The Pilot News - Station to be located near Jackson Heights

However, several questions led to the inclusion of stipulations before the request was approved.
The Stockbergers intend to sell two acres to Family Express if the project site approval is also accepted by the Plan Commission in July.
Although the agenda did not list the addition of a car wash as part of the project, that aspect caused the most discussion when it was mentioned.
The vote to send the request to the Plan Commission with a favorable approval included the requirement to meet the lighting and drainage standards in the newly approval city zoning ordinance and the restriction of the hours of operation of the car wash from 11 p.m. to 5 a.m.
The first motion by Jim Sherwood would have restricted the hours that the car wash would need to close from 10 p.m. to 6 a.m.; however, he was persuaded to modify his motion.
The store and fuel portions can operate on a 24-hours basis, but a Family Express official said it hasn’t been determined yet what hours the store would be open. .
Speaking for the Stockberg-ers was Attorney Ron Gifford.
Gifford said, “A convenience store all by itself would be allowed.”
Gifford said they were coming before the BZA because of fuel pumps.
Answering questions and providing information on the project was R. Scott Jones. Jones is the Facilities and Construction Manager for Family Express.
Jones said the proposed look of the business would be almost identical to the Family Express located at the corner of Jefferson Street and Oak Road in Plymouth. He said the layout of the fuel pumps would be a little different.
Jones said the building would have a “colonial” appearance that is identical to all of the 50 stores that Family Express now owns.
Jones responded to questions concerning the drainage by saying that Strang and Associates of Plymouth are working on a plan.
Both Gifford and Jones assured the board that there would be two entrances to the store.
BZA Chair Mark Gidley and Secretary Julie Morgan both shared their concerns about the effect that the store could have on the neighborhood. Morgan said she was concerned about how close the property is to the cemetery.
Gidley said, “I know there is a consensus here in town that that side of town needs a convenience store.” Gidley said, “We want the convenience store to blend in.”
Speaking in favor of the project was Mike Delp who lives close to the proposed site. Delp said, “I would welcome it.”
At one point, Plymouth Plan Director Troy Kiefer suggested that the BZA might want to table the matter so that the differences between the old zoning and the new zoning ordinances could be reviewed. However, none of the four board members responded to the suggestion.
Kiefer said the request, in his opinion, falls under the old ordinances since it was filed before the new ordinance was approved, but did inform the board that they could include stipulations in their approval.
In other BZA business:
• Grant and Sheila Ellabarger were able to get a variance to reduce the setback on the east side of their property at 1116 Sycamore Street from ten feet to three feet.
They want to build a 24’ X 24’ garage. Board members asked several times during the appeal process if they would consider reducing the size of the garage. The appeared with Kevin Lacefield who will be building the garage.
In the end, the Ellabarger’s refused to alter their request. The final vote of approval was 3-1 with Don Eckert, Jr. casting the lone no vote.
• Although a request for a variance of development standard to reduce the lot width from the development standard of 120 feet to 100 feet in a proposed subdivision to be known as Pineview Estates at 6870 S.R. 17 was turned down a year ago, the BZA Board approved the request on a 3-1 vote. Board member Jim Sherwood said he was voted in disapproval because the standards have been set in ordinances.
The request, filed by Del and Linda Wenzel, will still have to go the Plymouth Plan Commission and then to the Marshall County Plan Commission.
The Plymouth BZA determined that there would be hardship on the Wenzel’s if the variance was not allowed.
Del Wenzel told the board that a retention area that he had planned in a location under NIPSCO lines would have to be relocated He said NIPSCO refused to allow the drainage in the easement under their lines. He said that would be a hardship on him.
He said he received quote for acceleration and deceleration lanes that would be necessary of $42,000. He cited that as a hardship as well.
Wenzel said he intends to construct stick-built homes of 1,200 to 1,400 square feet with two bedrooms. He said, “There is a big demand for two-bedroom single family homes. He said he could build them with a den, but they would still be two-bedroom homes. He said the homes with basements he intends to build will sell for $145,000 to$165,000.
The final vote will allow the variance on the front 10 lots only.
Wenzel will have to have a soil percolation test done on each lot to determine if a home can be built or not. He will also have to install two septic fields in the subdivision.
Del and Linda Wenzel were the developers of both South Point and Quail Ridge Subdivisions. He pointed to the success of both of those projects as proof that he builds quality homes. Both of those subdivisions have 100-foot lots, according to Wenzel.
Neighbor and realtor John Bradley questioned the demand for two-bedroom homes. He said, “I don’t want to see two bedroom homes in the area.” He and his wife Deana also questioned the effect on Dixon Lake if the homes were built. Bradley said, “Why do we have these laws if we are not going to enforce them?” He also questioned the “den” idea saying that makes them three-bedroom.
Wenzel said the type of people who would buy these homes would be retired or semi-retired and would not have children. The board did not respond to that theory.
Doug Feece, who is the president of the Plan Commission, spoke only on behalf of himself saying, “My logic still tells me water goes downhill.” He was also referring to how excess drainage could affect the lake.
Gidley said the project is not wasteful of land. He also said they need to encourage people to build closer to town.