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Home My WebLink About2007 [05] May 07 ClTY OF ST. JOSEPH www.cityofstjoseph.com St. Joseph Planning Commission May 7, 2007 7:00 PM Administrdtor Judy Weyrens 1. Call to Order 2. Approve Agenda MdYor Richdrd Cdrlbom 3. Approval of Minutes - April 2, 2007 Councilors Steve frdnk AI Rdssier Renee Symdnietz Ddle Wick 4. 7:00 PM Public Hearing - Ordinance Amendment S1. Joseph Code of Ordinances 52.12 Subd. l(a) Accessory Building 5. 7:05 PM Public Hearing - Comprehensive Plan Amendment Section 11 of the 2002 Comprehensive Plan Economic Development 6. 7: 15 PM Review of Downtown Committee Recommendations Design Guidelines 7. Adjourn 2.) College Avenue North' PO Box 668 . Sdint. Joseph, Minnesotd )6.n4 Phone )2.0.)6).72.01 FdX 12.0.)6).0142. DRAFT April 2, 2007 Page 1 of 4 Pursuant to due call and notice thereot the Planning Commission for the City of St. Joseph met inregular session on Monday, April 2, 2007 at 7:00 PM in the St. Joseph City Ha.11. Members Present: Chair Sob Loso, Ross Rieke, Sr. Kathleen kalinowski, Mark Anderson, Jim Graeve, AI Rassier City Administrator Judy Weyrens. Others Present: Mark Zimmer, Bad Neugart, Bill Lorentz, Chuck Scherer AQenda:Graeve made a motion to ClPprove the Clgenda; se.conded i:)y Deutz and passed unanimously. Preliminary Plat - La Plavette: Chair Loso called the hearing to order and stated the purpose ofthe hearing is to consider a preliminary plat for La Playette. The proposed plat is located North of Minnesota Street and East of College Avenue and contains 2 lots to be used for commercial use. The proposed plat has been submitted by Mark Zimmer. Zimmer approached the commissioners to discuss his plans for the property known as the La Playette. He stated that he 1S requesting to split the existing La Playette building and sell the back 1/3 known as Lot 2 which is approximately 3,245 sq. ft. This is the area where the kitchen, dancing and dining areas are currently located. The proposal is to sell that portion which will then be converted to a pizza restaurant. They plat vvill include a common wall agreement between the two businesses. Zimmer stated that he purchased the additional space in the 1980's and would now like to sell that space to downsize his operation and get out of the banquet buSiness. Loso opened the hearing to the public. Brad Neugart approached the Commissioners as he is the person interested in purchasing the space from Zimmer. He stated that he plans to use a small portion of the space as office space and the remaining as a pizza place. The majority of their business will be carry out or delivery. Loso questioned whatthe "common wall" would be constructed of. Zimmer stated that they will construct whatever is necessary baSed on the building code. He added that they need to construct a double wall between the two businesses and that there will be no doors connecting the two. Weyrens stated that she haS done sorne reSearch into the project and any possible issues relating to parking. The minutes indicate that in 1984 Zimmer purchased the additional space for the La Playette and the Council required Zimmer provide 15 parking spaces that are paved and marked. Then, in 1987 Zimmer again appeared before the Planning Commission requesting approval to secure a rental. license for the house adjacent to the La Playette. At that time the Council required three parking spaces. Therefore, based on past Council actions, Zimmer is only required to provide 18 parking spaceS for the La Playette. Based on information from the City Attorney the property is operating under the non conforming use provision. As such as long as the property continues to operate as a bar and restaurant and the floor area is not increased, that use can continue. In the case before the Planning Commission the use will be consistent with the past and the proposal actually shows a decreased density. Weyrens stated that the staff is still working with the property owner regarding the requirement to have separate utility connections. Currently the facility has separate water connections but only one sewer connection. The Public Works Directorwill work with the property owner to assure that separate sewer connections are provided. Loso questioned Zimmer as to whether or not they leased some parking space from the Church. Zimmer explained that although he was not required to do so, the Council suggested that he contact the Church to come to an agreement whereby the La Playette would lease a portion of their parking lot on East Minnesota Street for patron parking. Loso then questioned where the additional three spaces that are DRAFT April 2, 2007 Page 2 of 4 required for the rental house are located. Zimmer replied that there are two spaces behind the house and one along the side. Loso questioned Whether or not they need to pull a building permit to upgrade the building and whether or not that would require them to meet the current Ordinance requirements. Weyrens explained that this is a non-conforming use and that they are not changing the use; therefore they do not need to make any changes. She added that only new buildings are required to meet current Ordinance requirements. Zimmer stated that the building has been there since 1984 and they are looking to decrease the density rather than increase it. Loso questioned whether Zimmer has plans to upgrade the current parking lot to which Zimmer stated he did not, unless it were required by the City. Loso then inquired as to how they plan to split the parking between the La Playette and Teli's. Zimmer stated that it would be part of the Common Interest Plat. When questioned as to whether or not the Pizza Restaurant will sell alcohol, Zimmer responded they will not. . Kalinowski stated that she had no questions; however, if they plan to add office space, they would need to create some additional parking spaces. Deutz questioned Zimmer as to where the property line is for the rental property. Parking was also raised by Commissioner Deutz. He stated that if the use is changing, then additional parking would be required. Weyrens added that they would need to have additional parking with 350 feet if the use changes. The number of parking spaces is determined by the square footage of office space and there would be 1 spaces required for every 250 feet. Deutz stated that he is concerned with platting a piece of property to allow for another non-conforming use. Weyrens stated that it is allowed because the use is not changing. Deutz stated that when the Linneman building was sold and updated, they were required to comply with the current Ordinances and the use did not change. Weyrens explained that the use did change resulting in the need to meet current Ordinance requirements. Anderson questioned Zimmer as to the current capacity of the La Playette and how much it would decrease with the split. Zimmer stated that the current capacity is 270 and it would reduce to approximately 125/130 for the La Playette with an additional 31 shown for Teli's Pizza. Anderson stated that parking does not seem to be a big issue rather he is concerned with new development. Zimmer stated that, in his opinion, it is better to bring new businesses to town rather than simply downsizing his existing business. Rassier stated that the parking has always been an issue with the La Playette; however, there is nothing the City can do, as they are not changing the use. He did 'state that the current parking lot is in need of repairs and striping. Zimmer stated that he would do that; however, he would like to wait until the development next door is complete. Rassier re-stated to Zimmer that if they add the office space, they will need to meet the parking requirements. Parking seemed to be a big issue for the Commissioners. Deutz questioned how the parking spaces would be divided between the La Playette and Teli's. According to Weyrens, they must have designated spaces for each. Anderson questioned whether the spots along the street are exclusive to their business to which Weyrens stated they are not. According to Loso, he would like to see them contact the church to discuss the possibility of leasing some additional parking spaces. The public hearing was closed at 8:00 PM. A motion was made by Rassier and seconded by Graeve to recommend approval of the preliminary plat entitled La Playette based on staff and Planning Commission recommendations and contingent upon thefolloVlfing: · Parking lot must be curbed, tarred and stripped. · Site Plan approval does not include any rights for leasing of office space. · Parking spaces for Teli'sPizza must be designated · S~parate Utility Cannectians far water and sewer must be installed · SLibmittal of Final Plat Dacuments includil'lg CIC Dacuments. DRAFT April 2, 2007 Page 3 of 4 . Ayes: Nays: Rassier, Graeve, Rieke, Kalinawski, Andersan,D.eLitz Lasa Motian Carried.6:1:0 RearlSideYardVariance - Lorentz,BiU.&SaUv, 41 --SthAvenue NW:.Losocalled the hearing to order and stated the purpase .of the hearing is to consider the follawing: 1) 19' variance .on the rear yard setback and 2) 8' variance an the side yard setback. The variance is being requested ta allow the construction of an accessory building. St.Joseph Code of Ordinances 52.2TSubd. 7 Cb)states that side. yard setbacks shall be ten (10) feet from the property line for the main. structure and.any garage oraccessory structure. Where.the side yard abuts a public right .of way, the side yard setback shall be thirty (30) feet from the main structure and any garage or accessory structure. St. Joseph Cade.af Ordinances 52.27Subd. 7(0) states. rear yard shall have a depth of not les than 20 percent .of the depth of the lot. The property is legally described as follaws: Lat 38 & W 20' .of Lot 37; Park Terrace. Bill Lorentz, 41. - qth Avenue NW approachedthe Cammissioners on his own behalf. . Lorentz stated that he is requesting a 5' variance far the side yard setback to allaw for an accessory building. He wauld like ta line the building up with the gan;ige with the abutting property owner, Dennis Pfannenstein. He added that, at the time he put in his driveway, (1968) he placed a second curb cut five feet from the property line. At that time accessory buildings were only required to be setback five feet. In addition, at the same time, buildings were required ta follaw a straight line. When looking the praposed accessory building, it matches what was required when the house was constructed. The neighborhood is established and built out based on those same setbacks. Therefore, Lorentz stated that he is only requesting to construct an accessory building using the same setback enjoyed by the entire neighborhaad. There being no one present wishing to be heard, the public hearing was closed at 8:15 PM. Deutz made a mation ta accept the findings .of fact and recammend that the Cauncil apprave the twa variances as requested. The matian was seconded by KalinaWski and passed unanimausly. Scherer Truckino - Develapment Plan: Weyrens advised the commissianers that Scherer Trucking has requested ta construct an additian ta the existing office space. In reviewing the proposed plan it was noticed that the propased building crass a property line as Scherer Trucking awns three parcels. Even though Scherer owns all three parcels and they are zoned the same, a building cannot cross a property line. Weyrens stated that the proposed building meets the requirements of the St. Jaseph Code of Ordinances: however, the property must be platted or the addition reduced ta prevent crossing the property line. Charles Scherer appraached the Cammissioners on behalf of Scherer Trucking. He stated that their future plans include removing the existing rental hause from the praperty, as they have no intent to fix up the praperty. Accarding ta Scherer, they need more office space so they would like to move the property line to allaw for the expansion. At this time, all three parcels are zaned the same and it would be best to clean up the property lines. There was some discussion as to when they plan to mave the house. Scherer stated that they will move the hause once the current renters have moved aut. Deutz made a matian ta accept staff recammendatian and require that the praperty be platted as presented with twa .of the parcels being cambined and the City wauld waive the $250 platting fees with the canditian that the current rental hause be remaved within 5 years .or whenever the current tenants are na langer there, whichever cames first. The matian was secanded by Kalinawski and passed unanimausly. DRAFT April 2, 2007 Page 4 of 4 Minutes: Deutz made a motion to approve the minutes of March 12,2007. The motion was seconded by Rassier and passed unanimously. Proposed Ordinance Amendment. Accessory Buildinq: Loso made a motion to accept staff recommendation and conduct a public hearing >on May 7, 2007 to consider an amendment to change the rear yard setbacKfor accessory buildings to five (5) feetfrom the property line. The motion was seconded by Graeve. Deutz questioned why the Ordinance was changed to begin with. Weyrens stated that it was changed to the typical setback of the zoning districts as there were some discrepancies between the two. She stated that staff is proposing to change the Ordinance back to its original language and update theR1 Ordinance to be consistent with that of the Accessory Building Ordinance. The motion passed unanimously. Advertisinq Siems: Weyrens stated that she received a request from the Recreation Association for the City to allow advertising signs at Millstream Park. Currently, the City does not allow for advertising signs. Deutz questioned how it could be controlled to only allow such signs in Millstream Park. He added that he would like to hear some input from the Park Board before discussing it at a Planning Commission level. Adiourn:Graeve made a motion to adjourn at 9:30 PM; seconded by Rassier and passed unanimously. Judy Weyrens Administrator Planning Commission Agenda Item 4 em' OF liT. JOS~jPR MEETING DATE: May 7,2007 AGENDA ITEM: Public Hearing - Ordinance Amendment St. Joseph Code of Ordinances 52.12 Subd. l(a) Accessory Building SUBMITTED BY: Judy Weyrens, Administrator STAFF RECOMMENDATION: Recommend the Council approve and execute the amendment to Ordinance 52.12 Subd. lea) and cause the same to be published. PREVIOUS PLANNING COMMISSION ACTION: The Planning Commission in 2006 completed a major renovation of the Zoning Ordinance. Part of the change included revising the setback for accessory buildings. BACKGROUND INFORMATION: After the Ordinance was adopted and the Building Official had to start enforcing the new setback, it was determined that using a rear yard setback of 20% of the depth of the lots was the best change. If enforced, accessory buildings would be placed in the middle of some back yards. In addition, it is less likely that the area behind a garage will become an outside storage area if it is only five feet. If the area is 10 to 20 feet, it may be used for uses that will be problematic for abutting property owners. ATTACHMENTS: I)Hearing Notice; 2) Amendment to Ordinance 52.12 Subd. lea) REQUESTED PLANNING COMMISSION ACTION: After discussing the setback at a staff meeting, the staff is recommending adoption of the amendment to Ordinance 52.12 Subd. lea), reverting the rear yard setback back to five feet. Administrdtor ludy Weyrens MdYor Richdrd Cdflbom Councilors Steve Ffdnk AI Rdssier Renee Symdnietz Ddle Wick CITY OF ST. JOSEPH www.cityofstjoseph.com Public Hearing City of St. Joseph The St. Joseph Planning Commission will be conducting a public hearing on Monday, May 7,2007 at 7:00 PM in the St. Joseph City Hall. The purpose of the hearing is to consider an Amendmentto St. Joseph Code of Ordinances 52.12 Subd. 1 (a), Accessory Buildings. The proposed amendment would change the setback of an accessory building to five (5) feet from the rear yard and ten (10) feet from the side yard. All persons wishing to be heard will be heard with oral testimony limited to 5 minutes. Written testimony may be submitted to the City Administrator, City of St. Joseph, PO Box 668, St. Joseph MN 56374. Judy Weyrens Administrator Publish: April 27,2007 2.) College Avenue North, PO Box 668 . Sdint. Joseph, Minnesotd )6574 Phone ,2.0.,6,.72.0] FdX ,2.0.,6,.0,42. Planning Commission Agenda Item Ct'l'\' OF s-r.JOSll;PH MEETING DATE: April 2, 2007 AGENDA ITEM: Proposed Ordinance Amendment, Accessory Building SUBMITTED BY: Lee Gladitsch, Inspectron Judy Weyrens, Administrator STAFF RECOMMENDATION: Conduct a public hearing on May 7, 2007 to consider an amendment to change the rear yard setback for acce,ssory buildings to five (5) feet from the property line. PREVIOUS PLANNING COMMISSION ACTION: In the last Ordinance update the setback requirements for detached accessory buildings was changed to the typical setbacks of the zoning district. For example, in an Rl Zoning District the rear yard setback would be 20% of the depth of the lot. The Ordinance before revision allowed accessory buildings 5 feet from the property line. Part of the Ordinance amendment allowed accessory buildings that did not need a building permit (less than 120 feet) to 1;Je within five feet of the property line, all other accessory buildings must meet the setback of each zoning district. BACKGROUND INFORMATION: Since the Ordinance has been amended we have run into a couple of situations with accessory buildings. If the R 1 setback is followed, accessory buildings will be located in the middle of the lot in some cases and in other cases will be located in the front yard. Larger setbacks on the accessory buildings could create outdoor storage problems as people may use them to place "stuff' they do not know what to do with. ATTACHMENTS: ~roposed Public Hearing Notice Proposed Amendment Ordinance Comparison, 2004 to 2007 REQUESTED PLANNING COMMISSION ACTION: Set the public hearing for the Ordinance Amendment for 7:00 PM, May 7, 2007. AMENDMENT TO ORDINANCE 52.12 GENERAL PERFORMANCE STANDARDS The City Council for the City of St. Joseph hereby ordains that Ordinance 52.12, Subd. la), is amended to read as follows: "a) In all residential districts detached accessory buildings shall be located in the rear yard. When located within ten (10) feet ofthe rear wall of the principal building they shall comply with all yard requirements applicable to the principal building in the district. Where accessory buildings are to be located more than ten (10) feet from a rear wall of the principal building they shall be not be located closer than five (5) feet from an adjoining rear yard or ten (10) feet from the adjoining side yard lot line. All accessory buildings shall setback a minimum of fifty (50) feet from the front street right-of-way lines. Accessory buildings are further limited not to exceed over one (1) story of sixteen (16) feet in height." This amendment is adopted the _ day of upon publication. , 2007, and shall be effective CITY OF ST. JOSEPH By Richard Carlbom, Mayor By Judy Weyrens, Administrator This amendment was published on ,2007 F:\CITYlshared\StJoseph Ordinances\2007 Ordinance Amendments\52. 12 subd 1 amendment doc St. Joseph Code of Ordinances 2004 . 52.12 Subd. l(a) In all residential districts detached accessory buildings shall be located in the rear yard. When located within ten (10) feet of the rear wall of the principal building they shall comply with all yard requirements applicable to the principal building in the district. Where accessory buildings are to be located more than ten (10) feet from a rear wall of the principal building they shall not be located closer than five (5) feet from an adjoining side or rear lot line. All accessory buildings shall setback a minimum of fifty (50) feet from front street right..of-way lines. Accessory buildings are further limited not to exceed over one (1) story of sixteen (16) feet in height. St. Joseph Code of Ordinances 2007 Subd. 1: Accessorv Buildings. a) In all residential districts detached accessory buildings shall be located in the rear yard. Accessory buildings which require a building permit shall comply with all yard requirements applicable to the principal building in the District. Accessory buildings which do not require a building permit shall not be located closer than five (5) feet from the adjoining side or rear lot line. However, such accessory building shall be set back a minimum of 50 feet from the front street right-of-way lines. Also, all other accessory buildings shall setback a minimum of fifty (50) feet from front street right-of-way lines. Accessory buildings are further limited not to exceed over one (1) story of sixteen (16) feet in height. Section 52.12, Subd. la amended 1/07 www.cityofstjoseph.com l'i. K 'fi :J CITY Of ST. JOSEPH Public Hearing City of St. Joseph Administrdtor ludy Weyrens The St. Joseph Planning Commission will be conducting a public hearing on Monday, May 7, 2007 at 7:05 PM in the St. Joseph City Hall. The purpose of the hearing is to consider an Amendment to the Economic Development portion of the Comprehensive Plan. Mdyor Richdrd Cmlbom All persons wishing to be heard will be heard with oral testimony limited to 5 minutes. Written testimony may be submitted to the City Administrator, City of St. Joseph, PO Box 668, St. Joseph, MN 56374. Councilors Steve Frdnk AI Rdssier Renee Symdnietz Ddle Wick Judy Weyrens Administrator Publish: April 27, 2007 2 'l Co II e g e A v en u e Nor t h . PO B ox 668 . S din t. 10 s e ph. M inn es 0 t d ') 6)7 4 Phone ,20.,6,.7201 FdX ,20.,6,.0,42 CITY OF ST. JOSEPH, MINNESOTA PLANNING COMMISSION RESOLUTION A RESOLUTION RECOMMENDING APPROVAL OF THE AMENDMENT OF SECTION 11 OF THE 2002 CITY OF ST. JOSEPH COMPREHENSIVE PLAN RELATING TO ECONOMIC DEVELOPMENT. WHEREAS, Pursuant to Minnesota Statute 462.355, Subd. 2; The St. Joseph Planning Commission may, recommend to the City Council the adoption and amendment from time to time of a comprehensive municipal plan. WHEREAS, The proposed Comprehensive Plan Amendment is based on local and regional historical facts, trends, and governmental planning standards; and, WHEREAS, The Comprehensive Plan is a planning tool intended to guide the future growth and development of the city; and, WHEREAS, The attached document (Exhibit A) presents the Comprehensive Plan amendment for St. Joseph, Minnesota and is reflective of a economic development planning process conducted by the St. Joseph Economic Development Authority; and, WHEREAS, Before adopting the comprehensive plan amendment the planning agency shall hold at least one public hearing thereon; and, WHEREAS, A notice of the time, place and purpose of a hearing on the proposed Comprehensive Plan amendment was published once in the official newspaper of the municipality at least ten days before the day of the hearing with a copy of the notice posted for public viewing; and, WHEREAS, A copy of the proposed Comprehensive Plan amendment is on display at the City Offices for public review; and, WHEREAS, A public hearing by the St. Joseph Planning Commission was held in the manner described in the public notice; and, WHEREAS, The proposed comprehensive plan amendment may not be acted upon by the City Council until it has received the recommendation of the Planning Commission. NOW THEREFORE BE IT RESOLVED the Planning Commission of the City of St. Joseph, Minnesota hereby recommends the City Council approve an amendment to the 2002 Comprehensive Plan relating to Section 11, Economic Development Plan. The motion for the adoption of the foregoing resolution was duly made by Commissioner , and duly seconded by Commissioner and upon vote being taken thereon, the following voted in favor: And the following voted against the same: Whereupon said resolution was declared duly passed and adopted this _ day of _,2007. Planning Commission Chair ATTEST: City Administrator Administrator Judy Weyrens Mayor Richard Carlbom Councilors Steve Frank AI Rassier Renee Symanietz Ddle Wick www.cityofstjoseph.com CITY OF ST. JOSEPH DATE: May 2, 2007 MEMO TO: Planning Commission Administrator Weyrens FROM: Cynthia Smith~Strack Municipal Development Group RE: Update of Economic Development Chapter of 2002 Comprehensive Plan Background: One of the EDA's goals for 2007 was to update the Economic Development Plan included in the 2002 Comprehensive Plan. The EDA Board has reviewed statistical information and trend data related to the local economy, reflected on the data and established specific comprehensive initiatives, goals and strategies. Attached please find the draft Comprehensive Plan section amendment. Cynthia Smith-Strack will attend the PC meeting to provide a summary of the plan. Action: This item is for public hearing. Following the hearing and discussion the PC may consider the attached RESOLUTION recommending the City Council approve the Comprehensive Plan update. 2] College Avenue North. PO Box bbs . Saint. Joseph, Minnesota ]6)74 Phone ')20.')6j.]201 Fax 120.16j.0142 ECONOMIC DEVELOPMENT I. INTRODUCTION The City of .St. Joseph and the St. Joseph Economic Deve.lppment Authol"it.y have madeaconsCipus decision to identify a connection between economic devel.opment and quality of life. By working together, the City,theEDAand the.. community can help to maintain a strong econornyby creatinganQretaining desirable jobs, which provide a good standard of living for individuals. Increased personal income and wealth can increase the tax base so as to allow the City of S1. Joseph to provide the level of services residents expect. The City and EDA find a balanced, healthy economy is essentialiforthecommunity's well..being. This portion of the Comprehensive Plan will: · Provide an overview of economic development and economic trends in St.Joseph; · Summarize existing econolTlic development related projects; · Provide an assessment of commercial development and establish goals for future (re) development; and · Provide an assessment of industrial development and establish goals for future (re) development. II. ECONOMIC DEVELOPMENT OVERVIEW A. Location. The g.ityof StJoseph islo?~ted.in Central Minnesota in Stearns County within the St. Cloud Metropolitan Statistical Area (MSA). Interstate 94 (25,000 average daily trafficLe. adt) and Ste~rn~90untYHighway 75 (22,500 adt) traverse the City of Sf. Joseph which is on the urban fringe of the MSA Through traffic (employment and retail destination) typically traverses the City en routeto establishrnents within the core of theSt. CloudMSA progressing to the east in the morning and the west in the afternoon. B. Population. The 2005 Census ACS estimates the St. Cloud MSA has a population of 173,000 of which 26.7% are under the age of 20 and 11 % are aged 65 or older. The Minnesota Demographer's Office projects the population of the St. Cloud MSA will increase to 222,330 persons by the year 2030. Within S1. Joseph the 2005 estimated population (Mn. Demographer's Office) was 5,604 up 16% from the 2000 Census estimate of 4,815 persons. The 2030 projected population for St. Joseph as per the Mn. Demographer is 7,511 persons a 56% increase over Census 2000. The City is on pace to reach the projection at this time. A five mile trade area contains a population of over 12,000 as per 2000 Census Data updated by estimate increase. in MSA as illustrated in the U.S. Census Annual Community Survey (ACS). The Oity of Sf. Joseph and communities south and west of the City of St. Joseph such as Cold Spring, Avon and Albany are continuing to experience growth within residential sectors, although the. pace of residential growth has somewhat slowed representative ofthe housing market slowdown that has swept across the nation. The St. Joseph population data and the five mile trade area include the College of St. Benedict (within City of St. Joseph corporate limits) and the University of St. John's in Collegeville. The private liberal. arts institutions' enrollments total over 3,900 students. City bfSt. Joseph Comprehensive Plan, 2007 Chapter 11, Page 1 C. Economic SnaDshot. Following is a summary of some important findings about the local economy. The findings are discussed in detail later in this Chapter.. Most economic . indicators suggest St. Joseph and region are performing moderately well and should continue'toattractadditionaldevelopmentifdesired. 1. Growth in personal income when indexed over time within the St. Cloud MSA and Stearns County significantly exceeds the state average and is much greater than the national average, indicating the area economy is performing well. 2. The rate of change in wages in $1. Joseph when indexed over time is markedly lower than that within Stearns County and the State as awhole. 3. The rate o{growth in employment positions within the City of St.Joseph when indexed over time has outpaced that withimStearns County andthe State of Minnesota. 4. Job indices reveal: . Declines in the number of establishments in the following sectors: wholesale trade, professional business services and health care/social assistance. . Increases in the number of establishments in the following sectors (by rate of growth): leisure/hospitality, construction, rnanufacturingand. professional/technical services. . Declines in the number of jobs in the following sectors: retail trade and health care/social assistance. . Increases in the number of jobs in the following sectors (by rate of growth): transportation/warehousing, professional technical services, education and manufacturing. 5. The State of Minnesota Department of Employment and Economic Development (DEED) projects employment growth to be fastest in the following three occupational sectors within Central Minnesota: . Compl.lter and math-related fields including computer support specialists, computer software engineers, and systems amllysts. I . Community and social services fields including social workers and social/human services assistants. . Healthcare support fields including home health aides, nursing aides and attendants, medical assistants, and medical transcriptionists 6. The largest increase in the labor force is forecast to occur in the availability of laborers over the age of65. 7. The rate of growth in the labor force in Stearns County/St. Cloud MSA when indexed over time is consistent with the state average but far greater than the national average. 8. When comparing specific industry sectors, a greater percentage of those living within one mile of the center of the City.of St. .Joseph (compared to those living within five. and ten miles of the City) work within the following sectors: construction, transportation/warehousing and education. Conversely a lower percentage work within the following sectors: wholesale trade, retail trade, healthcare/social services and accommodations/food service. 9. When comparing specific industry sectors, more workers within one mUeof the center of the City (compared to five and ten miles from the center) are employed in the following industry sectors: construction, wholesale trade, transportation/warehousing and accommodations/food service. City of St. Joseph Comprehensive Plan, 2007 Chapter 11, Page 2 Conversely, there were fewer workers within one mile of the center of St.J?S,~ph(cClrrlparrd to five and ten miles of center). in the following industry. sectors: ... manufacturing, retail trade, finance/insurance,professiona.l!scienti.fic/technical services, administration, educational services and healthcare/social..assistance. 10.Mn. DEED finds a difficult, competitive market for Greater Minnesota jobseekers in the following occupations due primarily to slack hiring: advertising, marketing, PR,and sales managers; operations specialists managers; art and design workers; supervisors, building, grounds cleaning. and maintenance workers; supervisors/sales workers; material recording, scheduling, dispatching and distributing. workers; construction trade workers; electrical and .electronic. equipment mechanics, installers and repairers; assemblers and fabricators; and, material moving workers. 11. Mn. DEED finds job opportunities (as per vacancy by industry) are greatest in the retail trade sector. 12.Historical.unemploymentdata shows the unel1'lplQYrnentrate injh~St. Cloud M$Ahastypically been equal to or greater than the state average but consistently below the national average. 13. St. Joseph trails only Waite Park when comBared to selected cities (i.~. Sa rte II , Sauk Rapids, S1. Augusta and Waite ParIS) for percentage .of market value attributed to commercial/industrial development. 14.Population to employment ratio analysis indicates potential growth opportunities in the following industry sectors: retail trade, wholesale trade, manufacturing, professional business services and education/health services. Conversely, within the City at this time. it appears supply exceeds demand in the following sectors: accommodations/food service, construction, trade/transportation/utilities and leisure/hospitality.. In addition, the data implies the City of S1. Joseph is highly dependent upon food services/accommodations, trade/transportation/utilities and leisure and hospitality.businesses. 15.Sales tax analysis indicates actual sales within Stearns County are greater than potential sales meaning the Gounty has a retail trade surplus. The dollar value of this surplus JaM pull factor) was $.233,~58,249in2004(most recent data available). The pull factor also means nei.ghboring counties havefewerretailersthatpose direct competition to businesses within . Stearns Gounty.th;::ln vice"versa. 16.Accorcjlng tptheNational Building Cost Manual,published annually. byGraftsmCln Books,cor'l~trlJ8tiCln costs in Minl1es,qt(iin 20013 were. two (2) percent above the national average, c:onstruGtionsco~tsin the 81. Cloud MSA were three (3) percent above the national average and construction costs in the Minneapolis/St. Paul MSA were 14.5% above the national average. City of S1. Joseph Comprehensive Plan, 2007 Chapter 11, Page 3 III. ECONOMICl'RENDS Economic trends can be important indicators as to the economic health of the community. Following is a summary of several economic indicators including income/wages, labor force and commercial and industrial construction. A.ST. JOSEPH TRADE AREA: INCOME As stated above,the estimated population within a five-mile trade area for St. Joseph is 12,000. Income data within thetradeareaisanimportant consideration when building an economic profile and analyzing consumer choices within the trade area. The Census 2005 American Community Survey estimates income based on various geographic units including state, MSA and county. Table 11..;1 illustrates the 2005 ACS profile for selected geographies. TABLE 11-1 2005 COMMUNITY SURVEY INCOME PROFILE: COUNTY, STATE AND NATION Area Median Per Familv Income CaDita Income Stearns County $ 57,240 $ 23,699 St. Cloud MSA $ 57,966 $23,610 Minnesota $ 63,998 $ 27,248 United States $ 55,832 $ 25,035 Personal income. trends provide a measure of economic activity for a local area over time. When compared to state and national trends, it provides an indication of how well the local area's economy is performing. Personal income within the Stearns County and the St. Cloud MSA can be indexed to determine rate of growth over a period onime.. Inaddition,the< indices can be compared to state and national averages to determine whether personal income in a given geography is increasing more or less rapidly. Table 11-2 belq,^,mu~trates personal i.ncometrends.for th~St. Cloud MSA It.i~ n()ted the indexed.growth in personal income inthe St. Cloud MSAand Ste~rn~Countysignificantlyexceeds the state average and is much greaterthan the national average. The data indicates the area economy is performing well. TABLE 11-2 PERSONAL INCOME TRENDS: 1996 - 2004 1996 1997 1998 1999 2000 2001 2002 2003 2004 Stearns County 20,275 20,852 23,218 23,924 25,138 25,301 26,453 27,255 28,877 Index 130% 134% 149% 154% 161% 162% 170% 175% 185% St. Cloud MSA 20,198 20,803 23,131 23,876 25,108 25,546 26,489 27,195 28,770 Index 131% 135% 150% 155% 163% 166% 172% 177% 1870/. Minnesota 25,716 26,953 28,993 30,106 32,01i 32,616 33,237 34,25€ 36,1~ Index 129% 136% 146% 151% 161% 164% 167% 172% 182% U.S. (billions) 24,175 25,334 26,883 27,939 29,845 30,574 30,81C 31 ,484 33,05C Index 124% 130% 138% 143% 153% 157% 158% 162% 170% Source: U.S. Bureau of Economic Statistics City of 51. Joseph Comprehensive Plan, 2007 Chapter 11, Page 4 B. ST. JOSEPH EMPLOYMENT SeCTOR: 1. Wa,ges The employment sector of the City of St. Joseph can be reviewed in terms of number of business establishments, number of employees and wages. A discussion of the City's employment sector differs markedly from that of the trade area and indexed income. Table 11-3 illustrates selected employment sector statistics for selected geographic areas. The City employment sector data is based . on the most current data available .at the time of thedrafting of this chapter (second quarter 2006) from DEED. Table illustrates average hourly wages paid in St. Joseph are higher than those for the other. municipalities surveyed, however total annual wages are lower than those in other municipalities. T~BLE11..3 EMPLOYMENT SECTOR STATISTICS: LOCAL AND REGIONAL Area Population . (2005) Number of Number of . Establishments Empl()yees Cold Spring Sartell SaukRapids St. Augusta Waite Park Stearns County St.CloudMSA State ofMN. 3,693 13,225 12,470 2,950 6,775 $ 576.00 142,.684$ 616.00 173,000 $ 661.00 .5,205,091 $ 789.00 $ $ $ $ 14.40 15.40 16.53 19.73 148 211 367 Data notavailable 403 4,636 2,211 172,845 7,357 79,703 51,973 2,695,025 $ $ $ $ . 55.19 638.53 446.45 27,627.41 Wages paid within the City of St. Joseph can be reviewed historically and indexed as a means of comparil1g.therate of change in wages within the City, Stearns County and the State of Minnesota. Table H--4llh.lstr~t~stheindexed.rClteofchangein wages in St. Joseph is markedly lower thantl1atwithin Stearns County and the Stat~ as a whole. TABLE 11-4 WAGE INDEX: 1996 . 2006 199Ei 1997 1998 1999 2000 2001 2002 2003 2004 200!i 200E 5t.Joseph Mthly Waaes $442 $444 $46E $498 $51" $52~ $547 $547 $541 $58C $57E St. JoseDh Hourly Wage $11.05 $11.1C $11.7C $12.45 $12.83 $13.22 $13.68 $13.68 $13.53 $14.5C $14,45 Index 100% 100% 106% 113% 116% 120% 124% 124% 122% 131% 131% . Steai'l1sCountyWklyWages $44( $457 $512 $509 $530 $548 $57~ $589 $613 $W $63E Stearns Hourlv Wage $11.0( $11,43 $12.8C $12.7"< $13.25 $13.7C $14.35 $14.73 $15.33 $15i3C $15;8E Index 100% 104% 116% 116% 120% 125% 130% 134% 139% 139% 144% .. Minnesota Weekly Wage $55! $58~ $61 $664 $681 $70~ $720 $742 $777 $785 $828 Minnesota Hourlv Waae $13.8E $14.5E $15.4 $16.6C $17.0~ $H.6( $18.0C $18.55 $19,43 $19.63 $20.70 Ind.ex 100% 105% 111% 120% 123% 127% 130% 134% 140% 141% 149% Source: DEED City of St. Joseph Comprehensive Plan, 2007 Chapter 11, Page 5 2. Existing Employment: An analysis Of local employers provides insight into the types of larger businesses in the area that may provide drawingpdwer. Existinq Emplovment Profile The Minnesota Department of Ernployment and Economic Development (DEED) local employment data reveals a laborforceWithin theSt.CloudMSAdf 105,996 persons as of January 2007. During the same period an estimated 99,691 persons were employed resulting in an unemployment rate of 5.9% above that of Rochester and Minneapolis. MSA's but below that within the. Duluth MSA. Historically unemployment rates within the St. Cloud MSA have mirrored state averages and been below national averages. Most recent quarterly data (Second quarter, 2006) from the Minnesota Quarterly Census of Employment andW~ges COCEW) compiled by the Department of Employment and Economic Development (DEED) illustrate.s133 establishments withinSt.Joseph with employment opportunities for 1,900 persons and an annual payroll of. $15 million.. The QCEW data reveals that 29 establishments (22%) are within the 'goods producing' domain and 104 establishments (78%) are within the 'service providing' domain. Of the 1,900 jobsavailablewithiniSt. Joseph 19% (367 jobs) are within the 'goods producing' domain and 81% (1,535 jobs) are within the 'service providing' domain. The 'goods producing' and 'service providing' domains are the broadest categories within the North American Industry Classification System (NAICS). The 'goods producing'domain is comprised of two supersectors - manufacturing and a cluster including mining, natural resources and construction. Employment opportunities within the 'goods producing'domain are generally higher paying jobs. The 'serVice providing' domain is comprised of several . supersectors: trade, transportation and utilities; information; financial activities; professional and business services; educational and health services; leisure and hospitality; other services; and government. The NAICS has been designed to more accurately capture the composition of an Information Age economy in which a manufacturing-based labor market has transitioned into a services centered one. On average expansion ofthe commercial sector follows growth ofthe residential sector, however, this is not the case in St. Joseph. St. Joseph has historically derived significant commercial development opportunities due to its proximity to Interstate 94. The ratio of commercial to residential land use when compared to similar cities is weighted toward a higher percentage of commercial development. The vast majority of commercial development opportunities within the City of St. Joseph are vehicular-oriented uses as opposed to pedestrian oriented uses. In general in the future, the City of St. Joseph may reasonably be expected to move toward a more typically ratio of residential to commercial growth. I ndustrial uses comprise approximately .one and a half percent of all land uses within the City. of 5t. Joseph, slightly lower than Cities of similar size. It is noted this industrial land use calculation is based on tax classification.and not land use classification. This means several 'industrial' type land uses may carry a 'commercial' tax classification. Future demand for industrial land will likely be influenced by the St. Joseph Economic Development Authority's participation in land development, employment of financial incentives and business retention and recruitment efforts. Maior Emplovers The major employers in the City of St. Joseph are identified in Table 11-5 which follows. City of St. Joseph Comprehensive Plan, 2007 Chapter 11, Page 6 1- :rABL'E11-5 MAJOR EMPLOYERS - ST. JOSEPH 2006 Emplover College of St. Benedict Convent of St. Benedict W. Gohman Construction Fabral Scherer & Sons Trucking City of St.Joseph LaPlayette Bar & Restaurant St. Joseph Parish/School Source: City of S1. Joseph . Product/Service Private College Monastery Nonresidential Construction Fabricated Structural Metal Trucking Service City Government Bar/Restaurant Church/Private School #ofEmDlovees 440 102 40 36 27 26 25 23 Historical Growth in Emolovment ThehistoricaLgro\i\lthin .' employment opportunities 'within the City.. of S1. Joseph can be indexed and comparedto thatwithirl Stearns County and the State of Minnesota. Table 11":6reveals the indexed rate of growth in employment positions within the Cityof.St. Joseph has outpaced thatwithin Stearns County andthe State of Minnesota. TABLE 11-6 JQB GROWTH INDEX: 1996 -2006 1996 1997 1998 1999 '2000 2001 2002 2003 200~ 2005 2006 St.. Joseph 93 103 104 107 114 1 18 125 126 126 132 135 Index 100% 1 1 1% 1 12% 115% 123% 127% 134% 135% 135% 142% 145% StearnsCountv .3,662 3,777 3,839 3,919 3,980 3,999 4,036 4,161 4,245 4,420 4-,620 Index. < 100% 100% 102% 104% 105% 106% 1 07% 110% 1 12% 1 17% 122% Xi ." .' ....... Minnesota 141,863 147,411 149,871 152,500 156.,086 156,322 156,785 158,45~ 160,548 166,261 173,064 Index 100% 1 04% 106% 107% 110% 110% 1 11% 1 12% 1 13% 1 17% 122% Source: DEED Further breaking out job growth by industry can assist the City in determining sectors that are performing weiland may provide opportunities for additional spin-off, complimentary business development and/or economicdevelopmentdrawing..power. Table 11-7 below illustrates job indices by number of establishments and number of jobs. The table compares the City of St. Joseph to Stearns County and the State of Minnesota. Table 11-7 reveals: · Declines in the number of establishments in the following sectors: wholesale trade, professional business services and health care/social assistance. · Increases in the number of establishments in the following sectors (by rate of growth): leisure/hospitality, construction, manufacturing and professional/technical services. · Declines in the number of jobs in the following sectors: retail trade and health care/social assistance. · Increases in the number of jobs in the following sectors (by rate of growth): transportation/warehousing, professional technical services, education and manufacturing. City of St. Joseph Comprehensive Plan, 2007 Chapter 11, Page 7 (J) lJl o ..., c z <( (J) I- Z w :E :I: (J) .....::::i 'lJl ~<( wI- ..JC/) lJlW <(U- 1-0 ~ W lJl :E ::J Z X W C ~ lJl o ..., C) c: "en ctl ~ C,) "5 x Q) -c c: C) c: "en ctl ~ C,) Q) -c x Q) -c c: "cfl.?f!.?f!.cfl. o 0 <Xl '<:t" xaa<Xlo) Q) ~ ~. -c c: .... Q) .0 E ;:J Z -~ ?!fe ?fl. f!!. 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L6 ~ cu N "" m iO ,.... ~ ~ ~ (3 E ::J Z C; m ""'" C; m C; "" 0 0 0 0 0 0 0 0 0 0 0 ~ 0 0 0 0 0 N N "" "" "" N "" "" N '*- ~ '*- '*- '*- '*- ~ '*- *' '*- '*- '*- " " 0 CO I'- C"") 0 ""'" I'- "" 0 0 N ""'" 0 (X) I'- "" 0 0 0 ~ 0 0 0 ,.... ~ ~ ~ ~ ~ ~ ~ ~ ~ N 0 1'-. 0> "" N N ,.... LO CO to uS 3. EmploymentForecast: A report issued.inMCiy,2005by<the Minnesota, Department, of Employment and ,Economic Development indicates thatemploymentwithin GentraLMinnesotais expected to expand20.8.percent between 2002 and 2012,adding.anestimated59,000jobs over the ,ten year period bringing the ,area total to over 320,000 jobs. The Central Minnesota area is defined as Benton County, Chisago County,lsanti County, Kanabec County, Kandiyohi County, McLeod County, Meeker County, Mille Lacs County, pine County, Renville County" SherburneCounty,Stearns County, and Stearns ,County. Employment growth is projected to befastest inthreeoccupational sectors: . Computer and ," Math-Related fields are expected to ,expand ,by 55 percent over the decade. Growth"'leadingoccupations will > include computer support speciaHsts, computer software engineers, and systems analysts. . Community and Social Services fields are expected to grow by ,37 percent over the decade. The top gainers will include social workers and social and human services assistants. . Hecllthcare> Support fields are expected to expand by 32 percent over the decade. The strongest performers will include home health aides, nursing aides and attendants, medical assistants, and medical transcriptionists. The Department of Employment and Economic Development (DEED) indicates that overall the future job market favors "knowledge"workers and service-producing jobs. Many farming-related occupations, production occupations and other bluecoUarfields are, expected to add a minimal number of jobs or decline. These Minnesota regional projections employ the same trend analysis used by the U.S. Department of Labor in national employment projections. Both nationally and in Minnesota, employment projections are widely used in educational program planning and career guidance. 4. Labor Force: Labor force data provide important information on the size and stability of a local economy. Size/Proiected Size of Labor Force EmployerswithinStJosephiare likely drawing from an available labor force including Benton, Sherburne and Stearns QouQties',The number of people aVailable within . Benton, Sherburne and Stearns counties labor force, h(is been steadily increasingoverthe p~~t fifteen(15) years., That trend, as, indicated in Table 11-8 is projected to continue throu9h the year 2030 based on information from the Minnesota Department of Employment and Economic Development (DEED). It is further noted the largest increase in the labor force is forecastlo occur in the availability of laborers over the age of 65. TABLE 11-8 PROJECTED LABOR FORCE: SHERBURNE, BENTON AND STEARNS COUNTIES AREAlYEAR 2010 2015 2020 2025 2030 Sherburne 50,050 55,690 59,970 63,730 67,270 Stearns 87,550 91,280 93,950 96,890 100,460 Benton 22,920 23,790 24,280 24,530 24,790 Total 160,520 170,760 178;200 185,150 192,520 Source: Mn. Demographer's Office Rate of Growth of Labor Force The rate growth within the labor force .can be indexed over time and .compared to state and national averages.' Table 11-9 examines the rate of labor force growth from 1996 - 2004 for Stearns County, the S1. Cloud MSA, the State of Minnesota and the nation, The data, when indexed over time, reveals the rate of growth in the labor forceinStearnsCounty/S1. CloudMSA is consistent with the state average but far greaterthan the national average. City of St. Joseph Comprehensive Plan, 2007 Chapter 11. Page 10 TABLE 11..9 RATE OF LABOR FORCE GROWTH: 1996 - 2004 1996 1997 .1998 1999 2000 2001 2002 2003 2004 Stearns County.... 75,593 74,958 75,67.0 78;647 78,237 80,185 80;713 81,1.08 81,585 Index 1 15% 1 14% . . 1 15% 120% 1 19% 122% 123% 124% 124010 . .. St.<Cloud,MSA 95.,5.71 94,874 95;835 99,794 98,805 1.01,606 102,579 1.03,301 1.04,.079 ... Index 116% 1 15.% 116% 121% 120% 123% 124% 125% 126010 Minnesota 2,67.0,174 2,694,34.8 2,731,715 2,763,825 2,8.07,668 2,866,.023 2,895,535 2,925,9.0.0 2,941,552 ..Index 1 12% 113% 114% 116% 117% 12.0% 121% 122% 123% U.S. (thousands' 133,943 . 147,401 136,297 1 37,673 139,368 142,583 143,734 144,863 146,510 Index 1.0.6% 108% 1.09% 1 11% 1 13% 1 14% 1 15% 116% 117% Source: U:S.Bureau otEconomic Statistics Commute Shed: Where Residents of theSt. Joseph Area Work The U.s. C~nsus Bureau reports selected employment data on a regular basis. The data allows the assembly of information related to commute and labor sheds. MDG conducted a searchofdata<forthe areain9lpd~din th7followingfjgure. Theconcentricrin~ study areas compare data in radii of one to five to teQ.miles al)iHllstrated inFigure 11.1, . TabJe.11-10cornparestheplaces residents within one mile of the center of Sf Joseph work a~CPrnpated tothoseWithinfive.andtenmiles of the City. Highlighted areas reveal sectors where those residing in the center of the City of St. Joseph differ from those residing further from the core of the City. Figure 11..1 Concentric Rings: 1,5 and 10 miles City of St. Joseph Comprehensive Plan, 2007 Chapter 11, Page 11 TABLE 11-10 COMMUTE SHED: WHERE RESIDENTS OF ST. JOSEPH AREA WORK ONE, FI\(EAND TEN MII...E CONCENTRIC RINGS Resident Held Jobsb Cate ory 10 mile radius Count Share 52,288 100.0% 45,381 86.8% 47,91 91.6% 41,558 79.5% 5 mile radius Count Share 9,07 100.0% 8,07 89.0% 8,397 92.5% 7,45 82.1% 10 mile radius Count Share 41,558 100.0% 5 mile radius Count Share 7,45 100.0% One mile radius Count Share 56 100.0% 501 88.8% 521 92.4 % 46 81.6% One mile radius Count Share 46 100.0% hen one mile radius of center of St. Joseph is compared to five and ten mil adius of St. Joseph. One mile radius Count Share 0.0% 0.0% 0.0% City of 81. Joseph Comprehensive Plan, 2007 Chapter 11, Page 12 Cen~ps<:lata from 2003 reveals the. vast majority of jobs held are withitl the. private SEl9tPL WhElrl cOmparing those. living within one mile of the center of St. Joseph to those. living within fiVeell1d tell miles, a larger percentage work within Stearns and Sherburne Counties andalowerpercentetge work with ill Hennepin County. Of those working in Stearns County, a larger percentage residing within one mile Of the center ofSt. Joseph (as compared to those within five and ten miles) work within the City of S1. Joseph or adjacent unincorporated areas than the City of S1. Cloud. When comparing specific industry sectors, a greater percentage of those living within one mile. of the center of the City of S1. Joseph (compared to those living within five and ten miles ofthe City) work within the following .sectors: construction, transportation/warehousing and education. Conversely a lower percentage work within the following sectors: wholesale trade, retail trade, healthcare/social services and accommodations/food. service. LabOfShed:Where Emplovees workinQ withinthe S1. Joseph Area Live MDG.also conducted a searc:hoflabor shed data for the area included in Figure 11.1 as iIIustratedabqvR The concentric ring study areas compare data in radii of one to five to ten niiles. Table 11-11 compares the characteristics of those working within theS1. Joseph area inc:luding where they live, their age and their income.. Highlighted areas reveal sectors where those residing in the center of the City of 81. Joseph differ from those residingfurthenfromthe core of the City . City of 81. Joseph Comprehensive Plan, 2007 Chapter 11, Page 13 TABLE 11.11 LABOR SHED: WHERE EMPLOYEES IN.ST. JOSEPH AREA LIVE ONE, FIVE AND TEN MILE CONCENTRIC RINGS City of St. Joseph Comprehensive Plan, 2007 10 mile radius Count Share 51,240 100.0% 10 mile radius Count Share 18,318 35.7% 22,713 44.3% 10,20 19.9% 10 mile radius Count Share 165 0.3% 61 0.1 % 476 0.9% 5 mile radius Count Share .656 100.0% 13,67 100.0% 5 mile radius Count Share 12,98 100.0% 5 mile radius Count Share 5,07 39.1% 5,136 39.6% 2,77 21.4% 5 mile radius Count Share 14 0.1% 0.0% 0.0% I - One mile radius Count Share 6 100.0% 70100.0% One mile radius Count Share 68 100.0% One mile radius Count Share 24 36,0% 305 44.4% 13 19.7% One mile radius Count Share 8 1.2% 0.0% 0.0% Chapter 11, Page 14 TMICl~o/(9h~d d~tclfrorntheU. S. CenslJsdata reveals thatthere arE~ more Worl<:ersLmderth~~g~Rt34 wor~i9~yvithinoflemileofth~ centerof.St. Jos~phas compared .to those working withinfiv~a9dten mile:sQfttre City. The data also reveals there are more workers within one mile of thecel'iterof.tt1l3City (cornparedto. fiyeand ten miles from the center) in the following industry sectors: construction,whOlesale trade, < transportation/warehousing and accommodations/food service. Conversely, ..there.wererfewer workers'Y"ithin one mile of the center of St. Joseph (compared to five and ten miles of cente r) in the following industry sectors: manufacturing, retail trade, finance/insurance, professional/scientific/tec;hflical seNices,admihistration, educational services and healthcare/social assistance. 5. JobMarket Job/SkilIRetrainina. Opportunities DEED~as identified eleven (11) occupations with significant challenges for re~employmentingre.a.ter Minnesota. As of the drafting of this. chapter of the Comprehensive Plan, the data has not been subdivided for classification. by . DEED Economic Development or Planning Region. The information is includ~d.for consideration in potentialjobre-training programs subsequent to unemployment. The.following occupations have insured unemployment rates that exceed job vacancy ratesQyatleast two percentage .points. The difference suggests. a difficult, competitive market for Greater Minnesota jobseekers in the following occupations due primarily to slack hiring: City of St. Joseph Comprehensive Plan, 2007 Chapter 11, Page 15 . Advertising, .Marketing ,PR,andSalesiManagers QperationsSpecialistsManagers Art .and' Designxvvorkers Supervisors, Building, <Grounds Cleaning. and Maintenance Workers Supervisors,SaJesWol'kers Other Sales and Related Workers . . Material Recording, Scheduling, Dispatching and Distributing Workers Construction Trade Workers Electrical and Electronic Equipment Mechanics, Installers and Repairers AS.semblers and FabrIcators MaterialiMovingV/Jorkers . . . -;. . . . . . . Job Opportunities (Aspervacancv bvindustrv) AccordingtoDEEQ, the> industry with the most vacancies in the Central, Planning Region in 2006 (second quarter)'isretailtrade.ALthe.sametimetherealestate.industry hadthe highest job vacancy rate at 8.6 percent despite having the largest decrease in vacancies over the year. Compared to one year ago the manufacturing and educational services industries had the largest increase in vacancies. Table 11-12 illustrates the number of job vacancies, the job class vacancy rate and median wages for selected industries in the Central Planning Region. The information has been compiled by DEED. TABLE11~12 JOB VACANCIES AND MEDIAN.WAGES BY INDUSTRY AND REGION, SEqOND QUARTER 2006 State of Minnesota Central Planning Region Number Job Median Number Job Median Industry of Vacancy Wage of Vacancy Wage Vacancies Rate Vacancies Rate Accommodation 8,398 3.90% $6.50 855 4.00% $6.50 Administrative & Support 2,830 3.80% $10.00 212 3.30% $8.00 Agriculture 403 2.30% $10.00 143 3.90% $10.00 Arts and "Entertainment 1,093 2.20% $8.00 240 3.90% $6.15 Construction 2,572 1.90% $12.00 233 1.40% $17.31 Educational Services 4,368 2.10% $17.36 465 2.10% $18.11 Finance '&Insurance 3,184 2.30% $12.02 94 1.30% $15.63 Healthcare 9,330 2.50% $12.00 1,039 2.70% $9.71 Information 1,026 1.60% $15.00 43 1.10% $11.54 Management 1,208 2.00% $13.00 24 2.40% $15.62 Manufacturing 7,684 2.20% $12.85 1,248 2.90% $12.00 Mining 71 1.30% $15.85 0 0.00% $0.00 Other Services 2,714 3.20% $9.00 230 2.90% $7.50 .Prof.,<Scientific& Tech.Svs. 2,915 2:50% $21.63 46 0.90% $26;44 Public Admin ',. 1,287 1.10% $14.58 84 0.70% $13.46 Real Estate 840 2.20% $9.00 188 8.60% $7.00 Retail Trade 8,064 2.70% ,$7.25 1,340 3.90% $7.25 Transportation & Warehousing 2,649 2.60% $16.83 123 1.50% $24.04 Utilities 104 0.80% $26A4 53 2~30% $33.00 Wholesale Trade 3,497 2.90% $14.42 451 4.80% $14.42 TOTAL 64,237 2.50% $10.00 7,111 2.80% $9.00 City of St. Joseph Comprehensive Plan, 2007 Chapter 11, Page 16 I . 6. Unemployment According to the most current data available at the time of the drafting of this cha,pter, the. Minnesota Department of Employment and Economic Development1estimates t05,996 people in the' labor force in the St.CloudMSA in ..January, 2007, with 99,691 employed, resulting in a 5.9% unemployment rate. During this same time period Minnesota had an unemployment rate of 5.4% and the United States unemployment rate was 5. 0%. Table 11-13 provides historical labor force statistics. TABLE 11-13 . ST. CLOUD MSA - UNEMPLOYMENT RATES . Year .' .Labor.FoJ:ce EmDloyment Rate . MN US 2006 105,408 10t,t14 4.1%< 4.0.% 4;6% :.2005 105,119 "100;621 4.3% 4.1% '. 5.1% 2004 104,079 99,332 4.6% 4.6% 5,6% 2003 103,301 98,336 4.8% 4.8% 6,0% 2002 102,579 97;939 4.5% 4:5% 5.8% 2001 101 ,606 97,582 4.0% 3.8% 4.7% 2000 98,805 95,680 3.2% 3.1% 4.0% 1999 99,794 . 96',844 3:0% 2.8%,'. 4.2% 1998 95,835 92;768 3.2% 2.7% 4.5% 1997 94;874 90,924- 4.2% 3.3% 4.9% 1996 .... 95,571 90,873 4.9% 3.9% 5.4% 1995 93,707 89,795 4.2% .3.7% 5.6% Source: MinnesotaWorkforce Center HistoriccHdati;lconlained.,.in the table above reveals .the.,unemployment rate' intheSt.CloudMSAhas typically been equal to or greater than the state average but consistently below the national avera,gEl' C. COMMERCIAL/INDUSTRIAL TAX BASE L.._.......,.. _, .,....:......,'..,......_...... ......._.,., ,..... ,'"._,_,.__.',', ,', _..'......,./............,.,._ ,_... ....., ' Ovetthe past several years, St. Joseph's tax base has consisted of approximately 68% residential' (single and multiple-family) assessed market value and 16.5% commercial/industrial assessed market value. The following table compares the assessed values for residential and commerciallindustrlal properties within several. cities in Stearns County. St. Joseph trails only Waite Park when compared' to selected cities for percentage of market value attributed to commercial/industrial development. TABLE 11-14 ASSESSED MARKET VALUES PAYABLE 2006 $118,108,80 $92,324,16 $15,515,133 $38,430,46 $289;455,60 13.92%$608,579,00 14.24% $457,597,60 6.70% $159,746,200 16.46%$158,778;60 48.41%.$197,070;64 Total City Ta Rate . Percen . . . . Percen CommerclalC '.. 'I' ResldentlalR 'd 't"1 ommercla eSI en la 30.26 41.25 19.25 48.5 51.1 City of St. Joseph Comprehensive Plan, 2007 Chapter 11, Page 17 D. ECONOMIC ANALYSIS: PopulationfEmolovmentRatio A common>measureusedto assess an area's performance in capturing local markets as well as establishing the area's relative level <6fdependence on a particular industry is the population/employment ratio. The PE ratiois.theamountofpersonsasingle .employeeserves within a given geographic area and a given employmentsector. Population serves as a surrogate for regional demand for a particular industry and employment measures the region's ability to supply the industry's product producing a simple measure of area supply and demand. Irl!his caseiftheP:E rati() for a given industry in St. Joseph is equal to the Minnesota average demand is relatively equal to supply and the local establishments are capturing local mClrkets~. On the other hand, if thelocalP:E ratio is larger than the State average demand is likely greater than supply and the .Gityis not capturing 10caLmarkets,. meaning expansion potential may be. present. Conversely, iftheP:E ratio in St. Joseph is less than the State average, demand is less than supply and the City is not only capturing local demand .but is importing demand for other areas within the County. Table 11-15 illustrates P:E ratios for selected industry sectors for the City of St. Joseph compared to adjacent communities. TABLE 11-15 POPULATION TO EMPlOYMENTRATIO:.ST;JOSEPH COMPARED TO MN. AVERAGE The smaller the PE ratio the more dependent the area is on that industry sector The larger the PE ratio the less dependent the area is on that industry sector Source: Bureau of Labor Statistics and DEED P:E ratio analysis indicates potential growth opportunities in the following industry sectors: retail trade, wholesale. trade, manufacturing,. professional business services . and education/health services. Conversely, within the Cityatthis time it appears supply exceeds demand in the following sectors: accommodations/food service, construction, trade/transportation/utilities and leisure/hospitality. In addition, thedataiolplies.the CityofSt.Jos~ph is highly dependent upon food services/accommodations, trade/transportation/utilities and leisure and. hospitality businesses. Sales Tax Trends Understandingecohomicdevelopmenttrends demands analysis of the existing' retail market's strengths and weaknesses. Understanding the performance ofthelocalretailmarket can help the City foster a more conducive environment for retail business development. One of the best sources of data regarding retail market strengths/weaknesses is drawn from sales tax receipts. Table 11-16 below illustrates sales tax trend analysis for Stearns County (smallest geographic area with reportable data). City ofSt. Joseph Comprehensive Plan, 2007 Chapter 11, Page 18 Sales tax trend analysis reveals that each Minnesotan spends an averageof$11,722 per year on retail purchases. To determine the local trade area captured (Le. Stearns County) total taxable sales within the County are 'divided by theaverage.($11,722) dollars spent on retail purchases fOllowing,an adjustment reflecting the ratio of the p.er capita income within Stearns Coulityas compared to the state average (Le. 0..80.). The trade area captured is expressed in terms of the number of customers serviced in a particular county which in this case is 160,790. . A "pull factor" is a method of measuring of the relative strength of the County's retail market. Pull factors compare the trade area captured to the actual population within the County. Pull factors greater than one (Le. 1.18 in Stearns County) result from drawing in tourists or customers from surrounding counties. Potential sales analysis provides an .estimate of retail sales the County (Le. Stearns) .should achieve if it wereperiorming on par with the statewide adjusted per capita retail expenditure. The potential sales data can then be compared to the trade area captured to determine the estimated surplus (or leakage) in retail sales within the County. Actual sales within Stearns County are greater than potential sales meaning the County has a retail trade surplus. The dollar value of this surplus (and pull factor) was $233,958,249 in 20.0.4 (most recent data available). The pull factor also means neighboring counties have fewer retailers that pose direct competition to businesses within Stearns County than vice-versa. :TABLE 11-16 SALES TAX TRENDS: STEARNS COUNTY Estimate State PerCanita EXDenditures (2004) State per capita expenditure $ 60.,30.9,541,847 Population .'. 5.,145,10.6 Per Capita Expenditures $ 11,722 ndex of Income Stearns Co. per capita income . $ 28,877 State per capita income $ 36,184 Index oflncome 0..80 Tracie Area Captured [axable s~lf3s:..Stearns County $ 1,554,70.8,811 Sfc'1tetosrcspits"sales $ 11,7.22 Index of income 0..80. Trade area captured 165,790 Pull Factor Trade Area Captured 165,790. County Population 140.,841 Pull Factor 1.18 . Potential Sales State per capita sales $ 11 ,722 Countvpopulation 140.;841 Index of income 0..80. Potential Sales $ 1,320,750,562 Sumlus or (Leakage) ~ctual sales $ 1 ,554,70.8,811 Potential sales $ 1,320.,750.,562 Surplus or (leakage) $ 233,958,249 Source: Mn. Department of Revenue City ofSt. Joseph Comprehensive Plan, 2007 Chapter 11, Page 19 Traffic Patterns and BuildincActivitv Streetand highway traffic patterns provide indications Ofthe movement of people to and through the City. MajoractivitygeneratorsIncludeindustries,. the College, medical facilities and schools. Retailers typically seek locations of major arteries and often require. minimum average daily . counts to survive. Businesses like convenience stores, gas stations, fast food restaurants and the like are likely to require large amounts of traffic and accesslvisibility from high traffic streets. While high traffic counts are desirable, extreme traffic congestion can bea deterrent to shoppers. High traffic may hinder visibility, parking and pedestrian friendliness. Table 11-17 illustrates current traffic counts at various points within the City of St. Joseph and forecast traffic counts. included in the CitY's.20D.TTransportation.Plan. The forecast counts are based on full.build out of the City and annexation areas as illustrated in the . future land use map contained in the 2002 Comprehensive Plan. TABLE 11-17 CURRENTAND PROJECTEDTRAFFICVOLUMES -MAJOR ROADWAYS Area Current Count Projected Count 1-94 east CSAH 2 25,000 33953* 1-94 west of CSAH 2 21,800 43738* CSAH 75 at 20th Ave Not available 38,300 CSAH 75 at CR 133 Not available 32,600 CSAH 75 at 4th Ave Not available 30,100 CSAH 75 at Collece 22,500 25,800 CSAH 75 at CSAH 3 15,100 27,800 CSAH 75 west of CSAH 3 12,300 25,700 Minnesota St & Collece 5,600 9,000 Mn. Street & CSAH 3 Not available 16,700 CSAH 2 southwest of CSAH 3 8,800 26,900 CSAH 2 southwest ofl-94 4,250 23,500 *51. Cloud APO 2030 projection employed Trends in real estate development including housing construction provide another indicator of the economic health of the 81. Joseph economy. An expanding housing sector compliments commercial development. Table 11-18 illustrates new housing permits (number and aggregate value) issued by the City of St. Joseph annually since 2000. TABLE 11-18 ST. JOSEPH - NEW HOME PERMITS Period Number Value 2006 throuah November 80 $11,105,754 2005 156 $18,557,353 2004 78 $10,379,849 2003 108 $13,509,459 2002 58 $7,052,940 2001 54 $6,040,500 2000 23 $2,361,120 City of 81. Joseph Comprehensive Plan, 2007 Chapter 11, Page 20 IV. CONSTRUCT.lON COSTS. DevelopmentCosts Cost~ofdevelopmentlr~devel()pment.witlJin the City are imPortant considerations when qonducting economicdev~lopmentactivities, Constr~9tion cost ana!y~iscan...giveCity .J~aders a frame'v\f()rkto reference when contemplating changes in zoning standards and/or financial incentive program. design and implementation. This portion. of the~c()nomic Development Plan is intended to give the City/EDA an idea of the potential costs of development with in St. Joseph. Building. quality is the most significant. variable in the finishedcost.0therfactors.affecting construction costs include the building shape/outline, building area (Le. larger buildings cost less per square fopttran small~r buildings), differences in typical 'wall heights and comrnon.ownershlp (common walls, ownership onfirstfloor vs. second story affect cost). Building costs also vary by location. According to the National Buildiqg Cost MahLJal, published annually py Craftsman B()oks,construction costs in Minnesota in 2006 were two (4) percent above thenation~1 average, constructions costsintheSt.Cloud MSA were three (3) percent above the national average and construction costs in the Minneapolis/St. Paul MSA were 14.5% above the national average. The information above doesn't include the costs of land acquisition and development fees. It is noted redevelopment is more costly than new development due to higheracquisition,costs and more intensive site preparation work. The City orSt.Joseph has instituteddevelopmentfees applicable to. drinking water, storm water and sanitaryisewer. The fees are based on .the q~gree ()f use of municipal systems generated by the proposed development. . Actual Construction Costs - St. Joseph (ESTIMATE) Table 11..;19 illustrates simplified construction cost estimates based on the type of development, average square footage for that type of development in St. Joseph, construction type and quality. The tabJeis provided to give the City/EDA a general idea of the cost for different types of development. TABLE 11-19 SIMPLIFIED CONSTRUCTION COST ESTIMATES: T.JOSEPH OeveloPl11ent TVDEl SF/first flOOr Construction Type Lowest Quality/SF Highest Quality/SF Cost Range' .. Urban Store* 3,000 Masonry/Concrete $R46 $144.84 $223,380 $434,520 Urban Store* 3,000 WoodlWood - Steel $57.12 $109.14 $171,360 $327,420 Suburban Store** 3,000 Masonry/Concrete $68.34 $142.80 $205,020 $428,400 (Shell only) Suburban Store** 3,000 WoodlWood - Steel $55.08 $104.04 $165,240 $312,120 (Shell only) Suburban Store 3,000 Masonry/Concrete $94.86 $175.44 $284,580 $526,320 MUltiple T enant*** Suburban Store 3,000 WoodlWood - Steel $77.52 $201.96 $232,560 $605,880 Multiple Tenant*** Supermarket 5,000 Masonry/Concrete $79.56 $136.68 $397,800 $683,400 Supermarket 5,000 WoodlWood - Steel $76.50 $130.56 $382,500 $652,800 Small Food Store 3,000 Masonry/Concrete $73.44 $111.18 $220,320 $333,540 Ci~y of St. Joseph Comprehensive Plan, 2007 Chapter 11, Page 21 Development Tvpe SF/first floor Construction Type Lowest Quality/SF Highest .Quality/SF Cost Range Small Food Store 3,000 Wood/Wood - Steel $64.26 $106.08 $192,780 $318,240 Discount Store 30,000 Masonry/Concrete $54.06 $83.64 $1,621,800 $2,509,200 Discount Store 30,000 Wood/Wood - Steel $56.10 $85.68 $1,683,000 $2,570,400 Banks/Finance 3,000 Masonry/Concrete $187.68 $346.80 $563,040 $1,040,400 Institutions'**' Banks/Finance 3,000 Wood/Wood -Steel $176:46 $344.76 $529,380 $1,034,280 Institutions'**' Department Stores 30,000 Reinforced Concrete $118.32 $183.60 $3,549,600 $5,508,000 Department Stores 30,000 Masonry/Concrete $66.30 $137.70 $1,989,000 $4,131,000 Department Stores 30,000 Wood/Wood - Steel $68.34 $143.82 $2,050,200 $4,314,600 General Office Bldg. 3,000 Masonry/Concrete $88.74 $187.68 $266,220 $563,040 - Exterior Entry'''' General Office Bldg. 3,000 Wood/Wood - Steel $80.58 $172.38 $241,740 $517,140 - Exterior Entry"" Medical/Dental Office - Exterior 3,000 Masonry/Concrete $129.54 $220.32 $388,620 $660,960 Entry.... Medical/Dental Office - Exterior 3,000 Wood/Wood - Steel $125.46 $207.06 $376,380 $621,180 Entry.... Industrial 10,000 Concrete $47.94 $78.54 $479,400 $785,400 Warehouse'"'' Engineered Steel 10,000 Rigid Steel $24.48 $29.58 $244,800 $295,800 IndustriaLBldg**'" . Agricultural Building 10,000 Non-arch. Steel $11.22 $21.42 $112,200 $214,200 . Construction within developed area (Le. downtown) cost may be higher due to constraints of site .. Construction within open areas where modem construction techniques, equipment and economic designs may be employed ... Construction costs include suburban shell plus cost of display fronts, finish materials and interior partions .... Construction costs vary widely by length of building, longer the length, higher the cost ..... Shell only City of 81. Joseph Comprehensive Plan, 2007 Chapter 11, Page 22 V. FINANCIAL INCENTIVES AVAILAB.LE:,,$T.JQSERH The following incentives may be offer.ed toc:IJ..Ic;llifiedapplicants within the City of Sf. Joseph/St. Joseph EDA. TaxlncrementFinancina Tax increment financing is a tool, which allows the City/EDA to reimburse the company or land owner a portion of the new property taxes, which are generated as a re.slllt.ofan. expansion project. The.amount of financial assistance available (TIF) is dependent upon a number of factors including but not limited to the assessed market value ofthebLlildingano.the financial need of the companY. Tax Abatement Like TIF, tax abatement.. is a tool, which allows the Gity/EDA t<)reirnbursethe . company a ..portion of property taxes, which are generated withjn a specified period of time. The difference between TIF and ta)(abatementJs..that with taxabat~IT1entthe. Sountyand/orischoolci.istrict ha"ean...Qption tCl..participate (withTIFparticipation is . mandatory). .... Theam()uptofthetax ab~ternentF1vailable.dependsona. number of factors,. including, but not limited to the financial need of the comPal'lY and participation by Oounty and school entities. The term of tax abatement is up to twenty years depending on a number of variables. RevOlvino Loan Fund The revolving loan fund, established in 2002 through principal and interest payments from a MIF grant/loan have been bUilding the fund, Which has a current balance of approximately $48,000. The RLF must be used to promote job creation/retention. Minnesota Community Capital Foundation The City ofSLJosephlEDA has access to the Minnesota Community Capital Foundation.(MCCf) through Stearns Electric and Great River Energy. An MCCF loan may be available to qualified projects for a variety.of uses (including working capital) on reoccurring basis. Business Architectural Facade Grant Proaram The EDAlCityare working to establish a pilot grant program designed toencouragefayade improvements for existing commercial establishments. . The grant program would help offset architectur~lIdesign services relatedtofayade and/or landscap.ingimprovements which are visible from public rights-'of-way. City of S1. Joseph Comprehensive Plan, 2007 Chapter 11, Page 23 VI. BUSINESS INPUT ON ECONOMIC DEVELOPMENT In the Fall of2006 the St. Joseph EDA conducted a business retention and expansion survey. All of the approximately 100 business owners within the community were invited to participate in the survey and subsequent review process. Those completing the survey and/or personal interview expressed the following: . 73% noted sales have increased inthe past three years. . 87% of those responding indicate they expect their businesses to grow within the next three years. . 70% ofthosebusinesses responding noted they have considered expansion within St. Joseph . When asked about . deterrents.. to expansion respondents noted: increased property taxes were deterring expansion along with a feeling the costs of expansion outweigh the potential benefits and a feeling the current business size was adequate. . When asked to rate the importance of the appearance of their building those responding replied: 27% 'very important'; 36% 'important' and 36% 'not very important'. In addition, a community-wide survey conducted in 2002 noted: . Location, proximity to 1-94 and geographical location between.. Twin Cities and St. Cloud metropolitan areas were identified as positive attributes of doing business in St. Joseph:. . Lack of water treatment capacity, tense relationships between businesses and City government and a need to expand residential sector were identified as economic development opportunities facing St. Joseph. It is noted a new water treatment plant isabouttobe placed into service. . The following were identified as businesses or services which w()uld bea welcome addition to the community: . Discount stores Restaurants Entertainment Bowling Community center Department store Coffee shop Fitness center Industrial establishments . . . . . . . . . Respondents suggested commercial and industrial establishments should/could be developed in the following areas: RESPONSE Next to 1-94 Downtown On CSAH 75 South of 1-94 CSAH 2 TOTAL PERCENT 40% 31% 19% 6% 4% 100% City of St. Joseph Comprehensive Plan, 2007 Chapter 11, Page 24 VII. TECHNOLOGY High speed internet access is available within the City ofSt. Joseph and in most comm7rci~I areas. The City recently extended fiber to the Public Works facility within the industrial park. Access to hi.gh-~peed data transmission lines is therefore now available to the industrial park and the;Buettne;r~4~iT1e;s$Park, VIII. COI\IIMERCIAL EUSTRICTS It is essential that the community understands the importance of commercial areas arid the overall impact each has on the community as a whole. The city's zoning ordinance classifies commercial areas as B-1 Central Business District, B-2 Highway 75 Business District and B-3 G.eneral. Business District. The Future Land Use Map contained in the Comprehensive Plan guides areas within the downtown to continued pedestrian-oriented development, areas adjacent to CSAH 75 as highway business and areas adjacent to proposed collector/arterial street corridors as B-3 general business. The most recent Future Land Use map is attached to the close of this chapter. Following is additional information and goals relating to development within the various commercial districts. A. ST. JOSEPH COMMERCIAL ZONES 1.B..1CentraLBusinessDistrict. DistrictPuroose The Central Business District has been established to encourage the continuation of a viable downtown by promoting uses dependent of high volumes of pedestrian traffic; to provide for regulation ofthehigh intensity commercial uses located within the original core of the City; and, to encourage parks[greenspace in the. downtown. The Central Business District provides$pace. for concentrated general business and commercial activities at locations where they are easily accessible to residential areas and, at the same time, minimizing negative impacts to residential neighborhoods. HistoricSianificance In.Novernber .of .2006 the. EDA . inforrnally. consulted an expert . historicaL c()rJsyltartfrom Landscape Research, Inc. regarding the .hi~toricaLsignificance ()f Qowntpwn $t. Jo~eph... The .histprical consultant noted the following regarding Downtpwn St.Joseph: . An opportunity exists to perform exemplary planning that will keep the architectural and spatial relationships among Minnesota Street and the convent and college grounds intact. Planning involvement would be greatly enhanced by design guidelines that. address the character of new development and also support rehabilitation <and restoration.oftheexisting buildings. . . Understanding the simple original character of existing.buildings may .bepart of the challenge. . . but that block of Minnesota Street [Le. between 1 st Avenue NW and College Avenue] is like one big "advertisil1g sign" for St. Joseph and the community's understanding of its core, which includes one National Register building (the bank) and faces a very large district (including the church, rectory, convent, and college buildings). ;' . de$pite the losS of the John Linnemann house and most of the facades, the buildings are remarkably intact. The 1898 plat map, and excellent collection of air photos from ca. .1928-1970 supports this. Stearns County has received national attention from scholars studying German..American settlement patterns including what some term "hamlets,"and St. Joseph is still one.Place you cango to actually see these. relationships. City of St. Joseph Comprehensive Plan, 2007 Chapter 11, Page 25 . New development needs to be shaped by guidelines that keep the historic gridil'ltact,.provide needed density, andalsoencourqge the use of sympathetic scale, materials, openings, and details Downtown Revitalization..Plan In April of 2006 the EDA received a notification/recommendation from a Downtown Committee (task force). The notice recommended the EDAlCouncil proceed with a revitalization effort with the knowledge and understanding that while the City may convene the process, it must quickly be led by the private entities wh?se time and money will ultimately. determine the. effort's success. The Downtown Committee concluded that ia healthy,su~tainedpartnershipis crucial to getting the revitalization process off the groundandbuildingthecriticalmassneeded to spur a cycle of sustainable development over a period of several years. The geographical area currently defined as 'downtown' is illustrated on the map at the close.of this chapter. The EDAembraced the Downtown Committee (task . force) recommendation and. forwarded the recommendation to the City Council for review/consideration. The Council approved the revitalization plan and authorized/directed formation of the four work groups and commencement of the effort. Following is a summary of the goals/tasks associated with each work group: Organizational Work Group Establish and continue to strengthen open/active partnerships between regional stakeholders, business owners, residents, property owners, the Chamber of Commerce, service providers, government entities, the College and the Monastery. Manage and encourage continuous and active discussion and sharing of knowledge between stakeholders in the revitalization process. Tasks associated with implementation of strategic plan: 1. Promote and expand involvement of citizens, businesses and organizations in Downtown revitalization by establishing effective relationships: a. Find those who are well-connected in the community - listen to what they have to say about projE;lct, build rapport,. build support,. build relCitiopships. b. Find. leaders of social netvJorkswithinthe .community - .listen t6whatthey have to say about the project,. build rapport, build support, build relationships. c. Find those connected to resources in the community - listen to what they have to say about the project, build rapport, build support, build relationships. 2. Provide advice to adjust project as needed. 3. Keep opinion..makers and others informed about the revitalization process through one on one meetings, discussions,forums, etc. 4. Create plans which help ensure the success of the downtown revitalization effort by promoting private/publiC partnerships- not the other way around. a. Identify impediments to collaboration and cooperation. b. Build bridges. c. Getsocialleaders, economic leaders, political leaders together and interacting in support of revitalization. d. . Build lasting ties and opportunities for interaction. 5. Determine . how work groups, property owners, residents,. CIVIC and non-profit entities, elected/appointed city leaders and others interact to achieve continued and sustained synergy in revitalization efforts. City of St. Joseph Comprehensive Plan, 2007 Chapter 11, Page 26 a. Listen b. Net'.Yotk c. Build bridges 6. Work with the Promotions Work Group to create "road map" to strength.E!nthelinkpe~~E!rLthe College of St. Benedict, St. Benedict's Monastery,downtownpr9pertyowners, .aqjacent residents, the public at large and City officials and provide measurable opportunities for abstract and physical interaction between the aforementionedentitiE;!S. a.. Provide continuoUs Clpportunity fqrreat interaction b. Listen . 7. Work with Urban EnvironS.W()rk(3roup, private/non.,profitentitiesthat. own .propeqy oroperate businessestospecificallyidentifYland/builqings that could be available. for earlydElvelopment and/or redevelopment. a. Jdentifyaproject b. Make it happen 8. Assist Resource DevelopmentWork Group inthe formation of new organizations to achieve goals (e.g. downtown mercharit'sassociation, community foundation). Promotions Work Group Create/enhance opportunities to bring visitors/tourists to the City of St. Joseph and to capitalize on activities and/or events already occurring within the community. Maximize private investment and public ownership of the revitalization process. Tasks associated with implementation of strategic plan: 1. Put a face on the revitalization effort. a. Know what you want to say - keep it simple. b. Get the word out, keep getting the word out, keep getting the ""ord out, repeat 2. Reposition the image of downtown revitalization from neutral or negative to a positive, constructive albeit long4erm process. a. Get the word out about positive steps b. Reward investment in the project 3. Create a plan and work. with downt9wn property/business owners . to .. promote unity and cohesiVeness as a means of having the downtown property/business owners take ownership of not only their individual property but . the entire 'downtown. experience'. Work.withdowntown property owners/downtown merchants to jointly plan special events so as to rTlovefrom simply co- existing to forming a cohesive, unified force working together to achieve mutuatgoc:t1s. Get downtown merchants together to jointly plan/market business activities, sales and events. 4. Establish and promote community-wide events and activities which bring visitors and tourists to the City. Work to schedule and coordinate events that bring people intothe community. 5. Work with other event planners/holders within the community (e,g. College of 51.. Benedict;. 5t. Benedict's Monastery,St. Cloud. Independent School District, Downtown Association, . etc,).~() coordinate events on an . area wide basis, such as a downtown art crawl correspondingtoa cultural activity .onthecolleg~ camp~s.Keepthosein town for~pE!cial.events in town~liUle longer by coordinating ancillary events (tell people going to a performance at the College what City of 51. JosePh Comprehensive Plan, 2007 Chapter 11, PagE:! 27 their options are for entertainment/eating afterward; tell those offering entertainment/eating options that an event is scheduled help them Jointly market coordinated response) Urban Environs Work Group Create a pedestrian-friendly place of destination. Tasks associated with implementation of strategic plan: 1. Determine specifically what the urban environment and associated character should look like with advice from urban landscape architect or other credible entity. 2. Develop design criteria. such as. traditional. color palettes,. awning styles, uniform signage types/styles, uniform lighting styles, uniform building styles, TOof lines, exterior building materials, window styles, entryway styles, etc. 3. Determine what the ultimate size for downtown might be, list boundaries by streets; define the core. 4. Determine what types offacilities will 'anchor' the downtown, such as: park, school, government, office, Post Office, banks, etc. 5. Determine what building style is desired - not that each building is the same as the next, but what are specific architectural elements that will define downtown structures such as: a. Rooflines. b. Windows: size, position, style, awnings. c. Entryways. d. Color palette. e. Exterior building materials. f. Signs. g. Facility Lighting. 6. DetertilineVlihatstreets and sidewalks might look like. a. Where do people drive b. Where do people walk c. Where do people gather d. Where do people sit e. What makes people want to linger, to talk, to explore 7. Determine hoW to beSt convey that vision to developers, business owners and city planners. 8. Think abotithow the. 'downtown experience' for pedestrians that will be different depending on the time of day, the day of the week, or the seasonofthe year - even if a pedestrian is traveling alooga well trod path; how can we provide opportunities for new experiences nearly every time a pedestrian takes to the streets. 9. Determine how high density hOusing fits into the downtown. Resol1rce Developmeiltli\lorkGroup Identify. theoverall.finapcialneeds associated with downtown revitaHzation(fromimproving public facHities/amenitiesto as~isting private sector in leveraging funds to capitalizing activities of downtown revitalization work groups) and . develop a fundraising plan that supports the revitalization effort. City of St. Joseph Comprehensive Plan, 2007 Chapter 11, Page 28 Tasks associated with implementation of strategic plan: 1. Identifycommunity initiative grants available through non-'profit and state-wide programs for which the St. Joseph Downtown Revitalization initiative will qualify. 2. Identify local partners interested in contributing financially to downtown revitalization and develop a plan that will enable local contributors to work together to ensure optimal benefit from local contributions. . 3. Determine potential sources of ptJbHcihvestment (e.g. tax increment financing, tax abatement, Smcdl.Cities ..Devel()prnerllPrqgram,IRv.r...iptereSll()l;Ip.payments.... revotvingtoan. fund,. .rev ita I iz:ation zone, etc.) . 4. Plan, promote and conduct a variety of fundraisers as a means of capitalizing streetscape amenities and public realm enhancements like street furniture, urbanpari<,Jown.square, landscaping, water feature, banners, etc. 5. Research opportunities to promote structured parking . faCiHties.within. thedowntown{e.g.feejn~ lieu of parking proceeds usedtoestablish pu blic parking). 2. B-2, Highway 75 Business District District Purpose. The Highway 75 Business District is intended to control the use and development of. land and improvements by creating a mixed tand use district near andadjacentto the GountyStateAid Highway 75 corridor in the City of St. Joseph by allowing for a mixture of land uses and by estabtishing.stringent standards for development. The district is intended to encourage and promote high-value development in a manner similar to a planned unit development, taking full advantage of the City's highway location resulting in a pleasant, attractive and aesthetically pleasing environment. CSAH 75 Renewal Qurip9?9Q6.toeEDA.. peg an tocompileinformationregarding. current .zoningandexistif'lQ lanquseJrl toe GS,A.H 75 corriqorin. the vicinity of College.Avenue. The EDA reviewed theinformati9n sqa$t9di$clJ$s/ the future of the corridor in terms of land use, potential for redevelopment and urban aesthetics. The EDA examined unique challenges/opportunities presented to developmentlredeveloprnenfproj.ects.in the corridor. Among items discussed were: (1 ) level .offinancialassistanceoffered .fo.establishments conducting redevelopment efforts ofa sizable scale (2) participation I:>Y the EDA in masterplanningthe corridor and (3). participation by EDA in securing first right of refusals for individual propertiesasa means of assisting with the combining of smaller lots into one larger lot more conducive to commercial' development. Following the preliminary discussion a technical inventory of parcels adjacent to CSAH 75 between Second Avenue NW and Third Avenue NE was compiled. The technical inventory included: (1) a map depicting the subject area, (2) a spreadsheet containing pertinent information regarding parcels in the subject area and (3) a pictorial directory of properties within the subject area. The technical/pictorial inventory was useful in comparing developments within the corridor and analyzing corridor attributes and opportunities. The EDA has defined attributes and challenges within the corridor as follow: Attributes · Condition of roadway. · Traffic mobility (at this point) appears to be sUfficient. · Good visibility from principal arterial - desirable for highway commercial use. City of St. Joseph Comprehensive Plan, 2007 ChaJ:)ter 11, Page 29 Challenges . The. pictorial inventory reinforces. the perception of development within the corridor as haphazard. . Commercial uses interspersed with residential uses. . Infill opportunities are not unified. · Parcelsvarygreatlyiri>size. . Lack of continuous frontage/backage roads offering access to commercial development. . Aesthetics: inconsistent architectural styles, wide variety of building construction types/materials employed, non-uniform setbacks and limited landscaping. The EOA has embraced the concept of promoting redevelopment within the identified corridor as a priority. This project remains active at this time. 3. B-3 GeneraFBusinessDistrict District Purpose The General Business District provides space for specialized business and commercial activities at locations where they are easily accessible to residential areas and, at the same time, minimizing negative impacts to residential neighborhoods. The intent of the B-3 district is to create attractive commercial and business activities through standards including, but not limited to, larger lot sizes, greenspaceand landscaping requirements. The Future Land Use map guides areas in close proximity to the intersection of 1-94 and CSAH 2 for developmentoffuture vehicular oriented commercial nodes. X. INDUSTRIAL DEVELOPMENT Inaddition to commercial development, itis also essential that the community understands the impo~ance industrial development and theoverallirnpact such development has on the community asa whole: The. city's.. zoning ordinance classifies industrial area as 1...1 "Light Industrial" or 1-2 "General Industrial". District Purpose The Light Industrial District provideS space for industrial activities involving a minimum degree of refuse byproducts and air or noise pollution and requiring a relatively low level of on-premise processing. Activities within the 1-1 district may include secondary commercialfunctions which are conducted on site. The Future Land Use map guides areas in close proximity to existing industrial development and in close proximity to the intersection of 1-94 and CSAH 2 for future industrial development. City of St. Joseph Comprehensive Plan, 2007 Chapter 11, Page 30 XI. ECONOMIC DEVELOPMENT PLAN A. Core Initiatives 1. Oorltinueto promote the slJstair'lability of the City of St. JosElPh inordertoenhance the quality of life for all residents. 2. Promote commercial dElve10prnElpfand redevelppment that: rnaximii:e?returnp9City investments in public facilities and services; expands the tax base; provides quality employment opportunities; ancl.compl~ments existingsElrvic~s. 3. Promote industrial developments that maximize the return on City investments in public facilities and s~rvices, expand the tax base, provide quality employment opportunities and complement eX.isting.l:jervices. . 4. Retain existing commerciallindustrial uses and encourage new comrnerclCillindustrial development to locate in existihg commercial/industrial parks and commercial/industrial zoned areas. 5. Proactively and consistently promote downtown revitalization activities. 6. Promote efforts to achieve commercial renewal/redevelopment in previously developed areas withih the highway commercial district. 7. Provide appropriate, professional information to development leads in a timely fashion. 8. Administer financial incentive programs offered by the City/EDA. 9. Promote the exchange of information between the business community and the City of St. Joseph. B. Strategies for Development and Redevelopment. Central.Business District 1. Redevelopment/revitalization efforts in the Central Business District should contribute to an area- wide focus on creating a pedestrian friendly environment with public spaces, structures, signage and amenities built in dimensions that are specifically suited to humans on foot, those which relate and are proportional to a human's size and walking speed (human scale) as opposed to interaction with vehicular traffic. Specifically, the City should develop guidelines for rehabilitation/development of properties that encourage: a. Preservation ofexisting historic buildings and building elements; b. Infill/new development that retains the existing street grid/building orientation; c. Infill/new development that is sympathetic in scale/bulk to existing buildings; d. A variety of land use types; e. Theemploymentofa variety of building materials .(historically appropriate context) and diverse appearances _. not counterfeit or phony old ,buildings. but a high standard of contemporary architecture. :>> Implementation: St. Joseph Economic Development Authority, Downtown Urban Environs Work Group, Planning Commission and City Oounci.l. 2. The EDA/City Should investigate the means to create pedestrian areas that: City of S1. JOSElph Comprehensive Plan, 2007 Chapter 11, Page 31 a. Are spacious and well-defined; b. Are protected/separated/buffered from high volumes of traffic; c. Are. interconnected in both a physical sense (space to walk through) and visual sense (spacesto see through); d. Are safe; and, e. Include public amenities such as benches, trash receptacles, trees, decorative paving, otherplants/greenery, directional signage, adequate lighting, etc. }> Implementation: St. Joseph Economic Development Authority, Planning Commission and City Council. 3. The EDA should gauge business interest in participating in a commercial rehabilitation program and if strong interest exists consider the application for funding to the Small Cities Development Program. }> Implementation: The St. Joseph Economic Development Authority and City Council. 4. The City should work with the College of St. Benedict to investigate potential to update streetscape amenities to link the College to Downtown. }> Implementation: City Council. 5. The City should continue to embrace Central Business District revitalization efforts by retaining a dialogue with the community, business owners and other stakeholders in the project and promoting the district as the cultural-center of the City. }> Implementation: St. Joseph Economic Development Authority and City Council. 6. The City should continue to embrace Central Business District revitalization efforts by retaining a dialogue with the community at-large, business owners and other stakeholders in the project and by working with community members to retain guests/tourists within the community. }> Implementation: St. Joseph Economic Development Authority and City Council. 7. The City should investigate the provision of adequate public off~street parking facilities within the Downtown. }> Implementation: St. Joseph Economic Development Authority and City Council. 8. The City should encourage the conversion. of older single'-family homes within the downtown to office andsmall~scalebusinesses. High~density residential.. housing units should be located in close proximity to the Downtown. Civic, government and cultural uses should be located within the Central Business District. }> Implementation: St. Joseph Economic Development Authority, Planning Commission and CityCouncil. City of St. Joseph Comprehensive Plan, 2007 Chapter 11, Page 32 Hiqhwav. Commercial Districts 1. New development, redevelopment and renewal efforts withincoJ11rnercialdi$tricts . dependent on high volumes of vehicular traffic should focus on creating commercial nodes or centers that are located nearint:rsec;tipnsof9lgh volymergadV\(aYs,designed<t().t>(3fUlly integrated within the greater community and transitioned into related land uses. Single tier auto~oriented strip development adjacentto. high volume roadways is discouraged. }> Implementation: S1, Joseph Economic OeyeJppment Authority, Planning Commission and PUy CouncH. 2. Buildings and.other improvements within vehiCle"oriented commercial arei3sshould be designed for the site on which they are to be placed. When designing and siting new buildings/improvements consideration shall be given to the relationship of the proposed stryctwes/im proverneflts <and existing structures,.s.cenic values ,viewsheds .andenvironmentally significMtlsensitiveareas. }> Implementation: St. Joseph Economic Development Authority, Planning Commission and City Council. 3. Intense, vehicular-oriented commercial.uses should be limited to areas guided toward such uses within the future land use map and directly related to serving the driving public, }> Implementation: Economic Development Authority, Planning Commission and City Council. 4. The City/EDAShoulddeliberately work to renew existing areas of aging auto-oriented lineal' commercial strip development while respecting the needs of existing single-family neighborhoods adjacent to said commercial develppment. The City/EDA should consider such areas for master planning as future transit ori.ented communities as said conversion of existing lineal strip commercial development is expected to be lengthy process which may be better integrated with existing development through master planning a broad area. }> Implementation: Economic Development Authority, Planning Commission and City Council. 5. New development should be undertaken as a means of responding to current needs/desires of the public, however, such development should be designed using sustainable techniques which assist in future redevelopment/reuse. }> Implementation: Economic Development Authority, Planning Commission and City Council. Industrial Development: 1. Retain and attract industrial development which enhances the tax base, provides quality job opportunities, and is energy efficient. }> Implementation: Economic Development Authority and City Council. City of St. Joseph Comprehensive Plan, 2007 Chapter 11, Page 33 2. Industrial uses should be limited to areas guided toward such uses within the future land use map. Industrial uses should not negatively impact the provision of services within the City or negatively impact the environment. ~ Implementation: Economic. Development Authority, Planning Commission and City Council. 3. The EDA should continue to work with property owners to develop future industrial areas adjacent to current industrial zoned land, to assure an adequate supply of industrial land is available for development in the future. >- Implementation: Economic Development Authority and City Council. 4. TheEDA should continue to work with property owners to developfutureindus~rialareas adjacent to current industrial zoned land, to assure an adequate supply of industrial land is available for development in the future. ~ Implementation: Economic Development Authority. 5. Industrial activities complementary to existing uses should be identified and the development of such industriesshollld be promoted and facilitated. ~ Implementation: Economic Development Authority and City Council 6. The Economic Development Authority should work with developers of new industrial parks to develop covenants which provide for aesthetically pleasing and quality developments. ~ Implementation: EConomic Development Authority. City of 81. Joseph Comprehensive Plan, 2007 Chapter 11, Page 34 Planning Commission Agenda Item lP CITY OF8T.J()$"~I'f{ MEETING DATE: May 7, 2007 AGENDA ITEM: Review of Downtown Committee Recommendations Design Guidelines SUBMITTED BY: Cynthia Smith-Strack, St. Joseph EDA STAFF RECOMMENDATION: Review Report and potential impacts on zoning Ordinance and determine the best method for soliciting public input. PREVIOUS PLANNING COMMISSION ACTION: BACKGROUND INFORMATION: The following report is being initially released to the Planning Commission at this time. The document is in DRAFT form and is the product of the Urban Environment Work Group of the downtown project. The report has been in progress for nine months. Please see attached memo for additional details ATTACHMENTS: REQUESTED PLANNING COMMISSION ACTION: CITY Of ST. JOSEPH www.cityofstjoseph.com DATE: May 2, 2007 Administrdtor Judy Weyrens MEMO TO: Planning Commission City Administrator Weyrens FROM: Cynthia Smith-Strack Municipal Development Group MdYor RE: Richdrd Cdrlbom Report: Design Guidelines and Goals - Downtown Urban Environs Work Group Councilors Steve Frdnk AI Rdssier Renee Symdnietz Ddle Wick Background: As you may recall as a result of the 1995 visit by the Minnesota DesignTeam and the 2002 Comprehensive Plan update Mayor Carlbom convened a Downtown Study Committee in June of 2005. The Study Committee met on a monthly basis from June 2005 through March of 2006 with the purpose of determining whether or not a comprehensive revitalization effort for the downtown was feasible, how it could be achieved and if enough public support for such a project existed. . In April of 2006 the Downtown Study Group presented its findings to the EDA, Planning' Commission and City Council. The Study Group formally recommended the City Council proceed with a revitalization effort with the knowledge/understanding that while the City may convene the process, it must quickly be led by the private entities whose time and money will . ultimately determine the effort's success. The Downtown Study Committee concluded that a healthy, sustained partnership was crucial to getting a revitalization process off the ground and building the critical mass needed to spur a cycle of sustainable development over a period of several years. As you will recall the Downtown Study Committee formulated a Strategic Revitalization Plan following a review ~ process which is also outlined in the plan. The Downtown Revitalization Plan hinged on the formation of four work groups operating simultaneously in distinct spheres Le. resource development, promotions, urban environs and grass roots organization. The four work groups have been active since July of 2006. The Urban Environs Work Group was tasked with developing design guidelines, standards and goals addressing the urban space development/redevelopment and streetscape design elements. Attached is a report from the UE Work Group which is a culmination of several months of work. It includes eight sections and several attachments. Request It is important to understand the report is being initially released to the PC at this time. The document is in DRAFT form and the purpose of this agenda item is: 1. To summarize different sections of the report; 2. To highlight potenti'al impact on the existing zoning ordinance; and, 3. To establish what entity will solicit public input (Le. joint representation from PC, UE Committee, EDA, CC). 2." College Avenue North' PO Box bbs . Sdint joseph, Minnesotd ,,6,74 Phone ,2.0.,6,72.01 Fdx ,2.0.)6,.0,42. To those ends. following is a brief summal'Y of each section of the report: SECTION CONTENT COMMENT Section 1. Introduction & Purpose Describes task With which the UE was charged Section 2. Description of Design Guidelines Description of Design Guidelines and Standards and Standards Section 3. Description of Issue Addresses Why revitalization in downtown is being investigated ". Section 4. Steps to developing design Step One: Define Downtown Oorridor (NOTE: recommend \.!pdatil'!szol'ling standards/guidelines. ort1linaAce .. to Teflect';e~nd(ld~~!) D$ign staAdards applicable to 'doWlltown' but not greater downtown area (Le. rest of CBD). Step Two: Examine What had previously transpired. Step Three: Research and brainstorm re: design elements which could make Downtown more attraCtive as related to: unbalanced streetscape, heavy volume of automobile traffic and sllbdued 'sense of place.' Step Four: IncolpOffite design elements into a systematic set of design guidelines and standards. Section 5. Design Guidelines Standards and GOALS: Preserve small-town, unique character of S1. Joseph; complement What is existing especially historic architecture; enhance pedestrian experience downtown; help ensure -design standards coincide With community 'vision' for downtown; consider sustainable design; and protect property values. APPLlOABILlTY: Proposed to apply to new building construction, exterior building improvements & signage that require a building permit and construction of parking lots greater than 5 space. UE Work Group made a conscious and deliberate decision 'to pursue guidelines to provide a framewotk for bUilding architect/designer to operate within and not to propose the City prescribe additional standards within zoning ordinance. SPEOIFIO STANDARDS: PropOsed guidelines offered for: store front building materials; Windowslfloors; building setbacks; parking; utility screening; landscaping; signs; lighting; building maintenance; rear entry/egress; awnings; building height; fencing; roofs; color; franchise architecture and sidewalkslstreetscapes. ZONING GODE ISSUES: Front vard.setback.. Recommend a maximum of five feet in downtown area bufkeep to'ftin fgreater' OBD. Parkinq: Recommend PC disallow parkirlgin front yard in 'cWwntown' area. Ok in 'greater' OBD. RecommendS' green bUfferadjacerlt to p-al'kinglotsin downtown. Utilitvscreenina: Recommend alloWing vEigetative screening along With Section 6. Section 7. Section 8. Attachments 13pec:ifiedwclUs/fences. Awninas:(}onsiaerdisalloWing metal, shingled wood, plastiQ, fiberglass and rooftype awnings in downtown . in . favor of canvas. ormatertals' that are cQQ1patiblewi,th'orjgincll'structure$. Fences:'GonsiderdisalloWingc:hair'llir'lk, cement block and split rail fencing in dOwntown. Recommended Steps This Section lists in no particular order recommended short and long term projects for the City and the community to consider. This section does not apply to PC review at this time. Developing Greater Downtown Encourage higher density and greaterinfill and blending of downtown and Area highway commercial through the 'greater downtown' area. Conclusion Action: After reviewing the UE report and highlighting potential impacts on the existing zoning ordinance, discussion and direction as to who should and how to solicit public input (i.e. joint representation from PC, UECommittee, EDA, CC) is kindly requested. ~.. J~,A;n'"D''' ""'.'.n..."." m,..;'.I......I'I...~.I.'....., ":1.. ;' U,.-~:~,ltl'",'Vi~,,;.i~;\ :\..~'..(t1.. ~a;-,"/' "i1iCl' ',' "';,. ;VI:' .:,ft....,.;I.'.......e.. ":,'_ ,~~.:$lil':II:..:;.r,:.~'. , i,k Group aa Chair he M an David HurI~er Arny~haeBner Matt Lindstrom Desiign S: : U'Fba:ft B ErnIe D - ! ~ llLWEJ (i'j \ ~ 1j..t1..';!Hl2i.:-.'-' """<ll'.,t ~" I," 'Ij ts->>I. 7$ r~~ "i'.-",:~~~ l. il,i . J ,bmu! Final Draft 5..1-2017 I. Introduction and Purpose'dtWttlis'Report In 20.00, the Oity Of Saint JoSetJhstarted a process to revitalize the downtown area so that the downtown coUld remain the cornerstone of the community. For a city to be vital, itshoH'~.~ave a central place where its residents come together on importalifocca.sions, and where they enjoy meeting each other in theireverydaycomings,andgairlgs. Our citizen committee, the (jtban;;EnNfirons Work Group, was charged with establishing design standards for the downtown area to guide people wishing to refurbish existing buildings or build "pew ones. Design standardsprovide a basis for making design decisions in an area that istypi.caIlY a city's historical center. They are also a planning tool for property owners and design pr-ofessionals who want to make improvements that may affect historic resources. II. What Are D.esign Standards? To better define "design standards," we mean these to include both - design guidelines and deve/opment$tandarcJs. (see Mankato's Design Standards) 1. DesiQnquidelines. Design guidelines are strongly recommended yet discretionary policies that guide more subjective considerations, such as district character, design details, or architectural style. They serve as design criteria for review by Oity Staff>an architectural review board, the Planning Oommission, and OityOoun.ciL 2. Development Standards: Developrnentstandards address those aspects of site development and building design that are essential to maintain and reinforce the character of each district. They include permitted uses, building height, facade treatment, setbacks, and parking, sign, and landscaping specifications. These standards should be legally defensible and impl.emented through the City's development reaulations. The design guidelines and develqpmentstandards should be defined with illustrative prototypes in order to provide the potential developer with a graphic illustration of the standards and intent ofthe guidelines. 2 III. Wha~sthePreblemin Saini~~Ph~$ ..f)ewntewn? As indicated in th~ Introduction, the downtown is. $~en to need revitalization. Saint Jos~fJWs(\jaw~t~ '~'~+Ae:~t)GtQgra~n$ in Appen'dix A readily show, is aCC)lIection ofl1l' .... ........ .'IQf;Jgi'lt1innesota\Streetand Oallege Avenue. The downtown is orientea:tto; edesttitin$ but eh~U~nged by heavy through traffiC, a subdued "sense . .'. rlon..unifortn $trest$Ctipe. During the Oompreh~nsive;~t 5'fC)Qes$,surv7~ re$pofldents and neighborhaod rneetingpai'ticipants:r$t "'I.Jn:'Iber of challenges and opportunities faCing~he cityo)ler th' .. ..)'ears.. ~()n~ tnesechallenges were:retaininglocany..owne~'business .!" . ',tingan atttactiv~dowrttoWFl,areti, Qptim~ingtheu$e ,Qfdowntown $paoe 'an'd:l<e,epingdowntQwn Ijltel:y with a range of activities. When a$kedwhat on~l1l~jpri~prQVemflnt would make living in St. Jos~phbetter for them, almost 70~';SYP;P~f:t~~,the noticm of an economi~UY and socially viai)leend vibrant downtow~'(~hat'~()l]Ildpfese;l'lVedQwntQwn "Americana." '. This committee $p~nt one m~eti!lgj!doinga Strengths Weaknesses Opportunities Threats (SWOT) ana!~sis (summarizett in Appendix B) that confirmed for the committee that dowfitownSaintJoseph needs revitalization. IV. StepS to Design Standards A Definina the Downtown. Our first step was to establish the scope of our task by defining what we understand to be I\DowntQwn. <<. We qid.;this' by defining the Core Downtown and the GreaterDowntown areas (see grtiPhicomtitle PCige). We augmented the city's definition of the Core Downtow!);}t() include the fallowing: Both sides of Minnesota Street between COllege"Avenue and First Avenue and bounded by Ash Street with eXtensions on College Avenue to Ash Street and to just a little beyond Kennedy SCAoot . The Greater Downtown Area expands to Bireh Street on the north and to Kennedy $oIloo1 on the South. The Uman Environs Committee'Yiillfocus on establishing design standards primarily for the Core Downtown Area and will not deal with ways to further develOp the Greater DowntownArea. B. What Has Been Done Alreadv? Our second task was to examine what has already been done by the 1995 visit of the Minnesota Design Team and more re.cently (2005), the adoption of the Comprehensive Plan by the City of Saint Joseph. The Minnesota Oesign Team held a community visioning pI'GGe$~"tin(t1their design eharette resulted in a report that provided a vision for 1\ A great~ood Place" whieh summarized rules of thumb for a . "great good place": 1. convenience with neari>byparking 2. locally owned businesses 3 3, Compact and wetlkalSle 4. Recognized as the Genter To thett end, the renewed visi9[.l:th~:Ape$ign Team gave us included: . Corn pact ,ks Minnesota S1. to Hwy 75 . New inve .................. '. ..ed to the Center . Shared paFkiQhind'center businesses . Walkways'lir'lK.ge,Church etnd the Center ":<'i?_:-~ The Urban EnvIrons Committee,in effect, adopts similar ideas about the Downtown area in its' deliberations about design standards. C. Whett Would Make the;Core::Bowntown Look Better? The third step was to discuss.desi.grlelements that coincided with the Design Team drawings and could iJT)prOv6,:the downtown significantly. These are . listed in Appendix 0 and are woven in with the"short-term and long-term recommendations. ' Our final step was to incorporate these deSign elements into a systematic set of design guidelines and standards. After looking at numerous sites on the internet and investigating what other cities have etdopted as guidelines and standards (see. Appendix E), we develQped.a "blend" of guidelines and standards from other cities that follow in part V. v. Design Guidelines and Standards::A,$"nthesis A. Goats 1. Preserve the sma . que character of S1. Joseph 2. Complement the 3. Enhance the pede streetscapes that SF ""ence of downtown and encourage 4. Ensure thaUhe desjgn.standards articulate the community's vision for a main street area 5. Consider "sustaina~li~;:d~~l'1~;'jn all Changes. (see Appendix C for an explanation" .'. Ie design) 6. Protect property.!! .... . ....:tingand specifying desirable attributes of charaGft~nstiCS!\t~~tdefine a building's qu~lity. Finally, the design standards should apply to the following: a. All new building construction b. All exte.rior b' require a buil All new or re spaces . ",ernentsand signage changes that it c. rking areas with 5 or more B. Specific Standards 1 . Store Front Building Materials a. b. c. d. The historic character of a prope " removal of historic material.s or al ' property should be avoided, The retained and pres,erved. The tures that characterize the terials are recommended: Brick 0 DeCQ~ Stone ' Wood - minimum amount and is to be painted and maintained stucco .., Maintained: Y. j Large win'" . Historic RI r \block , >e.... ,,{ , "r~:' ,.::. .:.,.,', ''-..,:. .".c,_,,',' "ing the hist()'~i6f;t~~!Jbuilding -..... -,', ,--, ,', .-" '.':'.:;'::;:-:..- ,}",-,.""-,:'"",,,.:, . following~~J;iUding.irr1iEJterials 8. ._ reCC>r:J1lrnended: a. Standard concrete block b. Vinytt steel siding c. . Unfinished W99d d. Painted onpanelized brick e. Masonite 2. Windows and Floors a. Large open views into the commercial spaces are encouraged to enhance the pedestrian experience by providing a visual connection to the use inside the building. b. Restoration or renovation of a storefront should be mindful of its orIginal character. c. Installing window air conditioners is inappropriate. d. Windows and,'doors are recommended in the rear fa~de for use 'of rear area. 5 3. Building SetpaGks A store front is recommend adjacent property and the store'fl'1 property line. e property line or even with the ess than five feet from the 4. Parking a. Off street parking is not allowed in the front of store. b. Parking) at the mar of store and on shared city lots c. Theci hat ample on...streetand off street parking throughout the downtown area d. Green rs such as hedges and bel'1ms are encour l.ifferarea on parking lots should be a mi urn 0 ide to provide adequate space for the tmes, railing or wall and snow storage.. The stre.at wa.1I should be ma.intained across the parking lot street frontages by using overstory trees, hedges, bel'1ms, oma fencing and/or1'~trubt~ral scmens. 5.,'LJt!!ity'Screening Ground-l1'I~unted';m.eChanical;~~~lpr", 'screened withtJ:llants, walls.or fencinig: dumpsterS'.should be 6. Landscaping b. Hanging store fro The city provide . along th @d planters are encouraged along a. h should develop a plan to lanters as part of the streetscape ntown district. 7. Signs a. Business signs will conform to the established city sign ordinance. ' b. Symb 3 dimensional signage is encourage c. Downtown informational signage (e.g. businesS I n) is encouraged. Maybe construct a colorful info . onal kiosk? 6 d. HistoFic pta~ue$ shewing the history of the building are encouraged; S. Ughting a. b. lighting to be indirect, with the m direct. pedestrian and .,g should serve to illuminate facad ,,' and sisna'ge and provide an adegu~tete\1el of peT$Onal~afety while enhancing the aestheticaRpealofthe t)uildin,g. The City $hPl.dd. .PrQvide light fIXtures that reflect the historic ch cter and continuity of downtown. 9. Mainterjanc:e Buildings in the downtown good repair. Painted surfac be well maintained and, kept in aintained. a. Deteriorated historic features should be restored/repaired rather than replaced. When the severity of the deteriorating re~uires replacement of a distinctive fa e new featu.~,19tq1atch in desig exture, and I qualities pO'. "rials.. >;;t?:..:;, Chemicctli ,,' reatments, 1:~Y' se damagec"tQ;1historic materials use ibe sutfac;e'~'CI~aning of structures ShoLl.ld be undertaken using the gentlest ahd enVironmentally responsib.le means possible. c. If masonry has gete.riorated, re~poihtin~ or replace required. AU Work and replace matel1 the existing masonry as closely in style, color, type, bond pattern and size. pointing, a mortar appropriate for the brick. should be used and match the existing mortar d. Masonry'should not'be painted or covered with false facades. 10. Rear Entry/Egress a. Access at r building from parking areas is encouraged b. The back 0 dings ought to be maintained. 7 11. Awnings a. "ght to be historically appropriate to the building and to surrounding c. Awnio' and 00 buildin Awnirl buildin AWfiin extend across multiple store fronts unless consistent or complimentary with buildinQ.aesign. BaCk Iightil"lQ of the awnil"lg is aiscouraged. Awn in be constructed of aurable, protective, ana water 1'1".i~rials. Awnin "e made of canvas or materials that are co the original structure. Metal, shingl rglass or shed roofs are discour ct a minimum of 3' from the b. d. e. 1. 12. Building Height Building bulk and scale ought to be in a sympathetic >..........arrangement .'. .. .... .. ., . iBuildings ou a height similart6 adjacent builaings. 13. Fe'IJ.cll}g 14. Roofs 15. Color a. .b. a. Ohain link, spilt rail or standara concrete block fences are strongly discouraged. b. Acceptable fencelWall materials are brick, cut or carved s tive or split face block and wrought n fenceslhedges are encouragea. a. Material."",..,,; color of roofs ought to be consistent with the rest 6fthe structure ana adjacent properties. b. Green roofs are encouraged, if they are structurally feasible ana don't create aaditional problems such as drainag~: Colors should be from a "histori the age and style of the structure. Pro. or" selection and shoula compliment owners shoula limit the number of 8 cQlers on a single stl1.JCiure. Loud and highly GOI'1trastingcQlorsare discouraged; subtle, neutral or earth tones. aolorswith low reflectance are preferred. 1'6. Ftanrthise FranChises or nati.onal chai buildings compatible with the dow these standards to create 17. SicJewalkS/Btreetsoape a. Sidewalk;p.UI'l1P outs"planters and distinct paving at interse.. tl. crosswalks is encouraged. b. Bike ~ 9ijghtto be provided. c. The u .' no other texture materials are encou d. Wider possible are encouraged. e. The Cft standards for streetscape elemen 0 pm" nifofmity throughout the cJowntown area. This would inClude benChes, directional signage, trash receptaCles, fencing, planters, and parking lot buffers. -S" ~, ...., ..'..-......;.'.: c":,':"::';;-'-': :cr:_-':',.': ,.....:..: '-,':' .'.-<'.:.'...,.:.......,.. \<-:-::,./ Vh:~Recomme".~e~;S~ps ,_..,' ",' .~ .. -, ',.. ,. '-, .. - - ,-. -, ,-" -,'.' "_,' .,.,__........_.. 'n_,. .. :::;.::::;/i;~:':';";"':'c":'::~:?:>:::::__:- "::c: Taking t\1)~~design~;considerati(),'; ," .~;,parts IV account, the Urban Enviiofu~ Cortlffilttee prQP~es the"fO OWing and long.er-term steps in the revitalization of the downtown area. All these reCOmmendations should incprpQtate sustainable design to ensure energy savings and the conservation of resources. A. Short- Term Projects For the purposes of this repo e short-term is judged to be 1-2 years and the projects on this list are not i er of priority, though we suggest the city create a Sireets.c,.,pe plan as soon as possible to prioritize and implement this suggested list of projects. Adopt a downtown logo and slo an to connect with signage, banners, etc. in the downtown area (to. gibe the ,< .. . .:~fbrand"). 1. Install historical plaqu owing the history of buildings along main street. The pJaq rovide a pedestrian with a reason to stop in downtown an an interest in the building and the activities going on ins 9 2. AOQPt. a consistent aWllingdesign on Minnesota andOOllege streets. This provides an immediate visual connec;tionbetween b.uildings in the downtown area. This .committee cho'se not to dictate mateFial$, esjgns. Whafs mostimportaJit is that thereisaniylink awnings in some way. 3. Attach banners '. own brand) on decorative lampposts alooget. 4. Install directional the Downtown brand) coming from HighwaY 9:4 wy 75. 5. Install plante.I'$, benches and trees on both sides of the downtown streets 1. Bury or relocate t support structure interesting type. 2. Address vehicle "pedesh separation downtown... perhaps with wider sidewalks or planters or bushes. 3. Instan trafflcrcalniing bump...outs in the corridor between the church and the alley and mark with planters or a pedestrian t<?r~:~.., . (paint stripes'road).i',/(;<{, 4,.;'g'Elc(acades behr,'street building~;}~nd' dress up paces wit9': nd some uni~ifj}~T~l~V"ent in the ,. ...,,>,seph "back;" '. s benches,;i~';~oiJrifain or a "$fl~gp~l~.,/;"E>ee the' ' ,,~~'~l;ign Team ~ij.ggestions for "'1ftlllher/jtjeas. . ';1&;.< ' , . 5. BUffer the Parish parking lot with bushesltrees, benches or a fountain or al1 infPrtnatiQI1. kiosk. 6. IliStan a col1nection between both sides of Main Streetwith an arch over the aUeyoso's and the old First State Bank Building and a cofeature/arch across the street. Part of this was en the Minnesota Design Team's visit many years a 7. Investigate diago rking on Minnesota Street to see if trade- offs can be found (. ,less parking on the Church side and more parking on the cOmmercial side) ephone cables and'if poles or , choose the most visually B. Longer-Term Steps VII. Developing the Greater Downtown Area Our committee spent most section has not been developed. Wh area, as defined in the graphic on the order to provide for a better transition t and to those areas immediately surrou the Core Downtown area so this suggest is that the Greater Downtown age, be subject to greater infill in oommercia1 area adjacent to Hwy 75 the Core downtown area. 10 VIU. OoncluSiQn Given the rapid commercia, on Highway. 75, the housing develQpment to the 110rth of HWY. .ing devslQpmeot neat the OOI.lege aT $t Senedict, the new, Ii ta.!"Y school and the Ipw level of investment in the Oowntownarea; .. .... <... h i~ In danger of losing its identified center unless (jownt<:>wn re\(italiz,atiQn~!<es place. . . ... . . .. (}ur C0rnfllitlee.was',cnClrgedwith <deveIQprmgt\iesj,gn.st(JndClf(is fortne oowot<:>wn so thatthe QveraJl effect of new in.xte$tm~nt in Qldbuildirlgs. as well as investment in new buildings leaves.thetiowntQwnlooking betterthCln it currently does. rhese stafldatds,. develope it1finghtthe histoncal center.of Sai1"1tJnsephandemoracetme iet town smaHld.encaurage a sense of place by facilitating citizen inte . n as providing an attractive and welcoming place for visitors. Finally, we also have adde . ..term and long.,.term recommendations that are consists ith'Sign standards and would help keep the small town character of Saint Joseph as well as make it a more attractive city for newcomers, for our regular guests (OSa and SJU students), and for casual visitors looking for an attractive place to visit for awhile. - 11 IX. A.ppendices A.ppendi':X A.. .Picttlresiindicatingthe problem 12 13 Appendix B.. .A.summary of the Strenllths Weaknesses Qpportunities and Threats (SWQTl analysis 01 DOWNTOWN URBANE-I'M Meeting Minutes;.."T Chair person Diedrich called the October 19, 2006 meeting of Urban Environment to order by 5:05PM. SWOT ANALYSIS EXCERCISE Diedrich introduced the topic and sUQ9eSte(j Yang t() explain the process of SWOT Analysis. Yang asked the group to divide into two gr.ol:lpsiand'io.generate some ideas of strengths, Weakness, Opportunities and Threats in d()wntown.iEach topic should take about three minuteS to complete. The following are what gathen:~dfrornthetwo groups: Strengths: . College . Monastery . Post office . Parking . Walkable distance . Focus on downtoWn efforts . Redevelopment . TreeS . Meat Market . Back lot potential . NeW light poles . Architecture Weakness: . "lingering tleficit~ . Lack of consiStence of awning . Lack of visual interest . Gable lineS . Telephone wires . Set back~ constancy . Empty lots . lack of visual intereSt . Telephone Poles (tall one) . InsUfficient pedestrian vehicle separation . Narrow sidewalk . Bike rack . Raggedy . Imbalance of church and downtown store . Number of bars . store hours of operation . Empty lots . Unattractive building . Different roof alignment Opportunities: 14 . CSB Investment . DevelQpment . Cooperation · Qld>~f:lnn~dY sChool · F~~aqE; st~nders . Green space . More retail . Growth"l1e'o1V business and more . Mix h.Qusing · FCl9ade~ standards . Streets~pes · LinkLal<eW()p~on. and dQWntoWfl · TOlJrs attraction~ combined with CXlllege events · Anchor~ l.Jbr~ry or community Center · WalkableentraMce into the colle9$ Threats: . Limit Activities . Cost/money . Fear of college . Lack of Density towards HWY 75 . Transportation . N.o incentives for improvements . Competitions With St. Cloud and surround cities · Lack of PCIrking . T own-Gown..cooperation in revitalization effort . Tour of Saints-other Recreation efforts . Field Street and other transportation issues . Car traffic . Misperception of HWY 75 as Downtown. . Industrial park deter people from comir)gintotown . Lack ofinterest OTHER DISCUSSIONS Came out frolTl tl1$ SWOT analyses are worked on. ShOrt-term projects are proje and long4erm projects are projects that and long terms project that can be too mUch time or efforts to get it done Short-term Project: . Adding Window boxes . Putting on Awnings . Planters, flowers, and trees . Adding Bike racks . Store hotJrsand operation . Cooperation from business . Tours attraction- combined with . Color palette for store fronts . CSB Investment Long-term Projects: (Projects that will take more time and more planning) · Taking out the ugly brown Telephone poles · Doing infill development to empty lots _ Set Baek...consiStency ~Getting set back approved by the Planning Commission and doing the project _ Narrow Sidewalk- this will also need to get approved tly the Planning Commission. _ Bumpoiltand Boulevard (consLiIUheprojectwithtne county and the city). _ New DeVEHQpment Will ta\<.e a 10 oUt. _ New use for old Kennedy schoO. . until the new school is done. - Green Space -More Retails - Link Downtown and Lake VVobl;! _ VValkable entrance into the Coli - MiX Housing - Facade standards _ Anchor- Library or Community Center - Str~etscapes - Building a sense of place. Homework: . Think about the rear of the store . . What can we do with the backsid . How can we make this astaticall . Do you agree or disagree with ha ~tfElar to be the storefront? . Sustain~~!~:de~ign (also ref~ .' en design);.a~~~Plied to tpuildingsis thei,~~iof d,ping builCii<< .... ,)...,.,.,:PIY with th~~principles of economic, social; and eogical s 'inability'/"fhe essential "aim of sustainable design is to. produce buildings' in a way that reduces. the. use of non-renewable resources, minimi~e enVironmental impact, and relates people to the natural environment. It invQlVes using tools slich as life, cycle assessment and life cycle energy analysis to judge or rate the 'ntal impact of various design Choices. Green design is considere . .of reducing or eliminating the impact on the environment while maihtijiring,quality of life by using careful assessment to substitute less harmfl.llproducts and processes for conventional .. ones. Sustainable design attempts tOi'reduce the col\.ective environmental impacts during the construction process, as well as during the lifecycle of the building (heating, electriCity use, carpet cleaning, etc.). This design practice emphasizes efficiency of heating and cooling systems, alternative energy sources such as passivesQlar, builqin,gsitil1g, reused or reCycled materials, on- site p.ower generation (solarteChnotQQY,,~iI'1Qund source heatpumps, wind power), rainwater harvesting for gardemir1l~ and washing and on-site waste , management such as green roofs that f:Uter and control storm water runoff. 16 Appendix. D...Desiri!dDesign ElementS . Wider sidewalks . Histgrical brass plaques s . . Consistent can.opydesign. neW building site (Uumdro . A traffic: calming bump..out planters . Burying the powefltelepho. . ASSlJril1~~ ponsfstent faga~e)fiith C1~board and colors . A wfoyght-iron amhoverthe aUey betWeen ,Loso1,s and the old bank builtJing . Consistent facades behind element in Saint. Josepflls . In fill park, sitting area by G . In all Changes, a focus on g istet\' of buildinQsalong main street tewards '80 DiddleylS and the king out of the churCh flanked by , buildings as well as some unifying aza" (e.g., a flagpole planters, etc.) Appendix; E. ..Common nesign Elernents from' S~veral Cities The following represents some of the common design elements found in a i number of des\QB.9P!~Q~ adopted by oth These r:"~~:\i';:';', . ""'. \istalla Walla, VY?~hingtori. H' n, Idaho~';'> Normal, Illinois:. """" '~ankato, Min ,a"" 'Hopkins, Minnesota Livermore, California Conway, Arkansas Burien, Washington · All buildings should be orient occupying the ground level. ";";',,1 · Housing will be encouraged ~~,\f@eeded to undertake redevelopment of parcels. " . An ample SUPPly of on and off-street parking will be located throughout the Core. · Public spaces will be used to provide beauty and places to gather. . Buildings with more than on · Large storefront windows tll · Shop doors that add character t . Use facades, awnings and wind supports the overall Character 0 treet with commercial activities 'pie to see activity within a building. c::h building. for business signs in a manner that setting. 17 · A setting that supparts both autamobile and pea.estrian movement. . Maintain anderlhance building character and facades. . Require any new development ta occur at street front. (0.0 not allaw traditional s.uburban site d. :kin.g between street and building) . Make improvements ta pa "back;' Side. · Work with property owners 'improvements to rear facades and the creation of rear en , nt to parking areas. · The retail functions of the Should be kept in Downtawn. . Establish pede.strian crossi upporting sidewalk/trail connections · Use the Comprehensive Plan and land. use controls to. establish strong edges that prevent the incremental conversion of property to non- residential uses. . Use regulations and financi~' and to prevent undesired u . Make streetscape improve Downtown. · Enhance opportunity for pe". ~.bicycle use. · Curb "bump outs" at street intersectiaid with pedestrian crossing and help to calm traffic. . Parking is an important ingredient of a successful Dawntown. Parking in the Downtown must be available, well distributed and free. · Parking 'OO.~~~~l?e,yiewed as an as~fthe entire Dowr1t?,^,~F;l'lot of individual#)rapetfles. ........\,;.,......... . i. Downto~~~tl~yl:~~.encouragecu$:;m~~s\to visit multipi~j.,businesses, not just a si~~!~~st~er' . .)" "'C, .....' '. Informa~i~pal siQ~~'related to' ;P~~~ii:0~~e parking af~a.; · The Dawiat0wn Special Servi~ iistrict,is;~be best'mearnsforfunding the public parking system. The calculation of the service charge is based on the annual budQet for the SeNice District. Operating costs would include the recaPture of land costs,. maintenance, snow removal and capital irnprov:ements. These costs ed to a cO.st per space. This cost factor is assigned to propel'fg to the total spaces required by .ordinance minus any spaces irectly by the parcel. · The service charge applies s n-residential praperty. State law limits the applicatian .of a se charge .only to praperty that is classified far property taxation and us . cammercial, industrial, .or public utility purpases, .or is vacant land zaned or designated on a land use plan far commercial .or industrial use. . Add other impravements that enhance the experience of visiting Dawntawn, such as benChes, waste calltainers and bicycle racks. · The design far a way findin ",0Uld b.e estab.lished far bath Dawntown and applications au .of the Dawntown. . A higher standard of cleaning a .ow rem .oval may be expected in Dawntown. . ,~s ta promote praperty maintenance .,.rty .ance street as corridar ta 18