Wabasha County commissioners approve two conditional-use permits and Cornerstone Ridge final plat amid resident concerns

Wabasha County commissioners voted to approve two conditional-use permits (CUPs) and to accept the final plat for the Cornerstone Ridge subdivision following planning commission recommendations and public comments.

Planning staff told the board the Planning Commission recommended approval of an after-the-fact CUP from Troy Baker to operate a lodging establishment from a single-family residence (application received July 2, 2025) and unanimously recommended approval (4-0) with three conditions: the use must follow submitted plans, any expansion requires a CUP amendment, and all applicable federal, state and county statutes, ordinances, rules and regulations must be observed. The board approved the Baker CUP on a motion by Commissioner Wabbe, seconded by Commissioner Powers; the motion carried on voice vote.

The board also approved a CUP from Daniel Wagner to transfer one dwelling-unit density from Wabasha County Parcel R-12-00081-00 to Parcel R-12-00163-00. Planning staff said the parcels are zoned Agricultural Protection District A-1 and that dwelling-density transfers are permitted under the county zoning code (chapters 4.03 and 4.04). The Planning Commission recommended approval 4-0 with conditions that include recording a deed restriction on the parcel that surrendered density. The board approved the Wagner CUP on a motion by Commissioner Springer, seconded by Commissioner Wakas; the motion carried on voice vote.

The most contested item was the Cornerstone Ridge final plat, proposed by Brent Beck of Cornerstone Real Estate and described by planning staff as a 109-acre proposal in the Agricultural Urban Fringe District A-3. Planning staff reported the Planning Commission recommended the final plat 5-0, saying the revised proposal meets A-3 zoning and road requirements.

During public comment, four residents raised concerns about the Cornerstone Ridge plat. Sarah Erickson asked who would maintain roads and stormwater ponds if the homeowners association (HOA) dissolves, noting townships had previously declined road maintenance for developments. Joe Larson and Logan White questioned whether several lots actually contain a full two-acre buildable area, saying maps show developable acreage often under two acres and warning about standing water and limited sight lines at the proposed County Road 21 access. Logan White estimated the development could generate “at least 10 to 20 cars per day” and said sight-distance limitations at the access could pose a safety hazard.

Resident Tracy Mulholland raised allegations of improper influence related to County Commissioner Springer and an association with the developer; the board chair interrupted to remind speakers that personal attacks and inflammatory language are not permitted during public comment. The chair also advised on the rules for public remarks.

Planning staff and the county’s representative for the developer, Kyle Skove of WHKS (appearing for the developer), told the board the revised plat meets county standards and that lots were reviewed to ensure each contains an area sufficient for a dwelling. Staff explained the process for variances: a property owner seeking relief must apply to the county, and the Board of Adjustment reviews and decides variance requests after public notice. Staff said that review practice during preliminary plat review is to confirm lots meet the minimum size (two acres) and that a buildable area exists; if a lot is effectively restricted by floodplain or bluff, applicants are informed and must seek a variance if they want to build outside the designated buildable area.

Commissioner Springer said, in response to an accusation raised during public comment, that he would abstain from the Cornerstone Ridge vote because of the concern raised; Springer said he did not receive any personal benefit and that insurance paid for hail-damage repairs to his home but that he would abstain to avoid any appearance-of-conflict concerns. The motion to approve the final plat, moved by Commissioner Powers and seconded by Commissioner Wakas, carried with Commissioner Springer abstaining.

The board approved the consent agenda (minutes, claims, per diems, meal vouchers), accepted a $1,000 donation to the probation department from the Wabasha Rotary Club, and approved a memorandum of agreement for a trail project in the highway department as part of the consent items.

The board recessed at the end of the meeting to attend the AMC fall policy conference scheduled September 10–12.

Votes at a glance - Baker CUP (Troy Baker): Planning Commission recommendation 4-0; motion carried by the board (mover: Commissioner Wabbe; second: Commissioner Powers). Conditions: follow submitted plans; any expansion requires CUP amendment; comply with all applicable laws. - Wagner CUP (Daniel Wagner): Planning Commission recommendation 4-0; motion carried by the board (mover: Commissioner Springer; second: Commissioner Wakas). Action allows transfer of one dwelling-unit density with deed restriction recorded on the originating parcel. - Cornerstone Ridge final plat (Brent Beck / Cornerstone Real Estate): Planning Commission recommendation 5-0; board approved (mover: Commissioner Powers; second: Commissioner Wakas). Commissioner Springer abstained citing concerns about perceived conflicts. Residents raised questions about buildable acres, stormwater and HOA maintenance, access sight distance and traffic.

Why it matters: The decisions allow new residential development and density transfers in rural portions of Wabasha County, with conditions intended to limit unapproved expansion and preserve compliance with county zoning. Public comments highlighted long-term maintenance and safety questions that could surface once lots are sold and an HOA or landowners assume responsibilities.

What’s next: Variance requests, if any, would be handled by the county Board of Adjustment after application and public notice; county staff said applicants are informed of building restrictions during the permit or platting process.