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Planning commission approves outdoor-storage permit and variance for Dockendorf site in Saint Joseph Industrial Park East
Summary
The Saint Joseph Planning Commission approved a conditional use permit and a variance allowing crushed-granite outdoor storage on two lots owned by Dockendorf, with conditions including limiting gravel surfacing to 80% of the lot and requiring paved access to the right of way; staff noted stormwater best practices and that variances run with the land.
The Saint Joseph Planning Commission voted to approve a conditional use permit (CUP) and a related variance enabling outdoor storage on two lots in Saint Joseph Industrial Park East owned by Dockendorf.
Nate, city planning staff, told the commission the request would allow outside storage on the two highlighted parcels off Sterling Drive and that the applicants plan future full-site development with a building to be determined later. "The proposal is to do outside storage on these 2 highlighted lots here," Nate said, noting staff recommended conditions including no junked or inoperable vehicles on site and following stormwater best management practices.
The applicant, identified in the hearing as Mr. Dockendorf of Beeline, described the items to be stored as sales inventory and finished customer work: "The inventory we're selling," he said, adding the site would not be open to customers and would be used by employees to shuttle inventory. He said watercraft on trailers, trailers and repair-finished units were the likely items to be stored and that the site would be visited daily.
Commission discussion focused on site access, drainage and surfacing. Staff and commissioners agreed that access should be paved to the right-of-way to reduce tracking of gravel, that gravel surfacing should be limited to 80% of the lot area per the city's impervious-surface rule, and that the fenced storage area should include a gate with a demo box to allow emergency-vehicle access. Nate said the disturbed area would not trigger MPDES permits but recommended following stormwater controls.
On motions, Commissioner S5 moved to approve the CUP with the packet conditions plus a requirement that access be paved and gravel surfacing be limited to 80% of total lot area; Commissioner S3 seconded. The chair called the vote and announced the CUP passed with no recorded opposition. The commission then opened and closed a public hearing on the variance (no public speakers) and voted to approve a resolution allowing crushed granite surfacing, limited to 80% of the lot area, with the conditions outlined in the resolution.
Staff cautioned the commission that variances "run with the land," meaning time limits are generally not enforceable; instead, staff said the paved-surfacing requirement would be triggered when the site goes through full site-plan review and a principal structure is built. Commissioners noted prior gravel variances in other locations but emphasized each request must be judged on its own merits.
The commission recorded no further conditions beyond those in staff materials and the motion language. Next steps are administrative: the resolutions will be forwarded per standard procedure and the property owner must comply with the CUP and site-plan requirements when they develop the parcel further.
