REQUEST FOR REZONING A-40 to R-10

File No: P-017282 Application Date: 9/10/2020 Parcel No: 04.01792.0006 Property Owner/Applicant: Todd and Rachel Schwartz 10107 440th St Holdingford MN 56340 DESCRIPTION OF PROPOSAL

To consider rezoning approximately 30 acres from the Agricultural 40 (A-40) zoning district to the Residential 10 (R-10) zoning district in accordance with Section 4.10 of Stearns County Land Use and Zoning Ordinance #439. If the rezoning is approved, the applicants plan to split the property into two parcels.

CRITERIA FOR REZONING

Per Section 4.10.1 of Zoning Ordinance 439, any change to any zoning map shall be in compliance with the County Comprehensive Plan.

SITE INFORMATION Location of Property: The property is part of the NE1/4 NW1/4, lying south of 440th St, in Section 3, Brockway Township (126/29). The property address is 10107 440th St, Holdingford MN. Vehicular Access: The property has access from 440th St, a Township road. Existing Vegetation & Topography: The property is mostly grassland, with some woods in the southeast corner. The topography is rolling, being low on the northwest corner and rising as you go south. The property rises over 50’ from north to south property line. Setback impacts: None.

ADJACENT LAND USES

There are approximately 29 homes, 3 registered feedlots with over 10 animal units and 3 with less than 10 animal units within a ½ mile of the property.

North – rural residential lots. Rockline Addition is to the north, platted in 1977, prior to the county zoning ordinance being adopted. East – woodland and farmland South – woodland and farmland West – primarily farmland

ZONING North- Agricultural 40 East- A-40 South- A-40 West- A-40

Agenda Item

6

OVERLAY DISTRICTS / AREAS OF CONCERN None ISSUES TO CONSIDER/ALTERNATIVES If the area were rezoned, what uses would be allowed? Would a zoning change be consistent with the surrounding area? Would a zoning change be considered spot zoning? Would a zoning change be consistent with the Comprehensive Plan Future Land Use Map and its Goals

and Objectives?

RESIDENTIAL DEVELOPMENT OPTIONS Agricultural 40 district Development Options: *Allowed without rezoning*

Base density: 1 residential dwelling unit Residential 10 district Development Options: *Proposed rezoning*

Base density: 3 residential dwelling units Cluster development density: 5 residential dwelling units

PURPOSE STATEMENTS FOR THE AGRICULTURAL 40 AND RESIDENTIAL 10 ZONING DISTRICTS

9.3 Agricultural 40 zoning district Purpose Statement (current zoning) 9.6 Residential 10 zoning district Purpose Statement (proposed zoning) Consider the purposes and intent of each zoning district as shown in *Appendix A*.

CONSISTENCY WITH COMPREHENSIVE PLAN

- This is in the Agricultural/Rural Area with most of it having a Natural Resources Overlay

Future Land Use Map: Agricultural/Rural This designation identifies agricultural uses and farmsteads related to the operations of the agricultural use at a maximum residential density of 1 unit per 40 acres or greater.

Rural Residential: The Comprehensive Plan recognizes not all of these areas are well suited for agricultural activities given their soil types or natural features. Therefore, the property owner should also be given the flexibility to develop their land as long as it meets certain criteria that balances residential uses with adjacent land uses. Clustering development is encouraged to preserve existing natural resources (e.g., wetlands, prairie, woodlands, habitat corridors, and viewsheds) or large areas for agricultural uses. Lot sizes may vary; however, properties are required to maintain enough buildable land to accommodate the construction of permitted structures, including primary and secondary septic systems or community systems.

LAND EVALUATION SITE ASSESSMENT SCORE (LESA) (see attached summary) The LESA system was designed specifically to assess where the best farmlands are located locally. They system provides an objective and consistent tool for evaluating the relative importance of specific sites for continued agricultural use.

The threshold for non-agricultural conversion is 65. The LESA score is 49.45.

The LE (land evaluation) score, which is based on the soils and their characteristics, is 23.9 The SA (site assessment) score, which is based on a site’s relative importance for agricultural

use, is 25.55.

TOWNSHIP RECOMMENDATION

Brockway Township recommended approval of the rezoning. See enclosed rezoning recommendation.

Staff Analysis: 1. Does the proposal conform to the County’s Comprehensive Plan? Why or why not? Future Land Use Map: Agricultural/Rural Area with Natural Resources Overlay Goals and Objectives: See attached Comp Plan Goals and Objectives spreadsheet 2. Is the proposed rezoning compatible with the present and future land uses in the area of the

proposal? There are approximately 29 homes, 3 registered feedlots with over 10 animal units and 3 with less than 10 animal units within a ½ mile of the property.

Present Zoning: Agricultural 40 Proposed Zoning: Residential 10

Future Land Use Map: Agricultural/Rural Area with Natural Resources Overlay LESA Score: 49.45 Scenic Views/Rural Character: To be determined by the Planning Commission

3. Are there environmental concerns that should be considered as part of this rezoning request? To be determined by the Planning Commission 4. Has information been provided regarding the impact to property values in the area as a result of the

rezoning? To be determined by the Planning Commission 5. Is there a potential for public health, safety or traffic generation impacts based on the proposed

rezoning and how will they be addressed? To be determined by the Planning Commission 6. How does the rezoning effect existing public services and facilities including schools, parks, streets and

utilities? To be determined by the Planning Commission 7. Other issues pertinent to this matter.

To be determined by the Planning Commission County Board meeting: October 20, 2020 Staff site visit(s): Jennifer Buckentine – TBD Attachments: Location map Application Township recommendation LESA summary Aerial photos Zoning maps Comprehensive Plan goals and objectives

Parties Notified Property Owners Within 1/2 Mile of Affected Property Chair, Clerk & Supervisors for Brockway Township Holdingford School District #738

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TOWN OF BROCKWAY COUNTY OF STEARNS

STATE OF MINNESOTA WWW.BROCKWAYTOWNSHIP.GOVOFFICE.COM

MISSION STATEMENT The Mission of the Town of Brockway is to:

Preserve our Natural Resources

Keep Governmental Services Simple and Cost Effective Protect the Right to Continue Agricultural Uses Preserve the Character of the Community; and

Safeguard Property Rights

Brockway Township is an Equal Opportunity Provider and Employer *Meeting to be recorded for transcription purposes only.

George Fiedler, Chairman Duane Douvier, Supervisor Terence Pogatchnik, Supervisor Margaret Stang, Clerk Susan Goodew, Treasurer

Unapproved MEETING MINUTES

1. Call to Order:

A. On this 17th of August 2020 the Regular Monthly Meeting was called to order at 7:30 PM. B. The Pledge of Allegiance was recited. C. All board members were present except Duane Douvier. Zoning Administrator Oleson was also present.

Sign in sheet is attached. D. A motion was made by Supervisor Fiedler to approve the agenda as amended, which was seconded by

Supervisor Pogatchnik all in favor, motion carried. 2. Land Use Requests:

A.Todd R & Rachel A Schwartz came before the board requesting their property be rezoned from a R40 to R10. Supervisor Fiedler made a motion to accept their request, seconded by Supervisor Pogatchnik. Motion carried.

3. Clerk’s Report: A. June 15, 2020 meeting minutes were revised and approved by Supervisor Fiedler, seconded by S. Pogatchnik. B. July 20, 2020 meeting minutes were presented and approved by Supervisor Pogatchnik, seconded by S.Fiedler. C. Salaries for the Clerk and Treasurer were discussed. Both the Clerk and Treasurer stated $300 would be

sufficient. Supervisor Pogatchnik made a motion to accept this proposal, seconded by S. Fiedler. Clerk and Treasurer were informed to keep track of hours and if in the future they needed more to speak up.

4. Treasurer Report

A. Accounts for July 2020 / Move to approve. A motion was made by Supervisor Fiedler to approve the July 2020 Report, seconded by S. Pogatchnik, all in favor; motion carried.

B. Approval of Claims: A motion was made by Supervisor Fiedler to approve claim No. 22379-22394, seconded by S. Pogatchnik, all in favor, motion carried. C. Treasurer Goodew advised the board that she would like to file for EFT Electronic Fund Transfer with the State. We already have it with the county. Supervisor Fiedler made a motion to pay electronically, seconded by S. Pogatchnik.

4. Public Input: A. Victor Legatt asked about the duties of the Clerk and Treasurer. Supervisor Fiedler read those. B. Pat Smoley asked about 385th Street and Brockway Hollow, he was advised we would be talking about soon.

5. Old Business: A. Roads:

1. Road Striping Status: Supervisor Fiedler to accept proposal from Engineer on marking to do striping. S. Fiedler will follow up as 421st was not in the bid. We did not pay for it and it was never marked.

2. 385th Survey: Supervisor Fiedler has no objection to record roadway by the land surveyor. Township has maintained the road. Supervisor Pogatchnik made a motion to record 385th on resent survey, seconded by S. Fiedler, approved. Twp. Planner Ben Oleson will get this taken care of.

/ Steams County Land Use and Zoning Ordinance

Site Assessment Summary

Property Owner Todd & Rachel Schwartz D t fA 1. t' 9/24/20 a e o pp 1ca 10n __ _

Township Holding Section 03 Acreage_3_0 __ _

SA-1 Factors Measure of Productivity Maximum points-25/50

I. Compatibility of existing agricultural land with Surrounding Land Uses

a.) Adjacent Pts. Avail. 7.5 = 6 · 0 b.) Non-Adjacent Pts. Avail. 5.0 = 2_ 2. Percent of Site Suitable to Farm Pts. Available 5.0 = 3 · Q

3. Relationship of property to feedlots and animal units 1.) Animal units within 1 mile Pts. Available 4.5 = 1 · 3 b.) Animal feedlots within I mile Pts. Available 3,0 = 2.25

SA-1 Total 13·~

SA-2 Factors Measure Development Pressures Impacting a Site's Continued Agricultural Use. Maximum points-17 .5/50

1. Compatible with Land Use Plan Pts. Available i .£ . ., _O __ 2. Distance to Public Services

a.) WaterPts. AvaiL3.0= 3.0

3. Type of Road Access

b.) Sewer Pts. AvaiL 3.0 = 3 · 0

Pts. Available 4.0 = 4.0

SA-2Total~

SA-3 Factors Public Values ofa Site Supporting Retention in Agriculture. Maximum points-7.5/50

1. Environmentally Sensitive Areas within one (I) mile Pts. Available 2.5 = 2,5

2. Percent of Site mapped on the National Wetland Inventory Pts. Available 2.5 = _O __ 3. Percent of Site located within the Floodplain Pts. Available 2.5 = _O __

LE= 23.9 SA=25.55

49.45

A-4

SA-3Total~

Total Site Assessment Score= 25.55

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Brockway

This map is made available on an “as is” basis, without express or implied warranty of any sort including, specifically, any implied warrantiesof fitness for a particular purpose, warranties of merchantability, or warranties relating to the accuracy or completeness of the database. Date: 9/29/2020

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A-40 to R-10

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This map is made available on an “as is” basis, without express or implied warranty of any sort including, specifically, any implied warrantiesof fitness for a particular purpose, warranties of merchantability, or warranties relating to the accuracy or completeness of the database. Date: 9/29/2020

µ0 280 560 840 1,120140

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1 inch = 833 feet Schwartz rezoning A-40 to R-5

1717 1616 1515 1414 1313

88 99 1010 1111 1212

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A-40

R-1

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Date: 9/29/2020

Rezoning RequestOrdinance # 609

Brockway TownshipSection 3

T126N R29W

Exhibit AThis map is made available on an "as is" basis without express or implied warranty of any sort, including specifically, any impliedwarranties of fitness for a particular purpose, warranties of merchantability or warranties relating to the accuracy of the database.

Agricultural District A-160Agricultural District A-80Agricultural District A-40Commercial (C)Educational/Ecclesiastical (EE)Industrial (I)

MunicipalityProtected LakeResidential District R-1Residential District R-5Residential District R-10Residential District R-20

Residential Manufactured Home (RMH)Rural Townsite (RT)Scenic River District (SR)Transition District T-20Urban Expansion (UE)

±

Area to be rezoned from A-40 to R-10

Comprehensive Plan Goals and Objectives

Updated September 2020

☒ Y N NA Agricultural Goals

☐ 1. Support agriculture as a desirable land use for the long term and facilitate diversification of the County’s agricultural economy.

☐ 2. Utilize sustainable practices to protect prime farmland and water quality for future generations.

☐ 3. Retain areas with highly valued agricultural land or economically viable animal agriculture operations.

☐ 4. Strive for and support higher farm profitability and family farm stability.

☐ 5. Strengthen and retain areas with highly valued agricultural land or economically viable animal agriculture operations.

☐ 6. Encourage cities to collaborate with the County on the review of animal agriculture issues in close proximity to boundaries or within orderly annexation areas.

☒ Y N NA Agricultural Use Policies

☒ 1. Primary land uses in the “Agricultural” areas should be agriculturally oriented, including animal agriculture, crop production and specialized agricultural enterprise, in combination with limited agricultural related business, solar and wind, recreational, institutional, and open space uses.

☐ 2. Emphasize the importance of animal agriculture to the County economy by treating it as a priority land use in this area (compared with residential or other non-agricultural uses).

☐ 3. Encourage agricultural practices that allow for co-existence with sensitive natural resources.

☐ 4. Encourage sustainable agricultural practices that protect prime farmland and water resources for future generation.

☒ 5. Projects that are located in an “Agricultural” area and are not agriculturally oriented should follow the Comprehensive Plan’s Future Land Use Factors to minimize conflicts with adjacent land uses and natural resources.

☐ 6. Rural housing related to the operations of the agricultural use should occur at a maximum density of 1 unit per 40 acres.

☒ Y N NA Crop and Product Diversification Policies

☐ 1. Encourage the diversification of crops and products to enhance Stearns County’s regional agricultural presence.

☐ 2. Recruit industries that utilize local production to improve the County’s capture of value-added industries.

☒ Y N NA Animal Agriculture Policies

☐ 1. Allow animal feedlots in the agricultural areas by protecting them from non-farm housing through County zoning.

☐ 2. Follow pollution controls consistent with State requirements.

☐ 3. Provide sources of assistance to allow for coexistence of agriculture and sensitive natural resources.

☒ Y N NA Clean Energy Policies

☐ 1. Site solar energy systems in a way that reduces conflict with adjacent land uses, including but not limited to avoiding areas that will impact future development potential for a municipality.

☐ 2. Continue to require beneficial habitat ground cover on solar sites.

AGRICULTURAL

Stearns County agricultural heritage is the root of our prosperity and identity. Through product diversity, innovation,

and sustainable practices, we will enhance and promote the advancement of our agricultural economy.

Comprehensive Plan Goals and Objectives

Updated September 2020

☐ 3. Direct the siting of wind energy to minimize impacts to habitat and natural areas. Local analysis should be considered in regard to nearby rural residences.

☐ 4. Monitor State and Federal policies and programs to determine if any Zoning Ordinance changes need to be made.

☐ 5. Encourage the development and use of renewable energy systems throughout the county, including wind energy and solar energy.

Comprehensive Plan Goals and Objectives

Updated September 2020

☒ Y N NA Living Goals

☐ 1. Collaborate with cities and townships to maintain sustainable growth patterns that align with the Comprehensive Plan.

☒ 2. Manage the impacts of growth and development on the County’s rural character and natural resources.

☒ 3. Support housing options that give people in all life stages and of all economic means viable choices for safe, stable, and affordable homes.

☐ 4. Encourage new homes to be constructed in a sustainable manner, while including energy efficient technology and in accordance with state building code.

☐ 5. Respect and preserve architectural, archaeological, and cultural history, while building on all residents’ cultural assets to strengthen County cohesion.

☒ Y N NA Transitional Area Policies

☐ 1. The County will not dictate or advocate for growth at the community level. Growth boundaries should be established at the local level.

☐ 2. Evaluate development proposals in the Transitional Areas using the Comprehensive Plan’s Future Land Use Factors.

☐ 3. Future Land Use Plan map amendments that expand or change a Transitional Area must include a finding:

☐ • That insufficient land is available in areas that the Comprehensive Plan has already designated for that land use to respond to market demand.

☐ • That the expansion is consistent with City, County, and State infrastructure expansion plans, and with township staffing plans where available.

☐ • That the resources in the area proposed for change have been adequately assessed, or will be assessed prior to any development proposal.

☒ Y N NA Agricultural Residential Use Policies

☒ 1. Residential uses in the agricultural areas must embrace the Comprehensive Plan’s Future Land Use Factors to minimize conflicts between adjacent land uses and natural resources.

☒ Y N NA Rural Residential Policies

☒ 1. Future density increases in the agricultural areas should consider conservation subdivision techniques.

☒ 2. Encourage higher density developments to locate near municipal services.

☒ 3. Residential uses in the agricultural areas must embrace the Comprehensive Plan’s Future Land Use Factors to minimize conflicts between adjacent land uses and natural resources.

☒ Y N NA Accessory Dwelling Unit Policies

☐ 1. Support a mix of housing that are appropriate for each zoning district.

☐ 2. Carefully manage ADU’s in shoreland areas to ensure density is managed and shoreland aesthetics are not altered.

☒ Y N NA Workforce Housing Policies

LIVING

Stearns County shares a broad set of values about ourselves and the place where we live. We will continue to embrace

these diverse values by supporting a full range of housing choices that meets resident’ needs at every stage of their lives

and ensure a healthy balance of housing types that meet the needs of a diverse population with diverse needs.

Comprehensive Plan Goals and Objectives

Updated September 2020

☐ 1. Residential uses in the agricultural and rural areas must embrace the Comprehensive Plan’s Future Land Use Factors to minimize conflicts between adjacent land uses and natural resources.

☐ 2. Allow workforce housing accessory dwelling units, single-room occupancy housing, co-housing or tiny houses/apartments by right in selected zoning districts.

☐ 3. The County will support affordable workforce housing projects following these guidelines:

☐ • A portion of the project provides affordable housing units for lower-income populations.

☐ • The project has embraced best practices for on-site sewage treatment systems that do not negatively impact the environment.

☐ • The delivery of other public services (i.e. fire, police, public works, and schools) have been consulted and the County is satisfied that the development can be serviced under existing or planned programming levels.

☒ Y N NA Lakeshore Living Policies

☐ 1. Limit the impacts of additional shoreland development by clustering housing away from shorelines, using a conservation design approach.

☐ 2. Encourage shoreland protection and restoration methods such as vegetative buffers.

☐ 3. Discourage the alteration of natural shorelands and the creation of impervious surface in near shore areas.

☐ 4. Address wastewater treatment and water quality problems through the County Water Plan, Watershed Districts, lake associations and other partnerships.

☐ 5. Encourage implementation of innovative stormwater management practices into shoreland projects sch as rain gardens, permeable surfaces and vegetative buffers.

☐ 6. Expand mitigation requirements for projects requesting to vary from lake setbacks to preserve the riparian environment and reduce erosion to enhance the water quality.

☐ 7. Create riparian standard that balance the interests of both year-round and seasonal residents, while protecting the natural resources that draw them to the lakeshore amenities.

☐ 8. Evaluate lakeshore housing projects using the following as guidelines, in addition to the Comprehensive Plan’s Future Land Use Factors.

☐ • The project preserves sight lines and does not negatively impact view sheds of adjacent properties.

☐ • The project maintains the neighborhood’s residential character by promoting compatible land uses. Land uses that detract from this character should be addressed through site design improvements and mitigation measures.