APC approves Parshvanath 3-lot subdivision and a Yokel Road sidewalk waiver over connectivity concerns

The Area Plan Commission on July 11 approved the Parshvanath primary plat (MAJ-2024-001), a proposed three-lot commercial subdivision at the northeast corner of Yokel Road and U.S. 41, and separately approved a sidewalk waiver for the Yokel Road frontage by a 10-1 vote.

Planning staff described the plat as a reconfiguration into three commercial lots in an area of mixed uses. Staff noted the site lies partially within FEMA flood zone A but cited a FEMA determination letter dated May 19, 2022 that removed one north building from the flood zone. The Board of Public Works had waived a drainage-plan requirement on the condition that any development on Lot 3 proceed through site review. Evansville Water and Sewer Utility comments required showing all water and sanitary connections and identified that the main needs a terminating manhole.

Brett Summerstein of Morley, representing the owner, described the existing on-site features — the former Denny's, a Motel 6, and a vacant area behind the hotel — and said Lots 1 and 2 would likely be sold for similar commercial uses while the hotel would remain. Summerstein said the owner had not firmed plans for Lot 3 and that future development would be considered later.

Commission discussion focused on a sidewalk-waiver request for the Yokel Road frontage. Commissioners asked whether the waiver applied only to Yokel (staff: yes), whether nearby bus stops or connections existed (answers varied; staff and commissioners noted that Lynch Road has bus stops but Yokel Road lacks sidewalks), and whether approving a waiver now could complicate future connectivity if Lot 3 were redeveloped. Commissioner comments included concerns about "sidewalks to nowhere" and the importance of planning connectivity as the area develops. One commissioner noted prior conditions discussed at the Board of Public Works regarding the broader nearby development.

The commission approved the primary plat with standard conditions: complete the sidewalk-waiver statement prior to recording (or install sidewalks if the waiver is denied), meet Evansville Water & Sewer Utility requirements (show service connections, provide terminating manhole), provide the standard letter of credit statement if improvements are incomplete, and satisfy other staff-listed conditions. The roll call on the plat was 11 yes, 0 no. The sidewalk-waiver motion passed 10 yes, 1 no. Staff and the owner noted that any change in use (for example, residential conversion) would require rezoning or site review and could prompt additional requirements.

The commission closed its business and adjourned; the APC will meet next on August 1 in Room 301 of the Civic Center Complex.