Future commercial development on Highway 3 mulled

A request for commercial zoning had Crow Wing County commissioners considering the future of the wooded Highway 3 corridor north of Brainerd.

In a split vote, the board Tuesday decided to deny a commercial zoning request for Eli and Maya Mackereth.

The Mackereths requested a rezoning from agricultural with conditional use to commercial 1 for nearly 3 acres. The county received two written notes of opposition. The county Planning Commission recommended approval of the change.

Mackereth has had a conditional use permit to operate a business on the property since 1994 and contracts with Qwest for phone line work. The land is largely used at this time for storage of equipment and vehicles with additional construction planned.

Commissioner Rachel Reabe Nystrom said if the zoning is changed instead of continuing the conditional use, that opens the door for many more commercial uses compared to the present.

She said it was like boiling a frog by starting with cold water that heats up slowly before the frog realizes it.

Mark Liedl, land services director, said the county comprehensive plan encourages commercial development along trunk highways. The older Unorganized Territory comprehensive plan, created in 1997, sought to limit commercial development on Highway 3.

Liedl and Highway Engineer Lyndon Robjent said a land use plan, already in discussion, would look at the entire area and provide helpful guidance.

Board Chairwoman Rosemary Franzen said anytime a business is put in the middle of a neighborhood there are things residents don't want. She pointed to neighbor concerns with a cleaning business just down the highway. Franzen said she supported continuing the conditional use permit at this time as the county was going to be looking at this issue soon. Franzen said she preferred looking at an entire plan instead of jumping to spot zoning.

Commissioner Paul Thiede said while there may appear to be inconsistencies, the county hasn't spot zoned. Thiede questioned a reason for denial when the applicant had already jumped through the hoops.

"It's delusionary to think we aren't going to get commercial up County Highway 3," Thiede said. "We are going to get it, it's a question of when and how."

Commissioner Rachel Reabe Nystrom moved to deny the rezoning request and refund the owner's application fee, noting the ongoing work that will clear up some board questions.

Commissioner Doug Houge questioned if there wouldn't always be ongoing work meaning the board would have no idea how long this process would take. The delay, Houge said, was telling people not to start a business.

"I think it's a perfect spot for commercial," Houge said.

Commissioner Phil Trusty agreed with Nystrom that the planning needs to be taken care of first. Thiede and Houge voted against denying the rezoning. Franzen broke the tie, voting with Nystrom and Trusty.

RENEE RICHARDSON may be reached at renee.richardson@ brainerddispatch.com or 855-5852.