HomeMy WebLinkAbout[03] Huls Hearing Notice TOWNSHIP OF
SANT 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
Jweyrens@cityofstjoseph.com
MEETING DATE: January 12, 2016
AGENDA ITEM: Public Hearing,Zoning Request
Ross Huls
Re-zone from Ag to Commercial
PREVIOUS BOARD ACTION: At the December meeting the Board authorized issuance of an
Abatement Order to the property known as the Kings Express Property. The Property owner had not
responded to the request of Stearns County Environmental Services to bring the property into
conformance. The day that the Police was going to serve the property owner, they contacted Stearns
County and completed the necessary applications.
BACKGROUND INFORMATION: When County Road 2 was realigned, part of the right-of-way
acquisition included purchasing property from the property where Kings Express operated. The
acquisition required the County purchase the entire parcel,which has been subsequently sold via
auction. The property was vacant for over one year, so while the property functioned as a commercial
use, it was grandfathered and when that use ceased to operate, any grandfather use ended. Therefore
since the property is zoned as Ag, Commercial uses are not permitted.
In reviewing the future land use map of the City,the property is guided for commercial; however,the
zoning district would not allow a repair shop and has high aesthetic requirements. In talking to Jennifer
Buckentine, Stearns County Environmental Services, if the property is rezoned, the property owner
would still need to make application for a conditional use permit, as they are only allowed in commercial
by issuance of a CUP. The staff at Stearns County Environmental Services informed the property owner
that a CUP would be needed which requires a hearing and they could process both applications;
however if the rezoning were denied the CUP would not be considered. The property owner decided to
not complete the CUP and will do so if the rezoning is approved.
In considering this request,the Joint Planning Board should consider if the request is consistent with the
surrounding area, is it considered spot zoning, and how with the rezoning impact the surrounding
properties.
The decision of the Board at this meeting is whether or not the zoning is appropriate or if it is spot
zoning. As a reminder, zoning cannot be conditional. The Board would have the opportunity to place
conditions on the CUP if the process goes that far.
ATTACHMENTS: Request for Board Action
Public Hearing Notice
Application
Stearns County Staff Report
Zoning&Aerial Maps
Comprehensive Plan—Planning District 2
Stearns County Land Use and Zoning Ordinance
Draft Findings
REQUESTED BOARD ACTION: Forward a recommendation to the Joint City Council/Township Board as
to whether to approve or deny the re-zoning request.
TOWNSHIP OF
SANT 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
jweyrens@cityofstjoseph.com
Notice of Public Hearing
NOTICE IS HEREBY GIVEN that the Joint Planning Board of St. Joseph Township and the City of St.
Joseph will be conducting a public hearing on Tuesday, January 12, 2016 at 7:00 PM in the St. Joseph
City Hall, 25 College Ave N. The purpose of the hearing is to consider a request for rezoning
approximately 1.33 acres from the Agricultural 40 zoning district to the Commercial zoning district.
The request for rezoning is in accordance Section 4.10 of the Stearns County Land Use and Zoning
Ordinance 9439 and according to the Memorandum of Understanding between the City of St. Joseph,
Township of St. Joseph and Stearns County.
The property under consideration is part of the NEI/4 of the NWI/4 lying southwesterly of County Road
75 in Section 9, St. Joseph Township (124/29). The property address is 30890 County Road 2, St. Joseph
MN. The request for rezoning has been submitted by Ross Huls, St. Joseph, MN 56374.
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W'�I�;'T HAPPEI�S I�tEXT? Staff wil�review your appii�a�ion�nnd detertnine if the�pplication�complete.
Iftlie�ppli�tit�n is camplete,the applic�ttion will be�ch�du�e�i for a T'ublic'Hearing v�rith th�Count�r
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t�k�s 2 months from tl�e t�me a cbmplet�appiicatian is submitted until the C�u�ty Board i�sues#�na1
�pprr�vai or deni�al ofthe�L�cming.
REQUEST FOR REZONING
Application Date: 12/18/2015
Owner/Applicant: Ross Huls
30890 County Road 2
St.Joseph, MN 56374
Parcel No: 31.20685.0001
Project Location/Description of proposal:
The applicants are requesting to rezone approximately 1.33 acres from the Agricultural 40
zoning district to the Commercial zoning district in accordance with Section 4.10 of Stearns
County Land Use and Zoning Ordinance#439 and according to the Memorandum of
Understanding between the City of St.Joseph,Township of St.Joseph and Stearns County.
Background
The property is the site of the former Kings Express, an auto repair business. In 2013, the
County obtained the property when the new County Road 2 was constructed. Since the auto
repair business had ceased for more than 12 months, any use of the property is required to be
in compliance with Ordinance#439. In November 2014, the applicant purchased the property
and subsequently began operating an auto repair business which is not allowed in the
Agricultural 40 zoning district.
Location
The property under consideration is part of the NE1/4 of the NW1j4 lying southwesterly of
County Road 75 in Section 9, St.Joseph Township (124/29). The property address is 30890
County Road 2, St.Joseph MN.
Adjacent Areas—Zoning(See enclosed zoning map)
North:A-40
East:A-40, Municipality, Urban Expansion
South:A-40
West:A-40, Commercial
Adjacent Areas—Uses(See enclosed aerial photo)
North: large lot residential, agricultural
East: City of St.Joseph, parkland
South: agricultural
West: agricultural, large lot residential
Access Management—The property has access from County Road 2.
OVERLAY DISTRICTS/AREAS OF CONCERN
The property is located within the City of St.Joseph drinking water supply management area
(DWSMA).
RESIDENTIAL DEVELOPMENT OPTIONS
Agricultural 40 district Development Options: *Allowed without rezoning*
Base density: 1 residential dwelling unit ailowed
Commercial district Development Options: *Proposed rezoning*
Base density: No residential dwelling units allowed
Issues to Consider/Alternatives:
❑ If the area were rezoned, what uses would be allowed?
❑ Would a zoning change be consistent with the surrounding area?
❑ Would a zoning change be considered spot zoning?
❑ Will rezoning this parcel create additional rezoning requests in this area?
Purpose statements for the Commercial and Urban Expansion zonin�districts
9.3.1 Purpose
The purpose of this District is to preserve the agricultural and rural character of
land within the A-40 District. This district is applicable in areas where
agricuiture is the predominant and preferred land use, as described in the
Comprehensive Plan, and agricultural protection, including crops and animal
agriculture, is the foremost goal. However, the A-40 district has a secondary
goal of providing flexibility not allowed in the A-80 and A-160 districts by
allowing for development where agriculture has limited viability. The A-40
district is used in proximity to growing cities and areas away from cities where
agricultural resources and practices are intermixed with other uses. Residential
land uses are limited to a density of one residential dwelling per forty(40) acres.
This district is intended to meet the following goals of the Stearns County
Comprehensive Plan:
A. Preserve highly valued farmland for agricultural pursuits (Land Use Plan Goal
1, Objective 2).
B. Protect agricultural soils and other agricultural resources by regulating non-
agricultural land uses in areas with agricultural soils (Natural Resources Plan,
Goal 3, Objective 1).
C. Maintain suitable boundaries for urban, rural residential and agricultural
areas (Land Use Plan Goal 2, Objective 1).
9.10.1 Purpose(Commercial district)
The purpose of this district is to promote the concentration of a wide range of
commercial and recreational establishments into a general commercial area to
service local residents and the traveling public.
This district meets the following Stearns County Comprehensive Plan goals:
A. Manage the impacts of growth and development on the County's rural
character(Growth and Development, Goal 3).
(1) Identify appropriate areas for commercial, industrial, and non-farm
rural residential developments (Objective 2).
B. Future Land Use Map, Commercial. Primarily low intensity service and retail
that does not demand a high level of wastewater treatment, sited where the
transportation system has adequate capacity. Generally applies to existing
developed areas.
C. Enhance the ability of local retail and commercial businesses to sustain small
city and town center commercial areas (Economic Development Goal 1,
Objective 7).
D. Assist businesses with job retention and expansion opportunities (Economic
Development Goal 2, Objective 1).
E. Focus development in and adjacent to cities, not between them. Specifically,
the extension of a strip commercial development pattern along MN 23
should be avoided (Minnesota Highway 23 Corridor Policy Area).
F. Allow the greatest degree of flexibility in this area in considering land use
changes to commercial/ industrial use, provided that impacts on roads and
infrastructure are minimized (Southwest Policy Area).
Compatibility with Comprehensive Plan:
Land Use Plan
Agriculture
Goal 1. Sustain agriculture as a desirable land use for the iong term.
Objective 1. Nurture and preserve a sound agricultural economy.
Objective 2. Preserve highly valued farmland for agricultural pursuits.
Goal 2. Minimize land use conflict between agriculture and other land uses.
Objective 1. Maintain suitable boundaries for urban, rural residential and agricultural
areas.
Objective 2. Provide standards to protect new and existing land uses from incompatible
land uses.
Growth and Development
Goal 3. Manage the impacts of growth and development on the County's rural character
Objective 1. Discourage incompatible land uses through effective land use controls.
Objective 2. Identify appropriate areas for commercial, industrial, and non-farm rural
residential developments.
Objective 3. Deter premature development in rural areas and in urban expansion areas
around cities.
Economic Development Plan
Goal 1. Maintain and strengthen economic diversity.
Objective 1. Promote and retain agriculture in areas with highly valued agricultural land
or economically viable animal agriculture operations.
Objective 2. Encourage industrial development within existing communities, including
redevelopment of existing sites and filling of industrial and business parks.
Objective 7. Enhance the ability of local retail and commercial businesses to sustain small
city and town center commercial areas.
Future Land Use Map: Urban Expansion district
The Agriculture 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 iand 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: Metropolitan Area
The multi-county St. Cloud Metropolitan area will continue 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:
1. 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:
1. Does the proposal conform to the County's Comprehensive Plan? Why or why not?
(Policy Areas Map figure 3.3, Future Land Use Map figure 3.4 or Goals and Objectives)
Future Land Use Map: Urban Expansion district
Policy area map: Metropolitan Area
Goals and Objectives: Decide if request conforms to these �oals/obiectives• Land Use
P/an, Agriculture Goal 1 Objectives 1&2; Goal 2 Objectives 1&2; Growth and
Development Goal 3 Objectives 1-3; Economic Development Plan, Goal 10bjectives 1, 2,
7)
2. Is the proposed rezoning compatible with the present and future land uses in the area of
the proposal?
Present Zoning:Agricultural 40
Proposed Zoning: Commercial
Scenic Views/Rural Character:To be determined by the Joint Planning Board
3, if the property is rezoned, how will the environmental impacts be addressed?
To be determined by the Joint Planning Board.
4. What are the potentiat impacts of the rezoning on the property values of the area in
which it is proposed?
To be determined by the Joint Planning Board.
5. Is there a potential for public health, safety or traffic generation impacts based on the
proposed rezoning and how will they be addressed?
To be determined by the Joint Planning Board.
6. How are the potential impacts of the proposal on existing public services and facilities
including schools, parks, streets and utilities being addressed and will this rezoning
potentially overburden the service capacity?
To be determined by the loint Planning Board.
7. Other issues pertinent to this matter.
To be determined by the Joint Planning Board.
SUMMARY
• Based on the Joint Planning Board's findings of fact, make a recommendation of
approval or denial to the City and Township.
Attachments:
Application
Aerial photos
Zoning map
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LAND USE
District Two
Portion of District `Developed'
Aqproximate Location , ,�,...:� ,,,�� „�,,.,,,.. �.,_.;; „ ,,,,,,;;,;;
District Two occupies an area in the northwestern St. Joseph/St. =
Joseph Township, northwest of the existing corporate limits. The �,;
approximate boundaries include:
• A roughly triangular shaped area north of I-94
• South of CSAH 75 %
• West of the proposed CSAH 2 re-routed corridor
Total Acres in District: 668 acres in District
Number of Acres Platted: 110 acres subdivided; 558 non-subdivided
Number of Acres with Potential Development Considerations: 167 �
acres (hydric soils and flood plain/shoreland) ❑SubdividedAc �Nor�Subd.Ac.
9 P _r,:.......,,_„ ..._..,.,,.,,, e... ,_ .... , i:..
Areas of Stabilitv and Areas of Chanqe: A lar e ortion of this
distriet has been characterized as having potential for change over the scope of this plan. The area
includes parcels adjacent to the proposed re-route of CSAH 2, Leaf Road, Interstate 94 and CSAH 75.
Areas of change are sites where the city expects to direct resources (either new development or
redevelopment, public and/or private resources) as available and/or requested. 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 Two include I-94, CSAH 75, proposed CSAH 2 rerouted
corridor, Leaf Road, South Fork Watab River, and gently rolling hills.
Existinp Land Use
Existing land uses primarily include low density rural residential, low density commercial, and agricultural
uses.
Proqosed Future Land Use
Substantial portions of this district have been identified as 'areas of change'. Future investment, public
and private, is expected within this district during the scope of this plan.
The location of the CSAH 2 re-route within this district make future land use planning extremely important.
The city has an excellent opportunity to provide for substantial 'gateway' commercial and industrial
development within this district. Commercial, mixed commercial/high density residential and industrial
development will be clustered around high functioning intersections and developed as cohesive entities
suitable for the 'gateway' nature of the interchange. The `gateway' nature will be defined by
inclusion/incorporation of public gathering spaces, courtyards, open space preservation and similar
design principals in future developments. Portions of this section with good access and visibility from I-94
and/or CSAH 2 are guided toward future commercial, mixed commercial industrial, and industrial. Future
development patterns will respect the mobility function of I-94 and CSAH 2; therefore,the development of
future collector streets is imperative. Commercial and/or high value industrial nodes will be afforded
excellent access from collector streets. Commercial, mixed commercial/industrial, and industrial
development will be clustered around meaningful intersections with collector streets. Nodal development
will provide for urban development as cohesive entities capable of creating and sustaining the `gateway'
nature of the interchange. The `gateway' nature will be defined by inclusion/incorporation of public
gathering spaces, courtyards, open space preservation, uniform landscaping, and similar design
principals in future developments.
2008 City of St. Joseph Comprehensive Plan Chapter 4, Page 28
LAND USE
To provide for prudent timing and cost-savings, the EDA supports the city's proactive participation in
providing municipal utility services to this area and collector street development in conjunction with the
county's acquisition of right-of-way and construction of CSAH 2. This means the city would work with
property owners to proactively initiate improvements; however, the city would be reimbursed over-time by
development fees.
2008 City of St. Joseph Comprehensive Plan Chapter 4, Page 29
Stearns County Land Use and Zoning Ordinance This Section last amended March 24,2015.
9.10 Commercial District(C District)
9.10.1 Purpose
The purpose of this district is to promote the concentration of a wide range of
commercial and recreational establishments into a general commercial area to
service local residents and the traveling public.
This district meets the following Stearns County Comprehensive Plan goals:
A. Manage the impacts of growth and development on the County's rural
character(Growth and Development, Goa13).
(1) Identify appropriate areas for commercial, industrial, and non-farm
rural residential developments(Objective 2).
B. Future Land Use Map, Commercial. Primarily low intensity service and retail
that does not demand a high level of wastewater treatment, sited where the
transportation system has adequate capacity. Generally applies to existing
developed areas.
C. Enhance the ability of local retail and commercial businesses to sustain small
city and town center commercial areas (Economic Development Goal 1,
Objective 7).
D. Assist businesses with job retention and expansion opportunities (Economic
Development Goa12, Objective 1).
E. Focus development in and adjacent to cities,not between them. Specifically,
the extension of a strip commercial development pattern along MN 23 should
be avoided(Minnesota Highway 23 Corridor Policy Area).
F. Allow the greatest degree of flexibility in this area in considering land use
changes to commerciaU industrial use,provided that impacts on roads and
infrastructure are minimized(Southwest Policy Area).
9.10.2 Permitted Uses
The following uses are permitted subject to any applicable performance and
general development standards contained in Sections 6 and 7 of this Ordinance:
A. Antennas subject to the conditions of Section 7.27 of this Ordinance
B. Bait shops
C. Beauty shops
D. Bowling alleys
E. Community buildings
F. Day care centers
G. Eating and drinking establishments
H. Essential services , transmission services and utility substations
I. Financial institutions
J. Funeral homes,mortuaries
K. Golf courses and club houses
L. Grain and seed sales and storage
M. Grocery stores
N. Health clubs
O. Landscape, nursery, greenhouse or garden sales
9-61
Stearns County Land Use and Zoning Ordinance This Section last amended March 24,2015.
P. Laundromats
Q. Offices, clinics
R. Public swimming pools
S. Resort facilities including lodges and cabins and an operator's residence.
T. Retail uses conducted entirely within a building
U. Storage facilities
V. Theatres, amusement parks
W. Truck terminal- small
X. Veterinary clinics
Y. Warehousing and distribution facilities
Z. Wind energy conversion systems(less than 6KW)
9.10.3 Provisional Uses
The following uses are provisional uses subject to the performance and general
deveiopment standards contained in Sections 6 and 7 of this Ordinance:
A. Adult uses—accessory
B. Government administrative and service bnildings
C. Outdoor recreational facilities
D. Temporary use sites in licensed resorts and campgrounds
E. Temporary uses/special events
9.10.4 Permitted Accessory Uses and Structures
The following accessory uses and structures are permitted subject to the
performance and general development standards contained in Sections 6 and 7 of
this Ordinance:
A. Accessory uses and structures that are incidental to the principal use.
B. Outdoor display
C. Outdoor storage
D. Signs—non-commercial, on-premise
E. Solar energy systems—accessory
F. Swimming pools
9.10.5 Conditional Uses
The following uses may be allowed as conditional uses following the procedures
set forth in Section 4.8 of this Ordinance and further subject to the performance
and general development standards contained in Sections 6 and 7 of this
Ordinance:
A. Antennas subject to the conditions of Section 7.27 of this Ordinance.
B. Drive in businesses
C. Gasoline stations and/or convenience stores
D. Hotels,motels
E. Kennels, commercial,boarding only
F. Motor vehicle repair
G. Multi-family residential dwellings
H. Off-premise signs (billboards)
9-62
Stearns County Land Use and Zoning Ordinance This Section last amended March 24,2015.
I. Outdoor sales lots, including used cars, trucks, trailers and farm implements
J. Recreational vehicle parks and campgrounds
K. Recycling centers
L. Resorts
M. Ski areas and lodges
N. Solar farms
O. Transmission services
P. Wholesale and storage establishments
Q. Wind energy conversion system(greater than 6KW)
R. Any use of land that is consistent with the purpose of the Commercial District
that is not expressly prohibited or provided for which creates employment and
economic advantage.
9.10.6 Interim Uses
The following use may be allowed as an interim use subject to the procedures set
forth in Section 4.48 of this Ordinance and further subject to the performance and
general development standards contained in Section 6 and 7 of this Ordinance.
A. Meteorological towers
B. Vacation/private home rentals
9.10.7 Lot Requirements
For all uses within the Commercial District the minimum lot size shall be
sufficient to meet the applicable performance standards of this Ordinance for the
proposed use, setback requirements of Section 9.10.8 of this Ordinance, and the
sewage treatment system standards of Ordinance Number 422; or successor
ordinances.
9.10.8 Setback Requirements
A. Minimum Building Setbacks
(1) Side 20 feet
(2) Rear 20 feet
(3) Front
Road Setback from Setback from Road
Classification Road Centerline* Ri ht-of-Wa O.W. *
Princi al Arterial 150 75
Minor Arterial 120 60
Ma'or Collector 100 50
Minor Collector 100 50
Un-Classified Setback from Setback from Road
Roads Road Centerline* Ri ht-of-Wa .O.W. *
Coun Road 100 50
Townshi Road 63 30
Private Road Esmt. 63 30
*THE MORE RESTRICTIVE SETBACK SHALL APPLY.
9-63
Stearns County Land Use and Zoning Ordinance This Section last amended March 24,2015.
9.10.9 Height Requirement
Structures shall not exceed forty five (45) feet in height, except as provided in
Section 7.14 of this Ordinance.
9.10.10 Lot Coverage
The maximum lot coverage shall be twenty five (25)percent in the shoreland
district and up to sixty(60)percent outside any shoreland district.
9.10.11 Relationship to Orderly Annexation Agreement
If property in the Commercial District lies within an area subject to an Orderly
Annexation Agreement(OAA)which has been formally adopted by a township
and city,the provisions of the OAA shall supersede the provisions of Section 9 of
this Ordinance if they cover the same subject matter. For example, if the OAA
specifically defines permitted uses to be allowed,the OAA listed uses supersede
the permitted uses in Section 9.10.2 of this Ordinance; or, if the OAA is silent on
lot coverage requirements, then the provisions in Section 9.10.10 of this
Ordinance shall apply. All subdivision applications in the Commercial District
and an area subject to an OAA shall be reviewed for consistency with the OAA
by both the Township and the City affected.
9-64
STATE OF MINNESOTA ST.JOSEPH JOINT PLANNING BOARD
COUNTY OF STEARNS REZONING PROCEEDINGS
In the matter of. Ross Huls
The Joint Planning Board considered a rezoning request submitted by Ross Huls to consider rezoning the
property located at 30890 County Rd 2 from the current Agricultural to Commercial. 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 January 12, 2016.
PROPERTY ADDRESS: 30890 County Rd 2
PARCEL IDENTIFICATION: 31.20685.0001
The St. Joseph Joint Planning Board acknowledged the following Findings of Fact as it relates to the
request of Ross Huls to rezone the aforementioned properties:
1. In 2006 the City of St. Joseph, Township of St. Joseph and Stearns County partnered in a
transportation study to determine a new alignment for County Road 2 and locate a potential
north east/west corridor.
2. In 2007 the new alignment for County Road 2 was determined and Stearns County started the
design process and securing the right of way(ROW).
3. The new alignment of County Road 2 impacted the property described above and as part of
the ROW acquisition, the County was required to purchase the entire parcel.
4. Prior to Stearns County purchasing the property, the property was owned by Kings Express,
operating as a trucking service. The operation of a trucking service was a grandfathered non-
conforming use which is allowed to continue until the use cease for a period of one year.
5. The County purchased the property in 2013 and in 2014 the property was sold through an
action process,purchased by Ross Huls on 10/31/2014.
6. During the time Stearns County owned the property, the building was vacant and business did
not occur; therefore the property lost any grandfather status and any new use of the property
must be conforming to the underlying zoning district, A 40.
7. During 2015, it came to the attention of Stearns County Environmental Services that the
aforementioned property was operating as a commercial business. The property is zoned
Agricultural 40 (A 40). Stearns County Zoning Ordinance does not allow commercial
business on property containing less than five acres. The property in question is only 1.33
Acres.
8. On August 17, 2015 and September 22, 2015, Stearns County Environmental Services
informed the property owner of record by letter of the violation and requested the property
owner contact their office to discuss how to bring the property into compliance.
9. On December 14, 2015 the Joint Planning Board authorized the serving of an abatement order
to the owner of record to cease and desist operating a commercial business.
10. On December 18, 2015 met with staff at Stearns County Environmental services to discuss
how to bring the property into compliance. The property owner completed a request for
rezoning and was informed by Stearns County staff that a conditional use permit would also
be required if the property were rezoned and the property owner decided to only apply for the
rezoning at this time.
DECISION AND CONCLUSION
Based on the Finding of Fact, the St. Joseph Joint Planning Board determined the following:
1.
2.
3.
Therefore, based on the aforementioned, the Joint Planning Board hereby recommends the St. Joseph
Township Board and St. Joseph City Council approve/deny the rezoning request of Ross Huls for the
property located at 30890 County Rd 2 (31.20685.0001) from the current Agriculture A 40 to
Commercial.
Adopted this , day of , 2016
ST. JOSEPH JOINT PLANNING BOARD
By
Rick Schultz, Chair
By
Judy Weyrens, Secretary
Drafted by:
City of St. Joseph
PO Box 668
St. Joseph MN 56374
320.363.7201