By JONATHAN SNYDER
After two hours of deliberation, the Wells County Area Plan Commission motioned to continue a rezoning petition for Almco Steel Products.
Jim Almdale and Gary Aschliman represented Almco Steel, which is looking to rezone 38.82 acres of land at 1115 West Lancaster St., west of its main plant, from an agricultural residential zone to a heavy industrial zone. Almdale stated that the rezoning will lay the groundwork for future projects for the company.
Area Plan Commission board member Jarrod Hahn noted that there are no immediate plans drawn up for the property; Almco will still have to get approval for building plans.
Once the board opened the meeting for public comments about the petition, all of the approximately 40 people in attendance stood against it. A petition against the zoning appeal with over 190 signatures was also presented to The News-Banner. Once a concerned member of the public was finished, applause followed from the other members in attendance.
Susan Grove opened the public comments, stating that Almco’s plan does not pay reasonable regard to any of the five requirements for the APC to pass a rezoning petition. Grove stated that the area has severe flooding issues affecting Oak Street. She also said the increased truck traffic from Almco’s expansion poses a safety risk for children at the bus stop corner of Lancaster and Baldwin streets. Dallas Moser also cited the lack of sidewalks in the area as an already hazardous venture for children walking to the bus stop with or without the increased traffic.
Grove also felt the lack of an immediate plan for the site was a lack of regard for responsible growth. Grove stated that several of her neighbors are concerned with contaminated water coming into the Wabash River and poor air quality, a sentiment echoed by Carolyn Ritchey. Ritchey also did not see a way for the APC to reverse course back to an agricultural zone if the land is not used for industrial purposes.
Ron Nelson cited noise and traffic concerns, stating that he’s heard trucks run through the area with engine brakes at 3 a.m. Arlene and Ron Whetler, Harry Lane and Jon Dubae echoed these traffic concerns.
“I was amazed when we moved in here,” Nelson said. “We didn’t want the country, and we didn’t want the city, we wanted an in-between (option). And I’m dealing with truck traffic on a scale that I didn’t see in Fort Wayne.”
Kent Thompson, who grew up on Lancaster Street, stated that while he understands Almco is landlocked and expansion would help, he does not see the need for the whole area to be rezoned. He added that there could be a buffer around the property while keeping some of the acres agriculturally zoned.
“Not the whole 38.82 acres. I see no reason for that,” Thompson said. “I realize this wouldn’t be the cure-all. I’m sure there would be increased truck traffic, but I also know what it’s like to have a business. You’re never going to please everybody, there’s no two ways about it.”
Kari Cale of Poneto, Polly Wymer of Markle, Sarah Beedon, Philip Grove and James Bowman all made further comments against the rezoning petition, citing infrastructure concerns with flooding in the area, potentially affected property values, and a general negative feeling that the west side of Bluffton is continually industrializing.
After public comments finished, Almdale stated that while there is no immediate plan, the company has considered buffer and shielding around the property and the location of the expansion.
Almdale mentioned a potential plan for an extension of Hale Street going west and turning back south towards Lancaster Street, stating that it could help divert the truck traffic away. Commission member John Schuhmacher asked about the realistic expectations for a new street — Lautzenheiser said that unless alternative funding can be secured, Almco would be the main benefactor in the road’s construction.
The board also stated that plans to address drainage and safety problems would have to be shown in a development plan. The lack of immediate plans for the rezoned property gave the commission reason to make the petition more malleable. Lautzenheiser asked Almdale if a partial rezoning of the property would be acceptable, which Almdale was receptive to.
Hahn also noted that the property could have business restrictions placed on it, preventing the area from becoming something like a landfill or slaughterhouse in the future. Hahn stated that the commission has to look at the potential uses for the new zoning, and the restrictions will prevent the area from getting a more unsightly business.
The petition was given a 60-day continuance and will be revisited at the board’s Aug. 1 meeting.
The commission also approved a building addition, sidewalks and parking for Daniel Dubach at 505 South Main St. in Bluffton. Dubach’s 600-square-foot addition on the south side of his business will have new parking spaces along Central Avenue. The plans have been signed off by the heads of the electric, fire, wastewater, water, building and street departments after some adjustments were made to ensure parking did not encroach on the nearest sidewalk.
The commission also cleared two violations for Sarah Swinford and Thomas Reinhard. Reinhard’s junk violation has been cleared from 10017 South 200 West in Keystone, and Swinford has removed two sections of fence encroaching on her neighbor’s property at 527 South Marion St. in Bluffton.
jonathan@news-banner.com
