STAFF REPORT. Permit History:

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Bryan Riley
6 years ago
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1 STAFF REPORT Application: Request to rezone property from General Agriculture (AG) to Suburban Residential (a) (R-2a) Applicant: Perry Puncochar Agenda Item: 4(g) Background Information: Proposal: The applicants are proposing to rezone the approx acre parcel, which currently contains a pheasant farm and outbuildings (no dwelling), from General Agricultural (AG) to Suburban Residential (a) (R-2a). If the rezoning is approved, the applicant intends to request (in a separate application) to subdivide the lot into 4 approx. 5 acre parcel and a fifth 4.7 acre parcel that would be attached to an adjacent 3.2 acre parcel. Rezoning requests are reviewed primarily on their conformance to the Township's Future Land Use Plan. Wright County, however, ultimately makes the decision on rezoning to a less restrictive classification and as such, the Township will only be making a recommendation to the County in this application. Location: o Property address: 8121 GOWAN AVE NW, MAPLE LAKE o Sec/Twp/Range: o Parcel number(s): Current Zoning: General Agricultural (AG), Mink Lake (General Development lake) Proposed Zoning: Suburban Residential (a) (R-2a), Mink Lake (General Development lake) Lot size: Approx acres according to Beacon GIS estimate Septic System Status: There is not currently a septic system on the property. Natural Features: Permit History: o Floodplain: The existing and proposed structures are not within an identified floodplain. o Bluff/Steep Slopes: The lot does not contain a bluff or steep slopes. It is gently sloping. o Wetlands: There may be wetlands on the property, although the great majority of the property appears to be upland. o 1993 Board of Adjustment approval of a variance to split 8.5 acres west of Greer Ave from the remainder 25+ acres on the east (the 8.5 acres split is now PID ) Corinna Township 4(g) - 1

2 Applicable Statutes/Ordinances: 504. ZONING AMENDMENTS County Control. All requests for rezoning within Corinna Township shall be made to Wright County and follow the procedures adopted by Wright County. The final decision to establish a zoning classification within Corinna Township shall belong to the Wright County Board of Commissioners Township Evaluation 1. Corinna Township shall make a recommendation regarding a rezoning to the County only after consideration of the following criteria: A. Preservation of natural sensitive areas. B. Present ownership and development. C. Soil types and their engineering capabilities. D. Topographic characteristics. E. Vegetative cover. F. Quality of the land for agricultural purposes. G. In-water physical characteristics. H. Recreational use of surface water. I. Road and service center accessibility. J. Socio economic development needs of the public. K. Availability of public sewer and water utilities. L. The necessity to reserve and restore certain areas having significant M. Conflicts between land uses and impacts of commercial uses or higher densities on adjacent properties. N. Alternatives available for desired land use. O. Prevention of spot zoning. P. Conformance to the Corinna Township Comprehensive Plan. Q. Conformance to the Corinna Township Future Land Use Map and any other official maps of the Township. Corinna Township Comprehensive Plan The Corinna Township Comprehensive Plan (adopted in 2007) classifies the property 1 Amended 2/15/2011 (Resolution ) Corinna Township 4(g) - 2

3 and the surrounding properties in private ownership as appropriate for a future land use of Rural Preservation, which is described as: Rural Preservation: A land use designation for properties that are best suited for rural farmsteads and farming. This classification would be most consistent with the Wright County Agricultural zoning classification. The Township believes it prudent to respond to future growth pressure by considering lowdensity, rural residential development in these areas, utilizing a cluster-style development strategy to maintain the rural character of the community. Surrounding lands are identified as Neighborhood Residential (to the east), "Shoreline Residential" (to the west) and Rural Preservation (to the north and south). Wright County Comprehensive Plan The Wright County Comprehensive Plan, just adopted in 2009, classifies the property as appropriate for Agricultural, which is described as: Agricultural Designates those areas appropriate to remain in agricultural use over the long term. The purpose is to both preserve productive farmland for the future and to protect agricultural activity from encroachment by other activities. Existing land types may include productive farmland, pasture, farm woodlots, wetlands and other agricultural or open lands. Appropriate zoning will generally include only the Agricultural District. Rezoning to other districts will be considered only in rare and unique circumstances, or for riparian lots on shorelands especially suited to residential development. Surrounding lands are identified as either Residential (to the west) or Agricultural (to the north, east and south). Staff Findings: Staff proposes the following findings for consideration by the Planning Commission, based on the criteria for making zoning amendments in Section 504 of the Corinna Township Zoning Ordinance: 1. Preservation of natural sensitive areas. The subject property does appear to contain some wetlands, although this would need to be confirmed. 2. Present ownership and development. The lot requested for rezoning is currently used for a pheasant farm with no dwellings on it. 3. Soil types and their engineering capabilities. The Wright County Soil Survey identifies the area to be rezoned as having soils that are "somewhat limited" or "very limited" for dwellings with or without basements. 4. Topographic characteristics. Corinna Township 4(g) - 3

4 The site is gently sloping. 5. Vegetative cover. There is no tree cover on the property. It has mostly been tilled or used for pheasant pens. 6. Quality of the land for agricultural purposes. The entirety of the land to be rezoned is identified as either Farmland of statewide importance, "Prime farmland if drained" or "All areas are prime farmland" according to the Wright County Soil Survey. However, the site is relatively small at 25 acres and has been primarily used for pheasant farming in recent years. 7. In-water physical characteristics. N/A 9. Recreational use of surface water. N/A 10. Road and service center accessibility. The property is served adequately with roadways (gravel township roads on three sides. 11. Socio economic development needs of the public. The area is currently being used for a pheasant farm. Concerns have been expressed to Staff in recent months regarding E Coli pollution in Mink Lake and its possible ties to runoff from the Pheasant farm, which has a tile that apparently runs into the lake. 12. Availability of public sewer and water utilities. The area does not have public sewer or water utilities. Properties are served by private sewer and water. 13. The necessity to reserve and restore certain areas having significant The property does not appear to have any particular unique 14. Conflicts between land uses and impacts of commercial uses or higher densities on adjacent properties. The property to be rezoned has been used agriculturally for some time. There are a number of shoreline residential properties immediately to the west on Mink Lake. The remaining surrounding land is low density residential or agricultural. 15. Alternatives available for desired land use. The alternative land use for this property is essentially just to remain being used as it currently is as a 25 acre agricultural use (continued Corinna Township 4(g) - 4

5 pheasant farming or crop farming). 16. Prevention of spot zoning. Both the Corinna Township and Wright County future Land Use Plans identify this area as potentially appropriate for residential use. The Corinna Land Use Plan encourages "cluster" residential development while the Wright County plan indicates that it should remain agricultural except in "rare and unique circumstances". 16. Conformance to the Corinna Township Comprehensive Plan. The Comprehensive Plan of Corinna Township identifies this property as appropriate for residential use, but encouraging "cluster" style developments rather that large lots. 17. Conformance to the Corinna Township Future Land Use Map and any other official maps of the Township. See answers to #15 and 16 above. Planning Commission Direction: The Planning Commission can approve the request, deny the request, or table the request if additional information is needed. If the decision is for approval or denial, findings of fact should be cited. Staff Recommendation: Based on the findings of fact identified above, Staff recommends approval of the requested rezoning only if the Township feels that residential use would be preferable to agricultural uses given the specific aspects of the land and location. Corinna Township 4(g) - 5

STAFF REPORT. Applicable Statutes/Ordinances: Corinna Township Subdivision Ordinance

STAFF REPORT. Applicable Statutes/Ordinances: Corinna Township Subdivision Ordinance STAFF REPORT Application: Preliminary plat application to subdivide an approximate 6.47 acre parcel into two lots (2.81 and 3.42 acres) with a 0.24 acre remainder to be attached to an existing nonconforming