Plan Commission - Regular Meeting

Call the February 18th meeting of the plan commission to order. We have roll call, please. Jason Carneahan here. Helen Douly here. Bill Van Y. Yes. Sandy Harrison. Jerry OD here. Frank Palver. Suzanne Davis here. Angie Holt here. Tyra Lanning here. Alicia Rogers, Mike Mccerowitch here, Andrew Cruz here, Chris Gmer here, Meredith Wright here. At this time, we'll all stand for the pledge of

allegiance. To the flag of the United States of America and to the stands, one nation, indivisible, liberty and justice for all. I have a moment if someone would like to lead us in a word of prayer. Sure. Let's bow our heads. Father, we just uh ask you to, as it says in your word, Lord, where two or more are gathered, you will be here also. So, we invite you in, Lord, to this uh plan commission meeting. Lord, we uh we ask for clar clarity in our decisions and uh we want to make it um wise decisions for you and your kingdom and for the residents of this county. Jesus name. Amen. You all should have received the minutes from the January meeting. If there's no additions or corrections, would entertain a motion to approve.

We'll move to approve. Well, second. We have a motion and a second to approve previous minutes, previous meeting minutes. All those in favor say I. I post. Same. Minutes are approved. Claims were also in the packet for January. Same thing. If there's no additions or corrections, then entertain a motion to approve.

Have a motion, a second to approve claims for January. All those in favor say I. I. Oppos. Same. Okay. Claims are approved. No old business. Chris, new business is the review of the 2040 comprehensive plan. This plan is a rewrite of the 2017 comprehensive plan. The plan commission shall give favorable, unfavorable, or no recommendation to county commissioners.

So, uh, last meeting um was the public presentation um for the DALV 2040 comprehensive plan. um in your packets was the adoption draft of that plan. Um HWC is here, Jen and Rachel in the back um to give a brief presentation um of uh the adoption draft and uh hopefully get a um adoption recommendation from the plan commission to the county commissioners. So they're here and I will got the Will you make sure that the mic on

now? It is now restart.

All right. Thank you. Um, I will say this again. My name is Rachel Christensen uh with HWC Engineering and I've got Jen Barlay here with me tonight. Thanks for having us back again. Uh we had a really good time last time we were here kind of giving the presentation and then talking with you all when we went downstairs into the rotunda area which is like I said last time just amazing. Um what a neat asset for your county. Uh so tonight we're just going to do a very brief presentation. Um we don't want to go through in all the detail that we did last time because I might put you guys to sleep. Although I know everyone is super excited about comprehensive planning. Um but we we we just don't need to go in all that depth unless you guys have additional questions you want to ask us. So of course here's the project team. Um again just a highle overview that county planning and just comprehensive planning in general. This is a a guide for long-term community investment. It's used by boards and commissions like this one, the county commissioners and other elected um and appointed officials and leadership within your community on making decisions about the future of Decal County. Um this also helps guide your zoning ordinance. So that's a a huge piece of comprehensive planning. Um the the future land use map that we have in this is not your zoning map. Um however, it does kind of build give you that foundation for any changes in the future. We had a four-phase planning process. So, kicking off in um December of 2024, we had a phase where we focused a lot on the public engagement piece. We then formed the plan where we actually did the drafting, all the the really hard work behind the scenes. And then now we're in the fourth and final phase, which is the practical adoption steps. And like Chris said, tonight we are hoping that this group will make a recommendation to the county commissioners on whether or not to adopt the plan. Uh the next step then of course is going to the county commissioners for their

final approval of the plan. Uh like I said we had a lot of community engagement as part of this. You had a 22 member steering committee meeting and you can see all the engagement opportunities that the public had to chime in and give us their feedback on the plan and that really helped build the foundation with the steering committee and also you know our research that we did of the existing conditions of decalp county all you know formed that foundation from which this plan was built. We had some key themes that were identified uh throughout that public engagement period which then uh went into developing the vision for Dical County. So let me just I'll this is the one piece that we'll focus on though. Um, Dic County is an intentionally in shaping a future where strategic growth strength if I could read today that strengthens the local community to create lasting opportunity while celebrating Dalb Countyy's heritage of farming classic car culture and the people that make Dalb County unique. The county is striving to be a place for opportunity where education, workforce development, and local businesses create pathways to success at every stage at life. Uh you you'll be a steward of land and water, balancing thoughtful development with long-term care for farmland and natural systems, and also a home where families and employers flourish, offering quality housing, amenities, and a strong sense of place. So with that, there were a variety of goals um that were then put together that are part of this comprehensive plan. And I'm going to pass it off to Jen now and she can go into just a little bit of detail about how the plan is set up um with also some of the recommendations.

Good evening. Thanks for having us again. Um as Rachel said, this is just a brief outline of how the comprehensive plan is structured. So the executive summary is really meant to be uh just a quick overview um that say if you want to get an overall feel of what the document is leading towards you can read those few pages uh instead of 100 plus pages um not to say that we don't want you to read the whole thing. So we go into uh like an introduction where we talk about some existing conditions, the public participation in depth that Rachel talked about and then really um the subject matter and that's the pieces that we speak to like land use, transportation, housing, uh trails and open space, arts, culture, placemaking. Uh then you do have a chapter for the town of Corona since you guys as a plan commission govern the town of Corona uh planning and zoning and then an implementation chapter as well. So within the subject matter chapters um each one has a goal, strategies and objectives. Those goals obviously set you up for what are we trying to achieve? And then the strategies and objectives are how you really get there. I'm sure Chris puts together lovely staff reports for you with each application that comes in. Um I'm sure he will then start, you know, referencing those like this is what our comprehensive plan says um about this type of application. And that's really where you guys as a board can really dive in and see what the comprehensive plan is guiding you towards. Uh we did want to provide an overview of your current future land use map. You'll see that here. Um you you do have some different um categories for like agriculture um some more with um like commercial and industrial. So what you'll see with the

proposed new one is we streamline that a bit. Uh overall the strategies between the two remain pretty similar. Uh growth around your municipalities around certain corridors and infrastructure remains the same. you see that residential growth there in yellow. Uh commercials in red, purple's industrial. Um so overall between the two comparatively they're pretty similar. Um and then like I said the town of Corona, we give some specific uh demographic data, the public engagement we went through there and also uh some specific recommendations. So if you guys get a um project in Corona, you can have some guidance there as well. And then the implementation uh that's really where we start to give you some action steps forward. Uh this isn't meant to be for the next 10 plus years. You just follow this step by step. That's not what this is. It is uh strategies to start the implementation of the plan. So those strategies that we talk about is modernizing your UDO, uh updating your transportation plan, looking at the merits of establishing or uh further utilizing tiff districts, uh that connect to decau county is really about trails um and then developing a maiden and decal brand that's really about marketing yourself to bringing business in. So economic development, but also placemaking as well. So, as a reminder for everyone, the whole document is available on the project website, decal20240.com. Um, as Rachel was saying,

could you go back to the previous page? Uh, number three should be assess the first word of that line. Thank you, I just didn't want to have it. That's all not mentioned. Um and so it's true.

We're um so the whole plan is available on the project website. Um you guys tonight we're asking for a favorable recommendation to the county commissioners. They're ultimately responsible for um imp approving and implementing the document overall and that we're planning to speak with them on March 6. Any questions? Thank you. It's off now.

Does anyone on the board have any questions for our presenters while they're still fresh and ready? Any discussion amongst the board what we were presented? Nothing had discussion.

Yeah. And I mean I was just going to say I think I mean we've had this out to the public for a month now, right? um at least actually over that, but um from the public presentation till now. And we've had what maybe two or three people submit um comments on um the plan. And it was it was more or less um comments on on strategy and and and what we've done, but but nothing really of of substance that would require any changes to the comprehensive plan. Um, I think that that what we're going to now focus on once this would get adopted is um a couple of those those implementation ideas um that are in the back of the plan. And then um we're going to discuss this later, but coming up with a committee to um review uh ordinance updates that need to happen um that we've talked about for a while um especially during the last few years um two or three years on on things that need to happen with our with our UDO to to update it and get it get it um updated, lack of better terms. Um, so this plan obviously is as as you guys know is is not law. It's just recommendations that um we use to give recommendations to the commissioners for proposed ordinance changes um including text and reszone. So um we'll be utilizing this um a lot and it's but it's also used for the greater community as well. Um, obviously there's there's things in here that you probably read that you're like, "How can the county implement these?" The kind of the maiden decal brand or um other things that that while the county can supply support for,

whether that's financially, monetarily, or not, um could be things that that other members of the community can do. whether that's the community foundation that's already working hard at some of these um or the YMCA or or other community organizations. So, it's not just a plan for the plan commission and commissioners, but it's also a plan for the for the greater good of the community. I just want to add a guidance document. Go ahead.

This is a guidance document. So, like Chris said, it's not law. It is something that's used as a tool to help guide decision- making within the county. Um, and yes, there's some some parts and pieces of this that might go beyond that are looking at other community members and entities and organizations that can come in and help, you know, move a vision forward for Dal County. So, I think that's really important to note too. The one the couple of requirements that have to be in a comprehensive plan, we have to talk about land use, we have to talk about roads, we have to talk about public lands, and those are all within this comprehensive plan update. And then the rest of it is input that was received from, you know, community members, um, that steering committee. And that's why there's some of those that kind of go outside of that those buckets of things that we have to hit for the comp plan. And I would say too, the the public presentation that we were here last time for, um, going down into the Rifta area, we had a lot of good discussions with community members, um, with all of you. So, um, I felt really positive after leaving that meeting. So, we appreciate the time that you guys put into this. If there's no discussion, I would entertain a motion for

It is a public hearing, so you do need open it up to the public. Sorry. Yeah, I forgot. If there's anyone in the public that would wish to speak for or against this petition, please come to the microphone. State your name and address, please. Jessica Hardy, 1314 Pearl Street here in Auburn. So, the comprehensive plan has been very important to me over the years.

I'm so sorry. Better. So, the comprehensive plan has very been very important to me over the years. It has helped me as a community member shape this community. It is definitely a tool and it needs to be wielded properly. Um, so when you guys are thinking about it and looking at it, you have to realize that while it is not law, it is definitely something that can be used for or against things. Um, I wrote in and I am very um worried about TIFFs. I'm also very worried about ETJ. Both I think are misused in this community and need to be watched thoroughly. There's not enough oversight on either of them. Um, as a community member, I hope that you guys use this um to help community members protect themselves. I've used this to protect myself in the past. I hope to use it to protect myself in the future. Thank you.

Is there anyone else in the audience that wishes to speak for or against? Mike,

I just want to add uh there's a couple of things I just want to focus on real quickly. The trails and open spaces. Uh page 85, for example, Auburn right now is going through a 2040 plan for our parks and recreation. So, we're going through the strategic planning and tactical planning process just like the county was number of weeks ago. And what uh excites me here, and I'm I'm asking this board and the county commissioners, uh it says here u on 2B on page 85, support and coordinate with the city of Auburn to complete the Cedar Creek activization plan. Now, again, that hasn't been defined yet. Uh we have no idea exactly what it's going to look like, but the county did team up with Auburn on that one Cedar Creek uh rebuilding the banks rebuilding phase, which was fantastic. And if we do decide as a city to continue the Cedar Creek development, maybe for a canoe launch or something like that in the city, uh I would just hope the county might be willing to lend uh its support to that just uh as they did before. So, I just want to make you guys cognizant. Please uh keep us in mind as we're going through our plan for the city of Auburn and hope that the city uh the county will support Auburn in that regard as well because it's a win-win for both. The better we can make the Auburn park system, the better I think the county residents will enjoy park system here. So that's great.

Anyone else wish to speak? Seeing none, we'll close the public portion of of the petition and ask if there's any last comments from the board. Questions, comments, discussion,

this is help guide. Well, other question is like have we've been changing over the last five years some the industrial ones over the egg one by mistake. This takes care of all that problems, right?

No. So, what this does, it helps support those changes in zoning. So, this doesn't change your our zoning at all. We'll have to then go through our zoning ordinance and zoning map and update those things. So this doesn't this doesn't but this but the the future land use map can help support those zoning changes where it didn't before that especially that corridor along the SDI right that we've we've changed I don't know maybe a dozen or so properties there from from I2 to to A1 or A2 to allow people to build homes.

But this will allow us to do it without going having someone in and come in for a hearing, right? No, they still will have to come in for a hearing, but it helps support the plan commission's recommendation to the commissioners to allow it. They still have to come in for a hearing. Now, we could the plan commission can do, you know, a big plan commission initiated zone map amendment where we take care of of of bearing those costs and going through the process for for people. Um but it doesn't this does not change their zoning. No,

because you know the new zoning has more agriculture ground and less over the the old zoning map. The new land use map the new Yeah. Yeah. They're separate land use map. Yeah. So and it and it's a as Rachel or Jen said, I can't remember which one. Um when we if you look at this old zoning map versus the new there was a a conservation a and an agricultural that we condensed into one. Yeah. Just because it was cumbersome and and confusing and and we we just wanted to condense that. So that's what that did for the for the future land use map. But it doesn't change the zoning.

Thank you. But so what we need today is a not to get ahead of you, but is a recommendation to approve or not approve the plan to certify that to the commissioners. Do you want approve or disapprove or you want favorable, unfavorable or no? Technically, isn't it in the Indiana code approve or not approve? a recommendation. Okay. To approve or not. Okay. The statute says after a public hearing or hearings have been held, the plan commission may approve a comprehensive plan. So, I think if you put the word approve in there somewhere, it's helpful.

We should have started asking the attorney first, right? It's all right. It's all right. It's smart. No, don't put us in that category. Perfect. Very clear. Yes. Very good. Do we have a second? I'll second that.

We have a motion and a second to make a favorable recommendation to approve to the county commissioners for the new 2040 comprehensive plan. We have a roll call vote. Yes. Colin Douly. Bill Van Y. Yes. Jerry Odor. Yes. Suzanne Davis. Yes. Angie Holt. Yes. Tyra Lanning. Yes. Jason Carney. Yes. Okay. Thanks. If I may before we leave, can I get a picture with Chris? I had

just me. Yes, you like if you just come over here, let Jen take a picture and then we'll we'll get out of your hair. The old college day is coming back. We're on Hold on while we're on 22nd recess. See you.

Oh my goodness. Redo it. Bye. Thank you so much for coming. Thank you. We have no other new business. Correct. Correct. We'll move on to reports from our city and town representatives. your mic on.

Auburn did not have a meeting in January. So the February meeting um the officers were chosen and the liaison to different things and and committees. Um there was one item that was tabled until March for over next to the what's that new burger place over there on Shook Drive? There's there's a new thing going to go in over on Shook Drive near Home Depot. Oh, the um the drive-in one. Sonic. Sonic. Yeah. Next to Sonic. There's a Oh, it's there. Some What's going beside it? Something beside it, right?

Well, yeah, there's Well, it's going to be in between Sonic and Bikes Car Wash, I think. Yeah, it's it's like a three three unit. A threeunit probably. drainage wise I was worried about the water that was being sold. Okay. Okay.

Uh Waterlue did not mean January what we meant on Monday. They elected officers. We had a public hearing with no public input on the strategic plan because they didn't get the funding for the the full comprehensive plan. The council decided made recommendation to make it an amendment. And so the plan commission voted to to make the strategic plan an amendment to the comprehensive plan. So they'll be used in conjunction with one another for decisions going forward. Uh St. Joe's, they've been having two meetings a month,

eating it, trying to get their board together. Um they've got all their everybody, but they can't find a Democrat. So I don't know if they have a Democrat. Find a Democrat. my job anymore.

I introduced at least one to them. So, how do you feel about moving to St. Joe? Pardon? How do you feel about moving to St. Joe? They could do if there's anyone if there's if there's anyone that's an independent, they could do two Republicans, a Democrat, and an independent. And then same with their ETJ member members. They have to have two. Um, they could do I don't remember if those are are party on the party line or not. But anyway, they could do independent two Republicans, Democrats and independent, two Democrats, a Republican, independent. Well, they can't find a Democrat. Yeah, they could find

might be a Democrat, but nobody wants to admit it. They don't have They have zero. You're saying they're not looking for another one. They're looking for any. So, they're They have one. They need another. Okay. They do. Yeah, they need another. They have one. They have one or no, they have one. They need another. Oh, so you're going to do an independent. They could do an or could have two independents. Yeah. Just can't be from two from the same political party. Yeah. So, yeah. As soon as they find that person, they'll be ready. They claim like they're going to be ready to roll.

Good. Good. Um the only thing that I have is um I'd like to form a committee of the plan commission and one county commissioner to review um ordinances and especially here in the near future um getting information on and having public discussion on data centers um carbon capture and nuclear uh what are they small mood nuclear reactors call them. Um to be able to bring that forward to the plan commission and county commissioners. Think those are things that are going to be obviously you've seen in the news Fort Wayne recently um but also in in other areas of of the state and with um Governor Braun pushing forward for those um they could be coming to Damp County and so I think we need to be prepared um instead of being reactive as we sort of kind of were with solar um be a little bit more proactive active and and have that discussion um early on, get public input early on and then um you know maybe have have something to bring forward to the plan commission um June, July, August commissioners after that. So um I'd be looking for we cannot have obviously a quorum of the plan commission. So, we'd be looking for um four members of the plan commission. I would ask that Andrew be part of that as well. Um myself and then a member of the county commissioners

be willing to participate. I would do that. Yeah, I'll help you out on that. Gosh, all y'all just jumping on board for this committee. I want a commission. I want a council member on it. do double duty.

So, I'm going to I'm going to defer and wait to see what the commissioner who wants to send the commissioner because if I get it now, I'm automatically on it. So, we can't have two. We'll bring it to the commissioners, let them decide who's can present it at your meeting. I'll do it. Okay. Um, we'll look for an email from me once we once March 2nd hits um to maybe meet. I'm going to um see if um Alicia is a non- voting member. Andrew, would that be an issue if Alicia was part of Alicia Rogers? I don't believe so because she's not a part of the quorum, right? So, it should be okay to have her.

Okay. I'd like her to be on as far as Purdue Extension and providing she's got the ability to national resources on some of these get some get some elite or state resources on on these um she's an ex official member that's okay to have her on. Okay. All right. So, look for that coming up. Whoever volunteered was there an Ashley meeting. We skipped Ashley. Well, there's nothing I never heard nothing from Ashley or Corona. So, Corona's, you know, I was Well, Corona just they don't do anything planning related because we do it all for them. But yeah, you said they would like to have someone

They'd like to have someone at their count at their council meetings. Yeah, I I haven't heard anything from you. No. Okay. Thanks everybody. There any comments from anyone in the audience on anything for the good of the cause? Seeing none. Two in the hats back there. Seeing none, we will like to bring up one more thing before we adjourn. Going back to our uh permit fees. Yeah.

For egg buildings. Um, I'd like to make a couple suggestions maybe that the commissioners could. Allen County, they did raise their fees this year, 26. They went to three cents and they're straight across the board. But I did look into Go ahead. But it's three cents for the builder, three cents for the electrician, three cents for the plumber, and I know you guys are all together,

right? But on an egg building, if the guy's just putting up storage and not going to put lights in, he's not going to put water in there, he's not going to put any septic in or anything, I think they should be um charged accordingly. If they're not going to use any mechanicals and you're not going to have any mechanical inspections, should be just a flat simple fee form. How does that work? If you're your own independent contractor and you do it all yourself, if what if you're your own independent like contractor, you do all all yourself, you pay extra three for water and electric and stuff if you do it yourself. Even

you just do it up to pull your own permit. Yeah. Okay.

I mean, those fees are up to the commissioners as I've said. I mean, um I think What's ours? 10 cent. I'm 10 cents per square foot. Um, you know, if the building would be just for storage, it would just be like a flat 3 cents. If it was if they were going to be be putting some heat in it, then you'd add another 3 cents. So, that'd be up to six cents. If you're if they're going to be adding another inspection of electrical electrician or another three cents. So, it'd be up to 9 cents. But it wouldn't be the flat 15 cents no matter what. Or 10 cents. But no, 15 or 10 cents,

right? I think right. But someone that's building if if you would come in and build a building on your property for your own personal use, it's 10 cents a square foot. for a residential a building, just a polebar style building. Yeah. But I thought you were treating it like a commercial.

Not if it's No, not if it's a commercial. If it's a commercial a building, then yes, it it falls into a different category based off of the number of animals that are going to be within that building. But if it's a storage building for your farm equipment, then it's going to be 10 cents a square foot. Just a little high for

we're um I had we can discuss this. I mean, this really doesn't have anything to do with the plan commission, but the how the fees are broken down. There a cap on it? Is it just 10 cents or is it 10 cents up to a certain amount?

There is no cap. No. Um there's a minimum fee. There's a minimum. I didn't know if there was a max. It's like if I was going to build a giant open storage building, if there was like a max cuz wouldn't take as much inspection for additional square feet.

There's no max. So an accessory building residential new is 10 cents a square foot and we're stuben is 14. Lraange is 15 um Noble is 8 cents. Wells County is 6 cents. Allen County is 2 cents maybe three cents now. Um, I mean, I'm I'm always going to be on the the fence about this because I I do believe that the fees should be paying for the service that are is provided, right? I mean, our inspector still has to go out. Gas is still getting paid. Insurance for the car is still getting paid. There's liability insurance that we're paying. So, I just feel as though we we should be paying or residents should be paying for the service that's provided. Um, I just think I think Egg should get a should get a little bit of a discount on their fees. If if you if you're say you're putting in a large chicken barn or the calf barn or whatever, you know, you start paying I think the one building that went in right next to me was a hundred by300 and his permit was like $5,000. How do you have $5,000 worth of gas

money running out there for inspections? I don't know. But there's there's various reviews and approvals that have to go on with that, right? So like we're reviewing it and we're keeping it in our office for sometimes up to four or five weeks because we're we're dealing with the the engineer or whoever's doing the drainage. Four to five weeks is fast.

And four to five weeks is fast. So, like we're dealing with people on a on a on the daily basis of phone calls and reviews to get these projects reviewed and approved. So, I'm not saying it's just the inspection fee, but it's also the fees of of utilizing our services to help pay for or offset the cost of the review.

Um, the the problem is is that we have calf. I don't I don't know if that's what the fee is. It's It's 15 cents a square foot, but we're But part of it is that we were not doing a thorough review of those types of projects because we were treating them as though they were just agricultural barns. that John Doe would have on his property, right? So, and then we would re realize, oh, they have 27,000 chickens or they have 299 head of cattle and then we're getting push back from neighbors saying this is what's going on and we're getting into the weeds on this. And again, this is not a plan commission issue. This is a commissioners and dealing with it, the fees and all that. But what the commissioners decided was that to be able for us to review these types of projects thoroughly, that's what the fee needed to be. Um, it's not only planning and zoning review, but it's drainage board review. and they work with them way more than probably we do. But um you know they have to get oftentimes a soil water um permits, health departments permits potentially if there's a bathroom in there. Um typically a highway department, they're typically disturbing more than an acre that they don't tell us they're disturbing. That's what a lot of it happens is they don't realize or take into account the driveway they're putting in along with the building along with the generator along with the storage area along with the layown yard

along with this and this and this that they just don't tell us is being part of the permit. So that's why we require engineer drawings to show exactly what they're doing and exactly what they're putting in. Because before all we required was a building on a on a aerial map and then next thing we know there's six times the area. You were treating it like an accessory structure before you were treating it as an accessory where it wasn't. It is it's egg. It's a it's an egg production. with uh livestock. It's livestock production.

Yeah. And I understand that it takes, you know, you're going to get more complaints from the neighbors. You're going to get lot a lot a lot, you know, you're going to get all kinds of of um problems that you're going to have to answer. But I just I just feel like the eggs needs to have I mean they're they're producing food, not like some other factory or something that's not producing something uh food oriented or something that was Yeah. You don't eat her product. I'm just saying it's it's a and I just I just like the commissioner to take a look at it and see if there's, you know, something that could be done to help the egg industry. And I would defer that to Kellen to bring up to commissioners. I've said my piece on it. So, Anything else from anybody?

We have a meeting next month. No, but we will in April. Okay. Eventually. Guess we are journ till April.