HomeMy WebLinkAbout2002 [07] Jul 01
ity of St. Joseph
.ollege Avenue NW
. . Box 668,
St. Joseph, MN 56374
(320) 363-7201
Fax: 363-0342
CLERK! St. Joseph Planning Commission
ADMJNISTRATOR
Judy Weyrens July 1, 2002
7:00 PM
MAYOR
Larry J. Hosch
COUNCILORS 1. Call to Order
Bob Loso
Cory Ehlert 2. Approval of Agenda
Kyle Schneider
Alan Rassier 3. Approval of Minutes
4. 7:05 PM - Vic West Steel- Lot Split Request, Buettner Business Park
5. Comprehensive Plan Update
6. Other Matters
. 7. Adjourn
.
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Page 1 of 8
Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular
· session on Monday, June 3, 2002 at 7:05 p.m. in the St. Joseph City Hall.
Members Present: Chair Gary Utsch. Commissioners Mike Deutz, S. Kathleen Kalinowski, Marge
Lesnick, Jim Graeve, Kurt Schneider. Council Liaison AI Rassier. Administrator / Clerk Judy Weyrens.
Others Present: Jerry Hettwer, Mike Miller, Joe Miller, Scott Miller, Gary Schroeder, Joanne Foust,
Cynthia Smith-Strack, and Ted Schmid
Approve Aqenda: Rassier made a motion to approve agenda as presented; seconded by Lesnick
and passed unanimously.
Approve Minutes: Kalinowski made a motion to approve the minutes of March 4, 2002; seconded
by Lesnick.
Discussion: After review of the minutes it was determined the minutes of March 4, 2002 were
incomplete.
Utsch tabled approval of the March 4, 2002 minutes to the July 1, 2002 meeting.
Kalinowski made a motion to approve the minutes of March 26, 2002 as presented; seconded by
Lesnick.
Discussion: Graeve questioned the wording of schedule of allowances in relation to the R-3
Zoning District. Weyrens reported City Attorney John Scherer is reviewing the proposed
modifications to the R-3 Zoning District, including the schedule of allowances. When Scherer
submits his opinion it will be presented to the Planning Commission and City Council. Graeve
would like for future reference, the need for special allowances and they are designed to
accomplish.
· The motion passed unanimously.
Kalinowski made a motion to approve the minutes of April 9, 2002 as presented; seconded by
Lesnick.
Ayes: Utsch, Kalinowski, Deutz, Rassier, Lesnick, Schneider.
Nays: None Abstain: Graeve Motion Carried: 6:0:1
Kalinowski made a motion to approve the minutes of May 6, 2002 as presented; seconded by
Rassier.
Discussion: Graeve requested the minutes reflect the alternatives given to Bohlen as his request
was denied.
The motion passed unanimously.
Diamond Enerqy, Variance and Special Use Request: Chair Ustch called the public hearing to order and
stated the purpose of the hearing is to consider a variance to allow remodeling to the building located at
601 West County Road 75, St. Joseph MN 56374 without meeting the exterior building material
requirements as stated in Section 53.22 B-2 Hiqhway 75 Business District, Subdivision 7 (c) Buildinq
Exteriors of the St. Joseph Code of Ordinances.
Section 53.22, Subdivision 7 (c) states that acceptable exterior building materials shall include brick,
stone, tip-up concrete panel, decorative concrete block or glass. Wood siding, plastic, and other
combustible material not listed as acceptable shall not be used for building exteriors. Architecturally
approved steel is acceptable provided that at least 50% of the building (excluding windows and doors)
consist of brick, stone, tip-up concrete panel and / or decorative concrete block. Any building undergoing
renovation, repair, or an addition, so as to require the issuance of a building permit, shall be brought into
· conformance with this subsection at the time of repairs, renovation, or addition are completed.
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Page 2 of 8
Realtor Jerry Hettwer spoke on behalf of the property owner. Hettwer stated Diamond Engery is currently ·
located at 819 - 19th Avenue NE and is in the process of relocating the business to 601 West County
Road 75. Diamond Energy is a sheet rock company that is looking for a larger facility to store supplies
and provide office space.
The property is currently zoned B-2 Highway 75. Hettwer clarified that when the existing building at 601
West County Road 75 was constructed the property was zoned Industrial. When the building constructed
in 1995 it met all the requirements of the zoning district including securing a special use permit. The
property was zoned General Business in 1997 and again rezoned in 1999 as Highway Business. Hettwer
stated that the proposed use for Diamond Energy is similar in nature to the existing use. It is his
understanding that a special use permit is needed as minor remodeling, including the construction of a
bathroom and office space will require the issuance of a building permit. Therefore, the building must
conform to the Ordinance requirements.
Hettwer presented the following site plan details:
Site Size 2.47 Acres
Building Steel Frame
Construction
Building Size 80' x 120'; 21,600 square feet
Comprised of an office space of 2,400 square feet and 19,200
square feet of warehouse area.
Loading Facilities 2 docks
Parking Area: 11,200 square feet - 22 parking spaces
Signage Details are not available at this time but all signage will conform to ·
the regulations as stated in the St. Joseph Code of Ordinances
Their being no one present wishing to present testimony on the proposed variance and special use
permit, Chair Utsch closed the hearing at 7:23 PM.
Graeve stated that he is unfamiliar with Diamond Energy and requested the property owners to give a
brief summary of who Diamond Energy is. Owner representative Mike Miller presented the following
facts about Diamond Energies:
0 The business is currently located at 819 - 19th Avenue NE and has been in existence since 1987
0 Current Pay Scale $ 12.50 to 26.50 per hour
0 The company owns 14 vehicles which will be parked on the site each night
0 Diamond Energies is comprised of 26 employees
Graeve questioned Miller if there are any potential safety hazards with their business. Miller reported that
Diamond Energy only warehouses insulation and it is mainly fiberglass. In addition to fiberglass
insulation they also carry Styrofoam and fiberglass pipe covering, fiberglass blanket for duck insulation,
and fiberglass board for duck insulation. None of these products will produce a safety hazard.
Rassier made a motion to recommend the City Council adopt the following finds, recommending
approval of the Special Use Permit. The motion was seconded by Deutz
·
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Page 3 of 8
Resolution of finding
. The request of Diamond Energy for a Special Use request came before the Planning Commission at a
public hearing held on June 3, 2002. The purpose of the hearing was to consider issuance of a Special
Use Permit to allow Industrial Warehousing in a Highway 75 Business Zoning District.
St. Joseph Code of 52.22 subdivision 4 (c) allows for industrial and office warehousing.
That part of Lot 9, AUDITOR'S SUBDIVISION NUMBER 4, a duly recorded plat in Stearns County,
Minnesota, which lies east of the west 186.50 feet thereof, north of the northerly right of way line of County
Road Number 75 (formerly U.S. Trunk Highway Number 52) and west of a line drawn due south from a point
which is 800.00 feet due west of a point on the west line of SCHNEIDER'S ADDITION, a duly recorded plat
in said county and state, distant 800.00 feet northerly of the intersection of said west line with said northerly
right of way line of County Road Number 75. Together with an easement for ingress and egress over that
part of the south half of the northeast quarter of Section 9, Township 124, Range 29, Stearns County,
Minnesota, which lies within 33 feet on each side of the following described line:
Commencing at a point on the west line of SCHNEIDER'S ADDITION, a duly recorded plat in Stearns
County, Minnesota, distant 800.00 feet northerly of the intersection of said west line with the northerly right
of way line of County Road Number 75 (formerly U.S. Trunk highway Number 52); thence due west for
800.00 feet; thence due south to a line drawn parallel with and 33.00 feet northerly of the north line of Lot 9,
AUDITOR'S SUBDIVISION NUMBER 4, a duly recorded plat in said county and state, this being the point of
beginning of the line to be described; thence westerly along said parallel line to its intersection with the west
line of the east half of said Section 9; thence deflect to the left along a tangential curve, having a radius of
80.00 feet and a central angle of 53' 00" for 74.00 feet; thence southwesterly on tangent to said curve in the
northerly right of way line of said County Road Number 75 and there terminating.
The request has been submitted by Diamond Properties Partnership, 819 19th Avenue NE, St. Joseph MN
56374.
. Notice of this matter was duly served and published.
In consideration of the information presented to the Planning Commission and its application to the
Comprehensive Plan and Ordinances of the City of St. Joseph, the Planning CommIssion makes the
following findings:
The proposed use is consistent with the standards for granting a special use permit, st.
Joseph Code of Ordinances 52.9
Therefore, based on the above findings, the Planning Commission makes the following recommendation:
Approval of the Special Use Permit to allow Industrial warehousing a Highway Business Zoning
District.
Variance, reqardinq exterior requirements: Hettwer stated the building contains a small amount of brick
that is placed on the south and west sides of the building. The Commission discussed the parking area
and questioned if the additional parking will be paved. Hettwer stated that there is a significant area that
is already blacktopped and the property owner does not intend on surfacing and additional area.
Graeve questioned if the property owners would be agreeable to planting trees on the west side of the
building to provide for some aesthetics. Hettwer stated the property around the building is already
landscaped with shrubbery and decorative rocks. In addition, the property contains trees on the east side
of the building. Graeve stated that placing trees on the west side of the building would help reduce the
large building that is visible and parking area. In addition it would provide some relief for dust control.
. Hettwer stated that Diamond Energies is considering leasing a portion of the facility as they do not need
the entire building at this time. The Commission questioned if a variance is needed as the modifications
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Page 4 of 8
to the building are minor and all interior. Weyrens clarified that the Ordinance requires all building permits
in the Highway Business Zone to be approved by the Planning Commission. Deutz questioned if by ·
granting a special use permit for industrial warehousing that any company could lease the building
without first securing a special use permit. Weyrens stated it special use permits are not transferable
therefore she would believe that each use would require a special use permit. Weyrens agreed to
research clarification on this matter and report back to the Planning Commission.
Rassier made a motion to recommend the City Council adopt the following findings
recommending approval of the variance on the exterior requirements. The motion wàs seconded
by Kalinowski and passed unanimously.
RESOLUTION OF FINDING
The request of Diamond Energy for a Variance on the exterior requirements came before the Planning
Commission at a public hearing held on June 3, 2002. The purpose of the hearing was to consider
issuance of a Variance to relieve the 50% exterior requirements as stated in St. Joseph Code of
Ordinance 53.22 .
St. Joseph Ordinance 53.22. Subdivision 7 (c) states that acceptable exterior building materials shall
include brick, stone, tip-up concrete panel, decorative concrete block or glass. Wood siding, plastic, and
other combustible material not listed as acceptable shall not be used for building exteriors. Architecturally
approved steel is acceptable provided that at least 50% of the building (excluding windows and doors)
consist of brick, stone, tip-up concrete panel and I or decorative concrete block. Any building undergoing
renovation, repair, or an addition, so as to require the issuance of a building permit, shall be brought into
conformance with this subsection at the time of repairs, renovation, or addition are completed
That part of Lot 9, AUDITOR'S SUBDIVISION NUMBER 4, a duly recorded plat in Stearns County,
Minnesota, which lies east of the west 186.50 feet thereof, north of the northerly right of way line of County
Road Number 75 (formerly U.S. Trunk Highway Number 52) and west of a line drawn due south from a point ·
which is 800.00 feet due west of a point on the west line of SCHNEIDER'S ADDITION, a duly recorded plat
in said county and state, distant 800.00 feet northerly of the intersection of said west line with said northerly
right of way line of County Road Number 75. Together with an easement for ingress and egress over that
part of the south half of the northeast quarter of Section 9, Township 124, Range 29, Stearns County,
Minnesota, which lies within 33 feet on each side of the following described line:
Commencing at a point on the west line of SCHNEIDER'S ADDITION, a duly recorded plat in Stearns
County, Minnesota, distant 800.00 feet northerly of the intersection of said west line with the northerly right
of way line of County Road Number 75 (formerly U.S. Trunk highway Number 52); thence due west for
800.00 feet; thence due south to a line drawn parallel with and 33.00 feet northerly of the north line of Lot 9,
AUDITOR'S SUBDIVISION NUMBER 4, a duly recorded plat in said county and state, this being the point of
beginning of the line to be described; thence westerly along said parallel line to its intersection with the west
line of the east half of said Section 9; thence deflect to the left along a tangential curve, having a radius of
80.00 feet and a central angle of 53' 00" for 74.00 feet; thence southwesterly on tangentto said curve in the
northerly right of way line of said County Road Number 75 and there terminating.
The request has been submitted by Diamond Properties Partnership, 819 19th Avenue NE, St. Joseph MN
56374.
Notice of this matter was duly served and published.
In consideration of the information presented to the Planning Commission and its application to the
Comprehensive Plan and Ordinances of the City of St. Joseph, the Planning Commission makes the
following findings:
St. Joseph Code of Ordinances 52.8 subd (a) states: "That there are exceptional or extraordinary
circumstances or conditions applying to the property in question as to the intended use of the
property that do not apply generally to other properties in the same zoning district. The ·
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Page 5 of 8
exceptional or extraordinary circumstances must not be the result of actions taken by the
. petitioner.
FINDING: This building was constructed under a different zoning classification and
requiring the property owner at this time to modify the exterior would create a
financial hardship. Additionally the remodeling to the building is minimal and all
interior construction,
St. Joseph Code of Ordinances 52.8 subd. (b ): "states that the literal interpretation of the
provisions of this Ordinance would deprive the petitioner of rights commonly enjoyed by other
properties in the same district under the terms of this Ordinance".
FINDING: The proposed use is consistent with the standard.
St. Joseph Code of Ordinances 52.8 subd.(c): "states that granting the variance requested will
not confer on the applicant any special privilege that is denied by this Ordinance to other lands in
the same districf'.
FINDING: The proposed use is consistent with the standard.
St. Joseph Code of Ordinances 52.8 subd. (d) "states that the proposed variance will not impair
an adequate supply of light and air to adjacent property, or diminish or impair established
property values within the surrounding area, or in any other respect impair the public health,
safety or welfare of the residents of the City".
FINDING: The proposed use is consistent with the standard:..
St. Joseph Code of Ordinances 52.8 subd. (e) "states that the condition or situation of a specific
piece of property, or the intended use of said property, for which the variance was sought, is not
of so general or recurrent a nature as to make reasonably practicable the formulation of a general
regulation for such conditions or a situation".
FINDING: The proposed use is consistent with the standard.
. Therefore, based on the above findings, the Planning Commission makes the following recommendation:
Approval of the Variance request relieving the exterior requirements. Approval is recommended
with the following contingency:
The property owner will plant trees on the west side of the building.
Final Plat Northland Phase Six: Weyrens reported the Final Plat for Northland Six is for the first phase
only which includes approximately 54 homes. Since the preliminary plat included more than 100 lots, and
Environment Assessment Worksheet (EAW) must be completed. The EAW requires a thirty (30) day
comment period for interested persons to question environment issues. The thirty day period ends on
June 27,2002. The City Council cannot take action on the plat until the waiting period is ended. The
EAW process also requires that the City adopt a resolution of no impact at the completion of the waiting
period.
Deutz questioned why the Planning Commission is not approving the entire preliminary plat that was
presented to the Commission. The original plat contained 107 homes and the final plat for Northland Six
only contains 54 homes. Weyrens responded that the City allows developers to phase large plats. Once
the preliminary plat is approved it cannot be changed. All final plats must be consistent with the approved
preliminary plat which is kept on file in the City Offices. Ted Schmid stated that plats are developed in
phases for economic reasons including taxes.
Schmid stated that pockets of wetlands have been determined in the southeast corner of the plat.
Therefore, the final plat for Norhtland Six excludes five lots which are in a wetland area. Schmid stated
that he will delineate the area in questioned and include those lots in a future final plat. Schmid stated
. the final plat before the Commission at this time includes all the revisions as requested by the Planning
Commission and City Council.
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Page 6 of 8
Utsch questioned if access to County Road 2 for construction traffic is included in the Final Plat presented
at this time. Schmid reported that he does own the property and a gravel access will be provided to ·
County Road 2 at all times of construction. Weyrens reported that she has received a letter from
Rothfork agreeing to the access to County Road 2. This agreement will become part of the Developers
Agreement.
When questioned as to the time line for construction, Schmid state that he plans to begin construction as
soon as possible this year. Phase two is scheduled for the spring of 2003 and Phase three the spring of
2004.
Kalinowski made a motion to recommend the Council approval the final plat of Northland Phase
Six as presented with the following contingencies;
1. Approval of the City Engineer
2. Execution of the Developers Agreement including a provision for access to County Road
2.
The motion was seconded by Lesnick and passed unanimously.
Vic West - TIF District, Municipal Development Group: Cynthia Smith-Strack and Joanne Foust of
Municipal Development Group, Inc. approached the Planning Commission regarding the Tax Increment
Financing Plan (TIF) of Vic West Steel.
Smith-Strack stated that the City Council has authorized the preparation of a TIF Plan and Development
Agreement in conjunction with the Vic West Project. A required element of the preparation process is a
finding of fact certifying the proposed TIF District conforms to the City's Comprehensive Plan.
The project consists of the construction of a 67,000 square foot manufacturing facility (7,000 sq ft of office
space, remaining production) on 10 acres of land located in the Buettner Business Park. The single story ·
facility will be constructed of steel and block materials with ceiling heights from 12' (office) to 26'
(production). Construction cost is estimated at 3.2 Million with an additional $ 500,000 for overhead
cranes and $ 380,000 for land acquisition making the total project cost $ 3.8 million.
The building will be leased from the LLC by Vic West. Vic West plans to move into the facility in
December 2002. The project is anticipated to create 7 new jobs with wages of $ 12.00 through $ 14.00
per hour. TIF Assistance is requested in order to help the project move forward. Without the help of TIF,
Vic West will not move forward with the project as it would be cost prohibitive.
Utsch questioned the use of TIF and if it is necessary for the City to provide subsidy in the full amount
requested by Vic West. Smith-Strack stated that the TIF available through the City is the pay-as-you-go
method which provides no risk to the City. The property taxes are only recaptured by Vic West after they
pay their taxes and ten percent is retained by the City for administrative expenses. Utsch stated that the
City extended services to the Industrial Park to increase the tax base. If the taxes are captured by the
businesses for seven to nine years then the City is not receiving additional taxes. The businesses
utilizing TIF still receive City services and the City is not receiving any additional benefit. Smith-Strack
stated that the City will always have the building. Even if the Company would leave after a period of time
the building could be sold or leased to another party. Without TIF St. Joseph cannot compete with the
surrounding communities. Again Smith-Stract stated that the TIF policy adopted by the City of St. Joseph
does not include any risk to the City.
Smith-Strack stated the Planning Commission needs to make a resolution of findings as to whether or not
the proposed TIF plan conforms to the standards of the St. Joseph Comprehensive Plan. Smith-Strack
presented the following statements with regard to the proposed TIF Plan and the Comprehensive Plan:
1. "Encourage and market commercial and industrial development compatible with the City and ·
that will support and diversify the local economy." 1
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Page 7 of 8
Proposed project: The proposed project will generate an annual gross tax increment (increase in taxes)
. of $ 73,423, thereby supporting and diversifying the local economy.
"Promote commercial and industrial development that is cost effective and sustainable.,,1
2.
Proposed project: Vic West Steel has been a member of the St. Joseph business community for
several years. The proposed development will allow the business to expand and function more
efficiently.
3. "Explore funding possibilities and financial incentive plans that will encourage commercial
and industrial development.,,1
Proposed Project: The financial incentive plan includes the issuance of an Industrial Development
Bond, tax increment proceeds and participation in the Minnesota Investment Fund program. The
investment fund portion is a grant to the City which is, in turn, loaned at below market rates to the
Developer. The City is able to retain a percentage of the grant and all the interest for dedication to a
revolving loan fund. The local revolving loan fund will then be available as a financial incentivf¡to other
busi(.Jesses.
4. "The City will attractively encourage commercial and industrial development that helps
sustain the economic vitality of the City and enhances the standard of living." 1
Proposed Project: The project will allow a member of the business community to expand and remain in
the City. The project will result in an increase in the City's tax base and assist in the diversification of
the tax base.
5. Industrial development within the City will adhere to the environmental quality standards." 1
Proposed Project: The proposed site for the development is within the Buettner Business Park wherein
. existing covenants require compliance with EPA and MPCA standards.
6. ''The local EDA will explore funding possibilities and financial incentive plans that will
etlcourage commercial and industrial growth." 1
Proposed Project: The EDA has recommended the use of TIF to facilitate this project
7. The land use map included with the 1997 Comprehensive Plan indicates the proposed area
is zoned industrial.
Proposed Project: The project is industrial in nature (i.e. construction of a manufacturing facility).
Deutz made a motion to approve Resolution 2002-01; seconded by Kalinowski and passed->
unanimously_
Resolution 2002-01
Finding Tax Increment Financing District 1-4 Conforms with the
General Plans for Development and Redevelopment
of the City of St. Joseph
WHEREAS, the City Council for the City of St. Joseph, Minnesota (the "City") has proposed to adopt a
Tax Increment Financing Plan for the Tax Increment Financing District No. 1-4 (the "Plan") and has
submitted the Plan to the City Planning Commission (the "Commission") pursuant to Minnesota Statutes,
Section 469.175, Subdivision 3, and
WHEREAS, the Commission has reviewed the Plan to determine its conformity with the general plans for
the development and redevelopment of the City as described in the comprehensive Plan for the City of St.
. Joseph.
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Page 8 of 8
NOW, THEREFORE, BE IT RESOLVED by the St. Joseph Planning Commission that the development .
Plan of Vic West Steel conforms with the general plans for the development and redevelopment of the
City of St. Joseph as a whole.
Comprehensive Plan - Review of draft chapters: Cynthia Smith-Strack and Joanne Foust from Municipal
Development Group, Inc. approached the Planning Commission regarding the updating of the St. Jospeh
Comprehensive Plan. Smith-Strack and Foust presented the Planning Commission with the draft of the
first three chapters of the new Comprehensive Plan. The following information was presented:
Chapter One - Introduction
0 Purpose
0 Scope of Plan
0 Methodology
0 Community Strengths and Opportunities
Chapter Two - Community Characteristics and Setting
0 History of St. Joseph
0 Physical Profile Summary (Topography, Surface/Ground Waters, Soils, Woodlands and
Vegetation)
Chapter Three - Demographic Trends and Assumptions
0 Social Profile Summary e
0 Population Growth - Historical and Future Projections
0 Household Growth
0 City of St. Joseph Population and Household Projection Assumptions
0 St. Joseph Population Characteristics
0 Employment Characteristics
Other Matters: The City Council and Planning Commission will be meeting in joint session to discuss
affordable housing. Deutz stated that he is part of the St. Joseph Beautification Committee and at that
same meeting he would like the opportunity to update the City Council and Planning Commission on the
beautification plans for College Avenue North and South.
Adjourn: Lesnick made a motion to adjourn at 9:15 PM; seconded by Rassier and passed
unanimously.
Judy Weyrens
Administrator Clerk
1 St. Joseph Comprehensive Plan, 1997
.
.ollege Avenue NW ity of St. Joseph
P.O. Box 668,
St. Joseph, MN 56374
(320) 363-7201
Fax: 363-0342 DATE: June 28, 2002
CLERK! MEMO TO: Planning Commission, Administrator Weyrens
ADMJNISTRATOR J(~re-~st & Cynthia ~-Strack, Municipal Development Group
Judy Weyrens FROM:
MAYOR RE: Request for He-Subdivision of Lot 1, Blpck 2, Buettner Business Park
Larry J. Hosch
Request:
COUNCILORS
Bob Loso St. Joe Development, LLC requests approval of the re-subdivision of Lot 1, Block, Buettner
Cory Ehlert Business Park (a.k.a. St. Joseph Business Park). Lot 1, Block 2 is currently, 17.343 acres in
Kyle Schneider size. The applicant request a lot split which would result in two lots measuring 9.343 acres in
Alan Rassier size and 8.0 acres in size. The request is proposed to accommodate the construction of
VicWest's new facility on the 8.0 acre lot. A site plan for this project will be submitted to the'
Planning Commission for approval in the near future.
Background:
Section 54.3, Subdivision 2 of the City's Subdivision Ordinance indicates, " The regulations
contained herein shall apply to the subdivision of a lot, tract or parcel of land into two or more
. lots, tracts, or development, whether immediate or future, ilicluding the re-subdivision or re-
platting of land or lots; except; the City Council may exempt the division of a single previously
plattêd lot from the application of the Ordinance and condition the division upon application of
the ordinance and condition the division upon Council approval only, where the Council finds
that full compliance with the platting procedure is not necessary to meet the purposes of this
Ordinance." The proposed re-subdivision appears to meet all design and improvement
standards including frontage on a city street, serving with municipal utilities and sufficient lot
width and depth to accommodate required setbacks in an Industrial zoning district.
Enclosed is a certification from Landata with the proposed lot split dimensions.
Action:
Enclosed is a resolution for the Planning Commission's consideration which recommends the
City Council approve the lot split, contingent upon the installation of monuments/markers at the
new lot corners. The resolution also recommends that the City Council approve the re-
subdivision of the lot exempting the applicant from the formal platting process, as outlined in
the exceptions in Subdivision 54.3, Subdivision 2. A MOTION is in order.
.
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survey of the bounde~ies of:
That part of Lot 1. BlocK Z. 8U~TTNEA SUSINESS PARK. a duly recorded
PJat in Stearns County. Minnesota. 'ly1ng South of a Hna drawn East.
at riQnt ðngles to the west line of said Lot i. trom 8 point en seid
west 1ine distant ~9D.iO feet North of tne southwest corner of said
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ST. JOSEPH PLANNING COMMISSION .
RESOLUTION -
RESOLUTION RECOMMENDING APPROVAL OF THE RE-SUBDIVISION OF LOT 1,
BLOCK 2, BUETTNER BUSINESS PARK
WHEREAS, St. Joe Development LLC has submitted a request to re-subdivide Lot 1, Block 2,
Buettner Business Park, and
WHEREAS, the re-subdivision would result in two lots measuring 9.343 acres and 8.00 acres in
size; and
WHEREAS, Section 54.3, Subdivision 2 of the Subdivision Ordinance provides for exceptions
from the formal platting process for the re-subdivision of lots provided full compliance with the
platting procedure is not needed to meet the purposes of the ordinance; and
WHEREAS, the Planning Commission has reviewed the proposed subdivision and has found
the lot split to comply with minimum design and improvement standards; and
WHEREAS, LanData has provided a registered land surveyors' certification for the proposed
legal description for the 8.00 acre parcel.
NOW, THEREFORE, BE IT RESOLVED BY THE ST. PLANNING COMMISSION THAT: The
Planning Commission does hereby recommend the City Council of the City of St. Joseph find
the re-subdivision of Lot 1, Block 2 in compliance with the Subdivision Ordinance and exempt .
the applicant from the formal platting procedures, contingent upon the following condition:
1. That approved monuments/markers be installed at the new lot corners resulting from the re-
subdivision of Lot 1 , Block 2 by a registered land surveyor.
DATED THIS 1st DAY OF JULY, 2002
ATTEST:
Planning Chair
Secretary
.
ellege Avenue NW ity of St. Joseph
P.O. Box 668,
St. Joseph, MN 56BÂ TE' June 27, 2002
(320) 363-7201 .
Fax: 363-0342 MEMO TO: Chairperson Utsch
CLERK! Planning Commission Members
City Administrator Weyrens .
ADMJNISTRATOR ~~st and Cynth~ith-Strack, Municipal Development Group, Inc.
Judy Weyrens FROM:
MAYOR RE: Comprehensive Plan Items
Larry J. Hosch
We are continuing to proceed with the Comprehensive Plan update process. Attached please find
COUNCILORS a copy of survey results from those surveyed thus far. We will review comments received at the
Bob Loso Planning Commission meeting.
Cory Ehlert
Kyle Schneider Also, enclosed are DRAFT Chapters 4, 5 and 6 of the Comprehensive Plan. Please note these
Alan Rassier are in very preliminary form.
Chapter 4 is the land use chapter. This includes a discussion of existing land uses, proposed
infill and development uses and future uses. The DRAFT chapter includes recommendations
applicable to 16 planning districts in the area (11 in the city limits, four in St. Joseph Township
and one in St. Wendel Township). Again, these are in draft from for discussion purposes only.
Following review of the survey, we will begin reviewing the land use chapter. The chapter will be
modified throughout the planning process to incorporate comments from public meetings,
. neighborhood and business meetings. Maps illustrating the boundaries of each planning district
will also be included in the future. This is provided at this time to provide a basis for discussion.
Chapter 5 is the housing chapter. Again, this is in draft from. The Housing Chapter reviews
applicable demographic material, information on type, price, availability and condition of existing
owner-occupied and rental housing units within the city. The chapter will be modified throughout
the planning process to incorporate comments from public, neighborhood and business meetings.
This is provided as a guideline for discussion.
Chapter 6 is the transportation chapter. It includes information on existing transportation systems
and future needs relative to transportation. The chapter will be modified throughout the planning
process to incorporate comments from the public. Maps with traffic counts and future collector
streets will be included in the future. This is provided as a basis for discussion.
At the Planning Commission meeting we would like to discuss:
1. Survey results;
2. Initial review of the land use chapter
3. Dates to meet to further review chapters 4, 5 and 6.
If you have any questions prior to or after the meeting, please feel free to contact us at: 952-758-
7399 or e-mail: mdg@bevcomm.net.
.
CITY OF ST. JOSEPH
BUSINESS LEADER AND AGENCY/ORGANIZA TION SURVEY
QUALITY OF LIFE ·
1. Please list what you think are the two best aspects of day-to-day life in St. Joseph or the two most
positive attributes of St. Joseph?
10 Small community atmosphere/charm with access to a larger city
3 Community involvement, community spirit, working together
3 Friendliness - knowing people, familiar faces
3 College of St. Benedict, St. Ben's Monastery - college town atmosphere
2 Proximity to Minneapolis
2 Good City Government, Council is open to people and ideas
1 Community leaders who care
1 Aesthetic appearance of the community
1 St. Joseph has a main street and a downtown
1 Populace is made up of a large variety of vocations and skills
1 Parks
1 Always feel at home
1 Businesses knowing each other
1 Access to major roads: 1~94, Cor. Rd 75, 23 and 15
1 Police Department outreach to college
1 Good places to meet and eat
·
2. Please explain what you believe are major challenge~ facing St. Joseph?
11 Growth management, fiscally and a balance of business growth with residential growth
3 Retaining small, local businesses and an attractive main street business area
2 City and college working relationship; senior population and youth population integrating
2 Comprehensive plan needs updating; comprehensive planning beyond city limits is critical
1 Avoiding being assimilated into St. Cloud and maintaining individuality
1 Quality of life is deteriorating
1 Organized recreation is very limited
1 High costs for city improvements
1 Aesthetics - parking lots on Main Street
1 Need a vision or mission statement. Town is being defined by absentee owners
1 Student housing is poor but rent is high ($280 per person with multiple in homes)
·
City of S1. Joseph - Comprehensive Plan Survey
1
· 3. What is the one major change you have seen, if any, that has occurred in St. Joseph over the past 5
years?
10 Growth - new residential (3rd ST, SE, 5th Ave NW),
2 The relationship between residents and students have improved greatly
2 Law enforcement has improved
1 Growth - positive thing, steady increase in residential and commercial
1 Growth and congestion that we are not accustom to
1 A more positive attitude toward economic development and commercial/industrial development
- a more progressive
1 Change in leadershipgovernment
1 Influx of national labels
1 Abandonment of Downtown and movement to Co.Rd 75
4. What do you see or would you like to see for the future of St. Joseph, over the next five years?
Please check/complete all that apply.
-L A. Increased Growth at a fast pace
· JL B. Steady Growth
C. No Major Changes
-
- D. Decrease population/business remain the same
4 E. Other: Explain: Managed growth, business growth, sJow, smart, planned
growth that is friendly to St. Joseph residents, more industrial impact. Planning
commission has too much power- they should make decisions based on criteria, not who
is requesting
5. In your opinion, what should the upper limit of the population in St. Joseph be in 10 years? Why?
1 7,500
9 10,000
2 10,000 to 15,000
0 15,500
1 20,000
3 Unlimited
Comments: Controllable expansion - we need $ to do it right.
-10,000 is a manageable pace, not too fast, not too slow.
-10,000 is a 7.5% annual growth
· -10,000 is reasonable # to be able to provide services and maintain a friendly small town
atmosphere.
City of St. Joseph - Comprehensive Plan SUlvey
2
. If we get too large we will lose our small town feeling.
- We can't afford to grow faster than 10,000.
- Doubling the population would strain the system causing the system to break down.
- Don't lose the small town flavor
- 20,000 if you can provide the infrastructure. .
- You can't set a number on the upper limit
- Bigger is not better. More growth will impact wetlands and open space needed for healthy
living.
- Our annexation area is only so large.
- Quality of growth is more important than then the quantity.
- Controlled growth - not sprawl (small lots are ok - they are economical).
6. What is the one major improvement that would make living in St. Joseph better for you?
4 Recreation/community center for youth especially in winter and for seniors with a library
3 Increase the tax base - commercial development
3 A viable, vibrant downtown, preserve downtown "Americanafl
2 Comprehensive plan management
2 Having the college more of a community player, more interaction between students and the
general populace
1 Planning that would allow open space to off-set the pollution that comes with growth
1 Steak house
1 A high school in the city, located on the south side- build a sense of community
1 No sprawl and attention for ordinary people
1 Participatory democracy- broader spectrum of decision makers
1 People knowing one another - better neighborhood dialog
1 Lake Wobegon Welcome Center
1 Shopping mall .
7. What, if anything can be done to keep young adults in our community or attract them back to the
community once they have completed their further education?
6 Good/better paying jobs with a livable wage, livable community
3 Industrial park- expand commercial enterprises
2 Affordable housing options and meaningful work
2 Alumni association activities in the city, involve the college in the community
1 Maintain the "small town" feel
1 Community center/sports park
1 Affordable taxes
1 Restaurants, shops and a pleasant place to live
1 New business operations to provide healthy employment
1 Educational amenities
* Note 1 participant did not think this was an issue
.
City of 81. Joseph - Comprehensive Plan Survey
3
HOUSING
8. How would you describe the current condition of the existing housing stock in St. Joseph?
· EXCELLENT to GOOD to FAIR to POOR
1 -1- 9 -2- 2 1 1
Comments:
-Avoid carbon copy style housing - duplication of the same style of housing
-Lots are too large and unaffordable
-We have made strides in the last couple of years to improve the quality of housing stock,
-North of Super America and 1 block 2nd and 3rt! Avenue NW - substandard hOusing
9. What type of housing do you feel is most needed in the City?
...1l. Comments
_2_ Senior Assisted Living 1. There are waiting lists
_8_ Senior Apartments
-L- Multiple-Family Rental
-ª- CondominiumfTownhome
-1L Single-Family Housing 1. For LMI or $30,000-$50,000 income range
_5_ Other: Affordable rental
Comments:
- Senior apartments - low income have vacancies
· 10. In your opinion, are there ample sites available within the City for the development of new housing
. (single & multi family)? What areas in and around the community should be targeted for future
housipg development?
8 YES
6 NO
1 UNCERTAIN
AREA(S) TO BE TARGETED:
-West and Northwest
- We need to preserve green spaces
-Southwest
-South, south on Co. Rd. 121 (3)
-Within the annexation areas
-With the Bechtold Farm, Heins Farm and CSB land and Lumber 1 all coming on-line we dcn't
need more housing, we need to concentrate on commercial and industrial growth.
-Area south of Kennedy Elementary
-North and south for residential (3)
-East and west for commercial (3)
-West and north where wetlands and open natural spaces willnot be affected.
TRANSPORTATION
11. In your opinion, what is the physical condition of roads in the community?
· 0 EXCELLENT
12 GOOD
City of St. Joseph - Comprehensive Plan Survey
4
4 FAIR
0 POOR
Comments: ·
. We had a schedule for maintenance and reconstruction. I would like one back in
place, ego Seal coat every 5 years, 15-20 years reconstruction or mill and overlay.
12. Are public transportation access and services being adequately met for all age groups?
2 YES
12 NO
3 UNCERTAIN
Comments:
II Tri-cab buses, dial a ride
13. Would you use the metro bus if it were extended to St. Joseph?
8 YES
8 NO
Would you support a tax increase for the metro bus service?
8 YES
7 NO
1 NA - I don't pay property taxes
14. Are you aware of any existing or pending transportation/traffic hazards in the City that have not been ·
addressed, both motor and pedestrian? Where, describe. Are there particular times of the day/year
when traffic presents safety hazards? When and where?
4 County Road 75 and 4th Avenue NE- both motorized and pedestrian (1) may need a
stoplight in the future.
3 County Road 75 and 2nd Avenue (1) 7 -8 a.m. and Semis (1) recommended a pedestrian
foot bridge (1) Oversized trucks on truck route not able to make turns.
3 County Road 75 (in general) - Crossing 75
2 Need crosswalk enforcement at COllege and County Road 121
1 Coming out of the church parking lot it is really hard to see a car coming from the left.
Removing one more parking space may help.
1 Many people make U-turns on Minnesota in the a.m. especially by Meeting Grounds.
1 County Road 121 and Minnesota stop signs get congested.
1 We are opposed to the proposed collector street through the College of St. Benedict
1 College and County Road 121 - the curve in the road. Address the transition from rural to
urban. They are rebuilding and straightening this curve.
1 We need one or two more main roads connecting south and north.
1 Enforce students not stopping for stop signs.
1 Pothole on Kennedy
1 Northland across Co. Road 75
·
City of St. Joseph - Comprehensive Plan Survey
5
. 15. Should the City require sidewalks in the following areas, please check all that apply?
7 Leading to educational facilities 3 Within all new subdivisions (trails)
5 Leading to parks 8 All of the areas listed
2 In all recreational areas 0 None of the areas listed
Other:
1 Safe Pedestrian Crossing at Co. Rd. 75
1 Leading to downtown
PUBLIC UTILITIES
16. How would you rank the quality of the following public utility services:
Poor Fair Average Good Excellent Average
Water 0 0 2 9 4
Sewer 0 0 1 11 5
storm 0 1 1 12 3
Sewer/Drainage
Electric 0 0 1 10 4
Affordability 0 0 7 9 0
Reliability 0 0 0 13 3
Gas 0 0 1 12 3
Telephone 0 0 3 11 2
Cable 0 1 1 15 3
. Telecommunications 0 1 1 12 1
Comments:
- Storm water: Watab creek, Watab chain of lakes north. Size is small. Need to update on 5 year
CIP.
- We should make it a policy to bury utilities underground.
- Astound has been a great addition.
- Good cooperation between the city and monastery with water systems.
17. On a scale of one to five (1- poor to 5 - excellent), how would you rank the following health care
services, and why?
A. Hospital:
#of Rank Comments
respondents
6 5 Both St. Cloud and Albany hospitals in the area
4 4
3 3 Too large, too greedy, need competition (1) Services are good but
proximity is on the east side of St. Cloud (1)
2 2 Not user friendly
0 1
1 Uncertain
. Average ranking for the hospital:
City of St. Joseph - Comprehensive Plan Survey
6
B. Clinic(s):
# of Rank Comments
respondents
6 5 Outstanding service ·
7 4 Need to expand but good doctors and response, many in the area
3 3 Need more options. Feel like a # not a person
0 2
0 1
0 Uncertain
Average ranking for clinics:
C. Nursing Home:
# of Rank Comments
respondents
0 5
2 4
3 3 Few around. Keep people in the community
1 2 Need one - waiting lists
1 1
Uncertain
Average ranking for nursing homes:
D. Assisted Living Developments:
#of Rank Comments
respondents ·
5 5
4 4
3 3 Need more
1 2
1 1
Uncertain
Average ranking for Assisted Living developments:
E. Other Professional Medical Services:
#01 Rank Comments
respondents
4 5
7 4
0 3
0 2
1 1
Average ranking for other professional medical services:
18. Are there health care services that are lacking in the community?
YES -
5 Pharmacy needed ·
1 Rehab services
1 Expand Centra Care Clinic
City of S1. Joseph - Comprehensive Plan Survey
7
· ECONOMIC DEVELOPMENT
19. In your opinion what businesses/services would be a pleasant addition to the community?
5 Pharmacy/Drug Store
5 Nice restaurant (1) steak house
5 Retail grocery store
4 Fast food restaurant
2 Library
2 Nicellittle shops - "Stillwater romance" with lighting and awnings
1 Bakery
2 Bookstore
1 Adult bar
1 Arts and crafts
1 Mall wit clothing
1 Auto dealer/maintenance
1 Recreational center/senior center
.
20. Should the City promote and/or assist development, which pays employees minimum wage
(commercial and retail businesses)?
· 1 YES
10 NO
-
5 UNDECIDED: Depends on the type of business. I think the city should assist
(not necessarily financially) all businesses that are thinking about moving here. They
build the City's tax base. Assistance comes in a lot of different forms and types!
Loans are ok, but I'm not in favor of grants or TIF.
21. What should be the wage goal necessary to warrant public assistance to businesses seeking to
locate/expand in St. Joseph?
1 Federal Minimum Wage
3 A minimum of $8.00/hour-$9.99/hour
6 A minimum of $10.00/hour-$11.99/hour
6 A minimum of $12/ hour
1 Undecided
Comments: It depends on the type of business and skill levels required.
$12+: This is the range if we want them to make their homes here.
22. Are there ample sites available within the City for the development of new industry and commercial
· development?
11 YES
City of S1. Joseph - Comprehensive Plan Survey
8
3 NO
Comments: Industrial- Yes, Commercial- No.
Minnestoa - east, if annexed ·
Office along County Road 2, jfrerouted to connect to County Road 3.
What areas in and around the community should be targeted for future commercial/industrial
development?
11 Northeast portion of the city - (1) Once Buettner Park is gone we won't have any
industrial land available - start planning for this now!
10 County Road 75 (1) The future business district - traffic counts dicate
commercial development with city facilitating with zoning.
4 South along Interstate 94
1 88111 Avenue by the Delwin south to Arcon area
1 County Road 2 ¡County Road 3 bypass for truck traffic - maybe a stoplight.
1 East on Co. Road 75 to protect large wetland areas that serve us well
environmentally and a natural barrier for St. Joseph from Waite ParklSt. Cloud
congestion.
1 Businesses should not be allowed to operate in from homes.
1 Northwest and northeast
1 Redevelop the Kresbach property downtown
1 Concerns with wetlands to the east and assimulation to Waite Park/St. Cloud
PARKS AND RECREATION
23. What park facilities would add to the quality of life in St. Joseph?
3 Playground equipment
0 Athletic Fields ·
0 Picnic Shelters
13 Trails
Comments:
- The Wobegon trail is one of the top 100 in the nation. Romance the Wobegon Trail heritage.
- Lions have done a lot for City parks.
- The planned trail system is excellent.
- Network trails around and through the city.
- Continue to develop trails throughout the city and college.
- We have enough parks and amenities. Develop the parks we have and tie the system together.
- We have ample parks. We need to maintain and put adequate equipment in them.
- Need trees in parks and larger shelter.
24. Are all areas of the City served well by existing parks facilities?
11 YES
3 NO -
0 UNCERTAIN
Comments:
- North side needs equipment for volleyball, football and basketball. ·
- It is hard getting to parks. Co. Rd 75 is a barrier.
- Central does not have parkland.
City of St. Joseph - Comprehensive Plan Survey
9
- The park on the north side of the city is small and not developed.
- Park location not receptive to getting there. Locations not readily known. Parking is inadequate.
25. How would you rank the existing park facilities on a scale of 1 to 5 with 1 being poor and 5 being
· excellent?
# Respondents Ranking
0 1
0 2
2 3
11 4
1 5
Comments: If you want to develop the park system you have to figure out a way to pay
for it. You cannot pay for it with residential taxes because of the homestead exemption.
We all want great parks and park facilities but who is going to pay for it without the
increased tax revenue provided by businesses. We need to work on increases in the
revenue that the city collects ie. Promote commercial/industrial growth.
26. Do you think the following groups have sufficient recreational opportunities in St. Joseph:
Yes No Undecided
Children 13 2 1
Teens 3 12 1
Adults 9 4 2
Seniors 7 4 5
Families 8 4 4
Tourists 6 5 4
*Comments:
- Sports are offered through the college. Culturally much is available through the BAC, theater,
orchestra, galleri~s, etc. Arts Heritage - artesian studios of the sisters.
· - In the summer there are sufficient recreational opportunities. In the winter there are not.
- It is hard to plan for teens, but we need a place for the!1l to hang out. Keep the college influence
away from teens.
- Control snowmobiles in the city.
- We have a hockey rink. We need figure skating rink improvements.
- Need swimming opportunities - Kraemer lake is awful with weeds and an 10 is needed at St.
John's to use the lake - which is a good requirement.
- North Branch is installing a skateboard park with city funding at the high school.
- Who cares about tourists.
27. What one major recreation improvement would you like to see made in St. Joseph during the next 3
years?
3 Wobegon trail and welcome center
3 Rec center (1) primarily for the youth- community center with gym and service rooms
1 Library and senior center where seniors can get together and play cards and
socialize
1 Wading pool
1 Swimming pool - cooperative with the college
1 Upgrade shelters
1 Stay current with trends - update parks for volleyball and basketball
1 Summer art program at the College of St. Benedict
1 Trails to connect park and neighborhood facilities
·
City of 51. Joseph - Comprehensive Plan Survey
10
EDUCATION
28. On a scale of one to five (1· poor to 5 - excellent), how would you rank the following, and why?
A. Education Programs: .
# of respondents Ranking Comments
2 1 No community ed - venue lacking
Absence of Jr/Sr high. Need community ed,
theater, library.
3 2 No library, no Middle school or high school
1 3
5 4 Large variety of programs
6 5 Excellent education elementary to college,
We are blessed. Post ed is excellent
Undecided
B. School Facilities:
# of respondents Ranking Comments
1 1
2 2 Older schools in the district, Need a Jr.lSr high
4 3
4 4 Existing facilities good but need a Jr/Sr. High.
5 5
Undecided
C. Do you think the City should/could support a Junior High and/or High School? .
13 Yes
3 No
Comments: We have enough young people to support a high school. This would give the
community identity and establish ties to local events.
29. What one major improvement would you like to see made in the public school district in the next 3
years?
5 Junior/Senior High School within St. Joseph
1 Community Education classes
1 Better use of funds
1 Reduction in class sizes
1 Improved salaries
1 Full disclosure of all information by the superintendent and school board
e
City of St. Joseph - Comprehensive Plan Survey
11
PUBLIC SERVICES (Churches, govt" social services, non-profits, other)
. 30. Are there adequate pUblic services available in the community?
14 YES
2 NO
· Comments: Good fire and police.
· Large number of clubs, food shelf in the city.
· Library and community center are needed.
31. Are there any programs, services or resources that are not located in the community now that would
be beneficial?
- Child care -small daycare within the city
- Social services branch
- Community center
LANDUSE-LOCALCONTROLS
32. In your opinion, what do you think is the overall condition of buildings in St. Joseph?
0 EXCELLENT
7 GOOD
8 FAIR
1 POOR
. Comments: Downtown is getting old, Highway 75 buildings are ok.
- Main Street looks,poor. Businesses need a facelift.
- Good along 75, fair in downtown.
33. It is the basic premise of the community planning process and land use control, that these tools be
utiliZed to achieve orderly growth and protect adjacent private property owners. Understanding this,
should the City enact stronger:
A. Zoninglland use controls (lot size and coverage, set backs):
9 YES
5 NO
3 UNDECIDED
B. Park & open space dedication rules for new housing developments:
8 YES
7 NO
2 UNDECIDED
C. Housing & Rental Maintenance codes:
11 YES
5 NO
1 UNDECIDED
D. Historic Preservation guidelines:
14 YES
1 NO
2 UNDECIDED
. E. Environmental controls:
13 YES
City of St. Joseph - Comprehensive Plan Survey
12
4 NO
1 UNDECIDED
F. Community aesthetics (signage, etc.):
13 YES .
1 NO
3 UNDECIDED
G. Comments:
- Enforce current zoning without so many special use permits and variances
- Include more "open space"
- Planning decisions should be based on criteria not who is making the request.
- Some residential lots are too small.
- Current comprehensive plan is reactive, not proactive.
- In areas to be annexed, provide zoning for cluster development and allow open space.
- Housing codes have improved the past 5 years.
- Enforce rental codes. These homes may be destructive to neighborhoods.
- Present laws seem to be adequate; we don't need to make them stricter or stronger.
- Lot sizes and setbacks should be larger in new subdivisions.
- Historic preservation guidelines would be nice but with common sense applied.
- Historic preservation ok but fair and balanced, not too strict that people are afraid to buy a
building.
- The downtown needs to be a destination with ambiance.
- Cleanup industrial areas. Debris and exterior building standards and maintenance codes.
- Add large lot residential to zoning ordinance.
- 75 foot minimum lot width now allowed. Affordable housing is not a problem.
- Look at single family requirements for density per unit! limit # people.
ANNEXA TION/STAGING GROWTH
34. In what area(s) should the City consider annexation? .
6 As planned in the annexation agreement with the township
1 Interstate 94 to the south
1 County Road 133 and along collectors - Co. Rd 75 and Co. Rd. 2
1 Commercial east and west, residential north and south
1 Northeast for industrial
1 North and east, but limited
1 No annexation
35. Do you feel the current orderly annexation agreement is effective?:
11 YES
0 NO
6 UNDECIDED
Comments: Very cooperative
- It may have been at the time but timing or staging of annexations may need to be changed
. Good city/town communication
- Yes, with the exception of the proposed collector street through the college.
36. Do you think the City should limit the number of new building permits issued per year as a part of a
controlled growth policy?
10 YES
7 NO
1 UNDECIDED
Comments:
- Loot at the growth with infrastructure and ability to serve with fire services e
- 100 to 125 per year
City of S1. Joseph - Comprehensive Plan Survey
13
- 100 per year
- 200 per year
- No, unless they lose control
- It should be controlled by the capabilities of the sewer, water, police protection, etc. If the city can
· keep up there it no need to limit permits.
POLICY - ELECTED OFFICIALS - GENERAL GOVERNMENT
37. Do you feel you are informed about City Council decisions?
11 YES
3 NO
3 UNDECIDED
38. How can the City provide better opportunities for input and participation (public access TV, open
houses, etc.)?
4 Adequate. The city tries hard with the mayor's meeting, police meeting, TV
pUblic access
4 Publish minutes and/or articles in the newspaper. Reporter should attend as in
past. Watching cable TV is too long. A summary in the paper would help.
3 Joint meetings of various public committees and civic organizations
2 Concept plan meetings with developers
1 Cable TV program with all department heads
1 More steps in the local businesses t get their input
1 Open houses
1 One on one meetings and e-mail
39. How involved are you in city policy and planning decisions?
5 VERY INVOLVED
1 VERY TO MODERATELY INVOLVED
· 7 MODERATELY INVOLVED
4 NOT INVOLVED
Comments:
- I have been involved because: (1) very interested and concerned (1) civic minded (1) we have
continuous contact with city leaders.
- I have not been involved because: (1) live in the township (1) do not attend meetings
40. Have you ever held a public elected or appointed office? Why or why not?
8 YES (1) Civic minded, (1) Felt I could help, (1) To be involved
9 NO (1) Being appointed is a very political and closed process (1) I don't live
in the city.
41. Do you feel community organizations work together?
8 YES
3 NO Some problems with HCP and Park board, not the college and city
2 UNDECIDED
4 Other: (3) Could be better. somewhat (1) most of the time
42. Is local government responsive and are services provided equitably?
12 YES
2 NO City should want to aid organization that want to help the city
· I believe local leaders get swayed and seem to change their
minds when the pressure is on.
3 UNDECIDED
City of S1. Joseph - Comprehensive Plan Survey
14
43. In your opinion. how well is St. Joseph facilitating ethnic and racial diversity?
0 EXCELLENT .
7 GOOD
5 FAIR
2 POOR
2 NA
Comments:
- Ignored topic - this is an opportunity to plan
- Not an issue yet. Time will make the community more diverse.
- Realistically, St. Joseph does not draw diverse groups. Provide services as the diverse
population occurs.
- St. Cloud area is conservative.
- More integration between the college and community would help.
.
.
City of St. Joseph - Comprehensive Plan Survey
15
. LAND USE
I. Purpose
This portion of the Comprehensive Plan describes:
· Analysis of existing land uses and forecast land use;
· Staging of future land use;
· Surface water management;
· Planning district evaluations;
The goals of this section are to maintain and promote cost effective and orderly development and
redevelopment patterns throughout the City, to maintain and enhance the quality of life within the City,
and to prevent and eliminate blight and resist deterioration of the developed areas of the City.
The responsibility for implementation of this chapter ultimately depends on cohesive efforts by and
between a variety of entities including, but not limited to: the public, prospective developers, ecclesiastical
entities, educational entities, the City Council, City Staff and Department Heads, St. Joseph and St.
Wendel Township Boards and Commissions, Planning Commission, Joint Annexation Board(s) and the
St. Joseph Economic Development Authority, Park Board and Central MN Housing Partnership. Stearns
County and the Minnesota Department of Transportation are also important in the development and
redevelopment of the City.
II. LAND USE ANALYSIS
. The following land use analysis will identify existing land uses, vacant and redevelopable areas within the
current municipal service area, projected land use demands and the staginglintensity of future growth.
The following Table illustrates land use in the City in 2002 as depicted on the City's Official Zoning Map.
2002 2002
LAND USE TYPE Acres Percent
Single Family
Two Family
Multiple Family
Manufactured Homes
Subd. Residential
Central Business District
Commercial
Subd. Commercial
Industrial
Subd. Industrial
Parks/Open Space
Government/Public
Ecclesiastical/Educational
Environmental Protection Areas
Subd. Public/Semi-public
Right of Way
Right-of-Way Subd.
. Vacant/Agricultural
Subt. Vacant/Agricultural
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 1
TOTAL .
The following is a description of the individual land uses that make up the City of St. Joseph.
RESIDENTIAL
Comprising _ percent of the City, residential development (Single Family, Duplex, Apartments,
Manufactured Homes) is one of the largest land use types in the City. Residential land uses are located
throughout the City. More aged housing stock is primarily centered in an area surrounding the City's
original plat. New residential developments are located (1) north of CR 75 between First Avenue NE and
Eighth Avenue NE and (2) in the southeast portion of the City. It is noted a 460 unit residential
development combining market rate and affordable single/two family housing has been approved for the
area south of Kennedy Elementary School and east of County Road 121, directly adjacent to the College
of St. Benedict property. There is limited vacant land zoned residential remaining in the City. Said
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 found throughout the City, larger parcels of vacant
residential land are located in the northeastern part of the City.
With _ acres or _ percent of the total City, single-family homes make up roughly _ of the
residential acreage developed within the City. House styles are mixed reflecting the era when they were
built. Much of the housing is in good shape, 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. More recent residential development
in,cludes larger lots with a less structured layout pattern.
There are a number of duplexes scattered throughout the City. They are not concentrated in anyone
area of the City and are both double units and single-family conversions. The duplexes serve a variety of .
housing needs including student housing and empty nest units. More information on housing is included
in Chapter 5 of the Comprehensive Plan.
Multi-family units make up about. _% of the residential housing stock.... These units are found
throughout the City. This~jsanigher than-avéragemultiRle,-ffimily tosingle-familynousing ratio for a
comnìúnitythis 'size,duefofuè·presenœdf'thecOUege.
Manufactured homes make up a small amount of the housing stock at the present time. For the most
part, the manufactured housing units are in relatively good condition. Continued vigilance and strict code
enforcement should ensure that these areas do not become rundown. If the manufactured home park is
converted to an alternate use, care should be given to offer displaced residents alternate, affordable
housing.
Between 1997 and 2002,the City annexed ~acres of land intoits corporate limits from St. Joseph
Township. Amajorityofthì~Jan(Frs l1ow-resicje-ntjal,whilèthe~l:>alanceis vacant Approximately _ of
the land annexed was developed at the time of annexation. The City is continuing discussions with St.
Wendel Township which is located north of the City and includes Watab Lake regarding a joint annexation
agreement.
COMMERCIAL
With _ acres or _% of the total City land inventory in 2002 is commercial in nature. This makes
up a relatively small part of total land use. Commercial uses are concentrated in areas of the City
adjacent to minor arterial and commercial collector streets especially adjacent to CR 75 and in the City's
downtown area 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 can be found along Highway 75.
City of 51. Joseph Comprehensive Plan, 2002 Chapter 4 Page 2
. These include gas stations, convenience stores, fast food restaurants, professional offices/services and
used auto dealers.
There are vacant areas for infill dedicated to highway commercial use along the CR 75. In addition, the
St. Joseph EDA has identified several redevelopment sites with the downtown area.
INDUSTRIAL
Industrial land uses have remained a relatively small part of the City's land use as it relates to overall land
use. Industrial uses comprise _ acres or _ percent of total land uses within the City today.
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. The northeast portion
of the City has vacant land suitable for industrial growth.
PUBLIC/SEMI-PUBLIC
Public/semi-public land uses include parks and open spaces; government buildings such as City Hall;
institutional uses such as schools and churches; and water. Together, these land uses account for _
acres or percent of the City.
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 and recreational facilities comprise _ acres or _
percent of the City's total acreage. A description of each facility is included in the Park and Recreation
Chapter. Institutional uses include schools (not the college) and churches (not the monastery).
RIGHT -OF-WAY
Street right-of-way comprises _ acres or _ percent of the total City. The grid-like pattern of
. residential streets that exists throughout the City's core occupies less area than the contemporary 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.
VACANTJAGRICUL TURAL
Comprising _ acres or _ percent of the total City, vacanUagriculturalland is a modest part of the
City's total land use. The majority of this vacant land is located in the southern part of the City and guided
to residential use.
While the amount of vacant land within the area serviced by municipal utilities is modest, the City should
emphasize the use of currently available sites within the service area prior to the development of
alternative sites. The development of sites within the serviced area will ensure prudent land
management, assist in the prevention of 'leap-frog' type development and ensure maximum cost
effectiveness for community residents. Additionally, efforts shall be made to ensure proper placement
and phasing of urban expansion and the maintenance of existing and future land use compatibility.
Potential redevelopment areas are primarily centered in or near the City's core. The City shall focus
redevelopment efforts on commercial and residential areas/parcels in the more established areas of the
City.
To achieve this the City will (those responsible for implementing efforts are in parenthesis):
. Encourage the removal of existing buildings that have exceeded their useful life and promote
the redevelopment of the site or dedicate the site to public open space. (City Building Official
should identify such buildings/parcels. City EDA, Planning Commission, City Council should
. promote redevelopment of sites).
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 3
· Encourage the preservation/retention and re-use of existing buildings that have historical
significance. (EDA, Planning Commission, City Council should promote redevelopment of .
sites. The City may also consider the establishment of a Historic Preservation Board).
· Promote appropriate re-uses for under-utilized properties. (EDA, Planning Commission, City
Council should promote redevelopment of sites).
· Preserve existing neighborhoods through zoning, subdivision and building controls. (City
Administrator, Building Official, Planning Commission and City Council).
· Support efforts to eliminate nuisance conditions relating to specific property(ies) and/or
conditions which are deemed to have a 'blighting effect' upon adjacent properties and/or
nuisance conditions which pose a threat to the health and safety of adjacent property owners.
(City Administrator, Building Official, Police Department, Planning Commission and City
Council).
Further information regarding specific redevelopment/development policy statements can be found in the
Economic Development Section of the Comprehensive Plan. However, it is the intent of the City of St.
Joseph to promote niche commercial development in the City's core. Therefore the City should
encourage uses customarily dependent on pedestrian traffic to locate in the City's core. Correspondingly,
uses dependent on visibility and/or heavy traffic patterns shall be centered along the CR 75 corridor.
FORECAST LAND USE/DEMAND
As previously identified, the current municipal service area provides a finite amount of vacant and
redevelopable acreage. The City of St. Joseph will need additional land with urban services to .
accommodate forecast household and employment growth through the year 2022. Projections of
population and households in St. Joseph identified in Tab 3 of this Plan were developed on the basis of
an analysis of local and regional trends and policies, and through the application of economic and
demographic principals, with emphasis on the detailed profile of the City developed in this planning
inventory. Specific data applied to the projections were the rate of U.S. Census data, residential building
permits issued, historical population/household patterns and trends, trends in average household size,
and sub-regional migration patterns.
Table 4-1, below, illustrates the estimated additional land which will be required to accommodate
projected residential growth within the city. This is exclusive of land which may be annexed that is already
developed with residential households.
if ABLE 4..:1
SUMMÄR¥OFPOÞULATION~PROJECJ1ONSJ.HOUSEHOLD'-GR0wrH
ANDRESIDENJ=IAL:l/(NQ'DEMAND
Me.thodofCalc:ul¡¡ting Population proj ec1i on "'Projected """Projected + Additional
Number of Residential 30% for
Year Exponential Average Househo1ds Acre Demand Roads, Etc.
2000 8,820 8,82Q ***4,047
~005 -9,311 9,312 4,434 65 83.91
2010 9,802 9;822 4;677 67 86.88
2015 10,293 10,3~ 4,926 69 89.92
2020 10,784 1 (j~89!) 5,18~ 72 93.10
*Projected household size = 2.10 ***2000 Actual .
UAveragelot size (sq. ft) = 12,000
City of 51. Joseph Comprehensive Plan, 2002 Chapter 4 Page 4
.
Market conditions will have a major impact on housing types as the City progresses toward the year
2022. Interest rates, land/material prices and inflation, among other factors will significant impact buyer
preferences. Since housing types are difficult to forecast, the land use plan focuses on density rather
than housing types. Residential use computation is based on current City indices relative to life-cycle
housing and density. Please note net densities of two and six units per acre are used respectively for
forecast single family and multiple family residential development calculations.
Housing mix and associated densities are summarized in Table 4-2. Land Use available supply and
forecast demand is summarized in Table 4-3.
TABLE 4-2
COMMUNITY HOUSING MIX AND RESIDENTIAL DENSITY ASSUMPTIONS
Iflll'~
*2000 Census indicates _% owner-occupied, _% rental
** The ratio of owner occupied units and rental units is expected to adjust as acreages are annexed.
. As indicated in the Table above, it is estimated _ net acres will be needed to accommodate future
single-family residential development through the year 2022. It is further estimated --'- net acres will be
needed to accommodate future multiple-family residential development through the year 2022. The net
acreage is used to calculate gross acreage needed to accommodate such growth as follows:
~
*ROW estimated at 20% of gross acreage.
** Park/Open space requirement assumes 10% dedication (current standard is eight percent) of gross acreage.
It is noted the current ratio of residential to commercial/industrial acreage in the City of St. Joseph is
_ percent. The City has been proactive in seeking tax base diversification over the past few years.
Therefore, it is assumed the City would like to reach a goal of _ percent C/I tax base and _ percent
residential tax base. Using those assumptions, _ additional acres will be needed to support future
commercial and industrial growth.
III, Staging of Growth
The Maps on the following pages offer a visual representation of future land use projections, including all
planned land use changes, infill areas and potential redevelopment sites. 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.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 5
IV, Surface Water Management ·
The City of 81. 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 a cost-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 51. Joseph Comprehensive Plan, 2002 Chapter 4 Page 6
. V, Planning District Evaluations
To more fully examine all areas of the community, the City of St. Joseph has been divided into sixteen
(16) 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 _.
This section of the land use plan will detail existing and recommended development for each individual
planning district. In addition to the 15 planning districts within the City and St. Joseph Township, the City
is also pursuing a joint annexation agreement with St. Wendel Township. An area slated for eventual
service by St. Joseph adjacent to Watab Lake in ST. WENDEL township comprises the 16th planning
district. It is noted the City has an orderly annexation agreement in place with St. Joseph Township, and
is pursuing an agreement with St. Wendel Township.
Goals outlined for each planning district will vary, however, the following general guidelines form the basis
for recommendations hereafter:
· Promotion of safe, healthy and attractive residential environments offering a broad choice of
housing options including sufficient life-cycle housing options, sizes and values conducive to
a diverse population and various income levels.
> Implementation: City Council, Planning Commission, St. Joseph & St. Wendel Township
Boards, City EDA, and the City Administrator.
· Promotion of continuous economic development and redevelopment projects that are
conscientiously planned and reviewed so as to induce growth, maximize quality of life and
. further local employment opportunities while responding to market demands.
> Implementation: Economic Development Authority, EDA staff, City Council, Planning
Commission and City Administrator.
· Promote fiscally responsible infrastructure construction conducive to continued development
and redevelopment while ensuring existing infrastructure is maintained and upgraded in a
cost effective and timely manner that provides optimum service to the community.
> Implementation: Area utility service providers, City Engineer, Street Superintendent, Water
Superintendent, Planning Commission and City Council.
· Promote adequate and affordable public wastewater treatment facilities and water supplies
that sustain current and future development while securing the public's health and safety.
> Implementation: City Engineer, City Administrator, Planning Commission and City Council.
· Promote and sustain an affordable, safe and convenient transportation network including
local, county and state roadways and amenities.
> Implementation: City Engineer, Street Superintendent, City Administrator, Planning
Commission and City Council.
· Promote other public facilities including parks, trails and open space that favorably impact the
quality of life for all residents.
> Implementation: Park Board, Planning Commission and City Council.
.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 7
District One ·
Location
District One occupies the northwestern portion of the City and, for conceptual planning purposes only,
includes a very small portion of the 6-10 year annexation area within St. Joseph Township. The planning
district is bounded:
· To the west by CSAH 3,
· The north the former Burlington Northern Railroad now the Lake Wobegon Trail
· To the East by the mobile home park; and,
· To the south by CSAH 75.
Existinq Uses/Features
Existing land uses within District One include parkland, highway business, vacant/open space and public.
The district includes Millstream Park, the South Fork of the Watab River, wetlands, large tree massings,
the previous sanitary sewer treatment facility and a small portion of tillable acreage.
Physical barriers to development include the absence of urban utilities in a portion of the district. Natural
amenities such as wetlands and the Watab River are highlights of the district. It is noted the South Fork
of the Watab River is included in a flood hazard boundary area as identified by the Federal Emergency
Management Association. Therefore, floodplain standards should be adopted in accordance with
Department of Natural Resources requirements.
A summary of existing land uses within the district follows:
LAND USE TYPE # OF PARCELS TOTAL ACREAGE
Park
Highway Business ·
Wetland
VacanUAgriculture
Public/Government
TOTAL
Recommendations
1. Recommended land uses within District One in the future include:
· Park/open space.
· Trail use from the Wobegon Trail or the Welcome Center (if developed) to Millstream Park.
? Implementation: City Council, Planning Commission and St. Joseph Township Board and
City Administrator.
2. Protect the integrity of wetland communities and the floodplain overlay district associated with the
South Fork of the Watab River by strict enforcement of environmental codes and through the
adoption of a surface water management plan and a floodplain ordinance.
? Implementation: City Council, Planning Commission, St. Joseph Township Board, City
Attorney and City Administrator.
3. Promote the continued existence of woodlands and open space within the district.
? Implementation: City Council, Planning Commission and City Administrator. ·
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 8
. 4. Review the appropriateness of the business use west of the mobile home park, north of the
medium sized wetland and south of the Wobegon Trail. Consider residential use.
~ Implementation: City Council, Planning Commission and City Administrator.
5. Demolish wastewater treatment cells which are no longer in use.
~ Implementation: City Council, Wastewater Supervisor and City Engineer.
6. Continued implementation of the Orderly Annexation Agreement with St. Joseph Township.
~ Implementation: City Council, Planning Commission, St. Joseph Township Board and City
Administrator.
7. Future pedestrian/bicycle trail constructions and linkages should be provided as a means of
maximizing the use of the Wobegon Trail and as a means of promoting alternative transportation
methods.
~ Implementation: City Engineer, Park Superintendent, Park Board, Planning Commission,
City Council and City Administrator.
. 8. The township and City should work together to review proposed developments within the District
to determine:
a. Impact on existing and future transportation facilities,
b. 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,
f. Sufficient capacity is available within proposed sanitary sewer and water facilities to
service the proposed development, and
g. Compliance with floodplain standards.
~ Implementation: City Council, Planning Commission, St. Joseph Township Board, Park
Board, City Engineer, City Administrator, Street Superintendent and Park Superintendent.
Consultation with and/or approval by: Stearns County, DNR and Soil & Water Conservation
District as appropriate.
.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 9
District Two .
Location
District Two occupies the west central portion of the corporate limits. The district is bounded by:
· Western corporate limits;
· To the north by CSAH 75;
· To the east by Second Avenue NW; and,
· To the south by the ecclesiastical property.
Existinq Uses/Features
Existing land uses within District Two are predominantly residential (single family, two family and multiple
family) and agricultural in nature. There are also two parks within this district: Centennial and Memorial.
A summary of existing land uses within the Planning District Two follows:
LAND USE TYPE # OF PARCELS TOTAL ACRES
Single Family Residential
Two Family Residential
Multiple Family Residential
Parks/Open Space
Right-Of-Way
Vacant/Agriculture
TOTAL
St. Joseph Apartments (elderly apartments) are located within District Two. Major roadways include
CSAH 75 and CSAH 2/Minnesota Street. Subdivisions within the district include: Hollow Park, Loso's ih
Addition, Clinton Village Addition and Park Terrace. The Church of St. Joseph, listed on the National .
Register of Historical Places and the Lab School are within District Two.
Terrain is generally flat and conducive to urban development.
Recommendations
1. Recommended future land use within District Two are predominantly limited to low density
residential in nature, with the exception of property directly adjacent (within the first % of the first
tier of blocks) to CSAH 75 and CSAH 2 which shall be commercial or medium/high density
residential in nature as they will allow for a smooth transition between the high traffic corridor and
residential uses.
>- Implementation: City Council, Planning Commission and City Administrator.
2. Future pedestrian/bicycle trail constructions and linkages should be provided between
Centennial, Memorial and Millstream Parks as a means of maximizing the use of the parks and to
promote alternative transportation methods.
>- Implementation: City Engineer, Park Superintendent, Park Board, Planning Commission,
City Council and City Administrator.
3. Pedestrians should be provided a safe route adjacent to CSAH 2 as the area continues to
develop.
>- Implementation: City Engineer, Park Superintendent, Park Board, Planning Commission,
City Council and City Administrator. .
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 10
.
4. The City should work together to monitor the amount of vacant lots available as a means of
avoiding excess lot quantities, partially developed subdivisions and 'leap-frog' type developments.
:Þ> Implementation: Planning Commission, City Council and City Administrator.
5. Future development driveway access points directly onto CSAH 2 and CSAH 75 should be
avoided by planning internal road systems with provide access to the lots or when direct access
is required, joint driveways. Primary emphasis on the two arterials should be mobility and traffic
flow.
~ Implementation: City Engineer, Planning Commission, City Council and City Administrator.
6. Continued judicial development of existing land resources is suggested.
~ Implementation: City Council, Planning Commission and City Administrator.
.
.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 11
District Three .
Location
District Three occupies the southwest portion of the City. Planning District Three is consistent with the
ecclesiastical and educational zoning classifications in the southwest portion of the City.
Existinq Uses/Features
This planning district includes: the College of St. Benedict, St. Benedict's Monastery and Kennedy
Elementary School. St. Benedict's Convent and the College of St. Benedict are within a district listed in
the National Register of Historical Places. A summary of existing land uses within the district follows:
LAND USE TYPE # OF PARCELS TOTAL ACRES
Educational
Ecclesiastical
TOTAL
Recommendations
1. Recommended future land uses in District Three include:
a. Ecclesiastical uses.
b. Educational uses.
~ Implementation: City Council, Planning Commission and City Administrator.
.
2. As a condition of acceptance of the Orderly Annexation Agreement with St. Joseph Township
plans for the extension of CSAH 2 to the southeast were required. Past plans indicate the route
may extend through Planning District Three. Current uses, existing natural amenities and a
perceived need to protect the intrinsic value of the St. Benedict ecclasiastic/educational property
directly oppose the extension of CSAH 2 through District Three. As a means of resolving the
need for mobility and protection of resources it is suggested a feasibility report including a study
of the environmental impact of such an extension be performed to determine the best long-term
solution. Public and private entities with vested interest in the project should be involved in the
study. The study should be performed in the context of regional transportation planning which
includes the construction of northern and southern East/West collector streets AND the
construction of eastern and western North/South collectors.
~ Implementation: St. Benedict's Monastery, College of St. Benedict, Stearns County, Planning
Commission, City Administrator and City Council.
.
City of SI. Joseph Comprehensive Plan, 2002 Chapter 4 Page 12
· District Four
Location
District Four occupies the east central portion of the northwest quadrant of the City. The triangular district
is bounded:
· To the west by the mobile home park;
· To the north by the railroad/Wobegon Trail corridor; and,
· To the south by CSAH 75 extending to 4th Avenue/Northland Road.
ExistinQ Uses/Features
Planning District Four includes land uses with a more intensive nature including: St. Joseph Mobile
Home Park, highway business and multiple family housing. The City's distinctive elevated water storage
tank occupies a small parcel of public land. The district also includes two small islands of unincorporated
property . Campus Park Townhomes, College Avenue North, First Avenue NW and Cedar Street are
more prominent features of District Four. Areas within the district are mostly developed, and minimal
barriers to (re)development exist.
A summary of existing land uses within District Four follows:
LAND USE TYPE # OF PARCELS TOTAL ACRES
High Density Residential
Manufacture Home Residential
Highway Business
Public
· Right-Of-Way
Vacant/Agriculture
TOTAL
Recommendations
1. Recommended future land uses within District 4 include:
a. Highway business uses dependent upon high traffic volumes.
b. Medium to high density residential.
~ Implementation: City Council, Planning Commission and City Administrator.
2. To the extent possible, future commercial (re)developments should be focused in areas now
designated for such uses.
~ Implementation: Planning Commission, City Administrator and City Council.
3. The intersection of Second Avenue NW and CSAH 75 has been identified as a point of traffic
congestion, especially during weekday a.m. commutes, by several survey participants. Second
Ave NW is the designated truck route, however, truck traffic otten backs up near the intersection.
A designated truck route which bypasses CSAH 75 should be established in conjunction with the
extension of CSAH 3/CSAH 2 and the construction of an East/West collector street in the
southern portion of the City.
· ~ Implementation: City Engineer, St. Joseph Township, City Administrator and City Council.
City of SI. Joseph Comprehensive Plan, 2002 Chapter 4 Page 13
4. The City should protect the integrity of CSAH 75 as a mobility corridor. The City should examine .
the possibility of establishing a continuous frontage road system both north and south of CSAH
75.
;. Implementation: City Engineer, Street Superintendent, Planning Commission, City
Administrator and City Council.
5. The City shall aggressively enforce crosswalk and vehicle speed laws at the controlled
intersection of CSAH 75 and College Ave. North as it is the only established pedestrian crossing
of the arterial. As residential growth continues in the northern portion of the City, a dedicated
overpass/underpass should be considered to afford pedestrians safe access to the southern
portion of the City.
;. Implementation: Police Department, City Engineer, Street Superintendent, Planning
Commission and City Council.
6. Medium density residential developments bordering the RR corridor/Wobegon Trail should be
encouraged as they will allow for a smooth transition between current uses and, if in the future, a
commuter train system is established in the corridor.
;. Implementation: Planning Commission, City Council and City Administrator.
7. Northland Drive and CSAH 75 was also identified by survey participants as a major point of traffic
congestion. The City shall examine the benefits of creating a continuous frontage road system in
the area versus the installation of a controlled access if/when traffic counts warrant such
installation. .
;. Implementation: City Engineer, Street Superintendent, Planning Commission and City
Council.
8. The need for an East/West collector street in the northern potion of the City, north of CSAH 75
and south of 320th Street may also impact this district. Further investigation is warranted.
;. Implementation: City Engineer, Street Superintendent, Planning Commission and City
Council.
9. Strict enforcement of property maintenance codes is warranted.
;. Building Official, Planning Commission, St. Joseph Police Department and City Council.
.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 14
. District Five
Location
District Five occupies the original townsite. District Five includes the Central Business Zoning District, the
parcels located north of Birch Street zoned Highway Business and the first tier of blocks adjacent to the
CBD and south of Minnesota Street. This district is bounded:
· To the west by Second Avenue NW;
· To the north by CSAH 75;
· The east boundary is coterminous with the CBD zoning class; and,
· To the south by the ecclesiastical/education district.
ExistinQ Uses/Features
Existing land uses within District Five are primarily commercial in nature. Uses dependent on heavy
pedestrian traffic including, specialty retail, neighborhood grocery and bar/lounge establishments are
located in the City's downtown commercial area. Professional offices are also located in the CBD.
Uses south of Minnesota Street within District 5 are residential and institutional in nature. Uses north of
Birch Street are Highway Business in nature.
St. Joe Lab School, the Church of St. Joseph (listed in the National Registry of Historical Places) and the
former State Bank (listed in the National Registry of Historical Places) are located in District Five.
Significant transportation routes include Minnesota Street, Second Avenue NW, College Avenue N. and
Birch Street.
A summary of existing land uses within District Five follows:
. LAND USE TYPE # OF PARCEL TOTAL ACRES
GeneraLBusiness
Highway Business
Residential
Institutional
TOTAL
Recommendations
1. Since all areas within District Seven are developed efforts within the district should be primarily
centered on redevelopment of underutilized parcels and preservation of structures within the
district.
~ The EDA and/or Building Official should identify such buildings/parcels. The EDA, Planning
Commission and City Council should promote redevelopment of sites.
2. The City should investigate commercial assistance programs aimed at rehabilitation and/or
restoration of significant structures within the City's core area.
~ St. Joseph EDA, Planning Commission and City Council.
3. The City should consider the adoption of design standards for new, expanded or remodeled
buildings in its City's core area and/or the establishment of a Historic Preservation Board as a
means of preserving the historical significance and promoting the character of the area.
. ~ Economic Development Authority, Planning Commission, City Council and City Administrator.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 15
4. The City should maintain the integrity of the commercial areas by strict code enforcement. .
~ Building Official, Planning Commission, St. Joseph Police Department and City Council.
5. The City should develop and promote a specific identity or thematic plan for the revitalization and
redevelopment of the downtown area. Such a theme may include a mix of uses including
specialty retail, residential rental, parkland and professional offices. The City should also
encourage streetscape designs, greenspaces and amenities that encourage pedestrian use of
the City's core area.
~ Economic Development Authority, Planning Commission, City Council, City Engineer and
City Administrator.
6. The City should ensure pedestrian safety throughout the City's core area by strictly enforcing
applicable laws.
~ 81. Joseph Police Department.
7. The City should encourage the development of uses dependent on heavier volumes of vehicular
traffic in the corridor adjacent to CSAH 75.
~ Implementation: Economic Development Authority, Planning Commission, City Administrator
and City Council.
.
8. The City should continue to implement measures that promote fiscally responsible infrastructure
(re) construction that is conducive to and whenever possible concurrent with redevelopment
efforts.
~ Implementation: City Engineer, Street Superintendent, Utility Providers and City Council.
.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 16
. District Six
Location
District Six is located in the north central portion of the City of St. Joseph. The area occupied by District
Six is bounded:
· To the west by Section _line;
· To the north by Section _line;
· To the east by Eighth Avenue NE; and,
· To the south by the railroad/Wobegon Trail corridor.
Existinç¡ Use/Features
Existing elements within District Six include Northland Park and Northland Housing Development. A few
small wetlands, old growth tree massings and a small portion of unincorporated area are within this
district. Uses are mixed and include single and multiple family residential, highway commercial and
industrial classes.
A summary of existing land uses within the district follow:
LAND USE TYPE # OF PARCELS TOTAL ACRES
Low Density Residential
High Density Residential
Parks/Open Space
Highway Commercial
Industrial
Right-Of-Way
. Unincorporated
TOTAL
Recommendations
1. Recommended future land uses within District Six are:
a. North and western portions of the district: Single Family Residential.
b. CSAH 75 corridor: Highway Business.
c. East: Industrial.
» Implementation: Planning Commission, City Administrator and City Council.
2. Existing land uses, which are primarily residential in nature and within commercial areas, should
be transitioned to future commercial development as appropriate.
» Implementation: Planning Commission, City Administrator and City Council.
3. Medium density residential developments bordering industrial and commercial areas and
corridors of higher traffic flow (e.g. CSAH 2 and 75) should be encouraged as they will allow for a
smooth transition between commercial/industrial and residential uses.
» Implementation: Planning Commission, City Administrator and City Council.
4. Northland Drive and CSAH 75 was identified by survey participants as a major point of traffic
. congestion. The City shall examine the benefits of creating a continuous frontage road system in
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 17
the area versus the installation of a controlled access if/when traffic counts warrant such .
installation.
~ Implementation: City Engineer, Street Superintendent, Planning Commission and City
Council.
5. The City should protect the integrity of CSAH 75 as a mobility corridor. The City should examine
the possibility of establishing a continuous frontage road system both north and south of CSAH
75.
~ Implementation: City Engineer, Street Superintendent, Planning Commission, City
Administrator and City Council.
6. The City should establish a fund for environmental analysis and corridor acquisition for the
placement of an East/West collector street within the northern portion of the City north of CSAH
75 and south of 320th Street. Environmental analysis and corridor reservation should be initiated.
~ Implementation: City Engineer, Planning Commission, City Administrator and City Council.
7. The City should determine the need for the future extension of Northland Drive as a major
North/South collector street. If Northland Drive is to be extended the City should designate the
corridor for future extension and protect an area for Fourth Avenue SE extension.
~ Implementation: City Engineer, Planning Commission, City Administrator and City Council.
8. The City should promote a pedestrian trail or right-of-way reservation in Northland Addition to .
offer a continuous link to the Wobegon Trail.
~ Implementation: City Engineer, Park Superintendent, Planning Commission, City
Administrator and City Council.
.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 18
. District Seven
Location
District Seven is located in the south-central portion of the southeast quadrant of the City. District Seven
is bounded:
· To the west by College Avenue and the CBD zoning class boundary;
· To the north by CSAH 75;
· To the east by Eighth Avenue NE and Seventh Avenue SE; and,
· To the south by East Baker Street.
ExistinQ Uses/Features
Existing land uses within District Seven are mixed and include Highway Business, single family
residential, two family residential, multiple family residential and public in nature. Major transportation
corridors in this district include CSAH 75, East Minnesota Street, East Baker Street and Fourth Avenue
SE.
Lots and blocks west of Third Avenue SE are of a grid pattern, typical of the post World War II housing
boom. Residential areas east of Third Avenue SE feature lot/block designs more suburban in nature and
typical of developments occurring in the final quarter of the twentieth century.
A summary of existing land uses within this district follows:
LAND USE TYPE # OF PARCELS TOTAL ACREAGE
Single Family Residential
Two Family Residential
. Multiple Family Residential
Highway Business
Public
Right-Of-Way
Subtotal
Recommendations
1. Future land uses:
a. Highway Business adjacent to CSAH 75.
b. Higher density residential next to commercial uses, Seventh Avenue SE and Eighth
Avenue NE, to provide a transitional zone between high intensity uses and single-family
residential uses.
c. Single family in the remainder of the district.
~ Planning Commission, City Administrator and City Council.
2. Since all areas within District Seven are developed efforts within the district should be primarily
centered on maintenance of existing facilities, redevelopment of underutilized parcels, infill in
appropriate locations and preservation of structures within the district.
~ EDA, Planning Commission and City Council.
3. Since this district includes housing stock of various ages, as a means of protecting the property
. values of well-maintained housing units, and to enhance the community's character, the City
should continue to pursue policies that will provide incentive programs for upgrading depressed
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 19
parcels. The City should investigate residential (owner occupied and rental) assistance programs .
aimed at rehabilitation and/or restoration of housing structures within the area.
~ Building Official should identify such buildings/parcels. City Council and City Administrator
should promote residential rehabilitation with assistance from applicable housing agencies.
4. If Northland Drive is to function as a north/south collector, then the City should designate and
protect a corridor for the future extension of Fourth Avenue SE extension.
~ Implementation: City Engineer, Planning Commission, City Administrator and City Council.
5. As parcels currently zoned as single family directly adjacent to CSAH come to the end of their
useful life, replacement uses should be converted to highway business.
~ Implementation: Planning Commission, City Administrator and City Council.
6. The City should protect the integrity of CSAH 75 as a mobility corridor. The City should examine
the possibility of establishing a continuous frontage road system both south of CSAH 75.
~ Implementation: City Engineer, Street Superintendent, Planning Commission, City
Administrator and City Council.
7. Strict enforcement of property maintenance codes is warranted.
~ Building Official, Planning Commission, St. Joseph Police Department and City Council. .
8. The City should promote more park/open space within this district as the district ages.
~ Implementation: Park Board, Planning Commission, City Administrator and City Council.
.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 20
. District Eight
Location
District Eight occupies the south central portion of the City. District Eight boundaries follow:
· To the west CSAH 121;
· To the north East Baker Street;
· To the east Seventh Avenue SE/95th Avenue
· To the south proposed residential subdivisions including Arcon Development.
ExistinQ Uses/Features
District Eight includes one unincorporated parcel compíetely surrounded by the City's urban area.
Current uses are mostly agricultural, but guided to single-family residential development. The southern
portion of this district is within the _ year joint annexation area. The terrain within this district is well
suited to urban development.
A summary of existing land uses within the city and township follows:
LAND USE TYPES - ALL # OF PARCELS TOTAL ACREAGE
Single Family Residential
Multiple Family Residential
Right-Of-Way
Vacanti Agricu Iture
TOTAL
. Recommendations
1. Recommended future land uses within District Eight include:
a. Single family residential.
b. Higher density residential development adjacent to 95th Avenue, Fou,!h Avenue SE (if
designated as collector street) and CSAH 121.
~ Implementation: City Council, Planning Commission, St. Joseph Township Board and City
Administrator.
2. Future development driveway access points directly onto CSAH 121 and 95th Avenue should be
avoided by planning internal road systems with provide access to the lots or when direct access
is required, joint driveways. Primary emphasis on the two roadways should be mobility and traffic
flow.
> Implementation: City Engineer, Planning Commission, City Council and City Administrator.
3. The City should determine the location for a southerly EasUWest collector street which should be
performed in the context of regional transportation planning which has been discussed in
previous planning district recommendations.
~ Implementation: City Engineer, Stearns County, Planning Commission, City Administrator
and City Council.
4. The City and the Township should work together to monitor the amount of vacant lots available as
. a means of avoiding excess lot quantities, partially developed subdivisions and 'leap-frog' type
developments.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 21
>- Implementation: St. Joseph Town Board, Planning Commission, City Administrator and City .
Council.
5. As this district further develops emphasis should be placed on retaining the small town and rural
nature of the community. Generous parkland facilities, open space areas, tree plantings and trail
amenities should be emphasized.
>- Implementation: City Council, Planning Commission, St. Joseph Township Board and City
Administrator.
6. The City shall continue to promote attractive residential environments that offer a broad choice of
housing options including diverse life-style housing options, sizes and values. Future single-
family residential housing types should be of diverse types and include affordable (under
$120,000), standard and executive homes.
>- Implementation: Planning Commission, St. Joseph Township Board, City Council and City
Administrator.
7. Future pedestrian/bicycle trail constructions and linkages should be provided as a means of
maximizing the use of the current and future parks and the City's existing trail facilities.
>- Implementation: City Engineer, Park Superintendent, Park Board, Planning Commission, St.
Joseph Township Board, City Council and City Administrator.
8. If an area is platted as part of a larger development project, the City should require the developer .
to submit a ghost plat (build out plat) of the entire development.
>- Implementation: City Administrator, Planning Commission, St. Joseph Township Board and
City Council.
9. Continued judicial development of existing land resources is suggested.
>- Implementation: City Council, Planning Commission, St. Joseph Township Board and City
Administrator.
10. The township and City should work together to review proposed developments within the District
to determine:
a. Impact on existing and future transportation facilities,
b. 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. Sufficient capacity is available within proposed sanitary sewer and water facilities to
service the proposed development.
>- Implementation: City Council, Planning Commission, St. Joseph Township Board, Park
Board, City Engineer, City Administrator and Park Superintendent. Consultation with and/or
approval by: Stearns County, MnDOT, DNR and Soil & Water Conservation District as .
appropriate.
District Nine
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 22
. Location
District Nine occupies the central part of the eastern portion of the City. District Nine's boundaries
include:
· To the west Eighth Avenue NE;
· To the north Elm Street to the Highway Business Corridor and then south to the
railroad/Wobegon trail;
· To the east CSAH 134; and,
· To the south Lynx Road to 1ih Avenue SE to Minnesota Street East.
ExistinQ Uses/Features
Existing land use within District Nine includes Highway Business, single-family residential and multiple-
family residential. Several important roadway corridors including CSAH 75, 133, 134 and Minnesota
Street East are located within this district.
A summary of existing land uses within the district follows:
LAND USE TYPE # OF PARCELS TOTAL ACREAGE
Single Family Residential
Multiple Family Residential
Highway Business
Right-Of-Way
Subtotal
. Recommendations
1. Recommended future land uses within the district include highway business and multiple family
residential.
~ Implementation: City Council, Planning Commission and City Administrator.
2. The City should protect the integrity of CSAH 75 as a mobility corridor. The City should examine
the possibility of establishing a continuous frontage road system both north and south of CSAH
75.
~ Implementation: City Engineer, Street Superintendent, Planning Commission, City
Administrator and City Council.
3. As parcels currently zoned as single family directly adjacent to CSAH come to the end of their
useful life, replacement uses should be converted to highway business.
~ Implementation: Planning Commission, City Administrator and City Council.
4. The City should consider the adoption of more strict design standards for new, expanded or
remodeled buildings in the highway business district as a means of promoting the image,
preserving the character and protecting the value of the area.
~ Economic Development Authority, Planning Commission and City Council.
. 5. Strict enforcement of property maintenance codes is warranted.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 23
a. Building Official, Planning Commission, St. Joseph Police Department and City Council. .
6. The City should encourage the construction of high/medium density housing units in areas
directly adjacent to commercial uses so as to provide a transitional zone between high intensity
uses and single-family residential uses.
? Implementation: Planning Commission, City Administrator and City Council.
.
.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 24
. District Ten
Location
District Ten occupies the southeast quadrant of the City's corporate limits. District Ten's boundaries
include:
· To the west Seventh Avenue SE/95th Avenue;
· To the north Minnesota Street East;
· . To the east 1 ih Ave SE to the corporate limits; and,
· To the south the southern boundary of the corporate limits.
Existinq Uses/Features
Uses within the district include single-family residential, multiple-family residential, parkland and highway
business (intersection of CSAH 75 and Sixteenth Ave. SE. A few unincorporated parcels are located
directly adjacent to Seventh Avenue SE and are surrounded by the City's urban area. Agricultural uses
exist west of Klinefelter Memorial Park. Most of District 10 was developed within the past 20 years.
Notable roadways within the district include 1ih Avenue SE, East Baker Street, Pond View Lane E and
Minnesota Street East. Pond View Ridge subdivisions and Cloverdale Estates are located in District Ten.
Clayen soils in the southeastern most portion of this district may pose moderate limitations to develoment.
A summary of existing land uses within the city follow, this district is completely within the corporate limits:
LAND USE TYPE #OF PARCELS TOTAL ACREAGE
Single Family Residential
. Parks/Open Space
Multiple Family Residential
Highway Business
Right-Of-Way
Vacant/Agriculture
Subtotal
Recommendations
3. Recommended future land uses within District Ten include:
a. Single family residential.
b. Higher density residential development adjacent to 95th Avenue, Twelfth Avenue SE (if
designated as collector street) and 91st Avenue..
~ Implementation: City Council, Planning Commission, St. Joseph Township Board and City
Administrator.
4. Additional playground areas within the center of this district should be promoted.
~ Implementation: Park Board, Planning Commission, City Council and City Administrator.
5. The City should determine the need for the future extension of CSAH 133/1ih Avenue as a
North/South collector street. If so, the City should designate the preserve 1ih Avenue SE for
future extension.
. ~ Implementation: City Engineer, Planning Commission, City Administrator and City Council.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 25
6. Future development driveway access points directly onto 91 st and 95th Avenues should be .
avoided by planning internal road systems with provide access to the lots or when direct access
is required, joint driveways. Primary emphasis on the two roadways should be mobility and traffic
flow.
? Implementation: City Engineer, Planning Commission, City Council and City Administrator.
7. The City should promote trail/pedestrian right-of-way reservations adjacent to roadways within
this district to allow safe pedestrian routes to the 40-acre Klinefelter Park.
? Implementation: City Engineer, Planning Commission, City Administrator and City Council.
8. Remaining residential development within this district should preserve existing trees when
possible.
? Implementation: Planning Commission, City Administrator and City Council.
9. As this district further develops emphasis should be placed on retaining the small town and rural
nature of the community. Generous parkland facilities, open space areas, tree plantings and trail
amenities should be emphasized.
? Implementation: City Council, Planning Commission and City Administrator.
10. The City shall continue to promote attractive residential environments that offer a broad choice of .
housing options including diverse life-style housing options, sizes and values. Future single-
family residential housing types should be of diverse types and include affordable (under
$120,000), standard and executive homes.
? Implementation: Planning Commission, City Council and City Administrator.
11. Future pedestrian/bicycle trail constructions and linkages should be provided as a means of
maximizing the use of the current and future parks and the City's existing trail facilities.
? Implementation: City Engineer, Park Superintendent, Park Board, Planning Commission,
City Council and City Administrator.
12. If an area is platted as part of a larger development project, the City should require the developer
to submit a ghost plat (build out plat) of the entire development.
? Implementation: City Administrator, Planning Commission and City Council.
13. Continued judicial development of existing land resources is suggested.
? Implementation: City Council, Planning Commission and City Administrator.
.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 26
. District Eleven
Location
This triangular shaped district occupies includes the industrial areas of the City. District 11 boundaries
include:
· To the west Eighth Avenue/CSAH 133, including the industrial zones on both sides of 8th Ave;
· To the north CSAH 133;
· To the east the City's corporate limits; and,
· To the south the railroad/Wobegon Trail corridor.
Existinç¡ Uses/Features
The major land use within the district is industrial. A small parcel zoned highway business located north
of CSAH and St. Joseph Industrial Park.
Notable roadways in the corridor include CSAH 133, Elm Street and Nineteenth Avenue NE. Buettner
Business Park, Renne Addition and Borgert Industrial Park are also located in District 11. The terrain is
flat and soils are conducive to development.
A summary of existing land uses within the district follows:
LAND USE TYPE # OF PARCELS TOTAL ACREAGE
Industrial
Highway Business
Right-Of-Way
Subtotal
. Recommendations
1. Future land use within District Eleven should include those light industrial in nature.
~ Implementation: City Council, Planning Commission and City Administrator.
2. Continued judicial development and infill of existing industrial land resources is suggested.
~ Implementation: City Council, Planning Commission, EDA and City Administrator.
3. The City should protect the integrity of CSAH 75 as a mobility corridor. If the City determines a
need for a continuous frontage road system north of CSAH 75 District 11 may be impacted.
~ Implementation: City Engineer, Street Superintendent, Planning Commission, City
Administrator and City Council.
4. The City should consider the adoption of more strict design standards for new, expanded or
remodeled buildings in the industrial district as a means of promoting the image, preserving the
character and protecting the value of the area.
~ Implementation: EDA, Planning Commission, and City Council.
.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 27
District Twelve .
Location
District Twelve includes all of the identified joint annexation area within the northwest quadrant of the City.
The boundaries of this district encompass annexation areas in St. Joseph Township west of First Avenue
NE and north of CSAH 2.
Existinq Uses/Features
Existing land uses within this district are primarily low density residential and agricultural. Other
predominant features in this district include the South Fork of the Watab River and large areas of
wetlands east of CSAH 3 and north of the railroad/Wobegon Trail corridor near the river. Soil studies
indicate soil types may pose moderate to severe limitations to development.
A summary of existing land uses within the district follows:
LAND USE TYPE # OF PARCELS TOTAL ACREAGE
Low Density Residential
Right-Of-Way
Vacant/Agriculture
Open space/Wetlands/River
TOTAL
Recommendations
1. Recommended future land uses within District Twelve include:
a. Single-family residential development within areas contiguous to existing urban locations.
b. Park/open space.
c. Tiered higher intensity uses such as very limited industrial, commercial and high density .
residential adjacent to CSAH 2 and CSAH 3. A reserve strip for highway commercial
directly adjacent to the roadways is suggested.
~ Implementation: City Council, Planning Commission, and City Administrator.
2. Implement design standards for highway business and industrial facilities in order to enhance
CSAH 2 as a quality entry point to the City of St. Joseph from Interstate 94.
~ Implementation: Planning Commission, City Council and City Council.
3. Medium density residential developments bordering commercial and industrial areas should be
encouraged as they will allow for a smooth transition between commercial/industrial and
residential uses.
~ Implementation: Planning Commission, City Council and City Council.
4. Future residential development driveway access points directly onto CSAH 2 and 3 should be
curtailed.
~ Implementation: City Engineer, Planning Commission, City Council and City Administrator.
5. Future pedestrian/bicycle trail constructions and linkages should be provided as a means of
promoting alternative transportation methods. .
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 28
. ~ Implementation: City Engineer, Park Superintendent, Park Board, Planning Commission,
City Council and City Administrator.
6. Protect the integrity of wetland communities and the floodplain overlay district associated with the
South Fork of the Watab River by strict enforcement of environmental codes and through the
adoption of a surface water management plan and a floodplain ordinance.
~ Implementation: City Council, Planning Commission, St. Joseph Township Board, City
Attorney and City Administrator.
7. Promote the continued existence of woodlands and open space within the district.
~ Implementation: Park Board, City Council, Planning Commission and City Administrator.
8. The City shòuld determine the location for a continuous westerly North/South collector which
should be performed in the context of regional transportation planning which has been discussed
in previous planning district recommendations. As previously recommended, the City should
immediately establish a fund for environmental study and right-of-way acquisition for the
development of future roadway corridors.
~ Implementation: City Engineer, Stearns County, Planning Commission, City Administrator
and City Council.
9. The City and the Township should work together to monitor the amount of vacant lots available as
. a means of avoiding excess lot quantities, partially developed subdivisions and 'leap-frog' type
developments.
~ Implementation: St. Joseph Town Board, Planning Commission, City Administrator and City
Council.
10. As this district further develops emphasis should be placed on retaining the small town and rural
nature of the community. Generous parkland facilities, open space areas, tree plantings and trail
amenities should be emphasized.
~ Implementation: City Council, Planning Commission, St. Joseph Township Board and City
Administrator.
11. The City shall continue to promote attractive residential environments that offer a broad choice of
housing options including diverse life-style housing options, sizes and values. Future single-
family residential housing types should be of diverse types and include affordable (under
$120,000), standard and executive homes.
~ Implementation: Planning Commission, St. Joseph Township Board, City Council and City
Administrator.
12. If an area is platted as part of a larger development project, the City should require the developer
to submit a ghost plat (build out plat) of the entire development.
. ~ Implementation: City Administrator, Planning Commission, St. Joseph Township Board and
City Council.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 29
13. Continued judicial development of existing land resources is suggested. .
» Implementation: City Council, Planning Commission, St. Joseph Township Board and City
Administrator.
14. The City should review proposed developments within the District to determine:
a. Impact on existing and future transportation facilities,
b. 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,
f. Sufficient capacity is available within proposed sanitary sewer and water facilities to
service the proposed development, and
g. Compatibility with the Floodplain Ordinance.
» Implementation: City Council, Planning Commission, Park Board, Township Board/Planning
Commission, City Engineer, City Administrator and Park Superintendent. Consultation with
and/or approval by: Stearns County, DNR and Soil & Water Conservation District as
appropriate.
.
.
City of SI. Joseph Comprehensive Plan, 2002 Chapter 4 Page 30
. District Thirteen
Location
District Thirteen includes all of the identified joint annexation area within the southwest quadrant of the
City. The boundaries of this district encompass annexation areas in St. Joseph Township south of CSAH
2/east of 1-94 and west of CSAH 121.
ExistinQ Uses/Features
Existing land uses within this district are primarily low density residential and agricultural. Other
predominant features in this district include the some areas of wetlands and some tree massings,
generally located on the perimeter of wetland communities. Soil studies indicate soil types may pose
moderate to severe limitations to development.
A summary of existing land uses within the district follows:
LAND USE TYPE # OF PARCELS TOTAL ACREAGE
Low Density Residential
Right-Of-Way
Vacant/Agriculture
Open spacelWetlands
TOTAL
Recommendations
1. Recommended future land uses within District Thirteen include:
a. Single-family residential development within areas contiguous to existing urban locations.
. b. Park/open space.
c. Tiered higher intensity uses such as very limited industrial, commercial and high density
residential adjacent to CSAH 2. A reserve strip for highway commercial directly adjacent
to the roadway is suggested.
d. Tiered commercial and higher density residential adjacent to CSAH 121.
~ Implementation: City Council, Planning Commission, and City Administrator.
2. Implement design standards for highway business and industrial facilities in order to enhance
CSAH 2 as a quality entry point to the City of St. Joseph from Interstate 94.
~ Implementation: Planning Commission, City Council and City Council.
3. Future residential development driveway access points directly onto CSAH 2 and 121 should be
curtailed.
~ Implementation: City Engineer, Planning Commission, City Council and City Administrator.
4. Future pedestrian/bicycle trail constructions and linkages should be provided as a means of
promoting alternative transportation methods.
~ Implementation: City Engineer, Park Superintendent, Park Board, Planning Commission,
City Council and City Administrator.
. 5. Promote the continued existence of woodlands and open space within the district.
City of 81. Joseph Comprehensive Plan, 2002 Chapter 4 Page 31
? Implementation: Park Board, City Council, Planning Commission and City Administrator.
.
6. In the context of regional transportation planning which has been discussed in previous planning
district recommendations: The City should conduct a feasibility study including an environmental
assessment with participation by the City and public entities to determine the merit of extending
CSAH 2/3 south and east as a means of bypassing the Highway 75 corridor, reducing truck traffic
within the heart of the City and providing an east/west collector street in the southern portion of
the City.
? Implementation: Public, City Engineer, Stearns County, Planning Commission, City
Administrator and City Council.
7. The City and the Township should work together to monitor the amount of vacant lots available as
a means of avoiding excess lot quantities, partially developed subdivisions and 'leap-frog' type
developments.
? Implementation: St. Joseph Town Board, Planning Commission, City Administrator and City
Council.
8. As this district further develops emphasis should be placed on retaining the small town and rural
nature of the community. Generous parkland facilities, open space areas, tree plantings and trail
amenities should be emphasized.
? Implementation: City Council, Planning Commission, St. Joseph Township Board and City
Administrator.
.
9. The City shall continue to promote attractive residential environments that offer a broad choice of
housing options including diverse life-style housing options, sizes and values. Future single-
family residential housing types should be of diverse types and include affordable (under
$120,000), standard and executive homes.
? Implementation: Planning Commission, St. Joseph Township Board, City Council and City
Administrator.
10. If an area is platted as part of a larger development project, the City should require the developer
to submit a ghost plat (build out plat) of the entire development.
? Implementation: City Administrator, Planning Commission, St. Joseph Township Board and
City Council.
11. Continued judicial development of existing land resources is suggested.
? Implementation: City Council, Planning Commission, St. Joseph Township Board and City
Administrator.
12. The City should review proposed developments within the District to determine:
a. Impact on existing and future transportation facilities,
b. Existing and future surface water management systems, .
c. Adequacy of park facilities within the proposed development,
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 32
d. Appropriateness of the proposed use(s),
· e. Adequacy and quality of proposed sanitary sewer and water facilities; and,
f. Sufficient capacity is available within proposed sanitary sewer and water facilities to
service the proposed development.
> Implementation: City Council, Planning Commission, Park Board, Township Board/Planning
Commission, City Engineer, City Administrator and Park Superintendent. Consultation with
and/or approval by: Stearns County, DNR and Soil & Water Conservation District as
appropriate.
·
·
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 33
District Fourteen
Location .
District Fourteen includes all of the identified joint annexation area within the southeast quadrant of the
City. The boundaries of this district encompass annexation areas in St. Joseph Township east of CSAH
121 and southeast of CSAH 75.
Existinq Uses/Features
Existing land uses within this district are primarily low density residential and agricultural. A summary of
existing land uses within the district follows:
LAND USE TYPE # OF PARCELS TOTAL ACREAGE
Low Density Residential
Right-Of-Way
VacanUAgriculture
Open space/Wetlands
TOTAL
Recommendations
1. Recommended future land uses within District Fourteen include:
a. Single-family residential development within areas contiguous to existing urban locations.
b. Park/open space.
c. Tiered higher intensity uses such as commercial and high density residential adjacent to
CSAH 121. A reserve strip for highway commercial directly adjacent to the roadway is
suggested.
d. Professional offices are recommended for the area where utilities are being extended
adjacent to East Minnesota Street.
>- Implementation: City Council, Planning Commission, and City Administrator. .
2. Future residential development driveway access points directly onto CSAH 121 should be
curtailed.
>- Implementation: City Engineer, Planning Commission, City Council and City Administrator.
3. Future pedestrian/bicycle trail constructions and linkages should be provided as a means of
promoting alternative transportation methods.
>- Implementation: City Engineer, Park Superintendent, Park Board, Planning Commission,
City Council and City Administrator.
4. The City should determine the location for a continuous southerly East/West collector which
should be performed in the context of regional transportation planning which has been discussed
in previous planning district recommendations. Additionally, the city should designate an easterly
North/South collector either or both CSAH 134 or 12th Ave SE. As previously recommended, the
City should immediately establish a fund for environmental study and right-of-way acquisition for
the development of future roadway corridors.
>- Implementation: City Engineer, Stearns County, Planning Commission, City Administrator
and City Council.
e
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 34
District Fifteen
· Location
District Fifteen includes all of the identified joint annexation area within the northeast quadrant of the City.
The boundaries of this district encompass annexation areas in St. Joseph Township northwest of CSAH
75 and east of First Avenue NE.
ExistinQ Uses/Features
Existing land uses within this district are primarily low density residential and agricultural. Numerous large
wetland areas are contained within this district, especially between of CSAH 75 and 134. A review of
soils indicate a potential moderate to severe limitations to development due to a combination of hydric
soils and clayen soils. A summary of existing land uses within the district follows:
LAND USE TYPE # OF PARCELS TOTAL ACREAGE
Low Density Residential
Right-Of-Way
Vacant/Agriculture
Open space/Wetlands
TOTAL
Recommendations
1. Recommended future land uses within District Thirteen include:
a. Single-family residential development within areas contiguous to existing urban locations.
b. Park/open space.
c. Tiered higher intensity uses such as commercial and high density residential adjacent to
CSAH 121. A reserve strip for highway commercial directly adjacent to the roadway is
suggested.
· d. Additional industrial expansion is recommended for the area directly adjacent to existing
industrial development.
~ Implementation: City Council, Planning Commission, and City Adlllinistrator.
2. Future driveway access points directly onto CSAH 134, 133 and 75 should be curtailed.
~ Implementation: City Engineer, Planning Commission, City Council and City Administrator.
3. Protect the integrity of wetland communities by strict enforcement of environmental codes and
through the adoption of a surface water management plan.
~ Implementation: City Council, Planning Commission, St. Joseph Township Board, City
Attorney and City Administrator.
4. Promote the continued existence of woodlands and open space within the district.
~ Implementation: Park Board, City Council, Planning Commission and City Administrator.
5. Future pedestrian/bicycle trail constructions and linkages should be provided as a means of
promoting alternative transportation methods.
~ Implementation: City Engineer, Park Superintendent, Park Board, Planning Commission,
· City Council and City Administrator;
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 36
6. The City should determine the location for a continuous northerly East/West collector which .
should be performed in the context of regional transportation planning which has been discussed
in previous planning district recommendations. Additionally, the city should designate an easterly
North/South collector either or both CSAH 134 or 1 ih Ave SE. As previously recommended, the
City should immediately establish a fund for environmental study and right-of-way acquisition for
the development of future roadway corridors.
» Implementation: City Engineer, Stearns County, Planning Commission, City Administrator
and City Council.
7. Promote the continued existence of woodlands and open space within the district.
» Implementation: Park Board, City Council, Planning Commission and City Administrator.
8. The City and the Township should work together to monitor the amount of vacant lots available as
a means of avoiding excess lot quantities, partially developed subdivisions and 'leap-frog' type
developments.
» Implementation: St. Joseph Town Board, Planning Commission, City Administrator and City
Council.
9. As this district further develops emphasis should be placed on retaining the small town and rural
nature of the community. Generous parkland facilities, open space areas, tree plantings and trail
amenities should be emphasized. .
» Implementation: City Council, Planning Commission, St. Joseph Township Board and City
Administrator.
10. The City shall continue to promote attractive residential environments that offer a broad choice of
housing options including diverse life-style housing options, sizes and values. Future single-
family residential housing types should be of diverse types and include affordable (under
$120,000), standard and executive homes.
» Implementation: Planning Commission, 81. Joseph Township Board, City Council and City
Administrator.
11. If an area is platted as part of a larger development project, the City should require the developer
to submit a ghost plat (build out plat) of the entire development.
» Implementation: City Administrator, Planning Commission, St. Joseph Township Board and
City Council.
12. Continued judicial development of existing land resources is suggested.
» Implementation: City Council, Planning Commission, St. Joseph Township Board and City
Administrator.
e
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 37
13. The City should review proposed developments within the District to determine:
· a. Impact on existing and future transportation facilities,
b. 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. Sufficient capacity is available within proposed sanitary sewer and water facilities to
service the proposed development.
~ Implementation: City Council, Planning Commission, Park Board, Township Board/Planning
Commission, City Engineer, City Administrator and Park Superintendent. Consultation with
and/or approval by: Stearns County, DNR and Soil & Water Conservation District as
appropriate.
·
·
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 38
District Sixteen
Location .
An area slated for eventual service by St. Joseph adjacent to Watab Lake in ST. WENDEL
township comprises the District Sixteen. It is noted the City is pursuing an agreement with St.
Wendel Township.
.
.
City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 39
. HOUSING
I. Introduction
This Section of the Comprehensive Plan will include a detailed description of the housing related issues
facing the City of St. Joseph. The issues have been identified through:
· An analysis of City demographics;
· . The Housing Study Update, completed in 2001 by Admark Resources;
· A community survey;
· An evaluation of existing housing conditions gathered through a wind-shield survey of the
City; and,
· A review of land use options for housing growth.
The goal of this section is to summarize housing issues within the City and establish goals promoting
healthy residential infrastructure and furthering a variety of life-cycle housing options.
II. Housing Issues
Life Cycle Housing Variety
The housing stock within a community must be responsive to the needs of its residents. However, the
housing needs of residents are not static but change over time as people move through different stages
of their lives. Housing needs tend to evolve from: affordable basic units for young people just beginning
. to enter the workforce; to affordable single family units for first time home buyers and young families; to
move up housing for people with growing families and/or incomes; to empty-nester dwellings for persons
whose children have grown and left home; to low maintenance housing options for aging persons as their
ability to maintain their property decreases; and finally to assisted living environments to provide health
and medical care to the elderly.
To address the life-cycle needs of residents, it is critical that a community provides a wide range of
housing types, sizes and values. The development of life-cycle housing works to sustain the community
by preventing a polarization of residents to one age or income group. As one generation of residents
moves through its life cycle it can move into the housing provided by the previous generation, just as the
next generation will move into the housing being vacated.
Population Characteristics/Growth
St. Joseph's existing population as described in the Social Profile (Chapter 3) depicts a relatively young
populace, with 29% of the population between the 8gesof 20 and 24, which is a result of the College of
St. Benedict in the community. The second largest age category (18%) is 15 to 19 years. While 8
majority of the college students (81 %) live on campus, the number of rental units for non-family
households is higher in St. Joseph. The college has indicated they do not anticipate increasing enrollment
in the near future. As the population of St. Joseph increases, there will be a higher demand for the types
of life cycle housing available. The 2000 Census indicates the number of persons per household
continues to dip slightly. This follows a continued national trend toward smaller families and more single
person households.
Conversely, St. Joseph Township 2000 Census data reveals a median age of 31.8 years, or ten years
older than St. Joseph.
.
City of 81. Joseph Comprehensive Plan, 2002 Chapter 5, Page 1
Housing Affordability
Housing affordability is a calculation of the household income and the value of housing stock. The Family .
Housing Fund describes affordable housing as costing not more than 30% of household income.
Household income includes total money received in a calendar year by all household members 15 years
old and over. The following Table presents the median household income level reported in the 2000
Census.
TABLE 5-1
MEDIAN INCOME
LOCATION 2000 MEDIAN INCOME ESTIMATE
S1. Joseph $
Stearns County $ 42,426
The above Table indicates median income in the City of St. Joseph is $219 less than the County median
income. Stearns County's median income increased by 19% from 1990 to 2000 or from $35,707 to
$42,426 (U.S. Census).
The City's median household income translates into a maximum mortgage payment ability of
approximately $_ per month, or assuming a 7.5% fixed rate 30-year mortgage. The City's median
household income translates into a monthly rent payment ability of approximately $1,055. The average
residential property within the City is valued at approximately $ per the County Assessor.
The 2000 Census indicates the median owner-occupied unit in the City of St. Joseph in 2000 was valued
at $ The 2001 Housing Study conducted by Admark Resources reported a median listing
price for a single family home at $139,900. Building permit data from the City reports 321 new single-
family homes constructed between 1992 and June of 2002 with an average value of $132,052.
The U.S. Census reports that among cities of 1,000 or more, St. Joseph had one of the highest portions .
of people 65 years and older living in poverty at 34%. This contrasts significantly with the neighboring
community of Avon which reported the lowest percent of families in poverty at 1%.
TABLE 5-2
S1. Joseph Study Area
Household Income Distribution
1990-2005
1990 1990 2000 2000 2005 2005
Number Percent Percent Percent
Household Income Estimate Proj.
Total Households 2,133 100.0 2,996 100.0 3,325 100.0
Less than $5,000 42 2.0 40 1.3 35 1.1
$5,000 to $9,999 153 7.2 132 4.4 129 3.9
$10,000 to $14,999 188 8.8 182 6.1 184 5.5
$15,000 to $24,999 385 18.1 470 15.7 474 14.3
$25,000 to $34,999 415 19.5 338 11.3 407 12.2
$35,000 to $49,999 559 26.2 664 22.2 571 17.2
$50,000 to $74,999 293 13.7 779 26.0 854 25.7
.
City of S1. Joseph Comprehensive Plan, 2002 Chapter 5, Page 2
$75,000 to $99,999 47 2.2 245 8.2 375 11.3
· $100,000 to $149,999 38 1.8 93 3.1 203 6.1
Over $150,000 9 0.4 52 1.7 94 2.8
Median Household Income $31,976 $42,207 $46,928
Source: 1990 Census of Population and Housing
Claritas, September 2000
TABLE 5-3
St, Joseph Study Area
Household Income Distribution
2000
% of Benton/Stearns 2000 2000
County Median Income Household Income Estimate Percent
Range
Total Total Households 2,996 100.0
30% or less $15,030 or less 355 11.8
31% - 40% $15,031 to $20,040 235 7.8
41% - 50% $20,041 to $25,050 235 7.8
· 51% - 60% $25,051 to $30,060 169 5.6
61% - 80% $30,061 to $40,080 392 13.1
81 % --100% $40,081 to $50,100 442 14.8
101 % - 115% $50,101 to $57,615 234 7.8
More than 115% More than $57,615 932 31.1
Median Household $42,207
Income
Source: 1990 Census of Population and Housing
Claritas, September 2000
III. Existing Housing Stock
Type of Housing
The existing housing supply in St. Joseph includes single family, duplex, town homes, multiple-family and
mobile home units. However, despite the presence of the College of Benedict and st. John's University,
St. Joseph has a higher percentage of owner-occupied units than neighboring communities. As
represented in the following table from the Area Housing Study completed in February, 2001 :
TABLE 6·2
Total Study Area
· Housing Unit Vacancy and Owner/Rental Mix -1990
City of S1. Joseph Comprehensive Plan, 2002 Chapter 5, Page 3
Total I Occupied I Vacant
HousingUnits
Total Owner Renter Total Occasional .
Use
No. % No. % No. % No. % No. % No. % No.
¡St. Cloud 21,946 100.0 21,000 95.7 11 ,985 57.1 9,018 42.9 947 4.3 44 4.7 ~01
St. Joseph 2,239 100.0 2,133 95.3 1,764 82.7 369 17.3 104 4.6 70 66.7 5
Sartell 2,783 100.0 2,721 97.8 2,048 75.3 672 24.7 61 2.2 8 13.3 152
Sauk 3,634 100.0 3,495 96.2 2,417 69.2 1,077 30.8 139 3.8 8 5.7 132
Rapids
Waite Park 2,844 100.0 2,664 93.7 1,038 38.9 1,627 61.1 180 6.3 7 3;9 174
Total St. 33,221 100.0 31,802 95.7 19,226 60.5 12,578 39.5 1,417 4.3 136 9.6 1,282
Cloud Area
'A vacant housing unit is defined as vacant by the Census Bureau if Uno one is living in it at the time of enumeration, unless its
occupants are only temporarily absent such as on vacation. Units temporarily occupied at the time of enumeration entirely by
persons who have a usual residence elsewhere (such as summer homes or cabins) are also classified as vacant."
"Data on occupied housing units is based on sample and subject to sampling variability which may cause slight inconsistency in
numbers of households and housing units reported.
Source: 1990 Census of Population and Housing: Claritas, September 2000
St. Joseph has the highest owner-occupied rate in the area and Waite Park has the highest renter-
occupied rate. Overall the owner/renter households are about a 60/40 split in the total St. Cloud Area.
When asked what type of housing is needed in the community, comprehensive survey respondents .
indicated as follows:
L Senior Assisted Living Comments: There are waiting lists
--ª- Senior Apartments
-º- Multiple-Family Rental
--ª- CondominiumfTownhome
-1L Single-Family Housing 1. For LMI or $30,000-$50,000 income range
-º- Other: Affordable rental
Condition of Existing Housing Stock
The condition of the existing housing stock in St. Joseph has been documented to be in generally good
condition. A windshield survey of various residential areas conducted in June of 2002 reveals that most
single family structures are well maintained. However, some evidence of deterioration was cited,
particularly in older areas of the City including the original townsite, Loso's Addition One thru Addition 7,
and the Lodermieir Addition. While not necessarily a determining factor of condition, structure age is a
good indicator as to the need to aggressively promote maintenance, rehabilitation and even
redevelopment, for as a structure ages, maintenance needs increase. Neglected maintenance, especially
for older structures, can lead to deterioration that will have a blighting influence to adjacent properties and
the entire neighborhood. .
City of 81. Joseph Comprehensive Plan, 2002 Chapter 5, Page 4
· The Housing Study completed by Admark arrived at the following conclusions regarding substandard
housing units in St. Joseph.
TABLE 8-4
Total Study Area
Substandard Indicators
1990
Lacking 20% 1.01 or More
Complete Built Persons Per
Plumbing Before Room Mobile Homes
Facilities 1939
S1. Joseph 21 54 56 238
Source: 1990 Census of Population and Housing Claritas, September 2000
A community survey performed in conjunction with the updating of this Plan asked what type of housing
respondents felt was most needed in St. Joseph. The majority of those surveyed responded single-family
housing was most needed. A majority of respondents to the survey indicated they felt the existing
housing stock is in "Good" condition (65%) or "Excellent to Good" condition (12%) while approximately
24% felt it is in fair to poor condition.
IV, Rental Units
· The City St. Joseph was included in a Housing Study prepared in 2001 by Admark Resources The
following Table (included in the Study) inventories rental housing in the City of St. Joseph. It is noted the
vacancy fates within the City vary with the college school year. Owners of rental properties with four or
more units were contacted by Municipal Development Group as a part of the comprehensive plan update.
Owners reported a range of 0% to 7.4% vacancy rates in from June 2001 to June, 2002, noting higher
vacancies in the summer months.
As a part of the February, 2001 Housing Study by Admark Resources, there were no vacancies found
out of 216 rental units interviewed in St. Joseph. The median rent for a 1-Bedroom apartment was
$323, a 2-Bedroom apartment was $500, a 3-Bedroom apartment was $521, and a 4-Bedroom apartment
was $1,200. There are no efficiency units in St. Joseph. From 1990 through 2000, 59 multi-family units
were constructed in St. Joseph.
TABLE 5-2
RENTAL HOUSING INVENTORY-CITY OF ST. JOSEPH
GO [
ELD TAX YR #of
PROJECT ST CR SUB BUILT UNITS 1 BR 2 BR 3 BR 4 BR 1 BR 2 BR 3 BR 4 BR 1 BR 2 BR 3 BR 4 BR
A.rlington Place ELD 1998 20 20 600 $2,200 0
St. Joseph Apts. ELD X 1988 16 15 1 $275 $315 0
:Ioverdale TH GO 19805 36 26 10 $583 $621 0
Der Wohn Platz GO 1973 14 10 4 700 1,200 $200 $500 0
Hollow Park Apts. GO X N/A 12 2 10 880 1,240 $370 $400 0
· Meadowlark Apts. GO 1980 36 36 $500 0
City of S1. Joseph Comprehensive Plan, 2002 Chapter 5, Page 5
t. Joseph Public
Housing GO X 1995 12 12 1,220 $521
ilshire Apts. GO 1970 31 5 25 1 $380 $418 $450
ampus Park TH ST 1994 15 15 S 1,200
ampus Park Villas ST 1994 24 24 $1,200
The 2000 Census indicates a total vacancy of nearly _ percent. A vacancy rate of five percent or
lower is considered normal for a healthy rental market.
The City does have a rental code in place. However, the community survey indicates 73% of
respondents thought the code should be strengthened. Others commented the rental code must be
enforced more strictly and uniformly to protect adjacent housing values.
V, Owner Occupied Units
The City Assessor indicates nearly _ % of the 1,120 existing owner-occupied units in the City of St.
Joseph were constructed prior to . The Assessor indicates the average assessed value of owner-
occupied housing in the City is approximately $
VI. Housing Study Findings
The following goals were identified in the 2001 Admark Housing Study. The information is provided
ONLY to form a framework for the recommendations in Section V. of this chapter.
Housing Demand .
TYPE UNITS LAYOUT RENT/PRIC
E
Low income total 29 1&2 Bedroom <$478
38 2&3 Bedroom <$598
22 3&4 Bedroom <$693
Low income Age 55+ 7 2 Bedroom <$538
Affordable general 5 I-Bedroom $421-$537
occupancy 52 3-Bedroom $629-$745
24 4-Bedroom $802-$831
Congregate 13 n/a n/a
Market rate general
occupancy 89-102 1 - 4 Bedroom $400-$1,000
(Current pent-up) 49-61 1 - 4 Bedroom $400-$1,000
(2000-2005)
Market rate Age 55+
(Current pent-up) 16-29 1 - 2 Bedroom $400-$1,000
(2000-2005) 18-31 1 - 2 Bedroom $400-$1,000
Single family affordable 33 <$124,000 .
City of 81. Joseph Comprehensive Plan, 2002 Chapter 5, Page 6
. I Single-family market rate I 947 I I >$124,000 I
n/a - not applicable
Recommendations for 2 years
TYPE UNITS LAYOUT SQ. FT. RENT/PRICE
Affordable general occupancy 8 I-Bedroom 600 $500
3-Bedroom 1,000 $675
Market rate general occupancy 8 I-Bedroom 700 $600
4 2- Bedroom 950 $700
12 3- Bedroom 1,100 $800
Single family affordable 20 <$124,000
Single-family market rate 70 >$124,000
.
TABLE 9-3b
~ St, Joseph
General Occupancy Affordable Housing Demand
. One Two Three Four
Bedroom Bedroom Bedroom Bedroom Total
œ<'air Market Rent by Bedroom $421 $498 $629 $802 $421 - $802
Size -
~come necessary to afford FMR $16,840 $19,920 $25,160 $32,080 $16,840 -
$32,080
60% of county median income $537 $645 $745 $831 $537 - $831
ent
60% of county median income $21,480 $25,800 $29,800 $33,240 $21,480 -
$33,240
Households within income levels ($16,840 - $33,240) - refers to highlighted range 663
Times St. Joseph rental rate (17.3%) 115
115 multiplied by bedroom mix 5 25 52 24 106
4.4% 21.9% 45.3% 21.1% 92.7%
Minus existing units within rent 0 66 0 0 66
levels
Total affordable demand 5 (41) 52 24 40
Admark's Housing Study noted St. Joseph has a demand for One, Three and Four Bedroom affordable
units. The reason for the negative demand for Two Bedroom units in St. Joseph is because of residents
. earning less than the income necessary to afford the fair market rent or earning more than 60% of the
Stearns County median income living in these units. St. Joseph also has a 0% rental vacancy rate so
City of 81. Joseph Comprehensive Plan, 2002 Chapter 5, Page 7
people who would qualify to live in a One Bedroom or Three Bedroom unit choose the Two Bedroom unit
because of the lack of choice. e
TABLE 9·3b
St. Joseph
General Occupancy Moderate Income Housing Demand
One Two Three Four
Bedroom Bedroom Bedroom Bedroom Total
30% of county median income rent $537 $645 $745 $831 $537 - $831
30% of county median income $21,480 $25,800 $29,800 $33,240 $21,480 -
$33,240
180% of county median income rent $716 $860 $994 $1,108 $716 -
$1 ,108
180% of county median income $28,640 $34,400 $39,760 $44,320 $28,640 -
$44,320
Households within income levels ($21,480 - $44,320) - refers to highlighted range 915
rnmes St. Joseph rental rate (17.3%) 158
158 multiplied by bedroom mix 7 35 72 33 147
4.4% 21.9% 45.3% 21.1% 92.7%
Minus existing units within rent levels 0 0 0 0 0
Total affordable demand 7 35 72 33 147
TABLE 9-7 .2a e
Market Rate Rental Demand by Income Level
St. J~seph Study Area
1990-2000
Minimum 1990 2000 1990 to Hh plus Subtotal Demand
Income Income Projected 2000 Change vacancy Demand mmus
Rent Required Eligible Income Change in times (5% of from 1990 constructi
Level to Support H'holds Eligible Eligible Area new Hh to 2000 on smce
Rent Level H'holds H'holds Rental growth) 1990 (59)
Rate of
17.3%
$400 $16,000 1,712 2,595 883 153 8 161 102
$450 $18,000 1,635 2,501 866 150 7 157 98
$500 $20,000 1,558 2,407 849 147 7 154 95
$550 $22,000 1,481 2,313 832 144 7 151 92
$600 $24,000 1 ,404 2,219 815 141 7 148 89
$650 $26,000 1,324 2,138 814 141 7 148 89
$700 $28,000 1,241 2,071 830 144 7 151 92
$750 $30,000 1,158 2,003 845 146 7 153 94 .
City of St. Joseph Comprehensive Plan, 2002 Chapter 5, Page 8
. $800 $32,000 1,075 1,935 860 149 7 156 97
$850· $34,000 992 1,868 876 152 8 160 101
$900 $36,000 913 1,790 877 152 8 160 101
$950 $38,000 838 1,701 863 149 7 156 97
$1,000 $40,000 764 1,613 849 147 7 154 95
Source: 1990 Census of Population and Housing
TABLE 9-7,2b
Market Rate Rental Demand by Income Level
St. Joseph Study Area
2000-2005
Minimum 2000 2005 2000 to Hh Chg. plus Total
Income Proj ected Projected 2005 times Area Vacancy Demand
Rent Required Income Income Change in Rental (5% of from 2000
Level to Support Eligible Eligible Eligible Rate of New Hh to 2005
Rent Household Household Household 17.3% Growth)
Level s s s
$400 $16,000 2,595 2,930 335 58 3 61
$450 $18,000 2,501 2,835 334 58 3 61
- $500 $20,000 2,407 2,740 333 58 3 61
$550 $22,000 2,313 2,645 332 57 3 60
$600 $24,000 2,219 2,550 331 57 3 60
$650 $26,000 2,138 2,462 324 56 3 59
$700 $28,000 2,071 2,381 310 54 3 57
$750 $30,000 2,003 2,300 297 51 3 54
$800 $32,000 1,935 2,218 283 49 2 51
$850 $34,000 1,868 2,137 269 47 2 49
$900 $36,000 1,790 2,058 268 46 2 48
$950 $38,000 1,701 1,982 281 49 2 51
$1,000 $40,000 1,613 1,906 293 51 3 54
Source: 1990 Census of Population and Housing
Claritas, September 2000
.
City of S1. Joseph Comprehensive Plan, 2002 Chapter 5, Page 9
TABLE 9-8,2b
Age 55+ Market Rate Rental Demand by Income Level .
St. Joseph Study Area
2000-2005
Minimum 2000 2005 2000 to Hh Chg. plus Total
Income Proj ected Projected 2005 times Area Vacancy Demand
Rent Required Income Income Change in Rental (5% of from 2000
Level to Support Eligible Eligible Eligible Rate of New Hh to 2005
Rent Household Household Household 17.3% Growth)
Level s s s
$400 $16,000 625 798 173 30 1 31
$450 $18,000 592 761 169 29 1 30
$500 $20,000 558 724 166 29 1 30
$550 $22,000 524 686 162 28 1 29
$600 $24,000 491 649 158 27 1 28
$650 $26,000 466 617 151 26 1 27
$700 $28,000 451 590 139 24 1 25
$750 $30,000 436 564 128 22 1 . 23
$800 $32,000 420 538 118 20 1 21
$850 $34,000 405 511 106 18 1 19 .
$900 $36,000 385 486 - 101 17 I 18
$950 $38,000 360 461 101 17 I 18
$1,000 $40,000 336 437 101 17 1 18
Source: 1990 Census of Population and Housing
Claritas, September 2000
Potential methods to address housing needs:
1. Promote first time homebuyer, down payment assistance, purchase price reduction and
homeowner counseling programs.
2. Develop a lease to purchase program.
3. Promote townhouse/condo development.
4. Support purchase price reduction programs. DTED has awarded Small Cities Development
Program funds to communities to lower the cost of new owned housing construction. The
Greater Minnesota Housing Initiative has also launched some new initiatives under its First Home
Program.
5. Promote moderate priced new housing on in-fill lots.
6. Support construction of high cost housing. .
City of 81. Joseph Comprehensive Plan, 2002 Chapter 5, Page 10
. 7. Develop financing initiatives for the construction of new housing.
8. Promote owner occupied and rental housing rehabilitation programs.
9. Promote a purchase/rehabilitation program. A purchase/rehab mortgage program may help to
improve the quality of older homes and add to the affordable housing stock.
10. Acquisition/Demolition Program.
VII. Recommendations
1. Establish/activate an HRA Authority thru either the EDA or the City Council to promoting housing
(re)development issues.
~ EDA and City Council.
2. Frequently review the housing information/studies and all updates specifically as it pertains to the
following recommendations:
a. Development of a lease to purchase program. The older existing stock may provide an
affordable ownership opportunity, when compared with the costs of new construction.
Due to the high cost of housing a lease to purchase program should be investigated. To
make such a program function, a public or non-profit agency needs to implement the
. program and funding sources must be identified.
~ Implementation: City of St. Joseph HRA.
b. It is recommended the City actively review and promote potential areas of residential
redevelopment and infill within the corporate limits. The areas included within the orderly
annexation area appear to provide ample space to accommodate anticipated land
needed to support projected residential growth.
~ Implementation: City of St. Joseph Planning Commission, St. Joseph City Council,
St. Joseph Township.
c. Participation in a review of St. Joseph and Greater St. Joseph's housing delivery/support
system to determine its effectiveness and efficiency. A large amount of agencies,
organizations and entities have a role in addressing housing needs in the St. Joseph and
Greater St. Joseph areas including: Stearns County HRA, St. City of St. Joseph, College
of St. Benedict, St. John's University, Initiative Foundation, local lenders and local social
service providers. It is recommended the City actively participate in the development of a
plan to address housing needs which utilizes the strengths of these various agencies,
organizations and entities to ensure a coordinated approach to prioritizing projects is also
recommended.
~ Implementation: City of St. Joseph, Stearns County HRA, College of St. Benedicts,
St. John's University, Initiative Foundation, local lenders & local social service
providers
d. Awareness of diversity issues. The City should prepare for increased diversity in its
. population.
City of St. Joseph Comprehensive Plan, 2002 Chapter 5, Page 11
~ Implementation: City of St. Joseph, College of St. Benedicts and St. John's
University . .
3. The City should address local and regional housing issues through cooperative efforts with
neighboring communities.
~ Implementation: City of St. Joseph and Stearns County HRA.
4. The City should encourage the development of housing that respects the natural environment of the
community as an amenity to be maintained. Land use and subdivision controls should be routinely
reviewed to ensure said controls respect the natural environment.
~ Implementation: Planning Commission, City of St. Joseph City Council.
5. The City should stabilize and sustain the community through the promotion of St. Joseph as a
community that is family-oriented with a high quality of life, strong neighborhoods and a wide variety
of housing options (including type, size, and value) with expanding employment opportunities.
~ Implementation: Planning Commission, St. Joseph EDA and City Council.
6. The City should encourage a range of property values and rent rates within the housing stock as a
means of diversifying the population and sustaining the community. An over supply of one type of
housing or level of housing cost should be avoided.
~ Implementation: Planning Commission and City Council. .
7. A majority of those responding to the community survey undertaken in conjunction the update of the
City's Comprehensive Plan indicate a lack of: senior housing, townhomes/condos and affordable
single-family housing units within the City. A variety of solutions to addressing this need are required.
The solutions should include, but are not limited to, increased funding (primarily at state/federal
levels), supportive local regulations and increased private sector participation. For simplicity purposes
the affordable housing issue may be separated in two categories: affordable existing homes and
affordable new construction.
~ Implementation: St. Joseph City Council and local financial institutions (e.g.
Minnesota City Participation Program).
8. The community survey and various studies, including the Admark Study have identified housing units
with substandard indicators. Furthermore, it is noted existing homes are most often affordable for
lower-income households. Primary obstacles to access to ownership of existing homes for first time
home buyers and lower-income households are: (1) lack of savings for down payment and closing
costs and (2) credit history difficulties. It is recommended the city participate in the development of
rehabilitation programs which allow low/moderate income homeowners/potential homeowners to fix
up existing older homes.
~ Implementation: St. Joseph City Council and local financial institutions (e.g.
Minnesota City Participation Program).
.
City of 81. Joseph Comprehensive Plan, 2002 Chapter 5, Page 12
. 9. It is noted new single-family construction often exceed the payment ability of first-time homebuyers
and low/moderate income persons. Costs of land, labor and materials are frequently cited as factors
impeding the production of new affordable housing. Other factors limiting the production of affordab,le
housing are: local zoning and subdivision controls, reaction from the community, taxes, financing
issues and development fees. Despite the various factors limiting the production of affordable
,housing some developers, builders and local housing agencies are producing such housing.
Government assistance in the form of financial assistance and regulatory waivers are often cited as
elements required for the production of affordable new housing. It is recommended the City continue
to seek alternatives to promote the production of affordable new single-family units. Alternatives may
include the participation of several entities in the demolition of substandard existing units on smaller
lots within the City and the construction of new units.
~ Implementation: City Council and local HRA authorities.
10. The City should consider financial assistance programs for the development of housing for special
needs populations (elderly, physically challenged) as funding sources and market conditions allow.
~ Implementation: St. Joseph City Council and local HRA authorities.
11. The City should restrict or prohibit residential development on floodplains, wetlands, and other natural
features as they perform important protection functions in their natural state.
~ Implementation: Planning Commission and City Council.
. 12. The City should pursue programs for housing structural condition maintenance to protect the health
and safety of residents and ensure stability of neighborhoods.
~ Implementation: St. Joseph Rental Inspector, St. Benedict College and St.
Joseph City Council.
13. The City should aggressively address maintenance problems and code violations as a means of
improving and strengthening the character of individual neighborhoods and avoiding blighting
conditions. Violations of property maintenance which infringe upon residential neighborhood quality,
pose public health and safety problems and threaten neighboring property values should be
aggressively eliminated.
~ Implementation: Building Inspector and Rental Inspector
14. The City should protect low-density residential neighborhoods from encroachment or intrusion of
incompatible higher intensity residential land uses, as well as non-residential use categories through
adequate buffering and separation. Residential developments should be protected from and located
away from sources of adverse environmental impacts including noise, air, and visual pollution.
~ Implementation: Planning Commission and City Council.
.
City of 81. Joseph Comprehensive Plan, 2002 Chapter 5, Page 13
10. GMHF/Rural Development New Construction Program. Up to $10,000 per unit in gap
financing is available for new homes constructed by non-profit developers selling to .
qualified buyers. GMHF gap financing is combined with USDA Rural Development first
mortgages, participation loans or guarantees.
11. GMFH: Employer Assisted Housing. GMHF will match employer contributions to
single family housing development projects on a 1:1 basis, up to $15,000 per unit.
12. Minnesota Housing Finance Authority (MHFA) Partnership: Community
Rehabilitation Fund and Housing Trust Fund. These funds are distributed to non-profit
and public agencies to assist new construction and rehabilitation of single family homes.
GMHF will partner with MHFA to provide an affordability or value gap subsidy on new
construction or rehabilitation.
13. MHFA Entry Cost Homeownership Opportunity (ECHO) Program: GMHF down
payment assistance funding is coordinated with the ECHO program, which provides up to
$4,000 (in entry costs) per homebuyer. If a local resource will pay 50% of the ECHO
discount, GMHF will pay the remaining 50%.
14. GMHF Employer Assisted Housing: GMHF will match employer contributions for
employee down payment assistance on a 1:1 basis, up to $2,000 of GMHF funds per
employee.
15. GMHF will consider GMHF will consider locally administered down payment
assistance program requests on a case-by-case basis, matching local funds up to $2,000
per family.
16. GMHF funding activity: GMHF is committed to spending up to $5 million per year on
its employer assisted housing program, including both single family and multi-family .
funding initiatives.
17. GMHF Affordable Housing Specialists are professionals who have earned the
designation from the Mortgage Association of Minnesota (MAM). The title of Affordable
Housing Specialist is awarded to those members of MAM who have successfully
completed a comprehensive training course designed to help them assist lower income
people obtain a mortgage.
18. MHFA Fix-Up Fund. This program provides home improvement loans to assist
current homeowners improve the livability, energy efficiency or accessibility of their
existing housing. The program is offered in Minnesota by local lenders, HRAs, or CAPs.
There are income limits for this program. The interest rate on the loan is below market,
but may vary based on market conditions. The maximum loan amount is $25,000.
19. MHFA Rehabilitation Loan Program. This program provides deferred loans to very
low-income Minnesota homeowners to make home improvements related to the safety,
energy efficiency, accessibility, or livability of their homes. There are income limits and
asset limits for this program. The loan must be repaid if you sell your home within ten
years. After ten years, the loan is forgiven. Funds for this program are extremely limited.
This program is available through local administrators.
20. Low Income Home Energy Assistance Program (LlHEAP). This is a federally funded
program that has three main components: Primary Heat, Crisis· Assistance and Energy-
Related Repair. Primary Heat provides grants to low-income households' pay for home
heating costs. Crisis Assistance includes grant funding that allows low-income
households to keep their utility service from being disconnected, or to obtain a delivery of
fuel. Energy-Related Repair allows low-income households to make repairs or replace .
City of 81. Joseph Comprehensive Plan, 2002 Chapter 5, Page 15
heating systems to cut energy consumption. These programs are available from
· Community Action Programs (CAPs), local governments, or social service agencies.
21. FHA 203(k) Loans The FHA 203(k) program is a special type of mortgage loan. This
mortgage program may be used to finance both the purchase and remodeling costs for a
property in one loan. A 203(k) loan may be used to buy and remodel a property or to
refinance your current mortgage and remodel your home.
22. Rural Development (RD) Home Improvement Loans and Grants RD is an agency of
the U. S. Department of Agriculture (formerly the Farmers Home Administration, or
RECD). It offers several programs for home improvement. To be eligible, you must live
on a farm, in the open country, or in a town of less than 10,000 people. There are income
limits for most programs and some require that you be unable to qualify for other types of
financing from commercial lenders. Loans are available with interest rates between 1 %
and 3%. Very low-income families or people over 62 years of age may qualify for grants
that do not have to be repaid. If you do not see a listing for RD programs available for
your county in this directory, call the local county office of the Rural Development Agency
listed in the telephone book under IOU. S. Government - Agriculture."
23. Weatherization. This is a federally funded program that assists low-income
households in reducing their energy costs. It is available to homeowners as well as
renters. Priority is given to the elderly, people with disabilities, high-energy consumers
and households where a safety hazard exists. The program can help you with an energy
audit, add wall or attic insulation, improve ventilation, and offer energy education. CAPs
and local government agencies administer the program.
Federal Government Proqrams
Section 8 vouchers and certificates programs
· Shelter Plus Care (S + C)
Supportive Housing Demonstration Program
Federal Home Loan Bank
Section 2Q2: Supportive Housing for the Elderly
Section 811: Supportive Housing for Persons with Disabilities
Home Investment Partnership Program
HOPE 3
Minnesota Housinq Finance Aqency Proqrams
Minnesota Mortgage Program
Home Ownership Assistance Fund
Urban Indian Housing Program/Triballndian Housing Program
Purchase Plus Program
Partnership for Affordable Housing
Minnesota Cities Participation Program
Entry Cost Home Ownership Program (ECHO)
MHFA Rental Assistance for Family Stabilization (RAFS)
Low Income Housing Tax Credit Program
New Construction Tax Credit Mortgage Builders Loans
Low and Moderate Income Rental Program
Affordable Rental Investment Fund
Home Rental Rehabilitation Program
Rental Rehab Loan Program
Community Revitalization Fund
The Great Minnesota Fix-Up Fund
Affordable Rental Investment Fund
· Blighted Properties Community Rehabilitation
Community Rehabilitation Fund
City of 81. Joseph Comprehensive Plan, 2002 Chapter 5, Page 16
TRANSPORT A TION
.
I. Introduction
This segment of the Comprehensive Plan will provide a discussion of various transportation system
components within the City of St. Joseph. The principal components of this section include:
· An inventory of existing transportation facilities
· Land use impact on future volume
· A discussion of the Interstate 94, CSAH 75 and CSAH 2 corridors
· City transportation plan
This element of the Comprehensive Plan is intended to provide sufficient guidance for the development of
a transportation system that serves the access and mobility needs of the City in a safe, efficient and cost-
effective manner. It is important the local transportation system is coordinated with respect to county,
regional and state plans and that the system enhances quality economic and residential development
within the City.
II. Existing System
The existing conditions of the transportation systems are an important consideration in the determination
of future needs. Discussion of certain existing elements of the roadway and transit systems in St. Joseph
follows.
Roadway System .
As a part of the transportation plan analysis, an inventory of the roadway system is necessary in order to
view certain characteristics. To better understand the character of various roadways, it is helpful to
classify them according to their function. All roadways within the City of St Joseph may be classified
according to their function as follows:
Principal Arterial: Interstate 94 can be classified as a principal arterial roadway. Principal arterials
connect communities with other areas in the state and other states. Emphasis is placed on mobility
rather than land access. Intersections with principal arterials are usually limited and controlled. Direct
access to principal arterials from local or residential streets should be discouraged. The nature of land
uses adjacent to principal arterials is typically of a higher intensity. Principal arterials generally carry
5,000 to 25,000 vehicles per day with speed limits of 55 to 70 miles per hour.
Minor Arterials: CSAH 75 and CSAH 2 can be classified as minor arterials. Minor arterials are designed
to accommodate moderate to long trip lengths and to connect communities and regional business
concentrations. Like principal arterials, minor arterials emphasize mobility as opposed to land access.
Minor arterials generally connect to interstate freeways, other minor arterials and collector streets, but
may occasionally connect to some local streets. The nature of land uses adjacent to minor arterials is
typically of medium to high intensity. Minor arterials generally carry 1,000 to 10,000 vehicles per day with
posted speeds of 55 miles per hour. The County Road 2 corridor warrants special consideration as it is
the subject of discussion regarding a future linkage with CSAH 3 and it will not always follow the
characteristics of a typical arterial because it runs through the City and its commercial core.
Collector Streets: The collector system facilitates movement from residential neighborhoods to: other
residential neighborhoods; to business concentrations; and, to minor arterials. For the purposes of this
discussion collector streets shall be classified as either community or neighborhood collector streets. .
Community collector streets may be thought of as roadways with higher traffic volumes than
City of St. Joseph Comprehensive Plan 2002 Chapter 6 Page 1
neighborhood collector streets. Both community and neighborhood collector streets typically serve short
· trips with speeds ranging from 30 to 55 miles per hour. Both types of collector streets place equal
emphasis on mobility and land access and generally carry 250 to 2,500 vehicles per day. Community
collector streets within the City of St. Joseph include: CSAH 121, CSAH 133, CSAH 134, 1 ih Avenue SE,
East Baker Street, Minnesota Street East, Northland Drive, 91st and 95th Streets and 4th Avenue SE.
Neighborhood collectors include Joseph Street, Pond View Lane, Third Avenue NW, Second Avenue NW
and Elm Street.
Local Streets: Local streets connect blocks and land parcels. The primary emphasis is on land access.
In most cases, local streets will connect to other local streets and collector streets. In some cases, they
will connect to minor arterials. Local streets serve short trips at low speeds. Local streets generally occur
at every block and carry less than 100 vehicles per day at speeds less than 35 miles per hour.
With each step downward in the aforementioned classification system comes a decrease in the size and
carrying capacity of the roadway. Each street type is designed specifically for a separate and distinct
function. Local streets distribute traffic to and from residential areas, channeling tràffic to collector
streets. Collector streets in turn channel traffic to other residential areas, business concentrations and
minor arterials. Minor arterials channel traffic from areas of business concentrations to other areas of
business concentrations, to other communities, and to principal arterials. Principal arterials channel
traffic to other regions and states.
Traffic Volumes
The Stearns County Highway Department has recorded traffic volume information for major roadways
within the City of St. Joseph. Daily volumes are illustrated in Table 6.1 and indicative of 1999 County
data. The historic volumes are indicated in Table 6.2 and reflect the growth/decline at each location from
1995 to the most current estimate available( 1999). Stearns County updates traffic counts every four
· years. The next traffic counts will bein the year 2003.
TABLE 6-1
1999 TRAFFIC COUNTS*
PRINCIPAL ARTERIALS, MINOR ARTERIALS, COLLECTOR STREETS**
VARIOUS LOCATIONS
Traffic Count Location Average Daily
Volume-1999
1-94 at CSAH 121
1-94 at Collegeville
CSAH 75 at CSAH 3 12,100
CSAH 75 at First Ave NW 14,400
CSAH 75 at Northland Drive 21,100
CSAH 2 at Fourth Ave NW 7,300
CSAH 2: Second Ave NW to College Ave. 4,700
Mn. Street: College Ave to First AveNE 4,650
Mn. Street: First Ave NE to Third Ave SE 2,700
Mn. Street: Third Ave SE to Seventh Ave SE 2,150
CSAH 3 at CSAH 75 1,750
CSAH 121 at corporate limits 2,050
College Ave: SE First Ave to Minnesota Street 2,550
t3Ji North College: Mn. Street to CSAH 75 4,900
· North College: CSAH 75 to E. Elm Street 2,100
North College: E. Elm Street to jcnt. First Ave NE 3,800
City of 81. Joseph Comprehensive Plan 2002 Chapte r 6 Page 2
CSAH 133 south of CSAH 75 3,000 .
CSAH 133 north of CSAH 75 1,700
. Source: Steams County Engineer
.. Some Collector Street Traffic Counts Not Available
TABLE 6-2
HISTORICAL TRAFFIC VOLUMES
Traffic Count Location Average Daily Average Daily Change Percent
Volume Volume Trips/Day Change
1995 1999
CSAH 75 at CSAH 3 12,600 12,100 -500 -3.9%
CSAH 75 at First Ave NW 13,200** 14,400 1200 9.0%
CSAH 75 at Northland Drive 18,100 21,100 3000 16.6%
CSAH 2 at Fourth Ave NW 4,800 7,300 2500 52.0%
CSAH 2: 2nd Ave NW to College Ave. 5,200 4,700 -500 -9.6%
Mn. Street: College Ave to First Ave NE 4,600 4,650 50 1%
Mn. Street: 1st Ave NE to Third Ave SE 3,400** 2,700 -700 -20.6%
Mn. Street: 3rd Ave SE to ih Ave SE 2,900** 2,150 -750 -25.9%
CSAH 3 at CSAH 75 1,150 1,750 600 52.2%
CSAH 121 at corporate limits 1,350 2,050 700 51.9%
College Ave: SE 1st Ave to Minn. Street 1,450 2,550 900 62.1%
North College: Mn. Street to CSAH 75 3,400** 4,900 1500 44.1%
North College: CSAH 75 to E. Elm St. 2,100** 2,100 0 0.00%
N. College: E. Elm St to jcnt. 1st Ave NE 1 ,900** 3,800 1900 100%
CSAH 133 south of CSAH 75 Not Available 3,000 - -
CSAH 133 north of CSAH 75 1,500** 1,700 200 11.8% .
. Source: Steams County
.. Steams County Estimate
Traffic Hazard Areas
Community surveys respondents were asked to comment traffic hazards within the City. The following
comments were received:
· Lack of dedicated pedestrian crossing of CSAH 75.
· Congestion (truck traffic) at First Ave NW and CSAH 75.
· Congestion at Northland Drive and CSAH 75.
Railroad System
At one point the Burlington Northern Railroad was central to the City of St. Joseph. Today the railway
corridor has been abandoned for rail use and is now under the control of the Minnesota Department of
Transportation. The railroad corridor is being reserved for the possible construction of the Northstar
Commuter Rail System which would extend from St. Cloud to the Twin Cities.
In the interim, Stearns County has a limited use permit to use the corridor for trail purposes. The Lake
Wobegon Trail is being extended nine miles from the City of Avon to its eastern-most terminus in the City
of St. Joseph. Additional information on the trail system is included in the park, recreation and trail
section of the Comprehensive Plan.
City of St. Joseph Comprehensive Plan 2002 Chapter 6 Page 3 .
· Transit Service
MTC bus service is not currently available within the City of St. Joseph, however, the extension was to be
the focus of a recent study by MTC.
Tri-CAP (Tri-County Action Program) provides transportation services for people in St. Joseph.
Established routes include the City of St. Joseph on Wednesdays and Fridays. Passengers are picked
up at Loso's Grocery Store and delivered to any St. Cloud destination. Round trip service costs $2.75
currently, but will be increasing to a flat $5.00 fee shortly. The bus service is available to the general
public with no age or income requirements. All buses are handicapped accessible. Bus reservations
should be made one day in advance. Tri-CAP bus service is also available on a scheduled basis every
weekday providing reservations are made 24 hours in advance. A third service offered by Tri-CAP is a
volunteer driver service wherein volunteers utilize their own vehicles to deliver passengers to social
services at Stearns County or medical appointments in the area. To access this service, passengers are
required to have the service recommended by either the County or a medical provider.
The community survey indicates most respondents (71 %) believe public transportation access and
services are not being adequately met for all age groups. An additional 18% were undecided.
Comments were evenly split as to whether or not respondents would utilize MTC services if extended to
St. Joseph. Just slightly over half of those responding (53%) indicate they would support a tax increase
for metro bus service extension to St. Joseph.
Taxi Service
Taxi service within the City of St. Joseph is offered by private providers. Currently Yellow Cab, Pioneer
Taxi and Allied Cab provide taxi service within the area.
·
Sidewalks and Trails
As a part of the community survey, respondents indicated Specific
comments relating to sidewalks and/or trails included the need to:
Additional information relating to trails is contained within Chapter 10 entitled, "Parks and Recreation".
III, Transportation System Analysis
The analysis of the transportation system of St. Joseph is primarily concerned with the roadway system
since that is the principal element through which people and goods are transported. The preparation of a
thoroughfare plan considers many factors including, but not limited to; public input, existing plans and
future volume projections.
Public Input
Input from the public regarding transportation issues was achieved via a community survey conducted in
conjunction with the updating of this plan. Survey respondents were asked for their opinion on a number
of transportation related topics. A summary of survey responses follows:
· . Respondents approve of the physical condition of roadways within the City. A majority
(75%)of respondents rated the physical condition of road in the community as 'good'.
City of St. Joseph Comprehensive Plan 2002 Chapter 6 Page 4
Several respondents indicated a desire to re-implement a schedule for roadway maintenance
and reconstruction (e.g. seal coating every 4-5 years; complete reconstruction or mill/overlay .
every 15-20 years).
. As indicated previously, the community survey indicates most respondents (71 %) believe
public transportation access and services are not being adequately met for all age groups.
An additional 18% were undecided. Comments were evenly split as to whether or not
respondents would utilize MTC services if extended to St. Joseph. Just slightly over half of
those responding (53%) indicate they would support a tax increase for metro bus service
extension to St. Joseph.
. Respondents were asked to itemize any existing, pending or seasonal transportation/traffic
hazards in the City that have not been addressed. A large portion of respondents expressed
concern with congestion throughout the CSAH 75 corridor, especially at the 75 and 4th
Avenue intersection. Several residents also indicated congestion primarily with respect to
truck traffic at First Avenue NE and CSAH 75. -
As a part of a Neighborhood meeting to obtain input on Comprehensive Plan, individuals attending noted
the following transportation issues:
1 .
2.
3.
Existing Plans
Principal and minor arterials usually fall under the jurisdiction of state or regional agencies such as the
Minnesota Department of Transportation (MnDOT) and the Stearns County Highway Department. To .
those ends, MnDOT, City and county representatives must continue to discuss area transportation
issues.
One of the key transportation issues affecting the City of St. Joseph is the route designation, corridor
acquisition and eventual construction of collector streets in all four quadrants of the City. The St. Cloud
Area Planning Organization's Transportation Plan appears to call for the extension of CSAH 133 to CSAH
121 via Twelfth Avenue SE and the extension of East Baker Road from CSAH 121 to CSAH 75.
The County's long range plan indicates the possible extension of CSAH 134 to TH 23, although the
County Engineer indicates this is not a favorable route at this time.
Both the APO and the County long-range plans indicate the extension of CSAH 3 to CSAH 3.
Other new construction projects include:
The following projects are included in the City's five-year capital improvement plan:
Proiect Area Proiect Description Year Scheduled 2002 CI P Amt.
.
City of SI. Joseph Comprehensive Plan 2002 Chapter 6 Page 5
·
TOTAL
Projected Traffic Volumes
The projection of traffic volumes to a future year is highly dependent upon expected development within
the City of St. Joseph and in the entire St. Cloud Area. Another factor, particularly as it relates to arterial
roadways, is the expected increase in through traffic volumes on those facilities. Those volumes, which
mayor may not have destination within the city, are dependent upon regional and state growth.
TABLE 6-3
VEHICULAR TRIPS GENERATED BY NEW DEVELOPMENT
BASED ON YEAR 2020 LAND USES
Daily Trip Estimated Daily
land Use Number of Units Rate per Unit Trips
Residential-Low Density
· Residential - High Density
Industrial**
Highway Commercial**
Sub Total additional
Assume 50 percent of the Highway Commercial Trips are Pass-By or
Dual Purpose Trip Types
Total additional
. Assumes _'Yo of new households low density & _'Yo of new households high density
.. Reflects current ratio of commercial to industrial acreage (i.e._'Yo commercial and _'Yo industrial)
The calculations for the new development assumptions indicate that an additional daily vehicle
trips could be generated by projected land uses within the City by the year 2022. These trips would be
spread out across the entire roadway system.
IV, Transportation Plan/Goals
The thoroughfare plan for the City in conjunction with the land use plan and other infrastructure plans,
provides a guideline for which growth can be accommodated in a reasonable fashion and existing issues
regarding transportation can be addressed. The Transportation Plan consists of a map indicating existing
and future roadways and a written discussion regarding transportation issues and goals.
·
City of St. Joseph Comprehensive Plan 2002 Chapter 6 Page 6
Transportation Plan Map
The functional classes utilized on the Transportation Plan Map are as follows: principal arterials, minor .
arterials, community collectors, neighborhood collectors and, local streets.
Roadway right-of-way and pavement widths will vary with the functional classifications and the volumes
on the facilities. Right-of-way ranges are as follows:
Functional Classification Right-of Way Range
Principal Arterial 100-300 feet
Minor Arterial 80-150 feet
Community Collector 60-100 feet
Neighborhood Collector 60-100 feet
Local 50- 80 feet
Map 6-1 illustrates the transportation system designations of streets and highways within and adjacent to
the city.
It is important to note the attached map is consistent with forecast residential and commercial/industrial
growth through the year 2022 (See Chapter 4). As growth occurs, adjustments in the Transportation Plan
Map should be made as appropriate.
Transportation Plan Discussion
Interstate 94 Corridor .
One of the principal arterials which provides primary regional access throughout central Minnesota is
Interstate 94. This arterial has long served as the access route to/from the metropolitan areas in
Minnesota (such as Minneapolis, S1. Paul and 81. Cloud) in addition to areas in western Minnesota and
North Dakota (Moorhead and Fargo). Additionally the roadway provides access to the City via the CSAH
2 interchange. The St. Cloud Regional MnDOT District estimates approximately 14,510 vehicles per day
utilize 1-94 in the vicinity of CSAH 2 daily. Interesting, traffic estimate jump to 26,363 trips per day at the
St. John's exit indicative of the amount of traffic utilizing C8AH 75. The speed limit on the 1-94 is 70 miles
per hour with access provided to the City via the one interchange.
At this time there are no plans for changes to the 1-94 corridor immediately adjacent to the City.
Future development may be expected adjacent to the 1-94 corridor especially upon the extension of
C8AH 3 to CSAH 2. It is recommended future land uses directly adjacent to C8AH 2 form an impressive
entry to the community along with being of a higher intensity. The implementation of uniform design
standards for the corridor will help ensure the quality of the access point to the community. Uses should
include a reserve strip for commercial uses directly adjacent to C8AH 2, especially between 1-94 and the
intersection with CSAH 3. The allowable commercial uses should be those that are dependent on
highway access and large traffic volumes. Tiered directly behind the reserve commercial land uses
should be very light industry with similar strict design standards and use requirements developed.
~ Implementation: EDA, Planning Commission, City Administrator and City Council.
.
City of St. Joseph Comprehensive Plan 2002 Chapter 6 Page 7
CSAH 75 and 2 Corridors
. The roadways that provide primary access to the City of St. Joseph are CSAH 75 and CSAH 2. CSAH 75
runs east-west through the St. Joseph area. CSAH 2 primarily follows a north-south course. Both minor
arterials serve as primary routes to move moderate and long distance travelers between communities.
CSAH 75 accommodates approximately 21,100 vehicle trips per day a 16.6% increase in the volume
afforded from the year 1995 to the year 1999. It is understood the CSAH 75 corridor is of primary
importance to the accessibility of businesses that have been and will continue to be developed along its
length. The roadway is also of primary importance to commuters traveling to employment destinations in
the St. Cloud Area. Direct access to CSAH 75 has been curtailed in recent years. Intersections are
controlled at College Ave (CSAH 2) and Avenue.
The City should protect the integrity of CSAH 75 as a mobility corridor. The City should examine the
possibility of establishing a continuous frontage road system both north and south of CSAH 75.
~ Implementation: City Engineer, Street Superintendent, Planning Commission, City
Administrator and City Council.
The intersection of Second Avenue NW and CSAH 75 has been identified as a point of traffic congestion,
especially during weekday a.m. commutes, by several survey participants. Second Ave NW is the
designated truck route, however, truck traffic often backs up near the intersection. A designated truck
route which bypasses CSAH 75 should be established in conjunction with the extension of CSAH 3/CSAH
2 and the construction of an East/West collector street in the southern portion of the City.
~ Implementation: City Engineer, St. Joseph Township, City Administrator and City Council.
Northland Drive and CSAH 75 was also identified by survey participants as a major point of traffic
. congestion. The City shall examine the benefits of creating a continuous frontage road system in the
area versus the installation of a controlled access if/when traffic counts warrant such installation.
~ Implementation: City Engineer, Street Superintendent, Planning Commission and City
Council.
The City shall aggressively enforce crosswalk and vehicle speed laws at the controlled intersection of
CSAH 75 and College Ave. North as it is the only established pedestrian crossing of the arterial. As
residential growth continues in the northern portion of the City, a dedicated overpass/underpass should
be considered to afford pedestrians safe access to the southern portion of the City.
~ Implementation: Police Department, City Engineer, Street Superintendent, Planning
Commission and City Council.
To promote the integrity of developments and retain existing property values in the CSAH 75 and CSAH 2
corridors the City should establish design requirements for commercial and industrial development.
~ Implementation: St. Joseph Economic Development Authority, Planning Commission, City
Administrator and City Council.
Economic development activity primarily industrial and highway business in nature is expected to
continue in both the CSAH 2 and CSAH 75 corridors. Such growth will place additional emphasis on the
need to provide adequate and effective access to/from both roadways. In the future, access
management issues may be minimized by limiting the number of new intersections in developing areas.
. The objective of access spacing is management and maintenance of mobility during peak traffic periods.
A balanced approach to access management is the key to providing mobility while not instituting barriers
City of SI. Joseph Comprehensive Plan 2002 Chapter 6 Page 8
that force internal traffic to travel greater distances than necessary in order to move from one part of the
city to another. .
~ Implementation: Stearns County, City Engineer, Street Superintendent, Planning
Commission and City Council.
Collector Streets
The location of community collector streets is a major determinant of what land use patterns will look like.
Future growth patterns shall correspond to existing community collector streets where possible. The
spacing of future community and neighborhood collector streets should balance a strong need for mobility
with a lesser need for land use access. Collector streets shall be designed to provide continuity and
prudent access to minor and principal arterials. Since the primary purpose of collector streets is to
provide large volumes of through traffic with a high level of mobility, continuity is critical. Intersections
should be controlled with cross street stop signs or traffic signals. Stop signs should not be used to stop
traffic on collector streets except for intersections with other collector or arterial streets. Each segment of
the collector street system should be designed to satisfactorily perform its specific role within the overall
transportation system.
The City should immediately establish a fund for environmental study and right-of-way acquisition for the
development of future collector corridors.
~ Implementation: City Administrator and City Council.
In the context of regional transportation planning and to most efficiently provide for the development of
future roadways, the City should develop an official future transportation map with collector streets, .
spacing guidelines (every ~ mile) and inclusion of the following:
1. With participation by the City and public entities determine the merit of extending CSAH 2/CSAH
3 south and east as a means of bypassing the Highway 75 corridor, reducing truck traffic within
the heart of the City and providing an easUwest collector street in the southern portion of the City.
2. A designated easterly North/South collector either or both CSAH 134 or 12'h Ave SE.
3. A determined location for a continuous northerly EasUWest collector.
4. A designated easterly North/South collector either or both CSAH 134 or 12'h Ave SE.
~ Implementation: Public, City Engineer, Stearns County, Planning Commission, City
Administrator and City Council.
The city should consider the adoption of access management plan guidelines for city collectors streets.
This would allow for determining the best location and number of access locations to allow on city
controlled roadways.
~ Implementation: City Engineer, Street Superintendent and City Council.
.
City of SI. Joseph Comprehensive Plan 2002 Chapter 6 Page 9
·
Local Streets
Local streets primarily function to serve residential neighborhoods and other areas of lesser daily traffic
volumes. The extension and/or spacing of future local streets should promote excellent access to lower
intensity land uses and discourage excessive vehicle speeds. Local streets should not be used for on-
site traffic circulation which should be accommodated off the right-of-way.
Local streets should be laid out to permit efficient plat layout while being compatible with the area's
topography, municipal utility plans and environmental constraints.
~ Implementation: City Engineer, Street Superintendent, Planning Commission and City
Council.
Future Roadways/Land Use
The various sized roadways form an interrelated network which can easily either benefit or detract from
the community. Therefore determining the size, location and timing of construction of roadways is an
essential function of the City. Land uses that generate heavy traffic loads require efficient access and
should be located near roadways designed to carry heavy volumes which are focused on providing
mobility rather than land access. Conversely, land uses which generate very little traffic and do not
benefit to through traffic (Le. residential uses) should be located away from the noise, pollution and bustle
of roadways designed to carry heavy traffic volumes.
· ~ Implementation: City Engineer, Planning Commission and City Council.
Roadway Infrastructure
The City's Capital Improvement Plan should contain elements for new construction and reconstruction of
the street system, with scheduled maintenance included in annual budgets. Street maintenance is a
regular component of any community's public works operation. Street maintenance should include
routine patching, crack filling, and storm sewer cleaning. The City should re-implement a schedule for
roadway maintenance and reconstruction (e.g. sealcoating every 4-5 years; complete reconstruction or
mill/overlay every 15-20 years).
~ Implementation: Street Superintendent, City Engineer and City Council.
In the future the City should continue to correlate future road constructionlreconstruction with all utility
service providers to ensure efficient repair/replacement and avoid duplicate costs.
~ Implementation: Utility providers, City Engineer, Street Superintendent and City Council.
·
City of 81. Joseph Comprehensive Plan 2002 Chapter 6 Page 1 D
Alternate Modes of Transportation .
To diminish congestion in the CSAH 75 area, the City should encourage alternate transportation methods
which are less dependent on motor vehicles. The City could promote and encourage walking and biking
as alternate transportation methods. The City should strive to maintain park and ride facilities near the 1-
94 interchange as a means of encouraging car-pooling and ride sharing. As the population ages and
diversifies, bus service will become an important amenity in the community and should be promoted.
Special attention should be given to improving pedestrian access, movement and crossings throughout
the CSAH 75 and CSAH 2 corridors to provide both convenience and safety.
~ Implementation: Stearns County, City Engineer, Planning Commission and City Council.
.
City of St. Joseph Comprehensive Plan 2002 Chapter 6 Page 11 .