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Home My WebLink About[03] Variance, Knife River � � a�� TQ�INSHIP C�F CITY OF ST.JOSEPH SAINT 1 OSEPH 75 CallawaY St E St.Joseph MN 56374 PO BOX 585 320-363-7201 St.Joseph MN 56374 Jweyrens@cityofstjoseph.com 320-363-8825 MEETING DATE: April 11, 2017 AGENDA ITEM: Public Hearing,Variance—Maximum Height of Building 8552 Ridgewood Road Knife River Corporation,North Central PREVIOUS JOINT PLANNING BOARD ACTION: None BACKGROUND INFORMATION: Knife River has requested an application for a variance on the height of a silo for the storage of cement powder. The maximum height in the zoning district is 45' and they are requesting 68.6 feet. The granting of a variance requires the highest degree of findings and should only be approved when the statutory requirements are fulfilled. Additional information is being requested as to the proposed setback and a clear illustration as to where the proposed silo will be located as it is difficult to see from the black and white copy. Granting of a variance is controlled by MN Statute 394.27 Subd. 7 and requires the applicant to meet ALL the following criteria: a. The proposed use is allowed in the Zoning district in which the subject property is located. b. The proposed use is in harmony with the general purposes and intent of the official controls. c. The variance must be consistent with the comprehensive plan. d. The variance may be granted IF there are practical difficulties in complying with the official control. i. The property owner proposes to use the property in a reasonable manner. ii. The plight of the landowner is due to the circumstances unique to the property and not created by the landowner. iii. The variance, if granted,will not alter the essential character of the locality. iv. The need for variance involves more than economic conditions. The staff report from Stearns County states in bold lettering: The Board considers each of the elements in the findings of fact. If any one of the elements voted"No" in the majority,then the criteria for granting a variance has NOT been met per Minnesota Statute Section 394.27 Subd. 7, and the variance as requested cannot be granted. ATTACHED INFORMATION: Public Hearing Notice Application Site plan Draft Findings REQUESTED ACTION: After closing public hearing authorize execution of findings of fact either approving, denying or tabling. If the motion is to approve,findings of fact must be specific as to how they meet MN Statute Section 394.27. If the motion is to deny,findings of fact must be specific as to the reasons for denial and each person voting to deny must publicly state the reason for denial. TOWNSHIP OF ��,�-�� SAINT 1CJSEPH CITY OF ST.J�SEPH PO BOX 585 75 Collaway St E St.loseph MN 56374 St.Joseph MN 56374 320-363-8825 320-363-7201 Jweyrens�dt yofstJoseph.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,April 11,2017 at 7:00 PM in the St.Joseph Government Center, 75 Callaway St E. The purpose of the hearing is to consider a twenty three foot variance to install a new cement powder storage silo that is 68,6 feet in Height. Stearns County Land Use and Zoning Ordinance#439, Section 9.11.91imits the height of a struciure to forty five feet. T'he property under consideration is Lot 1,Block 1,Bauerly Addition, Section I 1,T124N,R29W, St. Joseph Township. The property address is 8552 Ridgewood Road, St.Joseph MN and the request has been submitted by Knife River Corporation North Central. Publish: March 30,2017 �� '�`� AI'PLICATIUN FOR VA.RIANCF.�'�� ° � :��-=-�; �� -~, � � � °�' Stearn�County�nvimnrnentat Serviees D�pa�r��-�� ._..__ .�� ; j�"'°�',� � �� ' � � , ,. �� http:�lco.stearns.m�.�sJLn�ircmmeat/LandtTsear�d5ub�i�+i�ibt��p_ +� .;��; € � Adrninistration Ceriter Rm 34�-705 Courthouse St}uaa�e-St.�Io�,h��R�6�3'�� '...-� ; 320-656-3613 or 1-800-450-U$52-Fax 32i�-65 $4 +-_:�„_�._.,,_�,,.._.,.��.,.�..�_� � � ., ,,,�.. "`"'�.""'�"".."""..' _��,.�,...,.........�..,�........,..W......3 Appli�ation Fee: $ 7�� File#: -pp'1�) SSTS Cert# Receipt#: /��;� Property Owner Knife River Nc�rth C�n#ral Phone (320)529-2?2� Adc�r�s of Property 8552 Ridgewcx�d Road, St. Joseph, MN 56374 Mailing Address 8552 Ridgewaod Ro�d, Si.Joseph, MN�6374 Property Uwner Email ron.klinker�kni#eriver.�orn Applicant(ifdi„�"erent thnn above) Phane Applicant Mailing Address 4787 Shad�w Wt�d Fioad tdE, Sauk Rapids, MN 58379 APPlicant Ernail ron.klinker�kniferiver.�am Parcel ID Nurnber{s) 31.247&1.0010 APPLICANT(S)MUST ANSWER AND SIJBNIIT THE FOLLOWIN�: 1. State exactly what is intended to l�e done on or with the property and why it d+t�es not cu�fonm wit� current Ordinances. Knife River would like to ir►stall an additional siio to store cem�nt powder at our St..1o�ph Ready M�x Plant. . The proposed structure is 68.6' in height and per Section 9.11.9 of the St�arn� Coun#y Land Use and Zoning Ordi�nance#439,the maximum allowable height is fnrty�ivi�{�S} feet in s#ructure heighf in the lndus#rial Zoning District. 2. Describe,as shown on your site plan,what setback ar size variances(s)you are re�uesting. Dirnensio�zs L.o�i Size Impervioas Lot Cnverage Tota1 Height 68.6' Sidewal!Height Proposed tJse Setbacks from: Road centerline and right-af-way Property Line E�cisting structutes Urdinary high water level Bluff SST3 t�tk SSTS drainfield Other 3. What reasonable use of your praperty is lost{practical�iifficulties)by the s�tri�t enforr.��srn ofthe rela�ted Ordinance. The St. Joseph plant is in a central loca#ion for eighteen ready-mix cancrete plarr#s owned by Kni#e River. An additionat silo aliows far str�ra�e of c�:ment�wder that can be distributeci fihese pl��►#s t� guar�i against disruptians in the cement supply. This storage capacit�r buffers against relian�c� thirci party distribution of cement powder that can impa�t opera#ians during pegk production p��iod�. The instaliation of this silo ailows use of the 5t. Joseph pro;aerty in an existir�function. 4.Demonstrate how you atte�npted ta minimize the degree ofdeviation nece�sarY from the stat�t�d you . are requesting a variance from and what alternatives exist. Cement storage in silos is industry s#andard. A shorter siln would not ailow for ad�u�#e valume of cement s#orage. 5. I have reviswed the Potential Vr�ria»ce Mitigatian Requirements in Stearns Cowzty infarmation she�t include�i in the application packet,and have discuss�i YES Q NO [� any concems or questions with staff. 6.Subrnit a11 information notecl on the variance checklist that has been marked as required for this varian:ce r�uest. YES �] NO [� 7. Variance Grarited By Township7(atcach a copy) I hereby swear and affum tl�at the information supplied to Sterorns County Enviranmental Services is accut�te�nd true. I aeknowledge that this�pplicatian is rendered invalid and vaid should#he Courrty de�termine tt�t it�fa� supplied by me,the applicant,in aPR1Yin�;for ttus varxar��ce,is in�ecurate or untrue. Addititmaily,I ac�knuyvledge the continued validity of any variance that may be granted is contingent upon the ctjmpliance af all w+�tk beit�$dtine accarding to the information herewith submitted and approved. I�omplete applications shall e7c�ire s�(6)months from t2�e date of�pplication.Si�nature of this application authorizes Environmental Services Staff ta c�r upKm the 1�'oPertY��orm n�ded inspe�tions. Eirtry may be without prior notice. %t� � �. 03/13/2017 properly pwner{s)'s Signature Date Appli�t.t'S Sl'gnatuTe('�'d�erent) �� Applicant requests variance from Section(s) �4 t i .�' Of Stearns C;ounty ,�J� lRt�,e, f �1 v.��- Ordinance(s} No(s) The intendai use that does not comply with the ordinanee(s)is: � cat � � ,�,, � i . �. `�n3 �e.� y4-C.�.� � '''� `-�� e.a---�- Stearns County Environmental Services �oar� of Adjustm�ent Staff Report Variance File#: P-007511 pwner/Applicant: Knife River Corp. North Centrai Township dSt Joseph Parcel#: 31.21159.0400 Request: To consider a request fram Knife River Corparation idorth Cen#ral from S�ctian 9,11,9 af the Stearns County Land Use and Zoning Ordinance #439 to instail a new cem�nt }�wtler storage silo that is 68 feet 6 inches in height. Said Ordinance allows for a maximum buitding height of 45 feet on property located in the Intiustria!Zoning District Background: The applicants currently own 2 adjoining tracts, one that is a metes and bounds trac# containing 6.99 acres mare or less and Lot 1, Block 1, Bauerly Addition. These properties are currently being used as a cement prnduction facility by the Knife River Corparation. The 6.19 acre tract was created in 1998 by an adm�nis#rative subdivision by Amcon Blodc and Pr+�st, Inc. and sold to Bauerly Brothers, Inc. on November 5, 1998 and is attached to Lnt 1, B�c�c 1 Baueriy Addition and cannot be sold separa#ely. The current nwners of the#racts, Knifie River Corporation North Central was created by the merger of three separate entities into Baue�ly Brothers, Inc. and then changed to the current name of the company, Knife River Carporat�n North Centrai, on January 12, 2007. The current to#area is 22.59 acres(954,020 squ�re'��) that r�nsists o#the metes and bounds tract and the platted lot. The existing tracts have been used for the purposes of cement praduction prior to the a�loption of any official con#rol which was April 21, 2001 when Steams County adopted a Land Use and Zoning Ordinance. Sametime between the years 2001 and 2005 the iwo cement pov�der storage sitos were piaced on the property. This occurred befare the merger and creatic�n of Knife River Corporation tdarth Central. There is no#a construction site permit for these silc�s on file with the Steams Caunty Environmentai Services Department. The proposed Itxat�n of the new cement powder s#orag� siio meets structural setback requirements and the u�of the property is allowed per the Steams County Land Use and Zaning Clydinance#439. + The property is currently located in the Industrial Zaning District and in the City of St. Gouti Orinking Water Supply Management Area. • There is not a subsurface sewage trea#ment system located on this tract, Lot 1, B#ordc 1, Bauerly Addifion. There is a subsurFace sewage treatment system on the 6.19 aa"��'act to the east that is part of the cement production pl�nt and offir,e that was instaNed in 1998. . The Impervious lot coverage vf this tract is approximately 57.36%(564,436 stivare feet) Staff Analysis: A variance may be granted only when it is in harmnny with the general purposes and int�nt r�f the official cantroi and consistent with the comprehensive plan and w�►ere the st�'��t enforcement of county zoning cantrols wii! resu{t ir� practica� difficu�tY• ` 1. The proposed use is allowed in the zon�ng districts in which the subj�ect prap�rty is lo+cated? �The Board shail consider thase uses #hat are considered petmitted, provisinnai, accessory or cnnditional in the district (state the type af use and di�trict for the record). oses and intsnt of th� Z. The variance will be �n lated O di ances�? Con�ider h purposes and in#ent°f the officiai con#roi(s) {any re officiai controls. 3. The variance will be consistent with th� Compre��'�P�n t deterrnine � �� consider the Goais and Objectives of the Compre request is consistent. (Please state specificalty which goals or abjec#ives are met or nr�t me#for the record•) The variance may be granted if there are Practical Diff�cuities in compiy�n9 � �� °�� control(s)as determined by items 4 through 7 below: 4. The property owner proposes to use the property in a reagonabl� manner? Th$ Board shall c�nsider wha#reasonable use o#the property is lost(practical d`aff'ia�l�es)by the s#rict enfiorcernen# of the officiai cantrol. (P1eas� state why it is reasonable fc�r the record.) 5. The piight of the tandowner is due to circum�s�ts n��$w��qu� �,°�nces a e�unique created by the landowner? The Baard sha�i Shore Impac# Zan�, to the property. (Lot size, lot configura#ion, wetland, steep sl�,pe, biuff, floodpiain, floodway, e#c., one or more ��ad��s al parcels sim$i ar�y.)��t differentiates this parcel from others, not a featur 6. The variance, if granted,wiH not �iter th� +assential character o#the lacaii#y? T�� Board sha11 consider and state for#h�rec�rd why the request does or does r►at+maintair� the character of the area. (Is this request similar to what others have,what are the n€�ar shore conditions of neighbors, similar sized or number of structures adjacent or in tt�e area.) 7. The need for the variance involves more than economic conside�ratians? The Board should consider if economics piayed a role in th�request. The Board of Adjustment may impose conditians in the g��+t�ngoa�eam ac c►"eated by�the must be directly retated to and must bear a rough proportional�ty � P �� variance. {Mitigating impervious surface with stormwater mana em�nt, de�p vegetative buffers, raingardens, etc.) it is the Board of Adjustment's job tn appiy appropriate �egal standards to a spe�ific fact situatian, Variances are meant to be an inftequent remedy where an Ordinance im�s a unique and substantial burden. The Board considers each of the elemen#s in the�n��ng a var ance ha� nc b��rnet�$ vated "N�" in the majority, th�n tltie criteria for granti g per Minnesota Statutes, Section 394.27, and the varian�, as reque�ted, cannot b�e granted. AlternativeslRecommended Conditions: 1. Staff recx�mmends that the Joint Planning Boar� may want to include language tha#albws for the existing cement powder storagctural setbacks��ted on the trac#in their current location,which meet the required s#ru �'' Sta,f,�'will discu.rs the f ittd'ings af;fact that the�oard of Acl ustment will use, with the a�plicc�`in r�lcr�tfon to iheir specific vuriance request at the Pre:�pplicutron meeting, in an e,f,�irt to�Ip the e��rlr�nt maJ�e u more ire,fornse�'decrsion about how they wo�rld lilr�to proceed. St+earns Cnunty Env�ronmental Services Ba�rd ofAdjaatment FiNDING5 OF FACT SUPPORTINGIDENYING A VARIAIVCE A variance may be granted only when it is in harmony with the general purxroses and im�t af the official control and consistent with the compr�hensive plan and where#he strict enforcement of r�ow�ty zoning ct>�1mis will result in practical difficul#y. A determination that a "practical difficulty" e7cis#s is based upon t6e consideratian of the follawing criteria as definerl in Minnesota Stai�rtes, Section 394.27. Pleasc s��wer t�e follawing qnestiwns�s they rel�te ta your s}�ec'�ic v�ris�ce request(s). 1. In your opinion,is the variance consistent wi#h the relatecl Ordinance7 'YES[� NIJ[� Why or why nut? The drdinance states smali scale industrial use�are allowed that cart sui#ably be lc�a�d ne�c�k;to existing urban areas and at s#,andard#ha#will not impair the traffic carrying capabiiities o1�'abc�t'tng roads and highways. This varianc�will ailow ti�ind+�striai use and will not affec#e�sting#raffic. 2. In yaur opinion,is the variance consistent with the Comprehensiue Plan? YES[� NO �] Why or why nat? The CP states a goa!of aliowing the greatest degree of flexibility in�is area. Th+s plan alsa has ' gaals of encouragi»g industrial d�velopmen#of exis#ing sites and expanding#he manufac�ring secfor o##he econamy. Th�s project accorr�plishes both goals. 3. In your opinior►,does the praposal put the properiy to use in a z•easonable rnanner? '�S Q ��' [� �hy or why not? This proposai expands on an existing use, 4. Tn yow opinian,are there circurnsta�es/characteristics unique ta the properiy and �� Q �� [] not due to conditians that are common within t}�e landscape? If so,list what they are, This is an existing use in a district where such use is permitted. S. In your opinion,is there room on the praperty ta meet the requirements of the �S[+� � [� Ordinance without the need for a variance? Why or why not? The 45'height limitation couid be met, but would render the silo useless. �s rro 6. In yo,u opinion,will the variance maintain the essential character of the 1c�ca,lity? � � Why or why not? This location has been characterized by ready mix concrete and concre#e products production for decades. �. In your opinion,does the need for the variance invoive more than econornic �spNQC� Considerations7 Why or why not? ' Sitos are industry standard for storing cement pawder and heigh#s befinreen 65'and 70'ar�comrr�n• Few options exist for cement storage structures at elevations isss than 45'. The Bnard of Adjnstruent considers each of the elements listeci above. If any one e�ement is votetl"no" in the majority, then the cri#eria for granting a variance, per Minnesota Statatcs,Section 394.27,�as nat been me#and the variance,as reqae,stal,cannot be granted. Pazc�l= 31.�0761.OU10 �ite Plan ,� Iu�dicate�n the sp��e belot�the faliav►�ng- 1. Dim�sions of e�stiu�and}u'opo�ed�uct�m• �. Setbacls from;OHt�'L��r�oart�hig,3i w-ater ledel).fr�nt}•arsl,rr$yud.side}�td encroa�ts.ro�d r�t- af-w av.ce�teriigr,bh� New Silo � _ �� ` �►. ':� ,�; i.� . , � ,; .. 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