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AGENDA
ST. CROIX COUNTY
NOTICE OF COMMITTEE MEETING
TO: Clarence Malick, Chairman
St. Croix County Board
FROM: Art Jensen, Chairman
COMMITTEE TITLE: Planning, Zoning and Parks Committee
DATE: Wednesday, February 4, 2004
TIME: 7:00 p.m. hearing
LOCATION: St. Croix County Government Center, Hudson, WI
(lower level community room)
CALL TO ORDER:
ROLL CALL:
ADOPTION OF AGENDA:
DATE OF NEXT MEETING:
ACTION ON PREVIOUS MINUTES:
UNFINISHED BUSINESS:
OTHER BUSINESS:
NEW BUSINESS:
1) Mordecai Roshwald and Todd Bjerstedt to rezone approximately 40 +/- aces of
land from Agriculture to Ag /Residential. Location: Part of the NW ' / 4 of the SW
%, and part of the NE '/a of the SW '/, and in part of the SE '/a of the SW '/4 of
Section 4, all in T28N -R19W, Town of Troy.
2) William and Carole Clapp to rezone approximately 40 +/- acres of land from
Agriculture to Ag /Residential. Location: The SE '/4 of the NE " / 4, Section 1,
T28N -R19W, Town of Troy.
POSSIBLE AGENDA ITEMS FOR NEXT MEETING:
ADJOURNMENT
(Agenda not necessarily presented in this order)
SUBMITTED BY: St. Croix County Zoning Office
* Amended Items
DATE: January 29, 2004
COPIES TO: County Board Office Committee Members
County Clerk News Media/Notice Board
MINUTES
St. Croix County Planning, Zoning and Parks Committee
February 4, 2004
St. Croix County Government Center, Hudson, Wisconsin
Committee members present: Supervisors Art Jensen, Veronica Anderson, Jan Zoerb, Linda
Luckey and Lois Burri. Staff present: Steve Fisher, Deb Zimmermann
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Chairman Jensen called the meeting to order at 7:00 p.m. A motion was made by Luckey,
seconded by Zoerb and carried to adopt the agenda.
The next meeting for this committee is Tuesday, January 10 at the Government Center in
Hudson.
Jensen explained the hearing process and opened the hearing. Fisher read the hearing notice.
Todd Bjerstedt/ Mordecai Roshwald: The request is to rezone approximately 40 +/- acres of land
from Agriculture to Ag/Residential. Location: Part of the NW %4 of the SW 1 /4, and part of the NE
1 /4 of the SW 1 /4, and in part of the SE 1 /4 of the SW 1 /4 of Section 4, all in T28N -R19W, Town of
Troy.
Jason Paukner, Humphrey Engineering, represented Todd Bjerstedt. He explained the request
for the rezoning of the 40 -acre Roshwald property and went over the concept map of the project
with the committee. The property is now owned by Todd Bjerstedt, and he plans to develop the
site. The plan will be under the Town of Troy 60/40 plan, and the applicant has been working
with the town on this. The applicant has signed a Conservation Easement with the Town of
Troy. The Town has approved of the plan.
Steve Herrum, 530 Valley View Drive, had questions on how this development would affect his
property. Fisher explained the rezoning process and also the fact that, if approved, the plat goes
through a stringent review at the county level before approval is given for the subdivision.
Fisher went over the staff report with the committee, stating that the request is consistent with
the county and town plans. He further noted that there are no limiting factors for POWTS on the
property and the land is well suited for septic systems.
Hearing recessed. Motion by Jensen, seconded by Zoerb and carried to approve the rezoning
request for Todd Bjerstedt to rezone 40 +/- acres of land from Ag to Ag/Residential and forward
to County Board for approval. The approval was based on the following findings:
1. The parcel is in the rural planning area and is an appropriate use.
2. None of the site is environmental corridor.
3. There are no limitations for Private Onsite Wastewater Treatment Systems ( POWTS).
4. Surrounding land uses include the City of Hudson to the north and ag residential to the
west, south and east. The zoning on the City of Hudson land to the north is industrial.
5. Surrounding zoning is exclusive ag on a small parcel to the north and ag residential to the
west, south and east. The zoning on the City of Hudson land to the north is industrial.
6. The site has access to town roads on all sides.
7. Proposed use is residential and institutional development
8. Potential development is approximately 13 to 20 lots.
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9. The applicant states that the site was reviewed under the Town of Troy's 60/40 Farm
Plan and Transfer of Development Rights Program provisions in the Town's subdivision
ordinance.
10. The applicant is proposing 16 lots, 15 residential lots and one institutional lot. Eight lots
are allowed under the 40/60 Farm Plan and 8 additional lots from the transfer of
Development Rights.
11. The Town of Troy has recommended approval of the rezoning, and has considered
§91.77 in making their recommendation.
12. The St. Croix County Natural Resource Management Plan Goals II, III and IV also
encourages protection and preservation of surface waters and wetlands; fish and wildlife
habitats; and agricultural land and soils to preserve ecological functions and recreational
and scenic values and wildlife habitat.
13. The Ag Residential zoning designation is generally consistent with the Town of Troy
Growth Management Plan, dated 2000. Clustered development of one -acre lots is
proposed for most of the site with farmette lots and an institutional lot proposed also. A
conservation easement prevents additional development on about seven additional acres.
The request will be forwarded to the County Board.
William and Carole Clapp: The request is to rezone approximately 40 +/- acres of land from
Agriculture to Ag/Residential. Location: The SE' /4 of the NE 1 /4, Section 1, T28N -R19W, Town of
Troy.
Jason Paukner represented William and Carole Clapp. He explained the rezoning request for the
Clapp property. The applicant would like to develop the property into four lots — one lot of 20 acres
and 3 lots on the remaining 20. The plan will be under the Town of Troy 50/50 Plan. Paukner went
over the concept map with the committee, and pointed out that soil tests have been done on the
property and although rather limited, there are suitable areas for septic systems on the property.
Mae and Everett Bott, neighboring property owners, had questions on traffic and further subdivision
of the property. Sonja Johnson, prospective buyer of the property, explained that she plans to build
a home on the large lot. She has no immediate plans to subdivide the property any further and
explained that there are limiting soils on the property for septic systems, so that will limit the
number of lots on this parcel.
Fisher went over the staff report, stating that the request is consistent with the Town and County
Plan. The committee reviewed the maps of the property. Discussion held.
The hearing was recessed. Motion by Jensen, seconded by Zoerb and carried to recommend
approval of the rezoning request for William and Carole Clapp to rezone 40 +/- acres of land from
Ag to Ag/Residential and forward to County Board for approval. The approval was based on the
following findings:
1. The parcel is in the rural planning area and is an appropriate use.
2. The site is a mature woodlot that has never been farmed.
3. A portion of the site has some limitations for Private Onsite Wastewater Treatment
Systems (POWTS).
4. Surrounding land uses include a couple of small acreage homes and several large
acreages to the south, farms to the east and connected woodlands to the west and north.
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5. Surrounding zoning is exclusive ag to the west and ag residential to the north, east and
south.
6. The site has access to a town road to the south and east.
7. Proposed use is sale for development.
8. Potential development is about 13 to 20 lots.
9. The applicant is proposing four lots on the site. One, 20 -acre lot would have a
conservation easement; the other 20 acres would be divided into three lots.
10. The applicant states that the site was reviewed under the Town of Troy's 50150 Farm
Plan provisions in the Town's subdivision ordinance.
11. The Town of Troy has recommended approval of the rezoning, and has considered
§91.77 in making their recommendation.
12. The St. Croix County Natural Resource Management Plan Goals II, III and IV also
encourages protection and preservation of surface waters and wetlands; fish and wildlife
habitats; and agricultural land and soils to preserve ecological functions and recreational
and scenic values and wildlife habitat.
13. The ag residential zoning designation is generally consistent with the Town of Troy
Growth Management Plan, dated 2000. Low - density development is proposed for the
site to preserve as much of the woodland as possible and 20 -acres of the site is protected
from additional development through a conservation easement.
With the following condition:
1. The Committee requested that the property owner sign the updated application along with
the applicant/agent.
The request will be forwarded onto County Board after the condition is met.
The meeting was declared adjourned at 7:35p.m.
Debra Zimmermann, Recorder Lois Burri, Secretary
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