ALEXANDRIA TOWNSHIP
Alexandria, Minnesota 56308
Minutes of the meeting of September 26, 2022
A regular meeting/public hearing of the Planning Commission of Alexandria Township was held on the 26th day of September, 2022 at the Township Conference Room, 324 Broadway, and via teleconference.
Roll Call: Commission members present were Shad Steinbrecher, Larry Steidl, Linda Dokken-McFann, Jessica Fettig 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 5:00 p.m.
Agenda: Steinbrecher, seconded by Haar, made a motion to approve the agenda as written. Motion carried unanimously.
Minutes: Dokken-McFann, seconded by Steinbrecher, made a motion to approve the minutes of the August 22, 2022 meeting as written. Motion carried unanimously.
Chairman Steidl recessed the meeting to open the public hearing on the Interim Use Request submitted by Natalie Runge for a home occupation business. The property is located at 2903 South Lake Jessie Road SE.
Public Hearing:
Natalie Runge, 2903 South Lake Jessie Road SE, stated her intent for the IUP is to obtain approval for her business, which is in mental health counseling. She provided letters of support with her application. Her attorney, Thomas Klecker, said his client does trauma therapy and animal assistance therapy. He indicated there is a significant shortage of mental health counseling, which makes her business vital to the community. The business has been in operation since July of 2020. Ms. Runge has a full-time job and does this counseling on the side. Given the nature of her practice, it is not likely to increase in volume or become a nuisance. The location provides the space for equine therapy as well as privacy for her clients.
Ms. Runge requested the hours be extended past 7 p.m. to accommodate her clients’ schedules. Commissioner Haar inquired as to an approximate end time. The applicant responded no later than 9 p.m. The practice would not be observable by the public. Traffic would be minimal. Mr. Klecker said they are asking for the maximum timeframe of five years and that the hours be extended until 9 p.m.
Haar asked if there would be group sessions or having multiple persons onsite at the same time. The applicant stated it would not be the norm. If she was having a family counseling session, that could entail multiple cars onsite.
Zoning Administrator Oleson reported the interim use application is for a home occupation as the applicant has clients onsite. Since the business has been in operation without being permitted, an after-the-fact fee could be assessed. He stipulated that to date there have been no complaints lodged against Ms. Runge or her business. The matter of the existence of her business and therefore subsequent lack of permitting came to light during an unrelated township issue. The township ordinance lists the standard timeframe for a business is 7 a.m. – 7 p.m.
Haar inquired about signage, since the application states “a small sign may be installed for purposes of clients locating my property, but any signage will not be used to attract or advertise the services of my business.” The applicant stated she has a sign on the front of the building with an arrow.
Oleson noted a number of letters in support of the business were provided with the application. No other comments were received.
Chairman Steidl opened the meeting to the public for comment.
A neighbor, Josh, said with the proposed hours of operation being between 5 and 9 p.m., did she foresee any issues with his kids outside playing next door? He also wanted to ensure the lengthened timeframe would not hinder any activities for him and his family. The applicant responded no.
The applicant confirmed there would be no mounted riding.
Rick Bartels – 3517 Maple Drive – had no comment.
Melody Faber – 2732 Southside Drive – stated she has no issues with this business.
Hearing no further comments from the public, Chairman Steidl closed the public hearing and resumed the meeting.
Dokken-McFann, seconded by Haar, made a motion to recommend approval of the interim use permit for the Runge home occupation with the two conditions listed in the staff report; adding a third condition to read: the hours of operation to be from 7 a.m. – 9 p.m.; and adding a fourth condition to read: a $500 after-the-fact fee will be assessed. Roll: Haar – yes, Steinbrecher – yes, Dokken-McFann- yes, Fettig – yes, Steidl – yes. Motion carried unanimously.
Chairman Steidl recessed the meeting to open the public hearing on the Preliminary Plat of Twelfth Addition to Lake Geneva Estates submitted by Scott Thompson. The property is located along Geneva Golf Club Drive NE.
Mark Jahner of Stoeckel-Jahner Land Surveying and the developer, Scott Thompson, presented the preliminary plat of Twelfth Addition to Lake Geneva Estates. They reviewed the four staff recommendations in the staff report. Mr. Jahner said he understands the requirements for the stormwater plan (No. 1) and that Mr. Thompson is willing to provide an easement for the mailboxes if needed (No. 2) They are requesting that Nos. 3 and 4 be removed. Their contention is that the width distance(s) were already in existence and that Lots 1 and 2 should not be considered corner lots since the road was not dedicated.
Oleson reported the preliminary plat consists of eight lots, with Lot 2, Block 1 and Lot 1, Block 2 separated by a 66-foot platted road. The platted road exists so the parcel behind these lots be not landlocked. The mailboxes can be moved or Mr. Thompson can elect to grant an easement. All lots meet the minimum for lot sizes. The minimum lot width is 100’. There is room for discussion concerning the minimum width as it applies to road frontage. Corner lots are to be wider than the norm. Since no road has been built, technically Lot 2, Block 1 and Lot 1, Block 2 are not considered corner lots; however, if the land to the west were developed, a public road would be built and these two lots would become corner lots. Oleson said the township has two different definitions for lot widths; i.e. in the subdivision ordinance and the zoning ordinance. Douglas County mandates all new subdivisions are to have a 100’ lot width to the road. The township’s subdivision ordinance states an “average width” of the front and rear for lot width. He noted the subdivision ordinance is more restrictive; however, it does refer back to the zoning ordinance, which lends some ambiguity. Oleson remarked that all but three of the lots do not meet the 100’ setback at the road. They do, however, meet the building setback line.
Chairman Steidl asked, if the land to the west were developed, would the township take over the road once it is built? Oleson said if the road were built to township standards, then the township could consider it.
Dokken-McFann asked if the road were built, would there be an additional 15 feet required of the corner lots. Oleson emphasized that these are not considered corner lots since the road has not been built. He remarked the land to the west is owned by someone other than Mr. Thompson. Township standards require roads to be of a 66-foot width, which this platted road would be. Mr. Jahner said the platted road is the same width as the entrance road to the development.
Oleson stated depending upon the interpretation of the ordinances, a variance could be required to meet the 100’ lot width at the road.
Dokken-McFann asked when this land was originally platted. Oleson stated it was done by the county, pre-2000. Mr. Thompson said eight sewer stubs were put in at that time. Mr. Jahner indicated the lot widths have not changed since that time.
Chairman Steidl asked about the mailbox issue. Mr. Thompson stated he will provide an easement. All the mailboxes would be in this one location.
Oleson stated both the township and the county have a provision for lesser lot widths at the road. The calculation is to average out the larger and the smaller lots. He noted this scenario does not apply in this instance.
Oleson provided the planning commission with three options: 1) the applicant meets the ordinance provisions on both the lot width and the corner lot issue; 2) elect to table for a new plan; or 3) determine the lot width at the road doesn’t meet the ordinance requirements and the applicant can ask for a variance and go through the process.
Chairman Steidl inquired if they followed the original footprint for boundaries. Mr. Jahner replied affirmatively.
Haar asked if a precedent would be set if this plat is recommended for approval as submitted. It was acknowledged this is a plat that was established, reverted to an outlot, and now is a new plat utilizing the same footprint as the original. Oleson noted that in his research he was unable to find something formally presented to the county or the township.
Mr. Jahner suggested they could possibly adjust lot lines.
Chairman Steidl opened the meeting to the public for comment. Hearing none, he closed the public hearing and resumed the meeting.
Dokken-McFann, seconded by Haar, made a motion to recommend approval of the preliminary plat of Twelfth Addition to Lake Geneva Estates including conditions from the staff report as follows: conditions 1 and 2 in their entirety, modifying condition 3 to read as follows “the applicant shall reduce the number of lots such that each lot has at least 100 feet of width as measured at the road right-of-way in a straight line between lot corners (not as measured along the curve of the road) unless they obtain a variance from the townhip;” and to delete condition 4. Roll: Haar – yes, Steinbrecher – yes, Dokken-McFann – yes, Fettig – yes, Steidl – yes. Motion carried unanimously.
Chairman Steidl recessed the meeting to open the public hearing on the Preliminary Plat of Twigs North Side submitted by Shannon and Rychel Larson. The property is located at 4203 Co Rd 73 NE.
The applicant stated he is proposing to section off 3.75 acres from a 19 acre parcel. He would sell the 3.75 acreage with the homestead and retain the remainder. An approach is in place for the remnant.
Oleson reported the township’s subdivision ordinance requires connection of homes to public sanitary sewer when platting within the UR / ALASD boundaries. He stated Mr. Larson is seeking a variance to not connect to ALASD due to the distance from the existing sewer line. Oleson states the application meets all the minimum requirements.
Chairman Steidl opened the meeting to the public for comment. Hearing none, he closed the public hearing and resumed the meeting.
Haar, seconded by Fettig, made a motion to recommend approval of the preliminary plat of Twigs North Side with the two recommendations listed in the staff report. Roll: Haar – yes, Steinbrecher – yes, Dokken-McFann – yes, Fettig – yes, Steidl – yes. Motion carried unanimously.
Chairman Steidl recessed the meeting to open the public hearing on the proposed amendments to the Alexandria Township Ordinance #134 (Zoning Ordinance).
Chairman Steidl opened the meeting to the public for comment. Hearing none, he closed the public hearing and resumed the meeting.
On Page 7 under Residential Uses, Dwelling, “Shouse,” consensus to change the graphic for parcels less than 5 acres in size from Not Permitted to a CUP in all designations except for RS.
On Page 9 under Commercial / Other Uses, “Cargo Containers,” consensus to reinstate deleted language beginning with “on parcels 10 acres or larger….”
Consensus to have a DRT meeting be scheduled when required by zoning personnel.
New Business: none
Old Business: none
Zoning Administrator’s Report: none
Adjournment: Being no further business Haar, seconded by Steinbrecher, made a motion to adjourn the meeting. Meeting adjourned at 7:29 p.m.
Respectfully submitted…
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Bonnie Fulghum, Deputy Clerk
Approved this ____ day of ___________, 2022
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Larry Steidl, Chairman