HomeMy WebLinkAbout[03] Conditional Use, VNC STATE OF MINNESOTA ST.JOSEPH JOINT PLANNING BOARD
COUNTY OF STEARNS CONDITIONAL USE PROCEEDINGS
In the matter o£ VNC,for Charles Koenig
The Joint Planning Board considered a request for Conditional Use submitted by VNC for Charles
Koenig to consider issuance of a conditional use permit to allow the construction of an office addition to
an existing facility located at 8055 County Rd 75. The matter was duly published and notice was
provided to property owners within 1000 feet of the above referenced property and the Joint Planning
Board conducted a public hearing on March 10,2014.
PROPERTY ADDRESS: 8055 County Road 75
PROPERTY LEGAL DESCRIPTION: That part of the S %2 of the SE % of the SW % lying southerly of
County Road 75 in Section 12 of St. Joseph Township(124/29).
The St.Joseph Joint Planning Board acknowledged the following Findings of Fact in consideration of
the request for Conditional Use to allow for the alteration of an existing off-premise billboard:
1. The subject property is cunently zoned Industrial.
2. Site Information
a. Water Su�plv Mana eg ment: The property is within the City of St. Cloud drinking water
supply management area(DWSMA). Notice has been sent to the City and Stearns
County SWCD and they have responded with no impact.
b. Setbacks: The proposed addition will be modified so that the setback of 20 feet is
fulfilled.
c. Lot Covera�e: The survey of the property shows the impervious lot coverage is 59%of
the property,which is below the 60%lot coverage limit. The proposed addition will be
on the existing impervious surfaces, so there will not be an increase.
d. Wetlands:The location of the proposed addition does not contain wetland.
3. Performance Standards
a. Erosion Control and Sediment Control: Very minimal excavation and dirt work will take
place. The addition is proposed on already impervious surface.
b. Handicap Accessibility Code: The addition shall meet the accessibility portion of the
State Building Code,Minnesota Rules, chapter 1341; or successor rules.
c. Li�� New lighting is proposed on the building and parking lot. The lighting shall
not impact adjacent properties or roadways.
d. Parking and Loading�The survey indicates 13 parking spaces,which is adequate for the
business on the property. The survey also shows traffic circulation pattern verifying
adequate space for traffic flow and laoding.
e. Screenin�:No screening is required for this addition as the CUP does not include outdoor
storage.
£ Sign Regulations: The sign space on the property is in compliance.
g. Trash Enclosures: Any outside trash enclosures must be enclosed on three sides.
4. Consistency with the Stearns County Comprehensive Plan
a. Chapter 7,Economic Development,Goal 1 encourages industrial development within
existing communities,including redevelopment of existing site and filling of industrial
and business parks.
b. Future Land Use Map—Urban Expansion allows for limited commercial and industrial
development.
5. Consistency with the City of St.Joseph Comprehensive Plan and Utility Plans
a. Planning District 14 includes mixed use of Commercial and Industrial.
b. Utility Planning—the proposed development will not impact or require easement for
future utilities.
6. As Zoning Administrator for the Orderly Annexation Area, Stearns County Environmental
Services prepared and forwarded a staff report which included review of the application in
relation to the standards for granting a conditional use permit. The following are the review
comments:
a. The request for conditional use permit is consistent with Land Use and Zoning Ordinance
#439 Sections 4.8, 7.24,and 9.11.SV. Said section does not specifically list office space
as a permitted use but does state "any use of land consistent with the purpose of the
Industrial District which is not expressly prohibited or provided for in the lndustrial
District and which,by its nature, does not constitute either a public or private nuisance
because of noise,dirt, soot,offensive odor, secondary characteristics or unsanitary
conditions.°
b. The proposed us is compatible with present and future land uses as the property already
consists of an existing business.
c. The Joint Planning Board must determine what if any:
i. Potential environmental impacts
ii. Potential impacts of the proposal to property values in the area
iii. Potential public health, safety or traffic generation impacts the proposal will have
in relation to the area and capability of the roads serving the area
iv. Potential impact to the general health, safety and welfare of the residents
v. Potential impacts to the existing public services and facilities including schools,
parks, streets,and utilities and what potential is there for the proposal to
overburden the service capacity.
vi. Conformance to the City and Township Comprehensive Plan
vii. Other matters or concerns of the Board
DECISION AND CONCLUSION
Based on the Finding of Fact,the St.Joseph Joint Planning Board approves the Conditional Use
Permit as requested by VNC on behalf of Charles Koenig to construct an office addition at 80055 County
Road 75 with the following contingencies:
1. Sign space is limited to 250 square feet total area and a free standing sign shall not
exceed 25 feet above the average grade.
2. Any new lighting installed must meet Stearns County Standards to include deflecting
light away from any adjoining property or public streets.
3. Any outdoor trash enclosures must be enclosed on three sides per Section 731 of Stearns
County Ordinance 439.
4. The addition shall meet the accessibility portion of the State Building Code,Minnesota
Rules, Chapter 1341; or successor rules.
ST.JOSEPH JOINT PLANNING BOARD
By
Jeffrey Janssen,Chair
By
Judy Weyrens, Secretary
Drafted by:
City of St.Joseph
PO Box 668
St.Joseph MN 56374
320.363.7201
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