HomeMy WebLinkAbout2006 [04] Apr 19CITY OF ST. JOSEPH
ECONOMIC DEVELOPMENT AUTHORITY
Meeting Minutes -Wednesday, April 19, 2006
Present: EDA Board Members Ross Rieke, Richard Carlbom, Carolyn Yaggie-Heinen, Ken Jacobson and
Tom Skahen.
Absent: None.
Also present: Cynthia Smith-Strack of Municipal Development Group.
Chairperson Rieke called the April 19, 2006 meeting of the St. Joseph EDA to order at 3:03 p.m.
Agenda.
Chairperson Rieke introduced the agenda. Moved by Skahen seconded by Carlbom to approve the
agenda as presented.
Motion carried 5-0.
Approval of Minutes.
EDA Chairperson Rieke noted the minutes from the March 15, 2006 meeting were included in the packet.
Motion by Skahen, seconded by Jacobson to approve the March 15, 2006 regular EDA minutes as
presented. Motion carried 5-0.
EDA Accounts Payable.
Rieke introduced the topic. Strack noted accounts payable for the month included invoice for contract
services in the amount of $2236.08. Strack noted the invoice reflected mileage reimbursement for an
additional Wednesday in the month of March. The total hours provided through March 31S' equaled
100.75, on target for the projected 420 hours of service for the year.
Motion by Jacobson, second by Skahen to approve EDA accounts payable for the month of March 2006
in the amount of $2, 014.02. Motion carried 5-0.
Financial Report.
Rieke introduced the agenda item. Strack noted the March financial reports were contained in the packet.
Reports presented included: revenue, expense, check register and fund balance. Skahen noted a
discrepancy within the check register wherein park operations/maintenance expenses were included in
Fund 150/250 report. Strack to check with City Accountant to correct report.
Motion by Skahen, second by Heinen to approve the March financial reports. Motion carried 5-0.
Release from Lease: EDAICity for City Hall
Rieke introduced the topic. Strack noted the EDA issued a series of lease revenue bonds to purchase
the City Hall (former bank) at 25 College Avenue North. Annual payments for the revenue bond were
covered through a lease payment to the EDA from the City. The revenue bond was paid off as part of
refunding bond issuance in 2004. During the 2005 audit (conducted in March) a finding was made noting
the lease agreement between the EDA and the City relative to the initial revenue bond issuance was not
formally terminated. Since the EDA was a party to the lease, official authorization/direction to execute the
release agreement is needed.
Motion by Jacobson, second by Heinen to authorize/direct execution of the release from lease. Motion
carried 5-0.
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Technical Inventory CSAH 75 Corridor: 2"d Street NW to 3~' Street NE (first tier of lots)
Rieke introduced the agenda item. Strack stated a technical inventory for the first tier of lots within the
CSAH 75 corridor between 2"d Street NW to 3~d Street NE has been created. CSAH 75 is classified as a
"Principal Arterial" roadway as it passes through the City of St. Joseph. The Principal Arterial
classification means the primary function of the roadway is one of mobility as opposed to access.
Controlled access points may be minimized in an attempt to promote the movement of through traffic.
Therefore, frontage/backage roads are essential mechanisms providing convenient access to local
business establishments. 2003 traffic estimates indicate CSAH 75 carries approximately 15,100 vehicle
trips per day west of College Avenue and 22,500 vehicle trips per day east of College Avenue. In
comparison, I-94 carries approximately 21,800 trips per day west of CSAH 2 and 25,000 trips per day
east of CSAH 2.
Increasingly large volumes of traffic in the CSAH 75 corridor through St. Joseph have lead to the
development of commercial uses adjacent to the corridor. For the most part the commercial uses are of a
nature that is highly dependent upon patronization by motorists as opposed to destination-oriented
clientele. Commercial development within the CSAH 75 corridor has been occurring for quite a few years
essentially radiating outward from the intersection of College Avenue (CSAH 2) and CSAH 75.
Commercial development particularly between 15t Avenue NW and 3~d Avenue NE has occurred in a
haphazard fashion with large variations in building styles, exterior material types, setbacks, access
patterns and building placement on lots. The haphazard nature of development is further exacerbated by
parcels that have not yet converted from residential uses to commercial uses and varying lot sizes.
Throughout the study corridor infill/redevelopment needs are evident.
Strack noted the technical inventory includes: (1) a map depicting the subject area, (2) spreadsheet
containing pertinent information regarding parcels in the subject area and (3) a pictorial directory of
properties within the subject area. Of the 43 properties abutting CSAH 75 a number are under unified
ownership but not contiguous. Furthermore, several of the lots especially south of CSAH 75 have
existing discrepancies between what they are zoned for, what they are actually used for and what they
are guided toward for future use. In addition, several former single-family homes have been purchased
and are being used for student rental. Such uses may be difficult to convert due to the economic benefit
of renting versus costs associated with demolition/redevelopment. Commercial land prices may also
increase development costs thus detracting from redevelopment potential.
Corridor attributes include: the condition of roadway, traffic mobility which (at this point) appears to be
sufficient and good visibility from principal arterial -desirable for highway commercial use.
Corridor challenges include: 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 and inconsistent
architectural styles, wide variety of building construction types/materials employed, non-uniform setbacks
and limited landscaping.
Strack noted that permitted and special uses within the B-2 District allow for a diverse mix of retail and
service establishments but do not allow residential uses as the corridor is in transition from primarily
residential to primarily business. It is the goal of the City to develop a continues pattern of complimentary
land uses adjacent to the corridor that are dependent on high volumes of vehicular traffic and of an
intensity that's compatible with close proximity to an arterial roadway. The EDA is discussing the corridor
so as to entertain input related to the unique challenges/opportunities presented to development and/or
redevelopment projects in the corridor. Strack noted some items to consider included: (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/or (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.
EDA Board Members discussed whether or not it wished to participate in a redevelopment effort in the
identified corridor. The EDA reached consensus on their interest in improving the aesthetics of the
EDA Minutes -April 19, 2006 Page 2
corridor which would begin with small incremental improvements and potentially mature to a more robust
project. The next step is for MDG, Inc. to create a summary of potential strategies for project/goal
implementation.
Zoning Updates -Input
Rieke introduced the topic. Strack noted that the Planning Commission and City Council were
considering several zoning ordinance amendments a few of which would potentially impact businesses.
Therefore, the EDA was asked to comment on a few of the proposed amendments, one relating to
signage, the other relating to standards within business districts relating to corridor aesthetics.
The sign ordinance amendment is proposed to update the following sections of the sign ordinance:
findings, purpose/intent, effect, severability, non-commercial speech, exemptions and non-conformance.
Sections relating to design standards for downtown and high visibility corridors are proposed to be added.
In addition as a follow up to discussion previously related to business corridor aesthetics, sample
language regarding a transportation corridor overlay district was introduced. The proposed language
would not address appropriate uses, but rather ensure uniform aesthetic standards were incorporated in
certain designated areas. Although the EDA did not review the specific standards, the EDA did discuss
the concept of creating high quality corridors adjacent to major transportation routes through uniform
standards related to viewshed preservation, parking lot location, utility placement underground, building
layout, architectural appearance, lighting and screening. The EDA preferred the corridor overlay approach
to instituting specific standards throughout all commercial districts.
Director's Report.
Carlbom exited the meeting at 4:5Op.m. Rieke introduced the topic. Strack noted the Director's Report
was included in the packet.
Board Member Announcements.
Rieke updated Board Members on the SCAEDP meeting held earlier in the day. Rieke noted that the
"Associate Memberships" were being successful and that the proceeds of the associate memberships
were earmarked for marketing the St. Cloud area.
Adjournment
Motion by Heinen, seconded by Jacobson to adjourn. Motion carried 4:0. Meeting adjourned at 5:00 p. m.
G~~~~~
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