HomeMy WebLinkAbout[09] Comprehensive Plan Material LAND USE
District Three
Approximate Location Portion of District `Developed'
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 Street
Total Acres in District: 1,760 acres in district.
Number of Acres Platted: 331 acres subdivided; 1,429 not
subdivided
Number of Acres with Potential Development Considerations: 452 ■ SttdvidedAc •Ncr-SLhlAc
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
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.
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.
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 type /style will be complimentary to roadway corridor functions and existing development.
Future industrial uses are expected in areas adjacent to existing industrial uses (light and heavy industry).
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 commercial
or light industrial uses, employed as a transition between said uses and low density residential uses.
2008 City of St. Joseph Comprehensive Plan Chapter 4. Page 30
LAND USE
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.
2008 City of St. Joseph Comprehensive Plan Chapter 4, Page 31
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