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Home My WebLink About[03] CUP BTL Investments TOWNSHIP OF CITY OF ST.JOSEPH SAINT JOSEPH PO BOX 668 PO BOX 585 St.Joseph MN 56374 320-363-7201 St.Joseph MN 56374 JweyrensC>dtyofstjoseph.tom 320-363-8825 MEETING DATE: August 22,2018 AGENDA ITEM: Public Hearing,Conditional Use Permit—Outdoor Storage Area BACKGROUND INFORMATION: BTL Investments LLC,Dave Mehr, applicant and owner is requesting approval on a conditional use permit to allow for an outdoor storage area at 31294 115'x' Avenue. The 1.50 acre platted parcel is within the orderly annexation area and is zoned Commercial.The City's future land use plan guides the property for industrial and outdoor storage areas require screening. The surrounding property to the north is a residential home,to the south is open space,to the east is commercial(Tiremaxx), and to the west is open space/residential home. In 2017 a new 7,200 SF office and warehouse building was constructed for Central Minnesota Ceilings. The property owner is requesting to construct and operate a fenced in storage area for the storage of recreational vehicles: boats,trailers,RV's,pontoons,and fish houses. The storage area is proposed to be 16,800 SF and provide for 20-30 recreational vehicles.The submitted site plan shows 20 parking spaces in the enclosed fenced area around the perimeter.The additional spaces could be accommodated in the center according to the applicant. A conditional use permit is required since this use is not accessory to Central Minnesota Ceilings meaning it would be related and incidental to the operation of that business. The Commercial District does permit wholesale and storage establishments has a conditional use and any land use that is consistent with the purpose of the Commercial District that is not expressly prohibited or provided for which creates employment and economic advantage. The Joint Planning Board may impose conditions on the use to protect the public health, welfare, and safety i.e. require screening, limit size of storage area,etc. A conditional use permit request is reviewed for approval based on findings of fact as established within Stearns County Land Use and Zoning Ordinance 439. SITE INFORMATION Location: 29482 County Road 121 Zoning: Commercial District Department/Agency Comments:The submitted land use requests have been forwarded to the Township Building Inspector for review and comment.No comments were received. Wetlands:There are no wetlands on the property. Access/Traffic:The existing driveway access off of 1151 Avenue would provide access to the fenced storage area. A 20 foot gate is proposed. According to the applicant,the gate would be an automatic electric gate opener system. A DAMA box will be required.Typically, for a storage facility in a commercial or industrial zoning district the site shall be served by a minor collector or higher functioning classification of roadway, except that the proposed use may be served by a lesser functional class roadway if the responsible road authority grants permission. Parking: The plan proposes 20 parking spaces inside the fenced area along the perimeter.According the applicant, additional spaces may be accommodated in the center for up to 30 parking spaces.The parking area of the storage area shall be hard surfaced with bituminous or class 5 gravel. The access will need to provide adequate access for emergency vehicles.The access width and maneuvering areas will need to be reviewed for approval by the Fire Department prior to allowance of center parking. Lot Size and Coverage: Impervious lot coverage cannot exceed 60%.This will be met. Lot Size: 65,350+/-SF Existing Building Footprint: 7,200 SF Existing Parking Lot and Driveway: 7,200 SF Proposed Storage Area: 16,800 SF Existing Lot Coverage: 14,400 SF(22%) Proposed Lot Coverage 31,200 SF(48%) Setback Requirements: The fenced in storage area is located on the south side of the property.The fence and storage area will meet the setback requirements of the Commercial District Ordinance.The required setbacks from the property lines are 30 feet front yard,and 20 feet rear and side yard. Screening Requirements: Exterior storage must be screened and can be accomplished through a wall, fence, and vegetation.The plan proposes an 8 foot high privacy fence. Evergreen trees are proposed along the front facing 115'Ave. The height of the RV's are expected to be up to 10 feet or higher and would require coniferous trees(year-round) in combination of the fence to fully screen. Coniferous trees will need to be planted on both the south and east(rear) sides of the fence. Refuse Enclosure: Commercial districts and uses requiring a trash enclosure must be at least 6 feet high and enclosed on at least three sides by a neutral color fence or screening material that is 80 percent opaque year round.The open side of the enclosure shall not face any street or front yard of any abutting property. Septic System: The septic system is located northern front portion of the property. Lighting: Lighting shall not trespass onto adjacent properties and roadway. Three LED pole lights are proposed. Lighting(wall and pole) shall be full full-cut off or shall be hooded or controlled in some manner so as to not light adjacent properties or the roadway. Signage: Signs shall meet the requirements of Section 7.24 of Steams County Ordinance 439. Stormwater Management: Stormwater shall be managed on-site as required by the Township Engineer in compliance with the MPCA requirements.Permanent stormwater facilities shall be designed according to the most current technology as reflected in the Minnesota Pollution Control Agency's publication "Protecting Water Quality in Urban Areas"(2000)and"Minnesota Stormwater Manual"(2005), as amended,and/or as approved by the Township Engineer. ATTACHED INFORMATION: Request for JPB Action Application Site Plan CUP Findings of Fact and Decision REQUESTED ACTION: Consider the draft findings of fact and decision,while taking into account any public testimony received during the public hearing. STATE OF MINNESOTA ST.JOSEPH JOINT PLANNING BOARD COUNTY OF STEARNS CONDITIONAL USE PERMIT In the matter of: BTL Investments LLC The Joint Planning Board considered a request for a Conditional Use Permit submitted by BTL Investments LLC,Dave Mehr, applicant, and owner to allow for a fenced storage area on the property generally described as 31294 115 `Avenue, St.Joseph,MN and legally described as follows: LOT 1,BLOCK 1 LESS N 20.56' OF MIDTOWN PRAIRIE, Stearns County,Minnesota. "Subject Property" The St.Joseph Joint Planning Board acknowledged the following Findings of Fact in consideration of the request for a Conditional Use Permit for a fenced storage area to allow for the storage of recreational vehicles on the Subject Property: 1. The matter was duly published and notice was provided to property owners within 1250 feet (.25 mile)of the above referenced property and the Joint Planning Board conducted a public hearing on August 22,2018. 2. The Subject Property is in St. Joseph Township within the orderly annexation area of the City of St.Joseph and zoned commercial. 3. The adjacent properties are zoned commercial to the north and east and urban expansion to the south and west. 4. The current adjacent land uses to the Subject Property are single family residential to the north, single family residential and open space to the west, open space to the south,and commercial to the east. 5. The future land use plan within the St.Joseph Comprehensive Plan guides the Subject property and surrounding properties for industrial. 6. The purpose of the commercial 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. 7. Access to the Subject Property is derived from 115'Avenue within approximately 600 feet of CSAH 75. 8. Wholesale and storage establishments and any land use that is consistent with the purpose of the Commercial District that is not expressly prohibited or provided for which creates employment and economic advantage are permitted conditional uses. Therefore,a fenced storage area is a permitted use per Stearns County Ordinance 439. 9. An eight foot high privacy fence with a 20 foot wide gate will enclose the storage area. DECISION Based on the Findings of Fact,the St. Joseph Joint Planning Board approves a Conditional Use Permit(CUP)for a fenced storage area to allow for the storage of recreational vehicles on the Subject Property with the following conditions: 1. The applicant/property owner is responsible for meeting all Federal, State, and Local requirements, including but not limited to meeting the Stearns County Land Use and Zoning Ordinance, and the MN State Building Code and obtaining any and all permits and licenses. 2. The storage area on the Subject Property shall not exceed 16,800 square feet. 3. The storage area on the Subject Property shall be limited for the storage of operable and current licensed recreational vehicles, including RV's,boats,trailers,pontoons,and fish houses.Unlicensed and inoperable recreational vehicles,equipment and recreational vehicles of any kind is prohibited. 4. The storage area shall be fully screened with a privacy fence and coniferous trees shall be planted on all sides to provide year round screening and to achieve the required height screening. The fence shall consist of materials similar in type, quality and appearance of the principle structure. 5. Any trees that die shall be replaced within the current or next growing season. 6. The fence shall be maintained and not allowed to become and remain in a condition of disrepair, including but not limited to meeting the following requirements: a. The fence shall be firmly fastened and anchored in order that it is not leaning or otherwise in the stage of collapse, b. The fence shall be free from deterioration, loose, or rotting pieces,holes or breaks. c. No fence section shall have peeling, cracked, chipped or otherwise deteriorated surface finish. 7. The parking area of the storage area shall be hard surfaced with bituminous or class 5 gravel. The access will need to provide adequate access for emergency vehicles.The access width and maneuvering areas will need to be reviewed for approval by the Fire Chief prior to allowance of center parking. 8. Lighting(wall and pole)shall be full full-cut off or shall be hooded or controlled in some manner so as to not light adjacent properties or the roadway. 9. Signage shall meet the requirements of Stearns County Ordinance 439.The sign plan shall be submitted for review and approval to the City of St.Joseph prior to installing. 10. Stormwater shall be managed on-site as required by the Township Engineer in compliance with the MPCA requirements. Permanent stormwater facilities shall be designed according to the most current technology as reflected in the Minnesota Pollution Control Agency's publication"Protecting Water Quality in Urban Areas"(2000)and "Minnesota Stormwater Manual"(2005),as amended,and/or as approved by the Township Engineer. 11. Revocation: The Joint Planning Board shall revoke the conditional use permit if it determines that the terms and conditions of the permit as issued are no longer being complied with. A certified copy of an order of the Joint Planning Board revoking the interim use permit shall be filed with the County Recorder for recording. 12. Expiration: If within one(1)year after issuance of granting a conditional use permit the use permitted has not started,then the permit is null and void, unless the Joint Planning Board has approved a petition for an extension.The conditional use permit shall expire if the authorized use ceases for any reason for more than one(1)year. 13. The St. Joseph City Administrator and/or his/her designee shall have the right to inspect the Subject Property for compliance and safety purposes annually or at any time upon reasonable request. Adopted this 22nd day of August , 2018 ST. JOSEPH JOINT PLANNING BOARD By Rick Schultz, Chair By Judy Weyrens, Secretary Drafted By: City of St.Joseph 75 Callaway St. E St.Joseph,MN 56374 320.363.7201 APPLICATION FOR CONDITIONAL USE St Joseph Township Orderly Annexation Area CITY Of ST. JOSEPH Application Fee:$700 APPLICANT AND OWNER INFORMATION: Applicant: o 2 y� Phone: Zo- - 3 73 Email d fi lC-ei Nq 5 - CeY1 j Mailing Address j— ✓G 5.e-- � Property Owner. e— f--A ti Phone: !' Email: Mailing Address: ✓-!f`;�j PROJECT INFORMATION: Project Location Z r` Ave Ji /"'0- Parcel i j Parcel Identification Number(PIN): Legal Description of Property(attach a separate document if needed): Proposed Use: 0&+Q6Std o Section of Ordinance:4.1 / 1.Detaile Description of Request + >`" re -PAA' G T• 44 2.Hours of operation,including days and times? 3. What road do you access?Are you proposing any changes to the access or a new access? 4.How will you manage erosion and storm w ter on your property? 1� < Zda C. .� SG S.Will you be disturbing over one acre of land? 6.Describe existing and proposed lighting of the property? Ah.�JC MU i-Itn55 7.Will any exterior display or signs be used? St Joseph OAA Condkkmal Use Application Pape 11 8. Will there be any exterior storage for the conditional use? Building and Setbacks(As shown on site plan) Road ROW Setback: Centerline Setback: Rear lot line Setback: Sideyard Setbacks: Feedlot Setback: Wetland Setback: Lot Size: Lot Coverage(buildings,sidewalks,patios,etc): Submission Requirements: The application for conditional use permit approval shall be on this form,include the site plan and the established fee submitted to the City of St.Joseph three(3)weeks prior to the next Joint Planning Board meeting for which you wish to be heard. Submit eight(8) 8.5"x11"or 11"x17'copies of the site plan,along with an electronic copy showing the property and dimensions,wetlands,floodplains,well and septic system,location of all existing and proposed structures and their sizes,existing and proposed outdoor storage and display areas,existing and proposed screening,including fencing and landscaping,location of all existing and proposed driveways,access roads,and parking areas,including the type of surface(gravel,concrete,asphalt)and the number of parking spaces,and setbacks to property lines, ordinary high water level,wetlands,etc. Review and Decision by the Joint Planning Board. The St.Joseph Joint Planning Board shall hold a public hearing on the proposed conditional use and will make a final determination to either approve or deny the application.In the granting of approval,the Joint Planning Board may impose conditions regarding the location,character and other features of the proposed building, structure or use as it may deem necessary. This application must be signed by all owners of the subject property. We,the undersign ,have ftnnderst d the above and that we are responsible for reimbursing the City for any additional fees ated to thel U Signature of Appl' Date c Z /d Signature of Owner Date Signature of Owner Date ❖ Submit completed application to St.Joseph City Offices,75 Callaway St E,St.Joseph,MN 56374 Hours: Monday—Friday: 8:00 AM to 4:30 PM Phone:320.363.7201 FOR OFFICE USE ONLY Fee:$700 Paid / ' � oU!0/ Date application submitted: .V A- l Date application completed: Joint Planning Board Action: Approved Denied Date of Action: Date Applicant/Property owner notified: SL Joseph OAA Conditional Use Application '��+ ��^ ��.� Page/2 .�� BTL INVESTMENTS OUTDOOR SECURED STORAGE AREA 31294 115th AVE St. Joseph, MN. 56374 We would like to establish a secured storage area for recreational vehicles, including RV's, boats, pontoons, fish houses........ There should be room for 20-30 units. We would provide an 8 foot privacy fence per the drawing(and per PAM'S Auto's fence)with three lights, two on posts on the south corners of the lot and one on the building.The lighting would be LED lighting and equal 400 watt. Pole height to be determined. Evergreen trees would be planted to eventually grow higher than the 8 foot fence to help block "the view"of what is inside the storage area from the road. This property is 1.5 acres or 65,340 square feet. The building, driveway and parking areas would take up approximately 31,200 square feet or 48% of the total property square feet. All dimensions on the drawing should easily meet the requirements the commission is asking for. Sincere�j� Dave Mehr BTL Investments, LLC 219 13th Ave SE St. Joseph, MN. 56374 PH 320-248-3073 �- � 4 ''' �( � ,� } r`, ��i i i R y �� i - � �� __ 0 S 89' 17'31" E 208.710' N F ----- -------------------------- -- — --� - EASEMENT- 0 ASEMo ( 0 c I h�` SITE #2 h� SITEA#10 00 r 115'-0„ WELL �o Q �0 ( of io CLASS 5 PROPOSED N `� BLDG 4 w rn NZN I 0 w O1W tD 0 1- O �I O� O;W rn ; N N O)I� 0) 04 w) w 95' 9" o 0 N NI Z OI pl 0. ZI ZI 43'-9" 52'-0" 60'-0" '20'-0" ' ' 33 -O�I 175'-91'_ ,I II o N ; _j M j j � I L------ - ----------------------------- - --- S 89' 19'59" E 208.710'