A regular meeting of the Planning Commission of Alexandria Township was held on the 27th day of May, 2015 at the Alexandria Township Conference Room, 324 Broadway.
Roll Call: Commission members present were Shad Steinbrecher, Mary Hacker, Larry Steidl and Linda Dokken-McFann. 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: Hacker, 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 4/27/2015 meeting as written. Motion carried unanimously.
Chairman Steidl recessed the meeting to open the public hearing on the conditional use application for Creative Landscapes, applicant (Karen Oberg, property owner).
Public Hearing: Scott Giroux, representing Creative Landscapes, stated their intent is to purchase the property at 2704 Geneva Road NE to house their landscaping business. The property has an existing house/garage which his son would use for living quarters. The business would occupy a separate portion of the property which has an existing building that would be used for storage of landscaping equipment. Outdoor storage would consist of rock bins, wood mulch, etc. There are no plans to conduct retail sales from this property. They do not anticipate having customers onsite.
Chairman Steidl asked Mr. Giroux to indicate where they plan to locate the outdoor storage. Mr. Giroux emphasized the outdoor storage would be hidden from view of the road. Steidl also asked about signage. Mr. Giroux stated they intend to replace the existing sign on the building and not have any signage out front.
Zoning Administrator Oleson reported that the property is located in a residential zoning district. This property has historically been used commercially/industrially for years with CUPs from the county dating back to the 1970s. Some of those uses have been a house moving business and a truck repair/welding business. He noted that the anticipated use would be considered nonconforming under the township’s zoning ordinance, which states “if no structural alterations are made, any nonconforming use of a structure, or structure and premises, may be changed to another nonconforming use by the Town Board, upon recommendation of the Planning Commission.” He commented that the anticipated traffic should be minimal. Mr. Giroux responded that since the business is seasonal, there would essentially be no traffic for 4 to 4-1/2 months of the year as they have no work in the winter and do not plow snow.
Chairman Steidl opened the meeting to the public for comment. Hearing none, he closed the public hearing and reconvened the meeting.
Commissioner Hacker inquired if there would be much heavy equipment traffic during the summer months. Mr. Giroux responded there would be delivery trucks coming in once or twice a week. On a daily basis, (Monday – Friday), the crew loads their equipment and supplies in the morning, between 7 and 7:30 a.m., and don’t return until the end of the day, around 5 or 6 p.m.
Chairman Steidl commented that the applicant keeps their current location neat and tidy. The property owner, Ms. Oberg, stated that she is definitely in support of this business venture and feels the applicant will maintain the property in a suitable fashion.
Commissioner Dokken-McFann inquired as to the size of the sign currently on the building. Oleson responded that a rough estimate would be 4’ x 8’, noting that no more than one wall sign of up to 32 square feet is allowed.
Chairman Steidl asked if trucks would be kept inside the building. Mr. Giroux said yes, as one of the problems they have encountered at their current site is theft.
Chairman Steidl asked Zoning Administrator Oleson if this would be classified as a CUP or an IUP. Oleson noted that traditionally the property has been permitted by CUPs since the county does not have interim uses. He noted that usually when there is a major investment in the property, an applicant would prefer a CUP since they do not expire. He reiterated that this public hearing is for a CUP application.
Chairman Steidl commented that there appears to be adequate screening from all sides.
Commissioner Steinbrecher asked if there was anything to be done on the property that would affect a CUP, such as the addition of future buildings (like cold storage), the addition of tar, etc. Mr. Giroux stated they plan to add a lean-to in the future on the east side of the shed.
Commissioner Dokken-McFann asked if there was anything else they would plan to add, to which Mr. Giroux responded just the lean-to and more rock bins.
Dokken-McFann, seconded by Hacker, made a motion to recommend approval of the conditional use application submitted by Creative Landscapes for the proposed contractor’s yard with outdoor storage subject to conditions 1 – 4 as outlined in the staff report and adding another condition, no. 5, to include a lean-to off the east side of the existing shop no longer than the length of the existing building. Roll: Hacker – 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 preliminary plat of Patty’s Paradise, Patty and Randall Boushek, applicants.
The Bousheks were represented by Jon Schuette of Design Tree Engineering. Mr. Schuette stated the applicants have already purchased Lot 12 in the Crestwood Hills area. The main purpose for this property is to provide space for a garden. Initially the Bousheks wanted to have it become a separate lot but, after considerable research, realized they could not meet the requirements needed with the buildable area, etc. so instead opted to make it an outlot with no intention of ever putting a permanent structure on it. Their plans are to use it for an organic garden with a small 8’ x 14’ moveable shed.
Oleson reported the applicants are proposing a one-lot plat with an outlot. The township ordinance reads that any outlot is considered to be unbuildable unless the Town Board specifically approves otherwise. He also noted that this property falls within the sewer district and typically a subdivision with an outlot would require that a stub be installed. In this case, ALASD stated it is the township’s prerogative whether a stub be required. At present there is only the one stub for the house.
Chairman Steidl asked about the minimum setback from the lake. Oleson responded 50’. Everything seems to meet the minimum lot size requirements. Steidl also asked if there was electricity or water. It was noted that perhaps water would be pumped from the lake.
Chairman Steidl opened the hearing to the public for comment. Hearing none, he closed the public hearing and reconvened the meeting.
Commissioner Hacker requested clarification on how much of the lot was to be for garden use and the gardening shed. Oleson stated that an adjacent portion (Lot 4) would be attached to the Boushek’s existing homestead (Lot 5) and the rest (Lot 12) would be split off, with one portion for the garden and the rest that could be resold.
Hacker, seconded by Dokken-McFann, made a motion to recommend approval of the preliminary plat of Patty’s Paradise and the division of the property on the north end of Lot 12 to be used as a garden, including the condition outlined in the staff report, and that an ALASD stub not be required since it is an unbuildable lot. Roll: Hacker – yes, Steinbrecher – yes, Dokken-McFann – yes, Steidl – yes. Opposed: none. Motion carried unanimously.
Zoning Administrator’s Report: Oleson provided an update on the township’s decision regarding the Lake Jessie Meadows development.
New Business: none
Old Business: Discussion on the comprehensive plan was tabled until the next meeting. The commission to review the plan in its entirety with all recommended changes.
Adjournment: Being no further business Hacker, seconded by Steidl, made a motion to adjourn the meeting. Meeting adjourned at 7:21 p.m.
Respectfully submitted…
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Bonnie Fulghum, Deputy Clerk
Approved this ____ day of ___________, 2015
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Larry Steidl, Chairman