Monday, February 27, 2017
27 February 2017 Dearborn County Plan Commission Meeting Notes
27 February 2017 Dearborn County Plan Commission Meeting Notes
Present: Dennis Kraus, Jr., Chairman, Russell Beiersdorfer, Mark Lehman, Art Little, Dan Lansing, Jim Thatcher, and Eric Lang
ABSENT: The county extension member who will replace Mike Hornbach who retired, and Jake Hoog.
Also Present: Mark McCormack, Plan Director, and Andy Baudendistel, Attorney.
Baudendistel read the Title VI statement as required by law.
January Minutes were approved.
Old Business: none
Request for a Zone Map Amendment from Ag and Highway Interchange to entirely Highway Interchange. Applicant: Dennis Kraus Land Survey Co. Owners are Joe Leonard and Allison Johnson. Site Location is Harrison Brockville Road/SR 52 on 17.12 acres in Harrison Township.
Jeff Stenger was present for Dennis Kraus. Dennis Kraus, Jr. left the room as he worked on the project. Mark Lehman presided in his absence.
Mark McCormack presented that the applicant is rezoning 14.875 of Ag acres to H-1. The area north of the RR tracks is already H-1.This area was designated for commercial uses on the master plan. They want to allow a series of commercial uses such as but not limited to storage buildings, office space, landscaping sales and market spaces. Staff recommends a written commitment if this is given a favorable recommendation. He showed aerial views of the site. This parcel is within the West Harrison TIF expansion area from 2006. The storage units proposed would have to be elevated as they are in the 100 year food plain area. Future development area is all in the 100 year flood area. Not enough traffic will be generated by the proposed uses right now to require a traffic study. One may be required in the future depending on what is proposed. Staff wants this a s a written commitment if this is given a favorable recommendation. Fire and EMS from New Trenton have not sent their letter on this proposal though they have been contacted. Visibility from the site per the pictures looks good. RR tracks and canal area are shown in the site pictures. He also listed the 5 criteria to consider for a rezone from article 5 section 540. 13 letters went out and only 2 were unable to be reached. They did answer questions from some neighbors who called in.
Jeff Stenger presented briefly. Noted it was in a TIF area and slated for commercial. He said that New Trenton was generally slow on getting letters to them. He said if they can handle the fireworks business, they can handle this. He asked for any questions. Lehman asked if anything needed more access are they going to get more points from the RR? Stenger said most likely the answer is no. They will allow them to upgrade the one they will grant. He didn’t honestly see them getting that much traffic in this space. 1500-2000 trips per day would be needed to get to needing the traffic count. Doesn’t think they will get there.
PUBLIC DISCUSSION: opened
Karen Schlacter- representing Barb and Dick Wessling who are in FL - is their daughter. Their concerns- the farm has been in their family for generations. Why did they buy in the flood plain? When they raise the land it will drain and affect their crops. They have flooding issues from other developments. The river flooded up close to Barber Road last year. They are worried about their fields. Lang said they will be required to control the water runoff from their land. They will be limited to a certain amount of fill by the Army Corps in the flood plain. She said the property across the street was in the flood area and their home was moved up the hill many years ago due to floods and typhoid. McCormack said they will look at storm water and get a catch basin or piping to take care of these issues. Corn and soybean alternating years are planted on her family farm. She is concerned about traffic trying to get around the farm there- already have the Brockville Lake traffic. Constantly chasing people off their property and someone took their post and sign down. They have 300 acres of farm on both sides of the road. Lang said that they can’t dam it up on them or let it flow onto them. When they get into the details of the engineering these will have to be addressed. This happens after the zone change. Also wants to know the distances they can develop from the property line. McCormack said his setback is 50 ft. from their property line. She is the POA for her parents and wants to be notified whenever they have any more hearings or proposals. Asked about fencing. Stenger- there will be fencing the storage units.
PUBLIC DISCUSSION: closed
Stenger - they are proposing a chain link fence with landscaping. Only 2 ft of fill needed- and the existing building is out of flood plain. The pond is shown there to catch the water as it is in the low spot. Setbacks would require a variance if they were less than 50 ft. The dirt that is currently there was hauled in before they hired the survey- they have stopped it now. They know to not do any more until they get their permits.
The Plan Commission - Little had no problems with it- nor did Thatcher or Lansing. Lang said he was on the edge of commercial uses, but the flood plain will self regulate what he can do. Beiersdorfer said it already has H-1 at the front and it’s part of the TIF. Agrees with Lang on the good plain stopping too much development.
Lang motioned for a Favorable Recommendation County Commissioners from H-1 and Ag to H-1 entirely with written commitment for traffic study when the site generates 1000 vehicle trips per day, uses stricken from the entire list of uses be stricken on the commitment, and they get a favorable letter from the EMS for coverage of the property. Seconded. PASSED.
March 21st will be probable meeting at Commissioners for the zone change.
Kraus. Jr returned as Chairman.
Interlocal agreement with Aurora is updated and approved by Commissioners. West Harrison and St. Leon will be similarly finished up. Building Dept agreements and Highway Dept will also be in these agreements plus their fees. The fees went from $25,000-$30,000. There is a 90 day notice to terminate. They can re-negotiate for price increases. The board approved the agreement and signed it.
Bond report next month.
Ordinance discussions next month.
Meeting for sound system discussion next month.
Meeting adjourned at 8:45 PM
Christine Brauer Mueller