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HomeMy WebLinkAbout[02] Comprehensive Plan Update. ~ ~ CITY OF ST. JOSEPH ~~~;~w. city-o[stjosepl- corn DATE: March 19. 2008 MEMO TO: St. Joseph Planning Commission Ad~,~h,~~uenoi FROM: Cynthia Smith-Strack Municipal Development Group ~udy \~eyrens RE: Comprehensive Plan Update Nleyor Background: AI Rassler This month our discussion topic is the first half of the land use chapter of the 2008 Comprehensive Plan update. Counalor5 ~ce~-e f-~~ck The following items are attached for your review prior to the meeting: Rick `chul~z ~. Summary results from the February 27`" Community Meeting. Renee Symanietz Dale \4~ick 2. A draft of the first half of the land use chapter of the 2008 CPU. 3. Copies of the marked up maps from each group created at the February 27'" Community Meeting. Request: Input in kindly sought on the following specific points; however, please feel free to comment on any of the material provided. 1. Establish or begin to establish a VISION STATEMENT to include in the CPU. The vision statement should reflect on comments from the February Community Meeting (attached) when small group discussion relating to: (a) In 2030 I want people to say those who participated in this planning effort...; (b) In 2030 I want to describe ST. Joseph to my friends as .... A few samples to start your discussion follow. In 2030 St. Joseph will be a town on the rise which embraces its history, its citizenry and its quality of life." '7n 2030 St. Joseph wit! be a community that maintains its historic downtown character, which benefits from a diverse tax base, plentiful natural and recreational resources and forward-thinking leadership." "In 2030 St. Joseph will have maintained its small town character while providing a diverse fax base with housing and recreational opportunities for all ages and backgrounds. Recognizing its strengths in: • Strong, centralized educational system • Vibrant, friendly downtown • Organized, well-managed growth zs College Avenue Aorth P~ Box boL~ Saint ~o;ep!~, A~linnesota SC379 Prone ~zo_3b3 ~zoi Fax 3zo 303-034 2. Discussion and comment on areas where redevelopment/reinvestment is needed. 3. Discussion and comment/direction on future land use, especially in areas of change and areas included in the potential orderly annexation agreement expansion. 4. Specific goals, objectives and policies included in the general policy plan. 5. Commentldirection on specific planning districts -how many & where they should be. Action Comment/discussion/direction on the attached portion of the land use plan. .. ~. CITY OF ST. JOSEPH wWw.cityo(stjoseph.com DATE: March 19, 2008 MEMO TO: St. Joseph Planning Commission Administrator ~udy ~%yrens FROM: Cynthia Smith-Strack, Municipal Development Group RE: Community Meeting Results Mayor AI Rassier Following are results by category/discussion and associated group maps from the Comprehensive Plan Update community meeting held on February 27, 2008. Councilors GROUP DISCUSSION RESULTS: Steve Frank Rick Schultz A. The following are great things about the St. Joseph community .. . teepee Symanietz Dale W1ck Small town feel, community spirit (4) • Good access • Schools (2) • College: educational and cultural events (3) • Have opportunity for a healthy mix of growth • Park system • Infrastructure Diverse ages • July 4th Festival • History and traditions Natural resources • Location (2) • New & old energy • Farmer's Market • Cultural opportunities B. The following are things we need to work on to make St. Joseph better .. . • Working relationship between College, Monastery, and City needs improvement and transparency. Healing of past hurts and moving forward together. • Greater interaction with increasing diversity of St. Joseph city and community. • Work on increasing businesses, services, and work opportunities. • More diversity in housing. • More green programs. • Lower taxes. • Downtown redevelopment. Public transportation. • Better animal control. • Better community recreational facilities. • Betterjob of maintaining natural resources. • New policy for paying for street costs. zS College Avenue North PO Box bb8 Saint ~oseph, A/linnesota 56374 Phone 3zo_3b3-~zoi Fax 3zo.3b3.o34z • Growth of school system. Improve transportation (rail) system. • Balance residential, commercial & industrial growth. C. In 2030 I want people to say those who participated in this planning effort .. . • Did the City a great service. • Had accurate foresightlinsight (2). • Were community oriented. • Were optimistic about the future. • Got it right. • Were smart enough to go 'green' and preserve natural resources. • Allowed growth but didn't lose small town. Had a good sense of a healthy mix of growth. D. In 2030 I want to describe St. Joseph to my friends as .. . • A safe, friendly community (2). • A result of good planning. A model of green development. • More multi-cultural. A community with a small town feeling (2). A livablelhealth community that is environmentally friendly (2). • A community with a health balance of tax base (commercial, apartment, and single family). A community with a strong educational system. AREAS OF STABILITY/AREAS OF CHANGE: Areas of stability/change are illustrated on a draft, marked-up map attached to this memo. Common areas identified for protection as stable areas included: Northland, Liberty Pointe, Graceview, Foxmore Hollow, Morningside, Pond View subdivisions and residential areas south of CSAH 75, east of 15' Avenue NE, north of Iverson, and west of 16'h Ave SE, except property owned by the College of St. Benedict east of CR 121. Other areas of stability included the College and Monastery and the existing industrial park. Areas of change included the Central Business District, the CSAH 75 corridor, areas adjacent to potential new roadways (i.e. CSAH 2 reroute, 20~h Avenue, and the Northern east/west collector), areas adjacent to the new Kennedy Elementary in the River's Bend Subdivision, and property owned by the College east CR 121. The areas overlapped in three different areas as circled on the marked up map. AREAS TO PRESERVE H~ PARKS Community meeting participants were asked to identify areas of significant environmental importance, beneficial open space OR valuable history. The following areas were identified: Sauk River (2) • Areas identified as being eligible for listing on the National Register of Historic Places (3). Watab River • Large wetland complex south of CSAH 75 east of the current corporate limits (2). In addition participants were asked to identify priorities areas for investment in parks. The following were identified' Wobegon Trail Millstream Park (west) (2) Kleinfelter Park (3) Lake Sarah • Sauk River Park (River's Bend Subdivision) FUTURE LAND USE Copies of marked up maps from the community meeting representing future land use scenarios are attached to this memo. Areas for low density residential development are colored yellow; high density residential orange; commercial blue; and, industrial pink. LAND USE 1 LAND USE PLAN 1. PURPOSE The Land Use Plan is the navigational hub and center-point of this Comprehensive Planning effort. The land use plan sets forth the City's diagram for the desired form, pace and intensity of future growth and redevelopment. All subsequent planning efforts including, but not limited to, facilities, utilities, and fiscal planning will stem from this common center. Land use planning will help St. Joseph prepare for success in reaching its 2030 vision. A basic goal for the land use plan involves guiding investment and resources to designated areas and helping to stabilize areas where little change is expected over the course of the plan. In addition, this portion of the Comprehensive Plan describes existing patterns of development and compares/contrasts that with desired patterns of development. For example, the land use plan identifies under-utilized areas within established neighborhoods; as such the City may wish to direct rehabilitation resources (time, policy and fiscal) toward those under-utilized areas. In another example, the City may wish to move away from lineal, single tier highway commercial development toward the establishment of commercial nodes centered on high functioning intersections. Other fundamental purposes of the land use plan include: maintaining and promoting cost-effective, orderly development and redevelopment patterns throughout the City; enhancing the quality of life within the City; and, resisting deterioration of the developed areas of the City. This portion of the St. Joseph Comprehensive Plan includes: • Analysis of existing land use inventory by type and volume; • Analysis of zoning classifications and lot standards; • Analysis of potential reinvestment areas, identification of areas of stability and areas of change; A future land use plan and maps; and, • Land use goals, objectives, and policies. Good land use planning equates to sound municipal policy-making. ~w---~~ ,~rC~if:.f~: sfll~i ~'~1 ASK: lloes this plan prepare St. Joseph for success in pursuing its vision"? City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 1 LAND USE The vision for future growth and development of land forms the basis of this plan. As defined throughout various public input efforts, refined by the St. Joseph Planning Commission and stated in the Introduction to the Comprehensive Plan, the following Visioning Statement is the guide for the development of this element of the Comprehensive Plan: COMPREHENSIVE TASK FORCE TO DEVELOP THIS STATEMENT AT March 26T" MEETING City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 2 LAND USE II. EXISTING LAND USE A. EXISTING LAND USE INVENTORY Land use analysis assists with identification existing land use volumes and historic trend identification. In addition, land use analysis can help determine potential vacant and redevelopable parcels within the current corporate limits. This analysis offers a framework for projecting land use demand and guiding the type of use, the pace of development and the intensity of future growth. Table 4-1 on the following page illustrates existing land use in the City in 2008 as determined through analysis of 2008 payable property tax data obtained from the Stearns County Assessor's Office and compiled by SEH, Inc. The information included in Table 4-1 is merely an estimate based on limited information available and should not be construed as an exact number. Map 4-1 at the close of this chapter illustrates existing land uses by tax classification within the corporate limits and the area subject to an orderly annexation agreement. It is important to recognize the difference between the volume (area) of existing uses based on tax classification and the volume (area) of uses within each zoning classification. Existing land uses and volumes of acreage within existing zoning classes can vary EXISTING LAND USE INVENTORY widely depending on the accuracy of the official zoning map and is based on property tax the volume ofnon-conforming uses. class,ificati~,n The 2000 Census identifies 1.86 square miles of land area within °" ~ St. Joseph. The land area has increased substantially since the `~~{ 2000 Census. A total of 2.21 square miles or 1,416 acres have '_~ ,.,~ been annexed from St. Joseph Township to the City of St. Joseph since the year 2000 for a current land area of 4.07 square miles. Property tax classifications may or may not be equal to the Low density (i.e. one and two family residences) and agricultural EXISTING ZONING CLASSIFICATION uses comprise the majority of existing land uses within the City of St. Joseph. An estimated 5,182 acres (39%) of the City and ,5-, annexation area contain potentially environmentally significant or ~.~, ~V4T~ --__._.~ __._... sensitive features. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 3 LAND USE TABLE 4-1 2008 LAND USE VOLUMES Land Use Acreage Percentage~~ Non-classified - MDG review reveals agricultural properties 776.6 32.2% Agricultural 195.6 8.1 Agricultural - Duplex or Triplex (Homestead) 0.0 0.0% Agricultural - Partnership or Extra Full Homestead 0.0 0.0% Agricultural -Son/Daughter and MotherlFather 0.0 0.0% AGRICULTURAL 972.2 40.3% Right of Way 310.7 12.9% ROW 310.7 100.0% Church Property -Sanctuaries and Educational Facilities 12.3 0.5% l Church Property -Other Residences and Parsonages 0.6 0.0% Church Property -Service Enterprises 110.2 4.6% CHURCH ~ 123.1 5.1% Commercial Land and Buildings 15.2 0.6°10 Mixed Use Residential - 1-3 units 114.4 ii 4.7% Commercial Land and Buildings - (preferred) 159.4 6.6% COMMERCIAL 289.0 12.0% Industrial Land and Buildings 0.7 0.0% Industrial Land and Buildings - (preferred) 23.2 1.0% INDUSTRIAL 23.9 1.0% Private (Nonpublic) Academies, Colleges, and Universities 55.5 2.3% PRIVATE EDUCATIONAL 55.5 2.3% Public Burying Grounds 9.3 0.4% Public Elementary and Secondary Schools 15.4 0.6% Public Utilities and Attached Machinery 0.0 0.0% Municipal Law Enforcement, Fire, and Administration 18.9 0.8% Municipal Public Property -Other 106.6 4.4% I Municipal Public Service Enterprises 7.1 0.3% Stale Public Property 0.0 0.0% Federal Public Property 8.0 0.3% Public UtilitieslAttached Machinery - (preferred) D.8 _ 0.0% PUBLIC 168.1 8.9% Residential 396.5 16.4% Residential -1 Unit (Non-Homestead) 39.9 1.7% Residential - 4 or more units 23.1 1.0% Residential -Duplex or Triplex (Homestead) 0.0 0.0% Low Income Rental Housing 4 or more Units 3.2 0.1 Manufactured Home Parks _ 6.8 0.3% Seasonal Recreational Residential 0.6 ' 0.0% _ RESIDENTIAL 470.1 24.2% Tax Exempt Miscellaneous (Undefined) _ 0.7 0.0% MISC. 0.7 0.0% I * Source: Steams County City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 4 LAND USE B. EXISTING LAND USE DESCRIPTION/ANALYSIS Various land uses currently exist within the City and are generally the result of residential growth on the edges of the original townsite. Following is a description of each of the land uses within St. Joseph. Residential Land Uses Comprising 24 percent of the City, residential development (single family, two family, multiple family, and manufactured homes) is one of the largest land use types in St. Joseph. Although residential land uses are located throughout the City, more aged housing stock is primarily centered in an area surrounding the City's original plat. New residential developments are located (1) north of CR 75 between First Avenue NE and Eighth Avenue NE and (2) in the southeast portion of the City. There is limited unplatted land zoned residential remaining in the City; vacant acreage is primarily clustered south of East Baker Street and west of Brian Kleinfelter Memorial Park. In addition to a few scattered infill lots are found throughout the City. With 436 acres or 18 percent of the total City, single-family homes make up approximately 93 percent of the residential acreage developed within the City. Residential architectural styles are mixed reflecting the era when homes were built. Much of the housing is in good physical condition; however there are some homes that are in need of maintenance or rehabilitation, mostly within the older areas of the City. Lots are smaller in the City's core area, with densities ranging from three to eight units per acre, arranged on a grid-like street network with alleys. More recent residential development includes larger lots with a less structured layout pattern adjacent to curvilinear streets. "Suburban" development typically doesn't include alleys; therefore garages are accessed from the front of the lot and usually a prominent feature of the building front. There are a number of duplexes scattered throughout the City and are both double units and single-family conversions. The duplexes serve a variety of housing needs including student housing and empty nester units. More information on housing is included in Chapter 5 of the Comprehensive Plan. Multi-family units make up about seven percent of land used for residential purposes. Actual properties on which multiple family structures exist are found throughout the City. Manufactured homes make up a small amount of the housing stock at the present time; most of the manufactured housing units are in relatively good condition. Commercial With 289 acres or 12% of the total City land inventory in 2008 is commercial in nature comprising a relatively modest portion of total land use. Commercial uses are concentrated in two areas of the City: (1) adjacent to minor arterial and commercial collector streets especially CR 75; and, (2) downtown along Minnesota Street and College Avenue. Commercial uses in the downtown area provide specialty goods and services including neighborhood grocery, specialty coffee, and restaurant/lounge establishments. Other uses in the downtown area include office and professional services. Businesses which rely on automobile traffic and high visibility have developed adjacent to Highway 75. These include gas stations, convenience stores, fast food restaurants, professional offices/services, and used auto dealers. There are greenfield areas dedicated to highway commercial use along the CR 75; in addition, the St. Joseph EDA has identified several redevelopment sites with the downtown area and pre-established areas adjacent to Highway 75 near the intersection with College Avenue. Industrial Industrial land uses comprise a relatively small part of the City's land use. A total of 23.9 acres or one percent of total land use within the City today bears a tax classification of 'industrial'. It is noted several uses requiring an industrial zoning classification have a tax classification of commercial leading to a significant departure in acreage. Virtually all of the industrial land use is located in the northeast quadrant City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 5 LAND USE of the city north of CR 75. The City's industrial base is typically `light industry" producing little or no noise or odor. Public/Semi-Public Publiclsemi-public land uses include parks and open spaces, municipal buildings, public utilities, public schools, and state/federal government properties. Together these land uses account for 166 acres or nearly seven percent of the City. The College of St. Benedict, St. Benedict's Monastery, and religious institutions are not included in this tax classification grouping. The government category includes such buildings as City Hall, public works facilities and the Fire Station. Further information on government facilities is contained in the Municipal and Administrative Facilities and Services section of this Comprehensive Plan. Parks (municipal and federal) and recreational facilities comprise 114 acres or nearly five percent of the City's total acreage. A description of each facility is included in the Park and Recreation Chapter. EcclesiasticallEd ucational The College of St. Benedict, St. Benedict's Monastery, and other religious institutions are included in this tax classification grouping. Together, these land uses account for 178.6 acres or 7.4 percent of the City. Areas within the corporate limits owned by ecclesiastical or educational entities but not used for such purposes are included in the `Agricultural' tax class statistics. Agricultural Comprising 972 acres or 40 percent of the total City, vacant/agricultural land is the major portion of the City's total land use. The majority of this acreage is located in the southern part of the City and zoned for residential use but not yet improved with municipal utilities. Less than 200 of the acres bearing an agricultural tax classification are actually used for agricultural purposes at this time. Areas within the corporate limits owned by ecclesiastical or educational entities but not used for such purposes are also included in the 'Agricultural' tax class statistics. Right-of-Wav Street rights-of-way comprise 311 acres or 13 percent of the total City. The grid-like pattern of residential streets that exists throughout the City's core occupies less area than the contemporary curvilinear street system found in many of the City's newer developments. Major traffic corridors in the City include Interstate 94 on the south end of the City, CSAH 75, CSAH 121; CSAH 2 and CSAH 133. Transportation elements are discussed in depth in the Transportation section. III. INFILL AND REDEVELOPMENT POTENTIAL A. INFILL POTENTIAL -VACANT LOTS. As a means of helping to maximize the public's investment in infrastructure, the City can draw attention to currently available sites within the municipal service area prior to the development of alternative sites. Additionally, efforts can be made to ensure proper placement and phasing of urban expansion and the maintenance of existing and future land use compatibility. At the time of this comprehensive plan update, a moderate volume of acreage is contained in vacant lots within residential plats. In addition a few lots within the previously built-up urban service area contain a few vacant lots or lots with detached accessory structures/garages and no principal structure. Infill lots within the existing urban area provide a fNFILL DEVELOPMENT Defined as building on vacant or underutilized lots in previously built-up urban areas `~ '°'~ ~- ~.- ; ~ ~ Maximizes investment in existing municipal roadways and utilities - t1~4 City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 6 LAND USE significant opportunity for the City to maximize its investment in existing infrastructure. Infill development is not likely to occur without defined measures to provide for it. Neighborhood opposition, fear of increased density or change, incompatible zoning standards (e.g. parking, lot size and setbacks), and costs of specialized development may discourage infill development. B. REDEVELOPMENT As illustrated in Map 4-2 at the close of this Chapter, potential redevelopment or reinvestment areas are primarily centered in or near the q ,., = City's core. The City has made a conscious decision to focus ;~ redevelopment efforts on commercial and residential areaslparcels in the more established areas of the City. W\ ~~_ . The City acknowledges revitalization efforts and resources such as staff ~~~ time and financial incentives may have a higher rate of return if combined with private investment. Potential barriers to successful redevelopments are similar to those preventing successful infill developments. That is, neighborhood opposition, fear of increased density or change, zoning standards (e.g. parking, lot size and setbacks), and increased costs for specialized development. Priority areas for redevelopment within the City of St. Joseph are the Central Business District and aged areas adjacent to Highway 75. It is noted re-use/redevelopment opportunities within the Central Business District may be forthcoming due to vacancies within student rental houses due to increased on-campus residency requirements initiated by the College of St. Benedict and St. John's University. COMMENTS NEEDED FROM PC AS TO THESE AREAS C. AREAS OF STABILITY AND AREAS OF CHANGE As illustrated in Map 4-3 at the close of this Chapter, community members participating in the public input and visioning process were asked to identify areas of stability within the community and areas of change within the community. Portions of the community where little change is expected or desired; land use focus is on maintaining quality of area. Areas of Stability Areas of stability are defined as those places where the overriding goal for the future is to maintain the character of the neighborhood and protect the areas from unwelcome influences by inconsistent uses. Portions of the community where significant change is expected or desired; land use focus is on reinvestment and growth management. The City has established local controls which monitor the quality of housing stock, rental housing, and the use of property or portions thereof for outdoor storage, parking, home occupations and the like. In addition, the City has established a collector street system which attempts to reduce through traffic volumes on local residential streets. Commercial and industrial uses adjacent to residential areas are required to provide appropriate buffering and/or screening between non-compatible land uses such as low density residential. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 7 LAND USE At this time the Zoning Ordinance does not require infill residential units to be compatible in use and scale with the surrounding neighborhood. Areas of Change Areas of change are defined as places where financial investments are desired or expected. Financial investments might be needed for rehabilitation, redevelopment or new construction. Areas of stability should be maintained and examined in terms of adequacy of existing land use controls. Additional investments should be directed toward areas of change. Priority areas for redevelopment within the City of St. Joseph are the Central Business District and aged areas adjacent to Highway 75. It is noted re-use/redevelopment opportunities within the Central Business District may be forthcoming due to vacancies within student rental houses due to increased on-campus residency requirements initiated by the College of St. Benedict and St. John's University. Downtown Revitalization Project: Lets Go Downtown! The City has authorized a downtown revitalization program entitled "Let's Go Downtown!" The revitalization effort began with the knowledge and understanding that the City would convene and oversee the process, but the 'heavy lifting' would be performed by the private entities whose time and energy will ultimately determine the effort's success. In April of 2006, the Council approved a revitalization plan and authorized/directed formation of the four work groups and commencement of the effort. One of the core principles of this effort has been and will continue to be this is a long-term endeavor that must be supported by the community and its leadership. Since the Let's Go Downtown! project was initiated significant progress has been made in several key areas: The foot print of Downtown has been defined. A project brand, logo and web page have been created. Design guidelines for infill and redevelopment in the Downtown have been established. A market research study has been completed. • A matching grant program to assist with architectural and landscape design has been established. Anew 19,000 square foot mixed use structure has commenced construction at the intersection of College Avenue and Minnesota Street. This project is ongoing as of the drafting of the Comprehensive Plan and expected to continue for several more years. Highway 75 Renewal Corridor Throughout 2006 and 2007 the St. Joseph Economic Development Authority (EDA) compiled and analyzed information regarding current zoning and existing land use in the CSAH 75 corridor in the vicinity of College Avenue. The EDA reviewed the information so as to discuss the future of the corridor in terms of land use, potential for redevelopment, and aesthetics. Unique challenges/opportunities presented to developmentlredevelopment projects in the corridor initially discussed were: (1) level of financial assistance offered to establishments conducting redevelopment efforts of a sizable scale (2) participation by the EDA in master planning the corridor and (3) participation by EDA in securing first right of refusals for individual properties as a means of assisting with the combining of smaller lots into one larger lot more conducive to commercial development. In addition a technical inventory of parcels adjacent to CSAH 75 between Second Avenue NW and Third Avenue NE was developed. The technical inventory included (1) a map depicting the subject area, (2) a spreadsheet containing pertinent information regarding parcels in the subject area and (3) a pictorial City of St. Joseph Comprehensive Plan, 20D8 Chapter 4, Page 8 LAND USE directory of properties within the subject area. The EDA reviewed the inventory and noted their perceptions of attributes and challenges within the corridor as follows: Attributes • Condition of roadway (good). • Traffic mobility (at this point) appears to be sufficient. • Good visibility from principal arterial -desirable for highway commercial use. Challenges • Pattern of development within the corridor is haphazard. • Commercial uses interspersed with residential uses (mostly student rental) throughout the corridor. • Infill opportunities are not clustered in any certain portion of the corridor. • Parcels vary greatly in size. • Lack of continuous frontage/backage roads offering access to commercial development. Aesthetics: inconsistent architectural styles, wide variety of building construction types/materials employed, non-uniform setbacks and limited landscaping. The EDA embraces the concept of promoting redevelopment within the identified corridor. The EDA continues to work on this project. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 9 LAND USE IV. FORECAST LAND USE DEMAND A. FACTORS POTENTIALLY AFFECTING FUTURE GROWTH The City of St. Joseph will need additional land with urban services to accommodate forecast household and non-residential growth through the year 2030. Projections of population and households in St. Joseph identified in Chapter Three of this Plan were developed pursuant to a conscious decision to maintain consistency with long-range area wastewater treatment planning. The rate and timing of growth within a community are influenced by several factors some of which may be controlled by the city and others aver which the city has little or no control. Following are some factors which influence the rateltiming of growth: FACTOR AMOUNT OF LOCAL CONTROL Economy Very Limited Availability of Developable Acreage Some Presence of Sewer Treatment/Water Capacity Significant Zoning Ordinance Significant Subdivision Ordinance Significant Capital Improvement Plan Significant Market conditions will have a major impact on housing types as well as the City progresses toward the year 2030. Interest rates, the housing market; available credit, land/material prices, inflation, and gas prices, among other factors will significantly impact buyer RESIDENTIAL DENSITY preferences. Defined as average number of dwelling units per net acre of ,(~~~r~esidential property Overall net residential density in St. joseph in 2008 = 3 du/acre Since housing types are difficult to forecast, this portion of the plan focuses on overall net residential density rather than housing types. An estimated 1,661 residential dwelling units currently exist within the City of St. Joseph (2006 State Demographer's estimate). This equates to an overall density of three dwelling units per net acre of residential use. The overall density is consistent with existing zoning standards and historic trends and will be used to calculate the volume of additional residential acreage potentially needed to accommodate housing projections. B. FUTURE DEMAND: ADDITIONAL LAND USES The City has made a conscious decision to maintain consistency with long-range area wastewater treatment planning. Therefore, the Comprehensive Plan relies on projections developed by Black & Veatch Corporation, Consulting Engineers which have been employed in the St. Cloud Area Wastewater Treatment Plant Facilities Plan. The projections are not intended as an exact prediction of future population; therefore, users of the projections should keep these limitations in mind and interpret them accordingly. Table 4-2 illustrates the projected population and household growth expected in St. Joseph through 2030. This is exclusive of land which may be annexed that is already developed with residential households. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 1D LAND USE TABLE 4-2 PROJECTED ACREAGE DEMAND* Year Population Forecast Household Forecast Households Added Net Acreage Demand Gross Acreage Demand 2006 5.313 1.661 nla n;a nla 2010 8:1 i 7 3:171 1:510 5D3 654 2015 10;217 3,991 820 273 355 2020 12,808 5,003 1,012 337 439 2025 13,908 5,433 430 143 186 2030 15,753 6,154 721 240 312 TOTAL T 9:880 4,493 4,493 1,498 1,947 'Assumes 2.56 persons per household; net density of 3 units per acre, 2U"/o right of way, antl t U% panaano. Table 4-2 illustrates a projected need for 1,498 net acres of land needed to accommodate future growth through the year 2030. The net acreage calculation excludes land area required for roadways and parks. Approximately 40 acres of vacant and/or infill lots exist within the community (source: tax class non-homestead single unit). Some of the vacant lots do not include improvements. Therefore, it is estimated an additional 1,450 net acres will be needed to accommodate residential growth through the year 2030. The gross acreage demand will be accommodated under the volume of acreage existing within the orderly annexation agreement between the City and Township. The demand for new acreage needed could be reduced by promoting infill and redevelopment and/or by increasing allowable net density, perhaps by instituting a minimum density per acre within residential zoning classifications. LAND USE DEMAND Additional land with urban services (improved) is needed to accommodate forecast growth The future land use map contains more land area then likely needed to accommodate growth ~~ ` ~; ...~ N47~._.. __.. _. The current ratio of residential to commercial/industrial acreage in the City of St. Joseph is 73% to 27%. The percentage for the 2002 CPU was 76% residential use to 24% commercial use. It is noted that neither calculation included mixed use developments. Mixed uses account for 114 acres of property within the City. If the current 73°10!27% ratio of residential to commercial/industrial property continues, an estimated 550 additional net acres will be needed to support future commercial and industrial growth. It is important to note that future growth boundaries depicted on the Future Land Use Map (Map 4-4) at the close of this Chapter) contain more acreage than the gross acreage demand as portions of land in the growth boundaries are already developed with rural residential subdivisions and/or businesses located in the township or contain wetlands or creek land. In addition, land will be required for public and institutional uses. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 11 LAND USE V. LOCAL INITIATIVES AND LOCAL CONTROLS A. HISTORIC PRESERVATION A query of the National Register of Historic Places revealed two historically designated properties and one district within the City of St. Joseph. In addition, a report by the Minnesota Department of Transportation, Cultural Resources Division (in conjunction with a roadway corridor study) has identified approximately 530 additional acres within the City and the annexation area which are potentially eligible for listing in the National Register. Most of the acreage is in the southern portion of the City. As identified in the land use plan, the City is committed to preserving the downtown central business corridor as the historic identity of the City. In addition, the City is committed to preserving the `small town rural atmosphere' as historically defined by important topographical features, vegetation and wildlife. B. SOLAR AND WIND ACCESS PROTECTION The City recognizes the importance of protecting access for solar collectors and wind energy conversion systems from potential interference by adjacent structures and vegetation. The existing zoning ordinance is consistent with state law and defined 'undue hardship (variance criteria) as including non-adequate access for solar collectors. C. ZONING DISTRICTS The City has enacted a Zoning Ordinance for the purpose of promoting the health, safety, comfort, convenience, and general welfare of the inhabitants of the City. The Zoning Ordinance is updated as circumstances surrounding land use within the City are change. The Zoning Ordinance includes the zoning classifications on the following page. An examination of each zoning classification follows the summary listing of zoning district categories. A Agricultural District R-1 Single Family Residential District R-2 Two Family Residential District R-3 Multiple Family Residential District R-4 Townhouse and Patio Home District B-1 Central Business District B-2 Highway 75 Business District B-3 General Business District I-1 Limited Industrial District E-E Educational and Ecclesiastical District P Public District Agricultural District The purpose of the Agricultural District is to establish and preserve areas within the City for the continuation of viable agricultural operations, to provide for very low density residential development for those persons desiring a rural life-style, and to preserve areas which due to natural features, limited roads and proximity to available services are best suited to limited development as determined by the policies of the City Council. Most areas within the corporate limits currently zoned Agricultural are areas transitioning from rural to urban densities. Future uses within this district correspond with uses on the future land use map guided toward 'agriculture'. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 12 LAND USE R-1 Single Family Residential District The R-1 Single Family Residential District provides for the orderly development of residential areas. The R-1 District is intended to provide for low density residential areas and restrict incompatible commercial and industrial uses. R-1 uses comprise the bulk of zoning classification area within the City and are located throughout much of the City's platted area. Future uses for this district correspond with those identified on the future land use map as low density residential. R-2 Two Family Residence District The R-2 District provides for the orderly development of single and two family dwellings. Uses allowed within this district include single family attached and detached units, certain public and semipublic uses are also allowed through a conditional use permit. Maximum density within this district is eight dwelling units per acre (single family, attached). The City does not prescribe a minimum density for this district. Future R-2 areas may include a mix of residential densities and are appropriate for areas on the future land use map identified for medium density residential development. Two family uses are especially effective as transitional zones between areas of high intensity use (i.e. industrial/commercial) and areas of single family detached dwellings. Two family uses are also appropriate adjacent to collector and arterial streets or areas adjacent to multiple family apartments. R-3 Multiple Family Residential District The R-3 Multiple Family Residence District provides for higher density residential development including apartment buildings. Structures housing twelve or fewer units are permitted within the district, structures with greater than twelve units require development as a planned community. The R-3 District provides for a maximum density of 21.78 dwelling units per acre; a minimum density is not prescribed. Future R-3 will be especially effective as transitional zones between areas of high intensity use (i.e. industrial/commercial) and areas of single family attached dwellings. R-4 TownhouselPatio Home Residential District It is the intent of the R-4 Townhouse/Patio Home District to accommodate a variety of single-family housing types, including patio homes and single-family common wall attached housing units such as townhouses or rowhouses at low to moderate residential densities. The R-4 District is intended for those areas designated as medium andlor high density residential or residential planned unit developments under the Comprehensive Plan. The R-4 District must be developed as a planned community. Future R-4 areas may include a mix of residential densities and are appropriate for areas on the future land use map identified for medium density residential development. Townhomes, rowhomes and patio homes will be effective as transitional zones between areas of high intensity use (i.e. industrial/commercial) and areas of single family detached dwellings. R-4 uses are also appropriate adjacent to collector and arterial streets or areas adjacent to multiple family apartments. B-1 Central Business District The B-1 Central Business District is within the original townsite and centered along Minnesota Street, College Avenue, Birch Street, and 2"tl Avenue NW. Uses within the district are dependent on pedestrian traffic and often contain mixed uses, typically, commercial storefronts with second story residential apartments. The area is surrounded by a mix of single family dwellings, owner-occupied and used for student rental. The District is primarily developed with high structure to lot coverage, however, several parcel could benefit form additional investment. This district will likely be impacted by an effort to move toward higher levels of on-campus residency. B-2 Highway 75 Business District The B-2 Highway 75 Business District provides for commercial uses with business models dependent on large volumes of through traffic. The B-2 District is appropriate for commercial areas adjacent to Highway City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 13 LAND USE 75 as illustrated on the future land use map. The B-2 District includes areas of vacant land and areas that developed prior to the 1970's. This leads to standards which must accommodate new development and allow for redevelopment. Historically development within this district has been limited to a depth equating to a single tier of lots resulting in a narrow, linear strip of commercial uses adjacent to low density residential uses. New development within this district is now focused on the development of commercial nodes adjacent to high functioning intersections. The areas developed as linear, single-lot depth commercial uses have been the subject of a renewal corridor study by the St. Joseph EDA. The study identified several impediments to redevelopment which will be address later in this chapter. B-3 General Business District The B-3 General Business District provides space for specialized business and commercial activities at locations where they are easily accessible to residential areas. At the same time this district attempts to minimize negative impacts to residential neighborhoods. The intent of the district is to create attractive commercial and business activities through standards including, but not limited to, larger lot sizes, greenspace and landscaping requirements. The B-3 General Business District is intended for areas adjacent to high traffic arterial and collector streets with the exception of Highway 75. I-1 Limited Industrial District The I-1 District provides for administrative, wholesaling, manufacturing and related uses which can maintain high standards of appearance, including open spaces and landscaping, and limit external effects such as noise, odors, smoke and vibration. The I-1 District is appropriate for areas guided toward light industrial use within the future land use map. Educational and Ecclesiastical District This district is intended to provide for an area occupied by public and private educational and ecclesiastical institutions. The institutions of the Sisters of the Order of Saint Benedict and the College of Saint Benedict predate the adoption of this Ordinance. Public District This district provides for the use and development of property owned by the City, the County, the State of Minnesota, or any other political subdivision. The District is intended to allow the use of such property for any public purpose while minimizing the impact of any such public use which is incompatible with or detrimental to the essential character of land adjoining the Public District. VI. FUTURE LAND USE Map 4-4 at the close of this chapter offers a visual representation of future land use projections. It is noted projected land uses depicted on Map 4-4 may be adjusted in location if the location of collector streets that are planned are slightly adjusted. This plan and subsequent documentation takes into consideration the land uses that have previously been approved by the City, and the land uses encourage compact, contiguous development. It efficiently uses the existing and proposed infrastructure and capital investment. As previously noted, there is more acreage included in the future land use map than the City will logically consume by the year 2030. Future land use map boundaries are coterminous with orderly annexation area boundaries. COMMENTS NEEDED FROM PC AS TO THESE AREAS City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 14 LAND USE VII. ANNEXATION The City of St. Joseph and St. Joseph Township entered into a joint annexation agreement effective January 1, 1997 which has recently been amended. The original annexation agreement divided a portion of St. Joseph Township into atwenty-year annexation area with annexation eligibility achieved at either five or ten year increments. The annexation area is depicted on the Map 4-5 at the close of this chapter. The City and St. Wendel Township have held orderly annexation discussions since 2002, however, it was the consensus of the Township that annexation (related to providing centralized sewer to riparian lots) was not appropriate at this time. The City of St. Joseph will be responsible for providing centralized urban service to St. Wendel Township when a petition is submitted and approved. Table 4-3 below illustrates existing land use volumes within the orderly annexation area as of February of 2008. It is noted the vast majority of property within the annexation area is used for agricultural purposes. TABLE 4-3 EXISTING LAND USE -ORDERLY ANNEXATION AREA Land Use Land Use Group _ Annexation Area Non-Classified Agricultural ____ _ Agricul;u al _9124 Agricultural 'Agricultural 6,010.0 Agricultural -Duplex or Triplex (Homestead) ', Agricultural 79.3 Agricultural - Partnership or Extra Full Homestead 'Agricultural 0.4 Agricultural -Son/Daughter and MotherlFather Agricultural 131.3 ------ Church Property -Sanctuaries and Educational Facilities Institutional __ 19.8 Church Property -Other Residences and Parsonages Institutional 19.8 Church Property -Service Enterprises Institutional 0.1 Commercial Land and Buildings Commercial 36.9 Commercial Land and Buildings - (preferred) Commercial 509.7 Federal Public Property Park 3.8 Industrial Land and Buildings Industrial 5.0 Industrial Land and Buildings - (preferred) Industrial 47.6 Low ncI ome Rental Housing 4 or more Units Multiple Family Residential 0.0 ', Manufactured Home Parks Multiple Family Residential 0.0 Municipal Law Enforcement, Fire, and Administration Municipal 1.7 Municipal Public Property -Other Municipal 0.0 Municipal Public Service Enterprises Municipal 0.0 ~i Private (Nonpublic) Academies, Colleges, and Universities Institutional 1,037.4 Public Burying Grounds Cemetery 0.0 Public Elementary and Secondary Schools Institutional 0.0 Public Utilities and Attached Machinery Public 0.5 Public Utilities/Attached Machinery - (preferred) Public I 11.3 Residential Single Family Residential 1,114.3 Residential - 1 Unit (Non-Homestead) Single Family Residential 533.8 Residential - 1-3 units Commercial 246.1 Residential -4 or more units Multiple Family Residential 325.0 Residential - Duplex or Triplex (Homestead) Multiple Family Residential 0.0 Seasonal Recreational Residential Single Family Residential 31.1 State Public Property Public 2C.9 Tax Exempt Miscellaneous (Undefined) Tax exempt, Undefined O.J I TOTAL 10,998.4.1 City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 15 LAND 1~5E VIII. SURFACE WATER MANAGEMENT The City of St. Joseph features plentiful natural resources including several wetlands of diverse types, several old growth tree massings and the South Fork of the Watab River. The City is committed to preserving its natural resources as evidenced by its review of storm water drainage issues and its desire to educate the public on issues relative to surface water quality. The City of St. Joseph has not adopted a surface water management plan. However, the City's zoning and subdivision ordinances include standards pertaining to on-site storm water management and erosion control plan approval processes for all commerciallindustrial land disturbing activities and new residential subdivisions. To protect and perpetuate the City's natural resources it is recommended the City adopt a comprehensive surface water management plan. Identifying funding sources and authorizing the development of the plan rests with the City Council. A surface water management plan will be used to guide the development and expansion of the City's drainage system in acost-effective manner that preserves existing water resources. Possible goals of the surface water management plan include, but are not limited to: assessment of the current system; the identification of an ultimate storm drainage system for the entire City; reduction of public expenditures necessary to control excessive volumes and rates of runoff; flood prevention especially those urban in nature; identification of current and future drainage patterns; protection and enhancement of the areas natural habitat; promotion of ground water recharge; definition of all drainage outlets; and reduction in erosion from surface flows. The development of a surface water management plan should be initiated by the City Administrator and City Council with assistance as requested by the Planning Commission. It is expected the surface water management plan would be developed by a certified engineer and approved by the Department of Natural Resources. Implementation of the surface water management plan would be achieved with assistance from the City Engineer, City Administrator, Planning Commission and City Council. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 16 LAND USE IX. LAND USE PLAN & DISTRICT PLANS A. LAND USE PLAN -GENERAL Changes in land use are inevitable and fundamentally variable. Sometimes within a community, the pace of change may be nearly imperceptible; other times the pace of change may be so swift it's unsettling or daunting. Furthermore, land use change may take a multitude of forms. For example, change within a single community could include new housing development, new industrial development, decline in structural conditions within the original townsite, and/or movement of 'downtown' businesses to highway commercial corridors. St. Joseph is a rural growth center with a distinctive downtown, a growing number of residents, a potential for future highway commercial, and assorted park recreational opportunities. The City has set for the following policy plan intended to guide future growth and redevelopment within the City. GOAL #1: FLEXIBLE, CONNECTED, AND EFFICIENT MANAGEMENT OF GROWTH Objective A: Proactively collaborate with adjacent local units of government, educational institutions, and regional entities to manage growth. Policy/Recommendations: 1. The City should collaborate with Stearns County and St. Joseph Township to help ensure land use decisions in areas likely to become urban in the future are not counter-productive (e.g. development of subdivisions with decentralized water/sewer facilities in the orderly annexation area). 2. The City should continue to plan for necessary infrastructure improvements through a capital improvement plan and by reviewing proposed subdivisions to determine: a. Impact on existing and future transportation facilities, b. Impact on existing and future surface water management systems, c. Adequacy of park facilities within the proposed development, d. Appropriateness of the proposed use(s), e. Adequacy and quality of proposed sanitary sewer and water facilities, and, f. If sufficient capacity is available within proposed sanitary sewer and water facilities to service the proposed development. g. Adequacy of administrative and/or community services (i.e. general government, public works, police/fire protection, etc). 3. The City should take measurable steps to implement the Comprehensive Plan as may be amended. 4. The City should collaborate with Stearns County and St. Joseph Township to minimize conflicts between agricultural and non-farm land uses through local ordinances and official controls. 5. The City should require staging plans be submitted with all requests for concept plan and/or preliminary plan/plat approval so as to monitor improvement needs/timing and volume of vacant acreage. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 17 LAND USE 6. The City should concentrate public investment in projects which achieve multiple goals such as commercial revitalization, environmental restoration/preservation and housing stock diversification. 7. The City should adopt Individual Sewage Treatment System (ISTS) management ordinances and implement a maintenance program (consistent with Minnesota Rules Chapter 7080-7083). Objective B: Recognize and embrace the vital link between land use and transportation and multi- modal facilities. Policy/Recommendations: 1. The City should plan and provide for a locally and regionally interconnected system of roadways, pedestrianways and bicycle facilities. 2. Prior to making land use decisions, the City should: (a) Consciously review planned local and regional transportation systems and how they relate to the type and intensity of both the land uses proposed and existing/planned transportation system purpose and type; and, (b) Promote connections between housing and centers of employment, education, retail and recreation uses. 3. The City should adopt improved design principles to support better access and traffic management and collaborate with MnDOT, Stearns County and the St. Cloud Area Planning Organization to provide for proper access management measures. 4. The City should continue to study the need for and feasibility of alternative transportation services and facilities including, but not limited to Metro Bus Service; allowances for bicycle lanes/routes within new subdivisions or in conjunction with road reconstruction; park and ride facilities; ride share programming, and the like. Objective C: Work with local and regional partners to conserve, protect and enhance the regions vital natural resources. Policy/Recommendations: 1. The City should conserve natural resources - particularly surface and groundwater resources -and protect vital natural areas when designing and constructing local infrastructure and planning land use patterns. 2. When making land use decisions, the City should refer to policies relating to protection of environmentally sensitive or significant areas and water quality policies contained in Chapter Two otthis Comprehensive Plan (Physical Profile). 3. The City should request consultants preparing plans and specifications for new municipal facility construction projects consider Minnesota Sustainable Building Guidelines (MSBG). 4. The City should consider implementing MSBG in new municipal facility construction projects. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 18 LAND USE 5. The City should address MSBG in development manuals or site plan/subdivision review criteria and provide MSBG educational materials to residents and builders. 6. The City should consider completing a local natural resource inventory which could identify the precise location, quality, and quantity of resources within the City and the annexation area. Such information can be used to prioritize areas for protection/preservation as urban development occurs. The City could investigate partnering with other agencies (e.g. watershed management organizations, educational institutions, etc) as a means of lowering the cost of conducting the inventory. 7. The City should work with property owners to consider conservation of high quality or locally/regionally significant environmental and/or cultural resources. Objective D: Encourage infill development and redevelopment where possible to maximize the public's investment in infrastructure. Policy/Recommendations: 1. The City should pursue public/private partnerships designed to assist with either the removal of existing buildings that have exceeded their useful life or the revitalization of structures where possible. 2. The City should advise property owners/potential developers of appropriate re- uses for under-utilized properties. 3. The City should support infill development on vacant lots within existing urban areas by reviewing zoning ordinance requirements which may restrict such development, including but not limited to: allowing mixed uses in a variety of areas, reducing requirements for setting aside areas to devote to parking, allowing a larger floor area to lot ratio, and providing for development and structures which are sympathetic in scale and bulk to neighboring uses. 4. The City should continue to support and guide the "Let's Go Downtown!" revitalization effort. 5. The City should consider the development of a renewal corridor plan for previously established areas abutting CSAH 75 as identified in Map 4-2 at the close of this Chapter. The corridor renewal plan should strive to provide convenient access to commercial nodes clustered around the CSAH 75 and College Avenue intersection. Such commercial clusters should provide for commercial development that is compact and focused as opposed to a lineal strip of commercial use throughout the corridor. The corridor plan should also define potential alternative access (frontage/backage road) to such clusters and the long-term function of secondary intersections (e.g. College Avenue and Ash Street intersection; College Avenue and Date Street). Finally, the corridor plan should allow for mixed uses adjacent to highway commercial nodes as a means of capitalizing on existing infrastructure and transitioning from higher intensity commercial uses to lower density residential uses. 6. The Ciry should consider proactive participation in redevelopment efforts in the Central Business District as illustrated on Map 4-2 at the close of this chapter. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 19 LAND USE Several blocks within the CBD contain a mix of commercial. student rental homes, and owner occupied dwellings. As demand for student rental houses changes (due to changes in on-campus residency requirements) the City will have an opportunity to function as a catalyst for conversion of properties to more useful purposes. Vacant student rentals could be converted to: higher density residential developments; city parks, downtown greenspace and/or public plazas/courtyards; and/or public or private parking facilities. Grant programs, local financial incentive programs, and private investment will be crucial to offsetting the costs for redevelopment of underutilized parcels. Objective E: Protect the integrity of existing. stable neighborhoods as illustrated in Map 4-3 at the close of this Chapter. Policy/Recommendations: 1. The City should monitor the quality of housing stock and enforce codes and ordinances relating to outdoor storage, residential parking, landscaping etc. 2. The City should attempt to reduce through traffic volumes on local residential streets while developing a collector street system vrhich collects traffic from local streets and brings it to major transportation corridors and/or areas of commercial/public interest. 3. The City should strive to limit non-residential land use intrusions into residential neighborhoods and require appropriate buffering and/or screening between non- compatible land uses. 4. Require infill residential units to be compatible in use and scale with the surrounding neighborhood. 5. Restrict home occupations to businesses customarily found in homes which employee only household residents and that do not sell products or services to customers at the premises. GOAL #2: FAVORABLE CHOICE OF HOUSING OPTIONS AND EMPLOYMENT OPPORTUNITIES Objective A: Provide for a diverse array of housing types and housing locations so as to prevent the polarization of the community into one age or income group. Policy/Recommendations: 1. The City should pursue the development of safe, healthy and attractive residential environments which offer a broad choice of housing options including sufficient life-cycle housing options, sizes and values contributing to a diverse population and various income levels. 2. The City should make a conscious decision to provide land appropriate for a variety of affordable and life-cycle housing options. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 20 LAND USE 3. The City should approve and permit proposed housing developments in light of population forecasts, existing housing stock and current and future community and regional needs, as appropriate. 4. The City should work with local social service and healthcare providers to gauge the continued adequacy of local housing and services conducive to retaining aging adults in the City and responding to changes in demographics. 5. The City should consider allowing higher density residential land uses adjacent to arterial roadways, near community services, between commercial nodes (in conjunction with open space preservation) and/or as tiered transitional land uses (higher intensity to lower intensity). Objective B: Support activities that support and promote local employment opportunities. Policy/Recommendations: The City should support increased population density within the downtown. The City may choose to investigate the conversion of student rental houses to more productive, higher density residential uses in conjunction with the pursuit of revised residency requirements by the College of St. Benedict and St. John's University. Minnesota Department of Employment and Economic Development grant programs such as the Small Cities Development Program may be useful in converting student rentals in the Central Business District to higher density housing options. 2. The City should consider investment in the development of `shovel ready' industrial and commercial sites which are platted and improved. 3. The City should provide for the preservation of existing and development of new commercial/industrial land uses as a means of complimenting the quality of life, developing local employment opportunities and diversifying the tax base. GOAL #3: PRESERVATION OF SMALL-TOWN ATMOSPHERE, COMMUNITY IDENTITY, AND HISTORIC CHARACTER Objective A: Work to ensure the City of St. Joseph continues to be a community with its own distinctive character and sense of place. Policy/Recommendations: 1. The City should retain existing places and spaces where people gather and interact, especially within the Central Business District (i.e. Downtown). 2. The City should embrace efforts to preserve and brand the Downtown as the historical focus of the community's heritage through its "Let's Go Downtown!" revitalization program. 3. The City should consider allowable uses, design guidelines and mixed use opportunities within the Downtown as a means of providing for amulti-functional, pedestrian-oriented Downtown core. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 21 LAND USE 4. The City should deliberately strive to establish and retain government/social services; the post office, the library, educational facilities and other places of assembly within the Central Business District. 5. The City should adopt environmental preservation standards which protect prime examples of landscape characteristics such as the Sauk River corridor, woodlands, and wetlands which have historically defined the scenic (visual) and physical qualities of the City and region. 6. The City should review structure siting guidelines as they relate to the development of commercial nodes and related uses adjacent to the Highway 75 corridor so as to promote the corridor as an aesthetically pleasing and balanced reflection of community values and priorities. 7. The City should require infill development in previously built-up areas be sympathetic in scale and bulk to existing development within the immediate area. For example, redevelopment in the Central Business District should be designed to place buildings forward on lots, have parking in the back of the structure, and require minimum densities similar to existing development (e.g. 90% of the lot may be required to be covered by structures). In another example, infill development in residential neighborhoods within the original townsite could be required to be similar to the existing housing styles -either single story or two story, depending on what is most prevalent. 8. The City should work with Downtown property owners to implement design guidelines developed by the Urban Environs Work Group in conjunction with the "Let's Go Downtown!" project. Objective B: Retain the spirit of a small town. Policy/Recommendations: The City should pursue activities that encourage interaction of community participants on a reoccurring basis. Such activities may include but are certainly not limited to, planning communitywide events or activities, outreach to community members so as to seek superior participation in public decision- making processes, and nurturing of civic and community organizations so as to cultivate their long-term health and viability. 2. The City should continue to invest in educational and medical facilities and opportunities which are historically a cornerstone of the community's spirit and purpose. 3. The City should collaborate with education resource providers so as to continue to support preservation and advancement of educational resources which are critical to retaining families and children in the community. 4. The City and/or EDA could work with business/property owners and/or the St. Joseph Chamber of Commerce to develop unified promotional events to attract customers to the downtown or highway business corridors. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 22 LAND USE GOAL #4: PRESERVE AND ENHANCE QUALITY OF LIFE Objective A: Create a sustainable community. PolicylRecommendations: 1. The City should retain existing places and spaces where people gather and interact, especially within the Central Business District (i.e. Downtown). 2. The City should consider educating propertylbusiness owners of the advantages of planned landscape design and the benefits of incorporating of greenspace, courtyards and gathering places within new development and redevelopment efforts. 3. The City should provide and plan for public facilities/uses needed to support current and future growth such as a new city, a library and police department expansion as well as future educational facilities. 4. The City should avoid decisions potentially leading to the polarization of the community into one age group, income group, or educational level. 5. The City should continue to pursue economic development activities designed to increase wealth in the community whether related to increased investment in the by its existing members or by attracting new members to the community. 6. When making land use decisions the City should review and relate the request to the future land use map, vicinities grouped as being areas of stability or areas of change, and areas guided toward redevelopment or reinvestment. Objective B: Provide park, trail, and recreational opportunities in a responsible and responsive manner. Policy/Recommendations: 1. The City should maximize existing park facilities and recreational opportunities by seeking proactive operation and maintenance of such facilities and opportunities. 2. The City should require the development of parks, trails and/or sidewalks (sidewalks should be adjacent to collector streets) to service neighborhoods and provide access to other community amenities such as places of commerce, educational facilities and larger community parks. 3. The City should continue to require park land dedication and fees to add parks and recreational amenities in new growth areas. 4. The City should create planned trail and/or sidewalk connections from neighborhoods to parks and linkages between parks. 5. The City should continue to monitor the need and provision of park and recreational amenities for all age groups such as playground equipment for children, athletic fields far adults, and passive recreation for seniors. 6. The City should collaborate with the school district to provide for joint use of school/park facilities. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 23 LAND USE B. LAND USE PLAN - BY DISTRICT To more fully examine all areas of the community, the City of St. Joseph and areas included in an expanded orderly annexation agreement with St. Joseph Township have been divided into individual 'planning' districts. The planning district boundaries were established using the location of similar land uses and physical barriers but DO NOT represent zoning district boundaries. The locations of the planning districts are illustrated on Map 4-6 at the close of this chapter. This section of the land use plan will detail existing and recommended development for each individual planning district. COMMENTS NEEDED FROM PC AS TO DISTRICT AREAS City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 24 EHEF~~F'~E3 982`~Fa 9.ve E~ya~1~ ___ P2 ;~ i~ ~ 3"ao~' ~ m m ~mm~f~ m ~ ~ a° ~n a m - _ v m y m o "~ m a a x ~Z m n n~ ~ o E .. ~ ~ ~ y ~ y ' y Q :J U ~ `~ ~ d d d' t~ H '~ m _ o ~ N L $, i A I 1 ~.; :~~ I ~~~ --+! 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