Frankfort City Plan Commission met Wednesday evening in a standing room only City Council Chamber Room.
VS Engineering’s Clem Kuns and attorney Phil Triplet petitioned the seven member board to pass two variances which would allow the project to meet Readi Grant deadlines and remain eligible to receive a 1.5 Million Dollar grant to develop 134 lots south of Wilshire Court Apartments, and Wilshire Drive connecting to South Maish Road. Proponents of this major project were asking for two variances so it could continue progress on the large subdivision.
Don Stock, Director of Planning and Housing Initiatives outlined the proposed action for the board to consider.
The two variances in question related to the proposed width of streets in the proposal and the longer than standard row of lots/houses proposed in one block of the proposal. UDO (Unified Development Ordinance) standards specified 36 foot wide streets while plans called for only 30 foot wide streets. The plans also specified a row of lots/houses totaling 18 lots in a row without break, which was more than the 12 lots/houses specified in the UDO before a street break.
Both variances passed unanimously EXCEPT for an abstention from Greg Patchett. Patchett abstained on his own. Patchett likely abstained because he perceived a possible bias in his vote, since he lives in the area and may have had an individual preference on whether or not the project should proceed.
Before the vote, Commissioner Uitts and Frankfort Mayor Judy Sheets both expressed empathy toward the commissioners and recognized the difficulty of the vote, especially under exigent circumstances and encouraged them to vote what they thought was best for the City.
The proceedings had several pros and cons discussed during the meeting. Those not wanting the variances to pass included the following points:
- 6 foot reduction in street width from 36 to 30 feet may inhibit fire trucks and emergency response vehicles from maneuvering during a response. 36 foot wide streets are specified on the UDO plan.
- Seasonal wet areas in the development area hosts wildlife, including endangered bats.
- Seasonal wet areas and drainage challenges for several months of the year may pose chronic drainage problems in the development.
- Some residents indicated forestation and aesthetics of the current conditions were enjoyed by several area residents.
Those desiring the variance and increased housing in Frankfort included the following points:
- Housing availability in Clinton County is extremely stressed. Some rental units now receive over 40 applicants for one spot.
- 134 new lots/houses as they are filled, may open other lower priced units as new owners moved out of occupied housing, creating opportunities for many more families.
- Future growth in the area, such as the LEAP initiative, will only add to the existing stress of housing needs in the area.
- Not passing the two variances would absolutely put 1.5 Million Dollars at risk for a matching 1 to 3 Readi Grant which makes the ROI development feasible.
As the plan continues to move forward, there may likely be a stop light placed on South Hoke and Wilshire.
The plan includes three ponds or “green space” areas. The three ponds will be used for water retention and set aside acreage for the three ponds are 3.75 acres, 4.5 acres and 7.76 acres.
The action taken is now subject to approval of the Clinton County drainage board and Frankfort Board of Works erosion plan.
In other business, Liz Stitzel informed the board that the March 26th Frankfort Annexation of the Banderas Point project will require co-ordination of the county and city governing bodies to hand off the regulating authority and keep the 76 Million Dollar project at I-65 and 28 moving forward. County and City will likely co-ordinate this hand off by scheduling special meetings around April 8 to insure continued progress on the project. No votes were required for this advisory presentation.
