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St. Joseph Planning Commission
Monday, October 11th, 2021
6:00 PM
St. Joseph Council Chambers
75 Callaway St E
**The meeting will also be available through Zoom**
1.Call to Order
2.Pledge of Allegiance
3.Agenda Review and Adoption
4.Approve Minutes – September 13th, 2021
5.New Business
a.Public Hearing – Preliminary Plat Rivers Bend 4
b.Preliminary Plat – Rivers Bend 4
c.Final Plat – Rivers Bend 4
d.Public Hearing – Preliminary Plat St. Joseph City Center
e.Preliminary Plat – St. Joseph City Center
f.Final Plat – St. Joseph City Center
6.Old Business
7.Other Business
a.Home Occupation discussion
8.Adjourn
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75 Callaway Street East | Saint Joseph, Minnesota 56374
1
Email: cityoffices@cityofstjoseph.com | Phone: 320.363.7201 | Fax 320.363-0342
th
September 13, 2021
Page 1 of 2
Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met
On Wednesday, September 13th, 2021 at 6:01 PM. in the St. Joseph City Hall opening with the Pledge of
Allegiance.
Planning Commission Members Present:Commissioners Mike Osterman, Mike Ross, Gina Dullinger,
Mike Osterman, Anne Jarrell, Mike Ross, Bob Loso
Staff Present: Nate Keller Community Development Director
Members Absent:Carmie Mick
Approval of the Agenda: Dullingermade a motion to approve the agenda. The motion was seconded
by Osterman and passed unanimously by those present.
Approval of the Minutes:
Loso made a motion to approve the minutes ofJune 14th, 2021. The motion was seconded by
Jarrelland passed unanimously by those present.
New Business: Community Development Director Nate Keller gave a comprehensive presentation of the
three items of new business for the Commission. The two subject lots were approved as part of the
Northland Business Center plat in Feb. 2019 by PC and June 2019 by Council. CLC Partners is
proposing a final plat for the Northland Business Center Second Addition. Plat is located East of 21st Ave
NE and West of future 24th Ave NE. Plat is two lots and totals about 17 acresnot including ROW.
The proposal includes a vacationof easement due to the lot linereadjustments. Theold interior
easements need tobe vacated to facilitate new lotsand new easements need to be rededicated along
the boundaries.
The second request relates to vacatingportions of the ROW. The ROW currently curves and bends. The
applicant would like to maintain the same lot size; therefore, vacating part of the ROW would be required
to allow for a new T-intersection.
The formalfinal plat requestproposed is essential a re-plat however the City’sSubdivision standards still
require a Developers Agreement for any Final Plat (per Ordinance 540 Subd. 14 Section B).
The public hearing for the vacation of the easements and ROW will be conducted at the City Council
level.
Commission inquired about how the determination for a T-intersection was arrived at. Keller shared that it
was a collaboration between the developer and the City.
Loso motionedto Recommend Approval for a ResolutionVacating Easements as Legally
Described for Lot 006, Lot 007, Block 003 and Outlot F and G of Northland Business Center;
seconded byRossand passed unanimously by those present.
Dullinger motioned to Recommend Approval for a Resolution Vacating Portions of the Right of
th
Way for 24Ave NE; seconded by Rossand passed unanimously by those present.
Jarrell motioned to Recommend Approval on the Final plat – Northland Business Center Second
Addition; seconded by Dullinger and passed unanimously by those present.
Old Business: Keller shared that a joint planning board was held in August to recommend approval for a
minor lot line adjustment. This was shared for those Commission members who may not have attended
that meeting.
2
th
September 13, 2021
Page 2 of 2
Other Business: None
Adjourn:Dullinger moved to adjourn the meeting at 6:10PM. The motion was seconded by Jarrell
and the motion carried.
Nate Keller
Community Development Director
3
Planning Commission Agenda Item 5a-c
th
MEETING DATE: October 11, 2021
AGENDA ITEM: 5a. Public Hearing, Preliminary Plat- River’s Bend 4
5b. Preliminary Plat – Rivers Bend 4
5c. Final Plat – River’s Bend 4
SUBMITTED BY: Community Development
STAFF RECOMMENDATION: Approve Preliminary Plat and Final plat per resolutions.
PREVIOUS PLANNING COMMISSION ACTION: None
BACKGROUND INFORMATION:
Applicant Information: CLC Partners LLC
Existing Zoning: R-4
Future Land Use: Medium Density (2-6 units per acre allowance per Comprehensive Plan)
Location: East of College Ave (CR 121) and NW of River’s Bend 2 and Lanigan
Way SE
Civil:Attached
Access: Access will be off College Ave (CR 121). Anaccess permit will be
required from Stearns County.
Engineering: Formal comments pending
Some preliminary comments include: developer will need to provide
additional storm sewer inlet/pipe, another fire hydrant, higher street
standard including deeper aggregate base, clarification on sub drainage,
adjustments to some of the lot grading.
WCA/Wetlands:There are wetlands on the property. No proposed impacts to delineated
wetlands will occur as a result of the plat. Wetland boundaries are
contained within Outlot A. Applicant will need to provide verification of
wetland delineation (Engineer comment).
Minimum lot area:
Subd. 5: Lot Area Requirements.
Land Use Minimum LotMinimum LotMinimum Lot
AreaWidthDepth
b) Townhouse, group
or row houses 12,000 75’ 120’
***The minimum lot area per townhouse, group or row house unit shall be four thousand
square feet (4,000 sq. ft.) ***
Overall Plat Information:
13 lots with 28 tracts.
1 outlot = 100,660 S.F. (2.31 acres)
Total sizeof plat = 479,533 S.F. (11 acres).
4
Drainage and Utility Easements:
Utility easements are proposed per attached plat.
BUDGET/FISCAL IMPACT: All public infrastructure and costs will be responsibility of developer.
ATTACHMENTS: Preliminary Plat
Preliminary Plat resolution
Final Plat
Final Plat resolution
Developers Agreement
R-4 Zoning ordinance
REQUESTED PLANNING COMMISSION ACTION:
1. Open and close Public Hearing for Preliminary plat
2. Motion on Preliminary plat resolution
3. Motion on Final plat resolution
***The Planning Commission may recommend approval as presented, approval with conditions, or
denial of the plat with reasons. The Commission can also table the matter if more information is
needed. ***
5
RIVER'S BEND PLAT 4
SHEETS
SITE
PROJECT NUMBER: 0033620.00
REVISION
(NOT TO SCALE)
INITIAL SUBMITTAL DATE: 09/20/21SHEET: 1 OF 10
Vicinity Map
ST. JOSEPH, MINNESOTA
FOR GRADING, SANITARY SEWER, WATERMAIN,STORM SEWER AND STREETS FOR
RIVER'S BEND PLAT 4
PRELIMINARY PLANS
....................
DATE
NO.
TNH - SOUTH SIDE OF C.S.A.H. NO 121, ACROSS FROM PROJECT SITE - ELEVATION=1075.49 (NGVD 88).
BM-1
BENCHMARKS
Sheet List Table
SHEET TITLE COVERSITE, LIGHTING, AND SIGNAGE PLANSTREET & STORM SEWER PLAN & PROFILESITE, GRADING, & EROSION CONTROL DETAILS
1
23GRADING PLAN4SANITARY SEWER & WATERMAIN PLAN & PROFILE56STORM SEWER PLAN & PROFILE7EROSION CONTROL PLAN89SANITARY & WATERMAIN DETAILS
10STORM SEWER DETAILS
SHEET
NUMBER
SHEET INDEX
6
(320) 253-94953701 12th Street North, Suite 206(800) 270-9495
PhoneFax(320) 358-2001St. Cloud, MN 56303
CONTACT: CORY EHLERT
CLC PARTNERS CONTACT: JOHN S. BLENKER
ST. JOSEPH, MINNESOTA
GRADING, SANITARY SEWER, WATERMAIN,ST. JOSEPH, MINNESOTA PREPARED FOR:PO BOX 99PHONE: 320-420-1052EMAIL: CORYEHLERT@KW.COMPREPARED BY:PROJECT NUMBER: 0033620.00
STORM SEWER AND STREETS
FORFOR
RIVER'S BEND PLAT 4
PRELIMINARY PLANS
N:\\0033620.00\\DWG\\CIVIL\\0033620.00CV01.DWG
RIVER'S BEND PLAT 4
10
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09/20/21
Common Ground Alliance
2
Call 48 Hours before digging:
811 or call811.com
DATE:
SHEET NUMBER:
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10
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150'
09/20/21
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3
Call 48 Hours before digging:
811 or call811.com
DATE:
SHEET NUMBER:
100'
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RIVER'S BEND PLAT 4
10
OF
150'
09/20/21
Common Ground Alliance
4
Call 48 Hours before digging:
811 or call811.com
DATE:
SHEET NUMBER:
100'
SANITARY SEWER SERVICESANITARY SEWER SERVICE WYE LOCATION ONSERVICE STOP BOX
INVERT ELEVATION @ EASEMENT LINEMAIN LINE FROM DOWNSTREAM MANHOLEDENOTES ELEVATION OF THE TOP OF WATER50'
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PROFILE
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1
A
Y
5
W
608 LF 8" DIP
3
6
X
09/20/2109/20/2109/20/21
B
8
2
1
+
.
0
.
2
1
4
0
3
7
=
B 6
9
0
JOHN S. BLENKER..DATE:
DEPTH=14.52 I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTA
0
4 E
1
+1
.1
0 A
Y
.
2
4IE=1059.38 (E)
0
2
3
7
W
=
6
X
1
0
IE=1059.48 (W)
0
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1
1 A
Y
RE=1073.90
4
W
SANITARY MH-3
3
X B
2
%
3
+
7
30
.
.
0
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4
4
.
0
4
7
6=0
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3
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1
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Y
.
0
4
0 3
5
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7
6=
3
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1
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1
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3
WS
C
1
2
V
P
INV=1068.42
"
X 8
O
-
F
F
P
I
L
D
8
"
4
8
1
B
DEPTH=14.59
PO BOX 99
X 8
2
8
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1 O
IE=1060.07 (E)
F
.
T
+S
5
0
RE=1074.671
7
9
.
0
=
0
A
1 SANITARY MH-4
ST. JOSEPH, MINNESOTA
6
INV=1068.92
E
2
0
Y
1
CLC PARTNERS
W
X
O
F
1
B
X
1
O
F
7
2
.
4
5
+
7
1 A
0
24" RCP
1 1
9=
.
0
E
6Y
PREPARED FOR:
0
W
X 1
0
0
O
031 LF 6" DIP
F.
0
0
+8" x 6" REDUCER
0
X
O
F
O
F
X
10951085107510651055
1090108010701060
O
F
X
.....
09/20/21
.....
INITIAL ISSUE:REVISIONS:
50'
JSBJSBJSB
10'
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
N:\\0033620.00\\DWG\\CIVIL\\0033620.00UT01.DWG
RIVER'S BEND PLAT 4
10
OF
150'
09/20/21
GUTTER ELEVATION
Common Ground Alliance
5
Call 48 Hours before digging:
811 or call811.com
DATE:
SHEET NUMBER:
100'
900.00
PROPOSED
50'
PRELIMINARY
900.00
0'
EXISTING
0.05 FEET. RIM ELEVATIONS SHOWN ON THE PROFILES REFLECTTHE SUMPED ELEVATIONS.
FROM SURMOUNTABLE CURB & GUTTER.FEET. MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED
GENERAL NOTES 2.ALL RCP SHALL BE CLASS 3, UNLESS OTHERWISE NOTED.3.ALL CATCH BASIN CASTINGS IN CURB SHALL BE SUMPED 0.15
1.RADIUS TO BE B618 CURB & GUTTER WITH 10' TRANSITIONS
LEGEND
PROJECT NUMBER: 0033620.00
PLAN & PROFILE
109510901085108010751070106510601055
9
STREET & STORM SEWER
BASIN
T
A
W
STORMWATER
T
A
W
T
A
W
8
T
A
W
X
(800) 270-9495
X
7
Phone(320) 253-94953701 12th Street North, Suite 206Fax(320) 358-2001St. Cloud, MN 56303
C
IE=15" (NE) 1066.85
9
RE=1069.85
X
B
9
0)CBMH-201 (48"
7
.
1070.62
1
7
0
1068.4
A
1
9
X
6
3
.
9
%
8
3
+
62
%
.
0
%
0
1071.24
.1
6
1
-
-
4
.
1069.0
6
1
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2
6
.
0
7
B
0
8
%
2
5
.
0
.
2
1
-%
76
32
0
29
..
1
1071.85PVI ELEV = 1071.85
A 1
0
X
7-
8
1069.4
PVI STA = 5+50.00
5
X
8
.
1
7
1072.20
B
1070.5
05
7
0
.
3
ST. JOSEPH, MINNESOTA
7
0
X C
1
A
0
7
RIVER'S BEND PLAT 4
1
0
2
.
5
2
0
7
31072.55
.B
3
0
1070.4
7
1
0
X
1
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B
0
0
6
6 1
5
.
5
10
3.
2
7
7
X 01072.90
1
A
1071.0
4
6
FINISHED GRADE
..
54832
STREET A
1
X
B
0
9
.
1
4
0
2
107510701065
1
70
.1073.25
4%
B
0
71071.4
0
5
07
1
A.
.
1
0
4
1
-
7
LICENSE NO.
X 1
0
1
A
24" FES-301
IE=1069.37
EXISTING GRADE
5
5
2
.
3
7
1073.60
1071.6
3
X
09/20/2109/20/2109/20/21
B
2
FINISHED GRADE
0
6 1
.
4
B
JOHN S. BLENKER..DATE:
7 I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTA
0
4
0
6
A
0
.
1
6
4.
2
3
3
7
X
7 1
01073.95
1
A
1071.7
4
EXISTING GRADE
X B
5
3
9
0
.
@ 0.43%
3 1
1
.
7
1074.30
5
B
7
0
3
1071.8
2
0
1
75 LF-24" RCP
A
.
1
5
3
7
X 1
O
0
F
1
A
3
0 10751065
1070
3
.
1
24IE=1069.69
7
24" FES-300
1074.65
INV=1068.42
ELEV = 1074.68
1071.5
X
O
F PVT = 1+45.00
5BEAVERTAIL LAST 3-FEET OF CURB
6
.
B 0
4
67PO BOX 99
X
2.
5 O
O
1074.72
TO DITCH F
DAYLIGHT DRAINTILE
T
7 S
0
1071.01
1
A
ST. JOSEPH, MINNESOTA
INV=1068.92
2
90.00' VC
K = 35.56
CLC PARTNERS
2A.D. = -2.53%
7
.
X
4
PVI STA = 1+00.00
7 O H.P. STA = 1+20.11
H.P ELEV = 1074.77PVI ELEV = 1075.00
F
1
ELEV = 1074.18
1074.08
PVC = 0+55.00
1069.9
%
5
3
PVI ELEV = 1073.82
B
7
.8
2
.
X
1 0
5.
1
4
7PVI STA = 0+35.55
O
7
F
0
1
A
24" RCP
1
PREPARED FOR:
X
0
1075.6
0
O
0
F.
0
0
+
0
X
O
F
TO DITCH
O
F
X
10951085107510651055
1090108010701060
DAYLIGHT DRAINTILE
O
F
X
.....
09/20/21
.....
INITIAL ISSUE:REVISIONS:
50'
JSBJSBJSB
10'
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
N:\\0033620.00\\DWG\\CIVIL\\0033620.00ST01.DWG
RIVER'S BEND PLAT 4
10
OF
150'
09/20/21
GUTTER ELEVATION
Common Ground Alliance
6
Call 48 Hours before digging:
811 or call811.com
DATE:
SHEET NUMBER:
100'
900.00
PROPOSED
50'
PRELIMINARY
900.00
0'
EXISTING
0.05 FEET. RIM ELEVATIONS SHOWN ON THE PROFILES REFLECTTHE SUMPED ELEVATIONS.
FROM SURMOUNTABLE CURB & GUTTER.FEET. MANHOLE CASTINGS IN PAVED AREAS SHALL BE SUMPED
GENERAL NOTES 2.ALL RCP SHALL BE CLASS 3, UNLESS OTHERWISE NOTED.3.ALL CATCH BASIN CASTINGS IN CURB SHALL BE SUMPED 0.15
1.RADIUS TO BE B618 CURB & GUTTER WITH 10' TRANSITIONS
LEGEND
PROJECT NUMBER: 0033620.00
PROFILE
STORM SEWER PLAN &
(800) 270-9495
Phone(320) 253-94953701 12th Street North, Suite 206Fax(320) 358-2001St. Cloud, MN 56303
108510801075107010651060105510501045
1
ST. JOSEPH, MINNESOTA
RIVER'S BEND PLAT 4
EXISTING GRADE
1
IE=1065.00
15" FES-100
48 LF-15" STM
SWR @ 0.52%
FINISHED GRADE
11
SWR @ 20.00%
15 LF-15" STM
IE=15" (SE) 1065.25
..
IE=15" (W) 1066.00
RE=1068.00
54832
)OCS-101 (48"
0
LICENSE NO.
POND OUTLET
PIPE END
09/20/2109/20/2109/20/21
IE=15" 1063.00
JOHN S. BLENKER..DATE:
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTA
10851075106510551045
1080107010601050
BASIN
T
A
W
STORMWATER
PO BOX 99
ST. JOSEPH, MINNESOTA
CLC PARTNERS
108510801075107010651060105510501045
PREPARED FOR:
2
BASIN
15" FES-200 IE=1066.00
T
A
W
STORMWATER
T
A
W
2
T
A
W
T
A
W
X
FINISHED GRADE
1
X
C
9
EXISTING GRADE
.....
X B
9
09/20/21
SWR @ 0.46%
183 LF-15" STM
A
9
IE=15" (NE) 1066.85
X.....
RE=1069.85
6
3
.
9
)CBMH-201 (48"
8
+
%6
INITIAL ISSUE:REVISIONS:
0
0
%
0
CBMH-201 - FES-200
.
6
1
-
4
.
1
-
X
B
8
%
5
50'
0JSBJSBJSB
10'
.
1
-%
6
2
9
.
A
0
X-
8
108510801075107010651060105510501045
X
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
N:\\0033620.00\\DWG\\CIVIL\\0033620.00ST01.DWG
RIVER'S BEND PLAT 4
10
OF
150'
09/20/21
Common Ground Alliance
7
Call 48 Hours before digging:
811 or call811.com
DATE:
SHEET NUMBER:
100'
T
A
W
N
A
S 50'
T
A
W
PRELIMINARY
N
A
S
0'
T
A
W
PROJECT NUMBER: 0033620.00
N
A
S
T
A
W
N
C
S
A
R
S
T
A
W
RSC
RSC
EROSION CONTROL PLAN
C
N
S
RA
C
S
S
R
T
A
W
N
C
A
S
S
R
C
S
R
T
A
T
A
W
W
BASIN
T
A
W
STORMWATER
TN
A
W
A
S
C
T
SA
W
R
T
CA
W
S
R
T
A
WT
A
W
N
A
S
C
S
R
C
S
R
(800) 270-9495
C
S
X
R
Phone(320) 253-94953701 12th Street North, Suite 206Fax(320) 358-2001St. Cloud, MN 56303
C
S
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2
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1
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X
8
ST. JOSEPH, MINNESOTA
X
C
S
R
C
S
R
RIVER'S BEND PLAT 4
B
0
.7
0
.
G
.
3
7
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.
0
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1
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1
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6
6 R
1
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.
3
54832
C
7
S O
.
R
X
0
S
1
A
INV=1066.18
6
O
F
O
T
S
1
X
B
LICENSE NO.
1
.
C 4
0
S
F
0 1
G
R
.S
.
4
O
B O
O
F
T
.
7 S
0
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S
0
1
A
.
G
1
.
4
1
7
O
.1
X
0
S
09/20/21
1
A
5
C
S
FO
R JOHN S. BLENKERDATE:
SFI HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTA
X
B
2
.
0
1
6G
..
4
B
O
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7
0
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0
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A
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1
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2
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3
S 7
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0
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1
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4
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3
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.
5
B
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7
0
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3
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0
1
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1
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5
3
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.
1
X
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0
F
S
1
A
3
F
S
C
1
S
2
R
INV=1068.42
X
PO BOX 99
O
F
F
S
ST. JOSEPH, MINNESOTA
B
0
6 CLC PARTNERS
X 2
.
.O
5
O
F
T
7
G S
.
F
0
S
O1
.
A
S
INV=1068.92
2
F
S
X
O
F
1
F
S
3.1.TWO ROWS OF SILT FENCE (SEPARATED BY 8 FEET); OR3.2.SILT FENCE AND A TOPSOIL BERM (STABILIZE BERM WITH MULCH); OR3.3.SILT FENCE AND FIBER LOGS; OR3.4.TOPSOIL BERM AND FIBER LOGS
(STABILIZE BERM WITH MULCH).
5
B 7
.
PREPARED FOR:
X
1 5
COVER HAS BEEN ESTABLISHED. EXISTING SILT FENCE ON-SITE SHALL BE MAINTAINED AND ORSHALL BE INCIDENTAL TO THE GRADING CONTRACT.WORKING DAY. A ROCK ENTRANCE TO THE SITE MUST BE PROVIDED
ACCORDING TO DETAILSTO REDUCE TRACKING OF DIRT ONTO PUBLIC STREETS.WITHIN 50 FEET OF SURFACE WATERS. REDUNDANT SEDIMENT CONTROLS COULD INCLUDE:OF THE SURFACE WATER.
EXCAVATION/CONSTRUCTION AND SHALL BE MAINTAINED UNTIL VIABLE TURF OR GROUNDREMOVED AND SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONTRACT. IT IS OFEXTREME IMPORTANCE TO BE AWARE
OF CURRENT FIELD CONDITIONS WITH RESPECT TOEROSION CONTROL. TEMPORARY PONDING, DIKES, HAY BALES, ETC., REQUIRED BY THE CITY
7
O
F
.
0
1
G
.
O
2.ALL STREETS DISTURBED DURING WORKING HOURS MUST BE CLEANED AT THE END OF EACH3.REDUNDANT PERIMETER SEDIMENT CONTROLS ARE NECESSARY WHEN SOIL DISTURBANCE IS4.REDUNDANT SEDIMENT CONTROLS
MUST BE INSTALLED PRIOR TO DISTURBING WITHIN 50 FEET
A 1.ALL SILT FENCE AND OTHER EROSION CONTROL FEATURES SHALL BE IN-PLACE PRIOR TO ANY
.EROSION CONTROL NOTES
S
1
F
S
X
0
O 0
.
F
0
0
+
0
F
S
X
O
F
F
S
O
F
X
O
F
X
O
F
X
WETLAND LINE
STORM SEWERGRADING LIMITSSILT FENCE
PROPERTY LINEINDEX CONTOURINTERVAL CONTOUREMERGENCY OVERFLOWREDUNDANT SEDIMENT CONTROLINLET PROTECTIONROCK CONSTRUCTION ENTRANCEEROSION CONTROL BLANKETPOND NORMAL WATER LEVEL
.....
O
F
09/20/21
O
F
.....
02
88
SF
99 GL INITIAL ISSUE:REVISIONS:
RSC
O
F
PROPOSED
E.O.F.
O
F
50'
JSBJSBJSB
O
F
02
88
99
EXISTING
EROSION CONTROL LEGEND
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
N:\\0033620.00\\DWG\\CIVIL\\0033620.00EC01.DWG
RIVER'S BEND PLAT 4
10
OF
09/20/21
Common Ground Alliance
8
Call 48 Hours before digging:
811 or call811.com
DATE:
SHEET NUMBER:
PRELIMINARY
SI31
04/20/21 GD43 08/15/17
LAST REVISED:LAST REVISED:
PROJECT NUMBER: 0033620.00
DETAILS
BEAVERTAIL
WETLAND/STREAM/DITCH
A
SITE, GRADING, &
EROSION CONTROL
GROUND SLOPE
3'
BIOROLL
NO SCALENO SCALE
SEE DETAIL SI01
PERSPECTIVESECTION A-A
B6 STYLE CURB
PROFILE VIEW
BEAVERTAIL CURB
5'
A
SEE DETAIL/SWPPP FOR BIOROLL & SILT FENCE INFORMATION
REDUNDANT SEDIMENT CONTROL OPTION 1
GROUND DISTURBANCE:
ROAD, PARKING LOT,UTILITIES, ETC.
SILT FENCE
2.TO BE UTILIZED WHEN DISTURBANCE WILL BE WITHIN 50' OF WETLAND/STREAM/DITCH DELINEATIONS.3.SEDIMENT CONTROLS TO BE AT EDGE OF DISTURBANCE, KEEPING AS MUCH BUFFER AS POSSIBLE
BETWEEN DISTURBANCE AND WETLAND/STREAM/DITCH
NOTES:1.SEE PLAN FOR DISTURBANCE LIMITS AND LOCATIONS OF SECONDARY CONTROLS.
(800) 270-9495
SI26
08/15/1708/15/17
GD25
10'
LAST REVISED:LAST REVISED:
EASEMENT
DRAINAGE & UTILITY
Phone(320) 253-94953701 12th Street North, Suite 206Fax(320) 358-2001St. Cloud, MN 56303
E
P
O
L
S
%
2
WALKOUT/LOOKOUT (0.7'AT GARAGE DOOR
LOT CORNER ELEVATIONREAR GROUND GRADE ATBELOW BASEMENT FLOORELEVATION FOR WALKOUT)MINIMUM BASEMENTFLOOR ELEVATIONLOT NUMBERFRONT GROUND GRADE
1
:
2
/
1
989.6
6.089
1
:
1
DRIVEWAY
G
TYPICAL LOT
00
..
31
30'
89
R/W
99
4'
983.099
WO
VARIES
PEDESTRIAN
0.089989.2
E
16'
P
O
L
S
12'
%
2
TO PROPOSED GRADE. ELEVATIONS AND HOUSE STYLES SHOWN ARE ENGINEERS SUGGESTED
INDICATES A CUSTOM HOUSE PAD WHICH HAS NOT BEEN COMPLETELY GRADED OR PREPAREDDESIGN FOR CUSTOM LOTS AND SHOULD BE VERIFIED WITH THE DEVELOPER.
ST. JOSEPH, MINNESOTA
DRIVE LANE
TO FRONT GROUND GRADE AT GARAGE DOOR. NUMBER OF BLOCKS THAT THE GARAGE IS DROPPED. EACH BLOCK=8".
R = RAMBLER, GRADED FOR 7.7' OF DIFFERENCE FROM BASEMENT FLOOR ELEVATION TO FRONT GROUND GRADE AT GARAGE DOOR. GRADE AT THE LOOKOUT TO THE FRONT GROUND GRADE AT THE
GARAGE DOOR.WO = FULL BASEMENT WALKOUT, GRADED FOR 8.4' OF DIFFERENCE FROM THE REAR GROUND GRADE AT THE WALKOUT TO FRONT GROUND AT GARAGE DOOR.NOTE:1.THE NUMBER IN THE PARENTHESIS
INDICATES THE
R(1) = RAMBLER, GRADED FOR 7.0' OF DIFFERENCE FROM BASEMENT FLOOR ELEVATIONLO = FULL BASEMENT LOOKOUT GRADED FOR 5.0' OF DIFFERENCE FROM THE REAR GROUNDSOG = SLAB ON GRADE UNIT.
RIVER'S BEND PLAT 4
DRAINAGE ARROW
CUSTOM
GEOTEXTILE FABRICCOMPACTED SUBGRADE
MNDOT SPEC. 2357 BITUMINOUS TACK COAT2-1/2" MnDOT SPEC. 2360 SPNWB230B BASE COURSE6" MnDOT SPEC. 3138 CLASS 5 AGGREGATE BASE24" MnDOT SPEC 3149.2B GRANULAR BORROW
1-1/2" MnDOT SPEC. 2360 SPWEA240B WEARING COURSE
L
C
60' R/W
TYPICAL STREET SECTION
13
E
12'P
08/15/17 GD09
O
LAST REVISED:
L
REFER TO PLAN SHEET FOR DIMENSIONS
S
TYPICAL STREET SECTION
DRIVE LANE
%
2
18'
54832
6'
6" MIN.
PARKING
30'
R/W
LICENSE NO.
1
:
1
1
:
2
/
1
09/20/21
1
(TYP.)
SLOPE TRACKING
JOHN S. BLENKERDATE:
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTA
E
P
2
O
E
L
(TYP.)
P
MAXIMUMS
O
L
TEMPORARY CONTOUR FURROWS
S%
2
SLOPES GREATER THAN 4:1
B618 CURB & GUTTER
SURFACE ROUGHENING FOR ALL
'
5
2
10'
EASEMENT
2 ROLLS OF SOD AT BACK OF CURB
DRAINAGE & UTILITY
NOTES:2.USE SLOPE TRACKING FOR SLOPES 4:1 AND 50 FEET LONG OR STEEPER/LONGER.3.USE TEMPORARY CONTOUR FURROWS FOR SLOPES 3:1 AND 75 FEET LONG OR STEEPER/LONGER.
1.GROOVES WILL CATCH SEED, FERTILIZER, MULCH, RAINFALL AND DECREASE RUNOFF RATE.
PO BOX 99
08/15/17
GD08
LAST REVISED:
ST. JOSEPH, MINNESOTA
CLC PARTNERS
VARIES
CONCRETE
ROAD ACCESS
IMPERMEABLE LINER
WASHOUT SIGN
SILT FENCE
PREPARED FOR:
15' MIN.
SECTION A-A
12' MIN.
SILT FENCE
CONCRETE WASHOUT AREA
EARTH BERM
1.5'
MULCH & SEED
MIN.
A
CONCRETE WASHOUT WATER FROM INFILTRATING/CONTACTING WITH SOIL.
NOTES:2.IMPERMEABLE LINER INCLUDES 10 MIL POLY LINER OR COMPACTED CLAY LINER.3.WASHOUT SYSTEMS CAN BE USED AS ALTERNATE WASHOUT AREAS.
1.CONCRETE WASHOUT AREAS WILL HAVE AN IMPERMEABLE LINER TO PREVENT
A
04/20/21
GD44
LAST REVISED:
SILT FENCE
.....
WETLAND/STREAM/DITCH
09/20/21
5'
TOP SOIL BERM
.....
GROUND SLOPE
INITIAL ISSUE:REVISIONS:
PROFILE VIEW
3' MIN.
1' MIN.
JSBJSBJSB
GROUND DISTURBANCE:
ROAD, PARKING LOT,UTILITIES, ETC.
REDUNDANT SEDIMENT CONTROL OPTION 2
SEE DETAIL/SWPPP FOR TOP SOIL BERM & SILT FENCE INFORMATION
BETWEEN DISTURBANCE AND WETLAND/STREAM/DITCH
NOTES:2.TO BE UTILIZED WHEN DISTURBANCE WILL BE WITHIN 50' OF WETLAND/STREAM/DITCH DELINEATIONS.3.SEDIMENT CONTROLS TO BE AT EDGE OF DISTURBANCE, KEEPING AS MUCH BUFFER AS POSSIBLE
1.SEE PLAN FOR DISTURBANCE LIMITS AND LOCATIONS OF SECONDARY CONTROLS.DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
N:\\0033620.00\\DWG\\CIVIL\\0033620.00DT01.DWG
RIVER'S BEND PLAT 4
10
OF
09/20/21
Common Ground Alliance
9
Call 48 Hours before digging:
811 or call811.com
DATE:
SHEET NUMBER:
PRELIMINARY
PROJECT NUMBER: 0033620.00
DETAILS
SANITARY & WATERMAIN
(800) 270-9495
Phone(320) 253-94953701 12th Street North, Suite 206Fax(320) 358-2001St. Cloud, MN 56303
ST. JOSEPH, MINNESOTA
RIVER'S BEND PLAT 4
14
54832
LICENSE NO.
09/20/21
JOHN S. BLENKERDATE:
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTA
PO BOX 99
ST. JOSEPH, MINNESOTA
CLC PARTNERS
PREPARED FOR:
.....
09/20/21
.....
INITIAL ISSUE:REVISIONS:
JSBJSBJSB
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
N:\\0033620.00\\DWG\\CIVIL\\0033620.00DT01.DWG
RIVER'S BEND PLAT 4
10
OF
09/20/21
Common Ground Alliance
Call 48 Hours before digging:10
811 or call811.com
DATE:
SHEET NUMBER:
PRELIMINARY
PROJECT NUMBER: 0033620.00
STORM SEWER DETAILS
(800) 270-9495
Phone(320) 253-94953701 12th Street North, Suite 206Fax(320) 358-2001St. Cloud, MN 56303
ST. JOSEPH, MINNESOTA
RIVER'S BEND PLAT 4
15
54832
LICENSE NO.
09/20/21
JOHN S. BLENKERDATE:
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY MEOR UNDER MY DIRECT SUPERVISION AND THAT I AM ADULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWSOF THE STATE OF MINNESOTA
ST09
08/10/17
12"
VARIES
LAST REVISED:
5"
A
9"
1/4" x 1" FLAT BAR(ROLLED TO PROVIDEOUTER RING)
15" INLET PIPE
#5 SMOOTH BAR @ 4" O.C.
EACH WAY(PROVIDE 3 1/4" x 3 1/4"OPENING)
PO BOX 99
4'
PLAN
6"
HIGH WATER LEVEL
SECTION A-A
ST. JOSEPH, MINNESOTA
CLC PARTNERS
A
w/ CLIPS
8"
TO FLAT BAR = 1"
OUTSIDE MH WALL
ANCHOR BOLTS
GRATE IN 2 SECTIONS
15" OUTLET PIPE
PROVIDE 4 1/2" SS
AHOT DIPPED GALVANIZED
POND OUTLET SKIMMER
PREPARED FOR:
15"
PLAN
ELEVATION
A
RIPRAP CLASS 3
MIN. 2 CU YARDS
ST07
08/10/17
PAVEMENT SECTION
LAST REVISED:
VARIES PER
d/2
d/2
.....
d
09/20/21
3'
.....
d/2
INITIAL ISSUE:REVISIONS:
DRAINTILE
N
I
A
R
JSBJSBJSB
(MnDOT 3733)
D
COURSE FILTER
O
T
NOTCH SUB-GRADE
E
D
FOR PIPE PLACEMENT
A
R
G
GEOTEXTILE FABRIC-TYPE V
AGGREGATE MnDOT 3149.2H
4" PERFORATED PVC, OR DUAL WALL
SMOOTH INTERIOR CORRUGATED PE PIPE.
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
NOTES:1.CENTERLINE OF DRAINTILE TO BE AT OR BELOW BOTTOM OF SUBBASE2.OPENINGS IN STRUCTURE FOR DRAINTILE TO BE FABRICATED OR CORE DRILLED.
N:\\0033620.00\\DWG\\CIVIL\\0033620.00DT01.DWG
1
OF
N
09/20/2021
A
S
Common Ground Alliance
1
T
A
Call 48 Hours before digging:
811 or call811.com
W
SITE
DATE:
SHEET NUMBER:
N
A
S
T
A
W
N
(NOT TO SCALE)
A
S
T
A
W
VICINITY MAP
N
A
S
T
A
W
PROJECT NUMBER: 0033620.00
N
A
S
T
A
W
6
4
3
Preliminary Plat
N
A
S
E
2.31 AC
N
I T
L 100,660 S.F.A
T
A
W
W
K
C
A
T
BAND UTILITY EASEMENT A
W
OUTLOT A
T1
8
E
S
N
ALL OF OUTLOT A IS IS DRAINAGE T
A
D
WA
S
4
N
T
2 A
A
W
L
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W
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2
.0
8
5
BOUNDARY LINERIGHT-OF-WAY LINELOT LINEEASEMENT LINESETBACK LINESANITARY SEWERWATERMAINCURB & GUTTERWETLANDFOUND MONUMENTSET MONUMENT
3
.6
2
3
8
5
3
3
6
7
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LOT 9
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(320) 253-94953701 12th Street North, Suite 206(800) 270-9495
T
5
2
5
8
=
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=
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2
1.10 AC 9
6
47,927 S.F.
6
4
6
7
2
43
29
8
=
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=
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PhoneFax(320) 358-2001St. Cloud, MN 56303
0
2
SANITARY MANHOLESTORM MANHOLECATCH BASINFLARED END SECTIONHYDRANTGATE VALVESTREET LIGHTPOWER POLEFIBER OPTIC PEDESTAL
SIGN
E
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0.61 AC
P
LOT 8
26,567 S.F.
3
4
NORTHEAST CORNER OF THE
329
4
1
BLOCK1
1
76
SE1/4-SW1/4 SEC. 15, TWP. 124, RNG 29
7
T
AR
TC
B
3
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0
3
8
3
0.97 AC
RT
0 CA
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42,352 S.F.
6
LOT 10
RT
CA
T
A
7
3
55343
0.41 AC
8
RT
CA 7
B T
LOT 7 17,642 S.F.
3
2
St. Joseph, MN
5
32
72
66
T
AR 8
TC
B
3
RT
A
TC
A
Rivers Bend Plat 4
2
LICENSE NO.
8
5
3
9
4
RT
CA
T
A
932
7
INV=1066.18
3
2
O
9 F
.
3
0.41 AC
2
2
8 LOT 6
17,852 S.F.09/17/21
2
3
6
1
O
RT
CA T
B T
S
932
7
3
6
5
AM A DULY LICENSED LAND SURVEYOR UNDER THEChristopher R. FoleyDATE:
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BYME OR UNDER MY DIRECT SUPERVISION AND THAT ILAWS OF THE STATE OF MINNESOTA
9
T 89
AR
TC 16
B 86
32
34
3
O
3
F
8
1
3
T
AR
TC 4
A
PROPOSED DRAINAGE AND UTILITY EASEMENT=
L
0.41 AC
8
17,672 S.F.
3 LOT 11
T
R
CA
A T
2
91
19.28
8
3
0.42 AC
8 18,063 S.F.
LOT 5 O
3
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3
4
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7
14,746 S.F.
RT 3
CA LOT 12
T
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8
18,273 S.F.
LOT 4
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0.52 AC
LOT 3
22,625 S.F.
INV=1068.42
0.41 AC
17,655 S.F.
3 O
F
7
7
7
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7
11
37
=
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5
23701 12th Street North, Suite 206St. Clud, Minnesota 56303Phone 320-253-9495
Westwood Professional Services, Inc.
=ENGINEER AND SURVEYOR
L
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St. Joseph, MN
D
LOT 2
N
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CLC Partners, LLC
4
T
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A
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1.04 AC
Insurance Rate Map Community - Panel Number 27145C0620E and 27145C0615E, dated 2/16/2012.
45,456 S.F.
A
T
C
O
2.Subject property appears to be classified as "Zone X" (area of minimal flood hazard) when scaled from Flood3.Elevations shown are based upon NAVD 88 and are at 1- foot contour internals.4.Subject
property area: 479,543 SQ. FT. or 11.01 Acres.
5.Bearings are based upon the Stearns County Coordinate System NAD 83, 96 Adjustment
F GENERAL NOTES
1.This Survey was prepared without the benefit of a Title Commitment.
A
R PO Box 99St. Joseph, Minnesota 56374
CLC Partners
OWNER/SUBDIVIDER
T
PREPARED FOR:
12
O
F
LOT 1
6
8
7
3
0
3
=
L
O
F(NO SCALE)
6
ARE SHOWN THUS:
12
O
F
DRAINAGE AND UTILITY EASEMENTS
LINES AND 12 FEET IN WIDTH ADJOINING STREET
LINES UNLESS OTHERWISE INDICATED ON THE PLAT.
EASEMENTS BEING 6 FEET IN WIDTH ADJOINING LOT
O
F
O
F
0
2
0
13 150'
1
O
F
NORTHWEST CORNER OFOUTLOT G RIVER BEND
O
F
100'
09/20/2021
O
F
1" = 50'
(No Scale)
SHOWN THUS:
5
7 50'
1
INITIAL ISSUE:REVISIONS:
PROPOSED SETBACK LINES ARE
OTHERWISE INDICATED AS SHOWN ON SURVEY.
.
50'
NAS
0'ACW
LOT LINES, 10 FEET IN WIDTH ON SIDE AND INTERIOR LOT
LINES AND 20 FEET IN WIDTH ON REAR LOT LINES, UNLESS
BEING 30 FEET IN WIDTH ON FRONT AND ADJOINING STREET
described as follows:Beginning at the northwest corner of said Outlot G; thence South 36 degrees 03 minutes 37 seconds East,record bearing, along the southwesterly line of said Outlot
G, a distance of 106.62 feet; thence southeasterlyand continuing along said southwesterly line, a distance of 710.82 feet along a tangential curve concave tothe northeast having a radius
of 1382.39 and a central angle of 29 degrees 27 minutes 41 seconds; thenceSouth 65 degrees 31 minutes 17 seconds East tangent to said curve and continuing along said southwesterlyline,
a distance of 19.28 feet to the northwest corner of Block 1, RIVERS BEND PLAT 2, according to therecorded plat thereof, said Stearns County; thence North 67 degrees 25 minutes 16 seconds
East, along thenortherly line of said Block 1, a distance of 220.77 feet; thence North 60 degrees 48 minutes 45 seconds East,along said northerly line, a distance of 325.20 feet; thence
South 83 degrees 52 minutes 25 seconds East,along said northerly line, a distance of 198.06 feet to the northeast corner of said Block 1; thence North 01degrees 07 minutes 03 seconds
West, a distance of 335.93 feet to the north line of said Outlot G; thenceSouth 88 degrees 52 minutes 57 seconds West, along said north line, a distance of 450.46 feet; thence South89
degrees 16 minutes 51 seconds West, along said north line, a distance of 852.86 feet to said northwestcorner of Outlot G and the point of beginning.
That part of Outlot G, RIVERS BEND, according to the recorded plat thereof, Stearns County, Minnesota,
LEGAL DESCRIPTION
DESIGNED:CHECKED:DRAWN:HORIZONTAL SCALE:VERTICAL SCALE:
N:\\0033620.00\\DWG\\SURVEY\\0033620-PP.DWG
ST. JOSEPH CITY COUNCIL
RESOLUTION 2021 - _____
A RESOLUTION OF APPROVAL REGARDING
RIVERS BEND 4 PRELIMINARY PLAT
WHEREAS, CLC Partners referred to as “applicant” and “owner” has properly applied for Preliminary
plat approval; and
WHEREAS, the subject property is legally described in Exhibit A; and
WHEREAS, the Planning Commission conducted a public hearing on the Preliminary plat at their
th
October 11, 2021 meeting; and
WHEREAS, the Planning Commission reviewed the Preliminary Plat and recommended approval at
th
their October 11, 2021 meeting; and
WHEREAS, the City Council recommended approval on the Preliminary plat at their November 1st,
2021 meeting and hereby found the following conditions to be required upon the Preliminary plat:
General
1. Final plat approval will be required prior to any construction.
st
2. Final plat shall be submitted within one year or by November 1, 2022. If Final plat is not
submitted by this time the Preliminary plat will become void unless otherwise specified.
3. Developers’ agreement will be required at time of final plat approval.
Engineering
1. All comments shall be addressed as depicted in the developer’s agreement
NOW THERFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
ST. JOSEPH, MINNESOTA, THAT THE RIVER’S BEND 4 PRELIMINARY PLAT IS
APPROVED
Whereupon said resolution was declared duly passed and adopted by the St. Joseph City Council
this 1st day of November, 2021
CITY OF ST. JOSEPH
By
Rick Schultz, Mayor
By
Therese Haffner, City Administrator
17
Exhibit A
Legal Description
That part of Outlot G, RIVERS BEND, according to the recorded plat thereof, Stearns County, Minnesota,
described as follows:
Beginning at the northwest corner of said Outlot G; thence South 36 degrees 03 minutes 37 seconds
East, record bearing, along the southwesterly line of said Outlot G, a distance of 106.62 feet; thence
southeasterly and continuing along said southwesterly line, a distance of 710.82 feet along a tangential
curve concave to the northeast having a radius of 1382.39 and a central angle of 29 degrees 27 minutes
41 seconds; thence South 65 degrees 31 minutes 17 seconds East tangent to said curve and continuing
along said southwesterly line, a distance of 19.28 feet to the northwest corner of Block 1, RIVERS BEND
PLAT 2, according to the recorded plat thereof, said Stearns County; thence North 67 degrees 25
minutes 16 seconds East, along the northerly line of said Block 1, a distance of 220.77 feet; thence North
60 degrees 48 minutes 45 seconds East, along said northerly line, a distance of 325.20 feet; thence
South 83 degrees 52 minutes 25 seconds East, along said northerly line, a distance of 198.06 feet to the
northeast corner of said Block 1; thence North 01 degrees 07 minutes 03 seconds West, a distance of
335.93 feet to the north line of said Outlot G; thence South 88 degrees 52 minutes 57 seconds West,
along said north line, a distance of 450.46 feet; thence South 89 degrees 16 minutes 51 seconds West,
along said north line, a distance of 852.86 feet to said northwest corner of Outlot G and the point of
beginning.
18
Sheet 1 of 1 Sheets
1
8
.
5
4
3
2
AND UTILITY EASEMENT
OUTLOT A 6
.
0
8
3
ALL OF OUTLOT A IS IS DRAINAGE2
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A
R
T
A
0
8
.
T
5
C
3
A
R
T
LOT 1
2
150
3
.
8
5
7
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.
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100
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NORTHWEST CORNER OFOUTLOT G RIVER BEND
12
5
7
1
6
(NO SCALE)
6
ARE SHOWN THUS:
12
DRAINAGE AND UTILITY EASEMENTS
LINES AND 12 FEET IN WIDTH ADJOINING STREET
LINES UNLESS OTHERWISE INDICATED ON THE PLAT.
EASEMENTS BEING 6 FEET IN WIDTH ADJOINING LOT
0.42 AC
1.04 AC 0.70 AC 0.52 AC 0.42 AC 0.41 AC 0.41 AC 0.61 AC 1.10 AC 0.97 AC 0.41 AC 0.34 AC 0.41 AC 2.31 AC
BLOCK 1
0.95 AC
11.00 AC
R/W = 41,555 S.F.
LOT 7 =17,642 S.F.
LOT 1 = 45,456 S.F.LOT 2 = 30,488 S.F.LOT 3 = 22,625 S.F.LOT 4 = 18,273 S.F.LOT 5 = 18,063 S.F.LOT 6 = 17,852 S.F.LOT 8 = 26,567 S.F.LOT 9 = 47,927 S.F.
LOT 10 = 42,352 S.F.LOT 11 = 17,672 S.F.LOT 12 = 14,746 S.F.LOT 13 = 17,655 S.F.
TOTAL = 479,543 S.F.
OUTLOT A = 100,660 S.F.
ST. JOSEPH CITY COUNCIL
RESOLUTION 2021 - _____
A RESOLUTION OF APPROVAL REGARDING
RIVER’S BEND 4 FINAL PLAT
WHEREAS, CLC Partners LLC referred to as “applicant” and “owner” have properly applied for
Preliminary and Final plat approval; and
WHEREAS, the subject property is legally described in Exhibit A; and
WHEREAS, the subject property is zoned as R-4 Townhouse/Patio home; and
WHEREAS, the proposed plat will result in thirteen (13) lots, and twenty-eight (28) tracts; and
WHEREAS, the intent of the plat is to facilitate twenty-eight (28) townhome sites; and
th
WHEREAS, Planning Commission conducted the public hearing at their October 11, 2021 meeting
th
, 2021 meeting; and
and has reviewed the Preliminary Plat and recommended approval at the October 11
th
WHEREAS, the Planning Commission recommended approval on the Final Plat at their October 11,
2021 meeting; and
WHEREAS, the City Council recommended approval on the Preliminary and Final plat at their
November 1st, 2021 meeting and hereby found the following conditions to be required upon the Final
plat:
General
1. All conditions and requirements outlined in the Developers Agreement are met.
Engineering
1. All comments depicted in the Developers agreement are addressed by the applicant
NOW THERFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
ST. JOSEPH, MINNESOTA, THAT THE RIVER’S BEND 4 FINAL PLAT IS APPROVED
Whereupon said resolution was declared duly passed and adopted by the St. Joseph City Council
this 1st day of November, 2021
CITY OF ST. JOSEPH
By
Rick Schultz, Mayor
By
Therese Haffner, City Administrator
20
Exhibit A
Legal Description
That part of Outlot G, RIVERS BEND, according to the recorded plat thereof, Stearns County, Minnesota,
described as follows:
Beginning at the northwest corner of said Outlot G; thence South 36 degrees 03 minutes 37 seconds
East, record bearing, along the southwesterly line of said Outlot G, a distance of 106.62 feet; thence
southeasterly and continuing along said southwesterly line, a distance of 710.82 feet along a tangential
curve concave to the northeast having a radius of 1382.39 and a central angle of 29 degrees 27 minutes
41 seconds; thence South 65 degrees 31 minutes 17 seconds East tangent to said curve and continuing
along said southwesterly line, a distance of 19.28 feet to the northwest corner of Block 1, RIVERS BEND
PLAT 2, according to the recorded plat thereof, said Stearns County; thence North 67 degrees 25
minutes 16 seconds East, along the northerly line of said Block 1, a distance of 220.77 feet; thence North
60 degrees 48 minutes 45 seconds East, along said northerly line, a distance of 325.20 feet; thence
South 83 degrees 52 minutes 25 seconds East, along said northerly line, a distance of 198.06 feet to the
northeast corner of said Block 1; thence North 01 degrees 07 minutes 03 seconds West, a distance of
335.93 feet to the north line of said Outlot G; thence South 88 degrees 52 minutes 57 seconds West,
along said north line, a distance of 450.46 feet; thence South 89 degrees 16 minutes 51 seconds West,
along said north line, a distance of 852.86 feet to said northwest corner of Outlot G and the point of
beginning.
21
RIVER’S BEND 4
DEVELOPMENT AGREEMENT
CITY OF ST. JOSEPH, MINNESOTA
THIS AGREEMENT made effective the day of , 2021, by and
between theCity of St. Joseph, a municipal corporation of the State of Minnesota (the “City”), and CLC
Partners, LLC, a Minnesota Limited Liability Company (“Developer”).
RECITALS
A.The Developer has the right to develop the property situated in the City of St. Joseph and legally
describedon the attached EXHIBIT A(the “Subject Property”).
B.The City approved the preliminary plat of River’s Bend 4with thirteen (13)lotsand twenty-eight
(28) tractsto facilitate townhome development with R-4 zoning standards, and one Outlot on the
st
Subject Property on November 1, 2021.
st
C.On November 1, 2021the City approved the final plat on the Subject Property known as River’s
Bend 4(the “Plat”) with thirteen (13) lots and twenty-eight (28) tracts, which approval is contingent
on the terms and conditions of this Agreement, including the Developer and the City entering into
this Agreement.
D.The Developer acknowledges that Developer is responsible for all costs incurred by it or the City
in conjunction with the development of this Plat, including, but not limited to construction of
improvements, legal, planning, engineering and inspection expenses incurred in connection with
approval and acceptance of the Plat, the preparation of this Agreement, and all costs and expenses
incurred by the City in monitoring and inspecting development of the Plat and improvements
therein, unless otherwise provided herein.
NOW, THEREFORE, in consideration of the covenants and agreements contained herein, the City and
Developer agree as follows:
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PLAT
Recording. The Developer will record the Plat and this Development Agreement with the County
at Developer’s expense within ninety (90) days of final plat approval, and will forward confirmation of the
recording of the documents to the City. In the event that technical or clerical revisions are needed in this
document or if for any reason the County Recorder deems the Development Agreement unrecordable, the
Developer and Citywill cooperatein the execution or amendment of any revised Development Agreement.
If, for any reason, the Plat is not recorded by the County, Developer agrees to hold the City harmless for
any costs incurred. It is expressly understood that Developer will have no claim for breach of this
Agreement in the event the Plat is not recordable or revisions are required in the Plat. If the Plat is not
recorded prior to the assignment of assessments, the Developer shall be responsible for all costs incurred
in the dividing of assessments at a later date.An electronic copy of the recorded, final plat shall be submitted
to the City Engineer in AutoCAD and Adobe PDF formats.
Monuments. The Developer will install Plat monuments for the Subject Property within one
year after recording the Plat. No Certificate of Occupancywill be issued for the Subject Property in the
Plat until the lot monuments have been installed and certified by a registered land surveyor. Monuments
will need to be relocated and/or replaced if they become buried or removed during the
excavation/development of the property.
Permits. The Developer shall be responsible for obtaining all permits, approvals, licenses or other
documents from any and all necessary governmental agencies, as applicable,(including but not limited to
the City, Stearns County, the Pollution Control Agency, the Department of Health,and the Department of
Natural Resources, Watershed District, and Northern Natural Gas) so as to enable the development of the
Subject Property.
Right to Proceed. Within the Plat,or within the public rights of way,the Developer may not grade
or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or
private improvements, or any buildings until all the following conditions have been satisfied: (a) this
Agreement has been fully executed by both parties and filed with the County. (b) Developer has deposited
all escrows required by this Agreement.
IMPROVEMENTS
The Developer agrees to construct at their expense the following improvements:
Private Utilities. All private utilities (e.g. electric, telephone, cabletelevision and natural gas)
must be installed underground serving the Subject Property.
Hard Surfaced Private Driveways and Parking Areaswith Lighting. Hard surface access
private drive(s)and parking lots located on the Subject Property in accordance with the plans approved by
the City with the building permit are a requirement and must be installed prior to the Certificate of
Occupancy being issued or as soon thereafter as possible, weather permitting.
Public Improvements.Construction of the public improvementsmeeting city specifications,
including construction of 33 feet wide urban bituminous street of, curb, gutter, street lighting, regulatory
signage, storm sewer and storm water treatment, sanitary sewer, and water main will be at the expense of
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the developer/owner at the time the public improvements are made as determined by the City. The
Developer, and its successors and assigns, waive all procedural objections to the improvements and
special assessments that the proper notices have not been given, and that the method of spreading the
assessment is erroneous.
Record Drawings. Before issuance of the Certificate ofOccupancy, the Developer shall provide
all record drawings for the sewage force main and the private driveway constructed within the public right
of way and public drainage and utility easements included in the Development Plan, and they must be
approved by the City Engineer. Record base drawings of the privateimprovements shall be submitted to
the City Engineer in electronic (AutoCAD) format.
ADDITIONAL CONDITIONS OF APPROVAL
The Developer agreeswith the following conditions:
A.The site plans must conform to R-4 Zoning standards for development, and city ordinances.
B.Building permitapproval is required prior to constructionand no permit shall be approved until
evidence of the plat being recorded by Stearns County and conditions of this Developer’s
agreement have been met.
C.All comments from Stearns County shall be satisfied.COMMENTS FROM STEARNS
COUNTY PENDING. Itemslike access permit, turn lanes, etc. may be required
D.Sidewalkof at least six (6) feet in width shall be constructed within the development onat least
one side of the street and shall be approved by city Engineer. Sidewalks shall be installed by
st
October 31, 2022.
E.Street A shall be named in accordance to the city’s addressing policy.
F.Existing tree vegetation located along the Northern boundary of this plat, and southern
boundary between lots 1-5, block 1 of River’s Bend Plat 2 shall not be removed unless approved
by the city.
G.A property maintenance and party wall agreement shall be submitted and approved by the City
attorney prior to execution of this agreement.
H.Facilities constructed within the Plat are required to connect to city utilities, including water,
sanitary sewer, and storm sewer.Each individual townhome shall have separatewater and
sewer services.
I.All financial guarantees and development fee’s depicted in this agreement shall be paid prior
to releasing the plat for recording.
J.Recording of plat shall occur within one hundred and eight (180) days.
Engineering comments:
1.FORMAL COMMENTS PENDING. Items which will be commented on include: additional
fire hydrants needed, more storm sewer inlets and pipesneeded, current wetland delineation
will need to be verified, lot grading corrections, street standards will need to be increased
(deeper aggregate/baseneeded), and sub drainage will need to be addressed.
2.Civil plans, including but not limited to hydrology/hydraulic computations must be submitted for
review and approval by the City Engineer.
3.That all comments by the City Engineer must be resolved to the satisfaction of the City.
DEDICATION
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Developer hasprovided to the City any and all necessary easements and/or dedications or deeding
to ensure that the City has the ability to maintain, repair, replace or modify the roadways, trails, sewer, and
water mains, storm sewers, holding and sedimentation ponds and other public improvements located in the
Plat.
STORM WATER TREATMENT AREASAND STORMWATER PIPES
Cleaning of Stormwater Facilities. At such time as the City determines that construction on the
Subject Property has been sufficiently completed so as not to cause significant erosion which will
contaminate the storm water treatment areasservicing the Subject Property, the Developer willclean/dredge
all storm water treatment areasand storm water pipes on the Subject Property. In the event the treatment
areasrequire cleaning/dredging prior to the completion of all such construction, the City may request that
the Developer complete morethan one cleaning of the treatment areas. Developer is responsible for all
permits relating to cleaning and dredging of treatment areasand pipes, including permits required by the
Department of Natural Resources and the Army Corps of Engineers, as applicable.
Buffer Area Adjacent to Ponds. All storm water ponds servicing the Subject Property, whether
such ponds are located on City owned property, easements running in favor of the City, or on private
property, must maintain a minimum of an 8-foot natural buffer from the high-water mark. Notwithstanding
the above, one access to each pond may be required by the City in a location determined by the City in its
sole discretion.
Maintenance of Stormwater Improvements. Prior to issuance of a building permit, the
Developer shall enter into a storm water facility maintenance agreement. The Developer shall be
responsible for maintaining the stormwater facilitiesand for observing all drainage laws governing the
operation and maintenance of the stormwater facilities. The Developer shall provide the City with a
schedule that isreasonably acceptable to the City for the periodic inspection of the stormwater facilitiesby
the Developer. The Developer shall make all such scheduled inspections, keep records ofall inspections
and maintenance activities, and submit such records annually to the Cityupon its request. The cost of all
inspections and maintenance, including but not limited to skimming and cleaning the stormwater facilities,
shall be the obligation of the Developer and its successors.
Stormwater Management. Prior to issuing the Certificate of Occupancy, the following must be
completed:
A.Submittal of as-built record drawings of the stormwater facilities.
B.Submittal of post-construction infiltration field-test, if applicable.
C.Certification by a qualified engineer or hydrologist verifying the facility has been constructed
in accordance with the storm water plans and specifications submitted and approved by the
City with the issuance of the building permit.
D.Final site inspection by City staff or City representative.
EROSION AND LANDSCAPING
Erosion Control. The Developer shall comply with all requirements of the “General Storm Water
Permit for Construction Activity” issued by the Minnesota Pollution Control Agency and with all
requirements of the Sauk River Watershed District permit, if applicable, for construction activities and with
the tasks on Exhibit B designated as the Developer’s responsibility. In addition, the City may impose
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25
additional erosion control requirements if in the opinion of the City Engineer such requirements are
necessary to retain soil and prevent siltation of streams, ponds, lakes, or other adjacent properties, or of
City utility systems. The Developer shall comply with the erosion control plans and with any such
additional instruction it receives from the City. All areas disturbed bythe excavation and backfilling
operations shall be reseeded forthwith after the completion of the work in that area. Seed shall include rye
grass or other fast-growing seed to provide a temporary ground cover as rapidly as possible. All seeded
areas shall be mulched and disc-anchored as necessary for seed retention. The parties recognize that time
is of the essence in controlling erosion.
SITE GRADING
Site grading shall meet all the requirements set forth in the City’s Development Manual, and in the
General Storm Water Permit for construction.
When the site grading has been completed:
A.The Developer shall verify by field survey that the site grading has been completed in
accordance with the city approved grading plan. The Developer shall submit the record site
grading plan to the City for approval prior to the issuance of the Certificate of Occupancy.
B.Elevations shall be taken on all lot corners, all building pads, and on drainage breaks, ponding
sites, ditches, and swales. Arrows shall show how the lot is to drain.
C.No permanent material stockpile of any sort will be permitted on the Subject Property.
Temporary stockpiles shall be placed outside of the public right of ways and easements, and
shall be limited to suitable grading and construction materials generated from within the
Subject Property and for use in the grading of the present Project. Excess materials not reserved
for the present development, as defined by the City accepted grading plan, shall be removed
from the site. Temporary stockpiles shall be limited to a maximum of twelve (12) feet in height
and for a duration not to exceed eighteen (18) months.
Hold Harmless Agreement. The Developer acknowledges that its failure to control erosion for
its work may cause flooding and/or damage to adjoining property owners. In such event, the Developer
agrees to hold the City harmless and indemnify the City from claims of all third parties of the Developer
for flooding and/or damages arising out of such failure. Further,after giving five (5) days advanced notice
to Developer and Developer does not comply within said five (5) days the City may undertake any
corrective actions to prevent or minimize any such flooding and/or damage, the Developer agrees to hold
the City harmless and indemnify the City from claims of all third parties for damages arising out of said
corrective action by the City, and agrees to reimburse the City for all out of pocket expenses incurred by
the City arising out of the corrective action including, but not limited to any costs necessary to re-landscape
disrupted soils located with the Plat.
CITY FEES
Sanitary Sewer Trunk Charge. The Plat is subject to the County Road 121 trunk charge. The
residential charge for this trunk is $150 per unit. Therefore $4,200 shall be payable at time of execution of
this Agreement and prior to the release of the mylars. Outlot A will be subject to future sewer trunk charges
at time of final plat.
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26
Water Trunk Charge. The Plat is subject to water trunk charges. The trunk charge is $150 per
unit. Therefore $4,200 shall be payable at time of execution of this Agreement and prior to the release of
the mylars. Outlot A will be subject to futurewater trunk charges at time of final plat.
Park Dedication Fee. Theplat is subject to park dedication fees. Park dedication fees are
calculated at a rate of $975 per unit. There are twenty-eight (28) tracts (units) proposed. Therefore,the park
dedication fee is: $27,300 and shall be payable prior to recording of the final plat. Outlot A will be subject
to future park dedication fees at time of final plat.
SAC/WAC. The Developer acknowledges that sewer and water access charges will be payable at
then current rates at the time building permits are issuedfor construction on the Subject Property. Developer
agrees to make buyers and/or future tenants of the Plat aware that such charges will be payable at time of
issuance of building permits.
Storm Water Development Fee. The plat is subject to stormwater fees of $0.134 per square foot.
in the amount of $51,291.72 (337,318 SF which does not include outlots and R/W x 0.134) . This fee is to
be payable at time of execution of this Agreement and prior to the release of the mylars.
MISCELLANEOUS
Representations. The Developer represents, to the best of its knowledge,that the Plat complies
with all city, county, state, and federal laws and regulations, including but not limited to: subdivision
ordinances, zoning ordinances, and environmental regulations and permits thereto related. Prior to
recording of the Plat, if the City determines that the Plat does not comply, the City may refuse to allow
construction work in the Plat until compliance is achieved.
Assignment. This Development Agreement cannot be assigned or transferred without the written
consent of the Citywhich shall not be unreasonably withheld or delayed. A breach of the terms of this
Agreement by the Developer, including the unauthorized assignment or transfer of the Agreement, will be
grounds for denial of the issuance of any building permit.
Waivers. The rights of the City under this Agreement are in addition to any other rights under
statute, ordinance or anyother agreement. The action or inaction of the City will not constitute a waiver or
amendment under the provisions of this Agreement. To be binding, amendments or waivers will be in
writing, signed by the parties and approved by the City Council. The City's failure to promptly take legal
action to enforce this Agreement will not be a waiver or release. There is no intent to benefit any third
parties and third parties will have no recourse against the City under this Agreement.
Reimbursement. The Developer will reimburse the City for all costs incurred by the City in the
defense or enforcement of this Agreement, or any portion thereof, including court cost and reasonable
engineering and attorneys’ fees. The Developer shall be responsible for the cost of acquiring and installing
street signage consistent with that used in other recent developments within the City. To ensure
reimbursement of the City’s costs, the Developer shall deposit with the City $5,000. The Citywill
provide the Developer with a detailed statement each month illustrating any cost deducted from the escrow
account. In the event the escrow is not sufficient the City will invoice the Developer for the additional costs
and payment shall be made within 14days of the date Developer receivedthe City’s notice of costs. If such
reimbursement is not made, the City may place a hold on all construction or other work related to the
Subject Property, or refuses the issuance of building permits until all costs are paid in full.
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License to Enter Land. The Developer hereby grants the City, its agents, employees, officers and
contractors a license to enter the Subject Property to perform all work and/or inspections deemed
appropriate by the City during the development of the Subject Property.
Violation of This Agreement. If the Developer fails to perform any of the terms of this Agreement
in the manner required by the City, the City shall have grounds for denial of building or occupancy permits
for the Subject Property.
Agreement Binding. The terms and provision hereof shall be binding upon, and inure to the benefit
of the heirs, representatives, successors and assigns of the parties hereto and shall be binding upon all future
owners of all or any part of the Subject Property and shall be deemed covenants running with the land.
Indemnification. The Developer will have no claim against the City and its officers and employees
for damages sustained or costs incurred resulting from plat approval and developmentundertaken by the
Developer. The City and its officers, agents and employees will not be personally liable or responsible in
any manner to the Developer, contractor or subcontractors, suppliers, laborers, or to any other person or
persons whomsoever, for any claims, demands, damages, actions, or causes of action of any kind or
character whatsoever arising out of or by reason of the execution of this Agreement, or the design,
performance, and completion of the work and the improvements to be provided by Developer pursuant to
this Agreement. The Developer will hold the City harmless from claims by third parties, including but not
limited to other property owners, contractors, subcontractors and suppliers, for damages sustained or costs
incurred resulting from plat approval and the development of the Property. The Developer agrees to
indemnify, defend and hold harmless the City, its agents and employees from any claim, demand, suit,
action or other proceeding whatsoever by any person for any loss or damage to property or any injury to or
death of any person resulting from any actions by the Developer, or its agents or contractors.
Insurance. Until all of Developer’s obligations under this Agreement are fulfilled, the Developer
will provide and maintain commercial general liabilityinsurance covering personal injury, including
death, and claims for property damage of others which may arise. Limits for commercial general liability
claims covering bodily injury, deathor third-party property damageswill not be less than $500,000per
occurrence and $1,000,000 in aggregate. Limits for property damage will not be less than $500,000 per
claim. The City will be named as an additional named insured on said policy and the policy shall provide
that it may not be cancelled without 30 days prior written notice to the City except in the event of non-
payment of premium which shall not be less than 10 days. The Developer will file a copy of the insurance
coverage with the City upon execution of this Agreement. The insurance policy obtained by the
Developer is subject to City approval. In the event that the City is held liable to a third party by a court of
competent jurisdiction for damages and the insurance obtained by Developer for any reason fails to cover
the City, the Developer will be liable under this Agreement for any and all costs incurred or damages
claimed against the City.
Certificate of Occupancy. The City will not issue the certificate of occupancy for the Subject
Property’s building until the building has been connected to sanitary sewer and water, complied with the
grading, building and site plans, and the private accessdriveway for the Subject Propertyhas been
constructed with bituminous in accordance with the plans approved by the City with the building permit.
Invalidityof Any Section. If any portion, section, subsection, sentence, clause, paragraph or phase
of this Agreement is for any reason held to be invalid by a court of competent jurisdiction, such decision
shall not affect or void any of the other provisions of this Agreement.
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DEFAULT ON AGREEMENT
Events of Default. The following shall be “Events of Default” under this Agreement and the term
“events of default” shall mean, whenever it is used in this Agreement (unless the context otherwise
provides) any one or more of the following events:
A.Failure by the Developer to observe and substantially perform any covenant, condition,
obligation, or agreement on its part to be observed or performed hereunder.
B.If the Developer shall admit in writing its inability to payits debts, generally as they become
due, or shall file a petition in bankruptcy, or shall make an assignment for the benefit of its
creditors, or shall consent to the appointment of a receiver of itself or of the whole or any
substantial part of the Subject Property.
C.If the Developer does not pay the assessments due on the Subject Propertypursuant to the
provisions of Minnesota Statutes Chapter 429.
If the Developer fails to cure the Event of Default within ten (10) days of the date of notice sent to
Developer by regular first class U.S. mail, Developer agrees that the City is hereby granted the right and
privilege to declare any amounts expended by the City then due and payable as liquidated damages in full,
and the City may immediately bring legal action against the Developer to collect such sums expended by
the City; the Developer shall be personally responsible for payment of such sums; in addition, the City
shall have a lien against the Subject Property. In addition to any other remedy provided in this
Agreement, and without waiver of any such right, the City may avail itself of any or all of the following
remedies:
1.Halt all Plat development work and construction of Improvements.
2.Refuse to issue building permits or occupancy permits until such time as the Event of
Default is cured.
3.Apply to a court of competent jurisdiction to enjoin continuation of the Event of Default.
4.Terminate this Agreement by written notice to the Developer.
Addresses.
The address of the Developer for the purposes of this Development Agreement is:
CLC Partners,LLC
PO Box 99
St. Joseph, MN 56374
The address of the City for the purposes of this Development Agreement is:
City of St. Joseph
75 Callaway St. E
St. Joseph, MN 56374
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IN WITNESSWHEREOF,the parties have hereunto set their hands.
CITY OF ST. JOSEPH
By: ____________________________ Date: _________________________
Rick Schultz, Mayor
By: ____________________________
Therese Haffner, City Administrator
STATE OF MINNESOTA )
) ss.
COUNTY OF STEARNS )
The foregoing was acknowledged before me the _____ day of ____________, 2021, by Rick
Schultz and Therese Haffner, the Mayor and City Administrator, respectively, of the City of St. Joseph.
___________________________
Notary Public
DEVELOPER
CLC PARTNERS, LLC
By: ____________________________ Date: _________________________
Kevin Cox, President
STATE OF MINNESOTA )
) ss.
COUNTY OF STEARNS )
The foregoing was acknowledged before me the _____ day of ____________, 2021, by Kevin
Cox, the President of CLC Partners, LLC.
___________________________
Notary Public
Drafted By:
City of St. Joseph,
75 Callaway St. E
St. Joseph, MN 56374
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EXHIBIT A
LEGAL DESCRIPTION
That part of Outlot G, RIVERS BEND, according to the recorded plat thereof, Stearns County,
Minnesota, described as follows:
Beginning at the northwest corner of said Outlot G; thence South 36 degrees 03 minutes 37
seconds East, record bearing, along the southwesterly line of said Outlot G, a distance of 106.62
feet; thence southeasterly and continuing along said southwesterly line, a distance of 710.82 feet
along a tangential curve concave to the northeast having a radius of 1382.39 and a central angle
of 29 degrees 27 minutes 41 seconds; thence South 65 degrees 31 minutes 17 seconds East
tangent to said curve and continuing along said southwesterly line, a distance of 19.28 feet to the
northwest corner of Block 1, RIVERS BEND PLAT 2, according to the recorded plat thereof,
said Stearns County; thence North 67 degrees 25 minutes 16 seconds East, along the northerly
line of said Block 1, a distance of 220.77 feet; thence North 60 degrees 48 minutes 45 seconds
East, along said northerly line, a distance of 325.20 feet; thence South 83 degrees 52 minutes 25
seconds East, along said northerly line, a distance of 198.06 feet to the northeast corner of said
Block 1; thence North 01 degrees 07 minutes 03 seconds West, a distance of 335.93 feet to the
north line of said Outlot G; thence South 88 degrees 52 minutes 57 seconds West, along said
north line, a distance of 450.46 feet; thence South 89 degrees 16 minutes 51 seconds West, along
said north line, a distance of 852.86 feet to said northwest corner of Outlot G and the point of
beginning.
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EXHIBIT B
EROSION CONTROL PROCESS
Task Responsible PartyAction By
Prepare SWPPP and obtain General Storm-Water Developer (private) or City Developer’s Engineer if private
Permit from MPCA.(public) project. project, City Engineer if public
project.
Establish erosion/sediment control and mass Developer (private) or City Contractor
grade the site.(public) project.
Place topsoil, seed, mulch except on boulevards Developer (private) or City Contractor
and front yard utility easements. Bring (public) project.
transformer pads to grade. Wait for private
utilities.
After curb and gutter is in, install private utilities Developer.Private Utility companies.
in easement area.
After utilities are in, construct sidewalk. Developer (private) or City Contractor
(public) project.
Place topsoil, seed, and mulch on remaining Developer (private) or City Contractor
disturbed areas.(public) project...
Complete “as-built” survey for all site gradingfor Developer (private) or City Developer’s Engineer if private
Subject Property. This now becomes the (public) project. project, City Engineer if public
“Development Plan”project.
Place silt fence behind curb (or sidewalk) Developer (private) or City Contractor
throughout development.(public) project.
Set Property Irons.DeveloperDeveloper’s Surveyor
Transfer permit to Developer when construction Developer (private) or City Developer’s Engineer if private
is complete.(public) project project, or City Engineer if public
project
Submit building permit application. Include site Developer.Contractor
survey.
Issue building permit. CityBuilding Inspector
Construct 24’ wide opening in silt fence at Developer.Contractor
driveway and place rock entrance. Place
additional silt fence as necessary to keep soil on
lot.
Maintain silt fence and other erosion/sediment Developer.Contractor
control items.
Sweep streets as required.DeveloperDeveloper, or City if agreement to
back charge Developer.
Submit certified lot survey showing final Developer.Developer’s Surveyor
structures and lot elevations.
Issue Certificate of Occupancy.City City
Submit “Notice of Termination” to MPCA within DeveloperDeveloper
30 days of final site stabilization and removal of
all non-builder silt fence and other
erosion/sediment control items.
11
32
ORDINANCE 502 – ZONING ORDINANCE
Section 502.42: R-4: TOWNHOUSE/PATIO HOMERESIDENTIAL DISTRICT
Subd. 1: Intent: It is the intent of the R-4 Townhouse/Patio Home District to
accommodate a variety of single-family housing types, including patio homes and single-family
common wall attached housing units such as townhouses or rowhouses at low to moderate
residential densities. The R-4 District is intended for those areas designated as medium and/or
high density residential areas or residential planned unit developments under the Comprehensive
Plan. The R-4 District shall be developed by Planned Unit Development in accordance with the
provisions of this Ordinance except that the provision requiring a minimum of twenty (20) acres
will not apply. For the purpose of this ordinance, the following definitions will apply:
a) Patio home: A single-family attached or detached unit consisting of one level
living area with open space setbacks on two (2) sides and the ability to have a
bonus room above the garage.
b) Bonus Room: A single room in a house that is created from constructing a garage,
which can be used as a multi-purpose area, such as a family room, sewing or
hobby room, game room, theater room, office, or den. A bonus room is not a
separate dwelling unit or accessory apartment and cannot include kitchen
facilities.
c) Dwelling Unit: A residential accommodation including complete kitchen and
bathroom facilities, which is arranged, designed, used or intended for use
exclusively as living quarters for one family.
b) Rowhouse: One of a series of essentially identical single family residential
structures situated side by side and joined by common walls.
c) Townhouse: A single-family dwelling in a row of at least three (3) such units in
which each unit has its own front and rear access to the outside, no unit is located
over another unit, and each unit is separated from any other unit by one or more
common fire resistant walls.
d) Twin Home: Two dwelling units each located upon separate, abutting lots; each
attached side to side but not having a side yard setback from one lot line; each
sharing only one common, unpierced from ground to roof wall; and separated
from any other building or structure by space on all sides.
Subd. 2: Permitted Uses:
a) Patio homes.
502.42-1
33
ORDINANCE 502 – ZONING ORDINANCE
b) Townhouses
c) Row Houses
d) Twin Home
Subd. 3: Conditional Uses: The following uses shall require a Conditional Use Permit
based on the procedures set forth in this Ordinance.
a) Governmental and public utility buildings and structures necessary for the health,
safety, and general welfare of the community.
b) Public or semi-public recreational buildings and community centers.
c) Licensed day-care centers serving 13 or more persons
d) Licensed residential group care facilities with seven or more boarders.
e) Nursing Homes and Board and Care Homes, provided that adequate parking is
provided and the site is accessible to commercial service areas.
f) Public Libraries
g) Public or private schools.
h) Religious Institutions, including churches, synagogues, chapels and temples,
including those related structures located on the same site which are an integral
part of church proper, convents or homes for persons related to a religious
function on the same site.
i) Nurseries and greenhouses.
j) Bed and Breakfast
k) Uses which in the judgment of the Planning Commission and City Council are
similar to those listed in this zoning district.
l) Manufactured Home Parks, in accordance with this Ordinance.
Subd. 4: Permitted Accessory Uses.
a) Private garages, parking spaces and carports for passenger cars, trucks,
recreational vehicles and equipment.
b) Home Occupations per Section 502.16.
502.42-2
34
ORDINANCE 502 – ZONING ORDINANCE
c) Houses and similar buildings for storage of domestic equipment and non-
commercial recreational equipment.
d) Swimming Pools, tennis courts, and detached screen porch or gazebo, provided
that the maximum lot coverage requirement is not exceeded. All swimming pools
must be fenced around the perimeter. The fence must meet the requirements of
this Ordinance.
e) Fences
f) Accessory building (s) and/or private garage (s), either attached or detached, shall
be subject to the general requirements of this Ordinance, except that up to fifteen
(15) percent of the total lot area may be used for accessory buildings for
townhouse, group or row house development.
Subd. 5: Lot Area Requirements.
Land UseMinimum LotMinimum Lot Minimum Lot
Area Width Depth
a)Detached Patio
Home 6,000 60’ 100’
b) Townhouse, group
or row houses 12,000 75’ 120’
c) Churches, chapels,
temples, synagogues 22,000 100’
d) Public Buildings 40,000 100’
e) Day care facilities
serving 15 or more
persons and
residential facilities 9,000 75’ 120’
serving more than 6
persons
f) Schools 22,000 100’ 120’
g) The minimum lot area per townhouse, group or row house unit shall be four
thousand square feet (4,000 sq. ft.)
h) The net housing density within the district is six (6) units per acre of net buildable
area of the subdivision. Net buildable area shall be the total area less public street
right-of-way, wetlands, drainage ways, water bodies and slopes greater than
twelve (12) percent.
Subd. 6: Setback Requirements.
Land UseFront Yard Interior Side Street Side Rear
setback Yard setback Yard setback Yard
502.42-3
35
ORDINANCE 502 – ZONING ORDINANCE
setback
a) Patio Home* 30’ 10’ 20’ 20’
b) Townhouse, group
or row houses 30’ 10’ 25’ 20’
c) Churches, chapels,
temples, synagogues 30’ 20’ 30’ 35’
d) Day care facilities
serving 15 or more
persons and 30’ 10’ 25’ 35’
residential facilities
serving more than 6
persons
e) All other uses 50’ 50’ 50’ 50’
f) Accessory Uses Same as Same as Same as
principal principal principal 10’
*Attached patio homes would be relieved from the setback requirements where
attachments occur at the lot line.
Subd. 7: Building Requirements.
a) Building Height shall not exceed two (2) stories or 35 feet as measured from the
average grade.
b) No more than 8 dwelling units shall be constructed within one structure.
c) Each dwelling unit shall have two or more individual, separate entrances.
d) All dwelling units shall have a minimum roof pitch of 4:12 as defined by the
building code.
e) All dwelling units shall have a frost free foundation as defined by the building
code, or an engineered concrete slab with concrete above-grade exterior
foundations walls.
f) The exterior of townhouse and rowhouse dwelling units shall include a variation
in building materials, which are to be distributed throughout the building facades
and coordinated into the architectural design of the structure to create an
architecturally balanced appearance. The permitted materials are: brick, stucco,
stone, steel/vinyl/aluminum, wood, and fiber-cement siding. In addition, a
minimum of 25 percent of the combined area of all building facades of a structure
shall have an exterior finish of brick, stucco and/or natural or artificial stone. For
the purpose of this section, the area of the building façade shall not include the
area devoted to windows, entrance doors, garage doors or roof areas.
502.42-4
36
ORDINANCE 502 – ZONING ORDINANCE
g) Buildings shall be designed to prevent the appearance of straight, unbroken lines
in their horizontal and vertical surface. There shall be no more than two
contiguous townhouse dwelling units without a break in the horizontal and/or
vertical elevations of at least thirty-two (32) inches.
h) Where more than one (1) principal use building is to be located upon the same
site, the separation between buildings shall not be less than forty (40) feet.
i) All dwelling units shall have a minimum floor area of 676 square feet.
j) Provisions for shelter in the event of severe weather for each dwelling unit shall
be demonstrated either in the form of the construction of a free-standing severe
weather structure, a reinforced concrete safe room within each dwelling unit
and/or basement/crawl space sufficient to house four (4) adults per dwelling unit.
1. The entrance to a development shall be one that abuts a collector or
arterial road.
Subd. 8: Parking Provisions. All driveways and parking areas shall be hard surfaced and
each dwelling unit shall be provided with a minimum of two parking spaces one of which shall
be in an attached garage.
Subd. 9: Site Coverage. On lots developed for townhouse or rowhouse or attached patio
home units, no structure or combination of structures shall occupy more than 50% of the lot area.
On lots developed for detached patio home units, no structure or combination of structures shall
occupy more than 35% of the lot area.
Subd. 10: Signs as regulated within this Ordinance.
Subd. 11: Yard Cover. Every yard on a premise on which a dwelling stands shall, within
3 months of issuance of the certificate of occupancy, be provided with lawn or combined lawn
cover of vegetation, gardens, hedges, shrubbery, and related decorative materials and such yards
shall be maintained consistent with prevailing community standards. Motor vehicles may not be
left parked or unattended on or within a yard. Grass shall be maintained so as not to exceed a
height of 6 inches.
Subd. 12: Additional Requirements. Uses may be subject to additional requirements
contained in this Ordinance including, but not limited to the sections governing parking, home
occupation, floodplain, signs.
Subd. 13: Common Areas. All common areas within an R-4 development, including but
not limited to, open space, wetlands, greenways, drainage ponds, driveway, parking areas, play
areas, etc., shall be owned and maintained by a condominium, association, cooperative or other
common interest community created pursuant to Minnesota Statute, Chapter 515B and approved
by the City Attorney. The agreement shall provide for all exterior building maintenance,
502.42-5
37
ORDINANCE 502 – ZONING ORDINANCE
approval of any exterior architectural modifications, landscaping, snow clearing and regular
maintenance of private driveways and other areas owned in common.
502.42-6
38
Planning Commission Agenda Item 5d-f
th
MEETING DATE: October 11, 2021
AGENDA ITEM: 5d. Public Hearing, Preliminary Plat- St. Joseph City Center
5e. Preliminary Plat – St. Joseph City Center
5f. Final Plat – St. Joseph City Center
SUBMITTED BY: Community Development
STAFFRECOMMENDATION: Approve Preliminary Plat and Final plat per resolutions.
PREVIOUS PLANNING COMMISSION ACTION: PC recommended that disposalof the property is
th
in conformance to the Comprehensive Plan at Feb. 8, 2021 meeting.
BACKGROUND INFORMATION:
Applicant Information: City of Saint Joseph
Existing Zoning: B-1
Future Land Use: B-1
st
Location: 1 Ave NW; South of Ash St and North of MN St
Civil:Attached
Access: Existing access points will be maintained. New owner intends to not use
the garage as access but convert to retail/commercial use with patio
space.
WCA/Wetlands:There are no wetlands on the property.
Overall Plat Information:
Lot 1, Block 1 9,143 SF
Lot 2, Block 1 5,876 SF
Drainage and Utility Easements:
Utility easements are proposed per attached plat.
BUDGET/FISCAL IMPACT: Purchase agreement for lot 2 has been signed. Platting property and
developers agreement are last steps to facilitate the sale.
ATTACHMENTS: Preliminary Plat
Preliminary Plat resolution
Final Plat
Final Plat resolution
Developers Agreement (pending attachment)
REQUESTED PLANNING COMMISSIONACTION:
1.Open and close Public Hearing for Preliminary plat
2.Motion on Preliminary plat resolution
3.Motion on Final plat resolution
39
40
ST. JOSEPH CITY COUNCIL
RESOLUTION 2021 - _____
A RESOLUTION OF APPROVALREGARDING
ST. JOSEPH CITY CENTER PRELIMINARY PLAT
WHEREAS, the city of Saint Joseph referred to as “applicant” and “owner” has properly applied for
Preliminary plat approval; and
WHEREAS,the subject property is legally describedin Exhibit A; and
th
WHEREAS, the Planning Commission conducted a public hearing at their October 11, 2021 meeting
th
and recommendedapproval of the Preliminary plat at their October 11, 2021 meeting; and
th
WHEREAS,the City Council recommended approval on the Preliminary plat at their October 20,
2021 meeting and hereby found the following conditions to be required upon the Preliminaryplat:
General
1.Final plat approval will be required prior to any construction or occupancy.
2.Developers’ agreement will be required at time of final plat approval
NOW THERFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
ST. JOSEPH, MINNESOTA,THATTHE ST. JOSEPH CITY CENTER PRELIMINARYPLAT
IS APPROVED
Whereupon said resolution was declared duly passed and adopted by the St. Joseph City Council
this 20th day of October, 2021
CITY OF ST. JOSEPH
By
Rick Schultz, Mayor
By
Therese Haffner, City Administrator
41
Exhibit A
Legal Description
42
43
ST. JOSEPH CITY COUNCIL
RESOLUTION 2021 - _____
A RESOLUTION OF APPROVALREGARDING
ST. JOSEPH CITY CENTER FINAL PLAT
WHEREAS, the city of Saint Joseph referred to as “applicant” and “owner” has properly applied for
Final plat approval; and
WHEREAS,the subject property is legally describedin Exhibit A; and
th
WHEREAS, the Planning Commission conducted a public hearing on October 11, 2021 and
th
recommendedapprovalof the Preliminary Plat at their October 11, 2021 meeting; and
th
WHEREAS, the Planning Commission recommended approvalon the Final Plat at their October 11,
2021 meeting; and
WHEREAS,the City Council recommended approvalon the Preliminary and Final plat at their October
th
20, 2021 meeting and hereby found the following conditions to be required upon the Final plat:
General
1.All conditions and requirements outlined in the Developers Agreement are met.
NOW THERFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
ST. JOSEPH, MINNESOTA,THATTHEST. JOSEPH CITY CENTERFINAL PLAT IS
APPROVED
Whereupon said resolution was declared duly passed and adopted by the St. Joseph City Council
this 20th day of October, 2021
CITY OF ST. JOSEPH
By
Rick Schultz, Mayor
By
Therese Haffner, City Administrator
44
Exhibit A
Legal Description
45
Planning Commission Agenda Item 7a
th
MEETING DATE: October 11, 2021
AGENDA ITEM: 7a – Home Occupation discussion
SUBMITTED BY: Community Development
STAFF RECOMMENDATION: Maintain ordinances as is.
PREVIOUS PLANNING COMMISSION ACTION: None
BACKGROUND INFORMATION:
Staff would like to discuss the ordinance relating to home occupations. Specifically, the highlighted
section below:
502.16 Subd. 4 B 4) The home occupation shall not involve any of the following: repair service or
manufacturing which requires equipment other than found in a home; teaching which customarily
consists of more than one pupil at a time; over-the-counter sale of merchandise produced off the
premises, except for those brand name products that are not marketed and sold in a wholesale or retail
outlet.
Of particular question is what the Planning Commission thinks about the requirement of no more than one
pupil at time. Staff have received a few questions on this recently with a couple specific inquiries
interested in allowing greater flexibility in the number of pupils allowed at one time. An increase to more
than one pupil may conflict with adjacent uses. The intent of a home occupation is to maintain the
residential character of the neighborhood while allowing uses that do not conflict with the character of the
neighborhood. Opening up the limit may result in increased conflicts (e.g. traffic concerns) even if
parking requirements are met.
BUDGET/FISCAL IMPACT: None
ATTACHMENTS: Home Occupation ordinances
REQUESTED PLANNING COMMISSIONACTION:
1.Input on current language specifically the one pupil standard.
46
ORDINANCE 502 – ZONING ORDINANCE
Section 502.16: HOME OCCUPATIONS
Subd. 1: Purpose. The purpose of this Section is to provide a means through the
establishment of specific standards and procedures by which home occupations can be conducted
in residential neighborhoods without jeopardizing the health, safety and general welfare of the
surrounding neighborhood. In addition, this Section is intended to provide a mechanism
enabling the distinction between permitted home occupations and special or customarily “more
sensitive” home occupations, so that permitted home occupations may be allowed through an
administrative process rather than a legislative hearing process.
Subd. 2: Regulations. All occupations conducted in the home shall comply with the
provisions of this Section, the provisions of the district in which it is located and other sections
of this Ordinance.
Subd. 3: Process. Any home occupation as defined in this Ordinance shall require a
“home occupation license”. Such license shall be issued subject to the conditions of this Section
and other applicable City Code provisions and state law.
a)Permitted Home Occupations. A license for a Permitted Home Occupation may
be issued by the Zoning Administrator based upon proof of compliance with the
provisions of this Section. Application for the permitted home occupation license
shall be accompanied by a fee if so designated by City Council resolution. If the
Zoning Administrator denies a home occupation license to an applicant, the
applicant may appeal the decision to the City Council which shall make the final
decision. The license shall remain in full force and effect until such time as there
has been a change in conditions or until such time as the provisions of this Section
have been changed. At such time as the City has reason to believe that either
event has taken place, a public hearing shall be held before the Planning
Commission. The City Council shall make a final decision on whether or not the
permit holder is entitled to the license.
b) Special Home Occupations. Applications for Special Home Occupations shall be
submitted to the Zoning Administrator for review by the Planning Commission.
The City Council shall act upon the Planning Commission’s recommendation for
the issuance of a Special Home Occupation license.
Subd. 4: Permitted Home Occupation Regulations.
a)Permitted home occupations include and are limited to: art studio, secretarial
services, family day care, foster care, professional offices or consulting, teaching
with musical, dancing and other instructions which consist of no more than one
pupil at a time and similar uses.
502.16-1
47
ORDINANCE 502 – ZONING ORDINANCE
b) The following regulations shall apply:
1. No person other than those who customarily reside on the premises and/or
one (1) additional employee shall be in one's employ on the premises.
2. All permitted home occupations shall be conducted entirely within the
principal building whenever possible and should not be conducted in an
accessory building.
3. Permitted home occupations shall not create a parking demand in excess
of that which can be accommodated in an existing driveway.
4. The home occupation shall not involve any of the following: repair service
or manufacturing which requires equipment other than found in a home;
teaching which customarily consists of more than one pupil at a time;
over-the-counter sale of merchandise produced off the premises, except
for those brand name products that are not marketed and sold in a
wholesale or retail outlet.
Subd. 5: Special Home Occupations.
a)Examples of Special Home Occupations include: barber and beauty services,
group nursery, bed and breakfasts, photography studio, taxidermy, saw
sharpening, small appliances and small engine repair and other occupations
similar in nature.
b) The following regulations shall apply:
1.Any home occupation which does not meet the specific requirements for a
permitted home occupation as defined in this Section shall require a
“special home occupation license” which shall be applied for, reviewed
and disposed of in accordance with the provisions of this Ordinance.
2. Declaration of Conditions. The Planning Commission and the Council
may impose such conditions of the granting of a “special home occupation
license” as may be necessary to carry out the purpose and provisions of
thisSection.
3.A “Special Home Occupation License” may be issued for a period of one
(1) year after which the license may be reissued for periods of up to five
(5) years each. Each application for license renewal shall, however, be
processed in accordance with the procedural requirements of the initial
special home occupation license.
502.16-2
48
ORDINANCE 502 – ZONING ORDINANCE
.
4.Special Home Occupation Requirements
A. No person other than a resident shall conduct the home occupation,
except where the applicant can satisfactorily prove unusual or
unique conditions or need for non-resident assistance and that this
exception would not compromise the intent of this Ordinance.
B. The home occupation may involve any of the following: stock-in-
trade incidental to the performance of the service, repair service or
manufacturing which requires equipment other than customarily
found in a home, the teaching with musical, dancing and other
instruction of more than one pupil at a time.
C.Bed and Breakfasts may be permitted as a special home occupation
provided that:
i.Four (4) or fewer rooms are for rent for a period not to
exceed fourteen (14) consecutive days during any ninety
(90) day period.
ii.The establishment conforms with the State Health and
Building Code requirements.
iii.Large functions of twenty five (25) or more such as
receptions or business meetings shall be permitted on-site
providing such functions shall be limited to a maximum of
seventy-five (75) people. The total of said functions shall
not exceed four (4) events per calendar year.
iv. Small functions of less than twenty five (25) people such as
receptions or business meetings shall be permitted on site,
unrestricted.
D.Special home Occupations shall adhere to the off-street parking
requirements within this Ordinance.
E.Massage Therapy may be permitted as a special home occupation
provided that all requirements outlined in this Section and other
City Ordinances are met.
Subd. 6: General Provisions.
a) No home occupation shall produce light glare, noise, odor or vibration that will in
any way have an objectionable effect upon adjacent or nearby property.
502.16-3
49
ORDINANCE 502 – ZONING ORDINANCE
b) No equipment shall be used in the home occupation which will create electrical
interference to surrounding properties.
c)Any home occupation shall be clearly incidental and secondary to the residential
use of the premises, should not change the residential character thereof, and shall
result in no incompatibility or disturbance to the surrounding residential uses.
d) There shall be no exterior storage of equipment or materials used in the home
occupation, except personal automobiles used in the home occupation may be
parked on the site.
e) There shall be no display or evidence apparent from the exterior of the lot that the
premises are being used for any purpose other than that of a dwelling, with the
exception that one (1) non-illuminated sign measuring one and one-half (1½)
square feet may be attached to the dwelling.
f)Whenever within one (1) year after granting a license, the use as permitted by the
license shall not have been initiated, then such license shall become null and void
unless a petition for extension of time in which to complete the work has been
granted by the Council.
Subd. 7: Non-Conforming Use. Existing home occupations lawfully existing on the
effective date of this Ordinance may continue as non-conforming uses. They shall however, be
required to obtain licenses for their continued operation. Any existing home occupation that is
discontinued for a period of more than one (1) year shall be brought into conformity with the
provisions of this Ordinance prior to re-institution.
Subd. 8: Inspection. The City hereby reserves the right, upon issuing any home
occupation license to have the Zoning Administrator or designee inspect the premises in which
the occupation is being conducted to ensure compliance and the provisions of this Section or any
conditions additionally imposed.
502.16-4
50