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08.04.25
CITY OF ST. JOSEPH www.cityofstjoseph.com “A safe and welcoming community valuing open communication and civic trust while maintaining the enduring spirit of small-town life.” 75 Callaway Street East | Saint Joseph, Minnesota 56374 Email: cityoffices@cityofstjoseph.com | Phone: 320.363.7201 | Fax 320.363.0342 St. Joseph City Council August 4, 2025 6:00 PM Join Zoom Meeting https://us06web.zoom.us/j/86223227259?pwd=2R4gf2lLKazGjA4OGfmCPjvJUzYFdO.1 Meeting ID: 862 2322 7259 Passcode: 069680 1. 6:00 PM Call to order - Pledge of Allegiance 2. Public Comments Up to 3 speakers will be allowed for up to 3 minutes each to address the council with questions/concerns/comments (regarding an item NOT on the agenda). No Council response or action will be given/taken other than possible referral to Administration. 3. Approve Agenda 4. Consent Agenda a. Bills Payable – Requested Action: Approve Check Numbers 63130-63162, Payroll & Account Payable EFT #3774-3785; ACH Accounts Payable #2400456-2400487; Regular Pay Period 15 and Firefighters. b. Transfers – Requested Action: Approve the transfers as presented. c. Pay Application #2 CSAH 133 Roundabout and Elm St Extension – Requested Action: Execute payment application no. 2 for the local portion of funding for the CSAH 133 and Elm St Extension Project. d. Accept Resignation & Authorize Hiring for Replacement – Requested Action: Accept the resignation of Officer Madison Honer and authorize the hiring process for her replacement. 5. Public Hearing – Delinquent Accounts to be Assessed 6. Public Hearing – 2025 Street Improvement Assessment Hearing 7. Kuepers Development a. Land Use Amendment b. Rezone Request c. Preliminary PUD 8. Department Reports 9. Mayor and Council Reports/Updates 10. Adjourn STAFF MEMO Prepared by: Debbie Kulzer, Finance Tech Meeting Date: 8/4/25 ☒Consent Agenda Item ☐Regular Agenda Item Agenda Item # 4a Reviewed by: Item: Bills Payables Priority N/A ACTION REQUESTED Approve the bills payable as presented. BOARD/COMMISSION/COMMITTEE RECOMMENDATION none PREVIOUS COUNCIL ACTION See below REFERENCE AND BACKGROUND The council approved staff to make the following payments through the payroll contracts, regular monthly invoices with due dates prior to the next scheduled council meeting, or actions taken at previous council meetings. The information here is to provide you with all checks and electronic payments made for verification of the disbursement completeness. BUDGET IMPACT Bills Payable – Checks Mailed Prior to Council Approval Regular PP 15 & Firefighters $161,043.24 Payroll & Accounts Payable EFT #3774 - #3785 $90,491.92 ACH Accounts Payable #2400456 - #2400487 $117,746.08 Check Numbers #63130 - #63151 $37,072.85 Total $406,354.09 Bills Payable – Checks Awaiting Council Approval Check Numbers - #63152 - #63162 $86,014.99 Total $86,014.99 Total Budget/Fiscal Impact: $492,369.08 Various Funds STAFF RECOMMENDED ACTION Approve the bills payable as presented. SUPPORTING DATA/ATTACHMENTS Bill listing by EFT, paid prior to council approval and awaiting to be paid upon council approval. GL Check Check Vendor Invoice Invoice Check Period Issue Date Number Number Payee Number GL Account Amount 25-Jul 7/22/2025 ACH PAYROLL FIRE PP VARIOUS 86,493.66$ 25-Jul 7/23/2025 ACH PAYROLL REG PP 15 VARIOUS 74,549.58$ 25-Jul 7/18/2025 3774 107770 CIRCLE K FLEET - HOLIDAY JUNE 25 STMT 101-42152-230 1,460.38$ 25-Jul 7/18/2025 3775 106422 KWIK TRIP JUNE 25 STMT - PD 101-42152-230 1,764.30$ 25-Jul 7/18/2025 3775 106422 KWIK TRIP JUNE 25 STMT - PW & FIRE 602-49450-205 794.62$ 25-Jul 7/18/2025 3776 105209 SENTRY BANK PR0704251 101-21715 5,843.84$ 25-Jul 7/18/2025 3777 108126 WEX PR0704251 101-21715 756.25$ 25-Jul 7/23/2025 3778 106468 AMERICAN FUNDS PR0718251 101-21705 200.00$ 25-Jul 7/23/2025 3779 1224 EFTPS PR0706251 101-21703 18,468.06$ 25-Jul 7/23/2025 3779 1224 EFTPS PR0718251 101-21703 23,774.01$ 25-Jul 7/23/2025 3780 897 MN DEPARTMENT OF REVENUE PR0706251 101-21702 1,407.31$ 25-Jul 7/23/2025 3780 897 MN DEPARTMENT OF REVENUE PR0718251 101-21702 4,995.31$ 25-Jul 7/23/2025 3781 63 PERA PR0718251 101-21704 20,837.22$ 25-Jul 7/23/2025 3782 105209 SENTRY BANK PR0718251 101-21715 1,272.92$ 25-Jul 7/23/2025 3783 106189 VOYA FINANCIAL PR0718251 101-21705 2,450.00$ 25-Jul 7/23/2025 3784 108126 WEX PR0718251 101-21715 756.25$ 25-Jul 7/31/2025 3785 108258 MAGNIFI FINANCIAL CREDIT CARD JUNE 25 STMT - DAVID 101-41430-331 911.44$ 25-Jul 7/31/2025 3785 108258 MAGNIFI FINANCIAL CREDIT CARD JUNE 25 STMT - FIRE 210-42270-210 492.35$ 25-Jul 7/31/2025 3785 108258 MAGNIFI FINANCIAL CREDIT CARD JUNE 25 STMT - KAYLA 101-41430-200 385.49$ 25-Jul 7/31/2025 3785 108258 MAGNIFI FINANCIAL CREDIT CARD JUNE 25 STMT - LORI 652-43160-331 617.32$ 25-Jul 7/31/2025 3785 108258 MAGNIFI FINANCIAL CREDIT CARD JUNE 25 STMT - NATE 101-41910-331 428.70$ 25-Jul 7/31/2025 3785 108258 MAGNIFI FINANCIAL CREDIT CARD JUNE 25 STMT - PD 101-42120-210 530.54$ 25-Jul 7/31/2025 3785 108258 MAGNIFI FINANCIAL CREDIT CARD JUNE 25 STMT - PW 602-49490-314 2,017.37$ 25-Jul 7/31/2025 3785 108258 MAGNIFI FINANCIAL CREDIT CARD JUNE 25 STMT - RHONDA 101-45204-308 328.24$ 25-Jul 7/17/2025 2400456 108310 ACME TOOLS 14651981 602-49450-210 261.15$ 25-Jul 7/17/2025 2400456 108310 ACME TOOLS 14688973 602-49450-210 340.29$ 25-Jul 7/17/2025 2400456 108310 ACME TOOLS 14693589 602-49450-214 219.97$ 25-Jul 7/17/2025 2400457 38 AUTO VALUE PARTS STORES - WEST 8139832 101-45202-230 48.47$ 25-Jul 7/17/2025 2400458 108355 BEGIN, DEBORAH 2024 REFUND 001-10105 619.56$ 25-Jul 7/17/2025 2400459 108212 Buersken, Jeff 2025 - 2nd QTR STIPEND 101-41120-103 120.00$ 25-Jul 7/17/2025 2400460 145 CENTRAL HYDRAULICS INC 00650948 101-43125-230 111.71$ 25-Jul 7/17/2025 2400460 145 CENTRAL HYDRAULICS INC 00650969 101-43201-210 4.36$ 25-Jul 7/17/2025 2400460 145 CENTRAL HYDRAULICS INC 00651561 101-45202-230 78.38$ 25-Jul 7/17/2025 2400461 106 CENTRAL MCGOWAN INC 0001018627 - FIRE 210-42270-210 42.73$ 25-Jul 7/17/2025 2400461 106 CENTRAL MCGOWAN INC 0001018627 - PD 101-42120-210 42.72$ 25-Jul 7/17/2025 2400462 107807 CENTRAL MOTORCAR SPECIALTIES 21158 602-49450-230 435.32$ 25-Jul 7/17/2025 2400463 108079 CHAMBERLINE OIL CO.515890-00 101-43201-210 604.47$ 25-Jul 7/17/2025 2400464 105328 CITY OF WAITE PARK 65519 101-45204-220 33.80$ 25-Jul 7/17/2025 2400465 102901 CORE & MAIN LP X284281 601-49430-220 245.72$ 25-Jul 7/17/2025 2400466 106875 DTM FLEET SERVICE 2498 109-42152-580 11,972.05$ 25-Jul 7/17/2025 2400467 106971 EO JOHNSON BUSINESS TECH INV1786224 101-41710-310 484.00$ 25-Jul 7/17/2025 2400468 342 FASTENAL COMPANY MNST1219981 101-43201-214 436.47$ 25-Jul 7/17/2025 2400469 529 GOODIN COMPANY 5491009-00 601-49420-220 291.66$ 25-Jul 7/17/2025 2400470 108210 Hazen, Jonathan 2ND QTR JOINT STIPEND - 2025 101-41120-103 40.00$ 25-Jul 7/17/2025 2400470 108210 Hazen, Jonathan 2ND QTR PLANNING STIPEND 2025 101-41120-103 120.00$ 25-Jul 7/17/2025 2400471 108409 ION HOLDINGS LLC DTS250522A 101-42120-171 251.53$ 25-Jul 7/17/2025 2400472 105683 JOVANOVICH DEGE & ATHMANN 31512 101-41610-304 877.50$ 25-Jul 7/17/2025 2400473 103876 LOUWAGIE, KEITH 2ND QTR - STIPEND - 2025 101-41120-103 120.00$ 25-Jul 7/17/2025 2400474 106764 O REILLY AUTO PARTS 5771-374908 210-42280-220 (22.00)$ 25-Jul 7/17/2025 2400474 106764 O REILLY AUTO PARTS 5771-376334 602-49450-230 22.08$ 25-Jul 7/17/2025 2400474 106764 O REILLY AUTO PARTS 5771-376483 602-49450-230 (22.08)$ 25-Jul 7/17/2025 2400474 106764 O REILLY AUTO PARTS 5771-379130 602-49450-230 15.87$ 25-Jul 7/17/2025 2400474 106764 O REILLY AUTO PARTS 5771-381935 101-45202-230 6.36$ 25-Jul 7/17/2025 2400474 106764 O REILLY AUTO PARTS 5771-382027 602-49480-220 95.36$ 25-Jul 7/17/2025 2400474 106764 O REILLY AUTO PARTS 5771-382405 101-45202-230 73.38$ 25-Jul 7/17/2025 2400474 106764 O REILLY AUTO PARTS 5771-382751 101-43201-210 83.88$ 25-Jul 7/17/2025 2400475 103475 POWERHOUSE OUTDOOR EQUIP 734953 421-45202-580 441.39$ 25-Jul 7/17/2025 2400475 103475 POWERHOUSE OUTDOOR EQUIP 735497 101-45202-210 289.00$ 25-Jul 7/17/2025 2400475 103475 POWERHOUSE OUTDOOR EQUIP 735502 101-45202-205 33.98$ 25-Jul 7/17/2025 2400475 103475 POWERHOUSE OUTDOOR EQUIP 735635 101-43120-210 120.90$ 25-Jul 7/17/2025 2400475 103475 POWERHOUSE OUTDOOR EQUIP 736156 101-45202-210 28.89$ 25-Jul 7/17/2025 2400475 103475 POWERHOUSE OUTDOOR EQUIP 736393 101-45202-210 15.78$ 25-Jul 7/17/2025 2400476 108362 QUADIENT 17775521 101-41430-201 2,333.08$ 25-Jul 7/17/2025 2400477 106157 RENNECKE, ANDREW 2025 - 2nd QTR STIPEND 101-41120-103 120.00$ 25-Jul 7/17/2025 2400478 13 REPUBLIC SERVICES #891 0891-001464447 603-43230-384 37,846.94$ 25-Jul 7/17/2025 2400479 105873 RIDGEWOOD CONTRACTING LLC 07.16.25 603-43230-300 2,055.00$ 25-Jul 7/17/2025 2400480 108383 RUIS GROUP LLC JUNE 25 STMT 402-45205-300 9,000.00$ 25-Jul 7/17/2025 2400481 103545 SUMMIT FIRE PROTECTION 3348039 602-49450-220 366.70$ 25-Jul 7/17/2025 2400482 108209 Thompson, Mark 2ND QTR - STIPEND 2025 101-41120-103 120.00$ 25-Jul 7/17/2025 2400482 108209 Thompson, Mark 2ND QTR -JOINT STIPEND 2025 101-41120-103 40.00$ 25-Jul 7/17/2025 2400483 102831 TOTAL CONTROL SYSTEMS INC 11768 601-49421-220 952.50$ 25-Jul 7/17/2025 2400484 690 VERIZON WIRELESS 6116773448 210-42250-321 2,079.39$ 25-Jul 7/24/2025 2400485 460 MINNESOTA COMPUTER SYSTEMS INC 429538 210-42210-410 85.00$ 25-Jul 7/24/2025 2400486 48 SEH INC 491586 419-43120-530 697.50$ 25-Jul 7/24/2025 2400486 48 SEH INC 491588 205-45202-531 10,633.85$ 25-Jul 7/24/2025 2400486 48 SEH INC 491593 110-45202-530 1,371.60$ 25-Jul 7/24/2025 2400486 48 SEH INC 491602 101-43131-303 8,810.05$ 25-Jul 7/24/2025 2400486 48 SEH INC 491615 110-43120-530 5,800.00$ 25-Jul 7/24/2025 2400486 48 SEH INC 491620 420-43120-530 5,800.00$ 25-Jul 7/24/2025 2400486 48 SEH INC 491649 417-43120-530 7,047.80$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 14649 101-41710-310 742.42$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 14681 101-41710-310 99.60$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 14810 601-49420-310 202.79$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 14813 101-41950-310 245.20$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 14814 210-42210-581 214.20$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 14815 101-42120-310 29.99$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 14881 101-41530-310 46.20$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 14891 602-49450-310 234.00$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 14952 101-41430-310 46.20$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 14953 101-42120-310 58.80$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 15042 101-41710-310 24.96$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 15074 101-41530-310 126.20$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 15076 101-41710-310 46.20$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 15079 101-42120-310 46.20$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 15091 210-42210-581 1,294.86$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 15099 101-41530-310 98.00$ 25-Jul 7/24/2025 2400487 105615 SHIFT TECHNOLOGIES INC 15111 101-41530-310 46.20$ 25-Jul 7/17/2025 63130 106890 BYE, JOSEPH 2ND QTR - EDA STIPEND - 2025 250-46500-103 120.00$ 25-Jul 7/17/2025 63131 107471 DONE RIGHT CONTRACTING INV-000823 101-43120-530 23,169.00$ 25-Jul 7/17/2025 63132 103578 DULLINGER, GINA 2ND QTR - STIPEND - 2025 101-41120-103 40.00$ 25-Jul 7/17/2025 63133 108337 HODGE, MILTON E.2025 - 2nd QTR STIPEND 101-41120-103 80.00$ 25-Jul 7/17/2025 63134 1546 HOSCH, LARRY 2ND QTR - EDA STIPEND - 2025 250-46500-103 80.00$ 25-Jul 7/17/2025 63135 108399 HULS, ROSS 2ND QTR - EDA STIPEND - 2025 250-46500-103 80.00$ 25-Jul 7/17/2025 63136 108262 MARGL, ISABELLA 2ND QTR - STIPEND - 2025 101-41120-103 80.00$ 25-Jul 7/17/2025 63137 105417 MIDCONTINENT COMMUNICATIONS 1.64557E+13 602-49480-321 2,973.15$ 25-Jul 7/17/2025 63138 460 MINNESOTA COMPUTER SYSTEMS INC 430071 101-42120-200 76.87$ 25-Jul 7/17/2025 63139 108395 OFFICE OF MNIT SERVICES DV25060441 101-42151-320 40.00$ 25-Jul 7/17/2025 63140 108304 REAL TIME TRANSLATION 119090 101-42120-300 26.00$ 25-Jul 7/17/2025 63140 108304 REAL TIME TRANSLATION 119138 101-42120-300 163.80$ 25-Jul 7/17/2025 63141 108418 RKW LLC REFUND 07.15.25 101-41430-34103 400.00$ 25-Jul 7/17/2025 63142 107582 SCHLEPER, KEITH 2025 - 2nd QTR STIPEND 101-41120-103 80.00$ 25-Jul 7/17/2025 63143 134 SECURITY LOCK TECHNOLOGIES 30951603 101-45202-210 132.00$ 25-Jul 7/17/2025 63144 11 STEARNS ELECTRIC ASSOCIATION JUNE 25 STMT 602-49471-381 2,826.50$ 25-Jul 7/17/2025 63145 107583 STENMAN, ELIJAH 2025 - 2nd QTR STIPEND 101-41120-103 120.00$ 25-Jul 7/17/2025 63146 108419 WELLE, BETTY REFUND 07.15.25 101-45202-34782 200.00$ 25-Jul 7/25/2025 63148 378 EMERGENCY APPARATUS MAINT. INC 136585 210-42260-230 506.21$ 25-Jul 7/25/2025 63148 378 EMERGENCY APPARATUS MAINT. INC 136587 210-42260-230 2,326.80$ 25-Jul 7/25/2025 63148 378 EMERGENCY APPARATUS MAINT. INC 136588 210-42260-230 399.84$ 25-Jul 7/17/2025 63148 105417 MIDCONTINENT COMMUNICATIONS 1.57323E+13 101-42151-321 30.00$ 25-Jul 7/25/2025 63149 1 LEES ACE HARDWARE JUNE 25 STMT - FIRE 210-42220-210 151.18$ 25-Jul 7/25/2025 63150 104881 MINNESOTA FIRE SERVICE BOARD 14321 210-42240-443 805.00$ 25-Jul 7/25/2025 63151 2022 UNUM LIFE INSURANCE AUG 25 STMT 101-21713 2,166.50$ 25-Jul 7/31/2025 63152 107354 NORTH CENTRAL INTERNATIONAL X220100163:02 101-43125-230 44.35$ 25-Jul 7/31/2025 63152 107354 NORTH CENTRAL INTERNATIONAL X220100616:01 101-43125-230 (44.35)$ 25-Jul 7/31/2025 63152 107354 NORTH CENTRAL INTERNATIONAL X220115642:01 101-43125-230 147.20$ 25-Jul 7/31/2025 63153 102706 BOUND TREE MEDICAL LLC 85838595 210-42270-210 274.90$ 25-Jul 7/31/2025 63154 160 CITY OF ST. CLOUD AR035072 602-49480-602 67,568.42$ 63155 25-Jul 7/31/2025 63155 378 EMERGENCY APPARATUS MAINT. INC 136853 210-42260-230 732.98$ 25-Jul 7/31/2025 63155 378 EMERGENCY APPARATUS MAINT. INC 136854 210-42260-230 839.10$ 25-Jul 7/31/2025 63156 108301 FLEETPRIDE INC 127404275 101-43125-230 166.35$ 25-Jul 7/31/2025 63157 592 GALLS INC 031955175 101-42120-171 1,489.58$ 25-Jul 7/31/2025 63157 592 GALLS INC 031955222 101-42120-171 285.99$ 25-Jul 7/31/2025 63158 105921 MARCO INC 560248510 101-41430-410 555.41$ 25-Jul 7/31/2025 63159 102497 MARTIN MARIETTA MATERIALS, INC 46467731 601-49421-220 371.41$ 25-Jul 7/31/2025 63159 102497 MARTIN MARIETTA MATERIALS, INC 46480940 101-43120-210 180.74$ 25-Jul 7/31/2025 63160 107058 METERING & TECHNOLOGY SOLUTION INV8498 601-49430-210 13,024.56$ 25-Jul 7/31/2025 63161 1237 NORTH CENTRAL BUS & EQUIPMENT 325004 101-41430-230 304.85$ 25-Jul 7/31/2025 63161 1237 NORTH CENTRAL BUS & EQUIPMENT 325063 101-43120-230 43.50$ 25-Jul 7/31/2025 63162 357 RENGEL PRINTING INC 197169 101-42120-350 30.00$ Payroll $161,043.24 Accounts Payable & Payroll EFT $90,491.92 ACH Accounts Payable $117,746.08 Check #'s $37,072.85 Council Approval Checks $86,014.99 $492,369.08 STAFF MEMO Prepared by: Lori Bartlett, Finance Director Meeting Date: 8-4-25 ☒Consent Agenda Item ☐Regular Agenda Item Agenda Item # 4b Reviewed by: Item: 2025 Transfers Priority N/A ACTION REQUESTED Consider authorization of the 2025 transfers as presented. BOARD/COMMISSION/COMMITTEE RECOMMENDATION None PREVIOUS COUNCIL ACTION None REFERENCE AND BACKGROUND Operating: The 109-Capital Equipment Fund transfer from the General Fund is to move a prior year’s donation reserve to the equipment reserve fund for the police rifles replacement. The $3,000 was a donation BUDGET IMPACT $3,000 between funds STAFF RECOMMENDED ACTION Authorize the 2025 transfers as presented. SUPPORTING DATA/ATTACHMENTS 2025 Transfers City of St. Joseph, Minnesota Transfers Requested August 4, 2025 for Financial Year 2025 Fund Description Amount In Amount Out Purpose Operating: 110 Debt Relief Fund 3,000.00 Move PD Rifle donation to capital equipment fund 109 Capital Outlay Fund 3,000.00 STAFF MEMO Prepared by: Lori Bartlett Meeting Date: 8-4-25 ☒Consent Agenda Item ☐Regular Agenda Item Agenda Item # 4c Reviewed by: Item: Pay Application #2 CSAH 133 Roundabout and Elm St Extension Priority: NA ACTION REQUESTED Authorize payment to Stearns County Highway Dept in the amount of $263,100.61. BOARD/COMMISSION/COMMITTEE RECOMMENDATION none PREVIOUS COUNCIL ACTION The council approved project management with Stearns County Highway Dept. City Council approved the local portion of funding for the CSAH 133 roundabout and Elm Street extension project. REFERENCE AND BACKGROUND Pay Application #2 includes the local share from Pay Application #1. Per Stearns County, the first pay application was small, so they just included the local share costs with the second pay application for services through July 23, 2025. The payment is made to Stearns County Highway Dept. Stearns County pays the contractor, Knife River, for costs less retainage for the project. BUDGET IMPACT $263,100.61 – construction fund STAFF RECOMMENDED ACTION Execute payment for Pay Application #2. SUPPORTING DATA/ATTACHMENTS Pay Request #2 Invoice 126-2025 STEARNS COUNTY HIGHWAY P.O. Box 246 St. Cloud, MN 56302 320-255-6180 Fax 320-255-6186 INVOICE NO: 126-2025 DATE: 7/24/2025 To:City of St. Joseph Attn.: dmurphy@cityofstjoseph.com; lbartlett@cityofstjoseph.com ap@cityofstjoseph.com P O Box 668 St. Joseph, MN 56374 SP 073-733-006 - Roundabout and Elm Street ROW Expenses QUANTITY DESCRIPTION UNIT PRICE AMOUNT SP 073-733-006 Work Certified to date $957,629.85 Local Participation $276,948.01 $276,948.01 Less Retainage 5% (13,847.40)$ Total Amount Due $263,100.61 TOTAL DUE 263,100.61$ Make all checks payable to: Stearns County Highway. If you have any questions concerning this invoice, contact Tracey Worzala, Office Manager 320-255-6180. THANK YOU FOR YOUR BUSINESS! M/Shared/excel/forms/invoice STAFF MEMO Prepared by: Police Chief Meeting Date: 08/04/2025 ☒ Consent Agenda Item ☐ Regular Agenda Item Agenda Item # 4d Reviewed by: Item: Replace police officer resignation ACTION REQUESTED Accept the resignation of Officer Madison Honer and authorize the hiring process for her replacement. BOARD/COMMISSION/COMMITTEE RECOMMENDATION PREVIOUS COUNCIL ACTION REFERENCE AND BACKGROUND Officer Madison Honer came to work for the City of St. Joseph full time in March of 2023. Officer Honer went out on maternity leave in November of 2024. In approximately January of 2025, Officer Honer requested to go on a leave of absence through August 8th, 2025. On July 24th, 2025, I received a resignation letter from Officer Honer that it was not her intention to return to duty status. BUDGET IMPACT STAFF RECOMMENDED ACTION Accept the resignation of Officer Madison Honer and authorize the hiring process for her replacement. SUPPORTING DATA/ATTACHMENTS Madison Honer 240 1st Street Roscoe, MN 56371 July 24, 2025 Chief Pfannenstein St. Joseph Police Department Dear Chief Pfannenstein, Please accept this letter as my formal notice of resignation from the St. Joseph Police Department, effective two weeks from today, on August 7, 2025. This decision was not made lightly. However, based on recent experiences and ongoing circumstances, I believe stepping away from my role is in the best interest of both my personal and professional well-being. I am grateful for the opportunities I have had while serving the department and the community. I remain committed to ensuring a smooth transition during my remaining time. Sincerely, Madison Honer STAFF MEMO Prepared by: Lori Bartlett, Finance Director Meeting Date: 8-4-25 ☐ Consent Agenda Item ☒ Regular Agenda Item Agenda Item # 5 Reviewed by: Item: Public Hearing – Delinquent Accounts to be Assessed Priority N/A ACTION REQUESTED Conduct public hearing and consider adoption of Resolution 2025-048 Adopting Assessment for Outstanding Invoices. BOARD/COMMISSION/COMMITTEE RECOMMENDATION None PREVIOUS COUNCIL ACTION None REFERENCE AND BACKGROUND The property below is requesting the unpaid utility account to be considered for the assessment. 916 3rd Ave NE, St. Joseph $972.91 + $75 assessment fee = $1,047.91 A 14-day notice of the pending assessment has been given to the affected property owner. The public hearing notice was also published in the St. Cloud Times. Other collections measures have been taken prior to collection under MN §429.101. The property owner will be given 30 days to pay the assessment in full before certifying to Stearns County. If payment is made in full, the $75 assessment fee will be waived. BUDGET IMPACT Up to $1,047.91 STAFF RECOMMENDED ACTION Hear public testimony and consider adoption of Resolution 2025-048. SUPPORTING DATA/ATTACHMENTS Resolution 2025-048 Adopting Assessment Outstanding Invoices Public Hearing Notice Resolution 2025-048 Resolution Adopting Assessment Outstanding Invoices WHEREAS, pursuant to proper notice duly given as required by law, the council has met and heard and passed upon all objections to the proposed assessment for the outstanding fees relating utility services. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF ST. JOSEPH, MINNESOTA: 1. Such proposed assessment, a copy of which is attached hereto and made a part hereof, is hereby accepted and shall constitute the special assessment against the lands named therein, and each tract of land therein included is hereby found to be benefited by the proposed improvement in the amount of the assessment levied against it. 2. Such assessment for all items shall be payable in equal annual installments extending over a period of 1 year, 0% interest rate, with the first of the installments to be payable on or before the first Monday in January 2026. 3. The owner of any property so assessed may, at any time prior to certification of the assessment to the county auditor, pay the whole of the assessment on such property. 5. The clerk shall forthwith transmit a certified duplicate of this assessment to the county auditor to be extended on the property tax lists of the county. Such assessments shall be collected and paid over in the same manner as other municipal taxes. Adopted by the council this 4th day of August, 2025. Adam Scepaniak, Mayor ATTEST David Murphy, Administrator CITY OF ST. JOSEPH PUBLIC HEARING Notice is hereby given that the Council will meet at or shortly thereafter at 6:00 pm on August 4, 2025 in the St. Joseph Council Chambers to consider, and possibly adopt, the proposed assessment for delinquent City invoices. Adoption by the Council of the proposed assessment may occur at the hearing. The proposed assessment role is on file for public inspection at the City Clerk’s office. The total amount of the proposed assessment is $1,047.91. Written or oral objections will be considered at the meeting. No appeal may be taken as to the amount of an assessment unless a written objection signed by the affected property owner is filed with the City Clerk prior to the assessment hearing or presented to the presiding officer at the hearing. The Council may upon such notice consider objection to the amount of a proposed individual assessment at an adjourned meeting upon such further notice to the affected property owners, as it deems advisable. An owner may appeal an assessment to district court pursuant to Minn. Stat. 429.081 by serving notice of the appeal upon the mayor or clerk within 30 days after the adoption of the assessment and filing such notice with the district court within ten days after service upon the mayor or clerk. STAFF MEMO Prepared by: Lori Bartlett Meeting Date: 8-4-25 ☐ Consent Agenda Item ☒ Regular Agenda Item Agenda Item # 6 Reviewed by: Item: Public Hearing – 2025 Street Improvement Project Assessment Hearing ACTION REQUESTED • Conduct public hearing on proposed street assessments • Motion to approve Resolution 2025-049 Awarding Bid to Knife River Corporation for the 2025 Street Improvements. • Motion to approve Resolution 2025-050 Adopting Final Assessments for the 2025 Street Improvements. BOARD/COMMISSION/COMMITTEE RECOMMENDATION None PREVIOUS COUNCIL ACTION Council requested a benefit analysis from Nagell Appraisals for the proposed assessments on the 202 5 street improvements, called for the assessment hearing, and authorized advertising for bids on the project. REFERENCE AND BACKGROUND The benefit analysis came back with the improved market values for the proposed project. The attached assessment roll reflects the results of the report. The revised assessment rolls are lower than the initial rolls when the feasibility study was completed that were based on the engineer’s estimates. Since the assessments are capped at the appraised market value, staff recommends adoption of the assessments following the public hearing. Randy Sabart, City Engineer and Bryce Johnson, will present an overview of the assessment costs and how they were calculated during the public hearing. Property owners who object to the assessment must do so in writing before the close of the assessment hearing on August 4th. If a written objection is filed, it is up to the property owner to perfect the objection by filing an appeal with the district court within 30 days from the date of adoption of the assessment roll. The appeal process is described under Minnesota Statute §429.081. During the public hearing, property owners will have an opportunity to ask questions regarding the project and proposed assessments. Property owners received notification of the proposed final assessment. A public hearing notice was also published in the St. Cloud Times. The notification included a proposed ten-year payment term at 5.25% interest rate. Per the city’s assessment policy, the assessment terms are typically ten-year for an overlay project and ten-twenty years for new construction. Interest rates are typically 1-2% above the project bond rates. The City council sets the final terms with the adoption of the assessment rolls. If the assessments are adopted, property owners will have 30 days to prepay all or any part of their assessment interest free. After the 30 days, interest will begin to accrue at the stated rate. Staff will certify any unpaid balances to Stearns County. Once the assessments are certified to Stearns County, property owners can prepay the principal balance plus accrued interest at any time, but the payoff must include the total remaining balance; partial payments are no longer allowed at that time. Balances not paid will be due over the ten-year period with the property taxes. The first payment will be due in 2026. Bid opening for the project was held on May 29, 2025, and 3 bids were received. Knife River Corporation is the apparent lowest responsible bidder. Resolution 2025-050 awards the bid for the 2025 street improvements project. BUDGET IMPACT $748,673.20 STAFF RECOMMENDED ACTION • Conduct public hearing on proposed street assessments • Motion to approve Resolution 2025-049 Awarding Bid to Knife River Corporation for the 2025 Street Improvements. • Motion to approve Resolution 2025-050 Adopting Final Assessments for the 2025 Street Improvements SUPPORTING DATA/ATTACHMENTS ∗ Resolution 2025-049 Awarding Bid ∗ Bid Tabulation ∗ Resolution 2025-050 Adopting Final Assessments ∗ Final Assessment Roll RESOLUTION 2025-049 ACCEPTING and AWARDING BID 2025 Street Improvements WHEREAS, pursuant to an advertisement for bids for the 2025 Street Improvement Project affecting the following areas: street resurfacing in parts of the Graceview Estates 2 subdivision (parts of 4th Avenue SE, Elena Lane, Ellie Court excluding cul-de-sac), Cloverdale Estates subdivision (Dale Street E, Callaway Street E), Pond View Ridge 5, 6, 7, and 9 subdivision (parts of 12th Avenue, Able Street E, Able Court E, 13th Avenue S, Pond View Lane, Eagle Ridge Drive, Eagle Ridge Court), parts of 8th Avenue, parts of W Minnesota Street (1,600 LF west of 6th Avenue to 4th Avenue NW), and parts of 3rd Avenue NW; and for bituminous trail fog seal improvements along Minnesota Street W and County State Aid Highway 2 locations, and for street reconstruction improvements to the CSAH 2/W Minnesota Street intersection which includes street resurfacing, roundabout construction, drainage and stormwater management, lighting, and turf establishment improvements on CSAH 2 and W Minnesota Street, between a point 500 feet east of CSAH 2 and 300 feet west of CSAH 2 (hereinafter called the “Project”), bids were received, opened, and tabulated according to the law, and the following bids were received complying with the advertisement: Bidder Base Bid Knife River Corporation $748,673.20 Asphalt Surface Technologies Corp. $817,732.03 MN Paving & Materials $877,114.12 AND WHEREAS, it appears that Knife River Corporation is the lowest responsible bidder, NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF ST. JOSEPH, MINNESOTA: 1. The Mayor and Administrator are hereby authorized and directed to enter into a contract with Knife River Corporation in the name of the City of St. Joseph for the 2025 Street Improvement Project as described above according to the plans and specifications therefore approved by the City Council and on file in the office of the city clerk. 2. The Administrator is hereby authorized and directed to return forthwith to all bidders the deposits made with their bids, except that the deposits of the successful bidder and the next lowest bidder shall be retained until a contract has been signed. Adopted by the Council this 4th day of August, 2025. ________________ _______ Adam Scepaniak, Acting Mayor ATTEST David Murphy, City Administrator Page 1 TABULATION OF BIDS SEH NO.: STJOE 183096 NAME: 2025 STREET IMPROVEMENTS OWNER: CITY OF ST. JOSEPH, MINNESOTA BID DATE: 10:00 A.M., THURSDAY, MAY 29, 2025 1 2 3 ENGINEER'S ESTIMATE KNIFE RIVER CORP.ASTECH MN PAVING & MATERIALS ITEM DESCRIPTION UNIT QUANTITY UNIT COST TOTAL UNIT COST TOTAL UNIT COST TOTAL UNIT COST TOTAL GENERAL 1 MOBILIZATION LUMP SUM 1.00 $50,000.00 $50,000.00 $49,000.00 $49,000.00 $21,500.00 $21,500.00 $63,227.20 $63,227.20 2 TRAFFIC CONTROL LUMP SUM 1.00 $20,000.00 $20,000.00 $16,500.00 $16,500.00 $7,150.00 $7,150.00 $10,329.93 $10,329.93 3 SALVAGE SIGN ASSEMBLY EACH 31.00 $25.00 $775.00 $35.00 $1,085.00 $27.50 $852.50 $25.82 $800.42 4 REMOVE CONCRETE WALK SQ YD 80.00 $10.00 $800.00 $11.00 $880.00 $15.40 $1,232.00 $5.47 $437.60 5 REMOVE CONCRETE CURB & GUTTER LIN FT 2267.00 $5.50 $12,468.50 $4.50 $10,201.50 $8.20 $18,589.40 $7.28 $16,503.76 6 REMOVE CONCRETE DRIVEWAY PAVEMENT SQ YD 143.00 $6.50 $929.50 $11.00 $1,573.00 $13.53 $1,934.79 $10.28 $1,470.04 7 REMOVE GATE VALVE EXTENSION ROD EACH 28.00 $100.00 $2,800.00 $100.00 $2,800.00 $121.00 $3,388.00 $103.30 $2,892.40 STREET AND UTILITIES 8 MILL BITUMINOUS SURFACE SQ YD 17203.00 $3.00 $51,609.00 $2.75 $47,308.25 $1.87 $32,169.61 $2.36 $40,599.08 9 END MILL BITUMINOUS SURFACE LIN FT 1498.00 $3.00 $4,494.00 $2.40 $3,595.20 $1.10 $1,647.80 $4.72 $7,070.56 10 BITUMINOUS STREET PATCH SQ YD 721.00 $45.00 $32,445.00 $39.00 $28,119.00 $35.20 $25,379.20 $63.17 $45,545.57 11 TYPE SP 9.5 WEARING COURSE MIXTURE SPWEA340C) TON 4578.00 $85.00 $389,130.00 $75.50 $345,639.00 $92.00 $421,176.00 $94.24 $431,430.72 12 TYPE SP 12.5 WEARING COURSE MIXTURE SPWEB330C) TON 53.00 $84.00 $4,452.00 $99.00 $5,247.00 $167.42 $8,873.26 $127.52 $6,758.56 13 BITUMINOUS MATERIAL FOR TACK COAT GAL 1208.00 $2.50 $3,020.00 $4.25 $5,134.00 $3.00 $3,624.00 $2.07 $2,500.56 14 BITUMINOUS MATERIAL FOR FOG SEAL GAL 819.00 $6.00 $4,914.00 $6.75 $5,528.25 $5.50 $4,504.50 $6.81 $5,577.39 15 AGGREGATE BASE CLASS V CU YD 63.00 $35.00 $2,205.00 $33.00 $2,079.00 $52.80 $3,326.40 $52.22 $3,289.86 16 AGGREGATE SHOULDERING(BITUMINOUS MILLINGS) CV) CU YD 139.00 $42.00 $5,838.00 $52.00 $7,228.00 $56.43 $7,843.77 $70.29 $9,770.31 17 6" CONCRETE WALK SQ FT 271.00 $25.00 $6,775.00 $12.00 $3,252.00 $13.20 $3,577.20 $14.67 $3,975.57 18 CONCRETE DRIVEWAY PAVEMENT SQ YD 143.00 $85.00 $12,155.00 $72.00 $10,296.00 $79.20 $11,325.60 $93.28 $13,339.04 19 TRUNCATED DOMES SQ FT 28.00 $80.00 $2,240.00 $65.00 $1,820.00 $71.50 $2,002.00 $67.14 $1,879.92 20 CONCRETE CURB & GUTTER, DESIGN B618 LIN FT 2267.00 $35.00 $79,345.00 $30.00 $68,010.00 $33.00 $74,811.00 $30.99 $70,254.33 21 CONCRETE VALLEY GUTTER LIN FT 158.00 $50.00 $7,900.00 $30.00 $4,740.00 $33.00 $5,214.00 $30.99 $4,896.42 22 SAW AND SEAL CONCRETE CURB AND GUTTER CRACK EACH 78.00 $25.00 $1,950.00 $30.00 $2,340.00 $33.00 $2,574.00 $30.99 $2,417.22 23 CHIMNEY SEAL EACH 51.00 $180.00 $9,180.00 $200.00 $10,200.00 $275.00 $14,025.00 $206.60 $10,536.60 24 F&I PAVING RING(MANHOLE)EACH 14.00 $440.00 $6,160.00 $300.00 $4,200.00 $275.00 $3,850.00 $206.60 $2,892.40 25 ADJUST FRAME & RING CASTING - CATCH BASIN EACH 27.00 $600.00 $16,200.00 $200.00 $5,400.00 $605.00 $16,335.00 $206.60 $5,578.20 26 ADJUST FRAME & RING CASTING-MANHOLE EACH 51.00 $1,000.00 $51,000.00 $540.00 $27,540.00 $803.00 $40,953.00 $557.82 $28,448.82 27 ADJUST GATE VALVE BOX-TOP SECTION EACH 22.00 $220.00 $4,840.00 $500.00 $11,000.00 $352.00 $7,744.00 $516.50 $11,363.00 28 ADJUST GATE VALVE BOX-ALL SECTIONS EACH 5.00 $221.00 $1,105.00 $2,500.00 $12,500.00 $1,760.00 $8,800.00 $2,582.48 $12,912.40 29 F & I GATE VALVE BOX EXTENSION ROD EACH 27.00 $200.00 $5,400.00 $200.00 $5,400.00 $225.50 $6,088.50 $206.60 $5,578.20 30 4" SOLID LINE MULTI COMP GR IN WHITE LIN FT 4125.00 $1.00 $4,125.00 $0.90 $3,712.50 $1.00 $4,125.00 $0.93 $3,836.25 31 4" DOUBLE SOLID LINE MULTI COMP GR IN YELLOW LIN FT 1045.00 $1.00 $1,045.00 $1.80 $1,881.00 $1.98 $2,069.10 $1.86 $1,943.70 32 4" DASHED MULTI COMP GR IN YELLOW LIN FT 795.00 $2.00 $1,590.00 $0.90 $715.50 $1.00 $795.00 $0.93 $739.35 33 24" SOLID LINE MULTI COMP GR IN LIN FT 31.00 $14.00 $434.00 $15.00 $465.00 $16.50 $511.50 $15.49 $480.19 34 PAVT MSSG-CROSSWALK MULTI COMP GR IN SQ YD 94.00 $115.00 $10,810.00 $100.00 $9,400.00 $110.00 $10,340.00 $103.30 $9,710.20 35 F&I SIGN PANELS TYPE C SQ FT 232.00 $65.00 $15,080.00 $62.00 $14,384.00 $71.50 $16,588.00 $67.14 $15,576.48 36 F&I STREET NAME SIGN ASSEMBLY EACH 30.00 $300.00 $9,000.00 $200.00 $6,000.00 $220.00 $6,600.00 $206.60 $6,198.00 37 STREET SWEEPING TYPE WET PICKUP HOUR 21.00 $65.00 $1,365.00 $75.00 $1,575.00 $198.00 $4,158.00 $191.10 $4,013.10 TURF RESTORATION 38 STORM DRAIN INLET PROTECTION EACH 42.00 $150.00 $6,300.00 $175.00 $7,350.00 $165.00 $6,930.00 $180.77 $7,592.34 39 COMMON TOPSOIL BORROW (LV)CU YD 70.00 $45.00 $3,150.00 $46.00 $3,220.00 $57.20 $4,004.00 $28.36 $1,985.20 40 SEEDING ACRE 0.08 $250.00 $20.00 $750.00 $60.00 $1,320.00 $105.60 $15,494.89 $1,239.59 41 SEED MIXTURE 25-151 POUND 32.00 $4.00 $128.00 $4.50 $144.00 $6.60 $211.20 $15.49 $495.68 42 HYDRAULIC MATRIX TYPE BFM POUND 280.00 $1.57 $439.60 $4.00 $1,120.00 $2.75 $770.00 $3.10 $868.00 43 FERTILIZER TYPE 22-5-10 POUND 31.00 $0.85 $26.35 $1.00 $31.00 $1.10 $34.10 $5.16 $159.96 GRAND TOTAL BID $843,642.95 $748,673.20 $817,732.03 $877,114.12 X:\PT\S\STJOE\183096\6-bid-const\Bidding\[Bid Tabulation.xlsx]BIDTAB Short Elliott Hendrickson Inc., 2351 Connecticut Avenue, Suite 300, Sartell, MN 56377 SEH is 100% employee-owned | www.sehinc.com | 320.229.4300 | 800.572.0617 | 888.908.8166 fax 7/2/2025 RESOLUTION 2025-050 ADOPTING FINAL ASSESSMENT 2025 Street Improvements WHEREAS, pursuant to proper notice duly given as required by law, the council has met and heard and passed upon all objections to the proposed assessment for the 2025 Street Improvements which affect the following areas: street resurfacing in parts of the Graceview Estates 2 subdivision (parts of 4th Avenue SE, Elena Lane, Ellie Court excluding cul-de-sac), Cloverdale Estates subdivision (Dale Street E, Callaway Street E), Pond View Ridge 5, 6, 7, and 9 subdivision (parts of 12th Avenue, Able Street E, Able Court E, 13th Avenue S, Pond View Lane, Eagle Ridge Drive, Eagle Ridge Court), parts of 8th Avenue, parts of W Minnesota Street (1,600 LF west of 6th Avenue to 4th Avenue NW), and parts of 3rd Avenue NW; and for bituminous trail fog seal improvements along Minnesota Street W and County State Aid Highway 2 locations, and for street reconstruction improvements to the CSAH 2/W Minnesota Street intersection which includes street resurfacing, roundabout construction, drainage and stormwater management, lighting, and turf establishment improvements on CSAH 2 and W Minnesota Street, between a point 500 feet east of CSAH 2 and 300 feet west of CSAH 2 (hereinafter called the “Project”). NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF ST. JOSEPH, MINNESOTA: 1. Such proposed assessment, a copy of which is attached hereto and made a part hereof, is hereby accepted and shall constitute the special assessment against the lands named therein, and each tract of land therein included is hereby found to be benefited by the proposed improvement in the amount of the assessment levied against it. 2. Such assessment shall be payable in equal annual installments extending over a period of 10 years, the first of the installments to be payable on or before the first Monday in January 2026, and shall bear an interest rate of 5.25 percent per annum from the date of the adoption of this assessment resolution. To the first installment shall be added interest on the entire assessment amount from the date of this resolution until December 31, 2025. To each subsequent installment when due shall be added interest for one year on all unpaid installments. 3. The owner of any property so assessed may, at any time prior to certification of the assessment to the county auditor, pay the whole of the assessment on such property, with interest accrued to the date of payment, to the city treasurer, except that no interest shall be charged if the entire assessment is paid within 30 days from the adoption of this resolution; and the property owner may at any time thereafter, pay to the city treasurer the entire amount of the assessment remaining unpaid, with interest accrued to December 31 of the year in which such payment is made. Such payment must be made before November 15 or interest will be charged through December 31 of the succeeding year. 4. The clerk shall forthwith transmit a certified duplicate of this assessment to the county auditor to be extended on the property tax lists of the county. Such assessments shall be collected and paid over in the same manner as other municipal taxes. Adopted by the council this 4th day of August, 2025. CITY OF ST JOSEPH Adam Scepaniak, Acting Mayor ATTEST David Murphy, City Administrator PRELIMINARY SPECIAL ASSESSMENT WORKSHEET PRELIMINARY SPECIAL ASSESSMENT RATES 7/31/2025 27'-30' Wide Overlay $35.54 /LF 2025 STREET IMPROVEMENTS - POND VIEW RIDGE 32'-33' Wide Overlay $29.00 /LF ST. JOSEPH, MINNESOTA STJOE 183096 PARCEL AREA ACRE LONG SIDE SHORT SIDE LONG SIDE SHORT SIDE ASSESSED FOOTAGE LONG SIDE SHORT SIDE ASSESSED FOOTAGE 27'-30' OVERLAY 32'-33' OVERLAY 1 84.53790.0235 LOT 001 BLK 001 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 ANDREW R & KARI L SALZER 403 12TH AVE SE ST JOSEPH MN 56374 403 12TH AVE SE ST JOSEPH MN 56374 0.37 115.00 0.00 102.50 102.50 $0.00 $2,972.50 $2,972.50 $0.00 $2,972.50 2 84.53790.0236 LOT 002 BLK 001 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 RONALD J RENNIE TRUST 407 12TH AVE SE ST JOSEPH MN 56374 407 12TH AVE SE SAINT JOSEPH MN 56374 0.28 88.01 0.00 88.01 88.01 $0.00 $2,552.29 $2,552.29 $0.00 $2,552.29 3 84.53790.0237 LOT 003 BLK 001 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 GLENN M & SANDRA PENCE 413 12TH AVE SE ST JOSEPH MN 56374 PO BOX 932 STJOSEPH MN 56374-0932 0.28 90.00 0.00 90.00 90.00 $0.00 $2,610.00 $2,610.00 $0.00 $2,610.00 4 84.53790.0286 LOT 001 BLK 001 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 RUSSELL KEVIN KARASCH REV TRUST 417 12TH AVE SE ST JOSEPH MN 56374 417 12TH AVE SE SAINT JOSEPH MN 56374 0.28 88.72 0.00 88.72 88.72 $0.00 $2,572.88 $2,572.88 $0.00 $2,572.88 5 84.53790.0287 LOT 002 BLK 001 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 DARREN R KAPPES REV TRUST 421 12TH AVE SE ST JOSEPH MN 56374 421 12TH AVE SE SAINT JOSEPH MN 56374 0.32 91.34 0.00 91.34 91.34 $0.00 $2,648.86 $2,648.86 $0.00 $2,648.86 6 84.53790.0288 LOT 003 BLK 001 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 CORY D & JULIE C EHLERT 427 12TH AVE SE ST JOSEPH MN 56374 427 12TH AVE SE ST JOSEPH MN 56374 0.34 90.12 0.00 90.12 90.12 $0.00 $2,613.48 $2,613.48 $0.00 $2,613.48 7 84.53790.0289 LOT 004 BLK 001 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 DAMIEN G HUSEN 433 12TH AVE SE ST JOSEPH MN 56374 433 12TH AVE SE SAINT JOSEPH MN 56374 0.33 90.69 0.00 90.69 90.69 $0.00 $2,630.01 $2,630.01 $0.00 $2,630.01 8 84.53790.0290 LOT 005 BLK 001 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 NANCY OPSTAD WELDON REV TRUST 441 12TH AVE SE ST JOSEPH MN 56374 441 12TH AVE SE SAINT JOSEPH MN 56374 0.30 90.87 0.00 90.87 90.87 $0.00 $2,635.23 $2,635.23 $0.00 $2,635.23 9 84.53790.0291 LOT 006 BLK 001 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 CRAIG B HERN 447 12TH AVE SE ST JOSEPH MN 56374 447 12TH AVE SE SAINT JOSEPH MN 56374 0.29 88.01 0.00 88.01 88.01 $0.00 $2,552.29 $2,552.29 $0.00 $2,552.29 10 84.53790.0292 LOT 001 BLK 002 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 CHAD D & DEANA M HAUSMANN 509 12TH AVE SE ST JOSEPH MN 56374 509 12TH AVE SE SAINT JOSEPH MN 56374 0.29 88.00 0.00 88.00 88.00 $0.00 $2,552.00 $2,552.00 $0.00 $2,552.00 11 84.53790.0293 LOT 002 BLK 002 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 LILA BACKES 513 12TH AVE SE ST JOSEPH MN 56374 513 12TH AVE SE SAINT JOSEPH MN 56374 0.30 93.72 0.00 93.72 93.72 $0.00 $2,717.88 $2,717.88 $0.00 $2,717.88 12 84.53790.0301 LOT 001 BLK 004 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 MICHAEL & VALERIE J MUELLER 1216 POND VIEW LN ST JOSEPH MN 56374 1216 POND VIEW LN E ST JOSEPH MN 56374 0.36 129.43 119.74 0.00 64.72 119.74 184.46 $0.00 $5,349.20 $5,349.20 $1,349.20 $4,000.00 13 84.53790.0302 LOT 002 BLK 004 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 ADAM M KIPPLEY 1302 POND VIEW LN ST JOSEPH MN 56374 1302 POND VIEW LN SAINT JOSEPH MN 56374 0.27 90.00 0.00 90.00 90.00 $0.00 $2,610.00 $2,610.00 $0.00 $2,610.00 14 84.53790.0303 LOT 003 BLK 004 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 ROBERT CAMPBELL III 1308 POND VIEW LN ST JOSEPH MN 56374 1308 PONDVIEW LN SAINT JOSEPH MN 56374 0.27 90.00 0.00 90.00 90.00 $0.00 $2,610.00 $2,610.00 $0.00 $2,610.00 15 84.53790.0269 LOT 001 BLK 002 POND VIEW RIDGE SEVEN SECTION 11 TOWNSHIP 124 RANGE 029 AMY L DIERKES 1312 POND VIEW LN E ST JOSEPH MN 56374 1312 POND VIEW LN SAINT JOSEPH MN 56374 0.27 90.00 0.00 90.00 90.00 $0.00 $2,610.00 $2,610.00 $0.00 $2,610.00 16 84.53790.0270 LOT 002 BLK 002 POND VIEW RIDGE SEVEN SECTION 11 TOWNSHIP 124 RANGE 029 BRYAN A & ANN VANDENEINDE 1318 POND VIEW LN E ST JOSEPH MN 56374 1318 POND VIEW LN E ST JOSEPH MN 56374 0.27 90.00 0.00 90.00 90.00 $0.00 $2,610.00 $2,610.00 $0.00 $2,610.00 17 84.53790.0271 LOT 003 BLK 002 POND VIEW RIDGE SEVEN SECTION 11 TOWNSHIP 124 RANGE 029 SAMUEL W HALL 1404 POND VIEW LN E ST JOSEPH MN 56374 1408 POND VIEW LN E ST JOSEPH MN 56374 0.27 91.08 0.00 91.08 91.08 $0.00 $2,641.32 $2,641.32 $0.00 $2,641.32 18 84.53790.0272 LOT 004 BLK 002 POND VIEW RIDGE SEVEN SECTION 11 TOWNSHIP 124 RANGE 029 SAMUEL W HALL 1408 POND VIEW LN E ST JOSEPH MN 56374 1408 POND VIEW LN E ST JOSEPH MN 56374 0.33 97.55 0.00 97.55 97.55 $0.00 $2,828.95 $2,828.95 $0.00 $2,828.95 19 84.53790.0304 LOT 5 BLK 2 LESS PART COM SE COR LOT 5- N22D W ALG ELY LN LOT 5 33.66' TO POB-S67D W 3' N22D W 41 86' N67D E 3' TO E LN LOT 5 ADAM J REISCHL 1412 POND VIEW CT ST JOSEPH MN 56374 1412 POND VIEW CT SAINT JOSEPH MN 56374 0.36 82.31 0.00 106.90 106.90 $0.00 $3,099.96 $3,099.96 $0.00 $3,099.96 20 84.53790.0305 LOT 6 BLK 2 LESS P/O LOT 6 BLK 2 COM NW COR LOT 6-S22D E ALG WLY LN 12.31' TO POB- S45D E 13 31' SLY 13 32' ALG CURVE TO W S5D NOOR YUSSUF 1416 POND VIEW CT ST JOSEPH MN 56374 1416 POND VIEW CT SAINT JOSEPH MN 56374 0.47 45.48 0.00 100.21 100.21 $0.00 $2,906.09 $2,906.09 $0.00 $2,906.09 21 84.53790.0275 LOT 007 BLK 002 POND VIEW RIDGE SEVEN SECTION 11 TOWNSHIP 124 RANGE 029 ROGER H & PATRICIA A WOESTE 1420 POND VIEW CT ST JOSEPH MN 56374 1420 PONDVIEW CT ST JOSEPH MN 56374 0.32 72.28 0.00 105.56 105.56 $0.00 $3,061.10 $3,061.10 $0.00 $3,061.10 22 84.53790.0276 LOT 008 BLK 002 POND VIEW RIDGE SEVEN SECTION 11 TOWNSHIP 124 RANGE 029 SHARON BECKIUS 446 POND VIEW LN E ST JOSEPH MN 56374 446 POND VIEW LN E SAINT JOSEPH MN 56374 0.33 103.54 0.00 103.54 103.54 $0.00 $3,002.66 $3,002.66 $0.00 $3,002.66 23 84.53790.0277 LOT 009 BLK 002 POND VIEW RIDGE SEVEN SECTION 11 TOWNSHIP 124 RANGE 029 SPENCER SAWYER 440 POND VIEW LN E ST JOSEPH MN 56374 440 PONDVIEW LN E SAINT JOSEPH MN 56374 0.30 90.74 0.00 90.74 90.74 $0.00 $2,631.46 $2,631.46 $0.00 $2,631.46 24 84.53790.0278 LOT 010 BLK 002 POND VIEW RIDGE SEVEN SECTION 11 TOWNSHIP 124 RANGE 029 THOMAS R & AUDREY PFLUEGER 434 POND VIEW LN E ST JOSEPH MN 56374 434 POND VIEW LN E ST JOSEPH MN 56374 0.29 90.14 0.00 90.14 90.14 $0.00 $2,614.06 $2,614.06 $0.00 $2,614.06 25 84.53790.0279 LOT 011 BLK 002 POND VIEW RIDGE SEVEN SECTION 11 TOWNSHIP 124 RANGE 029 KAREN A BECHTOLD REV TRUST 428 POND VIEW LN E ST JOSEPH MN 56374 428 POND VIEW LN E SAINT JOSEPH MN 56374 0.27 90.14 0.00 90.14 90.14 $0.00 $2,614.06 $2,614.06 $0.00 $2,614.06 26 84.53790.0280 LOT 012 BLK 002 POND VIEW RIDGE SEVEN SECTION 11 TOWNSHIP 124 RANGE 029 DAVID R HOLLANDER 422 POND VIEW LN E ST JOSEPH MN 56374 422 POND VIEW LN E SAINT JOSEPH MN 56374 0.31 90.16 0.00 90.16 90.16 $0.00 $2,614.64 $2,614.64 $0.00 $2,614.64 27 84.53790.0256 LOT 001 BLK 004 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 RICHARD N ZABLOSKI 416 POND VIEW LN E ST JOSEPH MN 56374 416 PONDVIEW LN SAINT JOSEPH MN 56374 0.42 116.55 0.00 116.55 116.55 $0.00 $3,379.95 $3,379.95 $0.00 $3,379.95 28 84.53790.0260 OUTLOT A POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 CITY OF ST JOSEPH 406 POND VIEW LN E ST JOSEPH MN 56374 75 CALLAWAY ST E SAINT JOSEPH MN 56374 1.45 214.14 0.00 214.14 214.14 $0.00 $6,210.06 $6,210.06 $2,210.06 $4,000.00 29 84.53790.0118 LOT 001 BLK 004 POND VIEW RIDGE FOUR SECTION 11 TOWNSHIP 124 RANGE 029 DARLENE M & JOHN E KELLNER REV LIVING FA 1504 DALE ST E ST JOSEPH MN 56374 1504 DALE ST E SAINT JOSEPH MN 56374 0.32 140.00 0.00 70.00 70.00 $0.00 $2,030.00 $2,030.00 $0.00 $2,030.00 30 84.53790.0136 LOT 007 BLK 005 POND VIEW RIDGE FOUR SECTION 11 TOWNSHIP 124 RANGE 029 HEATHER KONZ 1412 DALE ST E ST JOSEPH MN 56374 1412 DALE ST SAINT JOSEPH MN 56374 0.33 140.00 0.00 70.00 70.00 $0.00 $2,030.00 $2,030.00 $0.00 $2,030.00 31 84.53790.0244 LOT 007 BLK 002 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 DEREK STROM 1413 EAGLE RIDGE DR ST JOSEPH MN 56374 1413 EAGLE RIDGE DR SAINT JOSEPH MN 56374 0.38 133.50 113.50 113.50 113.50 66.75 66.75 $4,033.79 $1,935.75 $5,969.54 $1,969.54 $4,000.00 32 84.53790.0243 LOT 006 BLK 002 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 ERIK C & ANN M WEISSER 1405 EAGLE RIDGE DR ST JOSEPH MN 56374 1405 EAGLE RIDGE DR ST JOSEPH MN 56374 0.31 97.40 97.40 97.40 0.00 $3,461.60 $0.00 $3,461.60 $0.00 $3,461.60 33 84.53790.0242 LOT 005 BLK 002 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 RYAN J BAUER 1321 EAGLE RIDGE DR ST JOSEPH MN 56374 1321 EAGLE RIDGE DR ST JOSEPH MN 56374 0.31 97.40 97.40 97.40 0.00 $3,461.60 $0.00 $3,461.60 $0.00 $3,461.60 34 84.53790.0241 LOT 004 BLK 002 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 KENNETH J & JILL K JACOBSON 1315 EAGLE RIDGE DR ST JOSEPH MN 56374 1315 EAGLE RIDGE DR ST JOSEPH MN 56374 0.31 97.40 97.40 97.40 0.00 $3,461.60 $0.00 $3,461.60 $0.00 $3,461.60 35 84.53790.0240 LOT 003 BLK 002 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 SCOTT D & MARY M WOLFF 1307 EAGLE RIDGE DR ST JOSEPH MN 56374 1307 EAGLE RIDGE DR ST JOSEPH MN 56374 0.31 97.40 97.40 97.40 0.00 $3,461.60 $0.00 $3,461.60 $0.00 $3,461.60 36 84.53790.0239 LOT 002 BLK 002 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 KELLY MACDONALD 1301 EAGLE RIDGE DR ST JOSEPH MN 56374 1301 EAGLE RIDGE DR SAINT JOSEPH MN 56374 0.31 97.40 97.40 97.40 0.00 $3,461.60 $0.00 $3,461.60 $0.00 $3,461.60 37 84.53790.0238 LOT 001 BLK 002 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 MICHAEL J & MELISSA M ERTL 1217 EAGLE RIDGE DR ST JOSEPH MN 56374 1217 EAGLE RIDGE DR ST JOSEPH MN 56374 0.38 133.34 113.70 113.70 113.70 66.67 66.67 $4,040.90 $1,933.43 $5,974.33 $1,974.33 $4,000.00 38 84.53790.0245 LOT 001 BLK 003 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 JOHN L & TERESA M NORMAN 1218 EAGLE RIDGE DR ST JOSEPH MN 56374 1218 EAGLE RIDGE DR ST JOSEPH MN 56374 0.37 131.62 111.68 65.81 65.81 111.68 111.68 $2,338.89 $3,238.72 $5,577.61 $1,577.61 $4,000.00 39 84.53790.0294 LOT 001 BLK 003 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 JOHN L & TERESA M NORMAN 418 12TH AVE SE ST JOSEPH MN 56374 1218 EAGLE RIDGE DR ST JOSEPH MN 56374 0.31 97.59 0.00 97.59 97.59 $0.00 $2,830.11 $2,830.11 $0.00 $2,830.11 40 84.53790.0295 LOT 002 BLK 003 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 JOSEPH G BYE 422 12TH AVE SE ST JOSEPH MN 56374 422 12TH AVE SE SAINT JOSEPH MN 56374 0.28 90.39 0.00 90.39 90.39 $0.00 $2,621.31 $2,621.31 $0.00 $2,621.31 ITEM NO.PARCEL ID NO.PROPERTY DESCRIPTION PROPERTY OWNER PROPERTY ADDRESS MAILING ADDRESS ADJUSTED PARCEL AREA TOTAL ASSESSMENTACRE SPECIAL ASSESSMENTS PLATTED ABUTTING FOOTAGE 30'-33' WIDE OVERLAY ADJUSTED FOOTAGE 27'-30' WIDE OVERLAY ADJUSTED FOOTAGE SUBTOTAL ASSESSMENT CITY SUBSIDY Page 1 of 8 PRELIMINARY SPECIAL ASSESSMENT WORKSHEET PRELIMINARY SPECIAL ASSESSMENT RATES 7/31/2025 27'-30' Wide Overlay $35.54 /LF 2025 STREET IMPROVEMENTS - POND VIEW RIDGE 32'-33' Wide Overlay $29.00 /LF ST. JOSEPH, MINNESOTA STJOE 183096 PARCEL AREA ACRE LONG SIDE SHORT SIDE LONG SIDE SHORT SIDE ASSESSED FOOTAGE LONG SIDE SHORT SIDE ASSESSED FOOTAGE 27'-30' OVERLAY 32'-33' OVERLAY ITEM NO.PARCEL ID NO.PROPERTY DESCRIPTION PROPERTY OWNER PROPERTY ADDRESS MAILING ADDRESS ADJUSTED PARCEL AREA TOTAL ASSESSMENTACRE SPECIAL ASSESSMENTS PLATTED ABUTTING FOOTAGE 30'-33' WIDE OVERLAY ADJUSTED FOOTAGE 27'-30' WIDE OVERLAY ADJUSTED FOOTAGE SUBTOTAL ASSESSMENT CITY SUBSIDY 41 84.53790.0296 LOT 003 BLK 003 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 MICHAEL J CARRIGAN 428 12TH AVE SE ST JOSEPH MN 56374 428 12TH AVE SE SAINT JOSEPH MN 56374 0.27 90.18 0.00 90.18 90.18 $0.00 $2,615.22 $2,615.22 $0.00 $2,615.22 42 84.53790.0297 LOT 004 BLK 003 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 MATTHEW C BEIRNE 434 12TH AVE SE ST JOSEPH MN 56374 434 12TH AVE SE SAINT JOSEPH MN 56374 0.34 91.69 0.00 95.86 95.86 $0.00 $2,779.94 $2,779.94 $0.00 $2,779.94 43 84.53790.0298 LOT 005 BLK 003 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 RANDY J FINN 442 12TH AVE SE ST JOSEPH MN 56374 442 12TH AVE SE SAINT JOSEPH MN 56374 0.34 135.23 109.59 0.00 67.62 104.05 171.66 $0.00 $4,978.14 $4,978.14 $978.14 $4,000.00 44 84.53790.0299 LOT 006 BLK 003 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 ERIC J MEDELBERG 1301 POND VIEW LN ST JOSEPH MN 56374 1301 POND VIEW LN SAINT JOSEPH MN 56374 0.28 90.00 0.00 90.00 90.00 $0.00 $2,610.00 $2,610.00 $0.00 $2,610.00 45 84.53790.0300 LOT 007 BLK 003 POND VIEW RIDGE NINE SECTION 14 TOWNSHIP 124 RANGE 029 ERIC J MEDELBERG 1309 POND VIEW LN ST JOSEPH MN 56374 1301 POND VIEW LN SAINT JOSEPH MN 56374 0.29 90.00 0.00 90.00 90.00 $0.00 $2,610.00 $2,610.00 $0.00 $2,610.00 46 84.53790.0263 LOT 001 BLK 001 POND VIEW RIDGE SEVEN SECTION 11 TOWNSHIP 124 RANGE 029 KEVIN S MCGREW 1313 POND VIEW LN E ST JOSEPH MN 56374 1313 POND VIEW LN ST JOSEPH MN 56374 0.52 201.65 0.00 159.81 159.81 $0.00 $4,634.35 $4,634.35 $634.35 $4,000.00 47 84.53790.0264 LOT 002 BLK 001 POND VIEW RIDGE SEVEN SECTION 11 TOWNSHIP 124 RANGE 029 THOMAS J & JODI A PETROSKI 1407 POND VIEW LN E ST JOSEPH MN 56374 1407 POND VIEW LN E ST JOSEPH MN 56374 0.60 183.00 0.00 143.52 143.52 $0.00 $4,161.94 $4,161.94 $161.93 $4,000.00 48 84.53790.0265 LOT 003 BLK 001 POND VIEW RIDGE SEVEN SECTION 11 TOWNSHIP 124 RANGE 029 KELVIN T & LINDA H BROWN 443 POND VIEW LN E ST JOSEPH MN 56374 443 POND VIEW LN ST JOSEPH MN 56374 0.44 143.73 0.00 93.54 93.54 $0.00 $2,712.52 $2,712.52 $0.00 $2,712.52 49 84.53790.0266 LOT 004 BLK 001 POND VIEW RIDGE SEVEN SECTION 11 TOWNSHIP 124 RANGE 029 NATHAN MADDEN 435 POND VIEW LN E ST JOSEPH MN 56374 435 PONDVIEW LN SAINT JOSEPH MN 56374 0.37 99.50 0.00 94.20 94.20 $0.00 $2,731.66 $2,731.66 $0.00 $2,731.66 50 84.53790.0267 LOT 005 BLK 001 POND VIEW RIDGE SEVEN SECTION 11 TOWNSHIP 124 RANGE 029 JESSE J & JANELLE M STOCKER 427 POND VIEW LN E ST JOSEPH MN 56374 427 PONDVIEW LN ST JOSEPH MN 56374 0.33 96.27 0.00 96.27 96.27 $0.00 $2,791.83 $2,791.83 $0.00 $2,791.83 51 84.53790.0268 LOT 006 BLK 001 POND VIEW RIDGE SEVEN SECTION 11 TOWNSHIP 124 RANGE 029 KEITH J & MARY B GRUBER 421 POND VIEW LN E ST JOSEPH MN 56374 421 POND VIEW LN E ST JOSEPH MN 56374 0.32 98.40 0.00 98.40 98.40 $0.00 $2,853.60 $2,853.60 $0.00 $2,853.60 52 84.53790.0255 LOT 011 BLK 003 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 KELLY SCANION 415 POND VIEW LN ST JOSEPH MN 56374 415 PONDVIEW LN SAINT JOSEPH MN 56374 0.36 131.15 115.54 65.58 65.58 115.54 115.54 $2,330.54 $3,350.66 $5,681.20 $1,681.20 $4,000.00 53 84.53790.0254 LOT 010 BLK 003 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 SEAN CHAPP 1404 EAGLE RIDGE DR ST JOSEPH MN 56374 1404 EAGLE RIDGE DR SAINT JOSEPH MN 56374 0.31 117.00 102.38 102.38 0.00 $3,638.41 $0.00 $3,638.41 $0.00 $3,638.41 54 84.53790.0253 LOT 009 BLK 003 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 TAMMARA E RADEMACHER 406 EAGLE RIDGE CT ST JOSEPH MN 56374 406 EAGLE RIDGE CT SAINT JOSEPH MN 56374 0.41 126.21 115.77 74.65 122.15 196.80 0.00 $6,994.09 $0.00 $6,994.09 $2,994.09 $4,000.00 55 84.53790.0252 LOT 008 BLK 003 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 RYAN P PARSONS 412 EAGLE RIDGE CT ST JOSEPH MN 56374 412 EAGLE RIDGE CT SAINT JOSEPH MN 56374 0.35 108.57 102.73 102.73 0.00 $3,650.85 $0.00 $3,650.85 $0.00 $3,650.85 56 84.53790.0251 LOT 007 BLK 003 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 MARK ZASKE 418 EAGLE RIDGE CT ST JOSEPH MN 56374 418 EAGLE RIDGE CT SAINT JOSEPH MN 56374 0.40 65.55 116.16 116.16 0.00 $4,128.15 $0.00 $4,128.15 $128.15 $4,000.00 57 84.53790.0250 LOT 006 BLK 003 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 SHAWN M COLBERG 424 EAGLE RIDGE CT ST JOSEPH MN 56374 424 EAGLE RIDGE CT SAINT JOSEPH MN 56374 0.56 58.55 118.23 118.23 0.00 $4,201.72 $0.00 $4,201.72 $201.72 $4,000.00 58 84.53790.0249 LOT 005 BLK 003 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 GLEN H SUNDER & BRENDA M SUNDER REV TRUS 423 EAGLE RIDGE CT ST JOSEPH MN 56374 423 EAGLE RIDGE CT SAINT JOSEPH MN 56374 0.62 39.03 128.36 128.36 0.00 $4,561.74 $0.00 $4,561.74 $561.74 $4,000.00 59 84.53790.0248 LOT 004 BLK 003 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 STEARNS FAMILY TRUST 417 EAGLE RIDGE CT ST JOSEPH MN 56374 417 EAGLE RIDGE CT SAINT JOSEPH MN 56374 0.44 62.37 124.70 124.70 0.00 $4,431.84 $0.00 $4,431.84 $431.84 $4,000.00 60 84.53790.0247 LOT 003 BLK 003 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 JEFFREY T & JENNIFER I QUINN 413 EAGLE RIDGE CT ST JOSEPH MN 56374 413 EAGLE RIDGE CT ST JOSEPH MN 56374 0.33 98.42 107.43 107.43 0.00 $3,818.06 $0.00 $3,818.06 $0.00 $3,818.06 61 84.53790.0246 LOT 002 BLK 003 POND VIEW RIDGE SIX SECTION 14 TOWNSHIP 124 RANGE 029 DENNIS E & KARA D BUTKOWSKI 1304 EAGLE RIDGE DR ST JOSEPH MN 56374 1304 EAGLE RIDGE DR ST JOSEPH MN 56374 0.37 129.22 113.97 67.68 116.96 184.64 0.00 $6,562.02 $0.00 $6,562.02 $2,562.02 $4,000.00 62 84.53790.0168 LOT 002 BLK 003 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 NICHOLAS TRISKO 22 12TH AVE SE ST JOSEPH MN 56374 22 12TH AVE SE ST JOSEPH MN 56374 0.28 125.73 0.00 62.87 0.00 62.87 $0.00 $1,823.09 $1,823.09 $0.00 $1,823.09 63 84.53790.0170 LOT 003 BLK 003 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 KYLE BUDDE 1213 ABLE ST E ST JOSEPH MN 56374 1213 ABLE ST E SAINT JOSEPH MN 56374 0.29 86.26 0.00 73.76 73.76 $0.00 $2,139.04 $2,139.04 $0.00 $2,139.04 64 84.53790.0172 LOT 004 BLK 003 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 JOSHUA A SALZER 1219 ABLE ST E ST JOSEPH MN 56374 PO BOX 821 ST JOSEPH, MN 56374-0821 0.30 72.51 0.00 86.05 86.05 $0.00 $2,495.31 $2,495.31 $0.00 $2,495.31 65 84.53790.0174 LOT 005 BLK 003 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 LAWRENCE R & LINDA JERNBERG 1223 ABLE ST E ST JOSEPH MN 56374 1223 EAST ABLE ST ST JOSEPH MN 56374 0.31 66.40 0.00 89.70 89.70 $0.00 $2,601.16 $2,601.16 $0.00 $2,601.16 66 84.53790.0176 LOT 006 BLK 003 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 THOMAS L HELL 100 13TH AVE SE ST JOSEPH MN 56374 100 13TH AVE SE SAINT JOSEPH MN 56374 0.30 75.48 0.00 77.59 77.59 $0.00 $2,249.97 $2,249.97 $0.00 $2,249.97 67 84.53790.0178 LOT 007 BLK 003 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 BRYAN E BROPHY 102 13TH AVE SE ST JOSEPH MN 56374 102 13TH AVE SE SAINT JOSEPH MN 56374 0.38 58.84 0.00 102.19 102.19 $0.00 $2,963.51 $2,963.51 $0.00 $2,963.51 68 84.53790.0180 LOT 008 BLK 003 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 GEOFFREY OLSON 104 13TH AVE SE ST JOSEPH MN 56374 104 13TH AVE SE SAINT JOSEPH MN 56374 0.27 75.16 0.00 80.39 80.39 $0.00 $2,331.17 $2,331.17 $0.00 $2,331.17 69 84.53790.0182 LOT 009 BLK 003 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 BRADY SCHMITZ 106 13TH AVE SE ST JOSEPH MN 56374 106 13TH AVE SE ST JOSEPH MN 56374 0.25 75.00 0.00 75.00 75.00 $0.00 $2,175.00 $2,175.00 $0.00 $2,175.00 70 84.53790.0184 LOT 010 BLK 003 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 ANTHONY M HANNON 108 13TH AVE SE ST JOSEPH MN 56374 108 13TH AVE SE SAINT JOSEPH MN 56374 0.25 75.00 0.00 75.00 75.00 $0.00 $2,175.00 $2,175.00 $0.00 $2,175.00 71 84.53790.0186 LOT 011 BLK 003 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 DUANE E BETO 110 13TH AVE SE ST JOSEPH MN 56374 110 13TH AVE SE SAINT JOSEPH MN 56374 0.34 68.71 0.00 94.55 94.55 $0.00 $2,741.81 $2,741.81 $0.00 $2,741.81 72 84.53790.0188 LOT 012 BLK 003 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 JACOB F GILK 112 13TH AVE SE ST JOSEPH MN 56374 112 13TH AVE SE SAINT JOSEPH MN 56374 0.37 69.26 0.00 99.12 99.12 $0.00 $2,874.48 $2,874.48 $0.00 $2,874.48 73 84.53790.0190 LOT 013 BLK 003 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 TIMOTHY J VALEK 116 13TH AVE SE ST JOSEPH MN 56374 1707 7TH AVE N SAUK RAPIDS MN 56379 0.26 68.96 0.00 80.03 80.03 $0.00 $2,320.87 $2,320.87 $0.00 $2,320.87 74 84.53790.0192 LOT 014 BLK 003 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 CHRISTOPHER A MOHS 122 13TH AVE SE ST JOSEPH MN 56374 122 13TH AVE SE ST JOSEPH MN 56374 0.25 75.02 0.00 78.77 78.77 $0.00 $2,284.33 $2,284.33 $0.00 $2,284.33 75 84.53790.0035 LOT 001 BLK 001 POND VIEW RIDGE TWO SECTION 11 TOWNSHIP 124 RANGE 029 GREGORY BROTHERS 128 13TH AVE SE ST JOSEPH MN 56374 128 13TH AVE SE SAINT JOSEPH MN 56374 9.00 0.00 9.00 9.00 $0.00 $261.00 $261.00 $0.00 $261.00 76 84.53790.0007 LOT 007 BLK 002 POND VIEW RIDGE SECTION 11 TOWNSHIP 124 RANGE 029 MARGARET C AXTMAN REV TRUST 1213 BAKER ST E ST JOSEPH MN 56374 1213 BAKER ST E SAINT JOSEPH MN 56374 31.29 0.00 15.65 15.65 $0.00 $453.71 $453.71 $0.00 $453.71 77 84.53790.0226 LOT 017 BLK 004 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 JOSEPH M ROY 119 13TH AVE SE ST JOSEPH MN 56374 119 13TH AVE SE ST JOSEPH MN 56374 0.26 71.96 0.00 76.17 76.17 $0.00 $2,208.93 $2,208.93 $0.00 $2,208.93 78 84.53790.0224 LOT 016 BLK 004 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 DARREL F & JANET M CONRAD 113 13TH AVE SE ST JOSEPH MN 56374 113 13TH AVE SE ST JOSEPH MN 56374 0.28 89.37 0.00 81.32 81.32 $0.00 $2,358.14 $2,358.14 $0.00 $2,358.14 79 84.53790.0222 LOT 015 BLK 004 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 RYAN M PFANNENSTEIN 109 13TH AVE SE ST JOSEPH MN 56374 109 13TH AVE SE SAINT JOSEPH MN 56374 0.28 185.79 0.00 132.87 132.87 $0.00 $3,853.23 $3,853.23 $0.00 $3,853.23 80 84.53790.0220 LOT 014 BLK 004 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 EDWARD L & THERESA A OCONNELL 106 ABLE CT E ST JOSEPH MN 56374 106 ABLE CT E ST JOSEPH MN 56374 0.36 149.55 138.37 0.00 69.37 108.84 178.21 $0.00 $5,168.02 $5,168.02 $1,168.02 $4,000.00 Page 2 of 8 PRELIMINARY SPECIAL ASSESSMENT WORKSHEET PRELIMINARY SPECIAL ASSESSMENT RATES 7/31/2025 27'-30' Wide Overlay $35.54 /LF 2025 STREET IMPROVEMENTS - POND VIEW RIDGE 32'-33' Wide Overlay $29.00 /LF ST. JOSEPH, MINNESOTA STJOE 183096 PARCEL AREA ACRE LONG SIDE SHORT SIDE LONG SIDE SHORT SIDE ASSESSED FOOTAGE LONG SIDE SHORT SIDE ASSESSED FOOTAGE 27'-30' OVERLAY 32'-33' OVERLAY ITEM NO.PARCEL ID NO.PROPERTY DESCRIPTION PROPERTY OWNER PROPERTY ADDRESS MAILING ADDRESS ADJUSTED PARCEL AREA TOTAL ASSESSMENTACRE SPECIAL ASSESSMENTS PLATTED ABUTTING FOOTAGE 30'-33' WIDE OVERLAY ADJUSTED FOOTAGE 27'-30' WIDE OVERLAY ADJUSTED FOOTAGE SUBTOTAL ASSESSMENT CITY SUBSIDY 81 84.53790.0218 LOT 013 BLK 004 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 TIMOTHY C MABBOTT 114 ABLE CT E ST JOSEPH MN 56374 114 ABLE CT SAINT JOSEPH MN 56374 0.26 107.23 0.00 86.23 86.23 $0.00 $2,500.67 $2,500.67 $0.00 $2,500.67 82 84.53790.0216 LOT 012 BLK 004 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 TASHA A TAMM 122 ABLE CT E ST JOSEPH MN 56374 122 ABLE CT E ST JOSEPH MN 56374 0.26 105.02 0.00 94.52 94.52 $0.00 $2,740.94 $2,740.94 $0.00 $2,740.94 83 84.53790.0214 LOT 011 BLK 004 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 MARGARET HUGHES 128 ABLE CT E ST JOSEPH MN 56374 128 ABLE CT E SAINT JOSEPH MN 56374 0.31 41.86 0.00 102.83 102.83 $0.00 $2,982.07 $2,982.07 $0.00 $2,982.07 84 84.53790.0212 LOT 010 BLK 004 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 DANIEL E & KAREN A WIPPLER 129 ABLE CT E ST JOSEPH MN 56374 129 ABLE CT E ST JOSEPH MN 56374 0.38 39.91 0.00 124.98 124.98 $0.00 $3,624.28 $3,624.28 $0.00 $3,624.28 85 84.53790.0210 LOT 009 BLK 004 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 TOM L GERADS 123 ABLE CT E ST JOSEPH MN 56374 123 ABLE CT E SAINT JOSEPH MN 56374 0.26 76.23 0.00 88.28 88.28 $0.00 $2,559.98 $2,559.98 $0.00 $2,559.98 86 84.53790.0208 LOT 008 BLK 004 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 CHANDLER J BACON 119 ABLE CT E ST JOSEPH MN 56374 119 ABLE CT E SAINT JOSEPH MN 56374 0.25 86.00 0.00 83.46 83.46 $0.00 $2,420.20 $2,420.20 $0.00 $2,420.20 87 84.53790.0206 LOT 007 BLK 004 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 AUSTIN L BOOEN 113 ABLE CT E ST JOSEPH MN 56374 113 ABLE CT E SAINT JOSEPH MN 56374 0.25 65.56 0.00 79.84 79.84 $0.00 $2,315.22 $2,315.22 $0.00 $2,315.22 88 84.53790.0204 LOT 006 BLK 004 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 MICHAH D KIEL 105 ABLE CT E ST JOSEPH MN 56374 105 ABLE CT SAINT JOSEPH MN 56374 0.39 176.29 169.00 0.00 75.86 127.75 203.61 $0.00 $5,904.62 $5,904.62 $1,904.62 $4,000.00 89 84.53790.0202 LOT 005 BLK 004 POND VIEW RIDGE FIVE SECTION 11 TOWNSHIP 124 RANGE 029 TIMOTHY L HENNAGIR 104 12TH AVE SE ST JOSEPH MN 56374 104 12TH AVE SE ST JOSEPH MN 56374 0.26 120.18 0.00 61.48 61.48 $0.00 $1,782.92 $1,782.92 $0.00 $1,782.92 TOTALS:29.79 0.00 2134.39 7,731.22 273.71 1,753.27 2026.98 850.78 6,397.80 7248.58 $72,038.96 $210,208.68 $282,247.63 $22,488.53 $259,759.10 \\dataserver\data\CITY\shared\City Council\City Council Packet\2025\08.04.25\[SJ183096 FAW-CITY.xlsx]PondView Page 3 of 8 PRELIMINARY SPECIAL ASSESSMENT WORKSHEET PRELIMINARY SPECIAL ASSESSMENT RATES 7/31/2025 27'-30' wide overlay $35.54 /LF 2025 STREET IMPROVEMENTS - AUDITORS SUBDIVISION ST. JOSEPH, MINNESOTA 41' wide overlay $21.69 /LF STJOE 183096 PARCEL AREA ACRE LONG SIDE SHORT SIDE LONG SIDE SHORT SIDE ASSESSED FOOTAGE LONG SIDE SHORT SIDE ASSESSED FOOTAGE 27'-30' OVERLAY 41' OVERLAY 1 84.53832.0000 N83' OF LOT 8 & ALL OF LOT 7 BLK 7 TOWNSITE OF ST JOSEPH SECTION 10 TOWNSHIP 124 RANGE 029 TIMOTHY A & SUSAN M BORRESCH 12 3RD AVE NW ST JOSEPH MN 56374 11 3RD AVE NW ST JOSEPH MN 56374 0.44 208.00 104.00 104.00 0.00 $3,696.16 $0.00 $3,696.16 $696.16 $3,000.00 2 84.53828.0000 LOT 012 BLK 006 TOWNSITE OF ST JOSEPH SECTION 10 TOWNSHIP 124 RANGE 029 TIMOTHY A & SUSAN M BORRESCH 11 3RD AVE NW ST JOSEPH MN 56374 11 3RD AVE NW ST JOSEPH MN 56374 0.32 208.00 104.00 104.00 0.00 $3,696.16 $0.00 $3,696.16 $696.16 $3,000.00 3 84.53760.0000 LOT 21 & E45' OF S80' OF LOT 20 PARK TERRACE SECTION 09 TOWNSHIP 124 RANGE 029 RONALD V & ROSANNE EIYNCK 13 4TH AVE NW ST JOSEPH MN 56374 13 4TH AVE NW ST JOSEPH MN 56374 0.28 155.00 0.00 77.50 77.50 $0.00 $1,680.98 $1,680.98 $0.00 $1,680.98 4 84.53759.0000 LOT 20 LESS E45' THEREOF & LESS PART W OF LINE FROM NW COR LOT 20 TO PT 24' E OF SW COR PARK TERRACE SECTION 09 TOWNSHIP 124 RANGE 029 GERALDINE POTTER 423 MINNESOTA ST W ST JOSEPH MN 56374 423 MINNESOTA ST W SAINT JOSEPH MN 56374 0.54 158.27 0.00 158.27 158.27 $0.00 $3,432.88 $3,432.88 $432.88 $3,000.00 5 84.53400.0001 W'LY 24' TRIANGLE OF LOT 20 PARK TERRACE ADD&FR'L .73A OF NW4SE4 LYING N OF RD & ABUTTING LOT 20 CITY OF ST JOSEPH SECTION 09 TOWNSHIP 124 RANGE 029 LISA A BARKER 503 MINNESOTA ST W SAINT JOSEPH MN 56374 503 MINNESOTA ST W SAINT JOSEPH MN 56374 0.72 173.56 0.00 173.56 173.56 $0.00 $3,764.52 $3,764.52 $764.52 $3,000.00 6 84.53400.0002 .50 A. OF NW4SE4, BEG ON CL OF MN ST 1592.24' SW OF INTR MN ST & IA ST-SW ON CL 109.73'-R90D 208.64'-R90D 109.73'-R90D 208.6' TO BEG CITY OF ST. JOSEPH SECTION 09 TOWNSHIP 124 RANGE 029 TIMOTHY J MCPHEE 507 MINNESOTA ST W ST JOSEPH MN 56374 PO BOX 14 SARTEL MN 56374 0.53 109.79 0.00 109.79 109.79 $0.00 $2,381.35 $2,381.35 $0.00 $2,381.35 7 84.53400.0003 .50 A. NW4SE4, BEG ON CL OF MN ST 1,767' SW OF CROSSING OF CL OF MN & IA STS-SW ON CL 109.73'-R90D 208.71'-R90D 109.73'-R90D208.67' TO BEG SECTION 09 TOWNSHIP 124 RANGE 029 ALEC J MATTSON 11 6TH AVE NW ST JOSEPH MN 56374 11 6TH AVE NW SAINT JOSEPH MN 56374 0.52 109.73 0.00 109.73 109.73 $0.00 $2,380.04 $2,380.04 $0.00 $2,380.04 8 84.53437.0000 1.00 A. FR 1 A. OF E2NW4SE4 IN S 9 T 124 R 29 & OF LOT 4 LYING NLY OF ROAD IN AUD SUBD 4 SECTION 09 TOWNSHIP 124 RANGE 029 ROBERT A & LINDA M REISINGER 601 MINNESOTA ST W ST JOSEPH MN 56374 601 MINNESOTA ST W ST JOSEPH MN 56374 1.00 208.71 0.00 208.71 208.71 $0.00 $4,526.92 $4,526.92 $1,526.92 $3,000.00 9 84.53438.0000 .50 A. FR .50 A. OF LOT 4 AUD SUBD #04 SECTION 10 TOWNSHIP 124 RANGE 029 DAVID J & LORI J W WUOLU 609 MINNESOTA ST W ST JOSEPH MN 56374 609 MINNESOTA ST W ST JOSEPH MN 56374 0.50 104.35 0.00 104.35 104.35 $0.00 $2,263.35 $2,263.35 $0.00 $2,263.35 10 84.53300.0262 .50 A. PT OF W2SE4, B AT PT OF IA & MN ST-SW ALONG ST 2190.76' TO PT OF B-SW ALONG ST 104.35'-NW208.71'-NE 104.35'-SE208.71' TO BEG SECTION 09 TOWNSHIP 124 RANGE 029 JOANNE M LEUTHARDT 10694 MINNESOTA ST W ST JOSEPH MN 56374 10694 MINNESOTA ST W SAINT JOSEPH MN 56374 0.50 104.35 0.00 104.35 104.35 $0.00 $2,263.35 $2,263.35 $0.00 $2,263.35 11 84.53300.0260 9-124-29 146.39A SW4NW4 & N2SW4 LESS N 131.12' OF S 342.42' OF E 140' OF W 672' & INCL N 20.31A OF SE4SW4 & OF SW4SE4 LYING NLY OF MINNESOTA STREET & INCL WLY 20.20A OF NW4SE4 LESS P/O W2SE4 BEG AT PT OF INT OF IOWA ST & MINNESOTA ST-SW ALG CL MINNESOTA ST 2190.76' TO POB-CONT SW ALG CL 104.35'-NW 208.71'-NE 104.35'-SE 208.71' TO POB & LESS P/O SE4SW4 LYING ELY OF CL CSAH DELBERT BECHTOLD 10932 MINNESOTA ST W ST JOSEPH MN 56374 12031 COUNTY ROAD 139 SAINT CLOUD MN 56301 143.12 39.86 969.12 0.00 969.12 969.12 $0.00 $21,020.21 $21,020.21 $0.00 $21,020.21 12 84.53436.0002 LOT OUTLOT E BENEDICT SISTERS OF THE ORDER OF ST BENEDICT 104 CHAPEL LN ST JOSEPH MN 56374 4.82 702.00 0.00 702.00 702.00 $0.00 $15,226.38 $15,226.38 $4,726.23 $10,500.15 13 84.53470.0090 LOT OUTLOT D BENEDICT SISTERS OF THE ORDER OF ST BENEDICT 104 CHAPEL LN ST JOSEPH MN 56374 7.33 1063.71 0.00 1063.71 1063.71 $0.00 $23,071.87 $23,071.87 $7,116.22 $15,955.65 14 84.53440.0010 PART OF LOT 7 DAF:POB BEING INTERSECTION OF WLY EXT OF NLY LN OF BLK 1 ORIG TOWN OF ST JOSEPH WITH WLY R/O/W LN OHIO AVE- SE300' ALONG R/O/W LN -SW160'-NW300' TO EXT NLY LN BLK 1-NE160' TO POB AUD SUBD #04 SECTION 10 TOWNSHIP 124 RANGE 029 ST JOSEPH APARTMENTS INC 410 MINNESOTA ST W ST JOSEPH MN 56374 911 18TH ST N SAINT CLOUD MN 56303 1.14 161.44 0.00 19.31 19.31 $0.00 $418.83 $418.83 $0.00 $418.83 15 84.53436.0012 9-124-29 1.95A P/O SE4SW4 COM S4 COR SEC 9- N ALG E LN 751.39' TO POB-CONT N ALG E LN 304.43' TO CL CSAH #2-S73D W ALG CL 277.70'- S6D E 295.57'-N73D E 244.25' TO POB & PART COM SE COR-NE ALG E LN 728.34'-S76D W 255.09' TO POB-N76D E 255.09' TO E LN-NE ALG E LN 23.05'-S73D W 244.25'-N6D W 295.57' TO CL CSAH #2-S73D W ALG CL TO INT WITH LN BEARING N6D W FROM POB-S6D E 305.66' MARK SCHRODEN 1260 MINNESOTA ST W ST JOSEPH MN 56374 1260 MINNESOTA ST W SAINT JOSEPH MN 56374 1.95 292.87 0.00 292.87 292.87 $0.00 $6,352.35 $6,352.35 $3,352.35 $3,000.00 16 84.53436.0010 9-124-29 11.03A P/O SE4SW4 LYING S OF CSAH 2 LESS W 11.92A & LESS PART COM S4 COR SEC 9-N ALG E LN 751.39' TO POB-CONT N ALG E LN 304.43' TO CL CSAH #2-S73D W ALG CL 277.70'-S6D E 295.57'-N73D E 244.25' TO POB & LESS .47A PER PARCEL #23 ROW PLAT# 73-22 SECTION 09 TOWNSHIP 124 RANGE 029 WALZ PROPERTIES LLC 17066 GARDEN GROVE RD SE BECKER MN 55308 11.75 8.96 250.07 0.00 250.07 250.07 $0.00 $5,424.02 $5,424.02 $0.00 $5,424.02 TOTALS:175.44 48.82 571.00 4407.97 208.00 0.00 208.00 77.50 4265.84 4343.34 $7,392.32 $94,207.04 $101,599.36 $19,311.43 $82,287.93 \\dataserver\data\CITY\shared\City Council\City Council Packet\2025\08.04.25\[SJ183096 FAW-CITY.xlsx]PondView 41' WIDE OVERLAY ADJUSTED FOOTAGE 27'-30' WIDE OVERLAY ADJUSTED FOOTAGE ITEM NO.PARCEL ID NO.PROPERTY DESCRIPTION PROPERTY OWNER PROPERTY ADDRESS MAILING ADDRESS ADJUSTED PARCEL AREA TOTAL ASSESSMENTACRE SPECIAL ASSESSMENTS PLATTED ABUTTING FOOTAGE SUBTOTAL ASSESSMENT CITY SUBSIDY Page 4 of 8 PRELIMINARY SPECIAL ASSESSMENT WORKSHEET 7/31/2025 2025 STREET IMPROVEMENTS - CLOVERDALE ESTATES 32'-33' Wide Overlay $29.00 /LF ST. JOSEPH, MINNESOTA STJOE 183096 PARCEL AREA SPECIAL ASSESSMENTS ACRE LONG SIDE SHORT SIDE LONG SIDE SHORT SIDE ASSESSED FOOTAGE 32'-33' OVERLAY 1 84.53472.0044 LOT 001 BLK 003 CLOVERDALE ESTATES TO ST JOE SECTION 10 TOWNSHIP 124 RANGE 029 CORY P MOLITOR 218 7TH AVE SE ST JOSEPH MN 56374 218 7TH AVE SE ST JOSEPH MN 56374 0.37 101.39 101.39 101.39 $2,940.31 $0.00 $2,940.31 2 84.53472.0045 LOT 002 BLK 003 CLOVERDALE ESTATES TO ST JOE SECTION 10 TOWNSHIP 124 RANGE 029 PATRICIA M WALETZKO 711 CALLAWAY ST E ST JOSEPH MN 56374 711 CALLAWAY ST E SAINT JOSEPH MN 56374 0.37 101.39 101.39 101.39 $2,940.31 $0.00 $2,940.31 3 84.53472.0046 LOT 003 BLK 003 CLOVERDALE ESTATES TO ST JOE SECTION 10 TOWNSHIP 124 RANGE 029 JASON A PARKS 717 CALLAWAY ST E ST JOSEPH MN 56374 717 CALLAWAY ST E SAINT JOSEPH MN 56374 0.37 100.24 100.24 100.24 $2,906.96 $0.00 $2,906.96 4 84.53475.0016 LOT 002 BLK 001 CLOVERDALE ESTATES 3RD ADD SECTION 10 TOWNSHIP 124 RANGE 029 CURT M RICHTER 805 CALLAWAY ST E ST JOSEPH MN 56374 805 CALLAWAY ST E SAINT JOSEPH MN 56374 0.42 133.07 66.54 66.54 $1,929.52 $0.00 $1,929.52 5 84.53475.0035 LOT 001 BLK 006 CLOVERDALE ESTATES 3RD ADD SECTION 10 TOWNSHIP 124 RANGE 029 TIMOTHY LOSO 806 CALLAWAY ST E ST JOSEPH MN 56374 806 CALLAWAY ST E SAINT JOSEPH MN 56374 0.31 133.35 66.68 66.68 $1,933.58 $0.00 $1,933.58 6 84.53472.0042 LOT 004 BLK 002 CLOVERDALE ESTATES TO ST JOE SECTION 10 TOWNSHIP 124 RANGE 029 THOMAS E & ALICE KLEIN 718 CALLAWAY ST E ST JOSEPH MN 56374 718 CALLAWAY ST E ST JOSEPH MN 56374 0.37 99.98 99.98 99.98 $2,899.42 $0.00 $2,899.42 7 84.53472.0047 LOT 5 LESS W 10' CLOVERDALE ESTATES TO ST JOE SECTION 10 TOWNSHIP 124 RANGE 029 DAVID MENZHUBER 712 CALLAWAY ST E ST JOSEPH MN 56374 712 CALLAWAY ST E SAINT JOSEPH MN 56374 0.34 91.39 91.39 91.39 $2,650.31 $0.00 $2,650.31 8 84.53472.0043 LOT 6 & W 10' LOT 5 CLOVERDALE ESTATES TO ST JOE SECTION 10 TOWNSHIP 124 RANGE 029 CHAD W JOHNSON 302 7TH AVE SE ST JOSEPH MN 56374 302 7TH AVE SE SAINT JOSEPH MN 56374 0.41 111.39 111.39 111.39 $3,230.31 $0.00 $3,230.31 9 84.53472.0039 LOT 001 BLK 002 CLOVERDALE ESTATES TO ST JOE SECTION 10 TOWNSHIP 124 RANGE 029 MASON J DOHERTY 306 7TH AVE SE ST JOSEPH MN 56374 306 7TH AVE SE SAINT JOSEPH MN 56374 0.37 101.39 101.39 101.39 $2,940.31 $0.00 $2,940.31 10 84.53472.0040 LOT 002 BLK 002 CLOVERDALE ESTATES TO ST JOE SECTION 10 TOWNSHIP 124 RANGE 029 KAREN M WOLFORD 711 DALE ST E ST JOSEPH MN 56374 711 DALE ST E SAINT JOSEPH MN 56374 0.37 101.39 101.39 101.39 $2,940.31 $0.00 $2,940.31 11 84.53472.0041 LOT 003 BLK 002 CLOVERDALE ESTATES TO ST JOE SECTION 10 TOWNSHIP 124 RANGE 029 ARIEL NIEVES MONTERO 717 DALE ST E ST JOSEPH MN 56374 717 DALE ST SAINT JOSEPH MN 56374 0.37 99.30 99.30 99.30 $2,879.70 $0.00 $2,879.70 12 84.53475.0038 LOT 002 BLK 001 CLOVERDALE ESTATES 4TH ADD SECTION 10 TOWNSHIP 124 RANGE 029 JOSEPH M FISCHER 805 DALE ST E ST JOSEPH MN 56374 805 DALE ST E ST JOSEPH MN 56374 0.38 136.45 68.23 68.23 $1,978.53 $0.00 $1,978.53 13 84.53475.0059 LOT 001 BLK 005 CLOVERDALE ESTATES 4TH ADD SECTION 10 TOWNSHIP 124 RANGE 029 DEBRA WILLIAMS 806 DALE ST E ST JOSEPH MN 56374 806 DALE ST E ST JOSEPH MN 56374 0.29 122.10 61.05 61.05 $1,770.45 $0.00 $1,770.45 14 84.53472.0038 LOT 006 BLK 001 CLOVERDALE ESTATES TO ST JOE SECTION 10 TOWNSHIP 124 RANGE 029 GARY S & JANET M ROQUETTE 718 DALE ST E ST JOSEPH MN 56374 718 DALE ST E ST JOSEPH MN 56374 0.36 113.68 98.43 98.43 $2,854.47 $0.00 $2,854.47 15 84.53472.0036 LOTS 4 & 5 CLOVERDALE ESTATES TO ST JOE SECTION 10 TOWNSHIP 124 RANGE 029 HERMAN & PATRICIA GANGL TRUST 316 7TH AVE SE ST JOSEPH MN 56374 316 7TH AVE SE SAINT JOSEPH MN 56374 0.74 202.77 101.39 101.39 $2,940.17 $0.00 $2,940.17 TOTALS:5.84 0.00 727.74 1021.54 363.87 1006.29 1370.16 $39,734.64 $0.00 $39,734.64 \\dataserver\data\CITY\shared\City Council\City Council Packet\2025\08.04.25\[SJ183096 FAW-CITY.xlsx]PondView PRELIMINARY SPECIAL ASSESSMENT RATES ITEM NO.PARCEL ID NO.PROPERTY DESCRIPTION PROPERTY OWNER PROPERTY ADDRESS MAILING ADDRESS ADJUSTED PARCEL AREA TOTAL ASSESSMENTACRE PLATTED ABUTTING FOOTAGE 30'-33' WIDE OVERLAY ADJUSTED FOOTAGE CITY SUBSIDY Page 5 of 8 CONFIRM ASSESSED FOOTAGE AND RATE IS UPDATED. PRELIMINARY SPECIAL ASSESSMENT WORKSHEET 7/31/2025 27'-30' Wide Overlay $35.54 /LF 2025 STREET IMPROVEMENTS - FLOYD BARNES ADDITION ST. JOSEPH, MINNESOTA STJOE 183096 PARCEL AREA SPECIAL ASSESSMENTS ACRE LONG SIDE SHORT SIDE LONG SIDE SHORT SIDE ASSESSED FOOTAGE 27'-30' OVERLAY 1 84.53530.0005 LOT 004 BLK 001 FLOYD BARNES ADD TO ST JOE SECTION 10 TOWNSHIP 124 RANGE 029 THOMAS R MUSKE 707 MINNESOTA ST E ST JOSEPH MN 56374 707 MINNESOTA ST E ST JOSEPH MN 56374 0.32 176.00 88.00 88.00 $3,127.52 $0.00 $3,127.52 2 84.53530.0000 1.51 A. OF SE4 W'LY 793.92' OF SE4NE4 LYING S'LY OF DANIEL FUNERAL HOME TRACT FLOYD BARNES ADD TO ST JOE SECTION 10 TOWNSHIP 124 RANGE 029 HARVEY F & NANCY J NOTCH 406 8TH AVE NE ST JOSEPH MN 56374 406 8TH AVE NE ST JOSEPH MN 56374 1.61 208.77 208.77 208.77 $7,419.69 $3,419.69 $4,000.00 3 84.53430.0084 2.50 A. THAT PART OF E2NE4 LYING S'LY OF CO RD 75 & N OF FDL BEG 115.50' N OF SW COR OF SE4NE4 - S84D E 75.60' - S87D E 120' - S84D E 601.22' TO E LN OF W 793.88' TERM SECTION 10 TOWNSHIP 124 RANGE 029 MCKELLIE PROPERTIES LLC 414 8TH AVE NE ST JOSEPH MN 56374 1712 BOULDER DR SARTELL MN 56377 2.77 174.06 174.06 174.06 $6,186.09 $0.00 $6,186.09 4A 84.53470.0270 UNIT 1 TOGETHER WITH 1/8 INT IN THE COMMON ELEMENT BUS CTR OF ST JOSEPH CONDO INC SECTION 10 TOWNSHIP 124 RANGE 029 DM PROPERTY LLC 710 COUNTY ROAD 75 W 101 ST JOSEPH MN 56374 PO BOX 388 CLEARWATER, MN 55320-0388 0.23 18.09 18.09 18.09 $643.05 $0.00 $643.05 4B 84.53470.0271 UNIT 2 TOGETHER WITH 1/8 INT IN THE COMMON ELEMENT BUS CTR OF ST JOSEPH CONDO INC SECTION 10 TOWNSHIP 124 RANGE 029 DM PROPERTY LLC 710 COUNTY ROAD 75 W 102 ST JOSEPH MN 56374 PO BOX 388 CLEARWATER, MN 55320-0388 0.23 18.09 18.09 18.09 $643.05 $0.00 $643.05 4C 84.53470.0272 UNIT 3 TOGETHER WITH 1/8 INT IN THE COMMON ELEMENT BUS CTR OF ST JOSEPH CONDO INC SECTION 10 TOWNSHIP 124 RANGE 029 DM PROPERTY LLC 710 COUNTY ROAD 75 W 103 ST JOSEPH MN 56374 PO BOX 388 CLEARWATER, MN 55320-0388 0.23 18.09 18.09 18.09 $643.05 $0.00 $643.05 4D 84.53470.0273 UNIT 4 TOGETHER WITH 1/8 INT IN THE COMMON ELEMENT BUS CTR OF ST JOSEPH CONDO INC SECTION 10 TOWNSHIP 124 RANGE 029 DM PROPERTY LLC 710 COUNTY ROAD 75 W 103 ST JOSEPH MN 56374 PO BOX 388 CLEARWATER, MN 55320-0388 0.23 18.09 18.09 18.09 $643.05 $0.00 $643.05 4E 84.53470.0274 UNIT 5 TOGETHER WITH 1/8 INT IN THE COMMON ELEMENT BUS CTR OF ST JOSEPH CONDO INC SECTION 10 TOWNSHIP 124 RANGE 029 DM PROPERTY LLC 710 COUNTY ROAD 75 W 103 ST JOSEPH MN 56374 PO BOX 388 CLEARWATER, MN 55320-0388 0.23 18.09 18.09 18.09 $643.05 $0.00 $643.05 4F 84.53470.0275 UNIT 6 TOGETHER WITH 1/8 INT IN THE COMMON ELEMENT BUS CTR OF ST JOSEPH CONDO INC SECTION 10 TOWNSHIP 124 RANGE 029 DM PROPERTY LLC 710 COUNTY ROAD 75 W 103 ST JOSEPH MN 56374 PO BOX 388 CLEARWATER, MN 55320-0388 0.23 18.09 18.09 18.09 $643.05 $0.00 $643.05 4G 84.53470.0276 UNIT 7 TOGETHER WITH 1/8 INT IN THE COMMON ELEMENT BUS CTR OF ST JOSEPH CONDO INC SECTION 10 TOWNSHIP 124 RANGE 029 DM PROPERTY LLC 710 COUNTY ROAD 75 W 103 ST JOSEPH MN 56374 PO BOX 388 CLEARWATER, MN 55320-0388 0.23 18.09 18.09 18.09 $643.05 $0.00 $643.05 4H 84.53470.0277 UNIT 8 TOGETHER WITH 1/8 INT IN THE COMMON ELEMENT BUS CTR OF ST JOSEPH CONDO INC SECTION 10 TOWNSHIP 124 RANGE 029 DM PROPERTY LLC 710 COUNTY ROAD 75 W 103 ST JOSEPH MN 56374 PO BOX 388 CLEARWATER, MN 55320-0388 0.23 18.09 18.09 18.09 $643.05 $0.00 $643.05 5 84.53430.0082 1.00 A. S 150' OF E 290.40' OF SW4NE4 SECTION 10 TOWNSHIP 124 RANGE 029 ROBERT E & ELLEN L WAHLSTROM REV TRUST 409 8TH AVE NE ST JOSEPH MN 56374 409 8TH AVE NE SAINT JOSEPH MN 56374 0.99 149.96 149.96 149.96 $5,329.58 $1,329.58 $4,000.00 6 84.53430.0050 10-124-29 1.13 A PT OF NW4NW4 DAF: COMM E4 OF SEC 10 - S89DW ALG E-W4 LINE OF SEC 10 1309.84' TO POB, SAID E-W4 LINE BEING TERMINATED BY E4 COR OF SEC 9 - S 00D E .43' TO AN IRON PIPE MONUMENT- S00D E 281.47' TO N'LY ROW OF MN ST FKA MN TRUNK HIGHWAY 52 - S85D W ALG LAST DESCRIBED ROW 150.36' - N00D W 292.90' TO E-W4 SEC LN - N89D E ALG E-W4 LN 150.00' TO POB SECTION 10 TO JAMES & MARY ANN GRAEVE TRUST 619 MINNESOTA ST E SAINT JOSEPH MN 56374 619 MINNESOTA ST E ST JOSEPH MN 56374 0.99 281.90 140.95 140.95 $5,009.36 $1,009.36 $4,000.00 TOTALS:8.49 0.00 457.90 677.54 228.95 677.54 906.49 $32,216.65 $5,758.63 $26,458.03 \\dataserver\data\CITY\shared\City Council\City Council Packet\2025\08.04.25\[SJ183096 FAW-CITY.xlsx]PondView PRELIMINARY SPECIAL ASSESSMENT RATES ITEM NO.PARCEL ID NO.PROPERTY DESCRIPTION PROPERTY OWNER PROPERTY ADDRESS MAILING ADDRESS ADJUSTED PARCEL AREA TOTAL ASSESSMENTACRE PLATTED ABUTTING FOOTAGE 27'-30' WIDE OVERLAY ADJUSTED FOOTAGE CITY SUBSIDY Page 6 of 8 PRELIMINARY SPECIAL ASSESSMENT WORKSHEET PRELIMINARY SPECIAL ASSESSMENT RATES 7/31/2025 2025 STREET IMPROVEMENTS - GRACEVIEW ESTATES 32'-33' Wide Overlay $29.00 /LF ST. JOSEPH, MINNESOTA STJOE 183096 PARCEL AREA SPECIAL ASSESSMENTS ACRE LONG SIDE SHORT SIDE LONG SIDE SHORT SIDE ASSESSED FOOTAGE 32'-33' OVERLAY 1 84.53533.0150 LOT 017 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 KELLY HORNING 525 ELENA LN ST JOSEPH MN 56374 525 ELENA LN SAINT JOSEPH MN 56374 0.29 107.20 61.27 61.27 $1,776.83 $0.00 $1,776.83 2 84.53533.0149 LOT 016 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 DONALD BLACKWELL 515 ELENA LN ST JOSEPH MN 56374 515 ELENA LN SAINT JOSEPH MN 56374 0.25 138.18 80.36 80.36 $2,330.30 $0.00 $2,330.30 3 84.53533.0148 LOT 015 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 CHEN KIMBERLY ZABEL ANDREW D 505 ELENA LN ST JOSEPH MN 56374 421 19TH AVE N SARTELL MN 56377-1680 0.27 121.92 76.82 76.82 $2,227.78 $0.00 $2,227.78 4 84.53533.0147 LOT 014 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 WEN XIN LIU 458 ELENA LN ST JOSEPH MN 56374 458 ELENA LN SAINT JOSEPH MN 56374 0.27 114.68 67.18 67.18 $1,948.08 $0.00 $1,948.08 5 84.53533.0146 LOT 013 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 JORDEN L ARBACH 450 ELENA LN ST JOSEPH MN 56374 450 ELENA LN SAINT JOSEPH MN 56374 0.27 117.17 66.28 66.28 $1,921.98 $0.00 $1,921.98 6 84.53533.0145 LOT 012 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 ALLYSON M MUELLER 446 ELENA LN ST JOSEPH MN 56374 446 ELENA LN SAINT JOSEPH MN 56374 0.27 105.19 67.02 67.02 $1,943.44 $0.00 $1,943.44 7 84.53533.0144 LOT 011 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 SCOTT E & LISA J NOLAN 442 ELENA LN ST JOSEPH MN 56374 442 ELENA LN ST JOSEPH MN 56374 0.26 70.17 75.46 75.46 $2,188.34 $0.00 $2,188.34 8 84.53533.0143 LOT 010 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 STEPHANIE A FLECK 438 ELENA LN SAINT JOSEPH MN 56374 438 ELENA LN SAINT JOSEPH MN 56374 0.26 55.05 79.42 79.42 $2,303.04 $0.00 $2,303.04 9 84.53533.0142 LOT 009 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 SUSAN B NOLAN 434 ELENA LN SAINT JOSEPH MN 56374 434 ELENA LN SAINT JOSEPH MN 56374 0.25 66.18 73.84 73.84 $2,141.36 $0.00 $2,141.36 10 84.53533.0141 LOT 008 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 JASON L HADLEY 430 ELENA LN SAINT JOSEPH MN 56374 430 ELENA LN SAINT JOSEPH MN 56374 0.33 36.94 81.99 81.99 $2,377.71 $0.00 $2,377.71 11 84.53533.0140 LOT 007 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 SARA S REVIER 426 ELENA LN ST JOSEPH MN 56374 426 ELENA LN SAINT JOSEPH MN 56374 0.73 62.25 116.71 116.71 $3,384.59 $0.00 $3,384.59 12 84.53533.0139 LOT 006 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 TRAVIS W MOORE 422 ELENA LN ST JOSEPH MN 56374 422 ELENA LN SAINT JOSEPH MN 56374 0.57 52.20 122.47 122.47 $3,551.63 $0.00 $3,551.63 13 84.53533.0138 LOT 005 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 THOMAS M JOHNSTONE 418 ELENA LN ST JOSEPH MN 56374 418 ELENA LN SAINT JOSEPH MN 56374 0.33 65.97 85.49 85.49 $2,479.07 $0.00 $2,479.07 14 84.53533.0137 LOT 004 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 MINKYU KIM 414 ELENA LN ST JOSEPH MN 56374 414 ELENA LN SAINT JOSEPH MN 56374 0.26 69.82 69.82 69.82 $2,024.78 $0.00 $2,024.78 15 84.53533.0136 LOT 003 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 CURTIS LOUKS 410 ELENA LN ST JOSEPH MN 56374 410 ELENA LN ST JOSEPH MN 56374 0.33 78.84 78.84 78.84 $2,286.36 $0.00 $2,286.36 16 84.53533.0135 LOT 002 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 THERESA E KOTSMITH 406 ELENA LN ST JOSEPH MN 56374 406 ELENA LN SAINT JOSEPH MN 56374 0.32 126.51 77.83 77.83 $2,257.07 $0.00 $2,257.07 17 84.53533.0134 LOT 001 BLK 002 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 ANDREW T RENNECKE 402 ELENA LN ST JOSEPH MN 56374 402 ELENA LN SAINT JOSEPH MN 56374 0.33 193.39 96.70 96.70 $2,804.16 $0.00 $2,804.16 18 84.53533.0110 LOT 001 BLK 001 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 EVAN T VOS 501 ELLIE CT ST JOSEPH MN 56374 501 ELLIE CT SAINT JOSEPH MN 56374 1.60 116.36 89.16 89.16 $2,585.50 $0.00 $2,585.50 19 84.53533.0111 LOT 002 BLK 001 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 ALBERT F CASPERSON 505 ELLIE CT ST JOSEPH MN 56374 505 ELLIE CT SAINT JOSEPH MN 56374 0.27 70.66 70.66 70.66 $2,049.14 $0.00 $2,049.14 20 84.53533.0112 LOT 003 BLK 001 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 JENNY L OIEN 509 ELLIE CT ST JOSEPH MN 56374 509 ELLIE CT SAINT JOSEPH MN 56374 0.26 55.56 72.37 72.37 $2,098.59 $0.00 $2,098.59 21 84.53533.0121 LOT 012 BLK 001 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 JACOB A ZETAH 506 ELLIE CT ST JOSEPH MN 56374 506 ELLIE CT SAINT JOSEPH MN 56374 0.32 83.01 74.08 74.08 $2,148.32 $0.00 $2,148.32 22 84.53533.0122 LOT 013 BLK 001 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 TATE A VIERE 403 ELENA LN ST JOSEPH MN 56374 403 ELENA LN ST JOSEPH MN 56374 0.44 196.83 65.40 87.42 108.39 195.81 $5,678.49 $1,678.49 $4,000.00 23 84.53533.0123 LOT 014 BLK 001 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 JEFFREY J & APRIL L TESCH 407 ELENA LN ST JOSEPH MN 56374 407 ELENA LN ST JOSEPH MN 56374 0.28 56.80 80.22 80.22 $2,326.38 $0.00 $2,326.38 24 84.53533.0124 LOT 015 BLK 001 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 MICHAEL LEHMBERG 411 ELENA LN ST JOSEPH MN 56374 411 ELENA LN SAINT JOSEPH MN 56374 0.28 103.04 74.54 74.54 $2,161.52 $0.00 $2,161.52 25 84.53533.0125 LOT 016 BLK 001 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 BENJAMIN P FREDRICKSON 415 ELENA LN ST JOSEPH MN 56374 415 ELENA LN SAINT JOSEPH MN 56374 0.28 133.36 82.76 82.76 $2,400.04 $0.00 $2,400.04 26 84.53533.0126 LOT 017 BLK 001 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 PETER H ATHMANN 425 ELENA LN ST JOSEPH MN 56374 425 ELENA LN SAINT JOSEPH MN 56374 0.26 140.77 83.52 83.52 $2,421.94 $0.00 $2,421.94 27 84.53533.0127 LOT 018 BLK 001 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 BRENNAN OLSON 441 ELENA LN ST JOSEPH MN 56374 441 ELENA LN SAINT JOSEPH MN 56374 0.29 120.76 73.93 73.93 $2,143.97 $0.00 $2,143.97 28 84.53533.0128 LOT 019 BLK 001 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 BRENT M ESTERBERG 445 ELENA LN ST JOSEPH MN 56374 445 ELENA LN ST JOSEPH MN 56374 0.29 37.71 78.30 78.30 $2,270.56 $0.00 $2,270.56 29 84.53533.0129 LOT 020 BLK 001 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 CHRISTOPHER J NELSON 447 ELENA LN ST JOSEPH MN 56374 447 ELENA LN SAINT JOSEPH MN 56374 0.28 49.43 73.10 73.10 $2,119.90 $0.00 $2,119.90 30 84.53533.0130 LOT 021 BLK 001 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 NATHAN J FISCHER 451 ELENA LN ST JOSEPH MN 56374 451 ELENA LN SAINT JOSEPH MN 56374 0.28 45.85 71.51 71.51 $2,073.79 $0.00 $2,073.79 31 84.53533.0131 LOT 022 BLK 001 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 DARRELL W KRAFT 455 ELENA LN ST JOSEPH MN 56374 455 ELENA LN SAINT JOSEPH MN 56374 0.28 55.61 72.76 72.76 $2,109.90 $0.00 $2,109.90 32 84.53533.0132 LOT 023 BLK 001 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 LACEY J SMITH 457 ELENA LN ST JOSEPH MN 56374 457 ELENA LN SAINT JOSEPH MN 56374 0.28 57.43 71.97 71.97 $2,086.99 $0.00 $2,086.99 33 84.53533.0133 LOT 024 BLK 001 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 CHAD GAPINSKI 459 ELENA LN ST JOSEPH MN 56374 459 ELENA LN SAINT JOSEPH MN 56374 0.33 166.46 69.00 82.89 81.00 163.89 $4,752.88 $752.88 $4,000.00 ITEM NO.PARCEL ID NO.MAILING ADDRESSPROPERTY ADDRESSPROPERTY OWNERPROPERTY DESCRIPTION 32'-33' WIDE OVERLAY ADJUSTED FOOTAGE PLATTED ABUTTING FOOTAGE TOTAL ASSESSMENT ADJUSTED PARCEL AREA ACRE CITY SUBSIDY Page 7 of 8 PRELIMINARY SPECIAL ASSESSMENT WORKSHEET PRELIMINARY SPECIAL ASSESSMENT RATES 7/31/2025 2025 STREET IMPROVEMENTS - GRACEVIEW ESTATES 32'-33' Wide Overlay $29.00 /LF ST. JOSEPH, MINNESOTA STJOE 183096 PARCEL AREA SPECIAL ASSESSMENTS ACRE LONG SIDE SHORT SIDE LONG SIDE SHORT SIDE ASSESSED FOOTAGE 32'-33' OVERLAYITEM NO.PARCEL ID NO.MAILING ADDRESSPROPERTY ADDRESSPROPERTY OWNERPROPERTY DESCRIPTION 32'-33' WIDE OVERLAY ADJUSTED FOOTAGE PLATTED ABUTTING FOOTAGE TOTAL ASSESSMENT ADJUSTED PARCEL AREA ACRE CITY SUBSIDY 34 84.53797.0823 LOT 001 BLK 001 S&H TOWNHOMES OF GRACEVIEW PLAT 2 SECTION 15 TOWNSHIP 124 RANGE 29 S&H TOWNHOMES OF GRACEVIEW HOMEOWNERS ASSOCIATION 229 5TH AVENUE S ST JOSEPH MN 56374 229 5TH AVE S SAINT CLOUD MN 56301 2.11 193.31 193.31 $0.00 35A 84.53797.0833 LOT 011 BLK 001 S&H TOWNHOMES OF GRACEVIEW PLAT 2 SECTION 15 TOWNSHIP 124 RANGE 29 JANICE M KOLLAR 2006 REV TRUST 421 4TH AVE SE SAINT JOSEPH MN 56374 0.05 24.16 24.16 $700.75 $0.00 $700.75 35B 84.53797.0832 LOT 010 BLK 001 S&H TOWNHOMES OF GRACEVIEW PLAT 2 SECTION 15 TOWNSHIP 124 RANGE 29 CAROLYN SUE FINLEY 423 4TH AVE SE SAINT JOSEPH MN 56374 0.05 24.16 24.16 $700.75 $0.00 $700.75 35C 84.53797.0838 LOT 9 & P/O LOT 8 BLK 1 LYING NELY OF A LN COM MOST WLY COR LOT 8-N43D E ALG NWLY LN 22.50' TO POB-S46D E 42.00' TO SELY LN LOT 8 & TERM S & H DEVELOPERS LLC 718 CALLOWAY ST E SAINT JOSEPH MN 56374 0.04 24.16 24.16 $700.75 $0.00 $700.75 35D 84.53797.0837 LOT 7 & P/O LOT 8 BLK 1 LYING SWLY OF A LN COM MOST WLY COR LOT 8-N43D E ALG NWLY LN 22.50' TO POB-S46D E 42.00' TO SELY LN LOT 8 & TERM JUDITH GRIFFIN 429 4TH AVE SE SAINT JOSEPH MN 56374 0.04 24.16 24.16 $700.75 $0.00 $700.75 35E 84.53797.0824 LOT 002 BLK 001 S&H TOWNHOMES OF GRACEVIEW PLAT 2 SECTION 15 TOWNSHIP 124 RANGE 29 MADELINE E HOULIHAN 411 4TH AVE SE SAINT JOSEPH MN 56374 0.04 24.16 24.16 $700.75 $0.00 $700.75 35F 84.53797.0825 LOT 003 BLK 001 S&H TOWNHOMES OF GRACEVIEW PLAT 2 SECTION 15 TOWNSHIP 124 RANGE 29 CAROLINE E LINZ 413 4TH AVE SE SAINT JOSEPH MN 56374 0.05 24.16 24.16 $700.75 $0.00 $700.75 35G 84.53797.0835 LOT 4 & P/O LOT 5 BLK 1 LYING NELY OF A LN COM MOST WLY COR LOT 5-N43D E ALG NWLY LN 23.50' TO POB-S46D E 42.00' TO SELY LN LOT 5 & TERM S & H DEVELOPERS LLC 718 CALLOWAY ST E SAINT JOSEPH MN 56374 0.07 24.16 24.16 $700.75 $0.00 $700.75 35H 84.53797.0836 LOT 6 & P/O LOT 5 BLK 1 LYING SWLY OF A LN COM MOST WLY COR LOT 5-N43D E ALG NWLY LN 23.50' TO POB-S46D E 42.00' TO SELY LN LOT 5 & TERM S & H DEVELOPERS LLC 718 CALLOWAY ST E SAINT JOSEPH MN 56374 0.07 24.16 24.16 $700.75 $0.00 $700.75 36 84.53797.0800 LOT 001 BLK 001 S & H REPLAT OF GRACEVIEW EST 2 SECTION 15 TOWNSHIP 124 RANGE 029 COUNTRYSIDE COTTAGES OF ST MICHAEL, LLC 401 4TH AVE SE ST JOSEPH MN 56374 175 7TH AVE S WAITE PARK MN 56387 4.84 187.62 343.34 343.34 $9,956.75 $0.00 $0.00 36 84.53533.0018 LOT 001 BLK 003 GRACEVIEW ESTATES SECTION 10 TOWNSHIP 124 RANGE 029 CASEY A MUELLER 358 4TH AVE SE ST JOSEPH MN 56374 358 4TH AVE SE ST JOSEPH MN 56374 0.35 84.89 84.89 84.89 $2,461.81 $0.00 $2,461.81 37 84.53533.0107 OUTLOT B GRACEVIEW ESTATES SECTION 15 TOWNSHIP 124 RANGE 029 L JOHNSON PROPERTIES LLC 550 25TH AVE N ST CLOUD MN 56303 3.28 318.14 318.14 318.14 $9,226.06 $0.00 $9,226.06 38 84.53533.0159 LOT 009 BLK 003 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 TRACY WEBER 504 ELENA LN ST JOSEPH MN 56374 504 ELENA LN ST JOSEPH MN 56374 0.30 79.90 66.53 54.99 62.80 117.79 $3,415.84 $0.00 $3,415.84 39 84.53533.0158 LOT 008 BLK 003 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 NELDA M DEHN 508 ELENA LN ST JOSEPH MN 56374 508 ELENA LN ST JOSEPH MN 56374 0.22 70.22 70.22 70.22 $2,036.38 $0.00 $2,036.38 40 84.53533.0157 LOT 007 BLK 003 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 BRIAN LOXTERCAMP 512 ELENA LN ST JOSEPH MN 56374 512 ELENA LN SAINT JOSEPH MN 56374 0.24 64.23 72.67 72.67 $2,107.29 $0.00 $2,107.29 41 84.53533.0156 LOT 006 BLK 003 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 ADAM MICHAELSON 516 ELENA LN ST JOSEPH MN 56374 516 ELENA LN SAINT JOSEPH MN 56374 0.27 62.03 72.14 72.14 $2,092.06 $0.00 $2,092.06 42 84.53533.0155 LOT 005 BLK 003 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 BRADLEY A MILLER 520 ELENA LN ST JOSEPH MN 56374 520 ELENA LN SAINT JOSEPH MN 56374 0.33 33.24 77.10 77.10 $2,235.76 $0.00 $2,235.76 43 84.53533.0154 LOT 004 BLK 003 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 JACOB E FINK 524 ELENA LN ST JOSEPH MN 56374 524 ELENA LN SAINT JOSEPH MN 56374 0.48 33.93 73.84 73.84 $2,141.36 $0.00 $2,141.36 44 84.53533.0153 LOT 003 BLK 003 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 JON BROPHY 528 ELENA LN ST JOSEPH MN 56374 528 ELENA LN SAINT JOSEPH MN 56374 0.35 35.78 78.12 78.12 $2,265.34 $0.00 $2,265.34 45 84.53533.0152 LOT 002 BLK 003 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 COLT D SMITH 532 ELENA LN ST JOSEPH MN 56374 532 ELENA LN SAINT JOSEPH MN 56374 0.28 58.20 72.85 72.85 $2,112.65 $0.00 $2,112.65 46 84.53533.0151 LOT 001 BLK 003 GRACEVIEW ESTATES 2 SECTION 15 TOWNSHIP 124 RANGE 029 MATTHEW J SHERMAN 536 ELENA LN ST JOSEPH MN 56374 536 ELENA LN SAINT JOSEPH MN 56374 0.25 65.45 53.79 53.79 $1,559.94 $0.00 $1,559.94 TOTALS:25.30 0.00 636.58 3922.59 322.00 4305.51 4434.19 $128,591.58 $2,431.37 $116,203.45 \\dataserver\data\CITY\shared\City Council\City Council Packet\2025\08.04.25\[SJ183096 FAW-CITY.xlsx]PondView Page 8 of 8 STAFF MEMO Prepared by: Community Development Meeting Date: August 4, 2025 ☐ Consent Agenda Item ☒ Regular Agenda Item Agenda Item #’s 7a, 7b, 7c Reviewed by: City Administrator Item: 7a – Future Land Use Amendment 7b – Rezone Kuepers 7c – Preliminary PUD Kuepers ACTIONS REQUESTED 7a – Approval of resolution 2025-051 for the Comprehensive Plan Future Land Use amendment (Approval of this item requires 4/5 vote). 7b – Approval of resolution 2025-052 approving the Rezone Findings of Fact 7b – Approval of ordinance 2025-007 establishing the Rezone 7c 1. Approval of Preliminary PUD (with conditions of PC or other conditions Council deems appropriate to place) 2. Denial of Preliminary PUD concept plans (with stated reasons in align with PUD requirements) BOARD/COMMISSION/COMMITTEE RECOMMENDATION 7a – Planning Commission voted 3-1 to approve future land use amendment resolution 2025-051 7b – Planning Commission voted 3-1 to approve rezone findings of fact resolution 2025-052 7b – Planning Commission voted 3-1 to approve rezone ordinance 2025-007 7c – Planning Commission voted 4-0 to approve the Preliminary PUD plans with the following conditions: • Add trees/vegetation on the south side of the western most garage • Add direct connection to 20th Ave SE and eliminate 18th Ave connection (staff concern on this item please see memo language) • Add 6’ sidewalk along 18th at time of construction (concern on timing) • If connection to the South property stays add speed bumps before the ped crossing ***Public hearings were conducted for each of the three items at the June 9th PC meeting. Notes from the hearings include: 6 people spoke with concerns on citing: property value impacts, traffic increases, Highway 75/20th Ave intersection impacts, pedestrian/vehicle conflicts, vandalism, why the need for more apartments, notification requirements of 350’, sidewalk connections, providing a direct connection to 20th Ave. PREVIOUS COUNCIL ACTION The City Council reviewed and tabled the land use requests (Preliminary PUD, Land Use Amendment, & Rezone) on June 16, 2025, and Council directed staff to work with Kuepers to address the Planning Commission’s recommendation. A revised site plan was presented to the City Council at their work session on July 21st, 2025. Changes from the initial site plan include: • Eliminating the proposed access on 18th Ave SE • Eliminating the proposed North-South access to the existing apartment complex development to the South • Providing surmountable curbs and drivable grass surface at 18th Ave for firetruck emergencies • Extending the sidewalk to connect directly to 18th Ave. SE Kuepers have stated that they are ok with constructing a sidewalk on 18th Ave and Minnesota Street but they want to construct sidewalks at the time the roadway is improved from a rural street to urban to avoid having to potentially redo the sidewalk at the time of street reconstruction. Public Input: Several people spoke at the Council workshop meeting on July 21st voicing concerns with safety, traffic, noise, and property values. Council discussed traffic concerns and having a traffic study completed. REFERENCE AND BACKGROUND Preliminary Planned Unit Development (PUD) Kuepers is proposing a PUD Preliminary plan to consolidate three parcels (131,783 sq. ft. / 3.02 acres) into one lot for a 42-unit apartment building (The Oaks on 20th Second Addition) . The subject property is located north of The Oaks on 20th Addition (two residential apartment buildings), north of Liberty Pointe residential neighborhood, south of Kwik Trip and west of 20th Ave. SE. The three subject lots are all zoned B-2 Highway Business and the proposal is to rezone to R-3 Multi-family with a PUD overlay. Subject properties Steps for this project include: Land Use application Purpose Timing Future Land Use amendment To amend the comprehensive plan land use guiding the property to high density June 9th PC (hearing) June 16th Council (tabled) residential. August 4th Council Rezone To change the current zoning of B-2 Highway Business to R- 3 Multi-Family PUD (if the comprehensive plan land use amendment is approved) June 9th PC (hearing) June 16th Council (tabled) August 4th Council Preliminary PUD To review concept plans and provide feedback, add conditions, etc. June 9th PC (hearing) June 16th Council (tabled) August 4th Council Future steps if actions above are approved by Council Final PUD To approve final site design elements and execute a PUD agreement between developer and city September or October PC September or October Council Vacation of Easements To eliminate the interior easements between lots September or October PC September or October Council Preliminary and Final Plat To consolidate and re-plat lots into one lot. Also required if project is part of a PUD September or October PC September or October Council Purpose of PUD A PUD is being requested because R-3 zoning alone would not support the desired density and due to staff recommending public ponding dedication as part of the project. A PUD provides flexibility to allow increased density and design alternatives and acts as an overlay zoning district. PUD applications must show public benefit, which may include (Council shall review these): • Addressing housing needs at varied income levels • Offering diverse housing types/designs • Preserving open space or natural features • Providing recreational opportunities • Supporting mixed-use development Public Benefit Stormwater Dedication During staff review, it was noted that the city lacks land in this area for future stormwater needs tied to an eventual (unscheduled) MN Street reconstruction. MN street is a rural road and would eventually transition to urban roadway with curb, gutter, stormwater infrastructure. Staff requested the dedication of a portion of the site as an outlot for stormwater, serving both the project and the future needs of the city. Without this PUD and land dedication for ponding, the city would face increased costs to secure land for stormwater needs. The PUD helps address this by incorporating shared stormwater solutions which serve the site and city needs. Stormwater Impact Provides 42 market rate units of housing Provides multi-family units Preserves green space and creates ponding which reduces the total impervious surface area then what would typically occur if the sites were developed individually • Private needs only: ~6,000 cu. ft. • With city corridor needs: 33,546 cu. ft. (5.5x increase) The increased stormwater area affects site design and leads to a larger stormwater ponding area. If the concept plans are acceptable a PUD agreement will be executed at a future Council meeting as part of a Final PUD submittal. The agreement would capture this public benefit and its purpose and allow full density as proposed in the concept plan (42 units), despite an ordinance (502.09 Subd. 5 Sec. 4) that would otherwise reduce allowable units (density). This ordinance states that any stormwater dedication areas shall be subtracted from the total lot area when calculating the density. If the full lot is used for density calculations, the 42 units comply with the standards. However, subtracting the stormwater area would reduce the allowed density. Since the expanded stormwater area is being requested by the city for broader infrastructure needs, this conflict can be mitigated through execution of the PUD agreement. Under standard R-3 zoning, the site would likely allow 36-38 units (ultimate number depends on unit types). Project Details and notes • 42 apartment units (mix of 1- and 2-bedrooms) • Internal circulation and connection to the property to the South minimizes driveway connections to public roads like 20th Ave which is a minor arterial street (2nd highest roadway capacity classification) • Provides transition between commercial and multi-family areas with roadways separating the uses (MN Street, 18th Ave) • Compatible with development to the south which is an apartment complex Preliminary PUD Criteria (per 502.09 Subd. 10) Approval requires that the project: 1. Is not detrimental to surrounding land uses (present and potential) 2. Is compatible with future development 3. Has adequate streets/sidewalks for anticipated traffic 4. Can provide required utilities and services 5. Includes required parking, recreation, landscaping, and utilities in each phase 6. Meets PUD standards and aligns with the Comprehensive Plan 7. Conforms with subdivision ordinance design standards Council shall review the above criteria. Engineering Review The City Engineer reviewed the plan. Only minor comments were noted, and all are considered addressable – please see attached review sheet. Conclusion The PUD provides public benefit through stormwater dedication needs (which saves the city money) and adds needed housing. The site design ensures compatibility with adjacent uses and long-term infrastructure planning. The Council will need to provide input on the overall concept plan, compatibility, and zoning elements with a recommendation to approve, table, denial. Future Land Use Amendment and Rezone The PUD proposal requires an amendment to the City Comprehensive Plan Future Land Use map from Corridor Commercial to High Density Residential and a Rezoning from B-2 Highway Business to R-3 Multiple Family Residential PUD. Existing Zoning: B-2 Highway Business Proposed Rezone: R-3 Multi-family PUD Present Zoning and Future Land Use Area in relation to the subject parcels Current Zoning Future Guidance North (Kwik Trip) B-2 Highway Business Corridor Commercial (B-2 Zoning) West (vacant) B-2 Highway Business Corridor Commercial (B-2 Zoning) East (army reserve center) B-2 Highway Business Corridor Commercial (B-2 Zoning) South (apt complex owned by applicants) R-3 Multi-Family High Density (R-3 Zoning) Southwest (Single-family PUD) R-1 Single Family PUD overlay Low Density Residential (R-1 Zoning) Applicant is seeking a PUD overlay zone to accommodate increased density on the site not allowed within R- 3 and to allow for stormwater capacity/dedication for city needs in the future. The subject parcels are vacant and separated from other commercial uses by roadways to the West, North, and East. The roadways may create a logical separation and transition from Multi-family to Commercial if the rezone is supported/approved. The city has future stormwater needs along the MN street corridor. Presently the city does not own any land in the area to accommodate these needs. The stormwater needs would be triggered once MN street expands and is reconstructed (no timeline currently). Without any land in the area the city would have to purchase/pursue easements and dedication through acquisition of land. The proposed rezone and subsequent PUD allows an opportunity for the applicant to meet the required public benefit by dedicating stormwater ponding area to the city through an outlot. The future land use map within the City Comprehensive Plan guides the properties for Corridor Commercial with a zoning designation of B-2 Highway Business. The proposed apartment development requires an amendment to the future land use map to high density residential and a rezoning to R-3 Multiple Family Residential. BUDGET IMPACT None SUPPORTING DATA/ATTACHMENTS Zoning exhibits PUD application Land Use Amendment application Rezone application Site plan and graphics Resolution 2025-051 for Land Use Amendment Findings of Fact Resolution 2025-052 for Rezone Ordinance 2025-007 for Rezone Zoning Exhibits Subject parcels Existing Zoning map Future land use map May 27th, 2025 St. Joseph Government Center Community Development Department 75 Callaway Street E St. Joseph, MN 56374 Subject: Project Narrative for The Oaks on 20th Phase 2 We are proposing an expansion of our market-rate housing development ‘The Oaks on 20th’ at a property that is currently described as Lots 1,2 & 3, Block 2, K and L Properties Addition within the City of St. Joesph. The project design includes a 42-unit apartment building with site amenities. The site is located directly north of the existing development. This site provides a unique opportunity to expand the success of our existing development. New housing is identified as a need in the City’s Comprehensive Plan. Our proposed project helps to fill this need by providing additional housing options for the residents of the community. This project seamlessly transitions and connects into our existing high density multifamily development at The Oaks on 20th. Aesthetically, the building will match the existing apartment buildings. The subject property is currently zoned B-2 Highway Business District. We wish to rezone as R-3 Multiple Family Residential with a PUD overlay. Base zoning district standards do not allow our proposed dwelling unit density on this 3 Acre site. A PUD grants the flexibility needed to accomplish our proposed design goals. We believe that multiple residential use for this site is consistent with other uses in the surrounding area. Our project site is bound by 20th Ave SE, Minnesota St and E Baker St. The 3 Acre site is located less than 500 feet from Hwy 75. However, this site is positioned behind the neighboring commercial uses that have frontage along the highway. Adjacent uses include Kwik Trip gas station, Neighbors Route 75 restaurant, US Army Reserve Center, vacant commercial lots, multi-family and single-family housing. Please see our proposed site plan and site renderings. The neighboring uses of a gas station/convenience store and restaurant provide an amenity to the tenants. We have positioned a detached garage structure and dense landscaping to serve as a visual buffer to the single-family area that is southwest of the site. Compared with typical commercial development, multifamily uses have less impervious coverage and have lower traffic impacts. Multifamily housing is a good transitional use when located between single family and commercial development. The proposed entrance to our development will be located on E Baker Street. We are proposing a total of 42 dwelling units. The dwelling unit mix consists of studio,1- and 2-bedroom units that range in size from 527 SF to 970 SF. Each dwelling unit will have individually controlled in-unit HVAC systems. Our anticipated rental rates will start at $1,195 per month. Each building has shared interior amenity spaces that consist of a secure main entrance, large two-story lobby, community room, fitness center, library, restrooms and a centralized elevator. Tenants will have access to on-site surface parking. Detached garage structures contain 20 enclosed garage stalls that will be available to tenants for an additional fee. All tenants will have access to shared outdoor community spaces that consist of a play-set area with green space and a sport court (basketball and pickleball). Sidewalk connections are provided for pedestrians. Bike racks will be provided for use by residents. We maintain property management after construction and our projects are staffed by full-time on-site management. The area dedicated on site to the stormwater basin is oversized. City staff identified a need for public stormwater storage capacity that can be used by the city for future improvements to E Minnesota Street. As a public benefit, we have designed a stormwater basin that could be part of a dedicated Outlot or part of a public drainage and utility easement as a regional pond. Our surplus of stormwater storage capacity captures pollutants, minimizes stormwater runoff, and promotes higher water quality. Our project needs 6,027 cubic feet of water quality volume. Our basins provide 33,546 cubic feet of volume for an excess of 27,519 cubic feet (See table 4.1 of the stormwater report). The excess capacity is available for use by the City. Table 4.2 of the stormwater report addresses the existing and proposed discharge rates. Our proposed discharge rates are well below the existing rate. This also leaves capacity for the City. An additional dynamic storage volume of 42,539 cubic feet is available for City use. This is the volume between the HWL of basins 1 & 2 and the EOF elevation of 1073.5. Our experience in developing market rate housing includes projects in Minnesota and Iowa. We have developed over 5,000 apartment units in over 30 communities. Our projects have experienced strong occupancy and absorption. We are pleased to present this development opportunity to the City of St. Joesph. We believe that this proposed housing development will serve as a strong and desirable asset to the community. Thank you, Christopher Raimann Vice President - Architecture FO S FO S HH FO S ST FO S S ST S STO X X XX CRO P CRO P CR O P CR O P CROP CROP CROP CRO P CROP CROP CROP CROP CROP CROP CROP CROP CROP CR O P CR O P CR O P C R O P C R O P CRO P CROP CROP CROP CROP CROP CRO P CR O P CRO P CROP CRO P CR O P STO STO STO STO PUG PUG PUG PUG FO FO FO FO FO FO FO FO FO FO FO FO FO FO MIN N E S O T A S T R E E T 20 T H A V E . S E 18T H A V E . S . E. BAKER STREET LOT 3 LOT 2 LOT 1BLOCK 2 SA N SA N SAN SA N SA N SAN SAN SA N SA N SA N SAN SAN S A N S A N S A N S A N SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SA N SA N SA N SA N SA N SA N SA N SA N WA T WA T WA T WA T WA T WA T WA T WA T WATWATWATWATWATWATWAT WAT WAT WAT W A T W A T W A T W A T W A T W A T W A T WAT W A T W A T W A T W A T WA T WA T WAT STO ST O STO STO S T O ST O SA N FO S FO S HH FO S ST FO S S ST S STO X X XX CRO P CRO P CR O P CR O P CROP CROP CROP CRO P CROP CROP CROP CROP CROP CROP CROP CROP CROP CR O P CR O P CR O P C R O P C R O P CRO P CROP CROP CROP CROP CROP CRO P CR O P CRO P CROP CRO P CR O P STO STO STO STO PUG PUG PUG PUG FO FO FO FO FO FO FO FO FO FO FO FO FO FO MIN N E S O T A S T R E E T 20 T H A V E . S E 18T H A V E . S . E. BAKER STREET LOT 3 LOT 2 LOT 1BLOCK 2 SA N SA N SAN SA N SA N SAN SAN SA N SA N SA N SAN SAN S A N S A N S A N S A N SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SA N SA N SA N SA N SA N SA N SA N SA N WA T WA T WA T WA T WA T WA T WA T WA T WATWATWATWATWATWATWAT WAT WAT WAT W A T W A T W A T W A T W A T W A T W A T WAT W A T W A T W A T W A T WA T WA T WAT STO ST O STO STO S T O ST O SA N LEGEND SITE PLAN EXHIBIT 8 25-013 04/30/2025 THE OAKS ON 20TH SECOND ADDITION THE OAKS ON 20TH OF ST JOSEPH, LLLP ST JOSEPH, MN PO BOX 41486 PLYMOUTH, MN 55441 PHONE: (763)486.3799 EMAIL: MCAMPION@CAMPIONENG.COM N CAMPION ENGINEE5ING SE59ICES, INC CLYLO EQJLQHHULQJ LDQG PODQQLQJ N BENCHMARK: 1 1 06/19/2025 FO S FO S HH FO S ST S FO S S ST S STO X X XX CRO P CRO P CR O P CR O P CRO P CROP CROP CRO P CROP CROP CROP CROP CROP CROP CROP CROP CROP CR O P CR O P CR O P C R O P C R O P CRO P CROP CROP CROP CROP CROP CR O P CR O P CRO P CROP CRO P CRO P STO STO STO STO PUG PUG PUG PUG FO FO FO FO FO FO FO FO FO FO FO FO FO 1 0 7 5 1 0 7 3 1 0 7 4 1 0 7 6 107 7 107 7 1077 1 0 7 5 107 2 1 0 7 3 1 0 7 4 1 0 7 6 10 7 7 1 0 7 5 1076 1077 1078 1075 1 0 8 0 1 0 7 4 10 7 4 1 0 7 6 1 0 7 7 1 0 7 8 1 0 7 9 1 0 8 1 10 7 5 1 0 7 4 10 7 4 1075 107 6 1080 1077 1078 1079 1081 1 0 7 4 BENCHMARK: TOP NUT OF HYDRANT ELEV=1076.47 MIN N E S O T A S T R E E T INV=1075.59 15" RIM=1073.95 SE. INV.=1064.45 W. INV=1064.35 20 T H A V E . S E 18T H A V E . S . E. BAKER STREET LOT 3 LOT 2 LOT 1BLOCK 2 EDGE OF WATER EDGE OF BIT. ED G E O F B I T . CU R B A N D G U T T E R CURB AND GUTTER C U R B A N D G U T T E R N83°09'42" W 5 8 0 . 0 9 N0 0 ° 4 9 ' 4 6 " W 2 4 1 . 9 2 S89°10'14"W 100.00 N44 ° 4 9 ' 2 9 " E 2 1 5 . 4 4 70 . 4 6 N0 0 ° 5 1 ' 4 2 " W L= 6 2 . 3 3 R= 7 8 . 1 7 Δ= 4 5 ° 4 1 ' 1 1 " L=3 2 4 . 9 4 R=44 9 . 2 6 Δ= 4 1 ° 2 6 ' 2 8 " EDGE OF FIELD LINE CURB AND GUTTER SA N SA N SAN SA N SAN SAN SAN SAN SAN SAN SAN SAN S A N S A N S A N S A N S A N SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SA N SA N SA N SA N SA N SA N SA N SA N WA T WA T WA T WA T WA T WA T WA T WA T WATWATWATWATWATWATWAT WAT WAT WAT W A T W A T W A T W A T WA T WA T WA T WA T WAT WA T WA T WAT WA T WA T WAT SEWER AND WATER STUBS PER RECORD PLANS (VERIFY LOCATION) SEWER AND WATER STUBS PER RECORD PLANS (VERIFY LOCATION) STO ST O STO STO S T O RIM=1079.46 (COULD NOT ACCESS) RIM=1082.52 E. INV=1077.62 RIM=1082.45 E/W. INV=1077.25 RIM=1082.91 N. INV=1079.11 RIM=1082.32 N/S. INV=1078.47 INV=1078.35 15"INV=1081.23 12" INV=1077.18 15" INV=1076.78 15" INV=1073.58 18" INV=1073.23 18" INV=1071.24 15" INV=1071.57 15" INV=1071.51 15" RIM=1074.29 W/N. INV=1070.99 ST O RIM=1074.32 E. INV.=1063.92 W. INV=1063.82 RIM=1074.16 E. INV.=1063.66 W. INV=1063.56 RIM=1075.03 E. INV.=1063.43 N. INV=1063.33 S. INV=1063.43 RIM=1081.69 N. INV.=1064.89 S. INV=1064.99 RIM=1083.08 N. INV.=1066.78 S. INV=1066.88 SA N FENCE BIT. TRAIL IRON PIPE NO CAP IRON PIPE NO CAP PID #84535470004 OWNER: KREBSBACH R EST HOLDINGS LLC PID #84537990501 OWNER: THE OAKS ON 20TH OF ST JOSEPH LLLP PID #8453550.0054 OWNER: UMERSHI VICTORIA PID #84535470010 OWNER: JOHN KREBSBACH REV TRUST PID #84535470009 OWNER: JOHN KREBSBACH REV TRUST PID #84535470000 OWNER: KWIK TRIP INC EASEMENT PER THE PLAT OF K AND L PROPERTIES ADDITION ITEM # 9 EASEMENT PER THE PLAT OF K AND L PROPERTIES ADDITION ITEM # 9 10 10 10 10 10 1 0 10 10 NO BUILDINGS OBSERVED ON SUBJECT PROPERTY (PU B L I C S T R E E T ) (PU B L I C S T R E E T ) 8" P V C 10" P V C 10" PVC 12" DIP 8" D I P 8" P V C 15" RCP 15 " R C P 18 " R C P 1 8 " R C P 15" R C P 15 " R C P 12" R C P (P U B L I C S T R E E T ) (PUBLIC STREET) MONUMENT NOT SET, CORNER FALLS IN MANHOLE SHEET NUMBER: VERTICAL SCALE: DATE: PREPARED FOR: OF HORIZONTAL SCALE: DRAWN: CHECKED: DESIGNED:REVISIONS: Phone :hLWeZaWer 'rLYe 6XLWe Fax 0LnneWonNa 01 Toll Free TBPELS ENGINEERING FIRM REGISTRATION NO. 11756 TBPELS SURVEYING FIRM REGISTRATION NO. 10074301 N: \ 0 0 6 7 7 8 1 . 0 0 \ D W G \ 0 0 6 7 7 8 1 . 0 0 V - S U R V . D W G 1 1 ST. JOSEPH, MN 05/07/2025 MJW MLH THE OAKS ON 20TH ALTA/NSPS LAND TITLE SURVEYKUEPERS, INC. © 2 0 2 5 W e s t w o o d P r o f e s s i o n a l S e r v i c e s , I n c . 0'40'80'120' 1" = 40' 40' PROJECT NUMBER: 0067781.00 LEGAL DESCRIPTION The following information was provided in First American Title File Number 1673784 which has an effective date of April, 28, 2025 at 8:00am. Lots 1, 2 and 3 Block 2, K AND L PROPERTIES ADDITION, Stearns County, Minnesota. The following notes correspond to the numbering system of Schedule B , Section 2 of the above mentioned title commitment. 1.Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records, or attaching subsequent to the Commitment Date but prior to the date the Proposed Insured acquires for value the Title or Mortgage covered by this Commitment. (NOT A SURVEY MATTER) 2.The effect on the Title of an encumbrance, violation, variation, adverse circumstance, boundary line overlap, or encroachment (including an encroachment of an improvement across the boundary lines of the Land), but only if the encumbrance, violation, variation, adverse circumstance, boundary line overlap, or encroachment would have been disclosed by an accurate and complete land title survey of the Land. (NOT A SURVEY MATTER) 3.Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. (NOT A SURVEY MATTER) 4.Rights or claims of parties in possession not shown by the Public Records. (NOT A SURVEY MATTER) 5.Easements, or claims of easement, not shown by the Public Records. (NOT A SURVEY MATTER) 6.Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records. (NOT A SURVEY MATTER) 7.All assessments and taxes due and payable in 2025, and thereafter. (NOT A SURVEY MATTER) 8.Tenancy rights, either as month to month, or by virtue of written leases of persons in possession of any part of the subject property. (NOT A SURVEY MATTER) 9.Drainage and utility easement(s) as shown on the plat Document No. 539631. (SAID EASEMENTS SHOWN HEREON) SCHEDULE B SECTION 2 ITEM NOTES 1. Property corner markers have been found or placed as shown hereon 2. The address of the surveyed property is 1906 E. Minnesota Street St. Joseph, MN 56374. 3. The subject property appears to lie within Zone "X" according to FEMA Flood Insurance Rate Map Community - Panel Number 27145C0610E which has an effective date of 02/16/2012. 4. The subject property contains 131,783 sq. ft. or 3.02 acres, more or less. 5. Elevations and ground contours shown hereon are based on the NAVD88 Vertical Datum. 6(a). There were no Zoning Reports or Letters provided by the title company, client or owner. 6(b). There were no Zoning Reports or Letters provided by the title company, client or owner. 8. The surveyor has made a good faith effort to show all substantial, above ground, visible, and permanent features observed during the course of the survey. 11(a). There were no site utility plans and/or reports provided by the client. OR The utility lines shown within the subject property are based on plans and/or reports provided by the client, Westwood is not liable for inaccuracies in said plans/reports. 13. Names of adjoining owners are shown according to the Stearns County GIS Map. 16. On the date the field work was completed for this survey, there was no observable evidence of current earth moving work, exterior building construction or building additions. 18. Any plottable offsite easements provided in the Title Insurance Commitment are shown hereon. 19. Westwood Professional Services, Inc. has obtained a Professional Liability Insurance policy to be in effect throughout the contract term. A Certificate of Insurance can be furnished upon request. TABLE A OPTIONAL ITEM NOTES 1.Bearings of property lines shown hereon are based on the Stearns County coordinate system, (NAD 83 - 1986 Control Adjustment). 2.Lengths of lines and distances between features are measured in US-Survey Feet. 3.Sanitary sewer, storm sewer and watermain pipe sizes and material are per record as-builts. Verify sizes and material prior to any construction. GENERAL NOTES To: Kuepers Land Development, LLC, a Minnesota limited liability company and First American Title Company: This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2021 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1, 2, 3, 4, 5, 6(a)(b), 7(a) 7(b), 7(c), 8, 11(a), 11(b), 13, 14, 16, 18 and 19 of Table A thereof. The fieldwork was completed on 04/08/2025. Date of Map: 05/07/2025 Mathew J. Welinski License No. 53596 email address: Matt.Welinski@westwoodps.com SURVEYOR'S CERTIFICATION (NOT TO SCALE) VICINITY MAP SITE FOUND MONUMENT (SEE LABEL) SANITARY MANHOLE CATCH BASIN GATE VALVE HYDRANT STORM MANHOLE FENCE LINE S ST X BITUMINOUS SURFACE FLARED END SECTION EASEMENT LINE RETAINING WALL LOT LINE BOUNDARY LINE RIGHT-OF-WAY LINE LEGEND WATERMAIN FIBER OPTIC SANITARY SEWER STORM SEWER SAN STO WAT FO FIBER OPTIC PEDESTALFO CULVERT SET MONUMENT - LS 53596 CURB & GUTTER 11(b). Coordination of underground utility markings was limited to a "One Call" utility marking request made by the surveyor (Ticket No. 250921564). 14. The subject property lies at the intersection of the streets shown hereon. LIGHT POLE Any lines shown hereon have been located from a field survey of the markings, or approximately from maps provided as a result of that request. The surveyor makes no guarantees that the underground utilities shown comprise all such utilities in the area, either in service or abandoned, nor do they guarantee the accuracy or completeness of the markings and maps provided. A 3rd party utility locate was not completed as part of this survey. CONCRETE SURFACE GRAVEL SURFACE 7(a). Exterior dimensions of buildings are shown hereon and were measured at the exterior facade of the building. There may be eaves, overhangs and canopies which extend beyond the lines shown. Also, there may be underground footings and building space that are not shown on this survey. No buildings observed on subject property. 7(b). Footprint area of buildings are shown hereon and are subject to the notes stated in Item 7(a). No buildings observed on subject property. 7(c). Measured height of buildings above grade. No buildings observed on subject property. Engineers | Architects | Planners | Scientists Short Elliott Hendrickson Inc., 2351 Connecticut Avenue, Suite 300, Sartell, MN 56377-2485 320.229.4300 | 800.572.0617 | 888.908.8166 fax SEH is 100% employee-owned | Affirmative Action–Equal Opportunity Employer MEMORANDUM TO: Nate Keller, Community Development Director FROM: Randy Sabart, PE (Lic. MN) Trent Imdieke, PE DATE: May 30, 2025 RE: The Oaks on 20th Second Addition Development Civil Site Plan Review SEH No. STJOE GEN G236 We reviewed the Civil hydrology report and the Civil site plan dated April 30, 2025, from Campion Engineering Services, Inc. and Civil Methods, Inc. and have the following comments: Site Plan Drawings 1. Recognizing the limitations being enforced by the Department of Labor & Industry relative to (surcharged) storm sewer inlets into private storm water ponds, we do anticipate Basin 1P (east side of site), at a minimum, will be dedicated as a public pond. Consequently, run-off from the parking lot shall be collected with a drainage structure and piped into the pond per City Stormwater Management Std 9.7.2.3. We understand this inlet will be located in the southeast corner of the pond. 2. Where curb cuts are identified on the plan for drainage ways into private ponds, for example, a trench drain and/or Rain Guardian-type of pre-treatment structure may be utilized. We understand that drainage will not be directed across walking surfaces without some form of suitable separation. 3. The interior sidewalk on the south side of the apartment connects appropriately to the trail system on the east side at 20th Ave SE. The Planning Commission should confirm the need to connect the sidewalk on the west side of the site to 18th Ave S/Baker St intersection. 4. Though there was an understanding between the City and Kwik Trip that sidewalk may develop in the future along Minnesota St, the requirement to construct any walk at the time of the store development was waved considering the existing rural design of Minnesota St. We understand a similar expectation may apply to the south side of Minnesota St. The Planning Commission should confirm any expectations of the developer relative to future sidewalk along Minnesota St. 5. It appears that soil cover over the existing water main and sanitary sewer along the south side of Minnesota St is generally being maintained. A minimum of 8-feet of ground cover shall be maintained on both the sanitary sewer and water main in the event of grading conflicts with the proposed stormwater ponds. 6. There is an existing set of building sewer and water services for (existing) Lot 2 that do not appear on the ALTA or base topographic survey. The presence of the services should be noted on the drawings and protected from damage/reduced cover. Ensure that the existing gate valve box is adjusted to grade. Memorandum May 30, 2025 Page 2 Hydrology Report 7. Owner shall enter into a stormwater BMP maintenance agreement with the City of St. Joseph. 8. Owner shall secure Sauk River Watershed District Construction permit. 9. MPCA CSW Permit Item 16.8: Permittees must provide at least one soil boring, test pit or infiltrometer test in the location of the infiltration practice for determining infiltration rates. [Minn. R. 7090] 10. MPCA CSW Permit Item 16.12: Permittees must employ appropriate on-site testing to ensure a minimum of three (3) feet of separation from the seasonally saturated soils (or from bedrock) and the bottom of the proposed infiltration system. [Minn. R. 7090] 11. The Hydrocad report shows a 12" outlet culvert for Pond 1P. Illustrate the location of this pipe on the drawings. 12. Exfiltration is missing in Hydrocad model for Pond 2P. 13. Pond 3P outlet inverts are missing on the plans. 14. Please label the 100-year HWL's on the plans (Pond 3 missing). 15. Sheet 8 shows details for an outlet control structure and EOF. Where are these? They don't seem to match the Hydrocad model or the plans. 16. Please provide us the existing and proposed Hydrocad models so we can evaluate the pond with a preliminary estimate of the contribution from Minnesota street. 17. Inlet protection is needed on all existing catch basins and culverts that receive drainage from the project, including the culverts at the intersection of Minnesota Street and 20th Ave S. 18. Energy dissipation (e.g. riprap, Flexamat, TRM) is needed to protect the overflow weir/slope between Pond 1P and 2P. rjs/mrb c: Ryan Wensmann, City of St. Joseph Bryce Johnson, SEH \\sehinc.com\panzura\pzprojects\pt\s\stjoe\common\general numbers\g236 2024 keupers apartments @20th ave\1-genl\14-corr\2025.05.30 city site civil plan and hydrology report review.docx TWO BED D 101-2D TWO BED A 102-2A TWO BED A 103-2A ONE BED A 104-1A CORRIDOR 100 ONE BED B REVERSE 105-1BR TWO BED A REVERSE 106-2AR TWO BED A REVERSE 107-2AR TWO BED B 108-2BMECHANICAL ROOM 121 TWO BED C 109-2C TWO BED A 110-2A ONE BED B 111-1B COMMUNITY ROOM 114FITNESS CENTER 125 TWO BED A REVERSE 113-2AR ONE BED A REVERSE 112-1AR STAIR 2 124 STAIR 1 119 MECHANICAL ROOM 120 MECHANICAL ROOM 123 LOBBY 116 VESTIBULE 115 UPPER LOBBY 215 CORRIDOR 200 CORRIDOR 200B CORRIDOR 200A TWO BED B REVERSE 201-2BR TWO BED A 202-2A TWO BED A 203-2A ONE BED A 204-1A STAIR 1 216 STAIR 2 220 MECHANICAL ROOM 217 MECHANICAL ROOM 219 ONE BED B REVERSE 205-1BR TWO BED A REVERSE 206-2AR TWO BED A REVERSE 207-2AR TWO BED B 208-2B LAUNDRY 218 TWO BED C 209-2C TWO BED A 210-2A ONE BED B 211-1B TWO BED C REVERSE 214-2CR TWO BED A REVERSE 213-2AR ONE BED A REVERSE 212-1AR Scale Project number Date Drawn by Checked by I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Name: Christopher J. Raimann, AIA Signed: Date: 4-13-2020 License #: 46319 PR E L I M I N A R Y N F C 3/32" = 1'-0" 5/ 1 2 / 2 0 2 5 1 : 1 9 : 5 8 P M A1.1 Overall Floor Plans 01-25-1106 Building C Kuepers Inc. 06-01-2025 RET CJR/ZAR Th e O a k s o n 2 0 t h - B u i l d i n g C 3/32" = 1'-0"1 Overall Floor Plan - Level 1 3/32" = 1'-0"2 Overall Floor Plan - Level 2 No.Description Date TWO BED B REVERSE 301-2BR TWO BED A 302-2A TWO BED A 303-2A ONE BED A 304-1A STAIR 1 316 STAIR 2 320 TWO BED C REVERSE 314-2CR TWO BED A REVERSE 313-2AR ONE BED A REVERSE 312-1AR STUDIO 315-S CORRIDOR 300 MECHANICAL ROOM 317 MECHANICAL ROOM 319 ONE BED B 311-1B TWO BED A 310-2A TWO BED C 309-2C LIBRARY 318 TWO BED B 308-2B TWO BED A REVERSE 307-2AR TWO BED A REVERSE 306-2AR ONE BED B REVERSE 305-1BR Scale Project number Date Drawn by Checked by I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Name: Christopher J. Raimann, AIA Signed: Date: 4-13-2020 License #: 46319 PR E L I M I N A R Y N F C 3/32" = 1'-0" 5/ 1 2 / 2 0 2 5 1 : 1 9 : 5 9 P M A1.2 Overall Floor Plans 01-25-1106 Building C Kuepers Inc. 06-01-2025 RET CJR/ZAR Th e O a k s o n 2 0 t h - B u i l d i n g C 3/32" = 1'-0"1 Overall Floor Plan - Level 3 No.Description Date REF.REF. RE F . UP UP REF.REF. REF. A3.1 3 A B E G I J K L M N P Q R SCDFHO T 1 2 3 4 5 6 7 8 9 10 12 13 11 TWO BED C 109-2C TWO BED A 110-2A ONE BED B 111-1B ONE BED A REVERSE 112-1AR TWO BED A REVERSE 113-2AR FITNESS CENTER 125 COMMUNITY ROOM 114 VESTIBULE 115 LOBBY 116 CORRIDOR 100 PARCEL ROOM 117 RESTROOM 118 MECHANICAL ROOM 121 ELEVATOR MECH 122 MECHANICAL ROOM 123 STAIR 2 124 KITCHEN 1AR1 BATH 1AR2 BEDROOM 1AR3 KITCHEN 2AR1 BATH 2AR2 BEDROOM 2AR3 BEDROOM 2AR4 W.I.C. 2AR5 KITCHEN 1B1 BATH 1B2 BEDROOM 1B3 UTILITY 1B4 KITCHEN 2A1 BATH 2A2 BEDROOM 2A3 BEDROOM 2A4 W.I.C. 2A5 KITCHEN 2C1 BATH 2C2 BEDROOM 2C3 BEDROOM 2C4 W.I.C. 2C5 1AR1 1AR7 2AR1 2AR9 2A82A9 2A2 2A3 2A42A6 2A7 2A5 2A1 2C9 2C1 2D8 1B5 1B61B7 1B3 1B2 1B4 1B1 1B8 123 121 122 118 117 114A 125 114C 114B 116 115 124A 124B 100 A A A A A A A AA AA AA A AAA A A 3' - 0 " 1' - 0 " 5' - 0 " 11 ' - 0 " 15 ' - 0 " 6' - 0 " 26 ' - 0 " 5' - 0 " 1' - 0 " 3' - 0 " 5' - 0 " 5' - 0 " 4' - 0"5' - 0"13' - 0"9' - 0"15' - 0"9' - 0"16' - 0"9' - 0"9' - 0"8' - 0"26' - 0" 6' - 6"6' - 6"4' - 6"13' - 0"11' - 0"4' - 6"6' - 6"9' - 6"4' - 0"9' - 6"4' - 6"4' - 0"4' - 0"2' - 8"20' - 8"2' - 8" 3' - 5 1 / 2 " 2' - 1 1 / 2 " 2' - 5 1 / 2 " 9' - 0 " 7' - 0 " 2' - 2 " 18 ' - 1 0 " 19 ' - 4 " 6' - 8 " 3' - 0"9' - 0"16' - 0"6' - 0"12' - 0"9' - 0"16' - 0"9' - 0"9' - 0"8' - 4"5' - 8"14' - 0"5' - 8" 7' - 6"4' - 6"6' - 6"9' - 6"3' - 6 3/4"7' - 11 1/4"11' - 0"4' - 6"6' - 6"9' - 6"4' - 0"9' - 11 3/4"4' - 0 1/4"4' - 4"4' - 0"2' - 1 1/2"3' - 6 1/2"7' - 0"7' - 0"3' - 6 1/2"2' - 1 1/2" 2' - 1 1 / 2 " 2' - 5 1 / 2 " A8.4 2 A8.2 2 A8.3 1 A9.1 1 A9.1 2 11'-9" MAILBOX R.O. A9.1 3 A9.3 2 1 A4.1 1 A4.1 1 A4.2 1 A4.2 1 A4.3 2 A4.3 4 A4.3 2 A4.4 3 A4.4 1 A5.1 2 A5.1 1 A5.2 2 A5.2 3 A5.2 1 A5.4 1 A5.5 2 A5.5 1AR3 1AR2 1AR6 1AR4 1AR5 2AR8 2AR2 2AR3 2AR42AR6 2AR7 2AR5 2C5 2C2 2C3 2C4 2C7 2C6 2C8 2B9 Scale Project number Date Drawn by Checked by I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Name: Christopher J. Raimann, AIA Signed: Date: 4-13-2020 License #: 46319 PR E L I M I N A R Y N F C 3/16" = 1'-0" 5/ 1 2 / 2 0 2 5 1 : 2 0 : 0 1 P M A1.3 Floor Plan - Level 1 01-25-1106 Building C Kuepers Inc. 06-01-2025 RET CJR/ZAR Th e O a k s o n 2 0 t h - B u i l d i n g C 3/16" = 1'-0"1 Level 1 - Floor Plan East No.Description Date REF.REF.REF.REF. UP UP REF.REF.REF.REF. A3.1 A3.14 1 A3.1 2 R S U V W X Y Z AA BB CC EE GG JJ KKTDDFFHHII 1 2 3 4 5 6 7 8 9 10 12 13 11 TWO BED D 101-2D TWO BED A 102-2A TWO BED A 103-2A ONE BED A 104-1A ONE BED B REVERSE 105-1BR TWO BED A REVERSE 106-2AR TWO BED A REVERSE 107-2AR TWO BED B 108-2B STAIR 1 119 MECHANICAL ROOM 120 2D8 1A3 1A2 1A6 1A4 1A5 1A7 1A12A1 2A8 2A9 2A2 2A32A4 2A6 2A7 2A5 2AR9 2AR1 2A1 2A8 2A9 2A2 2A32A4 2A6 2A7 2A5 2AR9 2AR1 2B10 2B1 2D4 2D7 2D5 2D1 2D6 2D3 2D2 1BR1 1BR8 120 2D9 119A 119B KITCHEN 2D1 BATH 2D2 BEDROOM 2D3 BEDROOM 2D4 KITCHEN 2A1 BATH 2A2 BEDROOM 2A3 BEDROOM 2A4 W.I.C. 2A5 KITCHEN 2A1 BATH 2A2 BEDROOM 2A3 BEDROOM 2A4 W.I.C. 2A5 KITCHEN 1A1 BATH 1A2 BEDROOM 1A3 KITCHEN 2B1 BATH 2B2 BATH 2B3 BEDROOM 2B4 BEDROOM 2B5 KITCHEN 2AR1 BATH 2AR2 BEDROOM 2AR3 BEDROOM 2AR4 W.I.C. 2AR5 KITCHEN 2AR1 BATH 2AR2 BEDROOM 2AR3 BEDROOM 2AR4 W.I.C. 2AR5 KITCHEN 1BR1 BATH 1BR2 BEDROOM 1BR3 UTILITY 1BR4 2' - 8" 5' - 8" 3' - 6 1/2"2' - 1 1/2" 4' - 0"4' - 0"4' - 6"9' - 6"4' - 0"9' - 6"6' - 6"4' - 6"9' - 6"4' - 0"9' - 6"6' - 6"4' - 6"11' - 0"13' - 0"4' - 6"6' - 6"6' - 6" 8' - 0"9' - 0"9' - 0"16' - 0"9' - 0"9' - 0"16' - 0"9' - 0"15' - 0"9' - 0"13' - 0"5' - 0"4' - 0" 3' - 0 " 1' - 0 " 5' - 0 " 11 ' - 0 " 15 ' - 0 " 6' - 0 " 26 ' - 0 " 5' - 0 " 1' - 0 " 3' - 0 " 5' - 0 " 5' - 0 " 9' - 0 " 7' - 0 " 21 ' - 0 " 19 ' - 4 " 6' - 8 " 4' - 0"4' - 4"4' - 6"9' - 6"4' - 0"9' - 6"6' - 6"4' - 6"9' - 6"4' - 0"9' - 6"6' - 6"4' - 6"11' - 0"7' - 11 1/4"3' - 6 3/4"9' - 6"6' - 6"4' - 6"7' - 6" 8' - 4"9' - 0"9' - 0"16' - 0"9' - 0"9' - 0"16' - 0"9' - 0"12' - 0"6' - 0"16' - 0"9' - 0"3' - 0" 2' - 1 1 / 2 " 2' - 5 1 / 2 " 3' - 5 1 / 2 " 2' - 1 1 / 2 " 2' - 5 1 / 2 " A8.4 1 A8.1 2 A8.2 1 A8.3 2 A9.3 1 CC C C A A A A A A A A A A A AAA A AA A AA AA 1BR5 1BR6 1BR7 1BR3 1BR2 1BR42AR5 2AR2 2AR62AR32AR4 2AR7 2AR8 2AR5 2AR2 2AR62AR32AR4 2AR7 2AR8 2B2 2B4 2B3 2B7 2B5 2B8 2B9 2B6 Scale Project number Date Drawn by Checked by I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Name: Christopher J. Raimann, AIA Signed: Date: 4-13-2020 License #: 46319 PR E L I M I N A R Y N F C 3/16" = 1'-0" 5/ 1 2 / 2 0 2 5 1 : 2 0 : 0 3 P M A1.4 Floor Plan - Level 1 01-25-1106 Building C Kuepers Inc. 06-01-2025 RET CJR/ZAR Th e O a k s o n 2 0 t h - B u i l d i n g C 3/16" = 1'-0"1 Level 1 - Floor Plan West No.Description Date REF. REF. W D W W W D D D W D W W W D D D DN DN UP REF. REF. REF. REF. A3.1 3 A B E G I J K L M N P Q R SCDFHO T 1 2 3 4 5 6 7 8 9 10 12 13 11 TWO BED C 209-2C TWO BED A 210-2A ONE BED B 211-1B ONE BED A REVERSE 212-1AR TWO BED A REVERSE 213-2AR TWO BED C REVERSE 214-2CR UPPER LOBBY 215 CORRIDOR 200 CORRIDOR 200A LAUNDRY 218 MECHANICAL ROOM 219 STAIR 2 220 2' - 1 1 / 2 " 2' - 5 1 / 2 " 3' - 5 1 / 2 " 2' - 1 1 / 2 " 2' - 5 1 / 2 " 6' - 6"6' - 6"4' - 6"13' - 0"11' - 0"4' - 6"6' - 6"9' - 6"4' - 0"9' - 6"4' - 6"4' - 0"4' - 0"2' - 8"10' - 4"10' - 4"2' - 8" 4' - 0"5' - 0"13' - 0"9' - 0"15' - 0"9' - 0"16' - 0"9' - 0"9' - 0"8' - 0"26' - 0" 3' - 0 " 1' - 0 " 5' - 0 " 11 ' - 0 " 15 ' - 0 " 6' - 0 " 26 ' - 0 " 5' - 0 " 1' - 0 " 3' - 0 " 5' - 0 " 5' - 0 " 9' - 0 " 7' - 0 " 2' - 2 " 18 ' - 1 0 " 19 ' - 4 " 6' - 8 " A A D A A A A A AA B A AA AA A AAA A A A 3' - 0"9' - 0"16' - 0"18' - 0"9' - 0"16' - 0"9' - 0"9' - 0"8' - 4"6' - 1 1/2"13' - 1"6' - 1 1/2" 7' - 6"4' - 6"6' - 6"9' - 6"3' - 6"8' - 0"11' - 0"4' - 6"6' - 6"9' - 6"4' - 0"9' - 6"4' - 6"4' - 4"4' - 0"2' - 1 1/2"4' - 0"6' - 6 1/2"6' - 6 1/2"4' - 0" 1AR1 2AR1 2A1 2C2 2C3 2C42C6 2C7 2C5 2C1 2C8 2CR2 2CR3 2CR42CR6 2CR7 2CR5 2CR1 2CR8 2B9 2BR9 1AR7 2AR9 2A9 2C91B8 1B1 2CR9 219 200 200B200A 220 KITCHEN 1AR1 BATH 1AR2 BEDROOM 1AR3 218 KITCHEN 2AR1 BATH 2AR2 BEDROOM 2AR3 BEDROOM 2AR4 W.I.C. 2AR5 KITCHEN 2CR1 BATH 2CR2 BEDROOM 2CR3 BEDROOM 2CR4 W.I.C. 2CR5 KITCHEN 2C1 BATH 2C2 BEDROOM 2C3 BEDROOM 2C4 W.I.C. 2C5 KITCHEN 2A1 BATH 2A2 BEDROOM 2A3 BEDROOM 2A4 W.I.C. 2A5 KITCHEN 1B1 BATH 1B2 BEDROOM 1B3 UTILITY 1B4 2' - 1 1/2" A8.6 2 A8.6 1 A9.2 1 A9.2 2 A9.3 4 1 A4.1 1 A4.1 1 A4.2 1 A4.2 1 A4.3 2 A4.3 4 A4.3 2 A4.4 3 A4.4 1 A5.1 2 A5.1 1 A5.2 2 A5.2 3 A5.2 1 A5.4 1 A5.5 2 A5.5 1AR4 1AR2 1AR3 1AR5 1AR6 2AR5 2AR2 2AR6 2AR3 2AR4 2AR7 2AR8 1B5 1B2 1B3 1B6 1B7 1B4 2A5 2A2 2A6 2A3 2A4 2A7 2A8 Scale Project number Date Drawn by Checked by I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Name: Christopher J. Raimann, AIA Signed: Date: 4-13-2020 License #: 46319 PR E L I M I N A R Y N F C 3/16" = 1'-0" 5/ 1 2 / 2 0 2 5 1 : 2 0 : 0 5 P M A1.5 Floor Plan - Level 2 01-25-1106 Building C Kuepers Inc. 06-01-2025 RET CJR/ZAR Th e O a k s o n 2 0 t h - B u i l d i n g C 3/16" = 1'-0"1 Level 2 - Floor Plan East No.Description Date REF. REF. W D W W W D D D DN UP DN REF. REF. REF.REF. REF.REF. A3.1 A3.14 1 A3.1 2 R S U V W X Y Z AA BB CC EE GG JJ KKTDDFFHHII 1 2 3 4 5 6 7 8 9 10 12 13 11 TWO BED B REVERSE 201-2BR TWO BED A 202-2A TWO BED A 203-2A ONE BED A 204-1A ONE BED B REVERSE 205-1BR TWO BED A REVERSE 206-2AR TWO BED A REVERSE 207-2AR TWO BED B 208-2B CORRIDOR 200B STAIR 1 216 MECHANICAL ROOM 217 2' - 8" 6' - 1 1/2" 4' - 0" 2B9 2BR9 200B 2' - 1 1/2" 4' - 0"4' - 0"4' - 6"9' - 6"4' - 0"9' - 6"6' - 6"4' - 6"9' - 6"4' - 0"9' - 6"6' - 6"4' - 6"11' - 0"13' - 0"4' - 6"6' - 6"6' - 6" 8' - 0"9' - 0"9' - 0"16' - 0"9' - 0"9' - 0"16' - 0"9' - 0"15' - 0"9' - 0"13' - 0"5' - 0"4' - 0" 9' - 0 " 7' - 0 " 2' - 2 " 18 ' - 1 0 " 19 ' - 4 " 6' - 8 " 3' - 0 " 1' - 0 " 5' - 0 " 11 ' - 0 " 15 ' - 0 " 6' - 0 " 26 ' - 0 " 5' - 0 " 1' - 0 " 3' - 0 " 5' - 0 " 5' - 0 " 4' - 0"4' - 4"4' - 6"9' - 6"4' - 0"9' - 6"6' - 6"4' - 6"9' - 6"4' - 0"9' - 6"6' - 6"4' - 6"11' - 0"8' - 0"3' - 6"9' - 6"6' - 6"4' - 6"7' - 6" 8' - 4"9' - 0"9' - 0"16' - 0"9' - 0"9' - 0"16' - 0"9' - 0"18' - 0"16' - 0"9' - 0"3' - 0" AA A A A A A A A A D A A A AAA A AA A AA AA 3' - 5 1 / 2 " 2' - 5 1 / 2 " 2' - 1 1 / 2 " 3' - 5 1 / 2 " 2' - 5 1 / 2 " 2' - 1 1 / 2 " A A 1A12A1 2AR1 2A1 2AR1 2B2 2B3 2B5 2B4 2B8 2B6 2B1 2B7 2BR2 2BR3 2BR5 2BR4 2BR8 2BR6 2BR1 2BR7 1A72A9 2AR9 2A9 2AR92B10 1BR8 1BR1 2BR10 217 216 KITCHEN 2B1 BATH 2B2 BATH 2B3 BEDROOM 2B4 BEDROOM 2B5 KITCHEN 2AR1 BATH 2AR2 BEDROOM 2AR3 BEDROOM 2AR4 W.I.C. 2AR5 KITCHEN 2AR1 BATH 2AR2 BEDROOM 2AR3 BEDROOM 2AR4 W.I.C. 2AR5 KITCHEN 1BR1 BATH 1BR2 BEDROOM 1BR3 UTILITY 1BR4 KITCHEN 1A1 BATH 1A2 BEDROOM 1A3 KITCHEN 2A1 BATH 2A2 BEDROOM 2A3 BEDROOM 2A4 W.I.C. 2A5 KITCHEN 2A1 BATH 2A2 BEDROOM 2A3 BEDROOM 2A4 W.I.C. 2A5 KITCHEN 2BR1 BATH 2BR2 BATH 2BR3 BEDROOM 2BR4 BEDROOM 2BR5 A8.5 2 A8.5 1 A9.3 3 2A8 2A7 2A4 2A3 2A6 2A2 2A5 2A8 2A2 2A32A4 2A6 2A7 2A5 1A2 1A4 1A3 1A5 1A6 1BR4 1BR7 1BR5 1BR2 1BR3 1BR6 2AR2 2AR62AR32AR4 2AR7 2AR5 2AR8 2AR5 2AR2 2AR62AR32AR4 2AR7 2AR8 Scale Project number Date Drawn by Checked by I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Name: Christopher J. Raimann, AIA Signed: Date: 4-13-2020 License #: 46319 PR E L I M I N A R Y N F C 3/16" = 1'-0" 5/ 1 2 / 2 0 2 5 1 : 2 0 : 0 7 P M A1.6 Floor Plan - Level 2 01-25-1106 Building C Kuepers Inc. 06-01-2025 RET CJR/ZAR Th e O a k s o n 2 0 t h - B u i l d i n g C 3/16" = 1'-0"1 Level 2 - Floor Plan West No.Description Date RE F . DN REF. REF. REF. REF. REF. REF. A3.1 3 A B E G I J K L M N P Q R SCDFHO T 3 4 5 6 7 8 9 10 12 13 11 TWO BED C 309-2C TWO BED A 310-2A ONE BED B 311-1B ONE BED A REVERSE 312-1AR TWO BED A REVERSE 313-2AR TWO BED C REVERSE 314-2CR STUDIO 315-S CORRIDOR 300 LIBRARY 318 MECHANICAL ROOM 319 STAIR 2 320 A A D A A A A A AA A BB AA AA A AAA A 7' - 6"4' - 6"6' - 6"9' - 6"3' - 6"8' - 0"11' - 0"4' - 6"6' - 6"9' - 6"4' - 0"9' - 6"4' - 6"4' - 4"4' - 0"2' - 1 1/2"4' - 0"6' - 6 1/2"5' - 0 1/2"1' - 6"4' - 0"2' - 1 1/2" 6' - 6"6' - 6"4' - 6"13' - 0"11' - 0"4' - 6"6' - 6"9' - 6"4' - 0"9' - 6"4' - 6"4' - 0"4' - 0"2' - 8"10' - 4"10' - 4"2' - 8" A A 4' - 0"5' - 0"13' - 0"9' - 0"15' - 0"9' - 0"16' - 0"9' - 0"9' - 0"8' - 0"26' - 0" 3' - 0 " 1' - 0 " 5' - 0 " 11 ' - 0 " 15 ' - 0 " 6' - 0 " 26 ' - 0 " 5' - 0 " 1' - 0 " 3' - 0 " 3' - 0"9' - 0"16' - 0"18' - 0"9' - 0"16' - 0"9' - 0"9' - 0"8' - 4"6' - 1 1/2"13' - 1"6' - 1 1/2" 9' - 0 " 7' - 0 " 2' - 2 " 18 ' - 1 0 " 19 ' - 4 " 6' - 8 " KITCHEN 1AR1 BATH 1AR2 BEDROOM 1AR3 KITCHEN 2AR1 BATH 2AR2 BEDROOM 2AR3 BEDROOM 2AR4 W.I.C. 2AR5 KITCHEN 2CR1 BATH 2CR2 BEDROOM 2CR3 BEDROOM 2CR4 W.I.C. 2CR5 KITCHEN S1 BATH S2 KITCHEN 1B1 BATH 1B2 BEDROOM 1B3 UTILITY 1B4 KITCHEN 2A1 BATH 2A2 BEDROOM 2A4 BEDROOM 2A3 W.I.C. 2A5 KITCHEN 2C1 BATH 2C2 BEDROOM 2C4 BEDROOM 2C3 W.I.C. 2C5 1AR1 2A1 2C1 2AR1 2CR1 1AR7 2AR9 2A9 2C91B8 1B1 2CR9 S2 S3 S6 S5 S4 S1 318 319 300 320 2' - 1 1 / 2 " 3' - 5 1 / 2 " 2' - 5 1 / 2 " 2' - 5 1 / 2 " 2' - 1 1 / 2 " 2' - 5 1 / 2 " A8.1 1 A9.2 3 A9.3 6 1 A4.1 1 A4.1 1 A4.2 1 A4.2 1 A4.3 2 A4.3 4 A4.3 1 A5.1 2 A5.1 1 A5.2 3 A5.2 1 A5.5 2 A5.5 1AR2 1AR3 1AR4 1AR5 1AR6 2AR5 2AR2 2AR3 2AR4 2AR7 2AR6 2AR8 2CR5 2CR2 2CR6 2CR3 2CR4 2CR7 2CR8 2C5 2C2 2C6 2C3 2C4 2C7 2C8 2A5 2A2 2A6 2A3 2A4 2A7 2A8 1B5 1B2 1B3 1B61B7 1B4 2BR9 2B9 Scale Project number Date Drawn by Checked by I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Name: Christopher J. Raimann, AIA Signed: Date: 4-13-2020 License #: 46319 PR E L I M I N A R Y N F C 3/16" = 1'-0" 5/ 1 2 / 2 0 2 5 1 : 2 0 : 0 9 P M A1.7 Floor Plan - Level 3 01-25-1106 Building C Kuepers Inc. 06-01-2025 RET CJR/ZAR Th e O a k s o n 2 0 t h - B u i l d i n g C 3/16" = 1'-0"1 Level 3 - Floor Plan East No.Description Date DN REF. REF. REF.REF. REF.REF.REF. REF. A3.1 A3.14 1 A3.1 2 R S U V W X Y Z AA BB CC EE GG JJ KKTDDFFHHII 3 4 5 6 7 8 9 10 12 13 11 TWO BED B REVERSE 301-2BR TWO BED A 302-2A TWO BED A 303-2A ONE BED A 304-1A ONE BED B REVERSE 305-1BR TWO BED A REVERSE 306-2AR TWO BED A REVERSE 307-2AR TWO BED B 308-2B STAIR 1 316 MECHANICAL ROOM 317 CORRIDOR 300 4' - 0"2' - 1 1/2" 2' - 8" 6' - 1 1/2" AA A A A A A A A A A A AA A A A A A A A A D A A 4' - 0"4' - 4"4' - 6"9' - 6"4' - 0"9' - 6"6' - 6"4' - 6"9' - 6"4' - 0"9' - 6"6' - 6"4' - 6"11' - 0"8' - 0"3' - 6"9' - 6"6' - 6"4' - 6"7' - 6" 8' - 4"9' - 0"9' - 0"16' - 0"9' - 0"9' - 0"16' - 0"9' - 0"18' - 0"16' - 0"9' - 0"3' - 0" 4' - 0"4' - 0"4' - 6"9' - 6"4' - 0"9' - 6"6' - 6"4' - 6"9' - 6"4' - 0"9' - 6"6' - 6"4' - 6"11' - 0"13' - 0"4' - 6"6' - 6"6' - 6" 8' - 0"9' - 0"9' - 0"16' - 0"9' - 0"9' - 0"16' - 0"9' - 0"15' - 0"9' - 0"13' - 0"5' - 0"4' - 0" 9' - 0 " 7' - 0 " 2' - 2 " 18 ' - 1 0 " 19 ' - 4 " 6' - 8 " 5' - 0 " 3' - 0 " 1' - 0 " 5' - 0 " 11 ' - 0 " 15 ' - 0 " 6' - 0 " 26 ' - 0 " 5' - 0 " 1' - 0 " 3' - 0 " A A 1A12A1 2AR1 2A1 2AR1 2BR1 2B1 1A72A9 2AR9 2A9 2AR92B10 1BR8 1BR1 2BR10 317 316 KITCHEN 2BR1 BATH 2BR2 BATH 2BR3 BEDROOM 2BR4 BEDROOM 2BR5 KITCHEN 2A1 BATH 2A2 BEDROOM 2A3 BEDROOM 2A4 W.I.C. 2A5 KITCHEN 2A1 BATH 2A2 BEDROOM 2A3 BEDROOM 2A4 W.I.C. 2A5 KITCHEN 1A1 BATH 1A2 BEDROOM 1A3 KITCHEN 1BR1 BATH 1BR2 BEDROOM 1BR3 UTILITY 1BR4 KITCHEN 2AR1 BATH 2AR2 BEDROOM 2AR3 BEDROOM 2AR4 W.I.C. 2AR5 KITCHEN 2AR1 BATH 2AR2 BEDROOM 2AR3 BEDROOM 2AR4 W.I.C. 2AR5 KITCHEN 2B1 BATH 2B2 BATH 2B3 BEDROOM 2B4 BEDROOM 2B5 A9.3 5 2BR2 2BR4 2BR3 2BR7 2BR5 2BR8 2BR6 2BR9 2A2 2A32A4 2A6 2A7 2A5 2A8 2A2 2A62A32A4 2A5 2A7 2A8 1A2 1A3 1A5 1A4 1A6 1BR2 1BR5 1BR4 1BR7 1BR3 1BR6 2AR5 2AR2 2AR62AR32AR4 2AR7 2AR8 2AR5 2AR2 2AR62AR32AR4 2AR7 2AR8 2B2 2B3 2B4 2B5 2B8 2B7 2B9 2B6 Scale Project number Date Drawn by Checked by I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Name: Christopher J. Raimann, AIA Signed: Date: 4-13-2020 License #: 46319 PR E L I M I N A R Y N F C 3/16" = 1'-0" 5/ 1 2 / 2 0 2 5 1 : 2 0 : 1 1 P M A1.8 Floor Plan - Level 3 01-25-1106 Building C Kuepers Inc. 06-01-2025 RET CJR/ZAR Th e O a k s o n 2 0 t h - B u i l d i n g C 3/16" = 1'-0"1 Level 3 - Floor Plan West No.Description Date 6' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"6' - 0" GARAGE 501 GARAGE 502 GARAGE 503 GARAGE 504 GARAGE 505 GARAGE 506 GARAGE 507 GARAGE 508 GARAGE 509 GARAGE 510 A3.2 1 A3.22 24 ' - 0 " 120' - 0" 11' - 10 1/4"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"11' - 8 1/4"0' - 5 1/2" 1 HR. FIRE BARRIER 1 HR. FIRE BARRIER 1 HR. FIRE BARRIER 1 LAYER OSB ON ONE SIDE; TYP. - SEE DETAIL 3/A4.5 1 LAYER OSB ON ONE SIDE; TYP. - SEE DETAIL 3/A4.5 500 500 500 500 500 500 500 500 500 500 2 A4.5 1 A4.5 3 A4.5 4 A4.5 A3.2 3 A3.2 4 3' - 0"8' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"6' - 0" GARAGE 602 GARAGE 603 GARAGE 604 GARAGE 605 GARAGE 606 GARAGE 607 GARAGE 608 GARAGE 609 GARAGE 610 GARAGE 601 24 ' - 0 " 125' - 0" 16' - 10 1/4"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"11' - 8 1/4"0' - 5 1/2"18' - 0" 16 ' - 0 " 1 LAYER OSB ON ONE SIDE; TYP. - SEE DETAIL 3/A4.5 HANDICAP PARKING GARAGE TRASH ENCLOSURE TO BE 6' TALL OPAQUE VINYL FENCE W/ CHAIN LINK GATE; COLOR WHITE 1 HR. FIRE BARRIER 1 HR. FIRE BARRIER 1 HR. FIRE BARRIER 1 LAYER OSB ON ONE SIDE; TYP. - SEE DETAIL 3/A4.5 601 602 602 602 602 602 602 602 602 602600 A1.9 3 A3.3 1 A3.32A3.3 3 A3.3 4 1 HR. GARAGE FIRE BARRIER DOOR ABBREVIATIONS: R.H.= RIGHT HAND L.H.= LEFT HAND O.H.= OVERHEAD DBL.= DOUBLE DOOR BI-P.= BI-PASS DOOR H.M.= HOLLOW METAL MTL. = METAL STL.= STEEL INSUL. = INSULATED F.G.= FIBERGLASS ALUM.= ALUMINUM R.F.= REDI-FRAME COMMENTS: 1. PANIC HARDWARE 2. KEYED LOCKSET 3. PASSAGE LOCKSET 4. PRIVACY LOCKSET 5. SELF CLOSING HINGES 6. ARM DOOR CLOSER 7. KICK PLATE - PUSH SIDE 8. BUZZER ENTRY 9. SMOKE RESISTANT SEALS 10. WOOD CASING 11. ELECTROMAGNETIC DOOR HOLDER 12. PEEP HOLE 13. LOCKABLE GARAGE DOOR HANDLE 14. BAR PULL 15. AUTOMATIC GARAGE DOOR OPENER 16. DEADBOLT LOCKGENERAL NOTES: 1. P.M. TO VERIFY ALL ROUGH OPENINGS 2. P.M. TO VERIFY ALL JAMB DEPTHS 3. FLASHING TO BE PLACED OVER ALL EXTERIOR DOORS GARBAGE DUMPSTER 4 YARD GARBAGE DUMPSTER 4 YARD RECYCLING DUMPSTER 4 YARD RECYCLING AREA: 47,374 SQ.FT. X 0.0025 = 119 SQ.FT. 16 ' - 0 " 18' - 0" Scale Project number Date Drawn by Checked by I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Name: Christopher J. Raimann, AIA Signed: Date: 4-13-2020 License #: 46319 PR E L I M I N A R Y N F C As indicated 5/ 1 2 / 2 0 2 5 1 : 2 0 : 1 2 P M A1.9 Garage Floor Plans 01-25-1106 Building C Kuepers Inc. 06-01-2025 RET CJR/ZAR Th e O a k s o n 2 0 t h - B u i l d i n g C 1/8" = 1'-0"1 Garage 1 - Floor Plan 1/8" = 1'-0"2 Garage 2 - Floor Plan Door Schedule - Garages Mark Count Location Width Height Door Type Fire Rating Finish Frame Material Rough Width Rough Height Swing Comments 500 10 GARAGE 9' - 0"8' - 0"D-11 -MTL.WD.0' - 0"0' - 0"O.H.13 600 1 GARAGE 3' - 0"6' - 8"D-1 MTL.WD.L.H.3, 16 601 1 GARAGE 9' - 0"8' - 3"D-11 -MTL.WD.0' - 0"0' - 0"O.H.13, 15 602 9 GARAGE 9' - 0"8' - 0"D-11 -MTL.WD.0' - 0"0' - 0"O.H.13 1/4" = 1'-0"3 Dumpster Area Plan No.Description Date Level 1100' - 0" Level 2 109' - 8 5/8" Level 3 119' - 4 1/2" Roof Truss Bearing127' - 4 7/8" AAAAAAAAAAAAA ACCAACC AAAAAAAAAAAAA AAAAAAAA AAAAAAAAAAAAA AAAAAAAA DD DD B A 119B 115 114B 124B RIDGE VENT RIDGE VENT PREFIN. MTL. FASCIA & SOFFIT 5/4X6 PVC TRIM BD. VINYL SHAKES 5/4X6 PVC GABLE FRIEZE BD. ASPHALT SHINGLES VINYL LAP SIDING VINYL SIDING BAND DECORATIVE WINDOW HEADER TRIM; TYP. SIM. STONE VENEER VINYL CORNER TRIM GRADE WINDOW - SEE SCHEDULE VENT AT MAGIC PAK; TYP.CANOPY AT EXITCANOPY AT EXIT FDC (CONNECTION) COORDINATE EXACT PLACEMENT WITH FIRE MARSHALL 5" / 1' - 0 " 5" / 1' - 0 " 5" / 1' - 0 " 5" / 1' - 0 " 5" / 1' - 0 " 5" / 1' - 0 " Level 1 100' - 0" Level 2 109' - 8 5/8" Level 3 119' - 4 1/2" Roof Truss Bearing127' - 4 7/8" AAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAA AAAAAAAAAAAAAAAAAAAAA A BB RIDGE VENT RIDGE VENT Level 1100' - 0" Level 2 109' - 8 5/8" Level 3 119' - 4 1/2" Roof Truss Bearing127' - 4 7/8" A A A A A A RIDGE VENT RIDGE VENT ASPHALT SHINGLES PREFIN. MTL. FASCIA & SOFFIT VINYL LAP SIDING VINYL SIDING BAND DECORATIVE WINDOW HEADER TRIM; TYP. VINYL CORNER TRIM SIM. STONE VENEER VENT AT MAGIC PAK; TYP. GRADE Level 1100' - 0" Level 2 109' - 8 5/8" Level 3 119' - 4 1/2" Roof Truss Bearing127' - 4 7/8" A A A A A A RIDGE VENT RIDGE VENT PVC BD. - AZEK AIR & WATER BARRIER WALL SHEATHING 2X6 WD. STUDS BATT INSULATION R-21 6 MIL POLY VAPOR RETARDER 5/8" TYPE X GYP. BD. - PREFIN. MTL. TRIM AT PVC. BD. JOINTS: TAMILYN SHM DRIP CAP OVER PVC BD. GE A R VE R I F Y P L A C E M E N T AN D S I Z E W / K M I GENERAL NOTES: 1. ALL PLUMBING PENETRATIONS MUST TERMINATE AT A MIN. OF 12" ABOVE THE ROOF SURFACE LINE. 2. ADDRESS NUMBERS SHALL BE INSTALLED IN A VISIBLE LOCATION PER IBC 501.2. 3. FDC (CONNECTION) MUST BE LOCATED AT THE ADDRESS SIDE OF THE BLDG. OR AT AN APPROVED LOCATION. 4. WATER FLOW ALARMS MUST BE INSTALLED ON THE EXTERIOR PER IBC 903.4.2. 5. ALL EXIT DISCHARGE SHALL BE ILLUMINATED PER IBC 1006.1 6. ALL GLAZING WITHIN 24" OF THE ARC OF A DOOR SHALL BE SAFETY GLAZING PER IBC 2406.3. Scale Project number Date Drawn by Checked by I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Name: Christopher J. Raimann, AIA Signed: Date: 4-13-2020 License #: 46319 PR E L I M I N A R Y N F C As indicated 5/ 1 2 / 2 0 2 5 1 : 2 1 : 4 5 P M A3.1 Building Elevations 01-25-1106 Building C Kuepers Inc. 06-01-2025 RET CJR/ZAR Th e O a k s o n 2 0 t h - B u i l d i n g C 3/32" = 1'-0"1 Building Elevation - South 3/32" = 1'-0"2 Building Elevation - North 3/32" = 1'-0"3 Building Elevation - East 3/32" = 1'-0"4 Building Elevation - West 1" = 1'-0" Typical Wall Detail at Elec. Gear Locations No.Description Date Garage Level 1 100' - 0" Garage Truss Bearing109' - 9 1/8" T.O. CMU 100' - 8" 49' - 0"12' - 0"12' - 0"49' - 0" RIDGE VENT RIDGE VENT 5" / 1' - 0 " 5/4X6 PVC GABLE FRIEZE BD. VINYL SHAKES ASPHALT SHINGLES NOTE: ICE & WATER SHIELD: UNCONDITIONED SPACE PREFIN. MTL. SOFFIT & FASCIA VINYL CORNER TRIM VINYL LAP SIDING VINYL BANDING GRADE 500 500 500 500 500 500 500 500 500 500 Garage Level 1100' - 0" Garage Truss Bearing109' - 9 1/8" T.O. CMU 100' - 8" Garage Level 1100' - 0" Garage Truss Bearing109' - 9 1/8" T.O. CMU 100' - 8" ELECTRICAL PANEL; LOCKABLE COVER Garage Level 1 100' - 0" Garage Truss Bearing109' - 9 1/8" T.O. CMU 100' - 8" 49' - 0"24' - 0"49' - 0" RIDGE VENT RIDGE VENT 5" / 1' - 0 " Scale Project number Date Drawn by Checked by I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Name: Christopher J. Raimann, AIA Signed: Date: 4-13-2020 License #: 46319 PR E L I M I N A R Y N F C 3/16" = 1'-0" 5/ 1 2 / 2 0 2 5 1 : 2 1 : 5 4 P M A3.2 Garage Elevations 01-25-1106 Building C Kuepers Inc. 06-01-2025 RET CJR/ZAR Th e O a k s o n 2 0 t h - B u i l d i n g C 3/16" = 1'-0"1 Garage 1 Elevation - Front 3/16" = 1'-0"2 Garage 1 Elevation - Side 1 3/16" = 1'-0"3 Garage 1 Elevation - Side 2 3/16" = 1'-0"4 Garage 1 Elevation - Rear GENERAL NOTES: 1. GARAGE OCCUPANCY GROUP: U OCCUPANCY 2. GARAGE CONSTRUCTION TYPE: VB No.Description Date Garage Level 1100' - 0" Garage Truss Bearing109' - 9 1/8" T.O. CMU 100' - 8" 49' - 0"24' - 0"54' - 0" RIDGE VENT RIDGE VENT 5" / 1' - 0 " 601 602 602 602 602 602 602 602 602 602 600 5/4X6 PVC GABLE FRIEZE BD. VINYL SHAKES ASPHALT SHINGLES NOTE: NO ICE & WATER SHIELD; UNCONDITIONED SPACE PERFIN. MTL. SOFFIT & FASCIA VINYL CORNER TRIM VINYL LAP SIDING VINYL BANDING GRADE HANDICAP STALL Garage Level 1100' - 0" Garage Truss Bearing109' - 9 1/8" T.O. CMU100' - 8" Garage Level 1100' - 0" Garage Truss Bearing109' - 9 1/8" T.O. CMU100' - 8" Garage Level 1 100' - 0" Garage Truss Bearing 109' - 9 1/8" T.O. CMU100' - 8" 54' - 0"24' - 0"49' - 0" RIDGE VENT RIDGE VENT 5" / 1' - 0 " CHAIN LINK MESH SIZE = 2-3/8" 1-1/4" WIDE VINYL SLATS (GREY) THIS DETAIL ILLUSTRATES A TYPICAL 1' X 1' SECTION OF THE CHAIN LINK FENCE AREA AT THE FRONT (GATE) SIDE OF THE REFUSE ENCLOSURE. GALVANIZED METAL CHAIN LINK FENCE TO HAVE 2-3/8" MESH SIZE. 1-1/4" WIDE VINYL SLATS INSTALLED AT APPROX. 1-3/4" O.C. VINYL SLATS PROVIVE 107 INCHES OF OPACITY PER 144 SQUARE INCHES OF AREA = 74% OPACITY CALCULATION DOES NOT FACTOR IN THE CHAIN LINK GAUGE SIZE OR SUPPORT STRUCTURE. Scale Project number Date Drawn by Checked by I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Name: Christopher J. Raimann, AIA Signed: Date: 4-13-2020 License #: 46319 PR E L I M I N A R Y N F C As indicated 5/ 1 2 / 2 0 2 5 1 : 2 2 : 0 3 P M A3.3 Garage Elevations 01-25-1106 Building C Kuepers Inc. 06-01-2025 RET CJR/ZAR Th e O a k s o n 2 0 t h - B u i l d i n g C 3/16" = 1'-0"1 Garage 2 Elevation - Front 3/16" = 1'-0"2 Garage 2 Elevation - Side 1 3/16" = 1'-0"3 Garage 2 Elevation - Side 2 GENERAL NOTES: 1. GARAGE OCCUPANCY GROUP: U OCCUPANCY 2. GARAGE CONSTRUCTION TYPE: VB 3/16" = 1'-0"4 Garage 2 Elevation - Rear 3" = 1'-0" Trash Enclosure Detail No.Description Date RESOLUTION 2025-051 RESOLUTION APPROVING A COMPREHENSIVE PLAN AMENDMENT TO THE FUTURE LAND USE MAP AND ADOPTING FINDINGS OF FACT WHEREAS, the City of St. Joseph received an application from Kuepers, Inc. for the request to amend the Future Land Use map for the properties identified in Exhibit A (“Subject Property”) from Corridor Commercial to High Density Residential; and WHEREAS, on June 9th, 2025, the St. Joseph Planning Commission held a public hearing and reviewed the request and recommended approval; and NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ST. JOSEPH, STEARNS COUNTY, STATE OF MINNESOTA, that it approves the application to amend the comprehensive plan, land use map to reclassify the land use of the Subject Property from Corridor Commercial to High Density Residential and finds the following facts: 1. That Kuepers, Inc., hereinafter referred to as “Applicant,” and Krebsbach Real Estate Holdings, LLC hereinafter referred to as “owner” properly applied for the Future Land Use amendment for the Subject Property. 2. That the requested Future Land Use amendment for the Subject Property would be to change the guidance from Corridor Commercial to High Density Residential. 3. That the surrounding properties to the North, West, and East are guided for Corridor Commercial and surrounding property to the South is guided for Low Density Residential and High Density Residential. 4. That the purpose for the zoning establishment is to make the land use map and zoning designation consistent and conforming. 5. That the approval of this resolution will result in the Future Land Use map being amended to reflect the change in the subject parcels Zoning guidance. 6. That the amendment will provide a buffer and adequate transition between low density residential and commercial development. 7. That the amendment supports goals outlined in the St. Joseph Comprehensive Plan as follows: Housing, Section 3.3 Goal 1: Create a diversity of housing options within the city. Goal 3: Assist in planning and construction of affordable housing option Strategy 3.2 Encourage renter and owner-occupied developments that offer a mix of housing costs. Community Facilities and Utilities, Section 3.6 Goal 3: Provide potable water, sanitary waste collection, and surface water management to existing and future development in a cost-effective and environmentally responsible manner. Strategy 3.4 Prioritize infill and redevelopment of existing areas to maximize use of existing water and sewer infrastructure systems. Whereupon said resolution was declared duly passed and adopted by the St. Joseph City Council this 4th day of August, 2025. CITY OF ST. JOSEPH Adam Scepaniak, Mayor ATTEST David Murphy, City Administrator Document drafted by: City of St. Joseph 75 Callaway St E St. Joseph, MN 56374 Exhibit A Lot 003, Block 001 K & L Properties; Parcel ID 84.53547.0005 Lot 002, Block 001 of K & L Properties; Parcel ID 84.53547.0004 Lot 001, Block 001 of K & L Properties; Parcel ID 84.53547.0003 RESOLUTION 2025-052 RESOLUTION ADOPTING FINDINGS OF FACT RELATED TO A REZONING REQUEST FROM B2 HIGHWAY BUSINESS DISTRICT TO R3 MULTIPLE FAMILY RESIDENTIAL PUD – PLANNED UNIT DEVELOPMENT WHEREAS, the City of St. Joseph received an application from Kuepers, LLC for the request to rezone the properties identified in Exhibit A (“Subject Property”) from B2 Highway Business to R3 Multiple Family Residential PUD – Planned Unit Development Overlay District; and WHEREAS, on June 9th, 2025, the St. Joseph Planning Commission held a public hearing and reviewed the rezoning request and recommended approval; and NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ST. JOSEPH, STEARNS COUNTY, STATE OF MINNESOTA, finds the following facts: 1. That Kuepers, Inc., hereinafter referred to as “Applicant,” and Krebsbach Real Estate Holdings, LLC hereinafter referred to as “owner” properly applied for the rezoning for the Subject Property. 2. That the requested rezoning designation for the Subject Property is R-3 Multiple Family Residential with a PUD overlay. 3. That the future land use plan within the City of St. Joseph Comprehensive Plan guides the Subject Property for High Density Residential. 4. That the surrounding properties to the North, West, and East are guided for Corridor Commercial and surrounding property to the South is guided for Low Density Residential and High Density Residential. 5. That the purpose for the zoning establishment is to make the land use map and zoning designation consistent and conforming. 7. That the property is situated adjacent to a Community Collector Street (Minnesota St E) and access restrictions are in place. Whereupon said resolution was declared duly passed and adopted by the St. Joseph City Council this 4th day of August, 2025. CITY OF ST. JOSEPH Adam Scepaniak, Mayor ATTEST David Murphy City Administrator Document drafted by: City of St. Joseph 75 Callaway St E St. Joseph, MN 56374 EXHIBIT A – LEGAL DESCRIPTIONS Lot 003, Block 001 K & L Properties; Parcel ID 84.53547.0005 Lot 002, Block 001 of K & L Properties; Parcel ID 84.53547.0004 Lot 001, Block 001 of K & L Properties; Parcel ID 84.53547.0003 ORDINANCE 2025-007 AN ORDINANCE ESTABLISHING THE ZONING OF CERTAIN PROPERTY FROM B-2 HIGHWAY BUSINESS TO R-3 MULTIPLE FAMILY RESIDENTIAL PUD WHEREAS, Kuepers, Inc. (applicant) and Krebsbach Real Estate Holdings, LLC (owner) have petitioned the rezoning request on the properties legally identified in Exhibit A (“Subject Property”); and WHEREAS, the proper publication in the city’s designated paper and mailed notice of the public hearing to properties within three hundred and fifty feet (350) considering this matter has been given; and WHEREAS, The Planning Commission conducted the public hearing on June 9th, 2025 at which all persons interested were given an opportunity to be heard; and WHEREAS, The Planning Commission reviewed the request on June 9th, 2025 and recommended approval of the rezoning; and WHEREAS, it was determined that the rezoning of the subject property is in the best interests of the City of St. Joseph; and NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF ST. JOSEPH, STEARNS COUNTY, STATE OF MINNESOTA: That the rezone of the Subject Property is hereby amended from B-2 Highway Business to R-3 Multiple-Family Residential PUD and this rezone will allow for the construction of uses allowed in the R-3 Multiple Family Residential District as defined by Ordinance and through a Planned Unit Development agreement; and BE IT FURTHER RESOLVED: That the clerk is hereby authorized to record such classification from the described property upon the official zoning map causing the same to be published. Whereupon said ordinance was declared duly adopted by the St. Joseph City Council this 4th, day of August 2025. CITY OF ST. JOSEPH Adam Scepaniak, Mayor ATTEST David Murphy City Administrator Document drafted by: City of St. Joseph 75 Callaway St E St. Joseph, MN 56374 EXHIBIT A SUBJECT PROPERTIES LEGAL DESCRIPTION Lot 003, Block 002 K and L Properties . Parcel ID 84.53547.0005 Lot 002, Block 002 K and L Properties. Parcel ID 84.53547.0004 Lot 001, Block 002 K and L Properties. Parcel ID 84.53547.0003 Engineers | Architects | Planners | Scientists Short Elliott Hendrickson Inc., 3535 Vadnais Center Drive, St. Paul, MN 55110 -3507 651.490.2000 | 800.325.2055 | 888.908.8166 fax | sehinc.com SEH is 100% employee-owned | Affirmative Action –Equal Opportunity Employer MEMORANDUM TO: Randy Sabart, PE FROM: Chad Jorgenson, PE, PTOE (Lic. IA, MN, SD) DATE: July 29, 2025 RE: Keuper Development Trip Generation Analysis SEH No. STJOE G236 14.00 Kuepers Inc. is currently proposing to construct a 42-unit apartment building bounded by East Baker Street on the west, 20th Avenue SE on the east, and Minnesota St on the north. The proposed development is located immediately south of a Kwik Trip convenience store and CSAH 75 in the City of St. Joseph, MN. The developer is proposing a PUD Preliminary plan to consolidate three parcels of land into one lot to accommodate the proposed apartment building. The three separate lots are currently zoned B-2 Highway Business, and the current proposal is to rezone the three parcels to R-3 Multi-family with a PUD overlay. The parcels are identified in Figure 1 below: Figure 1: Zoning Exhibit - Subject Parcels Memorandum July 29, 2025 Page 2 The following memorandum provides an estimate of trips generated by the 3 parcels totaling approximately 3.02 acres of the current zoning of B-2 Highway Business and the proposed rezoning to R- 3 multi-family with 42 apartments. TRIP GENERATION COMPARISON The Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition, was used to estimate trip generation for the Daily, AM and PM peak hours for the proposed multi-family apartment development. Based upon information provided by ITE, ITE Land Use Code 220 Multifamily Housing (Low-Rise) was selected as the appropriate land use category. Other Multifamily Housing categories including Mid-Rise and High-Rise were deemed inappropriate for this development due to their specificity of requiring more than 4 floors of residential units. Based upon information provided in the Institute of Transportation Engineers Trip Generation Manual, 11th Edition, the proposed apartment development is expected to generate approximately 283 trips per day with 17 trips occurring during the AM peak roadway hour and 21 trips during the PM peak hour. Table 1 shows the breakdown of estimated trips for the proposed apartment complex. Table 1: Proposed Trip Generation Land Use ITE Land Use Size Units Weekday Daily Trips AM Trips PM Trips Total Enter Exit Total Enter Exit Multifamily Housing (Low-Rise) 220 42 Units 283 17 4 13 21 13 8 For comparison purposes trips were estimated if the three existing parcels were developed under the existing zoning of B-2 Highway Business. To estimate the size of potential development a Floor Area Ratio of 15% was assumed. This ratio was applied to the total area of all parcels, approximately 3.02 acres, equating to 20,000 square feet of floor area available for development. The proposed land use assumption for the current vacant parcels was assumed to be Strip Retail Plaza (less than 40,000 square feet in size). This land use accounts for a wide variety of commercial land uses that are typically seen along and near highway corridors. The existing parcels, as they are zoned today, are expected to generate approximately 1,089 daily trips with 47 trips occurring during the AM peak hour and 132 trips during the PM peak hour. Table 2 shows the breakdown of estimated trips for the vacant parcels if they were to develop under B-2 Highway Business zoning. Table 2 B-2 Highway Business Zoning Trip Generation Land Use ITE Land Use Size Units Weekday Daily Trips AM Trips PM Trips Total Enter Exit Total Enter Exit Strip Retail Plaza (<40k) 822 20 1000 Sq. Ft. GLA 1,089 47 28 19 132 66 66 SUMMARY • Existing zoning as B-2 is expected to generate 1,089 daily trips. • Proposed zoning as R-3 is expected to generate 283 daily trips. • Residential R-3 Multi-family zoning is expected to reduce overall daily trips by 75% when compared to B-2 Highway Business zoning. CMJ x:\pt\s\stjoe\common\general numbers\g236 2024 keupers apartments @20th ave\8-planning\87-rpt-stud\keupers apartments trip generation comparison memorandum 07292025.docx 235 20th Ave SE PREPARED BY Melissa Montgomery Sales Associate, Multifamily Rent Comparables The Oaks on 20th 72 Unit Apartment Building Saint Joseph, Minnesota Outlying Stearns County Neighborhood Rent Comparables Summary 235 20th Ave SE - The Oaks on 20th 17 $1,257 $1.32 4.7% No. Rent Comps Avg. Rent Per Unit Avg. Rent Per SF Avg. Vacancy Rate RENT COMP LOCATIONS RENT COMPS SUMMARY STATISTICS Unit Breakdown Low Average Median High Total Units Studio Units One Bedroom Units Two Bedroom Units Three Bedroom Units 12 0 0 0 0 90 5 23 50 11 70 0 24 36 6 313 48 63 235 42 Property Attributes Low Average Median High 1983Year Built Number of Floors Average Unit Size SF Vacancy Rate Star Rating 1 540 0.0% 2011 2 947 4.7% 2016 3 932 1.7% 2025 3 1,088 46.3% 3.2 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 2 Rent Comparables Summary 235 20th Ave SE - The Oaks on 20th Property Name/Address Rating Yr Built Units Avg Unit SF Studio 1 Bed 2 Bed 3 Bed Rent/SF Property Size Asking Rent Per Month Per Unit -24 North Lofts on College…18 703 -$1,249 $4,108 -$2.9724 College Ave N 1 2019 -1130 County Road 4 48 540 $850 ---$1.5722025 -134 Crossing 101 916 $982 $1,235 $1,511 $1,773 $1.476340 Ridgewood Rd 3 2017 -Graceview Estates 60 900 -$1,084 $1,447 $1,650 $1.46401 4th Ave SE 4 2010 -Cypress Court 196 985 $1,025 $1,256 $1,548 $1,951 $1.45906 Cypress Rd 5 2013 -The Pines on 33rd 70 890 $995 $1,114 $1,326 $2,125 $1.423275 40th Ave S 6 2022 -Avon Estates Apartment…32 927 $895 $1,030 $1,188 $1,615 $1.41451 Winden Way 7 2018 -Northview Apartments 70 991 -$1,252 $1,425 -$1.38810 Roberts Rd 8 2018 -Joetown Apartment Homes 50 988 -$1,153 $1,337 $1,642 $1.371055 College Ave S 9 2024 -The Oaks on 20th 72 876 $950 $1,058 $1,266 -$1.34235 20th Ave SE 2020 -Westwood Parkway Estates 179 985 $930 $1,135 $1,299 $1,627 $1.336120 Westwood Pky 10 2004 -Tremont Apartments 75 932 $890 $1,108 $1,308 $1,650 $1.311875 Pine Cone Rd S 11 2020 -Prosper West Apartments 313 964 -$1,102 $1,193 $1,627 $1.29690 Prosper Dr 12 1989 -Paraiso Estates 76 1,002 -$1,140 $1,260 $1,580 $1.253324 10th Ave NE 13 2016 -Keeneland Village Apartm…100 953 -$985 $1,126 $1,320 $1.191575 Amber Ave S 14 2005 -Savannah Apartments 60 905 -$919 $1,107 -$1.15765 Savanna Ave 15 2004 -Clover Hill Apartments 12 867 -$845 $900 -$1.03332 Cypress Dr 16 1983 -Westwood Village 64 1,088 --$681 $844 $0.72770 Savanna Ave 17 2003 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 3 Vacancy 0% 6340 Ridgewood Rd 101 Units / 3 Stories Owner: Brutger Equities, Inc Rent/SF $1.47, 134 Crossing3 Vacancy 45.8% 1130 County Road 4 48 Units / 3 Stories Owner: Torborg Builders Rent/SF $1.57, 2 Vacancy 5.6% 24 College Ave N 18 Units / 3 Stories Owner: Collegeville Brokerage Rent/SF $2.97, 24 North Lofts on College A…1 Vacancy 0% 3275 40th Ave S 70 Units / 3 Stories Owner: - Rent/SF $1.42, The Pines on 33rd6 Vacancy 5.6% 906 Cypress Rd 196 Units / 3 Stories Owner: Centerspace Rent/SF $1.45, Cypress Court5 Vacancy 1.7% 401 4th Ave SE 60 Units / 3 Stories Owner: INH Property Management Inc. Rent/SF $1.46, Graceview Estates4 Vacancy 2.0% 1055 College Ave S 50 Units / 1 Story Owner: INH Property Management Inc. Rent/SF $1.37, Joetown Apartment Homes9 Vacancy 0% 810 Roberts Rd 70 Units / 3 Stories Owner: SVN | GC Real Estate Rent/SF $1.38, Northview Apartments8 Vacancy 3.1% 451 Winden Way 32 Units / 2 Stories Owner: Mitchell Rengel Rent/SF $1.41, Avon Estates Apartment Ho…7 Rent Comparables Photo Comparison 235 20th Ave SE 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 4 Vacancy 2.7% 1875 Pine Cone Rd S 75 Units / 3 Stories Owner: Torborg Construction Rent/SF $1.31, Tremont Apartments11 Vacancy 0.6% 6120 Westwood Pky 179 Units / 3 Stories Owner: Brutger Equities, Inc Rent/SF $1.33, Westwood Parkway Estates10 Vacancy 1.4% 235 20th Ave SE 72 Units / 3 Stories Owner: Prairie Lakes Management Rent/SF $1.34, Subject Property The Oaks on 20th Vacancy 1.0% 1575 Amber Ave S 100 Units / 3 Stories Owner: Campbell Property Managem… Rent/SF $1.19, Keeneland Village Apartments14 Vacancy 0% 3324 10th Ave NE 76 Units / 3 Stories Owner: Campbell Property Managem… Rent/SF $1.25, Paraiso Estates13 Vacancy 7.7% 690 Prosper Dr 313 Units / 3 Stories Owner: Centerspace Rent/SF $1.29, Prosper West Apartments12 Vacancy 9.4% 770 Savanna Ave 64 Units / 2 Stories Owner: St. Cloud HRA Rent/SF $0.72, Westwood Village17 Vacancy 0% 332 Cypress Dr 12 Units / 2 Stories Owner: JJS Property Management Rent/SF $1.03, Clover Hill Apartments16 Vacancy 1.7% 765 Savanna Ave 60 Units / 3 Stories Owner: Jon Kretchman;Campbell Pro… Rent/SF $1.15, Savannah Apartments15 Rent Comparables Photo Comparison 235 20th Ave SE 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 5 Rent Comparables by Bedroom 235 20th Ave SE - The Oaks on 20th $916 $1,148 $1,292 $1,475 Studio Comps One Bed Comps Two Bed Comps Three Bed Comps Subject $950 Subject $1,058 Subject $1,266 Subject - 1 Bedroom 2 Bedroom 3 BedroomCurrent Conditions in Rent Comps Studio Total Number of Units 88 389 855 192 Vacancy Rate 26.9%2.4%3.4%5.4% Asking Rent Per Unit $916 $1,148 $1,292 $1,475 Asking Rent Per SF $1.66 $1.53 $1.28 $1.16 Effective Rents Per Unit $915 $1,145 $1,287 $1,468 Effective Rents Per SF $1.66 $1.52 $1.28 $1.15 Concessions 0.0%0.3%0.4%0.5% Changes Past Year in Rent Comps Studio 1 Bedroom 2 Bedroom 3 Bedroom Year-Over-Year Effective Rent Growth 0.3%4.3%3.0%3.3% Year-Over-Year Vacancy Rate Change 12 Month Absorption in Units 23.3% 26 -0.1% 2 6 -0.6%-0.4% 2 EXISTING UNITS VACANT UNITS ASKING RENT PER UNIT PER MONTH 12 MONTH ABSORPTION IN UNITS 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 6 Studio Rent Comparables 235 20th Ave SE - The Oaks on 20th Property Name/Address Rating Studio Rent Per Unit YearQuarterRent/SF Change in Rent 906 Cypress Rd Cypress Court -3.2%-2.3%$1.75 $1,025 $935 $1,191 3275 40th Ave S The Pines on 33rd 4.2%0.0%$2.02 $995 6340 Ridgewood Rd 134 Crossing 5.1%0.5%$1.73 $982 $965 $995 235 20th Ave SE The Oaks on 20th 3.0%0.1%$2.08 $950 6120 Westwood Pky Westwood Parkway Estates 5.7%0.0%$2.01 $930 451 Winden Way Avon Estates Apartment Homes 0.0%0.0%$1.70 $895 1875 Pine Cone Rd S Tremont Apartments 6.6%2.9%$1.71 $890 1130 County Road 4 0.5%0.1%$1.57 $850 $400 $800 $1,200 $1,600 $2,000 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 7 One Bedroom Rent Comparables 235 20th Ave SE - The Oaks on 20th Property Name/Address Rating One Bedroom Rent Per Unit YearQuarterRent/SF Change in Rent 906 Cypress Rd Cypress Court 11.0%1.5%$1.62 $1,256 $1,163 $1,325 810 Roberts Rd Northview Apartments 5.4%0.0%$1.45 $1,252 $1,225 $1,325 24 College Ave N 24 North Lofts on College Ave…0.6%0.1%$1.96 $1,249 $1,196 $1,331 6340 Ridgewood Rd 134 Crossing 4.1%0.4%$1.54 $1,235 $1,219 $1,305 1055 College Ave S Joetown Apartment Homes 4.1%0.0%$1.62 $1,153 $1,096 $1,225 3324 10th Ave NE Paraiso Estates 2.2%0.0%$1.42 $1,140 6120 Westwood Pky Westwood Parkway Estates 5.8%0.0%$1.51 $1,135 $1,105 $1,185 3275 40th Ave S The Pines on 33rd 7.1%0.0%$1.53 $1,114 $1,110 $1,125 1875 Pine Cone Rd S Tremont Apartments -7.3%0.0%$1.46 $1,108 $1,095 $1,195 690 Prosper Dr Prosper West Apartments 4.1%3.3%$1.68 $1,102 $1,048 $1,113 401 4th Ave SE Graceview Estates 8.6%0.0%$1.58 $1,084 $959 $1,100 235 20th Ave SE The Oaks on 20th 3.4%0.2%$1.36 $1,058 $1,050 $1,100 451 Winden Way Avon Estates Apartment Homes 3.0%1.5%$1.55 $1,030 1575 Amber Ave S Keeneland Village Apartments 2.1%0.0%$1.39 $985 765 Savanna Ave Savannah Apartments 1.0%0.1%$1.18 $919 $861 $942 332 Cypress Dr Clover Hill Apartments 1.8%0.0%$1.21 $845 $400 $850 $1,300 $1,750 $2,200 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 8 Two Bedroom Rent Comparables 235 20th Ave SE - The Oaks on 20th Property Name/Address Rating Two Bedroom Rent Per Unit YearQuarterRent/SF Change in Rent 24 College Ave N 24 North Lofts on College Ave…20.4%0.1%$5.59 $4,108 $1,876 $12,236 906 Cypress Rd Cypress Court 8.4%0.6%$1.35 $1,548 $1,435 $1,740 6340 Ridgewood Rd 134 Crossing 6.8%0.6%$1.39 $1,511 $1,434 $1,780 401 4th Ave SE Graceview Estates -1.8%4.0%$1.44 $1,447 $1,314 $1,606 810 Roberts Rd Northview Apartments 2.3%0.0%$1.35 $1,425 1055 College Ave S Joetown Apartment Homes -1.3%0.0%$1.44 $1,337 $1,310 $1,495 3275 40th Ave S The Pines on 33rd 3.3%0.0%$1.36 $1,326 $1,275 $1,995 1875 Pine Cone Rd S Tremont Apartments 3.3%0.0%$1.22 $1,308 $1,155 $1,415 6120 Westwood Pky Westwood Parkway Estates 5.8%0.0%$1.31 $1,299 $1,245 $1,520 235 20th Ave SE The Oaks on 20th 2.8%0.2%$1.27 $1,266 $1,152 $2,295 3324 10th Ave NE Paraiso Estates 2.0%0.0%$1.20 $1,260 690 Prosper Dr Prosper West Apartments 1.0%4.4%$1.23 $1,193 $1,143 $1,500 451 Winden Way Avon Estates Apartment Homes -3.1%-6.1%$1.42 $1,188 $1,110 $1,265 1575 Amber Ave S Keeneland Village Apartments 1.9%0.0%$1.19 $1,126 $1,110 $1,180 765 Savanna Ave Savannah Apartments 1.1%0.1%$1.14 $1,107 $1,086 $1,150 332 Cypress Dr Clover Hill Apartments 2.3%0.0%$1.00 $900 770 Savanna Ave Westwood Village 0.6%0.1%$0.76 $681 $0 $3,500 $7,000 $10,500 $14,000 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 9 235 20th Ave SE PREPARED BY Melissa Montgomery Sales Associate, Multifamily Construction Survey The Oaks on 20th 72 Unit Apartment Building Saint Joseph, Minnesota Outlying Stearns County Neighborhood Under Construction Properties 235 20th Ave SE - The Oaks on 20th 0 0 0%0 Properties Units Percent of Inventory Avg. No. Units NO UNDER CONSTRUCTION PROPERTIES FOUND UNDER CONSTRUCTION SUMMARY STATISTICS Low Average Median High Property Size in Units ---- Number of Stories ---- Average Unit Size SF ---- Star Rating Estimated Delivery Date ---- Months to Delivery ---- Construction Period in Months ---- 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 11 Stearns County PREPARED BY Melissa Montgomery Sales Associate, Multifamily Multifamily Submarket Report St. Cloud - MN USA MULTIFAMILY SUBMARKET REPORT Submarket Key Statistics 1 Vacancy 2 Rent 4 Construction 6 Sales 9 Sales Past 12 Months 11 Supply & Demand Trends 13 Vacancy & Rent 15 Sale Trends 17 Deliveries & Under Construction 19 Stearns County Multi-Family 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Overview Stearns County Multi-Family 141 233 3.3%3.1% 12 Mo Delivered Units 12 Mo Absorption Units Vacancy Rate 12 Mo Asking Rent Growth The Stearns County multifamily submarket has a vacancy rate of 3.3% as of the third quarter of 2025. Over the past year, the submarket's vacancy rate has changed by -0.8%, a result of 140 units of net deliveries and 230 units of net absorption. Stearns County's vacancy rate of 3.3% compares to the submarket's five-year average of 3.6% and the 10-year average of 4.0%. As of the third quarter of 2025, there are no multifamily units under construction in Stearns County. In comparison, the submarket has averaged 224 units under construction annually over the past 10 years. The Stearns County multifamily submarket contains roughly 12,000 units of inventory. The submarket has approximately 2,600 units rated 4 & 5 Star, 4,400 units rated 3 Star, and 5,100 units rated 1 & 2 Star. Average rents in Stearns County are $1,120/month, compared to the St. Cloud average of $1,080/month. Rents have changed by 3.1% year over year in Stearns County, compared to a change of 2.9% metro wide. Annual rent growth of 3.1% in Stearns County compares to the submarket's five-year average of 3.6% and its 10- year average of 3.3%. KEY INDICATORS Asking RentVacancy RateUnitsCurrent Quarter Effective Rent Absorption Units Delivered Units Under Constr Units $1,2893.8%2,6364 & 5 Star $1,284 (2)0 0 $1,2292.8%4,3913 Star $1,224 27 48 0 $9013.5%5,1471 & 2 Star $897 4 0 0 $1,1243.3%12,174Submarket $1,119 29 48 0 Forecast Average Historical Average12 MonthAnnual Trends Peak When Trough When 3.5%6.8%-0.8% (YOY)Vacancy 12.2%2004 Q1 2.5%2021 Q3 65204233Absorption Units 510 2014 Q2 (6)2001 Q4 76190141Delivered Units 537 2024 Q1 0 2016 Q1 210Demolished Units 29 2013 Q3 0 2025 Q2 2.7%1.9%3.1%Asking Rent Growth 6.6%2021 Q4 -2.3%2009 Q4 2.8%1.9%3.3%Effective Rent Growth 6.9%2021 Q4 -2.4%2009 Q4 N/A$24.3M$16.9MSales Volume $85.5M 2023 Q1 $380K 2010 Q4 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 2 Vacancy Stearns County Multi-Family ABSORPTION, NET DELIVERIES & VACANCY OVERALL & STABILIZED VACANCY 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 3 Vacancy Stearns County Multi-Family VACANCY RATE VACANCY BY BEDROOM 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 4 Rent Stearns County Multi-Family DAILY ASKING RENT PER SF MARKET RENT PER UNIT & RENT GROWTH 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 5 Rent Stearns County Multi-Family MARKET RENT PER UNIT BY BEDROOM 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 6 Construction Stearns County Multi-Family DELIVERIES & DEMOLITIONS 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 7 Construction Stearns County Multi-Family 188 478 0 0 All-Time Annual Avg. Units Delivered Units Past 8 Qtrs Delivered Units Next 8 Qtrs Proposed Units Next 8 Qtrs PAST 8 QUARTERS DELIVERIES, UNDER CONSTRUCTION, & PROPOSED PAST & FUTURE DELIVERIES IN UNITS 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 8 Construction Stearns County Multi-Family RECENT DELIVERIES Property Name/Address Rating Units Stories Start Complete Developer/Owner Jul 20241130 County Road 4 48 3 Jul 2025 Torborg Builders Torborg Builders1 Sep 20231250 W Railroad Ave Wobegon Crossings 73 2 Oct 2024 - Terrespeter Trust Etal2 Aug 2023325 1st St NE Riverside Flats of Melrose 29 3 Jul 2024 W Gohman Construction W Gohman Construction3 Mar 20231055 College Ave S Joetown Apartment Hom…50 1 Feb 2024 - INH Property Management Inc.4 Dec 20222950 Nottingham Rd S The Preserve at Stone G…66 2 Dec 2023 - At Home Apartments5 Oct 20221513 7th Ave S The Club at Heritage Pha…152 2 Nov 2023 - Weidner Property Management L…6 Jun 20211160 W Wind Rd Birch Spring 60 2 Sep 2023 - INH Property Management Inc.7 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 9 Sales Stearns County Multi-Family Over the past year, 13 multifamily properties traded in Stearns County, accounting for 303 units of inventory turnover. Average annual inventory turnover in Stearns County is 130 units over the past five years and 110 units over the past 10 years. Multifamily sales volume in Stearns County has totaled $17.5 million over the past year. Average annual sales volume over the past five years is $37.9 million and $31.1 million over the past 10 years. Estimated multifamily market pricing in Stearns County is $91,000/unit compared to the market average of $90,000/unit. Average market pricing for Stearns County is estimated at $120,000/unit for 4 & 5 Star properties, $97,000/unit for 3 Star assets, and $71,000/unit for 1 & 2 Star buildings. The estimated market cap rate for Stearns County multifamily is 8.3% compared to the market average of 8.2%. SALES VOLUME & MARKET SALE PRICE PER UNIT 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 10 Sales Stearns County Multi-Family MARKET CAP RATE 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 11 Sales Past 12 Months Stearns County Multi-Family 14 $79 $1.9 2.7% Sale Comparables Avg. Price/Unit (thous.)Average Price (mil.)Average Vacancy at Sale SALE COMPARABLE LOCATIONS SALE COMPARABLES SUMMARY STATISTICS Sales Attributes Low Average Median High Sale Price $302,266 $1,877,778 $802,666 $10,750,000 Price/Unit $32,556 $78,972 $66,888 $105,392 Cap Rate 6.0%6.0%6.0%6.0% Vacancy Rate At Sale 0%2.7%0%5.9% Time Since Sale in Months 5.3 8.9 8.4 11.9 Property Attributes Low Average Median High Property Size in Units 8 23 12 102 Number of Floors 1 1 2 3 Average Unit SF 315 634 634 981 Year Built 1962 1980 1973 2022 Star Rating 2.1 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 12 Sales Past 12 Months Stearns County Multi-Family RECENT SIGNIFICANT SALES Sale InformationProperty Information RatingProperty Name/Address Yr Built Units Vacancy Sale Date Price Price/Unit Price/SF 1965 Quarry Rd -1996Heritage Park East1 102 3.9%10/28/2024 $10,750,000 $105,392 $85 915 7th St S -1965Lakeside Apartments2 12 0%9/20/2024 $1,005,000 $83,750 $109 -1973309 Birch St3 12 0%11/15/2024 $903,180 $75,265 $103 -1973305 Birch St4 24 0%11/15/2024 $810,525 $33,771 $103 -1974501 Maple St5 12 0%11/15/2024 $802,666 $66,888 $103 -19683220 8th St N6 8 0%9/4/2024 $795,000 $99,375 $192 -1971301 Birch St7 24 0%11/15/2024 $781,363 $32,556 $103 225 E Main St -1976Edgewood Apartments8 12 0%1/2/2025 $750,000 $62,500 $63 -1962302 Birch St9 8 0%11/15/2024 $302,266 $37,783 $103 135-137 Dolphin Ave NE -2008Golden View Apartments10 8 0%2/18/2025 --- 139-141 Dolphin Ave NE -2008Golden View Apartments11 8 0%2/18/2025 --- -1968725 32nd Ave N12 8 0%8/29/2024 --- 3275 40th Ave S -2022The Pines on 33rd13 70 0%8/22/2024 --- -1962260 Magnus Johnson St N14 17 5.9%8/1/2024 --- 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 13 Appendix Stearns County Multi-Family OVERALL SUPPLY & DEMAND AbsorptionInventory Units % of Inv Construction RatioUnitsGrowth% GrowthYear 2029 119 1.0%12,464 122 1.0%1.0 2028 105 0.9%12,345 96 0.8%1.1 2027 66 0.5%12,240 44 0.4%1.5 2026 2 0%12,174 (6)0%- 2025 46 0.4%12,172 34 0.3%1.4 YTD 48 0.4%12,174 38 0.3%1.3 2024 152 1.3%12,126 417 3.4%0.4 2023 531 4.6%11,974 265 2.2%2.0 2022 120 1.1%11,443 35 0.3%3.4 2021 105 0.9%11,323 209 1.8%0.5 2020 243 2.2%11,218 355 3.2%0.7 2019 70 0.6%10,975 155 1.4%0.5 2018 350 3.3%10,905 284 2.6%1.2 2017 224 2.2%10,555 190 1.8%1.2 2016 125 1.2%10,331 107 1.0%1.2 2015 0 0%10,206 110 1.1%0 2014 49 0.5%10,206 271 2.7%0.2 2013 487 5.0%10,157 306 3.0%1.6 4 & 5 STAR SUPPLY & DEMAND AbsorptionInventory Units % of Inv Construction RatioUnitsGrowth% GrowthYear 2029 120 4.3%2,935 113 3.9%1.1 2028 107 4.0%2,815 88 3.1%1.2 2027 68 2.6%2,708 41 1.5%1.7 2026 4 0.2%2,640 (3)-0.1%- 2025 0 0%2,636 (4)-0.2%0 YTD 0 0%2,636 (1)0%0 2024 50 1.9%2,636 220 8.3%0.2 2023 437 20.3%2,586 275 10.6%1.6 2022 0 0%2,149 (56)-2.6%0 2021 0 0%2,149 15 0.7%0 2020 0 0%2,149 32 1.5%0 2019 0 0%2,149 123 5.7%0 2018 261 13.8%2,149 125 5.8%2.1 2017 0 0%1,888 19 1.0%0 2016 76 4.2%1,888 62 3.3%1.2 2015 0 0%1,812 23 1.3%0 2014 49 2.8%1,812 187 10.3%0.3 2013 399 29.3%1,763 232 13.2%1.7 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 14 Appendix Stearns County Multi-Family 3 STAR SUPPLY & DEMAND AbsorptionInventory Units % of Inv Construction RatioUnitsGrowth% GrowthYear 2029 0 0%4,391 4 0.1%0 2028 0 0%4,391 4 0.1%0 2027 0 0%4,391 1 0%0 2026 0 0%4,391 2 0%0 2025 48 1.1%4,391 54 1.2%0.9 YTD 48 1.1%4,391 48 1.1%1.0 2024 102 2.4%4,343 140 3.2%0.7 2023 94 2.3%4,241 18 0.4%5.2 2022 120 3.0%4,147 124 3.0%1.0 2021 105 2.7%4,027 162 4.0%0.6 2020 243 6.6%3,922 270 6.9%0.9 2019 70 1.9%3,679 56 1.5%1.3 2018 89 2.5%3,609 147 4.1%0.6 2017 224 6.8%3,520 142 4.0%1.6 2016 49 1.5%3,296 54 1.6%0.9 2015 0 0%3,247 60 1.8%0 2014 0 0%3,247 31 1.0%0 2013 88 2.8%3,247 89 2.7%1.0 1 & 2 STAR SUPPLY & DEMAND AbsorptionInventory Units % of Inv Construction RatioUnitsGrowth% GrowthYear 2029 (1)0%5,138 5 0.1%- 2028 (2)0%5,139 4 0.1%- 2027 (2)0%5,141 2 0%- 2026 (2)0%5,143 (5)-0.1%0.4 2025 (2)0%5,145 (16)-0.3%0.1 YTD 0 0%5,147 (9)-0.2%0 2024 0 0%5,147 57 1.1%0 2023 0 0%5,147 (28)-0.5%0 2022 0 0%5,147 (33)-0.6%0 2021 0 0%5,147 32 0.6%0 2020 0 0%5,147 53 1.0%0 2019 0 0%5,147 (24)-0.5%0 2018 0 0%5,147 12 0.2%0 2017 0 0%5,147 29 0.6%0 2016 0 0%5,147 (9)-0.2%0 2015 0 0%5,147 27 0.5%0 2014 0 0%5,147 53 1.0%0 2013 0 0%5,147 (15)-0.3%0 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 15 Appendix Stearns County Multi-Family OVERALL VACANCY & RENT Market RentVacancy Per Unit Per SF % GrowthUnitsPercentPpts ChgYear Units Per SFPpts Chg Effective Rents (0.3)2029 3.6%(0.1)444 $1,258 $1.37 2.4%$1,253 $1.36 (0.2)2028 3.6%0446 $1,229 $1.34 2.7%$1,224 $1.33 020273.6%0.2437 $1,197 $1.30 2.9%$1,192 $1.30 0.120263.4%0.1415 $1,163 $1.27 2.9%$1,159 $1.26 0.520253.3%0.1407 $1,131 $1.23 2.8%$1,126 $1.23 0.8YTD3.3%0.1403 $1,124 $1.22 3.1%$1,119 $1.21 (0.8)2024 3.2%(2.3)392 $1,100 $1.19 2.3%$1,096 $1.19 (0.6)2023 5.5%2.1658 $1,076 $1.17 3.1%$1,071 $1.16 (2.9)2022 3.3%0.8383 $1,044 $1.13 3.7%$1,041 $1.13 3.920212.5%(1.0)287 $1,007 $1.09 6.6%$1,004 $1.09 0.620203.5%(1.1)392 $945 $1.02 2.7%$939 $1.02 (1.6)2019 4.6%(0.8)502 $920 $1 2.1%$914 $0.99 0.820185.4%0.5586 $901 $0.97 3.7%$890 $0.96 (0.6)2017 4.9%0.2520 $869 $0.94 2.9%$863 $0.93 0.520164.7%0.2484 $845 $0.91 3.4%$837 $0.90 1.520154.5%(1.0)463 $816 $0.88 3.0%$810 $0.88 1.220145.6%(2.1)569 $793 $0.86 1.5%$787 $0.85 -2013 7.7%1.5782 $781 $0.84 0.3%$773 $0.84 4 & 5 STAR VACANCY & RENT Market RentVacancy Per Unit Per SF % GrowthUnitsPercentPpts ChgYear Units Per SFPpts Chg Effective Rents (0.3)2029 5.5%0162 $1,428 $1.51 2.2%$1,422 $1.51 (0.3)2028 5.5%0.4155 $1,398 $1.48 2.5%$1,392 $1.48 020275.1%0.9137 $1,364 $1.45 2.7%$1,358 $1.44 0.420264.2%0.3110 $1,327 $1.41 2.7%$1,322 $1.40 0.920253.9%0.2102 $1,292 $1.37 2.4%$1,287 $1.36 1.2YTD3.8%099 $1,289 $1.37 2.7%$1,284 $1.36 (0.7)2024 3.7%(6.6)98 $1,262 $1.34 1.5%$1,255 $1.33 (1.9)2023 10.4%5.8268 $1,244 $1.32 2.2%$1,240 $1.31 (4.7)2022 4.5%2.698 $1,217 $1.29 4.1%$1,215 $1.29 5.420211.9%(0.7)42 $1,170 $1.24 8.8%$1,168 $1.24 1.220202.7%(1.5)57 $1,075 $1.14 3.3%$1,072 $1.14 (2.0)2019 4.2%(5.7)90 $1,041 $1.10 2.1%$1,035 $1.10 1.320189.9%5.9212 $1,019 $1.08 4.1%$993 $1.05 (1.2)2017 4.0%(1.0)76 $979 $1.04 2.8%$973 $1.03 1.720165.0%0.794 $952 $1.01 4.1%$938 $0.99 1.720154.3%(1.1)77 $915 $0.97 2.3%$908 $0.96 0.720145.3%(7.5)96 $894 $0.95 0.6%$885 $0.94 -2013 12.8%8.5226 $888 $0.94 -0.1%$873 $0.93 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 16 Appendix Stearns County Multi-Family 3 STAR VACANCY & RENT Market RentVacancy Per Unit Per SF % GrowthUnitsPercentPpts ChgYear Units Per SFPpts Chg Effective Rents (0.3)2029 2.5%(0.1)109 $1,380 $1.41 2.5%$1,374 $1.41 (0.1)2028 2.5%(0.1)112 $1,346 $1.38 2.8%$1,341 $1.37 020272.6%0115 $1,309 $1.34 2.9%$1,304 $1.34 (0.1)2026 2.6%(0.1)116 $1,272 $1.30 2.9%$1,267 $1.30 020252.7%(0.2)118 $1,236 $1.27 3.0%$1,232 $1.26 0.4YTD2.8%0125 $1,229 $1.26 3.5%$1,224 $1.25 0.120242.9%(1.0)124 $1,200 $1.23 3.1%$1,196 $1.22 (2.6)2023 3.8%1.8162 $1,164 $1.19 3.0%$1,157 $1.18 0.120222.1%0.186 $1,130 $1.16 5.5%$1,127 $1.15 1.920212.0%(1.5)80 $1,071 $1.09 5.5%$1,066 $1.09 2.220203.5%(0.9)136 $1,016 $1.04 3.6%$1,007 $1.03 (1.7)2019 4.4%0.3161 $980 $1 1.4%$972 $0.99 (0.2)2018 4.0%(1.7)146 $967 $0.99 3.1%$962 $0.98 0.620175.8%2.1203 $938 $0.96 3.3%$929 $0.95 (0.4)2016 3.7%(0.2)122 $908 $0.93 2.8%$902 $0.92 1.620153.9%(1.8)127 $883 $0.90 3.2%$878 $0.90 1.120145.7%(0.9)186 $856 $0.87 1.6%$850 $0.87 -2013 6.6%(0.2)216 $843 $0.86 0.5%$836 $0.85 1 & 2 STAR VACANCY & RENT Market RentVacancy Per Unit Per SF % GrowthUnitsPercentPpts ChgYear Units Per SFPpts Chg Effective Rents (0.3)2029 3.4%(0.1)172 $1,015 $1.20 2.4%$1,010 $1.19 (0.2)2028 3.5%(0.1)180 $991 $1.17 2.7%$986 $1.17 (0.1)2027 3.6%(0.1)186 $965 $1.14 2.9%$960 $1.13 0.420263.7%0.1189 $937 $1.11 3.0%$933 $1.10 0.820253.6%0.3186 $910 $1.07 2.7%$905 $1.07 1.1YTD3.5%0.2179 $901 $1.06 2.9%$897 $1.05 (2.2)2024 3.3%(1.1)170 $886 $1.04 1.9%$882 $1.03 3.420234.4%0.5228 $869 $1.02 4.1%$865 $1.01 (5.3)2022 3.9%0.7200 $835 $0.98 0.7%$832 $0.97 5.120213.2%(0.6)166 $829 $0.97 6.0%$826 $0.97 (2.2)2020 3.9%(1.0)199 $782 $0.91 0.9%$779 $0.91 (1.0)2019 4.9%0.4251 $775 $0.90 3.1%$771 $0.90 1.820184.4%(0.2)228 $751 $0.87 4.1%$746 $0.87 (1.5)2017 4.7%(0.5)240 $722 $0.84 2.3%$718 $0.83 0.520165.2%0.2268 $705 $0.82 3.8%$701 $0.81 1.120155.0%(0.5)259 $679 $0.79 3.3%$673 $0.78 1.920145.6%(1.0)286 $658 $0.76 2.2%$653 $0.76 -2013 6.6%0.3340 $643 $0.75 0.3%$639 $0.74 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 17 Appendix Stearns County Multi-Family OVERALL SALES Completed Transactions (1) Turnover Avg Price/UnitDealsVolumeYear Market Pricing Trends (2) Avg Price Price IndexAvg Cap Rate Price/Unit Cap Rate 2029 --0%--219-$109,839 7.8% 2028 --0%--209-$105,078 7.9% 2027 --0%--198-$99,731 8.1% 2026 --0%--189-$95,162 8.2% 2025 -----183-$92,045 8.3% YTD $750K3 0.2%$62,500$750,000 181-$90,914 8.3% 2024 $21.4M18 3.3%$78,530$1,786,559 1766.7%$88,624 8.3% 2023 $67.9M14 7.5%$83,252$8,481,250 1607.8%$80,252 8.4% 2022 $37.8M16 3.6%$96,105$2,697,795 1797.0%$90,172 7.4% 2021 $61.1M24 7.9%$69,376$2,657,409 1966.8%$98,530 6.6% 2020 $10.5M20 2.2%$45,043$585,565 1857.3%$92,717 6.9% 2019 $30.8M14 5.5%$51,228$2,202,821 1727.8%$86,567 7.3% 2018 $41.2M23 4.7%$84,300$2,064,851 1657.5%$82,898 7.4% 2017 $11M15 2.2%$77,911$1,098,548 15510.0%$77,727 7.5% 2016 $26.5M16 3.9%$65,167$1,653,617 1496.9%$75,030 7.6% 2015 $9.1M15 1.7%$53,575$607,189 1428.4%$71,300 7.6% 2014 $26M5 4.2%$60,231$5,204,000 1347.0%$67,349 7.7% (1) Completed transaction data is based on actual arms-length sales transactions and levels are dependent on the mix of what happened to sell in the period. (2) Market price trends data is based on the estimated price movement of all properties in the market, informed by actual transactions that have occurred. The price index is not smoothed. 4 & 5 STAR SALES Completed Transactions (1) Turnover Avg Price/UnitDealsVolumeYear Market Pricing Trends (2) Avg Price Price IndexAvg Cap Rate Price/Unit Cap Rate 2029 --0%--206-$144,303 7.2% 2028 --0%--197-$138,206 7.4% 2027 --0%--187-$131,267 7.6% 2026 --0%--179-$125,290 7.7% 2025 -----173-$121,322 7.7% YTD --0%--171-$119,910 7.7% 2024 --0%--167-$116,911 7.7% 2023 $7.3M1 3.6%$78,495$7,300,000 151-$105,545 7.9% 2022 $11.7M1 3.3%$167,143$11,700,000 170-$119,473 6.9% 2021 $6.8M1 4.3%$73,118$6,800,000 188-$131,637 6.2% 2020 --0%--181-$126,630 6.3% 2019 --0%--170-$119,084 6.7% 2018 $5.7M1 2.8%$95,000$5,700,000 1626.7%$113,770 6.8% 2017 --0%--153-$107,134 6.8% 2016 $14.2M1 7.3%$102,899$14,200,000 1485.9%$103,616 6.9% 2015 --0%--138-$96,755 7.0% 2014 --0%--131-$91,710 7.1% (1) Completed transaction data is based on actual arms-length sales transactions and levels are dependent on the mix of what happened to sell in the period. (2) Market price trends data is based on the estimated price movement of all properties in the market, informed by actual transactions that have occurred. The price index is not smoothed. 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 18 Appendix Stearns County Multi-Family 3 STAR SALES Completed Transactions (1) Turnover Avg Price/UnitDealsVolumeYear Market Pricing Trends (2) Avg Price Price IndexAvg Cap Rate Price/Unit Cap Rate 2029 --0%--210-$117,286 7.7% 2028 --0%--201-$112,088 7.8% 2027 --0%--191-$106,283 8.0% 2026 --0%--182-$101,368 8.1% 2025 -----176-$97,973 8.2% YTD $750K1 0.3%$62,500$750,000 174-$96,803 8.2% 2024 $12.5M3 4.5%$99,600$6,225,000 1707.4%$94,507 8.2% 2023 $5.9M2 1.9%$74,051$2,925,000 1517.8%$83,965 8.4% 2022 $1.5M1 0.6%$57,692$1,500,000 170-$94,456 7.3% 2021 $17.8M3 3.7%$120,541$5,946,667 1865.5%$103,818 6.6% 2020 --0%--178-$99,435 6.8% 2019 $19.4M1 8.6%$60,849$19,350,000 1677.0%$93,165 7.1% 2018 $21M2 4.9%$118,644$10,537,201 1615.5%$89,835 7.2% 2017 $3.5M1 0.7%$147,500$3,540,000 152-$84,548 7.3% 2016 $662K2 0.6%$33,099$330,993 1467.0%$81,614 7.3% 2015 $450K1 0.5%$30,000$450,000 1409.5%$77,899 7.3% 2014 $18.8M2 8.3%$69,444$9,375,000 1327.0%$73,611 7.5% (1) Completed transaction data is based on actual arms-length sales transactions and levels are dependent on the mix of what happened to sell in the period. (2) Market price trends data is based on the estimated price movement of all properties in the market, informed by actual transactions that have occurred. The price index is not smoothed. 1 & 2 STAR SALES Completed Transactions (1) Turnover Avg Price/UnitDealsVolumeYear Market Pricing Trends (2) Avg Price Price IndexAvg Cap Rate Price/Unit Cap Rate 2029 --0%--242-$85,834 8.1% 2028 --0%--232-$82,132 8.3% 2027 --0%--220-$77,991 8.4% 2026 --0%--210-$74,439 8.6% 2025 -----203-$71,994 8.6% YTD $02 0.3%--201-$71,041 8.6% 2024 $9M15 3.9%$60,734$898,870 1956.0%$69,117 8.7% 2023 $54.7M11 14.2%$85,070$10,940,000 181-$64,132 8.7% 2022 $24.6M14 6.2%$82,724$2,047,427 2027.0%$71,512 7.7% 2021 $36.5M20 12.6%$57,001$1,920,021 2187.1%$77,062 6.9% 2020 $10.5M20 4.9%$45,043$585,565 1977.3%$69,617 7.3% 2019 $11.5M13 5.5%$40,456$883,808 1828.3%$64,285 7.8% 2018 $14.5M20 5.4%$57,629$854,271 1738.5%$61,170 7.9% 2017 $7.4M14 4.0%$63,637$827,276 16110.0%$56,847 8.1% 2016 $11.6M13 4.8%$46,758$891,991 1557.4%$54,774 8.1% 2015 $8.7M14 3.0%$55,857$618,417 1498.0%$52,633 8.1% 2014 $7.3M3 3.1%$44,877$2,423,333 140-$49,530 8.3% (1) Completed transaction data is based on actual arms-length sales transactions and levels are dependent on the mix of what happened to sell in the period. (2) Market price trends data is based on the estimated price movement of all properties in the market, informed by actual transactions that have occurred. The price index is not smoothed. 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 19 Appendix Stearns County Multi-Family DELIVERIES & UNDER CONSTRUCTION Net DeliveriesInventory Bldgs Units BldgsBldgsUnitsVacancyYear Under Construction Units Deliveries Bldgs Units 2029 12,465 3.6%--120 ---118 2028 12,347 3.6%--107 ---105 2027 12,242 3.6%--68 ---66 2026 12,176 3.4%--4 ---3 2025 12,173 3.3%--48 ---47 YTD 12,174 3.3%324 1 48 0 0148 2024 12,126 3.2%323 3 152 1 483152 2023 11,974 5.5%320 6 531 3 1526531 2022 11,443 3.3%314 2 120 6 5312120 2021 11,323 2.5%312 1 105 4 3891105 2020 11,218 3.5%311 3 243 2 1753243 2019 10,975 4.6%308 3 70 3 243370 2018 10,905 5.4%305 4 350 3 1584350 2017 10,555 4.9%301 2 224 4 3502224 2016 10,331 4.7%299 3 125 1 1233125 2015 10,206 4.5%296 0 0 4 24800 2014 10,206 5.6%296 1 49 0 0149 2013 10,157 7.7%295 3 487 1 493487 7/30/2025© 2025 CoStar Group - Licensed to CoStar Group - 993426 Page 20