On the agenda: St Joseph meeting — Data Center (Apr 13)

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city of st. joseph

St. Joseph Planning Commission
Monday, April 13th, 2026
6:00 PM
St. Joseph Council Chambers
75 Callaway St E
**The meeting will also be available through Zoom**
1. Call to Order
2. Pledge of Allegiance
3. Agenda Review and Adoption
4. Public Comment
5. Minutes – March 9th, 2026
6. New Business
a. Variance – Side Yard Setback at 905 Dale Street East PUBLIC HEARING
b. Zoning Text Amendment Proposal - Outdoor Cannabis Cultivation in I-1 Light Industrial
District PUBLIC HEARING
7. Old Business
a. Data Center Research Presentation
b. Rural Residential Small Lot Zoning Ordinance – Discussion
8. Other Business
a. General Updates
9. Adjourn

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Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met on
Monday, March 9th, 2026, at 6:00 PM in the St. Joseph City Hall opening with the Pledge of Allegiance.
Planning Commission Members Present: Commissioners Keith Louwagie, Andrew Mooney, Cody
Evander, Isabella Margl, Carmie Mick
Staff Present: Nate Keller
Public Comments: None
Agenda Review & Adoption: Louwagie made a motion to approve Agenda Review & Adoption. The
motion was seconded by Mooney and passed unanimously.
Public Comment
None
Minutes – February 9th, 2026
Louwagie made a motion to approve the minutes of February 9th, 2026. The motion was seconded
by Mooney and passed unanimously.
Old Business
6a. Benedict Second Addition – Final Plat
The Sister’s of St. Bendict submitted a Final Plat that consolidates seven existing lots into one parcel. The
PC and Council approved the Preliminary Plat, Rezoning, and Future Land Use amendments in January.
Keller mentioned all staff comments have been addressed and noted where staff was at with the
administrative Site Plan application review.
Louwagie made a motion to approve the Final Plat resolution PC 2026-004. The motion was
seconded by Mick and passed unanimously.
6b Liberty Pointe Homeowners Association – Vacation of Easements
Keller explained that when the Liberty Pointe development was re-plated in 2005 which converted many
of the twin home lots into single family detached units, the common area or easement area was never
formally vacated during the re-plat. This error was recently caught by a title company when one of the
homes off Jefferson Lane was being sold. Keller suggested to the homeowner’s association that all of the
lots which have an old easement on them should go through the vacation of easements. The resolution
prepared would formally vacate old easement lines through fifteen lots.
Margl opened the public hearing at 6:10PM
Ann Lang 1704 Dale Street had questions about any direct impact to her property and residence. She
mentioned that she just bought the home a year ago and wanted to be sure there would not be any
determinantal impacts.
Keller responded that the vacation corrects an error from 2005 and this will not impact her residence in
any negative way. When she sells the home in the future this will also prevent any title company from
catching the error as the action of vacating the easement will formally eliminate the easements.
Fred Schroeder 348 Jefferson Lane stated that he is the reason why this action is on the agenda. He
asked about reimbursement for his expenses and stated that the Association should be responsible and
that he would like a letter from the city stating that he should be reimbursed by the Association.
Keller responded that the Association is the applicant for the request and the Association has paid for the
vacation application. Keller mentioned that the city cannot provide a letter stating that one private
individual owes another private individual money. Keller stated that he spoke with Mr. Schroeder

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previously on this topic and explained why the city would not get involved and he would invite further
conversation offline on the topic.
Douglas McNally 1402 17th Ave SE spoke about concerns regarding the drainage pond at the rear of his
residence and which falls under the Liberty Pointe Homeowners Association responsibility.
Margl closed the public hearing at 6:16PM
Louwagie made a motion to approve the Vacation resolution PC2026-005. The motion was
seconded by Mick and passed unanimously.
Other Business
7a. Rural Residential Small Lot Zoning Ordinance – Discussion
Keller provided an update to the Commission that legal has reviewed the drafted ordinance and provided
their comments. The comments were minor in nature as Keller explained to the Commission. Keller
highlighted that he would like feedback on: accessory structures, appropriate setbacks, Subd. 3, lot size
and appropriate densities.
The Commission had strong discussion highlighting comments were: accessory structures should just
match in color but not have to match in materials, max size limits for accessory structures and determining
if its better to list a max limit or go off items like total building lot coverage – many examples were provided
on this topic and the Commission agreed to come back next month with a couple of visual examples that
would help the Commission understand the buildability of lots.
Keller will further refine the ordinance and come back next month with some visual examples of lots showing
primary, secondary septic areas.
8a. General Updates
Updates provided on: Joetown Apartments Phase Two, Intern researching the topic of Data Centers,
Council Work Session topic of housing.
Adjourn: Mick moved to adjourn the meeting at 7:13PM. The motion was seconded by Louwagie
and passed unanimously.
Minutes approved by:
Nate Keller
Community Development Director

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Planning Commission Agenda Item
06a

MEETING DATE:

April 13th, 2026

AGENDA ITEM:
Street East

06a – PUBLIC HEARING – Variance Side Yard Setback - 905 Dale

ACTION REQUESTED:
1. Conduct public hearing
2. Motion on Finding of Fact resolution PC 2026-006 approving Variance to the side yard setback
a. Commission may also make a motion to deny or table but shall state a finding of fact to
deny and reason for tabling.
PREVIOUS PLANNING COMMISSION ACTION: None
BACKGROUND INFORMATION:
The owner of 905 Dale Street East is proposing a 16-foot addition to the West side of their attached garage.
The lot was platted in 1988, and the existing 12-foot single-stall garage was built in 1989. The existing
garage is limited in size and meant for a single car. The addition would improve storage capacity and reduce
potential outdoor storage on the property, but the proposal requires a variance.
The proposed addition would place the new west building line two feet from the property line (a 10-foot
side yard setback is required). All other aspects, including height and lot coverage, meet city ordinance
requirements. The proposed addition would align with existing homes and reflect modern designs, which
typically include two- or three-stall garages.
Existing home:

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Proposed addition:

Variance Criteria:
A variance may be granted if enforcement of a zoning ordinance provision on a particular property would
cause the landowner practical difficulties as defined by MN State Statute 462.357.
A variance shall only be permitted if all of the following facts and conditions exists:
1.
2.
3.

4.
5.
6.
7.

The variance is consistent with the adopted St. Joseph Comprehensive Plan.
The variance is in harmony with the general purposes and intent of this Ordinance.
The applicant establishes that there are practical difficulties in complying with the zoning
ordinance. Practical difficulties as used in connection with the granting of a variance shall
mean:
a. The property owner proposes to use the property in a reasonable manner not
permitted by the zoning ordinance.
b. The plight of the landowner is due to the circumstances unique to the property not
created by the landowner
c. The variance, if granted will not alter the essential character of the locality.
Economic considerations alone shall not constitute practical difficulties under the terms
of this Ordinance.
Practical difficulties shall include, but are not limited to, inadequate access to direct
sunlight for solar energy systems.
Variances shall be granted for earth sheltered construction as defined in MN Statute
216C.06, Subd. 14 as may be amended, when in harmony with the zoning ordinance.
Additional Conditions: If granting a variance, the City Council may impose conditions to
ensure compliance with this Ordinance and to protect adjacent properties.

Staff have prepared a resolution of approval for the variance. The resolution outlines how the proposal
meets the Variance criteria. Overall the request is reasonable and aligned with the variance criteria (home
and lot were built prior to existing ordinance and setback)
ATTACHMENTS:
1. Variance application
2. Finding of Fact Resolution PC2026-006 to approve

5

6

7

8

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RESOLUTION PC2026-006 A
A RESOLUTION ADOPTING FINDINGS OF FACT TO APPROVE A VARIANCE TO THE
SIDE YARD SETBACK ON AN R-1 SINGLE FAMILY ZONED LOT
WHEREAS, Lynn Zormeier, “applicant” and “owner” of property has properly applied for a
variance to the minimum side yard setback on the subject property identified in Exhibit A.
WHEREAS, the St. Joseph Planning Commission held a public hearing on the variance request on
April 13 , 2026, at which time all persons wishing to be heard regarding the matter were given an opportunity
to be heard; and
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FACTS:
1. That Lynn Zormeier hereinafter referred to as “Applicant” and “owner” properly applied for a
variance.
2. That the matter was duly published and notice was provided to property owners within 350
feet of the Subject Property.
3. That the Applicant appeared before the Planning Commission on April 13th, 2026 and that the
Planning Commission reviewed the variance request and recommended approval of the
variance.
4. That the Subject Property is zoned R-1 Single Family Residential.
5. That City Ordinance 502.30 Subd. 6 Section B requires side yard setbacks to be ten feet, and
the variance proposal is for an eighteen-foot garage addition that would result in a two-foot
setback on the Western side lot line.
6. That the adjacent properties to the North, South, West, and East are all zoned R-1 Single
Family Residential.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ST.
JOSEPH, MINNESOTA, that the following Findings of Fact support an two foot setback
variance to the West side lot line setback:
7. That the variance is consistent with the St. Joseph Comprehensive Plan.
8. That the variance is in harmony with the general purpose and intent of the Ordinance.
9. The Applicant has demonstrated practical difficulties in meeting the zoning ordinance
requirements, as defined under Minnesota Statutes including:
a. The circumstances leading to the request are not solely created by the Applicant. The
property was platted in 1988 and the home was built in 1989 which predates the setbacks

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established in the R-1 Single Family Zoning district. The existing garage space is a single
stall garage that is twelve foot wide.
b. The request arises from unique circumstances specific to the property. The property
was platted in 1988 and home built in 1989 prior to the existing setback standards.
c. The requested variance is reasonable. The Applicant is not seeking to construct an
addition to their home that is out of character from the existing residential neighborhood,
and the addition would result in a two stall garage which is a common feature in modern
construction and home standards.
d. The variance will not alter the essential character of the locality. Other properties in
the surrounding area are of similar size and characteristics to what is proposed.
NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ST.
JOSEPH, MINNESOTA, as follows:
1. Based on this Finding of Fact a variance to the minimum side yard setback on the subject
property is approved with the following conditions:
a. This Finding of Fact resolution approving the Variance shall be recorded at Stearns
County recorder’s office.
b. If within one (l) year after granting a variance, the work permitted is started, such
variance shall become null and void unless a petition for an extension has been
approved by the City Council.
c. The owner shall locate and mark the West side lot line before construction of the
addition to ensure accuracy as proposed on the site plan.
d. Stormwater drainage and runoff shall be contained within the property and not
negatively run onto adjacent property to the West. Runoff shall be contained through
methods like stormwater gutters on the proposed side of the garage addition.
Whereupon said resolution was declared duly passed and adopted by the St. Joseph City Council this 20th
day of April 2026.
CITY OF ST. JOSEPH
By
ATTEST
By
David Murphy, City Administrator

Adam Scepaniak, Mayor

Document drafted by: City of St. Joseph; 75 Callaway Street East, St. Joseph, MN 56377

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EXHIBIT A - LEGAL DESCRIPTION
Lot 007, Block 002 of Cloverdale Estates 4th Addition

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Planning Commission Agenda Item: 6b

MEETING DATE:
April 13th, 2026
AGENDA ITEM:
6b
ACTION REQUESTED:
Commission has the option to recommend the following
1. Denial of the requested Zoning Text Amendment
a. Findings of fact is not needed
2. Approval of the requested Zoning Text Amendment through ordinance resolution PC2026-004
a. Or approval with recommended changes/revisions to the draft
3. Tabling of the text amendment
a. Reasons for tabling would be required to help guide staff
PREVIOUS PLANNING COMMISSION ACTION:
About a year ago the PC discussed various cannabis uses and appropriate zoning districts. It was decided
that cannabis would be grouped in with already existing uses that are similar. For example, Retail would
be allowed where retail is allowed. Shortly after that discussion a Zoning Text amendment was requested
and approved which permitted indoor Cannabis Cultivation as a permitted use in the I-1 Light Industrial
district and as a Conditional Use in the B-2 Highway District. During that discussion there was some
mentioning of indoors versus outdoor and the Commission decided to only allow indoor which the
Council agreed.
BACKGROUND INFORMATION:
Applicant Nexus Meridian, LLC has requested an ordinance amendment to revise the ordinance so
outdoor cannabis cultivation is a Conditional Use in the I-1 Light Industrial District.
About a year ago, the Planning Commission and Council determined that only indoor cultivation would
be allowed—permitted in I-1 and conditional use in B-2. The discussion and finding was that outdoor
cultivation operations are inconsistent with the intent of the I-1 Zoning district and the use would not be
compatible. Staff shared this prior discussion with the applicant. The applicant has provided background
on why the city should amend the Zoning to allow for this use in the I-1 Light Industrial district.
The Commission may approve, deny, or table the request. A zoning text amendment does not require any
Findings of Fact if the request is denied, as the City retains full authority over deciding what are
allowable uses in each Zoning district.
ATTACHMENTS:

Preliminary drafted ordinance PC2026-004
Application and narrative from applicant

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Good evening Nate,
Thank you again for taking the time to speak with me on Friday regarding the zoning text
amendment process and the path forward to establish outdoor cannabis cultivation within
the Light Industrial (LI) zoning district in St. Joseph Township.
Please find attached the completed Zoning Text Amendment application. As discussed, we
are formally requesting an amendment to Zoning Ordinance 502, Subdivision 4
(Conditional Use Permits) to include outdoor cannabis cultivation as an allowable
conditional use within Industrial-zoned properties.
Under Zoning Ordinance 502, Subd. 2 – Permitted Uses, cannabis cultivation is
already permitted within the LI district, specifically:
(X) “Indoor greenhouse including cannabis cultivation”
However, the ordinance is currently limited to indoor and greenhouse operations, with no
provision for outdoor cultivation.
Our request is to expand the ordinance by adding language under Subdivision 4
(Conditional Uses) to allow for outdoor cannabis cultivation, subject to Conditional Use
Permit (CUP) approval.
The subject property Parcel ID: 84.53300.0295, 7402 Ridgewood Road presents a suitable
setting for this amendment:
•

The owner of the property has signed off on the Zoning amendment form as well as
the applicant who is the tenant. See attached.

•

The applicant will operate a compliant indoor cultivation facility on the property,
which is already a permitted use under the zoning of this property - zoned Light
Industrial.

•

The site includes substantial undeveloped acreage, perfect for an Outdoor
Cannabis cultivation.

•

The outdoor cultivation area will be:

-Fully secured and fenced.
Due to these characteristics, the property provides an appropriate and controlled
environment to support both indoor and outdoor cultivation operations on a single site.
We believe this request aligns with the intent of Zoning Ordinance 502, particularly:

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“Uses determined to be of a similar nature as those contained in this section upon a
finding that the use will not be detrimental to the health, safety and welfare of the City and
is consistent with the stated intent of the zone.”
Outdoor cannabis cultivation is functionally consistent with already permitted indoor
cultivation, differing only in method rather than 1property use classification. As such, it
can reasonably be interpreted as a use of similar nature, particularly when subject to CUP
approval.
We are specifically requesting that outdoor cultivation be added as a conditional use,
rather than a permitted use, to ensure:
•

Continued municipal discretion in evaluating each application.

•

Appropriate consideration of: Setbacks, Security measures,

•

Compatibility with surrounding uses,

•

Flexibility to deny applications on parcels that may not be suitable

This approach provides a balanced framework, allowing economic development
while maintaining local control.
For context, a licensed medical cannabis operator in Otsego, MN operates a facility that
includes:
•

A 30,000+ SF indoor and greenhouse cultivation facility

•

Multiple outdoor cultivation fields

•

An integrated site layout supporting both operations

While Otsego established a specific cannabis zoning district, our request is more limited
and targeted-seeking only a text amendment within the existing LI district to allow outdoor
cultivation under CUP approval.
Given that:
•

Cannabis cultivation is already permitted in the LI district (indoors)

•

The subject property is well-suited for expanded use

•

The request aligns with the ordinance’s “similar use” provision

•

A CUP structure preserves City oversight

•

The owner of the property has signed off on the zoning amendment form

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•

The tenant is in the process of signing a long term lease for their indoor cannabis
cultivation on the property,

We respectfully request the approval of this zoning text amendment to allow for outdoor
cannabis cultivation within the Industrial zoning district.
Please let me know if you need any additional materials or clarification as this moves
through the review process. I appreciate your time and consideration and look forward to
speaking at the planning commission along with the city meetings.

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7402 Ridgwood Rd
84.53300.0295
SUBJECT PROPERTY FOR
ZONING TEXT AMENDMENT

8760 77 ST NE
118315001020
EXAMPLE PROPERTY
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ORDINANCE PC2026-004
AN ORDINANCE AMENDING ORDINANCE 502.62
New language is underlined and in red font. Language to be eliminated is shown as
strikethrough.
The City Council for the City of St. Joseph, HEREBY ORDAINS that City Code Section
502.62 is hereby amended as follows:
Section 502.62: LI-LIGHT INDUSTRIAL DISTRICT

Subd. 1: Intent. The Light Industrial District provides space for industrial activities
involving a minimum degree of refuse byproducts and air or noise pollution, and requiring a
relatively low level of on-premise processing. These activities may include secondary
commercial functions which are conducted on site.
Subd. 2: Permitted Uses. The following use shall be permitted within the LI-Light
Industrial District:
a)

Assembly plants and manufacturing enterprises of a wide variety of products that
do not cause noxious odors or noise, including excessive users of water and
sewer. Examples of such uses include: fabrication or assembly of small products
such as opticals, electronics, pharmaceuticals, medical supplies and small
equipment.

b)

Publishing establishments.

c)

Clothing or apparel manufacturing or assembly.

d)

Business incubator facilities.

e)

Bottling establishments.

f)

Dry cleaning and drying establishments.

g)

Manufacturing/assembly of crates, boxes, baskets, furniture, veneer,
cabinets and similar word items.

h)

Building materials sales and storage/ lumberyards.

i)

Manufacturing of plastic, fiberglass and metal products.

j)

Mini-storage.

k)

Major automotive repair.
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l)

Offices/showroom/retail space as a portion of the principal industrial use provided
they do not exceed a combined 25 percent of the total square footage of the
principal use.

m)

Appliance assembly and warehousing.

n)

Industrial research laboratories.

o)

Manufacturing of small electrical parts and service.

p)

Newspaper and printing plants.

q)

Telecommunication facilities, base stations.

r)

Telemarketing and mail order establishments.

s)

Warehousing, of non-explosive material and equipment within the structure.

t)

Wholesale or distributor storage and distribution of non-hazardous materials.

u)

Wholesale water conditioning systems.

v)

Breweries, Microbreweries, Distilleries.

w)

Gyms/indoor athletic facilities

x)

Indoor greenhouse including cannabis cultivation

y)

Uses determined to be of a similar nature as those contained in this section upon a
finding that the uses will not be detrimental to the health, safety and welfare of the
City, and that the use is consistent with the stated intent of the zone as contained
in Subd. 1.

Subd. 3: Permitted Accessory Uses. The following uses shall be permitted as an
Accessory Use in the Light Industrial District and subject to the all the requirements in this
Section:
a)

Restaurant, lunch counters, confectioneries to serve the employees employed
within the District.

b)

Residential structures and related residential uses necessary for security and safety
reasons in relation to the principal use.

c)

Off-street parking and off-street loading.

205-1

d)

Outdoor storage as regulated in this Ordinance.

e)

Office accessory to the principal use.

f)

Signs as regulated in this Ordinance

g)

Temporary buildings for construction purposes for a period not to exceed a period
of 12 months.

Subd. 4: Conditional Uses. The following uses shall require a Conditional Use Permit as
provided for in this Ordinance.
a)

Adult Entertainment as regulated in this Ordinance.

b)

Commercial activities relating to production systems, structural maintenance
programs or the construction industry.

c)

Service structures, public or private, designed and used to serve the uses in the
surrounding area, such as electric power substation, telephone buildings, deep
wells, elevated tanks and similar structures and uses.

d)

Biotechnology and health science research, development, manufacturing, and/or
production facilities including but not limited to devices, products, components,
and services whether organic or inorganic in nature.

e)

Commercial/Industrial Planned Unit Development.

f)

When property within a Light Industrial District abuts County State Aid Highway
75:

g)

1.

Motels

2.

Gasoline service stations

3.

Restaurant or supper clubs

4.

Drive-in establishments, provided that an internal site pedestrian
circulation system shall be defined and appropriate provisions made to
protect such areas from encroachments by parked cars or moving vehicles.

5.

Open sales or temporary rental lots

Indoor Firing Range provided that:
1.

The firing range shall not be located on any lot adjacent to an existing
Residential, Educational/Ecclesiastical or Public District unless the facility
205-2

is separated by a public right-of-way.
2.

The firing Range shall not be located within one thousand (1,000) lineal
feet, measured from building to building, of an existing firing range or
establishment licensed to dispense intoxicating or non-intoxicating liquor,
nor shall they be in a building that dispenses liquor.

3.

The building and method of operation shall conform with the applicable
Minnesota Pollution Control Agency, Environmental Protection Agency,
and OSHA standards for indoor ventilation, emission into the atmosphere,
indoor sound levels, lead containment and outside noise standards.
The design and construction of the firing range shall completely confine
all ammunition rounds within the building and in a controlled manner.
The design and construction of the firing range shall be certified by a
registered engineer in the State of Minnesota. The certified plans shall
include the specifications and construction of the bullet trap (s), ceilings,
exterior and interior walls and floors. The certified plans shall state what
type and caliber of ammunition the range is designed to totally confine.

4.

h)
i)

5.

No ammunition shall be used in the range that exceeds the certified design
and construction specifications of the firing range.

6.

Firearms shall not be stored on the premises when the range is closed for
Business, unless they are stored in a secured vault.

7.

On-site supervision shall be supplied at all times by an adult with
credentials as a range operator. The range operator shall be responsible
for the conduct of their place of business and the conditions of safety and
order in the place of business and on the premises.

8.

On site instruction shall be given only by Certified Firearms Instructors.
Current certificates for firearms instructors shall be on display in a
conspicuous location in the premises and available for public inspection at
all times.

9.

The transport of firearms on the premises, to the premises and from the
premises shall conform to State Law.

10.

Minors shall not be allowed in the range unless accompanied by an adult
at all times. This provision shall not be interpreted to prohibit minors
from participating in a firearm safety class or using the facility provided
they are supervised by an adult instructor.

Minor recreational vehicle and automobile sales
Outdoor greenhouse including cannabis cultivation

205-3

Subd. 5: Interim Uses. The following shall require an Interim Use Permit as provided for
in this Ordinance.
a) Asphalt or concrete plants/mixing facility provided the processing of mined materials
shall not be conducted closer than five hundred (500) feet to any residential
dwelling/use.
Subd. 6: Lot Area Requirements.
a)

Minimum Lot Size: One (1) acre (43,560 square feet). Minimum lot width one
hundred (100) feet.

b)

Impervious surfaces shall not exceed 80% of the lot area. Impervious surfaces
shall include all structures, parking areas, driveways, sidewalks and all other areas
covered with impervious material.

Subd. 7: Setback Requirements. No part of the structure including footings, soffits,
gutters or other overhangs shall encroach on easement areas.
Front Yard Setbacks.
a)

Front yard setback shall be thirty (30) feet from the lot line. On corner lots, the
setback from all lot lines abutting a street shall be thirty (30) feet. When an
industrial district lot is separated from a residential zone by a city street, the
setback from the lot line shall be one hundred (100) feet.

b)

Front yards abutting any roadway: the setback shall be landscaped as in
accordance to the requirements of any applicable protective covenants and such
reasonable requirements as established by the City, and shall not be used for
parking.

Side Yard Setbacks.
a)

Side yard setback shall be at least twenty-five (25) feet from the lot line.
Development occurring on lots platted prior to January 1, 1999 shall be subject to
the ten foot side yard setback requirement in effect at the time of platting.

b)

A Light Industrial District side yard adjacent to a residential boundary line shall
provide for a landscaped strip of at least sixty (60) feet in width along the lot
boundary line. The landscaped strip shall be planted with an evergreen hedge to
provide a screen. The governing body may require additional side yard setback in
these cases. When such additional width is required, such additional width shall
not exceed one hundred (100) feet.

205-4

c)

Side yard boarding upon any roadway: the setback shall be landscaped in
accordance with any applicable protective covenants and such reasonable
requirements as established by the City.

Rear Yard Setback.
a)

Rear yard setback shall be at least twenty (20) feet, which may be used for
parking.

b)

A Light Industrial District rear yard adjacent to a residential boundary shall
provide a landscaped strip of at least sixty (60) feet in width along the lot
boundary line. The landscaped strip shall be planted with an evergreen hedge to
provide a screen. The governing body may require additional side yard setback in
these cases. When such additional width is required, such additional width shall
not exceed one hundred (100) feet.

Subd. 8: Height Requirements.
a)

No building constructed in any Light Industrial District shall be more than fiftyfive (55) feet in height. Berming the building does not allow a building to be
constructed higher than 55 feet. Elevation for the building shall be determined by
the average grade of the land.

Subd. 9: Site Coverage. No structure or combination of structures shall occupy more
than 50 percent of the lot area.
Subd. 10: Other Requirements.
a)

Parking Lots. All parking lots shall conform to the standards set forth in this
Ordinance. All lots shall include parking controls and other landscaping
techniques to improve their aesthetic quality and to direct the flow of traffic.

b)

Loading Docks. All loading docks shall conform to the standards set forth in this
Ordinance. No loading docks or overhead doors shall directly face County State
Aid Highway 75.

c)

Building Exteriors. All construction of new facilities, excluding additions that are
less than 30% of the existing structure, shall consist of pre-cast or cast tip up
concrete walls, concrete block (painted or decorative), and stick built construction
and shall include footings that meet the requirement of the MN State Building
Code, in relation to frost protection.
Pre-finished architectural metal panels, with a minimum twenty (20) year
manufacturer color-fast warranty, may be used as a construction material. A
minimum of twenty-five (25%) of the exterior building finish directly facing
streets, exclusive of windows and doors, shall consist of materials comparable to:
205-5

face brick; natural stone or cultured rock; glass; vinyl; stucco, aluminum
lapsiding; cut block; and, concrete block (the surface must be treated with an
applied decorative texture or material). Pre-cast or cast in place concrete
buildings shall provide the same amount of adornment.
Accessory Building located in the rear yard or behind the principal structure, and
not visible from the public right-of-way must have an exterior harmonious with
the principal structure, all other accessory buildings must meet the 30%
adornment requirement stated above.
d)

Roof Materials. Commercial grade asphalt shingles, wood shingles, standing seam
pre-finished architectural metal, slate, tile or copper. Flat roofs are exempt from
this requirement. The City Council may consider green roof options that reduce
stormwater runoff and improve water quality.

e)

Every applicant shall be required to submit for approval a landscape plan
providing for the planting of trees and other vegetation.

f)

Any use creating periodic earthshaking vibration shall be prohibited if undue
vibrations are perceptible beyond boundaries of the property on which the use is
located. This standard shall not apply to vibrations created during the process of
construction.

g)

Any use requiring the storage, utilization or manufacture of products which could
decompose by detonation shall be located not less than 400 feet from any
residence. This section shall not apply to the storage or usage of liquid petroleum,
natural gas for normal residential or business use providing other performance
standards are met.

h)

All activities that emit radioactivity shall comply with the minimum requirements
of the Federal regulatory body.

i)

All uses associated with bulk storage of oil, gasoline, liquid fertilizer, chemicals,
similar liquids and hazardous substances shall comply with the requirements of
the Minnesota State Fire Marshal, the Minnesota Department of Agriculture and
other hazardous substance legislation by the Federal government. The user of
such material shall have documents from the above offices that the use is in
compliance. All existing above ground liquid storage tanks with a capacity of
2,000 gallons or more, shall comply with the requirements of the Minnesota State
Fire Marshal's office within 12 months following enactment of this Ordinance.

j)

Screening. All mechanical, heating, ventilation and air conditioning equipment,
and refuse storage areas shall be screened and in a suitable location.

k)

Lighting. All lighting shall be hooded and no light may directly strike any
street/highway or areas outside of the development.
205-6

l)

Landscaping. In addition to requirements relating to parking lots, the
Development Plan shall show a unified landscaping scheme for the development.

m)

Spoil/Construction piles. Properties annexed to the City of St. Joseph that were
governed by the 1997 Orderly Annexation Agreement where the main use of the
property is for business related to or reliant upon storage/use of construction
material shall be allowed to continue to store material on site provided the
material is stored in the rear yard.

Amended 9/2018
Amended 7/2025

205-7

Planning Commission Agenda Item: 7a

April 13th, 2026
MEETING DATE:
AGENDA ITEM:
7a
ACTION REQUESTED:
None just informational
PREVIOUS PLANNING COMMISSION ACTION: None. Staff have only mentioned that research on
the topic would occur in 2026 with a likely goal of adopting regulatory framework (ordinance
amendment) to address the use in terms of Zoning.
BACKGROUND INFORMATION: Intern Betsy Solis Rosas has been working on researching Data
Centers. This research includes reaching out to other communities and attempting to understand how
these communities regulate Data Centers in terms of Zoning. Ms. Solis Rosas will provide a 10–15minute presentation on the topic highlighting relevant information. Staff encourage the Commission to
ask questions and have dialogue after the presentation.
ATTACHMENTS:

None – PowerPoint will be presented at the meeting.

18

Planning Commission Agenda Item: 7b

MEETING DATE:
AGENDA ITEM:
ACTION REQUESTED:

April 13th, 2026
7b
None just discussion and feedback. The hope is that we gear towards a
final drafted ordinance and public hearing either in May or June.

PREVIOUS PLANNING COMMISSION ACTION:
Discussion has occurred in the last several months. Last month’s discussion focused on accessory
structure language and size of lots. Commission asked for some visuals to aid in follow-up discussion for
this month.
BACKGROUND INFORMATION:
Staff have added suggested tweaks to the drafted ordinance in red. Staff will go through these and share
some visuals of lots in terms of septic design areas. Staff will also share discussions that were held with
Stearns County Environmental Services and Watab Inc. (Watab designs and installs septic systems and
are based right outside of Saint Joseph).
ATTACHMENTS:

Preliminary drafted ordinance
Exhibit maps

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ORDINANCE 502 – ZONING ORDINANCE

ORDINANCE NO. ____
AN ORDINANCE ESTABLISHING THE RR-1.5 RURAL RESIDENTIAL
ONE AND ONE-HALF ACRE ZONING DISTRICT AND REQUIRING
MUNICIPAL WATER SERVICE
Section 502.28. RR-1.5 – Rural Residential One and One-Half Acre District

Subd. 1. Intent and Authority.
The RR-1.5 Rural Residential One and One-Half Acre District is established to allow limited
rural residential subdivision development at reduced lot sizes, with a minimum lot area of one
and one-half (1.5) acres, in specific areas approved by the City Council.
This district applies only to lands depicted on Exhibit A, which is incorporated by reference.
Properties within the RR-1.5 District are intended to remain outside the City’s long-term urban
growth area due to natural constraints, infrastructure limitations, or legally binding restrictions
on municipal expansion.
All properties shall be served by municipal water. Individual Subsurface Sewage Treatment
Systems (SSTS) are permitted in accordance with Minnesota Rules Chapter 7080, as amended.
While the RR-1.5 District allows higher residential density than traditional Rural Residential
zoning, development shall remain limited in scale and intensity and shall be consistent with the
City’s Comprehensive Plan, infrastructure capacity, and applicable state and local regulations.

Subd. 2. Purpose.
The RR-1.5 District is established to achieve the following purposes:
a. To facilitate smaller-acreage residential subdivisions in limited areas of the City that abut
Rural Residential zoning districts or are located at or near the City’s corporate boundaries, as
identified on Exhibit A.
b. To expand housing opportunities in areas that are serviceable by municipal water but it is not
reasonably feasible to extend municipal sanitary sewer service.
c. To provide a transitional land use pattern that maintains rural character while allowing
compatibility with future urban development.

Subd. 3(C). Rezoning Limitations and Threshold Criteria.

502.27-1
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ORDINANCE 502 – ZONING ORDINANCE
Rezoning to the RR-1.5 Rural Residential One and One-Half Acre District is intended to be
exceptional and severely limited in application and shall not be construed as a zoning district of
general applicability. The burden of demonstrating compliance with the criteria below shall rest
with the applicant.
A. Mapped Areas.
Only properties identified on Exhibit A shall be eligible for rezoning to the RR-1.5 District
provided all of the criteria below are satisfied.
No property shall be rezoned to the RR-1.5 District unless the City Council makes written
findings that all of the following criteria are satisfied:
1. Comprehensive Plan Consistency.
The proposed rezoning is consistent with the City’s adopted Comprehensive Plan,
including land use designations, growth policies, and infrastructure planning, and does
not undermine planned urban development or future orderly annexation objectives.
2. Infrastructure Limitation Finding.
It is not reasonably feasible to serve the property with municipal sanitary sewer service
within the foreseeable planning horizon, due to physical, environmental, or unusual cost
constraints.
3. No Premature Urbanization.
The rezoning will not result in premature or inefficient urban development, nor create
expectations for future extension of municipal sanitary sewer service.
4. Edge Condition Requirement.
The property is located at the edge of the City boundaries or is physically constrained by
permanent features such as public parkland, water bodies, wetlands, transportation
corridors, or other barriers that reasonably limit future municipal expansion.
5. Compatibility with Adjacent Land Uses and Development.
The proposed development pattern is compatible with surrounding land uses and zoning
districts and provides a logical transition between rural and urban development forms. If
rezoned to RR 1.5 the property shall not be located adjacent to R-1 zoned districts where
full sewer and water service is available and can be readily extended to service the
property. The Council may also consider whether future development on adjacent
property or properties would make it feasible to extend full sewer and water service to the
subject property.
6. Developer-Initiated Rezoning Limitation.
Rezoning to the RR-1.5 District shall not be approved solely for the purpose of increasing
development yield, lot density, or marketability of land or to avoid extending required
city services like sewer absent the public purpose findings required by this Section.
7. Subdivision Control.
The rezoning shall not result in subdivision patterns that would impede future orderly
redevelopment, infrastructure extension, or annexation should municipal sewer service
become available.
8. Public Interest Determination.
The rezoning serves a demonstrable public interest and does not primarily benefit a single

502.27-2
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ORDINANCE 502 – ZONING ORDINANCE
property owner or development proposal at the expense of the City’s long-term planning
objectives.
9. Density Limitation.
Rezoning and subsequent subdivision shall not result in the creation of more than thirty
(30) single-family residential lots or encompass more than forty-five (45) acres of
developed land, whichever is less.
10. Septic suitability.
The property shall be evaluated by Stearns County Environmental Services in regards to
septic design, location, soils, and other factors to determine if the proposed subdivision is
compatible for septic systems at the time of Preliminary Plat.
11. Prior Rezoning Limitation (10-Year Look-Back).
The property shall not be eligible for rezoning to the RR-1.5 District if it was previously
part of a larger parcel that was rezoned to RR-1.5 within the preceding ten (10) years. For
purposes of this Section, “part of a larger parcel” includes land that was subdivided,
replatted, or otherwise reconfigured following such prior rezoning. This provision is
intended to prevent incremental or phased rezonings that would circumvent the intent and
limitations of this Ordinance.

Subd. 4. Permitted Principal Uses.
The following principal uses are permitted within the RR-1.5 District:
a. Single-family detached dwelling units.
b. Public parks, recreational areas, environmental preserves, and wildlife or game refuges.

Subd. 5. Conditional Uses.
The following uses are permitted only upon issuance of a Conditional Use Permit in accordance
with this Ordinance:
a. Short-term rentals, subject to the requirements of Section 505.13 of this Code

Subd. 6. Accessory Uses and Structures.

The following accessory uses and structures are permitted within the RR-1.5 District:
a. Detached Accessory Buildings, subject to the following standards:
1. Accessory buildings in this district shall be exempt from the Accessory Buildings
Ordinance in 502.12 Subd. 1
2. Detached accessory buildings shall comply with all applicable building and zoning codes,
except as modified herein.
3. Exterior building materials, including siding and roofing, shall be as similar in color
appearance to the principal dwelling as possible.
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ORDINANCE 502 – ZONING ORDINANCE
4. No detached accessory building shall be constructed prior to the construction of the
principal dwelling to which it is accessory. Detached accessory buildings shall not exceed
twenty (20) feet in height or the height of the principal structure (house) whichever is
larger.
5. Detached accessory buildings shall not be located over primary or secondary septic
system locations.
6. Detached accessory buildings are allowed in the side or rear yards.
7. There is no maximum size requirement for detached accessory buildings. Detached
accessory buildings cannot be larger than the principal structure (house) in aggregate
square footage.

b. Home occupations, subject to Section 502.16 of this Code.
c. Private swimming pools, subject to Section 502.12, Subdivision 4. In-ground pools may utilize
an automatic pool cover in lieu of fencing where certified to comply with ASTM F1346-91, or
successor standards. Pools shall not be located over primary or secondary septic system
locations.
d. Private sports courts, including but not limited to tennis or basketball courts, provided such
courts are not located over primary or secondary septic system locations and at least (10) feet off
adjacent lot lines.
e. Personal amateur radio, television, and satellite dish antennas.

Subd. 7. Minimum Lot Area.
The minimum lot area within the RR-1.5 District shall be one and one-half (1.5) acres, or
65,340 square feet.
MAXIUM LOT AREA???
Would it make sense to have a max lot size of 9.9 acres? This keeps the lots under the normal
Rural Residential district which is min of 10 acres. It also keeps the project within scale so you
don’t have some large lots and some smaller lots

Subd. 8. Yard and Setback Requirements for Principal structure.

a. Front Yard.
Minimum front yard setback shall be thirty (30) feet, except where existing development on the
same side of the street establishes a different prevailing setback, in which case the setback shall
be consistent with the established building line.
b. Side Yard.
Minimum side yard setback shall be fifteen (15) feet. On corner lots, the side yard abutting a
public street shall be not less than thirty (30) feet.
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ORDINANCE 502 – ZONING ORDINANCE
c. Rear Yard.
Minimum rear yard setback shall be thirty (30) feet.
d. Accessory Structures.
Detached accessory structures shall be set back a minimum of ten (10) feet from side and rear lot
lines. On corner lots, accessory structures shall be set back a minimum of twenty (20) feet from
the side lot line abutting a public street.

Subd. 9. Height Limitations.
Principal buildings shall not exceed forty (40) feet in height.

Subd. 10. Lot Coverage.
No structure or combination of structures shall occupy more than thirty percent (30%) of the
total lot area.

EXHIBIT A

(RR-1.5 District Map – Incorporated by Reference)

EXHIBIT A

502.27-5
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ORDINANCE 502 – ZONING ORDINANCE

Northern area
NE area
Western area

Eastern area
SE area

Southernmost area

Potential areas where this district could apply are outlined in red

ORDERLY ANNEXATION AREAS MAP

502.27-6
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ORDINANCE 502 – ZONING ORDINANCE

502.27-7
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ORDINANCE 502 – ZONING ORDINANCE

502.27-8
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