08-09-95 Council Minutes - Laserfiche WebLink

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MINUTES CITY COUNCIL AUGUST 15, 1995 firm looks at the public finance issues, Maxfield Research does the market research looking at the reality of what is needed and would be viable for the area, and Hoisington Koegler does the urban design and planning looking at the physical forces. Mary Bujold, Maxfield Research, reported that her firm has been looking at the retail, office, and residential markets in the area as well as demographics of Little Canada and the surrounding area. Bujold reported that Little Canada is forecast to see continued population and employment growth into the 2000's. Significant qrowth occurred during the 1980's. This will slow, but that is not unusual. Most growth in Little Canada will be infill. Bujold reported that demographics show Little Canada as a young community. The highest population group is in the 25 to 44 years of age range. However, there is a very substantial growing senior population. Incomes in Little Canada are modest. There is a strong loyalty and pride in the community. People choose to live here because of convenience to downtown St. Paul and other employment areas of the Twin Cities. Little Canada is in the Roseville School District. Housing costs are more moderate than some of the surroundinq communities. Bujold reported that Little Canada has a sizable residential base near the Rice Street/Little Canada Road area. This is a strong advantage because development will have this residential base to support it. Bujold reported that the majority of retail and service businesses along Rice Street and Little Canada Road are neighborhood oriented. There is the need for certain types of destination businesses. There is a substantial amount of small office space in this area. Bujold pointed out that there is a low vacancy rate in the northeast sector. Bujold reported that marketing opportunities which exist for the area include a demand for additional neighborhood-oriented retail as well as destination retail. Additional small to medium-sized office development is needed, as is additional residential and senior housing. Bujold reported that traffic flow will increase along Rice Street which is an opportunity to increase the diversity of what is offered along Rice Street. Rice Street on the south near Highway 36 and on the north near 694 provides opportunities for corporate users. A small motel could be supported in the area. However, Bujold did not believe that the intersection of Rice Street and Little Canada Road 3