HomeMy WebLinkAbout2006 [03] Mar 15
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Administrator
Judy Weyrens
Mayor
Richard Carlbom
Councilors
AI Rassier
Ross Rieke
Renee Symdnietz
Dale Wick
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www.cityofstjoseph.com
CITY Of ST. JOSEPH
St. Joseph Economic DevelopmentAuthority
Meeting Notice
Wednesday, March 15,2006
3:00 p.m. City Hall
1. Call to Order.
2. Oath of Office: Carolyn Yaggie - Heinen
3. Approval of Agenda.
4. Approval of Minutes.
a. February 15, 2006.
5. Financial Report.
a. Approval of Accounts Payable.
b. Financial Report
6. Business.
a. CSAH 75 Development/Redevelopment.
7. Director Report.
a. Prospect list/Activity Report.
8. Board Member Announcements.
9. Adjournment.
2.1 College Avenue North' PO Box bb8 . Sdint. Joseph, Minnesotd ,,6')74
Phone
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')2.0.')0).72.0i
laX ")2.0.,61.0'542.
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OATH OF OFFICE
I, Carolyn Y aggie-Heinen, do solemnly swear to support the Constitution of
the United States, the Constitution of the State of Minnesota, the laws of the
City of St. Joseph and to discharge faithfully the duties of the office of Board
Member of the St. Joseph Economic Development Authority, to the best of my
judgement and ability, so help me God.
Signed this lSW day of March 2005.
Signature
ATTEST:
CITY OF ST. JOSEPH
Cynthia Smith-Strack, EDA Director
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CITY OF ST. JOSEPH
ECONOMIC DEVELOPMENT AUTHORITY
Meeting Minutes - Wednesday, February 15, 2006
Present: EDA Board Members Ross Rieke (3:05) Richard Carlbom, Bruce Gohman, Ken Jacobson and
Tom Skahen.
Absent: None.
Also present: Ms. Carolyn Yaggie.Heinen and Cynthia Smith~Strack of Municipal Development Group.
Vice Chairperson Carlbom called the February 18, 2006 meeting of the St. Joseph EDA to order at. 3:03
p.m.
Agenda.
Vice Chairperson Carlbom introduced the agenda. Moved by Gohman seconded by Skahen to approve
the agenda as presented.
Motion carried 4-0.
Approval of Minutes.
EDA Vice Chairperson Carlbom noted the minutes from the January 18, 2005 meeting were included in
the packet.
Motion by Skahen, seconded by Jacobson to approve the January 18, 2005 regular EDA minutes as
presented.
Board Member Gohman noted an error in the minutes relating to those absent from the January meeting.
Gohman noted "Carlbojm" should be "Rieke".
Motion amended to include change, approved 4~0.
EDA Accounts Payable.
Carlbom introduced the topic. Strack noted accounts payable for the month included invoice for contract
services in the amount of $2,095.01. '
Motion by Skahen, second by Jacobson to approve EDA accounts payable for the month of January 2006
in the amount of $2,095.01. Motion carried 4-0.
Financial Report.
Carlbom introduced the agenda item. Strack noted the January financial reports were contained in the
packet. Reports presented included: revenue, expense, check register and fund balance.
Motion by Gohman, second by Skahen to approve the January financial reports. Motion carried 4-0.
Rieke joined the meeting at 3:07 p.m.
Future Land Use - 20th Avenue South Corridor.
Rieke introduced the agenda item. Strack noted that the City Council is considering the need to update
the future land use map contained in the Comprehensive Plan for various areas including that adjacent to
the southerly projection of 20th Avenue South. The area is currently guided toward single family
residential development, however, 20th Avenue South will likely be a collector or arterial roadway which
would be incompatible with residential development, especially directly abutting the major roadway
corridor.
EDA Minutes - February 15, 2006
Page 1
Strack referenced a map being distributed for conversation which depicts an area adjacent to the
projection of 20th Avenue which could theoretically be zoned B-3 and serviced by backage roads with .
limited access points onto 20th Avenue South. The theoretical commercial area contained 50 developable
acres not including the 120-foot 20th Avenue right of way. The linear strips represented were 660' deep
and extended from the current terminus of 20th Avenue southward approximately 4,900 'feet.
The Board discussed various land use scenarios including commercial, office and retail facilities and
associated potential densities. The EDA specifically spoke of the potential demand for development in
this area. Strack alluded to ongoing discussions with a large retailer and land speculators regarding the
future corridor. The Board Members discussed the potential for discount retailers to be attracted to the
area. It was the consensus of the Board to recommend the corridor for such uses in addition to new car
dealerships, medical and office facilities. Board Members expressed a desire to let the commercial/real
estate markets dictate the actual type and pace of development in the area. The Board also reached
consensus regarding the level of architectural/aesthetic quality desired for the corridor. The Board
recommends an emphasis be placed on landscaping, fencing, screening and pathways/sidewalks. Strack
noted the current B-3 district requirements would need to be revised to accommodate the Board's vision
for the corridor.
Jacobson left the meeting (3:30 p.m.)
Railway Service to Industrial Areas of the City
Rieke introduced the agenda item. Strack noted that the City Administrator and MDG had met with
representatives from the Northern Lines Railway (NLR) regarding rail service to existing and future
industrial properties. Strack reported that it appeared an opportunity for serVice to additional properties
and/or a joint service point could be possible. Prior to the EDA meeting and as a means of exploring the
issue further, MDG has mailed a letter to 28 industrial property owners to gauge interest in holding an
informational meeting with NRL representatives. Strack reported insufficient interest from industrial
property/business owners regarding an informational meeting with NRL representatives.
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The EDA Board discussed the importance of rail service to existing and/or potential industries within the
City of St. Joseph. Gohman noted existing demand seemed low but a shared terminal could be an asset
in marketing new industrial lots. Rieke inquired as to who would bear the cost of extending a rail spur and
creating a joint terminal facility. Strack stated NLR leases the rail lines from BNSFRailway and extension
of any line required approval by BNSF. Property owners are responsible for all costs associated with rail
line extension from right-of-way acquisition to installation of rail lines meeting BNSF specifications. The
Board discussed their level of interest in participating in rail line extension. EDA Board Members reached
consensus in noting the Board did not have resources available to participate in rail line extension at this
time, however, they did support individual businesses extending rail service to enhance their operations.
Buettner Business Park Covenant Enforcement
Rieke introduced the agenda item. Strack reminded the Board that the EDA is a party to protective
covenants in place in the Buettner BusinessPark and that for a period of twenty years after initial date of
execution of the covenants, the EDA is responsible for administering the covenants. The covenants cover
a wide range of issues from building fayade materials to landscaping and parking lot screening. Over the
previous few months MDG, Inc. has been receiving a large amount of calls from property owners within
the park. Most of the calls amount to complaints regarding other properties within the business park. As a
means of furthering communication, understanding and good-will between property owners Strack
requested the EDA discuss/approve of the convening of a meeting with property owners in the park and
the EDA. The purpose of the meeting would be to review covenant standards with property owners and
address individual complaints/issues in a democratic, confidential and congenial manner. MDG and the
City Administrator have discussed the issue, the City Administrator supports such a meeting
Rieke expressed a need to approach the meeting in a manner that did not further exacerbate potentially
non-productive relationships between property owners. Rieke suggested a neutral location and an
agenda which encourages property owners/tenants to talk about the covenants and how they are .
enforced since eventually the property owners would be responsible for covenant implementation. In
EDA Minutes - February 15, 2006
Page 2
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addition Rieke suggested an approach to the meeting which allows property owners/tenants to get to
know each other and work out a few issues in a friendly atmosphere. The Board embraced the
suggested approach and directed Strack to schedule a lunch meeting for March 15th, 2006. Strack will
mail letters to all tenant/property owners within the Buettner Business Park industrial area.
CSAH 75 Corridor in Viciriity of College Avenue
Rieke introduced the agenda item.
Motion Carlbom, second Skahen to Table this Agenda Item until the March 1 f/', 2006 EDA meeting.
Motion carried 4:0.
Recognition of Service to EDA: Bruce Gohman
Rieke introduced the agenda item. Strack noted that Mr. Bruce Gohman has dutifully tended to and
fulfilled his responsibilities as a member of the St. Joseph Economic Development Authority since 1997.
Strack inquired as to whether or not the EDA wished to recognize Mr. Gohman's commitmentto service
to the EDA.
Motion Carlbom, Second Skahen to authorize/direct Strack to purchase a leather plaque from Shamrock
Leather in appreciation for Gohman's service. to the EDA. Motion carried 3;.0 with Gohman abstaining.
Perimeter Curbing Requirements - Industrial Zoning Class
Rieke intrOduced the agenda topic. The City Administrator has requested the EDA review zoning
requirements relating to the installation of perimeter curbing in the Industrial District.
Currently, Section 52.34-7 (Industrial Zoning District) requires all parking lots meet the requirements of
this section and Section 52.10 (Off Street Parking). Section 52.10.-5 of the City Code requires the
installation and maintenance of necessary curbs or other protection against damages to adjoining
properties, streets and sidewalks. The City has historically required the installation of high-back curbing
within all industrial parking areas even those surfaced with materials other than concrete or bituminous.
The curbing in addition to providing protection from damage to adjoining property the curbing also assists
in directing the flow of stormwater. Occasionally the City has received requests for variance to the curbing
standard. The City is looking to the EDA for a recommendation on the appropriateness of the standard.
Gohman noted that in most situations the high back curbing was probably a good idea. In certain
situations however, Gohman noted a better way of directing stormwater/protecting, Gohman referenced
an example of a lot designated with sheet drainage and how high back curbing could interfere with said
drainage.
The EDA reached consensus noting the high back curb requirements seem quite restrictive for all
applications and suggested providing for some exclusion from the requirements.
Director's Report.
Rieke introduced the topic. Strack noted the Director's Report was included in the packet.
Board Member Announcements.
EDA Board Member Rieke reported on the St. Cloud Area Economic Development Partnership meeting
held earlier in the day. Rieke noted receipt of an orientation packet and discussions regarding a bio-tech
initiative. Rieke noted associate membership in the SCAEDP was increasing.
Strack reminded EDA members of a joint meeting including representatives from the EDA, Planning
Commission, City Council and City staff regarding future transportation scheduled for 6:30 p.m. on
Wednesday, February 2200.
EDA Minutes - February 15,2006
Page 3
Adjournment
Motion by Car/born, seconded by Gohman to adjourn. Motion carried 4:0. Meeting adjourned at 4:58 p.m. .
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EDA Minutes - February 15, 2006
Page 4
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www.cityofstjoseph.com
CITY OF ST. JOSEPH
DATE:
March 8, 2006
Administrator
Judy Weyrens
MEMO TO:
St. Joseph Economic Development Authority
Joanne Foust & Cynthia Smith-Strack, Municipal Development Group
FROM:
Mayor RE:
Richard Carlbom
Accounts Payable - February 2006
February Financial Reports
Councilors
AI Rassier
Ross Rieke
Renee Symanietz Payable To
Dale ~ck MDG, Inc.
Total
A. Accounts Payable:
Following are Accounts Payable for the EDA's Consideration.
For Fund
February Econ. Dev. Service 150-46500-300
Amount
$ 2,014.02
$ 2,014.02
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Action: ,
A MOTION is in order to approve the Accounts Payable.
B. Financial Report:
February 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 1-3155, TIF 1-4 156 and RlF 250).
Action:
A MOTION is in order to approve the financial reports.
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2.)' College Avenue North, PO Box bb8 . Saint. Joseph, Minnesota .,6,74
Phone ,2.0.,6,.72.01 Fax ,2.0.,6,.0,42.
s.
MUNICIPAL DEVELOPMENT GROUP, INC..
25562 WILLOW LANE
NEW PRAGUE, MN 56071
952-758-7399
FAX: 952-758-3711
mdg@bevcomm.net
INVOICE
City of St. Joseph
Attn: Judy Weyrens
City Administrator
PO 668
St. Joseph, MN 56374
Invoice Date 03-01-06
I Payment Terms: 30 days I Customer 10 #: ST J06ED
Project
October Economic Development Services
See attached detail
$1,820.00 Monthly contract fee-35 hrs
$ 194.02 436 miles x .445
$2,014.02
Amount:
Code to: 150-46500-300 for general EDA
Municipal Development Group, Inc.
25562 Willow Lane
New Prague, MN 56071
Remit To:
Dates-EDA
February 01, 2006 EDA Office Hours
February 8, 2006 EDA Office Hours
February 15, 2006 EDA Office Hours & ~DA Mtg
February 22, 2006 EDA Office Hours & DT Mtg.
Total February, 2006
7.00 hrs. C. Strack
8.50 hrs C. Strack
8.00 hrs. C. Strack
7.50 hrs. C. Strack
31:00 hours
Total IADG, Inc. 2006 Hours through February, 2006 = 62
Thank you! We appreciated the opportunity to work with you!
I Check No.
Date:
Principal
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CITY OF ST JOSEPH
EDA Report
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February 28, 2006
2006 YTD February 2006
Account Descr Budget 2006 Amt YTD Amt Balance
FUND 150 Economic Development
E 150-46500-103 Legislative Bodies $700.00 $0.00 $0.00 $700.00
E 150-46500-151 WorkersComp. $100.00 $0.00 $0.00 $100.00
E 150-46500-200 Office Supplies $500.00 $0.00 $0.00 $500.00
E 150-46500-300 Professional $28,000.00 $2,095.01 $5,166.16 $22,833.84
E 150-46500-303 Engineering Fee $4,000.00 $0.00 $0.00 $4,000.00
E 150-46500-304 Legal Fees $1,000.00 $0.00 $0.00 $1,000.00
E 150-46500-321 Telephone $1,200.00 $40.39 $81.23 $1,118.77
E 150-46500-322 Postage $200.00 $0.00 $20.50 $179.50
E 150-46500-327 Tax Increment $0.00 $0.00 $0.00 $0.00
E 150-46500-331 Travel & $500.00 $0.00 $0.00 $500.00
E 150-46500-340 Advertising $1,000.00 $0.00 $0.00 $1,000.00
E 150-46500-433 Dues & $0.00 $0.00 $8,000.00 -$8,000.00
E 150-46500-510 Land $0.00 $0.00 $0.00. $0.00
E 150-46500-582 Computer Software $300.00 $0.00 $0.00 $300.00
E 150-46500-587 Special Projects $0.00 $0.00 $0.00 $0.00
E 150-46500-700 Misc $0.00 $0.00 $0.00 $0.00
FUND 150 Economic Development $37,500.00 $2,135.40 $13,267.89 $24,232.11
FUND 155 TIF 1-3 Borgert (SKN)
.55-46500-300 Professional $155.83 $500.00 $500.00 -$344.17
55-46500-327 Tax Increment $0.00 $0.00 $0.00 $0.00
55-46500-340 Advertising $8.33 $0.00 $0.00 $8.33
E 155-46500-600 Debt Service - $1,384.57 $0.00 $0.00 $1,384.57
E 155-46500-611 Bond Interest $1,735.52 $0.00 $0.00 $1,735.52
E 155-46500-620 Agent Fees $0.00 $0.00 $0.00 $0.00
FUND 155 T1F 1-3 Borgert (SKN) $3,284.26 $500.00 $500.00 $2,784.26
FUND 156 TIF 1-4 St. Joe Development
E 156-46500-300 Professional $1,211.00 $500.00 $500.00 $711.00
E 156-46500-304 Legal Fees $0.00 $0.00 $0.00 $0.00
E 156-46500-327 Tax Increment $0.00 $0.00 $0.00 $0.00
E 156-46500-340 Advertising $50.00 $0.00 $0.00 $50.00
E 156-46500-600 Debt Service - $3,219.97 $0.00 $0.00 $3,219.97
E 156-46500-611 Bond Interest $7,753.88 $0.00 $0.00 $7,753.88
E 156-46500-620 Agent Fees $0.00 $0.00 $0.00 $0.00
FUND 156 TIF 1-4 St. Joe Development $12,234.85 $500.00 $500.00 $11,734.85
FUND 250 Revolving Loan Fund
E 250-46500-304 Legal Fees $0.00 $0.00 $0.00 $0.00
E 250-46500-490 Revolving Loan $0.00 $0.00 $0.00 $0.00
FUND 250 Revolving Loan Fund $0.00 $0.00 $0.00 $0.00
$53,019.11 $3,135.40 $14,267.89 $38,751.22
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CITY OF ST JOSEPH
EDA Revenues
February 28, 2006 .
YTD %
SOURCE SOURCE Descr Budget Rev Revenue Balance of Budget
FUND 150 Economic Development
36210 Interest Earnings $0.00 $0.00 $0.00 0.00%
39201 Transfers from Other $37,500.00 $0.00 $37,500,00 0.00%
FUND 150 Economic Development $37,500.00 $0.00 $37,500.00 0.00%
FUND 155 TIF 1-3 Borgert (5KN)
31050 Tax Increment $0.00 $0.00 $0.00 0.00%
FUND 156 TIF 1-4 51. Joe Development
31050 . Tax Increment $0.00 $0.00 $0.00 0.00%
FUND 250 Revolving Loan Fund
36210 Interest Earnings $0.00 $42.11 -$42.11 0.00%
36212 CDAP Loan Interest $0.00 $144.64 -$144.64 0.00%
39312 CDAP Loan Proceeds $0.00 $1,402.34 -$1,402.34 0.00%
FUND 250 Revolving Loan Fund $0.00 $1,589.09 -$1,589.09 0.00%
$37,500.00 $1,589.09 $35,910.91 4.24%
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CITY OF ST JOSEPH
EDA Expenditures
. February 28, 2006
YTD %
OBJ OBJ Descr BudgetExp Expense Balance of Budget
FUND 150 Economic Development
DEPART 46500 Economic Development Authority
103 Legislative Bodies $700.00 $0.00 $700.00 0.00%
151 Workers Compo Insur. Premo - $100.00 $0.00 $100.00 0.00%
200 Office Supplies $500.00 $0.00 $500.00 0.00%
300 Professional Services $28,000.00 $5,166.16 $22,833.84 18.45%
303 Engineering Fee $4,000.00 $0.00 $4,000.00 0.00%
304 Legal Fees $1,000.00 $0.00 $1,000.00 0.00%
321 Telephone $1,200.00 $81.23 $1,118.77 6.77%
322 Postage $200.00 $20.50 $179.50 10.25%
327 Tax Increment Certification $0.00 $0.00 $0.00 0.00%
331 Travel & Conference Expense $500.00 $0.00 $500.00 0.00%
340 Advertising $1,000.00 $0.00 $1,000.00 0.00%
433 Dues & Subscriptions $0.00 $8,000.00 -$8,000.00 0.00%
510 Land $0.00 $0.00 $0.00 0.00%
582 Computer Software $300.00 $0.00 $300.00 0.00%
587 Special Projects $0.00 $0.00 $0.00 0.00%
700 Misc $0.00 $0.00 $0.00 0.00%
DEPART 46500 Economic Development $37,500.00 $13,267.89 $24,232.11 35.38%
FUND 150 Economic Development $37,500.00 $13,267.89 $24,232.11 35.38%
FUND 155 TIF 1-3 Borgert (SKN)
DEPART 46500 Economic Development Authority
300 Professional Services $935.00 $500.00 -$344.17 136.81 %
. 327 Tax Increment Certification $0.00 $0.00 $0.00 0.00%
340 Advertising $50.00 $0.00 $8.33 83.33%
600 Debt Service - Principal $8,307.42 $0.00 $1,384.57 83.33%
611 Bond Interest $10,413.14 $0.00 $1,735.52 83.33%
620 Agent Fees $0.00 $0.00 $0.00 0.00%
DEPART 46500 Economic Development $19,705.56 $500.00 $2,784.26 85.87%
. DEPART 49301 Transfer to other Funds
700 Misc $0.00 $0.00 $0.00 0.00%
FUND 155TIF 1-3 Borgert (SKN) $19,705.56 $500.00 $2,784.26 85.87%
FUND 156 TIF 1-4 St. Joe Development
DEPART 46500 Economic Development Authority
300 Professional Services $7,266.00 $500.00 $711.00 90.21%
304 Legal Fees $0.00 $0.00 $0.00 0.00%
327 Tax Increment Certification $0.00 $0.00 $0.00 0.00%
340 Advertising $50.00 $0.00 $50.00 0.00%
600 Debt Service - Principal $19,319.82 $0.00 $3,219.97 83.33%
611 Bond Interest $46,523.28 $0.00 $7,753.88 83.33%
620 Agent Fees $0.00 $0.00 $0.00 0.00%
DEPART 46500 Economic Development $73,159.10 $500.00 $11,734.85 83.96%
FUND 156 TIF 1-4 St. Joe Development $73,159.10 $500.00 $11,734.85 83.96%
FUND 250 Revolving Loan Fund
DEPART 46500 Economic Development Authority
304 Legal Fees $0.00 $0.00 $0.00 0.00%
490 Revolving Loan $0.00 $0.00 $0.00 0.00%
DEPART 46500 Economic Development $0.00 $0.00 $0.00 0.00%
F.O Revolving Loan Fund $0.00 $0.00 $0.00 0.00%
$130,364.66 $14,267.89 $38,751.22 70.27%
CITY OF S1 JOSEPH
EDA Check Register
February 28, 2006
CHECK # Search Name Comments FUND DEPART Amount
036898 MUNICIPAL DEVELOPMENT CORP ecta contract 150 46500 $2,095.01
036898 MUNICIPAL DEVELOPMENT CORP 2004 TIF Reports 156 46500 $500.00
036898 MUNICIPAL DEVELOPMENT CORP 2004 TIF Reports 155 46500 $500.00
036907 TOS METROCOM telephone 150 46500 $40.39
$3,135.40
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CITY OF ST. JOSEPH
www.cityofstjoseph.com
DATE:
March 8, 2006
Administrator
Judy Weyrens
MEMO TO:
S1. Joseph Economic Development Authority
Joanne Foust & Cynthia Smith-Strack, Municipal Development Group
FROM:
Mayor RE: CSAH 75 Corridor in Vicinity of College Avenue
'Richard Carlbom
Background:
Councilors At the January EDA meeting the Board directed MDG, Inc. to bring information to the February
AI Rassier meeting regarding current zoning and existing land use in the CSAH 75 corridor in the vicinity of
Ro R" k College Avenue. At the February meeting the agenda item relating to CSAH 75 land use was
ss Ie e tabled until the March meeting.
Renee Symanietz
Dale Wick As you may recall, the EDA requested the information so as to discuss the future of the corridor
in terms of uses, potential for redevelopment and aesthetics.
Attached please find:
1. A copy of the current zoning map for the area.
2. A copy of a map of actual uses in the area.
3. A copy of the B-2 Highway 75 Business District zoning standards.
4. A copy of a diagram referenced in a rezoning request in the summer of 2004 illustrating
potential building pad areas for certain lots adjacent to CSAH 75 and Birch Street. The
diagram is included for purely informational purposes.
Please note the purpose of the district is to: "control the use and development of land and
improvements by creating a mixed land use district near and adjacent to the County State Aid
Highway 75 corridor in the City of St. Joseph. This shall be done by allowing for a mixture of
land uses and by establishing stringent standards for development. This section shall be
administered in a manner which will encourage and promote high-value development in a
manner similar to a planned unit development, taking full advantage of the City's highway
location. It is also the purpose of the Highway 75 Business District that a pleasant, attractive,
and aesthetically pleasing environment be developed. "
The 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.
2. j Coil e g e A v e n u e Nor t h . P 0 Box b b 8 . Sa i n t. J 0 s e ph, M inn e sot a j b ') 7 4
Phone ') 2. 0 . ') b ') . 72. 01 Fax ') 2. 0 . ') b ') . 0 ') 4 2.
The EDA requested this item be added to the agenda so as to entertain discussion related to
the uniquechallengesJopportunities presented to developmentJredevelopment projects in the .
corridor. Among items the EDA may wish to disc~ss are:
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.
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.
Action:
This item is for information and discussion.
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ORDINANCE 52-Z0NITNGORDINANCE
Section 52.32: B-2 HIGHWAY 75 BUSINESS DISTRICT
Subd. 1: _ Intent. The Highway 75 Business District is intended to control the use and
development of land and improvements by creating a mixed land use district near and adjacent to
the County State Aid Highway 75 corridor in the City of St. Joseph. This shall be done by
allowing for a mixture of land uses and by establishing stringent standards for development. This
section shall be administered in a manner which will encourage and promote high-value
development in a manner similar to a planned unit development, taking full advantage of the
City's highway location. It is also the purpose of the Highway 75 Business District that a
pleasant, attractive, and aesthetically pleasing environment be developed.
Subd. 2: Permitted Uses. The following uses are permitted:
a) Business Services
1. Banks
2. Office space
b)
Food Services.
1. Grocery stores
2. Supermarkets
3. Restaurants, except drive-thru restaurants
4. Delicatessen
5. Bakeries whose product is sold at retail on premises
c) Personal Services.
1.
Multiple Retail
2.
Drug stores
3.
Hardware stores
4.
Book stores
5.
Discount ('Big Box') retail stores
52.32-1
......, /l
'-.X,Mr--
~'"
ORDINANCE 52 - ZONING ORDINANCE
6.
Retail apparel stores
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7.
Flower shops
8. Beauty shops and salons
9. Photography shops and studios
10. Funeral homes
d) Medical Services.
1. Medical clinics
2. Dental clinics
3. Veterinary clinics
4. Other institutions providing health care.
e) Farmers Market for the sale of produce only. Notification and the submittal of a
plan to the Planning Commission is required.
f) Movie and Performing Arts Theaters.
g)
Other use determined by the Planning Commission to be of the same character as
contained in this Subdivision.
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Subd. 3: Permitted Accessory Uses. The following uses shall be permitted as an
Accessory Use in the Highway 75 Business District and subject to all the requirements in this
Section:
a) Commercial or business building for a use accessory to the principal use, not to
exceed 30% percent of the size of principal structure.
b) Signs which meet the criteria of Subdivision 9 of this section.
c) Temporary buildings for construction purposes for a period not to exceed
construction.
d) Off-street loading and parking areas, subject to applicable section(s) of this
Ordinance.
e) Fences, landscaping.
52.32-2
.
ORDINANCE 52 - ZONING ORDINANCE
. Subd.4: Uses Under Special Use Permit. The following uses shall require a Special Use
Perinit based on the procedures set forth in Section 52,07.03 ofthis Ordinance:
a) Auto.malls and/or automobile service and gas stations, provided that:
1. Motor fuel facilities are installed in accordance with state and city
standards.
2. Adequate space shall be provided to access gas pumps and allow
maneuverability around the pumps. Underground fuel storage tanks are
to be positioned to allow adequate access by motor fuel transports and
unloading operations minimize conflict with circulation, access and other
activities on the site.
3. Wherever fuel pumps are to be installed, pump islands shall be installed.
4. A protective canopy located over the pump island(s) may be an accessory
structure on the property; however, adequate visibility both on and off
site shall be maintained.
.
5. An internal site pedestrian circulation system shall be defined and
appropriate provisions made to protect such areas from encroachments by
parked cars or moving vehicles.
b)
Office warehousing.
c) Lawn and garden temporary sales area.
d) Lumber yards and home improvement retail centers.
e) New or used auto dealerships.
f) Stone building material sales and service.
g) Recreational vehicle sales and services.
h) Transportation terminals, public utility and transfer stations, without storage
yards.
i) Equipment Services.
1.
Radio and television shops
2.
Appliance repair shops
3.
Appliance show rooms
.
52.32-3
3/
ORDINANCE 52 - ZONING ORDINANCE
j)
Recreational Services.
.
1. Theaters
2. Bowling establishments
3. Clubs and lodges
k) Hotels
1) Motels
m) Drive-through and convenience food establishments, provided that an internal site
pedestrian circulation system shall be defined and appropriate provisions made to
protect such areas from encroachments by parked cars or moving vehicles.
n) Commercial car washes (drive through, self-service and mechanical) provided
that stacking space is constructed, subject to approval by the City Engineer, to
accommodate that number of vehicles which can be washed during a maximum
thirty (30) minute period.
0) Convenience Store with gasoline, provided that:
1.
The sale of food items is in compliance with state and county standards
and subject to the approval of a Health Inspector who shall provide
specific written sanitary requirements for each proposed sale location.
.
2. The approximate area and location devoted to non-automotive
merchandise sales shall be specified in general terms in the application.
3. Motor fuel facilities are installed in accordance with state standards.
Adequate space shall be provided to access gas pumps and allow
maneuverability around the pumps. Underground fuel storage tanks are to
be positioned to allow adequate access by motor fuel transports and
unloading operations minimize conflict with circulation, access and other
activities on the site. .
4. Wherever fuel pumps are to be installed, pump islands shall be installed.
5. A protective canopy located over the pump island(s) maybe an accessory
structure on the property however adequate visibility both on and off site
shall be maintained.
6. An internal site pedestrian circulation system shall be defmed and
appropriate provisions made to protect such areas from encroachments by
. parked cars or moving vehicles.
52.32-4
.
?/z
.~
>.1.
~ '.
.
.
.
ORDINANCE 52 - ZONING ORDINANCE
p)
Postal Stations
q) Uses determined to be of a similar nature as those permitted under Subd. 1, upon
a finding that the uses will not be detrimental to the health, safety and welfare of
the City, and that the use is consistent with the stated intent of the zone as
contained in Subd. 1.
Subd.5: Conditions Applicable to All Special Use Permits. The following conditions
are applicable to all uses under a special use permit:
a) When abutting a residential use in a residential use district, the property is
adequately screened and landscaped.
b) Parking areas shall be screened from the view of abutting residential districts.
c) Vehicular access points shall be limited, shall create minimal conflict with
through traffic movements, shall comply with all appropriate Chapters of this
Ordinance as may be amended and shall be subjectto the approval ofthe City
Engineer.
d) Provisions are made to control and reduce noise in accordance with MPCA
standards.
e)
The entire site other than that taken up by a building, structure or plantings shall
be surfaced so as to control dust subject to the approval of the City Engineer.
f) The entire area shall have a drainage system subject to the approval of the City
Engineer.
g) The architectural appearance and functional plan of the building and site shall not
. be so dissimilar to the existing buildings or area so as to cause impairment in
property values or constitute a blighting influence within a reasonable distance of
the lot.
h) All outdoor storage shall be completely screened from view.
Subd.6: Setback Requirements.
a)
Lot Size. Minimum lot size is 10,000 square feet with a minimum width of 100
feet, except lots platted prior to 1950.
b)
Property adiacent to County State Aid Highway 75. Shall have a ten (10) foot
landscaped setback from the highway right-of-way line. Any structure shall have
a twenty (20) foot setback from the highway right-of-way.
c)
Front yard. Setback shall be twenty (20) feet from the lot line.
52.32-5
ORDINANCE 52-Z0NITNGORDINANCE
d)
Side yard. Setback shall be ten (10) feet from the lot line. If the property's side
yard is adjacent to County State Aid Highway 75, the setback shall conform to
Subd. 5 (a) of this Section.
.
e) Rear yard. Setback shall be ten (10) feet from the lot line, 35 feet if abutting a
residential district.
f) No part of the structure including footings, soffits, gutters or other overhangs shall
encroach on easement areas.
Subd. 6: Height Requirements.
a) Any portion of a structure shall not exceed 3 stories or 40 feet in height. Berming
the building does not allow a building to be constructed higher than 40 feet.
Elevation for the building shall be determined by the average grade of the land.
Subd. 7: Site Coverage. No structure or combination of structures shall occupy more
than 60 percent of the lot area.
Subd. 8: Other Requirements.
a)
Parking Lots. All parking lots shall conform to the standards set forth in Section
52.10. All lots shall include parking controls and other landscaping techniques to
improve their aesthetic quality and to direct the flow of traffic.
.
b) Loading Docks. All loading docks shall conform to the standards set forth in
Section 52.10. No loading docks or overhead doors shall directly face County
State Aid Highway 75.
c) Building Exteriors. All construction of new facilities shall consist of pre-cast or
cast tip up concrete walls, concrete block (painted or decorative), post frame/steel
frame with a concrete block or poured concrete complete perimeter foundation
with frost footings extending a minimum of eight inches (8") above the fmal
grade, and stick built construction. Pre-finished architectural metal panels, with a
minimum twenty (20) year manufacturer color-fast warranty, may be used as a
construction material. The exterior building finish of fifty (50%) percent of all
four sides of the structure, exclusive of windows and doors, shall consist of
materials comparable to: face brick; natural stone or cultured rock; glass; vinyl;
stucco, aluminum lapsiding; cut block; and, concrete block (the surface must be
treated with an applied decorative texture or material). Pre-cast or cast in place
concrete buildings shall provide as much adornment as is possible considering
their exterior finish limitations.
d) Screening. All heating, ventilation and air conditioning equipment, and refuse
storage areas shall be screened and in a suitable location as determined by the
Planning Commission.
52.32-6
.
... cd.:
S-7
.
e)
ORDINANCE 52 - ZONING ORDINANCE
Lighting. All lighting shall he hooded and no light may directly strike County .
State Aid Highway 75 or areas outside ofthe development.
f) Stops and Curbs. Concrete curb to B-612 specifications shall he used for all
automohile stops and for all drive and parking areas.
g) Landscaping. In addition to requirements relating to parking lots, the
Development Plan shall show a unified landscaping scheme for the development.
h) Signs. All proposed husiness signs shall be an element of the Development Plan.
All signs shall conform to the Subd. 10 of this Section.
i) A Lock Box shall be installed on all huildings hefore a certificate of occupancy
will be issued.
Subd. 9: Development Plan Requirements. No building permit shall be issued until the
Planning Commission reviews the development plan to determine that the use and development
is compatible with adjacent land uses, and consistent with the stated intent of this zone. The
requirements of this Subdivision shall not apply to additions to existing buildings which will
increase the size of the building by 25% or less. Upon the request of the Planning Commission,
the City Council will make the final determination on site plan approval. The developer shall
provide the following items to the Planning Commission for any development located in the
Highway 75 Business District:
.
a)
h)
c)
d)
e)
f)
g)
h)
i)
j)
k)
.
52.31, Subd.9 amended 4/2005 (*section subsequently renumbered)
Building location on the lot, drawn to scale.
Building elevations; front, rear and side
Building exterior materials and color.
Locations of ingress and egress points.
Dumpster and solid waste pick-up areas and proposed screening material.
Sign location and dimensions.
Lighting standard and hood detail.
Parking and loading areas identified.
Drainage by the use of arrows and/or contours.
Screening of heating, ventilation and air-conditioning equipment.
Landscaping material including the location, type of plant and size.
52.32-7
ORDINANCE 52 - ZONING ORDINANCE
1)
Fire hydrant and fire lane locations.
.
m) Utility locations.
n) Any other fencing, screening, or building accessories to be located in the
development area.
0) When required, evidence of completion of National Pollutant Discharge
Elimination System (NPDES) permitting program and/or the City of St. Joseph
Storm Water Pollution Prevention Program (SWPPP).
p) If applicable, evidence of compliance with federal, state and local pollution and
nuisance laws and regulations, including, but not limited to glare, smoke, dust,
odors and noise. The burden of proof for compliance with appropriate standards
shall lie with the applicant.
q) Required Feel Aweement.'
1. Payment Required. Any person filing a petition requesting development
plan review shall pay a fee according to the schedule established by the
City Council.
2.
Amount. Fees payable under this section for development plan review
shall be in an amount as established by resolution of the City Council.
Preparation and review of all elements of the required development plan,
as listed and described above, is to be at the sole expense of the developer
and at no expense to the public. The fee is payable at the time of fIling a
petition and is not refundable. In addition to the above fees and in the
event the City incurs professional fees, either legal, engineering or
professional planners, or any other cost, including but not limited to,
postage and publication expenses, the applicants shall reimburse the City
for those fees, and the City officials 'may require an escrow deposit,
cashier's check or letter of credit for these fees prior to the final action on
the application for development plan review. Such escrow or letter of
credit shall be in the form approved by the City Attorney.
.
3. Development Aweement. In the event additional review by the City or its
assigns is anticipated and/or needed during implementation of
Development Plan, or other similar circumstance, the City shall require the
property owner(s) and/or developer(s) enter into a development agreement
with the City. The development agreement shall stipulate the conditions
for approval and the City's authority to inspect the development. The
agreement shall further require the owner or developer, as the case may
require, furnish a cashier's check, escrow account or irrevocable letter of
credit in favor of the City in an amount equal to 110% of all costs
associated with City's review of the development, including but not
52.32-8
.
.-7p
_?l:.
.
.
.
ORDINANCE 52 - ZONING ORDINANCE
limited to, engineering, legal, fiscal and administrative, as estimated by the
City. Such escrow or letter of credit shall be in the form approved by the
City Attorney, shall be conditioned upon the approval of the development
plan.
Subd. 10: Signs. In the B-2 Highway 75 Business district the general provisions apply to
all signs.
a) Business and Wall signs may be erected, attached or painted on to a structure and
Advertising signs shall be prohibited. They are defmed as follows:
1. Business Silm. A sign that is related to the business located on the same
property to which it is located.
2. Wall Sign. A sign painted or placed against or attached to the exterior
wall surface of a building or structure.
3. Advertising Sign. A sign which directs attention to a business, profession,
commodity, service or entertainment which is sold or offered on a premise
other than that on which the sign is located.
b) Business signs may be erected, attached or painted on to a structure, and
maintained in conjunction with a commercial use provided:
1.
Signs shall have a surface area not exceeding one hundred square feet per
sign face with an aggregate total not to exceed two hundred (200) square
feet if double faced. .
2. Such sign except a directional sign, is erected only on the premise on
which the use, to which the sign relates, is conducted.
3. Notwithstanding the above, where two or more separate and individual
businesses are conducting business in separate areas of a single building or
structure, in which each operation owns or leases separate and individual
premises, but share in the use and maintenance of common areas within or
around the structure, then and in those circumstances, each individual
business operation may be permitted to display an individual business sign
as provided in subdivision a) and b) of this Section, except that said sign
must be directly attached to that particular premises actually occupied by
the business operation to which the sign relates.
For the purpose of this subdivision, a combination of two or more business
operations within a single structure includes, but is not limited to,
shopping centers, shopping malls, and subdivided retail, office or
industrial buildings offered for lease or condominium ownership.
4.
All freestanding Business Signs shall be landscaped around the base.
52.32-9
/'77
_5//
ORDINANCE 52 - ZONING ORDINANCE
Except for monument signs, the surface area of the base of any Business
Sign shall not exceed 25% of the face area unless structural engineering
illustrates the face eannot meet the wind loading requirement of the
Building Code.
.
5. The maximum height of a Business Sign shall be 15 feet.
52.31, Subd to.b. amended 4/2005 (*section subsequently renumbered)
c)
Wall signs may be placed <ilr painted against the exterior wall or surface of a
building or structure and are subject to the following regulations:
1. That the wall sign does not exceed one and one-half ( 1 ~) square feet per
lineal lot front footor fifteen percent (15%) of the building frontage area
or seventy five (75) square feet, which ever is the greatest.
2. Wall signs shall not project above the roof.
d) Advertising or pylon signs! shall not be permitted.
Subd. 11: Regulation of Activities Adiacent to Wetlands.
a)
The following acti-yity shall be subject to a 50 foot setback from wetlands:
The construction oli maintenance of a building attached to a foundation,
including but not liprited to, pole buildings. For purposes of this
paragraph, pump houses, moveable storage sheds, recreational docks and
storm water or erosion control devices shall not be considered buildings.
.
b) The following activity shall be subject to a 75 foot setback from wetlands:
The construction ot maintenance of paved driveways or areas designed for
the parking of a vehicle or trailer.
,
c) . The following actiivities shall be subject to a 100 foot setback from
wetlands:
1. The construction or maintenance of a well used for agricultural
irrigation, dr any well less than 50 feet in depth.
2. External storage of materials used in conjunction with industrial or
commercial processing or manufacturing.
3. The storage of waste or refuse generated by industrial or
commercial activities.
4. The construction or maintenance of a septic system.
52.32-10
.
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B\
MUNICIPAL
DEVELOPMENT GROUP, INC.
DATE:
MEMO TO:
March 8, 2006
Mayor Carlbom
Chairperson Reike
City Council Members
EDA Board Members
City Administrator Weyrens
FROM:
RE:
Joanne Foust & Cynthia Smith-Strack, Municipal Development Group
Economic Development Activity Report - February 2006
Municipal Development Group, Inc. has been interacting with a number of prospects throughout
the past several years. 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-
7399. A project number has been assigned to protect the confidentiality of the businesses
prospects.
Proiect 01-E:
This project involves the expansien of a service within the community. MDG has been keeping in
touch with the project contact over the past four 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. Most recent contact included an email on March 8th. Contacted
Project 05-1 on this contact's behalf to forward contact information.
Proiect 01..,f:
This company has been in contact with the EDA regarding potential sites for a commercial
business since August, 2001. MDGhas. forwarded the contact information on a number of
commercial sites at various times throughout the previous four and a half years. The local real
estate representative and the corporate contact both changed in 2005. This prospect is currently
inactive. Most recent contact included a phone call on March 8th.
Proiect 01-1:
This.business originally contacted the City in 2001. Since then the project has undergone periods
of inactivity. On several occasions, as requested MDG has forwarded additional information.
MDG remains in contact with this prospect. Most recent contact included an email on March 1 st.
Proiect 02-L:
This prospect constructed an industrial facility in 2003. The business owner occupies a portion of
the facility with. the remainder used for industrial incubator facilities. The business/property owner
notes difficulty in leasing the incubator space due to competition from an industrial park in the
neighboring township. MDG remains in contact with this building owner on a regular basis
including most recently via mail on March 8th. .
EDA Report - March 2006
Page 1
Proiect 02-R:
This prospect originally contacted the City in 2002, the following year the prospect purchase 8.31 .
acres in the Buettner Business Park. In 2005 the prospect initiated construction of a 17,000 s.f.
industrial facility which will bring an estimated 20 jobs into the community~ The prospect is
expected to occupy the building in May/June 2006. MDG mailed the business owner a letter on
March 8th.
Proiect 03-A:
This group of developers are contemplating a large highway commercial development in an area
not yet annexed into the City. The development representatives are awaiting the results of the
Field Street extension corridor prior to moving forward with a potential project. MDG continues to
maintain active correspondence with this prospect including via email on March 8th.
Proiect 04-8:
This developer purchased an industrial lot in the City in 2004. The prospect has no immediate
construction plans. MDG, Inc. occasionally follows up with this contact including via mail on
March 8th.
Proiect04-F:
This prospect contacted MDG in May of 2004 regarding commercial lease space in the downtown
area. The. prospect continues to express occasional interest in a project in downtown. MDG
remains in contact with this prospect ocCasionally including via emailon March 8th.
Proiect 04-N:
This business is currently a home occupation in an adjacent area. The business owner contacted
the City in 2004 re: industrial acreage. The project has been inactive for several months,
however MDG follows up occasionally with the contact, including via mail on March 1st.
Proiect 05-D: .
MDG spoke to the project representative initially in June of 2005 to respond to very preliminary
requests. MDG met with the prospect and an industry specialist from the Mn. Department of
Employment and Economic Development later in the year. MDG continues to remain in contact
with this prospect including most recently via email on March 8, 2006. .
Proiect 05-1:
This project involves a potential new investment within the business community. Property has
been.secured and concept planning is on-going. MDG met with development contacts on March
1 st and spoke with the development contact on March 8th. A preliminary application for
redevelopment TIF is expected.before the EDA at the April meeting.
Proiect 05-J:
This developer contacted MDG in Mid-December and is seeking three to five acres of industrial
land to establish a new distribution facility. MDG has been in contact with the prospect on several
occasions and has forwarded information to the owners of potential industrial lots in the City.
MDG has met with this prospect and encouraged prospect to secure interest from investors and
financing. In the meantime, MDG occasionally follows up to offer assistance including via mail on
March1~ .
Proiect 06-A:
This project involves the existence of access to rail freight service within the City of St. Joseph.
MDG has been interacting with the rail lessors since January. Letters to all industrial property
owners were mailed in February regarding interest in rail service either singular or shared.
Response from industrial property owners was minimal. MDG/EDA occasionally follow up with
the railway lessor if /when requests for service extensions occur in the future.
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EDA Report.;.. March 2006
Page,2
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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. MDG last
followed up with this contacton March 1st to ensure receipt of mailed information. Project
concerned about existing transportation studies and how they impact potential development.
Proiect 06-C:
This lead was forwarded from the SCAEDP. The contact is interested in two acres of shovel
ready industrial property somewhere in the St. Cloud area. MDG phoned the contact on March
1 st and then emailed information on available lots. Strack followed up with the contact via phone
on March 8th.
NOTES FROM FEBRUARY EDA MEETING:
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Future Land Use - 20th Avenue South Corridor
The EDA has been reviewing potential future land uses adjacent to the southerly projection of
20th Avenue South as requested. The area is currently guided toward single family residential
development, however, 20th Avenue South will likely be a collector or arterial roadway which
would be incompatible with residential development, especially directly abutting the major
roadway corridor. At the February EDA meeting the Board discussed various land use scenarios
including commercial, office and retail facilities and associated potential densities. The EDA
specifically spoke of the type of demands for development in this area. The Board Members
discussed the potential for discount retailers to be attracted to the area. It was the consensus of
the Board to recommend the corridor for such uses in addition to new car dealerships, medical
and office facilities. Board Members also recommended the City embrace a desire to let the
commercial/real estate markets dictate the actual type and pace of development in the area. The
Board further recommended the City enforce a high level of architectural/aesthetic quality for the
corridor, including special emphasis on landscaping, fencing, screening and pathways/sidewalks.
Strack noted the current B-3 district requirements would need to be revised to accommodate the
Board's recommendation for the corridor. .
Railwav Service to Industrial Areas of the City
MDG reported to the EDA that it appeared an opportunity to extend railway freight service to
additional properties and/or the installation of a joint service point could be possible. Prior to the
EDA meeting and as a means of exploring the issue further, a letter was mailed to 28 industrial
property owners to gauge interest. in holding an informational meeting with railway
representatives. Industrial. property/business owners did not express interest in attending an
informational meeting with railway representatives. -The Board discussed the importance of rail
service to existing and/or potential industries within the City of St. Joseph and noted existing
demand seemed low but a shared terminal could be an asset in marketing new industrial lots.
The Board discussed the need for BNSF to approve any extension and the need for benefiting
- property owners to bear the cost of extending a rail spur and creating a joint terminal facility. The
Board discussed their lever of interest in participating in rail line extension. EDA Board Members
reached consensus in noting the Board did not have resources available to participate in.. rail line
extension at this time, however, they did support individual businesses extending rail service to.
enhance their operations.
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Buettner Business Park Covenant Enforcement
The EDA is a party to protective covenants in place in the Buettner Business Park. For a period of
twenty years after initial date of execution 'of the covenants, the EDA is responsible for
administering the covenants. The covenants cover a wide range of issues from building fa~ade
materials to landscaping and parking lot screening. Over the previous few months the City has
been receiving a large amount of calls from property owners within the park~ Most of the calls
amount to complaints regarding other properties within the business park. As a means of
EDA Report - March 2006
Page 3
furthering communication, understanding and good-will between property owners the EDA will be .
convening of a meeting with property owners in the park.
Perimeter Curbino Reauirements - Industrial ZoninQ Class
The City Administrator has requested the EDA review zoning requirements relating to the
installation of perimeter curbing in the Industrial District. Currently, Section 52.34-7 (Industrial
Zoning District) requires all parking lots meet. the requirements of this section and Section 52.10
(Off Street Parking). Section 52.10.-5 of the City Code requires the installation and maintenance
of necessary. curbs or other protection against damages to adjoining properties, streets and
sidewalks. The City . has historically required the installation of high-back curbing within all
industrial parking areas even those surfaced with materials other than concrete or bituminous.
The curbing in addition to providing protection from damage to adjoining property the curbing also
assists in directing. the flow of stormwater. Occasionally the City has received requests for
variance to the curbing standard. The City is looking to the EDA for a recommendation on the
appropriateness of the standard.
The EDA noted that in most situations. the high back curbing was probably a good idea but in
certain situations a better way of directing stormwater and protecting property adjacent to the lot
could exist. The EDAreached consensus in recommending the high back curb requirements
seem quite restrictive for all applications and suggested providing for some exclusion from the
requirements.
EDA Report - March 2006
Page 4
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