HomeMy WebLinkAbout[03] Conditional Use Permit - Bright 1401\v„,,,,941/4Ad-hAC`L
TOWNSHIP OF art OF ST.JOSEPH
SAINT 1OSEPH PO BOX 668
PO BOX 585 St.Joseph MN 56374
St.Joseph MN 56374 320-363-7201
320-363-8825 Jweyrens@cityofstjoseph.com
MEETING DATE: December 13,2016
AGENDA ITEM: Conditional Use Permit—Keonig for Bright
BACKGROUND INFORMATION: Stearns County Environmental Services forwarded an
application for a Conditional Use Permit(CUP)to allow an auto and light truck sales. The site is
currently used by Sound Off. The current owner is relocating to another facility and Steve Bright is
looking to purchase the site with the intent to operate an auto and truck sales lot.
ATTACHED INFORMATION: Request for Action
Application
Stearns County Memo
Draft Findings of Fact.
REQUESTED ACTION: Review the proposed findings of fact and determine if they are complete and
authorize the Chair and Secretary to execute the Findings of Fact as determined by the Joint Planning
Board
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*Ns APPLICATION FOR CONDITIONAL USE PERMIT
4 20Th General Application
Stearns County Environmental Services Department
EN"IAL SERViCE3http://co.steams.mn.us/Environment/LandUseandSubdivision
Administration Center Rm 343 - 705 Courthouse Square- St.Cloud, MN 56303
�r� 320-656-3613 or 1-800-450-0852-Fax 320-656-6484
Application Fee:$ 1(�(O File No. P.O070t h Receipt No. /to -RIP/00
Property Owner G(-I it Z(.es koeyi; cY CF d-L. 5fev� aZ;Gff i) Phone
Property Owner Email E (-LG,,jCJ -t't, �(uv�k,lSee Aye re '
Address of Property go Sr Cou_v. 7s 51'.f i cO 513 ( Cer le-4X Sfd '1)
Mailing Address ,{g5-. .a oe).-e-s4-u;e) d ,z. 4 C__..(O1_40 5136
Applicant(if different from above) a' 1Z OR_:6d T' 1_4_0_ Phone azo
Applicant Email eL3 e- 62 a hae...c.;- Ho'-o4 c64 e. . C oN
Applicant Mailing Address /5.15, 444, ict N. S4 ea k i 3`?e 37-7
Parcel 1.D.Number(s) 31. dos-o6• 00 S Township /. Section rz.
Legal Description fef Aeke,0
7° 1-IU�e aus v-io tai�'1 - 0,k4 Ctio4-; .. ?,a rL 1:
Structures and facilities may be required to meet the Handicap Accessibility Code portion of the State Building
Code, Minnesota Rules, chapter 1341.
Primary Zoning District I'yteLdrr t L.. Section of Ordinance
Proposed Use lie k;r(.e. Sa l ec Section of Ordinance
Staff to Complete
Overlay Districts
❑ Floodplain 0 Airport ❑ Conservation Overlay
0 Shoreland: Water Body Narne/Number Classification
1.Detailed Description of Request.Include current and proposed uses and structures you plan on building;number
of employees and hours of business. C ,-1 //Se 5 }}Ata idc -556,2 Y i i2 5./4 C 14177.Uh
it c.c.) it,/S'i<a c L 4.1;OPV V(-C ckJ c c s EE Auk.)
1! lam, 4 c Si kV.,
2. What road do you access? Are you proposing a)any changes to the access or b)a new access?
3.Describe existing and proposed fencing and screening, including vegetation
y
4/-4c kc4) Suv
4. How will you manage erosion and storm water on your property? 4 44
Will you be disturbing over one acre of land? Yes No po
Will your project end up with more than one acre of new impervious surfaces? Yes,92 No '0:14
5. Describe existing and proposed lighting on the property. 'e.t r te( - ea '�vic 3
1,11 h -1-0 5-,eq6
6.Describe existing and proposed parking and loading facilities on the property? Include the type of surface(gravel,
concrete,asphalt)and the number of parking spaces. Explain or show on site plan the general traffic circulation.
7.Describe existing and proposed signage on the property. For signs on a structure,a building elevation is required.
r4 i e��;�►'cA-7-;#060 fictc ed? *, e-},51-i✓7 `&%?nay e,
8. Describe existing and proposed outdoor storage and display areas. SCS-. 5t4-✓(te-y
-c
r ,t ConpL., Gc, G tfLt 6bv 5a les l'
Building and Setbacks(As sh wn on site plan)
9.Dimensions /) fV(, 16- uc 15. Lot Size
10.Total Height 16. Lot Coverage
11.Sidewall Height 17. Front(OHWL)Setback
12.ROW Setback 18.Rear Setback
13.Centerline Setback 19. Side Setback
14.Feedlot Setback
Note: In order to fully evaluate the proposed use,please supply a site plan map that shows all applicable distances,setbacks,
buildings,roads,parking,display areas,lighting,etc.
Property Owner's Signature s , Date
Applicant's Signature � —_ ' Date
Signature of this application authorizes Environm- Se. , to enter upon the property to perform needed inspections. Entry may be
without prior notice.
WHAT HAPPENS NEXT? Staff will review your application and determine if the application is complete. If the
application is complete,the application will be scheduled for a Public Hearing with the County Planning Commission
who will recommend action to the County Board of Commissioners. It typically takes 2 months from the time a
complete application is submitted until the County Board issues final approval or denial of the CUP.
Conditional Use Permit Request
Outdoor Sales Lot
Application Date: 11/14/2016
Property Owner: Charles Koenig
25224 Forestview Cir
St.Cloud, MN 56301
Applicant: IR Bright, LLC
1529 6th Ave N
Sartell,MN 56377
Parcel No.: 31.20800.0005
DESCRIPTION OF PROPOSAL
The applicant is requesting a conditional use permit to operate an auto and light truck sales lot in
the Industrial zoning district in accordance with Sections 4.8,6.44 and 9.11.5L 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.
An existing building on the property will be used and no changes to the building are proposed. The
existing gravel surface on the property will be paved.
Previous CUPs were issued for this property in 2001, 2009 and 2014.
SITE INFORMATION
Location of Property: The property under consideration is part of the S1/2 of the SE1/4 of the
SW1/4 lying southerly of County Road 75 in Section 12 of St. Joseph Township (124/29). The
property address is 8055 County Road 75,St.Joseph MN.
Zoning:Industrial
Areas of Concern: None.
Wetlands:There are wetlands surrounding the property. No wetland impacts are proposed.
Access: Access is from County Road 75 and is existing. No change proposed.
Impervious Lot Coverage: Impervious lot coverage is at 59%. No change to the total lot coverage is
proposed.
PERFORMANCE STANDARDS(Sections 6.44 of Ordinance 439)
A. The outdoor sales and display use shall be accessory to a commercial use.
B. Display area: The display area will be paved and not within the road right-of-way.
C. The grounds and any structures shall be maintained in a clean,orderly and safe manner.
D. Parking: Designated parking spots are shown on the site plan.
E. Hazardous material: No hazardous material will be stored onsite.
OTHER STANDARDS
Signage: New identification will be added to the existing signs and will be the same size as the
existing signs.
Lighting: Three new lights will be added to the site(shown on site plan).
ADJACENT LAND USES
The surrounding land is mostly vacant wooded and wetland property.
ADJACENT ZONING
The surrounding zoning is Industrial and Urban Expansion.
Compatibility with Comprehensive Plan:
Land Use Plan
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 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: 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. 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 4.8,6.44 and 9.11.5L
2. Are there any other standards, rules or requirements that the proposal must meet?
One proposed condition
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?
To be determined by the Joint Planning Board
4. How are the potential environmental impacts (groundwater, surface water, air quality,
wellhead protection areas)of the proposal being addressed?
To be determined by the Joint Planning Board
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.
Future Land Use Map: Urban Expansion District
Policy Area Map: Metropolitan Area
Land Use Plan, Growth and Development Goal 3 Objectives 1-3; Economic Development
Plan, Goal 1 Objectives 1, 2, 7)
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 of cleanup?
To be determined by the Joint Planning Board
11. Other issues pertinent to this matter.
To be determined by the Joint Planning Board
PROPOSED CONDITIONS
If the Joint Planning Board approves this conditional use permit according to Sections 4.8, 6.44 and
9.11.5L of the Stearns County Land Use and Zoning Ordinance#439,the Joint Planning Board should
consider the following conditions:
1. For sale vehicles shall only be displayed on the paved or to be paved areas as shown on the
approved site plan.
Attachments:
Application
Site plans
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Property Boundary Description per Document No.612486 X`l� I
\\\ \`\� All that part of the South One Half of the Southeast Quarter of the Southwest Quarter(SI/2 SEV4
^ ; .t SWY4)of Section Twelve(12),in Township One Hundred Twenty—four(124)North,of Bangs Twenty—
�"\ ?"•.:•' nine(29)West,lying South and West of the Southerly rightof—way line of State Highway Number
-:': Fifty—two(62),in Stearns County,Minnesota
.non or rxa arwwo
Containg L27 acres more or lees. BUILDING SETBACKS
S'CTEY is M3Eo ox 1NE lFAnxe ^� :..
o coosmxara Iverne REAR=20 FEET
aYroone I ''. Notes Related to Propsed Use:
RAN=BO FEET
^ The proposed use includes an outdoor sales lot SEPTIC MOUND=20 FEET
All vehicles being displayed outside will be parked SEPTIC TANK=10 FEET
. ^
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on the area designated hereon as being paved,or
designated as to be paved,and within the property
boundaries of the premises.
i ® '7� EXISTING IMPERVIOUS SURFACE CALCULATIONS
g:'``,^UNG The parking striping shown is proposed per the BITUMINOUS=9,662 SF
\,\ jWp� Cofj building officials requirements. GRAVEL=14,734 SF
4.---,....„ C BUILDINGS=8,200 SF
eT r gt '`�P Np TOTAL IMPERVIOUS=32,598 SF
A,j,:,,.;,`26 TOTAL LOT=55,234 SF
' / k ^� ouaxRAoroew000no JyQ 6 EXISTING%IMPERVIOUS=59%
_^ `' ° ''..(....... "--...„,„...
o ^ ^ ` MAX IMPERVIOUS PER ZONIING CODE=80%
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\\ _ 99r99'irw 497.79
`FOUND MONUMENT IS O.SFEET 2 iso N im�NEenTR MONUMENf IS 0.4 FEET
� SECnONUNE SO/2,71W 124,CORNER
Note:The property boundaryp sec 12,TIM, R,.._
SOUTH QUARTER CORNER SOUTH OF TRUE SECTION UNE p perry data shown hereonre hasfb \
SEC T2 7WP 174 RNG79 that from a survey completed in January of 2014 and not
been updated as the date of the Site Plan.
O DENOTES.IRON PIPE WITH CAP `■
SITE PLAN
STAMPED"DELEO 40341" ro' �rbioNsaeor oua \ /I�in , waava�onn oev ueTonwuN E0.NNYSO gFtT 3U aPERN8rON �-
amMp1,.¢a •No eSr�w.wrTsreareseo wvu ausverax
® DENOTES:MAGNETIC"PIC NAIL uxoEn rnE Uwe or rrE arATe oc NinxeaorA `o
For:Steve Bright
• DENOTES:IRON MONUMENT KRAYER LEAS DEL.O d
0 20 40 •x....,x.... .... .......x Sq,.wn:5.+../JGZG. NHO/2018 For Property at:8055 County Road 75 Z
6DENOTES:GOVERNMENT SECTION ® 1111401e. ........ — e..,w/.o.r,..Nn•�,..Ne.ax, om Located In Section 12,Township 124 North,Range 29 West
CORNER MONUMENT SCALE IN FEET
•
l PROJECT NO. BRIGS':601 County of Stearns,State of Minnesota
STATE OF MINNESOTA ST.JOSEPH JOINT PLANNING BOARD
COUNTY OF STEARNS CONDITIONAL USE PROCEEDINGS
In the matter of: Charles Koenig,for Steve Bright
The Joint Planning Board considered a request for Conditional Use submitted by Charles Koenig for
Steve Bright,to consider issuance of a conditional use permit to allow the operation of an auto and light
truck sales lot in the Industrial Zoning District for 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 December 13,2016.
PROPERTY ADDRESS: 8055 County Road 75
PROPERTY LEGAL DESCRIPTION: All that part of the South one half of the Southeast quarter of the
Southwest quarter(S 1/2 SE % SW 'A)of Section Twelve(12),in Township One Hundred Twenty-Four
(124)North of Range Twenty-Nine(29)West,Lying South and West of the Southerly Right-of-way line
of State Highway Number Fifty-Two(52),in Stearns County Minnesota.
The St.Joseph Joint Planning Board acknowledged the following Findings of Fact in consideration of
the request for Conditional Use to allow for auto and light truck sales:
1. The subject property is currently zoned Industrial.
2. The subject property has previously operated as a commercial business securing CUP's in
2001,2009 and 2014. The existing buildings that were permitted previously will be utilized
for the auto sales lot.
3. Site Information
a. Access:The property is accessed currently from CR 75 and no change is proposed.
b. Setbacks: The proposal does not include additional structures;therefore setback review
is not required.
c. Lot Coverage: The survey of the property shows the impervious lot coverage is 59%of
the property,which is below the 60%lot coverage limit. No change in lot coverage is
anticipated.
d. Wetlands: There are wetlands surrounding the property;however no impacts are
proposed.
4. Performance Standards
a. Property Use: The outdoor sales and display use shall be accessory to a commercial use.
b. Display Area: The display area will be paved and not within the road right-of-way..
c. Parking and Loading: Designated parking is illustrated on the plan and consists of
impervious surface. Parking on unimproved areas is not permitted.
d. Lighting: Three new lights will be added to the site as illustrated on Exhibit"A".
e. Hazardous Material: No hazardous material will be stored on site.
f. Sign Regulations: Existing signs will be refaced for new identification.
5. Consistency with the Stearns County Comprehensive Plan
a. Growth and Development Goal 3: Manage the impacts of growth and development on the
County's rural character.
b. Economic Development Goal 1: Maintain and strengthen economic diversity.
c. Future Land Use Map—Urban Expansion allows for limited commercial and industrial
development.
6. 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.
c. Automotive Sales are permitted in the applicable St.Joseph Ordinance provided:
a. All vehicles are parked on improved areas,parking on the grass is not permitted.
b. Banners and Streamers are not utilized.
c. Outside trash enclosures are screened on three sides.
7. 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, 6.44,and 9.11.5L.
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 Charles Koenig on behalf of Steve Bright to operate a vehicle sales lot at 8055
County Road 75 with the following contingencies:
1. For sale vehicles shall only be displayed on the paved areas as illustrated on Exhibit"A".
2. Any new lighting installed must meet Steams 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 7.31 of Stearns
County Ordinance 439.
4. Signage for the property shall be limited to size of the existing signs. New signs are not
included or approved.
5. The use of banners and streamers shall be prohibited.
ST.JOSEPH JOINT PLANNING BOARD
By
Joint Planning Chair
By
Joint Planning, Secretary
Drafted by:
City of St.Joseph
PO Box 668
St.Joseph MN 56374
320.363.7201
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