HomeMy WebLinkAbout2007 [11] Nov 26
www.cityofstjoseph.com
CITY OF ST.' JOSEPH
Judy Weyrens
Administrdtor
st. Joseph Economic Development Authority
Meeting Notice
Wednesday November 26, 2007
3:00 p.m. City Hall
2" College Avenue North. PO Box 668 . Sdint Joseph, Minnesotd ,,6174
Phone j20.j6j.7201 fdX 120.,6,.0,42
CITY OF ST. JOSEPH
ECONOMIC DEVELOPMENT AURTHORITY
Meeting Minutes - Wednesday, October 24,2007
Present: EDA Board Members Carolyn Yaggie-Heinen, AI Rassier, Tom Skahen (arrived at 3:05)
and Dale Wick.
Absent: Ken Jacobson.
Also present: Cynth'ii3' Smith - Strack of Municipal Development Group.
Chairperson Wick called the October 24, 2007 regular meeting of the St. Joseph EDA to order at
3:01 p.m.
Agenda.
Chairperson Wick introduced the agenda.
Moved by Heinen seconded by Rassier to approve the agenda as presented. Motion carried 3-0.
Approval of Minutes.
Chairperson Wick introduced the minutes from the September 26, 2007 regular meeting. Motion
by Rassier, Second by Wick to approve minutes from the previous meeting as presented. Motion
carried 3-0. , .
EDA Accounts Payable.
Wick introduced the topic. Strack noted accounts payable for the month totaled $2,541.77.
Skahen arrived at the meeting.
Motion by Heinen, second by Rassier to approve the EDA accounts payable for the month of
October 2007 in the amount of $2,541.77. Motion carried 4-0.
Financial Report.
Wick introduced the agenda item. Strack noted the financial reports included in the packet were:
revenue, expense, check register and fund balance.
Motion by Skahen, second by Heinen to approve the August financial reports as presented.
Motion carried 4-0.
Outdoor Smoking/Dining Areas and Sidewalk Cafes.
Chairperson Wick introduced the agenda item.
Strack noted that as Board Members were likely aware, the Freedom to Breath provision of the
Minnesota Clean Indoor Air Act became effective on October 1st. The Act prescribes where
smoking is prohibited, outlines the responsibility of employers and facility managers and lists
exemptions. As a result of the Act the City expects to receive requests from the owners of bars,
restaurants and other food and liquor establishments to install outdoor smoking and/or dining
areas.
The City's current zoning ordinance doesn't address outdoor smoking/dining areas and/or
sidewalk cafes, however, liquor license requirements for businesses prescribe certain standards
for the permanent sale, possession and consumption of liquor outdoors in conjunction with a bar,
restaurant or other liquor or food service establishment.
EDA Minutes - October 24, 2007
-3
Staff and consultants discussed this issue at a staff meeting on October 10th. Background
information, and sample language has been developed as a means of initiating conversation on
this subject. Since the subject directly impacts businesses input from the EDA is kindly requested
prior to additional review/consideration by the public, Planning Commission, and the City Council.
Strack noted the purpose of the land use criteria was not to prescribe where smokers could or
could not smoke but rather to provide standards for specialized, non-indoor areas that business
establishments may wish to provide wherein the business owner is free to choose whether or not
patrons may smoke.
The Board reviewed sample text provided. Heinen requested the term 'compatible' in Section
A(9) of the sample text be more fully defined so as to be more descriptive and less subjective.
- Wick inquired as to whether or not the word 'smoking' should be deleted from the term "outdoor
dining/smoking areas. n Strack noted. it would be up to the owner of the establishment to
determine whether an ancillary facility (patio or deck) would ,be used for the purpose of dining or
smoking or both so either one or both of the terms could apply. Consensus was to retain current
language and to add more descriptive text to Section A(9). Strack was directed to forward the
,information to the Planning Commission for consideration.
Bioscience Tax Free Zone Application.
Wick introduced the agenda item. Strack noted in October of last year the City (with EDA
recommendation) co-submitted with several St. Cloud Area municipalities an application for
Bioscience Zone designation by the State. That application has not yet been acted upon by the
Minnesota Department of Employment and Economic Development. Instead, DEED has
developed/established additional criteria to evaluate the Bio Zone application. One of the
revisions required is a reduction in the total area comprising the proposed Bioscience Zone. The
maximum zone designation is 500 acres.
Representatives from the cities co-submitting the application met earlier in the week and
proposed each City identify a maximum of 80 acres to include in the proposed zone. This
requires a reduction in the area identified last year and proposed to be included in the zone in Sf.
Joseph in 2006.
Strack noted she had reviewed existing shovel ready sites, redevelopment opportunities in
industrial areas and areas proposed for industrial development. Those sites were primarily in the
northeastern portion of the City and included two build to suit parcels, three vacant industrial
structures, seven vacant lots, several existing parcels with nOIJ-~onforming structures and the plat
approved as Parkway Business Center. The area identified total just over 78 acres and were
clustered in the industrial district. Strack stated that if allocated acreage for the program any or all
of the allocated acreage could be transferred to other parcels within the corporate limits.
The Board discussed the proposed acreage and how it compared to the areas identified in 2006.
The Board inquired as to whether or not some acreage included in the 2006 proposed subzones
Band C should be included. Wick noted the construction of the CSAH 2/CSAH 3 connection is
expected to increase potential for development in the western portion of the City. The Board
discussed the ability to transfer acreage allocation and approved the proposed map as presented.
Board Member Reports.
Wick noted the St. Cloud Area Economic Development Partnership was holding a strategic
planning session on Wednesday, October 31, 200('. Wick plans to attend. Skahen noted he had
passed contact information for owner of former feed mill to a potentially interested party. Rassier
inquired as to whether any vacancies were due to arise on the EDA in 2008. There are no
scheduled term expirations in 2008.
Adjournment.
Motion Skahen, second Rassier to adjourn the EDA meeting. Meeting adjourned at 4: 1 0 PM.
EDA Minutes - October 24, 2007
~
,
CITY Of ST. JOSEPH
www.cityo!stjoseph.com
DATE:.
. ludy Weyrens MEMO TO:
Administrdtor
November 21, 2007
St. Joseph Economic Development Authority
MdYor
AI Rdssier
RE:
Cynthia Smith-Strack, Municipal Development Group
Accounts Payable - October - November 2007
OcVNov. Financial Reports
FROM:
Councilors
Steve Frdnk
Rick Schultz Payable To
Renee Symdnietz MDG, Inc.
Ddle Wick Owest Metrocom
Total
A. Accounts Payable:
Following are Accounts Payable for the EDA's Consideration.
For
Oct. Econ. Dev. Service
Telephone
Fund
150-46500-300
150-46500-000
Amount
$ 2,484.93
$ 86.85
$ 2,571.78
Action: .
A MOTION is in orderto approve the Accounts Payable.
B. Financial Report:
Mid OcVMid Nov. financial reports for the EDA are following. The reports consist of:.
1. EDA revenue to date.
2. EDA expenditures to date.
3. Check Register. .
4. Fund Balances (Econ Dev. 150, TIF 1-3 155, TIF1-4 156 and RLF 250).
Action:
A MOTION is in order to approve the financial reports.
.-
/
.:::.)
2. ,. College Avenue North . PO Box 66 s' S din t 10 s e ph. M inn e sot d ,. 6,74
Phone ,2.0.,6'.72.01 FdX "p.o.,6,.0)42.
THIS PAGE INTENTIONAllY lEFT BLANK
ro
S~
INVOICE
MUNICIPAL DeVELOPMENT GROUP, INC.
25562 WILLOW LANE
NEW PRAGUE, MN 56071
952-758.7399
FAX: 952-758-3711
staff@municipaldevelopmentgroup.com
City of St. Joseph
Attn: Judy Weyrens
City Administrator
PO 668
St. Joseph, MN 56374
Invoice Date 11-10-07 I Payment Terms: 30 days I Customer 10 #: ST J07ED
~
Project October Economic Development Services
See attached detail
Amount: $1,925.00 Monthly contract fee - 36.25 hrs.
$ 559.93 967.5 miles x .485
$2,484.93 )
Code to: 150-46500-300 for general EDA
Remit To: MunicipalDevelopment Group, Inc.
25562 Willow Lane
New Prague, MN 56071
Dates-EDA
October 3, 2007 EDA Office Hours 8.25 hrs. C. Strack
October 10, 2007 EDA Office Hours 7.50 hrs. C. Strack
October 11, 2007 U E Work Group Mtg 3.00 hrs. C. Strack
October 14,2007 Meeting with Project 07-J 3.00 hrs. C. Strack
October 17,2007 EDA Office Hours 7.50 hrs.C. Strack
October 24, 2007 EDA Office Hours 7.50 hrs. C. Strack
October 31.2007 EDA Office Hours 5.00 hrs. C. Strack
Total October, 2007 41.75 hours
Total MDG, Inc. 2007 Hours through October, 2007 = 361.25
Thank you! 'We appreciated the opportunity to work with you!
Check No.
Date:
, L t!
J .1. . _~ i .
/tl~C( _lA')/--Cl~.
I Principal
'7
THIS PAGE INTENTIONALLY LEFT BLANK
f-
CITY OF ST JOSEPH
11/21/079:19 AM
Page 1
EDA Revenue Report
Current Period: November 2007
YTD %
SOURCE SOURCE Oescr Rev Revenue Balance of
FUND 150 Economic Development
36210 Interest Earnings $0.00 $4,052.31 -$4,052.31 0.00%
36300 Reimbursement $0.00 $0.00 $0.00 0.00%
39201 Transfers trom Other Fund $0.00 $0.00 $0.00 0.00%
FUND 150 Economic Development $0.00 $4,052.31 -$4,052.31 0.00%
FUND 155 TIF 1-3 Borgert (SKN)
31050 Tax Increment $0.00 $12,002.06 -$12,002.06 0.00%
36210 . Interest Earnings $0.00 $35.50 -$35.50 0.00%
FUND 155 TIF 1-3 Borgert (SKN) $0.00 $12,037.56 -$12,037.56 0.00%
FUND 156 T1F 1-4 51. Joe Development
31050 Tax Increment $0.00 $29,716.27 -$29,716.27 0.00%
36210 Interest Eamings $0.00 $426.00 -$426.00 0.00%
" -....... ,~~..~_._'--_._--".. 'v...-.._._.__._... ,."N'_._,^,'_._.b._~Y~ y _,n ~ ._.~w__".__"._,
FUND 156 TIF 1-4 SI. Joe Development $0.00 $30,142.27 -$30,142.27 0.00%
FUND 157 TIF 2-1 Millstream
34150 TIF/MIF Deposit $0.00 $11,000.00 -$11,000.00 0.00%
36210 Interest Earnings $0.00 $127.67 -$127.67 0.00%
C.O' ._'__
FUND 157 TIF 2-1 Millstream $0.00 $11,127.67 -$11,127.67 0.00%
FUND 250 Revolving Loan Fund
36210 Interest Earnings $0.00 $2,140.40 -$2, 140.40 0.00%
36212 CDAP Loan Interest $0.00 $0.00 $0.00 0.00%
39312 CDAP Loan Proceeds $0.00 $0.00 $0.00 0.00%
- ,....- .,.......,..,_c ,..~..,., -:~- ~,,-,._,~ ~ ._, ..,...,....,...""".-,,.,.,......
FUND 250 Revolving Loan Fund $0.00 $2,140.40 -$2,140.40 0.00%
._....r'~_. ...M............-...." --.-....<<.........- ...._.....,.-..._,_._~, "'-'~' ,..,-.---...........,....-.'.
$0.00 $59,500.21 -$59,500.21 0.00%
4
THIS PAGE INTENTIONALLY LEFT BLANK
ID
CITY OF ST JOSEPH
EDA Expenditure Report
November 2007
2007
2007 YTO November 2007 %of
Account Oescr B,~~g,et 2007 Amt YTO Amt Balance Budget
FUND 150 Economic Development
E 150-46500-103 Legislative Bodies $750.00 $0.00 $0.00 $750.00 0.00%
E 150-46500-122 FICA Contributions $0.00 $0.00 $0.00 $0.00 0.00%
E 150-46500-125 Medicare Contributions $0.00 $0.00 $0.00 $0.00 0.00%
E 150-46500-151 Workers Compo Insur. Premo $150.00 $0.00, $22}8 $127.22 15.19%
E 150-46500-200 Office Supplies' $500.00 $0.00 $0.00 $500.00 0.00%
E 150-46500-300 Professional Services $24,100.00 $0.00 $20,701.06 $3,398.94 85.90%
E 150-46500-303 Engineering Fee $2,000.00 $0.00 $0.00 $2,000.00 0.00%
E 150-46500-304 Legal Fees $1,000.00 $0.00 $0.00 $1,000.00 0.00%
E 150-46500-321 Telephone $600.00 $86.85 $811.97 -$211.97 135.33%
E 150-46500-322 Postage $250.00 $0.00 $195.10 $54.90 78.04%
E 150-46500-331 Travel & Conference Expens $500.00 $0.00 $0.00 $500.00 0.00%
E 150-46500-340 Advertising $500.00 $0.00 $100.25 $399.75 20.05%
E 150-46500-433 Dues & Subscriptions $0.00 $0.00 $8,000.00 -$8,000.00 0.00%
E 150-46500-582 Computer Software $300.00 $0.00 $0.00 ~~~~.:~_? 0.00%
~ .."._~.",..~-_... .-- , ..".,~ -,- _"_'~'._' ~T~'_ ...~. .."~,, _'v__..___ ..
FUND 150 Economic Development $30,650.00 $86.85 $29,831.16 $818.84 97.33%
FUND 155 TIF 1-3 Borgert (SKN)
E 155-46500-101 Salaries $0.00 $0.00 $150.08 -$150.08 0.00%
E 155-46500-121 PERA C'Ontributions $0.00 $0.00 $9.38 -$9.38 0.00%
E 155-46500-122 FICA Contributions $0.00 $0.00 $8.64 -$8.64 0.00%
E 155-46500-123 Deferred Comp-Employer $0.00 $0.00 $3.33 -$3.33 0.00%
E 155-46500-124 Wellness Benefit $0.00 $0.00 $0.00 $0.00 0.00%
E 155-46500-125 Medicare Contributions $0.00 $0.00 $2.02 -$2.02 0.00%
E 155-46500-130 Health Ins-Deductible $0.00 $0.00 $0.00 $0.00 0.00%
E 155-46500-131 Health Insurance $0.00 $0.00 $0.00 $0.00 0.00%
E 155-46500-132 Dental Insurance $0.00 $0.00 $3.53 -$3.53 0.00%
E 155-46500-133 Life Insurance $0.00 $0.00 $0.22 -$0.22 0.00%
E 155-46500-134 Disabilty Insurance $0.00 $0.00 $0.00' $0.00 0.00%
E 155-46500-300 Professional Services $935.00 $0.00 $303.28 $631.72 32.44%
E 155-46500-331 Travel & Conference Expens $0.00 $0.00 $19.95 -$19.95 0.00%
E 155-46500-340 Advertising $50.00 $0.00 $39.00 $11.00 78.00%
E 155-46500-600 Debt Service - Principal $0.00 $0.00 $0.00 $0.00 0.00%
E 155-46500-611 Bond Interest $0.00 $0.00 $0.00 $0.00 0.00%
E 155-46500-622 Tax Increment Payments $18,720.00 $0.00 .~1.!,3~,~~.~ $7,334.47 60.82%
~._--_.._--~. -.----- ~_..-~_.~ '~r _-_~_._N_._^~.. _~ .,_ ~,~..~YT__~..._.,
FUND 155 TIF 1-3 Borgert (SKN) $19,705.00 $0.00 $11,924.96 $7,780.04 60.52%
FUND 156 TIF 1-4 SI. Joe Development
E 156-46500-101 Salaries $0.00 $0.00 $150.08 -$150.08 0.00%
E 156-46500-121 PERA Contributions $0.00 $0.00 $9.38 -$9.38 0.00%
E 156-46500-122 FICA Contributions $0.00 $0.00 $8.64 -$8.64 0.00%
E 156-46500-123 Deferred Comp-Employer $0.00 $0.00 $3.33 -$3.33 0.00%
E 156-46500-124 Wellness Benefit $0.00 $0.00 $0.00 $0.00 0.00%
E 156-46500-125 Medicare Contributions $0.00 $0.00 $2.02 -$2.02 0.00%
E 156-46500-130 Health Ins-Deductible $0.00 $0.00 $0.00 $0.00 0.00%'
E 156-46500-131 Health Insurance $0.00 $0.00 $0.00 $0.00 0.00%
E 156-46500-132 Dental Insurance $0.00 $0.00' $3.53 -$3.53 0.00%
E 156-46500-133 Life Insurance $0.00 $0.00 -$0.22 -$0.22 0.00%
E 156-46500-134 Disabilty Insurance $0.00 $0.00 $0.00 $0.00 0.00%
E 156-46500-300 Professional Services $4,700.00 $0.00 $303.28 $4,3.96.72 6.45%
E 156-46500-331 Travel & Conference Expens $0.00 $0.00 $19.95 -$19.95 0.00%
E 156-46500-340 Advertising $50.00 $0.00 $39.00 $11.00 78.00%
E 156-46500-600 Debt Service - Principal $0.00 $0.00 $0.00 $0.00 0.00%
E 156-46500-611 Bond Interest $0.00 $0.00 $0.00 $0.00 0.00%
E 156-46500-622 Tax Increment Payments $47,192.00 $0.00 $26,744.64 $20,447.36 56.67%
...,.~,...,-...--. "0 . ,.'_",'_,,".
FUND 156 TIF 1-4 St. Joe Development $51,942.00 $0.00 $27,284.07 $24,657.93 52.53%
II
11/21/079:15 AM
Page 1
Account Oeser
FUND 157 TIF 2-1 Millstream
E 157-46500-101 Salaries
E 157-46500-121 PERA Contributions
E 157-46500-122 FICA Contributions
E 157-46500-123 Deferred Comp-Employer
E 157-46500-124 Wellness Benefit
E 157-46500-125 Medicare Contributions
E 157-46500-130 Health Ins-Deductible
E 157-46500-131 Health Insurance
E 157-46500-132 Dental Insurance
E 157-46500-133 Life Insurance
E 157-46500-134 Disabilty Insurance
E 157-46500-331 Travel & Conference Expens
E 157-46500-340 Advertising
FUND 157 TIF 2-1 Millstream
CITY OF ST JOSEPH
EDA Expenditure Report
2007 YTO
. .B.~~~e~. <
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
. ._- .._-,-- _. ".--~'-'---
$0.00
$102,297.00
November 2007
November
2007 Amt
$0.00
$0.00
$0.00
$0.00
$0.00'
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00 .
$0.00
$0.00
.__, _''^___.'__'~___''_''~'~''~''V''''''~
$0.00
11/21/079:15AM
Page 2
2007
YTO Amt
2007
"!a of
...~~!~~"c:!.."., __.~~~.~~!.~,".,,,,,,,,,, ~"'"''
$150.08
$9.38
$8.64
$3.33
$0.00
$2.02
$0.00
$0.00
$3.53
$0.22
$0.00
$19.95
$84.50
" ---.. '--~_.-." "....- ~
$281.65
-$150.08
-$9.38
-$8.64
-$3.33
$0.00
. -$2.02
$0.00
$0.00
-$3.53
-$0.22
$0.00
-$19.95
-$84.50
-$281.65
$86.85 $69,321.84 $32,975.16
{]
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
67.77%
CITY OF ST JOSEPH
11/21/079:18 AM
Page 1
EDA Check Register
CHECK
# Search Name Comments FUND DEPART Amount
039450 MUNICIPAL DEVELOPMENT CORP eda contract hours-September 150 46500 $2,287.78
039456 OWEST-TELEPHONE Telephon service-October 150 46500 $72.82
039472 OWEST-TELEPHONE Telephone Service-Oct 150 46500 $4.56
039507 LEAGUE OF MN CITIES INS TRUST 2006-2007 Audited Premium 150 46500 $2.03
039595 OWEST-TELEPHONE Telephone Service-November 150 46500 $86.85
,. "~'....,~.M'__"_"~^'_
$2,454.04
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CITY Of ,ST. JOSEPH
www.cityofstjoseph.com
DATE:
November 21, 2007
Judy Weyrens
Administrdtor
MEMO TO:
st. Joseph Economic Development Authority
FROM:
Cynthia Smith-Strack, Municipal'Development Group
McComb Group Marketing Study Final
RE:
MdYor
AI Rdssier .
Councilors
Steve Frdnk
R.ick Schultz The reformatted and updated study consists of the market research study and three appendices
R.enee Symdnietz (CSB/SJU student survey, CSB/SJU staff survey and market share and sales potential for several
Ddle Wick categories of merchandise and services). Attached is a summary of the report recommendations and
identified assetslliabilities uncovered in the study. In addition I have attached the summary of market
share and sales potential for your information.
Background
As you are aware McComb Group presented a draft market research study to the City Council, EDA,
CSB and Chamber representatives last July. FOllowing receipt of several comments the draft was
finalized and presented to the City earlier this month.
The final market analysis report provides valuable information that helps the City identify high
potential retail sectors and will be a convenient source of local economic information of interest to
retail prospects.
Since the market report has identified S1. Joseph's commercial strengths, liabilities and unique needs
the EDNCity should be able to use the information to develop more effective business recruitment
materials showcasing market potential. Such materials can be both web-based and in print format. ,
Action:
Following review of the material a discussion regarding potential recruitment materials (updated web
page, post card to local business owners, post card to commercial realtors, etc.) is kindly requested.
IS
2..,C 0 II e 8 e Avenue North . PO Box b b 5. S din t 10 s e ph. M inn e sot d ') b n 4
Phone j2.0.j6j.72.01 FdX 12o.j6,.0142.
. THIS PAGE INTENTIONALLY LEFT BLANK
l~
- -- --~-
,FINDINGS AND RECOMMENDATIONS
Future for retail and residential development in S1. Joseph are inter-related. Increasing the amount of housing -
single family and multi-family - will create, additional market support for retail stores and services, including a
supermarket.
The area defined as Downtown is a mix of older commercial structures, houses converted to business use, and
single family homes, some of which are rented as student housing.
For Downtown to grow and expand, it should become a commercial area that could include retail, office and.
residential mixed-use. Existing single family housing should be removed in an orderly fashion to create
development sites. This needs to be planned in an orderly manner.
According to city and college records, there are numerous single family homes in the central business district
that are utilized for student housing. Constructing alternative student housing in the central area would free up
these sites for' redevelopment as commercial sites, 'increasing the supply of developable land.
The southern portion of the central business district could be redeveloped as a community/college retail area
containing retail and service establishments that serve both college students, staff, trade area residents, and
visitors.
St. Joseph and Saint Benedict's should consider the possibility of developing a mixed-use building in the central
business district that would have retail space on the first floor, and student housing on the second and third
floors. This would provide relocation space for student rental housing now currently located in single family
homes in the central business district. It would also provide additional modern retail space in the Downtown
area.
Downtown and its physical characteristics ~re accurately described in the St. Joseph business survey. To attract
new business, St. Joseph should build on the positive attributes and eliminate the negative characteristics cited
by business survey respondents.
Business owners in Downtown should evaluate how the exterior and interior of their business look compared to
their competitors in St. Cloud and Waite Park.
To attract new investment, sites need to be available. This means that buildings will have to be torn down to
assemble development sites.
To attract new investment to Downtown St. Joseph, it must be viewed as an attract location to construct a new
building and to locate a new business.
To grow and expand, Downtown businesses need to be something to someone. In other words, they'need to
become a top of the mind location to shop and dine, a place where _customers can have a pleasant experience
while they spend money. St. Joseph needs to become a destination where consumers choose to return on a
frequent basis.
Young adults are, a logical market segment. St. Joseph has a base of 4,100 college students. The trade area
has an estimated 12,300 adults age 18 to 30 and the St. Cloud MSA has 40,000 in that age group.
College of Saint Benedict and Saint John's University represent untapped resources for businesses in St.
Joseph. The two colleges have over 4,000 students, 900 faculty and staff, and attract over 137,000 visitors to
. St. Joseph on an annual basis. '.
Expand the retail offerings in the central business district for St. Joseph to attract a broader segment .of young
, adults that enjoy the same types of interests and activities as college students and other St. Joseph youth.
Student survey respondents offered a .wide range of activities/interests that can be utilized to attract young
adults to St. Joseph.
The student survey information should be reviewed by local businesses that would like to increase their sales to
students and other young adults to identify menu items, merchandise, and activities they can offer to young
adults. The survey information should be made available to businesses that are considering St. Joseph for a
store or service.
11
Retail, food service and service space demand is contained in Table 7-7. Many of these categories appeal to
both trade area residents and students. -
With trade area annual household growth of 3.4 percent and inflation of 2.0 to 2.5 percent, any business with
sales gains of less than five percent is losing market share.
Some St. Joseph businesses are experiencing sluggish or declining sales because their customers are
shopping with them less often or spending fewer dollars. This is an indication that they are not keeping up with
their competition. Businesses in this situation need to evaluate their business operations, merchandising, and
store environment compared to their competitors. Their customers are making these comparisons on each
store visit and voting with their dollars. .
St. Joseph is not capitalizing on its current retail potential for several reasons. There is a lack of attractive,
re9dily available sites for retail and service development that meet most retailers' needs for access, visibility,
and site size. The central business district area has few, if any. developable sites readily available for a new
business. Many of the sites on Highway 75 haVe poor access. -
Land planning activities should be conducted for both the central business district and the Highway 75 retail
area to provide development sites that are consistent with retailers needs for adequate visibility, access, and
appropriate site sizes. A competent land planning firm with retail experience should be engaged for this work.
St. Joseph should establish a program to provide financial assistance to building owners and businesses to
improve exterior and interior store appearance.
The City of St. Joseph, Chamber of Commerce, and Saint Benedict's should form a task force to identify
business opportunities resulting from the colleges' educational and cultural activities. The colleges' proximity to
the central business district provides an opportunity to stimulate redevelopment of St. Joseph's central area.
The City and Chamber of Commerce should establish a business recruitment program to attract retail and
service establishments that could serve trade area residents and students.
St. Joseph should engage in business development specialists familiar with the retail industry to contact
businesses and acquaint them with the opportunities that exist in St. Joseph._
St. Joseph should seekto encourage additional multi-family and single family housing. Low vacancy rates in
existing apartment buildings in 5t. Joseph, Waite Park, and Sartell, and the area's growing population indicate
future demand.for apartment buildings throughout the metro area. St. Joseph should seek to increase its share
of multi-family housing from seven percent to ten percent of the area's multi-family housing.
St. Joseph community leaders meet with local real estate brokers to identify why Sartell is attracting housing
development. The school system may not be the only reason. This may enable 5t. Joseph to identify ways to
compete with Sartellfor residential development.
St. Joseph needs to identify its strengths and then use these strengths to market the city to residential
developers and homebuyers.
Student housing properties of six units or more in 5t. Joseph report 100 percent occupancy. Rental rates in
these buildings for student housing are generally higher than rental rates for similar housing in St. Cloud
indicating market strength. St. Joseph and Saint Benedict's should consider programs to upgrade the quality of
student housing in the central business district.
5t. Joseph, based on its proximity to College of Saint Benedict and Saint John's University, should encourage
active adult senior housing. This woulq enable retirees to benefit from the rich educational and cultural
experience at these two institutions. The shuttle makes travel to Saint John's University convenient.
Multi-family housing for older adults (empty-nesters) could be considered for other portions of St. Joseph's
central area. This housing -should not be adjacent to the retail/student housing area, but could be within walking
distance.
[8
ASSETS
. Factors that support retail and service potential in Sf. Joseph include:
. Strong household growth-within Sf. Joseph trade area - more rapid than Sf. Cloud
MSA.
. Interstate 94, CSAH 75, CSAH 2 and CR 133 provide excellent access to S1. Joseph.
. College of Sf. Benedict and Sf. John's University have a combined enrollment of 4, 1000
and a combined staff of 940.
. Average household income in Sf. Joseph trade area exceeds $65,000 in 2006
compared to $58,000 for the Sf. Cloud MSA. Average household income in the Sf.
Joseph trade area is projected to be near $70,000 in 2011.
. In 2011 a full 18.5% of the households in Sf. Jbseph'~ trade area are expected to have
incomes above $100,000.
. Sf. Joseph has a highly educated population with 28.1 % of the population over age 24
having college degrees and 10.4% having graduate degrees in 2006.
. Sf. Joseph's favorable trade area demographic characteristics and'population growth rates provide
support for retail stores and services that,are not currently located in the City.
. Retail sales in S1. Joseph increased from $23 million in 1997 to $28 million in 2002 according to the US
Census of Retail Trade. This is an annual increase of 3.8%. '
. The current trade area for downtown Sf. Joseph is capable of supporting an estimated 104,300 sf of
retail goods/services at this time. The same area is projected to support an estimated 135,900 sf of
retail goods and services in 2010 and 187,300 sf in 2016.
. Downtown Sf. Joseph is most suitable for retail, specialty stores, restaurants and services that cater to
students, staff and young adult customers along with personal services, business services, medical
offices and financial services where the service providers have a personal or business relationship with
their customers (e.g. beauty salons, dentists, insurance agents, real estate agents, and lawyers)~
. . .
. The Highway 75 retail area is suitable for auto-oriented uses, convenience goods retailers, retail.
, specialty stores that cater to residents within the entire trade area, services and large retail stores (e.g.
supermarkets, fast food, gas/convenience stores, building materials, auto parts, auto services, furniture,
floor coverings and other similar stores). .
. CSB/SJU students have retail and service needs that are not being met by local businesses.
. CSB/SJU host an estimated 137,000 visitors each year.
. As Sf. Joseph continues togrow and enhances its retail and service offerings it may serve as a less
congested, more convenient alternative than the West Division Street area. .
. Favorite 'eat out' foods for CSB/SJU students & staff are: Italian, Asian and Mexican cuisines.
. Purchasers in Sf. Joseph tend to be first-tIme home buyers and primarily younger families. ..
. The current Sf. Joseph trade area includes: 16,818 persons and nearly 5,000 households. Population
and households in the current Sf. Joseph trade area is growing at a faster rate than the S1. Cloud MSA.
. Average household income ($65,448) in 2006 in the current Sf. Joseph trade area is 12.5% higher than
the Sf. Cloud MSA.
. The percentage of households with incomes above $75,000 and $100,000 are consistently higher in the
current Sf. Joseph trade area than the S1. Cloud MSA.
fC['
. Total purchasing power for the current ST. Joseph trade area was $163 million in2005 and is projected
to increase to $207. million in 2010 and $348 million by 2020.
. The current St. Joseph trade area purchasing power for shopping goods is expected to increase from
$45.2 million in 2005 to over $57.5 million in 2010 and $96.8% in 2020.
. Absorption rates for services and retail merchandise in the current trade are are summarized in the
charts below.
ST. JOSEPH TRADE AREA SUPPORTABLE SPACE
BY SERVICE CATEGORY
TYPICAL STORE SIZE (SF) TOTAL ESTIMATED SUPPORTABLE SPACE (SF)
. c.. = c...." I....\....c...:.. -...... :-;:;-.:/\:>:':"__
Large Median Small':,' .'c ....~U\Jt).>/iCi./"UI ./:,.,:;lu16
,"i.,, '. "~i' .c.... '" ......... ....
". ..' I'" ":.: ................ c: . . ,.,
3,000 . ...... .' . ". 4;000
.'. . .c, ."'>. .'
1,375.. . .... 600 ..u" 800 1,000
1,176 'c .'. 1,200','<>..1,500 2,000
600 . ...... 2,300..3,000 '. .. 4,000
. ". '. . . .c... ...... .... .':>.:' ", ....c..... c...... '.' . c. .
10,249 2,2610" ......." ,- ,n c." ,,'.c'. ..:. '---.',' i2,'50C
2,000 684.:;-..,.....::>.. ". ..b'''' """
,.,'.; .... . <c., "" ..;.. "', ,,";: .,>.f..}'
0".....605,b]65. . .1,010
...,. 1.9,605' ",;2.5,165.,.32,910
;,> ........:.: Ii;"';""'; ...."
., .....:........... ..' . ....
990 9,000' "'12,000 .' 15,000
990 .' 3,600" ..,'.c'.' 4,500 6,000
990 . ..... ..., .1,000/.' 1,100 . .c" 1,400
.... 13,600.. .... 17,600. . .. 22,40C
,.... .~~J205ii:.:.A.,~r;J: : " 55,310
','.' '.,' .. ......."
SERVICE CATERGORY
Services
Personal Care Service
Beauty shops/nail salon
Drycleaning& Laundry Svcs
Coin operated laundries
Dryc1eaning & laundry service
Other Personal Services
Recreation
Physical fitness facility
Professional Services
Automotive Repair & Maintain.
Carwashes
Subtotal
Medical
Healthcare
Offices of physicians
Offices of dentists
Offices of chiropractors
Subtotal
2,474
3,200
3,010
5,241
36,147
5,886
5,168
5,168
5,168
TOTAL RETAIL SF DEMAND
1 ,400
924
5,100
2,114
1,800
1,435
o
o
1,800
1,800
1,600
lD
ST. JOSEPH TRADE AREA SUPPORTABLE SPACE - RETAIL
MERCHANDISE CATERGORY TYPICAL STORE SIZE (SF) TOTAL ESTIMATED SUPPORTABLE SPACE (SF)
Large Median Small .. 2006"'.:;"2011' .,.... 2016
, ,:.>:', :.' ',', . ..',
"',:', ",: .':" .. .'
50,420 31,676 53,000</60,000., "" 75,000
2,340 1,069 ".' 2,000:;,\;'/'.2,400 ' :.,...3,000
.,::, ' : ........... ....,':,.:/.'+ . ...,.......... ii: ',',/
3,600' :::i/.;<'6,OOO ~
7,791';:
1,502
65,888
8,007
23,375
25,845
7,459
9,775
3,000
2,495
6,571
118,690
12,319
9,336
28,228
35,421
10,456
32,475
42,954
o
o
TOTAL RETAIL SF DEMAND
10,920
13,200
2,440
1,700
5,204
2,950
1,578
2,000
52,650
7,500
4,400
8,000
7,916
4,130
2,700
8,465
3,008
3,124
99,470
o
o
15,000
o
o
o
o
6,500
2,500
, .,', '.170C
E~~L,;,,:~!:;;;
",,' , .. ':i,: , .' ,,;', " ,'. ,:':' ','",
9,500 " ", , " :, J 1,500 ' 15,000
9,000 ,..'10;600 " 14,000
1,000,"<", '1,200 ',;", ,1,500
19,500 " ,,' ,23,300' ',',' 30,500
", " " ' ,':"', ': ',:,: ,',-- ", >, ;",' , "
1,451 ",' " ',' 11,SOO:,:; :','" j 3;SOO' ':-'" ,.,'" .'16,006
" ;.. ,',', '11,500 ,.':'.;'13,'500';',,' ,'16,001
" , ' ,'. '.' , ,.'" . . .", .'.,:'",. ,
:'.' '.' ,,< <'" ,::;
24,780 ;" / .' 1S,OOO> "18,000: , 24,000
3,0001 "'0 ' .' , ", "..'. ';0,'" "., "'S,OOO
.- ,;' . :; ,'. .' .
1,659 1,200" " , . '1,SOO , ,,"', ' 2,000
2,374, 1,8001' , ,:.':. 2,300>" __ ,,3,000
, ,':" I ',.' ";"', I ',: ,,",; ,,:-
2,385 " "; " '. 01':'.',': 3,600 '. ,', ,", ,: ,,' 5,000
1,860 >':, >,"- " 0, '~2,2001; """ ".,', '; 2,800
, ,:' "',,--,,', ','"," ,,: :,"'..' . ",,"
2,000 , ,. , "2,600 ' ""J', ,3,300': 4,SOO
, . " ' " 'c,;" ,,::"J ',' ,. ,'. ,'. ", ", ", ";:, ' ';:,
1,745 " " 0 :', ""', , ',' ." .,'.' ..... ',",.' 0
o SOO!,<, 6001 ." , ,800
o 600 " ',,<800 ' , ." 1,000
. 21,700 I. . . 32,30G', 48,10e
'. .... ",.'
'-. . . . , '
3,409 . . ' 0 '. ,'.' "'0,;,,, ',', , 0
0, ' . ". . ", " ",' " ',' , :- r
"" ,- ',.' 0 ,.". ." ':, 0" ,,' ;',:' . ;i', .~
0; . 1,500:, ' 2,000 .' . ., 2,600
o " , "6,000;,,::_:,8,000;,, ..10,000
.> . ,> 7,500 ..,,' ,,10,000 ~., 12,60C
I. , ;,' ',', '.' .'1.. ,.' . . '.". ' ;':
01' " 01"<>:::01 .... ,.,,",' 0
o 9,0001 .''; .,. ,. '.' .... '11,0001,' .'; "', , 1S,OOO
02,000 . . . 2,7001, '. . '. 3,500
11,0001 . 13,70e ' 18,50G
141,300['175,100 228,606
:::
','.
:'. ,.
"
2,000
1,335
850
..
)/
LIABILITIES
.
Business establishments in St. Joseph are heavily concel}trated in food service, convenience goods
stores, and services that provide local residents with limited choices.
,Students have retail and service needs that are not being met by local businesses.
.
.
If a business wanted to locate downtown, there are no recognizable available development sites.
.
Commercial development along TH-75 is occurring in a haphazard manner. Newer commercial
buildings have good visibility, but convoluted access. Both of St. Joseph's retail areas would benefit
from land pfanning that would focus on creating convenient access and tie these evolving commercial
areas together in a coordinated manner.
.
Construction of a sUpermarket is the most important retail development that is on the horizon. It is
extremely important that St. Joseph initiate the planning activities that will permit other businesses in St.
Joseph to benefit from this investment when it occurs.
.
West Division Street area's appeal is diminished by ,heavy traffic congestion that makes shopping less
convenient. As_St. Joseph grows and enhances its retail and service offerings, it may serve as a less
congested, more convenient alternative for many shoppers. .
.
Downtown St. Cloud, Centennial Plaza, and Northgate Shopping Center are less competitive with St.
Joseph, but the young adult-oriented food services in S1. Cloud attract students from the College of
. Saint Benedict and Saint John's University. " .
.
Smaller communities outside of S1. Cloud are competitive with S1. Joseph. St. Joseph retailers compete
with retail stores and services in Downtown Sartell, Cold Spring, Richmond, Rockville, Albany and Avon.
With fewer retail stores and services, S1. Joseph has less of a competitive impact on these communities.
S1. Joseph retailers are competitive with stores in St. Cloud as well as the surrounding communities. S1.
Cloud, ~owever. presents the strongest competition due to its size, number and wide variety of stores.
JJ
Table C.l (col\tilllied)
ST. JOSEPIi CURREl'-i"'T TRADE AREA
RETAll. PURCHASlNG POWER, MARKET SHARE AND SALES POTENTJAL, 2010
BY tvrERCHANDISE CA TEOORY
(In Thousands of Dollars)
Rcoidml !:tl;ltI3tr;Q Trade TJ1Ide Enllnatcd
Pufl:/uti:nS Market At." Area Ol.Mf T<>I.a!
M~h~,/ldis~ Cat~gory Po\~r Share SaleJl Pereell\ ~'hlll'l'en S.les
SHOPPING COODS
G~ner.1 Merd"l.dlse S . 25,565 O.O!~ S I) 75% S 0 S 0
Depal1nlenl sl~rt:>' On<l.I......4 t'pt..) n,452 25.0 $,61> IS U7l 1..184
DiscQu"nt SlOI~ \4,808. 25.0 3,702 75 1,2~4 4.~)36
COlWentional 5,139 25.0 1,285 75 42S 1,1B
National c"rin ~.505 2Hl 626 75 209 1\35
Other \;"n"nl mcr<;h1lllOise $lore~ 3.1l3 25.0 77K 75 259 UJ37
V mol)' Slona 2SS 25.0 65 7S 22 &7
Miscelbneous gener11 roo..,. 2.855 25.0 714 75 232( 952
Apparel.'}. Accessories S 7,792 OJl"I. S 0 15~~ (l S 0
Clothing Slom 6,575 IS.O 9&6 75 329 1,315
M~ and b<l)'l 4GO 15.0 69 75 23 n
Women. clOUting 1,f,39 15.0 246 75 82 32K
Child"",'. &: infant 295 IS.O -14 15 15 59
family elnll.ing :l,.s lit IS.O 52~ 75 176 704
Clothinllllcccssone. sf ore. 92 150 14 75 .S 19
Ol.h.<:e elolhins stores 571 15.0 S6 75 29 115
Shot'Slneu S 1.217 IS.O S lIB 75 61 2+\
Men', III I.S.O 17 15 Ci 23
Women', 166 ISO 2S 75 K :;."
Children's &. infant :n 15.0 6 75 '2 s
f;tmilr $hoc $Iorei 571 ";0 86 15 29 115
Alhletie foolwCOlr 332 15.0 50 75 17 67
Fun\iture & H'jme Furnishings $ 5.820 200~1. S 1.I64 7S~'() S ,,1(1\ $ \.SS2
Furniture 1.9~4 200 591 is 199 796
n OOt e(wcnngt . 1,76g 20.0 354 1S Ill( 472
Window !reallut,,1 stores 55 20.0 11 i5 4 I ~
All other horne fumi.luJll;$ ,lore. 99S 20.0 199 75 66 26S
Electronics; 8< Applbnces Stores S 6,.9S0 20.~~ $ 1.396 7.s%~ 5 465 1.&61
HO\I$ebold IrPlianc:e- stores G26 20.('1 125 75 42 167
Radio. Iv &. elcclronic.s .tores 3.389 2f.l.0 678 75 226 904
Music, compute... .It other eIeetronie> 2..965 20.0 593 75 19lt 791
Olh", Shopping Gouds S 11)63 rl.lJ% S 0 75% S 0 1I
Sporting :;<lad. '2.46G 15.0 370 15 m 493
Book <l""" &. newsdealers 921 15.0 138 75 46 1114
om~ .upplies &. ...,I;OMry slO"," ?9~ 15.0 149 75 ,SO 199
Jewdry .1<=1 1,191 15.0 180 75 ()(l 240
Hobby. toy &. g.>tl'>C 1.160 15.0 174 7,S S8 232
Canlera &. pholographie '''1'1'1)' B2 15.0 50 75 17 67
Gift, no\'Cll)' &: so""coin 1.326 15.0 199 15 v.; 265
LuS!~g~ &.le.lher soods 129 15.0 19 15 G 2$
Sewin&. needlcworl; &. piece toud: '31 150 SO 75 J7 67
Pel .101'<:$ 700 15.0 III 5 . 75 3~ 14\\
Art d.:aIert 184 15.0 28 'S 9 37
Ol'tic31 ~d. slores 663 IS.I) 99 75 33 132
Cmrnelics. beauly ,uI'I'I;", &. perfume 368 ISO 55 7S 18 73
All other heallh &: peI50ll31 cue 405 15.0 61 75 2lI &1
111'414007 :,02PM
'73
v~
Table: C-J (continued)
ST. JOSEPH CURRENT TRADE AREA
RETAiL PURCHASING POWER. MARKET SHARE AND SAlES POTENTIAL. 20 I 0
BY MERCHANDISE C~}EGORY
(In ThouSllnds of Dollars)
Resident E.tf.imllted r...de r...d~ E'lin~lcJ
Purcll.dns M~et Arc.. I\rt;.o Other To\.tl
McrchMdise Cutegol)' Powu Shu~, S.lo>> Pcn:enl Sllol'l'.... S..I~.
COi'>'VEr.1ENCE GOODS
fn(ld Score. S 21.731 0.0% 's 0 S5% S 0 S a
Grocery SIN.. 25,067 35.0 8.77~ S5 1.S48 10;321
Supcnn.rkel:l 24.349 ~S.O 8,522 &J l.504 10.026
Crmv."ionce food 718 ~S.O 251 85 ~~ 295
Speciolty lood S(ot'CS 681 .no 238 85. 42 280
Other ,))C.bll y food slores 1,989 30.0 591 85 105 702
Olht'rConvenit'ntl' Goods
Dmg J:.l'mrnelary Slores S 5,893 40.0% S 2.351 85% $ 416 S 2. 77.~
HJtdw..rc 1,381 40.0 552 85 97 649
Liquor 3,352 60.0 2.011 85 3SS 2)66
florist 731 -'5.0 2Hl 85 46 304
f'DodJh::I.lth supplemcril sto",. 184 25.0 4fi 85 S 54
Food 5"n1."& Drinldn:l'la.", S 19,211 0.0% S 0 Wl~ S 0 S (\
Food Service lIU Q6 35.0 6,331 75 2,112 lL..l49
Full -l'ervice tCSlanr.m\$ 8,915 35.0 3,120 75 I.lJ..lO 4,160
LlIUlled '~rvice 'cslaur~nl1 7.386 3~.(l l,5eS 75 \!G2 3.441
Cd",,,,,,,. 74 0.0 0 7$ 0 II
Sn.el; &. b"vc'"st ,.laee~ 976 35,0 342 75 114 456
Spec.. h;:cd food pl."e. 1,~05 0.0 () 75 0 II
Drinking Place. S 1.105 35.0%. S 381 75% s 129 S 516
(;a<olint' sv. $lalions/C,'nv, S 17.055 40.0% $ 6.~2 50% S 6.X22 S 1:0..644
CrtsJCoo~'eniep~ food SIOICS 14,624- 40.0 5.850 50 5.850 11.1(}0
Olher G". Station> J:. Truck SlOP' 2.43) 40.0 972 50 972 1.944
OnU:R RETAIL STORES
Buildil1g.Mlll~rials &. Gorden Suppli~J S 19.339 O.O~. S 0 85% l; (I $ 0
Building materials It surpl... >lore. 17.203 35.0 (j.021 85 I.Q63 7,084
Home eenlen 5.0..17 50.0 2.524 8S 445 2,969
Paiul, 11&$$11:. ....lIp.per 681 35.0 238 85 ~2 280
Other bu lid in!! fT\2terj.u dc.:r Icn 11,475 35.0 4.016 85 71)9 .t.ns
uwn .t lWden cquipmcni
Ouldoor power ~ljUipl1l<:nl 405 31.0 142 85 25 167
Retail nUneri~, [awn &. salden 1.731 :>5.0 606 85 Wi 713
MOlor'vehicle. & Parts Dealer.
AlIlo p.rts, ..et$rori~s & "res S 5.305 35.0% S 1,857 85% S 328 S 2.1S5
AUIIl p3lU 11:. .ce",,,',;.. .toru 4.034 35.0 1.412 85 249 1.(,61
r:n de,u~n 1,271 ;;5.<l 445 85 19 524
Auto Deal.... 35.206 00.0 0 90 0 0
':\(\\l,rC'f' MrC'>Mtlb Qi'Up,lld
'111<412007 202 PM
)i'
Table C.l (continued)
ST. JOSEPH SUPERMARKET TRADE AREA
RET AIL PURCHASING POWER, MARKET SHARE AND SALES POTENTIAL. 2010
BY MERCHANDISE CATEGORY
(In Thousands o,fDollars)
fu!s idenl Estimated Trade Trade Esli1ll3lCd
Pun:buing Market Area Area Other TOllll
Merclundisc C'llC!!Ol'Y POWCl' ShllTC Sales. Percent Shoppers Sales
COWJ::NIENCECOODS
f'o()d Storrs $ 71.654 . O.O~i~ 5 0 80% S- O $ 0
GrOCCf)' ~I()res 64,755 40.0 25,902 . 80 6.476 32,378
$upelmarkets 62.899 40.0 25,160 . 80 6.290 31.450
Convenience food 1.&56 25.0 464 80 116 580
Specialty food stores 1,760 25.0 440 80 110 550
Otllcr specially food stores ~.139 25.0 1.285 80 321 1.600
Other'Conoitnienet Coods
DIU~ 8; proprietary Slorcs S 15,226 35.0% S 5,329 80~. S 1.332 5 6,661
Hardware 3.568 :0.0.0 1,070 80 268 1.338
Liquor 8,659 40.0 3,464 80 866 4,330
Florist 1.903 25,0 476 80 119 595
Foodrne:lllh supplement stores 476 25.0 119 80 30 149
Food Senice & Drinking Places S 49.625 0.0% $ 0 75% S 0 S 0
Food Service 46,770 25.0 11.693 70 5.011 16.704
full-service restaurants 23,028 25.0 5.757 70 2.467 8~224
limited servit~ r~slauraDls 19.079 25.0 4.770 70 2.044 6.814
eafelerillS 190 25.0 48 70 21 69
Snack &. beveruse places 2.522 25.0 631 70 270 901
$pedalized food places {663 250 /.166 70 500 1,666
Drinking Places S 2,855 20.0~~ S 57l 75% S 190 S 761
Gasoline $\'5 SI~tiQnslCon'" S 44,05$ 25.Cf}~ s 11,015 60";' s 7,343 S 18,358
Gas/Convenience foot! Slores 37,778 15.0 5.667 60 3.778 9.445
Olher Gas.$talions & Truek SlOpS 6.280 15.0 942 60 628 J .570
OTHER RETAIL STORES
Building Materials &. Gard~D Supplies S 49.958 0.0% S 0 80% S 0 S 0
Building materials &; supplies stores 44,439 35.0 /5.554 &0 3.&89 19.443
Home =Lers 13.037 500 6.519 80 1.630 &;149
PainL, glass &. wallpaper 1,760 35.0 616 SO 154 770
Other building male,ials dealers 29.642 25.0 7.411 80 1.&53 9;264
lawn & garden ~uipmcnt
OutdOOT pown equipm~nl 1,047 :0.5.0 366 80 92 458
Relail curseries. lawn &. gnrden 4,472 35.0 1,565 l<O 391 1,956
Motor Vehicles&. Parts Oulers
AUIO partS, accessories &. lires S 13.703 25.0% S 3,426 80% S 857 S 4,283
AUIO pans 8; aCCC'isorics stor~s 10.420 25.0 2,605 . 80 65J 3.256
lire dealers 3.283 250 821 SO 205 1,026
Auto Ocakrs 92,407 00.0 0 80 0 0
Sou,,,,,, M<Comb GT""l'. lid.
71912007 12'1)5 PM
..,s
Table C.I {continttl'd}
ST. JOSEPH SUPERMARKET TRADE AREA
RETAIL PURCHASING POWER. MARKET SHARE AND SALES POTENTIAL. 2010
BY MERCHANDISE CATEGORY
(In Thousands of Dollars)
Resident Estimated T rad~ Trad~ Estimated
Purcltuing lYbrlcet Area A1~ O~ T0l31
Merdwndise Cnlegory Pow~r Shat~ Sales PI:~nt Shoppers Sales
SllOl'l'lNG GOODS
Cr'neral Mcrchandise $ 66.039 O.O~~ S 0 SO'}. S 0 S 0
J)epartll1tl\1 itores (in,'ll...",", dcp..,) . 57.998 25,0 14.500 80 J.<i 2 5 18.12S
Discount stores 38.253 25.0 9.563 SO 2.391 11.954
Conventional 13.274 25.0 3.319 80 830 4.149
National timiD 6,471 25.0 1.618 80 40S 2.023
. Otber general mt.'rchondise stOl't:S 8,041 35.0 2.814 80 704 3~18
VarietY'lores 666 35.0 233 80 58 291
Mi=lbncO\l$ general mdse. 1,375 35.0 2.581 80 645 3.226
Apparel & Accfflorles S 20,125 0.0% S 0 80~., S 0 S 0
Clothing Storel 16.986 Is.o 2.548 SO 637 3.IS5
!>-1ens and boys 1,189 15.0 178 80 45 223
Womens clOllnos 4,235 15.0 635 BO 159 794
Ch ildren's & in fanl 761 15.0 114 80 29 143
Family clOlhmg 9.088 150 1.363 80 341 1.704
ClolhinS ael:tssilries Slores . 238 15.0 36 80 9 45
Olher c!olhin: '~s 1.475 - IS.O 221 80 55 276
Sb~e Slorel S 3.139 15.0 S 471 80 J1S 589
Men's 285 15.0 43 80 11 54
Women's 428 15.0 64 80 16 80
Clllldrcn's & infanl 95 15.0 14 80 4 18
Family shtlC stores 1.475 15.0 221 80 55 276
Alhletit footwear 856 15.0 128 $0 32 160
Furniture & Home Furol.Mn::s S 15,036 20.0% S 3,007 80% S 752 S 3.759
FumituH: 1,708 20.0 1,542 80 386 1.92&
Floor coverings 4.568 20.0 914 80 229 1,143
Window tccatment SlOrtS 143 20.0 29 &0 7 36
All olher home rnmlshings Llores 2369 20.0 514 SO 12\1 643
Electronic. & Applhnccs Stores S Ill,On 20.0"1. S J.606 80% S 902 S 4.508
Household appliance stores 1.618 20.0 324 SO 81 405
Rldio. IV & e I~tr()nies SINes 8.754 20.0 1,751 SO 438 2.1&9
Music, computers & olher el~(;tronics 7,660 20.0 1.532 80 383 1.915
OIlier Shopping Goods $ 29.351 O.O"fO S 0 SO~'o S 0 S 0
Sporting Foods 6,375 15.0 9S6 80 239 1.195
Book slores & newsdClllel'$ 2.379 15.0 357 80 89 446
omce suwlies & n3lioncry Slores 2,570 15.0 386 80 97 483
Jewelry stores J.093 15.0 464 80 116 580
Hobby. toy & game 2.991 15.0 450 80 Il3 563
CWllera &. photographic supply 856 IS.O 128 80 32 160
Qifi, no,'chy & .ou,~nirs 3,426 15.0 514 80 129 643
LUj;&llse &: Iealner SONS . 333 15.0 50. SO 13 63
Sewing. needlework &. piece j;OOdl 856 lS.0 128 SO 32 160
Pet slores 1.808 I~.O ;m 80 6~ 339
Art dealel'$ 4i6 I~.O 71 SO 18 89
Optical goods UOTeS 1,713 15.0 2F SO 64 321
Cosmetics. beauly SUPl'lies & petfllOle 952 15.0 143 80 36 179
AU other bealrh &: personal r;are 1,041 15.0 IS7 80 39 196
7"'12007 12:05 PM
2b
Table C.2 (conI.)
ST. JOSEPH CURRENT TRADE AREA
SERVICES PURCHASING POWER, MARKET SHARE AND SALES POTENTIAL. 2010
B~' SERVICES CATEGORY
(In Thousands of Dollars)
Rcstd<nt En;m."ed Trade T.nde E'U.llllCd
PlltClwmg Moru. NC.t Art:l Other TOUll
Cattl:Of\-" p(l\\'t1" ~ ~ ~ ShOllPCrs Sole!
PCl'$OJIal Care s"J'\ ic"
Ourbe. ,;!';P$ ~ ~ 14 :t.s.O~'. $ 8 SS'.. $ I $ 11
e"'"ly shopt 1.41:\ 35.0 49~ ~S 81 .IS!
N"~ ,~I"n$ JS 35.0 13 as .2 IS
D'~f ~, WC'IV'; rcdtlCl'olf 'C,'CfY'lCC$ $1 35.0 ~O B 4 .H
Olher personill cue l'ttvlcct I,;i 35.0 4& t$ g S6
Dryclc...lnll sod L"undry S,,~'i<..
(;oin-1lperated launllncs & ~1C4Il<<$ m ;S.O,~ S 40 35" S 1 $ 47
..
Dr}'cl....mg &. lSlIndt). 0Cl'Y\.... (except c-o"'''''p.) S09 35.0 178 85 31 209
Other Prrsonal SeMic..
fholOCllIj'tung $ l.sOB 33.00,;. S 5~8 as'\;. $ 93 S 621
Olher pc..o"clltl...i..~ 1,027 35.0 JS9 S5 63 421
Otber Scniers
fomulu= and coslume mn.>1 S2 35.0% 18 SS'/. .1 S Zl
V,dc:o t1lp. '00 di,e T..,"" 650 35.0 ~28 8.1 40 U)&
Recrcalilln
Rowhng ("CntJ:rs S 367 ..tSff:f. 128 ~.5~;~ 23 S ISI
Ph~51C.al t'itn-e-s.i fU:llue" l.24~ J~.O H~ $$ 17 St:l
Golf eours<s and counlT)' eluln 1Ji~ J~.O 259 &:'1 47 316
Roller sbllmg rlnk> Jl B.O 12 8' 2 14
rl'1lf...slomot S."1=
OiTkes or..ol e"e'. a~lS &: brClkcrt H2O 3.5.0% U97 85~ S 211 S 1.408
Olliee, of,<:1ll...o,e "i'i".iscrs 499 JiO "5 8~ 31 206
Heusehold Goods Repair
Reu;>hols!cl)' 8: furmlUfc n:pi... S III j5.0". S 43 S5% $ 8 S $l
fOOtWC'3T and teath~t sood&.r~p3U' 28 35.0 10 &5 2 U
\Va:ch.. rlo:k and Jewt~. rcpatf :8 B.O 10 85 2 II
GaT'f!1<:'Ti( rtp:llr Ilnd .::11tcratiQrl !CTV1CCS 42 3'0 15 8~ J 18
AetolUoth'. RepaIr end H.lnle..nce
A\ltomon~ tx!l3USI system 'CJ'W" $ IS4 l~.O!r. S &l 8S~~ S II S 7$
Au\omati"" ",1 ch.n~ 8: IubnCalion Wol'! 2>4 J5.0 89 S..! 16 105
CllIWllShe. 372 35.0 130 85 2J 1.'3
5/29'2007 1'42 AU
.27
Table C.2 (eM'.,
ST, JOSEPH CURRENT TRADE AREA
5ER VICES PURCHASING POWER-MARKET SHAR E AND SALES POTENTIAL 2010
BY SERVICES CATEGORY
(In TIlouS8nds of Dol la,s)
R""den\ E~lmal.;d T,ade Trade tsllllltrcl
Pu~huin: Mar\cJ Area ArC!! Otr.t'l TOI.l
CllC',!UfV P"Wtf Shan: ~ ~ Shoppers s:'lu
Health CO!'f. For Profit
OlTice. of p~kio.ns
Owe.. "r pb)"'c.."s {CHe:p1 mCl'L" he.l.h '1'<',;.1; $ Il,048 2S.00,. 2.762 8S^" S 481 3.249
Ofiiecs ('1' 1>"ySlCl~n~r mer.tal heDhh ~')tc1;.lltSts 2$.'> 25.0 65 85 II 76
Ofii~$ eor <l<::1t1sU 4,160 25.0 1.040 SS !S4 l.Z24
Omce. of <<h<< h~J"h prxHlI,,"~"
Offices C\fCh,l1<'praCl!>" .39 250 ::\0 85 )7 247
On\ccs "r 0?'OmcI11$lS 297 25.0 74 S5 n S7
Offke. "r menial hoahh ;lrDt11l""lCn (tlttcllt phJ."'CI."') 236 25.0 N 8S 10 (,9
otrJ<:ts ofJ.>h>sie.1. ~"fl. &. 'I'<'<<:h lIw'-r>'st.\ &. .ud,olo;ms
Slx>cch Ihcr.p;.! &. ..d,oIo!!ls:s 47 25.0 I:: as 2 14
Physical I.: OCcopltlOnol'hcraplSlI 66? 25.0 H7 IS 1;9 19(,
omce. (}r~1I ,,\hOI hc.llh pnc"l"""",,
Of,it'" or rOO,arr;"1J 7S 2s.o 19 85 ) 22
()!flees 0[ .11 olllel mi.e. health prscuucne'$ 405 25.0 JOI 8S IS 119
Otnpn!tC'nt care: centC'rS
Outp~litnl mental hellltb k lubn.l1C:c abuse tontef. 782 250 196 8S J5 Z31
OtllfT outpauen, ca/' ttmers
KJdncy dull)~i. comers 120 25.0 SO S5 14 94
An ather- O&.:lpantnt Catc ceU1CTS 462 2$.0 116 8S 20 116
Hun\(' he.llh (;'.3.r.c '$tn~ces' lAD 25.0 J53 85 61 41S
Il~.lth C...... NonproOl
OU'l""l<m tare ttlllen
Fam,l~' ptm1nm:~-.ftKY. ~ 211 ZS.~O S S4 S5~. 10 S 64
Ou!1>lnCtlI men..l ~.Ilh &. Subsllll1tC abu.c conte" 466 25.0 117 as 21 138
Olhtf ('.!?allelll care ttlller. 6.516 25.0 1.629 as m 1,916
1I",ne hc.hb eOfe sen'eel 688 2M 172 ~S )0 202
s,,_\lJ'~ M\'\' -Ntl.... Cloor, tJiL
6t?:l'2001 ? -42 AM
J r)
'0
Table C.2 (conI.)
ST. JOSEPH SUPERMARKET TRADE AREA
SERVICES PURCHASING POWER, M,'\RKET SHARE AND SALES POTENTIAL, 2010
BY SERVICES CATOOOR Y
(In Tho\lS\\nds of Dollars)
Rc.idenl E.tirmu.d ,,,,de Trod. E1-tlfA'1ted
PurctJliiQJ: MJ'~'1 AtU ArCll Olhcr Total
C".!':OIV p"",<t ~ ~ PertC'nl Shoop'''' $.10\
PtNOnaJ Care-S~f"'\ic.Ci
Barber (Jwpl (,I ~O. O"~ /2 S5% S 2 14
Ue3tU)' ~ho" 3.~$0 10.1) 7;1) SS 129 SS9
~a,l ~!Om 07 20.0 19 S5 1 22
Di,tt &; wttght rcd~cms SCf'\'JC~f 146 10.0 :19 S5 5 .3-4
Qfhcr pt:t$Oo:,d C3fe s,p.'ee~ )51 1M 71 85 n 84.
Drydcanln{! "." Loun"". Services
<:oin~ 1,"mOO&:.< 8: dry1.:1=m 292 10.0% 58 85% ~ 10 68
DrY"I.lII)"'~.f< laundry "",.j.., (..cepl,ol.lH'I'.1 1~1H 20.0 ,it" as 4~ ~()<),
Other P.n<;l\..l ~Ni.n
Pbololinl1oblnlt S 3,893 20.<1% 719 8504 ~ 131 916
O\Irtrpers"...1 ,./VI~1 2.ti,.;: :0.0 510 as 9<l 1\24
Olh..r S.n'jet.
fonnalweu Mtd c<>stJJm.: rental S 134 20JJ"" 27 85% S S S 12
Vld:o "'1><1 3IId dlS. renl.1 1.679 :!G.O m, 85 59 J95
Ib....lloD
Bowlin; C:COlcn S 9-19 20.0% 190 ~~"" S J~ 1 224
PhJ'sital (,nlt-ss f3t'lhlf'.$ :Ull ~.O (>.12 85 IlJ 7SS
Gotf"':ir,'\Uf'Jt"s and CO~I\\ry dubs 1.~8~ ~O.O )97 lIS 70 4(,7
RoHer S\::alin~ rinb S.I :ZO.O 17 g~ J. 2Q
ptort'\'Sion~J Sr-nirn
om:~ ofr.aleSl.'. ~"Illl '" brok:rf 5 R.lm 20,0"__ S 1,767 Ss.~~ S J12 S l.O79
om:n of relit rsml,: appra'~s U90 20.0 25& 85 46 304
Ihm.bold C.ood. RepaIr
R."pho!$\,ry ... f::rmlurc rcpa" S 316 20.0!,~ (,} SS.t,. S II 74
fOOlVo'CAt and k3lhcr :.;0<Jd$ ICVau 1~ 20.0 IS S, J II>
W..ch, decl"",l]."..,!), '.pall i3 20.0 IS 85 . J8
.'
Gll1nmn I,p~ir .nd :I:."'Ik>n 'Cl"\1eOS no :ZO.O 22 S5 4 26
A.iomoll\'~ Rrpdr und ~t.lnltn'D(t
AUlonlOtll,':. t)..'1fHIS1IYli!Cm rCp.30lt S 415 XtO-.. S 95 SS~~ ~ \1 S 112
I\.uromo"". "".hanJo &: "'\lne''''''''IIo?, M7 JO.O 1)1 5S .23 154
c..rwash~ 961 ~.O 192 5S )~ 226
e:Ztl.'1Cn1 7 &1. A}A
21
Table C.2 (""Ill.)
ST. JOSEPH SUPERMARKET TRADE .II.REA
SERVICES PURCHASING POWER, MARKET SHARE AND SALES POTENTIAL, 201()
BY SERVICES CATEGORY
(In Tho\lSands of Dollars)
R",Kkn' E'""""td T",de Trod" r::.1JlTl&IN
p.rchaslllg Matk:1 AA~ AAa Other '(otal
c-..lI,er,ory P""'l:r ShJ1ft , ~ PeT<dlt ~ Sales
H falrh Cart. rDr rrolit
Olli,.s (or ;>1'>'$1"811'
OlTice. o(phy"c'llns ~Cl<C:p1 m",,,.l he.hh spe<ta[, 28.531 :!O.~~ $ 5.706 1\5l'l", S 1.007 6.ilJ
om,.. or phy,kllln$. "..emot h..hll 'P.dll,.l,S 669 ZO.O 134 SS 24 lSS
Ollicel (or o.:ni,sl5 JO,743 20.0 2.149 SS J7~ 2.528
Offices of other hcall.h practft;o.n:rt;
O!lkes or chiropractors 2.[{>6 :0.0 4Jl &5 16 509
orrl<<:$ It; <>plOnKJrl.ts 'Ii' 20.0 1$) SS 27 1&0
om.,.., "fme,,,al health praCli,,,u1CN (.'<qll pO,.SlelllnS) 60S 20.0 J2l ll"S 22 I~
.om:" f>f I'hytleaL OCC"1', [;: ~p.ecll thenpi... & .u,bolo~i<\s
Speech thcDplSl &: .uJIO\o~sr. 122 20.0 24 85 4 28
PhySIcal Ii< <>c<:up."on.I,hcl3l"'" 1.72S 20.0 346 8S 61 407
OfrrCef of all olhe, heahn pm'lIllOl'lm
omen of pod13lt1m I'" 20.0 )9 8S 7 46
Orf'iCC$ orafl Otht, 11115'. health pueH1KmC'r~ 1,046 20.0 209 S5 n 246
OUtP3Ut1U care ('tnters.
OUtpttlC1\t nKt1talhcalth &: substtnct .busc c~.ters 2,(120 10.0 202 8S )[, 2JS
Olhe, ffiHp3UCTJ ear~ _len
Kldneydial)'S.. n:"lt,~ 827 10.0 &3 85 15 ~S
All olhe, OUll""lCllI carc C<;nIC" 1.192 10.0 1I9 SS 21 140
Home he.lth c= services 3,650 10.0 J6S 3S 64 429
Health C..~. Nonprofit
Outp;!ient Cl!tre <<nt~.
Family pl......lJlr <<nlers SliO 2S.o% 140 8S". S 25 S 11,5
Oa'J'O'I~t memal h""lth s:. sul>,ta~ abuse cenltrC 1.2m 250 )01 ~~ 53 JS4
Oihcr outpatlC'fil tare temers 16.S27 15.0 4,207 8S 742 4.949
HOlm health Core ser\'ku 1,176 2S.0 #4 $5 78 522
r,t'IW'(C" MtC'41l1'b:Cre:;lr,UJ
t.'29t2001 'S1 ^M
30
.-_ ",:'A.~
lf9..r2001 \,. M PM
Tahle D.' (COIU.)
ST. JOSEPH SU?ERMARKETTRADEAREA
RETAIL SALES I'OTENTIALAND SUPPORTABLE SPACE., 2010
BY MERCHANDISE CATEGORY
EsliDlllted
Sal.:! Sales S IIpllOlUIhle MedIn.
U.\~Ill)' Pment;,' Per Sq. FI, Square feel Store Size
CONVtNtF.NCE:GOOIlS
F"od Slores
GroteI)' ~ore~ S 32.378.000 S 450 71.951 42.22$
S"t*nnul:ttt 3' ,450,000 450 69.S$9 45,946
C;()it"'t:nlen~ rood 5tMoo :;00 1.933 2.000
SiX'c'~lry rood SH>IC\ 550.000 300 1,833 2,400
Oihcr.sp.ti.JI)' food sl~rG$ 1.606,000 ;\00 S..lSJ 1,800
Olliff C".'","'"ceG.._
Prug & propn~wy lUOfC$ t 6.661.000 S 360 1'6.503 IUS}
H...d",a... 1,338,000 18S 7.232 7.857
liquor 4.330.000 :ns 11.547 3,850
I'lon.. 595.000 225 2.644 1,700
food'heaJl.b flIppkmCltl .....,,. 149.000 275 542 1.400
Food SfM'ice& Dri.kilt: Pla.e.
Food s"n'i..
F\:lJ"SCfVltC" reilJt:uraN' S s.:!2 4.000 1 440 18.691 4.950
tlmllcd st1VI'" r.".uran!> 6.814.000 400 17.0H 3,100
c.r"'....lu 69,000 235 294 I MOO
S....,..!: b<'vtf.~epl.oes 90 1 .000 400 l.ZS3 1,500
. SlX'cltlli...,j food platH 1.666.000 400 4,165 N/A
DrI.kln: Piau, S 761.000 S 250 3.044 NlA
G,.,oli... s\., Slallo""Con'.
GWCQf'!..entcn~~ ('-~ MOfes S 9.445.000 !. 875 10.794 2.250
O1hcr (j~. $,a"ons & Tru.k StCjl' 1.570.000 200 7,850 2,000
OTHtR nET AIL STOIl.J::S
BuUdin: ;\b,ul.h & G.rd.. Suppli... S 0 S 350 0 NlA
B:lIJdu~g. "mo1lCltals .& supphcf. $-INtf 19.443,000 350 55.551 120.000
Home cen.ers 8,J49.000 350 23 .283 120.000
?in~ f.lass b. ""lIpa~ 770.000 225 3.422 3,750
Other t1l111.ltnF r"'..crials ~krs 9.264.000 225 41.173 NiA
\..a>>.'fl & Jlll'Ilen cq"pmenl
o.ldoor power <q"I""""'1 458.000 100 .( ,SSO NiA
Retoll nu,tcnes. I..", & pnlcn 1.956.000 100 IQ.560 15.000
Molo, Vehld.s & Pans DC1llers
A.u'to para. ~CtS5{lr.n. << tires
AuIO paru &. &C'C(SIONC' SIOIe! S 4.283.000 S 200 2\,415 6.500
TlTCdraku 1.026.000 200 5,130 2,500
Aula Ora\(f'\ 0 1,050 ()
Scurtr" MtCemlJOrQIp.LlJ.
3/
71912001 12:05 PM
Table D.I (coni.)
ST. JOSEPH SUPERMARKET TRADE. AREA
RETAlLSAU:S POTENTlALAND SUPPORTABLE SPACE. 2010
BY MERCHANDISE CATF-GORY
Esrimatcd
Sales Sales S"pponablo Modion
Cat~ory POltt\llal Por Sq. fl. Square Feel Srore Size
SROl'l'lNG GOons
G.nonl M....handlse S 0 S !7S 0 NA
V"parlmtnl SlOtt. 18,125,000 275 65,909 NA
Dlscoum store, 11,9S4,OOO 215 43,4~9 110.000
Con.'t Illlon.1l 4.149.000 225 Ig.44O I So.oOO
'Naiioi.al duln 2.023,000 225 &,99\ 150,OO()
Olber ~Il..alll\trchlndise o(or..
Varicty$.t=$ S 291.000 S 220 1.323 5.000
MIscoJl:mrom ~nl mdse. 3.226.000 250 12.904 80.000
^ppand &. ^~sori.. S 0 S 300 0 NA
Clolblne S(OnJ 3.185.000 300 10.617 NA
Met.. and boy. 223,000 310 719 3.082
Women. clollllll! 794,000 220 3.609 4,000
Children', III lIlfll1>l 143.000 275 520 2,665
Family clorhing 1,704,000 310 5.497 6,900
Clollnng .c<c'""",c~ stom 45.000 265 170 1,/00
Od.ct rlOlhlll! SlOre$ 276,000 265 1,042 2.725
Shoo SIO,",,' S 589,000 S 335 1.158 NA
Men's 54.000 325 166 L450
\Vo..'nCn'$ 80,000 350 229 2.529
eluldren's & IIl1an. 18.000 300 60 2.200
Fam.l)' .hoc Sto1'C. 276.000 235 1.174 J.432
Athie".: root\"car \60,000 325 492 ),100
fnrnltllre & Home Furnhl,lngs S 3,759,000 S 225 16,707 NA
Funlllt:rC 1,928,000 225 8.569 4.860
F loOt' tov~rn'ss 1,143,000 225 5,080 2.i 50
~fU1doWU'CllunCt\( stQf'~i 36,000 210 171 1,200
NI o~ler home furmsltl1l~ Il<mS 643,000 200 3.215 3.500
Eltel.on", &. Appliance. Sfot.. S 4,508.000 S 350 12.880 NA
Hou.dlOld ow\i""". srores 405.000 275 1,473 4,200
RadlO. '" '" el<<1J'Ollks SlOte. 2. J 89,000 275 7.9bO J,On
Music, e.om)llll<tA &. otiltr t\(elrOnlCS 1,915,000 475 4.032 2.900
Other Shopping Good. t 0 $ 300 0 NA
Sporting ~'1X>ds 1,195,000 235 S.085 5,100
Book ,tores & ntwsdtAI"", 446.000 310 1,439 2,905
Oflice sU!'Plies /Jt ..",j<>nel)l nore, 483,000 250 1,932 4,344
J...."lJ}' s.onos 580,000 430 1.349 1,350
Hobby. .oy Ii< ~ume 563,000 225 2,.502 2,740
C.m'.... & p1",':oS1'3f>fllC '"N'ly 160,000 350 451 I,JOO
01Tt. ri4wclt)' $: :$Ot.iyt"n'.fS 643,000 liS 2.338 3,000
lug.,,=-rtge t.r.. It'.:tth~r S;fX)ds 63,000 300 210 2,600
Se'lNin=. n..:ediC\I,."Of"K &: tB~'t goods 160.000 150 1,067 12,400
Pet Slora 339,000 17S 1.9J7 2,933
l\rl c~alers 89,000 200 44S 1,900
OpIl..l.so04 .rore.s 321,000 275 1,167 1,500
CO<mCt"'t, be..t). wrr,>l"" & perfume 1 79,000 275 651 1,650
All oth.. health 11 l"'fS()r.nJ eate Ill6,noO 275 m 1,650
3;'{
TJlDle D.2 (com.)
ST. JOSEPH CURRENT TR....DE AREA
SERVICES SALES POTENTI....L AND SUPPORTABLE SQUARE FEET,2010
BY SERVICES CATEGORY
Care""""
E.t"""Cd
Saie.
1'<><<:,\1\.1
PCrJOn,l Care. S~f"\'ict'S
I3arbe,',h~,
aOA"')' ShOPl
]'lall ~.Jons
Dlet~. "'~(:'Sh! redu"dnt. SC1\'tres
O,1:ei p<rsOlIaJ c;.re ;c""""~
s
9.00(1
le.roo
15,000
.24.000
~r..oOO
P~tl(,'lIi"g 11< l.aultdry ~cr"lc~
C""'''l'O,.,<d laundn.. .& dt)elml<N
t:ltyd;oumg &.lallnd:y FCf'\~ (tXCClJI COIII'll;l.)
41.000
2OV.000
Olh,r "..nODll 5."'....
f'tlOlllfinislllil,t
Oth:cr ptr~allC1'\li.ces
s
621,000
421.000
Olb" S.""III'
ronn31~"ar '" .en"'..... 'CIl!>1
V Ido. "'llt <md di", ,on...1
s
::1.000
263.000
R.<-rt..,lo.
Dowi.ng Conlon
r">"e<ll lime,. (...,htCS
GoI (cotr... and country rlll~'
Roller ....mg nn..
151.000
512.000
316.000
,4.000
Profn,lonnl S,,,-I...
otT.c., .(""al..u..o .~.. It N'l'<""
OflktJ of real ~U1te .oppr..istn
1.40~.OOO
206.000
1I01)><hold Good. Rcpair
Rn:pholswy &: fumll\ll'C ,,,,air
f oo:wellf & I<.,h.r ~Oodi rt;>.1t
Wa..;>>. <I..ek I:: !~wdr; r:I''If
GJ:~tK1U r<'?:ur &. ahcra!Jon sen.icc$
s
51.000
1~.000
12,000
\8.000
AutomoH''t. Re~~lr and M.lrittnnot
Auwm~lt"'c. td....!il.$t (y${Cm repair ...
A'"'''''<:>h''' ()~ th.nj;< &. M"'::3hCn .twp5
C.",'.sh..
s
7S.000
105.000
15J.000
33
Sol.' Sllptl(l1tllhlo
Per Sq fl. ~"'Rf..,t
S 135 67
185 3.14f>
100 ISO
150 .160
I2S 448
6() is)
144 l.ISI
$ 200 J.I03
ISO un
s 17$ 120
133 1.9&5
S 110 un
S5 9.309
)-liA 0
N.^ 0
$ )00 H9J
250 824
S 1!5 m
IH 8')
JlO 109
lIO 164
S 200 ';7'
200 525
200 76.5
Med':t\
Srort SIze
725
\,400
1.050
1,:00
UOO
I.'~O
l,751
I,ISO
UOO
1.400
6.000
20.000
11.100
2.000
2.000
600
IiOO
900
Tllb(~ D.2 (con!.)
ST. JOSEPH CURRENT TRADE ARl!A
SER VICES SALES POTl3NTIAL I\ND SUPT'pRTADLE SQtJl\RE FEET. 2010
BY SERVICES CATEGORY
Elum:t,.d
Sol.. s.!.. Suppmabl: MedllJl
(',,,,,my Potent",1 Ptf Sc. fL. Soua,c FC't{ SunS"c
1I..lIh Carr. For Pront
. 001<:0$ of physIc," liS
o moes cf pbl',c,an$ ("C.PI meIH~lll<.l;h IFIOf'51i) S ).i49.000 S 2S.~ 11,400 I.~O
Offices 0( p1'lsieion., In.m"l h..l.h Il'<c..r,.~ 76,(ll)) 28S 267 1,800
om..s of dCI)",,,, 1,224.000 211S 4.295 1.&00
Ortk.s cfo:hcr I,e.hll I'm:;tnfollt;\
01\1<<'1 of CMItlf'rllC'oIS m.ooo is(! 9$8 l.bOO
o l'lices of op.omtlf1ll$ H.OOO 250 )4& 1,600
om... of mCl1UIl health "rl1011llOneC$le~C<Jl\ physletans) 69.000 2S5 ~42 Uoo
om~s ofphy1o.;~, oceup, II. s~h 1lIerapil';s & IIUdlOlo~.
Speech 1t..llI?'SI &. audlol"ll""S 14.000 250 S6 1.600
PhYllc.1 &: occ:upolionallherapiS15 196-000 250 784 I.WO
Offic.. of an oilier heshh pta:;uuoncn
OOke.ofpoo.Otnm 22.000 285 77 1.800
om...... 01'.11 ",het Ill"'. h..lIh praelll,a".,. 119,000 :Z8.5 418 I.SllO
Outpmicm CAft "fUerS
o.'j>a\ic.nll!lcllI.l he.hll &. lub!oUllIce abuse ..",cr. 231.000 ZSO q24
Otter oDtpaucnt c.art centcn;.
Kldr1ey d..lysi. <<m.l. 94,000 285 3'lO
All fIlhet OUlp""""1 eme <;<."""" 1>6.000 285 477
Home heolth .are $tf'Vl<'CS 41~.OOO 285 IAS"
UeAlth Cart. NOllPronl
O"IP""COI care ."".en
FDml\)' plannmg cemen
Olllp4tlCrn I'lltnl41 hullh & SIlQml\CC ,,1.>_ c.mers
Omtr outJ':tticnl catc centers
Heme. heilhh can ser'\"sceA
S 64.000 S 250
138.000 :50
1.916,()OO 250
202.000 250
256
552
7.664
SOli
Source: ~t,c",,1b G.(\ul', LId.
Gi2~f2(lC7 1'2 A 101
3if
Table D-2 (coni.)
ST. JOSEPH SUPERMARKeT TRADE AREA
SERVICES SALES POTENTIAL AND SUPPORTABLE SQUARE FEET, 2010
DV SERVICES CATEGORY
EmnlIIltd
Salu Sales SupptlNablc
CUCt!tll'\' Po-lfuuaJ PeT So. l'~ S<lUaTC f<<t
Penonol c.~ Son'le"
Barber sl"'l'$ I MOll S US 1M
Deou'Y Sh(ljl< 859.000 1M 4.643
NalinlOlls 12.00() 100 22()
Dl'o:( &, \\'d$Jll f(dudng seC"\'1CCS l4.00Cl 150 227
O,h" !X'(;dn.,l ,.'" S"""IC" 84.000 12S 672
Dr:rtlc.nJn~ & Laundry S,,,,",,,
~lll"'p<:r'l,d l.undnC$ &. Ul)',i<an.rs S 6S.000 60 I.L13
O')'<lcaninS oS:: tOUlnlf)' "'",<.". (excer' ",in-op.) )1)1).000 144 2.146
Otller Perso",1 Sen ,ee1
pno.ofintlhmg $ 911>.000 XIO 4.$80
O.her perliQ<llll..rviod 624.000 ]sO 4.160
Othrr $e,,',=
fcrmalwtat & co..u("< 'cfilal S 32.000 S l7S 18J
V:d"" <>p: II/\(j IDS<: 'o\\al 395.ooll 13S 2.926
R..tttnoll
B0\4ling (' elllen S 224.000 S IIQ 2.0J6
1'11)',,,,,,1 rlJ'llcss raolhlQi 7.15.000 55 13.'127
Colf co""'.. and rounlryelubs 467.m WA 0
Roller skating rinks 20.000 NlA 0
1',0/"'''00.1 Se",ic..
Off",.. or..-..a! <"ate at""U &. broken S 2.079.000 )00 6.9~ll
Om,rs of re.1 c;~rc "Pprat~crs 304.000 250 1.2\(~
Hou..h.ld ('.ood. Repair
R~upnolSlery &I furniture "P'll' S ~J.oOO 135 548
Footwe3r &: 'C'.3.~"lc~ ~ood.s r-c~U' IS.COO 135 D3
\Valen. clod &: Ie\,"-:_J~" repair 18.000 110 164
Ganncnl_ fer-Ott t.t :lfteratlon ~:r,,'iee:s 26,000 110 2.16
~ucQfllorh'e R~r-.ir and ~-tain1f'n~n('r-
AU10tTh."Ihve txhaUs.t S)'stCT:1 rCp3!t S 112.000 S 200. S<>O
AU'OmNh'l: ell cr.:>n;.: & lubtl,:Ulen shop. 154.000 200 770
('.rwaili~. 226.000 200 l.nO
e:29l2001 "51 AJ~
35
MCll'l\ll
St(ltU Site
725
JAOO
1,0$0
2,200
1.100
1,150
1.,51
1.I SO
1.5(1(1
\AQ()
6.0(1(1
20,000
11,100
2,000
2.000
GOO
l>OO
900
TableD-2 (cont.)
ST. JOSEPH SUPERMARKET TRADE AREA
SER VICES SALES POTENTIAL AND SUPPOR TAB 1.8 SQUARE FEET, 20 10
BY SERVTCES CATEGORY
E."m>lcd
Soles Sales SlIpI>ONhle Medll\J1
Ca"'~orv POIeOll.l I'crSq. fl. Sq....~ feel StOre SIll;
1I..llb Care. for Profil
omc.s of phYSIcians
Ofli.-cs ~lfph)'(",.ns (e.cept mcrt<al hul<h 'l'cdal:ml S 6,m,OOO S 28' 23.$$4 I.€OO
Offi.e, of I'hy>iCHll'<' mc..",l he.;." <"".,.\in, 1$8,000 lSS S~4 I.SOO
Omee.ofd.ntl!:, 2,528.0(10 2aS S.SiCl I.~OO'
Orrle<~ (1rolht:r hCJ,~:h J,'atllttQtJC(f
om~s of chlropraclOtf 509.!JOO 250 2.0)6 1.1.00
Om.e. of opIomcltlUS 1&1.000 ~o no 1.1.00
OlflC~ ofnwnl>1 healihpfllCtilWlnm (e"e~ phyiicians) H..ClOG 2$S 505 1.&00
Orr.~ ofplly$\oal. 0CC\Ill. &: speech IheraplSlS &-.lldlOIol:lSt.
S~" thmf'k' & DudlolojpStJ 2&.000 250 1I2 1,600
Ph)'$.eal &. occupDlu",.1 ~hmp;st$ 41)7.000 250 1.1\28 1,600
om<c~ (Ifill olhe, hnllh ptlCllllO""fS
om.e. of p<><!i1lfl'l$ 46.000 28$ 16J I.ROO
. OOkes of.1I olll<T 10;se, "e..hh ","'Illioner. 2-16,000 2~5 863 1.800
0u1paltenr ClVt cemtrs
OUtp3UC111 niental h~ahh &. ,ublllallce abuse centers, 2J8.oo0 2~O 9S2
Other Ql.lt;H)ncnl cue C'cnttJ'l
K!llney dialysis ccnl<r. <)8.000 185 14-4
AJI other OUrp"Ucnl ('arC <<nten 140.000 285 491
Ii"",,,, heahh eare ..",.us 4]9,000 285 1.505
n...lIh Cort. Nonprofit
OurpaU('Il1 = cemcu
fam,ly I'lalUlll'-' ~crtl(f. ~ 165.000 S 1$0 660
0Il1p&1ICl1t mefuA! heallh (: wbslilflce lIbuu. (tn!"" )$4,000 250 1.416
Other OUrplIllent we cemm 4.949.000 250 19.791'>
llome heuhb Clllt SCl'Vlce& m.OOO 250 2.0SS
Source; McO>m~ Or""p, ud
C!2ll.7OQ1 151 AM
~b
&1&\
MUNICIPAL
DEVELOPMENT GROUP, INC.
Date:
November 21, 2007
Memo To:
EDA Members
City Administrator Weyrens
Memo From: Joanne Foust and Cynthia Smith-Strack, MDG, Inc.
RE: Annual Report of EDA - 2007
. Background:
Attached is a draft report of annual activities of the 81. Joseph EDA for calendar
year 2007. The report satisfies a requirement to report annually to the City Council
regarding EDA activities. Please note the section regarding 2008 goals has been
intentionally left blank for discussion purposes.
Action:
Following review and comment a MOTION to authorize submittal of the report to the
City Council is in order.
37
"'0
THIS PAGE INTENTIONALLY LEFT BLANK
.~,oo o.
3)]
2007 ANNUAL REPORT OF THE ST. JOSEPH EDA
The 51. Joseph Economic Development Authority is required to submit an annual report to the 51. Joseph
City Council. The purpose of the report is to highlight EDA activities over the previous year.
2007 APPOINTMENTS: .
The following appointments to offices were made at the January 17, 2007 and February 21, 2007 EDA
me~n~: .
Chair:
Vice Chair:
Treasurer:
Secretary:
Member at Large:
Ri.chard Carlbom (Mayor, term expires 2009).
Ken Jacobson (At-large representative; term expires 2011).
Carolyn Yaggie-Heinen (At-large representative, term expires 2012).
Tom Skahen (At-large representative, term expires 2013).
To be announced (Council Member, term expires with Council Term).
Dale Wick was appointed as a Council representative on the EDA Board on February 21, 2007 replacing
outgoing EDA Board and Council Member Ross Rieke. At the May 16, 2007 EDA meeting Carlbom
announced with regret his resignation from the EDA and City Council. The oath of office was administered to
AI Rassier at the May 16th regular EDA office. Dale Wick was appointed Chairperson at the July 11th regular
meeting.
MISSION:
The mission of the EDA is to provide a professional municipal economic development program that assists
industrial and commercial development activities which minimize impacts to the environment, transportation
system, municipal water and ~ewer and financial resources for the City of 5t. Joseph. ..
CORE INITATIVES AND STRATEGIC DIRECTIONS:
The EDA conducted its annual prioritization analysis during January of 2007 and selected the following
priorities:
1. Investigate viability of a C5AH"75 Renewal Corridor project. Determine potential scale and priorities
for such a project.
2. Continue participation in Downtown Revitalization project.
3. Update Economic Development Plan included in the 2002 Comprehensive Plan.
4. Pursue proactive communication with and outreach to business owners.
5. Create architectural services grant program and secure funding for budget year 2008.
6. Promote commercial developments that maximize the return on City investments in public facilities
and- services, expand the tax base, provide quality employment opportunities and complement
existing services.
7. Promote industrial developments that maximize the return on City investments in public facilities and
services, expand the tax base, provide quality employment opportunities and complement existing
services.
City of St. Joseph EDA 2007 Annual Report
1
31
8. Retain existing commerciallindustrial uses and encourage new commercial/industrial development to
locate in existing commerciallindustrial parks and commerciallindustrial zoned areas.
9. Provide appropriate, professional information to development leads in a timely fashion.
'10. Administer financial incentive programs offered by the City/EDA.
11. Promote the exchange of information between the business community and the City of 81. Joseph.
City of 51. Joseph EDA 2007 Annual Report
2
tf'r)
2007 MEETING DATES:
The St. Joseph Economic Development Authority met 13 times during the year 2007. The meeting dates
were as follows:
January 17, 2007
February 21, 2007
March 21,2007
April 18, 2007
May 16, 2007
June 20, 2007
July 11, 2007
July 25, 2007
August 22, 2007
September 26,2007
October 24, 2007
November 28, 2007
Oecember26, 2007
BUILDING PERMITS: 1998 - 2007
Following is a comparison of building permits let for commerciallindustrial projects in the City of St. Joseph
since the EOA's formation:
YEAR APPLICANT PERMIT VALUE
1998 Sunset Mfging $250,000.00
1998 MCO Addition $300,000.00
1998 Borgert Products $725,000.00
1998 Kittridge Truck Storage .. $80,000.00
1998 Tamarack Addition $51,000.00
1998 Caseys $500,000.00
Subtotal $1,906,000.00
,,,;J.,'..;
1999 Comm/rental $175,000.00
1999 Storage . $60,000.00
1999 Bank $1,200,000.00
Subtotal $1,435,000.00
~.'>'.".:.. 'Ci.: ,.".; ~
2000 Vicwest Remodel $21,000.00
2000 . Vet Clinci $270,000.00
2000 Gas & Bait Expansion $16,500.00
2000 Lemmer Commercial $54,000.00
Subtotal $361,500.00
..... i,' "",'; c].,:,
2001 Spring Green $143,000.00
2001 Autobody 2000 $280,000.00
2001 Ministorage $90,000.00
2001 Sunset Mfging $80,000.00
Subtotal $593,000.00
"."iC:....., ,,\ ,'0'/';;;.2;..."..... ".....<.. ,....:" ,.\.:.~..,.;
2002. Essilor $20,000.00
2002 Scherer Trucking $26,530.00
2002 Tanner Systems $350,000.00
2002 Bill Nelson $650,000.00
City of 81. Joseph EDA 2007 Annual Report
3
if!
,"'..-...._.-...-
-, .
YEAR. APPLICANT PERMIT VALUE
2002 Vicwest $2,500,000.00
2002 American Manufacturing $210,000.00
2002 S1. Joseph Business Ctr. $148,000.00
2002 Knight Builders $225,000.00
2002 Borgert Products $99,000.00
2002 Deutz $350,000.00
2002 Deutz $108,900.00
Subtotal $4,687,430.00
~ .
2003 Mn. Home Improvements 132,000.00
2003 DM Partnership 400,000.00
2003 OMS/MAC 1,409,000.00
2003 Lemmer Trucking 25,000.00
2003 North Central Truck Accessories 1,058,300.00
2003 BTl Properties 400,000.00
2003 DM Builders 4,895.00
2003 Midnight Haulers 2,500.00
2003 Midnight Haulers 30,000.00
Subtotal $3,461,695.00
~
"~Ii
2004 Kaeter Trucking 113,400.00
2004 Safeshred 585,000.00
2004 Mn. Association of Farm Mut. Insur. 305,000.00
2004 Stonehouse Properties, llC 997,043.00
2004 BTUSt. Joseph Partners, llC 350,000.00
, 2004 Holiday 50,000,00
2004 Beeline 12,000.00
2004 Central MN. Fed Credit Union 125" 000. 00
2004 Mark loso 158,395.00
2004 DM Bldg. Remodel 13,000.00
Subtotal 2,708,838.00
..
2005 DM Building Corp $ 175,000.00
2005 Verizon Wireless $ 75,000.00
2005 Midnight Haulers/David Potter $ 987,649.60
2005 Wilson HV AC $ 6,000.00
2005 Terwosscha Construction $ 436,000.00
2005 Gerald Wensmann $ 6,500.00
2005 RA Morton & Assoc (Bliss Media) $ 1,103,967.26
Subtotal $ 2,790,116.86
;:,i,',"
2006 Kaeter Trucking $ 98,000.00
2006 DM Building $ 100,000.00
2006 Bliss Direct Media $ 62,000.00
2006 State Bank $ 20,000.00
City of St. Joseph EDA 2007 Annual Report
4
C/ l
YEAR
2006
2006
Subtotal
2007
2007
2007
2007
2007
Subtotal
TOTAL
APPLICANT
Ehlen Properties
College St. Benedict (Institutional)
(not including institutional)
217 CR 75
Scherer Trucking
Orbital Properties
Collegeville Development Group
15D742 (institutional)
(not including institutional)
City of 81. Joseph EDA 2007 Annual Report
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PERMIT VALUE
$ 52,000.00
$ 10,000,000.00
$ 332,000.00
$23;000.00
$130,000.00
$223,000.00
$2,150,000.00
$19,000,000.00
$. 2,526,000.00
$20,801,579.86
5
DIVERSIFICATION OF THE TAX BASE:
The following summary and chart indicate the progress toward the EDA's goal of diversifying the tax base:
CITY OF ST. JOSEPH. HISTORICAL COMMERCIAL &
INDUSTRIAL CONSTRUCTION
1997 $895,000.00
1998 $1,906,000.00
1999 $1,435,000.00.
. 2000 $361,500.00
2001 $593,000.00
2002 $4,687,430.00
2003 $3,461,695.00
2004 $2,708,838.00
2005 $2,790116.86
2006 $332,000.00
2007* $2,526,000.00
TOTAL $20,801,579.86
. Total building permit value through November 2007.
City of St. Joseph EDA 2007 Annual Report
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Estimated Annual Increase in Taxes
For All Jurisdictions
YEAR CITY COUNTY SCHOOL STATE MiSe
~
1997 $ 5,591.88 $ 4,905.49 $ 5,500.44 $ 6,302.59 $ 245.43
1998 $ 16.241.82 $ 14,248.16 $ 15,976.22 $ 18,306.09 $ 196.37
1999 $ 12,995.39 $11,400.22 $ 12,782.88 $ 14,64'(.05 $ 43.96
2000 $ 2,909.47 $ 2,552.34 $ 2,861.89 $ 3,279.25 $ 69.68
2001 $ 4,611.19 $ 4,045.17 $ 4,535.78 $ 5,197.25 $ 636.83
2002 $ 42,143.93 $ 36,970.81 $ 41,454.76 $ 47,500.25 $ 476.41
2003 $ 31,528.04 $ 27,658.00 $ 31,012.47 $ 35,535.12 $1,753.17
2004. $ 21,224.27 $ 20,706.77 $ 23,218.16 $ 26,604.14 $ 356.68
2005 $ 26,785.25 $ 22,516.09 $ 25,134.24 $ 28,511.65 $ 382.25
2006 $ 2,419.28 $ 2,366.00 $ 691.22 $ 2,531,33 $ 34.86
2007 $23,843.00 $22;.916.00 $7,596.00 $25,092.00 $363.00
TOTAL $90,293.62 $167,285.05 $170,764.06 $213,506.72 $4,558.64
. Based on taxes payable 2007
City of 81. Joseph EDA 2007 Annual Report
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2007 PROSPECTSITECHNICAL ASSIST ANCE/COORDINA TION
The EDA members and their staff/consultants worKed with a number of commercial and industrial
businesses during 2007. Ten (10) new business contacts were made during 2007.and follow up occurred
with fifteen (15) contacts from previous years. Of the new prospects 60% were commercial/service
businesses while 40% were industrial or manufacturing. In 2006 44% of new leads were commercial and
56% industrial, the percentage distribution was the same for 2005 leads (44% commercial and 56%
industrial). In 2004, 60% of new contacts were commercial/service establishments and 40% industrial; during
2003 43% of the new contacts were commercial/service businesses while 57% were industrial or
manufacturing businesses.
Following is a summary of the various contact activities within 2007. Businesses have been identified with a
project number to protect the confidentiality of the company, which is sometimes a concern while they
explore expansion opportunities.
Project 01-E: .
This project involves the expansion of a service within the community. MDG has been keeping in touch with
the project contact over the past six and a half years. This prospect has been working with another entity
within the community with regard to the sale of land for the expansion of the service in St. Joseph.
Construction for this project is expected in Spring of 2008. A holiday card was recently mailed to this
prospect on behalf of the EDA.
Proiect 02-FF:
This project has been inactive for the past several months but MDG continues to follow up on an occasional
basis. A holiday card was recently mailed to this prospect on behalf of the EDA.
Proiect 03-A:
This group of developers are contemplating a large highway commercial development in an area not yet
annexed into the City. MDG continues to maintain active correspondence with this prospect. A holiday card
was recently mailed to this prospect on behalf of the EDA.
Project 04-N:
This business is currently a home occupation in an adjacent area. The business has purchased a lot within
Buettner Business Park. The construction timeline is tentatively 2009. MDG remains in touch with the
property owner. A holiday card was recently mailed to this prospect on behalf of the EDA.
Proiect 05-1:
This project moved ahead in 2007 with construction initiated in August. Project completion (phase one) is
expected in Spring 2008. A holiday card was recently mailed to this prospect on behalf of the EDA.
Proiect 06-B:
This project involves investment in commercial property within the City of St. Joseph. MDG has met with the
prospect on two occasions and forwarded information as requested. A holiday card was recently mailed to
this prospect on behalf of the EDA.
Proiect 06-E:
This project involves starting a new restaurant within the City. The project representative phoned MDG in
March with a request for information. MDG coordinated request with project 05-1. Project 05-1 has indicated
they have followed up with the project representative. This prospect is currently working with an existing
business establishment to start up a restaurant. A holiday card was recently mailed to this prospect on behalf
of the EDA.
Project 06-F:
This projec! conta-ct phoned MDG in June 2006 re: commercial property for sale within the CBD. Prospect
seeking existing building to purchase. Representative notes business plan implementation more realistic for
Spring 2009 timeline. Also notes other communities have not been as responsive as St. Joseph and she
likes the responsiveness here. A holiday card was recently mailed to this prospect on behalf of the EDA.
City of 81. Joseph EDA 2007 Annual Report
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Proiect 06-G:
This project involves the subdivision of a 32-acre parcel for industrial use. MDG continues to remain in
contact with the project representative.. Timeline for improvements is 2009. A holiday card was recently
lT1ailed to this prospect on behalf of the EDA. A holiday card was recently mailed.
Proiect 06-1:
This project involves the purchase of a home "Yithin' the Central Business District (Downtown). Intent is to
remodel the home to accommodate a business. The initial contact occurred in mid-December of 2006.
MDG continues to follow up with the project representative. A holiday card was recently mailed.
Proiect 07 -A:
This project involves the relocation of an- industrial supply company. The project representative and a builder
contacted MDG in January of 2007 regarding this project. The initial timeline for project completion was 2007
but the Company delayed the project ~o 2008 in March of this year. MDG continues to follow up with the
project representative. A holiday card was recently mailed.
Proiect 07-8:
This project involved the potential relocation of an industrial use from the business park. The business
establishment decided to remain in its current 8t. Joseph location. MDG recently mailed a holiday card to the
project representative. A holiday card was recently mailed.
Proiect 07 -C:
This project i1wolved the purchase and demolition of an existing residential structure in the Central Business
District. The business prospect had proposed the construction of commercial office space which would have
included his business. The City/EDA approved the conceptual use of TIF for this project. The project
representative canceled a purchase agreement for the subject parcel do to circumstances beyond his
control. A holiday card was recently mailed.
Proiect 07 -D:
This project involves a potential 1031 exchange of existing acreage guided toward industrial development
with existing acreage guided toward commercial developm.ent. MDG remains in occasional contact with the
project representative. A holiday card was recently mailed.
'. Proiect 07 -E: .
This project involved MDG reaching out to various commercial developers regarding the Downtown
revitalization project. MDG has met and forwarded information to this contract re: the project and available
sites and comparable sales. MDG remains in contact with this project representative. A holiday card was
recently mailed.
Proiect 07 -F:
This project involved the sale of an existing structure within the Central Business District. The subject
property has been sold and is expected to be the site of a redevelopment project.
Proiect 07 -G:
This project involved the expansion of an industrial facility to the City of 8t. Joseph. The project
representatives met several times with MDG regarding extension of services to a currently unserviced area.
The project was abandoned due to the cost of utility extension. A holiday card was recently mailed.
Proiect 07 -H:
This project involved the expansion of a heavy manufacturer to a central Minnesota location. MDG met with
project representatives on several occasions. The business ultimately decided to purchase a 40-acre site in
Albany.
City of St. Joseph EDA 2007 Annual Report
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Proiect 07-1:
A Twin Cities based real estate agent phoned MDG in July requesting information regarding available
locations within the Central Business District. MDG forwarded GIS info and maps to the project
representative. The lead has indicated ~er contact is not interested in moving forward atthis time.
Proiect 07-J:
This project has resulted from active outreach to owners of potential industrial property.. MDG has met and
corresponded on several occasions with this project's leaders. This will likely be an evolving and expanding
project over the next several years. MDG continues to folloW up with the project representatives.
City of St. Joseph EDA 2007 Annual Report
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Lf8
DOWNTOWN REVITALIZATION PROJECT
The Downtown Revitalization Project continued in 2007. Following is an update/summary of the goals/tasks
associated with each work group:
Organizational Work Group
This Work Group was established 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 Revitalization 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
project, build rapport, build support, build relationships.
b. Find leaders of social networks within the community - listen to what they 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.
UPDATE: The Organizational Work Group continues to meet on the second Wednesday of each
month at .7:30 a.m. The Organizational Work Group contributed to the development of the McComb
Grp. Market Study. Attendance at Organizational Work Group meetings dwindled in 2007.
2. Provide advice to adjust project as needed.
UPDA TE: The Organizational Work Group has agreed to meet with members of other work groups to
determine whether or not the Revitalization Plan is being effective. The Organizational Work Group
has been advised that the City Council would need to approve any changes to the Revitalization Plan.
3. Keep opinion-makers and others informed about the revitalization process through one on one
meetings, discussions, forums, etc.
UPDA TE: The Organizational Work Group has struggled with the appropriateness of this task. Please
note comment on previous work item.
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. Get social leaders, economic leaders, political leaders together and interacting in support of
revitalization.
d. Build lasting ties and opportunities for interaction.
UPDA TE: The Organizational Work Group has struggled with the appropriateness of this task. Please
note comment on previous work item.
City of St. Joseph EDA 2007 Annual Report
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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. '.
a. Listen
b. Network
c. Build bridges
UPDA TE: The Organizational Work Group has struggled with the appropriateness of this task. Please
note comment on previous work item.
6. Work with the Promotions Work Group to create "road map" to strengthen the link between the
College of St. Benedict, St. Benedict's Monastery, downtown property owners, adjacent residents,
the public at large and City officials and provide measurable opportunities for abstract and physical
interaction between the aforementioned entities.
a. Provide continuous opportunity for real interaction
b. Listen
UPDA TE: The Organizational Work Group has struggled with the appropriateness of this task. Please
note comment on previous work item.
7. Work with Urban Environs Work Group, private/non-profit entities that own property or operate
businesses to specifically identify land/buildings that could be available for early development and/or
redevelopment. .
a. Identify a project
b. Make it happen
UPDA TE: The Organizational Work Group has reviewed and embraced the items contained, in the
Downtown Design Guidelines Report drafted by the Urban Environs Work Group. The guidelines also
contain potential short and long term goals for project consideration. The Organizational Work Group
and the Urban Environs Work Group are planning a joint meeting to set goals and prioritize potential
short and long term goals which would then be presented to the EDA and City Council for approval.
8. Assist Resource Development Work Group in the formation of new organizations to achieve goals
(e.g. downtown merchant's association, community foundation).
UPDA TE: The Organizational Work Group embraces the concept of a downtown merchant's
association as a future goal.
Promotions Work Group
The Promotions Work Group was created to promote the revitalization project, bring VIsitors/tourists to the
City of St. Joseph and to capitalize on activities and/or events already occurring within the community.
Tasks associated with implementation of strateaic 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 word out, repeat
City of 81. Joseph EDA 2007 Annual Report
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UPDA TE.: The Promotions Work Group has developed a marketing plan, a logo/slogan for the
downtown revitalization project, reserved an internet URL and assembled a list of activities/events
occurring at the College.
2. Reposition the image of downtown revitalization from neutral or negative to a positive, constructive
albeit long-term process.
a. Get the word out about positive steps
b. Reward investment in the project
UPDA TE: See the update above. This is a long term task for the Promotions Work Group.
3. Create a plan and work with downtown 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 with downtown property
owners/downtown merchants to jointly plan special events so as to move from simply co-existing to
. forming a cohesive, unified force working together to achieve mutual goals. Get downtown
merchants together to jointly plan/market business activities, sates and events.
UPDA TE: See the update above. This is a long term task for the Promotions Work Group.
4. Work with other event planners/holders within the community (e.g. College of St. Benedict; St.
Benedict's Monastery, S1. Cloud Independent School District, Downtown Association, etc.) to
coordinate events on an area wide basis, such as a downtown art crawl corresponding to a cultural
activity on the college campus. Keep those in town for special events in town a little longer by
. coordinating ancillary events (tell people going to a performance at the College what their options are
for entertainment/eating afterward; tell those offering entertainment/eating options that an event is
scheduled help them jointly market coordinated response).
UPDA TE: See the update above. This is a long term task for the Promotions Work Group.
Urban Environs Work Group
Create a pedestrian-friendly place of destination.
Tasks associated with implementation of strateqic plan
UPDA TE: The Urban Environs Work Group drafted design guidelines for the Downtown in 2007. The
design guidelines were approved by the EDA, Planning Commission and City Council and are now in
effect. The Urban Environs Work Group met in October and requested the Organizational Work
Group convene a 'work group summit' to determine ways in which the UE Work Group members
could continue to be of assistance to the revitalization effort.
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, roof 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 of facilities will 'anchor' the downtown, such as: park, school, government,
office, Post Office, banks, etc.
City of 51. Joseph EDA 2007 Annual Report
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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. Determine what streets 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 about how the 'downtown experience' for pedestrians that will be different depending on the
time of day, the day of the week, or the season of the year - even if a pedestrian is traveling along a
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.
Resource Development Work Group
Identify the overall financial needs associated with downtown revitalization (from improving public
facilities/amenities to assisting private sector in leveraging funds to capitalizing activities of downtown
revitalization work groups) and develop a fundraising plan that supports the revitalization effort.
UPDA TE: The Resource Development Work Group has been slow to get started. However, in 2007 the
work group met with the Initiative Foundation in Little Falls and developed a /ist of technical and
financial resources which was distributed to all property owners in the Central Business District.
Tasks associated with implementation of strateqic plan
1. Identify community 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.
City of 81. Joseph EDA 2007 Annual Report
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3. Determine potential sources of public investment (e.g. tax increment financing, tax abatement, Small
Cities Development Program, low interest loan payments, revolving loan fund, revitalization 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, urban park, town square, landscaping, water
feature, banners, etc.
5. Research opportunities to promote structured parking facilities within the downtown (e.g. fee in-lieu
of parking proceeds used to establish public parking).
City of St. Joseph EDA 2007 Annual Report
15
ss
CSAH 75 RENEWAL PROJECT
The EDA Board continued to discuss this item in early 2007. The project involved the future of the CSAH 75
corridor in terms of uses, potential for redevelopment and aesthetics.
In 2006 the EDA compiled information related to the unique challenges/opportunities presented to potential
development/redevelopment projects in the corridor. Among items the EDA initially discussed were: (1) level
of financial assistance offered to establishments conducting redevelopment efforts of a sizable scale (2)
participation by the EDA in master planning the corridor and (3) participation by EDA in securing first right of
refusals for individual properties as a means of assisting with the combining of smaller lots into one larger lot
more conducive to commercial development.
Following initial discussion a technical inventory of parcels adjacent to CSAH 75 betwel?n Second Avenue
NW and Third AvenUe NEwas developed. 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 EDA reviewed the inventory and noted their perception of attributes and challenges within the corridor
as follow:
Attributes
. Condition of roadway.
. Traffic mobilify (at this point) appears to be sufficient.
. Good visibility from principal arterial - desirable for highway commercial use.
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.
. Parcels vary greatly in 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 EDA embraced the concept of promoting redevelopment within the identified corridor as a priority and
approached the Planning Commission and the City Council regarding their thoughts of a potential
redevelopment in the vicinity of College Avenue and CSAH 75. The EDA's interest primarily centered around
removing impediments to redevelopment within the corridor and to examining the potential for securing real
estate options on high priority properties with the intent of redeveloping the area.
In January of 2007 EDA Board Members discussed feedback the joint meeting with PC and CC members
held the previous fall. Following discussion, the EDA directed MDG to contact the owners of rental property
in the renewal corridor regarding their thoughts on redevelopment potential. In addition, input from
residents/property owners regarding potential interest in joining a renewal effort in the Hwy. 75 corridor was
sought. Comments received from property owners revealed a lack of interest in a renewal project with some
owners of homesteaded property in the area being opposed to sale of property. Additional concerns were
voiced that any new commercial development/redevelopment proposed could saturate the market. The EDA
shifted this project to a long-term goal and continues to occasionally discuss the concept.
City of 81. Joseph EDA 2007 Annual Report
16
54-
~P:pJ{fQ~At;f,~,B9ql;Gt~:
The St. Joseph EDA actively pursued other projects during 2007.
PreparationlMaintenance of Information for Distribution to Development leads
The EDA created and distributed information to development leads as requested throughout the year. The
information includes a summary of development activity based on City data and commerciallindustrial sales
based on data from the Stearns County Assessor's Office. All data reflected is part of the public record.
A summary of sample information created follows and includes:
1. A summary of current residenti~1 development activity, phasing and r~sulting increases in population.
2. A summary of historical commercial development activity.
3. A summary of residential building permit information from 2000 to 2006.
4. A summary of sales of vacant commercial acreage.
5. A summary of sales of commercial facilities.
6. A summary of sales of vacant industrial acreage and industrial facilities.
Preparation of Inventory of Available Commercial and Industrial land and BuildinQs for Sale or
, lease.
The EDA has maintained a database of information regarding available commercial and industrial properties
(for sale or lease). The database contains GIS information that is available with overlays of existing urban
facilities/infrastructure, orthophotos, topography, soil types, wetlands and more. The data is tied to Stearns
County's GIS database and includes information such as names of property owners, property identification
numbers, estimated market values, property addresses and more.
The EDA file includes electronic copies of:
1. Vacant commercial and industrial parcels available for sale within the community.
2. Commercial and industrial facilities available for sale within the community.
3. Commercial and industrial facilities for lease within the community.
4. A parcel by parcel inventory/examination of all properties within the B-1 Downtown Commercial
District zoning classification.
Participation in the Southern Corridor (Field Street) TAC
EDA consulting staff was pleased to serve on the Technical Advisory Committee for the Southern Collector
Street corridor study.
Participation in the Northern Corridor Task Force
EDA consulting staff was pleased to serve on the Technical Advisory Committee for the Northern eastlwest
Collector Street corridor study.
City of St. Joseph EDA 2007 Annual Report
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55
Promotion/Offerin~ of Financial Incentives Available
The EDA continues to offer the following incentives to qualified applicants.
Tax Increment Financino
The EDA received and MDG reviewed two applications for the use of tax increment financing in 2007. Both
projects proposed use of redevelopment TIF in rehabilitating underutilized parcels within the Downtown. The
first TIF Plan was actualized and the facility is now under construction. The second project achieved initial
approval for the use of TIF but was ultimately sidelined by unforeseen and uncontrollable circumstances.
In addition, EDA staff'reviewed TIF concepts with a variety of business prospects. Among TIF districts
contemplated were economic development district(s), redevelopment district(s) and renovation/rehabilitation
district(s). Economic development districts have the shortest duration (eight years of payable increment)
whereas both redevelopment and renovation/rehabilitation districts can have a-life of up to twenty-five (25)
years.
Tax Abatement
EDA staff reviewed tax abatement as an incentive with several business prospects this year.
Like TIF, tax abatement is a tool, which allows the City/EDA to reimburse the company a portion of property
taxes, which are generated within a specified period of time. The difference between TIF and tax abatement
is that with tax abatement the County and/or school district have an option to participate (with TIF
participation is mandatory). The amount of the tax abatement available depends on a number of factors,
including, but not limited to the financial need of the company and participation by County and school
entities. The term of tax abatement is up to twenty years depending on a number of variables.
RevolvinQ Loan Fund
The revolving loan fund, established in 2002 through principal and interest payments from a MIF granVloan
have been building the fund, which has a current balance of approximately $46,000.
EDA staff discussed the RLF with a few business contacts however no formal applications for assistance
were received. Formal loan fund guidelines were revised in 2007.
Minnesota Community Capital Foundation
The City of S1. Joseph/EDA has access to the Minnesota Community Capital Foundation (MCCF) through
Stearns Electric and Great River Energy. Throughout the year EDA staff have distributed information to
several development prospects regarding the fund. Through the MCCF Great River Energy is able to offer
up to $1,000,000 to qualified projects for a variety of uses (including working capital) on reoccurring basis.
Development leads have not been interested in the MCCF perhaps due to the absence of interest savings.
S1. Joseph Business District Facade Architectural Desion Grant ProQram
The EDAlCity Council created this grant program in 2007. Pilot projects are expected in 2008. The program's
purpose is to stimulate visible reinvestment inS1. Joseph businesses. The program provides a matching
grant for actual design costs, up to $1,000 per property address, to commercial property owners and/or
merchants planning exterior building and landscape improvements. Approved projects will be funded on a
first-comelfirst-served basis until all funds are expended.
Downtown Committee Staff Liaison
The inaugural meeting of the Downtown Committee was held in June of 2005. MDG continues to provide
staff support and attends work group meetings on a consistent basis.
Bioscience Zone Acrea~e Allocation Application
S1. Joseph participated in a joint application process for bioscience zone acreage allocation pursued by the
cities of S1. Augusta, S1. Cloud, S1. Joseph, Sartell, Sauk Rapids and Waite Park. MDG drafted and
submitted information to the S1. Cloud HRA for inclusion in the joint application on behalf of the City of S1.
Joseph/S1. Joseph EDA.
City of S1. Joseph EDA 2007 Annual Report
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The application included a combination of maps and narrative. One subzones containing approximately 80
acres were included in the application for acreage allocation. The acreage included a mix of underutilized
parcels and vacant land. The narrative included a description of current outreach to commercial and
industrial businesses including existing programs and marketing strategies.
Proactive communication efforts: EDA to business community
A result of the City's Business Retention and Expansion (BRE) program, a defined need to more frequently
communicate to business owners thorough a variety of methods including emails, articles within the
Newsleader and a prominent presence on the City's website was identified.
The EDA in 2007 conducted two mass mailing campaigns to all business owners within the City. One
campaign thanked business members for participating in 2006 BRE surveys, the other distributed. survey
results to all business "owners. In addition, the EDA mailed draft design guidelines and technicallflnancial
incentives to all. business owners within the Downtown. The EDAalsQ advertised in the Sf. Joseph Visitor's
Guide and updated it's presence on the City of St. Joseph website. The City's profile available through the
State of Minnesota profile was also updated.
Completion of Market Research Study
The EDA participated in a market research study conducted by McComb Group. The study was concluded in
November of 2007. Major findings include:
ASSETS
· Factors that support retail and service potential in St. Joseph include:
· Strong household growth within St. Joseph trade area - more rapid than St. Cloud
MSA.
· Interstate 94, CSAH 75, CSAH 2 and CR 133 provide excellent access to St.
Joseph. '.
· College of St. Benedict and St. John's University have a combined enrollment of
4,1000 and a combined staff of 940.
· ,Average household income in St. Joseph trade area exceeds $65,000 in 2006
compared to $58,000 for the St. Cloud MSA. Average household income in the St.
Joseph trade area is projected to be near $70,000 in 2011.
· In 2011 a full 18.5% of the households in St. Joseph's trade area are expected to
have incomes above $100,000.
· St. Joseph has a highly educated population with 28.1 % of the population over age
24 having. college degrees and 10.4% having graduate degrees in 2006.
· St. Joseph's favorable trade area demographic characteristics and population growth rates provide
support for retail stores and services that are not currently located in the City.
· Retail sales in St. Joseph increased from $23 million in 1997 to $28 million in 2002 according to the
US Census of Retail Trade. ThiS is an annual increase of 3.8%.
· The current trade area for downtown St. Joseph is capable of supporting an estimated 104,300 sf of
retail goods/services at this time. The same area is projected to support an estimated 135,900 sf of
retail goods and services in 2010 and 187,300 sf in 2016.
· Downtown St. Joseph is most suitable for retail, specialty stores, restaurants and services that cater
to students, staff and young adult customers along with personal services, business services,
medical offices and financial services where the service providers have a personal or business
relationship with their customers (e.g. beauty salons, dentists, insurance agents, real estate agents,
and lawyers).
City of St. Joseph EDA 2007 Annual Report
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57
. The Highway 75 retail area is suitable for auto-oriented uses, convenience goods retailers, retail
specialty stores that cater to residents within the entire trade area, services and large retail stores
(e.g. supermarkets, fast food, gas/conveniencestores, building materials, auto parts, auto services,
furniture, floor coverings and other similar stores).
. CSB/SJU students have retail and service needs that are not being met by local businesses.
. CSB/SJU host an estimated 137,000 visitors each year.
. As St. Joseph continues to grow and enhances its retail and service offerings it may serve as aless
congested, more convenient alternative than the West Division Street area.
. Favorite 'eat out' foods for CSB/SJU students & staff are: Italian, Asian and Mexican cuisines.
. Purchasers in S1. Joseph tend to be first-time home buyers and primarily younger families.
. The current St. Joseph trade area includes: 16,818 persons and nearly 5,000 households.
Population and households in the current St. Joseph trade area is growing at a faster rate than the
St. Cloud MSA.
. Average household income ($65,448) in 2006 in the current S1. Joseph trade area is 12.5% higher
than the St. Cloud MSA.
. The percentage of households with incomes above $75,000 and $100,000 are consistently higher in
the current S1. Joseph trade area than the St. Cloud MSA.
. Total purchasing power for the current ST. Joseph trade area was $163 million in 2005 and is
projected to increase to $207 million in 2010 and $348 million by 2020.
. The current St. Joseph trade area purchasing power for shopping goods is expected to increase
from $45.2 million in 2005 to over $57.5 million in 2010 and $96.8% in 2020.
. Absorption rates for services and retail merchandise in the current trade are are summarized in the
charts on the following pages. . .
City of St. Joseph EDA 2007 Annual Report
20
Sa
ST. JOSEPHTRADE AREA SUPPORTABLE SPACE
BY SERVICE CATEGORY
SERVICE CATERGORY
TYPICAL STORE SIZE (SF) OTAL ESTIMATED SUPPORTABLE SPACE (SF)
La~ge Median Small . 20062016
Services
Personal Care Service
Beauty shops/nail salon
Drycleaning & Laundry Svcs
Coin operated laUndries
Drycfeaning & laundry service
Other Personal Services
Recreation
Physical fitness facility
Professional Services
Automotive Repair & Maintain.
Carwashes
Subtotal
Medical
Healthcare
Offices of physicians 5.168 1,800
Offices of dentists 5.168 1.800
Offices of chiropractors 5.168 1.600
Subtotal. _
TOTAL RETAIL SF DEMAND
2,474 1.400
3,200 2.114
3,010 1,800
5,241 1 ,435
36,147 10.249
5,886 2,000
0 0
City of 81. Joseph EDA 2007 Annual Report
21
5C{
ST. JOSEPH TRADE AREA SUPPORTABLE SPACE - RETAIL
TOTAL ESTIMATED SUPPORTABLE SPACE (SF)
,20061d --: ."2011 .... . ...2016
'" ....,c' I'...... ..... ".(.".' '..,
."" ....,-.'..,.. ..... I. ""-":"'''S:',7:;:I ." ';i" ,;.' .....,.
31,67653,0001.,; .,' ." 'w ......... ...... ..' 75,000
1,069...... .... .".... ......2,000h';'.'-'2,40C ..'. ..... '.' ..,' ..3,000
.'." .' ,.... ... " '., ',"'.'., .,.........:.......'..
3,600 ,. . ....6,0001,'. .... .,., , ,]Or",'10,OOO
7,791 .. . ....3,000,<' ....,. m", ,'>4;700
1 ,502 <', ',5,000-"':' :'ll;nr;.;.',;', 8Aoe
. ..1 j 1 001 S;~:w ..... ..' :: 1,800
---.--;c 70,100'" ,....782;300: ;...102,90C
.... 1'-,......','.,.",:, . ""'.' .":.:
2,000" " .,.9,5001 ..... ............. ....11;500. ",.15,000
1,335. . .' 9.,000,10,600., .'14,000
850..... .... " '1,000 "~....1,200 ....,. ........,.1.500
...........7Y .,G~ '.'" . ..'>,'.30,500
.:.,. ., i:'... ...,.T,,":.+::; ........... .'. ....,:' ......:
1,4511...':'.,"'" IV....... ......1':"" I.,..
I...........,....... """,":.1j ,5001..... ".' , ,,16,OOf
...'.,....'.'.::,.. ':<.," '.". :.....1..... ...,.........
" ..................:,'. ':::.1, ..,'
. 15,000.' . ,'18,000 .... '24,000
, --:::- 0- : ..' 7J) .5,000
'. ""',.' '.' =.--:- --: .... ,'."'.--S.. . '
1 ,659 ..... .".' ,200 ,.1;500 .','. .'. "'.2,000
2,374 1,800:;,'.2,300' . ....3,000
." ", ..,.,'':!...'.....' "'i',".';' .......... -'.',-.
2,3851<' ':. ..... "5,000
1,8601': 'i": .., 2,800
......,.,.,.-'...., '.' "'.";;";'."" :.,',' .,:.i,'
2,000'" ....::~.\/ '. .3,300 ',". ,..<4;500
'... .',' '.'., .', ....,'..:' .....
1,745 ., ....o.'----.-c..... ......0
o C'T500 ," 600 .... ..' 800
o 600 ,., .'. 800 ..1,000
21,70C . 32,30C '., 48,10C
.' . . .C,.... I. ,.,'. '.". . ...... ..,<.
..... .... ;,,' .'.,.,....'. ..' ."., ....'....'...' .' ,.,..'..' . ..','
3,409,:';"" ..<.,,,"""': "';::'",:-',(
0'..... '., 1:.'..<:'.,.:"': 0
o . ,.' .,...'..;.,""?nf I.,' ,........'2,600
. ., ......., .........,'
o ....,..... 6,000. .. .. ,,8..0001 .... ...10,000
,.......... ,.' 7,50G ..............,... .,.~,.10,OOOI.. ..... ,.... ." ..... 12,60C
:........y'. ....,..... .....:.,.....,..".'.1> '" ......":.,.
o ........c 1.,.:,;-,--C ,'. .. ..' .0
09,000 ....-11,000 '. 15,000
o 2,000 '. 2,700 3,500
11jOOC '., 13,70C '.' 18,50C
141,300 . 175,100 . 228,606
MERCHANDISE CATERGORY TYPICAL STORE SIZE (SF)
Large Median Small
Convenience Goods
Food Stores
Grocery Stores
Other Specialty Food Stores
Other Convenience Goods
Drug & proprietary stores
Hardware store
Liquor store
florist shops
Subtotal
Food Service
Full-service restaurants
Limited service restaurants
Snack and beverage places
Subtotal
Gasoline ServicelConvenience
Gas/convenience food stores
Subtotal
Shopping Goods
General Merchandise
Discount stores
Dollar store
Clothing Stores
Women's clothing
Family clothing
Furniture & Home Furnishings
Furniture & Home Furnishings
Floor covering
Electronics & Appliance Stores
Radio, TV & appliance stores
Other Shopping Goods
Sporting goods
Bookstores & newsdealers
Office Supplies
Subtotal
Other Retail Stores
Building Material & Garden Spls.
Building material & supplies
Lawn & garden equipment
Outdoor power equipment
Retail nurseries, lawn/garden
Subtotal
Motor vehicles & parts
Auto parts, accessories & tires
Auto parts & accessories
Tire dealers
Subtotal
TOTAL RETAIL SF DEMAND
65,888 50,420
8,007 2,340
23,375 10,920
25,845 13,200
7,459 2,440
1,700
9,775 . 5,204
3,000 2,950
2,495 1,578
6,571 2,000
118,690 52,650
12,319 7,500
.9,336 4,400
28,228 8,000
35,421 7,916
10,456 4,130
32,475 2,700
42,954 8,465
0 3,008
0 3,124
144,720 99,470
0 0
0 0
0 15,000
0 0
0 6,500
0 2,500
City of 81. Joseph EDA 2007 Annual Report
I"
24,780 .
3,000
22
roo
LIABILITIES
Business establishments in S1. Joseph are heavily concentrated in food service, convenience goods
stores, and services that provide local residents with limited choices.
· Students have retail and service needs that are not being met by local businesses.
If a business wanted to locate downtown, there are no recognizable available development sites.
Commercial development along TH-75 is occurring in a haphazard manner. Newer commercial
buildings have good visibility, but convoluted access. Both of S1. Joseph's retail areas would behefit
from land planning that would focus on creating convenient access and tie these evolving
commercial areas together in a coordinated manner.
.
Construction of a supermarket is the most important retail develoPment that is on the horizon. It is
extremely important that S1. Joseph initiate the planning activities that will permit other businesses in
St. Joseph to benefit from this investment when it occurs.
West Division Street area's appeal is diminished by heavy traffic congestion that makes shopping
less convenient. As S1. Joseph grows and enhances its retail and service offerings, it may serve as a
less congested, more convenient alternative for many shoppers.
· Downtown S1. Cloud, Centennial Plaza, and Northgate Shopping Center are less competitive with St.
Joseph, but the young adult-oriented food services in S1. Cloud attract students from the College of
Saint Benedict and Saint John's University.
Smaller communities outside of St. _Cloud are competitive with S1. Joseph. St. Joseph retailers
compete with retail stores and services in Downtown Sartell, Cold Spring, Richmond, Rockville.
Albany and Avon. With fewer retail stores and services, St. Joseph has less of a competitive impact
on these commUnities. St. Joseph retailers are competitive with stores in Sl Cloud as well as the
surrounding communities. St. Cloud, however, presents the strongest competition due to its size.
number and wide variety of stores. .
City of St. Joseph EDA 2007 Annual Report
23
&1
PROGRESS REPORT: GOALS FOR 2007:
Following were proposed EDA goals for 2007 with updates on progress toward goals and plans for 2008.
EDA Work Plan:
Recommendations for Downtown Commercial (Re) Development:
1. The EDA should continue to promote rehabilitation of substandard properties and/or preservation of
structures for rehabilitation in the Downtown. Uses should be centered on activities dependent on
pedestrian traffic.
>- Implementation: St. Joseph Economic Development Authority.
Update: EDA staff met with several contacts regarding potential developments in the downtown business
district throughout 2007. Information regarding individual properties and exchange of information between
leads seeking lease space and developer's seeking. facility ownershipl/ease have been provided.
Redevelopment TIF information has been distributed to interested parties. A detailed inventory of downtown
parcels has been created and is on file.
2. 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.
Update: The St. Joseph Business Faqade Architectural Grant Program was created and approved in 2007.
Pilot programs are expected in 2008.
3. The EDA should work with the College of St. Benedict and the Chamber of Commerce to proactively
and consistently promote a downtown atmosphere that projects an image and ambiance associated
with St. Joseph's history and its association with higher education as a means of creating a distinct
identity for the City's downtown.
>- Implementation: St. Joseph Economic Development Authority, College of St. Benedict
and Chamber of Commerce.
Update: Implementation of the Downtown revitalization plan is underway. The EDA is central to support and
participation in the project.
4. Sponsor or work with community organizations and the Minnesota Green project to sponsor
downtown landscape and holiday light displays which reflect the interdependence of the City and the
College.
>- Implementation: St. Joseph Economic Development Authority.
Update: See Goal # 3 update above.
Recommendations for Hiqhwav Commercial Developments:
1. Continue to encourage and promote efforts to achieve commercial redevelopment.
>- Implementation: Economic Development Authority.
Update: The EDA initiated the CSAH 75 renewal program in 2006. The program has been described in
further detail earlier in this report. The renewal program continued to be examined in 2007.
City of 81. Joseph EDA 2007 Annual Report
24
.~.~
Recommendations for Industrial Development:
1. Existing industrial uses should be retained and new industrial development should be encouraged to
locate in existing industrial parks and industrially zoned areas.
~ Implementation: Economic Development Authority and City Council.
Update: EDA and staff continue to encourage industrial development via proactive outreach to development
contacts. Throughout the year information requests from contacts interested in industrial development have
been facilitated.
2. The EDA should continue to work with property owners to develop future industrial areas adjacenUo
current industrial zoned land, to assure an adequate supply of industrial land is available for
development in the future.
~ Implementation: Economic Development Authority.
Cl~~::~'.:I;;";~~;;~':,~~~ .
Update: A preliminary plat for a portion of the former Feld Farm was approved in 2007. T!ifJ"newplat
contains a mixture of industrial and commercial uses.
3. Industrial activities complementary to existing uses should be identified and the development of such
industries should be promoted and facilitated.
~ Implementation: Economic Development Authority and City Council
4. 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.
Update: EDA staff continues to work with owners of industrial property zoned or guided for industrial
development.
~'IO;<:'::'
.-..~'-,,,;',;,,.:-
City of St. Joseph EDA 2007 Annual Report
25
b5
2008 EDA GOALS
The EDA has initially established the following goals for 2008. The objectives/strategies will be further
defined in the months of January and February, 2008.
.
.
.
.
.
City of 81. Joseph EDA 2007 Annual Report
26
Ivtf
CITY Of ST. JOSEPH
www.cityofstjoseph.com
Judy Weyrens
Administrdtor
DATE:
MEMO TO:
FROM:
November 21, 2007
S1. Joseph Economic Development Authority
Cynthia Smith-Strack, Municipal Development Group
RE:
. Centra Care Project
MdYor
AI Rdssier
Councilors
Steve Frdnk
Rick Schultz
Renee Symdnietz
Ddle Wick
Background
Centra Care Clinic is pursuing an expansion project in the City of S1. Joseph. On Monday, November
26th, 2007 the Planning Commission will review an administrative lot split request from Coborn
Realty Company, LTD. The lot split will affect two parcels adjacent to CSAH 75 and CR 133 as
illustrated.
//,'
: "/f"?'
..r .... ..,
~~"'..,'.. "';/ :
i
".1...:
!.w.
~
j ...
Proposed lot
split Ipcation
! '
Construction on a new 13,335 sf Centra Care Clinic is expected to begin in Spring of 2008. Prior to
that time zoning and building permit review will be conducted. The EDA can anticipate a covenant
review for the clinic within the next few months.
Action:
This item is for your information only.
l~c;'
2. -) Coil e g e A v e n u e Nor t h . P 0 Box 668 . S din t I 0 5 e ph, M inn e sot d ')6, 7 4
Phone Fo.,6,.72.01 FdX Fo.,6,.0'42.
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