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HomeMy WebLinkAbout[06a-b] Batzer Second Addition/Astech Corp Outdoor Storage Council Agenda Item 6 a-b MEETING DATE: August 19, 2019 AGENDA ITEM: Batzer Second Addition/Astech Corporation Outdoor Storage SUBMITTED BY: Community Development BOARD/COMMISSION/COMMITTEE RECOMMENDATION: The Planning Commission (4- 0) recommends approval of the preliminary and final plat with a 40 foot drainage and utility easement along the southerly boundary and six foot drainage and utility easements along the perimeter. Secondly, the Planning Commission recommends approval of a conditional use permit for the proposed outdoor storage of aggregate material and equipment related to Astech Corporation’s operation. STAFF RECOMMENDATION: Approve the Preliminary and Final Plat for Batzer Second Addition with recommended drainage and utility easements to include six feet along the perimeter, 40 feet along the southerly boundary, pump station per city engineer, and over the wetlands. Approve the conditional use permit with conditions. PREVIOUS COUNCIL ACTION: On August 5, 2019, the City Council tabled the preliminary and final plat, and conditional use permit request to resolve easement issues. BACKGROUND INFORMATION: Applicant Information: CLC Partners LLC, owner & Bruce Batzer Properties LLC, Astech Corporation Existing Zoning: LI Light Industrial District Future Land Use: Light Industrial Location: North of Astech Corporation Civil: A 40 foot drainage and utility easement is proposed along a portion of the southerly boundary to accommodate planned city utilities. The typical six foot drainage and utility easement along the perimeter of the plat and over the wetlands will need to be added per the City Subdivision Ordinance. An additional easement is needed for the planned city pump station will need be provided on the plat (preliminary and final). Access: No additional public right of way is proposed. The site would have access off of Ridgewood Road as an expansion of Astech Corporation operations. WCA/Wetlands: There are wetlands on the property. A wetland delineation has been completed and a Wetland Conservation Act (WCA) permit has been requested by the applicant and is still under review by Stearns County. The estimated decision on the WCA permit is August 27, 2019. The City has a wetland ordinance requiring external storage of materials used in conjunction with industrial or commercial processing or manufacturing requires a 100 foot setback from the wetland line. Overall Plat Information: Outlot A 1,306,799 SF (30.00 acres) Buildings are not permitted on Outlots. Astech Corporation is proposing to expand on Outlot A with outdoor storage of equipment and aggregate material. The proposed plat abuts the existing Astech facility. Outdoor storage is a permitted accessory use via a conditional use permit. Outlot A would be required to be attached/parcel tied prior to any outdoor storage. ATTACHMENTS: Request for Council Action Resolutions 2019-048 and 2019-049 - Preliminary & Final Plat Approval Resolution 2019-050 - Conditional Use Permit Approval Engineering Memo & Exhibits Subdivision and Conditional Use Permit Applications Wetland Exhibits Preliminary and Final Plat Grading and Site Plan REQUESTED COUNCIL ACTION: Motion: Authorize the Mayor and City Administrator to execute Resolutions 2019-048 and 2019-049 approving the Preliminary and Final Plat on the following condition: Motion 2: Authorize the Mayor and City Administrator to execute Resolution 2019-050 approving the Conditional Use Permit. Resolution 2019-048 RESOLUTION APPROVING THE PRELIMINARY PLAT Batzer Second Addition WHEREAS, the St. Joseph Planning Commission held a public hearing on the preliminary plat for Batzer Second Addition on July 29, 2019, at which time all persons wishing to be heard regarding the matter were given an opportunity to be heard; and WHEREAS, on July 29, 2019, the St. Joseph Planning Commission reviewed the proposed preliminary plat and recommended approval; and WHEREAS, the proposed plat has been reviewed by the city engineer; and NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF ST. JOSEPH, MINNESOTA: That the preliminary plat of The Oaks Addition be approved with the following conditions: 1. All engineering issues are resolved. 2. That six foot drainage and utility easements be added to the plat (preliminary and final) along the perimeter. 3. That drainage and utility easements be added over wetlands and any ponding areas. 4. That a 40 foot drainage and utility easement is added along the southerly boundary of the plat (preliminary and final) as approved by the city engineer. 5. That a drainage and utility easement be added to accommodate the planned pump station as approved by the city engineer. 6. That a temporary easement be provided as approved by the city engineer for the installation of utilities and pump station. 7. That buildings and structures are not permitted on Outlot A. Whereupon said resolution was declared duly passed and adopted by the St. Joseph City Council th this 19 day of August, 2019. CITY OF ST. JOSEPH By Rick Schultz, Mayor By Kris Ambuehl, City Administrator Resolution 2019-049 RESOLUTION APPROVING THE FINAL PLAT Batzer Second Addition WHEREAS, the St. Joseph Planning Commission held a public hearing on the preliminary plat of Batzer Second Addition on July 29, 2019, at which time all persons wishing to be heard regarding the matter were given an opportunity to be heard; and WHEREAS, the St. Joseph Planning Commission reviewed and recommended approval of the preliminary plat and final plat of Batzer Second Addition on July 29, 2019; and WHEREAS, the City Council adopted a resolution approving the preliminary plat with conditions; and WHEREAS, a final plat for Batzer Second Addition has been submitted which indicates that the final plat is consistent with the preliminary plat. WHEREAS, the proposed plat has been reviewed by the city engineer; and NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF ST. JOSEPH, MINNESOTA: That the final plat of Batzer Second Addition be approved with the following conditions: 1. All engineering issues are resolved. 2. That six foot drainage and utility easements be added to the plat (preliminary and final) along the perimeter. 3. That drainage and utility easements be added over wetlands and any ponding areas. 4. That a 40 foot drainage and utility easement is added along the southerly boundary of the plat (preliminary and final) as approved by the city engineer. 5. That a drainage and utility easement be added to accommodate the planned pump station as approved by the city engineer. 6. That a temporary easement be provided as approved by the city engineer for the installation of utilities and pump station. 7. That buildings and structures are not permitted on Outlot A. Whereupon said resolution was declared duly passed and adopted by the St. Joseph City Council this th 19 day of August, 2019. CITY OF ST. JOSEPH By Rick Schultz, Mayor By Kris Ambuehl, City Administrator RESOLUTION 2019-050 A RESOLUTION ADOPTING FINDINGS OF FACT AND APPROVING A CONDITIONAL USE PERMIT FOR OUTDOOR STORAGE. WHEREAS, CLC Partners LLC, owner and Bruce Batzer Properties LLC, applicant, have properly applied for a conditional use permit for outdoor storage on the property legally described as follows: OUTLOT A, BATZER SECOND ADDITION, according to the recorded plat thereof, Stearns County, Minnesota “Subject Property” WHEREAS, the St. Joseph Planning Commission held a public hearing on the conditional use permit request on July 29, 2019, at which time all persons wishing to be heard regarding the matter were given an opportunity to be heard; and NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ST. JOSEPH, MINNESOTA, hereby adopts the following Findings of Fact: 1. That Bruce Batzer Properties LLC, hereinafter referred to as “Applicant,” properly applied for a conditional use permit to allow for outdoor storage of aggregate material and equipment on the Subject Property. 2. That the matter was duly published and notice was provided to property owners within 350 feet of the Subject Property. 3. That the Applicant appeared before the Planning Commission on July 29, 2019 who reviewed the conditional use permit request and recommended approval of granting the conditional use permit. 4. That the Subject Property is zoned LI-Light Industrial and outdoor storage is a permitted accessory use via a conditional use permit. 5. That the surrounding land uses to the Subject Property are light industrial uses, including warehousing. 6. That the outdoor storage area will be an expansion of Astech Corporation’s existing operations where it abuts the Subject Property. 7. That the outdoor storage area will be located in the rear behind Astech Corporation’s Facility which is located on Lot 1, Block 1 of Batzer Addition; therefore, the conditional use will not be detrimental to or endanger public health, safety, morals, comfort, or general welfare of the neighborhood and will be harmonious to the to the objectives of the Comprehensive Plan of the City. 8. That the conditional use will not involve activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or general welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. 9. That a berm will be installed along the perimeter of the Subject Property; therefore, the conditional use will be designed, constructed, operated and maintained so as to be harmonious and appropriate in appearance with character of the area and is not hazardous or disturbing to existing or future neighboring uses. 10. That adequate utilities and services, including utilities, streets, drainage and other necessary facilities have been provided and will not create excessive additional costs for services and/or be detrimental to the economic welfare of the community. 11. That the conditional use will not result in the loss or damage of natural, scenic or historic feature and the soil conditions are adequate to accommodate the use. BE IT FURTHER RESOLVED BY THE CITY COUNCIL OF THE CITY OF ST. JOSEPH, MINNESOTA, as follows: 1. Based on Findings of Fact, a conditional use permit (“Permit”) to allow for outdoor storage of aggregate material and equipment accessory to the Principle Use on the Subject Property is hereby granted. 2. That preliminary and final plat approval must be obtained meeting the city’s subdivision ordinance and plat conditions of approval. 3. That Lot 1, Block 1 of Batzer Addition and Outlot A of Batzer Second Addition shall be combined/parcel tied prior to any outdoor storage. 4. The property owner is responsible for meeting all Federal, State, Local, and City requirements and obtaining any and all permits and licenses. 5. The City Wetland Ordinance must be met 6. The property owner shall control dust and manage stormwater drainage on the Subject Property. 7. The drive access to the Subject Property shall be constructed of bituminous or concrete meeting City Ordinance. Adequate access for emergency vehicles shall be provided. The access width and maneuvering areas will need to be reviewed for approval by the Fire Chief. 8. All lighting must meet City Ordinance. 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. The storage area on the Subject Property shall be accessory to the principle use; therefore, storage of equipment and material not used for the operation of the business is prohibited. 10. Storage of unlicensed and inoperable vehicles and equipment of any kind is prohibited. 11. The storage area shall be fully screened with coniferous trees on the berm meeting City Ordinance, including being of sufficient height to screen all equipment and material. The earth berm shall not exceed a three to one (3:1) slope. 12. Any trees and shrubs that die shall be replaced within the current or next growing season. 13. The City shall have the right to inspect the premises for compliance and safety purposes at any time upon reasonable request. 14. Revocation: The City Council shall revoke a conditional use permit when 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 City revoking a conditional use permit shall be filed with the County Recorder for recording. 15. Expiration: The conditional use permit shall expire if the authorized use ceases for any reason for more than one (1) year. Whereupon said resolution was declared duly passed and adopted by the St. Joseph City Council this 19th day of August, 2019. CITY OF ST. JOSEPH By Rick Schultz, Mayor By Kris Ambuehl, City Administrator MEMORANDUM TO: Therese Haffner, Community Development Director FROM: Randy Sabart, PE City Engineer DATE: August 9, 2019 RE: Batzer Second Addition, St. Joseph, Minnesota Site Plan Review SEH No. STJOE GEN G186 14.00 The following memo is an update to the preliminary site plan (mark-up) review comments provided on July 26, 2019: Preliminary final plat, Site and Grading Plans: 1. The attached exhibit (Public Drainage & Utility Easement Layout) illustrates staff’s proposal for future municipal utility easement dedication in response to the August 6, 2019, meeting with the developer and property purchaser (Bruce Batzer). 2. Per Ordinance 540.15 Subd 5a. A public drainage and utility easement shall be reserved for the significant wetland on the west side of the plat. The boundary of said easement may be combined with the proposed easement for future municipal utilities and pump station as described in comment 1 above. 3. The developer has requested temporary relief from the requirements of Ordinance 540.15 Subd 5b. for the dedication of the perimeter (6 feet wide) public drainage and utility easement given the proposal to subdivide/plat as an outlot. At such time in the future when the property would re-plat from an outlot, the requirement to dedicate perimeter public drainage and utility easements would apply. 4. Ordinance 520.19 Subd. 4 regulates activities adjacent to wetlands. a. Subdivision 4b requires a 75 foot setback from wetlands for, “the construction or maintenance of paved driveways or areas designed for the parking of a vehicle or trailer.” b. Subdivision 4c.2 requires a 100 foot setback from wetlands for, “external storage of materials used in conjunction with industrial or commercial processing or manufacturing.” 5. The proposed grading plan identifies the construction of perimeter berms for privacy/security purposes. While the proposed grading of berms is agreeable, the berms should be located outside the public drainage and municipal utility easements described earlier in the memo. 6. The proposed grading plan describes that the existing topsoil across the site will be stripped and washed, open-graded aggregate (no fines) will be placed to provide a surface to store aggregate materials and equipment. It’s my opinion the proposal to infiltrate drainage across the site as presented is not in full compliance with the City’s MS4 and storm water management requirements. Further, given the proposed industrial uses, potential for high water table, and underlying porous soils (hydrologic soil group A), an infiltration approach to storm water management may not be suitable. The submittal presently does not adequately address the following: Engineers | Architects | Planners | Scientists Short Elliott Hendrickson Inc., 1200 25th Avenue South, P.O. Box 1717, St. Cloud, MN 56302-1717 SEH is 100% employee-owned | sehinc.com | 320.229.4300 | 800.572.0617 | 888.908.8166 fax 2019 Batzer Second Addition August 9, 2019 Page 2 a. The location of (infiltration) treatment areas. Infiltration/filtration areas must be clearly identified to prevent compaction of the infiltration area. b. Pre-treatment measures c. Draw down to bottom elevation of the practice within 48 hours d. Identification of the necessary perpetual easements for the treatment area 7. Prior to the commencement of site grading activities, the following permits/approvals must be submitted to the City: a. Approved wetland mitigation documentation b. Accepted storm water management plan c. Approved State NPDES/SWPPP d. Sauk River Watershed District Permit (if required) e. Executed long-term operation and maintenance plan for storm water treatment area per MS4. rjs/mrb c: Terry Thene, City of St. Joseph \\\\sehsc\\projects\\pt\\s\\stjoe\\common\\general numbers\\g186 2019 batzer 2nd add dev\\1-genl\\14-corr\\m city site plan review update 080919.docx S 20' S 40' 60' PUBLIC DRAINAGE & UTILITY 60' EASEMENT S 100' V PS S 57' S FM 40' I I LEGEND PROPOSED PERMANENT D&U EASEMENT PROPOSED TEMPORARY EASEMENT PROPOSED WATER MAIN I I PROPOSED SANITARY SEWER FM PROPOSED SEWAGE FORCE MAIN PROPOSED STORM SEWER 10' PROPOSED PAVED 10' DRIVE WETLAND DELINIATION I P:\\PT\\S\\STJOE\\148807\\5-final-dsgn\\51-drawings\\10-Civil\\cad\\dwg\\exhibit\\SJ148807_Batzer.dwg S 10' I I 8/16/2019 12:28 PM 15' 0 6060120 Plot: scalefeet 30 jschmitz BATZER ADDITION FILE NO. STJOE148807 PHONE: 320.229.4300 PUBLIC DRAINAGE & UTILITY EXHIBIT 1200 25TH AVENUE SOUTH P.O. BOX 1717 DATE: EASEMENT LAYOUT NO. 1 8/16/2019 9:27 AM ST. CLOUD, MN 56302-1717 08/16/2019 www.sehinc.com ST. JOSEPH, MINNESOTA Save: © 2019 Westwood Professional Services, Inc. Wetland Fill 65,473 sqft W1 W2 Wetland Fill 1,639 sqft Feet 0300 ± Data Source(s): Westwood (2019); ESRI WMS World Imagery Basemap (Accessed 2019); U.S. Astech Aggregate Storage Project Census Bureau (2017). Legend St. Joseph, Stearns County, Minnesota Project BoundaryAgggregate Storage Area Proposed Site Delineated WetlandAccess Road Plan Wetland Fill EXHIBIT 5 Exhibit 6 Road Crossing Detail © 2019 Westwood Professional Services, Inc. Wetland Fill 65,473 sqft Wetland Fill W1 5,035 sqft W2 Wetland Fill 3,076 sqft Feet 0300 ± Data Source(s): Westwood (2019); ESRI WMS World Imagery Basemap (Accessed 2019); U.S. Astech Aggregate Storage Project Census Bureau (2017). Legend St. Joseph, Stearns County, Minnesota Project BoundaryProposed Access Road Alternative A Delineated WetlandAggregate Storage Area Wetland Fill EXHIBIT 7 © 2019 Westwood Professional Services, Inc. Wetland Fill 5,035 sqft W1 W2 Wetland Fill 3,076 sqft Feet 0300 ± Data Source(s): Westwood (2019); ESRI WMS World Imagery Basemap (Accessed 2019); U.S. Census Bureau (2017). Astech Aggregate Storage Project Legend St. Joseph, Stearns County, Minnesota Project BoundaryWetland Fill Alternative B Delineated WetlandProposed Access Road Berm around WetlandAggregate Storage Area EXHIBIT 8 © 2019 Westwood Professional Services, Inc. W1 1.5 ac W2 65,472.6 sqft 11.1 ac 483,652.3 sqft lta De Feet 0300 ± Data Source(s): Westwood (2019); ESRI WMS World Imagery (Accessed 2019); U.S. Census Bureau (2017).Astech Aggregate Storage Project St. Joseph, Stearns County, Minnesota Legend Project Boundary Delineated Wetlands Delineated Wetland EXHIBIT 2 St. Joseph, MN I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED LAND SURVEYOR UNDER THE LAWS OF THESTATE OF MINNESOTA GWD.20FPP5444100\\YEVRUS\\GWD\\10.5444100\\:N ASTECH GRADING 1 OF 180' 07/01/19 Common Ground Alliance 1 Call 48 Hours before digging: 811 or call811.com DATE: SHEET NUMBER: 120' 0022996.00 60' 0' PROJECT NUMBER: AND BERM AS SHOWN. STRIP TOPSOILBERM SHALL BE 6' TALL. SITE AND GRADING PLAN 3701 12th Street North, Suite 206St. Cloud, MN 56303 WETLAND MITIGATE (320) 253-9495(320) 358-2001(800) 270-9495 PhoneFax AFTER 0.57" OF RAINFALL AS MEASURED AT THE ST. CLOUD WEATHER STATION. SITE WILL BE USED FOR STORAGE OF CONSTRUCTION EQUIPMENT AND WASHEDOPEN-GRADED GRADED AGGREGATE (NO FINES), SIMILAR TO THE EXISTING SITE.2019 WITH JON ROESCHLEIN OF THE SAUK RIVER WATERSHED DISTRICT, THE EXISTING SITE HAS BERMS AROUND IT AND INFILTRATES. PER SITE VISIT ON MAY 28,EXISTING SITE HAD A COUPLE INCHES OF STANDING WATER ON THE NORTH END 2. 1. NOTES: ST. JOSEPH, MN ASTECH GRADING 44984 LICENSE NO. MINNESOTA 07/01/19 22 44 .. 44 66 ++ 33 I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM AOF THE STATE OF WILLIAM R. HUSTONDATE: DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS 33 MITIGATE WETLANDFOR ROAD CROSSING O T S 22 PO BOX 1025 ASTECH ST. CLOUD, MN, 56302 EXTEND POND CONSTRUCTION OUTLET FOR ROAD PREPARED FOR: WETLAND LINE(TYP) ..... 07/01/19 ..... INITIAL ISSUE:REVISIONS: 60' JJN WRHWRH DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE: N:\\0022996.00\\DWG\\CIVIL\\0022996.00GD01.DWG