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Planning Commission denies Almelund rezoningBy MaryHelen Swanson The Planning Commission had to drag chairs out of the closet and from across the hall to accommodate the number of citizens attending its Feb. 28 meeting. Most were there for issues surrounding a rezoning request for 125 acres of property and reduction of lot size for a potential housing development near Almelund. After a lengthy round of discussion, with audience participation, the requests were both denied. The rezoning was denied because of potential for excessive demand on area schools, incompatibility with the surrounding community, potential road hazards on Co Rd. 12 and a question about the need for the proposed type of housing. The lot size reduction was denied because it was not consistent with current zoning regulations. The planning commissioners felt that the requested 10,000 sq. ft. was way too small. In addition, the commissioners were concerned that a change in the ordinance would be countywide and they felt more study was needed if they were to make such a significant change in the ordinance. At the front table was Curtis Sparks, owner of the 125 acres near Almelund since 1979. He was asking that his property be rezoned from agriculture to rural residential II, which is a buffer zone between the denser housing of rural residential I and ag districts. He was also asking for reduction in lot size in a proposed development where the homes would be served by a community wastewater treatment system to develop a planned unit development (PUD) of multi and single family homes. Sparksí requests were made in anticipation of a proposed housing development which he believed would be an addition to the town of Almelund. The housing he proposed was to accommodate the older population wanting to get out of farming or off large homesteads for a more leisure life without having to leave their own community. As this issue was continued from a previous PC meeting, the public was allowed to make more comments on the request, most however, moved ahead to the proposed development in their discussion. There was concern about drainage off the property to the Sunrise River brought up by Mark Oberg. There was concern over the lack of amenities such as shopping opportunities, medical care, etc. in the Almelund area. One 73-year-old resident said he wouldnít want to live there anyway. ìThereís nothing there,îhe said. One man suggested that if the lot size is to be reduced countywide, it should go to a vote of the county residents. Heemsbergen reminded him that the law doesnít work that way. By statute, the county board makes those decisions. While Heemsbergen was concerned for the sewage system, he did say that a couple of community wells would be better than many holes punched in the aquifer. One woman presented page three of a three-page petition in opposition to the request. The other two pages apparently had already been presented to the PC. The main contention of the petition was that the proposal would ìdetract significantly from the city as we know it today.î Marty Harding spoke about the concerns of a number of citizens groups who have looked at issues on the loss of ag and scenic value. She said sheíd prefer to see the 20 houses he can legally build there now rather than the 50 or so in the proposal. Paul Stewardís major concern was the change it would bring in the culture of the area, with potential for light pollution, and noise in winter. He felt the solitude and peacefulness of the community would be ìtarnishedî somewhat, reminding the group that duplexes (double homes) as proposed are not part of Almelundís history. Sparkís architect Roger Tomten reminded everyone that while duplexes were not part of the townís history things have changed. People used to live with their families, he noted. He also said that the smaller lot size would preserve more open space. Planning commission member, County Commissioner Mike Robinson said rather than rezoning to fit this development, heíd rather see Sparks develop his land to fit the current ordinance. PC member Roger Eklund reminded all that allowing this would set a precedent and he didnít think 10,000 sq. ft. was big enough. PC member Loyal Hyatt had serious reservations about the proposed development being an ìextensionî of Almelund as Sparks was suggesting. Curt Flug, another member of the planning commission, agreed that PUDs make better use of land, and he liked the idea of conservation of large area as proposed in the Sparks future plan. But he also noted that Sparks land is not connected to Almelund as there is a 20-acre parcel in between (zoned RRII). More positive to the proposal, PC member Marcus Clay said Almelund needs something. ìItís dying,î he said, adding if it had municipal water this project might be great. But he agreed the ordinance change on lot size wouldnít fit for the whole county. Robinson too, found a positive in the proposal. ìMore houses, more businesses,î he said, adding that right now people know where Wal-Mart, Cub Foods, etc. are and thatís where theyíre shopping. Small businesses canít survive without growth, he said. PC member Jeff Schoen felt a clustered development was a great use of the Sparks land. Just before the vote, Flug said the idea is not completely wrong. Following the vote, Heemsbergen reviewed the situation. The PC said no to the zoning amendment and to the reduced lot size, he said, but he reminded everyone that he did hear the proposal has merit. In other business, the PC: ï Heard the request of Carroll Broadbent and Tom Carlisle for approval of a preliminary plat of seven 10-acre lots along Hwy. 95 in Sunrise Township. Significant discussion ensued over the plan which included individual driveways onto the highway and lack of clustering to preserve open space. Issues of growth, with stress on the schools, and wildlife arose. After considerable discussion, the request was tabled to the March 28 meeting with the hope that the gentlemen could come up with another plat. ï Discussed a request for a zoning amendment which would permit flexibility in lot size and density in residential developments which are served by a community wastewater treatment system (much like the Sparks proposal). If adopted by the county, it would give a developer a bonus, or reduced lot size, if a specific amount of land is set aside for the sewer system. John Feges of Northstar Development brought this request to the PC. In a development he is soon to propose, adoption of this amendment would give him 12 lots where he normally would have had eight, by setting aside the area for the sewage system. He also told the PC he intends to turn the sewage system over to a public utility (Conexus) to operate. A pretreatment aspect of the system will be an essential element in the bonus system. These items will be addressed at the county board meeting tonight at 6:30 p.m. at the Government Center. ©ECM Post Review |