P&Z Commission OKs Conditional Use Permit, Property Plat For Orscheln Project

The Trenton Planning and Zoning Commission is recommending approval of a conditional use permit that would allow the Orscheln Farm and Home construction project to move forward.
During a hearing on Monday night, the commission unanimously voted to ask the Trenton City Council to approve the permit, which would allow Orscheln’s to do physical improvements to the property, located at 1810 E. 28th St. In connection with the permit, the commission is also recommending the council approve the property plat, which includes not only the site for the new store, but lots that could be developed for future use.
Several residents living in the area that abuts the property attended the hearing to voice concerns regarding runoff and a buffer between the Orscheln property and the residential area. There was also discussion regarding an easement Orscheln will be granting to the city which, if the city would choose, would allow an existing road to be extended in future years.
Joe Snodgrass, who is with Orscheln’s development division, and Kyle Miller, who is with Crockett Engineering, which is working with Orscheln’s, were present to answer questions about the plat. The plat outlined sewer, stormwater and water lines, easements and buffer zones along with the lot designations.
Much of the discussion centered on storm drainage concerns, with several residents stating issues with water ponding in the area and not wanting to have more water due to the new construction. Miller pointed out that a tension basin and site basinthe company plans to build would keep any additional water away from the residential area. Snodgrass said that as the design phase moves forward, there was a possibility of constructing a basin that could even alleviate water that currently collects in that area as well as take care of any water concerns involving the development of the property.
As for the buffer, it was noted that Orscheln has allowed for a 10-foot area as required by city ordinance, with Snodgrass noting plans call for a tree line to be used as the buffer. Dennis Browning, who lives in the residential area, questioned why only trees were being used when a plan presented by Orscheln in 2017 also included a fenced area. He said residents had been in favor of the 2017 plan, but were opposed to the plan now being presented.
Browning also stated concerns about Orscheln’s being able to use Tax Increment Financing to help with development of the site, stating that the company was taking money away from the community that could be used for development in other areas of town. Funds for TIF development can only be used for specified TIF projects and cannot be diverted for other uses. Snodgrass noted the TIF funds this project would receive are being used for water line, sewer line, stormwater and street improvements that the city would otherwise have to pay for with other city funding. TIF funding comes from new tax monies (property/sales tax) generated over and above what taxing entities are currently receiving for the property and from the business, so property/sales tax money already being received would not be used for this project. Only 50 percent of the new sales tax money can be used for TIF, with the other 50 percent going to the taxing entities. All new property tax money, over and above what the original assessment of the property was, would go toward the TIF project.
There was also discussion regarding an easement Orscheln is granting to the city that would allow the city to extend Park Lane to 28th Street in the future if it so desired. Miller said Orscheln has no plans to extend the street and that before the city would be able to do so, it would be required to get approval from adjoining property owners. Residents were concerned that extending the road would create additional traffic in a residential area.
The conditional use permit and plat recommendations will now go to the city council for final approval at its March 23 meeting.
All votes were 5-0, with Michael Ormsby, Tom Stickler, David Mlika, Linda Crooks and Chris Betz in favor. Jean Peace and Donnie Vandevender were absent.
In other business, the commission elected Ormsby as secretary. He replaces Roger Hawkins, who recently resigned. Hawkins was replaced on the commission by Vandevender.