HomeMy WebLinkAbout[05] Silver's Equestrian Outfitters LLCCITY OF ST. JOSEPH
MEETING DATE:
AGENDA ITEM:
SUBMITTED BY:
PREVIOUS PLANNING COMMISSION ACTION:
Council Agenda Item 5
June 7, 2010
Request for Relief from Parking Standards
Silver's Equestrian Outfitter's LLC
Administration
St. Joseph EDA Director
BACKGROUND INFORMATION: Nadine Eller - Hollerud has recently purchased the property at 38 Birch
Street East and is proposing to use the existing house for a Tack Shop. For informational purposes the
meeting material includes a business plan and execute summary from her business model. The
proposed use is retail in nature and as such is a permitted use. Since this is an existing building and they
are not adding habitable /retail space, the exterior requirements do not apply. The memo included in
the meeting material illustrate that the property is in compliance with Corridor Overlay Ordinance as
well.
Strict enforcement of the parking ordinance would require paved parking as well as perimeter curbing.
Eller - Hollerud is requesting a two year period to complete the parking requirements. This property was
used as a commercial property prior to her purchase (Curtis Marketing). As can be seen from the
request, she is not seeking a variance to exclude, rather a two year window for which to financially
prepare.
The request is similar to that of other requests granted by the Planning Commission. Since this is an
approved use and habitable space is not being added, the project would not require development plan
approval.
ATTACHMENTS: Request for Planning Consideration 5:1
2010 [061 Jun 02 MDG Memo re: Tack Shop 5:2 -3
Request for Temporary Relief from Ord. 52 Subd 5d & 5f 5:4
Site Plans 5:5 -6
Business Plan 5:7 -16
St. Joseph Code of Ordinances 52.32: B -2 Hwy 75 Bus District 5:17 -27
REQUESTED PLANNING COMMISSION ACTION: Request the City Council execute an agreement
providing the property owner two years to complete the parking lot requirements.
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&dVft1hA
MUNICIPAL
DEVELOPMENT GROUP, INC.
DATE: June 2, 2010
MEMO TO: Judy Weyrens, City Administrator
FROM: Cynthia Smith - Strack, Municipal Development Group
RE: Tack Shop
Background
During the regular EDA meeting on May 26, 2010 an application to the EDA's Business Fagade
Architectural Grant Program (BFA) was reviewed. During discussion on the application questions
regarding consistency with land use regulations arose. As a result of the discussion relating to
land use I'd like to provide clarification relative to discussion at the EDA meeting.
1. The proposed use is retail, an equestrian tack shop (selling personal and equestrian
apparel and equipment). The use is permitted in the B -2 Highway 75 Business District
under Section 52.32, Subd. 2C, subsections 1 and 6.
2. Several questions revolved around whether or not the structure was being altered. While
a deck is being added for access purposes, including handicap accessibility, the building
is not being structurally altered based on the following:
a. Section 52.04, Subd. 12 defines a "Building" as 'Any structure, either temporary
or permanent, having a roof and used or built for the shelter or enclosure of any
person, animal, or chattel or property of any kind... '. The deck is not a habitable
space and doesn't include a roof, therefore, is does not fit the definition of a
'Building' in and of itself.
b. Section 52.04, Subd. 103 defines a "Structural Alteration" as 'Any change in the
supporting members of a building such as bearing walls or partitions, columns,
beams or girders or any substantial change in the roof or exterior walls'. Clearly
the access ramp and deck do not rise to the level of 'structural alteration'.
3. Section 52.32, Subd. 8(c) relates to building exteriors and exterior building materials in
the B -2 District. It is noted those standards relate only to new facilities and not existing
buildings.
4. The property abuts East Birch Street and not CSAH 75, applicable setbacks are front 20
feet, side and rear ten feet. The structure is not being altered. Current structural setbacks
on site are: front 24'; interior side 37', 3 "; side /alley 13', 6 "; rear 50'. The proposed deck is
to be 19' 3" from the front property line at its closest point. Under Section 52.12 (General
Yard and Building Standards), Subd. 5, b) decks may extend into a required front yard by
five feet so setback of the deck is not an issue.
5. Parking is regulated by Section 84.08. Parking will be in the rear of the building.
Standards are met with the exception of surfacing and curbing to which an extension of
time to bring into compliance is requested by the Applicant. It is noted the parking does
not adjoin a residential use as an alley separates the commercial use from the residential
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use and the parking ordinance specifically uses the term 'adjoin' relative to a 'parking lot
boundary' and a residential district. In addition, the parking lot boundary doesn't extend to
the property line.
6. Section 52.21 is the Transportation Corridor Overlay. It is noted:
a. The use is allowed in the underlying zoning district.
b. Setbacks are not proposed to change as a structural alteration is not
contemplated.
c. Under the overlay district parking is required to be in the rear or side yard. In this
instance the parking is proposed for the rear yard.
d. A permit will be required prior to placement of any signage on the site.
e. Required design standards:
i. Viewshed requirements are measured from the edge of the applicable
right of way (in this case Highway 75), this property is separated from
Highway 75 by a second public right of way (Birch Street) which is more
than 40 feet in ROW width. Therefore, the viewshed standard is not
applicable.
ii. Neither outdoor storage or fencing is proposed as part of the site plan.
iii. Street tree landscaping is proposed to remain as is on the subject lot
(trees and softscape to continue).
f. If the Planning Commission wishes to review vegetative screening /buffering a
landscaping plan could be requested.
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TO: The St. Joseph Planning Commission
FROM: Nadine Eller - Hollerud, Silver's Equestrian Outfitters, LLC
DATE: May 26, 2010
RE: Request for Temporary Relief from Ordinance 52 subd. 5d & 5f
This is a request for relief from the St. Joseph City Ordinance 52 subd. 5d & 5t which
requires new parking lots to be paved with curb and gutter installed. I am requesting that
the City of St. Joseph relieve my new business, Silver's Equestrian Outfitters, LLC, 38
East Birch Street, from this requirement for a period of two years from the date of
Planning Commission approval of the site plan design. The first two years in any
business is difficult. The expense of the requirement at this time would greatly hinder my
ability to obtain the necessary inventory and market the business in order to create
positive cash flows.
I understand the meaning behind the Ordinance and would like to have paved parking at
this time, but it is just not feasible. The other matter of concern to me is the gravel surface
of the alley access to my parking area. If I were to pave my parking lot, I would be
battling the pitting affects that gravel can have on paved surfaces. .
Please approve my request for relief from Ordinance 52 subd. 5d & 5f for a period of two
years as of site plan approval.
Kindest Regards,
Nadine Eller - Hollerud
Silver's Equestrian Outfitters
38 East Birch Street
St. Joseph, MN 56374
320 -291 -1234
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BUSINESS PLAN
ER'S EQUESTRIAN SUPPLY
38 EAST BIRCH STREET
ST. JOSEPH, MN
Nadine Eller- Hollerud
a
t ,
x
,
BUSINESS LOCATIONt
SILVER'S EQUESTRIAN SUPPLY
Retail Brick and Mortar Store in
St. Joseph, MN, 38 East Birch
Street
• Invest in exterior: Full length
open front porch with ramp.
pnt exterior, add rear parking
lot
• Make interior ready for retail
i
saddle and ridingequipment
• Riding clothes and boots
• Easy access vehicles from
Highway 75
J� d
• Fully Handicapped accessible
FILLING A NEED IN THE EQUINE NICHE MARKET
1.
Market Needs
■ New Tack
New Apparel
• Used Tack
• Special Supplements
• Repair and Services
t` i
x $102 billion dollar impact on v $930 million dollar impact
U.S economy annually on the Minnesota economy
x $60.6 billion recreation and , Stearns and Wright Counties
showing segments in the top five
x $60,000 median household , 45% of horse owners make
income $25,000 to $70,000
annually
2005 AMERICAN HORSE COUNCIL STATISTICS
SCOPE OF BUSINESS
- FILLING THE RETAIL NICHE
Central Minnesota Equestrian Market
\ 4111111111111W
Dressage Hobby/Trail
7
n Endurance t Jumping
.1 Western/ ,c ,; English
Rodeo a
INITIAL PLAN r!
• Capital Expenses
$93.000
• Initial Inventory
• Property improvements to visible
highway frontage compliant with
beautification plans
• Full commercial and liability insured
• Security system
Only tack store of its kind within 100
miles
• Area is home to several large Dressage
and Endurance riding barns
• Marketing and Promotion opportunity:
located right between two horse show
active fair grounds
• Monthly advertising
• Visibility at Events and Show
• Word Of Mouth
• Social Media
OWNER'S BACKOROUNQAND_EXPERIENCE
x 30 years experience with horses, riding and equine
sporting events
x 15 years experience with retail management,
customer service, merchandising, and marketing
Master's Degree in Business Administration
x Well established member of the local equine
community
� 4 �
+��$• 4 ,
T
CONCLUSION
Approval of Site Plan' by St.
Joseph Planning Commission
and Building permits
Make property
improvements and acquire
vendors
Move in and open Silver's
Equestrian Supply in St.
Joseph Minnesota
Silver's Equestrian Outfitters
38 East Birch Street
St. Joseph, MN 56374
Nadine Eller- Hollerud/ Owner
Executive Summary
A significant force behind the opening of a new retail business in any geographic location is need
for the business. The force behind the opening of Silver's Equestrian Supply in the St. Cloud
area is to fill the need that the equestrian market in that area has expressed. This particular
market niche is currently wide open, with little to no competition and a wide variety of horse
activities and enthusiasts. Thoughtful planning and research has gone into the decision to open a
tack and clothing supply store to the horse loving population.
The market analysis conducted for the purpose of this plan has revealed that horse people are still
spending money on the tack, clothing and supplies they need in pleasure and competition. The
opening of a retailer, such as Silver's, specializing in these products would be successful given
the retail business experience of the owner, the knowledge of equine needs of the owner, the
need, and the psychographic factors of the target customers. In other words, Silver's will
professionally sell a desired lifestyle to a niche in central Minnesota.
Financial analysis has revealed that Silver's will not be a huge risk financially based on the
capital spending plan. Overestimation of significant expenses has ensured that there will still be a
profit even if an assumption proves slightly inadequate, or an unexpected expense surfaces upon
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opening. Overall, the analysis of the equine market, simplicity of marketing to this niche, and the
financial plans have solidified my belief that opening a retail equestrian supply in or near St.
Cloud, MN would be a successful business.
Statement of Purpose
This is a business plan to open an equine tack, apparel and equipment retail store in Central
Minnesota.
Introduction
This is a market analysis and business plan for a retail horse equipment and apparel store,
Silver's Equestrian Supply. Market research has been conducted using literature, statistics review
and interviews of equestrians in the area. Literature review includes equestrian trade journals and
articles on current retail market trends. An examination of the viability of an equestrian store
near my hometown has determined the practicality of the business plan. My purpose is to create
a horse tack and equipment retail store in Central Minnesota.
Industry Analysis
The Central Minnesota equine industry is a small example of the global equine industry. Certain
equine disciplines are growing in popularity, and people in the area need to buy specific tack for
the various equestrian disciplines they pursue. In 2005 the American Horse Council completed a
comprehensive study of the horse industry on the U.S. economy. According to the American
Horse Council, the horse industry has a $39 billion dollar direct impact on the U.S. economy
every year and a $102 billion dollar impact when figuring the direct and indirect spending
(American Horse Council, 2005). These figures do include the sale of horses, race track
gambling income, and feed crop production which do not directly affect a tack and equipment
business. However, the inclusion of those segments of the horse industry help to draw the
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conclusion that people in the horse industry have money to spend and they do spend quite a bit
(McClatchy, 2009).
Relating directly to this business are the statistics that revealed the number of horse owners and
the amount of spending in the recreational and showing segments of the horse industry. It is
estimated that horse owners in Minnesota spend around $678 million dollars annually on horse
related activities. In central Minnesota, Stearns and Wright Counties are in the top six in
Minnesota for the number of horse owners and horse related spending (Buhr, 2004). Studies by
the American Horse Council revealed that 45% of horse owners are middle -class making
$25,000 to $70,000 annually. They tend to live in and around communities with populations of
50,000 or less (American Horse Council, 2005). Central Minnesota is made up of cities with
populations of 50,000 or less and surrounding rural areas that have a variety of training stables
and showing barns. Central Minnesota is a perfect location for an equine tack and equipment
store especially given the lack of competition.
Comparison of online tack retailers and brick and mortar stores for this type of business reveals
that online retailing makes pricing more competitive than ever. Shoppers can compare in -store
merchandise with the item at numerous online only stores while they are standing in the brick
and mortar business. On the upside of this phenomenon is the convenience of cash and carry that
the physical store provides, as well as the ability to try on items and not have to pay shipping, or
return shipping if the item does not fit.
511
The type and quality of inventory carried to satisfy the local market need for a full supply tack
and apparel business can vary greatly. It is the intention of Silver's Equestrian Supply to carry
high quality merchandise that is not available at local feed or fleet stores like Mills Fleet Farm
and Mimbach Fleet Supply. After years of buying horse tack and equipment it has become
evident that consumers of these products do get what they pay for. Buying low price new
merchandise does usually mean that the buyer is giving up quality. Many of the high quality tack
lines are handmade or hand tooled. There is also a difference in the price of synthetic materials
verses genuine leather goods. There are high quality synthetic saddles and bridles available on
the market at a portion of the price of leather but consumers need to be wary of cheap
reproductions. The upside of synthetic is the ease of cleaning and the fact that much of it is
waterproof. Silver's intends to offer a variety of quality synthetic and leather goods.
Silver's will not offer low cost, mass manufactured, low quality tack and equipment as seen in
Mill's Fleet Farm and Mimbach Fleet Supply. These stores attract bargain price minded hobby
horse owners that pay little attention to quality, comfort and fit. Low -end bargain saddles are
only a good buy for those who enjoy occasional, very short rides. These buyers are welcome to
Silver's but are not our target customer. Unlike the local farm stores that carry only a small
selection of western tack and gear, Silver's will carry tack and equipment sought after and
needed by those riders that compete in endurance racing, English, dressage, hunter, jumper,
showing, competitive trail, cross country, rodeo, roping and reining. This list is not exhaustive.
Careful selection of inventory will lead to a quality inventory mix to best meet the needs of the
local market.
SWOT Analysis
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The strengths of Silver's include the ability of me as owner to combine my experience with
horses and my retail business experience. Many people can start a business with passion, but
having business experience and education will enhance the store's chance to be successful
(MacDonald, 2005).
Weaknesses include the expense of property renovations and inability to set up computers and
store inventory on the property until proper security is in place, which may delay opening.
The biggest opportunity for Silver's is the lack of competition in Central Minnesota. The only
direct competition with similar high end tack will be independent representatives that sell out of
trailers at public expos and big shows. However, the combination of a brick and mortar store for
the purchases better made in person, and an online store for those who wish to shop from home,
gives people options both for returns and fittings.
Threats to Silver's are eBay stores and other online auctions or sales that may be able to offer
deep discounts. Big retail equine suppliers like Dover and Stateline tack are expanding west from
the east coast. There are a few stores in the Minneapolis and St. Paul that try to emulate these
tack giants and may eventually put up stores closer to Central Minnesota.
Description of Venture
Silver's Equestrian Supply will be a retail horse tack, equipment and apparel store in St. Joseph
Minnesota. I have been thinking about the tack store concept in this area for a few years. More
recently my daughter has started showing her horse and competing in dressage. Searches for
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appropriate tack, attire and supplies were exhausting and revealed a definite lack of resources in
Central Minnesota. I started to wonder what other parents do to outfit their children and horses
for showing, competing and club events and found that they had to travel very far or take their
chances ordering over the internet.
Adults also have a difficult time finding the right quality equipment for their sport or hobby. The
need is not only for aesthetic purposes, but safety and regulations. Silver's will carry safety
equipment as well as sport specific tack and apparel that are regulation for official showing
(Seigel, 2009). The Central Minnesota Market consists of horse enthusiasts from beginners to
avid professionals.
The store will cater to a variety of customers, from those that wish to know more about horses, to
the avid rodeo rider and showing professional. There are many pony clubs, schooling shows and
4H shows in Stearns and its surrounding counties. All of these youth events require certain tack
and apparel to participate (MacDonald, 2005). It will be very convenient for parents and
grandparents to have a store where they can bring the children in for tack and apparel fitting. It
will also be nice to have a store that a parent can find used equipment at a lower price when a
child is experimenting with an event, and may not continue in the same area. Adults also like to
try different events and look for used tack and apparel to save on expenses if they do not enjoy
the sport and try a new one. Many people start in dressage and move into jumping and cross
country. These sports all require different gear and different attire.
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Silver's will also carry horse related gifts, books, videos and other items enjoyed by others that
love horses but may not own them (MacDonald, 2005). There are many people that decorate
their homes in themes. For example, barn wood, western and primitive decor has become
popular. Silver's will not carry mass produced decor items, but will carry actual vintage and
antique tack and other items that make great gifts and household decoration. However, given the
depressed state of the retail gift market at this time, emphasis on gifts will be small.
To sum it up, I have conducted an extensive market analysis concerning this particular type of
store in this area. My decision to open the store in St. Joseph on this particular property was not
taken lightly. I have visited other store in other states that were opened in old houses and they
really are quite nice compared to a warehouse or typical retail strip mall space. Existing homes
make very warm, friendly places to do business and customers love the idea. I have concluded
that the particular improvements that are going to be made to the home on 38 East Birch Street
will improve that particular block of Highway frontage in St. Joseph. I would hope that it may
attract other retail businesses to follow suit.
Any business or city has one chance to make a first impression. Driver's on the highway make
split second decisions as to whether or not they want to stop in or continue to the next town. I
have read the plans for the Highway 75 business area and appreciate the thoughtful planning and
purpose behind the ordinances. My plan is to make the front of the building at 38 east Birch
Street not only compliant with the cities ordinances and plans, but a place that attracts visitors.
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References
American Horse Council (2005). Most Comprehensive Horse Study Ever Reveals a Nearly $40
Billion Impact on the U.S. Economy. Retrieved January 8. 2010 from:
http:// www. manesandtailsorganization .orglAmerican Horse Council 2005_Report.pdf
Buhn, B. (2004). Economic Value of Horses in MN. University of Minnesota Department of
Applied Economics. Retrieved January 6, 2010 from:
www. extension. edu / horse / components /pdfs /economicValueHorse/MN.pdf
MacDonald, J. (2005). Running a Tack Shop as a Business. London: J.A. Allen
McClatchy. (2009, September). Recession Takes Sharp Toll on Horse Owners.
Tribune Information Services. Retrieved September 17, 2009, from
www.hoovers.com
McDonald, M. A. (1997). Starting and Running Your Own Horse Business.
Massachusetts: Storey Publishing.
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ORDINANCE 52 — ZONING ORDINANCE
Section 52.32: B -2 HIGHWAY 75 BUSINESS DISTRICT
Subd. 1: Intent. The Highway 75 Business District is intended to control the use and
development of land and improvements by creating a mixed land use district near and adjacent to
the County State Aid Highway 75 corridor in the City of St. Joseph. This shall be done by
allowing for a mixture of land uses and by establishing stringent standards for development. This
section shall be administered in a manner which will encourage and promote high -value
development in a manner similar to a planned unit development, taking full advantage of the
City's highway location. It is also the purpose of the Highway 75 Business District that a
pleasant, attractive, and aesthetically pleasing environment be developed.
Subd. 2: Permitted Uses. The following uses are permitted:
a) Business Services
1. Banks
2. Office space
b) Food Services.
1. Grocery stores
2. Supermarkets
3. Restaurants, except drive -thru restaurants
4. Delicatessen
5. Bakeries whose product is sold at retail on premises
c) Personal Services.
1. Multiple Retail
2. Drug stores
3. Hardware stores
4. Book stores
5. Discount (`Big Box') retail stores
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ORDINANCE 52 — ZONING ORDINANCE
6. Retail apparel stores
7. Flower shops
8. Beauty shops and salons
9. Photography shops and studios
10. Funeral homes
d) Medical Services.
1. Medical clinics
2. Dental clinics
3. Veterinary clinics
4. Other institutions providing health care.
e) Farmers Market for the sale of produce only. Notification and the submittal of a
plan to the Planning Commission is required.
f) Movie and Performing Arts Theaters.
g) Other use determined by the Planning Commission to be of the same character as
contained in this Subdivision.
Subd. 3: Permitted Accessory Uses. The following uses shall be permitted as an
Accessory Use in the Highway 75 Business District and subject to all the requirements in this
Section:
a) Commercial or business building for a use accessory to the principal use, not to
exceed 30% percent of the size of principal structure.
b) Signs which meet the criteria of Subdivision 9 of this section.
C) Temporary buildings for construction purposes for a period not to exceed
construction.
d) Off - street loading and parking areas, subject to applicable section(s) of this
Ordinance.
e) Fences, landscaping.
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ORDINANCE 52 — ZONING ORDINANCE
Subd. 4: Uses Under Special Use Permit. The following uses shall require a Special Use
Permit based on the procedures set forth in Section 52.07.03 of this Ordinance:
a) Auto malls and /or automobile service and gas stations, provided that:
1. Motor fuel facilities are installed in accordance with state and city
standards.
2. Adequate space shall be provided to access gas pumps and allow
maneuverability around the pumps. Underground fuel storage tanks are
to be positioned to allow adequate access by motor fuel transports and
unloading operations minimize conflict with circulation, access and other
activities on the site.
3. Wherever fuel pumps are to be installed, pump islands shall be installed.
4. A protective canopy located over the pump island(s) may be an accessory
structure on the property; however, adequate visibility both on and off
site shall be maintained.
5. An internal site pedestrian circulation system shall be defined and
appropriate provisions made to protect such areas from encroachments by
parked cars or moving vehicles.
b) Office warehousing.
C) Lawn and garden temporary sales area.
d) Lumber yards and home improvement retail centers.
e) New or used auto dealerships.
f) Stone building material sales and service.
g) Recreational vehicle sales and services.
h) Transportation terminals, public utility and transfer stations, without storage
yards.
i) Equipment Services.
1. Radio and television shops
2. Appliance repair shops
3. Appliance show rooms
j) Recreational Services.
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ORDINANCE 52 — ZONING ORDINANCE
1. Theaters
2. Bowling establishments
3. Clubs and lodges
k) Hotels
1) Motels
m) Drive - through and convenience food establishments, provided that an internal site
pedestrian circulation system shall be defined and appropriate provisions made to
protect such areas from encroachments by parked cars or moving vehicles.
n) Commercial car washes (drive through, self - service and mechanical) provided
that stacking space is constructed, subject to approval by the City Engineer, to
accommodate that number of vehicles which can be washed during a maximum
thirty (30) minute period.
o) Convenience Store with gasoline, provided that:
1. The sale of food items is in compliance with state and county standards
and subject to the approval of a Health Inspector who shall provide
specific written sanitary requirements for each proposed sale location.
2. The approximate area and location devoted to non - automotive
merchandise sales shall be specified in general terms in the application.
3. Motor fuel facilities are installed in accordance with state standards.
Adequate space shall be provided to access gas pumps and allow
maneuverability around the pumps. Underground fuel storage tanks are to
be positioned to allow adequate access by motor fuel transports and
unloading operations minimize conflict with circulation, access and other
activities on the site.
4. Wherever fuel pumps are to be installed, pump islands shall be installed.
5. A protective canopy located over the pump island(s) may be an accessory
structure on the property however adequate visibility both on and off site
shall be maintained.
6. An internal site pedestrian circulation system shall be defined and
appropriate provisions made to protect such areas from encroachments by
parked cars or moving vehicles.
p) Postal Stations
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ORDINANCE 52 — ZONING ORDINANCE
q) Uses determined to be of a similar nature as those permitted under Subd. 1, upon
a finding that the uses will not be detrimental to the health, safety and welfare of
the City, and that the use is consistent with the stated intent of the zone as
contained in Subd. 1.
Subd. 5: Conditions Applicable to All Special Use Permits. The following conditions
are applicable to all uses under a special use permit:
a) When abutting a residential use in a residential use district, the property is
adequately screened and landscaped.
b) Parking areas shall be screened from the view of abutting residential districts.
c) Vehicular access points shall be limited, shall create minimal conflict with
through traffic movements, shall comply with all appropriate Chapters of this
Ordinance as may be amended and shall be subject to the approval of the City
Engineer.
d) Provisions are made to control and reduce noise in accordance with MPCA
standards.
e) The entire site other than that taken up by a building, structure or plantings shall
be surfaced so as to control dust subject to the approval of the City Engineer.
f) The entire area shall have a drainage system subject to the approval of the City
Engineer.
g) The architectural appearance and functional plan of the building and site shall not
be so dissimilar to the existing buildings or area so as to cause impairment in
property values or constitute a blighting influence within a reasonable distance of
the lot.
h) All outdoor storage shall be completely screened from view.
Subd. 6: Setback Requirements.
a) Lot Size. Minimum lot size is 10,000 square feet with a minimum width of 100
feet, except lots platted prior to 1950.
b) PropgAy adjacent to County State Aid Highway 75. Shall have a ten (10) foot
landscaped setback from the highway right -of -way line. Any structure shall have
a twenty (20) foot setback from the highway right -of -way.
c) Front vard. Setback shall be twenty (20) feet from the lot line.
d) Side yard. Setback shall be ten (10) feet from the lot line. If the property's side
yard is adjacent to County State Aid Highway 75, the setback shall conform to
Subd. 5 (a) of this Section.
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ORDINANCE 52 — ZONING ORDINANCE
e) Rear yard. Setback shall be ten (10) feet from the lot line, 35 feet if abutting a
residential district.
f) No part of the structure including footings, soffits, gutters or other overhangs shall
encroach on easement areas.
Subd. 6: Height Requirements.
a) Any portion of a structure shall not exceed 3 stories or 40 feet in height. Berming
the building does not allow a building to be constructed higher than 40 feet.
Elevation for the building shall be determined by the average grade of the land.
Subd. 7: Site Coverage. No structure or combination of structures shall occupy more
than 60 percent of the lot area.
Subd. 8: Other Requirements.
a) Parking Lots. All parking lots shall conform to the standards set forth in Section
52.10. All lots shall include parking controls and other landscaping techniques to
improve their aesthetic quality and to direct the flow of traffic.
b) Loading Docks. All loading docks shall conform to the standards set forth in
Section 52.10. No loading docks or overhead doors shall directly face County
State Aid Highway 75.
c) Building Exteriors. All construction of new facilities shall consist of pre -cast or
cast tip up concrete walls, concrete block (painted or decorative), post frame /steel
frame with a concrete block or poured concrete complete perimeter foundation
with frost footings extending a minimum of eight inches (8 ") above the final
grade, and stick built construction. Pre - finished architectural metal panels, with a
minimum twenty (20) year manufacturer color -fast warranty, may be used as a
construction material. The exterior building finish of fifty (50 %) percent of all
four sides of the structure, exclusive of windows and doors, shall consist of
materials comparable to: face brick; natural stone or cultured rock; glass; vinyl;
stucco, aluminum lapsiding; cut block; and, concrete block (the surface must be
treated with an applied decorative texture or material). Pre -cast or cast in place
concrete buildings shall provide as much adornment as is possible considering
their exterior finish limitations.
d) Screening. All heating, ventilation and air conditioning equipment, and refuse
storage areas shall be screened and in a suitable location as determined by the
Planning Commission.
e) Lighting. All lighting shall be hooded and no light may directly strike County
State Aid Highway 75 or areas outside of the development.
f) Stops and Curbs. Concrete curb to B -612 specifications shall be used for all
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automobile stops and for all drive and parking areas.
g) Landscaping. In addition to requirements relating to parking lots, the
Development Plan shall show a unified landscaping scheme for the development.
h) Ste. All proposed business signs shall be an element of the Development Plan.
All signs shall conform to the Subd. 10 of this Section.
i) A Lock Box shall be installed on all buildings before a certificate of occupancy
will be issued.
Subd. 9: Development Plan Requirements. No building permit shall be issued until the
Planning Commission reviews the development plan to determine that the use and development
is compatible with adjacent land uses, and consistent with the stated intent of this zone. The
requirements of this Subdivision shall not apply to additions to existing buildings which will
increase the size of the building by 25% or less. Upon the request of the Planning Commission,
the City Council will make the final determination on site plan approval. The developer shall
provide the following items to the Planning Commission for any development located in the
Highway 75 Business District:
52.3 1, Subd.9 amended 4/2005 ( *section subsequently renumbered)
a) Building location on the lot, drawn to scale.
b) Building elevations; front, rear and side
C) Building exterior materials and color.
d) Locations of ingress and egress points.
e) Dumpster and solid waste pick -up areas and proposed screening material.
f) Sign location and dimensions.
g) Lighting standard and hood detail.
h) Parking and loading areas identified.
i) Drainage by the use of arrows and/or contours.
j) Screening of heating, ventilation and air - conditioning equipment.
k) Landscaping material including the location, type of plant and size.
1) Fire hydrant and fire lane locations.
m) Utility locations.
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n) Any other fencing, screening, or building accessories to be located in the
development area.
o) When required, evidence of completion of National Pollutant Discharge
Elimination System (NPDES) permitting program and/or the City of St. Joseph
Storm Water Pollution Prevention Program (SWPPP).
P) If applicable, evidence of compliance with federal, state and local pollution and
nuisance laws and regulations, including, but not limited to glare, smoke, dust,
odors and noise. The burden of proof for compliance with appropriate standards
shall lie with the applicant.
q) Required Fee /Agreement.
1. Payment Required. Any person filing a petition requesting development
plan review shall pay a fee according to the schedule established by the
City Council.
2. Amount. Fees payable under this section for development plan review
shall be in an amount as established by resolution of the City Council.
Preparation and review of all elements of the required development plan,
as listed and described above, is to be at the sole expense of the developer
and at no expense to the public. The fee is payable at the time of filing a
petition and is not refundable. In addition to the above fees and in the
event the City incurs professional fees, either legal, engineering or
professional planners, or any other cost, including but not limited to,
postage and publication expenses, the applicants shall reimburse the City
for those fees, and the City officials may require an escrow deposit,
cashier's check or letter of credit for these fees prior to the final action on
the application for development plan review. Such escrow or letter of
credit shall be in the form approved by the City Attorney.
3. Development Agreement. In the event additional review by the City or its
assigns is anticipated and /or needed during implementation of
Development Plan, or other similar circumstance, the City shall require the
property owner(s) and/or developer(s) enter into a development agreement
with the City. The development agreement shall stipulate the conditions
for approval and the City's authority to inspect the development. The
agreement shall further require the owner or developer, as the case may
require, furnish a cashier's check, escrow account or irrevocable letter of
credit in favor of the City in an amount equal to 110% of all costs
associated with City's review of the development, including but not
limited to, engineering, legal, fiscal and administrative, as estimated by the
City. Such escrow or letter of credit shall be in the form approved by the
City Attorney, shall be conditioned upon the approval of the development
plan.
Subd. 10: S, i iips. In the B -2 Highway 75 Business district the general provisions apply to
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all signs.
a) Business and Wall signs may be erected, attached or painted on to a structure and
Advertising signs shall be prohibited. They are defined as follows:
1. Business Sign. A sign that is related to the business located on the same
property to which it is located.
2. Wall Sign. A sign painted or placed against or attached to the exterior
wall surface of a building or structure.
3. Advertising Sign. A sign which directs attention to a business, profession,
commodity, service or entertainment which is sold or offered on a premise
other than that on which the sign is located.
b) Business signs may be erected, attached or painted on to a structure, and
maintained in conjunction with a commercial use provided:
1. Signs shall have a surface area not exceeding one hundred square feet per
sign face with an aggregate total not to exceed two hundred (200) square
feet if double faced.
2. Such sign except a directional sign, is erected only on the premise on
which the use, to which the sign relates, is conducted.
3. Notwithstanding the above, where two or more separate and individual
businesses are conducting business in separate areas of a single building or
structure, in which each operation owns or leases separate and individual
premises, but share in the use and maintenance of common areas within or
around the structure, then and in those circumstances, each individual
business operation may be permitted to display an individual business sign
as provided in subdivision a) and b) of this Section, except that said sign
must be directly attached to that particular premises actually occupied by
the business operation to which the sign relates.
For the purpose of this subdivision, a combination of two or more business
operations within a single structure includes, but is not limited to,
shopping centers, shopping malls, and subdivided retail, office or
industrial buildings offered for lease or condominium ownership.
4. All freestanding Business Signs shall be landscaped around the base.
Except for monument signs, the surface area of the base of any Business
Sign shall not exceed 25% of the face area unless structural engineering
illustrates the face cannot meet the wind loading requirement of the
Building Code.
5. The maximum height of a Business Sign shall be 15 feet.
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ORDINANCE 52 — ZONING ORDINANCE
52.3 1, Subd. 10.b. amended 4/2005 ( *section subsequently renumbered)
c) Wall signs may be placed or painted against the exterior wall or surface of a
building or structure and are subject to the following regulations:
That the wall sign does not exceed one and one -half ( 1 %2) square feet per
lineal lot front foot or fifteen percent (15 %) of the building frontage area
or seventy five (75) square feet, which ever is the greatest.
2. Wall signs shall not project above the roof.
d) Advertising or pylon signs shall not be permitted.
Subd. 11: Regulation of Activities Adjacent to Wetlands.
a) The following activity shall be subject to a 50 foot setback from wetlands:
The construction or maintenance of a building attached to a foundation,
including but not limited to, pole buildings. For purposes of this
paragraph, pump houses, moveable storage sheds, recreational docks and
storm water or erosion control devices shall not be considered buildings.
b) The following activity shall be subject to a 75 foot setback from wetlands:
The construction or maintenance of paved driveways or areas designed for
the parking of a vehicle or trailer.
C) The following activities shall be subject to a 100 foot setback from
wetlands:
The construction or maintenance of a well used for agricultural
irrigation, or any well less than 50 feet in depth.
2. External storage of materials used in conjunction with industrial or
commercial processing or manufacturing.
3. The storage of waste or refuse generated by industrial or
commercial activities.
4. The construction or maintenance of a septic system.
Subd. 12: Interim Use Permit for Rental Units.
a) Residential units in areas that have been rezoned to commercial from residential
shall be allowed an interim use permit as a rental unit for a specific period of
time. The maximum density for rental units under the interim use permit shall be
limited to the density which is allowed in the R -1, Single Family Residential
District.
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b) The interim use as a rental unit shall be obtained through the procedures set forth
in St. Joseph Ordinance 52.07, Subd. 4 — Interim Use Permit.
C) In requesting such an interim rental use, the landowner agrees to any conditions
that the governing body deems appropriate for permission of the use and agrees
that the use will terminate at the designated date for termination of the interim
use.
d) Public hearings shall be held as set forth in Ordinance 52.07, Subd. 4.
52.32, Subd. 12, added 1/07
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