Commission approves Culver's site plan and sidewalk waiver for North Jefferson Way site

The Indianola Planning and Zoning Commission voted on June 14 to approve a site plan and a sidewalk-waiver request for a proposed Culver’s at 1901 North Jefferson Way.

Staff described the project as a 4,100-square-foot Culver’s on a 1.3-acre, triple-frontage parcel (Lot 5 of Scenic Point) with two drive‑through lanes, a proposed monument sign, and a trash enclosure. Staff said the site meets parking requirements (41 spaces provided vs. 38 required), exceeds the open‑space minimum (54% provided vs. 20% required), and includes a stormwater detention basin at the west end of the site. "Staff recommends approval of the site plan for Culver's in Indianola as well as the sidewalk waiver request," staff told the commission.

Addressing neighbors’ previous complaints about lighting, staff said the photometric plan shows “0.0 foot‑candles at all the property lines,” and that manufacturer BUG/uplight ratings show no upwards light. The applicant’s engineer said the final sidewalk alignment was adjusted to reduce ramps and railings where possible and to tie into the existing crosswalk across Jefferson Way to provide pedestrian connectivity.

Staff also described existing easements on the parcel, including a 10‑foot public utility easement (PUE), a 30‑foot ingress/egress easement, a 30‑foot landscape buffer easement and a 20‑foot internal PUE; staff noted the Board of Adjustment previously granted a reduced front‑yard setback that will allow the building to meet the reduced 29‑foot setback at one corner. Staff said a roughly 812‑square‑foot right‑of‑way vacation has been proposed so drive‑through lanes remain on private property and that the landscape buffer will be reexamined with council action.

Commissioners raised detailed questions about sidewalk routing around a monument sign, grade and ADA slopes, continuity of sidewalks to the north and the privately maintained frontage road, and whether the developer would consider frontage improvements. The applicant’s engineer explained the current design aligns with crosswalks at Jefferson Way and was sized to avoid excessive ramps and railings caused by steep grades.

The commission first voted to approve the sidewalk‑waiver request by roll call with all members present voting in favor. The commission then approved the site plan as submitted by roll call vote; staff said the plan will be scheduled for council action the following Monday.

The project applicant is listed in the materials as JPJ Acquisitions LLC, represented at the meeting by an engineer from Bishop Engineering; the engineer identified himself in the record. The city staff presentation noted the site will require utility extensions and relocated PUE definitions as the easement vacations proceed through the council process.

Next steps: the approved site plan and related easement‑vacation materials will go to the city council for final action. The commission’s approvals allow the applicant to advance final engineering and council review.