J & B FOOD MART at the corner of Lexington and South Locust streets is currently zoned B-2 (central business), but its owner, Goldie Singh, wants to rezone the property to B-4 (highway business) so he can build a larger convenience store. (Photo by Bob Vlach)
By Bob Vlach
Woodford Sun Staff
A zone change request allowing J & B Food Mart to build a new convenience store/gas station at the corner of Lexington and South Locust streets in downtown Versailles is moving forward following a public hearing on Oct. 8.
By a unanimous vote, the Versailles-Midway-Woodford County Planning Commission recommended approval of the request to rezone 1.2 acres from B-2 (central business) to B-4 (highway business). Versailles City Council will make the final decision on the zone change request.
J & B’s owner, Goldie Singh, plans to build a new convenience store/gas station on his properties. Several of his customers and others spoke in favor of his plans to replace the current convenience store/gas station with a larger store and three more gas pumps.
Michael Griebe, owner of the neighboring computer store, said his business is relocating and others on Locust Street that are “in really, really rough shape” are being demolished to make way for this redevelopment.
“That corner has been an eyesore in this city for 30 years, so if he’s willing to step up and put the bucks up, I think we should help him out,” Trey Schott, who identified himself as a downtown business owner for 35 years, told commissioners.
Small-town businesses like J & B Food Mart are “not simply a place where people go to fill up gas and pull out,” attorney Scott Schuette, who represented Singh, said. “If you’ve been in Goldie’s store, if you’ve had the opportunity to eat there, there are always people in there … sitting around having conversations. These are the types of places that make Versailles feel like Versailles.
“…These places are unique. These are places that need to be protected. This (redevelopment) allows that to occur, while also allowing for the downtown area to be revitalized and cleaned up in a way that will help this community.”
The zone change is necessary to redevelop the property as a convenience store/gas station because those uses are not allowed in the B-2 district.
To address concerns about what is allowed in a B-4 district, Singh agreed to limit uses on his property to a convenience store, professional offices or residential. Additional self-imposed conditions include one monument sign only, and limiting the building footprint to 10,000 square feet and vehicular access points to one on Lexington Street and one on Locust Street.
A convenience store/gas station has operated at the location as a nonconforming use for more than 30 years (prior to the adoption of the zoning ordinance), so Schuette argued a B-4 zone “is more appropriate for this property…”
While most supported the zone change request, David Kratt raised concerns about changing the character of downtown. Describing himself as an occasional customer of Goldey’s store, he said, “I want the redevelopment to be a great fit for downtown…”
Julie Broderson shared his desire to redevelop this space “in a way that will fit into the environment of downtown and the character we have…”
John Wilhoit was more strongly against the request. A convenience store, he said, is not appropriate for downtown.
To address one of Kratt’s specific concerns, Goldey’s attorney agreed to add a condition that vape shops will not be allowed on the property.
Planning Commission Chair Whitney Stepp pointed out that the City of Versailles has indicated it will require a traffic study, and Schuette said preliminary work has been undertaken to complete a traffic study. He also stressed nothing proposed would increase traffic, and having improved access points into the convenience store/gas station site “will drastically help with the traffic.”
Before voting in favor of the zone change, Commissioner Karen Isberg said the Comprehensive Plan did not contemplate having a B-4 zone in that area, and it is not appropriate for downtown. However, she acknowledged that placing conditions on what can operate at that location is a way to address those concerns.
It was also pointed out that the Board of Architectural Review will have input on what building materials are used to construct the new convenience store to ensure it’s appropriate for downtown Versailles.
288 apartment units
The Planning Commission unanimously approved a site plan for 62.828 acres at 2101 Lexington Road, specifically 288 apartment units, a leasing office, pool area and 576 parking spaces on 16.7 acres.
The property at 2101 Lexington Road, which is located across from Frontier Nursing University, is zoned R-4 (high-density residential) and B-4 (highway business). The retail portion of the development, which is shown closest to Lexington Road on the site plan, is not a part of this phase of development.
A court order decreased the density on the property from 16 to 8.6 units per acre, Hunter told the commission. Several sub-developers are listed on the site development plan, with Chris Thompson (Alter Development and Realty in Louisville) listed as the master developer and Trey Schott listed as the owner.
The state Transportation Department has told the developer that instead of adding a traffic signal on Lexington Road, an R-cut will need to be constructed at the developer’s expense, Planning Director Steve Hunter said.
According to the U.S. Department of Transportation, an R-cut is a traffic engineering design aimed at reducing crashes and improving traffic flow at intersections. It modifies how vehicles from minor roads cross or turn left onto a major road. Instead of making a direct left turn or crossing the main road, drivers first turn right onto the major road, then proceed to a designated U-turn location downstream, and finally turn right again to reach their intended destination.
An engineer representing the developer said construction of apartments will begin as roadway improvements are being put into place.
Also, Hunter said construction plans will be reviewed by members of the Technical Review Committee, including an engineer and public works employees with the City of Versailles, and public utility companies.
Shopping center out-lots
The commission unanimously approved a subdivision plat that creates four commercial out-lots on 4.79 acres in a new shopping center on Lexington Road where a Lowe’s home improvement store and Publix grocery store are locating.
The plat shows the creation of out-lots at 108, 122, 130 and 138 Edgewood Road in The Shops at Woodford Farm, which will be located east of Kroger. The lots front Lexington Road, but vehicles will use two new roadways to access Lexington Road (U.S. 60 East), according to the plat (29:11 Versailles, LLC).
McCracken Pike lot
The commission unanimously approved a plat for 333.814 acres on Steele Road and McCracken Pike (Hockensmith property) that creates a 7-acre lot at 3321 McCracken Pike. The remaining farm at 4200 Steele Road will be about 327 acres after the subdivision.
A settlement in Woodford Circuit Court allows the creation of a lot that is less than 30 acres in the A-1 (agricultural) zoning district, Hunter explained to the commission.
Pay increase for commissioners
The commission unanimously approved a pay increase for commissioners and members of the boards of adjustments and architectural review and the Agricultural Advisory Review Board. All board members will now receive $100 per meeting, with commissioners now getting $200 (up from $150) and the chair now receiving $300 (also up from $150). The rate for the chair is higher because of the added responsibilities of that role on the commission, it was noted. The total cost is now $1,900 a month for commissioners.
It has been about 20 years since the commissioner pay rate has changed, Stepp pointed out, noting the heavy workload of updating the Comprehensive Plan along with the meetings and trainings. The pay adjustments are comparable to other planning commissions in the area, she said.
The commission approved the hiring of Dawna Alford as a part-time administrative assistant. She will work 15 hours a week at $20 per hour with no benefits. She started working this week.
The increased expenditures for the part-time position and pay increases for commissioners and board members were possible because of additional revenue of about $80,000 for building permits and other fees, according to an amended budget for this fiscal year.
The amended budget, which was unanimously approved by the commission, also included cost-of-living salary increases for staff. Overall, the cost of salary and wages increased to $236,903 in the amended budget, which is an increase from what was originally budgeted: $230,873.