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HomeMy WebLinkAboutPlanning & Zoning 11-06-02AMENDED 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, November 6, 2002 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: * David Ihle property— Town of St. Joseph NEW BUSINESS: 1) David H. Railsback to rezone approximately 160 +k acres of land from Agriculture to Ag /Residential. Location: The NE ' / 4 of the SW '/4, NW '/ of the SE '/, part of the SW '/a of the SE '/, NE '/a of the SE '/a and in part of the SE '/4 of the SE' /, all in Section 25, T30N, R18W, Town of St. Joseph POSSIBLE AGENDA ITEMS FOR NEXT MEETING: ADJOURNMENT (Agenda not necessarily presented in this order) SUBMITTED BY: St. Croix County Zoning Office * Amended Items DATE: November 4, 2002 COPIES TO: County Board Office Committee Members County Clerk News Media /Notice Board MINUTES St. Croix County Planning, Zoning and Parks Committee November 6, 2002 St. Croix County Government Center, Hudson, Wisconsin Committee members present: Supervisors Art Jensen, Linda Luckey, Lois Burri, Veronica Anderson and Jan Zoerb. Staff present: Steve Fisher and Deb Zimmermann Chairman Jensen called the meeting to order at 7:00 p.m. A motion was made by Anderson, seconded by Burri and carried to adopt the agenda. The next meeting will be November 12 at the Government Center in Hudson. Jensen explained the hearing process and opened the hearing. David Railsback: Fisher read the notice into the record. The request is to rezone approximately 160 -acres of land from Agriculture to Ag/Residential. Location: A parcel of land located in the The NE 1 /4 of the SW t /4, NW' /4 of the SE 1 /4, part of the SW t/4 of the SE 1 /4, NE' /4 ofthe SE 1 /4 and in part of the SE 1 /4 of the SE 1 /4, all in Section 25, T30N, R18W, Town of St. Joseph. David Railsback, 845 133 Avenue, New Richmond, WI is the owner of the property. He explained his request to the committee and stated that the Town of St. Joseph recommended approval of the request on a 3 to 1 vote. He is willing to put in a conservation easement for anything within the floodplain area. The Town had concerns about the impact to the Willow River on the property, and Railsback stated that there would be no development within the 100 - foot area near the river and he will not disturb the 20% slopes on the property. He showed the committee a concept plan of the proposed subdivision. Railsback does not agree with the LESA scoring of the property and proceeded to explain the reason why. He felt he was scored too high on adjoining uses, was never in Farmland Preservation, road access, and proximity to municipal sewer plant. Fisher said that the LESA scoring is just part of the decision making process and is a tool for the committee to use in their deliberation. Railsback told the committee that the Town of St. Joseph will be amending their Town Plan, to allow rezoning requests to Ag/Residential to be approved. John Lowe, 1458 Ridge Run, New Richmond, WI, stated that he is on the Town of St. Joseph Planning Board. He said that the Board reviewed the Railsback plan and passed it onto the Town Board for approval. They believe this to be a good plan. The St. Joseph Plan Commission will be amending the Comprehensive Plan, but will probably take up to a year to complete. John Haag, Dan Simon, Rene Howard, Jeff Hanson, Don Clark, Rick Stofanic, Kathy Thompson, and Tim Lang, all property owners in the area, stated their concerns as the following: Protection of environmental corridors, road/traffic issues, water contamination, density issues, impact to rural life, and protection of the Willow River and wildlife habitat. Bonnie VanDyk, 931 140 Avenue, New Richmond, owns a farm adjoining this property. She handed out some information to the committee and went over it with the committee, pointing out that according to a soils suitability analysis, 65% of the 150 acres is well suited for agriculture. Many people in the area want to see this remain farmland, and not be developed. It is important to keep some farmland in St. Croix County, and not develop an area as beautiful and pristine as this one. . A Railsback told the committee that he is willing to change the subdivision plan if needed. The plan he has presented is just a concept. Fisher went over the staff report with the committee. It is staff's opinion that the request is generally consistent with the county plan, stating that a conservation easement is proposed to be put in place to protect the environmentally sensitive areas. He explained the LESA process, and went over the soils map. Fisher said that even though the Town recommended approval of this request, it is unclear whether or not it complies with the Town Plan. The Town did not explain how they came to this conclusion, and failed to state whether or not §91.77 was considered in making their decision. Fisher told the committee that staff would like to see more information from the Town on their reasoning for the approval, before the committee makes a decision in this matter. Motion by Zoerb, seconded by Luckey to close the hearing. The committee held a lengthy discussion on this request. There appears to be many concerns about this rezoning request, and several unanswered questions. Motion by Jensen, seconded by Zoerb and carried to recommend that this request be tabled for the following reasons: 1. The Town of St. Joseph is to provide evidence that they have considered §91.77 in making their decision. It is not clear whether the rezoning is or is not consistent with the Town Plan. The applicant is to work with the Town of St. Joseph and respond to points listed below that appeared on the staff report, which are as follows: A. The Ag Residential zoning designation for 170 acres is not clearly consistent or inconsistent with the Town of St. Joseph Comprehensive Plan, dated 1995. B. The site is in the center of an area designated for agriculture on the Land Use Map. C. The Town should explain which one of the criteria for rezoning out of the Exclusive Agricultural District, (Agricultural Area Policy d.) this rezoning meets. The site is over 80 percent Class I, II or III soils according to the Natural Resource Conservation Service Classification. D. The Town should explain how the rezoning, as proposed, does or does not provide additional protection of woodlands as the Ag Areas Policy e. recommends. E. The Town should explain how the rezoning, as proposed, does or does not provide for protecting environmental features as the Environmental Area Policies a., b., and d. recommend. F. The Town should provide additional information as to how this rezoning meets or is an exception to the maps and policies in the Town's Comprehensive Plan. 2. Applicant to work with the Land and Water Conservation Department and look at how drainage into the Willow River would be avoided, and how the natural resources and environmental corridors can be best protected. 3. Applicant to provide evidence that the property is suitable for sanitary systems. 4. Traffic issues should be addressed, as there was considerable concern over the 2 a. additional traffic that would be added if there is development in this area. Developer to provide a traffic and intersection analysis to determine what impacts the proposed development would have to roadways in the area and determine what types of intersections the development would warrant. Staff will forward the concerns of the committee to the Town of St. Joseph. David Ihle Property: Fisher explained that this is a property located in the Town of St. Joseph. The owner of the property came into zoning requesting a special exception permit for a new use on a commercial property, and staff found that part of this property is zoned commercial, and part of it is zoned Ag/Residential. The part zoned Ag/Residential has the commercial building located on it. In 1988, the County and the Town approved a special exception permit for a commercial use, as it was thought at the time that the entire piece was zoned commercial. Fisher has spoken with Corporation Counsel on this, and it is his opinion that the county should sponsor a rezoning of this property, as the county has treated this property as a commercial use since 1988, and issued a special exception permit with that understanding. The attorney for Ihle has contacted Corporation Counsel on this matter, stating that this needs to be resolved, as they have a buyer for the property, and cannot move forward until this is taken care of. Discussion held. The committee asked that this be placed on the agenda for November 12` and that Corporation Counsel attend that meeting to discuss with the committee. The meeting was declared adjourned at 8:30 p.m. -� - VM Re corder s Lois Burn, Secretary 3