05/22/2024
Very exciting to have a veterinarian clinic so close to my home. I am thankful for our townâs Plan Commission. I do believe they have a great vision for our beautiful town and they do the best they can with the information they have. It might seem silly to male them have a sidewalk now, but as we continue to grow...those things will matter.
Chesterton Plan Commission schedules public hearing on veterinary clinic but signals concerns about proposed PUD ordinance
The Chesterton Advisory Plan Commission voted unanimously at its meeting Thursday night, May 16, to hold a public hearing in June on a proposed planned unit development ordinance for Dr. Christopher Brahosâ veterinary clinic at the northwest corner of Meridian Road and C.R. 1050N.
Planners did so, but not without first expressing serious concerns over two of the key proposals in that ordinance.
The clinic would be built at an angle on the 17.32-acre property, with an entrance on C.R. 1050N. âWhether (the location) is good or bad, there werenât many places to put the building because the wetland delineation is fairly substantial,â Brahosâ attorney, Greg Babcock, told the Plan Commission. âThatâs the best spot.â
Over the first three years, Brahos foresees himself being the clinicâs sole veterinarian, although as the practice begins to thrive he plans on adding two more to the practice. Hours of operation would be standard: 8 a.m. to 4 or 6 p.m., including office hours on Saturday or every other Saturday. The clinic would be provided with approximately five âlarge-dog runs,â 10 to 15 âsmall-dog cages,â and 10 to 15 cat cages, and would offer âvacation-style boardingâ for regular clients only.
Brahosâ timeline, assuming the permitting process is a smooth one: Groundbreaking in late July or early August, with substantial completionââweather depending,â he saidâin March 2025.
Other details:
*For stormwater management, Brahos is interested in building âa swale system, not necessary a detention pond,â Babcock said. âWeâll move water in the same direction it has been moving, toward the ditch, north by northwest.â
*A sanitary sewer line would be bored under Meridian Road and run to a manhole at Chesterton High School, on the east side of Meridian Road.
*Per the Town Code, tree removal would be as limited as possible. But, Babcock allowed, âWeâll be removing trees to build the building, about 4,000 square feet. Weâve got a parking lot that goes there too.â
The proposals which appeared to stick in the Plan Commissionâs craw are two:
*Brahos is seeking a minimum of a five-year grace period for installing an 1,160-foot sidewalk along the west side of Meridian Road, from C.R. 1050N to the end of his property line. That would leave a 160-foot gap between Brahosâ sidewalk and the one installed several years ago by the property owner at 1840 S. 11th Street: As it happens, a gap on property owned by the Norfolk Southern. âI donât know if thereâs ever going to be a sidewalk on those 160 feet,â Babcock said. âJust being honest with you. We would be willing to connect to (a future sidewalk there). If thatâs going in, weâre going in. Weâd get our Army Corp permit and put it in, standard concrete.â
*Brahos is also seeking, in a Phase IIâonce his practice has expandedâa second access drive off Meridian Road, right-in/right-out only. âThereâs an indication staff is considering that,â Babcock said. âWe would like to retain that ability to do that. Remember, in the ordinance that would be phased anyway. Itâs not going to start out right away, from a cost perspective. If we do do that, (staff) wants language for right-in/right-out and a decel lane when youâre going south on Meridian.â
DISCUSSION
The Plan Commission began its discussion by asking Town Engineer Mark OâDell for his comments.
OâDell had a two. First, he indicated that staff is actually opposed to a second access drive off Meridian Road. âIâm not sure if the staff is agreeing on the right-in/right-out,â he told the Plan Commission. âWe were pretty adamant that we donât want the entrance on 11th Street. Iâm not sure if there was a misunderstanding.â
Second, OâDell told Babcock that staff would want to see a specific provision in the PUD ordinance for stormwater detention. âYou talk about a swale,â he said. âWeâre not saying itâs not going to work but we need a reference that youâll still provide detention. So that way youâre not locking yourself into a swale, in case it might have to be something else.â
Planner Sharon Darnell opened the discussion and addressed both sticking issues: A temporary sidewalk waiver; and the second drive. âThe additional traffic along 11th Street is what department heads are fearful of,â she noted, then added thatâhad the wetland delineation been smaller or differentâit might have made sense for a right-in only entrance from Meridian Road and an exit-only onto C.R. 1050N. âBut through no fault of ours or yours, but discovered by your engineering, your placement is a burden. And that is an issue for me.â
As for the temporary sidewalk waiver, âFor me, thatâs a dealbreaker,â Darnell told Babcock. âYouâve got to complete the sidewalk. When the first sidewalk (fronting 1840 S. 11th St.) was insisted on, people said it would be ridiculous. âItâs just going nowhere.â And now here you are. There are things that are going to continue, and unless we lay the groundwork, it falls on the back of this town to replace these things that other people who came before us thought werenât essential.â
Planner Dane Lafata concurred with Darnell. âA lot of the issues you brought up were the same ones the homeowner (at 1840 S. 11th St.) brought up,â he said. âAnd youâll notice the sidewalk is there. The 160 feet is something weâll have to deal with.â
âWeâve already contacted (Norfolk Southern) and weâre working through that process,â OâDell added.
Planner Dan Marchetti also flagged the sidewalk waiver and second drive. âYouâve identified a five-year window for the sidewalk,â he said. âI think thatâs too long. And then the road cut onto Meridian maybe isnât the best idea.â
Planner Cassie Hammarâfamiliar as she is with the school traffic on South 11th Streetâspoke against the road cut as well. âThe morning traffic. The afternoon traffic. Youâve got new drivers. Youâve got angry parents trying to get their kids dropped off before they get to work. I mean, thatâs a mess over there.â
Planner Tom Kopko was equally blunt. âI think, along with everybody else, the sidewalkâs a non-starter if you donât do that. I think weâve been working very hard to get sidewalks in. I donât want to set a precedent. And I donât see any need now for a road cut on Meridian. You can always come back and ask for it, but thatâs not something Iâm interested in now.â
THE VOTE
Those concerns notwithstanding, the Plan Commission did vote unanimously to hold a public hearing at 6:30 p.m Thursday, June 21.
Below: A proposed site plan for the veterinary clinic which Dr. Christopher Brahos is seeking to build at the northwest corner of Meridian Road and C.R. 1050N