Agenda Item Conditional Use Permit Request 4 Light ...

Conditional Use Permit Request Light Manufacturing

File No: P-007976 Application Date: 5/11/17 Parcel No: 31.21138.0000 Property Owner: Alan and Rebekah Ressemen 4054 Briar Ridge Ln Reva VA 22735 Applicant: Bryan Brophy 9722 320th St St. Joseph MN 56374

DESCRIPTION OF PROPOSAL

The applicant is requesting a conditional use permit to operate a light manufacturing business, including office and showroom, in the Commercial zoning district. This request is in accordance with Sections 4.8, 6.38 and 9.10.5R of Stearns County Land Use and Zoning Ordinance #439. Light manufacturing is not a listed use in the Commercial District, but is being considered under “Any use of land 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 business, Shamrock Leathers, manufactures leather products, including clay target shooting gear and award plaques. Specifically, the applicants are requesting to build a 50x165 pole building which will house the manufacturing, office and showroom. See the application for additional details.

NOTE: The applicants have requested to rezone the property from A-40 to Commercial. If the rezoning is approved, the CUP application can proceed. SITE INFORMATION

Location of Property: The property under consideration is part of the W1/2 SE1/4, in Section 35, lying north of County Rd 6, St. Joseph Township (124/29). Zoning: Currently A-40; requesting rezoning to Commercial District

Areas of Concern: The property is in the City of St. Cloud Drinking Water Supply Management Area, Priority Area A. Notice of the request has been sent to the City of St. Cloud and the Stearns Soil and Water Conservation District (SWCD). SWCD has indicated that there are no source water protection issues with the request. Recommend the use of construction site best management practices to protect the wetlands and soil resources on the property. Wetlands: There are extensive wetlands on the property. A delineation has been approved. The deminimus exemption for draining or filling wetlands will be used for the driveway.

Agenda Item

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Access: The property has access from County Road 6. Notice has been sent to the County Highway department for their review.

MANUFACTURING, LIGHT STANDARDS (Section 6.38 Ordinance #439) A. Access: County Road 6; notice has been sent to the County Highway Department B. Lot area: This is met. The lot area is greater than 4 times the area of the building footprint.

The property is 70 acres. C. Shall comply with all applicable local, state and federal laws, rules, regulations and

ordinances. D. Setbacks: All setbacks will be met for buildings, parking, loading and exterior storage. E. Parking. Parking areas are shown. Although the application states 5 parking spaces, 10 parking

spaces are required (1 space/2000 sq ft of gross floor area manufacturing space and 1 space/300 sq ft office/retail space). The site plan has been revised to show 10 parking space.

F. Parking areas durable and dustless. Parking areas will be gravel. Dust control is required. G. Transportation Management plan. See traffic flow shown on site plan. H. Hazardous waste storage shall comply with all applicable local, state and federal laws, rules,

regulations and ordinances. Per the applicant, hazardous waste is not generated at this business.

I. Outdoor storage. There will not be outdoor storage. J. Loading and unloading facilities: They are located to the rear or side of the structure as shown

on site plan K. Retail Sales area: can only occupy 20% of the structure. The proposed showroom area is 6% of

the building. L. Environmental Management Plan: A stormwater plan is not required since they will not create

1 acres of new impervious surfaces (proposing 27,000 sq ft). A sewage treatment system will be required.

M. Hours of operation: 8am-4:30pm Monday-Friday are the current hours of operation. N. Signs: One sign is proposed at the entrance and will comply with the sign standards.

ADJACENT LAND USES

The surrounding land uses are primarily residential and some ag land. The City of Rockville city limits is across Co Rd 6 to the South.

ADJACENT ZONING - The surrounding zoning is as follows: North – A-40

South – City of Rockville (zoned Residential R-1) East – A-40 West – A-40

CONSISTENCY WITH COMPREHENSIVE PLAN Future Land Use Map: Agricultural

The Agriculture category is described as: Primary land use: agriculture, including animal agriculture, crop production and any specialized agricultural enterprise, in combination with limited ag-related businesses, recreational, institutional, open space uses. Agricultural uses will take precedence over competing uses. Density: 1 unit per 40 to 160 acre

Policy Area: Highway 23 Corridor AND Agricultural and Limited Growth Area

Ag/Limited Growth: The largest policy area, including all land not included in other policy areas. Agriculture remains the predominant and priority land use throughout this area, with additional complementary development where infrastructure can support it. Most small cities in the area will continue to grow within their current boundaries but will require little land for expansion. Policies: A. Emphasize the importance of animal agriculture to the County economy by treating it as a

priority land use in this area (compared with residential or other nonagricultural development).

B. Allow complementary agriculture-related commercial or industrial uses in limited quantities. These uses are most appropriate where served by major highways, including Minnesota Highways 4, 55, 15, and US Highway 71.

C. Allow additional flexibility in residential development through the use of a “conservation overlay” approach.

Goals and objectives from the Comprehensive Plan

The Board shall consider the Goals and Objectives of the Comprehensive Plan to determine if the request is consistent (*Appendix B*). (Please state specifically which goals or objectives are met or not met for the record.)

Staff Analysis:

1. Is the proposal consistent with existing County ordinances (performance standards)? Specify the applicable section of the ordinance and discuss why or why not. Land Use and Zoning Ordinance #439 Sections 4.8, 6.38 and 9.10.5R.

Consider the purposes and intent of the Commercial district Section 9.10 as shown in *Appendix A*.

2. Are there any other standards, rules or requirements that the proposal must meet? 6 conditions

3. Is the proposed use compatible with the present and future land uses in the area or can it be separated by distance or screening from adjacent land uses? Why or why not? How will any scenic views be impacted by the proposed use? To be determined by the Planning Commission

4. How are the potential environmental impacts (groundwater, surface water, air quality, wellhead protection areas) of the proposal being addressed? To be determined by the Planning Commission

5. How will the potential impacts of the proposal affect the property values of the area in which it is proposed? To be determined by the Planning Commission

6. What potential public health, safety or traffic generation impacts will the proposal have in relation to the area and the capability of the roads serving the area, and how are they being addressed by the proposal?

To be determined by the Planning Commission

7. How does the proposal affect the general health, safety and welfare of the residents? To be determined by the Planning Commission

8. Does the proposal conform to the goals and objectives of the County’s Comprehensive Plan? Specify which goals and objectives apply. The Planning Commission shall consider the Goals and Objectives of the Comprehensive Plan to determine if the request is consistent (*Appendix B*). (Please state specifically which goals or objectives are met or not met for the record.)

9. How will the proposal potentially impact existing public services and facilities including schools, parks, streets, and utilities and what potential is there for the proposal to overburden the service capacity? How will these issues be addressed by the proposal? To be determined by the Planning Commission

10. Has the applicant provided financial assurance to guarantee reclamation of cleanup? To be determined by the Planning Commission

11. Other issues pertinent to this matter. To be determined by the Planning Commission

RECOMMENDED ACTION If the Planning Commission recommends approval of this conditional use permit to the County Board of Commissioners according to Sections 4.8, 6.38 and 9.10.5R of Stearns County Land Use and Zoning Ordinance #439, the Planning Commission should consider the following conditions:

1. The state accessibility code is required to be met and will be addressed as part of the building permit from St. Joseph Township.

2. If the use creates 1 acre or more of new impervious surfaces, then a stormwater management plan is required to be prepared by a licensed engineer and implemented onsite and maintained in perpetuity by the property owner.

3. The signage must comply with Section 7.24 of Land Use and Zoning Ordinance 439, or successor ordinance. 250 sq ft is the maximum sign space allowed.

4. The existing vegetation that screens the proposed use on the south and east side shall remain in place to effectively screen the use from surrounding residential uses.

5. An approach permit is required from the County Highway Department. 6. The deminimus exemption may be used for draining or filling wetland for the driveway, up to

2000sq ft. No addition wetland impact is allowed. If the conditional use permit is approved, a construction site permit and septic system permit is required.

*This request will go the County Board on August 22, 2017.* Parties Notified

Property owners within ¼ mile Clerk, Chair & Supervisors, St. Joseph Township Clerk, City of St. Joseph, Rockville, Waite Park, St. Cloud, St. Augusta Sauk River Watershed District County Highway Department

Attachments: Location map Application Site plans Building drawings

Use of diminimusApprox 900 sq ft

Use of diminimusApprox 1000 sq ft

200’

65’

20’

50’

165’

900’

1500’

Site Plan 1(primary)

Wood shop floor area=25’x 40’

Cutting floor area=25’x 40’

Production floor area=25’x 40’

Finishing floor area=16’x40

Shipping & Inventory floor area=20’x40’

Office Space13’x 23’

Breakroom Room

Storage Area=29x40

Showroom Area=12x50

60’

12’

260’

Site Map 3-Traffic Flow