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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. (,0LPFN V1 FIN A —ih r M, '`� 3124x£4.0040 ti 00000 N.NW i NW NF 24 5 34 80 0404 312C4i83.0001 \\ Subject Property 30890 CR 2 This page intentionally left blank ��� �= a._���°. -a�_�, s� ��.a� � �� ��y�:3 � � ` , �.PPL,IC�TION FtJ�t:[�.EZt�I'�1T1'�� �..._. . _ Environcn�ntal S�rvrvices pep�rtrtmment �'�11J1R�3���t�TAl.���1flG�S ��; �fitp:flcc�.stearn�.mn.us/�nvirc�nrnen�I.,andUseaudSubdivisiar� '� _ Adr�ni�ttration Center Rm. 3�3-'70S Courth€�use Square-St.Clouc�,MN 56303 32U-bS6-36t� or 1-8f�0-jtS0-Q852-Fax 32q-6���6484 � Ap�lication F'ee:$��.,. �ite No. �-�C?��'�r'�.� Reeeipt No.1J-� ��.�.,. Prt�perty t�wner Phone �'�.L� 34� �`i�� Pro�erty t�w�rier Emait A�dress o�"Pmper�y �C7 �a �, 11��ailin�Acir�ress .� � 5 �t��� App�ic�nt{af diff`erent from abo�e} �� a.�,._.�u.�. Phone ��-� �(�� 1`���` Applicant Emai1 �� f��c i�,°s n � !�� Applicant 1VIazli�ri�Address ,`�u�' �'2�'� .��t�: '�`�~.'�c?�-� �► � �" J' ; `" J�s'�p . � . Farcel I.i7.Number�s)��•'c�1r��-��`a,�sc�r�� 7'ownship„�,;�,�,,, °: I �Sect�on � L�al Deseription �� !//;.!� �.., i. �/ 3 y/��./� yr y � �� � ��i/ ✓/%iy ���. �' nh yj � ,, . :, ; „ ,.:.. ,.1j',i.,,�, �:,..� �� , ;o. ,,ii b�/.. �"Y'�T'Yri'�'��S�C�SC o F�oodplain a Aiz�rort o Conservation(�verlay o Shorel�nd:�ater�od�l"3ainelNumber,� Glassifie�tian Caunty's Present Za�Yng ll�st�rict.��1� >_ ,�,Pra�poaed�ani�i��lstrtct,_ :t� �w►,,,�X�t.�.� P�roposed�cresge to b�r�ncd. Y"�S �aunty's�"utvre Land T7se 1V��tp►�str�c#: 1. Prc�pos�cl use oft�e t�nii tv be rezo�ed: ��'P�:•-- .S` '�aCJ ��'�i"G� '�-�' 7 �;� � , �^ _ � � � �� � � � t 2.T�esc.tibe how the prr�posed rexvni�g wi11 be r,c�mpati�le with the Compr�he�sive Plan(see attached Goa�s and C3bjectives). � Y'�., t�v' �p t�� ; �?��'r�t ;.� :`� '�`�- � r.�s ���p� w,t,, 't�3�;��:'r1 �3 G�,-!1 i 7"►'I +��'', �✓lt S Q r`L'L'i f� S`�r rG-, t.� ��.. �� , ��� ��r ��xx� .��F� - r �,�t � <-�`��l .1:��- ��:���,��.�. �.s� �c� ��rr� a �'l�.f,� �� �.��~�'�" . ���' a� r� �� s�r<n�j� ��- �'� �5 ..����_�� l��r�:�r .� n��; l�. t� at�� ��'t.�tc;�.; r� _".`��� � dt�� .y� ,�; r'v�,'�S �t�Q.�J�S` 3.Township Revvi�w :�'T'`wp;Name) Date (A camplefie�l Township recnmmes�dation fcurn from the Tawnslup stati�ng thei�r c��nts is requir�ci prior ' to the submiital of this re�onin�request) .r-- - c�`�.� Property 4wrter's Sigr�aiure r' Date �� M� :Applieant's Sxgnature Dat� ' Si�nattu�af this�spli�ticm authorix.cs�nviranmamal Setvices Statf to cnter upnn t#�c propert�y"to perform nr,�ec�insp�ctic�nns. �ntry may be without prior notir.�. 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 Planning Commissi�►n wha will recommend actian tc�t�e Co�rnty Board af�rn�rnaissiaz�ers. It typicalty ; 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. 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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