HomeMy WebLinkAbout[08a] Stearns County Proposed Ordinance
Council Agenda Item 8a
MEETING DATE: November 6, 2017
AGENDA ITEM: Stearns County Land Use Ordinance
SUBMITTED BY: Administration
PREVIOUS COUNCIL ACTION: None
BACKGROUND INFORMATION: The City was made aware of a proposed Stearns County Land
Amendment whereby limited manufacturing would be a use in agricultural zoning districts through the
issuance of a conditional use permit (CUP). This amendment is concerning as cities invest a considerable
amount of resources in creating industrial areas by extending infrastructure and developing in rural areas
is less costly making it more attractive to some businesses. Within the County Comprehensive Plan it
identifies that the focus of development should be in the cities and not between them; thereby preserving
the rural character. The proposed amendment appears to raise conflicts and create inconsistencies with
their Comprehensive Plan.
This matter has evolved as the County received a request to develop an industrial use in St. Joseph
Township adjacent to CR 6. The Planning Commission considered an application to rezone a tract of land
from Agricultural to Commercial. The request was denied and in its place Stearns County is considering
an amendment to the Agricultural Zoning District that would allow limited industrial uses.
A question can be raised as to whether or not the CUP is in fact a rezoning of property, one that has
already been denied by the Stearns County Planning Commission. Since CUP’s stay with the property
they are not temporary and cannot be sunsetted or issued to a specific business. The same reasons that the
County denied the rezoning can apply to the proposed amendment, it is not consistent with their plan, and
the Comprehensive Plan guides the development. It would seem reasonable that they would have to
pursue a Comprehensive Plan Amendment if they intend to adopt the proposed amendment.
Additionally, Stearns County was a part of the development (St. Cloud Joint Planning District Board &
St. Cloud Joint Planning District Sustainability Committee) of the St. Cloud Area Joint Planning District
Sustainability Framework Plan. The document highlights the strong expectation that the Sustainability
Plan will be a living planning document that guides future action.
The Sustainability Plan addresses best practice area (BPAs) and addresses land use and more:
BPA #4 – Sustainable Land Use Policies Identify best practices in developing land use policies that
provide incentives to reduce sprawl, preserve open space, expand and enhance green corridors as new
development and redevelopment occurs and that create a walkable community
It can be argued that land use is one of the most important areas in sustainability. Preserving areas for
agriculture, wildlife, and natural recreation areas should be considered, along with thought given to
transportation, water resources, quality of life, and more.
Throughout Stearns County’s Comprehensive Plan they mention the importance of agriculture and
protection of agriculture. Within the Economic Development Plan section of the Stearns County
Comprehensive Plan it states that the County plays a role in ensuring that local economic development is
not at cross purposes with County Land use goals, infrastructure plans, and with economic needs of non-
incorporated areas. Here are just some of the Goals where limited manufacturing would be in conflict
with.
Stearns County Comp Plan ED Goals,
Goal 1. Maintain and strengthen economic diversity.
Objective 1. Promote and retain agriculture in areas with highly valued agricultural land or economically
viable animal agriculture operations.
Objective 2. Encourage industrial development within existing communities, including redevelopment of
existing sites and filling of industrial and business parks.
Goal 5. Create a range of economic development programs and tools that move the County toward its
goals.
Objective 1. Encourage efficient expansion of public infrastructure by municipal governments to keep
debt payments, maintenance costs and tax burdens low.
Objective 2. Use creative and selective tax abatement agreements to encourage expansion in appropriate
locations and to encourage linking of economic investment to the county labor force. Objective 3.
Continue to create cooperative efforts for economic development among Stearns County municipalities
and multi-city promotions to maximize the synergy of each community’s economic assets.
ATTACHMENTS: Stearns County Hearing Notice
Proposed Ordinance Amendment and Staff Report
Extract of Stearns County Planning Commission Minutes
REQUESTED COUNCIL ACTION: Provide direction to staff