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HomeMy WebLinkAbout1997-06-04 NAC Fax to CA Re Assembeled Data for Annexation Area • • N rA C C NORTHWEST ASSOCIATED CONSULTANTS 5775 WAYZATA BOULEVARD, SUITE 555 ST.LOUIS PARK, MINNESOTA 554 16 TRANSMITTAL PHONE (6 1 2)595-9636 DATE: 4 June 1997 NUMBER OF PAGES TO: Mark Vierling INCLUDING COVER: 9 FROM: Scott Richards QUANTITY: MATERIAL /D,ESCRIPTION: DATED: VIA: REMARKS: MAIL Please find attached the information we have assembled so far related to the Screaton /Kern Center Annexation Area. Although this does not constitute a full annexation report, there should be adequate information to draft a resolution for Council approval. FAX X PICK UP DELIVERY PROJECT: Oak Park Heights - Annexation of Land West of Highway 5 JOB NUMBER: 798.04 - 97.12 1 • • N NORTHWEST ASSOCIATED CONSULTANTS INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH MEMORANDUM TO: Mark Vierling FROM: Scott Richards DATE: 4 June 1997 RE: Oak Park Heights - Annexation of Land West of Highway 5 FILE NO: 798.04 - 97.12 As per your request, I have assembled information relating to the annexation of land west of Highway 5 including Kern Center, the property owned by David Screaton and surrounding acreage. A resolution of the annexing municipality under Minnesota Statute 414.03 requires that the resolution include the following: 1. The boundaries of the territory proposed for annexation. a. Joe Anderlik has a base map that includes the area boundaries. 2. Names of all parties entitled to notice under Section 414.09. a. The Township - Baytown Township. b. Any township or municipality abutting the affected territory City of Lake Elmo, Stillwater Township. c. The County where the affected territory is situated - Washington County. d. Each planning agency which has jurisdiction over the affected area - Washington County Planning Department. 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416 PHONE 612-595-9636 FAX 612-595-9837 • • 3. Reasons for requesting annexation. a. The City and property owners recognize that the area continues to develop as an urban commercial area with the potential for suburban residential development. The City of Oak Park Heights will need additional land in the near future to accommodate single family and multiple family development. b. The City and property owners contend that a municipal form of government will best protect the public health, safety and welfare in that the City provides municipal water and sewer service which are not currently provided by the Township and the City has its own police force adequately equipped to serve the subject area. The Township now relies on the Washington County Sheriff's Department for police protection. c. The City and property owners agree that the area would best be served under the jurisdiction of Oak Park Heights. The area, with its high visibility and access off of State Highways 36 and 5, is appropriate for mixed land use of commercial, light industrial, and single /multiple family development at urban standards. The area is a logical extension of the City of Oak Park Heights boundaries. An initial review of the criteria that the Municipal Board uses to make a determination on an annexation is provided below. A more thorough and complete review should be made before the actual hearing. 1. Population. City /Township /Area Population 1970 1980 1990 1995 2010 2020 Oak Park Heights 1,257 2,591 3,486 3,776 5,150 6,500 Baytown Township 723 851 939 1,209 2,600 5,000 Annexation Area -- -- -- 21 -- -- * Population projections provided by Metropolitan Council 2 • 2. Geography and Physical Features. a. Acreage. Acreage Total Acreage in Oak Park Heights 1,679 Total Acreage in Baytown Township 5,825 Total Acreage in Subject Area 235 b. Topography. The northwestern portion of the subject area contains rolling terrain and trees with small wetlands which inhibits commercial or high density residential development. The eastern area adjacent to State Highway 5 is flat and open with few trees. The southwest portion of the area is slightly rolling and contains a portion of a large wetland complex. c. Soils. The Washington County Soils Survey indicates that the subject area contains primarily two types of soils which are well drained with moderate to poor permeability. The primary soil types are Antigo and Santiago. 3. Contiguity. The subject area is contiguous to the City of Oak Park Heights along 3,890 feet of its westerly boundary. The subject area is contiguous to Baytown Township for 1,800 feet. 4. Planning and Transportation. a. Existing Land Use. The northeastern portion of the subject area is dominated by Kern Center, a partially completed commercial and light industrial development. The northwestern corner of the site is sparsely developed with single family residences and is influenced by areas of severe topography and wetlands. To the south is St. Johannes Lutheran Church and Cemetery along State Highway 5, single family homes, a commercial business and undeveloped agricultural property. To the southwest is primarily agricultural land. The area within Oak Park Heights, adjacent to the subject area and north of 58th Street, is planned for commercial development. A shopping center development has been approved by Oak Park Heights for a portion of this area. South of 58th Street, the Stillwater Area High School is the existing, adjacent property. b. Zoning. Zoning administration for Baytown Township is provided by Washington County. Under the Washington County Zoning Ordinance, the Kern Center area is zoned for commercial uses and the remaining area to 3 • • the west and south is zoned rural residential with a density of one home per five acres. Upon annexation into the City of Oak Park Heights, the subject area would be zoned 0, Open Space, and subsequently, rezoned to higher intensity zoning classifications upon review of the appropriate land use designations by the City Council. The existing zoning for the developing shopping center is PUD, Planned Unit Development with B -2, General Business District as the underlying standard. The high school and surrounding areas that are not developed are zoned 0, Open Space Conservation District. c. Transportation. The subject area is currently served by State Highway 5 and Manning Avenue North, both with direct access to State Highway 36. A local street network has developed within Kern Center consisting of Memorial Avenue North and 58th Street North. Additionally, 55th Street North connects Manning Avenue with State Highway 5. Development will generate the need for construction of collector and local street systems within the subject area. Local street patterns will be established with subdivision design. Collector street corridors will be identified as part of the Comprehensive Plan amendment when the property is brought into the City. An extension of Manning Avenue to the south of 55th Street North is currently under study by the Washington County Highway Department. The Minnesota Department of Transportation is currently rebuilding the bridge intersection at State Highways 36 and 5. 5. Comprehensive Plans. a. Baytown Township. The Baytown Township Comprehensive Plan was updated by the Baytown Town Board in 1995. Central sanitary sewer service is not available in Baytown Township. All areas of the Township are reliant on on -site septic systems. According to the Baytown Township Plan, the subject area is proposed to include the Kern Center as a commercial land use and the remaining area as rural residential. The purpose of rural residential the district is to promote lot sizes of one home per five acres, with possible clustering. b. Oak Park Heights. The Comprehensive Plan for Oak Park Heights was adopted in January of 1979 and amended in December of 1979, December of 1988, and September 1991. The City is currently in the process of a complete update of the Comprehensive Plan. Previous comprehensive planning has anticipated the eventual annexation of property to the west of State Highway 5. Sewer facilities constructed within Oak Park Heights have been designed to accommodate service to the subject area. The current update of the Comprehensive Plan anticipates the annexation and extension 4 • • of the Metropolitan Urban Service Area (MUSA) to include this site. The plan will propose the land use for the area as a mixture of commercial /light industrial, and low density and mid density residential land use. 6. Governmental Services. An analysis of governmental services is as follows: a. Police Service. Oak Park Heights provides police service through its own Police Department. The Police are headquartered in the Oak Park Heights City Hall. The department has four patrol cars and a staff of ten which includes the Police Chief, Sergeant, and an investigator. Approximate response time to the subject site is three minutes. Travel distance to the subject site is approximately 1.5 miles. Baytown Township is served by the Washington County Sheriff. The Sheriff's Department is headquartered in the Washington County Government Center, located at 14900 North 61st Street, Stillwater. Travel distance from the government center to the subject site is approximately 2.5 miles. Due to the concentrated service area, the Oak Park Heights Police Department, with its staff and equipment, provide a fast response time to anywhere in the City. The Oak Park Heights Police will provide the fastest and best service for the subject site. b. Fire Service. Both Oak Park Heights and Baytown Township are provided fire protection through contract with the City of Bayport Fire Department. The Bayport Fire Department is located next to City Hall, which is located at 225 Third Avenue South. The Fire Department consists of 24 volunteers. The department responds to calls with one tanker, two pumpers, and a pick up truck. Approximately arrival time from the station to the subject site is seven minutes. Travel distance from the Fire Department to the subject site is approximately 3.5 miles. c. Ambulance. Ambulance service for both Oak Park Heights and Baytown Township is provided through the Lakeview Hospital located at 919 West Anderson in Stillwater. Travel distance from the hospital to the subject site is approximately 2.0 miles. The ambulance has two full time crews around the clock, each equipped with two paramedics for service to the area. A third ambulance crew is available on call. d. Road Maintenance. The City of Oak Park Heights has its own Public Works Department consisting of three full time individuals, however, most road maintenance and snow plowing is provided by a private contractor. The 5 • • contractor has a staff of six people with three blades, one loader, a truck plow, and a tractor plow for snow removal. The City can provide faster response and more efficient road maintenance service than the Township. Any subdivision or commercial development in Oak Park Heights requires improved roads including curb and gutter. More comprehensive street standards result in less maintenance due to properly designed and engineered roads. Baytown Township is served by a private contractor for road maintenance and snow plowing. The contractor has a staff of five full time people and adequate snow clearing equipment. e. Sanitary Sewer and Water. Baytown Township does not provide sewer and water service. All development, including the existing commercial and residential properties in the subject area, are designed with on -site septic systems and wells. Oak Park Heights does provide sewer and water service and the infrastructure is available east of Highway 5 to serve the subject area. The City, through its consulting engineer Bonestroo, Rosene, Anderlik and Associates Inc., completed a report in March 1997 indicating the feasibility of providing municipal services to the subject area. The report, entitled Preliminary Report on Water and Sewer Extensions West Highway No. 5 Study Area, provides the basic utility layout, capacity analysis, and cost allocation for the entire area. The study concluded that construction of sanitary sewer and water mains to serve the subject area is feasible with costs being similar to other developing areas in Oak Park Heights. Limitations in sanitary sewer capacity prevent extension of municipal services to the area lying west of Kern Center and north of 55th Street. Due to the development limitations in the area including wetlands and topography, the area may be better served at a low single family density with on -site systems. f. Parks. Baytown Township does not provide park facilities. The City of Oak Park Heights has an extensive park and trail system, providing both active and passive recreational facilities. The City is currently in the planning stages for a 25 acre park east of the subject area that will provide recreational fields, play structures and trails around the wetland complex. The City would make plans to extend its trail system across State Highway 5 at 58th Street to provide access to the City's park and trail system. 6 • • g. Administrative Services. The Town of Baypei4 does not have full time staff or a town hall with regular office hours. The City of Oak Park Heights has a full time administrator and two staff members, and a full time Building Official. The City Hall is located at 14168 57th Street North and the office hours are 8:00 AM to 4:30 PM, Monday through Friday. 7. Environmental. There does not currently exist any known environmental issues on the subject site. Provision of sanitary sewer service will allow for construction of commercial development in the Kern Center in a matter which better protects the environment as it relates to waste water disposal. (Add PCA/Minnesota Historical Society Information Here) 8. Service Provision by Oak Park Heights. As indicated, the City has planned for extension of water and sanitary sewer service to the subject area west of Highway 5. Additionally, the City Police, administrative, and public works are adequately staffed and equipped to accommodate the area proposed for annexation. The City will address these service issues in the Comprehensive Plan Update. 9. Fiscal Analysis. FISCAL DATA VALUES AND TAX RATES FOR TAXES PAYABLE IN 1997 Baytown Township Oak Park Heights Total Estimated Market Valuation 104,358,600 223,205,500 Net Tax Capacity 1,925,858 6,728,690 Total Bonded Indebtedness 0 2,215,000 Tax Rates: County 27.87 27.87 Local Units of Government District 1 5.60 22.27 District 2 5.60 22.27 District 3 5.60 22.90 School District 61.76 61.76 Special School District .30 .30 7 Baytown Township Oak Park Heights Watershed District 1 0 0 District 2 3.95 3.54 District 3 3.54 0 Other 4.81 5.32 Total Tax Rate District 1 100.33 117.51 District 2 104.28 121.06 District 3 103.87 118.14 10. Effect on Communities /School Districts. The proposed annexation will not affect surrounding communities including Stillwater Township to the north across Highway 36, and the City of Lake Elmo to the west and south. Both the City of Oak Park Heights and Baytown Township are completely within Independent School District 834. Municipal boundary changes resulting from the annexation will not affect school district boundaries. 11. Adequacy of Town Government. 12. Governmental Service - Incorporation vs. Annexation. 13. Effect on Township. 8