HomeMy WebLinkAbout10.09.23CITY OF ST. JOSEPH
www.cityofstjoseph.com
75 Callaway Street East | Saint Joseph, Minnesota 56374
Email: cityoffices@cityofstjoseph.com | Phone: 320.363.7201 | Fax 320.363-0342
St. Joseph Planning Commission
Monday, October 9th, 2023
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. Public Comment
4. Agenda Review and Adoption
5. Approval of August 28th minutes
6. Approval of September 11th minutes
7.New Business
a.Public Hearing – Interim Use Permit – Heim-Kins, LLC
b. Public Hearing – Conditional Use Permit – Summit Commons, LLC
8. Old Business
a.Landscape requirements in Industrial Zoned Properties
9.Other Business
10. Adjourn
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1
August 28th, 2023
Page 1 of 3
Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met
On Monday, August 28th, 2023, at 6:00 PM. in the St. Joseph City Hall opening with the Pledge of
Allegiance.
Planning Commission Members Present: Commissioners, Keith Louwagie, Bob Loso, Gina Dullinger,
Mark Thompson, Carmie Mick, Isabella Margl
Staff Present: David Murphy, City Administrator; Nate Keller, Community Development Director
Public Comments: Keller welcomed new Planning Commission member Isabella Margl.
Approval of the Agenda: Dullinger made a motion to approve the agenda. The motion was seconded
by Mick and passed unanimously by those present.
Approval of the Minutes: Thompson made a motion to approve the minutes of June 12th, 2023.
Louwagie noted a correction in the minutes. Page two, paragraph two; hours of operation should
read “6AM – 1AM”. The motion was seconded by Margl and passed unanimously by those
present.
Old Business:
a. Conditional Use Permit – KAB Land LLC
Keller provided a recap of the Conditional Use Permit application, which was tabled at the August 14th
Planning Commission meeting pending the Commission’s request for additional information from the
applicant. The Planning Commission requested the following information:
• Elevation drawings depicting the height of the structure.
• Updated plan and intended use of the patio space.
• Ideas or solutions regarding sound wall/barrier ideas on the Northside of the property and or
possibly shifting the ceremony space to the East side.
• Illustration depicting how the outdoor space will look at-grade with bermed area/seating and
buffering/screening.
The applicant provided the following information in response to the Planning Commission’s requests:
• While drawings depicting the height/elevation of the building were not received, the applicant was
able to provide additional information regarding the height of the structure. The height of the
building currently sits at 38’ from grade to peak which is 2’ below the maximum building height in
the Rural Residential zone. The applicant shared that a Mansard type of roof would be proposed.
• The applicant provided an updated plan of the patio space. Previously, the patio space was
wrapped around the NW corner of the building and has been reduced to being adjacent to the
outdoor ceremony space.
• The applicant provided a drawing depicting the proposed sound wall/barrier and was included in
the packet for the August 14th meeting. Language was added to the C.U.P. recommendations to
include a 6’ privacy fence be added to the outdoor ceremony space to limit noise impact to the
adjacent property to the North as well as a fencing plan be submitted as part of the Site Plan
application.
• The applicant provided a graphic of the outdoor space which depicted how the outdoor space will
look with the bermed area/seating and buffering.
Keller shared the Planning Commission is asked to provide recommendation to the City Council by
adopting a Finding of Fact with conditions. Keller reminded the Commission they may add, eliminate, or
place other reasonable conditions on the C.U.P. Keller provided examples of possible conditions and
shared the Staff recommended conditions for approval. The City Council serves as the final authority on
all C.U.P.’s. The 60-day land use rule does apply. The Council has until September 19th to act unless a
written extension is provided to the applicant stating the reason for the extension. The C.U.P. is currently
on the September 5th, Council Agenda.
Staff and Commission discussed the possibility of adding language to the C.U.P., which would require the
applicant to add a right-turn lane in the future if there is an increase in traffic due to the development of
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August 28th, 2023
Page 2 of 3
this property. The Commission would like to see the main access be an entry only driveway because of
the hill that creates a blind spot when exiting the driveway and to utilize the other driveway as the exit.
The Commission asked if the applicant could comment whether the driveway to the south is going to be
used as a public entrance/exit.
Ken Bellicot, 2244 Orchid Loop South, Saint Cloud, Applicant: Ken replied they are looking at utilizing
both driveways as an entrance/exit from the property. Bellicot has spoken with District 742; they are
exploring the possibility of expanding the school zone to further reduce the speed limit in this area. He is
expecting the traffic to each event to be spread out and does not anticipate traffic backing up onto the
road causing congestion.
Dullinger asked the applicant if the parking lots have been reconfigured after having additional
topography work completed.
Bellicot explained they are exploring the option of moving one of the parking lots further south and putting
it behind one of the berms.
Staff and Commission discussed temporary signage possibilities, current speed limit on Jade Rd.,
expanding the school zone to lower the speed limit, location of proposed entrances/exits, and traffic
volume on Jade Rd.
Dullinger asked if Bellicot would be opposed to having fire suppression as a condition of the C.U.P.
Bellicot responded they are in favor of meeting code requirements regarding fire suppression.
The Commission began discussing and making changes to the list of staff recommended conditions of
approval included within the packet. The following changes were recommended by the Commission:
• Water/Sewer line extension: Commission recommended utility extension be installed prior to
receiving Certificate of Occupancy.
• Outdoor Ceremony Space: The Commission recommended the outdoor ceremony space to be
fully screened with a year-round living fence as required by ordinance to limit light and noise
impact to the adjacent northern property.
• Accessory Structure: The Commission recommended the same or similar exterior building
material, such as siding, and shingles be used on the accessory building as the principal building.
• Significant Changes: The Commission recommended if any significant changes as determined by
the Zoning Administrator and Planning Commission occur, the applicant shall seek an
amendment to this Conditional Use Permit. The Commission omitted the rest of the language
related to this proposed condition.
• Hours of Operation: The Commission recommended hours of operation be from 8AM-9PM
Sunday – Thursday and 6AM-12AM Friday – Saturday.
Dullinger made a motion to Adopt a Finding of Fact for the Conditional Use Permit based on the
Staff Recommended Conditions of Approval noting the changes made during the meeting;
seconded by Louwagie and passed unanimously.
b. Public Hearing – Variance – KAB Land LLC (continued from 8/14/23)
Keller shared the applicant is proposing to surface some of the parking lots within the site with gravel.
Driveways, entrance, and drop-off area will be paved with asphalt. City Code requires surfacing to be
paved, asphalt, or paver materials. The Commission is asked to recommend a Finding of Fact to approve
Resolution 2023-002V or deny Resolution 2023-001V; proposed variance request. Conditions of the
variance may be imposed by the Commission.
Dullinger opened the Public Hearing at 8:32PM.
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August 28th, 2023
Page 3 of 3
Ken Bellicot, 2244 Orchid Loop South, St. Cloud, Applicant: Ken explained they would like to keep the
naturescape as natural as possible. They are planning to surface the main parking lot with asphalt or
concrete. Bellicot is asking for the overflow parking lots to be surfaced with a material that blends into the
landscape more naturally; something that will also meet the compaction and dustless requirements.
Dullinger closed the Public Hearing at 8:34PM.
Loso made a motion to approve Resolution 2023-002V approving the variance request; motion
failed as there was not a second.
Dullinger made a motion to approve Resolution 2023-001V to deny the variance request; seconded
by Mick.
Aye: Louwagie, Margl, Mick, Dullinger, Thompson Motion Prevails 5:1
Nay: Loso
Other Business: Keller provided an update on the agenda for the Planning Commission meeting
scheduled for September 11th, 2023.
Adjourn: Dullinger moved to adjourn the meeting at 8:37PM. The motion was seconded by Margl
and the motion carried.
Minutes approved by:
Nate Keller
Community Development Director
4
September 11th, 2023
Page 1 of 3
Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met on
Monday, September 11th, 2023, at 6:00 PM in the St. Joseph City Hall opening with the Pledge of
Allegiance.
Planning Commission Members Present: Commissioners, Keith Louwagie, Mark Thompson, Carmie
Mick, Isabella Margl, John Hazen
Absent: Gina Dullinger, Bob Loso
Staff Present: Nate Keller, Community Development Director
Public Comments: None.
Approval of the Agenda: Hazen made a motion to approve the agenda. The motion was seconded by
Louwagie and passed unanimously by those present.
New Business:
a. Public Hearing – Vacation of interior easements – Northland Heights Lot 4 and 5
Keller explained to the Commission the request before them is to vacate interior easements on lots 4 and
5 in Northland Heights. These lots are located on Iris Lane. The applicant is looking to combine the lots
and build a home over the interior easement area which runs between the lots. The vacation requires a
public hearing. No public or private utilities exist. The remaining easements along the perimeter will
remain.
Mick opened the Public Hearing at 6:02PM.
As no one wished to speak, Mick closed the Public Hearing at 6:03PM .
Thompson made a motion to Approve Resolution Vacating Easements as Legally Described for
Lots 004, 005 of block 006 of Northland Heights. The motion was seconded by Louwagie and
passed unanimously by those present.
b. Public Hearing – Interim Use Permit – 119 College Ave N
Keller explained City Code requires residential rentals within the B1 downtown district and the B2
highway district to obtain an Interim Use Permit (IUP) to allow residential rental. An existing single-family
dwelling unit in the B-1 District is allowed as an Interim Use for a maximum term of five years but may be
less as approved by the City Council after reviewing the Planning Commission’s recommendation. The
property is in an area that is about 50 percent IUP’s and 50 percent commercial. The Commission
approved an IUP for this location in 2018.
The Commission asked at what point the IUP would no longer be approved. Keller explained once the
area is more than 50 percent commercial, the IUP would be allowed to expire and the property would
need to conform to a commercial use.
Mick opened the Public Hearing at 6:05PM.
As no one wished to speak, Mick closed the Public Hearing at 6:05PM.
Hazen made a Motion to Approve Resolution Adopting Findings of Fact recommending the City
Council issue an Interim Permit renewal for five years on 119 College Ave N. The motion was
seconded by Thompson and passed unanimously.
c. Public Hearing – Interim Use Permit – 119 1st Ave NE
Keller explained this property is a residential rental located off Birch Street in the B-2 Highway 75
Commercial District. An existing single-family dwelling unit in the B-2 District is allowed as Interim Use for
a maximum term of five years but may be less as approved by the City Council and after a review and
5
September 11th, 2023
Page 2 of 3
recommendation by the Planning Commission. The property is in an area that is half IUP residential rental
and half commercial uses. The Commission approved an IUP for this address in 2018.
Mick opened the Public Hearing at 6:08PM.
As no one wished to speak, Mick closed the Public Hearing at 6:08PM.
Hazen made a Motion to Approve Resolution Adopting Findings of Fact recommending the City
Council issue an Interim Permit renewal for five years on 119 1st Ave NE. The motion was
seconded by Thompson and passed unanimously.
d. Public Hearing – Interim Use Permit – 30 Birch St E
Keller shared the property is a residential rental located on Birch Street East in the B-2 Highway 75
Business District. The owner of the property is seeking a five-year renewal for the IUP. The IUP was last
approved in 2018 by the Commission.
Mick opened the Public Hearing at 6:09PM.
As no one wished to speak, Mick closed the Public Hearing at 6:08PM.
Hazen made a Motion to Approve Resolution Adopting Findings of Fact recommending the City
Council issue an Interim Permit renewal for five years on 30 Birch St E. The motion was seconded
by Margl and passed unanimously.
e. Public Hearing – Interim Use Permit – 104 1st Ave NW
Keller informed the Commission this property owner is requesting approval of an Interim Use Permit for a
residential rental. This property is in the B-1 Downtown Business District. An existing single-family
dwelling unit in the b-1 District is allowed as an Interim Use for a maximum term of five years but may be
less as approved by the City Council and after a review and recommendation by the Planning
Commission. An IUP for this address was last approved by the Commission in 2018. Keller noted this
area is seeing a significant shift from residential to commercial occurring.
Mick opened the Public Hearing at 6:11PM.
Cory Ehlert, owns property adjacent to 104 1st Ave NW: Ehlert would like to see the City shorten the IUP
extensions for residential rentals and encourage property owners to convert their property into a
commercial use as it is zoned to be commercial in the future. Ehlert shared his IUP on what is now
Estates Bed & Breakfast was approved for three years, which encouraged him to transition the property
to commercial use.
Mick closed the Public Hearing at 6:13PM.
The Commission discussed the location of this property and the number of residential rentals which
neighbor the property.
Mick made a Motion to Approve Resolution Adopting Findings of Fact recommending the City
Council issue an Interim Use Permit renewal for five years on 104 1st Ave NW. The motion was
seconded by Hazen and passed unanimously.
f. Joint Planning Board member appointment
Keller shared the recent resignation of a Planning Commission member has left a void on the Joint
Planning Board. Keller shared the Joint Planning Board consists of four City and four Township
representatives. Current City reps are Carmie Mick, John Hazen, and Bob Loso. The Joint Planning
Board generally meets 1 – 2 times per year.
6
September 11th, 2023
Page 3 of 3
The Commission and Staff invited current Commission Member Mark Thompson to join the Joint Planning
Board.
Hazen made a motion to Appoint Mark Thompson to the Joint Planning Board. The motion was
seconded by Mick and passed unanimously.
g. Industrial Building Material Requirements – Hiltner building
Keller shared staff has been working on a site plan for a proposed new 11,960 s.f. building in the
Industrial Park. City Code requires 25% of the building that faces the street to consist of specific
materials. This code is intended to create higher quality and aesthetically pleasing street facing facades.
The applicant has requested to use standing seam metal to meet the 25% requirement on the street
facing the side of the building. The applicant states the proposed material is more durable and is higher in
cost than other code approved options. Staff consulted with the City’s building official who agrees with the
applicant with respect to quality and cost of the proposed material. Staff is seeking the Planning
Commissions input and approval on the proposed alternative material.
Mark Hiltner, applicant: Hiltner explained they would like to use a standing seam metal on the gable ends
of the building. Hiltner noted other businesses who have used this material recently as part of a
renovation. Hiltner gave a brief overview of the other materials that will be used on the remaining portion
of the building.
Hazen made a motion to Approve Alternative Material for the Building. The motion was seconded
by Louwagie and passed unanimously.
Old Business:
a. Landscape requirements in Industrial Zoned Properties
Keller asked the Commission to continue discussion regarding landscape requirements in the Industrial
Park. The current Code requires a certain amount of trees, ornamental trees, or shrubs be planted based
on square footage of the building.
Keller researched and gave an overview of the code requirements for neighboring cities. Keller also gave
the Commission example verbiage for a potential amendment to the current code.
The Commission discussed having a minimum requirement of plantings subject to the landscape with the
ability to modify the plan as the Commission sees fit, language that would dictate planting requirements
for the front and sizes of the building and being overall less restrictive.
The Commission preferred a blend of options 3 and 4 from the staff memo. This option would cap the
number of trees and shrubs based on square footage and encourage plantings in the areas which front
public right-of-way. Commission directed Staff to draft new language and bring back to next meeting.
Other Business: Keller shared that the City Council passed the variance request 3-2 for the C.U.P. for
the Special Event Facility on Jade Rd. Additionally, Council approved the C.U.P with modifications. Keller
indicated there will be future and continued discussion regarding public art and murals.
Adjourn: Thompson moved to adjourn the meeting at 6:52PM. The motion was seconded by Margl
and the motion carried.
Minutes approved by:
Nate Keller
Community Development Director
7
Planning Commission Agenda Item 7a
MEETING DATE: October 9th, 2023
AGENDA ITEM: 7a. Public Hearing - Interim Use Permit- Heim-Kins
ACTION REQUESTED: Approval of Interim Use Permit renewal for outdoor display and sale of
merchandise at 219 Cedar Street E
PREVIOUS PLANNING COMMISSION ACTION: Commission/Council approved an IUP in 2018.
BACKGROUND INFORMATION:
Him-Kins, LLC (applicant) is requesting a renewal of their Interim Use permit. The IUP allows outdoor
display and sale of merchandise at their business located on 219 Cedar Street East. The IUP was originally
issued in 2018 and prior to IUP their was a “Special Use” permit to allow for seasonal display of merchandise
on the subject property.
Heim-Kins is proposing to be open Friday, Saturday, and Sundays from 10 AM- 5PM and by appointment.
The subject area where they would store the merchandise is along the front porch and Western side in a area 6
feet wide by 40 feet long. The proposed locations, size, and square footage of the display area has not changed
from the original and current IUP that was issued in 2018. The property is zoned B-2 Highway Business and
this district allows for an outdoor market as an Interim Use.
The indoor retail area is 2,200 SF and the front porch is 160 SF (2,360 SF total), and the plan proposes
240 SF along a portion of the westerly side of the building for a total retail area of 2,600 SF. The City’s
Off-Street Parking Ordinance requires one space per 250 SF of net floor area, which would require a
minimum of 11 off-street parking spaces. Off-street parking spaces are required to be striped and meet the
minimum size of 9’ wide x 20’ long per City Ordinance. The plan proposes 10 off-street parking spaces
along the front and westerly side of the building and employee parking in the rear of the building (room
for up to two spaces).
Interim uses allow a certain amount of discretion in determining the suitability of the use, along with the
ability to impose conditions provided there is a nexus between the use and specific findings addressing
such items as hours of operation, noise, access, and location and size of interim use to protect the general
welfare and public safety of the community.
ATTACHMENTS: IUP application and site plan
Pictures
Resolution approving IUP renewal for another five years
REQUESTED PLANNING COMMISSION ACTION:
1. Open and close Public Hearing
2. Motion to Approve Resolution Adopting Findings of Fact recommending the City Council issue an
Interim Permit renewal for five years
8
9
10
Interim Use Permit Application, City
Page 1 of 2
Interim Use Permit Application
FEE: 400 Date Received
Applicant
Phone: Email:
Mailing Address:
Property Owner:
Phone: Email:
Mailing Address:
PROJECT INFORMATION:
Project/Development Name
Project Location
Parcel Identification Number (PIN):
Legal Description of Property (attach a separate document if needed):
Description of Request:
Hours of operation, including days and times:
Describe existing and proposed lighting of the property?
Will any exterior display or signs be used?
Will there be any exterior storage for the interim use?
Pat Kaeter & Gerri Feld
320-248-1944/293-2588 pkayter@aol.com
PO Box 143 St Joseph, MN. 56374
Rudy Zimmer
320-250-2212
Clearwater Corners PO Box 106 Clearwater MN 55320
Heim-Kins, LLC
219 E Cedar Street, St Joseph MN
84.53425.0004
.75A W 200' of E 631.57 of SE4NW4
lying N of Hwy 52 & S of PR less 07A for Hwy city of St Joseph Section 10 Townsp 124 rng 029
To display outdoor merchandise outdoors
Friday, Saturday & Sunday 10-5
yes
yes
11
Interim Use Permit Application, City
Page 2 of 2
Submission Requirements:
Application for an Interim Use Permit shall be on this form and include the established application fee. The
application and copies of the site plan shall be submitted three (3) weeks prior to the next Planning Commission
meeting. Ten (10) 11x17 copies of the site plan drawn to scale, along with an electronic copy to scale showing
the property dimensions, wetlands, floodplains, grading and drainage, landscaping, location of utilities, location
of all existing and proposed buildings/structures and their sizes, including square footage; location of all existing
and proposed curb cuts, driveways, access roads, parking spaces, off-street loading areas, and sidewalks must be
submitted in the initial application. The City may request additional data deemed reasonable and necessary
related to the conditional use.
A written narrative outlining the Interim Use requested, along with any information explaining the operation is
required to be submitted as part of your application.
Review and Decision by the City Council.
The City Council shall review the application after the Planning Commission has made its recommendation and
will make a final determination to either approve or deny the application. In the granting of approval, the City
Council may impose conditions regarding the location, character and other features of the proposed building,
structure or use as it may deem necessary.
This application must be signed by all owners of the subject property.
We, the undersigned, have read and understand the above and that we are responsible for reimbursing the City
for any additional legal, engineering, building inspection or planning fees related to the Interim Use.
Signature of Applicant Date
Signature of Owner (s) Date
Questions: Phone (320) 229-9424. Submit completed application to:
St. Joseph Government Center
75 Callaway St E
St. Joseph, MN 56374
Patrica D Kaeter
12
13
14
DOCUMENT DRAFTED BY CITY OF ST. JOSEPH, MN - - - 75 CALLAWAY ST E
RESOLUTION 2023-XXX
A RESOLUTION ADOPTING FINDINGS OF FACT AND APPROVING AN INTERIM USE
PERMIT FOR THE PURPOSES OF HAVING OUTDOOR DISPLAY AND SALE OF
MERCHANDISE.
WHEREAS, Brothers and One, Inc., owner, and Heim-Kins, LLC, applicant, have properly
applied for an Interim Use permit for outdoor display and sale of merchandise on the property generally
described as 219 Cedar St. East, St. Joseph, Minnesota and legally described as follows:
All that part of the Southeast Quarter of the Northwest Quarter (SE ¼ NW ¼) of Section Ten
(10), Township One Hundred Twenty-four (124) North, Range Twenty-nine (29) West,
described as follows, to-with: Commencing at the Southeast corner of the NW ¼ of said
Section 10; thence on an assumed bearing of North along the East line of said NW ¼ a
distance of 559.31 feet to a point on the Northerly right of way line of County State Aid Road
No. 75 (formerly Trunk Highway No. 52); thence North 88 degrees, 18 minutes, West along
said right of way line 831.57 feet; thence North 01 degrees, 35 minutes, East 290.22 feet to
its intersection with the Southwesterly right of way line of Burlington Northern Railroad;
thence Southeasterly along said right of way line to its intersection with said East line of NW
¼ of Section 10; thence South along said East line 87.91 feet to the point of beginning. LESS
AND EXCEPT therefrom the East 431.70 feet and the West 200 feet thereof (as measured
along the northerly right of way line of County State Aid Road No. 75, formerly known as
Trunk Highway No. 52).
“Subject Property”
WHEREAS, the St. Joseph Planning Commission held a public hearing on the Interim Use permit
on October 9th, 2023 at which time all persons wishing to be heard regarding the matter were given an
opportunity to be heard; and
WHEREAS, on October 9th, 2023, the St. Joseph Planning Commission reviewed the proposed
Interim Use permit and adopted a Findings of Fact in support of granting an Interim Use permit and
recommended approval of the request for an Interim Use permit to the City Council.
15
DOCUMENT DRAFTED BY CITY OF ST. JOSEPH, MN - - - 75 CALLAWAY ST E
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ST.
JOSEPH, MINNESOTA, hereby makes the following Findings of Fact:
1.That Brothers and One, Inc., and Heim-Kins, LLC, hereinafter referred to as “Applicant,”
properly applied for an Interim Use permit to allow for the year-round outdoor display of
merchandise for sale on the Subject Property.
2. That the Applicant appeared before the St. Joseph Planning Commission for a public hearing
pursuant to City Code on October 9th, 2023 and that said public hearing was properly
advertised, and the minutes are hereby incorporated as part of these findings by reference.
3. That the land use plan for the Subject Property is corridor commercial and the proposed use
is in compliance with the land use plan of the Comprehensive Plan of the City.
4. That the Subject Property is zoned B-2, Highway 75 Business District and an outdoor market
is a permitted Interim Use.
5.That the Interim Use will not be detrimental to or endanger public health, safety, morals,
comfort, or general welfare of the neighborhood and will be harmonious to the to the
objectives of the Comprehensive Plan of the City.
6. That the outdoor display of merchandise will be located on the front porch and along a
portion of the westerly side of the building encompassing a 6 feet wide by 40 feet long area
and will be designed, constructed, operated and maintained so as to be harmonious and
appropriate in appearance with character of the area and is not hazardous or disturbing to
existing or future neighboring uses.
7. That adequate utilities and services, including utilities, streets, drainage and other necessary
facilities have been provided and will not create excessive additional costs for services and/or
be detrimental to the economic welfare of the community.
8.That the Interim Use will not involve activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property, or general welfare
because of excessive production of traffic, noise, smoke, fumes, glare or odors.
9.That the existing access from Cedar St. East will continue to provide access and will not
create traffic congestion or interfere with traffic or surrounding public thoroughfares.
10. That the existing parking lot will provide sufficient off-street parking and loading space to
serve the proposed use.
11.That the Interim Use will not result in the loss or damage of natural, scenic or historic feature
and the soil conditions are adequate to accommodate the use.
BE IT FURTHER RESOLVED BY THE CITY COUNCIL OF THE CITY OF ST.
JOSEPH, MINNESOTA, as follows:
16
DOCUMENT DRAFTED BY CITY OF ST. JOSEPH, MN - - - 75 CALLAWAY ST E
1. Based on the aforementioned Findings of Fact, an Interim Use permit (“Permit”) to allow for
year-round outdoor display and sale of merchandise on the Subject Property is hereby
granted.
2. That the outdoor display of merchandise shall be limited to a portion of the front porch
provided the access is unobstructed and meets the MN State Building Code, and along a
portion of the westerly side of the building not to exceed 240 square feet, 6 feet wide by 40
feet long area as proposed and approved by the City.
3.That the days of operation shall be limited to Friday, Saturday and Sunday.
4.That the Off-Street Parking Ordinance shall be met.
5. That at least eleven (11) off-street parking spaces shall be provided and striped that are at
least 9 feet wide by 20 feet long meeting City Ordinance requirements.
6. That off-street parking by patrons shall be on the Subject Property.
7. That the parking lot drive access on the westerly and northerly boundary of the Subject
Property shall be a minimum of 12 feet wide and no parking shall be allowed within the drive
access nor shall any display of merchandise block the drive aisle accesses.
8. The property owner is responsible for meeting all Federal, State, Local, and City
requirements and obtaining any and all permits and licenses.
9. Revocation: The City Council shall revoke an Interim Use permit when it determines that the
terms and conditions of the permit as issued are no longer being complied with. A certified
copy of an order of the City revoking an Interim Use permit shall be filed with the County
Recorder for recording.
10.Expiration: If within one (1) year after issuance of granting an Interim Use permit the use
permitted has not started, then the permit is null and void, unless the City Council has
approved a petition for an extension. The Interim Use permit shall expire within five (5)
years on October 16th, 2028 or if the authorized use ceases for any reason for more than one
(1) year.
11. The City Administrator and/or his/her designee shall have the right to inspect the premises
for compliance and safety purposes annually or at any time upon reasonable request.
Whereupon said resolution was declared duly passed and adopted by the St. Joseph City Council this
16th day of October, 2023.
CITY OF ST. JOSEPH
By___________________________
Rick Schultz, Mayor
By___________________________
David Murphy, City Administrator
17
Planning Commission Agenda Item 7b
MEETING DATE: October 9th, 2023
AGENDA ITEM: 7b. Public Hearing – Conditional Use permit – Summit Commons, LLC
ACTION REQUESTED: Approval of Conditional Use permit with conditions
PREVIOUS PLANNING COMMISSION ACTION: None
BACKGROUND INFORMATION:
Conditional Use Permit – Summit Commons, LLC - - - Outdoor Storage
Summit Commons, LLC (applicant and owner) has submitted a Conditional Use permit for Outdoor Storage
on subject property shown below
Conditional Use Permit Request
Applicant Information: Summit Commons, LLC
Existing Zoning: B-3 General Business District.
Future Land Use: Low Density Residential and Corridor Commercial (B-2 Highway
Commercial)
Location: South of Wobegon Trail, North of City’s Street Dept Facility and
Highway 75
Access: The site is provided access through the city’s Street Dept facility via a
recorded access agreement. The recorded agreement is included in
resolution. 18
WCA/Wetlands: Wetlands exist to the South and West of the site but are not located
within the parcel boundaries.
Lot Size: 8.26 acres
Overview and background
Applicant Summit Commons, LLC is proposing to construct outdoor storage for vehicles and recreational
items (boats, trailers, atv’s, etc.) on the Subject property located North of Highway 75 and South of
Wobegon trail.
City Code 502.12 Subd 12 Section B states
Commercial/Industrial Uses “outside storage of equipment, materials, and inventory as a principle or
accessory use for commercial and industrial uses shall require a conditional use permit subject to the
provisions of this Ordinance”
The B-3 district does not list the specific use as a Conditional Use however the code referenced above
does allow for outdoor storage as a principle use within Commercial or Industrial districts.
Significant vegetation exists throughout the perimeters of the site (mostly deciduous) and property will be
fenced by 8-foot chain link. The fence will be slotted on visible portions bordering residential areas (SE,
East, NE sides). The Wobegon trail is located directly to the North and view of the site is visible from
portions of the trail. If viewing the site from the Wobegon trail full screening is not possible given the
topography of the subject site being 20 plus feet lower than the grade of the trail. Deciduous trees will be
planted in the NE area of the site to help aid in screening. This area of the site is most visible from the
trail. On-site pictures are included as an attachment to this memo.
The use will abide by all setback requirements and be strictly contained to vehicle and recreational item
storage. Surfacing of storage area will be recycled asphalt which technically meets the “hard surface”
requirements found in the Parking ordinance. Response from applicant on the surfacing is shown below:
A lockable gate will be installed at the entrance to control and prevent unwanted access into the site.
Surrounding land uses are all Rural Residential.
Utilities are not readily available to service the site which severely restricts the typical
possibility/feasibility of standard commercial B-3 uses. Applicant is not proposing to extend any utilities
because utilities are not needed for the proposed use.
Access to the site for typical B-3 commercial uses is challenging given the lack of a full public street
connecting to the site. The site does have a recorded access agreement between the city to allow for direct
access. Agreement is shown as Exhibit B to the Finding of Fact resolution. The proposed use will have
limited (often singular) vehicle traffic coming and going from site therefore staff does not see negative
conflicts which would disrupt the city’s use of its property which borders the site to the South.
19
Conditions of Approval
The Commission may place reasoanble conditions as described in 502.07 Subd 1 Section F. These can
include: location of access points, fencing, screening, berming, sign restrictions, designating sites for
open space, height/size and number of buildings, operating hours and noise levels, or other conditions
related to protecting the public interest.
Staff recommended conditions are outlined in the resolution and relate to:
•Fencing around perimeter of site with slotted panels on areas bordering adjacent residential
•Screening in the form of coniferous trees in NE corner of site
•Lighting restrictions
•Requiring land disturbance permit prior to work beginning
•Stormwater control standards being met prior to issuance of Land Disturbance permit (Engineer
in process of review)
•Not allowing any storage of junked, unlicensed, or inoperable vehicles, trailers within storage
area
•Clearly delineating parking stalls, and drive aisles and not allowing any vehicles to be stored
outside of designated stall areas nor can vehicles block aisles. Delineation of spots shall be
maintained year-round and sizes shall meet parking standards.
•Hours of operation (6AM-9PM)
•Access into the site through a controlled and secured locked gate. Requiring a DAMA box to
allow emergency vehicles access into and from the site
•Dedication of a easement through the site to allow for future utilities (to service future
development and sites to the North). Please note this verbiage and requirement is still being
worked on by staff and discussions with owner. Language may be modified.
Commission is tasked with recommending Conditions of Approval by adopting a Finding of Fact to the
City Council. Commission may add, subtract, or place other reasonable conditions on the Finding of Fact
resolution staff has prepared.
ATTACHMENTS: CUP application and site plan documents
Pictures
Finding of Fact Resolution approving CUP
REQUESTED PLANNING COMMISSION ACTION:
1. Open and close Public Hearing
2.Motion to Approve Resolution Adopting Findings of Fact recommending the City Council issue a
Conditional Use Permit
20
View from Wobegon trail looking towards the subject site.
21
View from Wobegon trail looking towards the site. Significant deciduous vegetation like this exists
throughout the perimeter of site.
22
View from Wobegon trail towards subject site.
23
Vegetation along the Northern boundary of site. View from Wobegon trail taken near NE corner of site
looking West.
24
NE corner of site as seen from Wobegon trail.
25
Entrance to site and Southern border of property as seen from City owned property looking North.
View looking North towards entrance to subject property
26
View from entrance near Highway 75 looking West
27
28
29
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31
32
33
35
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APPROXIMATE WETLAND LIMITS
PER STEARNS COUNTY GIS MAP
B-1
WD: 5'-6"
B-2
WD: 5'-2"
B-3
WD: 5'-3"
B-4
WD: 5'-5"
B-22
WD: 5'-0"
B-21
WD: 2'-6"
B-5
WD: 3'-9"
B-6
WD: 3'-10"
B-7
WD: 3'-6"
B-8
WD: 3'-8"
B-9
WD: 5'-0"
B-10
WD: 4'-0"
B-16
WD: 4'-0"
B-11
WD: 3'-0"
B-17
WD: 5'-0"
B-12
WD: 3'-0"
B-14
WD: 4'-0"
B-15
WD: 4'-0"
B-13
WD: 4'-0"
B-18
WD: 4'-6"
B-19
WD: 5'-0"
B-20
WD: 5'-0"
APPROX. 100-YR FLOODPLAIN
PER STEARNS COUNTY GIS &
FEMA FIRM MAP
2
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Drawn By:
Checked By:
Issue Date:
12236025.000
NJN
BDM
xx.xx.2023
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Date: Lic. No.:
I hereby certify that this plan,
specifications or report was prepared
by me or under my direct supervision
and that I am a duly licensed
Professional Engineer under the laws
of the state of Minnesota.
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Sheet:
Bryan D. Miller, P.E.
54950xx.xx.23
REMOVE AND DISPOSE OF
GRAVEL SECTION
REMOVE AND DISPOSE OF
CONCRETE PAVEMENT SECTION
APPROXIMATE BORING LOCATION
(WD: MEASURED WATER TABLE DEPTH)
SYMBOL LEGEND
DEMOLITION PLAN
C100
DEMOLITION NOTES
1.Verify all existing utility locations.
2.It is the responsibility of the Contractor to perform or coordinate all necessary
utility demolitions and relocations from existing utility locations to all onsite
amenities and buildings. These connections include, but are not limited to, water,
sanitary sewer, cable tv, telephone, gas, electric, site lighting, etc.
3.Prior to beginning work, contact Gopher State Onecall (651-454-0002) to locate
utilities throughout the area under construction. The Contractor shall retain the
services of a private utility locator to locate the private utilities.
4.Sawcut along edges of pavements, sidewalks, and curbs to remain.
5.All construction shall be performed in accordance with state and local standard
specifications for construction.
REMOVE AND DISPOSE OF GRAVEL SECTION.
REMOVE AND DISPOSE OF CONCRETE PAVEMENT SECTION.
EXISTING OVERHEAD ELECTRIC AND POLES TO BE REMOVED. COORDINATE WITH UTILITY
PROVIDER FOR REMOVAL AND NEW SERVICE CONNECTIONS.
KEY NOTES
1
PROPERTY LINE
GENERAL
SETBACK LINE
2
B-xx
WD: xxx
3
40
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APPROXIMATE WETLAND LIMITS
PER STEARNS COUNTY GIS MAP
APPROX. 100-YR FLOODPLAIN
PER STEARNS COUNTY GIS &
FEMA FIRM MAP
2
40
'
32
'
40
'
32
'
80
'
32
'
40
'
32
'
26
'
32'
32'
40
'
12'
TYP
.
40'
32'40'
2
2
1
1
1
1
1
1
1
1
1
1
1
1
3
7 4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
5
5
5
5
6
6
66
6
6 6
6
6
66
6
6
32'
35'
20
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35'
10'
20
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35'
12'24'
35'
DescriptionRev. Date
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Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12236025.000
NJN
BDM
xx.xx.2023
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P:\Projects\Projects - 2023\12236025 - St. Joseph Outdoor Storage\C. Design\Drawing Files\12236025 - C200 - Paving.dwg
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Date: Lic. No.:
I hereby certify that this plan,
specifications or report was prepared
by me or under my direct supervision
and that I am a duly licensed
Professional Engineer under the laws
of the state of Minnesota.
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Sheet:
Bryan D. Miller, P.E.
54950xx.xx.23
SITE PLAN
C200
1 NEW COMPACTED BITUMINOUS RECLAIM, DETAIL 1/C500
NEW SURMOUNTABLE CURB AND GUTTER, DETAIL 2/C500
NEW RETAINING WALL, DETAIL 3/C500
NEW 8' CHAIN LINK FENCE WITH PRIVACY SLATS, DETAIL 4/C500
NEW BLUE SPRUCE TREE, OR AS APPROVED BY OWNER, DETAIL
5/C500
NEW LIGHT POLE, SEE ELECTRICAL
NEW CARDED ENTRY/EXIT SECURITY GATE
2
3
KEY NOTES
NEW COMPACTED
BITUMINOUS RECLAIM
DETAIL 1/C500
NEW CHAIN LINK FENCE WITH
BLACK PRIVACY SLATS
DETAIL 4/C500
NEW LIGHT POLE,
SEE ELECTRICAL
SYMBOL LEGEND
PROPERTY LINE
GENERAL
SETBACK LINE
12' x 40' PULL THROUGH = 73 SPACES
12' x 40' STANDARD = 131 SPACES
12' x 26' STANDARD = 26 SPACES
12' x 20' STANDARD =7 SPACES
TOTAL = 237 SPACES
NOTE: STORAGE COUNTS ABOVE ARE APPROXIMATE. ACTUAL COUNTS
MAY VARY DEPENDING ON FINAL STRIPING LAYOUT & STALL SIZES
DETERMINED IN THE FIELD.
STORAGE SPACES
4
5
6
7
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APPROXIMATE WETLAND LIMITS
PER STEARNS COUNTY GIS MAP
1069
1070
1072
1074
1076
1078
1079
1071
1073
1075
1077
1069
1068
1068
1069
10
6
7
10
6
7
APPROX. 100-YR FLOODPLAIN
PER STEARNS COUNTY GIS &
FEMA FIRM MAP
69.95 B68.97* TC/GL
69.00 B68.17 B
67.58 TC
67.25 GL
68.33 B
68
68
69
70
70
71
68.10 EOF
BASIN-1
100-YR HWL: 68.09
10-YR HWL: 67.18
2-YR HWL: 66.58
NWL: 65.50
BOT: 56.00
70
69.27 TC
68.94 GL
69
666769
70
65 67
66 68
3:1
69
68
68.98 B
68.78 B
69.22 B
70.72 B
70.72 B 70.33 B
71
74 75 76777879808182
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69
70
69
69.53 B
67
6969686766
65
65.5
64.5646362616059585756
70
69.21 B
69.93 B
69.93 B
69
6
9
6
8
70.18 TW/BW/B
74.30 TW
70.30 BW/B
69.56 TW/BW/B
1
DescriptionRev. Date
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Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12236025.000
NJN
BDM
xx.xx.2023
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Date: Lic. No.:
I hereby certify that this plan,
specifications or report was prepared
by me or under my direct supervision
and that I am a duly licensed
Professional Engineer under the laws
of the state of Minnesota.
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Sheet:
Bryan D. Miller, P.E.
54950xx.xx.23
GRADING
PLAN
C300
PROPOSED CONTOURS - MAJOR INTERVAL
GRADE BREAK LINE
PROPOSED CONTOURS - MINOR INTERVAL949
950
950 EXISTING CONTOURS
2.0%
950.00 TC
949.50 GL
GRADE SLOPE
SPOT ABBREVIATIONS:
TC - TOP OF CURB
GL - GUTTER LINE
GO - GUTTER OUT
B - BITUMINOUS
C - CONCRETE
EO - EMERGENCY OVERFLOW
TW - TOP OF WALL
BW - BOTTOM OF WALL (F/G)
(*) - EXISTING TO BE VERIFIED
GRADING NOTES
1. Tree protection consisting of snow fence or safety fence installed at the drip line
shall be in place prior to beginning any grading or demolition work at the site.
2. All elevations with an asterisk (*) shall be field verified. If elevations vary
significantly, notify the Engineer for further instructions.
3. Grades shown in paved areas represent finish elevation.
4. All disturbed areas to receive 4” of good quality topsoil and seed.
5. All construction shall be performed in accordance with state and local standard
specifications for construction.
SYMBOL LEGEND
PROPERTY LINE
GENERAL
SETBACK LINE
1 NEW STORMWATER BASIN, DETAIL 6/C500
KEY NOTES
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APPROXIMATE WETLAND LIMITS
PER STEARNS COUNTY GIS MAP
1069
1070
1072
1074
1076
1078
1079
1071
1073
1075
1077
1069
1068
1068
1069
10
6
7
10
6
7
APPROX. 100-YR FLOODPLAIN
PER STEARNS COUNTY GIS &
FEMA FIRM MAP
68
68
69
70
70
71
70
69
666769
70
65 67
66 68
3:1
69
68
71
74 75 76777879808182
73
7271
68
69
70
69
67
6969686766
65
65.5
64.5646362616059585756
70
69
6
9
6
8
1
1 1
1
1
1
1
1
1
2
3
3
3
3
3
3
3
3
3
4
4
5
BLOCK BASIN OUTLET UNTIL ALL
UPSTREAM AREAS HAVE BEEN STABILIZED
PROVIDE TEMPORARY
OUTLET AT 61.55
DescriptionRev. Date
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Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12236025.000
NJN
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P:\Projects\Projects - 2023\12236025 - St. Joseph Outdoor Storage\C. Design\Drawing Files\12236025 - C300 - Grading.dwg
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Date: Lic. No.:
I hereby certify that this plan,
specifications or report was prepared
by me or under my direct supervision
and that I am a duly licensed
Professional Engineer under the laws
of the state of Minnesota.
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Sheet:
Bryan D. Miller, P.E.
54950xx.xx.23
EROSION
CONTROL PLAN
C301
SEDIMENT LOG, DETAIL 1/C501
RIP-RAP / ROCK CONST. ENTRANCE
DETAILS 2/C501, 4/C501, & 5/C501
CONCRETE WASHOUT STATION
(LOCATE DURING CONSTRUCTION)
SYMBOL LEGEND
PROPERTY LINE
GENERAL
SETBACK LINE
1 SEDIMENT LOG, DETAIL 1/C501
ROCK CONSTRUCTION ENTRANCE, DETAIL 2/C501
EROSION CONTROL BLANKET, DETAIL 3/C501
RIP-RAP AT FES, DETAIL 4/C501
RIP-RAP AT OUTLET, DETAIL 5/C501
2
3
KEY NOTES
1. Owner and Contractor shall obtain MPCA-NPDES permit. Contractor shall be responsible for all fees pertaining to this permit.
The SWPPP shall be kept onsite at all times.
2. Install temporary erosion control measures (inlet protection, silt fence, and rock construction entrances) prior to beginning any
excavation or demolition work at the site.
3. Erosion control measures shown on the erosion control plan are the absolute minimum. The contractor shall install temporary
earth dikes, sediment traps or basins, additional siltation fencing, and/or disk the soil parallel to the contours as deemed
necessary to further control erosion. All changes shall be recorded in the SWPPP.
4. All construction site entrances shall be surfaced with crushed rock across the entire width of the entrance and from the
entrance to a point 50' into the construction zone.
5. The toe of the silt fence shall be trenched in a minimum of 6”. The trench backfill shall be compacted with a vibratory plate
compactor.
6. All grading operations shall be conducted in a manner to minimize the potential for site erosion. Sediment control practices
must be established on all down gradient perimeters before any up gradient land disturbing activities begin.
7. All exposed soil areas must be stabilized as soon as possible to limit soil erosion but in no case later than 7 days after the
construction activity in that portion of the site has temporarily or permanently ceased. Temporary stockpiles without significant
silt, clay or organic components (e.g., clean aggregate stockpiles, demolition concrete stockpiles, sand stockpiles) and the
constructed base components of roads, parking lots and similar surfaces are exempt from this requirement.
8. The normal wetted perimeter of any temporary or permanent drainage ditch or swale that drains water from any portion of the
construction site, or diverts water around the site, must be stabilized within 200 lineal feet from the property edge, or from the
point of discharge into any surface water. Stabilization of the last 200 lineal feet must be completed within 24 hours after
connecting to a surface water. Stabilization of the remaining portions of any temporary or permanent ditches or swales must
be complete within 7 days after connecting to a surface water and construction in that portion of the ditch has temporarily or
permanently ceased.
9. Pipe outlets must be provided with energy dissipation within 24 hours of connection to surface water.
10. All riprap shall be installed with a filter material or soil separation fabric and comply with the Minnesota Department of
Transportation Standard Specifications.
11. All storm sewers discharging into wetlands or water bodies shall outlet at or below the normal water level of the respective
wetland or water body at an elevation where the downstream slope is 1 percent or flatter. The normal water level shall be the
invert elevation of the outlet of the wetland or water body.
12. All storm sewer catch basins not needed for site drainage during construction shall be covered to prevent runoff from entering
the storm sewer system. Catch basins necessary for site drainage during construction shall be provided with inlet protection.
13. In areas where concentrated flows occur (such as swales and areas in front of storm catch basins and intakes) the erosion
control facilities shall be backed by stabilization structure to protect those facilities from the concentrated flows.
14. Inspect the construction site once every seven days during active construction and within 24 hours after a rainfall event greater
than 0.5 inches in 24 hours. All inspections shall be recorded in the SWPPP.
15. All BMPs must be repaired, replaced, or supplemented when they become nonfunctional or the sediment reaches 1/3 of the
capacity of the BMP. These repairs must be made within 24 hours of discovery, or as soon as field conditions allow access.
All repairs shall be recorded in the SWPPP.
16. If sediment escapes the construction site, off-site accumulations of sediment must be removed in a manner and at a frequency
sufficient to minimize off-site impacts.
17. All soils tracked onto pavement shall be removed daily.
18. All infiltration areas must be inspected to ensure that no sediment from ongoing construction activity is reaching the infiltration
area and these areas are protected from compaction due to construction equipment driving across the infiltration area.
19. Temporary soil stockpiles must have silt fence or other effective sediment controls, and cannot be placed in surface waters,
including stormwater conveyances such as curb and gutter systems, or conduits and ditches unless there is a bypass in place
for the stormwater.
20. Collected sediment, asphalt and concrete millings, floating debris, paper, plastic, fabric, construction and demolition debris and
other wastes must be disposed of properly and must comply with MPCA disposal requirements.
21. Oil, gasoline, paint and any hazardous substances must be properly stored, including secondary containment, to prevent spills,
leaks or other discharge. Restricted access to storage areas must be provided to prevent vandalism. Storage and disposal of
hazardous waste must be in compliance with MPCA regulations.
22. External washing of trucks and other construction vehicles must be limited to a defined area of the site. Runoff must be
contained and waste properly disposed of. No engine degreasing is allowed onsite.
23. All liquid and solid wastes generated by concrete washout operations must be contained in a leak-proof containment facility or
impermeable liner. A compacted clay liner that does not allow washout liquids to enter ground water is considered an
impermeable liner. The liquid and solid wastes must not contact the ground, and there must not be runoff from the concrete
washout operations or areas. Liquid and solid wastes must be disposed of properly and in compliance with MPCA regulations.
A sign must be installed adjacent to each washout facility to inform concrete equipment operators to utilize the proper facilities.
24. Upon completion of the project and stabilization of all graded areas, all temporary erosion control facilities (silt fences, hay
bales, etc.) shall be removed from the site.
25. All permanent sedimentation basins must be restored to their design condition immediately following stabilization of the site.
26. Contractor shall submit Notice of Termination for MPCA-NPDES permit within 30 days after Final Stabilization.
EROSION CONTROL NOTES
EROSION CONTROL BLANKET
DETAIL 3/C501
4
5
1. Dewatering shall take place after sediment has settled to the bottom of the basin.
2. Contractor shall prevent erosion and scour at discharge points through the use of an energy dissipation device.
3. Dewatering must avoid nuisance conditions in receiving waters.
4. Dewatering must not inundate downstream wetlands.
Temporary Sediment Basin Volumes
Drainage Area (Acres)
Required Minimum
Temporary Storage (CF)
Provided Temporary
Storage (CF)
Basin #1 7.89 28,404 28,741
TEMPORARY BASIN DEWATERING AND BASIN DRAINING
43
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APPROXIMATE WETLAND LIMITS
PER STEARNS COUNTY GIS MAP
APPROX. 100-YR FLOODPLAIN
PER STEARNS COUNTY GIS &
FEMA FIRM MAP
STMH-1
RIM: 68.90
TOP OF WEIR: 66.85
8" ORIFICE: 65.50
INV (NW,S): 65.50
FES
INV: 65.00
FES
INV: 58.00
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STORMWATER BASIN
DescriptionRev. Date
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Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12236025.000
NJN
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xx.xx.2023
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P:\Projects\Projects - 2023\12236025 - St. Joseph Outdoor Storage\C. Design\Drawing Files\12236025 - C400 - Utility.dwg
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Date: Lic. No.:
I hereby certify that this plan,
specifications or report was prepared
by me or under my direct supervision
and that I am a duly licensed
Professional Engineer under the laws
of the state of Minnesota.
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Sheet:
Bryan D. Miller, P.E.
54950xx.xx.23
UTILITY PLAN
C400
UTILITY NOTES
1. It is the responsibility of the contractor to perform or coordinate all necessary utility connections and
relocations from existing utility locations to the proposed building, as well as to all onsite amenities.
These connections include but are not limited to water, sanitary sewer, cable TV, telephone, gas, electric,
site lighting, etc.
2. All service connections shall be performed in accordance with state and local standard specifications for
construction. Utility connections (sanitary sewer, watermain, and storm sewer) may require a permit from
the City.
3. The contractor shall verify the elevations at proposed connections to existing utilities prior to any
demolition or excavation.
4. The contractor shall notify all appropriate engineering departments and utility companies 72 hours prior to
construction. All necessary precautions shall be made to avoid damage to existing utilities.
5. Storm sewer requires testing in accordance with Minnesota plumbing code 4714.1109 where located
within 10 feet of waterlines or the building.
6. HDPE storm sewer piping shall meet ASTM F2306 and fittings shall meet ASTM D3212 joint pressure
test. Installation shall meet ASTM C2321.
7. See Project Specifications for bedding requirements.
SYMBOL LEGEND
PROPERTY LINE
GENERAL
SETBACK LINE
1 NEW STORM MANHOLE, DETAIL 7/C500
NEW FLARED END SECTION, DETAIL 8/C500
NEW WEIR, DETAIL 9/C500
2
3
KEY NOTES
STORM SEWER PIPE
STORM MANHOLE (STMH)
DETAIL 7/C500
FLARED END SECTION (FES)
DETAIL 8/C500
44
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Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12236025.000
NJN
BDM
xx.xx.2023
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P:\Projects\Projects - 2023\12236025 - St. Joseph Outdoor Storage\C. Design\Drawing Files\12236025 - C500 - Details.dwg
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Date: Lic. No.:
I hereby certify that this plan,
specifications or report was prepared
by me or under my direct supervision
and that I am a duly licensed
Professional Engineer under the laws
of the state of Minnesota.
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Sheet:
Bryan D. Miller, P.E.
54950xx.xx.23
DETAILS
C500
8'
4'
-
6
"
5'
1"
10' MAX
6"
3" O.D. TERMINAL POST
TENSION BANDS SPACED
MAXIMUM OF 15" APART
TENSION BAR
BOTTOM RAIL
MIDDLE RAIL
TOP RAIL
3" O.D.
LINE POST
BLACK VINYL CHAIN LINK
FENCE FABRIC
NOT TO SCALE
FENCE DETAIL4
C500
12" DIA. X 5' CONCRETE
FOOTING (TYPICAL)
NOT TO SCALE
& GUTTER DETAIL
SURMOUNTABLE CURB
2
C500
12"12"
10
.
7
5
"
6"
7"
1.
1
2
5
"
6"
SLOPE
3 4" PER FT.
NEW COMPACTED
BITUMINOUS RECLAIM
BACKFILL WITH NEW
GOOD QUALITY
TOPSOIL AND SEED
NEW BASE
AGGREGATE
APPROVED SUBGRADE SOIL
NOT TO SCALE
RECLAIM SECTION
COMPACTED BITUMINOUS
1
C500
NEW 8" COMPACTED
BITUMINOUS RECLAIM
APPROVED SUBGRADE SOIL
NOT TO SCALE
WALL DETAIL
SEGMENTAL RETAINING
3
C500
BW (SEE GRADING PLAN)
TW (SEE GRADING PLAN)
NEW MODULAR BLOCK
VA
R
I
E
S
NEW WALL CAP
NOTES:
1. WALL TO BE DESIGNED/INSTALLED PER MANUFACTURER'S RECOMMENDATIONS.
2. WALL TYPE, COLOR, TEXTURE TO BE SELECTED BY OWNER.
RETAINING WALL BASE, DRAINTILE, AND AGGREGATE
BACKFILL PER MANUFACTURER'S RECOMMENDATION.
NEW COMPACTED
BITUMINOUS RECLAIM
BACKFILL WITH NEW
GOOD QUALITY
TOPSOIL AND SEED
BLACK PRIVACY SLATS
NOT TO SCALE
CROSS SECTION
WET SEDIMENTATION BASIN
6
C500
EXISTING SOILS
POND BOTTOM
3:1
PER
P
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N
(3:1
M
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X
)
3:
1
P
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R
P
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A
N
(3
:
1
M
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X
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INLET PIPE
OUTLE
T
P
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NORMAL WATER LEVEL
10:1 (SAFETY BE
N
C
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)
10:1 (SAFETY
B
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N
C
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)
FES W/ TRASH GUARD
NOT TO SCALE
TREE PLANTING DETAIL5
C500
EQUALS TWICE BALL
DIAMETER
12
"
M
I
N
.
18"
MIN.
DECIDUOUS TREE (2.5" Ø MIN)
AS PER SCHEDULE
COLORED FLAGS
1 PER WIRE
TOP 1
3 OF WIRE CAGE AND
BURLAP SHOULD BE REMOVED
OPTIONAL STAKING METHOD - 6' METAL
POSTS AND RUBBER HOSE STRAPS
CONIFEROUS TREE (8' HEIGHT MIN)
AS PER SCHEDULE
HOSE LOOPS
3 GUYS EACH OF 10 GAUGE TWISTED
WIRE 120° APART AROUND TREE
TURNBUCKLE
6" DEEP MULCH, HOLD
BACK 2" FROM STEM.
SOD/SEED
(SEE PLANS)
24" STAKE TYP.
PLACE PLANTING
MEDIUM SOILS
SCARIFY ALL SIDES AND
BOTTOM OF EXCAVATED HOLE
VA
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B
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E
1'
-
4
"
VARIABLE
5" MIN.
NOT TO SCALE
MANHOLE DETAIL
STORM
7
C500
SECTION
8"
PIP
E
DIA
.
PLAN
PRECAST INVERT SHOULD BE 1/2
DIAMETER OF PIPE AND BENCHES
SLOPED 2" TOWARD INVERT.
MANHOLE FRAME & COVER:
NEENAH R-1642, TYPE B LID (STMH, SOLID CLOSED, CIRCLE)
*UNLESS OTHERWISE NOTED
MANHOLE STEPS SHALL BE PLACED
SO THAT OFFSET HOLE IN TOP SLAB
IS FACING DOWNSTREAM.
NO BLOCK STRUCTURES ARE ALLOWED
GRADE 1" BELOW 10' TRANSITION.
MINIMUM OF 2, MAXIMUM OF 5
CONCRETE ADJUSTMENT RINGS WITH FULL
BED OF MORTAR BETWEEN EACH AND
A 4" COLLAR ON THE OUTSIDE. NO SHIMS
OF ANY MATERIAL ALLOWED.
INSTALL NEW EXTERNAL CHIMNEY SEAL.
6" PRECAST REINFORCED CONCRETE SLAB.
SEAL WITH 2 BEADS OF RAM-NEK.
ALL JOINTS IN MANHOLE TO HAVE
'O' RING RUBBER GASKETS.
MANHOLE STEPS, COPOLYMER POLYPROPYLENE
PLASTIC, WITH 1/2" GRADE 60 STEEL
REINFORCEMENT OR EQUAL, 16" O.C.
PRECAST CONCRETE SECTION
8" PRECAST SEGMENTAL CONCRETE BLOCK
TO TOP OF THE PIPE SHALL BE USED
WITH SIZE AND DEPTH PROHIBIT THE
FABRICATION OF PRECAST UNITS.
8" MINIMUM SLAB THICKNESS,
6' MINIMUM DIAMETER PRECAST
CONCRETE SLAB, REINFORCED
WITH #4 REBAR @ 8" E.W.
GROUT BOTTOM
WATERTIGHT CONNECTION
(BOOT/GROUT RING, TYPICAL)
NOT TO SCALE
SECTION DETAIL
FLARED END
8
C500
PROVIDE 3 CLIPS TO FASTEN TRASH GUARD TO F.E.S.
HOT DIP GALVANIZE AFTER FABRICATION.
24
"
M
A
X
6"MAX
5 8" SMOOTH BAR @
2" O.C. EACH WAY
6
"
NOT TO SCALE
WEIR DETAILS
STMH - 1
9
C500
TOP OF WEIR: 66.85
BOTTOM OF STRUCTURE: 65.50
18" HDPE
INV: 65.50
8" ORIFICE INV: 65.50
18" HDPE
INV: 65.50
45
DescriptionRev. Date
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Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12236025.000
NJN
BDM
xx.xx.2023
35
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P:\Projects\Projects - 2023\12236025 - St. Joseph Outdoor Storage\C. Design\Drawing Files\12236025 - C500 - Details.dwg
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Date: Lic. No.:
I hereby certify that this plan,
specifications or report was prepared
by me or under my direct supervision
and that I am a duly licensed
Professional Engineer under the laws
of the state of Minnesota.
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Bryan D. Miller, P.E.
54950xx.xx.23
DETAILS
C501
NOT TO SCALE
RIP-RAP AT OUTLETS4
C501
D
5D (10' MIN.)
4
1
4
1
2
'
2'
AA
2'
PLAN
SECTION A-A
NOTE:
FW300 MIRAFI FABRIC OR EQUAL
5D (10' MIN.)2'
2'2'
6"
1
4 D
MN/DOT CLASS III
RIP-RAP
WOVEN FILTER
FABRIC
MN/DOT CLASS III
RIP-RAP
WOVEN FILTER
FABRIC
NOT TO SCALE
WEIR OVERFLOW
TYPICAL RIP RAP
5
C501
10'
25
'
15'
15
'
15'
0.
5
'
5'10'
A
A
BB
SECTION A-A
PLAN
SECTION B-B
FLOW
24
"
M
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NOTES:
1. STAKE OR SAND BAG SPACING SHALL BE 2 FEET O.C.
NOT TO SCALE
SEDIMENT LOG DETAIL1
C501
NOT TO SCALE
EROSION CONTROL BLANKET3
C501
SLOPE INSTALLATION
NOTE: WHEN USING CELL-O-SEED DO NOT SEED PREPARED AREA. CELL-O-SEED MUST BE INSTALLED WITH PAPER SIDE DOWN.
3" (7.5 CM) OVERLAP. STAPLE THROUGH OVERLAPPED AREA, APPROXIMATELY 12" (30 CM) APART ACROSS ENTIRE
*IN LOOSE SOIL CONDITIONS, THE USE OF STAPLE OR STAKE LENGTHS GREATER THAN 6" (15 CM) MAY BE NECESSARY TO
BACKFILL AND COMPACT THE TRENCH AFTER STAPLING. APPLY SEED TO COMPACTED SOIL AND FOLD REMAINING 12" (30 CM)
IN APPROPRIATE LOCATIONS AS SHOWN IN THE STAPLE PATTERN GUIDE. WHEN USING THE DOT SYSTEM , STAPLES/STAKES
SHOULD BE PLACED THROUGH EACH OF THE COLORED DOTS CORRESPONDING TO THE APPROPRIATE STAPLE PATTERN.
1. PREPARE SOIL BEFORE INSTALLING ROLLED EROSION CONTROL PRODUCTS (RECP's), INCLUDING ANY NECESSARY APPLICATION
3. ROLL THE RECP's (A.) DOWN OR (B.) HORIZONTALLY ACROSS THE SLOPE. RECP's WILL UNROLL WITH APPROPRIATE SIDE
4. THE EDGES OF PARALLEL RECP's MUST BE STAPLED WITH APPROXIMATELY 2" - 5" (5 CM - 12.5 CM) OVERLAP DEPENDING
5. CONSECUTIVE RECP's SPLICED DOWN THE SLOPE MUST BE PLACED END OVER END (SHINGLE STYLE) WITH AN APPROXIMATE
AGAINST THE SOIL SURFACE. ALL RECP's MUST BE SECURELY FASTENED TO SOIL SURFACE BY PLACING STAPLES/STAKES
2. BEGIN AT THE TOP OF THE SLOPE BY ANCHORING THE RECP's IN A 6" (15 CM) DEEP X 6" (15 CM) WIDE TRENCH
WITH APPROXIMATELY 12" (30cm) OF RECP's EXTENDED BEYOND THE UP-SLOPE PORTION OF THE TRENCH. ANCHOR THE
RECP's WITH A ROW OF STAPLES/STAKES APPROXIMATELY 12" (30 CM) APART IN THE BOTTOM OF THE TRENCH.
PORTION OF RECP's BACK OVER SEED AND COMPACTED SOIL. SECURE RECP's OVER COMPACTED SOIL WITH A ROW OF
STAPLES/STAKES SPACED APPROXIMATELY 12" (30 CM) APART ACROSS THE WIDTH OF THE RECP's.
OF LIME, FERTILIZER, AND SEED.
RECP's WIDTH.
ON RECP's TYPE.
PROPERLY SECURE THE RECP's.
NOTE:
1.
3B.
12"
(30 cm)
(15 cm)
6"
3A.
2"-5"
4.
(5cm-12.5cm)
(7.5cm)
3"
2.
(15 cm)
6"
(ELEVATION-SEE PLAN)
EXTEND FABRIC 1 FOOT
BEYOND LIMITS OF
RIP RAP WITH MINIMUM
1 FOOT OF COVER (TYP)
GEOTEXTILE
FABRIC
PLACE RIP RAP ON
6 INCHES OF 2 INCH
ROCK BEDDING OVER
GEOTEXTILE FABRIC
CL. II RIP RAP
EXTEND FABRIC 1 FOOT
BEYOND LIMITS OF
RIP RAP WITH MINIMUM
1 FOOT OF COVER (TYP)
MOUND LAST 2 FEET
OF RIP RAP 1 FOOT DEEP
(TOP OF RIP RAP SHALL BE
LOWER THAN OVERFLOW ELEVATION)
(EOF-SEE PLAN)
GEOTEXTILE
FABRIC
PLACE RIP RAP ON
6 INCHES OF 2 INCH
ROCK BEDDING OVER
GEOTEXTILE FABRIC
CL. II RIP RAP
WOOD STAKE OR SAND BAG
WOOD STAKE TO ONLY
PENETRATE NETTING,
NOT CURLEX MATERIAL
GROUND
8" CURLEX SEDIMENT LOGS
HAR
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VARIES:
FULL WIDTH OF EXISTING
DRIVEWAY OPENING OR
20' MIN. WIDTH.
NOT TO SCALE
ROCK CONSTRUCTION ENTRANCE2
C501
20' M
I
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MIN. 6" OF 1" TO
2" DIA ROCK
MNDOT STANDARD SPECIFICATION
3733 TYPE V PERMEABLE
GEOTEXTILE FABRIC BENEATH ROCK
18" MIN. HIGH CUT-OFF BERM TO
MINIMIZE SILT RUNOFF FROM SITE
50'
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DescriptionRev. Date
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Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12236025.000
NJN
BDM
xx.xx.2023
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P:\Projects\Projects - 2023\12236025 - St. Joseph Outdoor Storage\C. Design\Drawing Files\12236025 - C600 - SWPPP.dwg
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Date: Lic. No.:
I hereby certify that this plan,
specifications or report was prepared
by me or under my direct supervision
and that I am a duly licensed
Professional Engineer under the laws
of the state of Minnesota.
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Sheet:
Bryan D. Miller, P.E.
54950xx.xx.23
SWPPP
PROJECT SPECIFIC SWPPP INFORMATION:
I.GENERAL CONSTRUCTION ACTIVITY INFORMATION
PROJECT NAME:ST. JOSEPH RV AND OUTDOOR STORAGE
PROJECT LOCATION:500 CEDAR STREET WEST
ST. JOSEPH, MN 56374
PROJECT CONTACTS
OWNER:MARK LAMBERT
SUMMIT MANAGEMENT
6770 STILLWATER BLVD NORTH, SUITE 110
STILLWATER, MN 55082
CONTACT: 651-689-2202
ENGINEER:LARSON ENGINEERING, INC.
3524 LABORE ROAD
WHITE BEAR LAKE, MN 55110
CONTACT: BRYAN MILLER, P.E., 651-481-92120,
BMILLER@LARSONENGR.COM
CONTRACTOR:COMPANY (TBD)
ADDRESS
CITY, STATE, ZIP
CONTACT: NAME, PHONE, EMAIL
CITY WHERE WORK WILL TAKE PLACE:ST. JOSEPH, MN
COUNTY WHERE WORK WILL TAKE PLACE:STEARNS
LATITUDE/LONGITUDE OF APPROXIMATE CENTROID OF PROJECT:45° 34' 18" N, 94° 19' 23" W
PROJECT TYPE (CIRCLE ONE):RESIDENTIAL COMMERCIAL/INDUSTRIAL
ROAD CONSTRUCTION RESIDENTIAL & ROAD CONSTRUCTION
OTHER (DESCRIBE):
DATES OF CONSTRUCTION (ESTIMATED):
Construction start date: FALL 2023
Construction completion date: FALL 2024
PROJECT DESCRIPTION:
Construction consists of construction of a new compacted bituminous reclaim/gravel parking lot and
drives, stormwater basin, utilities, and all associated grading/erosion control measures.
PROJECT LIMITS:
See the project plans, in particular the grading & erosion control plans, for site disturbance limits.
SITE DISTURBANCE SUMMARY (to nearest tenth acre):
Total number of acres to be disturbed:7.4
Pre-Construction acres of impervious:0.3
Post-Construction acres of impervious:5.5
Total new impervious acres:5.2
II.RECEIVING WATERS
RECEIVING WATERS (WITHIN ONE MILE OF PROJECT PROPERTY EDGE):
NAME OF WATER BODY TYPE SPECIAL WATER? IMPAIRED WATER?
Watab River, South Fork River No Yes
TOTAL MAXIMUM DAILY LOAD (TMDL) WATERS
n/a
IDENTIFY WETLAND IMPACTS:
1. Will construction result in any potential adverse impacts to wetlands, including excavation,
degradation of water quality, draining, filling, permanent inundation or flooding, conversion to a
stormwater pond?
No.
If yes, describe impacts and mitigation measures that were taken to address the impacts and include
copies of permits or approvals from an official state wide wetland program issued specifically for this
project or site:
N/A
ENVIRONMENTALLY SENSITIVE AREAS:
1. Identify adjacent public waters where the MN DNR has declared "work in water restrictions" during
fish spawning timeframes:
None identified.
2. Describe any stormwater mitigation measures that will be implemented, as a result of an
environmental review, endangered or threatened species review or archeological site review:
N/A
III.PROJECT PLANS AND SPECIFICATIONS
Refer to the project plans, specifications, geotechnical report, and stormwater calculations which depict various
features that are relevant to this project. Such features may include, but are not limited to, the following:
·Project location and construction limits.
·Existing and final grades, including dividing lines and direction of flow for all pre and post-construction
stormwater runoff drainage areas located within the project limits.
·Soil types at the site.
·Locations of impervious surfaces.
·Locations of areas not to be disturbed (e.g., buffer zones, wetlands, etc.)
·Steep slope locations.
·Locations of areas where construction will be phased to minimize duration of exposed soils.
·Locations of all temporary and permanent erosion control and sediment control best management practices
(BMP's).
·Buffer zones as required in item 9.17 and 23.11 of the permit.
·Locations of potential pollution-generating activities identified in Section 12 of the permit.
·Standard details for erosion and sediment control BMP's to be installed at the site.
The anticipated erosion prevention and sediment control BMP quantities needed for the life of this project
include the following. These quantities are estimated only and shall be verified by the Contractor.
BMP Bidding Quantity Final Quantity
Rock Construction Entrance 1 EA
Sediment Log 1,775 LF
Concrete Washout 1 EA
FES Outlet Rip-Rap 3 EA (size per plan)
Turf Seeding 0.9 ACRE
Basin Planting Area 1.0 ACRE
Erosion Blanket 4,050 SY
TEMPORARY SEDIMENT CONTROL (SITE SPECIFIC ITEMS)
1. Is the project required to install a temporary sediment basin due to 10 or more acres draining to a
common location, or 5 acres or more if the site is located within 1 mile of a special or impaired water?
Yes.
If yes, describe (or attach plans) showing how the basin will be designed and constructed in accordance
with Section 14.
The temporary sedimentation basin will have a minimum storage of 3,600 CF per acre draining to
the basin. The basin outlet will provide for discharging water from the surface to minimize
discharging of pollutants. A stabilized emergency overflow will be provided. See attached plans
for temporary basin locations.
2. Will the project include dewatering, basin draining?
No.
If yes, describe measures to be used to treat/dispose of turbid or sediment-laden water and method to
prevent erosion or scour of discharge points (see Section 10 of the permit):
N/A. Based on soil boring results, dewatering is not anticipated.
3. Will the project include use of filters for backwash water?
No.
If yes, describe how filter backwash water will be managed on the site or properly disposed of:
N/A
PERMANENT STORMWATER MANAGEMENT (SITE SPECIFIC ITEMS)
1. Will the project result in one acre or more of new impervious surface or result in one acre or more of new
impervious in total if the project is part of a larger plan of development?
Yes.
If yes, a water quality volume of one inch of runoff from the cumulative new impervious surfaces must be
retained on site (Section 15) through infiltration unless prohibited due to one of the reasons in item 16.14
through 16.21. If infiltration is prohibited, identify other methods of stormwater treatment used (e.g. filtration,
wet sedimentation basin, regional ponding, or equivalent method):
One (1) new wet sedimentation basin is proposed as part of the project to provide the required
water quality volume from the total new and fully reconstructed impervious areas.
2. Attach design parameters for the planned permanent stormwater management system, including volume
calculations, discharge rate calculations, construction details including basin depth, outlet configurations,
location, design of pre-treatment devices, and timing for installation.
See the project plans and stormwater calculations.
3. For infiltration systems, provide at least one soil boring, test pit, or infiltrometer test in the location of the
infiltration practice for determining infiltration rates.
N/A
4. For projects that discharge to trout streams, including tributaries to trout streams, identify method of
incorporating temperature controls into the permanent stormwater management system.
N/A
SEQUENCE OF CONSTRUCTION ACTIVITIES
1. Install stabilized rock construction entrances.
2. Install perimeter erosion control BMP's (silt fence, bio-logs, etc).
3. Install temporary construction fencing at infiltration areas and other areas not be disturbed.
4. Install inlet protection throughout project area and downstream inlets.
5. Construct temporary sediment basins/traps as necessary.
6. Strip and stockpile topsoil.
7. Complete rough grading of site.
8. Stabilize denuded areas and stockpiles.
9. Install site utilities.
10. Install temporary inlet protection at newly installed catch basins/inlets.
11. Install curb and gutter and pavement sections.
12. Place topsoil and final grading of areas to be vegetated.
13. Remove accumulated sediment from basins / ponds.
14. Final grade pond and infiltration areas, including soil de-compaction as specified.
15. Complete stormwater basin as-built surveys (as required by project specifications and/or local
jurisdictional authorities).
16. Complete permanent stabilization including plantings, seeding, and mulch.
17. Upon completion of construction activity and satisfactory vegetation establishment, remove remaining
temporary erosion and sediment control BMPs.
18. Reseed / restore any areas disturbed during BMP removal.
SEEDING NOTES AND REQUIREMENTS:
1. The Contractor is responsible to salvage and preserve existing topsoil as necessary for final stabilization.
All topsoil to be salvaged and re-used shall be processed as necessary to meet project specifications.
2. Prior to final seeding, all areas to be vegetated shall be scarified/decompacted and amended as specified
in the plans and specifications.
3. Unless otherwise noted, all seed mixes and applications shall be in accordance with MNDOT Seeding
Manual, latest edition.
4. See the project plans and specifications for seed mixtures, mulch, slope stabilization, and all other
landscaping requirements.
FINAL STABILIZATION:
Ensure Final Stabilization of the site. Final Stabilization is not complete until all of the following requirements are
complete:
1. All soil disturbing activities at the site have been completed and soils are stabilized by a uniform perennial
vegetative cover with a density of 70 percent of its expected final growth over the entire pervious surface
area, or other equivalent means necessary to prevent soil erosion under erosive conditions.
2. The permanent stormwater management system is constructed and operating as designed. Temporary or
permanent sedimentation basins that are to be used as permanent water quality management basins
have been cleaned of any accumulated sediment. All sediment has been removed from conveyance
systems and ditches are stabilized with permanent cover.
3. All temporary synthetic and structural erosion prevention and sediment control BMPs (such as silt fence,
bio-logs, etc.) have been removed from the site. BMPs designed to decompose on site may be left in
place.
4. Upon correction of all erosion and sediment items and achieving vegetative cover, temporary erosion
prevention and sediment control BMPs will be removed and properly disposed/recycled.
5. Within 30 days of final stabilization, a notice of termination shall be submitted to the MPCA (see Permit
Termination Req's) .
GENERAL SWPPP NOTES:
1. The Contractor and all Subcontractors involved with construction activity that disturbs soil, or implements
a pollution control measure as part of the Storm Water Pollution Prevention Plan (SWPPP) for this project,
must comply with the requirements of the National Pollution Discharge Elimination System (NPDES) /
State Disposal System (SDS) Program, General Permit MNR10001, Dated August 1, 2018.
2. The Contractor and all Subcontractors shall be responsible for reviewing the NPDES Permit in its entirety,
to ensure that all SWPPP measures are in place and permit requirements fulfilled throughout the duration
of the project.
SWPPP TRAINING (SECTION 21):
SWPPP PREPARER:COMPANY: LARSON ENGINEERING, INC.
CONTACT: NATHAN NOHNER, 612-224-6725,
NNOHNER@LARSONENGR.COM
COURSE, INSTRUCTOR: DESIGN OF SWPPP, ONLINE COURSE
TRAINING ENTITY: UNIVERSITY OF MINNESOTA
EXPIRATION: MAY 31, 2026
SWPPP CONTACT:CONTRACTOR: (TBD)
CONTACT: NAME, PHONE, EMAIL
COURSE, INSTRUCTOR:
TRAINING ENTITY:
EXPIRATION:
This SWPPP was prepared by personnel certified in design of construction SWPPP's as listed above. Copies of
respective certifications are available upon request. In accordance with Section 21 of the permit, the following
individuals must receive training, and the content and extent of the training is commensurate with the individual's
job duties and responsibilities with regard to activities covered under the permit:
a. Individuals preparing the SWPPP for the project.
b. Individuals overseeing implementation of, revising and/or amending the SWPPP, and individuals
performing inspections for the project.
c. Individuals performing or supervising the installation, maintenance and repair of BMP's.
Individuals must receive training from local, state, federal agencies, professional organizations, or other entities
with expertise in erosion prevention, sediment control, permanent stormwater treatment and the MN
NPDES/SDS Construction Stormwater permit. Individuals shall attend a refresher-training course every three (3)
years.
SWPPP IMPLEMENTATION RESPONSIBILITIES:
1. The Owner and Contractor are Permittee(s) as identified by the NPDES permit.
2. The Contractor shall be responsible for all on-site implementation of the SWPPP, including all
Subcontractor activities.
3. The Contractor shall provide knowledgeable and experienced person(s) in the application, installation,
and maintenance of Erosion and Sediment Control BMP's throughout the project.
4. The Contractor shall provide person(s) meeting the training requirements of the NPDES permit to conduct
inspection and maintenance of all erosion prevention and sediment control BMP's in accordance with
permit requirements. One of these individuals must be available for an on-site inspection within 72 hours
upon request by the MPCA.
5. The Contractor shall provide training documentation for all individual(s) required by the permit. This
training documentation shall be recorded in the SWPPP prior to construction, or as soon as personnel for
the project have been determined. Documentation shall include:
a.Names of personnel associated with the project required to be trained (as listed above and
under Section 21 of the permit).
b. Dates of training, name of instructor, and entity providing training.
c. Content of training course or workshop including number of hours of training.
INSPECTIONS AND MAINTENANCE:
1. The Contractor shall provide person(s) meeting the training requirements to conduct inspection and
maintenance of all erosion prevention and sediment control BMP's under this project in accordance with
permit requirements.
2. An example MPCA construction stormwater checklist can be found at the link below. Note: This template
inspection report does not address all aspects of the NPDES Permit. The completion of this checklist
does not guarantee that all permit requirements are in compliance; it is the responsibility of the
Permittee(s) to read and understand the full permit requirements.
https://www.pca.state.mn.us/sites/default/files/wq-strm2-36.docx
RECORDS RETENTION:
The SWPPP, including all changes/amendments, and inspections and maintenance records shall be kept on
site during normal working hours by individuals who have operational control of that portion of the site.
All Owner(s) shall keep the SWPPP, along with the following additional records, on file for three (3) years after
submittal of the NOT as outlined in Section 4:
a. The Final SWPPP;
b. Any other stormwater related permits required for the project;
c. Records of all inspection and maintenance conducted during construction;
d. All permanent operation and maintenance agreements that have been implemented, including all
Right-Of-Way, Contracts, Covenants, and other binding requirements regarding perpetual maintenance;
and
e. All required calculations for design of the temporary and permanent stormwater management systems.
PROJECT LOCATION AND RECEIVING WATERS MAP:
C600
47
DescriptionRev. Date
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Project #:
Drawn By:
Checked By:
Issue Date:
12236025.000
NJN
BDM
xx.xx.2023
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P:\Projects\Projects - 2023\12236025 - St. Joseph Outdoor Storage\C. Design\Drawing Files\12236025 - C600 - SWPPP.dwg
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Date: Lic. No.:
I hereby certify that this plan,
specifications or report was prepared
by me or under my direct supervision
and that I am a duly licensed
Professional Engineer under the laws
of the state of Minnesota.
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Sheet:
Bryan D. Miller, P.E.
54950xx.xx.23
SWPPP
GENERAL SWPPP REQUIREMENTS AND NOTES:
TEMPORARY EROSION PREVENTION PRACTICES (SECTION 8)
1. Prior to beginning any construction work at the site, locations of areas not to be disturbed must be
delineated (e.g., with flags, stakes, signs, silt fence, snow fence, etc.) throughout the project site.
2. Minimize the need for disturbance of portions of the project with steep slopes. For those sloped
areas which must be disturbed, use techniques such as phasing and stabilization practices
designed for steep slopes (e.g., slope draining and terracing).
3. Stabilize all exposed soil areas (including stockpiles). Stabilization must be initiated immediately to
limit soil erosion whenever any construction activity has permanently or temporarily ceased on any
portion of the site and will not resume for a period exceeding 14 calendar days (or 7 days if within
one mile of an identified impaired water). Stabilization must be completed no later than 14
calendar days (or 7 days if within one mile of an identified impaired water) after the construction
activity has ceased.
4. Stabilization is not required on constructed base components of roads, parking lots, and similar
surfaces. Stabilization is not required on temporary stockpiles without significant silt, clay or
organic components (e.g., clean aggregate stockpiles, demolition concrete stockpiles, sand
stockpiles) but sediment controls must be placed at the base of the stockpile.
5. For Public Waters that the Minnesota Department of Natural Resources has promulgated “work in
water restrictions” during specified fish spawning time frames, all exposed soil areas that are within
200 feet of the water's edge, and drain to these waters must complete the stabilization activities
within 24 hours during the restriction period.
6. Stabilize the normal wetted perimeter of the last 200 linear feet of temporary or permanent
drainage ditches or swales that drain water from the site within 24 hours after connecting to a
surface water or property edge. Stabilize remaining portions of temporary or permanent ditches or
swales within 14 calendar days (or 7 days if within one mile of an identified impaired water) after
connecting to a surface water or property edge and construction in that portion of the ditch
temporarily or permanently ceases.
7. Temporary or permanent ditches or swales being used as sediment containment systems during
construction (with properly designed rock-ditch checks, bio rolls, silt dikes, etc.) do not need to be
stabilized during the temporary period of use as a sediment containment system. These areas
must be stabilized within 24 hours after no longer being used for as a sediment containment
system.
8. Applying mulch, hydromulch, tackifier, polyacrylamide or similar erosion prevention practices is not
acceptable within any portion of the normal wetted perimeter of a temporary or permanent
drainage ditch or swale section with a continuous slope of greater than 2 percent.
9. Pipe outlets must be provided with temporary or permanent energy dissipation within 24 hours
after connection to a surface water or permanent stormwater treatment system.
10.Route water around unstabilized areas on the site and to reduce erosion, unless infeasible. Use
erosion controls and velocity dissipation devices such as check dams, sediment traps, riprap, or
grouted riprap at outlets within and along the length of any constructed stormwater conveyance
channel, and at any outlet, to provide a non‐erosive flow velocity, to minimize erosion of channels
and their embankments, outlets, adjacent stream banks, slopes, and downstream waters during
discharge conditions.
11.Unless infeasible due to lack of pervious or vegetated areas, direct discharges from BMPs to
vegetated areas of the site (including any natural buffers) in order to increase sediment removal
and maximize stormwater infiltration. Use velocity dissipation devices if necessary to prevent
erosion when directing stormwater to vegetated areas.
12.Infiltration areas shall not be excavated until all upstream areas have been stabilized and/or
upstream BMPs are in place to properly prevent sediment deposition. Only low impact equipment
shall be allowed in infiltration areas which shall be clearly identified, staked, and marked/fenced
off.
13.Project phasing shall be implemented to ensure land disturbance and temporary erosion control
measures can be effectively inspected and maintained throughout the duration of the project in
accordance with the Inspection and Maintenance requirements of Section 11.
TEMPORARY SEDIMENT CONTROL PRACTICES (SECTION 9)
1. Sediment control practices must be established on all down gradient perimeters and be located
upgradient of any buffer zones. The perimeter sediment control practices must be in place before
any upgradient land‐disturbing activities begin. These practices shall remain in place until Final
Stabilization has been established.
2. If downgradient sediment controls become overloaded, based on frequent failure or excessive
maintenance requirements, additional upgradient sediment control practices or redundant BMPs
shall be installed to eliminate the overloading concerns. All changes shall be recorded in the
SWPPP.
3. Temporary or permanent drainage ditches and sediment basins designed as part of a sediment
containment system (e.g., ditches with rock-check dams) require sediment control practices only
as appropriate for site conditions.
4. A floating silt curtain placed in the water is not an acceptable sediment control BMP except when
working on a shoreline or below the waterline. Immediately after the short term construction activity
(e.g., installation of rip rap along the shoreline) in that area is complete, upland perimeter control
practices shall be installed if exposed soils still drain to a surface water.
5. Re‐install all sediment control practices that have been adjusted or removed to accommodate
short‐term activities such as clearing or grubbing, or passage of vehicles, immediately after the
short‐term activity has been completed. Complete any short‐term activity that requires removal of
sediment control practices as quickly as possible and re‐install sediment control practices before
the next precipitation event even if the short‐term activity is not complete.
6. All storm drain inlets must be protected by appropriate BMPs during construction until all sources
with potential for discharging to the inlet have been stabilized. Inlet protection may be removed for
a particular inlet if a specific safety concern (street flooding/freezing) has been identified by the
Permittee(s) or the jurisdictional authority (e.g., city/county/township/MnDOT engineer).The
Permittee(s) must document the need for removal in the SWPPP.
7. Temporary soil stockpiles must have silt fence or other effective sediment controls, and cannot be
placed in any natural buffers or surface waters, including stormwater conveyances such as curb
and gutter systems, or conduits and ditches unless there is a bypass in place for the stormwater.
8. Where vehicle traffic leaves any part of the site (or onto paved roads within the site) install a
vehicle tracking BMP to minimize the track out of sediment from the construction site. Examples of
vehicle tracking BMPs include (but are not limited to) rock pads, mud mats, slash mulch, concrete
or steel wash racks, or equivalent systems. Use street sweeping if such vehicle tracking BMPs are
not adequate to prevent sediment from being tracked onto the street.
9. The Permittee(s) must install temporary sedimentation basins as required in accordance with
permit requirements.
10.Minimize soil compaction by restricting vehicle access in areas where final vegetative stabilization
will occur, unless otherwise infeasible.
11.Discharges from BMPs shall be directed to vegetated areas unless infeasible.
12.Preserve a 50 foot natural buffer or (if a buffer is infeasible on the site) provide redundant (double)
perimeter sediment controls when a surface water is located within 50 feet of the project's earth
disturbances and stormwater flows to the surface water.
13.Perimeter sediment controls shall be installed at least 5 feet apart unless limited by lack of
available space. Natural buffers are not required adjacent to road ditches, judicial ditches, county
ditches, stormwater conveyance channels, storm drain inlets, and sediment basins. If preserving
the buffer is infeasible, the reasons for which shall be recorded in the SWPPP.
14.The use of polymers, flocculants, or other sedimentation treatment chemicals, if used on the
project, shall be used in accordance with accepted engineering practices, dosing specifications,
and sediment removal design specifications provided by the product manufacturer or supplier. Use
conventional erosion and sediment controls prior to the chemical addition to ensure effective
treatment. Chemicals may only be applied where treated stormwater is directed to a sediment
control system which allows or filtration of settlement of the floc prior to discharge.
15.If the proposed project as shown on the plans has 10 or more acres draining to a common location
or 5 acres or more if the site is within one mile of a special or impaired water (as identified in
Section II - Receiving Waters and Environmentally Sensitive Areas), then a temporary sediment
basin must be constructed as shown on the plans. Temporary sediment basins will have a
minimum of 3,600 cubic feet of storage per acre draining to the basin. The basin outlet shall
provide for discharging water from the surface to minimize discharging of pollutants. A stabilized
emergency overflow shall be constructed.
DEWATERING AND BASIN DRAINING (SECTION 10)
1. Discharge turbid or sediment‐laden waters related to dewatering or basin draining (e.g., pumped
discharges, trench/ditch cuts for drainage) to a temporary or permanent sediment basin on the
project site unless infeasible. Discharge from the temporary or permanent sedimentation basins to
surface waters if the basin water has been visually checked to ensure adequate treatment has
been obtained in the basin and that nuisance conditions will not result from the discharge. If the
water cannot be discharged to a sedimentation basin prior to entering the surface water, it must be
treated with the appropriate BMPs, such that the discharge does not adversely affect the receiving
water or downstream properties.
2. Discharge water that contains oil or grease, must use an oil‐water separator or suitable filtration
device (e.g. cartridge filters, absorbents pads) prior to discharging the water.
3. All water from dewatering or basin‐draining activities must be discharged in a manner that does
not cause nuisance conditions, erosion in receiving channels or downslope properties, erosion or
scour in the immediate vicinity of discharge points, or inundation in wetlands causing significant
adverse impact to the wetland.
4. The use of filters with backwash water, haul the backwash water away for disposal, return the
backwash water to the beginning of the treatment process, or incorporate the backwash water into
the site in a manner that does not cause erosion. Discharge backwash water to the sanitary sewer
if permission is granted by the sanitary sewer authority. Replace and clean the filter media used in
dewatering devices when required to retain adequate function.
INSPECTIONS AND MAINTENANCE (SECTION 11)
1. Owner and Contractor shall ensure that a trained person (as identified in item 21.2.b) of the permit will
inspect the entire construction site at a minimum:
- Once every seven (7) days during active construction, and
- Within 24 hours after a rainfall event greater than 1/2 inch in 24 hours
2.Inspect all erosion prevention and sediment control BMPs and Pollution Prevention Management
Measures to ensure integrity and effectiveness during all routine and post‐rainfall event inspections. All
nonfunctional BMPs must be repaired, replaced, or supplemented with functional BMPs by the end of the
next business day after discovery, or as soon as field conditions allow access unless another time frame
is specified below. Investigate and comply with the following Inspection and Maintenance requirements:
a. All perimeter control devices must be repaired, replaced, or supplemented when they become
nonfunctional or the sediment reaches one‐half (1/2) of the height of the device. These repairs must
be made by the end of the next business day after discovery, or thereafter as soon as field conditions
allow access.
b. Temporary and permanent sedimentation basins must be drained and the sediment removed when
the depth of sediment collected in the basin reaches one‐half (1/2) the storage volume. Drainage and
removal must be completed within 72 hours of discovery, or as soon as field conditions allow access.
c. Surface waters, including drainage ditches and conveyance systems, must be inspected for evidence
of erosion and sediment deposition during each inspection. Remove all deltas and sediment
deposited in surface waters, including drainage ways, catch basins, and other drainage systems, and
restabilize the areas where sediment removal results in exposed soil. The removal and stabilization
must take place within seven (7) days of discovery unless precluded by legal, regulatory, or physical
access constraints. Use all reasonable efforts to obtain access. If precluded, removal and stabilization
must take place within seven (7) calendar days of obtaining access. Contact all local, regional, state
and federal authorities and receiving any applicable permits, prior to conducting any work in surface
waters.
d. Construction site vehicle exit locations must be inspected for evidence of off‐site sediment tracking
onto paved surfaces. Tracked sediment must be removed from all paved surfaces both on and off site
within 24 hours of discovery, or if applicable, within a shorter time.
e. Streets and other areas adjacent to the project must be inspected for evidence of off‐site
accumulations of sediment. If sediment is present, it must be removed in a manner and at a frequency
sufficient to minimize off‐site impacts (e.g., fugitive sediment in streets could be washed into storm
sewers by the next rain and/or pose a safety hazard to users of public streets).
5. Inspection frequency adjustment:
a.Inspections of areas with permanent cover can be reduced to once per month, even if construction
activity continues on other portions of the site; or
b. where sites have permanent cover on all exposed soil and no construction activity is occurring
anywhere on the site, inspections can be reduced to once per month and, after 12 months, may be
suspended completely until construction activity resumes. The MPCA may require inspections to
resume if conditions warrant; or
c. where construction activity has been suspended due to frozen ground conditions, inspections may be
suspended. Inspections must resume within 24 hours of runoff occurring, or upon resuming
construction, whichever comes first.
3. All inspections and maintenance activities within 24 hours of being conducted must be recorded and
retained in the SWPPP. These records must include:
a. Date and time of inspections
b. Name of person(s) conducting inspections
c. Findings of inspections, including the specific location where corrective actions are needed
d. Corrective actions taken (including dates, times, and party completing maintenance activities)
e. Date and amount of all rainfall events greater than 1/2 inch (0.5 inches) in 24 hours. Rainfall amounts
must be obtained by a properly maintained rain gauge installed onsite, a weather station that is within
1 mile of your location or a weather reporting system that provides site specific rainfall data from radar
summaries.
f. If any discharge is observed to be occurring during the inspection, a record of all points of the property
from which there is a discharge must be made, and the discharge should be described (i.e., color,
odor, floating, settled, or suspended solids, foam, oil sheen, and other obvious indicators of pollutants)
and photographed.
g. Any amendments to the SWPPP proposed as a result of the inspection must be documented within
seven (7) calendar days.
4. All infiltration areas must be inspected to ensure that no sediment from ongoing construction activity is
reaching the infiltration area. All infiltration areas must be inspected to ensure that equipment is not being
driven across the infiltration area.
POLLUTION PREVENTION MANAGEMENT MEASURES (SECTION 12)
Implement the following pollution prevention management measures on the site:
1. Storage, Handling, and Disposal of Construction Products, Materials, and Wastes shall comply with the
following to minimize the exposure to stormwater of any of the products, materials, or wastes. Products
or wastes which are either not a source of contamination to stormwater or are designed to be exposed to
stormwater are not held to this requirement:
a. Building products that have the potential to leach pollutants must be under cover (e.g., plastic
sheeting or temporary roofs) to prevent the discharge of pollutants or protected by a similarly effective
means designed to minimize contact with stormwater.
b. Pesticides, herbicides, insecticides, fertilizers, treatment chemicals, and landscape materials must be
under cover (e.g., plastic sheeting or temporary roofs) to prevent the discharge of pollutants or
protected by similarly effective means designed to minimize contact with stormwater.
c. Hazardous materials, toxic waste, (including oil, diesel fuel, gasoline, hydraulic fluids, paint solvents,
petroleum‐based products, wood preservatives, additives, curing compounds, and acids) must be
properly stored in sealed containers to prevent spills, leaks or other discharge. Restricted access
storage areas must be provided to prevent vandalism. Storage and disposal of hazardous waste or
hazardous materials must be in compliance with Minn. R. ch. 7045 including secondary containment
as applicable.
d. Solid waste must be stored, collected and disposed of properly in compliance with Minn. R. ch. 7035.
e. Portable toilets must be positioned so that they are secure and will not be tipped or knocked over.
Sanitary waste must be disposed of properly in accordance with Minn. R. ch. 7041.
2. Fueling and Maintenance of Equipment or Vehicles; Spill Prevention and Response: Take reasonable
steps to prevent the discharge of spilled or leaked chemicals, including fuel, from any area where
chemicals or fuel will be loaded or unloaded including the use of drip pans or absorbents unless
infeasible. Conduct fueling in a contained area unless infeasible. Ensure adequate supplies are available
at all times to clean up discharged materials and that an appropriate disposal method is available for
recovered spilled materials. Report and clean up spills immediately as required by Minn. Stat. § 115.061,
using dry clean up measures where possible.
3. Vehicle and equipment washing: Wash the exterior of vehicles or equipment on the project site, washing
must be limited to a defined area of the site. Runoff from the washing area must be contained in a
sediment basin or other similarly effective controls and waste from the washing activity must be properly
disposed of. Properly use and store soaps, detergents, or solvents. No engine degreasing is allowed on
site.
4. Concrete and other washouts waste: Provide effective containment for all liquid and solid wastes
generated by washout operations (concrete, stucco, paint, form release oils, curing compounds and other
construction materials) related to the construction activity. The liquid and solid washout wastes must not
contact the ground, and the containment must be designed so that it does not result in runoff from the
washout operations or areas. Liquid and solid wastes must be disposed of properly and in compliance
with MPCA rules. A sign must be installed adjacent to each washout facility that requires site personnel
to utilize the proper facilities for disposal of concrete and other washout wastes.
SWPPP AMENDMENTS (SECTION 6):
1. One of the individuals described in item 21.2.a or 21.2.b of the permit or another qualified
individual must complete all SWPPP changes. Changes involving the use of less stringent BMPs
must include a justification describing how the replacement BMP is effective for the site
characteristics.
2. The SWPPP shall be amended to include additional or modified BMPs as necessary to correct
problems identified or address situations whenever there is a change in design, construction,
operation, maintenance, weather or seasonal conditions having a significant effect on the
discharge of pollutants to surface waters or groundwater.
3. The SWPPP shall be amended to include additional or modified BMPs as necessary to correct
problems identified or address situations whenever inspections or investigations by the site owner
or operator, USEPA or MPCA officials indicate the SWPPP is not effective in eliminating or
significnatly minimizing the ischarge of pollutants to surface waters or groundwater or the
discharges are cuasing water quality standard exceedances (e.g., nuisance conditions as defined
in Minn. R. 7050.0210, subp. 2 or the SWPPP is not consistend with the ofjectives of the USEPA
approved TMDL.
BMP SELECTION AND INSTALLATION (SECTION 7):
1. All BMPs identified in the SWPPP document and construction plans shall be selected, installed,
and maintained in an appropriate and functional manner in accordance with relevant manufacturer
specifications and accepted engineering practices.
PERMIT TERMINATION (SECTIONS 4 AND 13)
1. Permittees must submit a NOT within 30 days after all termination conditions listed in Section 13
are complete.
2. Permittees must submit a NOT within 30 days after selling or otherwise legally transferring the
entire site, including permit responsibility for roads (e.g., street sweeping) and stormwater
infrastructure final clean out, or transferring portions of a site to another party. The permittees'
coverage under the permit terminates at midnight on the submission date of the NOT.
3. Permittees may terminate permit coverage prior to completion of all construction activity if they
meet all of the following conditions:
a. Construction activity has ceased for at least 90 days; and
b. at least 90 percent (by area) of all originally proposed construction activity has been completed
and permanent cover has been established on those areas; and
c. on areas where construction activity is not complete, permanent cover has been established;
and
d. the site complies with items 13.3 through 13.7 of the permit.
After permit coverage is terminated under this item, any subsequent development on the remaining
portions of the site will require permit coverage if the subsequent development itself or as part of
the remaining common plan of development or sale will result in land disturbing activity of one (1)
or more acres in size.
4. Permittees may terminate coverage upon MPCA approval after submitting information
documenting the owner canceled the project.
5. Permittees must complete all construction activity and must install permanent cover over all areas
prior to submitting the NOT. Vegetative cover must consist of a uniform perennial vegetation with a
density of 70 percent of its expected final growth. Vegetation is not required where the function of a
specific area dictates no vegetation, such as impervious surfaces or the base of a sand filter.
6. Permittees must clean the permanent stormwater system of any accumulated sediment and must
ensure the system meets all applicable requirements in Section 15 through 19 of the permit and is
operating as designed.
7. Permittees must remove all sediment from conveyance systems prior to submitting the NOT.
8. Permittees must remove all temporary synthetic erosion prevention and sediment control BMPs
prior to submitting the NOT. BMPs designed to decompose on-site may be left in place.
9. For residential construction only, permit coverage terminates on individual lots if the structures are
finished and temporary erosion prevention and downgradient perimeter control is complete, the
residence sells to the homeowner, and the permittee distributes the MPCA's "Homeowner Fact
Sheet" to the homeowner.
10.For construction projects on agricultural land (e.g., pipelines across cropland), disturbed land must
be returned to its preconstruction agricultural condition prior to submitting the NOT.
11.When submitting the NOT, permittees must include either ground or aerial photographs showing
vegetative cover requirements have been met as listed above. All submitted photographs shall
include the date and specific site location.
LONG TERM OPERATION AND MAINTENANCE:
1. Upon the completion of construction activity and NPDES permit termination, in accordance with
Sections 4 and 13, the Property Owner shall become the responsible party for long term operation
and maintenance (O&M) of all permanent stormwater management features under this project.
2. All associated operations, inspections, maintenance, and record keeping shall be performed by
trained individual(s) familiar with the site stormwater management system.
3. Record keeping of inspections and maintenance items shall be maintained by the Owner in
accordance with applicable Maintenance Agreements/Declarations as required by local
jurisdictional authorities.
C601
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Document drafted by City of St. Joseph – 75 Callaway St , St. Joseph, MN
RESOLUTION 2023-XXX
CONDITIONAL USE PERMIT APPROVAL FOR OUTDOOR STORAGE
SUMMIT COMMONS, LLC
WHEREAS, Summit Commons, LLC applied for a Conditional Use Permit application for an Outdoor
Storage on the Subject property described as:
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Document drafted by City of St. Joseph – 75 Callaway St , St. Joseph, MN
Parcel ID of properties: 84.53400.0006 and 84.53430.0042
FINDINGS OF FACT
WHEREAS, On October 9th, 2023 the St. Joseph Planning Commission conducted a public hearing to
consider the application of Summit Commons, LLC., owner and applicant, for a Conditional Use permit
for Outdoor Storage on the Subject Property; and
WHEREAS, That the matter was duly published and notice was posted in the city designated newspaper
and mailed notices were sent to the property owners within three-hundred and fifty (350) feet of the
Subject Property; and
WHEREAS, That the Subject Property is zoned B3- General Business District and Outdoor Storage is
allowed through a Conditional Use Permit; and
WHEREAS, the St. Joseph Planning Commission recommended approval of the Finding of Fact
Resolution at their October 9th, 2023 meeting; and
NOW THEREFORE, BE IT RESOLVED THAT THE ST. JOSEPH CITY COUNCIL, hereby
makes the following Findings of Fact:
1.That the surrounding land uses to the Subject Property are Rural Residential to the North, South,
West, and East; and
2.That the Conditional Use will be located on a majority of the Subject Property as depicted in
Exhibit A; and
3.The Conditional use will not be detrimental to or endanger public health, safety, morals, comfort,
or general welfare of the neighborhood and will be harmonious to the objectives of the
Comprehensive Plan of the City; and
4.That the Conditional use will not involve activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property, or general welfare of
traffic, noise, smoke, fumes, glare or odors; and
5.That coniferous trees are proposed on the NE corner of the site along with an eight-foot chain link
fence around the entire perimeter of the site and slotted on the visible southeast, east, and
northeast sides, which will screen the outdoor storage area as best as possible; therefore, the
conditional use will be designed, constructed, operated and maintained so as to be harmonious
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Document drafted by City of St. Joseph – 75 Callaway St , St. Joseph, MN
and appropriate in appearance with character of the area and is not hazardous or disturbing to
existing or future neighboring uses; and
6.That no utilities and services are needed for the proposed use so the use will not create excessive
or additional costs for services and/or be detrimental to the economic welfare of the community;
and
7.That access and restrictions will abide by the recorded access agreement shown in Exhibit B and
proposed vehicular approaches will be designed to not create traffic congestion or interference
with surrounding public thoroughfare or the city’s use of parcel identified as 84.53400.0007; and
8.The storage area will be surfaced with recycled asphalt surfacing which is considered as a “hard
surface” ; and
9.The facility will not result in the destruction, loss, or damage of a natural, scenic, or historic
feature of major importance; and
10.The soil conditions are adequate to accommodate the proposed use; and
NOW, THEREFORE BE IT RESOLVED THAT THE CITY COUNCIL OF ST. JOSEPH,
MINNESOTA, HEREBY RECOMMENDS APPROVAL OF THE CONDITIONAL USE PERMIT
BASED ON THE FOLLOWING CONDITIONS:
1.1. The property owner is responsible for meeting all Federal, State, Local, and City requirements
and obtaining any and all permits and licenses.
2.
3.2. Additional City Requirements: That the applicant shall submit a Land Disturbance application
and all Engineering and Stormwater standards shall be met and approved prior to the Land
Disturbance permit being issued.
4.
5.3. Lighting: All lighting shall meet City Ordinance. Lighting (wall and pole) shall be full-cut off
style or hooded to prevent light pollution onto neighboring properties. A photometric plan along
with light fixture details shall be submitted and approved prior to issuance of the Land
Disturbance permit.
6.
7.4. Prohibition of Junk: At no time shall there be any storage of junked, unlicensed or inoperable
vehicles, or trailers within the storage yard area.
8.5. Parking Stalls: All parking stalls shall be striped and delineated to clearly define individual
stalls and drive aisles. The striping and delineation shall be maintained year-round.
9.6. All vehicles and stored trailers shall be parked in designated, striped parking stalls. At no time
shall vehicles and trailers be located outside of stall areas nor block any of the drive access aisles.
7.The outdoor storage area shall be screened by a combination eight-foot chain link fence around
the entire perimeter of the site, and slotted on the visible southeast, east, and northeast sides and
vegetation as shown in Exhibit A.
8.The City shall have the right to inspect the premises for compliance and safety purposes at any
time upon reasonable request. A full site inspection shall occur one year after all required site
improvements have been made and every two years hereafter. The owner may be present during
the inspection and shall be provided with a copy of the inspection report together with a 30 day
51
opportunity to remedy any deficiencies directly with City staff prior to issuance Notice of Default
as described in Section 14 below.
9.The outdoor storage area shall only be used by users who have entered into an agreement with
the owner.
10.Hours of operation and access to the site by users shall only occur Sunday through Saturday
between the hours of 6AM-9PM.
11.Access into the site shall be controlled by a lockable gate. The gate shall only be accessed
through a key card, key, or similar instrument by the owner, and users. A DAMA Box shall be
installed at the front of the gate to allow emergency vehicle access.
12.Owner shall dedicate the necessary easements to the City for future sewage force main
within the subject property. Location and width of easement shall be determined by mutual
agreement of the Owner, and the City. When sewer and water gravity lines are available the owner
shall be allowed one water and sewer connection along with one SAC and WAC credit provided the
owner has dedicated the necessary easements for the sewage force main and gravity sewer and
water lines.
13.Amendment: This Conditional Use Permit and the terms and conditions therein, may be
amended upon Owner’s application to and agreement by the City Council.
14.Revocation: In the event of an ongoing default of the terms and conditions of this
agreement, the City shall provide Owner with 60 days written notice by certified mail of said
default, or such longer period as may be required to remedy the default, and an opportunity to
cure the default. In the event the default remains after said notice period, the City Council may
by written notice to Owner schedule an administrative hearing to review the default and any
attempted remedies. After such a hearing, the City Council may revoke or suspend the
Conditional Use Permit, pending cure of the default, if it determines that the terms and conditions
of the permit as issued are no longer being complied with. A certified copy of an order of
the City revoking or suspending the Conditional Use permit as well as any restoration or
determination of compliance shall be filed with the County Recorder.
15.Expiration: The conditional use permit shall expire if the authorized use ceases for any
reason for more than one (1) year.
WHEREAS said Finding of Fact and Decision was declared duly passed and adopted by the St.
Joseph City Council on this 16th day of October, 2023
CITY OF ST. JOSEPH
Mayor, Rick Schultz
ATTEST
David Murphy, City Administrator
Document drafted by City of St. Joseph – 75 Callaway St , St. Joseph,
MN
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Document drafted by City of St. Joseph – 75 Callaway St , St. Joseph, MN
53
Exhibit A
Document drafted by City of St. Joseph – 75 Callaway St , St. Joseph, MN
54
Exhibit B
Document drafted by City of St. Joseph – 75 Callaway St , St. Joseph, MN
55
Document drafted by City of St. Joseph – 75 Callaway St , St. Joseph, MN
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Document drafted by City of St. Joseph – 75 Callaway St , St. Joseph, MN
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Document drafted by City of St. Joseph – 75 Callaway St , St. Joseph, MN
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Planning Commission Agenda Item 8a
MEETING DATE: October 9th, 2023
AGENDA ITEM: 8a. Landscape requirements in Industrial Zoned property
STAFF RECOMMENDATION: Discussion on drafted language
PREVIOUS PLANNING COMMISSION ACTION: Discussion occurred last two months. Direction
given last month to blend options three and four and allow for more discretionary review and approval for
staff when administering landscape standards.
BACKGROUND INFORMATION:
Direction was provided last month to blend options three and four from last month’s memo. Staff has drafted
Ordinance language which:
• Provides greater discretion at time of Site Plan review and in administration of landscaping
standards in Industrial zoned land
• Exempts minimum quantity of trees and shrubs
• Requires plantings to be focused in areas visible from public right-of-way, front portions of
building, perimeters of parking lots.
OPTION 2
502.12 Subd 5.
D. Performance Standards. A landscape plan must be submitted with each project and
such plan must be prepared by an experienced landscape person. In order to
achieve landscaping which is appropriate to scale with the site of a building and
site, the minimum standards apply to all districts and projects that require Site
Plan approval except A, R-1, R-2, R-4, and B-1. I-1 properties shall be exempt
from the minimum quantities of trees and shrubs required.
1. Trees: One tree for every one thousand (1,250) square feet of total building
floor area or one tree for every one hundred feet (100’) of site perimeter,
whichever is greater. A minimum of twenty-five percent (25%) of the trees
required will be coniferous.
2. Ornamental Trees: One ornamental tree can be substituted for every six-
tenths (6/10) overstory deciduous shade tree. In no case shall ornamental
trees exceed fifty percent (50%) of the required number of trees.
3. Understory Shrubs: One understory shrub for every four hundred fifty (450)
square feet of building or one shrub for every seventy-five feet (75’) of site
perimeter, whichever is greater.
4. R-1, R-2, R-4, and R-5 Districts: Minimum standards set above apply to
R-1, R-2, R-4 and R-5 Districts in these instances:
A. Double frontage lots.
B. Anything other than a single-family home.
5. I-1 properties shall meet the following performance standards:
a. Landscape Plan shall provide a mix of deciduous and coniferous trees.
At least twenty-five percent of the trees shall be coniferous.
b. Tree and shrub plantings shall be located along areas of the site which
border the public right-of-way, front entrance of the building,
perimeter of parking lot and side corners of the building area.
c. Screening requirements shall be met and remaining land shall be
seeded/sodded. 59
ATTACHMENTS: Example amendment language shown at Sept. Planning Commission meeting +
other community standards
REQUESTED PLANNING COMMISSION ACTION: 1. Discussion on drafted ordinance language
and direction to pursue or not pursue a formal ordinance amendment.
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Community Shrubs required in
Industrial
Trees required in
Industrial
Notes
Sartell One shrub per 350 s.f. of
building or one per 75’ of
site perimeter whichever
is greater
One per 1,000 s.f. of
building or one per
100’ of site
perimeter whichever
is greater
More restrictive than
St. Joseph
Sauk Rapids Landscaping. Any yard
bordering a street shall be
landscaped. All industrial
properties shall be
landscaped as a part of
any new building or
expansion project. Such
required landscape plans
shall include over story
trees, under story trees,
shrubs, deciduous trees,
coniferous trees, or
ground covers.
Criteria is subjective
and determined by
staff.
St. Cloud All exposed ground areas
surrounding a principal or
accessory use which are
not devoted to drives,
sidewalks, patios, and
parking lots, or other such
uses shall be covered with
grass, shrubs, trees, and
other ornamental
landscape materials.
Did not see min.
shrubs or tree
requirement. Strict
screening standards
from residential (90-
100% opacity)
Waite Park Only in residential areas
Big Lake 1 shrub per 300 s.f. of
building
One tree per 1,000
s.f. of building
Same quantity
requirements in all
commercial/industrial
districts. More
restrictive then St.
Joseph
St. Augusta None None General language tied
to landscaping and
adding trees/shrubs
around perimeter of
site, parking/loading
areas, perimeter of
structure. Seems to
take similar approach
to Sauk Rapids
Cold Spring Exempt Industrial Parks Exempt Industrial
Parks
Code does have min.
shrubs and trees but
exempts these
minimums in
Industrial property
St Joseph 1 shrub per 450 s.f. of
building or 75’ of site
perimeter whichever is
greater
One per 1,250 s.f. or
one per 100’ of site
perimeter whichever
is greater
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EXAMPLE LANGUAGE DRAFTED FOR SEPTEMBER
PLANNING COMMISSION MEETING
EXISTING ORDINANCE SHOWN IN BLUE
AMENDED ORDINANCE SHOWN IN RED
Option 3
502.12 Subd 5.
D. Performance Standards. A landscape plan must be submitted with each project and
such plan must be prepared by an experienced landscape person. In order to
achieve landscaping which is appropriate to scale with the site of a building and
site, the minimum standards apply to all districts except A, R-1, R-2, R-4, and B-1.
6. Trees: One tree for every one thousand (1,250) square feet of total building
floor area or one tree for every one hundred feet (100’) of site perimeter,
whichever is greater except in I-1 properties where the number of trees
needed shall be capped at one hundred thousand and fifty (150,000) square
feet of total building. A minimum of twenty-five percent (25%) of the trees
required will be coniferous.
7. Ornamental Trees: One ornamental tree can be substituted for every six-
tenths (6/10) overstory deciduous shade tree. In no case shall ornamental
trees exceed fifty percent (50%) of the required number of trees.
8. Understory Shrubs: One understory shrub for every four hundred fifty (450)
square feet of building or one shrub for every seventy-five feet (75’) of site
perimeter, whichever is greater except in I-1 properties where the number of
shrubs needed shall be capped at one hundred thousand and fifty (150,000)
square feet of total building.
9. R-1, R-2, R-4, and R-5 Districts: Minimum standards set above apply to
R-1, R-2, R-4 and R-5 Districts in these instances:
10. Double frontage lots.
11. Anything other than a single-family home.
Option 4
502.12 Subd 5.
D. Performance Standards. A landscape plan must be submitted with each project and
such plan must be prepared by an experienced landscape person. In order to
achieve landscaping which is appropriate to scale with the site of a building and
site, the minimum standards apply to all districts except A, R-1, R-2, R-4, and B-1.
1. Trees: One tree for every one thousand (1,250) square feet of total building
floor area or one tree for every one hundred feet (100’) of site perimeter,
whichever is greater. A minimum of twenty-five percent (25%) of the trees
required will be coniferous.
2. Ornamental Trees: One ornamental tree can be substituted for every six-
tenths (6/10) overstory deciduous shade tree. In no case shall ornamental
trees exceed fifty percent (50%) of the required number of trees.
3. Understory Shrubs: One understory shrub for every four hundred fifty (450)
square feet of building or one shrub for every seventy-five feet (75’) of site
perimeter, whichever is greater
1. R-1, R-2, R-4, and R-5 Districts: Minimum standards set above apply to
R-1, R-2, R-4 and R-5 Districts in these instances:
12. Double frontage lots.
13. Anything other than a single-family home.
2. I-1 properties shall provide a mix of deciduous and coniferous trees along the
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perimeters of the site which border the public right-of-way. front entrance of
the building, and corners of the building area. Shrubs shall be provided along
the front of the building. All other screening requirements shall be met and
remaining land shall be seeded/sodded.
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