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Home My WebLink About[03] Comp Plan UpdateLAND 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 7,8,1617,18,19,20, & 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' SuDdmdetl Ac ^ Non-SUDtl 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. ~s 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 commeraal uses Areas adjacent to Kraemer Lake are guided toward continued low density resident~ai development Areas between CSAH 2 and Kraemer Lake will be suitable for transitional res~dent~al development at low to medium (R-1 R-2, R-4j rntens~Ues ~f/when they become urban in nature Any proposed subdwis~ons of property within this Section shall be reviewed lomtly 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 yreater than five acres and ideally no less than 40 acres The larger lot saes wiU help retain plausible future utility extension routes and assist in streamlining public investment (past present. and future) Section 18 includes the remammy 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) ifiwhen urban services are extended Any proposed subdivisions of property within this Section shall be reviewed fointly by the township and the City so as to provide for the logical future extension of municipal ut~liUes 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 plaus~bie future utility extension routes and assist in streamlining public investment (past, present. and future) Section 19 ~s not expected to be the site of urban development over the duration of this Plan. However, the Section ~s 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 lomtly 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 ~n 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 fointly 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 ~n 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 yy E'o SS°FEP ~€~+ ~'y~FaE°geS~ Eg~q yaFEF $ ~ 4 ~ °_ g - E8`o€Egs4 `s ~°bi ^ ~`c - Iq rFeQ~aw ~.~o ~'~.4 E "g° ~ N .eE-u$ea.y. ~ggEs~me5.95 O meAg"-- _: rn nE pg92s~~~p C ~ N C') R LL~ (O 1~ W O> G O ~ E Eogo~OCO~ C ~. ~~~~?a€BgaaP a ~ -~ 1 ' 1 v °' ~ O v. ~ ~ 0 0 ~ L ~ O d N N N C N 3 ~ ~ ~, ~ c a O ~ u m o y~ Y S ~ ~ a' ~ ii c°n z c'v ~.' 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