Posted: 8/10/04
County approves rezoning of Bluff Country LLC
By David Heiller
Argus News Editor
The Houston County Board has approved a planning commission recommendation to rezone land for a subdivision in Brownsville from agricultural to residential.
Bob Scanlan, county planning and zoning administrator, talked to the board about the proposed development, called Bluff Country LLC, on August 3 when the board passed the motion.
The project, which the planning commission approved on July 22, is being proposed by Michael Sexauer two miles north of Brownsville along Highway 26. The 15-acre parcel currently is a campground run by Ron Levendoski. It would have seven twin condominiums for a total of 14 three-bedroom homes, each with a two car garage. Sexauer also plans to build and sell two houses on lots near where Ron and Marlene Levendoski presently live.
Scanlan said that there are some aspects of the project that are new to Houston County. For example, each lot is half of a twin home, with the common wall being the property line. This requires a variance, which the Houston County Board of Adjustment would have to give. There are three other variances pending.
There would be two septic fields and two wells in the subdivision, Scanlan added.
Fourth district commissioner Dave Corcoran noted that some people have complained about the proposal. But he favored the idea, stating that the area is already a residential one, plus there is a development (Spring Hills) up the road.
Scanlan agreed that there is not a lot of agriculture in the area.
First district commissioner Larry Graf said he likes the idea of using land for housing efficiently.
Second district commissioner Ann Thompson said community septic systems are a good use of the land. ìI think Minnesota planning is trying to promote that type of development. I think itís a nice setting for it.î
ìThatís a growth area and thatís what itís designed for,î Corcoran said.
ëIt makes good efficiencies,î Graf added.
The development would be privately owned with a private street.
On July 22, planning commissioners tabled a request to grant a conditional use permit for multi-family dwelling units in a residential area for the project until they could get a first-hand look at the site. That was done on August 5 at 7 p.m.
Concerns expressed at visit
About eight nearby residents attended the field trip at the site of the proposed development with the planning commission and board of adjustment on a cool evening last Thursday.
They expressed several concerns, such as about the septic system of the development, whether the two new wells would affect their water supply, and what the development would do to their view of the river.
Deb Mann, who lives with her husband, Rob, in a house that overlooks the site, said she was concerned about her water supply.
ìI canít sit here and write a guarantee,î Sexauer told her.
ìIíd hate to have my well go dry just because I have all these houses here,î Deb Mann responded.
ìWhat happens if it does happen?î Rob Mann asked.
Bob Scanlan responded that the city of Caledonia is served by two wells, so there should be adequate water.
Tom Brunson, who has a house on the corner of Highway 26 and Ten Bluffs Drive, asked how much traffic would go by his house. The southern entrance to the development would go west on Ten Bluffs Drive before turning north into the private property.
Sexauer answered that people will probably use the lower side more because they would want to stay on Highway 26, which is blacktopped. He said he would be putting a right turn lane into the development off of Highway 26 going south.
Robin Terry, who lives to the west of the Manns, said she was upset that she would be looking at the backs of houses. ìPeople up here are used to looking at something pretty pristine and beautiful,î she said.
Sexauer said the houses would be about 15 feet high on the upper side, and he would do nice landscaping. ìI want this thing to look nice too,î he said.
Sexauer told people that he would build three units this fall. The pond will be left as-is, and the area by the creek will not be developed.
Twin homes are popular now, Sexauer said. ìIt fits in ideally to this location. If we did houses, theyíd be scattered all over.î
After the meeting broke up, Bob Scanlan said the development is unique, and the county has no ordinances for planned use development, which is why the project has four variances.
ìWeíll definitely address it in the future,î he said, referring to the need for new ordinances.
ìItís changing, and itís going to keep on doing it too,î planning commission member Glenn Kruse said.
ìThis is just the beginning,î said Bill Flannery of Brownsville Township.
ìBuilding sites are scarce,î Kruse added.
Sexauer was asked to respond to the people concerned about the aesthetic aspect of the proposed site. He said he would try to keep a pristine look to it all, and it was designed in the least detrimental way. Thatís why the houses are low, he said. ìThese are all home owners that are going to take pride [in their homes],î he said.
Sexauer, who lives in rural Brownsville, owns Badger Corrugating in La Crosse. He owns two apartment buildings in Brownsville, and is developing a 75-acre parcel in Rushford.
A final decision on the proposal could come at the next planning commission/board of adjustment meeting on August 26 at 7 p.m. in the basement of the courthouse.
Conditional use permits
In other zoning-related business at last weekís county board meeting, the board approved two other recommendations for conditional use permits from the planning commission:
ï The board approved a conditional use permit for Phillip Felten on the former John Giblin estate in section one of Mayville Township. Scanlan said that Felten initially plans to put a trailer on the 16-acre parcel. Doug Gaustad had previously applied for a conditional use permit, but withdrew it after not purchasing the land.
ï The board approved a conditional use permit for Jim McCabe of Brownsville to build a cabin on a two-acre site in section 23 of Crooked Creek Township, south of the Twin Coves area. Scanlan said the Minnesota Department of Transportation would accept the plan as long it was a seasonal cabin for recreational use.
ìIt doesnít meet our requirement for a house,î Scanlan said. ìThereís already a house in that 40 and itís so small I donít know how youíd get a drainfield in it.î
Zoning permits
Many zoning permits were approved by the planning commission at its July 22 meeting, and then by the county board on August 3. Here are details of the permits.
ï Mathy Construction Company, Mayville Township: install temporary asphalt plant.
ï Collins Outdoor Advertising Inc., Caledonia Township: install off-premise sign (14x 48).
ï Ralph Arnett, Mound Prairie Township: build house (28x44), garage (28x 28).
ï Theodore and Betty Thorson, Yucatan Township: build house (32x 59).
ï Thomas Oldenburg, Hokah Township: build garage (24x36).
ï Glenn and Joan Affeldt, Mound Prairie Township: build house (34x68), garage (30x36), deck (32x8).
ï Jay and Lynda McNamer, Money Creek Township: build house (50x 52), deck (10x20).
ï Christopher and Carolyn Chapel, Houston Township: build house (32x90), decks (10x30 and 20x30).
Decisions by the planning commission are recommendations only. The county board must give final approval. Planning commission members are David Alstad, Spring Grove; Dave Corcoran, Brownsville; Glenn Kruse, Eitzen; Bruce Lee, Houston; Garland Moe, Caledonia; Terry Rosendahl, Hokah; and Charlie Wieser, La Crescent.
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