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HomeMy WebLinkAboutPlanning & Zoning 01-09-02F1 AGENDA ST. CROIX COUNTY NOTICE OF COMMITTEE MEETING TO: Thomas Dorsey, Chairman St. Croix County Board FROM: Ronald Raymond, Chairman COMMITTEE TITLE: Planning, Zoning and Parks Committee DATE: Wednesday, January 9, 2002 TIME: 7:00 p.m. hearing LOCATION: St. Croix County Government Center, Community Room, Hudson, WI CALL TO ORDER: ROLL CALL: ADOPTION OF AGENDA: DATE OF NEXT MEETING: ACTION ON PREVIOUS MINUTES: UNFINISHED BUSINESS: OTHER BUSINESS: NEW BUSINESS: 1) J.T.B. Properties LLP to rezone approximately 10 +/- acres of land from Agriculture to Ag/Residential. Location: The SE ' / 4 of the SE '/4, Section 19, T28N -R19W, Town of Troy. 2) Donald Jensen to rezone approximately 14 +/- acres of land from Agriculture to Ag/Residential. Location: Part of the NW ' / 4 of the NW ' / 4, part of the SW ' / 4 of the NW '/4, part of the NE '/4 of the NW %a, and in part of the SE V4 of the NW '/4 of Section 24, T28N -R19W, Town of Troy. 3) Joe Gillen to rezone approximately 1.5 +/- acres of land from Agriculture to Ag/Residential. Location: The SW '/4 of the SE '/4 Section 33, T31N -R16W, Town of Cylon. 4) Schettle Estate to rezone approximately 1.5 +/- acres of land from Residential to Commercial. Location: The NW '/4 of the NE '/4, Section 27, T30N -R20W, Town of St. Joseph. ANNOUNCEMENTS AND CORRESPONDENCE: POSSIBLE AGENDA ITEMS FOR NEXT MEETING: 1 13 1Z1UrvKwA (Agenda not necessarily presented in this order) SUBMITTED BY: St. Croix County Zoning Office * Amended Items DATE: January 3, 2002 COPIES TO: County Board Office Committee Members County Clerk News Media/Notice Board FA MINUTES St. Croix County Planning, Zoning and Parks Committee January 9, 2002 St. Croix County Government Center, Hudson, Wisconsin Committee members present: Supervisors Ron Raymond, Linda Luckey, Art Jensen, Gerald Larson and Buck Malick. Staff present: Steve Fisher, and Deb Zimmermann Chairman Raymond called the meeting to order at 7:00 p.m. A motion was made by Jensen, second by Larson and carried to adopt the agenda. The next meeting will be January 18 at 9:00 a.m. Raymond explained the hearing process and opened the hearing. J.T.B. Properties LLP: Fisher read the notice into the record. The request is to rezone approximately 10 acres of land from Agriculture to Ag/Residential. Location: A parcel of land located in the SE '/4 of the SE '/4, Section 19, T28N, R19W, Town of Troy, St. Croix County, Wisconsin. Brad Diller, is representing J.T.B. Properties. The request is to allow a bonus lot in the Trebus Valley subdivision to be created. It will be covered by the homeowners association. This lot is to the back of the parcel and is approximately 10 acres in size. There was no opposition. Fisher told the committee that the Town of Troy recommended approval of the request, and has considered §91.77. He reiterated that this request is consistent with the Town of Troy Plan and County Plan. The hearing was recessed by Raymond. Motion by Malick, second by Jensen and carried to recommend the request be forwarded to the County Board for approval based on the following findings: 1. The land is in the rural planning area and is an appropriate use. 2. The site is a lot adjacent to residential lots clustered with open space around them. This lot would be next to the residential lots but larger and connected to the remaining 36 acres to be kept as open space in exclusive ag. 3. The proposed use of the land for a farmette lot with agricultural and open space use adjacent to a clustered housing development would complement and support the policies of the County Plan. 4. The Town will file a conservation easement protecting the site from further subdivision and development. 5. The parcel will access on a town road. 6. Surrounding land uses include platted subdivisions, small farm acreages of 20 to 40 acres and traditional farms. 7. The cluster development is consistent with the rural character of the area; would preserve farmland and open space and environmental corridors. 8. As the owners consider design elements for the farmette, they should be encouraged to: use best management practices, erosion and sediment control and stormwater management for the steep slopes; protect the interior woodland habitat; and restore the grassland ecosystem. 9. 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. 10. The Town Board reviewed the rezoning and recommended approval with §91.77 findings. 11. The Ag Residential zoning designation for 10 acres does conform to the Town of Trov Growth Management Plan, dated 2000, and the Town of Troy Subdivision Ordinance, adopted 10/1 I'99. The conservation easement, protecting, in perpetuity, 10 acres of land for agriculture and open space use as a farmette conforms to the clustered, whole farm plan element of the plan. The Town of Troy will file the conservation easement when the rezoning is approved. 12. The Exclusive Ag zoning designation for the remaining 36 acres does conform to the Town of Troy Growth Management Plan. The request will be forwarded to the January 15` County Board meeting since no February meeting is planned. Donald Jensen: The hearing was reopened. Supervisor Larson excused himself as he has a conflict of interest. Supervisor Jensen indicated that he is not related to the applicant. Fisher read the notice. The request is to rezone approximately 14 acres of land from Agriculture to Ag /Residential. Location: A parcel of land located in part of the NW ' / 4 of the NW ' / 4, part of the SW ' / 4 of the NW '/4, part of the NE ' / 4 of the NW ' / 4 , and in part of the SE' /4 of the NW ' / 4 of Section 24, T28N -R19W, Town of Troy, St. Croix County, Wisconsin. Don Jensen, 212 Highway 35 North, River Falls, Wisconsin, is the applicant. He is asking for this rezoning to allow his sons to build homes on the property. They have approval from the Town of Troy. There was no opposition. Fisher told the committee that the applicant has been working with the staff, and all issues have been addressed. The request is compatible with the Town of Troy Plan and the County Plan. The hearing was recessed. Motion by Jensen, second by Malick and carried to recommend the request be forwarded to County Board for approval based on the following findings: 1. The parcel is in the rural planning area and is an appropriate use. 2. Site is a portion of a larger 115.8 -acre site. The site is in the center of the larger site. 3. Site presently has one home site and an existing driveway, remainder is pasture and crop land. 4. Proposed use is two six -acre lots, each zoned ag residential. A home and access driveway has already been constructed on the northern lot under exclusive ag zoning. 5. The whole site has moderate to steep slopes. 6. The whole site has shallow depth to bedrock, with some exposed rock outcroppings and extreme slopes. 7. Surrounding land uses include farmland and three small acreages to the west and east. 8. Site is connected to a town road by a joint driveway. 9. Surrounding zoning is Exclusive Ag all around, except three small ag residential parcels to the west and east. 10. Proposed development is one additional home. 11. Further development may be limited by the soils. 12. None of the site is identified on the primary environmental corridors map. 13. Soil tests have been completed for the site. 14. Town of Troy has reviewed the rezoning and recommends approval, stating that they have considered §91.77. 15. Best management practices, erosion and sediment control and stormwater management should be utilized to avoid erosion on the steep slopes. An erosion control plan should be required. 16. The St. Croix County Natural Resource Management Plan Goals Il, 111 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. Committee will forward to January 15 °i County Board meeting since no February meeting is planned. Joe Gillen: The hearing was reopened. Fisher read the notice. The request is to rezone approximately 1.5 acres of land from Agriculture to Ag /Residential. Location: The SW ' / 4 of the SE ' / 4, Section 33, T3 IN, R16W, Town ofCylon, St. Croix County, Wisconsin. 2 r Joe Gillen, owner of the property, is asking for this rezoning to be able to sell this 1.5 acre of property to Jon Conley as an add -on to Mr. Conley's property to bring his parcel into conformance. The property is currently not large enough to construct a home on the site. This add -on would allow the parcel to be used for a new home. Fisher went over the staff report with the committee, explaining that in order for this parcel to be an add -on, it needs to be zoned the same. The Town of Cylon has recommended approval of the request and has considered §91.77 in their decision. The staff supports this request stating that it is consistent with the County Plan and will bring the parcel into conformance. The hearing was recessed. Motion by Malick, second by Jensen and carried to recommend the request be forwarded to County Board for approval based on the following findings: 1. The parcel is in the rural planning area and is an appropriate use. 2. Access to the site is from a town road and an adjacent site. 3. Rezoning is to sell to an adjoining landowner to add to an existing lot platted in the unincorporated area of Cylon and eventually build a home. 4. The parcel is too small for development but will be added to an adjoining parcel bringing that parcel into conformance with current regulations. 5. An onsite review by staff has determined that the building site will not impact the floodplain or shoreland. 6. There will be one -acre net buildable area on the combined site. 7. Best management practices, erosion and sediment control and stormwater management should be utilized to avoid impacts to the south fork of the Willow and the drainageway. An erosion control plan should be required. 8. 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. 9. The Town of Cylon has reviewed the rezoning and recommends approval, stating that they have considered §91.77. This request will be forwarded to the January 15 "' County Board Meeting since no February meeting is scheduled. Schettle Estate: The hearing was reopened. Fisher read the notice. The request is to rezone approximately 1.5 acres of land from Residential to Commercial. Location: The NW ' / 4 of the NE 'l4, Section 27, T30N, R20W, Town of St. Joseph, St. Croix County, Wisconsin. Paul Paulson, 14 Dry Run Road, River Falls, Wisconsin, is representing the Schettle Estate. Paulson is buying the property to operate his business, Mann Valley Excavating, from the parcel. During the special exception process, it was discovered that these two lots were not zoned commercial. The Schettles operated a business there since 1947. Custom Embedding has been located there for 17 years. The whole thing has been taxed at commercial rates. A discussion was held regarding the buffer zone on the east side of the property. Paulson stated that there will be a 40' buffer on the east side of the property and 60' x 150' on the north, starting in the northeast corner. The Town of St. Joseph has approved of a map of the site, showing the buffer areas and complying driveways. Paulson reviewed the map with the committee. Paulson said that an agreement was made with the Town of St. Joseph and Custom Embedding that Custom Embedding will not operate any longer than 10 more years. The Town has asked that a Certified Survey Map be done on this parcel to make it one 2.5 -acre parcel. Paulson added that there is a septic system in place, but if it is determined that it needs to be upgraded, they will do so. There is a holding tank on the site, which is required by the DNR for Custom Embedding. It is pumped four times a year. 3 Fisher stated that it is staff's opinion that the request is consistent with the County Plan and the Town Plan, and by approving this rezoning, the parcel will become compliant. The committee reviewed the history of septic systems on the property and discussed the marginal situation around Houlton. The proximity of the school and its future expansion were mentioned. It was noted that the site presently is an eyesore. A residence looks out of place in the middle. Motion by Jensen, second by Larson to close the hearing. Discussion held by the committee. Motion by Jensen, second by Larson and carried to recommend the request be forwarded to County Board for approval based on the following findings: 1. None of the parcel is identified on the potentially productive agriculture map. 2. None of the parcel is identified on the primary environmental corridor map. 3. There are no environmental features. 4. The site consists of two lots in Houlton, an unincorporated community. The lots are adjacent b two additional lots owned by the applicant and all treated as one parcel. There is a home, rental structure and commercial operation. A portion of the commercial operation is located on the land zoned residential. The two western lots are already zoned commercial. 5. The parcel is located on and accesses on County Highway E. 6. Proposed use of the site is a commercial excavating business. 7. Further division of the site is limited by the combined parcel size. 8. The Town Board has reviewed the rezoning and provided a recommendation. 9. The zoning on this site should be corrected to avoid a nonconforming use situation. 10. The site should be buffered from the residential neighborhood and from the school district with screening or other landscaping. 11. The Town of St. Joseph Comprehensive Plan requires that commercial zoned land be limited to the Houlton area and meet the following policies: a. It must be an expansion of existing commercial land uses. b. Appropriate zoning regulations to adequately control the potential community and environmental impacts of the commercial use. c. It must be limited to businesses that do not generate large amounts of wastewater. d. Spot commercial development and strip commercial development along roadways should be discouraged. e. Commercial development should be compatible with adjacent land uses. f. Proper screening is needed to eliminate adverse effects on adjacent land uses. 12. Based on the information in the application, the parcel meets most of these policies. It is adjacent to existing commercial land use, is in the Houlton area, does not generate large amounts of wastewater and is adjacent to other commercial uses. 13. The site has been taxed as commercial property. With the following conditions: 1. The applicant will maintain a 40 -foot buffer along the east property line, and a 60 -foot by 150 -foot buffer area on the northeast corner of the property. (See attached site plan where buffer strip is dimensioned). 2. Due to the marginal septic systems and wells in the Houlton area and the presence of fractural bedrock close to the surface, any future uses will be subject to close scrutiny for the purposes of the Private Onsite Wastewater Treatment System (POWTS) permit and inspection. The above recommendation is contingent upon approval of the final review of the ordinance changing this rezoning from Residential to Commercial. The committee will review the ordinance on Tuesday, January 15, 2002 at 8:30 a.m. When review is completed and approved, this request will be forwarded to the County Board for approval at its meeting on January 15 " since no February meeting is scheduled. Meeting declared adjourned at 8:40 p.m. .l " � � c - Debra Zimme - a n, Recorder r 1 C. W. Malick, Secretary ST. CROIX COUNTY NOTICE OF COMMITTEE MEETING TO: FROM: COMMITTEE TITLE: DATE OF MEETING: TIME: LOCATION: Tom Dorsey, St. Croix County Board Chairperson Ron Raymond, Chairperson Planning, Zoning & Parks Friday, January 29, 2002 9:00 a.m. St. Croix County Government Center 1101 Carmichael Road, Hudson, WI Room 1216 CALL TO ORDER: ROLL CALL: ADOPTION OF AGENDA: ACTION ON PREVIOUS MINUTES: DATE OF NEXT MEETING: 1. Planning, Zoning and Parks Closed session per Wis. Stat. Sec. 19.85(1)(c) conducting performance evaluations and department goal setting. Reconvene into open session. A 2. Budget Issues ;k 3. Personnel Organizational Study / Goals / Mission AGENDA ITEMS FOR NEXT MEETING ANNOUNCEMENTS AND CORRESPONDENCE ADJOURNMENT (This agenda not necessarily presented in this order.) *Items added or revised for amended agenda. Submitted by: St. Croix County Zoning Department Date: January 23, 2002 cc: County Board Office News Media/Notice Board County Clerk Committee Members X MINUTES PLANNING, ZONING AND PARKS COMMITTEE St. Croix County Government Center, Hudson, WI January 29, 2002 PRESENT: Supervisors Ron Raymond, Buck Malick, Gerald Larson, Art Jensen and Linda Luckey (9:10). Staff present at times, David Fodroczi, Steve Fisher and Joe Grant. Chair Raymond called the meeting to order at 9:07 a.m. Motion by Jensen, second by Malick to adopt the agenda, carried. Motion by Luckey, second by Malick, to go into closed session per W.S. 19.85(1)(c) for personnel performance evaluations, carried unanimously. The Committee reviewed their appraisals with the listed staff members. Motion by Malick, second by Luckey to reopen the session, carried unanimously. The Committee discussed the state budget shortfall. The Committee discussed the goals /missions of the Planning, Zoning and Parks departments in preparation for the review with Springsted on February 13. Motion by Larson, second by Jensen to adjourn the meeting at 12:44 p.m., carried un i�mously. r C Clarence W. Malick, Secretary