Council approves off-site parking for Burgess Orchards over neighbors' objections; planning commission had recommended denial

The Alpine City Council voted 4-1 May 13 to grant exceptions that allow expanded off-site parking for Cherry Hill Farms at Burgess Orchards, approving a plan to use a nearby lot across Bateman Lane for up to 43 parking stalls plus circulation and pedestrian controls.

Planning staff had presented two requested exceptions: one to allow a hard-packed surface and nonstandard striping, and another to permit off-site parking adjacent to the produce stand across Bateman Lane. The Planning Commission had recommended denial at its April 29 meeting, citing neighborhood impacts and urging the applicant to demonstrate more on-site parking first.

At council, orchard representatives and engineer Ken Berg described a one-way traffic loop, an exit onto Alpine Highway, and fencing and landscaping to screen neighbors. Will and other trail/parking stakeholders supported expanding the official lot to reduce on-street parking congestion during peak visitor times.

Neighbors, led by Bill DeGroot and Thomas Olsen, urged the council to require a solid visual screen between the commercial parking lot and adjacent residences and to keep mature trees where possible. DeGroot said a low corner of his backyard exposed his pool to direct views of the proposed lot and asked for higher screening or regrading. Thomas Olsen, a nearby resident, said he feared cars and traffic would come within a few feet of his windows.

Ken Berg and the applicant proposed grading and fill on the neighboring property to raise the yard and allow a continuous six-foot screening fence on top of the fill; staff said some elements would require engineering review and possible setback adjustments. City staff recommended conditions to address pedestrian crossings, signage limiting parking on neighborhood streets, and preservation of mature trees where feasible.

Councilman Jason Thielen moved to approve the requested exceptions with conditions that include: hard-packed surface, wheel stops, prohibition of lot lighting (site closes at dusk), "no parking" signage along Bateman Lane, a solid six-foot visual barrier/fence to be coordinated with affected neighbors and grading proposals, one-way exit to Alpine Highway, and allowing 43 parking stalls across Bateman Lane. Councilman Kelly Law seconded. The roll-call vote was: Jessica Smuin, yes; Kelly Law, yes; Chrissy Hanneman, yes; Jason Thielen, yes; Brent Remler, no. Motion carried 4-1.

Why it matters: The decision prioritizes customer parking for a popular local business while imposing multiple conditions intended to reduce intrusion on adjacent residential properties. The planning commission had urged the applicant to pursue more on-site parking before using a second lot; council's action departs from that recommendation with added mitigation requirements.