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HomeMy WebLinkAbout2002 [11] Nov 20 v ity of St. Joseph .olIege Avenue NW ,0, Box 668, , St, Joseph, MN 56374 (320) 363-7201 St. Joseph Economic Development Authority Fax: 363-0342 Meeting Notice, - CLERK! VVednesday, November 20, 2002 ADMINISTRATOR 4:00 p.m. City Hall Judy Weyrens MAYOR 1. Call to Order Larry J, Hosch COUNCILORS 2. Approval of Agenda Bob Loso 3. Cory EWert Approval of Minutes Kyle Schneider a. October 16, 2002 Regular Meeting Alan Rassier 4. Financial Report a. Approval of Accounts Payable 5. Business a. Marketing materials - Compact disk, web site . 6. Director Report a. Prospect List/Activity Report b. R-evised Economic Development Chapter - Comp Plan c. Industrial lot size - St. Joseph Business Park 7. Board Member Announcements 8. Adjournment . "'- -. . CITY OF ST. JOSEPH ECONOMIC DEVELOPMENT AUTHORITY Meeting Minutes - VVednesday, October 16, 2002 Present: EDA Board Members Bruce Gohman, Larry Hosch, Bob Loso, Mike Deutz and Ross Rieke (4:17p .m) Absent: None Also present: Joanne Foust of Municipal Development Group and Gary Hawkins of Spring Green Lawn Service. Chair Gohman called the meeting of the St. JosephEDA to order at 4:10 p,m. Agenda. Moved by Deutz, seconded by Loso to approve the agenda. The agenda was approved as presented 4:0. Minutes. Moved by Hosch seconded by Deutz to approve the minutes of the September 10, 2002 EDA meeting as presented. Minutes were approved 4:0. Moved by Loso seconded by Deutz to approve the minutes of the September 18, 2002 EDA meeting as presented. Minutes were approved 4:0. Accounts Payable. . The EDA discussed accounts payable for the month of September, 2002 in the amount of $1,593,97 and year to date expenditures as they related to the annual budget. Moved by Loso, seconded by Hosch to approve September Accounts Payable. With all in favor, the accounts payable were approved 4:0. Spring Green Expansion Spring Green Lawn Service is proposing the addition of 2,325 square feet of office and warehouse space to their current facility on Lot 1, Block 5 in St. Joseph Business Park. EDA members discussed the proposed project as it relates to the Protective Covenants for the Business Park. Covenant requirements relating to exterior building façade and landscaping were found to be in compliance, It was the consensus of the EDA that the screening required for garage entrances did not apply as the doors are set back a significant distance from the road. It was the consensus of the EDA that since the parking lot is set back over thirty feet (30') from the front property line and therefore located behind the front yard setback it is not "adjacent" to either the Elm Street or County Road 133 Right-of-Ways; there fore the six foot strip of landscaping with a minimum three foot drop in grade is not required. Mr. Hawkins indicated he will be storing grass clippings inside a concrete or brick storage bin, therefore there will no longer be any outdoor storage, Mr, Hawkins requested approval to use the same type of footing/foundation construction for the addition as he did for the original building. EDA members discussed the purpose of Section 3.05 of the . covenants which state, " All construction of new facilities shall consist of pre-cast or cast tip up concrete 1 I ." j walls, concrete block (painted or decorative), posUi-ame/steel frame with a concrete, block or poured . concrete complete perimeter foundation with frost footings extending a minimum of eight inches (8") above the final grade, and stick built construction. ,,". Mr, Hawkins indicated that it would cost an additional $6,000 to comply with the footing/foundation requirements, Upon review of the covenants, the EDA noted approval from 70% of the property owners, as measured by the square footage of the buildable lots contained within Buettner Business Park, would be needed to adopt an amendment to the covenants to allow alternative footing/foundation construction. Moved by Loso, seconded by Deutz to direct Municipal Development Group Inc. to prepare a proposed amendment to the Protective Covenants which would allow an exception to the footing/foundation requirements outlined in Section 3.05, for the proposed addition to the Spring Green building located on the west ~ of Lot 1, Block 5, Buettner Business Park, and to send it to owners within the Business Park for consideration. The amendment would not apply to other buildings constructed on Lot 1, Block 5 or any other lot within the Business Park. Motion approved 5:0. Tax Increment Financing Report Card and Business Assistance Policy Update. Foust recounted the history of the TIF report card and the Business Assistance Policy and noted a revised Report Card was included in EDA packets, as requested at the September meeting, EDA members reviewed the "Rating and Analysis" form for Tax Increment Financing requests and requested an amendment to Item #2: Jobs Created and Retained to read, "Jobs Created and/or Retained.", and removal of the itemized scoring for jobs created and jobs retained to be combined into one category, "jobs created and/or retained". The EDA also requested removal of item #8, which provided five points if there was a demonstrated need . for commercial/industrial development within the City of St. Joseph, EDA members agreed that there could arguably always be a perceived need for additional commercial/industrial development. Comprehensive Plan Economic Development-chapter. Foust provided a detailed overview of the economic development chapter of the Comprehensive Plan, including portions of the document wherein recommendations for actions were included. EDA members requested the following additions or amendments: Historic Preservation and Downtown Commercial Redevelopment: EDA members recommended the Council appoint a committee to further research the image desired for the redevelopment of the downtown business area, Technology: The lack of high speed data lines north of County Road 75, particularly in the commercial and industrial areas was noted. Satellite is available in these areas. The EDA recommended the City work with telecommunication companies to extend DSL or a T-1 line to the area north of County Road 75, especially to business parks. Downtown Commercial Redevelopment: The EDA requested an additional recommendation that the City work with the Postal Service to extend hours and their carrier delivery service area. Downtown Commercial Redevelopment: The EDA requested that single-family housing be prohibited in the downtown business area. Highway Commercial Development: The EDA requested a policy statement relating to the development of a lighting plan from Interstate 94 and County Road 2's intersection which would be inviting for those traveling into the community. . Commissioner Hosch excused himself from the EDA meeting at 6:30 p.m, 2 2_ , Highway Commercial Development: The EDA requested the addition of a recommendation that · the Council work with Stearns County and encourage them to proceed with acquisition of County Road 2 and County Road 3 bypass right-of-way acquisition, to allow future land use planning in these areas. Industrial Development: The EDA requested an additional recommendation that the City work with the County to either lift weight restrictions on County Road 133 or improve it to 10-ton design standards. Industrial Development: The EDA requested an additional recommendation that the EDA should work with developers to create protective covenants which address building materials, ,landscaping and screening. Industrial Development: The EDA requested an additional recommendation that the city strive to increase its ratio of commercial/industrial tax base to residential tax base. Other minor changes to terminology were also suggested. Proposed changes will be incorporated prior to the Planning Commission's receipt of and review of the Economic Development Chapter. Marketing Materials Marketing materials for the EDA including the City's new web site and a compact disc will be discussed at the November EDA meeting. Project Updates. A report outlining communication with various contacts was included in the EDA's packet. A brief overview of several projects was provided. · Board Member Announcements: Commissioner Deutz requested that the EDA Board review future industrial projects prior to their review by the Planning Commission in order to attempt to resolve unsettled issues. EDA members concurred that they would prefer a special meeting, if needed to fit time schedules, in order to address issues prior to Planning Commission and Council review. He also requested MDG provide potential solutions for unresolved issues. Next Meeting The next official meeting of the EDA is scheduled for November 20, 2002. Adjournment Moved by Deutz, seconded by Rieke to adjourn. AI/ present voted in favor of adjournment, The EDA meeting adjourned at 7:00 p.m. · 3 3 " · This page intentionally left blank. · · ~f .ollege Avenue NW itg of St. Joseph P.O, Box 668, St. Joseph, MN 56374 (320) 363-7201 Fax: 363-0342 DATE: November 13, 2002 CLERK! MEMO TO: St. Joseph Economic Development Authority ADMINISTRATOR JO~~t & Cynthia sm~rack, Municipal Development Group Judy Weyrens FROM: MAYOR RE: Financial Report Larry J, Hosch COUNCILORS Background Bob Loso Attached are copies of the accounts payable for the Economic Development Authority for Cory Ehlert October, 2002. Kyle Schneider Also enclosed is a copy of the EDA financial report. Alan Rassier Action: Following review a MOTION is in order to approve the Accounts Payable and Financial Report. . . r-- ,~) .' A'ft.· INVOICE MUNICIPAL DEVELOPM!i!NT GROUP, INC. . 25562 WILLOW LANE NEW PRAGUE, MN 56071 952-758-7399 FAX: 952-758-3711 mdg@bevcomm.net City of St. Joseph Attn: Judy Weyrens City Administrator PO 668 St. Joseph, MN 56374 Invoice Date 11-5-02 II Payment Terms: 30 days I Customer ID #: ST J02ED Project October Economic·Development Services See attached detail Amount: $1,100.00 Monthly contract fee-28 hrs $ 855.00 14.75 hrs at $60 per hour $ 357.70 Mileage: 980 miles x .365 $2,342.70 Total Remit To: Municipal Development Group, Inc. 25562 Willow Lane . . New Prague, MN 56071 Dates-EDA October 2,2002 Office hours 7.00 hrs. J. Foust October 10, 2002 Office hours 7.00 hrs. C. Strack October 16, 2002 Partnership, Office hrs. & EDA 11.00 hrs. J. Foust October 18, 2002 Loan Agreement, Purchase Agrmt 3.00 hrs. J. Foust October23, 2002 Office Hours 7.00 hrs. C. Strack October 30,2002 Office hours 7.75 hrs. J. Foust Total October 42.75 hrs Thank you/ We appreciated the opportunity to work with you/ , ~ ~ / / ~;/$~Ò u.4' f~=~ Principal I Check No, I Date: . (0 , CITY OF ST. JOSEPH 11/13/0211:40 AM Page 1 EDA Revenues . Current Period: November 2002 YTD % SOURCE SOURCE Descr Rev Revenue Balance of Budget FUND 150 Economic Development 31010 Current Ad Valorem Taxes $33,280,00 $33,280.00 $0,00 100.00% 31050 Tax Increment $0.00 -$15,656.68 $15,656,68 0.00% 34150 TIF DEPOSIT $0.00 $17,000.00 -$17,000,00 0,00% 36210 Interest Earnings $0.00 $138.93 -$138,93 0.00% "-,^~=~^_=y,,~~,~~,,,_~^,,__·_,___,__~_,y_~_~,,_~v_~__.___vA~W_V__"U____.~______v_·____,____~_______~~~_·"~'~_~__'.y~,,~~,~=-=-^' ·~"=_~~·"·____'_V~·_~___AV___W__~~__w_~Y_w<_.,,·,·~,^ FUND 150 Economic Development $33,280,00 $34,762.25 -$1,482.25 104.45% . e 1 . . 11/13/0211:33 AM CITY OF ST. JOSEPH Page 1 EDA Expenditures . Current Period: November 2002 YTD % OBJ OBJ Descr Balance of Budget FUND 150 Economic Development DEPART 46500 Economic Development Authority 103 Legislative Bodies $700.00 $0.00 $700.00 0.00% 151 Worker's Comp, In $30,00 $30,00 $0,00 100,00% 200 Office Supplies $500.00 $280.09 $219.91 56,02% 300 Professional Servic $20,000.00 $20,013,16 -$13.16 100,07% 303 Engineering Fee $2,000.00 $20,00 $1,980,00 1,00% 304 Legal Fees $1,000.00 $0.00 $1,000,00 0,00% 321 Telephone $1,200,00 $717,74 $482,26 59,81% 322 Postage $200.00 $198.14 $1.86 99.07% 327 Tax Increment Cert $0.00 $8,996.73 -$8,996.73 0.00% 331 Travel & Conferenc $500.00 $0.00 $500.00 0.00% 340 Advertising $500.00 $47,00 $453.00 9.40% 433 Dues & Subscriptio $8,500.00 $7,550,00 $950,00 88.82% 582 Computer Software $0.00 $500.00 -$500,00 0.00% 'Y_~'_AY~_.___._~_.·_W__._h_._~_."~Wh~~Y^~'~~~__,~' ~~~_,·'__~___v_'____wy____^___._~~,__v,___.__~______nm~m~____~_~_~.~-~~_~A,~~_~~~"W_^W~·_-~"~^'.~'.-__.._~'V.~·_'_.'_.V._~ ,_ ,____..w·w DEPART 46500 Economic Develop $35,130,00 $38,352,86 -$3,222,86 109,17% FUND 150 Economic Development $35,130,00 $38,352,86 -$3,222,86 109.17% . . ~' . .ollege Avenue NW it}¡ of St. Joseph P.O, Box 668, Date: November 13, 2002 St. Joseph, MN 56374 (320) 363-7201 Memo To: ED~ Boar9jAembers 6'P Fax: 363-0342 Memo From: Joa~ust and ,Cynthia Smith-Strack, Municipal Development Group CLERK! ADMINISTRATOR RE: EDA Marketing Materials Judy Weyrens MAYOR At the September 18, 2002 meeting, EDA members briefly discussed the need to create a Larry J, Hosch community video as a marketing tool. COUNCILORS Rather than creating VHS tapes as in the past, the trend in community marketing has been Bob Loso toward a compact disk and web site development which mayor may not include video Cory Ehlert streaming. A sample of web streaming relating to a community web site may be viewed at: Kyle Schneider www,belleplainemn,com click on economic development on the left and you will be Alan Rassier forwarded toa page with various testimonies from business owners on video stream on the right side of the page. The City of Belle Plaine's EDA is also in the process of completing a marketing cd, If it is completed in time, MDG will bring a laptop computer and sample CD to the meeting for review, The development of the cd was cost shared by their EDA and Chamber of Commerce. MDG has contacted a company in S1. Cloud that also prepares cds, More information will be forwarded as it becomes available. . The City of S1. Joseph has started a web site. The EDA may include information on the site including contact information, available sites, economic statistics, etc. EDA members may wish to discuss desired contents. MDG will prepare sample pages to include and distribute these at the meeting. Action: EDA members are asked to provide their input on a community compact disk (or video) and the web site contents, . 9 , . · This page intentionally left blank. · · to .. .oIlege Avenue NW ity of St. Joseph P.O, Box 668, St, Joseph, MN 56374 DATE: November 13, 2002 (320) 363-720 I Fax: 363-0342 MEMO TO: Economic Development Authority CLERK! FROM: JO~~~t & Cynthia~ith-8track, Municipal Development Group ADMINISTRATOR Judy Weyrens RE: Economic Development Activity Report -October/November, 2002 MAYOR Municipal Development Group has been interacting with a number of prospects throughout the Larry J, Hosch past month. Following is a summary of activities that have transpired. If you have any questions on any of these or other projects, please do not hesitate to contact us at 952-758- COUNCILORS 7399. Beb Lose Cory EWert Business Prospects have been identified by a project number to protect the confidentiality of the Kyle Schneider businesses. . Alan Rassier Project 01-A: The construction of a 67,000 square foot building is underway for this company in the 81. Joseph Business Park. The DTED has approved the $42,000 grant to the City of 81. Joseph from the Minnesota Investment Fund for the establishment of a revolving loan fund, A 'low 'interest (4%, 5-year term) equipment loan will in turn be given to the company. MDG has been working with DTED, the Developer's bank and the Developer's legal council regarding the loan documents. The Council approved the required documents on November 7,2002, . Project 01-E: This project invòlves the expansion of an existing service business in the community. MDG has remained in contact with the business on a monthly basis over the past year and one-half, MDG followed up on November 13, 2002 regarding the timing for the expansion project. Project 01·F This project involves the locating of a fast food restaurant in the City of 81. Joseph, On October 10th MDG met with two company representatives and toured potential sites. A follow~up discussion occurred on October 23rd and November 13th. Project 01-1 This company is considering the purchase of approximately 5 acres in 81. Joseph Business Park for a 12,000 square foot facility. The company has an option on the lot but is waiting to proceed with the closing on the property until they sell real estate they own in another community. MDG left a,phone messages on October 16th and November 13th. Project 01..J This developer owns a commercial subdivision in 81. Joseph. MDG has provided information on the available sites to prospects over the past year. On October 30th MDG contacted the owner to verify lot information. Project 01-N: This commercial business is considering the construction of a 3,000 square foot office facility in 8t. Joseph (not in the 8t. Joseph Business Park). The company has a purchase agreement, contingent onzonihg approval and ássessments, for a newly annexed lot in K&L Properties. MDG placed a follow-up call on October 30, 2002 and a follow-up e-mail on November 13, . 2002. ~\ ~ Project 02-E . This company contacted the city in February 2002. They would like 1 to 1 % acres for a 5,000 square foot commercial business. MDG has followed up on a monthly basis since then, The company contact has requested MDG call him in January to schedule a meeting to review potential sites, Project 02-F This company has been planning an expansion for the past several months and investigating sites in the township, St. Joseph Business Park and a nei~hboring community. MDG discussed the project with company contacts on October 16th and 28 and met with them on November 13,2002. < Project 02-G , This company contacted the city on March 13th requesting information for a possible project in St. Joseph Township. They inquired about annexation and utility extensions, The City Council reviewed the zoning requests on September 18th and 23rd, granting conditional approval. MDG followed-up with a phone call on November 13th. Project 02-L This company contacted the city on April 29th regarding potential space for the construction of a office/warehouse and office facility. They are interested in constructing a 12,800 square foot multi-tenant building in St. Joseph business park, with plans for an additional 9,600 square feet. On 10-10-02 MDG arranged for a meeting with prospect and Leo Buettner at the City offices on 10-16-02 to negotiate purchase agreement terms. On 10-16-02 meeting was held at City offices and purchase agreement subsequently executed. Closing on or before 3/31/03. MDG forwarded additional information on October 18th and November 6th and followed up with a call on November 13th. . Project 02-0 , This company contacted the city on May 6th and requested more information on St. Joseph Business Park and the city. They are considering a 20,000 square foot facility (16,000 sq, ft, manufacturing, 4,000 sq. ft. office). MDG has followed up several times since May, including a letter on September 24, 2002. MDG followed up with prospect on 10/30/02. Prospect thanked MDG for assistance and indicated he had expanded at current site within the City of Sartell. Project 02-R: This company is interested in a site for a 7,000 square foot building. MDG followed up on September 24, 2002. The company inquired about the availability of the lot at the southwest corner of County Road 133 and Fifteenth Street in St. Joseph Business Park. MDG provided the company with Mr. Buettner's phone number. MDG followed up with the prospect on October 23, 2002 via email. Project 02-S A realtor has contacted the EDA and City regarding a lot split to create a 6.43 acre parcel (northerly 6.43 acres of Lot 1, Block 2) in St. Joseph Business Park in August. The Council approved a revised site plan information at their September 19, 2002 meeting. The company was scheduled to close on the lot on September 2i", but delayed closing as they negotiate the purchase of another business, MDG contacted prospect on October 23, 2002 re: status of purchase of property/project. Prospect indicated they are monitoring on a daily basis a competitor's advance through the bankruptcy process, The wish to monitor the status of the competitor's facility prior to proceeding with the St. Joseph project, but are still very interested in the St. Joseph site. Project 02-T . The Department of Trade and Economic Development (DTED) distributed a state wide request for proposals for a company seeking locations for three new facilities, MDG prepared a proposal and submitted it to DTED on August 21, 2002. DTED received 88 proposals. MDG \\~ · followed up with a phone call on October 23rd and November 6th, DTED noted on November 6th that there hasn't been significant progress at this time. Project 02-V This company contacted the City on September 18, 2002. MDG met with the owner and discussed sites, zoning, covenants and incentives. MDG suggested the company, which needs 3,800 to 5,000 sq. feet and is interested in leasing, contact the Project 02-L contact. The company representative noted the proposed lease space in Project 02-L is higher than he is willing to pay. MDG followed up on October 24th and 26th with messages and offers to assist. Project 02-W This contact stopped at City Hall on September 10, 2002 and inquired about the availability of industrial lots. MDG followed up with the mailing of maps and zoning ordinance excerpts on September 18th. MDG called on September 24, 2002 and left a message. Project completed on October 30th with prospect indicating he will stay in current location. Project 02-X This company contacted the City regarding an expansion of their current industrial facility. MDG met with the company on September 24, 2002 and discussed zoning requirements and toured their facility. On October 2nd MDG met with the company to review the site plan as it related to the covenants and zoning ordinance. The project was forwarded to the Planning Commission on October th, the EDA on October 16th and Council on the November th, The Council granted conditional approval of the building and site plan based on the zoning ordinance review. Project 02-Y This prospect contacted MDG on October 7, 2002 indicating he' had met with City representatives a few years ago regarding new construction in the Buettner Business Park. · Prospect met with MDG on October 10, 2002 and noted development plans are in the very initial stages at this time. He requested specific information remain confidential at this time, He is seeking an industrial lot for development of 5,000 to 7000 s.f. office/warehouse facility, Prospect has not ruled out leasing. Information regarding incubator facility was forward~d to the developer. Project 02-Z This company contacted the MDG regarding relocation of their current commercial facility on 10-31-02. MDG followed up on 11/1/02, prospect inquired about commercial spaces either in the downtown or highway areas. Prospect was initially interested in leasing, now preferring to own. Discussed several potential new development and redevelopment sites. MDG again followed up with additional information on November 3rd, 5th, 6th and 11th with the prospect and several building owners. Project 02-AA This prospect contacted the MDG on November 4, 2002 regarding industrial lots within the Buettner Business Park. MDG noted available parcels within the business park, Prospect indicated he would tour the park. MDG met with the prospect on November 6th.. Prospect and MDG discussed lot availability, minimum lot size, price per acre, assessments, covenants and zoning standards, Project 02-88 This prospect contacted MDG on November 12, 2002 regarding available commercial sites for lease for a small retail business, MDG followed up on November 13, 2002. Other: · MDG has been working on the update of the Community Profile for the DTED web site and with the Planning Commission on the review of the Zoning Ordinance and completion of the Comprehensive Plan. 13 · This page intentionally left blank. · · lY . ECONOMIC DEVELOPMENT I. Economic Development Overview The City of St. Joseph is ideally situated along U.S. Highway 94 and County Roads 2, 75 and 133, Located in Stearns County, St. Joseph's economy benefits from its proximity to St. Cloud, access to the major roads and from the colleges of St. Benedict, St. John's University and its growing commercial and industrial bases. The principal components of this section include: · An overview of economic trends in St. Joseph; · Public input on economic development · The impact of the college and university on St. Joseph's economy; · Historic preservation; · Technology available and its impact on economic development; · An overview of commercial development and goals for future (re) development; and · An overview of industrial development and policies and goals for future (re) development II. Economic Trends Economic trends can be important indicators as to the economic health of the community. Following is a summary of several economic indicators including income/wages, labor force and commercial and industrial construction. . Income: The 2000 Census reports a median family income in St. Joseph of $ 44,737, with male full-time year- round workers earning an average of$33,344 per year while female full-time year-round workers earn an average $22,007 per year. The per capita income in St. Joseph ($12,011) is significantly lower than the township, county, state and federal averages of $18,384, $19,211, $30,742 and $28,546, respectively, - This is most likely due to the presence of college students who either do not work or hold only part-time jobs, While the 2000 Census reports the median income for Stearns County increased 19 percent from 1989 to 1999, it also indicates St. Cloud had the fourth highest city population of individuals 18 and older living in poverty, with a total of 7,171. More than 20 percent of St. Cloud families led by a female (and no male present) were living in poverty. Almost 50 percent of those families had children under 5 years of age, Among cities of 1,000 or more, St. Joseph had one of the highest portions of people 65 and older living in poverty at 34 percent. Neighboring city, Avon, had the lowest percent of families in poverty at one percent. TABLE 11-1 INCOME PROFILES: STEARNS COUNTY CITY OF ST. JOSEPH AND ST. JOSEPH TOWNSHIP Per Capita Median Median Male full-time Female full· Income Family Household year-round time year- Income Income income round income Stearns Co. $19,211 $51,553 $42,426 $34,268 $23,393 St. Joseph City $12,011 $44,737 $38,937 $33,344 $22,007 St. Joseph $18,384 $51,321 $45,396 $32,039 $22,288 . Township Source: 2000 Census City of St. Joseph Comprehensive Plan, 2002 Chapter 11, Page 1 \~ · Wages: The Department of Economic Security indicates typical wages for employees in areas outside the twin cities range from $8.50 per hour to $27.73 per hour. Support and production workers average $9.23 per hour ($19,200 per year) while general managers and top executives average $27.02 per hour ($56,201 per year). The Minnesota Work Force Center reported the wages identified in Table 11-2, for the first quarter, 2002 for the S1. Cloud municipal service area. Hourly wages ranged from $7.24 per hour for food preparation and service occupations to $26.59 per hour for management positions. A majority of positions in the S1. Cloud area were "office and administrative support" occupations (18.06% of all jobs) which paid an average of $10.79 per hour. The average median wage for positions in the S1. Cloud MSA was $15.03 per hour. As previously noted, the 2000 Census reports that 35.4% of S1. Joseph residents are employed in sales and office positions, 26% in management, professional and related occupations, 18.6% in service occupations, 7.1 % in construction, extraction and maintenance occupations and 0.6% in farming, fishing and forestry occupations, TABLE 11-2 SAINT CLOUD AREA MSA WAGE ESTIMATES FIRST QUARTER, 2002 Median Wage Wage Range Wage Range % ofTotal Occupational Class Per Hour Median Annual Per Hour Per Year # Emcloved Jobs FarminQ, FishinQ and Forestry Occupations $11.44 $23,795.20 $11.44 - 9.04 23,795 -18,803 130 0.15% Life, Physical and Social Science Occupations $17,42 $36,233.60 $24.92 -13.68 51,833 - 28,454 240 0.28% · LeQal Occupations $25,36 $52,748,80 $39.36 -15,67 81,868 - 32,593 360 0,41% Architecture and EnQineerina Occupations $20,15 $41,912,00 $28.48 -14,19 59,238 - 29,515 660 0,76% Arts, Design, Entertainment, Sports & Media Occupation $13,56 $28,204.80 $19.35 - 6,90 40,248 -14,352 830 0,96% Protective Services Occupations $15,27 $31,761,60 $26.93 - 7,05 56,014 -14,664 880 1,01% Computer and Mathematical Occupations $21,12 $43,929,60 $25.42 -15.53 52,873 - 32,302 1,100 1,27% pommunity and Social Services pccupations $15,14 $31,491.20 $20,51 - 9.72 42,660 - 20,217 1,300 1.50% Personal Care and ServiceOccupations $8.18 $17,014.40 $13.50 - 6,97 28,080 -14,498 1,380 1,59% Healthcare Support Occupations $10.59 $22,027,20 $16,02 - 7.62ur 33,321 -15,849 2,060 2,37% Business & Financial Operations pccupations $17.64 $36,691.20 $26,75 -10.21 55,640 - 21 ,237 2,630 3,03% Building & Grounds Cleaning & Maintenance Occupation $8.77 $18,241,60 $18.15 - 7.38 37,752 -15,350 2,900 3,34% ManaQement Occupations $26,59 $55,307,20 $48.00 - 10. 73r 99,843 - 22,318 3,370 3,88% !construction and Extraction Occupations $16.98 $35,318.40 $26,01 -12.72ur 54,101 - 26,458 3,450 3,97% Installation, Maintenance and Repair tT echnicians $15,53 $32,302,40 $26.09 - 8,87 54,267 -18,450 3,530 4,06% Healthcare Practitioners and Technical Ioccupations $19,83 $41,246.40 $56.41-11,00 117,332 - 22,880 4,400 5,06% Education, Training and Library · Ioccupations $16.81 $34,964,80 $25.98 - 7,66 54,038 -15,932 4,930 5.67% City of St. Joseph Comprehensive Plan, 2002 Chapter 11, Page 2 1(0 . ransportation and Material Moving Occupations $11,90 $24,752.00 $19.92 - 8.24/ 41,434 -17,139 6,910 7,95% Food Preparation and Serving Related Occupations $7.24 $15,059,20 $10.95 - 6.42 22,776 -13,354 7,340 8.45% Sales and Related Occupations $8.89 $18,491.20 $24.81 - 7.02 51,605 - 14,602 11 ,250 12,95% Production Occupations $11.36 $23,628.80 $19.98 - 7.44 41,558 -15,475 11,560 13,30% Office and Administrative Support Occupations $10.79 $22,443.20 $16.90 - 7.88 35,152 - 16,390 15,690 18.06% AVERAGESITOT ALS $15.03 $31,252.95 $24.81 . 9.63 51,610 - 20,038 86,900 100.00% Source: Minnesota Workforce Center (wage estimates 1 st quarter 2002, employment data 2000) Labor Force: Employment statistics from the 2000 census indicates a workforce in S1. Joseph of 2,729, 2,585 of the workforce (individuals over the age of sixteen) were employed (5.3% unemployment rate), The 2000 Census reports that a majority of S1. Joseph residents are employed in sales and office positions (35.4%) followed by management, professional and related occupations (26%), service occupations (18.6%), construction, extraction and maintenance occupations (7.1%) and farming, fishing and forestry occupations (.6%). As illustrated in Table 11-2, major employers within St Joseph include educational and religious facilities such as the college and Monastery. In addition the community has a variety of manufacturing and retail 'facilities. S1. Joseph's top fifteen (15) employers provide over 1,000 jobs to the area. Table 11-3 lists the major employers in the area. TABLE 11-3 . MAJOR EMPLOYERS - ST. JOSEPH 2002 Employer SIC Products/Services Employee Count College of St Benedict's 8221 Colleges & Universities 440 DBL Labs Inc, 3851 Ophthalmic Goods 177 St Benedict Monastery 8661 Religious Organizations 102 W Gohman Construction Co 1542 Nonresidential Construction, nec 40 Vic West Steel 3441 Fabricated Structural Metal 36 MCO Lens Crafting 3851 Ophthalmic Goods 31 Scherer & Sons Trucking 4213 Trucking, Except Local 27 Accu Serv 7374 Data Processing Services 26 La Playette Bar & Restaurant 5813 Drinking Places, Alcoholic Beverages 25 St Joseph Parish/School 8661 Religious Organizations 23 SuperAmerica 5541 Gasoline Service Stations 21 St. Joseph, City of 9121 Government Offices 17 First St Bk of St Joseph 6022 State Commercial Banks 17 Metro Plumbing & Heating 1711 Plumbing Heating & Air Conditioning 16 St Joe Gas & Bait 5541 Gasoline Service Stations 10 Source: August, 2002 Phone Survey- MDG Inc. (Full-time equivalent jobs) As depicted in Table 11-34, the Minnesota Department of Economic Security, in 1990, estimated a 21,21 % increase in projected employment for Stearns County for the period 1990-2020, with the . largest growth occurring in the 45-64 and 65+ years labor pools, as well as with additional females entering the labor force. A decrease in the number of young adults in the work force was anticipated, City of S1. Joseph Comprehensive Plan, 2002 Chapter 11, Page 3 [Î · which is consistent with the projected decrease in these age groups as identified in Table 3-3 of Chapter 3. Actual 2000 workforce numbers exceeded the 2020 projections which were prepared in 1990, 2000 Census data containing labor force projections was not yet available at the time of this Comprehensive Plan update. TABLE 11-4 STEARNS COUNTY LABOR FORCE - HISTORICAL AND PROJECTED * 1990 Census. The number of people available within the Stearns County labor force has been steadily increasing over the past twelve (12) years, Historically the unemployment rate has fluctuated within Stearns County and within the state of Minnesota, with the unemployment rate in Stearns County generally slightly higher than the state average, While the labor force is projected to continue to increase, the unemployment rate may fluctuate with the economic status of the area, state and nation. Table 11-5 provides historical labor · force statistics. Note, the actual labor force numbers shown below for 2001 exceeded the 2020 projected labor force numbers. TABLE 11-5 STEARNS COUNTY - UNEMPLOYMENT RATES Stearns #in # in Stearns Stearns County State of County Stearns Co. Labor Unemployment Minnesota Labor Co, Labor Force Rate Unemployment Force Force Unemployed Rate Employed 1990 65,576 61,838 3,738 5.7% 4,9% 1991 67,414· 63,592 3,822 5,7% 5.1% 1992 67,198 63,750 3,448 5.1% 5.2% 1993 69,231 65,742 3,489 5.0% 5,1% 1994 72,013 69,096 2,916 4.0% 4.0% 1995 73,269 70,273 2,995 4.1% 3.7% 1996 73,714 70,052 3,662 5.0% 4.0% 1997 72,967 69,994 2,973 4.1% 3.3% 1998 74,135 71,978 2,158 2.9% 2.5% 1999 76,913 74,652 2,261 2.9% 2.8% 2000 78,332 75,590 2,742 3.5% 3,3% · 2001 80,159 76,980 3,180 4.0% 3,7% Source: Minnesota Workforce Center City of S1. Joseph Comprehensive Plan, 2002 Chapter 11, Page 4 I ~' · Commercial/Industrial Construction: Building permit reports indicate commercial and industrial building construction has averaged over $1.2 million per year for the past 5 % years. St. Joseph is experiencing additional commercial development along County Road 75 which has, in the past, occurred in adjacent cities; Waite Park and St. Cloud, In 1999 a business park was opened at the northeast intersection of County Road 133 and County Road 75, The St. Joseph Economic Development Authority has a cooperative marketing agreement in place with the property owner to assist in promoting the development of the park, which includes both highway commercial and industrial lots. Additional highway commercial developments as well as discussions for redeveloping the downtown have also occurred in the past year. Residential developers have also expressed increased interest in developing large subdivisions within St. Joseph and the orderly annexation area, As residential units increase, there will be increased demand for retail and professional services, TABLE 11·6 BUILDING PERMITS 1997-2002 Type of $ Value $ Value $ Value $ Value $ Value $ Value Construction 1997 1998 1999 2000 2001 To Sept. 24, 2002* Commercial and industrial 996,000 1,611,000 1,508,100 361,500 639,990 3,904,530 New, additions and remodelina proiects · Single-Family (new) 4,171,000 1 ,926,000 3,131,000 2,361,120 6,040,500 3,810,000 Single-Family (remodeling and 73,700 200,420 247,900 268,100 306,021 393,650 additions) Multi-Family buildings (new)- Includes CSB 25,000 625,000 1,000,000 3,000,000 0 0 Multi-Family (remodel) 0 30,000 53,000 833,800 82,500 0 Non-profit ** 1,297,000 2,083,500 1,211,991 790,840 134,000 236,289 Total 6,562,700 6,475,920 7,151,991 7,615,360 7,203,011 8,344,469 Source: City of St Joseph Building Permits-excludes signs, fences, garages and sheds * 2002 through September 24, 2002 ** Non-profit includes the college, city and church facilities Over the past several years, St. Joseph's tax base has consisted of approximately 85% residential (single and multiple-family) assessed market value and 15% commercial/industrial assessed market value, The following table compares the assessed values for residential and commercial/industrial properties within several cities in Stearns County. St. Joseph falls in the middle of the selected cities for both total market value and ratio of residential to commercial/industrial assessed market values. In order to support the growing residential tax base, the St. Joseph Economic Development Authority has recommended striving for a higher commercial/industrial tax base ratio. · City of S1. Joseph Comprehensive Plan, 2002 Chapter 11, Page 5 19 . TÁBLE 11-7 ASSESSED MARKET VALUES PAYABLE 2002 City in Residential! Multi-Family Commercial Total % Res. % Comm.l Stearns Co. Seasonal Apartments Industrial Market Value Industrial Rockville $ 23,466,100 $ 3,048,400 $ 1,761,000 $ 28,275,500 93.8% 6,2% Sartell $ 411,998,300 $ 12,670,500 $ 49,415,700 $ 474,084,500 89.6% 10.4% Cold Spring $ 105,555,400 $ 6,507,400 $ 18,210,900 $ 130,273,700 86,0% 14.0% St. Joseph $ 103,716,700 $ 9,114,400 $ 18,982,100 $ 131,813,200 85.6% 14.4% Avon $ 52,609,200 $ 1,801,000 $ 12,723,500 $ 67,133,700 81,0% 19,0% Sauk Centre $ 117,023,300 $ 6,063,000 $ 31,974,400 $ 155,060,700 79.4% 20,6% Waite Park $ 148,508,400 $ 64,617,900 $ 180,056,800 $ 393,183,100 54.2% 45.8% * Source: Steams County Assessor's Office Economic summary: Most economic indicators suggest St. Joseph will continue to prosper. The disparity in per capita income between Stearns County and the State of Minnesota is expected to continue to decrease. Labor force numbers have surpassed projections prepared in 1990, which suggested a 21,21 % increase over the next twenty (20) years. The unemployment rate, while higher than the state average, has remained below the national unemployment rate, St. Joseph's employment opportunities are diverse with a variety of educational, government, manufacturing, and retail positions, These are anticipated to continue to grow. Building construction of commercial and industrial facilities has fluctuated in the past five years, Additional industrial and commercial construction will depend upon the availability of industrial and commercial land . for development. Various agencies in the St. Joseph area coordinate economic development activities. These include the St. Joseph -Area Chamber of Commerce, St. Joseph Economic Development Authority (EDA) and City Council. In 2001, the EDA adopted a strategic plan for economic development. Many of the goals and policies have been incorporated within this chapter. III. Public Input on Economic Development In order to obtain community input on economic development within the city, several questions relating to commercial and industrial development were included in the community survey. In addition, the topic was discussed at the neighborhood meeting as well as at a business meeting, Following are comments that were received: Positive economic attributes for Sf. Joseph: As a part of the survey/interview· process participants were asked what one major change they have observed over the past five (5) years, The number one response was growth, As a part of the survey process, the following were listed among the top 10 positive attributes of the community; St. Joseph has a Main Street and a downtown, businesses know each other and there are good places to meet and eat. Participants at the Neighborhood meeting identified the following positive attributes relating to economic development: Historical attributes, the downtown atmosphere and the existence of small businesses (e,g, . Meeting Grounds, Meat Market). City of S1. Joseph Comprehensive Plan, 2002 Chapter 11, Page 6 9-Û (. . As a part of the Business Meetings the following were identified as positive attributes of doing business in St. Joseph: · Small town atmosphere. · Friendly place to do business. · Location. · Educational facilities; and · City government works well with developers. Economic Development Challenges: As a part of the survey/interview process, participants were asked to identify the major challenges facing St. Joseph. Responses relating to .economic development included; · Growth management, fiscally and a balance of business growth with residential growth · Retaining small, local businesses and an attractive main street business area · Avoiding being assimilated into St. Cloud and maintaining individuality · Aesthetics - parking lots on Main Street As a part of the neighborhood meetings the following were identified as challenges relating to economic development; · Growth management · Transportation planning and the division of the community with County Road 75, · Maintaining a kindergarten through 1 ih grade education system within the community, · Utilization of downtown space; keeping downtown alive; developing a theme for the downtown · Retaining residents and businesses who have a stake in the community. · Equalizing the tax base % commercial/industrial to % residential . · Preserving the small town identity; and · Working relationship between the college, residents and businesses Participants at _ the Business Meetings identified the following challenges relating to economic development: · Limited acreage available. · Increasing costs of land. · Securing skilled laborers (unskilled easy to find); and · Discrepancy in residential and business tax classification rates, Additional economic opportunities: Respondents to the community survey/interview process and business meetings identified the following businesses or services as potential additions to the community: · Pharmacy/Drug · Nice restaurant; e.g. steak house · Retail grocery store · Fast food restaurant · Library · Nice/little shops - "Stillwater romance" with lighting and awnings · Bookstore · Bakery · Adult bar · Arts and crafts · Mall with clothing · Auto dealer/maintenance · Recreational center/senior center . City of 81. Joseph Comprehensive Plan, 2002 Chapter 11, Page 7 óLl · Public assistance to promote economic development: The state of Minnesota requires public entities to establish wage and job goals for businesses which are receiving public financial assistance or a "business subsidy". St. Joseph is considering a revised policy wherein employers receiving public financial assistance shall pay wages equal to 90% of the median wage for the applicable job classification in the St. Cloud Metropolitan Statistical Area as defined by the Minnesota Workforce Center or $11.00 per hour excluding benefits, whichever is higher. As a part of the community survey, respondents were asked what wage would warrant public assistance for businesses planning to expand or relocate to St. Joseph, Responses were as follows: federal minimum wage (6%), minimum of $8.00-$10.00 per hour (18%), minimum of $10,01-$11.99 per hour (35%), minimum of $12.00 per hour (35%), and undecided (6%), As a part of the business meetings, minimum wage requirements for businesses participating with financial assistance programs were discussed. Business owners indicated that they felt the score for use of incentives should be based on more than the number of jobs created. They thought consideration should be given to automating the workplace, improving working conditions and remodeling, They noted they felt it was appropriate to give assistance to businesses creating jobs with starting wages at $10.00 to $12,00 per hour. Business owners were also very interested in low interest loans for small business expansion and technology upgrades and a revolving loan fund, IV. Impact of St. Benedict College and St. John's University St. Joseph is home to St. Benedict College, while St. John's University is located just outside of the corporate limits, In December of 2000, an "Economic Impact of St. John's University and the College of St. Benedict on the Local Economy" was completed by a number of students for the Department of Economics. Among the positive economic contributions the colleges have on the local economy listed · were: · Employment and wages for approximately 1000 students and faculty members, a majority of which live locally; · The impact OD the housing market - rental properties; · Visitors/tourism to the campus and community; and · Spin off impact on local businesses (ego Bank accounts, groceries, additional labor force) While the report included specific dollar amounts in which it felt the colleges impacted the community, it did not take into account the re-use of the college land if it were not there and the taxes that other uses would generate. It also classified the spending of wages and other dollars "locally" rather than specifically within the city of St. Joseph, Therefore, while it is known the colleges playa very important role in economics of the city, a dollar impact figure is not included in this chapter. At the Business Meeting, business owners discussed the impact of the college on their companies, A majority of business owners present noted they are very supportive of the diversity, culture and educational atmosphere the colleges bring to St. Joseph, A majority agree the college and its staff and students do add to retail sales. A few expressed concerns about the college and monastery owning and holding land that is generating revenue but not being taxed, Recommendations relating to the presence of the college and university in the area: 1. City leaders and College administrators and student representatives should continue to meet on a monthly basis to discuss activities at the city and college level, impacts on housing and integration of students with homestead property residents, ~ Implementation: Mayor, City Administrator, College of St. Benedict, St. John's University. · City of 81. Joseph Comprehensive Plan, 2002 Chapter 11, Page 8 gd- - 2. The City and College of St. Benedict should explore cooperative ventures to provide cultural activities for the community. > Implementation: College of St. Benedict, City's Community Education. 3. 'Retail and service businesses should strive to serve students and employees at the college by sponsoring a "Welcome Back to College Promotion" or similar event to draw student to local services. > Implementation: Chamber of Commerce, College of St. Benedict and St. John's University. V. Historic Preservation The City of St. Joseph is proud of its rich history and small town nature and charm, Several sites of historical significance are located within the City including: St. Benedict's Monastery and College Historic District located at College Avenue and Minnesota Street, the Catholic Church of St. Joseph located at Minnesota St. and College Avenue and the First State Bank building located at 23 Minnesota Street West. A S1. Joseph Historical Society was formed in 2002. There are ten to twelve active members who serve to preserve history and artifacts, The organization currently utilizes space in the upper level of the bank, The Historical Society plans to become active in the Welcome Center proposed along the Lake Wobegon Trail. They also have photographs of original downtown buildings, should retail and service businesses desire to restore original facades. The City currently does not have historic preservation standards or zoning regulations which prohibit the . demolition or alteration of the buildings. If a building owner completes mitigation procedures, a building of historical significance could be demolished, Community survey results_ indicate 82% of those responding noted a need for local controls relative to historic preservation; 6% indicate stricter controls are not needed, The remainder of those responding (12%) were undecided. Those responding in favor of stronger local controls noted historic preservation guidelines need common sense applied; need to be fair and balanced, and not too strict that people are afraid to buy a building. Recommendations relating to historic preservation: 1, The City Council should appoint a community to identify the image desired for the downtown commercial district and the desirability of adopting design standards which address items such as the exposure of original architectural features, colors, awnings, construction materials and historic preservation. If determined design standards are desirable, it is recommended the City assist through the establishment of a low interest revolving loan fund to financially encourage and support such changes, Application for a commercial rehabilitation small cities development grant may assist in the fund development. > Implementation: City Council to appoint a committee. . City of St. Joseph Comprehensive Plan, 2002 Chapter 11, Page 9 d3 · VI. Technology St. Joseph's telecommunication profile includes high-speed internet access services and computer resources at the College of St. Benedict. As a part of the business meetings participants noted the technology available is top notch, mostly due to the presence of the College in the community. Remote distance learning, high-speed internet access and digital technology are utilized by some of the businesses. Many businesses were interested in technology updates being assisted via low interest loans, While high speed data lines for internet connections are available south of County Road 75, this type of ,technological service is only provided north of County Road 75 via Cloud Net satellite service, With the presence of commercial and industrial business parks located north of County Road 75, the EDA has recommended working with telecommunication companies to extend DSL or T-1 lines north of County Road 75, Recommendation relating to technology: 1. Research the establishment of a low interest loan through state and regional sources or local tax levies to support commercial/industrial technology upgrades. ~ Implementation: St. Joseph Economic Development Authority and City Council. 2. The Economic Development Authority should work in cooperation with telecommunication companies to extend DSL or T-1 lines north of County Road 75 to improve telecommunication services in the commercial and industrial business parks in those areas, · ~ Implementation: St. Joseph Economic Development Authority, VII. Downtown Commercial Business District It is essential that a community understands the importance of all commercial and industrial areas and the overall impact each has on the community as a whole. The city's zoning ordinance classifies commercial areas as either General Business District or Highway Business, as illustrated on Map 11-1, The General Business District is located primarily within District 5, while the Highway Commercial Development is within Districts 1, 4, 6, 7, 9 and 11. Building/Infrastructure Condition St. Joseph's downtown is comprised primarily of retail and professional services as well as the College of St. Benedict. Governmental offices including the city offices and post office attract consumers and employees to the downtown area. A majority of the buildings in the downtown were constructed between 1850 and 1915. Several are in fair to poor condition, While the Uniform Building Code applies to new and remodeled structures, design standards regulating construction materials or building design do not exist. As a part of the survey process, 50% of the participants indicated they felt the overall condition of buildings within St. Joseph are "Fair" (on an "Excellent, Good Fair, Poor" scale), noting buildings in the downtown are getting old and in need of façade improvements or a facelift. They noted Highway 75 buildings are in better condition. Survey participants suggested the redevelopment of the downtown to be come a destination with ambiance and charm. As a part of the business meeting, business owners favored the development of a park in the downtown, providing available parking was not diminished or further compromised. They also favored redevelopmenUrevitalization of the downtown to enhance the distinctive nature of the area. Some expressed an interest in not a "themed development" but redevelopment more along the lines of rediscovering the historical architecture of existing structures, The · St. Joseph EDA has identified several parcels for potential redevelopment, along with possible funding sources (tax increment financing, low interest loans, tax abatement) to assist businesses with (re) City of 81. Joseph Comprehensive Plan, 2002 Chapter 11, Page 10 ;t-( . development projects. The EDA has also discussed the possible submittal of a Small Cities Development Grant for Commercial rehabilitation in the future. The bank has offered to assist with low interest loans for commercial rehabilitation projects as well. The Chamber of Commerce has been active in beautification of the downtown and is in the process of completing a second phase of funding the installation of decorative lights, sidewalk pavers and flowerpots. The Chamber of Commerce received $165,000 in funds and in-kind donations for the completion of phase II. A third phase is planned for the future. Parking Parking in the downtown includes on-street parking, public parking lots and private parking lots. In order to support customer and employee parking, one parking standard suggests there be 1 to 3 parking spaces per 1,000 gross square feet of commercial space. It is suggested that 4 to 6 parking spaces be provided per 1,000 gross feet of commercial spaces such as malls. While the city has not completed a detailed parking study, business owners have expressed a concern regarding the availability of parking in the downtown area. The City maintains a parking lot behind the city offices for public use, however the lot is underutilized. Suggested methods to alleviate parking problems or perceived parking problems may include posting time limits for some of theon-street parking stalls where short-term parking is needed, This discourages downtown employees from using prime customer spaces. The installation of signage along College Avenue directing individuals to the municipal parking lot may also assist in further use of this space, As a part of the business meeting downtown merchants expressed concern that parking is a barrier to development in the downtown area. They suggested zoning standards, which require a specified number of parking stalls, limit development in the downtown. They indicated people are not willing to walk from the City parking lot to establishments on Minnesota Street. Participants also feel apartment tenants take up valuable parking spaces. . Traffic Traffic in the downtown is heavy with County Roads 2 and 75. 1999 traffic counts indicate 7,300 vehicles per day at the intersection of County Road 2 and Fourth Avenue NW and 4,700 vehicles per day at the intersection of County Road 2 and Second Avenue NW to College Avenue. High traffic counts provide businesses with high visibility and access, Challenges, however, include pedestrian conflict and traffic congestion. The proposed connection of County Road 2 to Country Road 3 is projected to alleviate traffic congestion, reduce safety hazards and provide opportunities for redevelopment in the downtown, Commercial development in other parts of the City and the region compete with the St. Joseph Downtown commercial area. If the City plans to preserve the downtown central core as a commercial center, there are certain strategies which can be undertaken to escalate the area's drawing power. As commercial business begins to concentrate in the areas along Road 75, the Downtown may experience a decline in customer business, One way to keep the Downtown a vital part of the community is to modify it to become a self-supporting area outside of the commercial development toward the highway, The City can encourage particular types of business services in the Downtown area, which are not available in the highway commercial areas, such as local government facilities, professional, and specialty services. Recommendations for Downtown Commercial (Re) Development 1. Areas for potential Downtown expansion or development should be identified with respect to the acquisition and rehabilitation of substandard properties or the preservation of structures for rehabilitation, ~ Implementation: St. Joseph Economic Development Authority. . City of 81. Joseph Comprehensive Plan, 2002 Chapter 11, Page 11 ;2~ 2, Governmental and semi-governmental services and buildings including the City offices and the . post office impact the vitality of the downtown business district. These services should be encouraged to remain (City Hall) and permitted (Post Office) in the downtown business district. The City may wish to work with the Postal Service to extend the carrier delivery service area and post office hours. » Implementation: City Council and Postal Service. 3, To further accommodate downtown (re) development the City Council should consider appointing a committee to review downtown commercial district standards or design guidelines including construction materials, colors, restoration of or¡ginal architectural features, signage and awnings and/or establishing a low interest revolving loan fund to assist with the implementation of these goals. » Implementation: City Council. 4. Ongoing maintenance and renovation of downtown buildings is needed to ensure the physical conditions are maintained or improved. The City 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. 5. Traffic circulation and congestion concerns should be addressed through volume analyses and origin-destination studies to determine causes of problems and effects if not resolved, and potential benefits to be derived by proposed solutions. . » Implementation: Police Department, Public Works Department, City Engineer and City Council. 6. If development on existing municipal parking lots in the downtown occurs, replacement parking equal to the number of spaces lost should be required. » Implementation: Planning Commission and City Council. 7, The City should consider ways to alleviate the parking shortages in the downtown through the use of signs to limit specific spaces to two hours or less parking as well as signage to direct customers to the municipal parking lot. » Implementation: Planning Commission and City Council. 8. New single-family housing within the downtown core area should be prohibited due to compatibility concerns. Housing more appropriate in this type of setting is of a multiple family type, such as senior housing in which residents may walk to nearby services, Adequate off-street parking and open space should be provided for residential uses. » Implementation: Planning Commission and City Council. 9. The pedestrian circulation system should be enhanced by improving sidewalks, street furniture, and mitigate conflicts with traffic and street intersections by providing proper separation and signage control and enforcing such signage regulations. » Implementation: Public Works Department and City Council with enforcement by the Police Department. . City of St. Joseph Comprehensive Plan, 2002 Chapter 11, Page 12 :;lJJl VIII. Highway Commercial District · Significant highway commercial construction occurred within the past ten years, With projected growth in the City, and increased traffic along County Road 75 and Interstate 94, the City anticipates continued highway commercial development within the next several years. Therefore, St. Joseph should plan to utilize the properties along County Road 75 and potential commercial areas along Interstate 94 to establish attractive commercial areas, Since the highway corridors serve as commercial districts for the City, the development should be complimentary to the services in the Downtown, These developments should be of a specialized nature exhibiting needs of highway access and visibility. City financial assistance to highway commercial growth should be limited to non-competing commercial activity which is deemed in the best interest of the community and which would not occur without assistance. The City should promote commercial development in designated centers and commercial "nodes" that not only offer higher efficiency in land use and development, but also offer a higher level of aesthetics, The City's zoning ordinance currently does not contain minimum lot sizes for highway commercial lots. Minimum lot sizes, larger than the downtown commercial area, should be established that will discourage uncoordinated small lot commercial development. Community input during the survey process, neighborhood meeting and land use meeting focused around a need to maintain attractive highway corridors and gateways to the community and avoid the typical strip commercial developments, which occur in neighboring communities. A desire to retain uniqueness and individuality was expressed repeatedly. In order to accomplish this, the City may wish to consider building standards,. attractive landscaping requirement, environmental beautification, and controlled parking, loading and street service standards. The City should plan now to allow for the market potential which will occur in the future and implement commercial land use policies and guidelines as the future market warrants. · As a part of the Business meeting, zoning regulations relating to highway commercial developments were discussed. Participants favored larger lot sizes, façade requirements, green space requirements and landscaping standards as a means of promoting the character of the community. Many remarked the reason they do business in St. Jos~ph is because of personal relationships with customers, They noted they did not want CSAH 75 to be built up like Division Street in St. Cloud. Business owners favored the development of commercial and combination commercial/light industrial establishments adjacent to CSAH 2 and frontage roads to optimize visibility and maximize access to business establishments, Survey participants and participants in Neighborhood and Land Use meetings were asked where future commercial development should occur. Respondents suggested along the County Road 75 corridor to the east, along BBtti Avenue by the Delwin south to Arcon area, along the County Road 2/County Road 3 bypass and along Interstate 94 at the intersection of County Road 2. Participants at the Land Use meeting noted the need to control aesthetics in this area as the topography of 1-94 allows travelers to see this area from a higher grade. Policy Statements for Highway Commercial Developments 1. Commercial developments along County Road 75 and County Road 2 should be complimentary to commercial and service uses of the Downtown. ~ Implementation: Planning Commission and City Council through the identification of 'permitted uses' within the highway and general commercial areas in the zoning ordinance. 2. Commercial developments along 1-94/County Road 2 and County Road 75 should be of a specialized nature exhibiting the unique needs associated with major highway access and visibility, · ~ Implementation: Planning Commission and City Council through the identification of 'permitted uses' within the highway commercial areas in the zoning ordinance, City of St. Joseph Comprehensive Plan, 2002 Chapter 11, Page 13 9'7 · 3, In newly developing areas, direct property access to County Road 2 and County Road 75 should be prohibited and should be accommodated via a frontage road system, ~ Implementation: City Engineer, Planning Commission, City Council and Stearns County. 4, A plan to extend lighting along County Road 2, from the Interstate 94/County Road 2 intersection into the community should be developed and implemented, ~ Implementation: Public Works Department, City Engineer and City Council. 5. The City should encourage Stearns County to proceed with the right-of-way acquisition for the County Road 2/ County Road 3 bypass to allow the future planning of commercial land uses and their access points. ~ Implementation: City Council and Stearns County Highway Department. 6. Commercial and service centers should be developed as cohesive, highly interrelated and coordinated units with adequate off-street parking and appropriate regulated points of access. ~ Implementation: Planning Commission and City Council, through the zoning ordinance and site plan approval. 7. Revisions/additions of certain development standards should be considered to insure the quality of development desired by the community including minimum lot sizes, lot coverage, landscaping standards, building construction, lighting, screening and outdoor storage, ~ Implementation: Planning Commission with input from the Chamber of Commerce, · Economic Development Authority with final action by the City Council. 8. Commercial maintenance codes may be enacted and enforced to help insure that the commercial development maîntains community character on an ongoing basis. ~ Implementation: Building Inspector and City Council. 9. Immediate, short-range market potential and demands for activities that are not suggested for a site or area by the Comprehensive Plan or allowed by the Zoning Ordinance should not be the sole justification for a change in activity. ~ Implementation: Planning Commission and City Council. 10. Safe and convenient pedestrian movement should be considered within all service and commercial districts, including research on the feasibility of an overpass or underpass for bicycle/pedestrian traffic over or under County Road 75, ~ Implementation: Street Commissioner, City Engineer and City Council. 11, Efforts to achieve commercial redevelopment should be encouraged and promoted. ~ Implementation: Economic Development Authority. · City of St. Joseph Comprehensive Plan, 2002 Chapter 11, Page 14 ;)~ . IX. Industrial Development · St. Joseph is fortunate to have a diverse industrial base including major employers MCO-DBL Labs, Vicwest Steel, Borgert Products, Gohman Construction, Scherer & Sons Trucking and many smaller manufacturers. The City has one primary industrial area located on the northeast side of the community, north of County Road 75, within Planning District 11. St. Joseph's industrial land was zoned based on several key criteria including access to County Road 75 and County Road 133, topography and compatibility with adjacent land uses. The industrial area includes a portion of Buettner Business Park (approximately 45 acres), Borgert Industrial Park (approximately 15 acres) and St. Joseph Industrial Park (approximately 40 acres) or a total of 100 acres, of which an estimated 40 acres remain vacant but have utilities in place. Participants in the Business meeting indicated CSAH 133 needs to be updated to a ten-ton roadway or exempted from weight restrictions, They also indicated the current truck route through the City is not properly designed, as it is difficult to make turns and to access CSAH 75. Business owners favored façade, landscaping, outdoor storage and building material standards. Future industrial areas: Participants in the Business Meeting favored combination commercial/very light industrial uses adjacent to CSAH 2. They also suggested continued industrial development adjacent to current industrial areas. Participants of the Land Use meeting concurred with industrial development adjacent to existing industrial zoned properties, provided it does not impact wetlands in the area, They expressed concerns with locating industrial facilities, including warehouse type facilities, adjacent to the Interstate 94/County Road 2 as this is a gateway to the community, The City's Economic Development Authority has adopted tax increment finance policy and has bonding authority to assist and encourage industrial development. · Policy Statements 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, Future industrial areas should be located adjacent to current industrial zoned land, provided it does not negatively impact or encroach upon wetlands in thè area. ~ Implementation: Economic Development Authority and City Council. 2. Traffic generated by industrial activity should be prohibited from penetrating residential neighborhoods. ~ Implementation: Planning Commission and City Engineer through site plan approval and long range transportation planning. 3. The Economic Development Authority should promote industrial developments that maximize the return on city investments in public facilities and services, expand the tax base, provide quality employment opportunities and compliment existing services, ~ Implementation: Economic Development Authority. 4. Existing industrial uses and new industrial development should not cause pollutants or contaminants to be emitted into the surrounding environment (including air, soils, ground water, drainageways, sanitary sewer and storm sewer) in excess of State and Federal regulations. · ~ Implementation: Building Inspector and Planning Commission. City of 8t. Joseph Comprehensive Plan, 2002 Chapter 11, Page 15 ;Ie¡ . . 5. Industrial areas should be adequately screened and appropriately landscaped and designed according to City standards. For both existing and new industrial development, regulations should be maintained with criteria regarding: building appearance and materials; screening of outside storage areas; screening of off-street parking facilities; use of landscaping; and proper handling of environmentally sensitive areas. ~ Implementation: Planning Commission, Economic Development Authority and City Council. 6, Efforts should be undertaken to limiting heavy/noisy industry to a specific area within current and future industrial zoning districts to reduce the impact of these industries on residential areas. ~ Implementation: Planning Commission and City Council. 7. Continued expansion of the City's industrial and commercial tax base should be encouraged to assist in paying for needed services and in reducing tax impact on housing costs. Increasing the ratio of commercial/industrial assessed market value to residential assessed market value from historical 15%/85% ratios may be fostered through zoning of properties and economic development programs, ~ Implementation: Planning Commission, Economic Development Authority and City Council. 8. A study should be conducted to identify future industrial park property and methods of developing the industrial park prior to the full occupancy of existing industrial parks. . ~ Implementation: St. Joseph Economic Development Authority and City Council 9. 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 10. Alternative fiscal incentives should be investigated to attract new desired industries to St. Joseph, ~ Implementation: Economic Development Authority and City Council 11. Due consideration should be given to all potential physical implications and services and facility demands (Le., traffic generation, sewer and water demands, etc) of any proposed industrial development. Extension of utilities and annexation of areas about to become industrial in nature should occur prior to the issuance of building permits for the industrial construction, ~ Implementation: St. Joseph Public Works Department, City Engineer, Planning Commission and Council. 12. The City should work with the Stearns County Highway Department to redesign County Road 133 to increase the weight limits from 9 ton restrictions to 10 ton weight restrictions or to waive the restrictions. . ~ Implementation: Public Works Department, City Engineer and City Council. City of St. Joseph Comprehensive Plan, 2002 Chapter 11, Page 16 3'0 ~ · 13. The Economic Dèvelopment Authority should work with developers of new industrial parks to develop covenants which provide for aesthetically pleasing and quality developments. ~ Implementation: Economic Development Authority. The City should focus on providing a balance of industrial growth to support the community's tax base and to provide jobs, commercial growth to provide services to employees and residents and housing development to provide housing opportunities for all. · · City of St. Joseph Comprehensive Plan, 2002 Chapter 11, Page 17 31 · This page intentionally left blank. · · 3d- .ollege Avenue NW ity of St. Joseph P,o. Box 668, St. Joseph, MN 56374 (320) 363-72Q.I DATE: November 13, 2002 Fax: 363-0342 MEMO TO: Economic Development Authority CLERK! ADMINISTRATOR FROM: Joanne Foust & Cynthia Smith-Strack, Municipal Development Group Judy Weyrens RE: Industrial Lot Sizes MAYOR Larry J,Hosch We have received inquiries from a couple of smaller industrial prospects inquiring about the COUNCILORS availability of 1 'Y2 to 2 acre industrial lots. The protective covenants for the S1. Joseph Bob Loso Business Park restrict lot sizes to 3 acre minimum lots. The Planning Commission is Cory Ehlert currently reviewing the zoning ordinance to discuss several items including industrial lot size Kyle Schneider standards. Alan Rassier One of the prospects requested the EDA discuss lot size requirements, specifically within the S1. Joseph Business Park, Any reduction would require an amendment to the covenants, EDA discussion and input is requested. No formal action is required at this time. . 33 . · This page intentionally left blank. · · ,3~·