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Monroe County Plan Commission Meeting

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Monroe County Plan Commission Meeting MONROE COUNTY PLAN COMMISSION MEETING October 18, 2011 6:00 pm Monroe County Justice Building Courtroom 213 301 N. College Ave, Bloomington, Indiana, Plan Commission Meeting Packet Page 1 of 167 October 18, 2011 Agenda Plan Commission Work Session 5:30 p.m. – 7:30 p.m. October 6, 2011 501 N. Morton St., North Showers Building, Suite 106A Please take notice that the Monroe County Plan Commission will conduct a work session on Thursday, October 6th at 5:30 PM in the Suite 100 B, North Showers Building, 501 N. Morton Street, Bloomington, Indiana. The work session agenda includes a discussion of the following agenda items for the regularly scheduled Tuesday, October 18, 2011 Plan Commission meeting: NEW BUSINESS: 1. 1108-REZ-06 Withrow Rezone. Located at 2259 W. Bolin Lane, Perry Township, Section 30. Zoned Agricultural/Rural Reserve with Business/Industrial Overlay (BIO), request to remove BIO. 2. 1108-REZ-07 Beaty/Dowdy Rezone. Located at 5553 W State Road 48, Van Buren Township, Section 2. Zoned PUD, request to rezone to Estate Residential. 3. 1108-REZ-08 Gunther Rezone. Located at 8355 W. Elwren Rd, Van Buren Township, Section 20. Zoned Suburban Residential, request to rezone to Agricultural/Rural Reserve. 4. 1108-SMN-14 Baker / Olsson Minor Subdivision & Utility Underground Requirement Waiver. 2 lots on 9.8 acres. Located at 5688 W. Woodland Road in Bean Blossom Township, Section 22. Zoned AG/RR. 5. 1108-SMN-15 Cecil Deckard Minor Subdivision & Utility Underground Requirement Waiver. 2 lots on 12.3 acres. Located at 2200 S. Knightridge Road in Perry Township, Section 12. Zoned RE 2.5 and ECO Area 3. 6. 1109-SFP-13 Lakewood Subdivision Final Plat Amendment #3 and Request to delete zoning lot language on deed. 4 lots on 1.17 acres. Located on W. Lakewood Drive, addressed as 8536 N. Blue Heron Drive in Benton North Township, Section 35. Zoned SR. 7. 1107-ZOA-01 Chapter 830, Landscaping, proposed text amendments. Public request. Plan Commission Meeting Packet Page 2 of 167 October 18, 2011 MONROE COUNTY PLAN COMMISSION OCTOBER 18, 2011 PLANNER Katie Waldman CASE NUMBER 1108-REZ-06 PETITIONER Jason Withrow and George Hutton ADDRESS 2255/2259 W. Bolin Lane REQUEST Rezone Agricultural/Rural Reserve (AG/RR) with Business and Industrial Overlay (BIO) to only AG/RR (remove BIO) ACRES 15 acres ± ZONE AG/RR with BIO TOWNSHIP Perry SECTION 30 PLATS 8 COMPREHENSIVE PLAN DESIGNATION: Employment EXHIBITS 1. Petitioner’s letter 2. Rezone Site Plan 3. Administrative subdivision which created the petition lot PETITIONER’S REQUEST The petitioner is seeking to rezone the subject parcel from Agricultural/Rural Reserve (AG/RR) with Business and Industrial Overlay (BIO) to only AG/RR, removing the BIO. If the BIO is removed, the petitioner intends to file for a subdivision of the property. RECOMMENDATION Deny the rezone request based on the findings of fact, subject to the Highway and Drainage Engineers’ reports. Should the Plan Commission choose to forward the petition to the County Commissioners with a recommendation of approval, the following conditions are recommended: 1. Remove the mobile home/bandstand structure from within the sinkhole within 90 days of petition action by the County Commissioners. 2. File for cluster subdivision approval in order to bring the site into compliance with the zoning ordinance (two homes on one lot), within 90 days of petition action by the county commissioners, or remove one home from the property within the same time frame. SUMMARY The petition area is comprised of one 15 acre parcel created via an administrative subdivision in 2002, which was allowed pursuant to a design standards variance approval in 2001 (0109-VAR- 10). In the BIO, no administrative subdivisions are typically permitted, only cluster subdivisions. Also in 2001, Mark Freeman (former owner of this property) petitioned to rezone this property with other acreage totaling approximately 275 acres to remove the BIO. This petition was denied by the County Commissioners. The petition was discussed by the Plan Review Committee at their September 15th meeting, and members of the committee brought up the following concerns: the feasibility of the site as an industrial site, the location and effect of the pending I-69 project, site access, and karst features. Committee members opined that there is no reason not to remove the BIO, and that other large potential industrial tracts are nearby, and since the area was designated as Employment, lots have been subdivided as residential, weakening the potential use of the area for employment purposes. Plan Commission Meeting Packet Page 3 of 167 October 18, 2011 Plan Commission Meeting Packet Page 4 of 167 October 18, 2011 ZONING and ADJACENT USES The property is zoned Agricultural/Rural Reserve with Business and Industrial Overlay. All of the adjacent properties are zoned the same, a small parcel of Institutional/Public zoned property to the west which appears to be vacant, and smaller residential lots zoned Estate Residential or Suburban Residential with BIO east and west of the site. Properties in the immediate area are used for residential and agricultural purposes. Plan Commission Meeting Packet Page 5 of 167 October 18, 2011 Plan Commission Meeting Packet Page 6 of 167 October 18, 2011 Plan Commission Meeting Packet Page 7 of 167 October 18, 2011 SITE CONDITIONS The entire site is in an area of high karst density, with slopes for the site falling gradually in all directions from the high point/ridge along the northwest edge of the property. Access is provided to Bolin Lane via a gravel drive with two access points. The gravel drive is in need of repair, with erosion creating foot-deep gulleys for a large portion of the drive. There is a mobile home on the northern part of the property, which is the location where a mobile home has been located since the 1970s. The Assessor’s Property Card dates the mobile home currently there to 1997. In 2002, an ILP (02-RM-058) and a building permit were issued to build a manufactured home on the property as well. It is unknown whether the property owner was told to remove the other home at the time. Having two homes on one lot constitutes an illegal use of the property. There is a large sinkhole in the middle of the property, into which an old mobile home was placed. It has been hollowed out and is occasionally used as a bandstand for concerts with seating inside the sinkhole. There are numerous agricultural structures, in various states of disrepair – none are currently in use for agricultural purposes. One steel grain bin contains a recording studio for the tenant of the northern home. Plan Commission Meeting Packet Page 8 of 167 October 18, 2011 Plan Commission Meeting Packet Page 9 of 167 October 18, 2011 Facing south from north side of Bolin Lane, western driveway Facing west, mobile home on northern part of property Plan Commission Meeting Packet Page 10 of 167 October 18, 2011 Facing southeast, old mobile home/bandstand in sinkhole, old silos behind, building to right has been converted into a recording studio Facing southeast toward Rolling Glen subdivision from middle part of site Plan Commission Meeting Packet Page 11 of 167 October 18, 2011 Facing northeast toward Rolling Glen subdivision from middle part of site Dilapidated farm structure just east of silos. Standing water under planks in foreground. Plan Commission Meeting Packet Page 12 of 167 October 18, 2011 2002 Manufactured home on southern portion of site, facing west Facing west from southern portion of site Plan Commission Meeting Packet Page 13 of 167 October 18, 2011 Facing northwest from southern portion of site Facing northwest from southern home, silos and farm structures not in use Plan Commission Meeting Packet Page 14 of 167 October 18, 2011 Facing northeast from middle of site, driveways out to Bolin Lane COMPREHENSIVE PLAN DISCUSSION The petition site is located in an Employment Area of the Comprehensive Plan, which states the following: Employment As shown on the Plan Map (Figure 2, page 33), approximately 11,300 acres of land are designated for employment uses, generally along SR 37 in Perry Township, in the northeast corner of Van Buren Township and in southeast Richland Township, west of SR 37. The employment areas shown on the Plan map are on large parcels of relatively flat land with few environmental constraints which will have superior access upon implementation of the recommendations in the Monroe County Thoroughfare Plan. These areas are served by roadways with high traffic-carrying capacity matched by visual exposure from the highway. They are particularly good locations for employment uses which require immediate, high- volume transportation access, visibility, large, flat sites and utilities. These areas should provide internal circulation roads as part of their site layout. Industrial Manufacturers and Wholesale Businesses This category is intended for economic uses that result in increased jobs and tax base to the County, including industries, offices, trucking and distribution/warehouses that are not generally compatible with residential uses typically found in suburban and urban areas. Five criteria guide the location of large tract industrial uses: transportation access, sanitary sewer, water supply, lack of incompatible existing land use and topography. An area of approximately 1,000 acres around Dillman Road and SR 37 is recommended as an excellent location for employment uses. Prime roadway access in this area provides great connections to business centers throughout and beyond the region. The construction of I-69 Plan Commission Meeting Packet Page 15 of 167 October 18, 2011 proximate to this location would enhance it for large-tract industrial uses. Other opportunities for employment-related uses, such as light industrial operations, small-scale shops, home occupations and cottage industries, may be appropriate outside these areas as well.
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