HomeMy WebLinkAbout2017 [04] Apr 11 April 11,2017
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Pursuant to due call and notice thereof, the Joint Planning Board for the Township and City of St. Joseph
met in regular session on Tuesday, April 11, 2017 at 7:00 PM in the St. Joseph City Hall.
Members Present: Chair Rick Schultz. Members Jerome Salzer, Steve Olson, Bob Loso, Gina Dullinger,
Michael Koltes, Ralph Eiynck, Mark Thompson. Secretary of the Board Judy Weyrens.
Others Present: Ann Reischl, Anne Jarrell, Randon Eiynck, Tracy Eiynck, Ron Klinker, Dave Demars,
Cory Ehlert.
Approve Minutes: Salzer made a motion to approve the minutes of December 13, 2016; seconded
by Loso and passed unanimously.
Public HearinQ Variance Knife River Chair Schultz called the hearing to order to which Weyrens stated
the purpose of the hearing is to consider a twenty three and eight tenths variance on the maximum height
of a structure. The request for variance has been submitted by Knife River and the variance would allow
for the construction of a third cement power silo.
Ron Klinker, Knife River spoke on behalf of the property owner. Klinker stated that since the St. Joseph
plant is centrally located, it serves eighteen ready mix concrete plants. Based on the need for cement,
the construction of a third tower will help guard against disruptions in the cement supply. The additional
storage buffers against reliance on third part distribution of cement powder that can impact operations
during peak production periods. Klinker further stated that the proposed silo is consistent with how they
are currently using the property as Knife River has two silos.
As no one present wished to speak the public hearing was closed.
Weyrens reminded the Board that the granting of variances is conditioned by MN Statute and includes the
highest standards. Weyrens stating in reviewing the application, the following questions have not been
addressed: 1) is the size of the silo the smallest deviation from the maximum height; and 2) If the silo
would collapse, would it be contained on the property owned by Knife River or would it fall on other
property.
Klinker responded that they already have two silos on site and the size they are proposing is an
industry standard. Further it would not be effective to use smaller silos. With regard to the location to the
sideyard, Klinker stated that based on site circulation and location of existing silos it would not be feasible
to move the location on the site. In addition, he has not heard of a silo failing and collapsing.
Loso questioned how much of the silo would land on adjacent property if a collapse would occur. Klinker
responded that if a collapse would occur, the only property other than the property owned by Knife River
that would be impacted is the property owned by the railroad.
Salzer made a motion authorizing execution of the findings of fact, issuing a twenty three foot
Variance allowing for the construction of a cement powder storage silo 68.8 feet in height based
on the following findings.The motion was seconded by Loso and passed unanimously.
1. ln reviewing the variance in relation to MN Statute 394.27 Subd. 7 the board finds:
a. The proposed use is consistent with uses allowed in the lndustria/Zoning District.
i. The property has been used for a cement production facility before the adoption
of official land use controls;therefore the use of the property is grandfathered. A
cement silo is necessary for the operation of a cement production facility.
b. The proposed use is in harmony with the general purpose and intent of the lndustrial
Zoning District.
c. The variance is consistent with the Comprehensive Plan, as it encourages industrial
development of existing sites and expansion of the manufacturing sector of the economy.
d. Practical difficulties exist in applying the strict standards of the Ordinance, which include:
i. The facility already utilizes two silos of similar height and the height proposed is
the industry standard height. Therefore, the property owner is requesting to
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iv. The subdivision entitled Sunset Ridge contains natura/e%ments that create
building impediments and the property owner has placed the buildings in a
manner which disturbs the least amount of natural resources.
v. Section 3.4(bj of the executed/recorded Development Agreement for the Sunset
Ridge Subdivision identifies the lof limitations for the above described property.
While the property is 8t acres, only 18,248 square feet is developab/e, limiting
the location of any accessory building.
The Variance is approved with the following contingencies:
1. The accessory building will be constructed so fhat it is harmonious with the principal structure
being constructed of similar material and color.
2. The accessory building can only be used for personal use. lf the property owner intends to
use any part of the accessory building for home business or exfended home business a
separate special use permit must be secured as required by the MOU in the Orderly
Annexation Agreement.
2. The Variance Permif is separate an independent from the building/lot requirements. The
residential accessory building must meet alI the land use requirements as identified and
required by Stearns County Environmental Services and the Building lnspector for St. Joseph
Township
Ad'iourn: Salzer moved to adjourn at 7:15 PM; seconded by Schultz and passed unanimously.
//� J
Rick Schultz, JPB Chair Ju y eyr s, ecretar to the Board