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APC MEETING APRIL 12, 2010

The White County Area Plan Commission met Monday, April 12, 2010, at 7:00 p.m. in the Commissioners’ Meeting Room, Second Floor, County Building, Monticello, Indiana.

Members attending were: Don Ward, Jim Mann, Dave Scott, Richard Lynn, Greg Bossaer, Dennis Sterrett, and Gerald Cartmell. Absent: Charlie Anderson, Dave Rosenbarger, Mike Smolek.

Also attending were Attorney Ben Diener, Executive Director Joe Rogers, and Secretary Gayle Rogers.

 

Visitors attending were: Charles R. Mellon, Pete Tetzloff, Tom Bryja, Deb Bucher, Walt Owens, Connie Neininger, Rick McElfresh, Janene Crawford, R. Cooper, Mitch Cooper, Walter Crawford, Ed Lucy, Doug Sodler, Holly Franscoviak, Steve Wiesler

The meeting was called to order by Secretary Ward as acting President in the absence of President Charlie Anderson and Vice President Dave Rosenbarger. The meeting minutes of March 8, 2010 were approved as written. The first item on the agenda was the proposed ballot.

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Rezone Ballot:

Director Rogers explained to the board that the current ballot, in his opinion, is not compliant with the Zoning Ordinance. The proposed ballot follows the letter of the Ordinance. It allows for weighing answers to determine to grant or deny the petition. A Commissioner may vote negatively on four of the five points and still vote to grant the rezone if the Commissioner feels the one positive answer outweighs the four negatives. It also does not allow for a “no recommendation” vote unless the Commissioner believes all the facts have not been presented, as specified in Section 12.8.8 of the Ordinance. Jim Mann motioned to vote on the proposed ballot with a second by Greg Bossaer. Result: 7 votes cast; 6 in favor; 1 opposed. The proposed ballot will be used from this point forward.

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#982 Walt Owens; requesting a rezone from B-1 to B-2 for the purpose of operating a used car lot and accompanying sales office.

First Add. Lot 32; First Add. Lot 1

COMMON DESCRIPTION: The property is located in the town of Wolcott at 101 S. Range Street.

APC MEETING APRIL 12, 2010 CONTINUED

Don Ward stated the request and pertinent information from the staff report. Walt Owens was present to represent the request. He had nothing to add. The board asked if B-2 was the proper zoning for the use. Joe answered that the current business zoning does not allow automobile sales, but that use is permitted in a B-2 zoning district. Director Rogers further stated that each lot would have its own ballot. Dave Scott moved to vote on Lot 32 with a Jim Mann second. Result: 7 votes cast; 7 grant; 0 deny

Findings of Fact:

1. The proposed rezoning is consistent with the goals, objective, and policies of the White County Strategic Plan and any other applicable planning studies and reports, as adopted and amended from time to time. 7 agree

2. The proposed rezoning is compatible with current conditions and the overall character of existing development in the immediate vicinity of the subject property. 7 agree

3. The proposed rezoning is the most desirable use for which the land in the subject property is adapted. 6 agree; 1 no opinion

4. The proposed rezoning will not have an adverse effect on the value of properties throughout the jurisdiction. 7 agree

5. The proposed rezoning reflects responsible standards for growth and development. 7 agree

Dave Scott/Jim Mann motion/second to vote on Lot 1. Result: 7 votes cast; 7 grant 0 deny

Findings of Fact:

1. The proposed rezoning is consistent with the goals, objective, and policies of the White

County Strategic Plan and any other applicable planning studies and reports, as adopted and

amended from time to time. 7 agree

2. The proposed rezoning is compatible with current conditions and the overall character of existing development in the immediate vicinity of the subject property. 7 agree

3. The proposed rezoning is the most desirable use for which the land in the subject property is adapted. 6 agree; 1 no opinion

4. The proposed rezoning will not have an adverse effect on the value of properties throughout the jurisdiction. 7 agree

5. The proposed rezoning reflects responsible standards for growth and development. 7 agree

Director Rogers announced that the positive recommendation to rezone both parcels will be certified to the Town of Wolcott for a determining vote at their next meeting of April 20, 2010 at 6:00 pm.

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Business

Northgate-Thayer Aggregates, LLC

Director Joe Rogers gave an update on the rock quarry situation. The County Commissioners have not yet acted upon the rezone recommendation. They have 90 days from the time it is certified to them to do so. They are currently at about 45 days. Northgate believes they do not require permission of any sort from the county level. They believe state statute grants them the right to proceed, which they have done. It is the opinion of Attorney Ben Diener and Director Joe Rogers that the county can not interfere with the right to extract minerals in a non-urban area, however, the county may regulate the activity as it see fit for the good of the community. Joe believes the APC should act in some form so as not to lose all control. If they choose not to act, the Zoning Ordinance should be amended to state mining will be allowed in non-urban areas with no restrictions. In any other situation, when a complaint is received, the Area Plan office writes a letter to the violator stating the violation, the potential penalty and the time frame to correct the situation. As far as anyone can tell, the only activity to date that has been done on the site is the movement of earth on the designated 100 acres. They contacted the Area Plan office for a 9-1-1 address for the 100 acre parcel which leads the office to believe Northgate will soon be applying for building permits. They have secured an IDEM permit. The permit states they must be in compliance with all local rules. Director Rogers wrote a letter to IDEM informing them that Northgate is not in compliance at the county level. The board discussed the merits of sending a letter to Northgate informing them of the violation and penalty. Walter Crawford stepped forward to urge the board to act on this matter and take control of the situation. Janene Crawford stated the IDEM permit is in the name of Illinois Mining, Inc. She supplied the board with photos taken in March 2009 of Lowes Road flooded from heavy rainfall. Several neighbors stated this is common on Lowes Road. They have concern regarding the drainage of the quarry. It was the general concensus of the visitors present that although the quarry can not be stopped, the board should take some form of action to regulate activity on the site and the surrounding area. The board voted 7 – 0 on a motion by Gerald Cartmell and second by Greg Bossaer that Joe should compose a letter to Northgate and copy the County Commissioners stating that once the first load of stone or dirt is removed from the premises the mining operation has begun and they become non-compliant with the Zoning Ordinance. The letter should also mention that the APC realizes the County Commissioners have not yet acted upon the rezone, but Northgate must be in compliance.

APC MEETING APRIL 12, 2010 CONTINUED

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Unregistered and Inoperable Vehicles and Trailers

Director Rogers told the board of a complaint received by the Area Plan office involving a parcel zoned R-2 with several unregistered and inoperable vehicles and trailers on it. The vehicles and trailers are from a tree service company. The Zoning Ordinance states unregistered and inoperable vehicles and trailers must be kept inside or must be removed. After meeting with John Raines (Environmental Officer), Joe found the County Nuisance Ordinance does not allow regulation of agricultural related vehicles. According to John, state statute clearly states that tree service is an agricultural occupation. Joe mentioned the Zoning Ordinance does not possess an agricultural exclusion for unregistered and inoperable vehicles and trailers. Most nonconformance sections of the Ordinance exclude agricultural districts. By the strict letter of the Ordinance, farms would not be allowed to have any unregistered vehicles out in the open. The board asked Joe to propose an amendment to the Zoning Ordinance at the May 10th APC meeting to exclude agricultural districts from the unregistered and inoperable vehicles and trailers section.

Secretary Ward adjourned the meeting at 8:45 pm.

Respectfully submitted,

____________________________ ___________________________

Donald W. Ward, Secretary Joseph W. Rogers, Exec. Director

White County Area Plan Commission White County Area Plan Commission

Document Prepared By: White County Area Plan Secretary, Gayle E. Rogers

“I AFFIRM, UNDER THE PENALTIES FOR PERJURY, THAT I HAVE TAKEN REASONABLE CARE TO REDACT EACH SOCIAL SECURITY NUMBER IN THIS DOCUMENT, UNLESS REQUIRED BY LAW.” ____________________________________________________________