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Home My WebLink About[01] Pam's Auto, Request for Conditional Use Permit TOWNSHIP OF A .."-, SAINT JOSEPH CITY OF ST. JOSEPH PO BOX 585 PO BOX 668 St. Joseph MN 56374 St. Joseph MN 56374 320- 363 -8825 320 - 363 -7201 Aveyrens@cityofstjoseph.com com MEETING DATE: September 13, 2010 AGENDA ITEM: Pam's Auto, Request for Conditional Use SUBMITTED BY: Administration BACKGROUND INFORMATION: The Orderly Annexation Agreement between the City of St. Joseph and the Town of St. Joseph require action by the Joint Planning Board for all matters that would normally come before the Joint Planning Commission. The City was notified that Pam's Auto was requesting a meeting as a Conditional Use Permit is needed for the expansion of their business. The City first received the information on Wednesday of this week. Therefore, the City has not had an opportunity to fully review and understand the impact of the proposal. The following factors are considered: Comprehensive Plan — The subject property is located within Planning District 15 of the St. Joseph Comprehensive Plan. The future land use map identifies the subject property mainly as industrial with low density residential along the CR 134 side. Transportation Plan - In reviewing the City Transportation plan that has been used for staff planning purposes, the proposed project does not have an impact to the road network. Utility Plan — In reviewing the proposed plan, their does not seem to be a negative impact to the infrastructure system. Project Specifics — Since a Special Use Permit remains with the property and does not expire, it is reasonable to place restrictions on the use. In considering the Conditional Use Permit, the following items should be considered: 1. Compliance with all environmental regulations to protect the natural resource and prevent contamination. 2. Maintenance of the wetland areas and if a buffer should be maintained and if so, what would that buffer be. 3. Screening — since this property will about to major roadways, aesthetic screening should be considered to protect the view shed. While an industrial Park is located across the street, the future land use does identify residential as another potential use. Park of the screening plan could include landscaping, particularly on the CR 134 view shed. 4. Hours of operation should be identified. 5. To facilitate traffic movement a traffic schematic should be prepared and marked to direct commercial and personal vehicles to avoid conflict and road congestion. 6. Clarification should be provided regarding the lot configuration. The information received by the City would indicate that Pam's Auto would be using the three parcels for their business. It should be clarified if it is the intent or requirement of the County to require the connection of all three parcels and if so would that constitute a plat. If the parcels are left as individual lots, it should be clarified that the Conditional Use Permit is restricts the use of the individual parcels to the ownership of Pam's Auto and the lots cannot be sold individually without reconsideration of the Special Use Permit. This would have an impact if they sold the parcel that had the parking area so now they do not have adequate parking for the employees or customers creating public safety concerns. It could also create problems if a parcel were sold to another salvage type business. Since you cannot build across property lines, will there be an issue with how the property will be utilized. The County Planning Commission requires a recommendation from the Joint Planning Board before they forward a recommendation to the County Board of Commissioners. NOTE: Typically staff would have researched these questions and provided some additional data, but since we did not receive this until Wednesday we did not have adequate time to review. The Joint Planning Board should determine which items are of concern and request that before the County Planning Commission makes a recommendation those specific items should be addressed. ATTACHMENTS Staff Review Report Pam's Auto Narrative Request and Map Vicinity Map using City GIS Comprehensive Plan Sections Transportation Plan Extract PAM's Auto currently operates a modern day automotive salvage facility at 7505 Ridgewood Road, St. Cloud, MN. PAM's Auto has been at this location since 1995, prior to the requirement for a conditional - use- permit for this type of business activity. Being grandfathered in; PAM's Auto currently operates without a conditional -use- permit. Since 1997, PAM's Auto has been trying to purchase additional property to expand operations. At the present, we have an opportunity to purchase two adjourning properties to improve and expand operations. The first five (5) acre parcel is the current Stearns Electric Association St. Cloud office located at 7341 Old Highway 52. The second five (5) acre parcel is the Leonard and Marcella Bechtold home located at 7431 Ridgewood Road. In our daily operations, PAM's Auto sells used auto parts from vehicles which have been totaled through insurance. PAM's Auto is shipping small packages (UPS, Fedex, Speedee) and LTL freight shipments daily. PAM's has our own delivery trucks and walk -in retail customers on a daily basis. Currently, we have 275 feet of road frontage and one driveway. Every day, we have a conflict with freight /delivery trucks needing to be loaded and retail customer traffic. The result is the township road being used as a parking lot for customer and truck traffic. PAM's has approached the County to request an additional driveway to help with traffic, but this request was denied because of a 700 foot requirement between driveways. The property that PAM's currently owns is comprised of approximately nine (9) acres of wetland. PAM's Auto has applied to fill a portion of the wetland. This request was denied with the recommendation to buy other adjoining property. With the addition of the Stearns Electric parcel, PAM's will have approximately 1400 feet of road frontage plus a second driveway. The intention of the Stearns Electric parcel is to improve the flow of customer traffic at our storefront. In addition, we plan to get freight truck traffic off the township road and onto our property. We plan to add a much need parking lot with improved employee parking. We intend to construct a building which will serve as a distribution point for product. The addition of the Bechtold property will serve as an extension of our salvage yard. This property will allow us to expand our business and increase our number of employees. With our current situation, we are at maximum capacity for employee work space and car storage. At this time, we respectfully request approval for a conditional use permit with reference to the two parcels described. ; '7— 17 0 at, c ( 7 ) CO 43, 4.1 0 .— if =. co 0) X • E — e z 4— c DataViewOnline Map Page 1 of 1 Pma's Auto l 7705 STEARNS COOP ELECTRIC ASSN 3 MANION,MARKA& JOHN M 30482 J MATHEW HALL LUMBER CO `- 7582 -- ----- � - - -_l , C a F PROPERTIES LLC --- • - -- _____ STEARNS COOP ELECTRIC ASSOC 76 7341 B & K PROP OFSTJOSEPH LLC ------ - BECHTOLD,LEONARD 7431 5i' 1 r l SALVAGE PROPERTIES LLC 431 7 505 7 431 • • f BECHTOLC,LEONARCSS MARCELLA '431 • l CopyriOt (0 SEH 1 Oa,i 01 1319ft Disclaimer: This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data from city, county, state and federal offices, and is to be used for reference purposes only. https: // portal. sehinc. com /sehsvc/html /dvo /mapLayout.htm 9/9/2010 -lid 'Illi 9 g d o ° � 0° paU §t i !II 7Mi!I !I vi z g ' I z W „"1, z 0 CL d W co 0 F- (n - a ci 14 \ ,_;,:),c- . ,.••• Y • ♦ y ` . •. +• A • .% "I ' ,:;': . . i , // 1 0 • .+ -. . l .:,-. ', 4it . ,;.t,,,.: ‘ . „. -.- : 4414 :1 01,, ,, , ,:,„4 ' ; , ,, : 1 , h :,,t7,, ,y,�{ . ' . f d'w =aim w ,: �«; • 1{ 4 i 4 1 . t_ y ! , . -- '�if, l A • V \ \� f. 7 _ 1 1 • ..<_, __.. . -- :..,"„ 4 4;4,.".. 4 ' , - . 1?- .. .. S d lit t ... -- +« ,\ i ��- 1. L _ , I k� � L.' � �.I 1 '` 1 Y 0 V l � . • P. ' 11 a l i ' I. .ci I RiE Gi i 1 ' �r e • + !C r�r ,A11� rt Y 1. 1 -, S i ,I � .I i, .. 41i�siiii aeee aremi t ,a, '� , le � n z , 50 g ib► '3 . IS gar, • + �+ �Yt► ` g x + . ea . c 2 � IA 5 h iii: L _ ' # 1$* .1 I !J i claiC X 49 %J{ M " i n .9ii Rt. 1 W r �j,I 1 VI YC OIOL /YZ /L :pp'St 13!1O 6 uwuold\uoldd.o] \ds Liauoo.S30P LS \SVld \:d 311f 1-13S 5 St:OLI - - -� ew LAND USE District Fifteen Portion of District 'Developed' Approximate Location District Fifteen is located in the north eastern portion of the city and most of the district is external to the current corporate limits. The approximate boundaries include: • CR 133 east of the corporate limits • CSAH 75 • St. Joseph Township boundary Total Acres in District: This district contains 1,606 acres of land. Number of Acres Platted: 306 acres within this district have been subdivided; 1,298 acres have not been subdivided. ❑ Subdiv Ac • Nan -Std Ac. Number of Acres with Potential Development Considerations: 344 acres contain potential considerations for development (hydric — — soils and wetlands). Areas of Stability and Areas of Change: Areas of change and areas of stability have been identified within this district. Areas of stability include the existing developed industrial portions of the Buettner Business Park, Rennie Addition, and Whitney Wing. Areas of change identified through participation in this planning effort include the commercial lots within Buettner Business Park, the 'Feld' farm property, areas adjacent to the railway corridor in portions of the district, and areas west of CR 133 that have not been subdivided. Land area not labeled as 'change' or 'stability' are not expected to be serviced by municipal utilities in the near term, however, conditions leading to utility extension and /or subdivision can change Prominent Features Prominent features within Planning District Fifteen include the Northern Lines Railway, high voltage electrical transmission lines, the 'Feld' farm, wetland /woodland complexes, the future intersection of a north -south collector and east -west arterial street, CR 134 (Ridgewood Road), the Bauerly Addition, Braun Addition, Batzer Addition, RMR Addition, St. Joseph Industrial Park East plats, and Hall Industrial Park Existing Land Use Existing land uses in this district include heavy and light industrial and agricultural uses. Proposed Future Land Use Areas of change and areas of stability have been identified within this district. Areas of change are clustered around existing industrial development and the acreage known as the 'Feld Farm' Future land use within this district is substantially impacted by a future east -west arterial roadway corridor. The pace and timing of development within this district is subject largely to the establishment of the roadway corridor. Roadway and right of way corridor establishment and construction will likely depend on regional funding assistance and participation by land owners as subdivision is contemplated Future land use is expected to be a mix of residential, commercial, and industrial use types and intensities. Future commercial use is anticipated in clusters adjacent to major intersections and the future roadway corridor. The development type /style will be complimentary to the roadway corridor's design function and existing development. Future industrial uses are expected in areas adjacent to existing industrial uses (light and heavy industry). Future residential uses are expected north of the proposes arterial roadway corridor. Future residential uses are expected to vary in density (R -1, R -2, R -3, R -4) within this district. Residential uses with higher 2008 City of St. Joseph Comprehensive Plan Chapter 4, Page 46 LAND USE intensities (R -3, R -4) will be primarily suitable adjacent to existing or future arterial roadways, existing or future commercial or light industrial uses, and /or employed as a transition between said uses and low density residential uses. Residential uses, especially multiple family uses, providing superior open space, a clear public benefit (i.e. affordable housing), or superior on site amenities (i.e. unique scenic or recreational amenity or facility) in perpetuity may be allowed on -site density transfers or increases as provided under a planned unit development. 2008 City of St. Joseph Comprehensive Plan Chapter 4, Page 47 North Corridor - Alternative 2 r North Corridor - Alternative 1 N orth Corridor - Alternative 3 \ ,•;� oeperrderr upon SW �� \ r �• ..1wsyAliannt.re • l 3; - s 1 N.P.•••= , Westwood .rill ai ■ e,,, htzuwIll= ,, di ll WilEMIti \ . ParkemY �\ � O S I e • to •� Moil .. I�r w COUNTY ROAD 75 E �� r � e 4 11.. tGr I , w f ;y �r MINNESOTA ST E t � wn '�� .I � •ri� _ RI DGEWOOD;RD = — — 'dill Si .. 1 . 1.. ill -- COUNTY ROADt51 . Ir iN ■■� i.- . ma P i l l y �i Future NorthlSouth Arterial 1 . r� ,r `,: i I (To Be Determined as part Wr liiE'a,'r� ■ N 'o1-SW Beltway Study) 4 • • •:= F4' 'Iril? . WPM.. worm .. NE 4' NM NM �j r:,., a9ltrt� dpi Note: N Field Street does �yP �i • .f, 'PP co UMW rat extend Stough the '' c, n,�,';�: y J aa S t. Bened Monastery `' �. frv.: property then t the eastern - . S � I' port d Fie Sn q .� . S p._ u-, imp College w o/ De classi ld t tl . e E �_ ' I rirri---i -I !I ,,, .4.';‘ . - I o Z Legend =°1 T �.. ,„ r_ City Limits - �.f __�� LL Parcels w ry ii, s Futur Transportation Network �.� Principal Arterial 0 4,00 Minor Arterial 11111 Community Collector ° y r` N „ de: o l � _ o 011=111=M 0 FILE NO. a l 12 00 25TH AVE SOUTH ASTJOE060900 Figure ._ -• : , , . . ST CLOUD, MN 56301 Future Transportation Network s ry+. , PHONE: (320) 229 -4300 ▪ - FAX: (320) 229 -4301 Transportation Plan WATTS- wwwsehinc.com DATE: St Joseph, Minnesota 6' o .E: .' 12/06/2006 0