission members present to make a unanimous vote.
Commission members who voted in favor of the rezoning Tuesday included Tammy Dalton, Lacy Francis and Jim Gast. Those who voted against the proposal were Joe Thallemer, Alan Clingan and Jeff Grose.
Dalton voted in favor of the petition because she said rezoning will encourage growth in the community. "To deny the request is impeding growth in Warsaw and sending a negative message to developers who want to come into town," Dalton said.
Grose and Thallemer voiced their concern with approving the petition.
"I am not comfortable with approving the rezoning because a big box store will be allowed in what is now a restrictive residential area and will only intensify traffic and commercial activity," Grose said.
He said approving the rezoning would send a message to residents that an R-1 residential zoning, a protective property, would not be as protective with a commercial zoning.
Thallemer also voiced his concern with the rezoning proposal.
"There are other areas that have been planned for this specific kind of development and I don't think it is the answer to put this large of a store in this area," Thallemer said.
He said the proposal is a difficult issue and also was six years ago when the city was looking into putting in a Meijers.
The proposed rezoning will add an additional 21 acres of existing commercial property to the existing 20 acres of commercial property in order to provide the necessary space to accomplish the plan's objectives, according to City Planner Jeremy Skinner.
Skinner said the zoning adjustments will make possible the lengthening of Parker Street, shifting Husky Trail and Patterson Road to the east and widening both Husky Trail and Patterson Road to accommodate future traffic and traffic controls.
The Warsaw Traffic Commission reviewed a traffic impact analysis at its Nov. 2 meeting prepared by A&F Engineering regarding a proposed commercial and residential development east of the intersection of Parker Street, Husky Trail and Patterson Road. The commission unanimously approved the conceptual plan regarding traffic.
The plan states in order to address the traffic issues within the area, it is essential to adjust the zoning boundaries to accommodate future traffic and traffic controls.
The plan includes an outlot parcel located in the southwest corner of the development to be a right hand turn both entering and exiting the drive, at least two ingress and egress locations to the residential property located on the northeast side of the development, and a right of way at the Parker Street and Patterson Road intersection to allow for a right-hand turn lane for eastbound traffic if warranted in the future.
During the meeting, the plan commission also held two public hearings for a request from petitioner Mark Fox of APT Holding LLP requesting a public right of way vacation at Lakeview Boulevard and Kent Wildman for preliminary and final plat approval for subdividing a 9-acre lot located at 925 S. Zimmer Road.
The proposed right of way vacation will be from Lakeview Boulevard from Argonne Road to Adams Street.
Indiana American Water has two distribution mains that run from the East Plant to Argonne Street along the length of Lakeview Boulevard that has been requested to be vacated.
Scott Rands, operations superintendent for Indiana American Water, attended Tuesday's meeting and said Indiana American Water would support the vacation if conditions are met, including a 20-foot easement to be established and an easement that would have to be granted by APT Holding LLP to Indiana American Water.
The commission tabled the request and said Fox must obtain letters from utility companies stating they do not have utilities within the proposed right of way. The easement will have to guarantee that Indiana American Water's employees, contractors and suppliers will have continuous ingress and egress to the east plant and east tank.
The commission approved preliminary plat approval for Wildman's request for a subdivision of a 9 acre lot on Zimmer Road. City Attorney Mike Valentine said Wildman must present a plant with signatures for the county to record for final plat approval to be granted.
The plan commission will meet again Jan. 8 at 7 p.m. at city hall. [[In-content Ad]]
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Approval for a request by Menard's Inc. to rezone approximately 21 acres from R-1 residential to C-3 commercial along Husky Trail and Patterson Road will be decided by the Warsaw City Council.
The Warsaw Plan Commission held a public meeting Tuesday night at the courthouse where Menard's representatives, citizens and commission members discussed the proposal for two hours.
Menard's Inc. is requesting a map amendment for the zoning ordinance in order to accommodate the development of a Menard's store with additional commercial lots.
The commission voted 3-3 in support of the rezoning proposal. Commission member Richard Keeven was absent from the meeting and a unanimous vote was not reached to make a recommendation to the city council.
City councilman and commission member Joe Thallemer said the city council will discuss the request at its January city council meeting where another public hearing will be held.
The plan commission had the topic on its Nov. 13 agenda where more than 20 residents showed up to voice their opinions about the rezoning proposal, but the discussion was tabled because there were not enough commission members present to make a unanimous vote.
Commission members who voted in favor of the rezoning Tuesday included Tammy Dalton, Lacy Francis and Jim Gast. Those who voted against the proposal were Joe Thallemer, Alan Clingan and Jeff Grose.
Dalton voted in favor of the petition because she said rezoning will encourage growth in the community. "To deny the request is impeding growth in Warsaw and sending a negative message to developers who want to come into town," Dalton said.
Grose and Thallemer voiced their concern with approving the petition.
"I am not comfortable with approving the rezoning because a big box store will be allowed in what is now a restrictive residential area and will only intensify traffic and commercial activity," Grose said.
He said approving the rezoning would send a message to residents that an R-1 residential zoning, a protective property, would not be as protective with a commercial zoning.
Thallemer also voiced his concern with the rezoning proposal.
"There are other areas that have been planned for this specific kind of development and I don't think it is the answer to put this large of a store in this area," Thallemer said.
He said the proposal is a difficult issue and also was six years ago when the city was looking into putting in a Meijers.
The proposed rezoning will add an additional 21 acres of existing commercial property to the existing 20 acres of commercial property in order to provide the necessary space to accomplish the plan's objectives, according to City Planner Jeremy Skinner.
Skinner said the zoning adjustments will make possible the lengthening of Parker Street, shifting Husky Trail and Patterson Road to the east and widening both Husky Trail and Patterson Road to accommodate future traffic and traffic controls.
The Warsaw Traffic Commission reviewed a traffic impact analysis at its Nov. 2 meeting prepared by A&F Engineering regarding a proposed commercial and residential development east of the intersection of Parker Street, Husky Trail and Patterson Road. The commission unanimously approved the conceptual plan regarding traffic.
The plan states in order to address the traffic issues within the area, it is essential to adjust the zoning boundaries to accommodate future traffic and traffic controls.
The plan includes an outlot parcel located in the southwest corner of the development to be a right hand turn both entering and exiting the drive, at least two ingress and egress locations to the residential property located on the northeast side of the development, and a right of way at the Parker Street and Patterson Road intersection to allow for a right-hand turn lane for eastbound traffic if warranted in the future.
During the meeting, the plan commission also held two public hearings for a request from petitioner Mark Fox of APT Holding LLP requesting a public right of way vacation at Lakeview Boulevard and Kent Wildman for preliminary and final plat approval for subdividing a 9-acre lot located at 925 S. Zimmer Road.
The proposed right of way vacation will be from Lakeview Boulevard from Argonne Road to Adams Street.
Indiana American Water has two distribution mains that run from the East Plant to Argonne Street along the length of Lakeview Boulevard that has been requested to be vacated.
Scott Rands, operations superintendent for Indiana American Water, attended Tuesday's meeting and said Indiana American Water would support the vacation if conditions are met, including a 20-foot easement to be established and an easement that would have to be granted by APT Holding LLP to Indiana American Water.
The commission tabled the request and said Fox must obtain letters from utility companies stating they do not have utilities within the proposed right of way. The easement will have to guarantee that Indiana American Water's employees, contractors and suppliers will have continuous ingress and egress to the east plant and east tank.
The commission approved preliminary plat approval for Wildman's request for a subdivision of a 9 acre lot on Zimmer Road. City Attorney Mike Valentine said Wildman must present a plant with signatures for the county to record for final plat approval to be granted.
The plan commission will meet again Jan. 8 at 7 p.m. at city hall. [[In-content Ad]]