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Salvage Properties
City of St.Joseph,PO Box 668,St.Joseph MN 56374
The following packet includes information for the land use request Salvage Properties. The initial
request was that of an extension of the current Conditional Use Permit to allow for an expansion of
Pam's Auto, constructing a 3,000 square foot addition. When Stearns County staff reviewed the
property it was noted that the property was in violation of the 2011 CUP exceeding the maximum
storage. Before the Joint Board could consider an expansion of a CUP the property needed to be
compliant with the 2011 conditions. Therefore the property owner has requested a variance to increase
the maximum height. The Joint Planning Board is being asked to consider to separate actions,one a
variance to bring the property into compliance and second an expansion of the Conditional Use Permit
for the Salvage Operation.
Variance Request
Consideration of variances are control by MN Statute which identifies the criteria that must be met
before granting. All of the criteria needs to be met, not just some of them. If the Joint Planning Board...
Approves the request—
1. It is the responsibility of the property owner to demonstrate that the all the criteria
has been meet for granting the variance.
2. Screening must be provided and the minimum height of vegetative screening is six
feet. The property owner has agreed to screen with vegetation, but has not
provided a plan or species that would be used. The Joint Planning Board should
request clarification and data sheets for the proposed screening to assure that they
will reach 13.6 feet.
3. The property must be brought into compliance with days.
Denies the request—
1. Must identify the reasons for denial
2. Provide days for the property to come into compliance.
3. Delay action on the expansion of the Conditional Use Permit until the property is in
compliance.
Table Action on the request—
1. If additional information is needed to take action on the variance request the
matter can be tabled until the next meeting or if the property owner opts for a
special meeting the additional fees will charged.
2. Extension of the 60 day land use requirement should be extended for both the
Variance and Special Use request.
Conditional Use Request
Consideration of a Conditional Use Permit requires finding the following:
1. The proposal is consistent with the County Ordinances(performance standards)
2. Identification if other standards and rules apply.
3. Compatibility with present and future land uses
4. Identification of proposed environmental impacts and delineation
5. Impact to adjoining property owners property values
6. Potential public health,safety or traffic issues and how they will be mitigated.
7. Impact of the proposal to the general health,safety and welfare of the residents
8. Conformance to the goals of objections of the County,City,Township
Comprehensive Plan
9. Potential impact to existing public services and facilities including schools, parks,
streets and utilities.
10. Financial Guarantee
11. Other matters as required by the Board
The findings have already addressed items 1,2, 3,4,8,and 10. The Board should determine the impacts
or restrictions, if any for the following items: 5,6,7, 9 and 11.
As stated above,the variance request must be considered first as the property is not in compliance. The
Joint Board has the ability to table action on the Conditional Use,approve with conditions or approve. If
the matter is tabled,the 60 day land use requirement must be extended an additional 60 days.