HomeMy WebLinkAbout[09] Annexation - OAA
Council Agenda Item 9
MEETING DATE: April 16, 2018
AGENDA ITEM: Annexation – OAA
SUBMITTED BY: Administration/Police/Public Works
BOARD/COMMISSION/COMMITTEE RECOMMENDATION:
PREVIOUS COUNCIL ACTION: In 2017 the City Council approved notifying St. Joseph Township that
effective April 1, 2018 the City would be exercising their rights and annexing all property included in the
OAA. The Council further established two dates for public information meetings and St. Joseph
Township was notified in December 2017 of the intent of the City.
January 17 the City Council met jointly with St. Joseph Township at which time the Township requested
the City re-consider the annexation and establish a subcommittee to review alternatives. The City
Council appointed Bob Loso, Dale Wick, Susan Kadlec and Judy Weyrens to represent the City to
continue to meet with the Township. The Township appointed Mark Thompson, Doug Fredrickson, Mike
Courri and Ann Reischl to the subcommittee. (For the remainder of this document the committee will be referred to
as the OAA Committee.)
BACKGROUND INFORMATION: The following is a summary of the OAA Committee meetings:
January 24, 2018 The OAA Committee discussed each jurisdiction’s position on the
annexation with the Township indicating that they would oppose
annexation of the entire OAA and requested the City reconsider if a
smaller section of the Township could be annexed. Discussion including
re-writing the OAA and limiting development in the Township requiring
annexation if development was desired; establishing zones within
districts providing for orderly annexation; creating different zones;
creating a new set of Ordinances regulating the OAA; building permit
process; planning process; update on execution of MOU.
February 20, 2018 Township Committee presented a proposal to annex limited parcels and
to re-write the OAA as discussed at the previous meeting. The OAA
Committee continued to discuss the planning and building permit
process and the differences between the City and Township. It was
acknowledged that both the City and Township enforce the MN State
Building Code with varying fees. The Township presented concerns with
taxation of the annexed parcels, the loss of tax base and viability of the
remaining Township. City members requested that moving forward the
City assume all responsibility for issuing building permits and functions
as the zoning administrator for both the entities. City members also
requested copies of any permits issued as required by the MOU and an
update on the execution of the MOU.
March 2, 2018 City representatives presented a revised map illustrating a reduced area
for annexation and discussed establishing a rural tax rate and tiered tax
rates as it relates to developed and undeveloped property. Discussion
centered on definitions of developed and undeveloped, what
“improvement” means as it relates to the rural tax rate, assessments
and the building inspection service. The City agreed to re-work the
proposal and include some of the detail.
March 21, 2018 The City representatives presented a proposed revised annexation map;
draft Rural Residential Zoning Ordinance; tax proposal including taxing
undeveloped property at a rural tax rate with the exception of the
commercial/industrial platted areas. MN Statute requires
commercial/industrial property to be taxed at the City rate; however, it
can be tiered in over a six year period. The OAA Committee was also
provided information illustrating the tax impact of tiering rates.
After meeting separately, Township representatives came back with a
counter proposal agreeing to take the proposal back to the full
Township Board. They indicated that they could support the proposal
presented by the City with minor modifications to include a two year
window to annex the Industrial Park. The un-annexed property in the
OAA area would be subject to annexation upon petition of the property
owners when utilities abut the property. Petition by the property
owner to rezone would also trigger annexation.
The Committee discussed the timing of the annexation and developed
the following:
April 9, 2018 Township OAA Committee presents the
proposal to the full Township Board looking for approval. The Township
would schedule two public input meetings to inform the residents of the
annexation.
April 16, 2018 City Committee will present the proposal to the
City Council looking for approval.
July 1, 2018 Annexation submitted to MN Boundary
Adjustments for approval.
The Township met on April 9, 2018 in closed session to discuss the proposal and the City was notified
that the Town Board had generally approved the framework proposed by the subcommittee to resolve
the disagreement under the OAA.
BUDGET/FISCAL IMPACT: City staff, to include the Police Chief, Finance Director, Community
Development Director, Public Works Director and City Engineer reviewed the OAA to determine the
additional costs or service requirements.
Police Services: The Police Chief reviewed Police reports from the Stearns County Sheriff’s
Office as it relates to the OAA. In 2016 Stearns County responded to 1200 calls in the OAA of which 800
were traffic stops. The remaining 400 calls of service included: crashes, stolen vehicles, domestics,
agency assists, alarms and burglary. The Police Chief has indicated that the additional call load can be
absorbed by the existing staff and the lease of the vehicles could be extended to account for the
additional miles.
Public Works: The Public Works Director has reviewed the OAA to consider future impacts. The
streets vary in condition and the City is proposing to keep the roads as minimum maintenance roads as
they are currently managed. The following is a brief summary of additional costs for the OAA:
Routine Maintenance – pothole maintenance and blow patching - $ 5,500
Animal Control and Storm related work - $ 2,000
Snow Removal – The City can either look at outsourcing or adding to the existing service.
Astech has provided an estimate whereby each 2” snow fall would be $ 555 and salt/sand
would be additional.
Ditch Mowing – the Township currently outsources the service and ditches are cut twice per
year. In talking to the vendor, he can provide the service for $ 1,000 annually.
Water and Sewer – The City is not proposing to extend water and sewer to the OAA;
however, the City is working on extending services to a City industrial park which would
then make services available to the Township Industrial Park. It would not be the intent of
the City to require properties to connect at this time. The City has prepared a water and
sewer study to illustrate the infrastructure plan for the entire OAA.
Refuse – The City is not proposing to require properties to use the City refuse service and
composting is already available to them.
Street Lighting – the City is not proposing to add street lighting
Street Sweeping – The City does plan on providing regular street sweeping, it would only be
if a situation arises – this is the same as it is today.
Storm Water / Wetland Maintenance – the City will be able absorb the additional reporting
requirements with the existing staff.
Fire: The OAA is currently served by the St. Joseph Fire Department so the level of service
would not change; however, the City would pay proportionately more in the Fire Fund. The Fire
Department is currently managed with a Fire Board who will have to review the service going forward.
Administration: Administration staff reviewed the various services provided with the following
summary:
Building Inspection Services – The City currently contracts this service with Inspectron and
the owner has indicated that they can absorb the additional permits and if the workload
increases any additional compensation would be covered through the additional revenue.
The City and Township both enforce the MN State Building Codes so property owners will
not see a difference in regulations. The fees are similar with the exception of the Plan
Review Fee for residential (City is lower) and the mechanical / plumbing (City is lower).
Planning Services – The City currently serves as the Zoning Administrator so that would not
change.
Land Use Code – The City will adopt a Rural Residential Zoning District and all property
zoned UE in the OAA will be annexed as Rural Residential. This zoning district will relieve
property owners of some of the Ordinances such as licensing dogs, rental provisions,
burning, and stock piling (see following Ordinance). The Ordinances identified are the same
that were raised by residents at the public input sessions.
Based on the existing OAA, the City has agreed to leave undeveloped property at a rural tax
rate and commercial and industrial property will be brought to the City tax rate over a six
year period as required by MN Statute. The City defines undeveloped property as those
properties where water and sewer are not available.
Based on information obtained for the State Auditor’s Office, in addition to tax levy the
Township receives the following additional revenues: Cable Franchise, Gravel Tax and Solar
Energy Production. Once annexed those revenues along with the Electric/Gas Franchise
Fee, building permits, LGA, Ag MV Credit, MSA Population and Local option sales tax would
be forwarded to the City. It is anticipated that the City will receive annually an additional $
50,000 in fees, taxes, permits and state aids.
The following table is the summary of actual taxes for the OAA and the City and Township
sharing. In an effort to help the Township plan, the City representatives of the OAA agreed
to bring back to the Council an increased sharing for the first two years and added a sixth
year. The tax sharing in the OAA is for five years and is 60, 50, 40, 30, 20.
ATTACHMENTS: Maps illustrating different proposals for annexation
DRAFT Rural Residential Zoning District
REQUESTED COUNCIL ACTION: The subcommittee seeks direction on the framework being proposed.
It is anticipated that legal counsel for the City and the Township will meet to put together a formal
agreement to amend the OAA Agreement.
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Document Path: \\\\sehsc\\Projects\\PT\\S\\STJOE\\common\\GIS\\Annexation\\OAA_24x36_20180327.mxd
ORDINANCE 502 – ZONING ORDINANCE
Section 502.27: RURAL RESIDENTIAL DISTRICT
Subd. 1: Intent. To establish and preserve areas within the City for the continuation of
agricultural operations; to provide for very low density residential development for those persons
desiring a rural life-style, to preserve and protect areas where soil conditions, bedrock
conditions, steep slopes, significant vegetation, wetlands or other unique natural features which,
are best suited for open space and limited development and are necessary to maintain the
character of the area or the community and which would be irreparably harmed by denser
development and to allow for use of areas not suitable for urban development, to prevent rapid
urbanization and provide economy in public expenditures and to govern and implement the long
range urban service plan of the City as identified in the Comprehensive Plan.
Subd. 2: Purpose. The Rural Residential district is included in the zoning provisions to
achieve the following purposes:
a) Minimize land use conflict between agricultural and other land uses.
1. Maintain suitable boundaries for urban, rural residential and agricultural areas.
2. Prevent premature urban development in rural areas which eventually may be
appropriate for urban uses, until the installation of streets, utilities, and until the
demand exists for such development.
b) Manage the impacts of growth and development on the City’s rural character.
1. Discourage incompatible land uses through effective land use controls.
2. Identify appropriate areas for commercial, industrial and non-farm rural
residential developments.
3. Coordinate infrastructure expansion with development; and encourage
development where the infrastructure is adequate to serve that growth.
Subd. 3: Definitions. The following words and terms, in addition to the words and terms
identified in Section 502.04 in this Ordinance, shall have the following meanings, unless the
context clearly indicates otherwise:
a) Agricultural Building:
b) Agricultural Operation:
c) Animal Feedlot:
d) Animal Unit or A.U.:
e) Home Extended Business: An occupation or profession engaged in by the occupant of
a dwelling unit within said unit or accessory structure which involves the storage of a
502.26-1
ORDINANCE 502 – ZONING ORDINANCE
limited amount of vehicles and equipment; repair; service or assembly requiring
equipment other than customarily found in a home; or the storage of stock in trade
incidental to the performance of a service. A home extended business shall be clearly
incidental and secondary to the residential use of the premises, and shall only include
the sale of merchandise incidental to the home extended business.
f) Hobby Farm: An area on which crops are grown and or livestock (excluding fur-
bearing livestock) are raised.
g) Residential Subdivision: A described tract of land which has been divided into single
st
family residential lots establishing a residential neighborhood. Areas include 1
Avenue NE at First Street East to CO RD 2, CO RD 2 at First Street East to Jasmine
Lane, Forest Manor Addition, River Ridge Estates, and Sunset Ridge.
Subd. 4: Permitted Uses.
a) Agricultural Operation
b) Single family detached dwelling unit
c) Hobby Farms
d) Roadside stand for the sale of agricultural products produced on the premises
(providing that such stands conform to the requirements of this Title relative to
construction, setback and use).
e) Public parks, recreational areas, environmental study areas and game refuges.
f) Forestry, nurseries, green houses and tree farms excluding retail sales.
g) Residential care facilities serving 12 or fewer residents
h) Residences for principal farm operators
Subd. 5: Conditional Uses. The following uses require a Conditional Use Permit as
regulated in this Ordinance.
a) Antennas - TV/Radio Receiving, Short Waive/Private Transmitting.
b) Essential Services, Transmission Services and Utility Substations
c) Animal Feedlot expansions
c) Bed and Breakfast Inns
502.26-2
ORDINANCE 502 – ZONING ORDINANCE
d) Government administrative and service buildings
e) Home extended businesses
f) Commercial outdoor recreation facilities, including golf courses, club houses,
swimming pools and similar uses.
g) Kennels – private
h) Solar Systems
i) Structures related to public airports
j) Cemeteries
k) Facilities for retail or wholesale trade connected with nursery or tree farms
l) Places of Worship
m) Public and private schools
n) Uses the City Council determines to be of similar nature to the listed conditional
uses above and found not to be detrimental to the City’s general health and
welfare.
Subd. 6: Interim Uses. The following uses require an Interim Use Permit as regulated in
this ordinance as:
a) Mining, and extraction of minerals and dirt, per this Ordinance.
b) Portable asphalt mixing plants within extractive uses. The interim use permit
issues shall include, but is not limited to, the following conditions: provisions for
adherence to pollution control standards, hours of operation, setbacks, haul roads,
areas where the plant is to be located and slopes. The interim use permit required
for portable asphalt mixing plants is in addition to the interim use permit required
for the operation of the mining/extractive use.
Subd. 7: Permitted Accessory Uses.
a) Accessory Buildings (residential) provided:
i. The accessory building is located in the rear yard
ii. The size of the accessory building shall not exceed the square footage
footprint of the principal structure.
502.26-3
ORDINANCE 502 – ZONING ORDINANCE
iii. The same or similar exterior building material (such as siding, shingles,
etc) shall be used on the accessory building and the principal building.
iv. Pole barns and/or post frame construction and hoop tubular frame
buildings are prohibited in residential subdivisions.
v. No accessory building nor structure shall be constructed on any lot prior to
the time of construction of the principal building to which it is accessory.
b) Agricultural Buildings
c) Operation and storage of vehicles, machinery and equipment which is incidental
to permitted or special uses allowed in this district.
c) Home occupations per Section 502.16.
d) Private swimming pools.
e) Private sports courts i.e. tennis, basketball, etc.
f) Personal amateur radio and television antennas and satellite dish antennas.
Subd. 8: Lot Area Requirements.
a) Minimum area 10 acres - 435,600 square feet.
b) Minimum lot width 300 feet at the building setback line, except that if a lot or
tract has less area or width than herein provided and was legally platted and was
of record at the time of the passage of this Ordinance, that lot may be used for any
of the uses permitted by this section.
Subd. 9: Setback Requirements.
a) Front yard setbacks of not less than 30 feet from all other public right-of-ways,
unless:
i) 30 percent or more of the frontage on the same side of the street between
two intersecting streets is improved with buildings that have observed a
greater or less depth of front yard in which instance no buildings shall
project beyond a straight line drawn between the point closest to the street
of the residence upon either side of the proposed structure or,
ii) If there be residences upon only one side, then be on the straight line
projected from the front of the two nearest residences.
502.26-4
ORDINANCE 502 – ZONING ORDINANCE
iii) This regulation shall not be interpreted to require a front yard of more than
100 feet.
b) Side yard setback shall be 15 feet. Wherever a lot of record existing at the time of
the passage of this Ordinance has a width of 75 feet or less, the side yard on each
side of a building may be reduced to a width of the lot, but in no instance shall it
be less than 5 feet.
c) Rear yard setbacks shall be not less than 40 feet in width from each building.
Subd. 10: Height Requirements.
a) Buildings, other than agriculture buildings, shall not exceed thirty five (35) feet in
height, except as hereinafter provided. Berming the building does not allow a
building to be constructed higher than 40 feet. Elevation for the building shall be
determined by the average grade of the land.
b) Public or semi-public or public service buildings, hospitals, institutions or schools
may be erected to a height not exceeding 60 feet, and churches may be erected to
a height not exceeding 75 feet if the building is set back from each yard
requirement at least one foot for each foot of additional building height above the
height limit otherwise provided in the district in which the building is located.
Subd. 11. Site Coverage. No structure or combination of structures shall occupy more
than 30% of the lot area.
Subd. 12: Rural Quality of Life Provisions. Property zoned Rural Residential applies to
properties that have been annexed to the City of St. Joseph that were governed by the 1997
Orderly Annexation Agreement. Properties in this area are rural in nature and has not been
impacted by urban development and shall not be held to the same requirements as it relates to:
a) Allowed Animals. Property owners whose property is zoned rural residential
shall have the following flexibility in relation to Ordinance not be held to the
regulations of Ordinance 1004, Licensing and Regulations of Animals:
i. Up to four (4) domestic dogs over three months old per household
ii. Farms animals including but not limited cattle, horses, hogs, chickens,
geese, sheep, goats, pigs, ducks and turkeys shall be allowed.
iii. Licenses shall not be required for domestic dogs
iv. Animals shall be allowed to run at large unless this issue becomes a
nuisance where neighbors are complaining.
502.26-5
ORDINANCE 502 – ZONING ORDINANCE
b) Hunting/Firearms. Recreational firearm and bow arrow usage will be permitted
without a permit with the following conditions:
i. Property owners must adhere to all State and Federal laws regarding
hunting and firearm, and bow and arrow.
ii. The Police Chief will monitor development of properties located within
this zoning district and as urbanization occurs, Firearms and Hunting may
be restricted.
c) Burning. Properties zoned Rural Residential shall be exempt from Ordinance
1003, Fire and Burning regulations provided:
i. Any open burning must be approved and permitted by the MN DNR.
d) Spoil /Construction piles: Properties where the main use of the property is for
business related to or relies on the storage/use of construction material shall be
allowed to store material on site provided the material is stored in the rear yard.
e) Rental Regulations: Properties located in the Rural Residential zoning district
shall not be restricted from renting their dwelling or portion thereof. The property
owner shall be required to secure a rental license annually.
f) Wood Burning Stoves: Properties located in the Rural Residential zoning district
may utilize wood burning stoves as a form of alternative heat provided:
a. The wood burning stove meets the minimum setback requirements based
on the manufacturer’s guidelines.
b. Building Permits are secured for the installation
c. All stoves must meet the MPCA Guidelines
g) Noise. Rural Residential areas shall be exempt from the Noise Ordinance (1002)
provided that noise as defined in the Noise Ordinance does not become a public
nuisance or an endangerment to others.
Subd. 13: Additional Requirements. Uses may be subject to additional requirements
contained in this Ordinance including, but not limited to the sections governing parking, home
occupation, floodplain, signs, etc.
502.26-6