Developers of the Gates of Saint John presented site plans Sept. 3 for Lots 1 and 3 that show a drive-through anchor tenant, a large on-site parking field and a pedestrian-focused street edge along US 231 and the downtown “100 And Ninth Square” frontage.

The project representative, identified in the meeting as Mister Kell, told the planning commission the lots exist as they do in part because of a taking by INDOT for a traffic circle along US 231 and that the developer has already installed the road, parking and wiring for street lighting. "We do have a bond for all that," Kell said, adding that street lights are ordered and the road will be finished before any tenant opens.

Why it matters: the proposal would concentrate commercial activity and a drive-through use at the town's emerging downtown spine and requires planning commission review of site layout, landscape and lighting details before final approvals.

Kell described Lot 1 as accommodating the drive-through on the west side of the parcel and said the site was designed to stack "8, 9, 10 cars" in the drive-through lane to avoid spillback into the adjacent roadway. He said most interior parking stalls are 10 by 20 feet and that the overall interior parking count is substantial (the presentation referenced 456 parking spots). Outdoor seating along the downtown-facing frontage is required by the PUD and the developer plans large planters rather than in-ground street trees because much of the primary pedestrian frontage will be used for seating.

A planning staff member asked whether a formal lighting and landscaping plan is required for site-plan approval; Kell said tenants will have slightly different storefront and landscape treatments and that the developer would return with specific plans for each building as tenants are identified. "We're going to landscape around the building like this or better," Kell said, noting variations by tenant. Kell also stated that the perimeter of the site, aside from planted edges, will be asphalt and concrete to accommodate the required outdoor seating and pedestrian areas.

Commission and staff questions focused on pedestrian clearances and sidewalk widths. Kell said the sidewalk on the primary frontage measures 8 feet; side sidewalks are about 4 feet. He emphasized that primary entries face 100 And Ninth Square and 100 And Ninth Avenue and that side elevations will not provide public entrances.

The commission was told the project is part of an existing planned unit development (the "original PUD") and that some details remain subject to engineering review. The town's reviewing engineer is completing a review and Kell said the developer expects an approval letter before the planning commission's next meeting. The applicant will return for the Sept. 17 meeting with revised materials and engineering responses.

Ending: Because the session was a study session, no formal approvals were taken. Staff and the applicant agreed to supply the engineering sign-off, a landscaping plan and a lighting plan for review before the item returns on Sept. 17.