St John Plan Commission reviews multiple plats and site-plan amendments; most items to return in two weeks

The Town of St John Plan Commission on Feb. 5 reviewed final plats and site-plan amendments for multiple developments — Castle Rock Phase 1A, the Shops at the Gates, a proposed grocery at the former Kmart, amendments to the Bank 1 plat, an ADA sidewalk change for Fifth Third Bank, and several subdivision administrative items — and directed applicants to return with final materials, with many items targeted to return in two weeks.

The business discussed at the study session matters to neighbors and local infrastructure because the projects involve stormwater easements and detention, driveway and traffic access, truck-dock changes for grocery delivery, ADA sidewalk connections on a state corridor, and release or reduction of escrow once as-built documents are submitted.

Castle Rock Phase 1A: Doug Redick, with EVG, said the developer of Castle Rock has installed required improvements and will request final plat approval at the next meeting. "We are requesting, and upon 2 weeks, we'll be requesting final plat approval for this phase of the subdivision, consisting of 5 lots," Redick said, and added that the project's engineer has reviewed the plat and "everything is in order." Commission staff asked whether the developer would proceed with a maintenance bond now; Redick said he had not yet received the client's response and would follow up.

Shops at the Gates and Family Express car wash data: James Huss, speaking for Suncrest Christian Church on the Shops at the Gates application, said the applicant submitted the INDOT permit on Jan. 30 and provided a resubmittal Jan. 31. Huss said the team received "very minor cleanup comments" and is developing driveway options to address concerns raised by Chief Flores; he said changes to the driveway layout should not affect drainage or the subdivision plat. Huss also asked to briefly present information about Family Express car washes, saying the chain's system ‘‘only uses 14 gallons per wash for their premium wash and 31 gallons for their highest level wash’’ and that commercial washes typically include grease/grit separators and biodegradable cleaning agents. Huss said water used by a commercial wash would be billed through the town. Commissioners noted Chief Flores and staff will continue to review driveway designs; staff said they would inform the commission if driveway changes affect the plat.

Homestead Acres First Commercial Addition (former Kmart): Don Torenga, of Torenga Engineering, introduced plans to convert the long-vacant Kmart into a grocery store. Torenga said the project will remodel the building, remove a north-side addition, rework the parking lot by milling and repaving, add landscape islands, update lighting, enlarge truck docks to accommodate grocery deliveries, and locate a new monument/pylon sign at the northeast corner of the lot. Torenga said the truck docks will be adjusted to provide a flatter, longer loading approach suitable for grocery carriers and that deliveries are expected to use the existing access points that served Kmart. Commissioners and the presenter discussed potential neighbor concerns about truck routings and timing; Torenga said the project team will research routing and return with more information at the next meeting.

Bank 1 subdivision amendment (ingress/egress and drainage easement): Torenga explained a proposed amendment to the final plat for Bank 1 to add a 40-foot ingress/egress easement for the cross-access road into the grocery parking and to enlarge the detention/drainage easement to match current conditions. Town staff confirmed the detention was constructed but the easement covering the entire pond was never recorded; staff recommended a plat amendment to correct the record. The commission indicated the amendment will clear title and clarify maintenance and access for the detention feature.

Fifth Third Bank (Saint John Marketplace) — ADA sidewalk and parking stalls: Ryan Phillips, joining remotely, said the bank plans to install ADA access ties and replace existing ADA stalls with concrete stalls to meet standards and improve durability. Town engineer comments flagged the pedestrian corridor width along the US right of way and existing utility guy wires; staff requested the engineer respond with maximized feasible sidewalk width. Phillips said the applicant aims to return in two weeks with revisions.

Gates of St John Unit 21D and administrative plat cleanups: A presenter identified as Mr. Kille said two lots were inadvertently omitted from a prior plat and asked to return in two weeks with a final secondary plat for the two lots; he said all physical improvements (lights, signs, streets) are already installed. The commission accepted the plan to correct the record. The commission also discussed release and reduction of escrow for other Gates subdivisions: staff said as-built drawings had been received, triggering eligibility to recommend release of $5,000 for Unit 24A and reductions of $1,250 for Units 204B and 25 (reflecting the 25% maintenance calculation after as-built acceptance). Staff said they will prepare formal recommendations for the next meeting.

Procedural notes and next steps: For multiple items the commission instructed applicants to address engineering comments (including driveway geometry tied to fire/Police concerns, sidewalk widths and utility conflicts, and truck-dock routing) and to return with revised plans and recorded as-built documentation. Several presenters said they expect to appear at the commission's next scheduled meeting in two weeks.

Adjournment: The study session concluded with a motion to adjourn and a second recorded on the transcript; no final roll-call vote or formal outcome was recorded in the provided excerpt.

Ending: The commission did not take final action on any of the plats or site plans at the study session; most items were continued so applicants could respond to engineering and public-safety comments and to submit final documents for formal approval.