A regular meeting/public hearing of the Planning Commission of Alexandria Township was held on the 24th day of March, 2014 at the Alexandria Township Conference Room, 610 Fillmore Street.
Roll Call: Commission members present were Julie Haar, Mary Hacker, Larry Steidl, Linda Dokken-McFann and Bill Dropik, Jr. Also present were Bonnie Fulghum, Deputy Clerk, and Ben Oleson, Township Zoning Administrator. As said members formed a quorum and the meeting was called to order by Chairman Steidl at 6:00 p.m.
Agenda: Haar, seconded by Dokken-McFann, made a motion to approve the agenda with the addition of Sjoman property (off Maple Drive) under Old Business. Motion carried unanimously.
Minutes: Dropik, seconded by Dokken-McFann, made a motion to approve the minutes of the 02/24/2014 regular meeting as written. Motion carried. Hacker abstained.
Haar, seconded by Dokken-McFann, made a motion to approve the site visit minutes from 03/14/2014 as written. Motion carried unanimously.
Chairman Steidl recessed the regular meeting and opened the public hearing.
Public Hearing: Interim use application submitted by Doug and Shirley Jacobson to allow a nursery/garden store and related signage in the rural residential zoning district. The applicants are proposing to use an existing building and greenhouse for a nursery/garden store. Their intent is two-fold: 1) to make the facility available to residents of the AOC (Alexandria Opportunities Center) for the development of skills and recreation; and 2) provide retail sales of garden products/flowers.
Dan Paulson, 4768 Country Shores SW, Alexandria, served as the applicants’ representative. He stated their intent for the site would include fund-raising endeavors for the AOC, create learning opportunities for AOC residents and other organizations (such as LifeRight), host field trips for families, and conduct a retail business to offset costs. The applicant has 400 potted plants being created for sale, whose proceeds would solely benefit the AOC. These plants would sell for around $30/pot. The objective is to make this a self-supporting venture. Mr. Paulson acknowledged the Jacobsons have had over 30 years experience owning a similar enterprise in Alaska.
Zoning Administrator Oleson stated the business would be considered a permitted use under the ordinance as an IUP in a rural residential district. He provided a brief summary of the proposed conditions of approval. He noted that condition No. 7, which reads “truck deliveries…up to 10 times/year” could be changed as the applicants actually envision deliveries of up to 5 – 6 times/year. The applicants foresee more customer traffic than truck traffic.
Chairman Steidl asked about the anticipated traffic flow. Mr. Paulson estimates 12 – 13 vehicles at any one time to be on-premise.
Chairman Steidl opened the hearing for public comment.
Deputy Clerk Fulghum read a letter from Gary and Virginia Aakre, 6106 Alyssa Lane, Alexandria, which outlined their concerns about the proposed project.
Chairman Steidl recognized Virginia Aakre. She stated their concern about the amount of traffic that would be generated and dust control. They were not so much opposed to special groups being onsite, such as the AOC. Their primary opposition was in relation to the retail store and the subsequent general public traffic. She asked if the store could be located in more of a commercial area. Another concern was limiting the days and hours of operation in order to preserve as much privacy as possible.
Chairman Steidl closed the public comment portion of the hearing.
Chairman Steidl stated a concern expressed in the Aakres’ letter was in relation to the impact on property values if a retail business were to exist in that location. Commissioner Haar declined comment stating she did not have sufficient knowledge in this area. Oleson agreed, stating the Aakres should consider consulting the assessor’s office and/or a realty firm. Mr. Paulson reiterated that rather than detract from the neighborhood, the applicants hope to beautify the area by providing a park-like setting with trees, flowers, etc.
Oleson mentioned a way to alleviate traffic issues would be to have an approach coming off Berglund Mile as opposed to Alyssa Lane. He also mentioned providing tree buffers or some other sort of screening to help maintain the residential setting.
Commissioner Haar asked if the plants could be grown onsite and then moved to another location for sale, thus providing the learning opportunities for the AOC residents and other small groups, yet moving the retail aspect offsite. Mr. Paulson stated there were difficulties in moving the plants, such as retaining the quality and keeping the plants intact.
Mr. Paulson provided a site plan of projected uses for the property depicting flower beds, an apple orchard, a rose bed, vegetable garden, arbor, existing garage/greenhouse, tree buffer, etc. He indicated an area in the northeast corner where they would like to place three additional 120’ greenhouses. They could provide an approach off Berglund Mile along with parking spaces. He stated they would still want to retain the driveway off Alyssa Lane for private use only.
Commissioner Hacker stated there appears to be two distinct purposes for the property and they seem to be conflicting: 1) a beautiful setting to be used for groups, such as the AOC, and 2) setting up a commercial business. Mr. Paulson said they did not view these as conflicting, but rather that one purpose supports the other. Commissioner Hacker reiterated that the beauty of the plants and landscape is at odds with the traffic that would be generated by the retail store. Chairman Steidl agreed that the property would transform from beautification to a retail setting consisting of buildings and a parking lot. Commissioner Hacker asked if there was a possibility of selling the goods at the farmer’s market instead of onsite.
Commissioner Dokken-McFann stated her concern was the long-term aspect; i.e. starting out small and then the business growing exponentially. She felt the Berglund Mile approach would alleviate some of the traffic issues. She asked if they had considered other resources in the community as an option to the retail store. She also inquired as to the septic system requirements. Mr. Paulson said they are aware a holding tank would be necessitated.
When asked about the oulay of expense for the additional greenhouses, Mr. Paulson stated that if the IUP were granted and, at the end of the specified timeframe the town did not choose to renew the permit, the applicants could disassemble the greenhouses to either move or sell them.
Commissioner Dokken-McFann asked about the anticipated hours and days of operation. Mr. Paulson replied they do not yet have a plan for small groups and/or organizations. For the retail store, however, they would hope for four or five days/week; for example, Wednesday through either Saturday or Sunday.
Mr. Paulson stated the possibility exists to partner with another landowner across 39th Avenue in Carlos Township to potentially sell product. The applicants are in the beginning stages of exploring this avenue of opportunity.
In directing a question to Mrs. Aakre, Commissioner Dropik asked if an approach were made off Berglund Mile, would that be more acceptable as opposed to utilizing Alyssa Lane.
Commissioner Dokken-McFann asked if the Aakres would prefer to see a buffer on the property.
Chairman Steidl asked if the applicants were considering one large greenhouse or a number of smaller ones. Mr. Paulson said the applicants would consider two or three smaller units, 120’ each.
Commissioner Haar asked if the proceeds from the sale of products is solely for the benefit of the AOC or is it to help defray costs for the applicants. Mr. Paulson stated the proceeds would benefit both. The applicants would like to recoup enough monies for personnel and maintenance costs. He said that in the case of the flower baskets, for example, when they are sold those dollars are earmarked solely for the AOC.
Chairman Steidl inquired as to how many buildings the applicants are proposing to erect initially, and Mr. Paulson indicated one or two.
Commissioner Dropik asked if the driveway off Alyssa Lane were removed entirely, would it be possible to make a driveway off Berglund Mile in the north corner and extend the driveway to the rear of the garage, in essence an “L-shaped drive”. Mr. Paulson countered that a lot of land would be squandered, necessitating removal of some trees from the orchard, etc. They already have plans to plant an additional thirty cherry trees in that orchard area. Commissioner Dropik was concerned that at the time of the site visit, the additional greenhouses were not part of the plan. He suggested sending out new notices to the adjoining landowners since the original plan had been altered. Commissioners Haar and Hacker concurred.
Commissioner Dokken-McFann stated she would like to see some sort of compromise: understanding the concept put forth by the applicants, but somehow finding a semblance of balance so the neighborhood is not adversely affected. For example, she felt a driveway off Berglund Mile, as opposed to utilizing the Alyssa Lane driveway, was a compromise. She would like to see a more concrete plan identifying what is being proposed. She also wanted to ensure the owners themselves were “on board” with the changes being proposed as well.
With regard to the dates/times of operation, Mr. Paulson indicated their operation for sales would constitute a 6 – 8 week timeframe, approximately April – July, dependent upon weather. He proposed four days/week from 8 a.m. – 5 p.m. with Saturday possibly 8 a.m. -1 p.m. Commissioner Haar suggested hours of operation and days of the week as Tuesday/Wednesday/Thursday from 8 a.m. – 3 p.m. and Saturday 8 a.m. – 1 p.m. Commissioner Dokken-McFann suggested consecutive days of the week. Commissioner Hacker suggested 2 or 3 days/week 8 a.m. – 5 p.m. with one Saturday/month, perhaps half a day on Saturday. Mr. Paulson stated if it was half a day on Saturday, he would propose it be consistent for a six-week or seven-week timeframe and then curtailing Saturdays after that.
Hacker, seconded by Dropik, made a motion to table the interim use permit application submitted by the Jacobsons to allow the applicants to submit more information, specifically a revised site plan to include the following: a) placement of the proposed driveway off Berglund Mile, b) placement of additional greenhouses to include dimensions and number proposed, c) hours of operation and proposed days of the week, and d) re-notification to the neighbors along with the revised site plan. Roll: Dropik, Hacker, Dokken-McFann, Haar and Steidl – yes. Opposed: none. Motion carried unanimously.
Zoning Administrator’s Report: Oleson to draft language on accessory buildings for the next meeting.
New Business: none
Old Business: Deputy Clerk Fulghum reported we had received an inquiry as to the permitting of a business being run on the Sjoman property located off Maple Drive. Oleson stipulated the landowner has been issued a building permit only. Oleson to make another site visit and monitor the situation.
Training and discussion on the comprehensive plan was tabled until the next meeting.
The commission recognized Commissioner Haar’s years of service and dedication.
Adjournment: Being no further business Haar, seconded by Hacker, made a motion to adjourn the meeting. Meeting adjourned at 8:38 p.m.
Respectfully submitted…
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Bonnie Fulghum, Deputy Clerk
Approved this ____ day of ___________, 2014
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Larry Steidl, Chairman