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HomeMy WebLinkAboutPlanning & Zoning 08-15-01 X) 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, August 15, 2001 TIME: 7:00 p.m. hearing LOCATION: St. Croix County Government Center, 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) County Concrete, Kurt Krueger, Mgr. and Sonnentag Family Ltd Partnership to rezone approximately 15.48 ( + / -) acres of land and a 33- foot easement containing .989 acres from Ag /Residential to Industrial. Location: The SW 1 /4 of the NW' of Section 34, T29N R18W, Town of Warren. 2) Springbrook Corporation/ JEO Consulting Group to rezone approximately 20 +/- acres of land from Agriculture to Ag /Residential. Location: Part of the NE 1 / of the NE % of Section 5, T31 N -R19W, Town of Somerset. 3) Henry Lentz to rezone approximately 214 ( + / -) acres of land from Agriculture to Ag /Residential. Location: The NE 1 /4 of the SE '/a Section 22, the S 1/2 of Section 23, and a small strip of land located in the N '/4 of Section 26, T3ON- R2OW, all in the Town of St. Joseph. ANNOUNCEMENTS AND CORRESPONDENCE: POSSIBLE AGENDA ITEMS FOR NEXT MEETING: ADJOURNMENT (Agenda not necessarily presented in this order) SUBMITTED BY: St. Croix County Zoning Office * Amended Items DATE: August 9, 2001 COPIES TO: County Board Office Committee Members County Clerk News Media /Notice Board MINUTES St. Croix County Planning, Zoning and Parks Committee August 15, 2001 St. Croix County Government Center Committee Present: Ronald Raymond, Gerald Larson, Art Jensen, Linda Luckey, and Buck Malick Staff Present: Steve Fisher, Zoning Director Chairman Raymond called the meeting to order at 7:00 p.m. A motion was made by Jensen, seconded by Luckey and carried to adopt the agenda. Raymond gave an explanation of the rezoning process and opened the hearing. Fisher read the notice into the record. County Concrete, c/o Kurt Krueger and Sonnentag Family Ltd Partnership to rezone approximately 15.48 + /- acres of land and a 33 -foot easement containing .989 acres from Ag/Residential to Industrial. Location: A parcel of land located in the SW 1 /4 of the NW 1 /4 of Section 34, T29N -R18W, Town of Warren, St. Croix County, Wisconsin. Kurt Krueger, General Manager of County Concrete, would like to rezone the existing easement and the existing 15 acres. A portion of the rezoned land will be used for industrial storage. Raymond opened discussion to the public. William Rubin, Director of the St. Croix County Economic Development Corporation, stated that his comments were unsolicited. County Concrete is a contributor to the Economic Development Corporation and is an asset to the community, Rubin hopes that the committee can find a rezoning solution that is win/win for everyone. Fisher stated that the DOT has responded in writing and will not require a Traffic Impact Analysis (T.I.A.) at this time. The Town indicated that it is in favor of this request and that it meets the town plan. Luckey asked if the previous 50% green space agreement had been met. Krueger stated that the 50% green space will be used up with this development. In 1998 the former manager of County Concrete made a commitment to keep 50% green space, but with the new building, the majority of this has already been used. Raymond stated that County Concrete made a commitment to the 50% green space and it was the reason the land was rezoned to Industrial. The company should find another way to honor their word to the 50% green space requirement. He suggested moving the green space over to the Ag/Residential land. Malick asked if retail was allowed in the Industrial district. Krueger stated that the retail portion of the business is located in the commercial district and that the retail portion of their business is not expanding at this time. Malick expressed concerns about increased traffic congestion, and about landscaping requirements. Fisher stated that staff would have to review the special exception permit and determine if all conditions of that permit including, buffering and landscaping had been met. A motion by Malick, seconded by Luckey to recess the hearing, carried. A motion by Malick, seconded by Luckey to table based on the following, carried: 1) Item #16 in the planning analysis is to be addressed by staff. Staff will review the special exception permit and determine if all of the landscaping and buffering conditions of the various permits had been met. 2) Staff will work with the applicant on the 50 % open/green space commitment made by the company. 3) Staff will get documentation from the applicant and/or DOT projecting traffic impacts, if any, as a result of this rezoning. Springbrook Corporation /J.E.O. Consulting Group to rezone approximately 20 +/- acres of land from Agriculture to Ag/Residential. Location: Part of the NE 1 /4 of the NE 1 /4 of Section 5, T31N -R19W, Town of Somerset. Lyle Palmsteen, owner, would like to rezone this property for development. He has a potential buyer. Fisher noted that the application submitted by the applicant incorrectly identifies the property owner. Staff will check with Corporation Counsel to see if it is legal to conduct a hearing if the owner's name was not properly advertised. Raymond ruled that the hearing will go on; however, staff will check to see if this hearing should be re- advertised with the correct owner's name. Raymond opened discussion to the public. No opposition was presented. Fisher stated that the Town has recommended approval of this request and they considered WI Statutes 91.77. It is staff's conclusion that the proposed rezoning conforms to the County Plan and the Town Plan. Luckey questioned the shoreland overlay as indicated on the GIS map. Fisher explained that there is a small piece of navigable wetland within 1,000 feet from the property, which will not have any impact on this rezoning. Malick stated that he likes this layout with five lots. He thinks we should make it a condition of the rezoning that five lots will be allowed and no more. A motion by Jensen, seconded by Malick to close the hearing, carried. A motion by Luckey, seconded by Malick to delay the decision until 08 /28/01 so staff can determine if re- advertising is required, carried. Henry and Bernice Lentz to rezone approximately 214 +/- acres of land from Agriculture to Ag/Residential. Location: The NE 1 /4 of the SE 1 /4 of Section 22, the S 1 /2 of Section 23, and a small strip of land located in the N 1 /4 of Section 26, T3ON -R2OW, all in the Town of St. Joseph, St. Croix County, Wisconsin. -3- Bernice Lentz, 123 State Road 64, clarified that only 200 acres of land would be rezoned, not 214 as stated on the application. She also stated that the town of St. Joseph originally had 40 acres of this parcel shown as future ag- residential land. She stated that the town has held public hearings and has amended the town plan to be consistent with this request. Raymond asked for any comments in favor of this request. None were heard. Raymond asked for comments from anyone opposing this request. Keith Relyea, 132 County Road E, Houlton, provided the committee a copy of a letter he submitted to the Zoning Office. He questioned whether the town plan was amended properly; he inquired if both the Town plan map and supportive wording had to be amended. On Page 35, Item G of the St. Joseph Town Plan states the town board, zoning committee and the planning committee must approve rezoning from ag to ag/residential, but when looking at the record, the planning committee did not approve with the same conditions. Relyea also stated his concern with the optional highway alignment associated with the projected Stillwater bridge, access on County Road E and on 35/64. Relyea thinks that the access should be to 35/64. Relyea also had questions regarding whether state requirements for maintenance of a historic cemetery had been ignored during and following logging. He also pointed out Wisconsin statutes covering ongoing maintenance of the cemetery. The cemetery would be within the proposed major subdivision. Henry Lentz argued rebuttal concerning the cemetery. Malick had questions on the proposed accesses. He asked if the DOT had responded. Fisher indicated that the DOT had not responded to date. Malick expressed concern with compliance with Wis. Stats. 91.77 where so many acres have potential 'to impact schools, emergency services, roads and other infrastructure. John Arkell and Dwight Harvey, Carriage Homes, are the developers. Arkell stated that many of the concerns brought up tonight could be addressed by giving a presentation on the proposed project. The developers indicated that they would like to develop the parcel with the proposed St. Joseph Conservation Design Ordinance (CDO). Raymond would like to see the proposed project in more detail. It appears that the developer has made a commitment to develop the parcel in congruence with the proposed CDO ordinance. Raymond said that this rezoning may be a good candidate for conditional rezoning. Malick suggested that the rezoning and subdivision be completed simultaneously. Bernice Lentz stated that they were attempting to obtain WisDOT input on the project, they had received Town approval with certification that § 91.77 had been met, and appropriate changes had been made to the town plan. She stated that the town plan designated 40 acres of this property to be Ag- Residential already. -4- - The developer asked for permission to hold a separate meeting with the committee to explain the proposal and its relationship to the proposed Town of St. Joseph CDO ordinance. Raymond indicated that this rezoning has unanswered questions. A motion by Malick, seconded by Luckey to close the hearing, carried. A motion by Malick seconded by Luckey to table the request until outstanding questions are answered, carried. Outstanding questions include: 1. Page 35 item G of the Town plan discrepancy. Town Planning Committee recommended conditional approval provided that the land be developed under the proposed Town CDO ordinance. The Town Board approved the rezoning with no conditions, potentially inconsistent with the town plan. 2. WisDOT comment on optional Hwy 35 alignment and general access issues. 3. Cemetery compliance questions. 4. Hudson School District comment on Wis. Stats. 91.77. 5. Does the Town plan map require amendment? Does the Town plan text require amendment? The Committee scheduled a meeting for Wednesday August 29, 2001, at 7:00 p.m. at the Government Center to hear a presentation on the Lentz development proposal. A motion by Jensen, seconded by Larson to adjourn the meeting, carried at 8:50 p.m. ati C. W. Malick, Secretary Steven Fisher, Recorder -5-