HomeMy WebLinkAbout[05] Public Hearing, Kwik Trip CITY OF ST. JOSEPH
Planning Commission Agenda Item rJ
MEETING DATE: October 12, 2015
AGENDA ITEM: Public Hearing, Preliminary Plat, Special Use, and Variance
2002 nd Ave NW, St.Joseph MN
Convenience Store with Fuel/Relief of landscaped viewing
corridor and sign setback
SUBMITTED BY: Administration
STAFF RECOMMENDATION: Consider approval of preliminary plat, special use permit,
and variance requests
PREVIOUS PLANNING COMMISSION ACTION: None
BACKGROUND INFORMATION: Kwik Trip Inc. (Applicant) and Shingobee Real Estate Company LLC (Fee Owner)
have submitted complete applications for consideration of a preliminary plat, special use permit, and variances
for relief from landscaped viewing corridor depth and sign setback within the transportation overlay corridor.
A preliminary plat has been developed due to difficulty in determining the exact location of property
boundaries.The Applicant has worked with Stearns County to establish the proposed property boundary as
represented in the proposed plat.The Commission is to hold a public hearing on the proposed pre-plat.
The Commission will also accept public comment on and discuss issuance of a special use permit. Convenience
stores with fuel facilities are special uses within the Highway 75 Business District.
Also before the Commission are variance requests to standards contained in the Transportation Overlay Corridor
relating to a landscaped viewing corridor and sign setbacks.The Applicant represents difficulty in establishing
the exact location of property lines lead to discussions regarding the front property line. Requests for adequate
right of way to support a rural section of CSAH 75 resulted in a front yard of reduced depth leading to a variance
request.The Applicant further represents the nature of the proposed lot being bounded on all sides by public
streets a factor contributing to a need for relief through a variance.
ATTACHMENTS: Request for Planning Commission Action
Public Hearing Notice
Application for Subdivision Review(Preliminary Plat)
Application for Special Use Permit(Construction Plans, etc)
Application for Variance (Transportation Overlay Corridor-Viewshed and Sign Setback)
City Engineer Comments
Public Comment—JM Companies
Applicable Code Sections: B-2 Highway 75 District and Transportation Corridor Overlay
Draft Findings: Special Use Permit
Draft Findings:Variance
REQUESTED PLANNING COMMISSION ACTION: Determine if the plat is ready to move forward to the City
Council and, if so, a recommendation contingent upon review and recommendations of the City Engineer. In
addition the Planning Commission is asked to complete the findings portion of draft inserts relating to a request
for a special use permit and variance relief.
. CITY OF ST. JOS�PH
���w�.cityof stjoseph.com
Pubiic Hearing
Ciry of St.Joseph
Administrator The St. Joseph Planning Commission shall conduct a public hearing on Monday, October
Judy Weyrens 12, 2015 at 6:05 p.m. or as soon thereafter as possible at St. Joseph City Hall, 25 College
Avenue North. The purpose of the hearing is to consider the following items requiring a
Mayor public hearing.
Rick Schultz Review of a Preliminary Plat entitled Kwik Trip 147, as required under§504.14 of the City
Code. Review of a Special Use Permit request for a convenience store with fuel and
Councilors carwash in the B-2 Highway 75 Business District as required under§502.32, Subd.4 of the
Code. Review of a variance request reducing the required setback for signs under§502.21,
Matt Killam Subd. 7 of the City Code and a reduction of greenspace adjacent to CSAH 75 as required
Bob Loso under§502.21, Subd. 8 of the City Code. The sign setback is proposed at 10 feet, the Code
Renee Symanietz requires 20 feet.The greenspace proposed is variable but at points is less than 10 feet,the
Code requires a 40 foot landscaped greenway adjacent to CSAH 75.
Dale Wick
The property is located at 200 2"d Ave NW and 2051g�Ave NW and is legally defined as:
All that part of Lots Numbered 9 and 10 AUDITOR'S SUBDIVISION NO.4 Village
(now City)of St.Joseph,according to the ptat thereof on record in the Office of the
County Recorder in and for Stearns County, Minnesota, lying South of the Southerly
line of State Highway No. 52 and between the East line of lowa Street(in said Village)
extended Northerly and a line parallel with and distant 150 feet Westerly of the West
line of San Francisco Street(in said Village), excluding therefrom the East 150 feet of
said Lot 10, subject to existing street easements.
AND
The East 150 feet of Lot 10 lying Southerly of Highway 52, AUDITOR'S
SUBDIVISION NO.4, Village (now City)of St.Joseph, according to the recorded plat
thereof on record in the Office of the County Recorder in and for Stearns County,
Minnesota, LESS that part platted as SCHNEIDER'S -� ��C������_������ ;r�x��� ��f.���-�-;-
ADDITION, Stearns County, Minnesota. ��,�� � � � �
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AND � �
The South 1 foot of Lot 20, SCHNEIDER'S � ';�a���` �, , ,��e�� , ��,�.!' �
ADDITION, Steams County, Minnesota. �j ��� �� , � .� ��
(Abstract Property) ' � � :�u��"�,�� ` � �� '���
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Additional information is available for review at City Hall =
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during normal business hours. The request has been � 8 �� � �,,,��"'��-�� � �������
submitted by Kwik Trip Ina The property owner is '�'� � ��`�`��" �-� ' ��� �
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Shin obee Real Estate Com an LLC. ��� � '��
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Judy Wey�ens, Administrator m��,� ��=' ��+�� _r.��'"�` �
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Publish: October 2, 2015 ' ��� �� '� ��� �� � `� ��� � ��
Note: Mn State Statutes required mailed notice to all property owners within 350 of a
variance, special use, or platting request.
THIS PAGE INTENTIONALLY LEFT BLANK
APPUCpTION F04�SUBDIVfSION REVIEW
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CITY OF ST.JOSEPH �
25 College Avenue North e
St Joseph,MN 5637'4 ;
PH (320)363 7201 FAX (320}363 0342
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KWIK TRIP INC BRENT DUSEK . SEP 10, 2015 �
APPLIGANT(S)NAME: { � DATE. k
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1626 OAK STREET LA CROSSE, WI 54501 �
ADDRESS: �
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PHONE NUMBER(S): fi08-793-5551 F�: 608-793-5551 :;
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SHINBOGEE REAL ESTATE COMPANY(CAi�OLE TAMMj �
PROPERTY OWNER(S)NAME(if different from Appiicant): �
669 NORTH MEDINA STREET LORETTO, MN 55357 '
ADDRESS: k.
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PHONE NUMBER: 763-479-5637 FAX: �
PL�ASE ATTACH ANY ADDITiONAI NAMES,ADDR�ESSES AND TELEPHONE NUMBERS OF ANY =
OTHER PERSONS,FIRM AND CORPORATION HOLDING ENTERESTS IN SAID LAND. �
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INVe,the undersigned,hereby make the following application to the Planning Commission and City �
Council of the City of St.Joseph, Stearns County,Minnesota. (Applicants have the responsibifity of �
checking ail appiicable ordinances pertaining to their appfication and complying with all ordinance k
requlrements): ;
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A. Application is hereby made for: (Applicant must check anylall appropriate itemsj �
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Preliminary Plat Review �
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� Final Plat Review r
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Planned Unit Development Plan Review �
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�Minor Subdivision Review �
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84.53442.0000 & 84.53445.0000 �
B. Parcel Identification Number(s)of Property: E,
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Legal Description of Property: (Please Attach Metes 8�Sounds Descriptlon) t,
PARTS OF LOTS 9 AND '[0, AUDfTOR'S SUBDIVtSION NO.4, VILLAGE OF ST. JOSEPH �
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C. Required lnformation: �
1. Name of Plat:
KWIK TRIP 147 �
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ciry a s�Joseph AppNcatlon ror sub�v�aion Re�new Page� �
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2. Location:
3. Gross Area:
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4. Number of Lots: ;
B2 '$
5. Current Zoning Ciassification(s): ��.
6. Desired Zoning Class'�'ication(s): B2
7. Current Zoning Cfassification(s)of Adjacent Pa�cels: �
8. Name of Pending Street Name(sj lncluded in Development: �
CSAH NO.75,2ND AVE NW, 1 ST AVE NW,B1RCH STREET WEST �
9. Name&Address of Land Surveyor/Engineer: CARLSON MCCAIN (JOE RADACH) �
3890 PHEASANT RIDGE DRIVE NE -SUITE 100, BLAINE MiV, 55449 �
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D. Qoes the proposed preliminary plat require rezoning? �
�❑ Yes, Explain
�No �
E. Is the proposed preliminary plat consistent with design standards and other requirements of �
the City of S�Joseph Subdivision Ordinance,Zoning Ordinance and Comprehensive �
Planning documents? �
nYes,skip to�. �
�No,if`Na'applicant must comp(ete items befow in italicized prin1. �
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The requesf(s)which!/we desire Por our prbperfy require a variance from fhe following secfion{s)of ths �
Sf. Joseph City Code: �
Section 6'4 Sectian 8A Sectian T� �
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Proposed variance(s): �
40 FOOT OVERLAY DISTRICT SETBACK ALONG CSAH 75(MUST REMAIN LANDSCAPED} �
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What specia!conditions and cir�umsfances exist whlch are parficuJar to fhe land, structure or bui►ding(s) �
involved which do not apply fa the land, strucfures or 6uilding(s)in the same xvning classification(attach °
additional pages as neededJ? �
5peclal Use Permit requined for fuel,diesel,and carwash sales.This Special Use permit has been applied far. �
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Do any of the special condiEions and circumstances result from your own actions(if the answer is yes,you �
may not qu alify for a varian�)? Ne �
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City o/SI.JosepN AppllcaGan fot SubdiMaion Revlew Page 2 i
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Whaf facfs and considerafions demonstrate that fhe litera!inferpretation of the aoning or subdivision coda '��
or other City codelplan would deprlve you of rights commonty enjoyed by ofher properties in the same �
districf under the terms of the zoning code(attach addrtiona!pages as needed)?
There was confusfat with the ectual property Nne in addition tn tha fact that attier buildings in close proxfmNy do not meet the 40`buifer.
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State your reasons for believing thaf a variance will not confer on you any special privilege thaf is denied E
by the code to otherlands, structures or buildings in the same disfrict: ;-
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it will not provide us special privilege and are applying this to make sure our site allows for safar flow of on sife traffic. -
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State your reasons for 6elieving that the action(s)you propose to take islare in keeping with the spirit and �
intent of the code? �
the main concern here is public safety and not a request to benefit personal business interests. �
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State your reasons for helisving that a sfrict enforcement of fhe provisions of the code would cause a ;
practica!d�culty,A practical diffrculty means(a) that the properfy is proposed fu be used in a reasonable �
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mannet, (b)that the proposed activity wi!!not alter the essentia!character of the nefghborhood, and(c) �
that the characteristics necessitating the variance are unique to the property and not caused by the �
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landowner Economic considerations alone shall nof constitute a practica!di�culty under the fsrms of tfris �
code as referenced in sfate stafutes: �
it would make vehicle tra�c more d'�ff'icult on our site as well as the topography difficuft to tie into our design. a
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F. Describe the physi�al charactsrisUcs of the site,including but not(imit,�d to,topography; j
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City vf St Joseph Applicatian for Subdlviaian Rsvfew Paqe 9 �
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erosion and flooding potentiat;soil fimitations;and,suitability of the site for the type of
development or use contemplated. -
see attached soil study, stormwater calculations, and survey
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G. Describe the flscal and environmental Impact the proposed development wiil have on adjacerrt �
property owners and the CFty of St.Joseph. �
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provide convenience store to purchase fuei, caruvash, and groceries. �
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H. If Application is for a PUD,provide a statement that generally describes the proposed �
development and the market whfch it intends to serve and its demand in relation to the city's �
Comprehensive Pfan and how the development is designed,arranged and opereted in order to �
perm(t the development and use of neighboring property in accordance with the regulatlons �
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and goals of the city. ;
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i. Applicants for preliminary Qlat revlew must provide with this appfication the names and �
addresses of a[I adjoining property owners w(thtn 350 feet of the subject property. �
J. Attach completed copy of applicable submittal checkllst(s)with application. �
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llWe understand that any work to be done will require reimbursement to the city for any engineering,consulting, mapping �
or studies that may have to be done in conjunction with this subdivision. This includes any fees in conjunction with �
preliminary or fina!plats. In addition a check for the appropriate fee(s)must be submitted aiong with the application. By '
signing this application betow, fNVe are hereby acknowfedging this potentiai cosi. �
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Applicants 3ignature Date �
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Property Owners Signature Date �
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APPLICATION FOR SPECfAI USE PERMIT �
Ci#y of St.Joseph
25 College Avenue N Fee$
PO Box 668
� St.Joseph,MN 56374 Paid
Phone(3Z0)363-72Q1 or Fax(320)363-0342
Qate
STATE OF MiNNESQ7A )
)ss
COUNTY OF STEARNS )
NAME: KWIKTRIP IPIC(BRENT DllSElC} PHONE: 60&793-5551
ADDRESS: 1651 OAK STREET LA CROSSE,WI 54601 � EMAIL: bdusek�kwikt�ip.com
i/We,the undersig�ed,hereby make the following application to the City Councll and Planning Commission of the Ctty of St.Jaseph,
Stearns County,Minnesota.(Applfcants have the responsibllfty of checking all appllcable ordinances pertaining to#heir applicatlon �
artd complyfng wiCh the ordinance requirements,)
1.App!lcation is hereby made fnr a Speclal Use Permli to condud the following: �
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AMEND THE PUD TO ALLOW FOR CONVENIENCE STOER WITH FUEL,DIESEL,AND CAR WASH SERVlCE TO THE COMMUNITY � �
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---------�-----,.___............ _.._........------- �
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' -'-........... .. .............._..__....-----------.__.....__ . . . . . ..._....--"'---- '!
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Z.l.egal description of land io be affected by application,lncluding acreage or sguare footage of lend invohred,and street address,If any
(attach additlono!sheet if necessary): `
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PARTS OF LOTS 9 AND 10,AUDITaR`5 SUBDMSION N0.4,VILLAGE OF ST.JOSEPH !
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SECTIONS 9&10,TOWNSHIP 124,RAIVGE 29 i
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.......... ... . .. ........ .. ..
._... _..............._. . .._....._................. ..... '
_....... � :
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3.Presenrzontng of Nre above described property lr. 62-Highway 75 Business �
. ... ... .................._.............. _..... . ,
..... � s
__.._._ _ __._.._._ ....__
s
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4.Name and address of rhe preseni owner of the above descrlbed properry: ;
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SHINQGBEE REAL ESTA'1'�COMPANY LLC(CAROLE TAMM) i �
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669 N Medlna St,Loretto,MN 55357 i
_..........._...__...................
_._._...._............................... .. .......... ........._................. .. .
_.___._...__..............__._...._....... . ..... _...i '
5.Is the propased use compatible with the future and present[and uses of the area?Please explaln: ;
r
�; Yes r No ;
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WITH A SPECIAL USE PERMITTHIS WOUID BE COMPATI6LE WIT1-I FUTURE AND PRESEN7 LAND USE '
_........................ . .. ....... ,
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. ........ ._...... . ....._...... . ................ �
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6.Wil!the proposed use depreciare the area!n which ft ls proposed l Please explain: �
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�'"; Yes (�; No
_......_..._.__............ . .._......._.._.......__........._.....---................... . . . . ... ......__.._...__.._....__............... _.. .. . ...._....------------.._.._....._._..._............ . . ._.._..._...__._.._.__...._..---........;
7.Can ihe proposed use be accomodated wich exlsiing City servtce wlthout overburdening ihe system7 Please explain:
�", Yes r� No
50ME OF THE SITE STQRMWATER DRAINS TO THE CITY SYS7EM.WE HAVE PONDING TQ HOLD A MAJQRITY OF OUR STORMOWATER ;
ON SITE. '
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_.. . ...............-�--..__�._-----._...... .........-----�-----......._ . .. ----�--------._....... , �
8.Are loca!streets capable ofhandling traffic which is generoCed by the proposed use?Please explaln: I
(X; Yes r No �
WE DaNT EIVV1510N TRAFFIC BEING AN ISSUE
___.__..._........... .................................................. _._._..._............. ........................._....... . .. . . ..............._....._._.__..._._..._. ....... ..... :
Attac6ed to this applkation,and made a part thereof,are other material submission data requirements,as indicated. (
Appllcant Slgnature: Date: Sep 10,2015
Property Owner Signature: Date:
FOR OFFICE USE ONi.Y
Date application submitted: Date applfcation completed:
Planning Commission Actton: r Recommend Approvel r� Recommend�isapproval Date of Actlon:
Clty Council Actlan: r'; Approved rj Disapproved Date of Action:
Date Applicant/Property owner notified of City Council Action:
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City of St.Joseph
Required Materiat Submission
Speciat Use Material �
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Compieted applications for Special Use requests and required fees shall be submitted the City of St.Joseph Zon3ng Administrator at
least 20 days prior to the proposed date of consideration by the City.The twenty days allows the Ctty to review the application, '
forward the application to other entitles for review as required and notify the public as required. Ohly completed applications will be ;
accepted. It is the appllcant's responsibflity to submit requlred materials. If an appli�ation is cEetermined to be incomplete, ;
notification,which indicates which portion of the application is incompiete,will be mailed to the appllcant wlthin 10 days follow3ng �
submisslon of the application.
I
REQUIRED MATERIAI..S -The applicant shall provlde the followtng: I
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MATERIAL REQUIRED COMPLETE COMMENTS I
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1.Additional wrftten or graphic data reasanabty � Yes ;
required by the Zoning Admintstrator or the Planning �
Commisslon as described below: �-- NO j
!
Ali applications must include a narrative of the �
Specisl tJse request.The Special Use application )
must be completed in its entirety including the . �
reasons as to why the Pla�ning Cammission and
City Counsil should approv�the request. : �
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_.....--------................ _...._......._........ .. i �
2.Site Plan containing the fotlowing: Yes ;
-I.egal description � �
-S�te plan showing parcel&building dimensions r; No
-Location of buildings showfng square footage, , �
easements,curb cuts,driveways,access roads,parking ; �
spaces,off street loading areas,stdewalks
-Landscaping and screentng p{ans ,
-Drainage and erosion controi pEan wlth efevations
-Sanitary sewer and water plan wltfi estimated use
-Soil type and Iocation of wetlands � .
. -Proof of ownership
i
3,Requlred Fee. �� Yes . �"�
$400.00 tlf held during a regular scheduled meeting? r! �O j
wlll write check once tota!ls confirmed �
$800.00(If a special meeting fs required) �
,
_....._..__..._. .............._..----.._............. .� ;
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4.PaymQnt of Addit[onal Fees. I
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Uwe understand that!/we are responstble for reimbursing the City for any additional Eega1,engineering,buiEding inspecNon or r
plannt�g fees associated with my request.
Applicant Signature; /,� � Date: 5ep i 0,2015
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6524�C'dker Streec
Suite?1 S
St.Loui�Park,MA 5541b
- P6onr 95A2[L150P �
Fax 1-666253•33?8
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May 6,2009
City of St. Bonifacius
8535 Kennedy Memoriai Drive
St. Bonifacius,N1N 55375
Dear Sir/Madam:
�
; Re: Car Wash Noise Study - 8 8 0 0 H W Y. 7
� This report contains the results of the noise testing conducted by SBP Associates,Inc. at
the Holiday and Qwik Trip car washes in St.Bonifacius,Minnesota. The purpose of the
testing was to determine the noise iznpact of the car wash operations relative to State and
City standards.The report describes the noise standard.s,discusses car wash noise,and
provides the zesults of the testing conducted at each of the car washes.
Minnesota Noise Standards
; Minnesota 3aas noise standards that are designed to be consistent with sleep, speech,
; annoyance, and heari.ng conservation requirements for receivers within areas grouped
; according to land use activities. The Minnesota standards for impacts at residential areas
� are as follows:
i
� 7:00 AM to 10:00 PM 10:00 PM to 7:0(}AM
�
; I-io I-so L�o Lso
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NAC-1 (Residential) 65 60 55 50
L�o means the sound level which is exceeded for 10 perceut of the time(6 minutes)for a
one-hour period. Lsfl means the sound level which is exceeded 50 percent of the time(30
� riunutes)for a one-hour period. Sound levels are expressed in dBA.A dBA is a unit of
sound level expressed i.z� decibels and weighted for the purpose of approximating the
� human response to sound.
Car Wash Noise
The significant variables impacting caz wash noise impacts are:
• The car wasb.i�ng noise level,
� � The car drying noise level,
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� � Whether t�e car wash doors are open or closed during washing ar drying
� Distance to the residential noise receiver location
; The dryer is the loudest part of the car wash operation. In the case of I�oliday and Qwilc
Trip,the dryer was about IQ dBA Iouder(i.e. about twice as loud)than the washer.
However,the dryer only operates about one or two minutes per wash. Having the car
wash door facing tiie residential area closed during the was}ung and/or drying cycles
� gz�eatly reduces the noise impacts (around 10 or more dBA in the case of the Holiday and
;
' Qwik Trip.)
i
; Noise Study Results
Car wash noise impacts were detertnined at the residential location nearest each facility.
Figure I shows the locatic:. u�::e�e�e n:,:se leve:s:��e�:,assessed.The results are as
follows:
' Car Wash Noise Stud Results
Noise Ln act Levels at Neacest Resident�al Receiver(dBA)
� Car Wash Door Open/Wash On Door Closed/Wash CJn Door OpenJDryer On
Holida 53 40 b3
i Qwik Tri 53 44 61
f Poten�ial Non-Comvliance Scenarios
� _
Based on the above noise levels, following is a discussion of the scenarios where the car
washes could cause noise levels above the State standazds.
A. Fioiiday
i
_ Nighttime
� Non-compliance if a south dooz is open with a dryer running for more than
6 minutes in any one hour.
• Non-compliance if a south door is open witis a washer operating ror more
than 30 minutes in an hour.
Daytime
• Non-compliance with a south door open and a dryer running for nnore than
30 minutes in an hour.
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� B. Qwik Trip
;
Nighttime
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• Non-compliance if a north door is open with a dryer running for more than
! 6 minute in any one hour.
� • Non-compliance if a north door is open with a washer operating for more
Lhan 30 minutes in an hour.
DQytime
• Non-compliance with a north door open and a dryer running for more than
3Q minutes in an hour.
C. Both Wash Bays Operating
• The above measurements aze based on measurements from one wash bay
at each of the car washes. If both bays are operating at the same t�me noise
impacts covld be expected to increase by 2-3 dBA.For both Holiday and
' Qwik Trip,fhis could result in noise levels above nighttime standards after
' just 6 minutes af operation in any one hour, if the doors are open during
- the washing and/or drying cycles.
Conclusions and Recommendations
� The results of the study indicate that the main potential for non-compliance with noise
standards occur when the caz washes are operating at night while the doors facing the
residential areas az�e open. Daytime violations would be unIikely, since it would requize
the dryers to be operating for 30 minutes in an houx. Regui.ring the doors facing the
residential areas to be closed during washing and drying during the nighttime would
; reduce the potential for any violations.
�:
- I'hank you for the opportunity to work with you on this issue, and please feel free to
contaci me with any questions you may have regardi.ng th.is report.
;
Sincerely,
i Stephen B.Piatisha,P.E.
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1 1
KT 460 Waconia Dryer Testing Data
6/23/2009
TEST CONDITIONS Average noise level at the sidewalk across the street
Wind:from the SE at 5 to 10 mph from the canrvash was 54 decibels with no tra�c.
Temp: around 85 to 90
Sunny Average decibel reading at the sidewalk across the
street from the carwash with car traffic is 70 db.
Decibel reading at the sidewalk across the street with
truck traffic reached 84 db.
Equipment= Mark VII FS 40 Dryer
Decibel readinqs taken from exit end of carwash
Before = Stock Mark VII FS 40 Dryer
After=Sound reducing foam added to inlet side of each producer
Distance from exit BAY 1 BAY 2
door Before After Before After
10 ft 90 db 89 db 91 db 91 db
20 ft 86 db 84 db 87 db 85 db
60 ft 75 db 74 db 77 db 75 db
KT sidewalk 73 db 71 db 77 db 78 db ?
90 ft 70 db 70 db 72 db 72 db
Sidewalk 65 db 64 db 68 db 69 db
across the street
KT 460 Waconia Dryer Testing Data
6/17/2014
TEST CONDITIONS Average noise level at the sidewalk across the street
Wind: Calm from the carwash was 58 decibels with no traffic.
Tem p: 82
Sunny Average decibel reading at the sidewalk across the
street from the carwash with car traffic is 68 db.
Decibel reading at the sidewalk across the street with
truck traffic reached 84 db.
Equipment=Proto-Vest Windsheer 40 HP w/silencers and backroom producers
Decibel readinqs taken from exit end of carwash
Distance from exit BAY 1 BAY 2
door
5ft 82db 83db
10 ft 78 db 77 db
20 ft 74 db 75 db
60 ft 68 db 67 db
KT sidewalk 68 db 66 db
90 ft 67 db 68 db
Sidewalk 64 db 68 db
across the street
Other Notes:
Wash Alone without dryer at exit end during high pressure cycle=84 db
Dryer running with doors closed at 5' =67 db
Producer in back room = 91 db
Birds chirping in pine tree next to exit on bay 1 = 66 db
APPLICATION FOR VARIANCE
City of St.Joseph F�$
25 College Avenue N
PO Box 668 Paid
St.Joseph,MN 56374
Phane(320)363-7201 or Fax(320)363-0342 Date
STATE OF MINNES07A )
)ss ,
COUNTY OF STEARNS )
VWe,the underslgned,hereby make the following applic�tion to the City Council and Planning Commission of the City of St.Joseph,
Stearns County,Mlnnesota.(Applicants have the responsibility of checking all appllcable ordinances pertah►ing to thelr appfication
and complying wlth the ordinance requirements.)
PROPERTY OWNER NAME; SHINBOGEE REAL FSTAI'E COMPANY(CAROLE TAMM}
PRQPERTY OWNER PHONE NUMBER(S): 7,634,795,637 EMAIL: jfahning@shingobee.com
PROPERTY OWNER ApDRESS: 669 NORTH MEDINA S'f'REET L.ORETTO,MN 55357
ZONING DISTRICI': &2 HIGHWAY 75 BUSINE55 DISTRICT
LEGAL DESCRIPTION: PARTS OF LOTS 9 AND 10,AUDITOR'S SUBDIV[SION N0.4,VII.LAGE OF ST.JOSEPH
PROPERTY OWNER SIGNAI'URE(S):
1.The requesf(s)wh)cit we desire for our propertyls/are In conflltC wlth the following sectlon(s)of the St.Joseph Cfty Code:
5ectfon: 6A ' Sectlon: 8A Section: 17
2.Proposed non-conformance(s):
40 fOOT OVERLAY D15TRICTSETBACKAL4NG C5AH 75{MUST REMAIN LANDSCAPED�
I
3.Whatsperlal condldtlons and cJrcumstances exist which are parHcular to ihe land,structure or bullding(s)Involved whfch do not apply
to theland,structures or6uilding(s)in thesamezoning closslflcatron7 fanQ�h addJtional pagesas needl
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ZON�D B-2 HfGHWAY 75 BUSINE55 DfSTRICT WffH A SPECIAL USE PERMIT TO ALLQW FOR CONVENIENCE STORE WITH FUEL,DIESEL,!
AND CARWASN SALES.
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_____........ _......._..._..----.._........_....___....._........... ..... ..__._..._...___._......___ ----__..__.......... . .. ................__..._.......__._._.._.......................... .... .. . .... ._.�
4.Do any of Che special conditions and dreumstances result from your own ac[Jons7lf the answer ls yes,you may not quaJify for a varlance.
('; Yes r; No
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_ ................._._...._---.__..._.__...----------
5.Whoi focts and considerations demonstmte that ihe litera!interpreiaflon of thezonJng code would deprive you ofrlghts commonly
enjoyed byo[her propertles!n the same dlstrlct under the ierms of[he zoning codeJ(attach addlilonal pages as needed)
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There was confuslon with the actual property Iine in additlon to the fact that other buildings in close proximlty do not meet the 40' ;
buffer.
�
6.State yourreasons for belleving that a varlance w1!lnot conferon you any speclal privllege iha[!s denJed by the zoning code to other
lands,structures or buildrngs!n ihe same district.
�
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it will not provide us special privilege and are applying thls to make sure our site aflows for safer flow of on site traffic. ; i
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_..............._........._.._.. .. __........................_.__---.......___----------------._..__..._........_................... . ... ... ............__...._..---�..---...---�--------------�--�-----_..�
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7.Sfare your reasons for believing tihat the adion(s)you propose to t+ake ts/are ln keeping wlth the spirit and the intent of the zoning code. '
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the main concem here Is public safety and not a request to benefit personal business interests, '
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8.State your reasons for believing that in a strict enforcemen[of ihe provlslans of ihe zoning code would cause undue hardship.Undue ;
hardship means thar the propertyln question cannof be put[o reasonable use ifused under the condltlons allowed by thezoning•
ordrnance.Economlc conslderatlans alone shall nor constituie an undue hardshlp under the terms of thls code as referenced In ihe state
srarures.
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it would make vehicle trafFic more difflcult on our site as well as the topography difflcult to tie into our design. i
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Attached to tfiis application,and made a part the af,are other material suhmission data requirements,as indicated. �
/
Applicant Signature: Date: Sep 10,�015
Property Owner S€gnature: Date:
FOR OFFiCE USE ONLY
Date application submitted: Date application completed:
Plannfng Commission Action: � Recommend Approval r'j Recommend Dlsappraval Date of Action:
C'rty Councfl Adion: � Approved �"i Disapproved Date of Action:
Date Applicant/Property owner notlfled of Clty Council Act3on:
City of St.Joseph
Etequired Materiai Submission
Variance Material
Completed applications for variance requests and requlred fees shall be submitted the City of St.Joseph Zoning Administrator at
least 20 days prior to the proposed date of consideration by the City.The twenty days a0ows the Ciry to review the application,
forward the application to other entities for revlew as�equlred and notifythe public as requfred. Only completed applications wll[be
accepted. It Is the applicant's responsibility to submit required materiais. If an application ls determined to be Incomplete, �
notiflcation,which(ndicates which portlon of the applfcatEon Is 9ncomplete,wil[be mailed to the appficant wlthin 10 days following ;
submission of the appiication.
REQUIRED MATERIALS -The applicant shall provlde the following:
MA7ERIAL REQUIRED COMPLETE COMMENTS
1.Additlonal written or graphic data reasonably ��Yes ;
required by the Zoning Administrator or the Planning ;
Commissian as described below: [-'� No
,
�
All appllcallons must Include a narrativo of tha � �
variance request.The varlance application must be �
completed in its entirety including the reasons a3 to � �
why the Ptanefng Commission and City Council �
should approve the request. �
, ,
' �
; �
2.Required Fee, [� Yes °
r No `
$400.00{If held during a regular scheduled meeting) �
i
$800.00(If a spetial meeting is requlred) �
�
�
{
...................._................................................_....._.....----._...._....,
3.Payment of Additional Fees.
Uwe understand that f/we are responsibfe for reimbursing the City for any additional legal,engineering,building inspection or
planning fees assotiated with my request.
Appiitant Slgnature: ��_J� ������ Date: 9 /O /rf'
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TO: JudyVVeyrens
City Administrator
FROM: Randy Sobort. PE
City Engineer
DATE: October 2, 2015
RE: St. Joseph, Minnesota
2O15Kwik Trip Store 147
Preliminary Plan and Plat Review
SEH No. STJOE D148
I reviewed the preliminary plat and plans dated September 9, 2015, from Carlson McCain, and have the
following comments.
Existing Conditions and Removal Plan
1. The site is presently served by municipal water and sanitary sewer services in multiple locations
that include two sets of 6-inch sanitary sewer and water service stubs from Birch Street West, G-
innhsanitary sewer and o1-inch water service from 1»lAvenue NW, and onexisting sewer
service that drains north to the sewer main on the south side of CSAH 75. Additional information
should be provided to clarify/describe how the unused services to the site will be abandoned.
Site Plan (Layout)
2. The proposed driveway openings tothe site vary in width from 3G.7-to 50-feet. On local streets
(2nd Avenue NW), the City's standard maximum commercial driveway width is 36 feet. On the
Municipal State Aid Street system (Birch Street West), State-4id/K4nDOT Design Standards
apply, and the recommended maximum driveway opening width is32feet.
3. The off-street parking Ordinance 52.10 Subd. 5k) requires otwo-way aisle width of2Gfeet.
Twenty feet is being provided on the south and northeast sides of the building.
4. 2nd Avenue NW functions as a community collector(major) street per the City's Transportation
Plan existing network. Sidewalks are required on collector streets in accordance with Ordinance
54.16Subd. 3y.
Utility Plan
5. Reference is mode to PVC pipe materials for the proposed 4-inch water service. The City will
require ductile iron pipe (DIP) as referenced inthe Water Distribution System plan notes 5 and G.
Utility Plan (Storm Sewer)
G. The existing storm sewer onthe east side of2nd Avenue NVVwas not designed toaccommodate
the proposed flow directed to it (at CBK4H 106). considering the B Paso site generally sheet-
drained north to the CSAH 75 ditch. Alternatives such as additional capture to the proposed pond
and discharge tothe CSAH75ditch should befurther reviewed.
Details
7. City standard construction detail plates for water and sanitary service construction should be
n*fen*nned, vvhen* appropriate, in lieu of the private details.
axn,ts///nuHenu,/oxenn/no..1ouuoamAvonuoaoum P.O. Box 1717,atCloud, mw 56302'1717
asx /aunequal opportunity employer | wwv.eex/noznm 1 xou.00u*xuu 1 8005720617 1 320229.*301 fax
2O15Kwik Trip Store 147
October 2. 2O15
Page
Site Plan (Landscape Ll)
O. Clarify how seeded on*os will be stsbi|ized, particularly sloped on*os.
Preliminary Plat
Q. Ordinance 54.16 Subd 5b requires dedication ofutility easements along public street rights-of-
vvoyof1Ofeet. 5-footvvide easements are provided.
rj s/dj g
Enclosure
n: Terry Thene. City ofSt. Joseph (vv/enn|osure)
Judy Weyrens
From: Brian Laudenbach <brian.laudenbach@jmcompanies.net>
Sent: Wednesday, October 07, 2015 12:07 PM
To: Judy Weyrens
Subject: FW: Special Use Permit for Kwik Trip.
Brian Laudenbach
Vice President
JM Companies, Inc.
1222 Kuhn Drive
St.Cloud, MN 56301
P 320.443.6620, f 320.443.6621
From: Brian Laudenbach
Sent:Wednesday,October 7,201511:34 AM
To: 'jweyrens@cityorstjoseph.com'<jweyrens@cityorstjoseph.com>
Subject:Special Use Permit for Kwik Trip.
Judy�thank you for taking my call this morning regarding the public hearing on this matter scheduled for Monday
night. As you're aware,JM Companies(a St Cloud based company)operate via a lease arrangement the Superamerica
store located at 27 West Birch street, less than one half block from this proposed site.
We respectfully ask that the city council and the planning commission deny this variance request and recognize the sign
setbacks that are in place(Code requires 20 feet).
We also feel that a reduction of the current landscaped greenway requirement to CSAH 75 should be maintained as per
the code requirement of 40 feet. This business will lite�ally be built a stone's throw from ours and we feel it is unfair to
grant exceptions from the current city codes.
We certainly appreciate your understanding of this matter and hope for the city's support.
(Please confirm back via email that you've received this).
Brian Laudenbach
Vice Presidenf
JM Companies, Inc.
1222 Kuhn Drive
St.Cloud, MN 56301
P 320.443.6620, f 320.443.6621
Total Control Panel Login
To:jweyrensnu,citvofstioseph.com Message Score: 10 High(60):Pass
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1
4RDINANCE 502 —ZONING ORDINANCE
Section 502.32: 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 �
502.32-1
ORDINANCE 502—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) Movie and Performing Arts Theaters.
� Other use determined by the Planning Commission to be of the same character as
contained in this Subdivision.
Section 502.32 Subd 2 amended 10/10(section subsequently numbered)
Subd. 3: Permitted Accessorv 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.
502.32-2
ORDINANCE 502 —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 502.07.03 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.
fl 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
502.32-3
ORDINANCE 502 —ZONING ORDINANCE
j) Recreational Services.
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:
l. 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.
502.32-4
ORDINANCE 502—ZONING ORDINANCE
p) Postal Stations
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 S�ecial 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.
� 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 impairtnent 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: Uses Under Interim Use Permit: The following uses shall require an Interim
Use Permit based on the procedures set forth in Section 502.07.04 of this Ordinance:
a) Fazmers Market/Outdoor Market—a publicly or privately operated, open-air
establishment where agricultural or new or used projects are sold.
1. A site plan shall be provided illustrating that the location of the
temporary/seasonal market meets all required parking lot setbacks and all
other setbacks. The site plan shall be a scaled and dimensioned site plan
showing the layout of the entire market area including parking spaces for
the use, traffic patterns and stall areas.
502.32-5
ORDINANCE 502—ZONING ORDINANCE
2. Any temporary structure placed on the property for such sales must be
removed at the end of the selling season or sale. The size of a temporary
building shall not exceed 120 square feet per vendor.
3. The Interim Use Permit shall be obtained through the procedures set forth
in St. Joseph Ordinances 502.07 Subd. 4—Interim Use Permits.
b) Rental Units.
1. Residential units in areas that have been rezoned to commercial from
residential may be eligible for 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.
2. The Interim Use as a rental shall be obtained through the procedures set
forth in St. Joseph Ordinance 502.07, Subd. 4—Interim Use Permit.
3. 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.
4. Public hearings shall be held as set forth in Ordinance 502.07 Subd. 4.
Section 502.32 Subd 6 amended 10/10(following Subd subsequently numbered)
Subd. 7: 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) Propertv adjacent to County State Aid Hi��wa�75. Shall have a ten(10) foot
landscaped setback from the highway right-of-way line. Any structure shaZl 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.
e) Rear ,yard. Setback shall be ten(10) feet from the lot line, 35 feet if abutting a
residential district.
fl No part of the structure including footings, soffits, gutters or other overhangs shall
encroach on easement areas.
502.32-6
ORDINANCE 502 —ZONING ORDINANCE
Subd. 7: Hei h� t Reguirements.
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. 8: Site Covera�e. No structure or combination of structures shall occupy more
than 60 percent of the lot area.
Subd. 9: Other Requirements.
a) Parkin�Lots. All parking lots shall conform to the standards set forth in Section
502.10. All lots shall include parking controls and other landscaping techniques to
improve their aesthetic quality and to direct the flow of traffic.
b) Loadin�Docks. All loading docks shall conform to the standards set forth in
Section 502.10. No loading docks or overhead doors shall directly face County
State Aid Highway 75.
c) Buildin�Exteriors. All construction of new facilities, excluding additions to
existing facility constructed before this provision was adopted and the addition is
less than 50%of the square feet of the original building, shall consist of pre-cast
or cast tip up concrete walls, concrete block(painted or decorative),post
framelsteel 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) yeaz
manufacturer color-fast warranty,may be used as a construction material. The
exterior building finish of thirty(30%)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.
Accessory Buildings located in the rear yard or behind the principal structure, and
not visible from the public right-of-way must have an exterior harmonious with
the principal structure, all other accessory buildings must meet the 30%
adornment requirement stated above.
d) Screenin�. All heating,ventilation and air conditioning equipment, and refuse
storage areas shall be screened and in a suitable location as deternnined by the
Planning Commission.
e) Li tin . All lighting shall be hooded and no light may directly strike County
State Aid Highway 75 or areas outside of the development.
502.32-7
ORDINANCE 502 —ZONING ORDINANCE
fl Sto�s and Curbs. Concrete curb to B-612 specifications shall be used for all
automobile stops and for all drive and parking areas.
g) Landscapin�. In addition to requirements relating to parking lots,the
Development Plan shall show a unified landscaping scheme for the development.
Subd.9 Updated 11/2013
h) Signs. 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. 10: Development Plan Requirements. All Development plans must be submitted to
the Zoning Administrator for review and circulation to the City Engineer and Public Works
Director, and if it is determined that the use and development is compatible with adjacent land
uses, and consistent with the stated intent of the zoning district, Planning Commission approval
is not required. If the proposed use is not consistent with the intent of this ordinance or
compatible with adjacent land uses, the proposed development plan will be submitted to the
Planning Commission for approval. In determining conformity to the Ordinance, the following
information must be presented to the Zoning Administrator.
502.31,Subd.9 amended 4/2005(�'section subsequently renumbered)
Section 502.32 Subd 10 amended 10/10
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.
� 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.
502.32-8
ORDINANCE 502 —ZONING ORDINANCE
1) Fire hydrant and fire lane locations.
m) Utility locations.
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. Develovment 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
502.32-9
ORDINANCE 502—ZONING ORDiNANCE
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. 11: S� In the B-2 Highway 75 Business district the general provisions apply to
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 Si�n. A sign that is related to the business located on the same
property to which it is located.
2. Wall Si�n. A sign painted or placed against or attached to the exterior
wall surface of a building or structure.
3. Advertisin�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
502.32-10
ORDiNANCE 502—ZONING ORDINANCE
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 subject to height
requirements stated in Ordinance 502.11.
502.31,Subd. 10.b.amended 4/2005("`section subsequently renumbered)
50231,Subd. lOb-1 amended 03/2015
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:
1. That the wall sign does not exceed one and one-half( 1 '/z) 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.
Subd. 12: Re�ulation of Activities Ad�acent 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:
1. The construction or maintenance of a well used for agricultural
irrigation, or any well less than 50 feet in depth.
2. Externai 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.
Section 502.32 Subd 12(Interim Use Permits)removed
502.32-11
ORDINANCE 502—ZONING ORDINANCE
Section 502.21: TR.ANSPORTATION CORRIDOR OVERLAY DISTRICT SITE AND
DESIGN STANDARDS
Subd. 1: Intent.
a) This district is intended to protect and promote the health, safety and general
welfare of the public; to enhance the visual appearance of the corridor; to protect
and promote the appearance, character and economic values along the corridor
and the surrounding neighborhoods.
b) This district is furthermore intended to maintain the long-term function of arterial
and collector roadways; to limit access and the number of conflict points; to
promote vehicular circulation; and to promote prevention or reduction of traffic
congestion and danger in the public streets.
Subd. 2: Scope.
a) The Transportation Corridor Overlay District shall be defined as follows: �
1. West CSAH 75
A. North of CSAH 75: areas within 300 feet of the CSAH 75 right-of-
way from CSAH 3 east to lst Avenue NW.
B. South of CSAH 75: areas within 300 feet of the CSAH 75 right-of-
way from the western city limits east to lst Avenue NW.
2. East CSAH 75:
A. North of CSAH 75: areas within 300 feet of the CSAH 75 right-of-way
and north of the Wobegon Trail from a point 500 feet west of Northland
Drive east to CR 134
B. South of CSAH75: areas within 300 feet of the CSAH 75 right of way
from 4�'Avenue NE east to the easterly city limits (east of CR 134).
3. 1-94 Corridor:
A. 500 feet from the nearest edge of the 1-94 right-of-way.
Subd. 3: Exemptions.
502.21-1
ORDINANCE 502 —ZONING ORDINANCE
A. Single and two-family residential uses shall not be subject to the
standards of the transportation corridor overlay district. However,
at such time that a single or two-family residential use is to be
converted to another use it will be subject to the standards of the
transportation corridor overlay district.
B. Structures existing prior to adoption of the Ordinance.
C. Areas along CSAH 751ocated between 1St Avenue NW and 4�'
Avenue NE.
Subd. 4: Uses Allowed. Pertnitted;conditional, interim and accessory uses allowed
within the transportation corridor overlay district shall be the same uses as those allowed in the
applicable underlying zoning district(s).
Subd. 5: Setbacks, site coverage, building height, building requirements contained within
the applicable underlying zoning district shall apply. In addition the following standards shall be
observed. All buildings shall maintain a minimum setback of forty(40) feet from the road right-
of-way limit. Front setbacks on each side of corner lots shall be maintained.
Subd. 6: Parkin� Standards. The following standards shall be in addition to those
required within Section 804 of this ordinance relating to off-street parking and loading. Where
standards conflict the most restrictive standard shall apply.
a) Parking areas shall be designed and located so as to have minimal visual impact
along transportation corridors. Therefore, all parking areas shall be constructed in
the rear or side yards,unless specifically permitted in the front yard by the
Planning Commission. When permitted in the front yard, additional landscaping
and buffering may be required by the Planning Commission to minimize visual
impact. No parking will be allowed within a forty(40) setback from the nearest
boundary of the applicable transportation corridor right-of-way limit.
b) Where a development application covers land located adjacent to an existing
parking lot used for similar purposes, a vehicular connection between the parking
lots shall be provided wherever possible. For developmet�t applications adjacent
to vacant properties, the site shall be designed and constructed to provide for a
future connection.
c) Parking lot landscaping. All development sites shall landscape an area equivalent
to fifteen(15)percent of the total area of the required parking lot. Said required
landscaping shall be employed within the subject parking lot and adjacent to
walkways within and leading to/from the subject parking lot.
Subd. 7: Sign Standards. The following standards shall be in addition to those required
within Section 502.11 of this ordinance relating to signs. Where standards conflict the most
restrictive standard shall apply.
502.21-2
ORDiNANCE 502 —ZONING ORDINANCE
a) Free-standing signs shall not be placed nearer than twenty(20) feet from the
nearest edge of the right-of-way.
b) Free-standing signs within the required landscaped greenway shall be designed in
a manner complementary to the landscaped greenway.
c) Free-standing identification signs shall have a low-profile design not more than
twenty(20) feet in height and shall be designed to complement and reflect the
architecture of the building.
Subd. 8: Site Design Standards.
a) Viewsheds.
1. Viewsheds shall be defined as the natural environment or landscaped
topography that is visible from one or more viewing points. The viewshed
in the transportation corridor overlay district shall at a minimum
correspond to a forty(40) foot landscaped greenway as measured from the
nearest edge of the applicable right-of-way.
2. Viewsheds shall be considered in all development proposal applications
within the transportation corridor overlay district.
3. Development shall be designed to minimize the visual intrusion of all
structures in the viewshed.
b) Outside storage/displav of goods. Outside storage or display of goods except
automotive and similar large item sales shall be completely screened from the
view of the corridor roadway by the employment of a vegetative buffer. This
standard is in addition to those required within the underlying zoning
classification and Section 502.10, Subd. 10 of this ordinance relating to outdoor
storage. Where standards conflict the most restrictive standard shall apply.
c) Utilities. Utility lines, including electric, cable and telephone, to serve the
development project shall be installed underground. All junction and access boxes
shall be screened. All utility pad fixtures, meter boxes, etc. shall be shown on the
site plan and integrated with the architectural elements of the site. In redeveloping
areas within the transportation corridor overlay placement of utility lines
underground is highly encouraged.
d) Street tree landscaping. In all instances where commercial and/or multi-family
residential districts are adjacent to any public street, street tree/landscaping will be
required as approved by the City.
Subd. 9: Buildin�Layout/Design.
502.21-3
ORDINANCE 502 —ZONING ORDINANCE
a) Inte�rated development. All buildings within the property shall be developed as a
cohesive entity, ensuring that building placement, architectural treatment,
vehicular and pedestrian circulation and other development elements work
together functionally and aesthetically. Architectural treatment shall be designed
so that all building facades of the same building (whether front, side, or rear) that
are visible from the public right-of-way, shall consist of similar architectural
treatment in terms of materials, quality, appearance and detail.
b) Clusterin�. Buildings shall be clustered together to preserve natural and landscape
open areas along the transportation corridor. Buildings shall be arranged in a
manner that creates well-defined open space that is viewable from the traveled
portion of the corridor.
c) Architectural Appearance/Scale.
1. New buildings shall have generally complex exterior forms, including
design components such as windows, doors, and changes in roof and
facade orientation. Large flat expanses of featureless exterior wall shall be
avoided. The treatment of buildings shall include vertical architectural
treatment at least every 25-30 feet to break down the scale of the building
into smaller components.
2. Orientation. Building facades and entrances should be oriented in a
manner toward the primary means of vehicular access.
3. Scale and proportion. New construction should relate to the dominant
proportions of buildings and streetscape in the immediate area. The ratio
of height to width and the ratio of mass (building) to void(openings)
should be balanced.
4. Architectural details shall continue on all facades visible from the public
right-of-way.
5. Any facade with a blank wall shall be screened with vegetative treatments
and/or the installation faux architectural treatments (e.g. fenestrations) so
as to break up the mass and bulk of the facade in a manner fitting the
intent of this section.
d) Materials. Building materials shall be typical of those prevalent in commercial
areas, including, but not limited to, stucco, brick, architectural block, decorative
masonry, non-reflective glass and similar materials. Architectural metal may be
used for a portion of facades facing public rights of way but shall not be the
dominant material employed with windows and doors being excluded from this
calculation.
502.21-4
ORDINANCE 502 —ZONING ORDINANCE
e) Color. The permanent color of building materials (to be left unpainted) shall
resemble earthen tones prevalent in nature. Showy and striking colors shall be
avoided.
fl Li tin :
1. All outdoor lighting fixtures shall be down-directed, with light trespass not
to exceed 0.4 foot-candles at the property line.
2. All island canopy ceiling fixtures shall be recessed.
3. Whenever possible commercial lighting should be reduced in
volume/intensity when said commercial facilities are not open for
business.
Subd. 10: Vegetative Screenin uffers.
a) This standard is in addition to those in Section 502.12, Subd. 3 of this ordinance
relating to landscaping. Where standards conflict the most restrictive standard
shall apply.
b) Any required vegetative/planting screen shall be designed, planted and maintained
in accordance with a landscaping plan approved by the Zoning Administrator.
c) The planting screen shall provide an effective buffer between the area to be
screened and the adjoining roadway or commerciaUindustrial development.
d) The planting screen may be comprised of previously existing vegetation(provided
that the majority of such existing vegetation is trees), new plantings or any
combination of existing vegetation and new plantings. When complete, the
vegetation and plantings shall provide a dense year-round screen satisfying the
purpose and intent of this section.
e) The planting screen may consist of a mixture of deciduous and evergreen trees
and/or shrubs or a planting of evergreen trees and/or shrubs.
fl The planting screen shall be subject to on-site inspection by the City which, if
necessary, may prescribe that additional plantings be made in order to satisfy the
standards set out herein.
g) The property owner shall maintain vegetative/planting screening in accordance
with the approved landscaping plan and to abide by requirements for any
additional plantings.
h) Vegetative buffering. In all instances where commercial and/or multi-family
residential districts are adjacent to single-family residential districts and in all
502.21-5
ORDINANCE 502 —ZONING ORDINANCE
instances where commercial districts are adjacent to multi-family residential
districts, there shall be established within the commercial and/or multi-family
district, as applicable, a screened yard of vegetative buffering between the
districts. The arrangement and spacing of the vegetative buffer shall be provided
in such a manner as to effectively screen the activities of the subject lot. It shall
generally be provided along the property line, unless topographic or other
considerations would make it more effective if located back from the property
line.
Subd. 11: Design Flexibilitv. Alternatives to the requirements listed above may be
approved by the City Council, upon recommendation of the Planning Commission for
existing lots of record prior to July, 2012,where due to the lot size andlor configuration it
is determined it is not feasible to reasonably accommodate the increased setbacks,
parking design or landscape requirements required within the overlay district.
Ordinance 502.21 Amended OS/OS/11
Ordinance 502.21 Amended 07/OS/12
502.21-6
STATE OF MINNESOTA CITY OF ST.JOSEPH
COUNTY OF STEARNS SPECIAL USE PROCEEDINGS
FINDINGS OF FACT AND DECISION
In the matter of:
Kwik Trip, Inc.
Special Use Permit to allow for a Convenience Store with Fueling Facilities: 200 2"d Avenue Northwest
On October 12, 2015,the St.Joseph Planning Commission conducted a public hearing to consider an
application by Kwik Trip Inc.for a special use permit to allow a convenience store with ancillary fueling
facilities and a car wash within the B-2 Highway 75 Business District.The matter was duly published and
notice was posted and provided to property owners within 350 feet of the above referenced property.
LEGAL DESCRIPTION:
All that part of Lots Numbered 9 and 10 AUDITOR'S SUBDIVISION NO.4 Village(now City)of St.Joseph,
according to the plat thereof on record in the Office of the County Recorder in and for Stearns County,
Minnesota,lying South of the Southerly line of State Highway No.52 and between the East line of lowa
Street(in said Village)extended Northerly and a line parallel with and distant 150 feet Westerly of the
West line of San Francisco Street(in said Village),excluding therefrom the East 150 feet of said Lot 10,
subject to existing street easements.
AND
The East 150 feet of Lot 10 lying Southerly of Highway 52,AUDITOR'S SUBDIVISION NO.4,Village(now
City)of St.Joseph,according to the recorded plat thereof on record in the Office of the County Recorder
in and for Stearns County,Minnesota, LESS that part platted as SCHNEIDER'S ADDITION,Stearns County,
Minnesota.
AND
The South 1 foot of Lot 20,SCHNEIDER'S ADDITION,Stearns County,Minnesota.
(Abstract Property)
ZONING CLASSIFICATION: B-2 Highway 75 Business District
ORDINANCE REFERENCES:
1. St.Joseph Code of Ordinances 502.32,Subd. 1 states 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.
2. St.loseph Code of Ordinances 502.32,Subd. 4(0) requires issuance of a special use permit for
convenience stores with gasoline(e.g.fueling facilities).
3. St.Joseph Code of Ordinances 502.07,Subd. 3 identifies the process for securing a special use
permit and the standards for granting the same.
a. . . . .
b. . .
c. . . . .
d. . . . .
e. Identifies standards for granting a special use permit and include: will not be
detrimental to or endanger public health,safety, morals,comfort,or general welfare of
the neighborhood; will be harmonious to the neighborhood;will not change the
characteristics of the neighborhood;will be adequately served by facilities and services;
will not create excessive additional costs for services;will not involve activities that
involve excessive noise, production of traffic,fumes,glare,or odors;will not create
traffic congestion;will have adequate facilities for off street parking;will not result in
the loss or damage of historic property.
4. St.loseph Code of Ordinances 502.07,Subd. 3
a. . . . .
b. . . . .
c. . . . .
d. . . . .
e. . . . .
f. . . . .
g. . . . .
h. Provides the Planning Commission and City Council the authority to place conditions
when issuing a special use permit in order to protect the best interest of the
surrounding area or of the City as a whole and identifies examples of conditions which
include:traffic management for ingress and egress to the property;off-street parking;
refuse and service areas;fencing and landscaping;signage;open space requirements;
general compatibility conditions.
The Planning Commission accepted the following testimony:
1.
2.
3.
FINDINGS OF FACT
The Planning Commission hereby established the following facts as it relates to the request from Kwik
Trip Inc.for a Special Use Permit:
1. The property at 200 2"d Avenue Northwest and 205 1�Avenue Northwest is zoned B-2 Highway
75 Business District and is legally defined above.
(hereinafter'200 2"d Ave NW')
2. St.Joseah Code of Ordinances 502.32.Subd.4(0)allows for issuance of a special use permit for
convenience stores with fueling facilities provided that:
a. 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.
b. The approximate area and location devoted to non-automotive merchandise sales shall
be specified in general terms in the application.
c. Motor fuel facilities are installed in accordance with state standards.
d. 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.
e. Wherever fuel pumps are to be installed, pump islands shall be instalted.
f. 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.
g. 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.
3. On September 11, 2015 Kwik Trip Inc submitted a completed application for a special use permit
as provided under Section 504.32,Subd.4(0)of the St.Joseph Code of Ordinances and
respectful of the specific standards contained thereunder.
4.
5.
DECISION AND CONCLUSION
Based on the Findings of Fact,the St.Joseph Planning Commission recommended approval of the
Special Use Permit based on the following conclusions:
1.
2.
3.
Based on the foregoing Findings of Fact and Decision and Conclusion of the St.Joseph Planning
Commission,the request for a Special Use Permit to allow a convenience store with ancillary fueling
facilities and car wash at 200 2"d Avenue Northwest is hereby granted to Kwik Trip Inc.with the
following contingencies:
1.
2.
3.
Adopted this day of , 2015
CITY OF ST.JOSEPH
By
Rick Schultz, Chair
By
Judy Weyrens,Administrator
STATE OF MINNESOTA CITY OF ST.JOSEPH
COUNTY OF STEARNS VARIANCE PROCEEDINGS
FINDINGS OF FACT AND DECISION
In the matter of:
Kwik Trip, Inc.
Variance Requests:Transportation Overlay Corridor landscaped viewing corridor and sign setback
Reduce required 40 foot landscaped viewing corridor to less than ten feet and reduce sign setback from
front property line from 20 feet to ten feet
On October 12, 2015,the St.Joseph Planning Commission conducted a public hearing to consider an
application by Kwik Trip Inc.for two variance requests. If approved the variance requests will provide for
the construction of a convenience store with ancillary fueling facilities and a car wash at 200 2"d Avenue
Northwest(subject to issuance of a special use permit).The ma�ter was duly published and notice was
posted and provided to property owners within 350 feet of the above referenced property.
LEGAL DESCRIPTION:
All that part of Lots Numbered 9 and 10 AUDITOR'S SUBDIVISION NO.4 Village(now City)of St.Joseph,
according to the plat thereof on record in the Office of the County Recorder in and for Stearns County,
Minnesota,lying South of the Southerly line of State Highway No.52 and between the East line of lowa
Street(in said Village)extended Northerly and a line parallel with and distant 150 feet Westerly of the
West line of San Francisco Street(in said Village),excluding therefrom the East 150 feet of said Lot 10,
subject to existing street easements.
AND
The East 150 feet of Lot 10 lying Southerly of Highway 52,AUDITOR'S SUBDIVISION NO.4,Village(now
City)of St.Joseph,according to the recorded plat thereof on record in the Office of the County Recorder
in and for Stearns County, Minnesota, LE55 that part platted as SCHNEIDER'S ADDITION,Stearns County,
Minnesota.
AND
The South 1 foot of Lot 20,SCHNEIDER'S ADDITION,Stearns County, Minnesota.
(Abstract Property)
ORDINANCE REFERENCES:
1. St.Joseph Code of Ordinances 502.21,Subd. 2(a)1(8)defines areas south of CSAH 75 within 300
feet of the CSAH 75 right-of-way from the western city limits east to 15t Avenue NW as being
within the Transportation Overlay Corridor.
2. St.Joseph Code of Ordinances 502.21,Subd. 7 states that within the Transportation Overlay
Corridor free-standing signs shall not be placed nearer than twenty(20)feet from the nearest
edge of the right-of-way.
3. Sr.loseph Code of Ordinances 502.21,Subd. 8 requires that within the Transportation Overlay
Corridor viewsheds,defined as the natural environment or landscaped topography that is visible
from one or more viewing points,at a minimum correspond to a forty(40)foot landscaped
greenway as measured from the nearest edge of the applicable right-of-way.
4. Granting of a variance is controlled by MN Statute 462.357 and requires the Applicant to meet
ALL of the following criteria:
a. The proposed use is allowed in the Zoning District in which the subject property is
located.
b. The proposed use is in harmony with the general purposes and intent of the official
controls.
c. The variance must be consistent with the Comprehensive Plan.
d. The variance may be granted IF there are practical difficulties in complying with the
official control meaning:
i. The Property Owner proposes to use the property in a reasonable
manner.
ii. The plight of the property owner is due to the circumstances unique to
the property and not created by the landowner.
iii. The variance, if granted,will not alter the essential character of the
locality.
iv. The need for a variance involves more than economic considerations.
FINDINGS OF FACT
On October 12, 2015 the St.Joseph Planning Commission conducted a public hearing to consider
the application of Kwik Trip Inc.to consider two variances relating to the Transportation Overlay
Corridor.The first variance request related to a reduction of a required landscaped viewshed abutting
the CSAH 75 right-of-way.The Code requires a landscaped viewshed of forty(40)feet in width.The
Applicant proposes a landscaped viewshed that in certain places is less than ten (10)feet in width.The
second variance request relates to sign setback as measured from the CSAH 75 right-of-way
line/property line.The Code requires a twenty foot sign setback within the Transportation Overlay
Corridor.The Applicant proposes a sign setback of ten(10)feet from the CSAH 75 right-of-way line.
The Planning Commission hereby established the following facts as it relates to the requests from Kwik
Trip Inc.
1. The subject property is located at 200 2nd Avenue Northwest and 205 1St Avenue Northwest and
is subject to standards contained in St.Joseph Code of Ordinances 502.21,Transportation
Corridor Overlay District Site and Design Standards.
2. The subject property is legally described above.
3. Mn.Statute 462.357 provides for the issuance of a variance if:
a. The proposed use is allowed in the Zoning District in which the subject property is
located.
b. The proposed use is in harmony with the general purposes and intent of the official
controls.
c. The variance must be consistent with the Comprehensive Plan.
d. The variance may be granted IF there are practical di�culties in complying with the
official control meaning:
i. The Property Owner proposes to use the property in a reasonable manner.
ii. The plight of the property owner is due to the circumstances unique to the
property and not created by the landowner.
iii. The variance, if granted,will not alter the essential character of the locality.
iv. The need for a variance involves more than economic considerations.
DECISION AND CONCLUSION
Based on the Findings of Fact,the request for a reduction of a required {andscaped viewshed from forty
(40)feet to less than ten (10)feet in width and the request for a reduction in sign setback from CSAH 75
(from twenty feet to ten feet) is being forwarded to the City Council as approved or denied pursuant to,
the aforementioned terms and conditions.The recommendation for approval or denial is based on the
following conclusions:
1.
2.
3.
Adopted this day of , 2015
CITY OF ST.JOSEPH
By
Rick Schultz, Chair
By
Judy Weyrens,Administrator