HomeMy WebLinkAbout[06] Variance - Trobec's Bus Service, 702 21st Ave.`' crry cx= si:.�osH:rri Planning Commission Agenda Item 6
MEETING DATE: September 9, 2019
AGENDA ITEM: Public Hearing, Variance Request — Trobec's Bus Service
702 21St Ave.
SUBMITTED BY: Community Development
STAFF RECOMMENDATION: Consider Findings of Facts and Approval of Variance
BACKGROUND INFORMATION: Rice Companies LLC, applicant and developer has submitted a
request for a variance on behalf of Trobec's Bus Service. Trobec's Bus Service has submitted a request
for site plan approval (reviewed administratively) to locate their new facility (offices, wash bays,
maintenance and storage garages) in the Northland Business Center industrial park.
City ordinance requires parking lots and drive maneuvering areas to be paved with a hard surface, such as
bituminous or concrete, not gravel. The applicant is requesting approval of a variance to allow gravel for
2.94 Acres of the proposed Trobec's facility parking lot drive maneuvering areas.
A variance may be granted if enforcement of a zoning ordinance provision on a particular property would
cause the landowner practical difficulties as defined by MN State Statute 462.357. The applicant must
satisfy the statutory three -factor test for practical difficulties. The practical difficulties factors are as
follows:
1) That the property owner proposes to use the property is a reasonable manner. This factor means
that the landowner would like to use the property in a particular reasonable way but cannot do so
under the rules of the ordinance.
Applicant's Response: Ordinance 502 requires `parking lots" to be constructed and maintained
in a useable condition with a hard surface. Our request is for 2.6 acres of "drive areas " for
busses to be impervious surface of Class II, V or crushed granite.
2) That the landowner's problem is due to circumstances unique to the property not caused by the
landowner.
Applicant's Response: This is a 10 acre site that requires large drive areas for many bus
movements each day. The site was selected for proximity, permitted use and is zoned L -I. These
are not permanent required parking lots.
3) That the variance, if granted, will not alter the essential character of the locality. Under this factor
consider whether the resulting structure will be out of scale, out of place, or otherwise
inconsistent with the surrounding area.
Applicant's Response: The front 300 +/- feet of 10 acre site will incorporate heavy duty paving
for parking and bus service. The site will fit perfectly into the locality of the area and not alter the
intent of the character of L -I zoning.
ATTACHMENTS: Request for Planning Commission Action
Public Hearing Notice
Findings of Fact Approving Variance
Site Plan
REQUESTED PLANNING COMMISSION ACTION: Make a recommendation on the Variance
request and Adopt Findings of Fact related to request.
AtiuALM& CITY OF ST. JOSEPH
www.cityofstjoseph.com
City of St.Joseph
Notice of Public Hearing
Variance
Administrator
The St. Joseph Planning Commission will hold a public hearing in the St. Joseph
Kris Ambuehl Government Center, 75 Callaway Street East on September 9, 2019 at 6:00 P.M., or
as soon thereafter as the matter may be heard, to hear all persons present upon the
request for a variance to the parking lot/drive maneuvering area paving requirement
Mayor for Trobec's Bus Service, as submitted by, Rice Companies, developer and applicant,
for property zoned industrial located southeast of CR 133 in Sections 02, 11,
Rick Schultz Township 124, Range 029, St. Joseph MN.
Councilors Kris Ambuehl
City Administrator
Anne Buckvold
Troy Goracke Publish: August 30, 2019
Bob Loso
Brian Theisen
75 Callaway Street East • Saint Joseph,Minnesota 56374
Email cityoffices@cityofstjoseph.com Phone 320.363.7201 Fax 320.363.0342
City of St.Joseph
INRE:
FINDINGS OF FACT
Application of Rice Companies LLC AND DECISION
Variance from Paving Requirement
702 21 S`Avenue, St.Joseph MN
FINDINGS OF FACT
On September 9,2019,the St.Joseph Planning Commission conducted a public hearing to
consider the application of Rice Companies LLC for a variance for relief from the strict enforcement of
the parking lot drive maneuvering areas paving requirement in a LI—Light Industrial District on the
property legally described as follows:
Lot 5,Block 3,Northland Business Center,according to the plat and survey thereof,now on
file and of record in the office of Stearns County Recorder
"Subject Property"
The St.Joseph Planning Commission hereby finds the following Findings of Fact:
1. That Rice Companies LLC,developer, on behalf of Trobec's Bus Service,hereinafter
referred to as"Applicant,"has properly applied for a variance from the pavement
requirement for 2.94 Acres of parking lot drive maneuvering areas.
2. That the matter was duly published and notice was provided to property owners within 350
feet of the Subject Property.
3. That the Subject Property is zoned LI—Light Industrial.
4. That Trobec's Bus Service has submitted a request for site plan approval to locate their
offices,bus storage garages,maintenance facility and wash bays on the Subject Property.
5. That City Ordinance requires parking lots with the drive maneuvering areas to be paved with
a hard surface,including bituminous or concrete.
6. That the variance is consistent with the St.Joseph Comprehensive Plan.
7. That the variance is in harmony with the general purpose and intent of the Ordinance.
8. That the Applicant has established that there are practical difficulties in complying with the
zoning ordinance.
9. That the variance is reasonable given .
10. That the property is unique given the .
11. That the variance will not alter the essential character of the neighborhood given
DECISION
Based on the Findings of Fact,the St. Joseph Planning Commission recommends the St.Joseph
City Council grant a variance from the parking lot drive maneuvering areas pavement requirement for
2.94 Acres on the Subject Property based on the following conditions:
1. The Northland Business Center plat must be recorded prior to the recording of the variance.
2. The material for the 2.94 Acres portion will be Class II/V or crushed granite as presented on
the submitted site plan.
Whereupon said Findings of Fact and Decision was declared duly passed and adopted by the St. Joseph
Planning Commission this 9th day of September, 2019.
CITY OF ST.JOSEPH
By
Gina Dullinger,Chair
By
Therese Haffner,Community Development Director
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