Planning commission recommends rezoning parcel near Highway 10 to agriculture despite resident opposition

The Morrison County Planning Commission on Sept. 30 voted 3–2 to recommend that the County Board rezone an 11.28-acre parcel owned by Jason and Tammy Leibold from rural residential to agriculture, clearing the way for the applicants to later seek an interim use permit for a limited rural wood-products business.

Amy, Land Services planner, described the parcel as part of Landon's Addition with frontage on U.S. Highway 10. She said the applicant owns all three lots in the subdivision and that rezoning from rural residential to agriculture would allow uses permitted in the agriculture district; she also reminded the commission that “there is no ability to condition a rezone.” Amy reported that the county zoning map was last comprehensively updated around 1995 and that staff had received a written petition from nearby residents opposing the rezone.

Applicant Jason Leibold told the commission he operates a wood-products operation at another site and is seeking Highway 10 frontage for sales and staging. Leibold said he does not plan to process material on the parcel, that vehicles would use an access from Highway 10 and that MnDOT officials had indicated a turn lane might be required. “No buildings at this point,” Leibold said. “It’d be just a skid loader to load things and that’d be about it.”

Multiple neighbors spoke in opposition during the public-comment period. Camille Gatsa said a wood-products operation would produce “more noise, more traffic, and more pollution,” and questioned whether heavy trucks would use Victoria Lane and 70 Third — roads that residents said are not built for semis. David York and Cindy Saldana York described a high water table and a creek running through the area and said several neighbors rely on shallow residential wells. Residents expressed concern about dyed mulch and possible leaching, as well as the potential for moving infested wood to spread pests; one resident provided a Soil and Water contact (Lou Nousha) and said agency staff had inspected neighborhood trees and found no oak-wilt.

Staff clarified that Victoria Lane does not directly serve the parcel — a drainage ditch separates the subdivision from the Landon's Addition parcel — and that any future business development would likely require coordination with MnDOT for a Highway 10 access or with the township to build or extend local roads.

During deliberations commissioners addressed possible “spot zoning” concerns and whether the parcel’s context (agriculture zoning surrounding rural-residential islands) affected the decision. Commissioner Brent said the parcel’s Highway 10 frontage and surrounding agricultural zoning supported rezoning, while other commissioners voiced concern about residential neighbors’ quality of life.

The vote to recommend the rezone was Marvin — no; Brent — yes; George — yes; John — no; Clint (chair) — yes. George moved to recommend approval; Brent seconded. The recommendation now goes to the Morrison County Board of Commissioners, which will consider the rezone at its Oct. 7 meeting. If the County Board approves the rezone, the applicants must apply for an interim use permit or other permits to establish the wood-products business, at which time the county and state review agencies would evaluate traffic, stormwater, environmental and other site-specific issues.