LAKE VERMILION— The prospective developer of a rustic campground near the mouth of Lake Vermilion’s Black Bay plans to appear before the St. Louis County Planning Commission next Thursday, but she’ll face plenty of opposition from nearby property owners and a critical review from county planning staff.
The developer, Christine Wryobek, of Cuero, Texas, was originally scheduled to bring her request for a change in zoning to the planning commission back on March 9, but she withdrew that plan and resubmitted a new application, which is now on the agenda for April 13.
Wryobek and her Minnesota nonprofit, known as Rough-N-It, Inc. is looking to acquire approximately 45 largely undeveloped acres on a double-pronged, boat-access peninsula with the hopes of constructing a tent campground to allow disabled veterans or other groups to have outdoor experiences in a wilderness-like setting. The property in question includes nearly 7,000 feet of prominent shoreline on Vermilion’s far west end. With high rock bluffs and palisades, it’s been a landmark that has managed to avoid any significant development despite the pressures the lake has faced for decades. It’s one of the largest undeveloped tracts of privately-owned property still remaining on the lake.
Wryobek proposes to construct as many as 47 dispersed campsites served by privies or outhouses. The facility would necessitate the construction of a large dock to accommodate the boats that would shuttle campers back and forth to two lots across the bay with road access. County records show the property is currently owned by Solveig Mead-Berg, of Moorhead, although Lutheran Social Services is listed as the taxpayer.
But before Wryobek can pursue her plan, she must convince the planning commission to change the zoning on the property from its current Residential (RES) classification to Shoreland Mixed Use, or SMU. Her campground, which is considered a commercial planned unit development, is not an allowable use in a RES-zoned district but would be allowable with a conditional use permit in a district zoned SMU.
The change in zoning could well be an uphill battle for Wryobek, which county planning staff are calling “spot zoning,” something that the county’s ordinance doesn’t allow.
Changes in zoning require a clear public benefit, and on that point Wryobek and county staff clearly disagree. She says that the county is well aware of the demand for more camping opportunities and that her nonprofit would serve the needs of disabled veterans. Wryobek said the proposed site would provide a wilderness-like setting as well as motorized access to Trout Lake, located in the Boundary Waters Canoe Area Wilderness. “That’s why Lake Vermilion is so appealing to us,” she said.
County staff don’t see it that way. “The applicant has not demonstrated that there is a clear public benefit,” notes the planning staff in their report to the planning commission. What’s more, the county staff say the zoning affecting the property was established for the protection of existing residential development and to restrict incompatible uses and that there are other places on the lake that would be more appropriate for the project proposed by Wryobek. “There are multiple areas on Lake Vermilion that are zoned SMU that would support the requested commercial planned development. These areas were specifically identified during the Lake Vermilion planning process to allow for commercial development to continue and expand if needed.”
Residents petition for EAW
The rezoning, if approved, would only be the first step toward Wryobek’s goal. Property owners in the vicinity of the proposed camp have filed a petition with the county to require an environmental assessment worksheet, or EAW, which would have to be completed before the county could grant a permit for the project. The planning commission is set to discuss the EAW request as well at the April 13 meeting, however the study would only be required if the commission opts to approve the zoning change.
If the rezoning is approved, Wryobek would still need to apply for a conditional use permit, or CUP, but an earlier county staff report on her CUP appeared more supportive of the plan, presuming it would be located in a newly designated SMU zone district.
Wryobek has expressed some frustration with the apparent opposition of the county’s planning staff to her rezoning proposal. “It’s crazy they will not recognize the public benefit,” she said. “Our intent is to appeal to district court if it is not successful.” 
Thursday’s public hearing on the proposed campground is set for 10:15 a.m. at the St. Louis County Government Services Center, located at 201 S. 3rd Av. W., in Virginia.