St. John Plan Commission approves TIF amendment, recommends MS4 update and clears several plats; Family Express approval contingent on NDOT permit

The Town of Saint John Plan Commission on Jan. 15 approved a resolution amending the town's Economic Development Area 1, recommended an update to the subdivision ordinance to meet MS4 stormwater requirements, and approved several subdivision plats and a site plan, including for Family Express, with conditions attached.

The actions affect tax-increment financing boundaries, town compliance with federal MS4/NDPES stormwater rules, and multiple commercial developments along U.S. 41. Most votes were voice votes; the MS4 recommendation was recorded 5-0.

The commission approved "Resolution 2025-01-15 PC," described by staff as amendments to the declaratory resolution and economic development plan for Saint John Economic Development Area 1 (the town's first TIF district). Staff said the updates add some properties and remove others that were "negatively impacting" the district and called the changes routine housekeeping to preserve the TIF's benefit to the town.

On stormwater, Ashley Abernathy, a plan commission member, summarized the proposal as an update to the Saint John Subdivision Control Ordinance, Article 6, implementing stormwater drainage guidelines required by the town's NDPES permit under the U.S. Environmental Protection Agency and the MS4 program. After no public comment, the commission voted to forward a favorable recommendation to the Town Council; the vote was recorded as 5-0.

The commission held and closed public hearings for the Shops at the Gates subdivision (Primary Plat, two lots, ~17.5 acres adjacent to Suncrest Christian Church) and granted primary plat approval after staff and the town engineer reported only minor, non-substantial engineering comments.

The commission also considered Family Express (Final Plat and Site Plan) for a proposed 2.3-acre convenience store and single-bay car wash at the southwest corner of U.S. 41 and 109th Avenue. Applicant representatives described recent design changes: additional landscaping to screen the nearest Huron Street residence, a private water-main casing to facilitate future upsizing, upsized on-site sewer components, and a stormwater restrictor structure to meet discharge requirements. The applicant said an INDOT (Indiana Department of Transportation) commercial driveway permit remains pending and that delineators will be installed in the U.S. 41 median to make the driveway right-in/right-out per INDOT direction.

Commissioners expressed specific concern about the car wash water system and recycling. One commissioner asked the applicant for details on the car-wash recycling system so the town could respond to public questions; the applicant said that information would be provided after the meeting. The commission approved the final plat and the site plan; the final plat approval was made contingent on payment of remaining development fees and on the INDOT permit/response described in the town engineer's letter. The site plan approval was granted by voice vote; the transcript records some dissent during the vote but does not provide a clear roll-call tally for that motion.

Separately, the commission approved conversion of a performance bond to a two-year maintenance bond for the Streamside subdivision after staff confirmed required inspections and a three-year guarantee letter. The transcript records a bond amount but the numeric text in the record is unclear; staff confirmed the documents are "in order." The commission approved the conversion by motion.

Other formal business included nomination and election of officers for 2025 (Justin Nestor, president; Colin Emshway, vice president; Russ Vogel, secretary) and a commission nomination to the Town of Saint John Board of Zoning Appeals (Rudy Bambick). Minutes for Dec. 18, 2024 (public meeting) and Jan. 8, 2025 (study session) were approved by voice vote.

Votes at a glance - Resolution 2025-01-15 PC (amendments to Saint John Economic Development Area 1 / TIF): Motion to approve carried by voice vote (tally not specified). Authorities: resolution name as stated in the agenda. Provenance: transcript references at the start of Item 4.c and the subsequent motion.

- MS4/stormwater ordinance update (2024-31; Subdivision Control Ordinance Article 6): Commission moved a favorable recommendation to Town Council; vote recorded 5-0. Staff cited the town's NDPES permit and EPA MS4 requirements.

- Shops at the Gates (Primary Plat, 2-lot subdivision; approx. 17.5 acres near US 231 / Park Place): Primary plat approved; motion referenced the findings of fact. Vote by voice (tally not specified).

- Family Express (2024-27; Final Plat — 1 lot/2.3 acres — and Site Plan for a convenience store with single-bay car wash at US 41 and 109th Ave): Final plat approved contingent on payment of remaining development fees and provision of required performance/financial items and contingent on applicant providing INDOT permit/response for driveway and stormwater as outlined in the town engineer's letter dated Jan. 15, 2025. Site plan approved by voice vote; transcript records some dissent but no clear roll-call tally.

- Streamside subdivision (conversion of performance bond to a two-year maintenance bond): Motion to convert approved; maintenance-bond period specified as two years from acceptance of improvements. Transcript includes a numeric bond amount but the recorded number is unclear in the transcript; staff confirmed the submittal is in order.

- Nominations/elections and minutes: Justin Nestor elected commission president; Colin Emshway elected vice president; Russ Vogel elected secretary. Rudy Bambick nominated as the Plan Commission's representative to the Board of Zoning Appeals. Minutes for Dec. 18, 2024 and Jan. 8, 2025 approved. All were approved by voice vote (tallies not specified in the transcript).

Why it matters: The TIF amendment changes which properties can capture increment for redevelopment projects, the MS4 update ensures the town's subdivision rules meet federal/state stormwater permit obligations, and the land-use approvals allow new commercial development on U.S. 41 that will be subject to INDOT access controls and town conditions. Several approvals include follow-up items for the applicant, and commissioners requested additional technical information (notably the Family Express car-wash recycling system) before construction begins.

Next steps: The MS4 ordinance update will go to the Town Council for final action. Family Express must provide the INDOT driveway permit and satisfy outstanding development fees and related conditions before construction; the applicant said it will supply the car-wash recycling information after the meeting. Other approvals will proceed per standard permitting and engineering follow-up.