Introduction to Inventory

Social Profile

Natural Environment

Land Use

Transportation

Community Facilities

List of Tables:

Population Growth

1990 Population According to Age Group

1990 Education Levels

Occupations

Land Use Table

Vacant Land Development Capacity

Age of Structures

Housing Mix

Owner Occupied Housing Values

Median Home Values


List of Maps:

MAPS ARE NOT YET AVAILABLE FOR THE WEBSITE

Development Constraints

Existing Land Use and Development Constraints

Existing Land Use

Existing Zoning

Functional Classification

Sewer Map

Marine on St Croix Village Page

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Land Use:
Marine on St Croix

Land Use

List of Tables

LAND USE

Residential

Single Family Residential is the largest land use category in Marine covering 849 acres, 37 percent of the total. Marine has rural and urban residential districts, and each of these districts is divided into a standard and a St. Croix district. The St. Croix districts occur between Highway #95 and the St. Croix River. Marine’s housing stock is in good condition and is predominantly low density. The Stugas Townhouse development, built in 1996-1997, provides 20 units of medium density housing on 12.4 acres of land in northern Marine.


Parks and Recreation

Parks and Recreation is the third largest land use category, after residential and vacant, covering 628 acres, 27 percent of the total. William O’Brien State Park makes up the majority of this total with approximately 584 acres. A small park area is located west of the Central Business District along Highway 95.


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Commercial

The commercial district is located at the historic core of Marine, around the intersection of Fourth Street and Maple Street, and at Marine’s Landing on the shore of the St. Croix River, north of the Central Business District. This land use covers approximately two acres, and contains no vacant land.


Light Industrial

Only one acre of land currently has a light industrial use. This parcel is located west of the railroad tracks and consists of four furnace oil storage tanks.


Public / Semi-Public

This land use covers 83 acres, 3.6 percent of the total. This category includes Christ Lutheran Church, Oakland Cemetery, Marine Elementary School, City Hall, the community drainfield, and a Kiwanis Club camp.


Preservation Area

The Mill Reservation preserves the site of the sawmill next to the St. Croix River at the center of Marine.



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LAND USE TABLE

LAND USE TABLE

Existing Land Use

Acres

Percent

of Total

Commercial

2

.1

Public/Semi-Public

83

3.6

Light Industry

1

.04

Multiple Family Residential

12

.5

Parks and Recreation

628

27.0

Preservation

7

.3

Single Family Residential

849

36.5

Vacant

748

32.1

TOTAL

2,330

100.0

SOURCE: Northwest Associated Consultants, Inc.


Note: Acreage does not include streams, rivers, roads, or public rights-of-way. Vacant land category includes Jackson Meadows PUD which is an approved plat that will consume 336 acres.


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Vacant Land


Marine has a total of 748 acres of vacant land. All of this land is located in Marine’s four residential zoning districts. These zoning districts are Single Family Rural, St. Croix Rural, Single Family Urban, and St. Croix Urban. Some of the vacant land is constrained by wet soils, steep slopes, shallow bedrock, and/or low percolation rates.


The following paragraphs contain a development capacity evaluation for Marine. The development capacity was determined for each zoning district in two ways to allow for variability caused by environmental development constraints. First, the development capacity was determined by applying each zoning districts’ density and minimum lot size standards to the gross acreage of vacant land minus land with wet soils in each district. Second, the development capacity was determined by applying each zoning district’s density and minimum lot size standards to the acreage of vacant land minus the land with development constraints in each district. Development constraints include wet soils, steep slopes, shallow bedrock, and low percolation rates.


The development capacity was determined as a range for two reasons. First, in the Single Family Rural District, at least 50 percent of the subdivided land must be preserved as open space and the houses are clustered. This provides the opportunity to build on the least constrained land and preserve the rest as open space. Second, in the urban districts, lots that are constrained so that it is not possible to locate a septic tank and drainfield on the lot may have the potential of connecting to the community sewer system. In locations where sewer hook-up is possible, development potential may exist.


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VACANT LAND DEVELOPMENT CAPACITY

VACANT LAND DEVELOPMENT CAPACITY

 

Gross Acreage

Acres Excluding Wet Soils

Acres Excluding Development Constraints 1

Density

Addl Housing Units 2

Single Family Rural

6363

532

408

1 lot per 5 acres

106-82

Single Family Urban

32

17

7

30,000 sf min lot size

25-10

St. Croix Rural

29

9

0

2.5 acre min lot size

3-0

St. Croix Urban

51

10

0

1 acre min lot size

10-0

TOTAL

748

568

415

 

144-924

SOURCE: Northwest Associated Consultants, Inc.


1 Development constraints include wet soils, steep slopes, shallow bedrock, and slow percolation rates.


2 Based on acres minus only wet soils and acres excluding all development constraints with maximum density allowed.


3 Of this total, 336 acres are currently under development with 67 new houses in the Jackson Meadows subdivision.


4 Vacant land supply includes parcels with land ties that are too small to be developed. Therefore, the development potential numbers are high end numbers.



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Single Family Rural

Marine has 636 acres of vacant land in the Single Family Rural Zoning District. This district has a maximum lot density of one lot per five acres based on the total gross acreage of the property. All development in this district is required to be clustered, and at least 50 percent of the subdivided land must be dedicated to permanent open space.


Depending on the range of environmental constraints used to determine vacant acreage, up to 82 to 106 houses could be added to this district. Most of the vacant land is located in western Marine. Jackson Meadows, a planned unit development that was approved in 1998, will be located west of the railroad tracks and will consist of 64 clustered houses and three peripheral lots on 336 acres of land.


Currently, some other developable parcels do not have access from streets. Some lots are constrained by steep slopes, wet soils, shallow bedrock, and low percolation rates. Most of the constrained lots have enough buildable land to allow clustered development.


Single Family Urban

Marine has 32 acres of vacant land in the Single Family Urban Zoning District. This district is located on the west side of Highway 95 and has a minimum lot size requirement of 30,000 square feet. Depending on the range of environmental constraints used to determine vacant acreage, up to 10 to 25 houses could be added to this district. The urban zoning districts contain a substantial number of lots with land ties to parcels too small to develop, therefore, the amount of development potential this district has may be less than what has been calculated.


The vacant parcels without environmental constraints are located in the northwestern part of the platted area of Marine. Development in this area may require the extension of Chestnut and/or Sixth Street. Other lots that have environmental constraints may be able to be developed by extending the community sewer system to these lots.


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St. Croix Rural

The St. Croix Rural Zoning District is located in the northern and southern parts of Marine, east of Highway 95, and has a minimum lot size requirement of 2.5 acres. Marine has 29 acres of vacant land in this district. Depending on the range of environmental constraints used to determine vacant acreage, up to zero to three houses could be added to this district. Lots are constrained by wet soils, steep slopes, shallow bedrock, and/or low percolation rates. Some of the lots with environmental constraints may be able to be developed by extending the community sewer system to these lots.


St. Croix Urban

The St. Croix Urban Zoning District is located north and south of the Central Business District and east of Highway 95. Marine has 51 acres of vacant land in this district. The minimum lot size requirement is one acre. Depending on the range of environmental constraints used to determine vacant acreage, up to zero to 10 houses could be added to this district. This is a high end number because small parcels with land ties are included. Lots are constrained by wet soils, steep slopes, shallow bedrock, and/or low percolation rates. Some of the lots with environmental constraints may be able to be developed by extending the community sewer system to these lots.


Future Development

Based on the preceding analysis, Marine could add up to 92 to 144 houses before Marine would be fully developed. Sixty-seven of these houses are currently being developed in the Jackson Meadows development in western Marine. With the completion of Jackson Meadows, the remaining forecast will be up to 25 to 77 houses. Some development of vacant land in Marine would require extending roads and considering the extension of the community sewer system.



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HOUSING


Housing Units


The 1990 U.S. Census found there to be 283 housing units in the city. City records show an additional 29 building permits for new homes were approved between 1990 and 1997. During this time, six homes were demolished with four of these being rebuilt. Based on these data, there are approximately 306 housing units in the City.



Housing Stock Age


The following table shows that over half the structures in the City were built before 1950. The table includes the six structures that were demolished since 1990 because the age of these structures was not identified. Many of the older structures are located in the older, more urbanized part of the City adjacent to the St. Croix River. New housing has been built primarily in the northern and southern portions of the City.


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AGE OF STRUCTURES

AGE OF STRUCTURES

Total Housing Units

Year Built

Number

Percent

1995 - 1997

2

7.1

1990 - 1994

7

2.2

1980 - 1989

16

5.1

1970 - 1979

42

13.5

1960 - 1969

20

6.4

1950 - 1959

38

12.2

1940 - 1949

20

6.4

1939 or Earlier

147

47.1

TOTAL

312

100.0

Source: U.S. Census 1990, Marine on St. Croix

Building Permit Data


Note: Six of the houses included in this table have been demolished and 13 are seasonal homes. In 1998, 280 homes in the City were billed for garbage collection.



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Housing Mix


In 1996-1997, the Stugas Townhouse development was built, creating medium density housing.


HOUSING MIX

HOUSING MIX

 

1990

1997

Single Family

100.0%

94.2%

Multiple Family

0%

5.8%

Source: Metropolitan Council, Marine Building Permit Date

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Housing Value


Marine contains houses with a wide range of values with 43.6 percent of the housing valued below $100,000 and 29.7 percent valued over $150,000.


OWNER OCCUPIED HOUSING VALUES

OWNER OCCUPIED HOUSING VALUES

 

1990

Percent

1997 Est.

Percent

Less than $50,000

5

3.0

0

0

$50,000 to $99,999

67

40.6

39

15.9

$100,000 to $149,000

44

26.7

75

30.7

$150,000 to $199,999

21

12.7

42

17.2

$200,000 or higher

28

17.0

88

36.1

TOTAL

165

100.0

244

100.0

Source: Metropolitan Council Data Center/Washington County Assessor






The following table shows a 32 percent rate of growth in the median value of a home in Marine from 1990 to 1997. Without significant new growth, this is a reflection of appreciation of existing housing stock.


MEDIAN HOME VALUE

MEDIAN HOME VALUE

1990

$108,100

1996

$132,000

1997

$142,700

Source: Washington County

Assessor’s Office


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Marine on St Croix

Participate in the Envisioning Process by
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Marine on St Croix Planning Commission
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Fall, 1998

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