ALEXANDRIA TOWNSHIP
Alexandria, Minnesota 56308
Minutes of the meeting of March 30, 2020
A regular meeting/public hearing of the Planning Commission of Alexandria Township was held on the 30th day of March, 2020 via teleconference.
Roll Call: Commission members present were Shad Steinbrecher, Larry Steidl, Linda Dokken-McFann and Julie Haar. 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: Steinbrecher, seconded by Dokken-McFann, made a motion to approve the agenda as written. Motion carried unanimously.
Minutes: Steinbrecher, seconded by Dokken-McFann, made a motion to approve the minutes of the 02/24/2020 meeting as written. Motion carried unanimously.
Chairman Steidl recessed the meeting to open the public hearing on the rezoning application submitted by Titus II, Inc. located at 7005 County Road 82 SE.
Public Hearing: Mary Yaw, Executive Director for Titus II, stated they are requesting a rezoning change from residential to commercial.
Zoning Administrator Oleson reported the current zoning for the Titus II property is for Rural Conservation Residential (RCR). The intent of the change is to allow for the construction of a secondary dwelling space within the existing home to provide separate living quarters from the rest of the group home (essentially a duplex). The township’s zoning ordinance does not allow for two-unit multi-family dwellings in the RCR district but would allow it as a conditional use in the Commercial-Rural (C-R) district. He cautioned that if the zoning change were approved, it would allow for a variety of other uses as permitted uses in the future.
Commissioner Haar asked if a conditional use permit would be needed. Oleson responded yes, if the rezoning request were granted. Oleson said that the Titus II property abuts property currently zoned C-R.
Oleson contacted the county highway department and said they have no comment.
Haar asked what the property to the north was zoned as and approximately how many acres it comprises. Oleson responded it is zoned residential and is around 22 acres. Commissioner Steinbrecher commented that the farm land is rented out.
Oleson reported that the township received no written or telephone comments with regard to this application. He mentioned in his conversation with Scott Green, Assistant County Surveyor, his only comment was that any change to the approach would need to be addressed by the highway department. Ms. Yaw stated they do not anticipate making any changes to the driveway.
Chairman Steidl opened the hearing to the public for comment. Hearing none, he closed the public hearing and resumed the meeting.
Commissioner Dokken-McFann asked that should the rezoning request be approved and the applicant submits a conditional use request, would the existing septic system be sufficient for the second dwelling space. Ms. Yaw stated they have already researched the issue and were informed they would need to add another tank.
Haar, seconded by Dokken-McFann, made a motion to recommend approval of the rezoning request for the Titus II property from Rural Conservation Residential (RCR) to Commercial – Rural (C-R). Roll: Haar – yes, Steinbrecher – yes, Dokken-McFann – yes, Steidl – yes. Opposed: none. Motion carried unanimously.
Chairman Steidl recessed the meeting to open the public hearing on the conditional use application submitted by Jessica Heaton and Gwen Bradley for a used car sales business.
The applicants stated they are seeking to open a used car sales lot to be accessed off of County Road 120. The property address is 3966 39th Ave. NE.
Oleson reported that the applicants are proposing to use the vacant lot at the SW corner of State Highway 29 and County Road 120 for a used car sales business. They are proposing to construct a 25’ x 25’ office building with an attached 32’ x 50’ shop. They would initially display 15 – 20 cars for sale, eventually increasing that number to 35. The applicants would be performing detailing and minor repairs to the vehicles for sale onsite. He said the business would be listed under the zoning ordinance category of Retail Sales with Outdoor Storage.
Oleson contacted the county and they had no comment. Ms. Heaton stated her understanding is that the county prefers a shared culvert to be run under the existing driveway for the Association and under the new driveway for the business.
Oleson stated MNDot’s comment was to ensure no additional stormwater be added to their right-of-way along State Highway 29 N. While it appears runoff would flow to the north, Oleson advised the applicants to work with MNDot. He said stormwater ponds would not be required if movement of dirt was kept under one acre.
Ms. Heaton stated their intent is to eventually pave the parking lot. They would initially use crushed concrete or class 5 gravel. Haar asked if a timeframe of five years was a reasonable goal for paving and if they had a plan in place for dust control. Ms. Heaton stated five years was a minimum. Depending upon mitigating factors, it could be paved in 3 years or perhaps longer than five. They would address any dust concerns with liquid chloride if needed.
Oleson proceeded to discuss the 12 conditions individually as presented in the staff report.
Consensus to leave condition No. 4 as currently worded.
Consensus to revise No. 5 to read: “The applicant must have the parking/display area be constructed of pavement or concrete within (7) seven years of the application being approved.”
Consensus to revise condition No. 7 to read: “That the hours of operation be established as follows: Summer: 9 am – 7 pm Monday – Thursday, 9 am – 5 pm Friday, and 9 am – 3 pm Saturday. Winter: 9 am – 6 pm Monday – Thursday. Friday and Saturday hours remain the same.”
Consensus to add a condition to read: “Repair services shall only be for vehicles being sold onsite and not for the general public.”
Consensus to add a condition to read: “Any inoperable or scrap vehicles shall be removed from the site within (30) thirty days.”
With regard to condition No. 9, the applicants stated the septic system would be for the bathroom and would consist of a holding tank.
Oleson asked if the applicants wished to address signage at this time since an illuminated sign requires a conditional use permit. Ms. Bradley stated they would. She indicated they were proposing a spotlight from the ground reflecting up or from the top of the sign down.
Dokken-McFann asked if there was a size limit for an illuminated sign. Oleson reviewed the restrictions as listed in the ordinance. He said if the applicants wished to exceed those restrictions, they would need to apply for a variance.
Haar asked if the lighting, as allowed in the ordinance, would meet their needs. Ms. Heaton responded yes.
Commissioner Steinbrecher asked if there would be any time restrictions on the lighting. The applicants preferred there be no restrictions. Consensus to not put time restrictions on the lighting.
Consensus to add a condition to read: “Illuminated signage is allowed but must be indirect lighting. Digital display and backlit signage is not allowed. There will be no restrictions on hours of operation for lighting.”
Chairman Steidl opened the hearing to the public for comment. Hearing none, he closed the public hearing and resumed the meeting.
Motion by Haar, seconded by Steinbrecher, to recommend approval of the conditional use application submitted by Jessica Heaton and Gwen Bradley for a retail used car business incorporating the conditions as stated in the staff report, revising condition nos. 5 and 7 and adding three more conditions as referenced above. Roll: Haar – yes, Steinbrecher – yes, Dokken-McFann – yes, Steidl – yes. Opposed: none. Motion carried unanimously.
Zoning Administrator’s Report: Oleson reviewed zoning activities.
New Business: none
Old Business: none
Adjournment: Being no further business Haar, seconded by Dokken-McFann, made a motion to adjourn the meeting. Meeting adjourned at 7 p.m.
Respectfully submitted…
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Bonnie Fulghum, Deputy Clerk
Approved this ____ day of ___________, 2020
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Larry Steidl, Chairman