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HomeMy WebLinkAbout[02b] Expansion of Conditional Use Permit Conditional Use Permit Request Expansion of Salvage Operation Application Date: May 24,2013 File No: 13-01 Parcel No.: 31.20803.0002, 31.20803.0006, 31.20806.0000 Applicant/Owner: Salvage Properties LLC ` 7505 Ridgewood Road St. Cloud MN 56303 DESCRIPTION OF PROPOSAL The applicants are requesting to expand their existing salvage operation (Pam's Auto). They plan to construct a 6000 square foot addition to the west building. The property is zoned Industrial (I) and the request is reviewed for compliance with Sections 6.30 and 9.11.5 H of Stearns County Land Use and Zoning Ordinance #439. BACKGROUND A conditional use permit was granted by the St. Joseph City/Township Joint Planning Board in August 2011 to allow the expansion of the salvage operation onto the adjacent properties and also construct a 35,000 square foot building. All of the construction proposed at that time has been constructed,with the exception of the 9000sq foot space on the eastern most building. That part will be constructed this summer. SITE INFORMATION Location of Property: The property under consideration is part of the SE U4, lying southerly of Ridgewood Road in Section 12, St. Joseph Township (124/29). The property address is 7505 Ridgewood Road St. Cloud MN. Zoning: Industrial District Areas of Concern: The property is within the Waite Park and St. Cloud drinking water supply management areas(DWSMA's). Notice has been sent to both cities. Lot Coverage: Impervious lot coverage is met. Wetlands: There are no wetlands within the vicinity of the proposed expansion. A wetland replacement plan was approved for the expansion in 2011. PERFORMANCE STANDAR.DS (Section 6.30 Ordinance 439) A. Road Access: The accesses to the site are existing and are from Ridgewood Road � (County Road 134). � � B. Must comply with all local,state and federal laws, rules, regulations and ordinance. C. Setback Requirements: The proposed addition will meet all setbacks. D. Parking: The parking area is adequately sized for the size of buildings, both existing and proposed. Parking areas shall meet setback requirements (100 feet from centerline of Ridgewood Road). E. Transportation Management Plan: The site plan shows designated entrances for different types of traffic. The east approach will be used by heavy truck traffic. The west approach will primarily be for retail traffic. F. No vehicles or parts may be within right-of-way: Compliant. G. Facility shall be fenced and screened: There is fencing and/or vegetative screening around the property. H. Outdoor storage and screening: Outdoor storage is limited to 12feet provided that it . is screened to a height of 12 feet. The racks right inside the fence on the north side of the property are 14.5 feet high. They are not screened to a height of 12 feet. The applicant will apply for a variance from these standards. If a variance is not granted, this will need to come into compliance. There is adequate fencing and/or vegetative screening along the east, west and south sides of the property. I. Storage of hazardous materials: Compliant. J. Environmental management plan: A stormwater plan was implemented with the 2011 conditional use permit. Enclosed is a letter from the applicant's engineer detailing that the stormwater facilities are properly functioning and maintained. A couple of issues were noted, as well as changes that need to be made to accommodate the new addition. These need to be implemented prior to release of the balance of the letter of credit. A new sewage treatment system will be installed. A permit has been issued,however it does not show this proposed addition. The sewage treatment system design shall be modified to show the proposed addition and that all setbacks will be met from the addition. K. Lighting: Lighting exists on the current buildings. New lighting will be shielded from above and from roadways. L. Grounds shall be maintained clean and safe. M. One caretaker residence is allowed.Not applicable. N. Shall keep written record of all vehicles, etc. See "S"below. O. All fluids.....shall be removed from the vehicle,within 3 days of receipt of the vehicle at the salvage facility. See "S"below. P. All lead acid batteries....shall be removed from the vehicle,within 3 days of receipt of the vehicle at the salvage facility. See"S"below. Q. On-site disposal or burning....is prohibited. See "S"below. R. Owners shall submit a written report to the Department by March 1 of each year. Compliant. S. Subject to annual inspection by the Department. The Department conducts an annual inspection. No issues have been noted. The site is in compliance. T. Signs: Compliant. No new signage is proposed. U. Holding areas or staging areas: Compliant. ADJACENT LAND USES & ZONING North—Industrial district; Industrial use East—City of St. Cloud; Industrial use South—Industrial and Commercial district; wetland and agricultural land West—Industrial district; Industrial use CONSISTENCY WITH COMPREHENSIVE PLAN Applicable Goals and Objectives from the Stearns County Comprehensive Plan: Chapter 7 Economic Development Plan Goal 1. Maintain and strengthen economic diversity. Objective 2. Encourage industrial development within existing communities, including redevelopment of existing sites and filling of industrial and business parks. Future Land Use Map: Urban Expansion The Urban Expansion category is described as: "Areas anticipated to be annexed and provided with municipal services during the time frame of this plan. Also includes areas under Orderly Annexation Agreements. Variety of land uses to be determined through joint city-township planning. Residential uses remain restricted until annexation occurs. Limited commercial/industrial uses may be considered." Policy Area: The Metropolitan Area: The multi-county St. Cloud Metropolitan area will confinue to attract a substantial portion of the region's jobs and population growth. It will also be the location for most major transportation projects, as planned and programmed by the St. Cloud Area Planning Organization (APO). This policy area generally encompasses the boundaries established by the 2000 St. Cloud Area Joint Planning District plan, with some adjustments to the "ultimate service area" for wastewater treatment. Policies: l. Support and update the policies of the Joint Planning District plan regarding regional coordination of services. 2. Support extension of coordinated, centralized wastewater treatment to the ultimate service area. 3. Protect the ultimate service area from premature subdivision by limiting large-lot residential development. 4. Support transit improvements, including the Northstar Commuter Rail extension. STAFF ANALYSIS: l. Is the proposal consistent with existing County ordinances (performance standards)? Specify the applicable section of the ordinance and discuss why or why not. • Land Use and Zoning Ordinance#439 Sections 4.8, 6.30, and 9.11.SH. • A junk and salvage operation is allowed as a conditional use in the Industrial District. • The property is not in compliance with the storage height limit and the screening standard. 2. Are there any other standards, rules or requirements that the proposal must meet? Seven proposed conditions; comply with state and federal requirements. 3. Is the proposed use compatible with the present and future land uses in the area or can it be separated by distance or screening from adjacent land uses? Why or why not? How will any scenic views be impacted by the proposed use? This is an existing industrial use in an industrial area. 4. How are the potential environmental impacts (groundwater, surface water, air quality,wellhead protection areas) of the proposal being addressed? Stormwater management has been reviewed. A condition is proposed. The septic system will be enlarged; a permit has been granted. There will be no wetland impact. The DWSMA operators have been notified of the request. 5. How will the potential impacts of the proposal affect the property values of the area in which it is proposed? To be determined by the Joint Planning Board. 6. What potential public health, safety or traffic generation impacts will the proposal have in relation to the area and the capability of the roads serving the area, and how are they being addressed by the proposal? To be determined by the Joint Planning Board. 7. How does the proposal affect the general health, safety and welfare of the residents? To be determined by the Joint Planning Board. 8, Does the proposal conform to the goals and objectives of the County's Comprehensive Plan? Specify which goals and objectives apply. Count,y Comprehensive Plan: Future Land Use Map: Urban Expansion Policy Area Map: Metropolitan Area Economic Development Plan Goal l, Objective 2. The Joint Planning Board should determine if the proposal conforms to the City and Township Comprehensive Plan. 9. How will the proposal potentially impact existing public services and facilities including schools, parks, streets, and utilities and what potential is there for the proposal to overburden the service capacity? How will these issues be addressed by the proposal? To be determined by the Joint Planning Board. � . 10. Has the applicant provided financial assurance to guarantee reclamation or cleanup? A financial guarantee has been submitted to guarantee proper implementation of the stormwater management plan. 11. Other issues pertinent to this matter. To be determined by the Joint Planning Board Recommended Action: The Department recommends the Joint Planning Board consider the following conditions: 1) The modifications to the stormwater management facilities, as detailed by Tom Herkenhoff from Stantec, shall be implemented by (date to be determined by the JPB). 2) Prior to the release of the remainder of the financial guarantee,approval from a professional engineer is required that the as built conditions meet the original design specifications, as well as a site visit by staff to evaluate the condition of erosion and sediment control measures. 3) The stormwater facilities shall be maintained in perpetuity by the property owner in :accordance with the approved maintenance plan. 4) The exterior storage is limited to 12 feet provided that screening is also 12 feet in height. The applicant needs to obtain a variance, or come into compliance with these standards. If a variance is not granted, it shall come into compliance by (date to be determined by the JPB). All outdoor storage must be screened and can only be located in the designated areas. 5) Sign space is limited to 250 square feet total area and a free standing sign shall not exceed 25 feet above average grade. 6) Any new lighting installed must meet Stearns County Standards to include deflecting light away from any adjoining property or public streets. 7) The sewage treatment system design shall be modified to show the proposed addition and that all setbacks�will be met from the addition. � 8) The property is required to meet all the Performance Standards identified in Ordinance #439 of the Stearns County Ordinances. Attachments: 1. Staff report � 2. Location map 3. Application 4. Site plan 5. Aerial photos 6. 2011 Findings of Fact, Decision and Conclusion 7. Copy of letter sent to City St. Cloud, City Waite Park and Stearns SWCD 8. Email - S WCD comments ana PAM's Auto response 9. Stormwater plan and approval �,� d.,.,, �,,,,�.# .. �� _ .� � � --: -, �:,.�v � _ _ ,,�T'FL�ICATIt}�1 ��R CfJNDITI{)�iA� �JSE PERNiI�' ��� �� ���� _ ~ __ G�ner�1 Ap��i+catit�n �cE't���,�•� r�, : ` Steants Co�tnty En�ironmental Scr��ices I)epartm�nt + �:la,.,.,�,,, "' k t t. Cw�.. httpa'/co.stcarns.mn.uslFn�.�ironment�Lanc�t3seandSubclivision " �--��y/C^"` J(�� - Admin'►stration�Cfinter Km 343- 705 Caurtl�ousc��uare-St.Cinu�s Mt�1 SG303 , 320-656-3613 or 1-800-�45Q-U8�2-Fa�c 3�0-6Sb-6484 APp3ication Fefi:,$_�� ��� File Na. �p,� R�ceipt No.�.;�a_..�� Pro�eriy t'lwn�er J�'�v�A�c. �t'a.o����S � LL� Phone ��'�6���2Z �ddrCSS Of f'rUpCYtv ��f.�� �DbE+�� �*C7 cJ"f l��h_ 1� � 1�\„�1 �(D U�J 3vlailing Address g i�m'E- Ap�iicani{if different fr�sm abc�vc) �'��°ne �ppliCant Nlailin� Address � Pxrcel Lll.Numb�r(s)31..�U$�3.t5� Tc�wnship �r�� 1�`� Stction �Z- Lega!Descri�tion S��. Atr�tt�'ED - Struc�ures and f�ciiities may�be req�firt�l to meat the:�-la�idicap�ecessibility�:od�pe►rtiqn of thc State Buiiding �C4de, �,+�linnesota Rutes,c}7�pt�r I341. Primary Znnin�I)istrict �1�t�i U S"1I'nT.��- Se�tion c�f Ordinan�� ��� �1`��oseG�LfS� �t3 ��1Lv{�tvG SectiQn of Urdinance�7 < . � �tafftQ Complcte � � _ r � � ..; � �,.� .� . � � ..N Q�v�er! �•Disx ' ts o Flot�dp ' c� Air�art p Go��se��atian�)verlay o Sho ' nd: 'atcr F3ady Name/Numbcr ClassiGeation I_ Detailed Uescription c�P Re�uesk, I��;iude curnnt �nd propased uses and stru�etures yc�u plan on buiiding; number of employees�nd lic�urs ot business. �;��p ,�� �A '�T 7��u5'►szsAt �,,.3 0�cZ�-s P R�� "�c7��os� - 2. V4fhat rc�ad do you access? Arc��nu prUposing a)anu changes i�the acccss t�r b) ��n�e»�ac�ess? +���� 3.How���ill yc�u manag�crosion�nd stonn watcr on 3rour prn�eriy?, � �L¢'�I ��v►'+ t,..)1�'7 c i�- - ��M,.s -Tt� � ��F�'� - 1�4'.il��•ou be disturbin�o��er one aere pf land?Y N� __ .____ Will�c�u�rojcct snd up���ith Tmore than ane aerc of new impen�ious surtac�es?'�' �' 4. Describe c.r'.istin� �nd proposed �'encing and screenin�, including ve�etation. VtiCC� Gl�,4i3��- 5. Deserib� e��stinb and prop�sed lightin� �on #he prvperty. �S'7"��6 L-��Oi�'��3 C� ���t�� ��,� A�oU�€ ,�o �Afl�+.��ky S, � ����- m�-�. 6, Describ� existin}� and prflposed parkin� and 1aading fac+lities on ttte proparty`' include t}�e type of su�faee {gcavel, �on�rete, asphalt} �►nd thc numher vf parking spaccs. Explain or show on site plan the gener�t traf�ic circulation. �5"�ta �'t'�'Cc ��J �145��►�'3` 14��D G�-R��.-. 7. Deserihe esisting and prUposed sign�e on the pro�ec�ty. For si�ns Un a struclure, a buiidin� clevation is rec�uired. �� ,l�l l� �[i�iLQ�'T ��h.}�a t, � 8. Descritx existing and propos�d outda�r stora��arad dispia���rea5. ��'� �'�-� . Building�tnd Setbacks(�1.s shc�wn fln sitc gt�n) ��� 9.Dirncnsi�ns R 15.Lnt Size� — !0.'fotal Heigf�t '��`"' l fi. i.ot C�w�rage 11.Sidewall Height l7.Front{DNV,'L)Setbacl: 14.�tU'W Sethack � 1$. Rear Sctbac�: 13.Centerl ine Selback t 9. Side Setback 14.Feedlot Setback I�1t�ie: In order to fu11y e�'aluatc#he propt�sed use,Plcase sap�1��a site plan map fhat.shnwsull�pplicable ciistauccs,setbacks,building n s,p ' g,,displa��areas,li�hking,etc. , � Date �`'� �� I'roperty Owner s Signaturc A��licanx's Signature �a�� Signature of this epplication authorizes Environmenta!Services Staff io enter upon the pmPcrty io p�rfcsrm needed inspcclions, Entry may be►vithaut prior n�ticc. V1�1�1T HAPf'ENS NEXT`? St�ff���iU revicw your applicatian and�leterminc if th�applicatic�n is complete. If the appli�ation is cumplete, thc applieafion wi11 bt;scheduled ftir a Public I�earin�v�Tith ihe�uut�ty Planning jGvmrnissian 1�}ho+avil!recommend action to t�e Goun�y Board of Cc�mmi$sioners. It typic�tly takes 2 months from the time�complete�pplicatian is submitted until thc County Board iss�ies�n�l appm��1 �r denial of the CUA. ������ ��. ��.��� �a z�AV �u�� Lc�c sx���r Parcel# 31.20803A�02 31.20803.00Qb 31.20806.00Q0 File Number 13-fl1 Applicant N�me: Salvag�Properties LLC Date App�ic��iran Received by ESD: SI�A�/13 Date Applicant was Seut Nc�tice of Incompiete Application: Reason VVhy Applicati4n was Incomplet+e: �1a�e t�at��-day Time Limit Runs Qut: '7/23/13 Date Applieant was l�iotified of Extensivn. D►eadline�or C+nunty Acti�nn� under Ex�ensio�or Vt'aiver. I3ate Cc�unty A�aprrrved pr D�nied Appiicatian: Uate�ounty�ent Respouse to Appiicant: N4TICE REQUIR�NiENTS Locai Newsp�per(p�us Cold Spring Recordj St. Clouci Times Torvnship: �t. Jo� h Vt�atershed Distric#: �auk River�D Lake Ass4c�ation: NA �eh€�o] I)istri�t(for rezonings only); �3A Cities within 2 miles: St 1c�seph �aite Fark St Claud Sartell Property Qwn�rs: 'l;mile{2540') 11 mile{1320' SOQ feet Gave Beacon Printaut�o.IeannelJen on en#er date): 6/2113 Date sent• Within Shorelanci t)v�erlay District? (se�d n�tice t�DNR) yes nfl St.Wen�lel Tr�w�ship?(send nQtiee tt�Carl S�ich prior to lg`'Tuesday m�g} Yes n� Av4n Townslup?(�mail ncttice to Stepheu Saupe ssaupe�csbsjn.edu�rior to last Wed mtgj Yes na Sauk Ceutre DWSiI�iA'� (send AI.�L �pplications to City} yes na (Jther. Notification le�ters sent to affected prc,perty awn�rs,Twp Sup,�rvisors,i�Vatershecl Dist,et�. (Date) Information packet sent to Township Chair {t�at�) �( Fee�Ic�ts C�(Wetla�zds C?J U�platted Bur�al Site C�Biological�urvey Q Airport Ov�rlay ���'� -���t��'ark&Si.+�i�d Q LandfillfDumpsite Q�c�nservatic�n Desigr� Overlay STATE OF MINNESOTA ST.JOSEPH JOINT PLANNING BOARD COUNTY OF STEARNS CONDITIONAL USE PROCEEDINGS In the matter of: Salvage Properties A request for expansion of a Conditional Use Permit(CUP)was submitted by Salvage Properties LLC. The CUP is being requested to construct 6,000 square foot addition to the west end of the existing building. The request for CUP is reviewed for compliance with Sections 6.30 and 9.11.5 H of the Stearns County Land Use and Zoning Ordinance. The matter was duly published and notice was provided to property owners within 1000 feet of the property described in Exhibit A with the Joint Planning Board hearing the matter on July 8,2013. PROPERTY ADDRESS: 7505 Ridgewood Road PROPERTY LEGAL DESCRIPTION: See Exhibit A The St.Joseph Joint Planning Board acknowledged the following Findings of Fact in consideration of the request for variance to the outside storage height regulations. 1. The subject property under consideration is part of the SE1/4,lying southerly of Ridgewood Road in Section 12, St.Joseph Township(124/29). The property address is 7505 Ridgewood Road, St. Cloud MN and is currently within the Industrial Zoning District. 2. The property under consideration is operating as a salvage yard managed by issuance of a Conditional Use Permit. 3. In 2011 the Joint Planning Board consider and granted an expansion of the condition use permit for the subject property. The expansion of the CUP allowed for the construction of a 35,000 square foot addition and was granted with the following conditions: a. The property owner must prepare a Storm Water Management Plan that is acceptable to Steams County Environmental Services prior to applying for a construction permit. b. The property owner must provide Stearns County Environmental Services with a financial guarantee in the form of a letter of credit,cash deposit or bond equal to 125%of the site grading and erosion/sediment control with the application for a construction permit. c. The property owner must provide Stearns County Environmental Services final as- builts verifying that the site improvements are consistent with the plans approved. The as-builts must be prepared by a registered Engineer. d. The property owner will coordinate a site visit with Stearns County Environmental Services to evaluate the condition of erosion and sediment control measures. e. Upon acceptance of the as-builts and acceptance of the erosion and sediment control measures the financial guarantee shall be released by Stearns County Environmental Services. f. The required storm water facilities shall be maintained in perpetuity by the property owner in accordance with the approved maintenance plan. g. The exterior storage is limited to twelve(12)feet provided that the screening is also 12 feet in height. All outdoor storage must be screened and can only be located in the designated areas. h. The property owner shall maintain the parking areas identified on the submitted plan and all parking areas shall meet the setback requirement of 100 feet from the centerline of Ridgewood Road. i. The proposed sign shall not exceed 250 square feet in total area and free standing signs are limited to 25 feet in height. j. Any new lighting installed must meet Stearns County Standards to include deflecting light away from any adjoining property or public street. k. The property is required to meet all the Performance Standards identified in Ordinance#439 of the Stearns County Ordinances,unless exclusion has been provided above. 4. The property owner for the subject property, Salvages Properties, submitted an application on May 24,2013 to Stearns County Environmental Services to expand their facility thereby needed an expansion of the CUP issued in 2011. 5. The CUP in 2011 allowed the construction of a 35,000 square feet. At this time all but 9,000 square feet planned for the eastern end of the building have been completed. 6. In accordance with Stearns County Land Ordinance 439, Section 6.30,issuance/expansion of a CUP requires compliance with identified performance standards. Acting as Zoning Administrator for the Orderly Annexation Area, Stearns County Environmental Services provided the following summary of compliance with said standards: a. Road Access—Access is provided from Ridgewood Road and the expansion does not alter the existing ingress/egress. b. Setback Requirements—Proposed expansion is complaint with the setback requirements. c. Parking—The site plan provides for adequate parking for both the existing and proposed expansion. The parking areas will meet setback requirements, 100 feet from the centerline of Ridgewood Road. d. Transportation Management Plan—The site plan indicates an east approach for heavy trucks traffic and a west approach for retail traffic. e. Facility Screening and Fencing—The site contains the required screening and fencing. f. Outdoor storage—maximum height of outdoor storage is twelve(12)feet. At the time of application for CUP the property was out of compliance with the outdoor storage at a height of 13.6 feet. g. Storage of Hazardous Material—Compliant h. Environmental Management Plan—The site operates under the Storm Water Plan adopted in 2011 and the expansion will create modification to the plan as well as modification to the septic system. The new septic system must meet all setback requirements. i. Annual Inspection—The property owner is complaint with regard to the removal of fluid and lead acid batteries within three days of receipt, site management and written records. 7. Stearns County Environmental Services had provided information whereby the proposed expansion is consistent with the County Ordinances and Comprehensive Plan, specifically: a. Ordinance 439 sections 4.8,6.30 and 9.11.5H. b. Future Land Use Map:Urban Expansion c. Policy Area Map—Metropolitan Area d. Economic Development Plan Goal 1, Objective 2. 8. The proposed plan is consistent with the St.Joseph Comprehensive Plan, specifically: a. The subject property is located within Zoning District 15 of the Comprehensive Plan which guides the property within predominately Industrial. b. The proposed expansion does not have a negative impact on the Transportation Plan. c. The proposed expansion will not have a negative impact on the ability of the City to expand utilities efficiently. 9. The application for variance requires the applicant to identify the practical difficulties that require issuance of a variance. The application submitted by Salvage properties,dated June 18,2013 provides the following information: The Ordinance as written is unreasonable. All other commercial activities have not limit. The Ordinance was written with General Industrial activities in mind, it was written in response to one bad operator's actions. We are will to screen with vegetation. DECISION AND CONCLUSION Based on the Finding of Fact,the St.Joseph Joint Planning Board denies/approves the request for expansion of the CUP of Salvage Properties based on the following: 1. The exterior storage is limited to twelve(12)feet provided that screening is also twelve(12) feet in height,unless a variance is granted. Salvage Properties LLC shall not be afforded a building permit until the outdoor storage height and screening requirements have been satisfied and verified by Stearns County Environmental Services. 2. All outdoor storage must be screened and can only be located in the designated areas. 3. Modifications to the Stormwater Management facilities are required and Tom Herkenhoff of Stantec has submitted a plan for modification. The modifications shall be implemented no later than ,2013. 4. Prior to the release of the remainder of the financial guarantee,approval from a professional engineer is required that the as built conditions meet the original design specifications,as well as a site visit by staff to evaluate the condition of erosion and sediment control measures. 5. The stormwater facilities shall be maintained in perpetuity by the property owner in accordance with the approved maintenance plan. 6. Sign space is limited to 250 square feet total in area and a free standing sign shall not exceed 25 feet above the average grade. 7. Any new lighting installed must met Stearns County Standards to include deflecting light away from any adjoining property or public street. 8. The sewerage treatment system design shall be modified to show the proposed addition and that all setbacks will be met from the addition. 9. The property is required to meet all the Performance Standards identified in Ordinance#439 of the Stearns County Ordinance. ST.JOSEPH JOINT PLANNING BOARD By Jeffrey Janssen, Chair By Judy Weyrens, Secretary St.Joseph City Administrator Drafted by: City of St.Joseph PO Box 668 St.Joseph MN 56374 320.363.7201 � City/Township of St. loseph IN RE: FINDINGS OF FACT Application of Saivage Properties LLC AND DECISION Conditianal Use Expansion Salvage Operation FiNDINGS CiF FACT C3n August 8,2011 the St.laseph City/Tawnship Joint Planning Board conducted a public hearing to consider the application af Saivage Praperties LLC ta expand the Condition Use Permit to operate a Salvage Operatian at?505 Ridgewaod Road. The request for rezoning impacts parcef identificatian numbers 31.2Q803.�02,31.20803.00Q6 and 31.20806.QOOp, The matter was duly published and natice was provided to property ow�ers within 350 feet af the above referenced property. The.loint Planning Commission hereby�nds the fal{owing facts as it relates to the request of Salvage Properties LLC to rezone the aforementioned properties: 1. In 2010,at the request of Saivage Properties,Joint Planning Baard reviewed and recommended approvat o#an expansian io the existing CUP. 2. The subject property is currently zoned lndustriai and the propased expansion is consistent with the Stearns Gounty Zaning industnai Zoning regulatians and the Stearns County Cornprehensive Fian. The subject property is{ocated in St.Joseph Rlanning Oistrict 15 which guides the subject praperty predaminateiy as industrial,thus it is consistent with the St.Joseph Camprehe�sive Plan. 3. The property is adequateiy served with two access points on Ridgewood Road with the east appraach serving heauy tra�c and the west appraach serv'rng retai)traffic. The appiicant wil! nat use the sauthern accesses to Caunty Raad 134. The proposed expansion does not haue a negative irnpact on the St.1c►seph 7ransportation Plan. 4. In reviewing the long term utility plans of the City af St.Joseph,the proposed development wiil not have a negative pa�t c�n the City af St.loseph Infrastructure pian and the property is currer►tly served with a sept�c system. S, The proposed expansion includes the construction of a 35,OOQ square foot building which wili meet the setback and lat coverage of the Stearns County Ordinance(See Exhibit A). QEqSIQN AND CONGLUSION Based an the faregoing Finding af Fact and Decision and Conclusian of the City/Township Joint Planning Board,the request far expansion of the Conditio� Use Permit for Salvage Properties LLC is hereby approved with the foliowing cantingencies: 1. The property owner must prepare a Storm Water Management Pian that is acceptab{e to Stearns Caunty Enviranmenta!Services priar to applying for a construction permit. 2. The property owner must pfovide Stearns County Enviranmentai Services with a financial guarantee in the form af a letter of credit, cash deposit or bond equal to 12596 of the site �Y� �� �� gradirtg and erasion/sediment control with the application for a construction permit. � . � � +�d'� d3dRb �� r�' x�� . ys � �*j�th; ��T`. F�3� . ..... .. ...... ...... ..._ . ...... . .... .. ....... .... ........ .... . ........ _.....__.._. _ ......_.__", : __.. . . ._. _�. . ,.,_...___. ,_ . ._. . _._ ._. _ _ ._._... ., iJ " _ ��������r�+`1'�'; ,� ;��t ' 3. The praperty awner must pr�vide Stearns Caunty Environmental Services finai as-builts verifying that the site impravements are cansistent with the plans approued. The as-builts must be prepared by a registered Engineer. 4. Tite praperty owner will coordinate a site visit with Stearns Caunty Environmenta!Seryices to evaluate the candition of erosion and sediment controi measures. 5. Upon acceptance af the as-builts and acceptance of the erosion and sediment control measures the financial guarantee shail be reieased by Stearns Caunty Environmental Services. 6. The required storm water facilities shal) be maintained in perpetuity by the property owner in accardance with the appraved maintenance plan. 7. The e�eriar storage is limited ta limited ta 12 feet provicted that screening is also 12 feet in height. Ail outdaar storage rnust be sc�eened and can oniy be located in the designated areas. S. The praperty owner shal(maintain the parking a�eas identified on Exhibit A and all parking areas shall rneetthe setback requirement of 100 feet from the center{ine of Ridgewaod Raad. 9. The praposed sign sha4(not exceed 254 square feet in totai area and free standing signs are lirnited ta 2S feet in height. 10. Any new lighting instaUed must meet Stearns County Standards ta include deflecting light . away from any adjoining property or pub(ic streets. . 11. The property is required to meet al!the Perfarmance Standards identified in Ordinance #439 of tt�e Stearns Courity Clydinances,unless excfusion has been pravided above. Passed by Resolution af the St.Joseph Joint CityJTawnship Planning Board ar�August 8,2Q11. CITY Qf ST.1QS€PH By , � � lerome Salzer, Cha By ,` ��=���� Ann Reiscfi,Town Clerk Buckentine, Jennifer From: Pat Huesers<pat@pamsauto.com> Sent: Tuesday, June 18, 2013 8:59 AM To: Buckentine, Jennifer; 'Raber, Carrie-NRCS-CD, Waite Park, MN' Subject: RE: application within your DWSMA Easy stuff. Responses in body. - Creating a berm around the storage area for stored automotive fluids,which should be inside or under a roof where they are not exposed. All fluids are stored inside in a double containment wall except gasoline which is outside in a double containment fuel tank which is UL 2085 listed - Remove light switches and store them properly to minimize mercury contamination—This is already a current procedure,switches are send into the national program for collection. - Disconnect/plug all floor drains that drain into the environment(sanitary sewer and/or storm drain). Floor drains are routed to holding tanks for proper disposal.Vehicle fluids are not allowed in this discharge,our fluid BMPs eliminate the possibility of this. Do you know if the site is hooked up to water and sewer or do they have their own septic system? We have septic The reason I ask is to inquire where the fluids/oil goes from their floor drains. - Maintain and inspect all underground and above ground storage tanks for leaks. Floor Drain holding tanks are inspected periodically. All other tanks are in plain sight and any leak would be detected rapidly. - Store batteries inside on pallets or outside in a leak proof container. Stored inside in leak proof container. - Many other common sense applications can be found on the EPA link below. http://www.epa.�ov/npdes/pubs/sector m autosalva�e.pdf We have a storm water permit that addresses all of these concerns and we are compliant. - The ecarcenter.org also highlights state regulations for auto salvage yards. http://www.ecarcenter.or�/SWPPP.htm We are ARA Gold Seal and MN Car Certified,these standards far exceed the SWPPP information in ecarcenter. Above all these items,we are the ONLY salvage facility in Minnesota to meet the specified NPDES/SDS Multi- Sector discharge BML on our permit. We do not discharge any measureable amounts of automotive pollutants and we have the data to show that. Thanks, Pat Pat Huesers PAM's Auto, Inc. 7505 Ridgewood Road St Cloud MN 56303 800.560.7336 Toll Free 320.363.9222 Direct 320.363.9232 Fax PAM's Auto is fueled by our commitment to excellence&custorner satisfaction. We are aspired to listen to our customers and employees, and exceed their 1 � u �� �4�� COUNTYOFSTEARNS ��� . � �� y ���. �� � �. � � �' � s �. ���=. �a ��� � �e�� � ,�-�, Administration Center Rm 343 •705 Courthouse Square•St.Cloud,MN 56303 � 320-656-3613 • Fa�c 320-656-6484 • 1-800-450-0852 � _. �� � : June 13, 2013 SENT VIA EMAIL Lisa Vollbrecht Water Services Manager City Of St. Cloud 400 2nd St S St. Cloud, MN 56301 Bill Schluenz Superintendent of Public Works City of Waite Paxk 1913`hAveN Waite Park,MN 56387 To Whom It May Concern: The purpose of this letter is to inform you that the Stearns County Environmental Services Department has received a land use application which is within your Drinking Water Supply Management Area. Proiect Description The application, submitted by Salvage Properties (Pam's Auto), is to expand an existing salvage operation. They are requesting to construct a 6000sq foot addition on the western most building. See the enclosed application and drawings for a description of the request. Proiect Location The property under consideration is part of the SE1/4, lying southerly of Ridgewood Road and northerly of County Road 134 in Section 12, St. Joseph Township (124/29). The property address is 7505 Ridgewood Road St Cloud MN 56303. If you have any comments on the proposed application, please submit them to us within 14 days, by June 28, 2013. If you have any questions, feel free to call (320) 656-3613. Sincerely, � ' Je 'fer ckentine CC: Carrie Raber, Stearns County SWCD (via email) Enclosure k875-6898 `Affirmative Action/Equal Opportunity Employe�" � ;�'.'� = "�:# �at9, =A: �'' . q:7,k.`� -'� �� d ,dy� yr� � +s � :� M� ~ ��. •�, ' �'{h y �.. � . , � �.. 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We aim to accelerate a one-time purchase into a lifetime customer. ��� � - � �� < ,-�G w-� � ,+,� - _ _ ,��:..�+,�a,'�e��;,'..� ..' . �• .���s3[-��SS�=s�'�.� ��.. �, ..r♦�. ,.�*.�w':'�k" � �N y � - .. . . • �,�.r�;�LC���'"""�r.�� ; e; , � ,, • "��3.�'�: ` .r �+Le>'Ql � '� � �..�� surY� �..,, _ . :;. , _...�.- . ,. '�M _ .�,, '� .F_ , �`� ., �"`.-_-",^ ,. �'w' "" ��'��"�� '� � . � �r� ° ° � .. ��:a . : '':� .:.,. .�.. . �v�-�Y PqR�� 75�5 F��dgewaod Raad • St. C1oud, M1� 56303 aJ 804-5C0-?'336 �= � ,S�uto www.par�nsauto.com �� o_ � ����A�+�� � �rv ��Y�u� ���� From: Buckentine, Jennifer [mailto:Jennifer.Buckentine@co.stearns.mn.us] Sent: Tuesday, June 18, 2013 7:14 AM To: 'Raber, Carrie - NRCS-CD, Waite Park, MN' Cc: 'Pat Huesers' Subject: RE: application within your DWSMA Hi Carrie, Thank you for the comments. This site is not on city water/sewer. They have a septic system on site and are actually replacing that with a larger system. I believe the other items that you mention are addressed, however I have cc'd Pat Huesers, PAMs Auto,on this email. As background for you, Pat, we send notice of the application to the City of Waite Park,St. Cloud and Stearns Soil and Water Conservation District because it is located within their drinking water supply management area (DWSMA). Could you please let me know how you are/are not addressing the BMP's that Carrie suggests below. Thanks! Jen From: Raber, Carrie - NRCS-CD, Waite Park, MN (mailto:carrie.raber@mn.nacdnet.net] Sent: Monday, June 17, 2013 4:08 PM To: Buckentine, Jennifer Subject: RE: application within your DWSMA Hi Jennifer, 2 As I was reviewing the information I felt like I had seen it before. They must really be expanding...a second building in two years. My concerns stem from how the site is managed since there is a high potential for ground and surface water contamination. If I remember correctly, all of the disassembly takes place indoors and all vehicles have the fluids drained before being stored outside. However if I am wrong, I strongly encourage all activities to be conducted indoors to minimize the impact of polluted runoff. This is largely because the predominate soils(41A and 41B) can increase the transferability of potential pollutants since they are somewhat excessively drained and they lack a confining layer, impacting the Waite Park drinking water supply. The more permeable soils are around the facility and where the vehicles are stored. There are a number of BMPs that can be adopted to minimize polluted runoff. Most Examples are about proper storage, which are probably already addressed through the County's Ordinance: - Creating a berm around the storage area for stored automotive fluids,which should be inside or under a roof where they are not exposed. - Remove light switches and store them properly to minimize mercury contamination - Disconnect/plug all floor drains that drain into the environment(sanitary sewer and/or storm drain). Do you know if the site is hooked up to water and sewer or do they have their own septic system? The reason I ask is to inquire where the fluids/oil goes from their floor drains. - Maintain and inspect all underground and above ground storage tanks for leaks. - Store batteries inside on pallets or outside in a leak proof container. - Many other common sense applications can be found on the EPA link below. http://www.epa.�ov/npdes/pubs/sector m autosalva�e.pdf - The ecarcenter.org also highlights state regulations for auto salvage yards. http://www.ecarcenter.or�/SWPPP.htm Please let me know if you have any questions and as always thanks for the opportunity to comment. Carrie Carrie Raber Urban Conservationist Stearns County Soil &Water Conservation District Marketplace Mall 110 2"d Street South, Suite 128 Waite Park, MN 56387 Phone: (320)251-7800, extension 153 Fax: (320)251-9171 Website: StearnsCountySWCD.net From: Buckentine, Jennifer [mailto:Jennifer.BuckentineCa�co.stearns.mn.us] Sent: Thursday, June 13, 2013 9:39 AM To: 'bill.schluenz@ci.waitepark.mn.us'; 'Lisa.Vollbrecht@ci.stcfoud.mn.us' Cc: Raber, Carrie - NRCS-CD, Waite Park, MN Subject: application within your DWSMA 3 Good morning, Please see the attached information regarding a land use application that we received,for a project located within your DWSMA. Tha n ks, ve��i fe� ,UUG�eK�i�e Stearns County Environmental Services 705 Courthouse Square Rm 343 St.Cloud MN 56303 320-656-3613 320-656-6484(fax) This electronic message contains information generated by the USDA solely for the intended recipients. Any unauthorized interception of this message or the use or disclosure of the information it contains may violate the law and subject the violator to civil or criminal penalties. If you believe you have received this message in error,please notify the sender and delete the email immediately. 4 �j- Stantec Consulting Services Inc. 3717 23rd Street South j . � St. Cloud MN 56301 Tel:(320)251-4553 Fax:(320)251-6252 Stantec June 6, 2013 County of Stearns Environmental Services Department Administration Center Rm 343 705 Courthouse Square St. Cloud MN, 56303 Attention: Jennifer Buckentine Reference: PAM's Auto Site Review/Civil Plans Dear Jennifer: I have completed the civil review of the above referenced project as requested by Stearns County. The existing storm water facilities are properly functioning and maintained.The turf establishment is looking good and an additional BMP has been added on the north side of the pond to further reduce siltation into the ponding area. It consists of a riprap berm that serves as an energy dissipater for runoff that goes to the pond via overland flow. The issue that I did identify as a problem is that the southerly berm on the pond is approximately 0.6 feel low on average.The way I am addressing the issue is to include the raising of the berrn in that area as a part of the civil plans showing the proposed building additions. I feel that this is a good way to address and correct the problem. Even though the berm is low, there are no signs that the pond overflowed in those low area.This is quite a large pond and is designed for a 100 year storm.This issue will be remedied with this new set of plans. Thank you and let me know if you have any questions or concerns. Respectfully, STANTEC CONSULTING SERVICES INC. Thomas J. Herkenhoff, PE Client Service Manager Tel: 320-229-5520 Fax:320-251-6252 Tom.herkenhoff@stantec.com S:'"' e°+�•--"�� A-�. ��w`��� ;� ��� JUI� U 6 �G i;S �1�\tl�f I,Qit�lViCi1{ir"'1L v:�i 1 V�v�� Page 1 of 2 ���� �������: COU �ITY 0F STEARNS � ,; � � � � � - s� � � � � G � � ��� � Administration Center Rm 343 • 705 Courthouse Square • St. Cloud, MN 56303 �y 320-656-3613 • Fax 320-656-6484 • 1-800-450-0852 Y � �� �;�j ��- MEMO: June 7, 2013 RE: Pam's Auto SWPPP & Erosion Control Plan Review An application for construction site permit for 2 building expansions was received by the Environmental Services Department 5/24/13. The stormwater runoff from these areas will be conveyed to the existing stormwater pond, which is sized large enough to accommodate this volume provided the proposed southern pond berm is raised to the required elevation. The SWPPP details inlet protection measures, perimeter control, and erosion/sediment control during construction. Therefore this proposal is compliant with the erosion control and stormwater management plan requirements of the Stearns County Zoning Ordinance #439. One item of note is that turf establishment has been a challenge on this site. This should be continually monitored to ensure that there is at least 70% vegetative cover on all areas to be vegetated, especially around the pond perimeter. Sincerely, ��' Rob Spit Stearns County Environmental Services aa�s-aesa `Affirmative Acfion/Equal Opportunity Employer" ..� / - /� / � . I / / � �� � �� �� i , �� � � i W� � >� � i =�� .��� �� � � �� � , � , � .�.� � _ � :� ' �� - �:.� _ - - � � � � ���=� . ��� ; . � � ;� � , � � 7 . 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