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HomeMy WebLinkAbout2008 04-23-08 (Comprehensive Plan)CITY OF ST. JOSEPH WWW. GtyOf st)OSeph.COm St. Joseph Planning Commission April 23, 2008 6:00 PM ~udy ~eyrens Administrator 1. Call to Order Mayor 2. Chapter 4, Land Use AI Rassier 3. Adjourn Councilors Steve Frank Rick Schultz Renee Symanietz Dale wick zS .College Avenue North PO Box 668 Saint ~oseph, Minnesota 56374 Phone 320.363.7zoi Fax 3zo.363.0342 LAND USE -r LAND USE PLAN 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 Good land use planning promoting cost-effective, orderly development and redevelopment patterns equates to sound municipal throughout the City; enhancing the quality of life within the City; and, policy-making. 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; ASK: Does this plan prepare • Analysis of zoning classifications and lot standards; Analysis of potential reinvestment areas, identification of areas of St. Joseph for success in • stability and areas of change; pursuing its vision? • A future land use plan and maps; and, • Land use goals, objectives, and policies. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 1 MUNICIPAL DEVELOPMENT GROUP, INC. To: Planning Commission Members City Administrator Weyrens From: Cynthia Smith-Strack, Municipal Development Group, Inc. Date: April 18, 2008 Re: Chapter Four: St. Joseph Comprehensive Plan Background As is evident from the size of this packet, we have a substantial amount of information to discuss at the April 23~d meeting. This month we are continuing to discuss the draft land use plan. Your packet contains a revised draft of Chapter Four (Land Use Plan) and twenty maps referenced within the Chapter. Since our review time is limited, please be prepared to address the following issues. In the event we do not complete discussion at this meeting we will carry-over any remaining items to the May meeting. 1. Vision Statement -PAGE 2 of CHAPTER FOUR: At the March meeting we held initial discussion on a vision statement to include in this plan. The PC directed the development of refined samples of vision statements to be discussed at the April meeting. The refined samples are included on page two of chapter four of the draft land use plan. 2. General Land Use Policy Plan -PAGES 17-24 of CHAPTER FOUR: This portion of the land use plan consists of several goal statements, objectives, and policies. Please review all goal statements, objectives, and policies prior to the meeting and note your comments, suggestions, and/or questions. We will not review these pages one by one unless the PC has comments/suggestions. Please note you will often refer to these goals, objectives and policies when making judgments as to whether or not a development proposal is consistent with the comprehensive plan. 3. District Specific Future Uses -PAGES 25-47 of CHAPTER FOUR: This portion of the Chapter Four focuses on different areas in the City. Direction on future land use (red bold text) is kindly requested. 4. Finally, for added context to our discussion of future commercial land use I'm attaching a report prepared by the Urban Land Institute. Many of the areas of change we'll be discussing involve commercial use or redevelopment. The attached document is very useful in explaining planning concepts. The attachment should not be perceived as threatening business owners or be something used to slow growth. This should not be thought of as 'big city' stuff but rather something to encourage your understanding of potential nodal development is considered along 94 and CR 2. Request Your review and input on the aforementioned items is kindly requested. In the event time runs short, I propose either: A. Adding an additional meeting to discuss this information between now and May 281h, OR B. Combining the items carried over and housing plan on the May 28`h agenda with a scheduled two hour meeting. • 25562 Willow Lane • New Prague, MN 56071 • (952) 758-7399 • Fax: (952) 758-3711 • staff _municipaldeyelopmentgroup.com • www.municipaldevelopmentgroup.com 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 REFINE THIS STATEMENT AT April 23~d MEETING OPTIONS: In 2030 St. Joseph will be a place loved by those who live, work, shop, and play there. The City will be true to its roots as a historic, safe, small town while offering diverse cultural, social, recreational, and commercial opportunities. In 2030 St. Joseph will be a place with a diverse tax base, a historic downtown, a variety of natural resources, and infrastructure sufficient to support commercial, industrial, and residential growth. !n 2030 St. Joseph will continue to be a City on the rise which embraces its history, quality of life, and diversify of land uses. In 2030 St. Joseph will continue to be a City on the rise which embraces its history, quality of life, and diversity of land uses by embracing: • Organized, well managed growth, • Livable, safe surroundings, • Diverse, robust tax base, • Diligence in resource preservation, and • Vibrant, friendly Downtown. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 2 LAND USE 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 Gxts1'tNC. T.nND USE INVEN't'oay widely depending on the accuracy of the official zoning map and is based on property tax the volume of non-conforming uses. C'i~1SSltl('~ltlOn The 2000 Census identifies 1.86 square miles of land area within ~~ ~'---•3~'° _.. St. Joseph. The land area has increased substantially since the a _ ~ ~ 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 class+llc ~+tions +++:+~~ or may not be equal to the Low density (i.e. one and two family residences) and agricultural EXIST'ING'/.ONINGCLASSIFICATION uses comprise the majority of existing land uses within the City of St. Joseph. An estimated 5,182 acres (39%) of the City and ..y' ~ NDr~ annexation area contain potentially environmentally significant or 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 - SonlDaughter 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% 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% Mixed Use Residential -1-3 units 114.4 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% I 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% Municipal Public Service Enterprises 7.1 0.3% State Public Property 0.0 0.0% Federal Public Property 8.0 0.3% Public UtilitieslAttached Machinery - (preferred) 0.8 0.0% PUBLIC 166.1 6.9% 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% 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. The adjacent chart illustrates the largest categories for existing land uses are 'agricultural' and 'residential'. 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 north of CR 75 between First Avenue NE and Eighth Avenue NE and (2) City. ^ Agricultural ® Comm/Indust ^ Institutional ^ Residential ^ Municipal ^ Public/Park ®ROW developments are located (1) in the southeast portion of the 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. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 5 LAND USE 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 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 Public/semi-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. Ecclesiastical/Educational 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-Way Street rights-of-way comprise 311 acres or 13 percent of the total City 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 The grid-like pattern of residential INFILL DEVELOPMENT Defined as building on vacant or underutilized lots in previously built-up urban areas _~ .. .. -.~ ~ e ~ 1~ ~ ~ 111 "~: Maximizes investment in existing municipal roadways a-id utilities ~"~ ~VDTf" City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 6 LAND USE 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 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 City's core. The City has made a conscious decision to focus ~,;:~ ~~ redevelopment efforts on commercial and residential areas/parcels in the more established areas of the City. ~~~,'~ , 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. 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. AREAS OF` STABILITY 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. The City has established local controls which monitor AREAS OF CHANGE Portions of the community where significant change is expected or desired; land use focus is on reinvestment and growth management. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 7 LAND USE 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. 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: Let's 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 authorizedldirected 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 development redevelopment 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 City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 8 LAND USE 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 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 over which the city has little or no control. Following are some factors which influence the rate/timing 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 DENSI'T'Y preferences. Defined as average number ~~t Since housing types are difficult to forecast, this portion of the dwelling l~nits per net acre of plan focuses on overall net residential density rather than residential property housing types. Overall net residential density in St. Joseph in 2008 = 3 du/acre ~,. . ~ `.~ ~ /IIDTf 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 10 LAND USE TABLE 4-2 PROJECTED ACREAGE DEMAND'` Year Population Forecast Household Forecast Households Added Net Acreage Demand Gross Acreage Demand 2006 5,873 1,661 n/a n/a n/a 2010 8,117 3,171 1,510 503 654 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, 20% right of way, and 10% parkland. 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 w~ban services (improved) is needed to accommodate forecast growth The future land use map contains more land area then likely needed to accommodate growth ,: r The current ratio of residential to commercial/industrial `~ r . ~O~ 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%/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 4-6) 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 and an Official Zoning Map as presented in Map 4-4 at the close of this Chapter. 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 ^A ® R-1 ^ R-2 ^ R-3 ^ R-4 ^ RM ^ B-1 ^ B-2 ^ I-1 ® E-E ^P 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 Townhouse/Patio 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 and/or 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"d 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 4-6 at the close of this chapter offers a visual representation of future land use projections. It is noted projected land uses depicted on Map 4-6 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. 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 4-7 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 'Agricultural 812.4 Agricultural ~ Agricultural 6,010.0 Agricultural -Duplex or Triplex (Homestead) Agricultural ~ 79.3 Agricultural - Partnership or Extra Full Homestead Agricultural 0.4 Agricultural - SonlDaughter 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 Income 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 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 UtilitieslAttached Machinery - (preferred) Public 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 20.9 Tax Exempt Miscellaneous (Undefined) Tax exempt, Undefined 0.0 TOTAL 10,998.4 City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 15 LAND USE 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 commercial/industrial 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 8~ 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 #'I : 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. 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 of this 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. 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. 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. The City 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 which 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. 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). 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: 1. 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. 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 consider educating property/business 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 for 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, areas included in an expanded orderly annexation agreement with St. Joseph Township, and St. Wendel Township have been divided into sixteen 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 4-5 at the close of this chapter. This section of the land use plan will detail existing and recommended development for each individual planning district. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 24 LAND USE District One Approximate Location District One occupies an area south and west of Interstate 94 (within St. Joseph Township). The approximate boundaries include: • South and west of Interstate 94 • Sections 7,8,16,17,18,19,20, & 21 of St. Joseph Township Total Acres in District: 5,310 acres Number of Acres Platted: 622 acres platted; 4,688 not subdivided Number of Acres with Potential Development Considerations: 2,501 acres (flood plain, public water, hydric soils, wetland, and slopes greater than 15%) Portion of District `Developed' ^ Subdivided Ac. ©Non-Subd. Ac. Areas of Stability and Areas of Change: Earlier in this chapter `areas of stability' and 'areas of change' were identified. Areas of stability are places the City expects to remain relatively constant over the duration of this Plan. Therefore, the primary land use objective is protecting the area from intrusion by incompatible uses. Areas of change are expected to modify, transition or transform in the relatively near term. Therefore, investment whether public or private, is expected in new development or redevelopment efforts. Land area not labeled as 'change' or 'stability' are not expected to be serviced by municipal utilities in the near term, however, conditions leading to utility extension and/or subdivision can change. Neither areas of stability or change have been identified within this District. Prominent Features Prominent features within Planning District One include CSAH 2, Kraemer Lake, CR 51, Frontage Road and several areas of relatively intact woodlands and wetlands in Sections 7 and 8. Existing Land Use Existing land uses primarily include low density rural residential and agricultural uses. Proposed Future Land Use Proposed future land uses within this district are general in nature. The district is including in this planning effort as a means of providing sufficient guidance in planning and designing future utility sizes, placement, and location. Annexation and urban development of properties within this district will likely but not necessarily be subject to property owner petition and/or water quality issues. At this time most portions of Sections 7 and 8 are expected to be retained as open space; however, portions of Section 8 in the vicinity of I-94/CSAH 2 interchange are suitable for commercial/industrial nodal development with higher density residential uses transitioning to lower intensity uses. Section 16 is split by Interstate 94 portions of this section with good access and visibility from I-94 and/or Frontage Road are guided toward future commercial, mixed commercial/high density residential, mixed commercial/industrial, and industrial. Future development should respect the mobility function of I-94. Commercial, mixed commercial/high density residential and industrial development will be clustered around high functioning intersections and developed as cohesive entities suitable for the `gateway' nature of the interchange. The 'gateway' nature will be defined by inclusion/incorporation of public gathering spaces, courtyards, open space preservation and similar design principals in future developments. A portion of this Section features a cultural resource potentially eligible for listing on the National Register of Historic Places. As such, that area is guided toward open space preservation. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 25 LAND USE Section 17 includes CSAH 2 frontage and a portion of Kraemer Lake. Areas with good access to CSAH 2 are expected to provide for future urban commercial uses. Areas adjacent to Kraemer Lake are guided toward continued low density residential development. Areas between CSAH 2 and Kraemer Lake will be suitable for transitional residential development at low to medium (R-1, R-2, R-4) intensities if/when they become urban in nature. Any proposed subdivisions of property within this Section shall be reviewed jointly by the township and the City so as to provide for the logical future extension of municipal utilities. Lot sizes for rural development are expected to be greater than five acres and ideally no less than 40 acres. The larger lot sizes will help retain plausible future utility extension routes and assist in streamlining public investment (past, present, and future). Section 18 includes the remaining portion of Kraemer Lake. This section is expected to continue to sustain and include future low density residential development (R-1, R-2, R-4) if/when urban services are extended. Any proposed subdivisions of property within this Section shall be reviewed jointly by the township and the City so as to provide for the logical future extension of municipal utilities. Lot sizes for rural development are expected to be greater than five acres and ideally no less than 40 acres. The larger lot sizes will help retain plausible future utility extension routes and assist in streamlining public investment (past, present, and future). Section 19 is not expected to be the site of urban development over the duration of this Plan. However, the Section is guided herein for future urban use as low density residential (R-1, R-2). Any proposed subdivisions of property within this Section shall be reviewed jointly by the township and the City so as to provide for the logical future extension of municipal utilities. Lot sizes for rural development are expected to be greater than five acres and ideally no less than 40 acres. The larger lot sizes will help retain plausible future utility extension routes and assist in streamlining public investment (past, present, and future). Section 20 includes CSAH 2 frontage and areas suitable for future urban residential use. Areas with good access to CSAH 2 are expected to provide for future neighborhood commercial uses such as `mom-pop' shops and convenience stores. Areas in the remainder of this Section are guided toward continued low density residential development (R-1, R-2, R-4) if/when they transition to urban development. Areas between CSAH 2 neighborhood commercial development and lower intensity uses are particularly suited to transitional residential development (R-2, R-4) if/when they become urban in nature. Any proposed subdivisions of property within this Section shall be reviewed jointly by the township and the City so as to provide for the logical future extension of municipal utilities. Lot sizes for rural development are expected to be greater than five acres and ideally no less than 40 acres. The larger lot sizes will help retain plausible future utility extension routes and assist in streamlining public investment (past, present, and future). Portions of Section 21 with good access to Frontage Road are suitable for future urban light industrial development and/or business park development. The remaining portion of the Section is generally suitable for mixed intensity residential development (R-1, R-2, R-4) if/when urban utilities are in provided. Any proposed subdivisions of property within this Section shall be reviewed jointly by the township and the City so as to provide for the logical future extension of municipal utilities. Lot sizes for rural development are expected to be greater than five acres and ideally no less than 40 acres. The larger lot sizes will help retain plausible future utility extension routes and assist in streamlining public investment (past, present, and future). City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 26 LAND USE District Two Approximate Location District Two occupies an area i Joseph Township, northwest of approximate boundaries include: n the northwestern St. Joseph/St. the existing corporate limits. The • A roughly triangular shaped area north of I-94 • South of CSAH 75 • West of the proposed CSAH 2 re-routed corridor Total Acres in District: 668 acres in District Number of Acres Platted: 110 acres subdivided; 558 non-subdivided Portion of District `Developed' Number of Acres with Potential Development Considerations: 167 acres (hydric soils and flood plain/shoreland) ^ subdivided Ac. ©Non-Sind. Ac. Areas of Stability and Areas of Change: A large portion of this District has been characterized as having potential for change over the scope of this Plan. The area includes parcels adjacent to the proposed re-route of CSAH 2, Leaf Road, Interstate 94 and CSAH 75. Areas of change are sites where the City expects to direct resources (either new development or redevelopment, public and/or private resources) as available and/or requested. Land area not labeled as 'change' or 'stability' are not expected to be serviced by municipal utilities in the near term, however, conditions leading to utility extension and/or subdivision can change. Prominent Features Prominent features within Planning District Two include I-94, CSAH 75, proposed CSAH 2 rerouted corridor, Leaf Road, South Fork Watab River, and gently rolling hills. Existing Land Use Existing land uses primarily include low density rural residential, low density commercial, and agricultural uses. Proposed Future Land Use 5~~bst.,ntial I,uiU~ii~ of this district have been identified as `areas of change'. Future investment, put,lic and pnvate. is expected within this district during the scope of this plan. The location of the CSAH 2 re-route within this district make future land use planning extremely important. The City has an excellent opportunity to provide for substantial 'gateway' commercial and industrial development within this district. Portions of this section with good access and visibility from I-94 andlor CSAH 2 are guided toward future commercial, mixed commercial industrial, and rndustrial. Future development patterns will respect the mobility function of I-94 and CSAH 2; therefore, the development of future collector streets is imperative. Commercial andlor high value industrial nodes will be afforded excellent access from collector streets. Commercial, mixed commerciallindustrial, and industrial development will be clustered around meaningful intersections with collector streets. Nodal development will provide for urban development as cohesive entities capable of creating and sustaining the `gateway' nature of the interchange. The 'gateway' nature will be defined by inclusion/incorporation of public gathering spaces, courtyards, open space preservation, uniform landscaping, and similar design principals in future developments. To provide for prudent timing and cost-savings, the EDA supports the City's proactive participation in providing municipal utility services to this area and collector street development in conjunctiun with the County's a~:~luisition of right-of-way and constnrctiun of CSAH c This City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 27 LAND USE means the City would work with property owners to proactively initiate improvements; however, the City would be reimbursed over-tune by development fees. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 28 LAND USE District Three Approximate Location District Three occupies an area north of the existing corporate limits. The approximate boundaries include: • North of CSAH 75 and existing corporation limits (north of Northland Plats) • West of CSAH 133 • South of 320`h Street Total Acres in District: 1,760 acres in district. Number of Acres Platted: 331 acres subdivided; 1,429 not subdivided Portion of District `Developed' Number of Acres with Potential Development Considerations: 452 ^ subdividedAC. ®No~-Sind. AC. acres (flood plain/shoreland, wetland, public water, hydric soils, and slopes greater than 15%) Areas of Stability and Areas of Change: Areas of stability and areas of change have been identified within this district. Portions of the district occupied by Millstream Park and the South Fork of the Watab River in the vicinity where it flows under CSAH 75 have been identified as areas of stability wherein the planning emphasis will be focused on protecting existing development from intrusion by incompatible uses. Areas identified with potential for change include those parcels adjacent to the re-routed CSAH 2 corridor and areas adjacent to the future east-west arterial roadway especially in the vicinity of CR 133. Areas of change are sites where the City expects to direct resources (either new development or redevelopment, public and/or private resources) as available and/or requested. Land area not labeled as 'change' or `stability' are not expected to be serviced by municipal utilities in the near term, however, conditions leading to utility extension and/or subdivision can change. Prominent Features Prominent features within Planning District Three include CSAH 2 North, CSAH 3, South Fork Watab River, future northern east-west arterial roadway, Millstream Park, and the Wobegon Trail. Existing Land Use Existing land uses primarily include agricultural and low density rural residential uses but a few industrial uses are also present. Proposed Future Land Use Portiuiis of this district have been identified as 'areas of change'. Future investment, public and pnvate, is expected within this district during the scope of this plan. Future land use within this district is substantially impacted by a future east-west arterial roadway corridor. The pace and timing of development within this district is subject largely to the establishment of the roadway corridor. Roadway and right of way corridor establishment and construction will likely depend on regional funding assistance and participatiun by land owners as subdivision is contemplated. i'Itie roadway will ire officially mapped as part of an oir-going Future land use is expected to be a mix of residential, commercial, and industrial use types and intensities. Future commercial use is anticipated in clusters adjacent to major intersections. The development typelstyle will be complimentary to roadway corridor functions and existing development. Future industrial uses are expected in areas adjacent to existing industrial uses (light anc! heavy industry). Future residential uses are expected to v:!ry in ilensity (R 1 R 2. R-3, R- City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 29 LAND USE 4) within this district. Residential uses with higher intensities (R-3, R-4) will be primarily suitable adjacent to existing or future commercial or light industrial uses, employed as a transition between said uses and low density residential uses. Residential uses, especially multiple family uses, providing superior open space, a clear public benefit (i.e. affordable housing), or superior on site amenities (i.e. unique scenic or recreational amenity or facility) in perpetuity may be allowed on-site density transfers or increases as provided under a planned unit development. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 30 LAND USE District Four Approximate Location District Four occupies an area north of I-94. A portion is within the corporate limits and a portion within the Orderly Annexation Area. The approximate boundaries include: • South of CSAH 2 • East of CR121 • Northwest of Foxmore Hollow Subdivision and the St. Joseph cemetery • North of Walz's Hilltop Acres • East of Interstate 94. Total Acres in District: 443 acres in this District. Portion of District `Developed' Number of Acres Platted: 147 have been subdivided, 296 have not ~ SubdividedAc. ®Non-Subd. Ac. been platted. Number of Acres with Potential Development Considerations: 416 acres have potential considerations for development (shoreland, public water, and cultural resource). Areas of Stability and Areas of Change: Areas of stability and areas of change have been identified within this district. Portions of the district adjacent to CSAH 2 have been identified as areas of change, primarily due to previous development interest as demonstrated concept plan submittals from property owners. A second area of change was identified for lots abutting Minnesota Street in the 'downtown' as defined in downtown redevelopment efforts. The majority of the district has been identified as an area of stability. Prominent Features Prominent features within Planning District Four include the College of St. Benedict campus, St. Benedict's Monastery, Lake Sarah, the proposed "Gateway Commons" development, and a large land area determined to be potentially eligible for listing in the National Register of Historic Places. Existing Land Use Existing land uses primarily include agricultural, educational (private), and ecclesiastical uses. Proposed Future Land Use Portions of this district have been identified as 'areas of change'. Future investment, public and private, is expected within this district during the scope of this plan. The substantial portion of non-subdivided area within this district has been determined to be potentially eligible for listing within the National Register of Historic Places. A second substantial portion of this district includes area developed by the College of St. Benedict or the St. Benedict's Monastery. The College of St. Benedict has conducted master planning efforts in the previous year, the results are illustrated in the image on the following page (add image when released by CSB). The master planning efforts are acknowledged here but have not been reviewed for consistency with this Plan, land use, or subdivision standards. A final portion of this district is guided toward future commercial and/or commercial/high density residential (R-3, R-4) development. The location of this property adjacent to I-94 and CSAH 2 make future land use planning extremely important. The City has an excellent opportunity to provide for substantial `gateway' commercial and high density residential development within this portion of this district. Future development patterns will respect the mobility function of I-94 and CSAH 2; therefore, the development of future collector streets is imperative. Commercial and/or high value industrial nodes will be afforded City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 31 LAND USE excellent access from collector streets. Commercial and mixed commercial high density residential development will be clustered around meaningful intersections with collector streets. Nodal development will provide for urban development as cohesive entities capable of creating and sustaining the 'gateway' nature of the interchange. The 'gateway' nature will be defined by inclusion/incorporation of public gathering spaces, courtyards, open space preservation, uniform landscaping, and similar design principals in future developments. To provide for prudent timing and cost-savings, the EDA supports the City's proactive participation in providing municipal utility services to this area and collector street development in conjunction with the County's acquisition of right-of-way and construction of CSAH 2. This means the City would work with property owners to proactively initiate improvements; however, the City would be reimbursed over-time by development fees. A corridor study determining the need for an extension of an east-west southern collector street through this district has been the subject of substantial public discussion and divisiveness. The study is (insert update). the goal of this plan is NOT to revisit this issue, re-open previous discussion, or recite previous information; rather, the goal of this plan is to acknowledge past activities, embrace current status, and reflect results of previous efforts. As such. (insert applicable language from previous update). City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 32 LAND USE District Five Approximate Location District Five occupies atriangular-shaped area in the west central part of the planning area. Portions of the district are within the existing corporate limits and portions of this district are external to the corporate limits. The approximate boundaries include: • West of current city limits at proposed CSAH 2 re-route corridor boundary • South of CSAH 75 • North of CSAH 2 • Second Avenue NW Total Acres in District: 230 acres are contained within this district. Number of Acres Platted: 91 acres have been platted, 139 remain non-subdivided. Portion of District `Developed' ^ Subdiviocd Ac. ®Noo-Subd. Ac. Number of Acres with Potential Development Considerations: 45 acres within this district have potential considerations for development (flood plain and public water). Areas of Stability and Areas of Change: Areas of stability and areas of change have been identified within this district. Portions of the district occupied by the Clinton Village, Park Terrace and Hollow Park subdivisions have been identified as areas of stability wherein the planning emphasis will be focused on protecting existing development from intrusion by incompatible uses. Areas with the potential for change have been identified in the western half of the planning district between the proposed CSAH 2 re-route and existing corporate limits. The City expects to direct resources (either new development or redevelopment, public and/or private resources) as available and/or requested to areas of change. Prominent Features Prominent features within Planning District Five include the Watab River, Clinton Village Subdivision, Park Terrace Subdivision, Hollow Park, St. Joe Townhomes, portions of the Original Townsite located west of Second Avenue NW, Memorial Park, and Old Highway 52. Existing Land Use Existing land uses primarily agricultural west of the current city limits. Within the city limits existing land uses include: SF residential, multiple family residential, and public parks. Proposed Future Land Use Portions of the eastern half of this district have been identified as `areas of change'. Future investment, public and private, is expected within this district during the scope of this plan. Portions of the western half of this district have been identified as 'areas of stability' wherein our primary land use efforts focus on retaining the integrity of previously established neighborhoods. This district is truly the focus of transition, from existing to potential development and from residential neighborhoods to commercial and/or industrial uses in Planning District Two. Future uses within this district will reflect the transitional nature of the district. Areas in the vicinity of existing residential units are guided toward continued residential uses with density gradually increasing as they approach future commercial areas adjacent to the new CSAH 2 corridor. Light industrial business park clusters will be allowed in the CSAH 75 corridor. Such business park clusters should be interspersed with preserved open space to curtail access points onto CSAH 75 and to reduce the potential for a solid lineal development that is only a single tier of lots in depth. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 33 LAND USE District Six Approximate Location District Six is located in the south central portion of the City. The approximate boundaries include: • Field Street (easterly projection) • CR 121 and the southerly projection of 12th Avenue SE (eastern boundary) • I-94 • Sauk River Total Acres in District: 994 acres are contained in this district. Number of Acres Platted: 608 acres have been subdivided, 386 have not been subdivided. Portion of District `Developed' ^ Subdivided Ac. aNon-Subd. Ac. Number of Acres with Potential Development Considerations: 440 acres have potential development concerns (hydric soils, flood plain/shoreland, public waters, cultural resources, and slopes in excess of 15%). Areas of Stability and Areas of Change: Areas of change and areas of stability have been identified within this district. Areas of change include the area contained within the River's Bend Subdivision and the Kennedy School. Areas of stability include the residential subdivisions of Walz's Hilltop Acres, Foxmore Hollow, and Morningside Acres. Land area not labeled as 'change' or `stability' are not expected to be serviced by municipal utilities in the near term, however, conditions leading to utility extension and/or subdivision can change. Prominent Features Prominent features within Planning District Six include CR 121, Interstate 94, the Sauk River, Field Street (east of 121), 12`h Avenue SE, Morningside Acres, Foxmore Hollow, Walz's Hilltop Acres, Kennedy School, River's Bend Subdivision, and farmsteads determined to be potentially eligible for listing in the National Register of Historic Places. Existing Land Use Existing land uses in this district include single family (detached and attached) residential dwellings, multiple family residential, institutional, and agricultural uses. Proposed Future Land Use Portions of this district in the vicinity of the new Kennedy School complex (i.e. River's Bend Subdivision) have been identified as `areas of change'. Future investment, public and private, is expected within this district during the scope of this plan. Future land is primarily residential in nature with mixed intensity/density contemplated; however, a small area of neighborhood commercial is appropriate near the intersection of Jade Road and CR 121 (i.e. `mom and pop' store, convenience store). City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 34 LAND USE District Seven Approximate Location District Seven is primarily the area currently zoned the 'Central Business District' The approximate boundaries include: • East of Second Avenue NW • South of CSAH 75 • North of Minnesota Street • West of First Avenue NE Total Acres in District: 43 areas of land are contained in this district. Number of Acres Platted: The entire district has been platted. Portion of District `Developed' Number of Acres with Potential Development Considerations: There is less than one acre of land with potential constraints for p Subdivided Ac. ®NarSubd. Ac. development (cultural resource). Areas of Stability and Areas of Change: The entire district has been identified as an area of change wherein the City expects to direct resources (either new development or redevelopment, public and/or private resources) as available and/or requested. The entire area is impacted by ongoing redevelopment outreach efforts. The district will also be impacted by the conversion of student rental houses to other uses. Prominent Features Prominent features within Planning District Seven include the original townsite, Minnesota Street, and College Avenue. Existinq Land Use Existing land uses include the 'Downtown' pedestrian oriented commercial uses, single family homes (owner-occupied residences and student rental homes), vehicular oriented commercial uses, and mixed commercial and residential uses within a single structure. Proposed Future Land Use The vast majority of this district has been identified for change. Future investment in redevelopment (public and private) is expected within this district during the scope of this plan. The "Let's Go Downtown!" Revitalization Project, potential highway commercial redevelopment efforts, and potential vacancies in student rental housing make redevelopment efforts within this district likely. To promote redevelopment the City has made a conscious decision to describe "Downtown" as .. . [PC needs to discuss if the extent `downtown' right now north of MN. between 2"d Ave NW and 15` Ave NE is going to be permanent definition for `downtown' even if traffic levels lead to intersection of College & MN needing turn lanes. Or does the City want to contemplate a different area for Downtown such as alley between Mn. & Ash as suggested by Design Team or adjacent to College Ave] Future land uses within this district are expected to include pedestrian oriented commercial, mixed residential/commercial structures (commercial storefronts, residential above first story), and high density residential including R-2, R-3 and R-4. Residential uses with higher intensities (R-3, R-4) providing superior open space, a clear public benefit (i. e. affordable housing), or City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 35 LAND USE superior on site amenities (i.e. unique scenic or recreational amenity or facility) in perpetuity may be allowed on-site density transfers or increases as provided under a planned unit development. Portions of the district north of Ash Street are guided toward mixed commercial development clusters that blend downtown pedestrian commercial uses and vehicular oriented commercial uses. The mobility function of CSAH 75 will be maintained by improving the intersection of College Avenue and Ash Street to provide access to development clusters between Ash and CSAH 75. The improvement of the Ash/College intersection should be carefully planned so as not to result in large volumes of traffic flowing into adjacent areas guided toward future residential use. Although additional detail will be developed by the EDA, the City has reviewed neighborhoods within this district and made a conscious decision to seek ... (PC INPUT NEEDED -identify areas to convert to public parking, areas io convert to green space/town square, areas for city facilities, areas to be purchased & converted to MF. Map below illustrates current use by tax class) ~"> .~~ '~~ :.~~ ~...: ~t~:•.•:• ~'_l~. 1.it1.rK~U4i Uhf l--~ _ _ = Ili;,;:..,: ~~ ~~,c. 14~i1iY :OMrtrud; ~'~~ I ti~L~1 ilGrt1e,{Pgca ~SI~E'Itiioi - i4Nit- r 7[ wpb I ~ hnj~ p ~~.~1.;~•i-m...<~nt'nutpw~t!oi ~Illiil~lo~ ''i(t1.lp!; 171 ~ Ord (ctnrmrc:c~ .I- I-3 u.,il ~li ~;A~ci iWllfr r'~y(c:. ~}-(~mM. /X l ~~ Ili '~~ "~ ' ~~~.r: Ft-nrStc`~- cs~1. f a'li i~ I Ili _'UOS City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 36 LAND USE District Eight Approximate Location Portion of District `Developed' District Eight is located in central St. Joseph north of CSAH 75. The approximate boundaries include: • Western boundary of the manufactured home park • Northern boundary is the Wobegon Trail • Southern boundary is CSAH 75 • Eastern boundary is Northland Drive Total Acres in District: 45 acres are contained within this district. Number of Acres Platted: 44 acres have been platted; one acre has not been subdivided. Number of Acres with Potential Development Considerations: One ^ s~~d~~aedac. ©No~-s~~. a~. acre is subject to potential development considerations (hydric soil). Areas of Stability and Areas of Change: Areas of change have been identified within this district. Areas with the potential for change include those parcels between CSAH 75 and Elm Street. The City expects to direct resources (either new development or redevelopment, public and/or private resources) as available and/or requested. Land area not labeled as 'change' or `stability' are not expected to significantly change in the near future, however, such conditions may change. Prominent Features CSAH 2 (north), Wobegon Trail, Peter Loso's Addition, Miller East Cedar plat, and the Cedar East Subdivision. Existing Land Use Existing land uses within this Planning District vary widely. Uses include industrial, vehicular oriented commercial, multiple family residential, single family residential (owner occupied and student rental), and a manufactured home park. Proposed Future Land Use Areas of change have been identified within this district, primarily between CSAH 75 and Elm Street. Future investment in redevelopment (public and private) is expected within this district during the scope of this plan. Future uses within the district include vehicular oriented commercial, higher density residential, and light industrial. Redevelopment priorities include commercial structures in need of repair and the conversion of vacant student rental homes to either commercial or higher density residential use. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 37 LAND USE District Nine Approximate Location District Nine is located in the approximate boundaries include: central portion of the City. The Portion of District `Developed' • First Avenue NE/SE and CR 121 • Third Avenue NE/SE • East Baker Street Total Acres in District: There are 39 acres within this district. Number of Acres Platted: All 39 acres have been subdivided. Number of Acres with Potential Development Considerations: There is one acre with potential considerations for development (cultural resource). ^ Subdivided Ac. O Non-Subd. Ac. Areas of Stability and Areas of Change: Areas of change and areas of stability have been identified within this district. The majority of the district has been identified as an area of stability wherein the planning emphasis is focused on protecting existing development from intrusion by incompatible uses. Areas of change have been identified adjacent to CSAH 75. Areas of change are those parcels to which the City intends to direct resources (either new development or redevelopment) as available and/or requested. Prominent Features Prominent features within Planning District Nine include Loso's 2"d 4"' and 5`h Additions and unplatted portions in close proximity to those subdivisions. Existing Land Use Existing land uses in this district include smaller residential lots platted mostly prior to 1970. Proposed Future Land Use The majority of this district has been classified as an area of stability. Therefore, land use priorities focus on maintaining existing residential neighborhoods through protection from encroachment by potentially incompatible uses, protection of deterioration through strict code enforcement, and protection of the public's investment in streets and utilities through routine maintenance with reconstruction as needed. A small portion of the district adjacent to CSAH 75 has been identified as a potential area of change. Future land use in this area includes high density residential such as apartment units. Multiple Family residential uses providing superior open space, a clear public benefit (i.e. affordable housing), or superior on site amenities (i.e. unique scenic or recreational amenity or facility) in perpetuity may be allowed on- site density transfers or increases as provided under a planned unit development. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 38 LAND USE District Ten Approximate Location District Ten is located in the north central portion of the City. The approximate boundaries include: • Areas west of CSAH 2 • Areas east of CR 133 Total Acres in District: There are 307 acres within this district. Number of Acres Platted: 188 acres have been subdivided; 119 have not been subdivided. Number of Acres with Potential Development Considerations: 25 acres contain potential considerations for development (hydric SOIIS). Portion of District `Developed' ^ Subdivided Ac. p Non-Subd. Ac. Areas of Stability and Areas of Change: Areas of stability and areas of change have been identified within this district. Portions of the district occupied by the Northland residential developments have been identified as areas of stability wherein the planning emphasis will be focused on protecting existing development from intrusion by incompatible uses. Areas identified as areas with the potential for change include those parcels adjacent to CR 133 wherein the City expects to direct resources (either new development or redevelopment, public and/or private resources) as available and/or requested. Prominent Features Prominent features within Planning District Ten include Northland housing developments 1-8, Northland HTens, unplatted areas west of CR 133, Northland Park, Wobegon Trail, and Northland Drive (4`h Avenue). Existing Land Use Existing land uses in this district include single family homes (primarily detached), large lot rural residential, and industrial uses. Proposed Future Land Use The area in this district contained in the 'Northland' subdivisions has been classified as an area of stability. Therefore, land use priorities focus on maintaining existing residential neighborhoods through protection from encroachment by potentially incompatible uses, protection of deterioration through strict code enforcement, and protection of the public's investment in streets and utilities through routine maintenance with reconstruction as needed. Areas of change have been identified in non-subdivided parcels adjacent to CR 133. Future uses within the areas of change include mixed density residential with higher densities (i.e. R-2 or R-4) adjacent to CR 133 and existing commercial/industrial uses transitioning to lower densities (i.e. R-1) near existing single family residential development. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 39 LAND USE District Eleven Approximate Location District Eleven is located in the central portion of the City. The approximate boundaries include: • Areas north of the Wobegon Trail • Areas south of the Northland developments • Areas within the current corporate limits Total Acres in District: This district contains 251 acres of land. Number of Acres Platted: 222 acres have been subdivided; 29 have not yet been subdivided. Portion of District `Developed' Number of Acres with Potential Development Considerations: Five acres contain potential considerations for development. ^ s~~d~~~aeanc. s N~-s~~a. ac. Areas of Stability and Areas of Change: Areas of change and areas have been identified within this district. The majority of the district has been identified as an area of change meaning the City expects to direct resources (either new development or redevelopment, public and/or private resources) as available and/or requested. Land area not labeled as 'change' or `stability' are not expected to be serviced by municipal utilities in the near term, however, conditions leading to utility extension and/or subdivision can change. Prominent Features Prominent features within Planning District Eleven include the Wobegon Trail, Elm Street, CR 133, CSAH 75, Buettner Business Park, Rennie Addition, Borgert Industrial Park, and Indian Hill subdivision. Existing Land Use Existing land uses in this district include vehicular oriented commercial, industrial, and multiple family housing. Proposed Future Land Use The majority of this district has been identified as an area of change with future investment likely over the duration of this plan. Areas of change are primarily centered on commercial parcels adjacent to CSAH 75 and Elm Street. Future development patterns will respect the mobility function of CSAH 75; therefore, commercial clusters at meaningful intersections are warranted. Clustering will provide for the development of cohesive commercial entities capable of creating and sustaining compatible design elements, shared parking, and shared storm water management facilities. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 40 LAND USE District Twelve Approximate Location Portion of District `Developed' District Twelve is located in the south central portion of the City. The approximate boundaries include: • CR 121 • Field Street (easterly projection) • Corporate limits Total Acres in District: This district contains 357 acres. Number of Acres Platted: 267 acres have been subdivided; 90 acres have not yet been subdivided. Number of Acres with Potential Development Considerations: 15 ^ subdivides Ac. ®Nor~subd. Ac. acres contain potential development considerations (hydric soils and wetland). Areas of Stability and Areas of Change: Areas of change and areas of stability have been identified within this district. The majority of the district has been identified as an area of stability wherein the planning emphasis is focused on preserving existing development from intrusion by incompatible uses. Areas of change within this district include property owned by the College of St. Benedict east of CR 121. Land area not labeled as 'change' or 'stability' are not expected to be serviced by municipal utilities in the near term, however, conditions leading to utility extension and/or subdivision can change. Prominent Features Prominent features within Planning District Twelve include Baker Street, 12`h Avenue, 16'h Avenue, portions of Pond View and Cloverdale subdivisions south of Baker Street, Liberty Pointe Subdivisions, Graceview Subdivisions, and unplatted areas adjacent to CR 121 Existing Land Use Existing land uses in this district include single family (detached and attached) residential dwellings, multiple family residential, and agricultural uses. Proposed Future Land Use The majority of this district has been classified as an area of stability. Therefore, land use priorities focus on maintaining existing residential neighborhoods through protection from encroachment by potentially incompatible uses, protection of deterioration through strict code enforcement, and protection of the public's investment in streets and utilities through routine maintenance with reconstruction as needed. An area of change has been identified east of CR 121 directly adjacent to the College of St. Benedict. The area has been guided for future agricultural use (PC TO COMMENT). However . (adjust if needed) City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 41 LAND USE District Thirteen Approximate Location District Thirteen is located in the central portion of the City. The approximate boundaries include: • Baker Street • CSAH 75 • 20th Avenue Total Acres in District: This district contains 191 acres of land. Number of Acres Platted: This district is entirely subdivided. Number of Acres with Potential Development Considerations: There are no acres with potential development considerations within this district. Portion of District `Developed' p SubdividedAc. pNon-Subd. Ac. Areas of Stability and Areas of Change: Areas of stability have been identified within this district. The entire district has been identified as an area of stability wherein the planning emphasis is focused on preserving existing development from intrusion by incompatible uses. Land area not labeled as `change' or 'stability' are not expected to be serviced by municipal utilities in the near term, however, conditions leading to utility extension and/or subdivision can change. Prominent Features Prominent features within Planning District Thirteen include Minnesota Street, CSAH 75, Roske Addition, Lodermeir Addition, portions of Cloverdale and Pond View subdivisions north of Baker Street, Mohs Additions, Whispering Pines Subdivision and the K & L Properties Addition. Existing Land Use Existing land uses in this district include vehicular oriented highway commercial, single family (detached and attached) residential dwellings, and multiple family residential. Proposed Future Land Use The majority of this district has been classified as an area of stability. Therefore, land use priorities focus on maintaining existing commercial uses and residential neighborhoods through protection from encroachment by potentially incompatible uses, protection of deterioration through strict code enforcement, and protection of the public's investment in streets and utilities through routine maintenance with reconstruction as needed. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 42 LAND USE District Fourteen Approximate Location District Fourteen is located in the south eastern portion of the City and most of the district is external to the current corporate limits. The approximate boundaries include: • Projection of 12`h Avenue SE (western boundary) • CSAH 75 on the north • Sauk River Total Acres in District: This district contains 1,126 acres of land. Number of Acres Platted: 51 acres have been subdivided; 1,075 acres have not yet been subdivided. Portion of District `Developed' Number of Acres with Potential Development Considerations: 772 ^ subdividedAc. v Noy,-Suva. AC. acres within this district contain considerations for development (flood plain/shoreland, wetland, public water, hydric soils, and cultural resources). Areas of Stability and Areas of Change: A relatively small area of change and a very small of stability have been identified within this district. Areas of change are located within the River's Bend Subdivision and adjacent to 20`h Avenue near existing commercial development. A small area identified as an `area of stability' is located adjacent to the Liberty Pointe development. Land area not labeled as 'change' or 'stability' are not expected to be serviced by municipal utilities in the near term, however, conditions leading to utility extension and/or subdivision can change. Prominent Features Prominent features within Planning District Fourteen include a potential regional transportation corridor (southwest beltway), the projection of 20'h Avenue, the easterly projection of Field Street, and a large wetland complex in the eastern portion of the district. Existing Land Use Existing land uses in this district include large lot residential, vehicular oriented commercial, and agricultural. Proposed Future Land Use Proposed future land uses within this district are general in nature. The district is including in this planning effort as a means of providing sufficient guidance in planning and designing future utility sizes, placement, and location. A small area of change has been identified adjacent to the projected extension of 20th Avenue. The area of change is primarily guided for future commercial development; however, such development must respect the mobility function of 20`h Avenue with commercial development either clustered around high functioning intersections or provided access through `backage' roads (no direct access from 20th Avenue). This district is also impacted significantly by a corridor study for a regional arterial (i.e. southwest beltway). If it is decided the regional corridor will be placed in the 20th Avenue corridor, maintaining mobility will be even more of a priority. In the event the regional arterial roadway follows 20`h Avenue the City should provide for larger commercial lots suitable for large retailers and 'big box' clusters. Such high intensity commercial uses should be surrounded by higher density residential uses (R-2, R-3, R-4) which allow for a meaningful transition to low density residential development. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 43 LAND USE Areas within the River's Bend Subdivision are guided to future residential development. Remaining portions of this district are severely impacted by a significant wetland complex; as such they are guided toward future low density residential and open space use. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 44 LAND USE District Fifteen Approximate Location District Fifteen is located in the north eastern portion of the City and most of the district is external to the current corporate limits. The approximate boundaries include: • CR 133 east of the corporate limits • CSAH 75 • St. Joseph Township boundary Total Acres in District: This district contains 1,606 acres of land. Number of Acres Platted: 306 acres within this district have been subdivided; 1,298 acres have not been subdivided. Portion of District `Developed' Number of Acres with Potential Development Considerations: 344 ^ SubdividedAc. v Non-sue. Ac. acres contain potential considerations for development (hydric soils and wetlands). Areas of Stability and Areas of Change: Areas of change and areas of stability have been identified within this district. Areas of stability include the existing developed industrial portions of the Buettner Business Park, Rennie Addition, and Whitney Wing. Areas of change identified through participation in this planning effort include the commercial lots within Buettner Business Park, the `Feld' farm property, areas adjacent to the railway corridor in portions of the district, and areas west of CR 133 that have not been subdivided. Land area not labeled as `change' or 'stability' are not expected to be serviced by municipal utilities in the near term, however, conditions leading to utility extension and/or subdivision can change. Prominent Features Prominent features within Planning District Fifteen include the Northern Lines Railway, high voltage electrical transmission lines, the 'Feld' farm, wetland/woodland complexes, the future intersection of a north-south collector and east-west arterial street, CR 134 (Ridgewood Road), the Bauerly Addition, Braun Addition, Batzer Addition, RMR Addition, St. Joseph Industrial Park East plats, and Hall Industrial Park. Existing Land Use Existing land uses in this district include heavy and light industrial and agricultural uses. Proposed Future Land Use Areas of change and areas of stability have been identified within this district. Areas of change are clustered around existing industrial development and the acreage known as the 'Feld Farm'. Future land use within this district is substantially impacted by a future east-west arterial roadway corridor. The pace and timing of development within this district is subject largely to the establishment of the roadway corridor. Roadway and right of way corridor establishment and construction will likely depend on regional funding assistance and participation by land owners as subdivision is contemplated. The roadway will be officially mapped as part of an on-going corridor study (confirm?). Future land use is expected to be a mix of residential, commercial, and industrial use types and intensities. Future commercial use is anticipated in clusters adjacent to major intersections and the future roadway corridor. The development type/style will be complimentary to the roadway corridor's design function and existing development. Future industrial uses are expected in areas adjacent to existing industrial uses (light and heavy industry). City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 45 LAND USE Future residential uses are expected north of the proposed arterial roadway corridor. Future residential uses are expected to vary in density (R-1, R-2, R-3, R-4) within this district. Residential uses with higher intensities (R-3, R-4) will be primarily suitable adjacent to existing or future arterial roadways, existing or future commercial or light industrial uses, and/or employed as a transition between said uses and low density residential uses. Residential uses, especially multiple family uses, providing superior open space, a clear public benefit (i.e. affordable housing), or superior on site amenities (i.e. unique scenic or recreational amenity or facility) in perpetuity may be allowed on-site density transfers or increases as provided under a planned unit development. City of St. Joseph Comprehensive Plan, 2008 Chapter 4, Page 46 LAND USE District Sixteen Approximate Location District Sixteen is comprised of a portion of St. Wendel Township slated for future municipal service. The District was the subject of orderly annexation discussions in 2003. The outcome of the discussion was a decision by the Township to delay extension of urban utilities until a later date. The area is included in this chapter as a means of noting the area will eventually be serviced by municipal utilities. 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Beyard Michael Pawlukiewicz tsanKarNmerica ~~ ~~~ The Urban Land Institute gratefully acknowledges the financial support of Bank of America in underwriting this project. Abo~.t UU-#t,e ~~ La,ci I r,stitz,~le ULI-the Urban Land Institute is a nonprof- it education and research institute that is supported by its members. Its mission is to provide responsible leadership in the use of land in order to enhance the total environment. ULI sponsors education programs and forums to encourage an open international exchange of ideas and sharing of experi- ences; initiates research that anticipates emerging land use trends and issues and proposes creative solutions based on that research; provides advisory services; and publishes a wide variety of materials to disseminate information on land use and development. Established in 1936, the Institute today has more than 16,000 members and associates from more than 50 countries representing the entire spectrum of the land use and develop- ment disciplines. Richard M. Ronan President Recommended bibliographic listing: Beyard, Michael D., and Michael Pawlukiewicz. Ten Principles for Reinventing America's Suburban Strips. Washington, D.C.: ULI-the Urban Land Institute, 2001. ULI Catalog Number: R35 International Standard Book Number 0-87420-877-7 Copyright 2001 by ULI-the Urban Land Institute 1025 Thomas Jefferson Street, N.W. Suite 500 West Washington, D.C. 20007-5201 Printed in the United States of America. All rights reserved. No part of this book may be reproduced in any form or by any means, electronic or mechanical, including photocopying and recording, or by any information storage and retrieval system, without written permission of the publisher. uu ~~. sty Rachelle L. Levitt Senior Vice President, Policy and Practice Publisher Michael D. Beyard Senior Resident Fellow, Retail and Entertainment Development Project Director Marta Goldsmith Vice President, Land Use Policy Michael Pawlukiewicz Director, Environmental Policy Nancy H. Stewart Director, Book Program Editor Betsy VanBuskirk Art Director Book/Cover Design, Layout Diann Stanley-Austin Director, Publishing Operations Ronnie Van Alstyne Executive Assistant Cover photograph: Post Riverside, Atlanta, Georgia; Steve Hinds Photography; courtesy of Post Properties, Inc.. Pa~ticipr~ts FonxnCt~a~ A. Eugene Kohn President Kohn Pedersen Fox Associates New York, New York Fara.rrnDir~ecta' Michael Pawlukiewicz Director, Environmental Research ULI-the Urban Land Institute Washington, D.C. f ~~'= Nick Javaras Executive Vice President Sales and Marketing Location-net Sausalito, California Kenneth H. Hughes President UC Urban Dallas, Texas Tom Sineni President United Commercial Realty San Antonio, Texas ~.t'~lic 58cbor Con Howe Director of Planning City of Los Angeles, Planning Department Los Angeles, California Michael Dobbins Commissioner Planning, Development, and Neighborhood Conservation City of Atlanta Atlanta, Georgia ~a~~ Designers/ ~>;~ Jonathan Barnett Professor The University of Pennsylvania Washington, D.C. Michael D. Beyard Senior Resident Fellow, Retail and Entertainment Development ULI-the Urban Land Institute Washington, D.C. Geoffrey Booth Director, Reta i I Policy and Practice ULI-the Urban Land Institute Washington, D.C. Joseph E. Brown President and CEO EDAW, Incorporated San Francisco, California Bruce Leonard Consultant Stanwood Urban Investments, LLC Washington, D.C. Tra~sparG~an El'rjr'~~s Robert T. Dunphy Senior Resident Fellow, Transportation ULI-the Urban Land Institute Washington, D.C. William R. Eager President TDA Inc. Seattle, Washington Herbert S. Levinson Principal Herbert S. Levinson Transportation Consultants New Haven, Connecticut Chris Luz Associate Vice President HNTB Corporation East Lansing, Michigan ~~~ John Gosling Vice President, Director of Planning and Urban Design RTKL Associates, f nc. Washington, D.C. David Leland Managing Director Leland Consulting Group Portland, Oregon Anita B. Morrison Principal Bay Area Economics Silver Spring, Maryland ecently, the focus of leading-edge metropolitan planners has begun to shift from reinventing America's downtowns to reinventing its newer concentra- tions of commercial growth-its suburban strips. This shift reflects the growing success of many downtown revitalization efforts-a success based on decades of public/private partnerships, planning, investment, and development. It also rec- ognizes that the ways to revitalize downtowns now are largely agreed upon. The shift of focus reflects a further reality. Current patterns of growth and development along America's suburban commercial strips are unsustainable. The aggregate effects of well-performing commercial developments that are geographically close but not physically integrated are becoming untenable. As problems increase in older suburban corridors, and as consumer shopping patterns change, the future of strip development is becoming less certain. Increasingly, suburbanites are calling for a greater sense of community and convenience in their lives, and the Urban Land Institute believes that these demands challenge the continuing competitiveness and sustainability of aging suburban strips. To this end, it has developed ten smart growth principles to help suburban strips evolve in ways that meet the market demands of the new economy, the new consumer, and the new face of retailing. While suburban strips often represent incredible economic vitality-they are, after all, the places where most Americans shop-they are terra incognito in terms of understanding the ways they are evolving, the forces that are buffeting them, the shapes they are taking, and the roles they will play in the new economy. They have largely been ignored as places for serious study, and their fate usually has been left to the marketplace with few models of how future growth should be channeled and coordinated comprehensively to make communities more livable. What we do know about suburban strips is apparent to anyone who visits them: typically, they are one- dimensional forms of development that lack a distinct sense of place or community and that increasingly are plagued by problems to do with frag- ~. mentation, congestion, inconvenience, inefficiency, deterioration, and visual blight. Created in a generally laissez-faire environment well suited to the first- generation, low-density scale of postwar suburbia, they are no longer suited to the denser, more complex urban context of metropolitan America. While a single automobile-oriented shopping center is easily accessible, dozens lined along the same suburban arterial are not. Consumers continue to shop there, of course, but in the coming years, increasing choices will undoubtedly force major changes in the strip environment if they are to retain their competitive position and eco- nomic vitality. Already the new face of retailing is beginning to change the how, when, where, and why of shopping, which will have profound implications for suburban strips. Today's consumers have unprecedented options-and these options continue to increase, not only in shopping centers and stand-alone stores but also in spe- cialized locations, including resurgent downtowns and suburban downtowns, new town centers, mixed-use developments, streetfront shopping, transit stops, train stations and airports; off-price entertainment megamalls; and historic, cultural, sports, and entertainment districts. A common thread running through many of these options reflects an increasing connectivity to other aspects of daily life; a mix of activities; a stronger sense of community; and more attention to the environment, the experience, and the enjoyment of shopping. These characteris- tics are in tune with what today's consumers are looking for but not finding in most suburban strips. The advent of nonstore shopping through the Internet, which offers con- venience, competitive prices, and a wide selection of merchandise, increas- es the pressure even more for changes in the strip environment since the strip has offered these same elements- although less efficiently. In an over- built market, increasingly populated by sophisticated shoppers with better options, the competitive position of strip centers will gradually be eroded unless there is a significant rethinking of their role, a repositioning of their offerings, and a restructuring of their physical layout to reflect the more v mature nature of the communities that surround them. This erosion will not hap- pen overnight, but to the extent that convenience disappears from the strip, the changes will be hastened. As part of its mission to examine cutting-edge issues and propose creative solu- tions for improving the quality of land use and development, the Urban Land Institute sponsored a charrette on smart growth solutions leading off a series of forums seeking solutions to specific land use and growth management problems. The goal of these forums is to find ways to accommodate growth that enhance the economy, protect the environment, and preserve and improve a community's quality of life. During three days of intensive study of three strips in the Washington, D.C., metropolitan area, teams of planning and development experts from around the country toured and studied three very different suburban strips. The teams were made up of leading commercial developers, public planners, architects, economic consultants, transportation specialists, and property advisers. The three strips were chosen as representative of different prototypes of subur- ban commercial environments. Rockville Pike in Montgomery County, Maryland, is a booming, mature strip plagued by legendary traffic congestion; the Route 1 corridor in Fairfax County, Virginia, represents an older deteriorating strip bypassed by the market; and Route 301 in Charles County, Maryland, represents an emerg- ing exurban strip facing first-generation development pressures. ULI believes that the lessons learned from these very diverse strips can be applied to strips in every city in America. ULI teams were assigned to each strip and given the following tasks: to identify the critical issues and challenges that strips face; to determine the most effec- tive ways to reinvent strips to ensure their long-term competitive position; and to set strategic principles to guide suburban planners and developers in this effort. These principles were consolidated and refined by the three teams so that they could be applied universally to all types of suburban strip development. ULI had the support and participation of the three county governments in whose jurisdictions the strips were located. Each provided detailed briefing books, pre- sented background information, and led tours of their strips. A presentation out- lining the teams' findings and recommendations was made in Washington, D.C., on June 2, 2000, to county officials, developers, and other invited guests. Ten Pnrciples Ig~itye ihp ar~d Nuiz.re P 1-ip Arficipe~e Evdu~an Kr~ni the n/lati~t Pra,~-rte Real-Zar~d L..~-~d Establish Pt,1se Nvdas of D~dc~prre~"* Tam the Traffic Cie ~d~e Plaice Diversify the Eracir~e ~d~e U~ir~ess Pr.t Yaa.r (aid R~atiars~ W~er+e Ya~.r Pdicy Is Igr~te LaaJasNp aid Nu~h.re PahvlsNp ocal government and the business community, working together, must cre- ate a smart growth partnership to envision what they want their strips to become, to construct strategies for achieving their vision, and to develop detailed plans for implementing the changes that are needed to accommodate growth. To be successful, partnerships must include individual citizens, local interest groups, landowners, shopping center representatives, retail and residen- tial tenants, and local planning and economic development agencies. Public and private leaders must encourage the stakeholders to debate alterna- tives to their strips and decide how they should evolve. Too often, stakeholders have difficulty seeing beyond what currently exists and envisioning alternatives that would create a more livable environment. Strong leadership and imagina- tion are required to motivate them to move ahead, recognizing that suburban strips are immature forms of development that can be improved as they grow. Successful partnerships to reinvent suburban strips require the creation of formal planning and management entities that are subordinate to but separate from the governmental agencies responsible for the larger community or county. Such management entities need to take over "ownership" of a strip and manage its future. The public/private entity should be a nonprofit development corporation, a business improvement district, or a combination of the two. As it directs the reinvention of the strip, the entity should perform the following functions: Reach consensus, with the active participation of the public and private stakeholders, on the com- munity's vision of what the strip should become; Participate in the development and redevel- opment of the strip con- sistent with the partner- ship's vision; Acquire, assemble, and parcel out land to permit new forms of infill devel- opment; Coordinate and participate in real estate development and infrastructure financing; Coordinate actions of public agencies that are responsible for government services; Stay on top of traffic issues and manage parking efficiently so that its pres- ence does not dominate the landscape; Keep a steady hand on security matters and monitor and correct securi- ty problems as they arise; -~ ~~ _ ~-~j,~, ~` ,- '' rl~/ Coordinate the collection and ` z dissemination of market, economic, ,-_ social, demographic, and traffic data and information to prospective investors, developers, retailers, con- ~,. sumers, and public agencies; and Handle marketing and promotion. ~; ~ _ ~ .~ ',. - ~, a r~. '.b ~ ~~ . ~ i `; ` _ ~ i ' "~" ~ .r _ ~`~ ~'~ ~~ r uj z j -y ~ ~' t ~ ~ ~ ~ ~ ~ N' O i~ 1 ~, .'! r~'~.~J V i ~~ '~ .rain" ~ ,- streets r z z Q Q C 3 Ar~ticipr~e Evdu6an ~~t worked in the past may not work in the future. Although end-to-end ~:~hopping centers have become the norm along many suburban arterials, no one seriously believes that this format represents the most convenient, liv- able, or efficient long-term arrangement. What then should the evolving pattern of strip development look like in the coming decades? The retail environment is changing rapidly as it looks for ways to stand out in a crowded marketplace and meet the expectations of increasingly sophisticated and jaded consumers. Intense competition from new shopping destinations and the threat posed by nonstore shopping alternatives have retailers constantly looking for new formats, innovative combinations of stores and entertainment, mixed uses, and unusual retail environ- Q Z 0 Q w Z a a Z 0 0 0 i >..f ~~ ,,~ ~ ments and experiences. Increasingly, 7 . - ''~ ..y retail development is reconnecting .~ t ~;~~~ ~ *. ° - with the larger community around it, ~~~~~ ~ , ~~'~ ~'~" ~ ~ becoming integrated into a total desti- •~~v B ~,., nation where people can participate y ,, ~ ~ t" ''~' _. ;~~'' even when they are not shopping. p .°~.X . ~ ~`~ ~~ ~, l'' ^ These fundamental changes are being driven by market demographics that are evolving as rapidly as the retail environment. The population is aging. At the same time, younger people remain single longer, or many choose a single lifestyle or single parenthood. Those who marry tend to choose a two-career and two-income standard of living. And increased immigration, with many new people from diverse cultural backgrounds, is resulting in more cos- mopolitan expectations. In response to this demographic sea change, retailing can be expected to take on a new face in place of the freestanding retail strips that were designed fora differ- ent time and a different consumer. The new face of retailing will not appear overnight. However, as land values, densities, and congestion incrf;ase along suburban Strips, pres- sures yradually will mount for new development patterns and land uses to accommodate these changes. What can suburban strips do to anticipate this evolution and keep pace with market ~_ demands? Be ready to respond to changing - consumer preferences. For example, town centers currently are on the rise, =`. and there is a growrng interest in - streetfront retail in pedestrian-friendly, walkable settings. Adapt the strip to emerging life- styles. Today, there is growing interest in mixing residential and retail uses in well-designed environments. Mixed-use projects can provide an attractive, con- venient, and stylish setting for resi- dents and a captive market for retailers. Provide a sense of community by E~. ~`~`: developing public gathering places, a ~° ~~ . more livable environment, and more convenience in daily life. This will I"` ~ ~ w~ re uire newt es of housing products t~ q YP such as residential clusters, patio homes, zero-lot-line homes, and residences over shops. Make new amenities available along the strip such as parks, recreational oppor- tunities, entertainment and cultural activities, public services, and dining out. As new community trends emerge, adopt measures to prevent the strip from becoming obsolete with out-of-date retail concepts and products. rt w ~, `+i iW.-~ 5 Krv~nrtl~e Mairet. II strips are not created equal. Each is at a different point in an evolution- 3ry continuum that leads over time from a single low-density strip center to a complex mix of strip malls, power centers, regional malls, community cen- ters, stand-alone big-box stores, and other commercial activities. In soma cases, this process is short-circuited by more competitive locations or ct~anginy demo- graphics. Some strips stop growing, deteriorate, and never reach their anticipat- ed potential. Specific solutions for an individual strip will vary widely depending upon the market; what will work in one type of strip may not be possible in another Suburban strips with- out regional access will most likely reflect the demograph- ics of the immediate trade area today and in the fiuture, while those with regional access generally will serve multi- ple markets and have the potential to provide a more diverse retail mix in terms of product offerings and price z points. An understanding of which markets are accessible and a realistic view of how these markets can best be served should guide revitalization and development plans. ""~=.=---~ Planning for the future of a suburban strip requires that a _ ~ community know its market and understand its unique The following assessment should be made: potential Y 6 Identify the strip's trade area. Determine the specitic market forces at work where the strip is located. ~,~ Determine a realistic assessment of where the strip fits in the overall retail continuum, i.e., its level of maturity in the marketplace relative to other retail destinations, and the amount and nature of the competition. Determine the shopping patterns of the market and set reasonable expectations about how they are likely to evolve. Recognize that different types of arterials serve different types of markets, and be prepared to serve those markets that your arterial serves best. Diffienert Maioets: Build on the position that the Diff~,t ~,~ strip holds in the regional hierarchy of retail locations, and be reasonable about what is economically feasible, which will change over time. Recognize that a corridor will likely be composed of many distinct neighborhoods with different popula- create` Population tions, incomes, growth rates, and IeV- Higher Income els of access. These differences should Faster Growth lead to wide variations in activity and MoreThrough-Traffic character along different parts of Multiple Land Uses the Strip. Regional Draw Understand the complex interplay between land values, densities, market demographics, access, demand for dif- ferent types of retail offerings, and the level of competition in the strip's Less Population market area; in other words, know Lower Income the market! Slower Growth Less Through-Traffic Limited Land Use Variety Local Draw r--~ ^* ~ ~ 3µ• ~ ,~:~'~.. 1 Node 1 4~ ~, Node 2 z s c e s 7 pn,rs BarJc Retal-Za~d La~rJ Tie zoning technique used by most suburban communities is to designate everything along the arterial highway strip for commercial uses and wait. for retailers and developers to gradually fill in all of the individual sites. In this type of environment, new development sprawls outward even as sites closer to the city remain vacant and older retail centers deteriorate. Retail overzoning thus has had the effect of extending strips prematurely in discontinuous and inefficient ways as developers leapfrog over one another onto sites farther and farther away from the city. When economic conditions change, as they constantly do, some strips, or parts of strips, are left to deteriorate even before they have been fully developed. This leaves them unfinished inciE~finitely, at risk to competition from newer and more enticing shopping environments, and difficult to revitalize because of their char- acteristic sprawl and lack of focus. By pruning back the amount of land zoned for retail, suburban communities can stimulate retail growth, encourage revitalization, and improve the quality of their shopping strips. It simply is not necessary for every major parcel along every arterial to be zoned for commercial or retail use. Suburban communities should take the following steps: Limit the quantity of commercially zoned land along emerging suburban strips to give landowners and retailers the incentive and economic strength to maintain ahigh-quality environment, react more swiftly to societal trends, and evolve on site as the retailing world changes. Rezone excess commercial land in older strips to encourage reinvestment and improve the quality of existing retail properties. 0 7 u s 3 8 Scale retail-zoned land to reflect a realistic assessment of the size, strength, and character of the market. Stimulate infill, new torms of mixed-use, and pedestrian- oriented retail development on remaining retail-zoned land. Limit the extension of infrastructure-to prevent sprawl and congestion-as long as the existing infrastructure is underused. Structure zoning in mature strips to encourage denser forms of development that can be reached by multiple access modes. Reserve some of the previously zoned retail land for housing, office space, civic uses, recreational facilities, and open space. Reduce opportunities for and resist predatory behavior on the part of competing big-box retailers and centers. f4a ~I .. .."~-. ` ~~ ~ Before reu~nu~y Crue+e~e Vaiety Alort~ the Strip Single-Family Residential and Higher-Density, Open-Space Zone Mixed-Use Zone Node 1 Lower-Density, Mixed-Use, and Open-Space Zone Node 2 Higher-Density, a~ f Mixed Use Zone VSingle-Family Residential and Open-Space Zone s After iezoniny 9 Estadish P~.ise NocJes of DeueJaprre~t ~ie suburban strip has become the main street of shopping for most Ameri- cans because of its easy access to middle-class markets, its Nigh visibility, its convenient parking, and its adaptability to large retail formats. However, strips face an enormous challenge as they try to maintain their economic vitality in a retail world now demanding environments that strips do not provide. 1 Y r'•. ~ .ti I y~ i-~:l . ~' I ~- ~~tii The typical suburban strip today consists ofi mile afiter mile of repetitive, indistinguishable retail landscape. As a rule, the architecture is nondescript, with little concern for design features or cohesiveness, and it is scaled to be appreciated at automobile speeds. The strip reflects little, if anything, about the history or culture of the place where it is located. There is little hierarchy of space, land use, or form; and rarely is there a sense of place or community to which people are drawn as more than consumers. The strip typi- cally has become an elongated one-dimensional environ- ment, often looking much the same whether it is located in different parts of a metropolitan area or in different cities altogether This is not the new face of retailing, and it puts suburban strips at risk. To restructure the retail strip environment to overcome these market negatives, "pulses" of development must be created along the length of the strip. These peak nodes of high-intensity, mixed-use residential and commercial development should be interspersed with stretches of low-intensity land uses or open space. ~i~ Y H 4;,.. V ~~ .ti ~~. 'r li,~ . i!r w i ~~ ~) ~ ~ ~ i ~ ; ~ ~ r ;~ iii. - ' ~ a -~i" !I- Pulses of development density along ~ ! ~ .~ '~' ,,,~;. the suburban strip will create peaks ~~ti _'~"~ ~• and troughs of commercial activity that ~~T~/i~-~ . will pump new life into suburban strips. J ~~ ~ ~`'"~ i' ~. ~~ , - How can pulse nodes be developed? Use key intersections or major transit stops to create cores of development that are unlyue points of reference; nodes of intense activity; and places that are friendly, attractive, and walkable-but that differ from each other in charac- ter. function, or purpose Plan and zone higher densities in these nodes of development to facilitate vertical mixed use of three or more stories and to achieve pedestrian concentra- tions that create a lively, safe, attractive, and entertaining streetscape. Direct public investments and site public facilities such as libraries, schools, _ cultural facilities, community meeting places, and government administrative ~'`~~'~~~' P~..Is~r-~g centers in the higher-density zones to Higher-density, mixed-use develop- ment that is integrated horizontally raise surrounding property and vertically. values, to encoura e hi her-value 9 9 Low- and mid-rise office, multi- land uses within the zone, and to family, and neighborhood retail f serve as anchors and inducements development. ~'~ '0 ~~ for spinoff private investment. ~ \~,,.~ ! >'~ ~ ~ e Use the range of public level- ~5` ~ h ~ - opment implementation tools such ~ as transfer of development rights, , ` ~ ~ ~ ~ , business improvement districts, ~ , 4 w eminent domain, tax abatement '~ policies, urban design guidelines, # vertical zoning, and accelerated ~ ~T Lower-density approval of development projects ~ ~ ` ~'~qr attached and to achieve the "pulse points" of ~ ~ ~ ~ single-family detached live/work, high-value community residential development. development. , \ z m : Higher-density urban core that is inte- ~ grated vertically and horizontally and ~' '"~};, contains afiner-grain street grid, ~~ pedestrian-oriented blocks, a critical Parks, recreational areas, and open space that provide amenities and serve as buffers. ~ o < '" mass of activity, and a sense of place. 11 Tam tl~e Traffic its nature, suburban strip development is served primarily if not exclu- ively by the automobile and occurs where traffic is greatest. Consequently. every strip must balance a certain tension between accommodating through- trips and providing access to the activities and services of the strip itself Traffic is, of course, the lifeblood of these activities since automobiles typically provide the only way to get to the strip or to get around. But too much traffic, or poorly planned traffic, can strangle the strip, and congestion and inconven- fence will cause shoppers to avoid it and shop somewhere else. When traffic counts reach 20,000 to 30,000 or more per day, visibility of the stores will be high and merchants will be happy, but access becomes increasingly difficult, and the strip is at risk. This is the ~ ~ situation that many suburban strips now face. To ensure continued mobility, traffic planning and design must resolve the inherent conflict between through-traffic and traffic whose destination is the strip itself. In other words, traffic must be tamed and managed so that the goose that laid the golden egg is not killed. But this means different things in different places. '~ Decide whether the main arterial road should be a seam or an edge. A seam allows speeds ranging from 30 to 35 miles per hour and has up to six lanes with a median. As the term implies, a seam has the potential to knit the community together across the arterial. An ~, edge, on the other hand, has eight or more lanes and speeds ranging ~' from 45 to 55 miles per hour. It divides the community in ways that } should be respected. While traffic can be tamed, within limits, along _> a seam, the community should in most cases accept an edge as an edge and not try to connect or integrate land uses, urban design, or community activities on both sides of the arterial. Do not destroy the commercial vitality of the strip by taking too much traffic off it. Whatever solutions are chosen, they must ensure continuing ease of access to the commercial developments along the strip or they will wither and die. Transportation solutions must be scaled to the specific nature of the strip and balanced to serve multiple needs and multiple markets. Plan for traffic volume and capacity to accommodate the needs of both through- and destination traffic; neither is going to go away. Where too much traffic and resulting conflict exist, the community must look for alternatives. Some options that might be appropriate would be separating traffic through the use of parallel local streets or frontage roads; limiting access points to commer- 12 a ~. ~y, .. ~`~ . .:,• '' cial development; linkmg parking lots; providing turn lanes; coordinating traf- fic signals; adding bus lanes, bikeways, and pedestrian links; and creating tran- sit stops. Automobile Access. Convenient access can make or break a strip. Too many curb cuts are inefficient and dangerous for drivers and pedestrians alike. Consolidate driveways and intercon- nect parcels so that automobile and pedestrian movement are possible without going out onto the arterial highway, halving the number of access points results in about a 30 percent decrease in the accident rate. Use supporting road systems and frontage roads to provide opportunities for parallel movement along the corridor Design intersections and access points to simplify and coordinate signal sequences and to minimize congestion. Limit curb cuts to avoid excessive turning motions that snarl traffic; manage this process through zoning ordinances, design requirements, or comprehensive codes. Install innovative turning solutions to accommodate left turns and U-turns by looping from the right median to alleviate clogged intersections. 6 Wide medians; uinovatrve turns. ~._ :R ,~ Qi ~ c: - 6 ~- to ,_ ' ~ !f ~ i I l ~ ,~ I y -r z 13 Design and manage the strip to limit vehicular and pedes- trian conflicts. Parking. The success of strip commercial development is pred- Size prime parking lots and structures for reasonable demand; provide for peak parking in overflow areas. Encourage and plan for shared parking among adjacent uses. Consider the creation of a parking district to bring multiple facilities under common management and create greater efficiencies. Look for alternative parking and building configurations that provide conven- ience and avoid visual blight. leafed on free and plentiful parking. Unfortunately, parking lots commonly dominate the landscape of the strip. Conven- tional practice requires that every development along the strip ..,,,.,,;~;;,,,_ provide for all of its parking needs on its own site between its structure and the roadway, even though this is inefficient and contributes substantially to the wasteland aesthetics of today's commercial strip. 74 Separation ~~+ tliroug~, a,~~, Create parking in a carefully designed landscape. lucal traffic When justified by higher land prices, introduce structured parking [o open up parking lots for new development in more urban settings. Avoid charging for parking. It is inconsistent with the nature of a strip center and is likely to be effective only in exceptional circumstances. Pedestrian Access. Commercial strips are not usually thought of as pedestri- an environments, but pedestrian traffic seems to be evolving into an important tool to add to the attractiveness and economic vitality of suburban strips. Communities should recognize the impor- tance of apedestrian-friendly environment and reserve space to ensure that pedestrians can be accommodated. Pedestrian connections should be provided primarily within the pulse nodes of intense activity, among major activity centers, and along corridors that are designated for future retail growth. In most cases, it is preferable not to build pedestrian high- way bridges or tunnels, since it is usually more convenient to cross at grade, and some people associate an element of dan- ger with bridges or tunnels. Transit. Transit stations obviously are not the solution to most strips' problems, but some strips have matured and densified enough to become urban places with opportunities for transit. In fact, it is the increased density that makes transit feasible and reduces dependence on the automobile. Although some low-density strips may always be auto dependent, transit can enhance the denser nodes of a "pulsed" strip and strengthen the market for residential and office development, adding to the strip's urban synergy. As a result, strip design, and even its loca- tion (where it is possible to plan for it), should be conducive to transit. ~, ~~ z ~s creme fhe Place ~ople go to places that appeal to them on many levels. IdE~ally, all the sens- es are engaged-sight, smell, sound, touch, and taste. But it is the; pres- of other people and the ability to interact with and watch them in a safe: energized environment that creates the most memorable and successtul ices. As a result, diverse, well-conceptualized developments that arc colo- :ated with other well-conceptualized developments in a coordinated, enter- taining, and lively environment are worth more in real estate value than stand-alone buildings in a sea of parking. This difference in value is called the "design dividend." It is no surprise to discover that such places also maximize retail spending and rents and, as a consequence, capital value. Vi~hen people like a place, they will incorporate it into their daily lives, using it and enjoying it even when they have no expressed purpose for vis- ~g it. Such a place will establish a sense of community that gives a focus ople's daily lives. It will be a public place where they can conveniently and ply carry out their normal day-to-day activities without the inconvenience increasingly associated with suburban living. The following steps should be taken to create suburban "places" that people like, feel comfortable in, and want to return to again and again. As a first phase, planning elements like these should be implemented in the densest nodes of activity. As the strip matures, these elements should be extended in line with the market to the commercial fringe. Create attractive walkways and continuous streetfront experiences to maxi- mize the quality of the pedestrian environment and afford opportunities to increase retail spending. Configure sidewalks so people feel safe and comfortable; make sidewalks wide, appealing, and shady. Provide a hierarchy of pedestrian- scaled, direct and indirect lighting (no sodium vapor lights, please!) that illuminates walkways, ensures safety, highlights buildings and landmark elements, and provides sight lines to other retail uses-such as a view z from a cafe to cinemas, bookstores, Y and unique shops. m 0 16 Install well-designed, high-quality street furniture to reinforce the strong image and comfort of the place. Carefully place strong landscaping elements, including mature trees, to enhance the place but not detract from the retail sight lines. Vary roofscape and facade designs; retailers depend on diverse, appropriately scaled, and customized shopfronts. Use compelling, informative, and consistent signage to tell the story of the place. Design attractive corners and gateways to the develop- ment nodes. Add vitality by requiring active uses along the sidewalks such as outdoor dining (except along the arterial), interac- tive displays in shop windows, entertainment. and diverse architectural elements, styles, and setbacks. Ensure that getting to and from the site is enjoyable and efficient; entry routes are as important as the place itself Deter crime by designing for security; ensure street-level vitality and plenty of "eyes on the streets." Surround big boxes with "sleeves" of retail and service uses to minimize blank walls and dead spaces. When land values warrant, create structured parking; incorporate active retail or service uses at the first level to integrate parking structures with the retail environment. Provide all the services that a community needs, increase the number of choices encountered, and maximize the range of products sold. Incorporate a variety of urban residential uses in the form of live/work spaces, apartments above stores, townhouses, and hotels to ensure activity around the clock. Create a distinct place-making tool kit that includes townscape elements such as narrow streets to foster the creation of community destinations along the strip. ~~ auas~ry u,e a,~~ uburban growth is inevitable, and as a society we can accommodate it in only two ways: through increased density or increased sprawl. There are simply no other choices. Today, public policy in many states is redirecting growth back into developed areas, which means that Americans are beginning to choose increased density. This choice provides enormous opportunities for suburban strips to remake themselves into new forms of community centers more attuned to the emerging needs of increasingly harried suburban residents. I n some ways, these new suburban community cen- ters will be unlike tradi- tional town centers because of their more fragmented, low-density pattern of development and their reliance on the automobile. However, in other ways, they could reflect the best of metropolitan living: the convenience of mixed uses, increased choices more in tune with today's lifestyles, pedestrian environments, a multidimensional character, and varied densities that permit a complete range of goods and services that people depend on in their daily lives. And all of this '~ will still be surrounded by _- the leafy, single-family J r neighborhoods that n Americans love. As development pressures increase and land values rise along suburban strips, the character of the strips should density and diversify, and mixed-use develop- ment should become an essential part of this change. This will add a new and exciting diversity to the strip, bring new services, create a more lively human dimension, and reinforce a sense of place. To achieve the new diversity, develop- ers and planners should: 18 ~~ Create an environment in which people can live, work, shop, and play. Plan for different types of districts along the strip rang- ing from traditional, low-density strip shopping centers to denser and more urban nodes of activity. Accommodate a range of nonretail uses, including hous- ing, hotels, offices, civic uses, and cultural, entertainment, and recreational activities. Arrange the diverse land uses in ways that encourage walking and discourage driving for short trips and errands. Rezone designated areas in mature strips for urban mixed-use projects and higher-density housing. Z Concentrate mixed uses along the major arteries to pre- serve single-family neighborhoods. `, Link the higher-density development districts, where appro- priate, with commuter rail, subway, and light-rail stations. ' ZJ.4i~R it'~ ~ ? ~~i 1 ~ Ir i~ ~ 1 ~ ~ I ~ T 1'~i ~^ , ~` s I 5 ..~ m .1 .. ~-~ ~~ z, a Y~. • ~~~ .. •±+~e;• , 8 ~ 1 l~ ~. .. ~.ud.>;u ~ uua :u ~~awtta „~ ~Atf~l~Yl 19 20 E.acica6e tt,e ug~rnss _,..._.. i~r~;t ~~e distinguishing characteristic of suburban strips in the minds of most Americans is their undisguised ugliness (although congestion now runs a close second) This ugliness must be eradicated if suburban strips are to remain competitive and be successful in the future. Although this is not a hopeless task, as some believe, it will take a strong commitment from public and private sectors working in partnership to make it happen. Enhancement of the physical environment heightens the anticipation and enjoy- ment of life's daily activities, especially shopping, being entertained, and eating out. In the new world of retailing, this means that shoppers want to be enter- tained in an environment that provides a memorable and enjoyable experience. Providing this type of environment makes people more likely to visit, stay longer, and return often-the retail trifecta. Not providing it means that they will go somewhere else at the first opportunity. The ugliness of a suburban strip is apparent in many ways, from the overall first impression to the appearance of indi- vidual strips. The arterial is the entrance to the strip for most people. It sets the image of the strip and should be the place to start investing money on improvements. As the strip matures, secondary streets should become the focus of attention. Improvements to the public realm should be made as individual properties are developed and redeveloped. To eradicate the ugliness of the strip, communities should: Strive harder fior architectural excel- lence, higher-quality building design and retail-friendly, first-floor facades. Develop for each street a set of enforceable design guidelines designat- ing types of pedestrian-scaled street- lamps, sidewalk pavers, tree types and sizes, signage, and landscaping. Landscape the main arterial with mature trees, plants in the median, and lush green areas along its edges. Work with the local utility and cable companies to place all power lines underground; maintenance, weather-related repair, and service disruption costs will be reduced. Be creative with parking by placing it in courtyards, behind buildings, above stores, and in innovative arrangements as properties are redeveloped in new and denser configurations; this will reduce the visual blight of endless parking lots. Design and landscape parking areas so that cars are in a park rather than that trees are in a parking lot. Create a secondary street pattern where appropriate, and modify setback requirements to pull retail and restaurant facilities close to the arterial and secondary streets. Plan for apedestrian-friendly environment with appropriate signalization and crosswalks along the arterial and secondary streets; make sure sidewalks are wide enough for outdoor cafes. Encourage buildings that enclose and frame the corners of major intersec- tions within the designated high-density zones in order to define and identify the strip. Y 1 21 -~. ~ ~~ ~~ sive, incremental improvement program ~ actually happens. This can be done by _ ~_ w*1* ~' making capital investments that :"~ i,..~., , . ~ achieve multiple purposes; for example, ~ ` improve traffic flow, coordinate access ,~ ?"~'~:••",, ~ _ ' management and parking, enhance the _. ~... :y ., ...~.~ aesthetic and environmental realm, and ~ ,~~,,,(^~' ` increase pedestrianization in a holistic ' ~' , ' way. This will bring about the kind of .~ ;~ ~ ~ ~ private investment that the public is :~ ~. ~ demanding. A comprehensive plan, an urban design plan, traffic plans, and market studies provide the tools for formulating strate- gies for successful strip revitalization, but they are only the starting point. The success of suburban strip revitalization will depend on whether the public's implementation strategies correlate with the agreed-upon plans and are funded. Public consistency and discipline in this regard will encourage the private sector to respond with appropriate actions and investments. R.t. va.,.~ nay (a~d rtey~~~) vu~,e.eva.r Pd~cy ~s Tie public sector must be prepared to make investments and take actions to ^ support its own public policies for reinventing suburban strips. For most strips, this represents aonce-in-a-lifetime opportunity to set the stage for the kind of development that the community wants as the strip evolves. It is an h tb d ~,~` r~~ ~~' ~,~ ~ ~ . ' ~, ~:.- -~`` opportunity t at canno e misse , and the public agencies, working in ~'~' ^,~ ~~~ ^ ~ ^ T partnership with the private sector, need to make sure that a comprehen- ~~ ~, ~~ yx C S Y Tlu; following initiatives are a critical part of putting your money ar~d regulations where your policy is: Integrate public facilities into the strip's redevelopment strategy. Public facilities should be sited in ways that help shape the desired form of the strip and enhance the synergy among private develop- ments. The location of these facilities will leverage private invest- ment on surrounding sites, create a focus for the community, provide a convenient destination where residents can accomplish multiple tasks, and help shape a more rational development pattern. Design zoning regulations that facilitate private developers in implementing the public's strategy. Zoning must be clearly linked to the public's implementation plans, including effective by-right development standards as well as transfer of development rights in mature strips. Not every developer has the wherewithal to go through a rezoning or a replanning effort. Create sophisticated development standards to accompany new zoning regu- lations. These standards should deal with landscaping, signage, architectural quality, pedestrian linkages, and other planning details so crucial to the overall health of the strip. Provide regulatory options that facilitate parceling and land assembly to accommodate recommended changes in land use configurations. This may involve changes that eliminate setbacks, provide streetfront and midblock devel- opment on multiple sites, or combine separately owned parcels to create new development options. Seamlessly integrate all public services and actions by the many public agen- cies that have jurisdiction within the strip. Create an aggressive nuisance abatement program to eliminate problems that inhibit achieving the kind of environment that facilitates the community's vision for the strip. Dilapidated or abandoned buildings, social problems, and incom- patible land uses and activities are some of the more common problems affect- ing suburban strip development. Adopt zoning regulations that set a minimum parcel size (ten acres or more) along the strip so as to constrain curb cuts and encourage more coordinated development and fewer stand-alone stores. Prevent "deadening" uses, such as ministorage facilities, from dominating the strip. ('A'd~.61a'f T,e Urban Land Institute hopes that the ten principles fior reinventing subur- ban strips presented in this report will act as a strategic guide for commu- nities and developers around the country as they seek solutions to the problems of commercial sprawl, deterioration, obsolescence, and congested highways. Communities have an unprecedented opportunity to harness the tremendous market success of suburban strip development and translate this success into better performing community assets. The results will be more livable and sus- tainable communities, environments that are more adaptable to the emerging new face of retail, and property values that are enhanced as market demand matures. ULI's ten principles are designed to be universally applied. However, it is antici- pated that the specific courses of action to be taken by individual communities will vary widely within this strategic framework. Success will not be easy or fast-there are no quick fixes to what has been one of the most intractable development problems of the past 50 years. But the tasks are doable, the prob- lems are solvable, and the strips are salvageable. 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