Goodhue County planning commission tables countywide PUD text amendment after township pushback

The Goodhue County Planning Advisory Commission on Oct. 21 debated a proposed text amendment to the county Subdivision and Zoning Ordinances that would allow Planned Unit Developments (PUDs) as a conditional use in commercial‑recreation districts. The amendment would apply to all five county parcels currently zoned for commercial recreation and would allow separately owned PUD units that can be sold, leased, or rented.

County planning staff summarized outreach and research, saying Cannon Falls and Hay Creek townships raised no objections, Mineola Township opposed the sale/ownership model, Florence Township asked for more time to study implications, and Vasa Township did not respond. Staff cited Cook County and Winona County examples and noted possible PUD language options such as density calculations and temporary‑residency limits; staff also said the county administratively extended consideration to Dec. 20 under state statute to avoid automatic approval.

Megan Smith, owner of Every River LLC and the applicant for the Evering River LLC proposal, said the amendment would ‘‘benefit the entire county’’ by supporting destination tourism in commercial‑recreation settings and that township concerns could be handled by conditional‑use conditions. ‘‘Any issues that specific townships or neighbors bring up can be addressed through the conditional use or PUD process,’’ Smith said.

Township representatives urged caution. Mary Vazette of Mineola Township said her board ‘‘is not really in favor of the sale part’’ because allowing split ownership could create cluster housing in a township where housing density is already met. Representatives from Florence Township reported strong local interest—one speaker said about 45 people attended the Florence meeting—and asked for months, not weeks, to draft local ordinance language and study the impacts.

Commissioners debated options including allowing a percentage of long‑term units (for example, 40% long‑term, 60% short‑term), setting residency limits similar to Winona County’s 180‑day restriction for recreational cabins, and relying on HOA or conditional‑use conditions to enforce temporary‑residency rules. Several commissioners expressed discomfort with allowing privately owned units in which owners could not live year‑round.

A commissioner moved to deny the text amendment; a subsequent roll call produced procedural confusion and a 3–3 split that left the motion without a majority and therefore failed. After further discussion, the commission moved to table the amendment for one month to allow Florence Township additional time to draft language and provide comment; that motion carried and the item will return at the commission’s November meeting.

Staff reminded commissioners that, regardless of the commission’s recommendation, the county board will hold a public hearing and must make the final decision, and that the board faces a statutory deadline in December if the commission and county board do not act.