Loading...
HomeMy WebLinkAboutPlanning and Zoning 09-25-07 P c NOTICE OF MEETING AND AGENDA PLANNING AND ZONING COMMITTEE TUESDAY, SEPTEMBER 25, 2007 8:30 A.M. ST CROIX COUNTY GOVERNMENT CENTER, ROOM 1281 1101 CARMICHAEL ROAD, HUDSON, WI CALL TO ORDER ROLL CALL ADOPTION OF AGENDA APPROVAL OF MINUTES OF PREVIOUS MEETING DATE OF NEXT MEETING OLD AND NEW BUSINESS PUBLIC HEARING: WAIVER FROM LAND DIVISION REGULATIONS APPLICANT: Robert and Susan Rolle LOCATION: Govt. Lot 5, Sections 35 & 36, T28N, R20W, Town of Troy ADDRESS: 218 So. Ilwaco Road, River Falls REQUEST: Waiver of 3:1 lot ratio for lots 1 & 2 in submitted CSM, pursuant to section 13.7G.2.h of the St. Croix County Land Division Ordinance APPLICANT: Ronald and Delores Spangenberg LOCATION: NEIA ofNE1 /4, Section 8, T29N, R19W, Town of St. Joseph ADDRESS: 501 Nelson Farm Lane, Hudson REQUEST: Reduce setback line to 50', pursuant to section 13.1013 of the St. Croix County Land Division Ordinance APPLICANT: David and Linda Lindquist LOCATION: NWIA ofNWl/4, Section 4, T29N, R15W, Town of Springfield ADDRESS: 2909 County Road DD, Glenwood City REQUEST: Reduce setback line to 50', pursuant to section 13.10B of the St. Croix County Land Division Ordinance. Discussion of plats and CSM's that are currently in the review process. 1. Planning and ZoninLy Business a. Bills, Invoices and Revenue Report b. Municipal Plats c. Waivers and rezones to be scheduled d. Code Administration Report e. Real Property Lister Update f. 2008 Budget ANNOUNCEMENTS AND CORRESPONDENCE: POSSIBLE AGENDA ITEMS FOR NEXT MEETING: ADJOURNMENT (Agenda not necessarily presented in this order) SUBMITTED BY: St. Croix County Planning and Zoning Department DATE: September 13, 2007 COPIES TO: County Board Office Committee Members County Clerk News Media/Notice Board *CANCELLATIONS/ CHANGES /ADDITIONS PUBLIC HEARING NOTICE The St. Croix County Planning and Zoning Committee will be conducting a public hearing on Tuesday, September 25, 2007, at 8:30 a.m. at the St. Croix County Government Center, 1101 Carmichael Rd., Hudson, Wisconsin, to consider the following petition(s): WAIVER FROM LAND DIVISION REGULATIONS APPLICANT: Robert and Susan Rolle LOCATION: Govt. Lot 5, Sections 35 & 36, T28N, R20W, Town of Troy ADDRESS: 218 So. Ilwaco Road, River Falls REQUEST: Waiver of 3:1 lot ratio for lots 1 & 2 in submitted CSM, pursuant to section 13.7G.2.h of the St. Croix County Land Division Ordinance APPLICANT: Ronald and Delores Spangenberg LOCATION: NE1 /4 of NE1 /4, Section 8, T29N, R19W, Town of St. Joseph ADDRESS: 501 Nelson Farm Lane, Hudson REQUEST: Reduce setback line to 50', pursuant to section 13.1OB of the St. Croix County Land Division Ordinance APPLICANT: David and Linda Lindquist LOCATION: NW1 /4 ofNWl /4, Section 4, T29N, R15W, Town of Springfield ADDRESS: 2909 County Road DD, Glenwood City REQUEST: Reduce setback line to 50', pursuant to section 13.1OB of the St. Croix County Land Division Ordinance. Information on this petition may be obtained from the office of the Planning and Zoning Department, Hudson, St. Croix County, Wisconsin. In the case of cancellation of this hearing, such notice will be announced on WIXK. and WEVR Radio Stations, or call the Planning and Zoning Department at 715- 386 -4680 before 5:00 p.m. Wallace Habhegger, Chair Planning and Zoning Committee OA MINUTES PLANNING AND ZONING COMMITTEE ST. CROIX COUNTY GOVERNMENT CENTER, HUDSON WI September 25, 2007 Present: Committee: Supervisors Lois Burri, Wally Habhegger, Gene Ruetz, Stan Krueger Absent: Ron Troyer, excused. Staff: Dave Fodroczi, Alex Blackburn, Kevin Grabau, Ellen Denzer, Judy Olson Guests: Bob Rolle, David Lockwood, David Lindquist, George Lundgren, Peter Thompson, Ron Spangenberg, Peter Lockwood, Ron Carlson, Ken Tilsen, Jim & Judy Freund, Helen Lockwood, Susan Meyers, Sandy Griswold, Jon Sonnentag, Buzz Marzolf Call to Order: Chair Habhegger called the meeting to order at 8:30 a.m. Adoption of Agenda: Motion by Krueger, 2nd by Burri to adopt the agenda. Motion carried. Approval of Previous Minutes: Motion by Ruetz to approve the minutes of August 14, August 28 and September 11, 2007. Motion 2nd by Burri and carried. Date of Next Meeting: Tuesday, October 9 or Wednesday, OctoberlOth at 8:30 a.m., depending on which day there will be a quorum. Old and New Business: The public hearing notice was acknowledged for the record. WAIVER FROM LAND DIVISION REGULATIONS APPLICANT: Robert and Susan Rolle LOCATION: Govt. Lot 5, Sections 35 & 36, T28N, R20W, Town of Troy ADDRESS: 218 So. Ilwaco Road, River Falls REQUEST: Waiver of 3:1 lot ratio for lots 1 & 2 in submitted CSM, pursuant to section 13.7G.2.h of the St. Croix County Land Division Ordinance Alex Blackburn reviewed the waiver request and staff report. The staff report explained the facts pertaining to this application and three ways that these lots could be created without a waiver. The staff report also stated that the Town of Troy has granted an exception to design standards for a greater than 3:1 front to back average lot ratio on lots I and 2. Staff then recommended denial of this request. Mr. Rolle presented two other concepts for subdividing his property, one for 10 lots and one for four lots. The four -lot concept which meets the 3 -1 ratio requirement, received approval from the town. He chose a three -lot design as submitted. He stated that he wishes to develop this land himself in the best way possible rather than sell it to a developer. The Town of Troy wants to preserve its rural character rather than promote urban development. He explained the reasons for the design submitted. It will not create additional accesses and will not intrude on neighboring properties. He is trying to preserve the property in its natural state. Jon Sonnentag, representing S & N Land Surveying, stated the reason for creating the three -lot design requiring the waiver from the 3:1 ratio. This design does not create any infrastructure problems and meets the intent of the ordinance. The following persons spoke in opposition of the waiver request: Peter Thompson, 224 South Ilwaco Road, read his letter stating his opposition to this subdivision listing violations by Mr. Rolle as well as suggestions for lots with more reasonable design. He stated that there is no hardship and no grounds for a waiver. There are other options which include keeping the property as is. He requested the waiver be denied. George Lundgren, 228 South Ilwaco Road, stated that no hardship exists. There is no need for the waiver and there is no sense to creating lots this size. Helen Lockwood, adjoining property owner, stated that they can see other houses, even with the density of the trees on the Rolle property. She does not want close neighbors. The narrowness of the proposed lots will create more problems. Ron Carlson, Lakeland, Minnesota, representing the Wisconsin Chapter Sierra Club, St. Croix Valley Interstate Group which has one -third of its membership in Wisconsin, stated his opposition to this development. The group is following redevelopment and modifications of the Riverway Ordinance in all communities on the Wisconsin side of the St. Croix River. The DNR revised its Riverway rules and as a result all communities had to revise their ordinances to match NR118 State requirements for the Riverway. Some communities seized the opportunity to rewrite ordinances in a way that liberalized the requirements creating loopholes that the Sierra Club is not happy about. The Sierra Club is intent on keeping the Riverway rules. The Town of Troy is a notable example of trying to manipulate the ordinance to its advantage. The Sierra Club is dedicated to preserving the St. Croix River Valley. The area from Stillwater to Prescott is a particular challenge. He stressed that communities need to play by the rules. This is a serious example of inappropriate development, exploiting the River frontage. Lots should not be created that are not suitable and require a variance. These lots are not suitable for residential development. Troy sets a bad example of River stewardship. The local DNR has in the past been a solid defense against River exploitation, but unfortunately, with the rule changes in recent years, has lost its authority to potentially veto or seriously discourage this type of development. Carlson commended St. Croix County on keeping and enforcing its Riverway Ordinance. Sandy Griswold, 318 North Cove Road, stated her concern about the Mr. Rolle serving on the Town of Troy plan commission. Anyone planning redevelopment should not serve on the plan commission. It gives the impression of manipulation. Mr. Rolle responded that he took a 90 -day leave of absence from the plan commission. Kenneth Tilsen, 264 Cove Road, spoke on behalf of Cove Road residents. He asked when they will have opportunity to deal with Town of Troy's changes in the Riverway ordinance. Under what circumstances will this come before the board and they can point out results of proposed changes. He stated that this is an inappropriate site and a variance will be required to build on the site if the request is approved. He asked that this request be denied. Buzz Marzolf, 276 Salishan Drive, reiterated the concern as stated by Senator Gaylord Nelson about the need to "protect the Riverway from cuts and nicks and to preserve our wonderful resource." We must not allow irresponsible development. He asked committee members to use their conscience, to look at what we are leaving to future generations. He then stated that, as a question of ethics, Mr. Rolle should have recused himself from the Town of Troy plan commission. 2 Mr. Rolle spoke in response to comments. He invited the Executive Committee of the Sierra Club to visit his property at anytime. He stated that some of those who are objecting have less than one acre buildable area on their properties. His property has dense woods. He stated that the Town has the same regulations as the County. He is trying to create conforming looking lots. He invited everyone to come and look at the property. With no one else wishing to speak, Chair Habhegger closed the public hearing. Motion by Krueger to deny this request per staff recommendations with the following findings; #3) A waiver may not be based on mere inconvenience or financial hardship to the subdivider or a self - created hardship of the subdivider and #5) A waiver shall provide only the minimum relief necessary to alleviate the hardship. Since these lots can be created without a waiver the minimum relief necessary is none. Motion 2nd by Ruetz and carried unanimously. APPLICANT: Ronald and Delores Spangenberg LOCATION: NE 1 A of NE1 /4, Section 8, T29N, R19W, Town of St. Joseph ADDRESS: 501 Nelson Farm Lane, Hudson REQUEST: Reduce setback line to 50', pursuant to section 13.1 OB of the St. Croix County Land Division Ordinance Blackburn reviewed the request and staff report. Staff recommends denial of this request. Ron Spangenberg stated that his current house is closer than 75 feet from the road. The Town of St. Joseph denied his request, stating that he could locate the building on another part of the lot. He showed that no other place on the lot would be suitable for building. Chair Habhegger closed the public hearing. Motion by Krueger to deny this request based on staff findings and stated that the Committee does not want to go against the Town. Motion 2nd by Burri and carried unanimously. APPLICANT: David and Linda Lindquist LOCATION: NWIA ofNWI /4, Section 4, T29N, R15W, Town of Springfield ADDRESS: 2909 County Road DD, Glenwood City REQUEST: Reduce setback line to 50', pursuant to section 13. l OB of the St. Croix County Land Division Ordinance. Blackburn reviewed the request and the staff report with staff recommending conditional approval. Mr. Lindquist spoke about the reasons for the request. He plans to build a six foot addition to the front of his house. Town of Springfield has approved the request. Blackburn explained the reason to request the setback reduction from 100 feet to 50 feet. Chair Habhegger closed the public hearing. Motion by Ruetz to approve the request with conditions based on staff recommendation and findings. Motion 2nd by Burri and carried unanimously. The Committee recessed at 10:04 a.m. and reconvened at 10:16 a.m. 3 Discussion of plats and CSM's that are currently in the review process Blackburn reviewed the summary of land division submittals for August and September and provided copies of corresponding letters sent to applicants. Planning and Zoning Business — Bills, Invoices and Revenue Report — The Zoning bills and revenue reports for August 2007 were reviewed by Committee members and signed by Chair Habhegger. Municipal Plats — none Waivers and Rezonings to be Scheduled — No rezones and no waivers were submitted this month. There was discussion concerning holding only one meeting each month with extra public hearings as needed. Code Administration Report - Kevin — no report. Real Property Lister Update - Fodroczi reported on his latest communication with the City of Hudson. City Administrator Devin Willi sent correspondence saying that the City IT department will be doing some testing in October. It has retooled the data base. There has been no response from Mike Wallace. Fodroczi and Habhegger will talk to Mr. Wallace today to find out if the City can commit to transferring real property listing to the County or continue as is. 2008 Budget - Fodroczi distributed an update of the budget sheet with changes since the Committee acted. The update reflects adjustments to personnel and health insurance costs by Finance Director Michelle Pietrick. The projected 2008 levy number went down and overall expenses are up only 1.38 percent. Motion by Burri to accept the new September 25 budget figures. Motion 2nd by Ruetz and carried. Fodroczi reviewed recent WCA resolutions. None affect this department or this Committee. Meeting adjourned at 10:45 a.m. Respectfully submitted: /Z" dy Olson(/Recording Secretary Stan Krueger, S cretary 09 -25 -07 4