HomeMy WebLinkAbout2002 [06] Jun 03
ity of St. Joseph
.ollege Avenue NW
P.O. Box 668,
St. Joseph, MN 56374
(320) 363-7201
Fax: 363-0342
CLERK! St, Joseph Planning Commission
ADMJNISTRATOR June 3, 2002
Judy Weyrens 7:00 PM
MAYOR
Larry J. Hosch
I. Call to Order
COUNCILORS
Bob Loso 2. Approve Agenda
Cory Ehlert
Kyle Schneider 3. Approve Minutes - March 26, April 1, April 9, April 23, May 6,2002
Alan Rassier
4. 7:05 PM - Public Hearing, Variance Request, Diamond Energies
Special Use - Industrial Warehousing in B2
100% Variance on the exterior requirement
81. Joseph Code of Ordinances 52.22
5. 7:20 PM - Final Plat - Northland Phase Six
. Avon Lumber One
6. 7:40 PM- Vic West - TIP District
Municipal Development Group
7. Comprehensive Plan - Review of draft chapters
8. Other Matters
9. Adjourn
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Pursuant to due call and notice thereof, the Planning Commission for the City of S1. Joseph met in regular session on
· Monday, March 4, 2002 at 7:00 PM in the St. Joseph City Hall.
Members Present: Chair Gary Utsch. Commissioners S. Kathleen Kalinowski, Michael Deutz, Jim Grave, Kurt
Schneider. Council Liaison AI Rassier. Administrator Clerk Judy Weyrens.
Others Present: Bill Nelson, Lonnie Abbott, Bob Wahlstrom, Ellen Wahlstrom, Bob Herges, Rick Heid, Linda
Brown, Tom Herkinoff, Al Gowst, Madeline Beaumount, Nancy McDarby, Chirs Vance, Matt Choiuard, Mark
Lambert.
Approve Agenda: Rassier made a motion to approve the agenda as presented; seconded by Deutz and passed
unanimously,
Approve Minutes: Rassier made a motion to approve the minutes; seconded by Kalinowski,
Ayes: Dtsch, Kalinowski, Deutz, Schneider, Rassier
Nays: None Abstain: Graeve Motion Carried 5:0:1
Public Hearing, Bill Nelson Sign Variance Request: Chair Utsch opened the hearing at 7:05 and stated the purpose
of the hearing is to consider a one-hundred forty-seven foot variance on the maximum size of a sign. The property
is legally described as follows: All that part of Lot One (1) Block (2) of Roske Addition, lying easterly of the
following described line: Beginning at the southwest comer of Lot 1, Block 2 Roske Addition; Thence North 89°
29'58" East 421.64 feet to the point of beginning of the line to be described; Thence North 00° 04' 23"; East of the
North line of Lot 1, Block 2, Roske Addition and said Line there terminating, according to the plat and survey
thereof, now on file and of record in the office of the Stearns County Recorder.
St. Joseph Code of Ordinances 52.14 subd 12 states that the area on one side of all such signs erected on one street
frontage of anyone premise shall not exceed fifty (50) square feet.
· The request has been submitted by Bill Nelson, Long Prairie.
Nelson spoke on his own behalf. Nelson stated he is requesting authorization to
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Deutz made a motion to-recommend the Council approve the one hundred forty seven (147) feet and accept
the following findings:
RESOLUTION OF FINDING
The request of Bill Nelson for a one hundred forty seven (147) foot variance on the maximum size of a business sign
came before the Planning Commission at a Public Hearing held on March 4, 2002. The purpose of the hearing was
to consider a variance to allow additional signage. The Variance request is to allow a one hundred and forty seven
foot variance on the maximum size of a business sign.
The property is legally described as follows: All that part of Lot One (1) Block (2) of Roske Addition, lying easterly
of the following described line: Beginning at the southwest comer of Lot 1, Block 2 Roske Addition; Thence North
89° 29'58" East 421.64 feet to the point of beginning of the line to be described; Thence North 00° 04' 23"; East of
the North line of Lot 1, Block 2, Roske Addition and said Line there terminating, according to the plat and survey
thereof, now on file and of record in the office of the Stearns County Recorder.
St. Joseph Code of Ordinances 52.14 subd 12 states that the area on one side of all such signs erected on one street
frontage of anyone premise shall not exceed fifty (50) square feet.
In consideration of the information presented to the Planning Commission and its application to the Comprehensive
Plan and Ordinances of the City of St. Joseph, the Planning Commission makes the following fmdings:
FINDING: The proposed plan is consistent with the following provisions:
·
St. Joseph Code of Ordinances 52.8 subd (a) states: "That there are exceptional or extraordinary
circumstances or conditions applying to the property in question as to the intended use of the property that .
do not apply generally to other properties in the same zoning district. The exceptional or extraordinary
circumstances must not be the result of actions taken by the petitioner.
St. Joseph Code of Ordinances 52.8 subd. (b ): "states that the literal interpretation of the provisions of this
Ordinance would deprive the petitioner of rights commonly enjoyed by other properties in the same district
under the terms of this Ordinance".
St. Joseph Code of Ordinances 52.8 subd.(c): "states that granting the variance requested will not confer
on the applicant any special privilege that is denied by this Ordinance to other lands in the same district".
St. Joseph Code of Ordinances 52.8 subd. (d) "states that the proposed variance will not impair an
adequate supply ofJight and air to adjacent property, or diminish or impair established property values
within the surrounding area, or in any other respect impair the public health, safety or welfare of the
residents of the City".
St. Joseph Code of Ordinances 52.8 subd. (e) "states that the condition or situation of a specific piece of
property, or the intended use of said property, for which the variance was sought, is not of so general or
recurrent a nature as to make reasonably practicable the formulation of a general regulation for such
conditions or a situation".
FJNDING: The Planning Commission previously has stated the existing Ordinance is too
prohibitive therefore previous variances have been granted.
The motion was seconded by Rassier .
Ayes: Dtsch, Kalinowski, Schneider, Deutz, Rassier
Nays: Graeve Motion Carried 5:1:0
Deutz made a motion to recommend the Council approve the 6.4 right-of-way encroachment for a distance of
twenty feet and accept the following findings:
RESOLUTION OF FINDING
The request of Resurrection Lutheran Church for a variance to encroach the right-of-way area came before the
Planning Commission at a Public Hearing held on March 4, 2002. The purpose of the hearing was to consider a
variance to allow an addition to Resurrection Lutheran Church. The Variance request is to al10w an encroachment
of 6.4 feet in the public right-of-way area for a distance of twenty feet.
The property is legally described as fol1ows: The property is located at 610 County Road 2 and is legally
described as follows: That part of the Northwest Quarter Northwest Quarter (NW 1;4 NW 1. ) of Section of Ten
(10) in Township One Hundred Twenty-four (124) North of Range Twenty Nine (29) West, which lies Northeasterly
of the Northeasterly right of way line of the Burlington Northern Railroad, Northerly of the North line of Lot 12 of
Auditor's Subdivision No.4 and Easterly of the centerline of new State Aid Road No.2, LESS AND EXCEPT the
North 26 rods of said NW v.. NW 1/4 , al1 in the City of S1. Joseph, Steams County Minnesota.
In consideration of the information presented to the Planning Commission and its application to the Comprehensive
Plan and Ordinances of the City of St. Joseph, the Planning Commission makes the fol1owing fmdings:
FINDING: The proposed plan is consistent with the fol1o\\ring provisions:
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St. Joseph Code of Ordinances 52.8 subd (a) states: "That there are exceptional or extraordinary
. circumstances or conditions applying to the property in question as tothe intended use of the property that
do not apply generally to other properties in the same zoning district. The exceptional or extraordinary
circumstances must not be the result of actions taken by the petitioner.
FINDING: The property in question is triangular in shape therefore creating some building
restrictions. The denial of the variance would create a hardship to the property owner as the
building could not be expanded and would no longer meet the needs of the property owner.,
St. Joseph Code of Ordinances 52.8 subd. (b): "states that the literal interpretation of the provisions of this
Ordinance would deprive the petitioner of rights commonly enjoyed by other properties in the same district
under the tenns of this Ordinance".
,
St. Joseph Code of Ordinances 52.8 subd.(c): "states that granting the variance requested will not confer
on the applicant any special privilege that is denied by this Ordinance to other lands in the same district".
St. Joseph Code of Ordinances 52.8 subd. (d) "states that the proposed variance will not impair an
adequate supply of light and air to adjacent property, or diminish or impair established property values
within the surrounding area, or in any other respect impair the public health, safety or welfare of the
residents of the City".
St. Joseph Code of Ordinances 52.8 subd. (e) "states that the condition or situation ofa specific piece of
property, or the intended use of said property, for which the variance was sought, is not of so general or
recurrent a nature as to make reasonably practicable the fonnulation of a general regulation for such
. conditions or a situation".
The recommendation is contingent upon the following:
The City Engineer verify that the proposed encroachment will not interfere with future utility or street
improvements.
The motion was seconded by Kalinowski and passed unanimously,
Graceview Estates. Final Plat: Bob Rerges and Rick Reid appeared before the Planning Commission to request
[mal plat approval for phase one Graceview Estates. Rerges stated that phase one will include 27 single family
homes, 28 bay homes, 10 four plex and one eight plex.
Linda Brown, Engineer for Graceview Estates stated that the final plat has been re-designed with the
recommendations of the City Engineer. The holding ponds in Phase I of Graceview Estates will be part of the
association so maintenance will not be an issue. Brown stated that the ròad right-of-way on the southern edge of
Graceveiw Estates has been widened to 50 feet and a provision has been included for the northern access.
Rassier stated that the Council is committed to providing a temporary construction access on the southern edge of
the development as well as an ingress/egress on the northwest edge of the development. The City along with the
developer' have been working with the College of St. Ben's to secure the necessary right-of-way for the needed
sewer utilities and road access.
Kalinowski made a motion to recommend the City Council approve phase one of Graceview Estates and
authorize the execution of the developer's agreement with the following contingencies:
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. Securing of an easement on the southern edge for utility easements and temporary
construction access. .
. Approval of the City Engineer and City Attorney
City/Township Zoninl? Ordinances: Weyrens reported that a sub committee is being established to review the City
and Township Ordinances. When the review process is complete the St. Joseph Code of Ordinances will include
provisions for land uses in the Orderly Annexation Area. Graeve and Deutz volunteer to serve on the committee.
The regular meeting of the Planning Commission was adjourned at 7:50 PM by consensus.
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Pursuant to due call and notice thereof, the Planning Commission for the City ofSt. Joseph met in special session on
· Tuesday, March 26,2002 at 6:00 PM in the St. Joseph_City Hall.
Members Present: Chair Gary Utsch, Michael Deutz, S. Kathleen Kalinwoski, Marge Lesnick (arriving at 7 :00 PM),
Jim Graeve (arriving at 7:00 PM). Council Liaison Al Rassier. Administrator/Clerk Judy Weyrens.
Others Present: Steve Frank.
Utsch stated the purpose of the meeting is review the R-3 Multiple Family and Sign Ordinance. The Commission
was presented with sample Ordinances from the surrounding Cities. The following is the summary of discussion
for each Ordinance.
Sign Ordinance
+ The Commission agreed to include sign provisions for each zoning district and modify the temporary sign
ordinance.
+ Single Family Zoning District:
. Allow home occupation signs as currently stated in the Ordinance. Maximum area, six (6) square
feet.
+ R2, R3 Multiple Family
· One wall sign not exceeding 12 feet shall be permitted. This sign is for street identification purposes.
· Maximum sign not to exceed fifty (50) square feet per face, aggregate total of one hundred (100)
square feet.
· Temporary sign for leasing to follow regulations in Temporary Sign Ordinance.
· + General Business (B 1 )
· Temporary signs to be allowed following the regulations in said ordinance.
· Temporary sign shall not exceed 32 square feet per face with an aggregate total of 63 square feet.
· Maximum height is 15 feet above ground
· Wall signs·permitted only with a maximum footage of fifty square feet.
+ Highway BusinesslIndustrial (B2/I)
· Temporary signs to be allowed following the regulations in said ordinance.
· Developer signs shall be permitted not to exceed six (6) square feet.
· Wall signs to be allowed for identification purposes. (lettering on the building) Maximum square
footage to be determined.
· Free standing sign to be allowed with a maximum square footage to be determined.
· In the industrial area advertising signs will be allowed
+ Temporary Signs
· Reduce maximum days to 40
·
R-3 Multiple Family .
+ Intent: R-2 uses should be included
+ Pennitted Uses: the managers unit should be excluded in the total number of units allowed per property.
+ Accessory Buildings: a provision should be included whereby if the dwelling unit contains three or less
units, the accessory building regulations for single family apply.
+ Accessory Building: consider a maximum lot coverage.
+ On site managers unit: lot are needed for an on site managers unit will be based on the number of
bedrooms, the same as an apartment unit.
+ Schedule of Allowances: referred this matter to the City Attorney to see if the provisions are still needed.
+ Language should be included to not allow buildings to be bermed when considering the maximum height.
+ Change the maximum height to three stores or 40 feet. The 40 feet is measured from the highest point of
the building.
Adiourn: The meeting was adjourned by consensus at 9:15 PM
Judy Weyrens
Administrator/Clerk
.
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Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in special session on
. Wednesday, April 9, 2002 at 4:30 PM in the St. Joseph City Hall.
Members Present: Chair Gary Utsch. Commissioners Michael Deutz, Marge Lesnick. Council Liaison Al Rassier.
City Administrator/Clerk Judy WeyretÌs.
Others Present: Rand Schaefer
Chair Utsch stated that the purpose of the meeting is to review the site plan of American Manufacturing. The
Planning Commission considered the matter on April 1, 2002 and requested the property owner revise the plans to
include landscaping (around surrounding the parking lot), a parking lot plan to include number of parking spaces,
type of material, lighting plan and proposed signage.
Rand Schaefer representing American Manufacturing presented the Planning Commission with revised plans to
allow for the construction of an addition to American Manufacturing. The addition is proposed to be 4054 square
feet. The revised plan includes the following:
Parking Spaces - Required 13, provided 19
Landscaping - The area surrounding the parking lot will be seeded and landscaping will be provided along
the new entrance.
Parking Lot - Crushed rock (class 2)
Lighting Plan - Provided for the lighting of the parking lot
Signage - The building will include a wall sign that will meet the requirements of the Ordinance.
Deutz made a motion authorizing Rand Schaefer on behalf of American Manufacturing to make application
for a building permit based on the site plan submitted, Authorization is contingent upon the following:
1. Landscaping be completed before the certificate of occupancy is issued, Landscaping
. includes shrubbery around the front of the building and grass around the parking lot.
2. The parking lot will be crushed rock (class 2)
3, The Planning Commission strongly encourages .the property owner to repair the existing
retaining wall and paint the existing structure to match the new addition.
Adiourn: The meeting was adjourned by consensus at 5:15 PM
Judy Weyrens
Administrator/Clerk
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Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in special session on
. Tuesday, March 26, 2002 at 6:00 PM in the St. Joseph City Hall.
Members Present: Chair Gary Utsch, Michael Deutz, S. Kathleen Kalinwoski, Marge Lesnick (arriving at 7:00 PM),
Jim Graeve (arriving at 7:00 PM). Council Liaison Al Rassier. Administrator/Clerk Judy Weyrens.
Others Present: Steve Frank.
Utsch stated the purpose of the meeting is review the R-3 Multiple Family and Sign Ordinance. The Commission
was presented with sample Ordinances from the surrounding Cities. The following is the summary of discussion
for each Ordinance.
Sign Ordinance
+ The Commission agreed to include sign provisions for each zoning district and modify the temporary sign
ordinance.
+ Single Family Zoning District:
. Allow home occupation signs as currently stated in the Ordinance. Maximum area, six (6) square
feet.
+ R2, R3 Multiple Family
· One wall sign not exceeding 12 feet shall be permitted. This sign is for street identification purposes.
· Maximum sign not to exceed fifty (50) square feet per face, aggregate total of one hundred (100)
square feet.
· Temporary sign for leasing to follow regulations in Temporary Sign Ordinance.
. + General Business (B 1 )
· Temporary signs to be allowed following the regulations in-said ordinance.
· Temporary sign shall not exceed 32 square feet per face with an aggregate total of 63 square feet.
· Maximum height is 15 feet above ground
· Wall signs permitted only with a maximum footage of fifty square feet.
+ Highway Business/Industrial (B2/I)
· Temporary signs to be allowed following the regulations in said ordinance.
· Developer signs shall be permitted not to exceed six (6) square feet.
· Wall signs to be allowed for identification purposes. (lettering on the building) Maximum square
footage to be determined.
· Free standing sign to be allowed with a maximum square footage to be determined.
· In the industrial area advertising signs will be allowed
-+ Temporary Signs
· Reducé maximum days to 40
.
R-3 Multiple Family ·
... Intent: R-2 uses should be included
... Permitted Uses: the managers unit should be excluded in the total number of units allowed per property.
... Accessory Buildings: a provision should be included whereby if the dwelling unit contains three or less
units, the accessory building regulations for single family apply.
... Accessory Building: consider a maximum lot coverage.
+ On site managers unit: lot are needed for an on site managers unit will be based on the number of
bedrooms, the same as an apartment unit.
... Schedule of Allowances: referred this matter to the City Attorney to see if the provisions are still needed.
... Language should be included to not allow buildings to be bermed when considering the maximum height.
... Change the maximum height to three stores or 40 feet. The 40 feet is measured from the highest point of
the building.
Adiourn: The meeting was adjourned by consensus at 9:15 PM
Judy Weyrens
Administrator/Clerk
·
·
Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in special session on
. Wednesday, April 9, 2002 at 4:30 PM in the St. Joseph City Hall.
Members Present: Chair Gary Dtsch. Commissioners Michael Deutz, Marge Lesnick. Council Liaison Al Rassier.
City Administrator/Clerk Judy Weyrens.
Others Present: Rand Schaefer
Chair Dtsch stated that the purpose of the meeting is to review the site plan of American Manufacturing. The
Planning Commission considered the matter on April 1, 2002 and requested the property owner revise the plans to
include landscaping (around surrounding the parking lot), a parking lot plan to include number of parking spaces,
type of material, lighting plan and proposed signage.
Rand Schaefer representing American Manufacturing presented the Planning Commission with revised plans to
allow for the construction of an addition to American Manufacturing. The addition is proposed to be 4054 square
feet. The revised plan includes the following:
Parkillg Spaces - Required 13, provided 19
Landscaping - The area surrounding the parkillg lot will be seeded and landscaping will be provided along
the new entrance.
Parkillg Lot - Crushed rock (class 2)
Lighting Plan - Provided for the lighting of the parkillg lot
Signage - The building will include a wall sign that will meet the requirements of the Ordinance.
Deutz made a motion authorizing Rand Schaefer on behalf of American Manufacturing to make application
for a building permit based on the site plan submitted, Authorization is contingent upon the following:
1. Landscaping be completed before the certificate of occupancy is issued, Landscaping
. includes shrubbery around the front of the building _and grass around the parking lot.
2, The parking lot will be crushed rock (class 2)
3, The Planning Commission strongly encourages the property owner to repair the existing
retaining wall and paint th~ existing structure to match the new addition,
Adiourn: The meeting was adjourned by consensus at 5:15 PM
Judy Weyrens
Administrator/Clerk
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.ollege Avenue NW ity of St. Joseph
P.O. Box 668, Public Hearing
St. Joseph, MN 56374 City of St. Joseph
(320) 363-7201
Fax: 363-0342
CLERK! The Planning Commission for the City of St. Joseph shall conduct a public hearing on Monday
ADMJNISTRATOR June 3, 2002 at 7:05 p.m. in City Hall Df St. Joseph. The purpose of the hearing is to consider a
Judy Weyrens variance request to allow remodeling to the building located at 601 West County Road 75, St.
Joseph MN 56374 without meeting the exterior building material requirements as stated in
MAYOR Section 52.22 B-2 HiQhwav 75 Business District, Subdivision 7 (c) BuildinQ Exteriors of the St.
Larry J. Hosch Joseph Code of Ordinances.
COUNCILORS Section 53.22, Subdivision 7 (c) states thd~ acceptable exterior building materials shall include
Bob Loso brick, stone, tip-up concrete panel, decorative concrete block or glass. Wood siding, plastic, and
Cory Ehlert other combustible material not listed as acceptable shall not be used for building exteriors.
Architecturally approved steel is acceptable provided that at least 50% of the building (excluding
Kyle Schneider windows and doors) consist of brick, stone, tip-up concrete panel and / or decorative concrete
Alan Rassier block. Any building undergoing renovation, repair, or an addition, so as to require the issuance of
a building permit, shall be brought into conformance with this subsection at the time of repairs,
renovation, or addition are completed.
Additionally, a special use permit is being requested to allow industrial warehousing in a highway
business. St. Joseph code of ordinance 52.22 subdivision 4 (c) allows for industrial and office
warehousing.
. The property is legally described as:
That part of Lot 9, AUDITOR'S SUBDIVISION NUMBER 4, a duly recorded plat in Stearns
County, Minnesota, which lies east of the west 186.50 feet thereof, north of the northerly right of
way line of County Road Number 75 (formerly U.S. Trunk Highway Number 52) and west of a line
drawn due south from a point which is 800.00 feet due west of a point on the west line of
SCHNEIDER'S ADDITION, a duly recorded plat in said county and state, distant 800.00 feet
northerly of the intersection of said west lin0 with said northerly right of way line of County Road
Number 75. Together with an easement for ingress and egress over that part of the south half of
the northeast quarter of Section 9, Township 124, Range 29, Stearns County, Minnesota, which
lies within 33 feet on each side of the following described line:
Commencing at a point on the west line of SCHNEIDER'S ADDITION, a duly recorded
plat in Stearns County, Minnesota; distant 800.00 feet northerly of the intersection of said west
line with the northerly right of way line of County Road Number 75 (formerly U.S. Trunk highway
Number 52); thence due west for 800.00 feet; thence due south to a line drawn parallel with and
33.00 feet northerly of the north line of Lot 9, AUDITOR'S SUBDIVISION NUMBER 4, a duly
recorded plat in said county and state, this being the point of beginning of the line to be
described; thence westerly along said parallel line to its intersection with the west line of the east
half of said Section 9; thence deflect to the left along a tangential curve, having a radius of 80.00
feet and a central angle of 53' 00" for 74.00 feet; thence southwesterly on tangent to said curve in
the northerly right of way line of said County Road Number 75 and there terminating.
The request for Variance and Special Use has been submitted by Diamond Properties
Partnership, 819 19th Avenue NE, St. Joseph MN 56374.
. Judy Weyrens
Clerk / Administrator
Publish May 17, 2002
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St. Joseph, MN 56374 I,
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320-363-7201 ----./
DEVELOPMENT REVIEW APPLICATION
p er: S
Address: Address: 931 Wood1a
"
Telephone (W): 20-363-8338 Telephone (H):
X Conditional Use Permit Vacation of ROW/Easements
Variance Non-conforming Use Permit
Planned Unit Development Rezoning
Sign
Subdivision
TOTAL FEE $ Date fee received
Date application received
PETITIONER MUST PROVIDE THE FOLLOWING
. · A list and mailing labels of all property owners within 350 feet of the boundaries of the property.
(This information must be obtained from the Stearns County Auditors Office)
Nt~' · Twenty-one full size folded copies of detail site plans.
· Payment of al/ associated fees must be made in full when application is made.
· Copy of full legal description.
· Narrative of project scope.
This application must be completed in full and be typewritten or clearly printed and must be accompanied
by all information and plans required by applicable City Ordinance provisions. Before filing this
application, you should confer with the Planning Department to determine the specific ordinance and
procedural requirements applicable to your application.
A determination of completeness of the application shall be made within ten business days of the
application submittal. A written notice of application deficiencies shall be mailed to the applicant within ten
business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible
for all City requirements with regard to this request. This application should be processed in my name and
I am the party whom the City should contact regarding any matter pertaining to this application. I have
attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of
, Title or purchase agreement), or I am the authorized person to make this application and the fee owner
has also signed his application.
S!¡3)02-
-. Signature of Applicant Date
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J nature cifee Owner Date
Application for Special Use Permit
The applicant ( Diamond Properties Partnership consisting .
of Joel Miller, Michael Miller and Scott Miller) with business address of 819 19th
Avenue N.E., St. Joseph, Mn 56374 is requesting a special use permit regarding the
property at 601 West County Road # 75, St. Joseph, MN 56374.
1. The property is currently zoned B-2 (Highway 75 Business District). This zoning is
administered in a manner which will encourage and promote high-value development
in a manner similar to a planned unit development, taking full advantage of the City's
highway location. It is also the purpose of the Hway 75 Business District that a
pleasant and aesthetically pleasing environment be developed and maintained. To
that end, the applicant has every intention of accomodating and maintaining the
environment desired.
2. The applicant operates a business similar in many ways to that of Schroeder
Sports, Inc. in that Diamond Energy Systems, Inc. is a mechanical insulation
contractor/supplier where Schroeder Sports was a supplier of sports equipment.
3. Under the B-2 (Highway Business District), it is required to have a Special Use
Permit. We are requesting one under subdivision 4, # c. Industrial and Office
Warehousing.. The applicant's intended use of the property is for storage of insulation
materials and office use as part of the business. There is little or minimal walk-in traffic
as part of the business operation. .
3. The property is 455.11 (North) x 306.73 (East) x 482.56 (South) x 153.93 (West)
equalling 104, 826 sq. ft. (2.41 Acres) with a building of 21, 600 sq. ft. comprised of
2400 sq. ft. of finished office area and 19,200 sq. ft. of warehouse area. The property
has two loading docks and two overhead doors. The blacktop area included
approximately 11,200 sq. ft providing parking for approximately 22 vehicles on
blacktop. In addition, there is an area 100' x 160' equalling 16,000 sq. ft. North of the
blacktop area that could be used and has been used for additional parking in the past..
This area includes the loading dock area as well as the additional overhead door
area. The fleet of fourteen (14) company owned vehicles which includes 1/2 ton to 1
ton pick-up trucks. These vehicles would be parked on the site overnight. Some
employees drive company owned vehicles to work and home again raising the need
for parking to about 24 spaces. The applicant has semi-delivery traffic approximately
four times during a normal work week and typically these trucks are in the loading
dock for an hour. No semi-trailer traffic remains in the dock overnight. No outside
storage in trailers is anticipated as part of the intended use of the property.
4. The applicant, Diamond Energy Systems, Inc. has 26 employees which includes the
three owners. These employees come to the subject property and then leave in
company owned vehicles to go to the job site.
5. The applicant prefers to defer signage until the pending amendment to signage in .-
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Application for Special Use Permit
· the B-2 zone is complete,
6. The applicant's intent is to continue the attractive and aesthetically pleasing
environment by operating a business that will not involve only those uses, activities,
processes, materials, equipment and conditions of operation as indicated on this
application form. There will be no excessive production of traffic, noise, smoke, fumes,
glare or odors as already indicated in this application, This applicant wants to be a
good citizen to the City of St. Joseph and a good representative of the City by a
pleasing environment as viewed by the motoring public.
·
· 2
Application for a variance from building exterior requirement ·
The applicant Diamond Properties Partnership is requesting a variance from Section
52.22 B-2 Highway 75 Business District, Subdivision 7: Other Requirements. c)
which reads
Building exteriors: Acceptable building materials shall include brick, stone, tip-up
concrete panel, decorative concrete block or glass. Wood siding, plastic, and other
combustible materials not listed as acceptable shall not be used for building exteriors.
Architecturally approved steel is acceptable provided that at least fifty percent (50%) of
the building (excluding windows and doors) consists of brick, stone, tip-up concrete
panel, decorative concrete block and/or glass. Any building undergoing
renovation, repair or an addition, so as to require the issuance of a
building permit, shall be brought into conformance with this subsection at
the time the repairs, renovations,
or additions are completed,
1.The applicant is requesting a variance from the 50 % rule based upon the fact that
the property has already brick on the entire exterior office area facing South.and
wrapping around the office area on the East side of the building.
·
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FOR LEASE
·
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ADDRESS: 601 West County Road # 75, St. Joseph, MN 56374
LEGAL: Part of Lot #9,Auditor's Subdivision # 4,Stearns County, Parcel # 84,53444
SITE INFORMATION IMPROVEMENT INFORMATION
SIZE: 2,47 Acres TYPE: Warehouse! light mfg.
ZONED: General Business (G,B,) AGE: 1998
PARKING: Adequate parking, CONSTRUCTION :Steel frame!steel
UTILITIES siding/steel roof,
GAS: N.S.P. SIZE: 80' x120' (part of 21,600 sq, ft,)
WATER: Private SQUARE FOOTAGE: 9,600 sq, ft,
SEWER: Private OFFICE: None
ELECTRICITY: 100 Amp (single ph,) AlC: None
TAXES :$16,596.00 (0,77/ sq, ft,)(2002) SA THROOMS: Rough in area,
· RENT: $3,OO/sq, ft, (triple net) + 45% of HEAT: 4-gas-fired 125,000 b,t.u, unit
the taxes, heaters,
CEILING HEIGHT: 18'
SPRINKLERED: No
LOADING FACILITIES: 1-8' x9' dock
DOORS: 1-12' x12' overhead door
GENERAL REMARKS: This is a newer, attractive, Gohman Construction Building with upper
sidewall windows, In addition, it has an insulation factor of R-19 sidewalls and R-40 ceiling,
f~~ tease s~flce hps its own <giye-i1= and 10adinPc dock, Easy access to 1-94, .
IS IS a co laentlal property nef. or more in ormation or an appointment to view the
property, contact:
~>~"''''''~
~«,~~~~~~ "'>-.,,~ HETTWER
~=~~.....................~..cro.~"-D"
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REAL ESTATE SERVI~ES
26 6TH A VENUE NORTH, SUITE 260
ST. CLOUD, MINNESOTA 56303
CO~IERCIAL REAL ESTATE~ 1NVESTIt1Ei'l"T SALES ~ DEVELOPMENT
320-251-1427
· All information herein contained is from sources judged to be reliable; however, no warranty
or representation is made as to its accuracy or completeness. The Property is subject to
price change, prior lease, sale, or withdrawal from the market, without notice.
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> '....á1It WI úOHMAN CON5f, co, SCHROEDER SPORTS INC <4P1an =
~ .. 51' ~ ~mA!?6"''I (~O) ~H1fj. Sf JOSEPH. MINNESOTA ~
, '
Exhibit A-Legal Description
. That part of Lot 9, AUDITOR'S SUBDIVISION NUMBER 4, a duly recorded plat in
Stearns County, Minnesota, which lies East of the West 186.50 feet thereof, North of
the northerly right of way line of County Road Number 75 (formerly u,S. Trunk Highway
Number 52) and West of a line drawn due South from a point which is 800.00 feet due
West of a point on the west line of SCHNEIDER'S ADDITION, a duly recorded plat in
said county and state, distant 800.00 feet northerly of the intersection of said west line
with said northerly right of way line of County Road Number 75. Together with an
easement for ingress and egress over that part of the South Half of the Northeast
Quarter of Section 9, Township 124, Range 29, Stearns County, Minnesota, which lies
within 33 feet on each side of the following described line:
Commencing at a point on the west line of SCHNEIDER'S ADDITION, a duly
recorded plat in Stearns County, Minnesota, distant 800.00 feet northerly of the
interection of said west line with the northerly right of way line of County Road Number
75 (formerly U,S. Trunk Highway Number 52); thence due west for 800.00 feet; thence
due South to a line drawn parallel with and 33.00 feet northerly of the north line of lot
9, AUDITOR'S SUBDIVISION NUMBER 4, a duly recorded plat in said county and
state, this being the point of beginning of the line to be described; thence westerly
along said parallel line to its interection with the west line of the East Half of said
Section 9; thence deflect to the left along a tangential curve, having a radius of 80,00
feet and a central angle of 53'-00" for 74.00 feet; thence southwesterly on tangent to
said curve in the northerly right of way line of said County Road Number 75 and there
. terminating,
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_lIege Avenue NW ity of St. Joseph
P.O. Box668,
St. Joseph, MN 56374
(320) 363-7201
. Fax: 363-0342
,,/1
CLERK! /' ,
ADMINISTRATOR DATE: May 30, 2002
Judy Weyrens MEMO TO: Chairperson Utsch, Planning Commission Members, City Administrator
MAYOR Weyrens /: -'
Larry 1. Hosch A~'\Y ~L---'"')
FROM: Joá1Íne Foust & Cynthia Smith-Strack, Municipal Development Group
COUNCILORS RE: Resolution finding pròp~sed tax increment financing district 1-4 conforms to the
Bob Loso City's Comprehensive P 80<
Cory Ehlert
Kyle Schneider ~
Alan Rassier Request:
The City Council has authorized the preparation of a TIF Plan and Development Agreement in
conjunction with thé Gohman ConstructionNicWest Projéct. A required element of the
preparation process is a finding of fact cen.ifying the proposed tax increment financing district
conforms to the City's Comprehensive Plan. A copy of the proposed TIF 1-4 plan is attached
for review. Attached for your review is a Resolution indicating the proposed TIF plan conforms
with the general plans for the development and redevelopment of the City as described in the
. Comprehensive Plan.
Background:
The project consists of the construction of a 67,000 s.f. manufacturing facility (7,000 sf office,
remaining production) on 10 acres (southern portion Lot 1, Block 2) in the Buettner Business
Park (a.k.a. St. Joseph Business Park. The single story facility will be constructed of steel and
block materials with ceiling heights will range from 12' (office) to 26' (production). Construction
cost is estimated at $3.2 million with an additional $500,000 for overhead cranes and land
acquisition costs totaling about $380,000 for a project total of $3.8 million.
The building will be leased from the LLC by VicWest. VicWest plans to move into the facility in
December, 2002. The project is expected to create approximately 7 new jobs with wages of
$12-$14 per hour.
TIF assistance is rèquested in order to help the project move forward. Without TIF the company
has indicated the lease rate would be cost prohibitive and the project will not move forward.
Comprehensive Plan Standards:
The policies for the overall development and redevelopment of the City include the following
statements:
1. STANDARD: "Encourage and market commercial and industrial development compatible
with the City and that will support and diversity the local economy."
PROPOSED PROJECT: The proposed project will generate a .annual gross tax increment
(increase in taxes) of $73,423, thereby supporting and, diversifying the local economy.
. 2. Promote commercial and industrial development that is cost effective and sustainable.
PROPOSED PROJECT: VicWest Steel has been a member of the St. Joseph business .
community for several years. The proposed development will allow the business to expand
and function more efficiently.
3. Explore funding possibilities and financial incentive plans that will encourage commercial
and industrial development.
PROPOSED PROJECT: The financial incentive plan includes the issuance of an Industrial
Development Bond, tax increment proceeds and participation in the Minnesota Investment
Fund program. The Investment Fund portion is a grant to the City which is, in turn, loaned
at below market rates to the Developer. The City is able to retain the a percentage of the
grant and al/ of the interest for dedication to a local revolving loan fund. The local revolving
loan fund will then be available as a financial incentive to other businesses.
4. The City will actively encourage commercial and industrial development that helps sustain
the economic vitality of the City and enhances the standard of living.
PROPOSED PROJECT: The project will aI/ow a member of the business community to
expand and remain in the City. The project will result in an increase in the City's tax base
and assist in the diversification of the tax base.
5. Industrial development within the City will adhere to environmental quality standards.
PROPOSED PROJECT: The proposed site for the development is within the Buettner
Business Park wherein existing covenants require compliance with EPA and MPCA
standards.
6. The local EDA will explore funding possibilities and financial incentive plans that will
encourage commercial and industrial growth. .
PROPOSED PROJECT: The EDA has recommended the use of TIF to facilitate this
project.
7. The land use map 'included with the 1997 Comprehensive Plan indicates the area is
industrial.
PROPOSED PROJECT: The project is industrial in nature (i.e. construction of a
manufacturing facility).
Conformity of TIF 1·4 to Comprehensive Plan:
Based on the above data, TIF 1-4 conforms with the general plans for the development and
redevelopment of land within the City as outlined in the Comprehensive Plan.
Action:
If the Planning Commission finds the attached TIF Plan to be in conformance with the
Comprehensive Plan, a MOTION to approve the attached Resolution indicating the proposed
TIF plan conforms with the general plans ~nr the development and redevelopment of the City as
described in the Comprehensive Plan is in order.
.
RESOLUTION OF THE CITY OF ST, JOSEPH PLANNING
· COMMISSION FINDING THAT TAX INCREMENT
FINANCING DISTRICT NO. 1-4 CONFORMS TO THE
GENERAL PLANS FOR THE DEVELOPMENT AND
REDEVELOPMENT OF THE CITY,
WHEREAS, the City Council for the City of S1. Joseph, Minnesota (the "City") has
proposed to adopt a Tax Increment Financing Plan for Tax Increment Financing District No.' 1-4
(the "Plan") and has submitted the Plan to the City Planning Commission (the "Commission")
pursuant to MinnesotaStatutes, Section 469.175, Subdivision 3, and
WHEREAS, the Commission has reviewed the Plan to detennine its confonnity with the
general plans for the development and redevelopment of the City as described in the
comprehensive plan for the City.
NOW, THEREFORE, BE IT RESOLVED by the Commission that the Plan confonns
with the general plans for the development and redevelopment ofthe City as a whole.
Dated: June 3, 2002
·
Chair, Planning Commission of the Cify of
81. Joseph
ATTEST:
·
1413315vl
K.innard Financial Center
920 Second Avenue South
JUT: Minneapolis, ]SfN 55402
. (80Q) 950-4666
i Fax (612) 370-2935
A Division 0: :]Y1iller Johnson Steichen Kinnard .
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F A. C S I 1\1 I L E T RAN S NI I S S I 0 N
DATE: May 17. 2002
TO: J oa...'1ll.e : ~ oust
Phone: (952) 758-7399
Fax: (952) 758·3711
TO:
Phone:
Fax:
FROM: NICK 5 <ARICH
JURAN & MOODY - PUBUC FINANCE
Phone: (ó12) 370-2938
(800) 950-4666
. Fax: (612) 370-2935
RE:
NUMBER OF P}' ,GES TO FOLLOW (Not Including Cover Page): ~ P
~
COMMENTS:
FO! Review.
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JurfMdY .
A DIVISION OF MILLER JOHNSON STETCRt!, KINNARD
,
,,** SE1\T BY All BOR1\'E EXPRESS ***
May 17, 2002
1\'1s. Penn)' Zook, C erl: of the Boaxd
Meinbers of the Scl 001 Bonrd
Independent Schoo] District No. 742
628 Roosevelt Road
Sf. Cloud, MN 563)I
RE: City of S1. J'lseph - Municipal Development Distl'ict No.1
Establishment of Tax Increment Financing (Economic Development) Distdct No. 1-4
Dear Board Membe 'S and Ms. Zook:
At 7:00 PM on Thl rsd!l)', Jlme· 20, 2002, the City COllncU ofthe City of St. Joespb ,,,ill hold n Public Hearing on the
proposed estaòlishn :em of Tax ]ncrement Financing Distrkt l'Jo. 1-4, wiiliin Municipal Development District No.1,
and the adoption of the cOr!èSpoDdiI1gTax Increment Financing (TIF) P1LI1. -
Pursuant to 1v!JIU1ei ota Statutes, Seçtion 469.175(2), Enclosed is a copy of the draft TIP plan, including the fiscal ---
impact report (Ern bit V). The City Council would be pleased to meet Thith you to discuss the proposed TIF DiS1riet
prior to the public learìng. If you would like such a meew1g, please contact Ms. Judy Weyrens at (37.0) 363·7201.
Should you desire t, ) subnùt written comments on the proposed districts, please send them to Ms. WejTens for reœipt
on or before June 2( , 2002.
Should you have qu :<>t1ons, you may either CO:\ltact Ms. Weyrens or the undersigned.
Very truly yours,
JURA.~ & lvfOODY
./J ~
7þ.tJ
Kick M. Skmicl1
Vice President
NMS:ns
Enc]osures
cc: Judy WeYTI ns, Clty of Sl Joseph
Mary IppeI Briggs and Morgan
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9~O S¡:ç()l1d .,A\\,ç'nll~ S{mth
SG¡~t' l ~-Q() ( 6 ¡ 2) 370 . 27C(;
~\~n:p.~~p~:~i$, Ì\~~'~ 554':2 ,-,,"---''''-.'-: -"'~""'.--' {~(\Î \ ~::;n . U;I'r;
Iur:JMy
A DIVISION OF JI:IILLER JOHNSON STEICHEN KJN?>;ARD
Uk SENTBY AD rnORNE EXPRESS kU
May 17,2002
Mr. RaDdy Schreiic Is, County Auditor
Board of Commissi mers
Stearns COIlJlty
705 CourthollSe Sq; lare - Room 148
St. CJoud, :MN 56303·4701
RE' City of SLJ Iseph - Municipal Deve!opment District No. 1
..
Ertablishment of Tax Increment Financing (Economic Development) District No. 1-4
Dear Board Membe rs and Mr. SchreifeJs:
At 7:00 PM on Tin rsday. June 20, 2002, the CítyCouncil of the City of St Joseph will hold a Public Hearing on ilie
proposed establislul lent of Tax Increment Financing District No. 1-4, 'within Municipal Development District No.1,
and the adopôon oÎ the corresponcli11g TaxJncrement Fi1UlIlcing (TIP) Plan;
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Pursuant to Milme: ota Statutes, Section 469.175(2), Enclosed is a copy of the draft TIF plan, inducting the fiscal
......- impact report (Em hit V). The City Council would be pleased to me~t with you to discuss the proposed TJ.F District
prior to the puhlic leari.ng. If you would li!çe sucb a meeting, please contact Ms. Judy Weyrens at (320) 363-7201:
Should you deSÍIß t ) submit writte!ì comments on the proposed districts. please send them to Ms. Weyrens for receipt
on or before June 2( :. 2002.
Should you have qu :stions, you may either CüI1íact Ms. Weyrens or the undersign~d.
Very truly yours,
JURAN & MOODY
~1~.
Nick M. Ska....ich
Vice President
NMS:ns
Enclosures
00: Judy Weyre ns, City of St. Joseph
Ma1y Ippel Briggs and Morgan
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_ ~(¡ Sccond Avcnue ~..y.1th Sfpc
~üite ¡ 400 (612) 370· 27C'J
IvlinDe"p:¡!¡s,M"J 55402 'tL.....·,Il;?Y; '''.~....,.~.'''' . (S.Io'''\o'',\ r,l:t'\ "I;.~'-
, ')'~:I. V.1 .. V f V.. (' v V ,"'~."!II UJú0J\ 4!:J VV'*
....... ....' ..... .. ..,.... .I..... ....L
-- I
Tax Increment Financing Plan
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I Jur~&~fcty
I
fi ~-&.!';o 'Ii -
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A Division of Miller JohnWll Steichen Kinnard
Pond Un derwriters . Fin an c I ¡¡ ¡Ad v í S 0 rs . Inve5fm~nt5
Kinnard Financia] Center
920 Second Avenue South
MinneapoJis,1\-1N 55402
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TABLE OF CONTENTS
ARTICLE I - DEI 'INlTIONS AND EXHIBITS
Section 1.0 Defulitíons .....:. ............... .......... ,... ......................... ....... ............. ................ ..... ........1
. Section 1.0:: Executive SUlnrnary .......... ..... ........... ....... ............. ....................... ................ ..........2
Section 1.0:· Exhibit Reference/Description................... .................. ........... .................. .............2
ARTICLE ill - Ti.x INCREMENT FINANCING PLA1'\!
Section 2.0. Statement of Need and Public furpose.................................................................3
Secbon 2.0: Statutory Authority................. ......... ....,..... ..... ........ ............. .... ................ ...... .........3
Section 2.0~ Statement Objectives....... ............. .... .............. ........... ........... ........ ........ ............ ......3
Section 2.0' Economic Development District Designation.................................................... 3-4
Section 2.0: Durationöfthe Tax Increment Financing District................................ .................4
Section 2.0( Specific Development Expected to Occur Within the TlF District....................... 4
Section 2.0~ Property to be Included in the TIF District............................................................4
Section 2.0f Property to be Acquired in the TIF District...........................................................5
Section 2.0~ Findings and Need for Tax Increment Financing...................................................5
Section 2.1 ( Estimated Sources of RevenueiPublic Costs............... ...........................................6
Section 2.1 ] Estimated Amount of Bonded Indebtedness.. ........ ........"......................................6
Section 2.1: Original Net Tax Capa.city ................... .....,.......... ................ .............................. ....6
Section 2. 1.: Original Local Tax Capacity R.ate........................ ........................................... ....... 7
Section 2.1( Proje.cted Retained Captured Net Tax Capacity and Projected Tax Increment .....7
Section 2.1': Use of Tax Increment......... .............,.. .....,.... ......................... ...... .... ....... ....... ......... B
Section 2.1 t Excess Ts..x Inc,rement ........... ........... ....... .................. ........ ......" ................. ........ 8-9
Section 2.1 ~ County Road Costs ........... ..... ................ ......... ...... .................... ..... ......... .......... ...... 9
. Section 2. H Three· Year Activity Rule ........................ .................................................. ....... .......9
Section 2. E Four-Year Rule· Limitations on Property Not Subj~ct to Improvements.;...........9
Section 2.2C Five-Year Rule - Tax Increment Pooling............................................... ....... .......J 0
Section 2.21 Lin:itations on Adminisirativ~ ~xpens.~s..:.":..........~.................................~......ll
Section 2.2:¿ Estunated Impact on Other T~xmg JUl1Sdlc.ÍlOns...................,..~.....~f........ll
S~ction 2.2: . - T ".. ~L»:~~.", 1
L()cal GO\ ernment A~d penaltY......................................,..ft~:t;. .,...»..............1.
Section 2.24 .' ~ ... .' '.' ,
Pnor Planned lmprovenlcnts ............ .."......................... ...... rR:.... .................. ......11
Section 2.25 Development Agreements........... ................................................................... 11- ¡ 2
Section 2.2t Assessment Agreelnents......... ....... ............... ....... .................... ......... ....... ..,.......... .12
Section 2.2í Modifications of the Tax Increment Financing Plan...............,............................ 12
Section 2.28 Administration ofthe Tax Iucrement Financing Plan.......................................... 12
Section 2.2S Financial Reporting and Disclosure Requirements........".............................. 13-16
Se-,ctÍon 2.3C Business Subsidy COlnpliance ................................... .....,.................... ................17
11ap of the Develop) nent District................................ ..... .................................... ..... ............ EXHIBIT I
Map of the Tax hIO.f' :ment Financing Distxict....................................................................... EXHIBIT IA
Property Descriptioi ........................ .................... ............... ........... ... ............... ..... ............. .... EXIDBIT JB
Sources and Uses 8t Üement......................... ................................. ............. .......... ................. EXHIBIT II
District Assumption ¡ Report ............................ ........... ....................... ........... .................... .... EXHlBIT III
Projected Tax lucrer lent Report.................................................... ....... ................ ................. EXHIBIT IV
Estimated Impact on Other Taxing Jurisdictions Report................................ ....................... EXfITBIT V
r...larket \Talue Analy ~is Report ............................................... ......................... ...................... EXIDBIT V
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Article 1·- Deft flitions, Introduction and Exhibits YM
J=j&:.kdY
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Section 1.02 Int 'oduction .
./
The City of St. JOSI ¡ph has agreed to provide tax increment financing t~()hmári Congtructj~n an
e,ffort to assist in th: construction of a ne\'\' manufacturing facility to b~ leased to VkWest Corporation in
the City of St. Jose! ,h, It has been stated by W. Gohman ConsfrucDoD to the,City that the project wiJ] not
be viab1e without pI blic participation/subsidy_
The City, through Ihis ùocument, will be establishing Tax Increment Financing District No. 1-4 and
will be the adminis tratar of tbe distrÍct.
Section 1.03 Ext ibit Reference/Description
Exhibit I Till:; is a map that descrihes the boundaries the Development District in which the Tax
IncI cmcnt Financing District \vill be established.
Exhibit lA Thi: is a map that describes the boundaries of the Tax Increment Financing District in
whi :h the project generating the tax increment will be located.
. Exhibit IE Thh is a PlD list/legal description of the Tax Increment Financing District in which the
proj ~ct generating the ta.x Íncrement will be located.
Exhibit II ThÜ is a sources and uses st~tement that line items the anticipated revenue sOllfces for
the] ¡roject and the amicipated expenditures for those revenues.
Exhibit 1Il Thi: report shows the vaïiaus proje~t 8...'1d district assumptions for the tax increment
fina lcing district including applicable dates, original tax capacity infonnation, projected
proj :.;1 vaíuation, buildout, and various required elections. .
ExbibitlV Till¡ report shows the cash flow of the tax increment over a specified period of time. It
re.t1E cts cal¡;'ltlations used to detennine "net" tax increment inc1uding various additions
and jeductions.
Exhibit V Th~ report shows the estimated impact on the respective taxing jurisdictions jf the
capt .Ired tax: capacity was aV,Úlable immediately to the taxing jurisàictions.
Exhibit V l'hÜ analysis indicates that the inorease in estimated market value of the proposed
deVf lopment (less the present value of the projected tax increments for the maximum
dl1ra jon permitted by the TIF Pian) exceeds the estimated market value of the site prior
to th;\ establislll'i1ent of the TIF Di5trict.
t)~þ.Ý'\
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Cíty of 81. Joscµh, ¡V inllesota 2
Article 11 - TfD . In.crement FiJzancing Plan J=J"&My
~l' .
TA..X INCREMENT FINAl"CLI\(G PLAN
. Section 2.01 Sta :cment of Need and Public Purpose
Se~ Subsection B 01 the Development Program for the Development District.
Section 2.02 Sta utory Authorization
See Subsection C oj the Development Program for the Development District.
Section 2.03 Sta~ ement of Objectives
See Subsection D oj the Devdopm~nt Program for the Development District.
Section 2.04 l';:Co Ilomk De.velopment District Designation
Economic deve]opnlent disuict¡; are a type of tax increment :frnancing district which consists of any
pJ'oject, or portions )f a project, not meeting the requirements found in the definition of a redevelopment
district, renewal aD::i renovation district, soils correction district, or housing district, but which the
Amhority finds to bl. in û~e public interest because:
(1) it VI iII discoura.ge commerce, indmtry, or manufacturing from moving their
opel atÌDl1s to another state or municipality; or
. (2) it w 11 resu]t in increased employment in the state; or
'":1) it W 11 result in preservation and enhancement of the tax base of tbe state.
(-
The< TIF District qu; ilifies as an economic development district as the Authority has determined that the
prIJposed developmmt described in this TIP Plan (see Section 2.06) meets aU of the criteria listed above.
The Authority will d :>cument this detemlÎnat~on in writing.
Tax increment rev( nue derived from an economic development district must be use-d to provide
improvements, lOaD), subsidies, grants, interest rate subsidies, or other assistance in any form to
developments consi: ting of buildings and anciJIary facilities in which no more than 15% of the square
footage of the buiJdi 19S and faciJities to be constructed are used for a p'..lrpose other than:
(1) man lfacturing or production oftangib]e personal property) including processing resulti.¡lg
in tb ~ change in conditioJl ofthe property; ~
(2) w,", housmg, storag' and dist<iburion of tin1gibJe personal proper1y, ~ ~
sale: ; \. .
(3) research and deve]opment related to the actìvjiìes Hsted in (1) or (2) above;
(4) teler larkerlng if that activity is the exclusive use of the property;
(5) tour: sm facilities;
(6) qual fied border retail facilities; Of
. (7) spac ~ necessary for and related to the activities listed in (J ) through (6) above.
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Cii-y of 51. Joseph, Iv innesota 3
I I":r.. .L"I'~'" I 1../10 V J. £0 V, \I~ (. tJlJ ..¡o.....Lt :1J¡J vI\ 4fJVJo
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Article II - Ta.1; Increment Financing Plall }2~~My
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In addition to the u ,es spe.cifie.ò above, tax inciements may also be used for site prepõration and public .
improvements, if th ~ folJowing conditions are met:
(1) bedroc.k soils c( nåitions are present in 80 percent or more of the acreage of the district;
(2) the estimated Ci 1st of pbysicaJ preparation of tt¡e site exceeds the fair market value of the land before
completion oftJ¡e preparation; and
(3) revenues are C) :pended only for the additional costs of preparing the site and/or installing public
utilities, bccauf e of unstable soils and the bedrock soils condition, and reasonable admmistrative
costs,
Also, lax incremen' s may also be us~d to provide improve-ments, loans, subsidies, grants, interest rate
subsidies, or assisti nee in any form for up to 15,000 square feet of any separate1y ovmed commercial
facility iocared \-"itt in the municipal jurisdictioD of a "smaJ! city", if the revenues are spent only to assist
tbe facility directly )r for administrative expenses, the assistance is necessary to develop the facility, and
a1l of the iJll.:r~men s, except those for administrative expenses, are spent only for activities within the
district (see M.S. Se ;:tion 469.176, Subd. 4c).
Section 2.05 DUI ation ofthe TIF District n
Economic Dev~lopr lent districts may,' remain in eXistçnc~ears from the date of receipt of the first tax
i.ncrement. Modific ¡tions of this plan shall not extend this limitations.
The Authority n:ser les the right to a1l0w the TlF District to remain in existence thë maximum duration
allowed by law (pre jected to be through th.e year 2012). AH ta.-.: mCl!;:ments from taxes payable in the
year the TlF Districì i.s dec~rtifkd shall be paid to the Authority.
Section 2.06 Spe· Mic Development Expected to Occur Within the TlF District .
Tbe -City intends t( enter into a vOiltract with \Y. Gohman Construction regarding thelr proposaì to
develop and own an approximate 67,000 sq. ft, facility to be leased to Vic\Vest Corporation, subsidiary of
MagnatraX Ccrporat ion. The pl'OpOSM project includes 7,000 sq. feet of office space with the remainder
used for production The facility will be single story ftnd constructed of steel and block with ceiling
heights HInging fron 12-16 feet. -
The project is expec ted to be started in the summer of 2002 and the City 8i1ticipates the project \""iJ] be
completed by yeaH nd 2002. The project should be 100% ¡¡,ssessed and 011 ¡he ta.x rolls as of January 2,
2003 for taxes payat lç in 2004.
Section 2,01 Par. 'Oi(s) to be Included in tb. TIF District O~ þ..~'
The property to be L Icluded in the TIP District is a 27+ acre of Jand lOC8.1ed in the City. The ifoundaries
of the TIP District::re reflected on a map at'<ßched as Exhibit LA. TI1e following parcel identification
number(s) (PlD#'~) and corresponding legal de~crjption(s), along with adjacent rights-of-way, will be
induded in the TIF I ¡istrict:
P?Jcel ID Number/L ~Description
84.53470.229 Lot 1, Block 2, Buettner Business Park
84.53470.227 Lot 2, Block l, Buettner Business Park
~ The CitYJÚ:¡~\-+o iecrease the sjze of the TIF district and oJ/ly include cr pOl'lion of the above-liSTed -
~ FlD#'s. The exact T< plat is UnA.?IOWn at this time.
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City of St. Joseph, Minnesota 4
05/17/02 FRI 12:23 FAX 6123702935 ,J&~IIMJSK ~OOR
Article II- TlD; Increment Financing Plan J=Js:Md)'
. Section 2.08 Pr( perty to be Ac.quired in the TIF District
"
.>" The City does not il :tend to acquire any property within the TIF district.
(
Section 2,09 Fin dings and Need for Tax: Increment Financing
Pursuant to Minnesl Ita Statutes, the City makes the folio-wing findings in conjunction with the approval of
this tax increment f nancing plan:
(1) The rLf District quaiifies as an economic development district. The reasons and
sup >orting facts for this determination will be dOCW11ented in writing and retained and
ma\e available to the public by the City until the dis1rict has been terminated. The
dete rmi.r1atíOJl is described in Section 2.04 of this TIP Plan.
(2) The proposed development or redevelopment, in: the opinion of the City, would not
reaE onably be expected to occur solely through private investment within the reasonably
fore seeable future, and that the increased market value of the Bite that eouId reasonably
be e xpeeted to occur without the use of ta.x increment fmancing would be less than the.
iner ~ase in the market value estimated to result from the proposed development after
sub1 raeting the present value of the projecteà tax ipcrements for the maximum duration
of 11 Ie TlF District permitted by the TIP Plun;
W. 30hman Con..~truction has represented to the City in writing that it woulä not be
'viat Ie to undertake the proposed development without tax increment financing
assi ltance. . It has been determined that the excessive site improvement costs prohibit the
gen! :ration of a reasonable financial return on investment.
. A CA Imparative analysis of estimated market values both with and without establishment
of tLe TIP District and the use of tax increments has been perfonned as described above
, and is shown in Exhibit V. This analysis indicatas: that the. increase in estimated market
valu ~ ofihe proposed development (less the present value of the projected fa.x increments
for t he maximum duration permitted by tb.e TIF Plan) exceeds the estimated market value
of t1 e site prior to the establishment of the TJF District.
(3) The TIF Plan ..::onfonns to the general plan for the development or redevelopment of the
City as a whole. The TIP Plan has been adopted by the City Planning Commission after
revÌi:w and making the determination that the TIP Plan oomplies with the City's
com ,rehensive plan.
(4) '111e TlF Plan will afford maximum opportunity, consistent with the sound needs of the
City as a whole, for the development, or redevelopment, of the Project Area by private
ente ·prise.
1116 City fmds that the development activities are necessary so that development and
rede fe.lopment by private enterprise can occur within the Project Area, including but not
Jimi1 ed to, the proposed W. Gohman Construction project.
. ~þ..f\
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City of St. Joseph, Minnesota 5
ODd ï 102 FR! 1~:24 FAX û123702935 ,1&~!lMJSK l4J010
Article II - T{I): Increment Financing Plan Jurj~My
Section 2.10 Est ¡mated Sou I'çes of RevenuefPlI blk Costs .
The eswmated sour: :f.S of revenue, along with tbe estimated pubIic costs of the TIT District, are itemiled
and attached as E;-.,; h.ibit II. Such costs are eligible for reimbursement from tax increments, and other
listed sources of re\ enuß from the TIP District.
111e A 1.!thoríty reset yes the right to administratively adjust the amount of any of the items in Exhibit n or
to incorporate addit onal eligible items, so long as the tot~l estimated public cost (uses) is not increased.
The Authority at1ticpates providing fiI1illJcial assistance to the proposed development through the use of a
pay-as-you-go struc ture. As tax increments are collected from the TIP District in future years, a portion
ofthe~e taxes will b;, distributeò to 1he developer/owner as reimbursement for public costs incurred.
The Authority reser les the right to íÌnanc-.e a.ny or a11 public costs of the TIF District using pay·as-you-go
assistance, internal funding, general obligation or revenue debt, or any othðr financing mechanism
authorÌ<:ed by law. The Authority also reserves the right to use other sources of revenue legalJy
applicable to the Ploject Area to pay for such costs including, but not limited to, specíaJ assessments,
utility revenues, fed ~ral or state íì.mds, and investment income.
Sedion 2.11 Estl maÍl~d Àrnount ofBonderl Indebtedness
The Authority does lOt anticipate issuing tax increment bonds to finance the estimated puhlic œsts of the
TIP District, but res, ¡rves the right to Î5sue such bonds in an amount n01 to exceed $511,400.
St!ctÌon 2.12 OrÌ: ¡iua! Nt!t Tax Capacity .
Upon or after adoptiDn ofrhe tax increment plan, the County Auditor, upon request oft~e authority, shall
certify the _original rIet tax capacity of the TIF District. This value wi]] b¡: ~unl to the total net tax
capacity of all property in th~ TIF District as certified by the Commissioner of Revenue plus any
amounted determined under M.S. Section 469.177 subel. 4, For districts certified between January 1 and
June 30, inclusive, ¡ his value is base-d on the previous assessment year. For distrìct3 certified bet\veen
July 1 and Decembe ' 31, inclusive, this value is based on the current assessment year.
The Estimated Mar.et Value of a11 property witJJin the TlF District as of January 2, 2002, for ta;œs
payable in 2003: is : :482,900 with a Limited Market Value of $308,700. Upon establishment of the TIP
District, and sub see uent reclassification of property and completed phase-in, it is estimated that the
original !let tax capa :ity of the TIF Dì::;trict will be approximately $8,158.
Each yea1 the Count)' Auditor shalI certify the amount that the original net ta.x capacity has increased or
decr.;ased as a result of:
(1) char ges in the ta.x-e,'(empt status of property;
(2) redt! ~tions or enlargements of the geographic area of the TIT District;
(3) chan ges due to stipulation agreements or abatements: or ¡~þ~~
(4) cl1ar ges in property clas::ìification rares.
'0\&
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City d St. .fcJzeph, l\.~ ¡nnesota 6
¡¡;j/] 7.:02 FRY 12:25 FAX 6123702935 J&M/M,TSK 141011
Article 11 - Tw' Increment Financing Pian J1J~j~~fy
. Section 2,13 Or! ginaI Tax Capacity Rate
At the time of the initial certification of the original net tax capacity for the tax increment financing
di¡;tri~t, the County Auditor shall certify the original local tax capacity rate 1hat applies to tbe TIF District.
111is is the sum of a .I the local tax rates that apply to the property in the TIF District. This rate certified is
the rate in effect for the same taxes payable year as the certified original net tax capacity.
Tbe tax. generated by the extension of1he lesser of (a) the local taxing district tax rates or (b) the originaJ
local tax capacity ra te, to the retained captured net tax capacity of the TIF District is the tax increment.
At the time this dOI.ument was prepared, the sum of all 10ca11ax. rates that apply to property in the TIP
District, for tax.es I. :vied in 2002 and payable in 2003, was not yet available. When this total becomes
avaiIabl~, the Coun1 y Auditor shall certify this amount as the original1ax capacity rate of the TIF District
For purposes of ~ij llating the tax. increment generated by the TIF District, the sum of the local tax rates
for taxes levied in 2 )01 and payable in 2002, is 118.539% as shown below.
2001/2002
Taxng Jurisdiction !:peal Tax Rate
Cit) of 81. Joseph 46.006%
SteE ms County 54.877%
Ind( pendent School Distdct No. 742 17.056%
Oth· ~r _AOO%
Tab I 118.539%
.
Section 2.14 Pro, ected Retained Captured Net Tax. Capacity and
Pro, ected Tax Increment
Ea.ch year the Cour ty Auditor shall determine the current net tax capacity of all property ill the TIP
District. To the extl :nt that this total exceeds the original net tax capacity, the difference shall be known
as the captured net t;.X capacity of the TIF District.
TIle COWlty Auditor shall certify to the Authority the amount of captured net tax capacity each year. Thð
Authority may choo:e to retain any or all of this amount. It is the Adhority's intention to retain 100% of
the captured net tax capacity of the TIP District. Such amount shall be lmown as the retained captured
net tax capacity of tt e TIF District.
Exhibit HI gives a j3ting of the various informa1Ìon and assumptions used in preparing a number of the
exNbits contained in this TIF P¡an~ including Exhibit IV, which shows the projected tax increment
geI1erated over the anticipated life of the IfF District
~1:
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City of 81. Joseph, lv. inneso-ta 7
0;)/1.7/02 FRl 12:25 FAX 612370283ß J&Ml\fJSK ~O12
Article 11 - TaJ' Increment Financing Plan ;urj~Mdy
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Section 2,15 USE of Tax increment .
Each year the Cm nty Treasurer shall d~duct 0.25% (subject to change in 2002) of the annual tax
ìncr~ment generat~( by the TCF District and pay such amount to the State's General Fund. Such amounts
will be appropri~.te( to the State Auditor for the cost of tinilllcíal reporting and auditing of tax increment
financing informati m throughout the state. Exhibit IV shows the pl'Ojected deduction for this purpose
over the 3uticipated life of the TIF District.
'I1le~ Authority has c etermined that it will use 100% of the remainir,g tax increment generated by the TIF
District for any oftl e folJowing purposes:
(1) pa.y for the estimated public costs of the TJF District (see Section 2.10) and County
adrr illistrative costs fl,sociateù with the TIF Distrbt (s;:e C~eGtion 2.2l):
(2) pay prinC'.ipal and interest orr tax increment bonds or other bonds issued to finance the
estiJ aated publìc çosts of the TtF District;
(3) acc\ mulate a reserve securing the payme.nt of tax increment bonds or other bonds issued
to f¡ lance the estimateà public costs of the. TIF District;
(4) pay all or a portion of the county road costs as may be required by the County Board
und, 'r M.S, Section 469.175, Subdivision 1<1; or
(5) retu 11 excess tax increments t« the Counly Auditor fOT redÜ;tribution to the City, County
and School District.
TiiX inerements frotJ. property located in one. county must be expended for th~ direct and primary benefrt .
of a project located .vithin that county, unless both ~ounty bo( rds involved waive this requirement. Tax
increments shall not be used to circumvent levy limitations applicable to the City.
Tax increment shal. not be used to finance the acquimtion, construction, renovation, opemtion, or
maintenanœ of a milding to be useù primarily and regulnrly for conducting the business of a
municipality, count: " schoo! distdct, or any other loca.! unit of government or the State or federal
government, or for;. commons area used as a public park, or a facility used for social, recreational, or
conference purpose~. This prohibitiGn does not apply to the cOJ1S{ruction or renovation of a parking
stf'Jcture, or a. privat; :1)' owned facility for conference purposes.
If there exists any t) pc of agree:m¡;nt or arnmg~ment providing for the deveJoper, or other beneficiary of
assistance, to repay;.ìl or a portion of the assistance that was paid or financed with tax increments, suc·h
payments shall b~ s Ibject to all of the restrictions imposed on the use: of fax incr~ments. Assistance
includes sak of prof eft)' at less than the coS1 of acquisition or fair market value, grants, ground or other
leases at less then j Dr market rent, interest rate suhsidies, utility service connections, roads, or other
similar assistance th¡ t would otherv¡ise be paid for by the developer or beneficiary. ~~Q þ~f'
~. "';~' .,
Section 2.16 EXCi 58 Tax Increment ''7&~,! ì.:; v.
In any year in whicl. the tax increments from the TIP District ex.ceed the amount necessary to pay the
estimat~d pubJic C051 s authorized by the TIF Plan, the Authority shall use tbe excess tax increments to:
(1) prep \y any outsl4ndmg tax increment bonds;
(2) disc! arge the pledge of tax increments thereof;
(3) pay 1I11oums into an escrow account dedicated 10 the payment of th~ tax increment e
bonc!,;or
City of St. Joseph, M :nnesota 8
(J 5'/1 7 .: 0 2 FRI 12:26 FAX 6123702935 J&M/.\1J SK @013
Article 11 - T(l),' Increment Financing Plan .Tur~&My
. (4) ren. rn excess tax increments to the County Auditor for redistribution to the City, County
and School District. The County Auditor must report to the Commissioner of Education
the amount oÎ any excess tax increment redistrib\'lted to the School District withLn 30
day; of slIch redistribution.
Section 2,17 COInty Road Costs
The County Board may require the authority to pay all or a portion of the cost of county road
improvements out 0 -: increment revenues, if the folIowmg conditions occur:
(1) the Jroposed development will, in the judgment of the county, substan1ialIy increase the
use of county roads requiring cOllstruction of road improvements or other road costs;
ane
(2) the 'oad improvement ot other roa.d ",osts are not scheduled for construction within five
yea rs under the county capita.l improvement plan, or another fomlaIly aàopted county
pla"l Bnd in the opinion of the çotJnty, would not reasonably be expected to be needed
wit lÍn the reasonably foreseea.ble future if the l-:IF p1an were not implemented.
If the county elects to use tax increments to finance the road improvements, the county must notìfy the
authority and munic .pality within 45 days after receipt of the proposed TIF plan under subdivision 2 and
the county and muni ;ipality must comply with the terms in M.S. Section 469,175, subd. 2(b).
. Secti(ln 2.18 T'hr ~e- Year Activity Rule
No tax increment s.lall be paid to the Authority for a TrF District after three years from the date of
certification ofthe 0 'iginal net ta.x capacity unless within the three-year period:
(1) bone s have been issued in aid of the project containing the district pursuant to section
469.l78, or any other law, except revenue bonds issued pursuant to M.S.
Sect ons 469.152 to 469.165;
~
(2) the ,~uthority has acquired property within the TIF District; or
(3) the j ¡,uthority has constructed public improvements within the TlF District. f1
~~ ~
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S~ction 2.19 Fou: '-Year Rule - Limitati()Q on Property Not Subject to Improvements
If after fOUT years 1 rom certification of the 11F District no demolition, rehabilitation, renovation, or
qualified improveme at of an ¿¡,djacent street has commenced on a parcel located within the TIF District,
then tha.t parcel shaH be excluded ftom the TIT District and the original net 1ax capacity shall be adjusted
accoTdingly, Qualif ed improvements of a street are limited to c.onstractio1.1 or opening of a new street,
reloca.tion of a street or substantial reconstruction 01' rebuilding of an existing street. Tho Allthority must
submit to the Count ÿ Auditor, by February 1 of the fifth year, evidence that the required activity has
taken place for each ,arcc1 in the TIF District.
If a parcel ìsex.;:Iueed from the TIP District and the Authority or owner of the parcel subsequently
commences any of tt e above activities, the Authority shaH certify to the County Auditor that such activity
has commenced and :he parcel shaU once again be included in the TIF District. The County Auditor shall
. certify the net tax ca· ,acity of the parcel, as most recently certified by the Commissioner of Revenue, and
add such amount to t Ie original net tax capacity o.f the TIF District.
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City of St. Joseph, M inDesota 9
25/17/02 FR[ 12:27 FAX 6123702935 ,I &'ij/~IJ SK ~ 0 14
Article II - Tæ: Increment Financing Plan JnrJMcty
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Section 2.20 Fiv B- Year Rule - Tax Increment Pooling .
At Jea.st 80% of the tax increments from the TIF District must be expended on activities within the district
or 10 pay for bond; used to finance the estimated public costs of the TfF District (see Section E for
additional restrictic os). No more than 20% of the tax increru~nts may be spent on costs outside of the
ffi' District but wi! hin the boundaries of the Project Area, except to pay debt service on credit enhanced
Donds. All admini: trative expenses are considered to have been spent outside of the TIF District. Tax
increments are cons idered to have been spent within the TIF District if such amounts are:
(1) act! :a1ly paid to a third party for activities performed within the TIF District within five
yea 'S after certification of the district;
(2) use! to pay bonds that were issued and sold to a third party, the proceeds of which are
reæ onably expected on the date of issuance to be spent ','v"ithin the later of the five-year
peri od or a reasona.ble temporary period or are deposited in a reasonably required reserve
or r ¡placement fund:
(3) usel[ to make payments or reimburseme:1ts to a third party under binding contracts for
actí /ities performed within the TIF District, which were entered into within five ye¡¡;s
afte' certification of the district; or
(4) uset l to reimburse a party for payment of eligible costs (including interest) incurred
wit! in five years from c~rtification of the district.
(5) In tile case of a housing district, used, for a housing project, as defined in section 469,1 ï4,
suh livision-1t.
Beginning with th¡ sixth year following cf\rtification of the TLF District, at least 80% of the tax .
increments must be used to pay outstanding bonds or make contractual payments obligated within the
first iive years. Wt en outstanding bonds ha.ve been defeased and sufficient money has been set asidø to
pay for stich contrac tual obligations, 'the TIF Digtrict must be decertified.
The authority may also elect to increase by up to ten percentage points the permitted amount of
expenditures for ac! ivities loca.ted outside of the geographj~ area of the district. As permitted by MS.
Seciion 469.176, suI ¡division 4k, the expenditures, incìudhlg the prior pem1\tted expenditures, need not be
made within tbe geo ªraphic area of the projebt if the expenditures:
(1) are lsed ex<;lusively to assist housing that meets the requirement for a qualified low-
¡nee me building, as that term is used in section 42 of the Intemal Revenue Code;
(2) do rot exceed the qualified bash: of the housing, as definëd under section 42 (c) of the
lnte nal Revenu.e Code, less the amount of any credit allowed under section 42 of the
Jnte 11al Revenue Code; and
(3) be u ¡ed to: ff~f\
O\\~
a) acquire and prepare the site of the housing;
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b) acquire, çonstruct, or rehabilitate the housing; or
c) make public improvements directly related to the housing.
The Authority does :10t anticipate that tax iDcrem~nts will be spent outsiàc of1l1e nF District (except for
allowable administntive expenses); however, the Authority does reserve the right to allow for ta.x .
increment pooling fr)ID the TIF District in the future.
City of St. Jo:!t~9h, .tv innesota 10
a5/17!02 FRr 12:28 FAX 6123702935 ,T&,\I/MJSK !4J015
Article 11 - TaJ : Incremen.t Financing Plan lux:J«}.Ædy
. Section 2.21 HI; litation on Administrative Expenses
Administrative exp/ :l1ses are defined as aU costs of the Authority other than:
(1) atDllUnts paid for the purchase of land;
(2.) amI ¡unts paid for materials and services, including architectural and engineering services
din ctly connected with the proposed development within the TIP District;
(3) relc cation benefits paid to, or services provided for, persons or businesses residing or
lOCi ted within the TIF District; or
(4) am( unts used to pay interest ün, fund a reserve for, or sel1 at a discount, tax increment
bon:!s.
Administrative exp¡ nses include amounts paid for services provided by bond counsel, fiscal consultants,
planning or econom íc development consultants, and actual costs incurred by the County in administering
the TIP District. Ta:: increment..s may be used to pay administrative expenses of the TIF District up to the
lesser of (a) 10% of the total estimaœd public costs authorized by the TIF Plan or (b) 10% of the total tax
. increment expendih res for the project.
Section 2,22 EstJ mated Impact on Other Taxing Jurisdictwons
Exhibit V shows th, estimated impact on other taxing jurisdictions if the maximum projected retaineå
captured net tax. cap lcity of t.he TIF District was hypotheticalJy available to the other taxing jurisdictions,
. The Authority belie' 'es that there wiIi b~ no adverse impact on other taxÍ11gjurisdictiol1s during the life of
the TIF District, sin ~e the proposed development would not have occmred without the establishment of
the TIF District ané the provision of pubJic assistance. A positive impact on other taxing jurisdictions
will occur when the TIF District is decertified and the development therein becomes part of the genera]
tax base.
Section 2.23 Loc 11 Government Aid Penalty " t11-" ~of
;ç"" '¡''''<-:, F~'" ~r ;~,
M. S. 273,1399 was l'epealed in the 2001 legislative session.
Section 2.24 Pric r Planned Improvements
The Authority shall aCCQmpany its request for certitícation to the County Auditor (or notice of district
enlargement), with 2 liming of all properties within the TIF District for which building permits bave been
issued during the 18 months immediately preceding approval of the TIF Plan, The County Auditor shall
incfease the original net tax capacity of the TIP District by the net tax capacity of each improvement for
which a building per :nit was issued.
There has been no building per~its issued in the last: 18 months in conjunction with any of the
properties within de TIF District.
Section 2.25 Dev, ,lopment Agreements
No more than 10%, by acreage, of the property to be acquired within a project containing a housing
district may be purcl1ased by the City with the proceeds of bonds issued pursuant to M.S. 469.178 to
. which tax increment fromthe property being a.cquired is pledged unless prior to acquisition the City has
ènten~tI intc an agl eement for devdopment which provides recourse for the prop~rty should the
development or rede" relopment not be completed.
City of St. Joseph, N. Ì1mesota 11
05/17/02 FRI 12:29 FAX 6123702935 J&)!lMJSK 1fj016
Article II - Tw: Increment Financing Plan JwjMy
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The City does not own, or intend to acq1Úre, the property ,~ithin the economic development TlF
distrkt and intend I to enter into an agreement for development witl1 W. Gohman Construction,
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Section 2.26 As~ essment Agreements
The Authority ma f, upon entering into a development agreement, also enter into an assessment
agreement with the deveioper, which establishes a minimum market value of the land and improvemeots
for each year durill~ the life of the TIF District
The assessment agr ¡emellt shaH be presented to the County or City Assessor who shall review the plans
and speciñcations í)r the improvements to be constructed, review the market value previously assigned
10 the land, and so .ong as the min1.rnum market value contained in the assessment agreement appears to
be z.n accurate estirr ate, shall certify the assessment agreement as reasonable. The assessment agreement
shall be filed fOi rt:c ord in the office of the County R~cord~r of each county where the property is located.
Any modification 0"' premature termination of this agreement must first be approved by the City, County
and School District ~ ~'v!~'
·The Authority anti ~ipatts entering into an assessmeot agreement.
Section 2.27 Mo, Ufio:ations of the Tax Increment Financing Pian
Any reduction or er largement in the geographic area of the Project Area or the TIT District; increase in -
the amount of bond! d indebtedness to be incurred; increase in the amount of capitalized interest; increase
in Òat portion of t le captured !Jet tax capacity to be retained by the Authority; increase in the total .
estimated public co its; or designation of additional property to be acquirtld by the Authority shall be
approved only after satisfying all the necetisary requirements for approval of the original TIF Plan. This
paragraph does not ¡ pply if:
(1) the I mly modification is elimination of parcels from the TIF District; and
(2) the ,;urrent net tax capacity of the parcels eliminated equals or exceeds the net tax
cap¡ city of those parcels in the TfF District's original net tax capacity. or the Authority
agre ~s that the TIF District's~original net tax capacity will be reduced by no more. than the
CUlT :nt net tax: capacity of the parcels eliminated.
The Authorit)' rnun notify the County Auditor of any modification that reduces or en1arges the
geographic area of be TIP District. The geographic area of the TIF District may be reduced but not
en1arged after five yo :ars following the date of certification. ~¡,~~1
;:¡~-,. \' ,\
vF-'- \!" , t-y. ,,,
Section 2.28 AdJ11inistration of the Tax Increment Financing Plan l)\·0:'~<.·" '"
Upon adoption of 1 he TIP PlaI!, the Authority shall submit a copy of such plan to the Mit1l1esota
DepalimeDt of :Keve lU~. The Authority shaH a so request that the County Al.lditor certify the original net
tax capacity and net :ax capacity rate of tile TIP District. To assist the County Auditor in this process, the
Authority shall subr tit copies of the TIF Plan, the resolution establishing the TIF District and adopting
the TIF P1an, and a ¡ ¡sting of any prior planned improvements. The Authority shall also send the County
Assessor any assess! lent agreement esta.blishing the minimum market vaJue ofJand and improvements in
the TIF District, and shall request that the County Assessor review and certify this assessment agreement
as reasonable.
The County shaH dì:tribute to th~ Authority the amount of tax increment as it becomes available. The .
amO:.lnt of tax. inore! aent in any year represents the applicable property taxes generated by the retained
City of St. Joseph, N ¡nnesota 12
05;11 7/02 FRI 12:30 FAX 6123702935 J&M/MJSK I4JOl ï
Article II - Tw: Increment Financing Plan Jurj&Mdy
. caprured net tax c :tpacity of the TIP District. The amount of tax increment may change due to
development antici¡ Jated by the TIF Plan, other development, inflation of property values, or changes in
property cIassificati on rates or formulas. In administering and implementing the TIF Plan, l}¡e following
actions stlOuld occu ' 011 an annual bgsis:
(1) pri{ r to July 1, the Authority shall notify the County Assessor of any new development
tha1 has occurred in the TIF District during the past year to insure that the new value wiII
be I ~colded in a timely manner.
(2) if t1 e County Auditor receives the; request for certification of a new TIF DÏ3trict, or for
mOl :1fication of an existing TIF District, before July 1, the request shaH be recognized in
detf rmining local tax rates for the current and subsequent levy years. Requests received
on ( r after July 1 shall be used to determine local tax rates in subsequent years.
(3) ead. year the County Auditor shall certify the amount of the original net tax capacity of
the flF District. The amount certified shall reí1e.ct any changes that occur as a result of
the allowing:
a) the value of property that changes fiom tax-exempt to taxable l'Ihall be added to
the original net tax capacity of the TIP District The reverse shaH also apply;
b) the original net tax capacity may b~ modified by any approved enlargement or
reduction of the TrF Distrk~t;
c) if laws governing the classification of reaJ property cause changes to the.
perwntage of estimated market value to be applied for property tax purposes,
then the resulting increase or decrease· in net tax capacity shaH be applied
. proportionately to the original net tax capacity and the retained captured net ta;'(
c.apacíty of the TIF District.
The County Auditor shall notify the Authority of all changes made to the original net ta.1: capacity of the
TIP District.
Section 2,29 Fim ucial Repurting and D~8clos1ire Requirements
The State Auditor f hall enforce the provisions of the T!F Act and shall have full ~sponsibility for
financial and complimce auditing of the Authority's use of tax increment financing. On or before August
1 of each year, the Authority must annually submit to the State Auditor, County Auditor and to the
governing body oft¡- e municipality a report which shall:
(1) prov òde fuB disclosure ofilia sources and uses of public funds in the TIP District;
(2) pem it comparison and reconci1iation of the accounts and financial reports;
~-rØ
(3) pern it auditing aftile funds expended on behalf of the TIP District; and .t~ \F ',,\
.n W"?>' (f\,.,\f ~
Vt~'\ õõ!¡.<-I ;,..~.~.~
(4) be cllnsistent with generally accepted accounting principles. \)t"-'>'¡
The report shall incít .de, among other items, the following jnfonnation:
(1) the c rigillal net ta.x capacity of the district and any su.bdistrict under 469.177, subdivision
1;
. (2) the fEn tax capacity tor the reporting period ofthe district and any subdistrict;
City of St. Joseph, Minnesota 13
05/17/02 FRI 12:31 FAX 6123702935 J&)!IijJ SK @018
Article 11 - Tw: Increment Financing Plan Jur~&My
(3) the captured net tax capacity of1he district; .
(4) an)' fiscal disparity deduction from the captured net tax capacity undcr section 469.177,
sub :Jivision 3;
(5) the captured net tax capacity retained for tax increment financing under 469. J 77 >
sub iivision2, paragraph (a), cJause (1);
(6) any captured net tax capacity distributed among affected taxing districts under 469.177,
sub livisÍon 2, paragraph (a), clause (2);
(7) the :ype of district;
(8) the date the municipality approvtXi the tax increment fmancing pian and the date of
app 'oval of a..'1y modification of the tax increment financing plan, the approval of which
reql Íres notice, discussion, a publk hearing, and findiügs under subdivision 4, paragraph
(a);
(9) the late the authority fmt requesteà certification of the original net tax capacity of the
dist let and the date of request for certification regarding any parcel added to the district;
(JO) the iatc the county auditor first r.:ertífied the original net tax capacity of the district and
the, late of certification of the original net tax capacity of any parcel added to the district;
(11) the nQnth and year in whieh the authority has received or anticipates it will receive the
first increment from the. district;
(12) the I :ate the district must be decertified; .
(13) for 11e reporting period and prior years of the district, the actual amount received from, at
leas', the follO'wing categories:
a) tax increments paid by the captured net tax capacity retained for tax increment
financing under section 469.177, subdivision 2, paragraph (a), clause (1), but
excluding any excess taxes;
b) tax increments that are interest or other investment earnings on or from tax
increments;
c) ta.x increments that are proceeds from the sale or lease of property, tangible or
intangible, purchased by the authority with tax increments;
d) tax: increments that are repayments of loans or ather ad\'anc.es made by the
authority with ta.~ increments;
e) bond or loan proceeds; ~"f
;'\ \-ó!> Vj
Í) special assessments; O~ J!;\.Þ
'D~·J' ~~~.
g) granls; and
h) transfers trom funds not exclusively associated with the district;
(14) fOl' t Ie reporting period and for the prior years of the district, the amount budgeted under .
the 1 a.x incre.ment financing plan, and tIle actual amount expended for, at least, the
fn]]o,Ving categories:
City of St. Joseph, M irmesota 14
05/17/02 FRI 12:31 FAX 6123702935 J&M/~fJSK @O19
Artîcle 11 - TeD: Increment Financing Plan Jurj~Þi4y
. a) acquisition of la.nd and buildings through condemnation or purchase;
b) site improvements or preparation costs;
c) instaHation of public utilities, parking facilities, streets, roads, siàewalks, or other
similar public improvements;
d) admillistrativ~ costs, including the allocated cost of the Authority; and
e) public park fa.cilities, facilities for social, recreational, or conference purposes, or
other similar public improvements; and
f) transfers to funds not exclusively associated with the district;
(15) for >roperties sold to developers, the total cost of the pJ'Operty to the Authority and the
pric ~ paid by the developer;
(16) the amount of any payments and the value of i..."1-kind benefits, such as physical
imp 'ovements and the use of building space, that are paid or fmanced with tax
iner ~ments and are provided to another governmental unit other than the municipality
dUM 19 the reporting period;
(17) the amouo.t of any payments for activities and improvements located outside of the
distJ ict that are paid for or financed with tax increments;
(18) the ~mount of payments of principal and interest that are made during the reporting
. peri,)d on any non-defeased:
a) general obligation tax increment fmancing bonds;
b) other tax increment ftnancing bonds; and
c) notes and pay-as-you-go ;::on1racts;
(19) the I rilleipal amount, at the é"nd of the reporting period, of any non-defeased:
a) general obligation tax increment fina.ncing bonds;
b) other tax increment financing bonds; and
c) notes and pay-as-you-go contracts;
(20) the l mount of principal and interest payments that are due for the current calendar year
on a' LY non-defeased:
~",ø\
a) general obligation tax increment financing bonds; . ~\.:~'
t~Q ,1-<'; i
~\ t;\ \-. "-ùo .
b) other tax increment fmancing bonds; and ~þ>ø \!>
c) notes and pay-as-you-go contracts;
(21) if th ~ fiscal disparities contribution under chapter 276A or 473F for the district is
computed under section 469.1 77, subdivision 3, paragraph (~.). the amount of increased
. prop nty taxes imposed on other properties in the municipality that approved the tax
incr€ ment financing plan as a result of the fiscal disparities contribution;
City of St. Joseph, .tv] innesota 15
(i!)¡'1'i/02 FRI 12:32 FAX 6123702035 ,T&~[/~JSK @O20
Article II - T{f): increment Fimmcing Plan JUlj~~~~y
(22) wh, :ther the tax inçrement financing plan or other governing document per!T'.its increment .
rev :nn.;s to be expended;
a) to pay bonds, the proceeds of which were or may be expended on activities
outside of the district;
b) for deposit into a "ommon bond fund from which money may be expended on
activities locatt~d outside of the district; or
c) to othe!Vtise finance activities located outside of the tax increment financing
district; and
(23) any additional informanütl the state auditor may require.
Tne Authority mus- also annually publish in a newspaper of genera] circulation in the City an annual
statement for each t.LX increment financing district sho\ving:
(t) the listrict original net ta.:>: capacity and any subdistrict under 469.177, subdivision 1;
(2) the let tax çapacity fo; the reponing period of the district and any subdistrict:
(3 ) the ;aptured net tax. capacity of the district;
(4) the nonth and year in which the authority has received or anticipates it will receive the
fIrst increment from the district;
(5) th~ ,late the district must be decertified; .
(6) the ¡mount of principal and interest payments that ale due for the current calendar year
on 3o.y non-defeased obligations;
(7) if tl Ie fiscal di::parities contribution tmder chapter 276A or 473F for the district is
com puted under section 469.177, subdivision 3, paragraph (a). the amount of increased
Prof erty taxes imposed on other properties in the municipality that approved the tax
incl" \ment financing plan as a result of the fisr..a1 èisparities contribution;
(8) the ¡ mounts of tax increment received and expended in the reporting period;
(9) and my additional information the authority deems necessary.
The annual stateme 1t must inform rcaders that additional informmion regarding each district may be
obtained from the a lthority, and must explain how the addi1ional informn.1ion may be requested. The
Authority must. pub: ish the a.nnual statement for a year no later than August 15 of the next year. The
authority must iden ify the newspaper of general drcuJation in the municipality to \vhich the annual
slatement has been (r wiJI be submitted for publication and provide It copy of the annual statement to the
county board, coun ty allditor, the school board, the state auditor, and the governing body of the
mW1ìdpality on or b- ,fore August 1 of the year in which the, .statement must b~ published.
The reporting and d sclosure r~uirements outlined in this section shaH begin with the year the district
was certÍíÌed, and : hall end in the year in which both tbe district has been dec.ertified and all ta..'(
increments have bç en spent or returned to the county for redistribution. Failure to meet these
requirements, as det. :rmined by the State Auditors Office, may result in suspension of distribution of ~
lnl.:reffJent. . fi ~. \)
t"~ '.", p¡ . _" ïJ
.
-
City of 01. )()seph, IV mlll:::iota 16
(1)-/17/02 fiRI 12: 3:3 FAX 6123702935 .J&M/!iJ SK @021
Article II - Tev . Increment Financing Plan Jur:J~My
. Section 2,30 Bu: iness Subsidy Comp!iance
The City, or other 11 ,eal government agen.;y, must comply with the business subsidies law when providing
business subsidies :0 private entities. The requirements are specified in Minnesota Statutes, Sections
116J.993 to 116J.9S 5. The City must adopt business subsidy criteria prior to granting: a business subsidy.
The requirements ir elude:
(1) the š1'antor must adopt th~ criteria following a public bearing;
(2) the ;riteria may not be adopted on a case-by-c.ase basis;
(.1) t.he ;riteria must set specific minimum requirements that recipients must meet in order to .
be t ligible to receive business subsidies;
(4) 'fi¡e criteria must include a specitic wage floor for the wages to be paid for the jobs
cre~ ted. The wage floor may be stated as a specific dollar amount or a fonnu}a that will
gen· ~rate a specific dollar amount
(5) a gr mtor may deviate from its criteria by documenting in writing the reason for deviation
and attaching a copy of the documeut to its next annual report to the Department of Trade
and Economic Development;
(6) a c( py of the criteria must be submitted to the Department of Trade and Economic
De\! ~lopment.
111 addition, the City must ent~r into a subsidy agreement with the recipient of the subsidy. For subsidies
greater than $1 OO,O( 0 the grantor must provide public notice and a bearing on the subsidy. The subsidy
. agreement lllUst ine] lde:
(1) a di scription of the subsidy, including the amount and type of subsidy, and type of
dis-ù [et if the subsidy is tax increment financing;
(2) a stE tement of the public pcrpose for the subsidy; ~jj3
(3) me. ,umble, sp,cific, and bu1gibl, goa1s for tb, subsidy; Oø þ""r ~
'ü'i:J
(4) a de ;cription of the fmanci~ obligation of the recipient if the goals are not met;
(5) a 5ta tement of why the subsidy is nooded;
(6) a co Ih"1litment to continue operations in the jurisdiction where the subsidy is used for at
least five years after the benefit date;
(7) the I ame and address of the parent corporation of the recipient, jf any; and
(8) a Iis1 of all financial assistance by all grantors for the project.
The statute provides specific requirements in the event the subsidy agreement goals are not met by the
recipient. Recipient are required to report to the grantor specific information as defined in statute. The
grantor is also req1 ired, as specified in the statute, to report specific infonnation annually to the
Depfllil11ent of Trade and Economic Development.
\9-
The CitJ of St. JOtil ph intends to comply with the requirements of Minnesota Statutes 166J.993 to <fly. '7
166J.995. ~ ~ JrJt
. ~f
City ofSt. Joseph, M lnnesota 17
05/17/02 fèRI 12:34 FAX 6123702935 ,J&'1/MJSK @022
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{)'5/1 ï/02 FRI 12:35 FAX 6123702935 J&~ /MJSK /4]02.3
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- '''SI!l' . . ST. JOSEPH. . L,:.::..··
-. . BU~INess PARK EXHtBJT t· .
~_'7' . . ST. JOSEPH,. MINNESOTA' NO.1 k;~:::;;,:~
057ì i /02 PRl 12:~6 fAX 6120;02935 J&~!lHJ SK 4t 024
EXHIBIT IB N !,roperty Description ~&~
.
The fonowin~1 parcel identification number(s) (PID#'s) and corresponding legal
description :5), a.long with adjacent rights-of-way, will be included in the TIF
District:
Parcel 10 Number/LeQal Description
84.53470.229 Lot 1, Block 2. Buettner Business Park
84-53470-227 Lot 2, Block 1, Buettner Business Park
The City intendl j to decrease the size of the TIF districtand only include a portion of the
ab(!ve-listed PID#'s. The exact replat is unknown at this time.
ffj, ~ 1 .
O~~ F~\\ u
~
/
-
-
05/17./02 FRl 1~:36 FAX 6123702935 J&JUMJSK @O25
EXHIBIT I: - Sources & Uses Statement ._Jurf~:.
.
.
Sources of Funds
Tax incrðroent fev :nue 643,000
Interest on investe 1 funds 0
Bond proceeds 0
Loan Proceeds 0
Real estate sales 0
Special assessmen s 0
Rentllease revenue 0
Grants 0
. Other (describe) 0
Transfers in 0
Total Sources of J 'unds 643,000
Landlbuilding acq1 dsition 300,000
. Site jmprovement~ 'preparation costs 0
lnstallation of pub ic utilities - 0
Parking facilities 0
Streets and sìdewa ks 105,100
Public park faciliti ~s þX'\ 0
Social, recreationa, èonfe.rence facilities Q~'. . 0
Interest reduction ,ayments ~ 0
Bond principal pa) ments 0
Bond interest payn lents 0
Loan principal pal' ments 0
Loan/note mterest ?ayments 130,000
Administrative ex! enses 64,30û
Capitalized Interes t 42,000
Other (OSA) 1,600 -
Transfers out (rflte fund Loan repayment) 0
Total Uses of FUll js 643,000
.
Juran and Moody· 5/1 í 102 at 11 :06.AM TlF 4a.xlsSource&Use
(15/17/02 FRI 12:37 FAÄ 612370293ô J &è!/MJ SK !4J026
EXHIBIT Ill" TIF District Assumptions .- JurjMy
.
.
Certification Request I )ate 07/01102
Decertification Date 12/31/12 (9 Years of Increment)
Present Valu~ Date 07/0ll02
Present Va]ue Rate 6.75%
r$1~~~~~fjr.~;~~k~~~t ~~_~~tf.~~~~~lliw~~~~~j1~~~£~~}ff~!;~~~~~~~~~~~~~~1~1f~ff~~¡~~~~
Type of IIF District: Economic Development
Type of Debt: Loa.n (pay-as-you-go)
Fi3(:a) Disparities EJec·; ion: NA
Fiscal Disparities Rate O~ þ..f'; 0.0000%
Loca] Tax Capacity Ra le: 118.539% 2001/02
Administration: 10.00%
Pooling: 0.00%
Market Value Inflator: lOO.OO%
i¡~~~~~ti~lg1~~~~tKi~~ ~%f~~~~~~~~t~rfd~f~~~*~~1t~~t~~1~»~f5.r~~&t~~~7i~~*~f!~~
Base Value Intòrmatio 1 2002/2003 2002/2003
2002.12003 CLASS RATE CLASS RATE 2002/2(}{)3
Class PD# E]\¡N 1 st Tier 2nd Tier NTC
CIP 84.53¿ 70.229 264,400 1.50% 2.00% 4,538 .
elP 84.53i 70.227 218,500 1.50% 2.00% 3,620
Total 482,900 8,158
200312004 2û04í2005 200512006
Base EMV $482,900 $482,900 $482,900
Increase in EMV Proje ~t 1 2,~ 69,500 2,369,500 2,369,500
Increase in E1YIV Proje ~t 2 0 420,000 420,000
It)crease inElvN Proje ~t 3 0 420,000 420,000
In';rease in EMV Proje ~t 4 0 0 0
ToW E$timawd Marke t Value $2,852,400 $3,692,400 $3,692,400 $3,692,400
NTC Project 2. - 1 st Ti ~r elP 0 2,2SG 2,250 2,250
NTC Project 2 - 2nd Tier ClP 0 5,400 5,400 5,400
NTC Project 3 . 1st Ti< r eIP 0 2,250 2,250 2,250
NTC Project 3 - 2nd Tier CIP 0 SAOO 5,400 5,400
NTC Base - 1st Tier CIP 4,500 4,500 4,500 4,500
NTC Base - 2nd Tier CIP 3,658 3,658 3,658 3,658
$70,09~ .
Total Net Tax Capacity $54,798 $70,098 $70,098
Jur<.¡n and Moody· 5/1 ì 102 at 10:56 AM TIF 4a.x!s - Assumptions
Oii/l7/02 FRI 12:39 FAX 6123702935 .J&MIMJSK @027
EXHIBIT IV - Pr? ¡ected Tax Increment Cash Flow .~~Ma:.
.
Less: Less: Retained Annual Less: Less: Less;
Annual Total Base FisçaI Captured Gross Ta.x State Admin. Additional Annual
Period Net Tax i ~et Tax Disp.@ Net Tax rncremeIJt Aud. Ded. Retainage Pooling Net
Ending Capacity ( :apacity 0.0000% Capõcity 118.539% 0.25% 10.00% 0.00% Revenue
~
12/31/D3 8,158 8,153 0 0 0 0 0 0 0
1213 1/04 54,798 &,158 0 46,640 55,287 138 5,515 0 49,634
12/31/05 70,09g 8,158 C 61,940 73,423 184 7,324 O~." ,;65,915
12/3 ]/06 70,098 8,158 0 61,94ú 73,423 184 7,324 r}':ff¡JV'65,915
12/31/07 70,098 8,158 0 61,940 73,423 184 7,324 0 65,915
12/31/08 70,098 &,158 (I 61,940 73,423 184 7,324 0 65,915
12/31109 70,098 8,158 0 61,940 73,423 184 7,324 0 65,915
12/31/10 70,098 8,158 0 61,940 i3,423 184 7,324 0 65,915
. 12/3]fll 70,098 8,158 0 6f,940 73,423 184 7,324 0 65,915
12131/]2 70,098 8,158 0 61,940 73,423 134 7,324 0 65,915
12/31/13 -70,098 70,098 0 0 0 0 0 0 0
12/31/14 70,098 70,098 0 0 0 0 0 0 0
. 12/31/15 70,098 70,098 0 0 f)' 0 0 0 0
12/31/16 70,098 70,098 ·0 (I 0 0 0 0 0
12/31/17 70,098 70,098 0 0 0 0 0 0 0
12/31/18 70,098 70,098 0 - 0 O· 0 0 0
0
12/31/19 70,098 70,098 0 0 0 0 0 0 0
12/31/20 70,098 70,098 0 0 0 0 0 0 0
12/3 ]121 70,098 70,098 0 0 0 0 0 0 0
12/31/22 70,098 70,098 0 ~ 0 0 0 0 0 0
12/31/23 70,09& 70,098 0 0 0 0 0 0 0
12í31/24 70,098 70,098 0 0 0 0 0 b 0
12/31/25 70,098 70,09B 0 0 0 0 0 0 ..·c.:>''''''·O
12/31/26 70,09& 70,098 0 0 0 0 0 o ,}JÚi/: 0
12/31/27 70,098 70,098 0 0 0 0 0 0 0
12/31/28· 70,09& 70,098 0 0 0 0 0 0 0
j 2/31/29 70,09& 70,098 0 0 0 0 0 0 0
12131/30 70,098 70,098 0 0 0 0 0 0 0
12/31131 70,09& 70,098 0 0 () 0 0 0 0
642,671 1,610 64,107 0 576,954
. .~ þ..~,1
O~
.
.Iuran and Moody. 5/17;0 ~ at 10:53 AM TIF 4a.y.ls . TaxlncAnn
(';:/17/02 FRI 12:40 FAX 6123702935 .1&lliMJSK @02f;
EXHIBIT Y - Projecl ed Tax Implclct0.1arket Value Analysis 1m{~
...- ~-". . -. . .
.
Estimated Imp"cI on Of her Ta.xJng Jurisdictions
City of St~rJm 1.8.D.1I742
Sl JD t'ph Co~n!y Sl CJoud Other Tota!
Total TuxabkNIC 200li02 1,30~.995 65,286,936 42,56J ,399 NA (09,158,330
PioJÇ(.,".ed R(I:aiJi\~d NIC 61,940 61,940 61,940 61,940
Hypothetic¡¡l NewNTC 1,371,935 65,34S,876 42,623,339 NA
ExJslir;g Local Tax RaJe 20J ¡¡(;2 4-'5.0060/. 54 877% 17.0560/. 0.600% 118.539%
.Hypothetical Adj. Loç¡¡] Tax Rat¡ 43.929"1- 54.&25% !7.03Io/a 0.600% 1I6.3!5'»
Dttferwce 2.077~ O.052~'Ó 0.0250/. NA 2.15-4~-~
l-!YPolhæccl T",'(cs an Rctaind 1 rrc 21,210 33,959 10,549 !.jA
Sf¡lI~mellt I;
If ~~e p;-cj~ted Retain :d CaµhJcW N~~ TJIX Capa::it)' ofÚ".e TIF D:suict 'W8J hyt<>tkJcaJlY avai\abl~ 10 each of
ilia taxingjurjy, ictioD above, ti1e res~¡t would b~ a lower jocal tax rate (se, H)'pilth~tbli Adj~3led Tn.x Róte Roo\'e)
which W\Juld p;oduce he 3m~ amount aftaX~s !ûr e1!ch Hl.xingju;isJi~¡on. In ~uch i". ca.~, 'J!e 10181 local wr. rate
would decrease by 2.1 4% (see H)~ecical Ad). LoC<J1 Ttx Rate abuv¡¡j. The Ir)'pmhetical la:>( !tat th~
R.naj¡~ Caphired Ne Tax Ü1pacity of L~a TIf Distri;t wO\J.ld gCllernte is ¡Jso sbo.,.." above.
Stat.D1ent 2:
Since lhe proJected R! :aJncd Captured Net Tax. O~pacity of L~e 111' DistrCct is not aVliie~le 10 L'1e tß>::ng jUlisd;c:ions,
then th~re is no i'11pac on tlXP.s 1e1'jed or lucal tax n.~es.
(1) nx.abìe net lex. C !pllei!)' == total net tax capacity· cap(UrtD TIP.
(2) Th<' i!np<lct on th ~sr. taxir.gjurisdicÜons is negligibl-: sin:e they replesent only 0.51 % of the toUll2x me.
J JU1Utll f'r::senl .
Go J5S lax Value @
y~ In :rem,,"1 6.75%
] :Z0ù4 55,287 47,730
2 2005 n,423 59,379 I I
3 2005 7.3,423 55,625 Markel Value Acalys!$
4 20erl 73,423 52,JOr.
5 2008 73,423 48,81:; IP~'3!1t Vohe D~!e 07101/.12
6 2C09 73,423 45,726 ~ P~tJc.t Va.iue Rate (Gross mì 6.iS%
7 20]':1 73,423 42,835 l]nCTe~ in EM" With m District
8 ¡011 73,423 40,126 $3,209,5Ü0
9 Z012 73,423 :-7,589 Less: P.v oiGIOIs Tax1nçremrnt 429,931
10 20]3 I) 0
II 2014 (j 0 Subtol1l1 $2.779.569
12 2GI5 0 0) Le3s: Jncreast in EMV Without Tn' 0
13 20]6 0 0
14 20]7 0 a Difference 51,779,569
15 20J8 0 U
16 2019 0 0
17 2020 0 0
1& 202J 0 0 O~ þ.f\
19 2(Q? 0 0
;;0 2023 0 0
2J 2(,'24 0 0 L .~
:2 2025 0 0
23 :2026 0 0
24 2027 0 0
25 2028 0 0
26 2029 0 0
-
.., 2030 0 0
28 2031 0 0 -
-
642þ71 -429,931
,'limO elld Mcr..dy· 51n¡02 at 10.~ 3 AM ïlF <la.xls - MVA-Impact
~.
. May 31, 23002 MUNICIPAL
DEVELOPMENT GROUP, INC.
City Administrator Weyrens
Planning Commission
City of St. Joseph
PO Box 688
St. Joseph, MN 56374
Dear Planning Commissioners and Administrator Weyrens:
We have commenced the Comprehensive Planning Process and are pleased with- the input we have
received to date on the survey form. This process is anticipated to continue throughout June, 2002.
While individual interviews have not been scheduled with the Planning Commission, we are
interested in receiving your input. Enclosed is a blank survey for your use.
Also enclosed are the first three chapters of the Comprehensive Plan in draft form.
Chapter 1, which is the introduction, will be modified to incorporate comments from the survey,
neighborhood meetings and business meetings. This is provided at this time to provide a general
sense of the structure on which the Comprehensive Plan will be based.
Chapter 2 contains Community Characteristics and Setting. This includes a brief history of the city
and physical profile.
Chapter 3 contains demographic information from the US Census, State Demographers Office,
Minnesota Planning, City building permit records and MN Workforce Center. Additional information
. from the 1990 census and building permits will be incorporated. We would also like input from the
Planning Commission and other organizations on future population projections and land use needs.
These tables are included with basic information at this time. Input on the impact of annexation will
be added as the process continues.
The historical and statistical information in Chapters 1-3 will be a part of the information used, along
with Commissioner and organizational input, nE!ighborhood meetings and business meetings to
prepare future chapters.
At the Planning Commission meeting we would like to discuss the following:
1 . Overall process
2. Items the Commission would like input on at the neighborhood and business meetings
3. Dates for the neighborhood and business meetings; and
4. Review chapters 1-3 and discuss any additional information the Commission would like to
include.
If you have any questions prior to or after the meeting, please feel fee to contact us at: 952-758-7399
or e-mail: mdg(l4bevcomm.net.
(~2 regards,.~
I:-~
J nne Foust
Municipal Development Group Inc.
-
-
25562 Willow Lane. New Prague, MN 56071 . (952) 758-7399 . Fax (952) 758-3711 . rjfoust@bevcomm.net
.
~~---- .-- -~-_. ---_..-.----"-. "--------
CITY OF ST. JOSEPH
. BUSINESS LEADER AND AGENCYIORGANIZA TlON SURVEY
QUALITY OF LIFE
1. Please list what you think are the two best aspects of day-to-day life in St. Joseph or the two most positive
attributes of St Joseph?
(1 )
(2)
!
2. Please list what you believe are major challenges facing St. Joseph?
~
3. What is the one major change you have seen, if any, that has occurred in St. Joseph over the past 5 years?
4. What dO you see or would you like to see for the future of St. Joseph, over the next ten years? Please
. check/complete all that apply.
- A. Increased Growth at a fast pace
- B. Steady Growth
- C. No Major Changes
- D. Decrease population/business remain the same
- E. Other: Explain:
5. In your opinion, what should be the upper limit of the population in St. Joseph in 10 years? Why?
- 7,500
- 10,000
- 15,500
- 20,000
- Unlimited
Reason:
. What is the one major improvement that would make living in St. Joseph better for you?
6.
7. What, if anything can be done to keep young adults in our community or attract them back to the community
once they have completed their further education?
HOUSING
8. How would you describe the current condition of the existing housing stock in St. Joseph? .
EXCELLENT GOOD FAIR POOR
9. What type of housing do you feel is most needed in the City?
- Senior Assisted Living
- Senior Apartments
- Multiple-Family Rental I
- Condominium/Townhome
- Single-Family Housing
10. In your opinion, are there ample sites available within the City for the development of new housing (single &
multi family)? What areas in and around the community should be targeted for future housing
development? ~
YES NO
AREA(S) TO BE TARGETED:
TRANSPORTATION .
11. In your opinion, what is the physical condition of roads in the community?
EXCELLENT GOOD FAIR POOR
12. Is public transportation access and services being adequately met for all age groups?
YES NO UNCERTAIN
13. Would you use the metro bus if it were extended to St. Joseph? YES NO
Would you support a tax increase for metro bus service? YES NO
14. Are you aware of any existing or pending transportationltraffic hazards in the City that have not been
addressed, both motor and pedestrian? Where, describe. Are there particular times of the day/year when
traffic presents safety hazards? When and where?
15. Should the City require sidewalks in the following areas, please check all that apply?
_ Leading to educational facilities - Within all new subdivisions
_ Leading to parks - All of the areas listed
- In all recreational areas - None of the areas listed
.
PUBLIC UTILITIES
16. How would you rank the quality of the following public utility services:
. Poor Fair Averaqe Good Excellent
A. Water: - - - - -
B. Sewer: - - - - -
C. Storm Sewer/
Drainage - - - - -
D. Electric: - - - - -
E. Affordability: - - - - -
F. Reliability: - - - - -
G. Gas - - - -
H. Telephone - - - - -
I. Cable - - - ~ - -
J. Telecommunication
services: - - - - -
If rated fair or poor please describe problems with the utility or ways to improve:
.
17. On a scale of one to five (1- poor to 5 - excellent), how would you rank the following health care services in ~
the area, and why?
A. Hospital: _ (ranking) Reason:
8. Clinic(s): ~ (ranking) Reason:
C. Nursing Home: _(ranking) Reason:
D. Assisted Living Developments: _(ranking) Reason:
E. Other Professional Medical Services: _(ranking) Reason:
18. Are there health care services that are lacking in the community?
YES, please explain NO
ECONOMIC DEVELOPMENT
19. In your opinion what businesses/services would be a pleasant addition to the community?
. 20. Should the City promote and/or assist development which pays employees minimum wage (commercial and
retail businesses)?
YES NO UNDECIDED
26. Do you think the following groups have sufficient recreational opportunities in St. Joseph:
Yes No Undecided
A. Children ·
B. Teens
C. Adults
D. Seniors
E. Families
F. Tourists
27. What one major recreation improvement would you like to see made in St. Joseph during the next 3 years?
EDUCATION
28. On a scale of one to five (1- poor to 5 - excellent), how would you rank the following, and why?
A. Education Programs: _ (ranking) Reason: .
B. School Facilities: _ (ranking) Reason:
C. Other. _(ranking) Reason:
29. What one major improvement would you like to see made in the public school district in the next 3 years? ·
PUBLIC SERVICES (Churches, govt., social services, non-profits, other)
30. Are there adequate public services available in the community?
YES NO, Please explain
31. Are there any programs, services or resources that are not located in the community now that would be
beneficial?
LAND USE - lOCAL CONTROLS
32. In your opinion, what do you think is the overall condition of buildings in St Joseph?
EXCELLENT GOOD FAIR POOR
33. It is the basic premise of the community planning process and land use control, that these tools be utilized
to achieve orderty growth and protect adjacent private property owners. Understanding this, should the City
enact stronger.
A. Zoning/land use controls (lot size and coverage, set backs): YES NO UNDECIDED ·
B. Park & open space dedication rules for new housing developments: YES NO UNDECIDED
C. Housing & Rental Maintenance codes: YES NO UNDECIDED
D. Historic Preservation guidelines: YES NO UNDECIDED
E. Environmental controls: YES NO UNDECIDED
. F. Community aesthetics (signage, etc.): YES NO UNDECIDED
G. Other (specify):
ANNEXATION/STAGING GROWTH
34. In what area(s) should the City consider annexation?
35. Do you feel the current orderly annexation agreement is effective?
36. Do you think the City should limit the number of new building permits issued per year, as a part of a
controlled growth policy? YES NO
POLICY - ELECTED OFFICIALS - GENERAL GOVERNMENT
37. Do you feel you are informed about City Council decisions? YES NO UNDECIDED
38. How can the City provide better opportunities for input and participation (public access TV, open houses,
etc.)?
39. How involved are you in city policy and planning decisions?
-
VERY INVOLVED MODERATELY INVOLVED NOT INVOLVED
. Why or Why not?
40. Have you ever held a public elected or appointed office? YES NO
Why or Why not?
41. Do you feel community organizations work together?
YES NO UNDECIDED
42. Is local government responsive and are services provided equitably?
YES NO UNDECIDED
43. In your opinion, how well is St Joseph facilitating ethnic and racial diversity?
EXCELLENT GOOD FAIR POOR NA
OPTIONAL:
Signature:
. Business/Organization Name:
THANK YOU!
INTRODUCTION
.
I, Purpose
The City of St. Joseph Comprehensive Plan is a dynamic planning tool intended to guide the
future growth and development of the city. The Comprehensive Plan is based on local and
regional historical facts, trends, and governmental planning standards. This document presents
the Comprehensive Plan for St Joseph, Minnesota; reflective of the community planning process
conducted in the year 2002.
As a means of discerning, classifying, and analyzing historical information this inventory of
pertinent data has been compiled. The Comprehensive Plan identifies the type, amount, and
pattern of growth that has taken place within the City and utilizes this information for the planning
of future growth. Accordingly, the Comprehensive Plan provides a knowledge base for instituting
a hierarchy of policies that will assist the community in processing a variety of development
issues on a defined policy level. This information and policy base will allow decision-makers to
evaluate and guide proposals benefiting the residents of St. Joseph, and fulfilling the City's goals
and objectives.
II, Scope of Plan
This Comprehensive Plan encompasses eleven (11) general categories of information:
1. A review of the Characteristics of the Community which indicate the geographical
nature of the community in terms of a regional context along with an evaluation of the
physical aspects of the City such as soils information, topographical elements and
physical barriers to development .
2. A review of Demographic Characteristics and Trends contains historic and
projected population information as it relates to growth, age characteristics,
education, occupation, and income level.
3. A Housing Section evaluates the current housing stock, identifies housing
opportunities, establishes policies for future housing development and identifies
housing financing programs to achieve the goals established.
4. Land Use Section that includes elements which inventory existing land uses, identify
potential infill or redevelopment areas and evaluate future land use. This section
also categorizes the city into various land use districts for more detailed land use
planning.
5. A section on Transportation includes information on the current transportation
system; goals and pOlicies for future transportation planning and a transportation
plan.
6. A section pertaining to Sanitary Sewer Services. This includes historic wastewater
generation rates, the service area of the system, the system design and long-term
treatment facility and service strategies.
7. The Water Element section includes system information including water demand and
analysis, treatment and storage capacity and the system as it relates to historic and
future demand.
.
City of Sf. Joseph Comprehensive Plan, 2002 Tab 1 Page 1
8. A section on Municipal or Administrative Buildings and Public SelVices includes
. information relating to government, health care, churches and educational facilities.
9. The Parks, Trails and Recreation Section includes an inventory of existing park
and recreational amenities an analysis of future needs and policies relating to the
future parks, trails and other recreational offerings.
10. An Economic Development Section details Economic Development Authority policy
statements relative to Central Business District. Highway Commercial District,
Industrial and Housing growth.
11. An Implementation Section describes and summarizes local controls pertaining to
land use; the subdivision of land, and the City's Capital Improvement Plan process.
III, Methodology
This Comprehensive Plan is the product of several entities and systematic, ongoing, forward-
looking processes including:
· Distribution of a community survey to over 30 business and civic leaders and
one-to-one personal interviews with a majority of these participants;
· Gathering of historical data from the city, county, state and U.S. Census;
· Analysis of opportunities and constraints leading to the formation of goals
and objectives;
. · Review of City Ordinances;
· Public meetings providing perspectives from residential/business
communities;
· Review of previous Comprehensive Plan;
· Inventory of pertinent information, statistical data,and existing structures;
· Assistance from the City Engineer, the City Attorney and the City Building
Inspector.
· Input from City agencies/commissions, including the Economic Development
Authority, the Planning Commission, the Park Board, and the City Council;
and,
· City staff participation.
IV. Community's Unique Strengths and Opportunities
The City of St. Joseph residents and businesses were asked to identify the two best aspects of
day-to-day living in St. Joseph, or the two most positive attributes. Following are survey
responses:
- · Quality of life L- responses).
·
-
City ofSt. Joseph Comprehensive Plan, 2002 Tab 1 Page 2
·
· .
·
) percent of those surveyed indicated they would like to see growth in St.
Joseph over the next five years comments included: .... .
Survey participants indicated that over the past five years they have noted several major changes
within the community including but not limited to the increased housing construction, new
commercial and industrial development, annexation. . . . .
As the City continues to grow and change, residents and businesses believe the community will
be faced with a number of challenges or opportunities. Businesses and civic leaders identified
the following:
· Steady growth
· Affordable growth
·
·
·
·
·
· '.w.'
· .....
· .....
· .....
· .....
· ..... .
·
-
-
City of Sf. Joseph Comprehensive Plan, 2002 Tab 1 Page 3
COMMUNITY CHARACTERISTICS AND SETTING
.
The City of St. Joseph is located approximately eight (8) miles west of the regional trade center
St. Cloud between 1-94 and Stearns County Road 75. St. Joseph is approximately 70 miles
northwest of the Twins Cities Metropolitan Area. The City of St. Joseph incorporated in 1890.
Beautifully nestled in scenic central Minnesota, St. Joseph has a history as rich as the soils oUhe
low-lying hills and flat farmlands its German ancestors cultivated. St Joseph enjoys all the
amenities of a booming metro area (St. Cloud) while retaining its genuine small town character
and friendliness. As in integral part of one of the state's fastest growing areas, St. Joseph
features a healthy economy and steady growth.
St. Joseph is situated in west central Stearn's County and includes approximately ____ square
miles of land with a population of 5,074 within its corporate limits. Important traffic corridors in the
City include 1-94 and Steams County Road 75. Steams County is the seventh most populous
county in the state. Figure 1-1 indicates the location of St. Joseph in a regional context.
Figure 1-1:
Regional Context Map
St. Joseph
Square miles:
Population: 5,074
. Households: 1,120
~ :- IlJ
I. History
The St. Joseph area features rolling hills, occasional pockets of wetlands and plentiful flat lands.
History reveals the area was initially home to Ojibwa and Dakota Native Americans who relied on
the abundant fish and wildlife found in and around the area. St. Joseph, due to its proximity to
the Mississippi River was included in many explorers' travels. The first immigrants, many of them
German Catholics began arriving in the mid-1850's. Wheat and other cash crops thrived in the
area's rich soil bringing more settlers by the beginning of the 1900'5. Since the height of the
agricultural era, diversifying commercial opportunities have become increasingly important
Within a five-minute drive from St. Joseph an array of sites and recreational activities abound
including many lakes, ponds, streams, parks and trails. Education is also one of St. Joseph's
hallmarks. Founded by Benedictine religious communities, the College of St Benedict is located
within the community. The ecclesiastical community features several historical sites. Table 1-1
includes a listing of places within St. Joseph which are included on the National Register of
Historic Places.
.
City St Joseph Comprehensive Plan 2002 Tab 2 Page 1
TABLE 1-1
NATIONAL REGISTER OF HIST~~C PLACESWITHIN ST. JOSEPH .
Building/location Addressor Description ¡City YearListed
St. B~nedi~t~s covent College Avenue and Minnesota lìSt~ Joseph "1989-03:26 I
¡and College Historic ¡Street
District
_.~ ._. ._ ____ _____.u _ _~__ _ _ 0__'_. ____H._ ____'_ __ n_____ '_' ____u ___
Ig:~~nc:f~L_~os~~h~ n t~in~e~~tan~~ and ~~I~ge_~v~. ~tJOS_ePht ~~2-~-15
- _ First State Bank 23 Minnesota Street West JSt. Joseph 11982-04-15
II. Physical Profile Summary
Mild variations in City topography allow for a diverse array of development possibilities and
options. A topographical survey indicates Sl Joseph's terrain is generally flat and conducive to
urban development interspersed with areas of inbinsic natural value, including wetland
communities and tree stands. These areas are of unique value to the community and function
best if allowed to exist in a natural state or exist with limitations on development such that they
will not be urbanized or irrevocably altered. Following are and inventory of topography, wetlands,
surface/ground waters, geology/soil types and woodland/vegetation. Overall, the physical
features of the City provide character to the area adding substantially to the quality of life in St.
Joseph.
A. Topography,
The following map, as created by the Minnesota Department of Natural Resources, indicates .
topography within the St. Joseph area features very mild fluctuations in elevation from about
1060 to 1140 feet above sea level. The relatively level geography makes the area conducive
to urban development
.
City St. Joseph Comprehensive Plan 2002 Tab 2 Page 2
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B. Surface/Ground Waters,
a, Surface Waters, .
The DNR's Public Water Inventory classifies the South Fork of the Watab River
as a Tributary River. The South Fork Watab River classification indicates
f100dplain protection measures are mandatory.
Several wetlands in close proximity to St Joseph Township have been declared
protected. The wetlands that exist are primarily shrub swamps, with some
marshy wetlands and basin wetlands. Wetlands have historically been regarded
as obstacles to development rather than areas of intrinsic value. However, it is
now generally accepted that wetlands are valuable for storing essential surface
waters, stabilizing surface waters to minimize the danger of droughts or floods
and supporting wildlife habitat. Wetlands are also the primary method of
recharging aquifers ensuring a continued supply of water. Wetlands also cleanse
and purify surface water by removing nutrients and other contaminants from
storm water runoff.
The Army Corps of Engineers and the Department of Natural Resources are
ultimately responsible for the overall protection of wetlands, however the Sauk
River Watershed District is the local governmental unit responsible for
implementing wetland protection measures. Wetlands identified in the St
Joseph are included in the topographical map. The Flood Emergency
Management Association (FEMA) has issued a flood hazard boundary map for
the St. Joseph area. Flood plain standards should be adopted for the affected
areas.
b, Ground Waters, .
Insert additional information regarding surficial and confined aquifers and
groundwater quality (i.e. high in iron and manganese). Glaciation left behind
buried sand and gravel areas below ground level. The deposits range in depth
from 10 - 110 feet and form areas of generally low relief. These deposits are
often the location of groundwater used for domestic purposes. The groundwater
in the area is generally thought to be good in quality and free from pesticide
nutrient contamination.
C, Soils.
Soils are the basic resource upon which all terresbial life depends. Many of the
environmental decisions about using a resource are based on the kind of soil and the ability
of the soil to support that resource use. The characteristics of the soils in the St. Joseph area
are examined in order to make proper decisions on the use of the land and to protect the
natural environment. Existing soils in the City have been principally responsible for the areas
historical agricultural success. However, existing soil conditions may impose limitations or
increased sensitivity to urban development Such limitations include but are not limited to
erosion, drainage and water quality issues.
Several factors including climate, slope/aspect of the land, soil organisms and existing
materials produce soil; however, the color, texture (number of various size particles, such as
sand silt, and clay), and chemical makeup of the soil are closely related to the color, texture,
and chemistry of the parent material. Between ten and twenty thousand years ago,
Minnesota was largely covered with glaciers. The materials deposited through the direct and .
indirect action of the glaciers provide the parent material for soils. As indicated in the
City St. Joseph Comprehensive Plan 2002 Tab 2 Page4
following map, assembled by the University of Minnesota, parent materials in and around the
I. St Joseph area deposited by receding glaciers consist of glacial till (accumulations of
unsorted, unstratified mixtures of clay, silt, sand, gravel and boulders) and outwash
sediments (sand and gravel washed out of a glacier and deposited by meltwater streams).
. Tm /Bedrock
~ Loess
. L<lcustrine
IB Ouh/<lsh
o Till .
.
To understand and communicate about soils, a standard system of classes or categories was
developed. These classes are based on the presence or absence of certain soil properties.
Soils can also be categorized by their location (northern versus southern soils), the kind of
vegetation growing on them (forest soils versus prairie soils), their topographic position
(hilltop soils versus valley soils), or other distinguishing features. The system used to classify
soils based on their properties is called Soil Taxonomy and was developed by the U.S.
Department of Agriculture, with the help of soil scientists in universities throughout the
country.
In Soil Taxonomy, all soils are arranged into one of twelve major units, or soil orders. The
twelve orders are defined largely on the basis of having certain kinds of diagnostic horizons
or diagnostic materials. These orders are further broken down into suborders, great groups,
subgroups, families, and series. Suborders within a soil order are separated on the basis of
important soil properties that influence soil development and plant growth. The most
important property is how wet the soil is throughout the year.
As depicted in the proceeding map created by the University of Minnesota Extension Agency,
the classification of soils within the St. Joseph area can be generally classified as being of
either Alfisols order and Udalfs suborder or of the Entisols order and the Psamments
suborder.
.
City 81. Joseph Comprehensive Plan 2002 Tab 2 Page 5
Soil Suborders of Minnesota .,
Soli Survey Staff. D. Grigar, J. Anderson, T. Cooper
Minnesota Agrk:ulturBI Experiment Station
in cooperatiQtl with the USDA Forest Service
and SoU Conservation Service
Digital Cartography by J, Bell. P. Cameron, and J. Nelson
Soit and Landscape Analysis Laboratory
"
t\
Soil Suborder Legend
C-= Aqualfs
~ Udalfs .
_ Udo!!s
_ U8tolls
_ Aquolls
f.L Aquepts
~f'~ Udepts
=~= Aquents
.. Orthenl$
ì···· Psamments
_ Orthods
_ Hemists
_ Aquerts
_ Water
Alfisols Order: This order covers a large land area in Minnesota, part of which is now
cultivated and part forested. AIf is the formative element and is coined from a soil term
pedalfer. Pedalfers were identified in the 1930s as soils of the eastern part of the United
States which, had an accumulation of aluminum and iron. The alf refers to the chemical
symbols for aluminum (AJ) and iron (Fe). Alfisols are primarily fertile soils of the forest, formed
in loamy or clayey material. The surface layer of soil, usually light gray or brown, has less .
City St Joseph Comprehensive Plan 2002 Tab 2 Page 6
clay in it than .does the subsoil. These soils are usually moist during the summer, although
. they may dry during occasional droughts.
The Alfisols suborder Udalfs are soils of the forests. Where not cleared for cultivation, they
support hardwood forests. Those in the south-central part of the state support forests
dominated by sugar maple and basswood, while those in the southeast support forests
dominated by oak and some hickories.
EntisoJs Order: Soils of this order occur throughout Minnesota. The formative element here
is ent which refers to recent soil. Soils developed in recent river bottom alluvium and sandy
soils where the parent materials consist of weather-resistant quartz are typical of this soil
order. Because of insufficient time or material resistant to weathering, soil properties change
very little with depth.
The Entisols suborder Psamments are sandy soils. The formative element, the Greek word
psammos, means sand, and refers to their dominant property. These soils, occurring both in
the forested and prairie areas of the state, are predominantly formed from quartz sand. These
sand grains weather very slowly, so that the result of soil formation is simply a sandy soil with
little sign of development In forested areas, these soils support jack pine and oak forests.
Toward the south and west, grasses are common beneath the trees. Many of these soils are
now irrigated and are very productive for a variety of agricultural crops.
D. Woodlands and Vegetation
According to the Minnesota Department of Natural Resources, irregular topography and the
presence of lakes and wetlands in the central Minnesota area provided a partial barrier to fire,
resulting in pre-settlement vegetation of predominantly woodlands and forests rather than
. prairie vegetation. Along the prairie boundary was a mosaic of tallgrass prairie, aspen-oak
land and oak openings or savanna. Mixed forests of oaks, sugar maple, basswood and other
hardwoods are found in the St. Joseph area along with tallgrass prairie, which grew on the
level terrains within the area. Today these natural forests and prairie grasses are found in
- areas that are typically not well suited for either agricultural or urban uses. The Partch
Woods Scientific and Natural Area ·Iocated four and a half miles north of St. Joseph on
County Road 3 provides a living example of a maple and basswood forest
.
City Sl Joseph Comprehensive Plan 2002 Tab 2 Page 7
DEMOGRAPHIC TRENDS & ASSUMPTIONS ·
In order to analyze future housing, park and recreation, governmental, utility and transportation needs of
the city it is important to review historic trends which have occurred and develop assumptions for the
future growth of the community. Population projections, land use and housing needs are dependent upon
a number of factors including numerous which are outside of the city's control, however projections are
necessary in order to assist the city in its long range planning for appropriate infrastructure and services
and funding of those items. The Information contained in this Chapter has been obtained through
statistical data released by the United States Census Bureau, the State Demographer's Office, Steams
County and City of St Joseph historical and current trend analysis, including building permit activity.
I. Social Profile Summary
· The U.S. Census Bureau calculated a City of St Joseph population of 4,681 in 2000 (1,120
households) an increase from 3,349 in 1990, representing a 39.8% increase over the ten-year
period.
· The average household size in 2000 was 2.74 (2.69 persons per owner-occupied household and
2.87 persons per renter-occupied household), slightly lower than the 1990 Census calculation of
_ persons per household and _ persons per household in 1980. The average household
sizes in St. Joseph Township were 2.90, Stearns County 2.64 and Minnesota 2.52.
· City building permit activity trend analysis illustrates a fluctuation in the number of new single-
family residential units constructed annually over the past five years, with significant increases in
2001 and 2002. This may be related to construction occurring in newly annexed areas as well as
the growth throughout Steams County. ·
· Age distribution stati?tics indicate the City of St Joseph has a comparatively young populace, with
a median age of 21.8 years (2000 Census). This compared to a St. Joseph Township median age
of 32.8 and county median age of 31.6 years. The largest age groups in St Joseph are the 20 to
24 years and 15 to 19 years at 29.2% and 18.0% of the total population respectively. The
median age in the U.S. in 2000 was 35.3 years which was very similar to Minnesota's median
age at 35.4 years. Steams County had the fourth youngest median age in the state in 2000,
following Blue Earth (29.9), Sherburne (31.4) and Beltrami (31.5). The presence of the College of
St. Benedict impacts the median age greatly as the Admissions Office reported a 2001 enrollment
of 2000 students with an estimated 81 % living on campus and a majority of their students
considered "traditional students" or those enrolling immediately following completion of high
school.
· 2000 Census information identifies a gender distribution of 68.3% female to 31.7% male,
illustrating a much higher female to male ratio than the county (49.7% to 50.3%), state (50.5% to
49.5% and nation (50.9% to 49.1%). This is due to the presence of the College of St. Benedicts
within the city.
· 2000 Census household profile information reports 408 non-family households (36.4%) and 712
family households (63.6%). _% of the households in Steams County are family
households and _% are non-family households, 73.8% of the housing units in Stearns
County are owner-occupied. This is similar to the City of St. Joseph where 73.1 % of the housing
units are owner-occupied.
· The Minnesota Work Force Center estimated 80,159 people in the labor force in Steams County
in 2001, with 76,980 employed, resulting in a 4% unemployment rate. During this same time ·
City of 81. Joseph Comprehensive Plan, 2002 Chapter 3, Page 1
period Minnesota had an· unemployment rate of 5.7% and the United States unemployment rate
. was 4.8%.
. The 1990 Census and Minnesota Department of Economic Security estimates a 21.21 % increase
in projected employment for Steams County for the period 1990-2020, with the largest
percentage growth occurring in the 65+ years labor pool (137.73%) and 45-64 year old category
(87.09%), as well as with additional females entering the labor force.
. The Housing and Urban Development (HUD) Section 8 Income Guidelines places the 2002
Median Family Income in St. Cloud area at $56,300. The median household money income
(1997 model based estimate) was $38,806 in Stearns County and $41,591 in Minnesota (U.S.
Census Bureau).
II. Population Growth - Historical & Future Projections
Census data demonstrates a continued increase in St Joseph's population over the past 40 years. The
following table illustrates growth trends in St Joseph as compared to St. Joseph Township and the County
as a whole.
TABLE 3-1
HISTORICAL POPULATION COMPARISON
City of % StJoseph % Steams %
Year StJoseph Change Township Change County Change
1970 1,786 1,922 95,400 18.7%
. 1980 2,994 67.6% 2,916 51.7% 108,161 13.4%
1990 3,294 10.0% 2,567 -12.0% 118,791 9.8%
2000 4,681 42.1% - 2,449 -4.8% 133,166 12.0%
Source: U.S. Census: Minnesota State Demographer's Office
St Joseph experienced significant growth between 1970 and1980 (67.7% increase). The growth slowed
between 1980 and 1990 and again increased between 1990 to 2000. The trend for slower growth
between 1980 and 1990 also occurred in Steams County. The chart and Table 3-2, below, illustrate that
while the city and county are both growing in population, the population of St Joseph as a percent of the
total county population has been increasing over the past thirty years from 1.87% to 3.52%. St. Joseph
Township has been decreasing in population since 1980.
Population Changes -St. Joseph TABLE 3-2
and Stearns Co.
140,000 Year City of Steams % of County
c 120,000 St, Joseph Coun
.5! 100,000 ~Cityof
E 80,000 1960 80,345
::s 60,000 _Steams
Co 40,000 ,...., ~þ~;';i~~~W,W#f~f_*;::,i .'.;'.':i? 1970 1,786 95,400 1.87%
0 .__'~~~.~ ~o, ¡. ~~~/~~:;'o ,;;: ~:,è-:)ìé <ft -.>.:"
tL 20,000
~:" ;"_,<,;,~._._",;:;,/~:.;-_~_,:,;~':~" Ù'.. 1980 2,994 108,161 . 2.77%
-
'i;)<;:' fò<;:' !:)<;:, 1990 3,294 118,791 2.77%
"C!J "q¡ ~ 2000 4,681 133,166 3.52%
Year
.
City of St. Joseph Comprehensive Plan, 2002 Chapter 3, Page 2
As indicated in the following Table 3-3, the State Demographers Office estimated the population of
Steams County to increase 8.2% over the next 20 years or from 133,166 (the 2000 Census population) to .
a 2020 estimated population of 144,050. These projections were completed in 1998 by the MN State
Demographic Center, MN Planning. Please note the actual 2000 census figures were slightly below the
2000 projections. It is important to note the significant increase in population in the 50+-year-old groups
and significant decreases in the 0-19 year old age groups. The projected aging of the population will
require changes in the types of housing available, public transportation and recreational opportunities.
TABLE 3-3
STEARNS COUNTY: POPULATION PROJECTIONS BY AGE GROUP
'~!;;;~-~~~.tY~P~i~~~~,.~~~95-202~-·~_u, ...--.-~-~...==:.- '~'-:~~.'-':.-:':-. ..~_~-:.u.-~. u_u~..~._::.:.-.
IMinnesota State Demographic Center, Minnesota Planning, June 1998 .
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!50-54 !Femalel 2,7151 3,2801 4,0504~820 I 4,940 ¡ 4,260! 3,600 i
-- ..' .'-" --. .....u.__.. ... -- .. ",. . . . '.. . 1
j55-59!¥ale . I __ 2,3801 2,6201 3,130 4,160 I 4,730! 4,830! 4,300 I .
City of St. Joseph Comprehensive Plan, 2002 Chapter 3, Page 3
· ii~~ti~~eiF==2.~OS¡L-_2'~§L_~.~O,t~f~f 4~~o;r~~4.91_r -~.23Ò
iI60:?.i¡~~~__J.. 2,~oH. 2,25QIL .. 2~?00jL ._ 2,9~oH _....._.~!~?9¡L.._. ~,§10iL...._..~,6101
¡160-64!~f!1al~11_.___~J}-º!L_._~,28ºJL 2!6§ºJI_.__~!~º~L......_~_,.~40¡L.. ___.4,.66.911.. . ._~,7~.º¡
!1~5-6~!I!Y1~le H.. 1,9051'-_... ~ß60JI.. __2,06.9JI ._.2,300.:1 ..~!7'!o.JI.. .. ~,.6.50¡1. .. 4!.1.?9J
!~~:?~n~~n:!~~¡L___~,06º¡L.._?.¡01..º¡L__ ?,160jL 2,~?ºIL.. 3,030.11. . _3~!~0.!L 4,~.3ºJ
¡170-74JIMa!e '. il. 1,58qJl.. 1!64o.JI . _ _1,~1.Q]1 _ ~,78o.jL. ~,0.00¡[.. ..___~.!.3~Ojl ~,!~o.l
ilzº~!.~IFe_m~lIe!L.._ 1 !~~L__1,89ºil 1,850.JI .1,~~_º11 _ ?.'3~0!L._ 2!8º.QiL .. 3,~§ºj
!1!5-!~HMale:_t...___1,2.§.?JL___l!.?60!L..!!31Q] .__ 1,30..011. ._. 1,440]1.. .. 1!~:?0¡1.._. 1,~4ºj
!17~IFema.!~I.. _1,60~¡L 1,6~ºJI ),6~OJL.. ~"~~ºIl 1,76011...._ 2,º..~ºt.. __~,480¡
¡1~0-8~J~ale 11_____ 740iL___...!ªºil___. . 89ºjL____.~!º¡I._.__9ª_ºiL .. _1-,-º~º¡1 _!"_!~'º!
!1~0-8~JIFemal~1 . 1,1º9jl...1,~~oJL 1,30gJL . 1,3?0j _..._ 1!_~.~0¡1_.1,~oJL __.!!_68Q¡
¡@~+ .J1!Y1~le __ ¡1...____......_..5_º~L__..._....zº_ºL_. ª90¡1. ___~ª.9!I_._.1,06.-ºjL_ .~,O~OJI. _._._~}_~.~º!
!1~5+_jIFemale:1 1,07111. 1,330JL. 1,69011 _. 1J. 770JI....1,89..QIL... .. 1.!9~º¡L ._.?.,o.~º!
Note: Due to rounding, the number of people in age groups by year may not add up to the total.
The 1995 data is a U.S. Census Bureau estimate that was used to create the population projections
through 2025.
III. Household Growth
Various data sources can be reviewed to provide a profile of the households in St Joseph. The State
. Demographer's Office, 1990 and 2000 census data indicates the number of households within the City
increased 47% over the past decade from 759 in 1990 to 1,120 in 2000.
The City's average_household size decreased from _ persons per household in 1990 to an average of
2.74 persons per household in 2000. Steams County had an average of 2.64 persons per household in
2000.
A Comprehensive Housing Study for Stearns County- City of St Joseph was completed in
by . The study indicates a _% vacancy in the city's _market rate rental units, a_%
vacancy in the _ subsidized rental units in the City and _ % vacancy in the tax credit segment of
rental housing.
Residential new construction and remodeling has fluctuated over the past five years with drastic
increases over the past two years. The following table includes residential construction for new single-
family and multi-family buildings as well as remodeling projects for the past five years. A total of 199 new
single-family residential units were constructed between 1996 and 2001.
TABLE 3-4
RESIDENTIAL BUILDING PERMITS 1995-2000
~~m # # # # # #
Construction 1995 1996 1997 1998 1999 2000
Single-F amily
(new)
Single-Family
( remodel)
. Multi-Family
buildings (new)
City of St. Joseph Comprehensive Plan, 2002 Chapter 3, Page 4
1¥~:I~:~ilY I I I I I I I .
Source: City of St Joseph Building Pennits
The following Table 3-5 illustrates the construction of single-family housing since 1992 along with their
construction values. The average value per home has increased steadily over the past ten years with the
exception of fluctuating values in 1997, 1998 and 1999.
TABLE 3-5
SINGLE-FAMILY HOUSING CONSTRUCTION SUMMARY
Year Number Total Value Average Value Per
Home
1992 23 1,386,500 60,283
1993 33 2,059,085 62,397
1994 24 1,723,826 71,826
1995 22 1,674,080 76,095
1996 29 2,287,831 78,891
1997 35 4,171,000 119,171
1998 20 1,926,000 96,300
1999 38 3,131,000 82,395
2000 23 2,361,120 102,657
2001 54 6,040,500 111,861 .
2002 (to May 20 2,641,000 132,052
20j
AVERAGE 20 2,641,000 132,052
(excludes
2002)
TOTAL 321 29,401,942 _
. Source: City of S1. Joseph Building Penn it Records
Continued household growth within the City is expected over the next two decades. As indicated in the
following table, the State Demographer's Office anticipates the number of households within Steams
County to increase from 43,500 households to 51,040 or 17.3% over the next 20 years, with the largest
increase in the number of individuals 65+ years old, living alone (a 74.39% increase).
TABLE 3-6
STEARNS COUNTY HOUSEHOLD PROJECTIONS
ì ~#~~¿î~W~;®~ @j~[fi~g;"Hjjl<fj\~~~~ij~I;'¥i~I~':li;~~:;'I'/x~1g,'!li;20~Ó'{' j{:~:;1
,. " I ¡
! Married-Couple I .1 ¡ I ! I I ! ¡
I H h Id I 23,736. 24,350 I 24,900. 25,660¡ 26,490 I 27,460, 28,170 I 18.68;
¡ ouse 0 s I I I ! : I ~ ,
J _. .___. _ ...__ _ .~_ -. . -1_. 1 I ¡ ¡ I . !
'I' Married Couples " I I ¡ I I ! ; ¡.
Iwith~~ildren .... ..... 12,9491 13,220 I 13,0101 12,580, 12,150 I 12,030 I 12,020 i -7.171
City of S1. Joseph Comprehensive Plan, 2002 Chapter 3, Page 5
. r=~~;-~--r-~~03~L ~T -~~I-~;~r-;.:;-r-'~~4~~r~:~r-':~~1
'--...__...___.~~___, ..______.___ ___._ .._______.~. _______. _.__________... .____.____._. _..n_.___.____ ._....h._.___....
II Ot~er Families with II 2337 ¡L 2480 II 2550!l 2670 1 .. 2760 II 2850 II 2950 '1 26.23 !
¡ Children i'!' ¡ , ! .' ¡ , ! ' ¡ '! ¡
; '~___·k____~__~ I_~___~_ _, _ _ _" ._ ... þ. .. _ '"' .'____ _,. . ._. .__ ____ ._ ~~~~___
!~ale Householder ¡[ 46811 500 i[ .. 520 :1 55011 560 il 580 :1 590 ![ 26.071
i ·'·~--'--~RGr=1GG~~C'-·.
¡ Female ! '.. ¡ , ; ! , ; ;
¡ H eholder ¡ 1,869 ¡ 1,980 ¡ 2,030 i 2,120 ¡ 2,190:" 2,280 I 2,350 ¡ 25.74 !
I'~;'--'-¡r::î ,. .. t~:Jr=t::~ ··-t~:JG
! Households,Living ¡ 8,558 ¡ 9,190! 9,870 i 10,600 ¡ 11,340 I 12,070 I 12,870 i 50.39 ¡
. Alone . , , , , , ; , ..
~ ¡! 1 ¡ } j j ¡ ¡
,. _ _~__~_________,,_~... _. __ _~~_.~_~__< ___~~_v._~þ__ _~_____...__._ __.________-' .~___, _~_~n_ ..~,__.._._._J .___.__ ..._,____~. ___~_~~_..___'_._~...._
I Uv;ng Alone, 65+ il 3624 [I 4010 [I 4330 II 4630!1 4950 II 5490 II 6320 II 74.391
~ Years Old ¡' ¡ , 1 I I ' i r ~ _ I 1 '{ !
r;;';;~~No';;~~;~--f-- 3 ~2 f 3 61~f--:~~{ ~:~T~6;~r'~~~~!I:~1~il-~:~~1
¡ Households :':' ¡ , :.. , ¡ , ; , ! '¡ ,
~ .........__.____~_.__._____._~,_J _____._~_~¡ ~~__~._~~j. _____________.! ____~___i __~..~.~__~_._~¡ ~___n___.____i _.______.__...___.__j ~h_.,__..____J
I. TOTAL 11 39'776jl 4~,5_30 JI. 43,50~ II 45_:74~¡1 ~~,_7~O 11.._ ~9~54~¡1. .=~,04°.I1 _0 28:~2j
! HOUSEHOLDS
~-- n
Source: MN State Demographer's Office: 1990 Census
IV. City of St Joseph Population and Household Projection Assumptions
It is understood the nature of the City's future with respect to housing, retail, commercial, and industrial
. market potentials depends to a great extent on the population growth that may take place in the coming
years. As such, the confidence with which future market situations .may be assessed is closely related to
the quality of the population projections employed. A second consideration of significance is the
development of a viable approach to the provision of municipal services. In administering the
construction of these nincreasingly costly systems, the City must constantly anticipate, if not control, the
amount and location of their demand. Failure to maintain a managed approach would be fiscally
irresponsible and could put the City in jeopardy of engaging a trade-off.. between environmental quality
and financial solvency.
The role that population projections play in all of these areas is central. As such, the provision of high
quality projections has been a basic aim for this report and for support of municipal service policy
development.
Projections of population and households in St Joseph were developed on the basis of an analysis of
local and regional trends and policies, and through the application of economic and demographic
principals, with emphasis on the detailed profile of the City developed in this planning inventory. Specific
data applied to the projections were the rate of residential building permits issued since 1992, trends in
city, township and county growth, and potential annexation of developed and undeveloped adjacent
property.
Three methods of analyzing historic population trends (U.S. Census Data) to develop future projections
were utilized. These include the "Top Down" method, the" Linear Model" and the "Exponential Model".
The Top Down method calculates the city's population as a percentage of the county's population. As
illustrated in Table 3-2, the city's percentage of the county population has been increasing overthe past
30 years, at an average annual rate of .054%. While both the city and county populations are increasing,
the pace of development within St. Joseph has been faster than the rate in the county resulting in an
increased city to county growth ratio. The City of St. Joseph and St. Joseph Township currently have a
. joint annexation agreement, which could significantly change the city's population as a percent of the
county's population. The increase in population due to annexation should be included in future
City of St. Joseph Comprehensive Plan, 2002 Chapter 3, Page 6
projections. Table 3-7 illustrates historical trends and population projections based on the Top Down ·
method.
TABLE 3-7
HISTORICAL AND PROJECTED POPULATION PROJECTIONS - TOP DOWN METHOD
The Lineal Method of forecasting future growth within the city was also completed. The Lineal Method
assumes that the historical rate of growth (percentage change) will continue in the future. The City of St
Joseph's population increased an average of .54% per year over that past 30 years and at an average
rate of .42% per year over the past 10 years. Table 3-8 not only takes into account the historic growth in
the city, but in St. Joseph township and Steams county as well. Again, a lineal approach alone cannot be
used without analyzing the impact that annexation of already developed land in the township will have on
the future population.
TABLE 3-8 ·
POPULATION TRENDS AND FORECASTS- LINEAL MODEL
ity of St. Joseph 4,681
% Growth Annual 4.210/.
Estimate population wI 4,681
30 yr. Ave growth rate 5.400/.
+Plus # of from
nnexations
Total Forecast with
nexation Po ulation
Steams Coun 108,161 118,791
% Growth Annua 1.34% 0.980/.
Estimated population w
30yr ave. growth rat
StateDemographers. ·
Estímate(comleteci in 1998
City of 81. Joseph Comprehensive Plan, 2002 Chapter 3, Page 7
· Finally, the Exponential Model of forecasting future population was used. The Exponential Model
incorporates the historical average number of residents per decade and utilizes this number increase to
calculate future population. Analyses of historic average increases over the past 10 years and past 30
years were completed. Due to the significant fluctuations, the 30-year trend was used to calculate the
total forecast with annexation.
TABLE 3-9
EXPONENTIAL METHOD OF POPULATION FORECASTS
eo raphical Area
¡ty of St Joseph
Ave. Annual Absolute change
Estimate population wI
30 Yr average Absolute Change
+Plus # of from Annexations
·
A summary of the three methods of forecasting population is illustrated in Table 3-10, along with
projected households and residential land use needs. Table 3-10 does not take into account the
additional population and households resulting in the possible annexation of already development land in
the townships, as those areas would not require additional raw land for development. Population
projections and households with the potential annexation are illustrated in Table 3-11.
TABLE 3-10
SUMMARY OF POPULATION PROJECTIONS, HOUSEHOLD GROWTH
AND RESIDENTIAL LAND DEMAND
Method of Calculating Population Projection Added 30%
To Down lineal nential Avera e Roads Etc,
4,681 4,681 4,681 4,681
5,351 5,667 5,375 5,464 73 95.12
6,021 6,860 6,068 6,316 94 122.09
6,674 8,304 6,762 7,246 102 133.23
2020 7,289 10,052 7,455 8,265 112 145.97
"'Projected households= Population - 2000 students/2.5
"'Projected household size = 2.50
· "'Average lot size (sq. ft) = 12,000
City of St. Joseph Comprehensive Plan, 2002 Chapter 3, Page 8
TABLE 3-11 ·
SUMMARY OF POPULATION PROJECTIONS, HOUSEHOLD GROWTH
AND RESIDENTIAL LAND DEMAND WITH ANNEXATION POPULATION INCLUDED
Method of Calculating Population Projection *Projected
Number of
Year Top Down Lineal Exponential Average Households
2000
2005
2010
2015
2020
"Projected household size = 2.50 """2000 Actual
V, St Joseph Population Characteristics
While only 2.8% of Minnesotans did not live in households in 2000, 34.5% of St. Joseph residents did not
live in households. A majority of these lived in "non-institutionalized housing" or apartments and
dormitories at the College of St. Benedicts, while 0.5% lived in nursing home facilities.
Of the 1,120 households, the U. S. Census data indicates a higher percent of family households (63.6%)
than non-family households (36.4%) within the City of St Joseph.
TABLE 3-12
HOUSEHOLDS - ST JOSEPH AND GREATER ST JOSEPH AREA ·
AREA FAMILY NON-FAMILY TOTAL
HOUSEHOLDS HOUSEHOLDS
City of St Joseph 712 408 1,120
5t Joseph Township 637 208 845
Total 5t Joseph/Greater 5t Joseph Area 1349 616 1,965
Source: 2000 Census, Minnesota State Demographer's Office
The unusually high number of non-family households may be attributed to a large student population and
the migration of single adults to the community for employment opportunities in the area. According to
the 2000 Census, of the 408 non-family households, 238 (58.3%) of these are householders living alone.
As depicted in the following Table, 2000 statistics indicate 540 or 48.2% of all households and 75.8% of
all familv households consist of married couple households. Children 18 years and under reside in 38.2%
of all family households. In the state of Minnesota, in 2000, 53.7% of all households were married
couples, a decrease from 57.2% in 1990.
TABLE 3-13
2000 FAMILIES BY PRESENCE OF CHILDREN & FAMILY TYPE
CITY OF ST, JOSEPH
Family Type Number of Families
Total Households 1,120
Total Family Households 712 ·
Total Family Households with 398
City of St. Joseph Comprehensive Plan, 2002 Chapter 3, Page 9
· . children under 18 years old (55.9% of all Family Households)
Married Couple-Family Household 540
With and without children (75.8% of all Family Households)
Married Couple-Family Household 272
with children under 18 years old (50.4% of Married Couple-Family
Households and 38.2% of all Family
Households)
Female householder, no husband 98
present with children under 18 (13.8% of all Family Households)
years old
Comparative analysis based on the 2000 Census indicates age distributions within the City are younger
than Steams County. The majority of St Joseph's population is concentrated between the ages of 20 and
44. Table 3-14 indicates population age group characteristics.
TABLE 3-14
ST JOSEPH AGE GROUP DISTRIBUTION
Age 1980 Percent 1990 Percent Age Group 2000 Percent
Group Population Population Re-cateaorized Population
Under 9 Under 9 327 8.9
10-19 10-19 1078 23
20-29 20-24 1368 29.2
30-39 25-34 472 10.1
40-49 35-44 457 9.8
45-54 286 6.1
· 50-59 55-59 101 2.2
60-69 60-64 _ 101 2.2
70+ 65-74 204 4.4
75-84 142- 3.0
85+ 55 1.2
Total 4;591 100.1
Source: U.S. Census
From 1980 through 2000, the size of the and year old age groups . with a
2000 median age of 21.8 years. As the age diversity of the population changes so do demands for
various community services as well as all types of life-cycle housing from rental units and starter homes
to move-up homes.
As defined in the latest Census, in 2000 there were 1,715 more females (68.3% of the population) than
males (31.7% of the population). residing in St Joseph. The distribution ratio is similar to that defined in
the 1990 Census. The female/male population discrepancy is attributed to the existence of the College
of St. Benedicts, which has only female students. The Admissions Office indicated that the enrollment for
2001 was 2000. While the College of St. John's (men's college) is in close proximity to the City, the
college has indicated that approximately 82% of its students live on-campus while the remaining 18%
may reside in the City of St. Joseph or in neighboring areas.
Current enrollment indicates an estimated _ students enrolled in School District 742, which now
includes the communities of 5t Joseph, Waite Park, 5t, Cloud and surrounding area. Educational
facilities within the city include: . School District 742
reports a _% graduation rate and _% attendance rate, both state averages.
·
City of St. Joseph Comprehensive Plan, 2002 Chapter 3, Page 10
.
VI. Employment Characteristics
Employment statistics from the 2000 census will not be available until the second half of the year 2002,
however; according to the 1990 Census, _ City residents (over the age of sixteen) were employed,
with the vast majority working an average of more hours per week, with a majority in
positions. As illustrated in Table 3-15, major employers within St Joseph include
educational and religious facilities such as the college and convent In addition the community has a
variety of manufacturing and retail facilities.
TABLE 3-15
MAJOR EMPLOYERS - ST JOSEPH
Employer SIC Products/Services Employee
Count
College of St Benedict's 8221 Colleges & Universities 450
DBL Labs Inc 3851 Ophthalmic Goods 177
Convent of St Benedict 8661 Religious Organizations 102
W Gohman Construction Co 1542 Nonresidential Construction, nee 45
MCO Lens Crafting 3851 Ophthalmic Goods 31
St Joseph Parish/School 8661 Religious Organizations 23
SuperAmerica 5541 Gasoline Service Stations 21
Vic West Steel 3441 Fabricated Structural Metal 20 .
St. Joseph, City of 9121 Government Offices 19
First St Bk ofSt Joseph 6022 State-Commercial Banks 18
La Playette Bar & Restaurant 5813 DriDking Places, Alcoholic Beverages 18
Accu Serv 7374 Data Processing Services 16
Scherer & Sons Trucking 4213 Trucking, Except Local 15
Metro Plumbing & Heating 1711 Plumbing Heating & Air Conditioning 13
St Joe Gas & Bait 5541 Gasoline Service Stations 13
Source: DTED Community Profile
The Department of Economic Security indicates typical wages for employees in areas outside the twin
cities range from $8.50 per hour to $27.73 per hour. Support and production workers average $9.23 per
hour ($19,200 per year) while general managers and top executives average $27.02 per hour ($56,201
per year).
TABLE 3-16
STEARNS COUNTY - LABOR FORCE PROJECTIONS
. -- . ,. - - -,- --- - -. - --. ~- --.. ~~I
I ..·.I;f~90{1;{i~~··.·..I>i~O~< 1·;i~ò~~i"IY£ó~J· - 'tI990- i
r 2020 ! 2~0 .,
!
.' ¡<; ,i-\ . ...... ·..i> ...... ....< I Change I
!
, , I I 37,500 1_ 38,510 I ' I .
I Males 32,774 i 34,0~0 .1 35,670 , 38,780 138,320 ¡ 16.92 I
City of St. Joseph Comprehensive Plan, 2002 Chapter 3, Page 11
. ![~~~~;s ~~_~S~~~'~,._.~···}['~~,;1~Jr _ 3~;~~11~-~;;~~?~~f~ ~,7~~~T-s=36~~;;T~'~~;;;~ j[:';'~,o~_~Jr~~'~i·'~~J'
!I. Ages 16-2~._._ __ 11 16,~36 Il 1_6,21~ ¡L. 17,460 II . 1,8,660 ¡I' 18,22~JI.. 17,42~ il.. ~~,~~OJL.:1.~7..J
IlA9.:~_~~~____._.1__~0,844JL~~_~~~~..!l_30,:.:~ ¡L_~8,~~_~jL 28,540 jl__~9,~~ ¡1_.._~O,64~ ¡L..__:_~~661
11_~es~~~___,___¡I_~3~:_~ 1L~.~,520jl_ .18~:9o.JI., ~2,:?0 il ?~?~~Jl 2~,~~0 _n. ~~ 04o.Jl., _~7.0~J
il ~ges 6~~ ____.. !l__::~~~JL__.2~~~jL_:~~oo J l__~~~~~ 1____~~~~~jt___~?9_~JI____~~~_~~JL_~~~~.~~!
iTOTAlLABOR 'EBBB88RG
j ~O~~_E _ _ . ___ ¡ .6_2,~90! __ 64,=~OL. 68,5_60 ¡ .._72,29~J .' 7~,~O! ~_75:64~ L....~5,~~0 L__ 21~.~1.J
1990 Census.
The Minnesota State Demographer's Ç>ffice reports a 47% growth in per capital income from 1990 to
1998 and a 53.6% growth from 1990 to 1999 within Minnesota (See Table 3-17).
TABLE 3-17
INCOME PROFILES US, MN, STEARNS COUNTY
Personal Income for U.S" Minnesota, Steams County
. Per Capita Income Pct, Growth Pct. Growth
1990 1998 1999 1990-1999 1998-1999 -
United $19,584 $27,321 $28,546 45.8% 4.5%
States ..
Minnesota 20,011 29,474 30,742 53.6% 4.3%
Steams
Source: Minnesota State Demographer's Office
According to the Housing and Urban Development (HUD) Section 8 Income Guidelines; Stearns County
residents have a 2001 median family income of $55,100.
2000 Census statistics indicate 96.7% of St Joseph residents classify themselves as white or Caucasian.
The remaining 3.3% of the population reported African-American (1.0%), American Indian and Alaska
native (.2%), Asian (1.0%), Native Hawaiian and other Pacific Islander (.1 %) origins or two or more races
(.5%).
.
City of 81. Joseph Comprehensive Plan, 2002 Chapter 3, Page 12
. VRajkOWSki
11 Seventh Avenue North . . ~~~~~~~! Ltd.
P.o. Box 1433 May 28, 2002
St. Cloud, MN 56302-1433
320-251-1055 Ms. Judy Weyrens
Toll Free 800-445-9617 City Clerk for the City of St. Joseph
21 First Avenue NW
Fax 320-251-5896
St. Joseph, MN 56374
rajhan@rajhan.com RE: 60 Day Rule
Our File No. 21793
wvvw.rajhan.com
Dear Ms. Weyrens:
This letter is just a rerresher regarding your responsibilities under Minn.Stat. 15.99. This
statute requires local government units to issue a written decision on all written requests
regarding zoning, septic systems, permits, licenses or other governmental approvals
within 60 days of receipt of the application. The denial does not have to take a specific
. form, but it must be in writing and must state the reasons for the denial. Failure to issue
a written denial within the 60 days will result in the request being deemed approved
under the statute. In other words, the applicant has an easy to prove basis for reversing a
denial ifthe 60 day period is not strictly adhered to.
Frank J. Rajkowski·· The 60 day time rrame begins to run rrom the date you receive the written request, not
Gordon H. Hansmeier rrom any public hearing on the matter. For that reason, it is very important that all
written requests be date stamped or the receipt date otherwise documented. You should
Frederick L. Grunke then diary the matter so that a written decision will be issued within that 60 day period.
Thomas G.· Jovanovich·
. You can exten:d the time frame in two situations. First, i[the request does not contain all
John H. Scherer the necessary information, yoÜmust notify the applicant in writing within 10 days of
Paul A. Rajkowski· receiptofthe written request. The 60 days starts once all the information is received.
Kevin F. Gray Second, you can get a 60 day extension by notifying the applicant PRIOR TO THE
EXPIRATION OF THE INITIAL 60 DAYS in writing, stating the reasons for the
William J. Cashman extension and the length of the extension. You may get an extension longer than 60
,ichard W. Sobalvarro days, only upon approval of the applicant.
'atrick J. Larkin The 60 day period may also be extended in situations where state or federal statute, or
Susan M. Dege order of the court requires some process to occur before you act on the request, which
_eAnne D. Bartishofski makes it impossible for you to act on the request in 60 days. Final approval by another
.. Rodlund governmental unit, such as a DNR permit, does not qualify as a basis to extend the 60
day period.
>arah L. Smith
Frank 1. Rajkowski and Rkhard W Sobatvarro are admitted to practice În North Dakoti1, Gordon H. H8lìSmelf.!r ín North Oa/.::o[c"i anci \Vf:;(onsin,
Paul A. Rajkowski and Sarah L. Smith in VViscons;n, and VLI¡¡¡;am 1. CðshnV;jO in South Dakota
"Mernber of American Board or Tria! Advocates. #)Ouaì¡fied ADE i'-ieutra[
V
Ms. Weyrens ·
May 28, 2002
Page 2
If you have any questions regarding this infonnation, please feel free to give me a call.
Very truly yours,
RAJKOWSKl HANSMEIER LTD.
B;y
7:
ohn H. Scherer
JHS/j 11
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