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Home My WebLink About2017-105 - Copye' uL-1 Pm EXISTING FEEDLC T TVITIIIN THE STIORELAND MANA GEMENT 0VERLAYDISTRICT WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, Mare Affair Fann, LLC, 10880 Stillwater Blvd N, Lake Elmo, NIN 55042 (the "Applicant") has submitted an application to the City of Lake Elmo (the "City") for a Conditional Use Permit for the expansion of an existing feedlot within the City's Shoreland Management OverlayDistrict for the property located at 10880 Stillwater Blvd N (Pill# 4. 29.21.11.0001) (the "Property"); and WHEREAS, notice has been published, mailed and posted pursuant to the Lake Elmo Zoning Ordinance, Section 154.1 2; and Vk[HEREAS, the Lake Elmo Planning Commission held a public hearing on said matter on September 11, 2017; and WHEREAS, the Lake Elmo Planning Cormiiission has submitted its report and recommendation to the City Council as part of a Staff Memorandum dated October 3, 2017; and WHEREAS, AS, the City Council considered said matter at its October 3, 2017 meeting. NOW, THEREFORE, based on the testimony elicited and information received, the City Council makes the fallowing. 1) That the procedures for obtaining said Conditional Use Pen -nit are found in the Lake Elmo Zoning Ordinance, Section 154.106. 2) That all the submission requirements of said Section 154.106 have been met by the Applicant. 3) That the proposed Conditional Use Permit includes the following components: * Conditional Use Permit for a commercial boarding facility for the property located at 10880 Stillwater Blvd N. ENNNOW NN NINE • Y i � Y Y Resolution 201`I-1 5 1 SUBJECT TO A HIGHWAY EASEMENT FOR TRUNK HIGHWAY 5 AS DESCRIBED IN BOOK 246 OF DEEDS PAGE 592 SECTION 14 TOWNSHIP 029 RANGE 021. 5) The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. Provided the MPCA sees no issues with the proposed expansion, the proposed expansion of an existing feedlot will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. 6) The use or development conforms to the City of Lake Ehno Comprehensive Plan. The proposal is consistent with the Comprehensive Plan in that the property is guided for Rural Area Development and is within the a Rural Preservation Area, which allow for uses such as passive recreation, alternative agricultural uses, public gathering spaces and other amenities that are consistent with agricultural use or character. Provided the MPCA sees no issues and a Valley Branch Watershed District permit is obtained, it will not negatively impact natural resources. 7) The use or development is compatible with the existing neighborhood. The use is compatible with the existing neighborhood, as the property is currently used as a farm and houses horses. The proposed use will be an expansion of the existing use. 8) The proposed use meets all specific development standards for such use listed in Article 7 of this Chapter. The proposed expansion meets standards set forth for expansions to existing feedlots as set forth in Section 154.800 (C) (6) (c) of the Zoning Code, 9) If the proposed use is in aflood plain management or shoreland area, the proposed use meets all the specific standards for such use listed in Chapter 150, §150.250 through 154,800 (Shoreland Regulations) and Chapter 152 (Flood Plain Management). The property is located within the City's Shoreland District but meets standards required for an expansion to an existing feedlot within the City's shoreland district. 10) The proposed use will be designed, constructed,;operated and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. The proposed project will be similar in character and design to the existing home and barn on the property. 11) The proposed use will not be hazardous or create a nuisance as defined under this Chapter to existing or future neighboring structures, The proposed use will not be hazardous or create a nuisance on the property provided all the rules and regulations set forth by the City and other applicable agencies are met and all applicable permits are obtained. 12) The proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. The applicant has not provided a hydroCAD model; information on potable water supply to the facilities; information on wastewater management for the facilities; and slightly increases driveway use to an existing private driveway, It is a recommended condition of approval that the applicant include this information on updated plans to be reviewed and approved by the City Engineer so that this may be determined. Provided this information is supplied, reviewed and approved by the City Engineer and other applicable agencies, the use will be adequately served by the aforementioned. Resolution 2017-105 2 13) The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the con unity. The proposed use will not create additional requirements for public facilities and services, provided the use does not include spectators. 14) The proposed use will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, propel ty or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. Traffic to the site is expected to be minimal, and visits are expected to be short. Minimal noise is expected to come from the site, short of the sounds of unloading and loading items. Hazardous materials are prohibited from being stored on site, and lighting has been evaluated and determined to not cause a nuisance as proposed. 15) Vehicular approaches to the property, where present, will not create traffic congestion or interfere with traffic on surrounding public thoroughfares. The Applicant has indicated that additional truck traffic will increase by only two trips per week. 16)The proposed use will not result in the destruction, loss or damage of a natural or scenic feature of major importance. The proposed use will be a modernization and expansion of an existing scenic feature within Lake Elmo. CONCLUSIONS AND DECISION Based on the foregoing, the Applicant's application for a Conditional Use Permit for a self- service storage facility and outdoor vehicle storage is granted, subject to the following conditions: 1. The Applicant shall provide the Minnesota Pollution Control (MPCA) a complete Notice of Construction or Expansion of an Animal Feedlot with less than 300 Annual Units and provide the City proof from the MICA that there are no issues with this expansion. 2. Applicant must address all engineering review comments outlined in the Engineering Memo dated August 18, 2017, Passed and duly adopted this Yd day of October', 2017 by the City Council of the City of Lake Elmo, Minnesota. E NT- T J j J li Johnso Clerk Resolution 2017-105 3 Michael Pearson, Mayor