Planning panel recommends Shoreland conditional use permit for dwelling in Lanes Valley

Winona County planning commissioners on an evening meeting recommended that a conditional/interim use permit be approved to allow a 24-by-32-foot dwelling inside an existing agricultural structure located in the Shoreland Overlay along Lanes Valley Creek in New Hartford Township.

Staff presenter Lou told commissioners the property is in Section 36 of New Hartford Township and sits roughly five miles from La Crescent, within the county’s Shoreland Overlay (which extends 300 feet from the stream). He said the existing structure was originally permitted as an agricultural building and petitioners now propose to finish a 24-by-32-foot living quarter, one to two bedrooms, inside the building. Lou said the Board of Adjustment granted two variances earlier the same day by a 3–1 vote, and that county staff supports granting the conditional use permit with three conditions included in the staff report.

The staff presentation included maps and flood-data cross sections. Lou said the conservative base flood elevation for the site is 722 feet; the existing shed floor is at about 736 feet above sea level, and the proposed living quarters would sit well above the regulatory flood-protection elevation. He also noted DNR comments were received and that DNR and Winona County Soil and Water could provide recommendations at the development-certificate stage; the county would enforce any corrective measures tied to a development certificate.

Petitioner Mike (owner/builder) described the construction and on-site mitigation: engineered framing, insulated doors, hand-laid riprap (he stated "38,000 pounds of riprap"), three trenches filled with wash rock to route runoff, reseeding and removal of debris from the riparian bank. He said the portion proposed for living space represents about 20% of the 104-by-50-foot building and that practical considerations (access to water and sanitary facilities) drove the conversion.

Commissioners asked technical questions about criteria and conditions. Lou clarified there are seven standard approval criteria plus four shoreland-specific criteria (eleven criteria in total) that the commission must consider; staff’s recommendation is to apply three conditions should the commission approve the permit. Commissioners also discussed enforcement: Lou said DNR and Soil & Water provide recommendations, and the county would incorporate any required mitigation in the development-certificate review.

After discussion the commission moved to approve the petition "with the facts and findings" and recommended forwarding the item to the county board for final approval. The commission recorded two nays and a majority in favor; staff noted the county board will consider the matter at its January 13 meeting at 9 a.m.

The petition file identifies the applicants and affected parcels and cites the Winona County zoning ordinance provisions governing the Shoreland Overlay and conditional/interim use permits. The staff report and findings of fact, included in the meeting packet, list the three recommended permit conditions and related findings.