The Grand Marais Planning Commission approved two requests for zoning map amendments at its March 7 meeting but denied a third request that called for rezoning, preliminary plat approval and a conditional use permit.
David Parsons and Tom Hansen appeared before the commission first, along with their attorney, Richard Swanson. They asked that the C/I (Commercial/Industrial) zoning district be extended 66 feet farther south onto property currently zoned R-1 (Permanent Residential).
Swanson said the change is necessary to extend the commercial zoning to encompass cabins that are used as part of the motel development at 1800 W. Highway 61. Swanson pointed out that the cabins, which were built in the mid-1920s, were in place long before the zoning was established in 1971. Furthermore, he said, the zoning line as is runs through the cabins, and that clearly indicates a mistake was made.
The commission agreed with Swanson and approved the request, which will allow the two vintage cabins that remain to comply with zoning use rules and have the necessary 30-foot setback from residential property.
Their second request was more anfractuous, as it involved Parsons’ proposal for a preliminary plat dubbed “Uptown Grand Marais,” also at 1800 W. Highway 61 on the property formerly known as Tomteboda. Parsons is proposing a planned unit development consisting of 32 residential lots and 16 fractional ownership cabins, along with creation of some additional commercial lots on the 21.2-acre site.
The planning commission held a public hearing on the proposal Jan. 4, and asked for more information before making a decision. The requested information included such things as a landscape plan, homeowner’s association documents explaining how the required stormwater infrastructure would be maintained, a parking plan, and a phasing plan for the development. The 60-day rule was extended for another 60 days in order for Parsons to prepare and provide the requested information.
Unfortunately, Parsons failed to provide any of the requested information in February, and planning commission action was tabled until March, when Parsons again failed to provide the requested information. City Administrator Mike Roth recommended that, due to time limitations which require the city to act within 60 days, the request (which includes a conditional use permit, planned unit development and rezoning) needed to be denied.
The commission thus voted unanimously to deny all requests associated with the Uptown Grand Marais proposal. “We’ve cleared the table,” said commission chairman Tim Kennedy.
Swanson said the developers would now re-do their plan and try to make it conform with the present zoning; Hansen said he would be back with another, simpler proposal that will call for a more gradual phasing in of the PUD and provide both the city and developers with a clearer overall plan to work with.
Finally, the commission approved a request from Matt Geretschlaeger and HRH Highway 61 to change 21 acres at 1800 W. Highway 61 from Residential to Recreational/Commercial. Geretschlaeger said he is asking for the change in order to construct a 1,000-foot zip line on the property.
Before voting for the zone change, commissioners reviewed and adopted the five essential items: that the proposed zoning is consistent with the city’s comprehensive land use plan; a mistake was made in the original zoning which was inconsistent with the land use plan; there exists a clear public need for a benefit from the proposed zone which is above and beyond any benefit or convenience of the land owners; the public interest is best served by rezoning the property in question rather than other property in the community; and a determination that the request is not a downzoning.
The commission also heard comments from nearby landowners who are against the proposal. Their objections included noise in a residential area; the request was “businesscentric,” meaning it focused on what was good for the economy rather than what was good for the already-existing neighborhood; creation of more stormwater runoff and the effect on septic systems; and concern for the wetlands on and near the property.
The public comments weren’t all negative. Tom and Dick Crosby, owners of the adjacent miniature golf course, said the new enterprise is a good use of the land and is better suited to the site than a residential development or condos, as was proposed 16 years ago. A zip line shows creativity and would be less impactful to the site and its surroundings than, say, construction of 50 low-income houses that are permitted under the present zoning, they commented.
Mike Littfin of the Cook County – Grand Marais Economic Development Authority (EDA) said he believes there are a lot of “up sides” to the proposal, citing the large investment in the local area, job creation, boost to the tax base, and the creation of a new entity that is not in the county.
The planning commission’s recommendations will be forwarded to the city council, which will consider them on March 14.
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