SHELDON—Doug and Brian Oldenkamp were looking for a new home for their party bus business All 4 Fun, which was started in 2019.
But after a visit with Sheldon’s Planning and Zoning Commission, the Oldenkamps have to find another option for their business. They are currently storing their buses at a storage unit on Runger Street.
The father and son duo thought they found a spot for their unique Sheldon business at 201 N. Fifth Ave, which is an open lot. The plan was to build a 60 by 100 square foot metal sided and metal roofed building that was 18 feet in height once they purchased the land. The building would be large enough to house the company’s four buses along with a wood working area for Brian, who makes different games and sells them online.
The problem was the open lot is part of a residential neighborhood in between Oak Street and Pine Street in the north part of Sheldon.
So before the Oldenkamps purchased the property, they had to go in front of the Planning and Zoning Commission on May 12 to get the OK to change the two parcels at 201 N. Fifth Ave. from residential single zoned to arterial commercial.
The project was met with of resistance from the residents in the neighborhood, though.
The first was from Ronda Bachman, who is the daughter of Daryl and Barbara Rozeboom. Both Rozebooms have died and Bachman and her siblings are the executors of their will. The house the Rozebooms lived in is at 413 Oak St., the first property west of N. 201 Fifth Ave.
Bachman, who lives in Warrensburg, MO, attended the meeting via a Zoom call and stated her and her siblings do not want the bus barn next to their property because they feel it will lower the property value.
“If we decide to rent off the property or sell that property, that’s like right next door, there aren’t going to be too many people that are going to want to live next door to that,” Bachman said. “It will depreciate the property value. I am really not thinking that it’s going to work.”
Randy Rozeboom, Bachman’s brother, added concerns he had over the hours of operation for the business, which usually includes late nights.
Doug Oldenkamp said the hours of operation do run into the early hours of the mornings on the weekends but it isn’t a drop off or pick up sight.
David Wurpts was another neighbor that had an objection to the rezoning of the property. Wurpts lives at 230 N. Fourth Ave., which is just northwest of 201 N. Fifth Ave.
“I’ve driven buses, I’ve driven Bethel Church’s bus. They are equipped with alarms on the back end,” Wurpts said. “He’s coming home at midnight, 2 a.m. and that alarm is beeping off. Do you guys want to live next to that when you are sleeping?”
Wurpts also has experience with a neighboring lot that was rezoned to arterial commercial. The building is in the lot north of his property and after speaking with realtors and lawyers, Wurpts said it has decreased his property by $10,000.
The building is approximately 5 feet from his property and there are no down spouts. So when it rains, it affects his property instead of the business’s lot.
“Living next to it has been absolutely a nightmare,” Wurpts said. “I am not saying that Oldenkamps would do that but I’ve heard stories from so many times before. If you are a commercial property separated by a street, it’s not an issue. Commercial separated by grass is a huge issue.”
Wurpts added there are a lot of commercial zoned properties for sale in town and wondered why the Oldenkamps would consider a residential lot.
Commission member Tim Pottebaum asked Doug Oldenkamp if he previously looked at any of the commercial property lots for sale.
“You got $120,000 for a lot?” Doug Oldenkamp responded. “My big concern is I can’t find the right property in the right price range and make it work. … This lot is for a lot less money. For this operation to run, we can’t spent $80,000 for a lot. We aren’t that big of a business. We are just a small retail business and a small bus business.”
Doug Oldenkamp said he’s even tried to buy the property he is renting.
“No one is going to sell it at any reasonable price,” he said. “They are going to try and make big dollars, which I don’t blame them for.”
By the end of the meeting, the Oldenkamps have to find a different lot for its business.
The Planning and Zoning commission sided with Wurpts and the Rozeboom family and denied the motion to rezone 201 N. Fifth Ave.
City code requires a hearing by the Sheldon City Council on the matter unless the applicants withdraw. The next day, the Oldenkamps submitted a request to withdraw the application.