Planning commission approves Pickard Commerce Park final plat and two site plans for Lots 2 and 12

The Indianola Planning and Zoning Commission on June 10 approved a final plat for Pickard Commerce Park Plat 1 and separate site plans for Lot 2 (New Era Homes) and Lot 12, all located south of Highway 92 and east of South 15th/20th streets.

Staff presented the plat and site plans to the commission. Bill, a city staff member, said the subdivision contains just under 20 acres and was rezoned previously to C-2 and M-2. The final plat identifies 12 lots for commercial and industrial development; lots range from about 1.0 acre to 1.86 acres. The plat includes an outlot for a 1.77-acre stormwater detention area and two street lots (A and B) to be dedicated as public right of way. Bill said, "All lots meet or exceed the minimum requirements for those particular zoning districts." Staff recommended approval subject to remaining staff comments and review of legal documents.

Jason Ludden, representing Snyder and Associates and the applicant, described access and design details. He said access will be provided from Highway 92 and South Twentieth Street, with South Twentieth aligning across Highway 92 under an MOU with the Iowa Department of Transportation. Ludden said sidewalk construction will be required with each lot as developed and that utilities and easements are shown on the final plat. On traffic control, Ludden said, "As part of the DOT permit to the Iowa DOT on the highway, we did [a] traffic study...and there was none required with that traffic study for this development." He also described Outlot Y as an ingress/egress easement to be owned and maintained by a property association rather than dedicated as a public street.

Site-plan details presented for Lot 2 (New Era Homes) and Lot 12 were similar in materials and compliance. New Era Homes' plan for Lot 2 proposes a 60-by-190-foot sales/warehouse building (just under 13,000 square feet, about 23 feet high). The site plan shows access from South Twentieth Street through the ingress/egress easement, proposes 10 parking spaces where 9 are required (including one accessible), proposes 47.7% open space (20% required), and includes a landscaping plan. Bill said elevations show metal panels, stone veneer and windows and that the plan complies with building-design standards.

Lot 12's plan proposes an approximately 80-by-90-foot sales/warehouse building (about 6,000 square feet, about 25 feet high) on the subdivision's largest lot (about 1.86 acres). The plan provides nine parking spaces where six are required (including one accessible), proposes 86.21% open space, and includes a landscaping plan meeting ordinance requirements. Staff noted pedestrian sidewalk detail along Twentieth Street as a remaining comment to be addressed prior to final sign-off.

Commission discussion focused on access and future expansion. Commissioners asked whether Outlot Y would be public; staff and the applicant said it will be privately owned and maintained by an association and built to allow emergency vehicle access. Commissioners asked about future parceling or expansion on Lot 12; staff said any expansion would need to meet setbacks, landscaping and open-space rules and likely require additional site-plan review. The commission noted the city is pursuing a corridor study for Highway 92 that could address access points and traffic control more broadly.

Votes at a glance — the commission recorded approvals by roll call for the plat and both site plans. For the final plat (Pickard Commerce Park Plat 1) the recorded yes responses in the transcript were: Planning & Zoning Commissioner Marmon (yes); Commissioner David Ritchie (yes); Commissioner Dougherty (yes). For the New Era Homes site plan (Lot 2) the recorded yes votes were: Commissioner Piper (yes); Commissioner Nate (yes); Vice (yes); Decker (yes); Ritchie (yes); Marmon (yes) (6 yes). For the Lot 12 site plan the recorded yes votes were: Marmon (yes); Bridgette (yes); Piper (yes); Nate (yes); Decker (yes); Vice (yes) (6 yes).

All approvals were made "as submitted" with the standard condition that remaining staff comments and legal documents be addressed prior to final administrative sign-off. Staff noted required five-foot sidewalks with each lot's development, labeled easements on the final plat, and that stormwater will use the proposed detention basin at the south end of the subdivision.

Why it matters: the approvals lay the groundwork for a 12-lot commercial and industrial subdivision adjacent to Pickard Park and adjacent to Highway 92, with multiple small- to mid-sized buildings expected. The plats and site plans set utilities, access points, and stormwater controls that will govern future development on the site.

The commission's approvals do not finalize construction; the record notes remaining staff comments, submittal of final legal documents and separate civil/site-plan reviews for specific building permits. Staff and the applicant said site plans will be built to provide emergency access and meet the city's building-design and landscaping standards.