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Home My WebLink About2002 [08] Aug 05 · ity of St. Joseph 25 College Avenue NW P.O. Box 668, St. Joseph, MN 56374 (320) 363-7201 Fax: 363-0342 St. Joseph Planning Commission CLERK! August 5, 2002 ADMINISTRATOR 7:00 p.m. Judy Weyrens MAYOR Larry 1. Hosch COUNCILORS 1. Call to Order Bob Loso Cory Ehlert 2. Approve Agenda Kyle Schneider Alan Rassier 3. Approve Minutes 4. 7:05 p.m. Public Hearing - Charles Ward Rezoning of-property from Rl, single family to Bl, general business. Property south of Minnesota Street between Chapel Lane and 3rd Avenue SW. · 5. 7 :20 p.m. Anny Reserve - Site Plan Review Maintenance Facility - 88th Avenue 6. 7:40 p.m. Richard Gallus - 201 Pond View Lane Discussion on right of way encroachment 7. Development Updates a. Ordinance Revisions b. Special Use Request Hearing - S1. Joseph Newsleader 8. Comprehensive Plan Discussion - Land Use Element 9. Adjourn · Draft Page 1 of 2 · Pursuant to due call and notice therof, the Planning Commission for the City of St. Joseph met in regular session on Monday, July 1, 2002 at 7:05 p.m. in the St. Joseph City Hall. Members Present: Chair Gary Utsch. Commissioners Marge Lesnick, S. Kathleen Kalinowski. Council Liaison AI Rassier. Administrator / Clerk Judy Weyrens. Absent: Kurt Schneider, Jim Graeve, Mike Deutz. Others Present: Joanne Foust and Cynthia Smith-Strack, Charles Ward, Ellen Konsor Approve AQenda: Rassier made a motion to approve the agenda with the following addition: 7 Charles Ward, Zoning Classification 202 W. Minnesota Street The motion was seconded by Lesnick and passed unanimously by those present. Approve Minutes: Kalinowski made a motion to approve the minutes of March 4, 2002 as presented; seconded by Rassier and passed unanimously by those present. Lesnick made a motion to approve the minutes of April 1, 2002 as presented; seconded by Rassier and passed unanimously by those present. Kalinowski made a motion to approve the minutes of June 3, 2002 as presented; seconded by Lesnick and passed unanimously by those present. Charles Ward, ZoninQ Classification 202 W. Minnesota Street: Weyrens reported that she has received several inquires regarding future uses for the property located at 202 W. Minnesota St. The property is currently zoned R1, single family and as such cannot be rented unless it is owner occupied. Most · inquiries are requesting a general business use with the upper level being rental. Weyrens stated that if the property is re-zoned, it would be prudent to re-zone all the property south of Minnesota St. between Chapel Lane and 3rd Avenue SW. - - Utsch stated that approximately one year ago the Planning Commission initiated action to re-zone the same area mentioned above as R2. The suggested zoning charge was met with opposition and the zoning classification remained R1. Rassier stated that it is his opinion that the property between Chapel Lane and 3rd Avenue SW should have been rezoned and supports conducting a public hearing for re-zoning the property to B1, General Business. Commission members discussed actions of the past and whether or not all the property south of Minnesota Street between College Avenue and 3rd Avenue SW should be re-zoned to general business. Utsch stated it was his understanding that the property owned by the St. Joseph Parish will eventually be re-zoned Educational and Ecclesiastical. Utsch made a motion to initiate a re-zoning petition for all property between Chapel Lane and 3rd Avenue SW south of Minnesota St. The purpose of the hearing will to be consider rezoning said property from current R1, Single Family to B1, General Business and will be conducted on August 3, 2002. The motion was seconded by Rassier and passed unanimously by those present. Vic West . Lot Split Request: Weyrens presented the Planning Commission with a request to split Lot 1 Block 2 Buettner Business Park into two parcels. The lot split is being requested by Vic West to allow for the construction of a 67,000 square foot manufacturing facility. The parcel contains 17.343 acres and Vic West only requires 8.00 acres. · Draft Page 2 of 2 Rassier made a motion to adopt resolution PC2002-02, Resolution recommending approval of the · re·subdivision of Lot 1 Block 2 Buettner Business Park. The motion was seconded by Lesnick and passed unanimously. Resolution PC2002-02: RESOLUTION RECOMMEDNING 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, IT BE RESOLVED BY THE ST. JOSEPH 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. Comprehensive Plan - Land Use Element: The Planning Commission continued discussion of future land use for the following areas: ~ 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. ~ District Six: Located in the north central portion of the City of St. Joseph. ~ District Seven: Located in the south-central portion of the southeast quadrant of the City. ~ District Eight: Occupies the south central portion of the City of St. Joseph. ~ District Nine: Occupies the central part of the eastern portion of the City of St. Joseph. The Planning Commission agreed to continue discussions on the remaining planning districts on August 5, 2002 and August 6, 2002. Adjourn: The meeting was adjourned by consensus at 9:10 p.m. Judy Weyrens Administrator / Clerk · . ity of St. Joseph 25 College Avenue NW P.O. Box 668, St. Joseph, MN 56374 (320) 363-7201 Fax: 363-0342 City of St. Joseph CLERK! Public Hearing ADMINISTRATOR Judy Weyrens MAYOR The Planning Commission for the City of St. Joseph shall conduct a public hearing on Larry J. Hosch Monday, August 5, 2002 at 7:05 p.m. in the St. Joseph City Hall, 25 College Avenue COUNCILORS North. The purpose of the hearing is to consider re-zoning property abutting Minnesota Street West on the south side of Minnesota Street between Chapel Lane and 3rd Avenue Bob Loso NW. The property is currently zoned R-1, Single Family and the request is to re-zone the Cory Ehlert property B-1 General Business. Kyle Schneider Alan Rassier The request for rezoning has been submitted by Charles Ward; PO Box 1496; St. Cloud MN 56302-1496. JudyWeyrens Administrator/Clerk . Note: State Law requires mailed notices to property owners within 350 feet of a variance, rezoning or special use request. . \ \ ~~ \ \ w~ ..... \ ..... ~ ~" \0 . --~-+------ .......... I ..... ..... ..... ..... w ~ W ~ST.E. ~ ~ i 0 § FIR - -- - ~--- CS#i 75 Eo - ,.. 1 \ -, ~ \1 ~ ; '- w.. I.û ~ I.û ~ ::x: l- x iñ E - . City of St. Joseph Special Re uest A lication Request is hereby made for: B' Rezoning ($250) ff". Special Use ($150) D Variance ($150) ./ A Certificate of Survey must accompany this application showing property lines, proposed locations / size of building, and existing buildings including abutting property owners buildings if nearby. See attached example. LEGAL DESCRIPTION: Lot (p Block ?. Plat Name í bW.AJ'S I T-e. of Sf !D'iep!-l Attach Meets and Bounds Description: Yes 0 No [])-- ~O~ W. tE T, . ST~ :f^o5f?PI-I / Street Address: M I NII,¿SlJî4-· . PRESENT ZONING: R1 I2r R2 0 R3D R-MH D B1 D B2D Industrial I D 11 ~ ~, ~ Please provide any additional information that would be helpful for the Planning Commission when reviewing this request: ~/~ (,~~ ~ç ~~~ ~ !}J/9J ~:J( " -I /?'/ Shr ~ ~~J ~ f]ðzJ~ . ~~ £/ ~~~.< / I, e~~ !£~ Ä/~ "R , agree to pay the required fee for this application and understand that should this request be refused, the fee will not be returned. I also understand that auld this request jed, application for a building permit will be made in accordance with the Ordi . ß e ectlnr~me. Date: 7 - øl1-- --1-0 ð"'1--- Owner Signature: - ~.v Owner's Name: {]4-4-Þ ~J Approved 0 Denied 0 by the Planning Commission on Approved 0 Denied 0 by the City Council on Zoning Administrator · To: Planning Committee From: Rich & La V onne Gallus Subject: Addition of Third Stall to House Weare requesting a variance for a third stall garage, please review attachment. Located @ 201 Pond View Ln. St Joseph MN ( Lot 4,Blk 6), This is the Southwest comer of Baker and Pond View Ln E. Weare asking for a variance, the frnished garage would not fit with the established 30' set backs required by the City of St Joseph, The finished stall would be 26' ITom the property line and 30' from the North curb and gutter, In planning the addition the garage would not interfere with visibility for East to West nor would it impede on the visibility of immediate neighbors. As additional footage to the house, the third stall would also be visually . appealing when considering an alternate storage unit in the back yard. · · , ,J I I :--- I /(;;>3' ---- ¡. DON d. GIRTZ I CONSTRUCTION ! LIC.1OOO1932 I i P.O. BOX 307 I SAUl( RAPIDS, MN 56379 i I . 251-9416 I Lb+ 4 I 51 k b . E,.NÅ \1'; ~ ~ R~ J1e. -J S-te'~.rt\.~ C~+~ ~- I sc:.~~ ( It 1b. =1 ft I f .-- tJJ ...0 - 3g' \ ¡ H..C~ g....~~ ~ . .J3Q' t>' -----~. i Ub' (..~' - -.-- iiJI- - -. ¡ - IL--.... I d..~ '" I :"'__.."J ~~~~ -3 g' I -- _ _ J d-"l' I . I ¡::....-I-" r ~ , A I "ZlI1 \ 3 C'~\\ ¡-.- I , 1 , -, - - - --1 \ )..~' , , - -- "\ _--_.. _ _ _ .f. ....L.. _ , , ... '\ , \ ) I \ \ I I , J I , l t::> 3 (. 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 17th 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 ofCSAH 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 1 ih 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 sl 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. Existinq 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, PJanning 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 spacelWetlands/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/ind ustrial 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 SI. Joseph Comprehensive Plan, 2002 Chapter 4 Page 28 . :Þ 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. :Þ 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. :Þ 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. :Þ 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. :Þ 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 andtrail amenities should be emphasized. :Þ 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. :Þ 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. '. :Þ 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 St. 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 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 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 St. 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}, i. 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. )ò> 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 spaceM'etlands 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 1ih 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. . 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 Administrator. 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, St. 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. · City of St. Joseph Comprehensive Plan, 2002 Chapter 4 Page 37 13. TheCity 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. lritroduction 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 agssof 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 a 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 Sf. Joseph Study Area Household Income Distribution 2000 0/0 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, townhomes, 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 commu nities. 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 Occasional . Total Owner Renter Total . Use No. % No. % No. % No. % No. % No. % No. SI. Cloud 21,946 100.0 21,000 95.7 11 ,985 57.1 9,018 42.9 947 4.3 44 4.7 ~01 . SI. Joseph· 2,239 100.0 2,133 95.3 1,764 82.7 369 17.3 104 4.6 70 66.7 35 ¡Sartell 2,783 100.0 2,721 97.8 2,048 75.3 672 24.7 61 2.2 8 13.3 52 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 S!. 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 "no 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 vacan!." "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 ~ Senior Apartments -º- Multiple-Family Rental ~ CondominiumlTownhome -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 St. 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 rates 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 S1. 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 !Arlington Place ELD 1998 20 20 600 $2,200 0 St. Joseph Apts. ELD X 1988 16 15 1 $275 $315 0 Icloverdale 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 ¡Ishire Apts. GO 1970 31 5 25 1 $380 $418 $450 ampus Park TH ST 1994 15 15 $1,200 N1 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. Housim;!: 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 l~Bedroom $421-$537 occupancy 52 3-Bedroom $629-$745 24 4· Bedroom $802-$831 Congregate 13 nJa nJa 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 nla - 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 , 1 00 $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 Wair Market Rent by Bedroom $421 $498 $629 $802 $421 - $802 Size - lncome 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 S1. 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. . TABLE 9-3b St. Joseph General Occupancy Moderate Income Housing Demand One Two Three Four Bedroom Bedroom Bedroom Bedroom Total 60% of county median income rent $537 $645 $745 $831 $537 - $831 . 60% of county median income $21,480 $25,800 $29,800 $33,240 $21,480 - $33,240 80% of county median income rent $716 $860 $994 $1,108 $716 - $1,108 80% 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 Times 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 . 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 Proj ected 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 81. 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 St. 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 1 18 $950 $38,000 360 461 101 17 1 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 hoùsing. 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. Josèph 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 S1. 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 S1. 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 S1. 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 homebuyers 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: S1. Joseph City Council and local financial institutions (e.g. Minnesota City Participation Program). . City of St. Joseph Comprehensive Plan, 2002 Chapter 5, Page 12 . 9. It is noted new single-family construçtion 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 afford ability 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 St. 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 "U. 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 r¡:mters. 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 attjc 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 St. Joseph Comprehensi\le Plan, 2002 Chapter 5, Page 16 TRANSPORTATION . 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 unde!:Stand 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, 12th 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 traffic 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 h,as 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 .~ 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 St. 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 ,1 00 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 th 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 ora 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. sealcoating 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 st. 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 Com~ercial** Sub Total additional Assume 50 percent of the High.way Commercial Trips are Pass-By or Dual Purpose Trip Types Total additional . Assumes _ % of new households low density & _ % of new households high density .. Reflects current ratio of commercial to industrial acreage (i.e._% commercial and _% industri,al) 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 Chapte r 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 commerciallindustrial 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, St. Paul and St. Cloud) in addition to areas in western Minnesota arìd 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 CSAH 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 CSAH 3 to CSAH 2. It is recommended future land uses directly adjacent to CSAH 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 CSAH 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 SI. 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. )1- 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 EasUWest 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 St. 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 Yz 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 trück 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 12th 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 12th 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 St. 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 Roadwavs/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. Roadwav 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 construction/reconstruction 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 SI. Joseph Comprehensive Plan 2002 Chapter 6 Page 10 AJternate 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. 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