On the agenda: St Joseph meeting — Data Center (May 11)

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city of st. joseph

St. Joseph Planning Commission
Monday, May 11th, 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 – April 13th, 2026
6. New Business - none
7. Old Business
a. Rural Residential Small Lot Zoning Ordinance – Discussion
b. Data Center follow-up
8. Other Business
a. General Updates
9. Adjourn

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1

Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met on
Monday, April 13th, 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 , Jon Hazen
Staff Present: Nate Keller
Public Comments: None
Agenda Review & Adoption: Thompson made a motion to approve Agenda Review & Adoption. The
motion was seconded by Margl and passed unanimously.
Public Comment
None
Minutes – March 9th, 2026
Mooney made a motion to approve the minutes of March 9th, 2026. The motion was seconded by
Thompson and passed unanimously.
New Business
6a. Variance – Side Yard Setback at 905 Dale Street East
The owner of 905 Dale Street East is proposing a 16-foot addition to the west side of the existing garage,
reducing the setback to 2 feet where 10 feet is required.
Commission discussion focused on fire separation from a neighboring shed, the option of a detached rear
garage, potential precedent, neighborhood character, and the age of the home and ordinance.
Keller noted the lot (platted in 1988, home built in 1989) predates current standards, when one-stall
garages were common. The addition will match the home and not exceed its height. A condition in the
resolution requires gutters to manage stormwater and prevent runoff onto adjacent property.
Property owner Lynn Zormeier also addressed questions, including the preference for an attached rather
than detached structure.
Hazen opened the public hearing at 6:17PM
Hazen closed the public hearing at 6:18PM
Mick made a motion to approve the Finding of Fact Variance Resolution PC 2026-006. The motion
was seconded by Thompson and passed unanimously.
6b Zoning Text Amendment Proposal – Outdoor Cannabis Cultivation in I-1 Light Industrial
District
Keller explained that Nexus Meridian, LLC (applicant) is requesting an ordinance amendment to allow
outdoor cannabis cultivation as a conditional use in the I-1 Light Industrial District for the property at 7402
Ridgewood Road, owned by C & F Properties, LLC.
He noted that a year ago, the City limited cultivation to indoor operations—permitted in I-1 and conditional
in B-2. Staff raised concerns about consistency with I-1 district intent and the ability to control odors
outdoors, citing challenges with indoor operations.
The Commission asked about the subject property, I-1 zoning locations, notification requirements, and
whether other communities allow outdoor cultivation.

2

Hazen opened the public hearing at 6:28PM
Hazen asked if the applicant had anything to add. Applicant stated they did not.
Hazen closed the public hearing at 6:19PM
Hazen made a motion to table the request. The motion was seconded by Margl and passed 6-1.
The Commission would like to understand more about: appropriate conditions communities could place
on a use like this, how smell would be controlled, other communities that allow outdoor cultivation and
what standards they place or what zoning districts they allow the use in.
Keller stated the recommendation would be forwarded to the Council at their next meeting.
Old Business
7a. Data Center Research Presentation
Intern Betsy Solis Rosas provided a detailed presentation on Data Centers. The presentation included
information on: types of Data Centers, concerns tied to Data Centers (electricity, water, lighting, sewer,
noise), how Data Centers are regulated in terms of Zoning, and recommendations for the city of St. Joseph.
The Commission engaged in dialogue on the topic and thanked Ms. Solis Rosas for all of her hardwork.
7b. Rural Residential Small Lot Zoning Ordinance – Discussion
Discussion centered around detached structure ordinance language, density limitations, maximum lot sizes,
land that may be eligible for this zoning district and more.
Commission had consensus on: a max size limit for detached structures should be based on the size of the
lot, the drafted language for height requirements was sufficient, density limitations should be tied to max
number of lots, condition number 11 in the ordinance should maybe be refined.
Cory Ehlert (developer) also attended and helped answer some questions the Commission had. Ehlert also
explained buildable areas and the homework Keller and he completed with understanding septic design
areas. The Commission discussed lot coverage of 30% and Ehlert seemed comfortable that this percentage
would not be too restrictive.
8a. General Updates
Updates provided on: Spring permit activity and zoning enforcement.
Adjourn: Mick moved to adjourn the meeting at 7:46PM. The motion was seconded by Margl and
passed unanimously.
Minutes approved by:
Nate Keller
Community Development Director

3

Planning Commission Agenda Item: 7a

MEETING DATE:
AGENDA ITEM:
ACTION REQUESTED:

May 11th, 2026
7a
None just discussion and feedback. The hope is that we gear towards a
final drafted ordinance and public hearing in June.

PREVIOUS PLANNING COMMISSION ACTION:
Discussion has occurred in the last several months. Last month’s discussion focused on accessory
structure language and other elements of the ordinance.
BACKGROUND INFORMATION:
Staff will go over the proposed updates to the draft ordinance at the meeting. Visuals shared with staff
indicate that, with current standards (setbacks, lot coverage, etc.), there is adequate space for homes,
accessory structures, septic systems, and other lot features.
Key updates to the ordinance draft:
• Criteria 9 – Density limit: Based on eligible rezone areas (see NE and southernmost map), the
largest parcel is 73 acres. According to estimates subdivisions can often see 30-40% of the total
land taken up by elements like: roads (20-25%), stormwater, and parks/dedication (5-10%). If we
take 30% of 73 acres, we get 52 acres and 35 1.5 acre lots would fit on 52 acres. Staff recommend
capping density at 40 lots to allow for some wiggle room as this type of zoning district may
require less roadway dedication. Staff also have removed the reference to total acreage and
instead just capped the density of the number of buildable lots.
• Criteria 11: May be eliminated, as language in Criteria 9 now prevents overdevelopment
(pending legal review).
• Accessory structure size: Options include:
o Setting size limits for lots 2.5–5 acres, with no cap for lots 5.1–9.9 acres; or
o No specific size cap, relying instead on the 30% total lot coverage limit (including the
home and accessory structures).
Staff will also present a snapshot of areas where this zoning district could apply, focusing on the NE and
southernmost parts of the city. Discussion will address timing and development potential of these areas
and why these areas have been selected. Staff would also like to reach out directly to the property
owners of parcels in these areas prior to public hearings tied to this zoning ordinance draft. Please also
note – a more detailed review of future land use, including rural development along the city’s edges, is
expected during the next Comprehensive Plan update.
A goal of getting finalized recommendations on this drafted ordinance at this meeting is being sought.
This will then lead to next step of a public hearing called next month on the final draft.
ATTACHMENTS:

Preliminary drafted ordinance
Exhibit visuals
Exhibit maps with targeted areas that would be applicable for rezoning to this
classification

4

5

6

7

Southernmost area

8

Southernmost area

Current Zoning

Future Land Use Guidance

9

NE area

10

NE area

Current Zoning

Future Land Use Guidance

11

Map shows potential future lift station areas
12

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
13

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.

502.27-2
14

ORDINANCE 502 – ZONING ORDINANCE
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 property owner or development proposal at the expense of the City’s longterm planning objectives.
9. Density Limitation.
Rezoning and subsequent subdivision shall not result in the creation of more than
thirty (30) forty (40) single-family residential lots. This maximum density requirement
shall include all phases of the subdivision including outlots 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.
502.27-3
15

ORDINANCE 502 – ZONING ORDINANCE
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.
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.
7. Maximum square footage for detached accessory buildings shall adhere to the
maximum lot coverage percentage of this district and adhere to the following:
Size of Lot

Maximum allowable square footage
(floor area)

2.5 acres – 5 acres

3,500 square feet

5.1 – 9.9 acres

No max size limits

502.27-4
16

ORDINANCE 502 – ZONING ORDINANCE
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.
Subd. 8. Maximum Lot Area
The maximum size for a buildable lot shall not be greater than 9.9 acres.
Subd. 9. 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.
c. Rear Yard.
Minimum rear yard setback shall be thirty (30) feet. Decks and patios attached to the
principle structure shall be at least twenty (20) feet setback.
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.

502.27-5
17

ORDINANCE 502 – ZONING ORDINANCE
Subd. 10. Lot Coverage.
No structure or combination of structures shall occupy more than thirty percent (30%) of
the total lot area.

502.27-6
18

ORDINANCE 502 – ZONING ORDINANCE

EXHIBIT A
(RR-1.5 District Map – Incorporated by Reference)

502.27-7
19

ORDINANCE 502 – ZONING ORDINANCE

EXHIBIT A

Northern area
NE area
Western area

Eastern area
SE area

Southernmost area

502.27-8
20

ORDINANCE 502 – ZONING ORDINANCE
Potential areas where this district could apply are outlined in red

502.27-9
21

Planning Commission Agenda Item: 7b

MEETING DATE:
May 11th, 2026
AGENDA ITEM:
7b
ACTION REQUESTED:
None just informational
PREVIOUS PLANNING COMMISSION ACTION: None. The PC heard a presentation from intern
Betsy Solis Rosas last month.
BACKGROUND INFORMATION: Intern Betsy Solis Rosas has been working on researching Data
Centers and concluded the research last month with a presentation to the Commission. Staff would like to
continue that discussion specifically focusing on some of the elements covered in the presentation like:
•
•

Appropriate zoning district
Concerns mentioned and ideas to address said concerns
o E.g. electricity, water, noise, etc.
o Setbacks, landscaping, sound mitigation, water regulations, lighting, and buffering

ATTACHMENTS:
1. Industrial Zoning District ordinance
Staff will also bring up the PowerPoint presented to the Commission last month

22

ORDINANCE 502 – ZONING ORDINANCE

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.

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.
502.62-1
23

ORDINANCE 502 – ZONING ORDINANCE
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.

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.
502.62-2
24

ORDINANCE 502 – ZONING ORDINANCE

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
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,
502.62-3
25

ORDINANCE 502 – ZONING ORDINANCE

4.

h)

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.

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

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.
502.62-4
26

ORDINANCE 502 – ZONING ORDINANCE

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.

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
502.62-5
27

ORDINANCE 502 – ZONING ORDINANCE
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:
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.

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ORDINANCE 502 – ZONING ORDINANCE
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.

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

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