HomeMy WebLinkAboutScreaton Property 1996r_
• Enclosure R
RICHARD A. JORGENSON
CHARLOTTE R. JORGENSON
5676 Oakgreen Avenue North
Stillwater,Minnesota 55082
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Telephone: 612-493-8498
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MAR I 9 BR
March 18, 1997 I ' i
Attention: Mr. Michael Robertson
City Administrator •
City of Oak Park Heights
14168 North 58th Street
Oak Park Heights,MN 55082
Dear Mr. Robertson:
Please be advised that we have been out of town from January 7th through March 12th of
this year. Upon our return we were advised of a meeting held in our absence wherein annexation
of our property located on Oakgreen Avenue was discussed.
Please be advised that at this time we have no objection to the proposed annexation,but
we would request that if and when annexation is realized, city water and sewer be made
available for our property.
Thank you for your attention and concern in this matter.
Sincerely,
R'far I A. Jorgenson
• •
CITY OF OAK PARK HEIGHTS
COUNCIL WORKSHOP MINUTES, TUESDAY, AUGUST 6, 1996
Call to Order: The workshop was called to order at 7 : 07 p.m. by
Deputy Mayor Kern. Present : Councilmembers Schaaf, and Swenson.
Absent : Mayor O'Neal & Councilmember Robert . Staff Present : City
Administrator Robertson, City Attorney Weidner, City Planner
Richards, City Engineers Joe Anderlik, Otto Bonestroo, and Bob
Schinick.
Wastewater Study Presentation - Schinick noted that Bonestroo,
Rosene, & Anderlik (BRA) had been hired by the Metropolitan
Council to study whether the metropolitan wastewater treatment
system could handle treatment for an additional 1, 000, 000 people
over what it treats today. This is the amount the Met Council
expects the metropolitan area to grow in the next 40 years . The
study showed that it could. It also showed that it would cost
approximately one billion dollars over the next 40 years to add
that capacity.
This was no surprise to BRA because the system had been designed
many years ago with the thought that it would eventually reach
that number. The second part of the study was to see whether
that population growth could be accommodated within the existing
Metropolitan Urban Services Area (MUSA) line, which is the line
within which sewers are allowed to be built . This study was not
done because Met Council did not have the funding to do it . The
Builders Association then decided to fund the study.
Builders Association Study - Schinick indicated that this study
found that the expected one million additional people would not
fit within the MUSA line unless lifestyles changed drastically
and there were a lot more apartments and townhouse built .
The study examined 23 communities on the suburban fringe where
most of the current growth was taking place . They found that
most communities had only a 3-5 year supply of residential land,
both platted and unplatted.
Schinick said they then mapped all of the area that could
ultimately be served by the metro area sewer plants . This what
is called the Ultimate MUSA, or Ulti-MUSA. They found
approximately 550, 000 acres of undeveloped land. Then they
measured all the land that could not be developed at urban (small
lot) densities . This included land that was zoned for large
lots, wetlands, parks, and industrial land. The amount of this
land was approximately 260, 000 acres .
They estimated that large lot zoning would cost the metropolitan
area an additional $650, 000, 000 to $1, 300, 000, 000 in sewer costs
over the next 40 years by forcing thousands of households outside
the MUSA in order for them to find available land at urban
densities .
r •
Page 2 - Minutes '68/06/96
Council asked how much capacity the Stillwater (St . Croix Valley)
wastewater treatment plant had. Bonestroo said that he did not
have the exact figures but that he thought it had a lot of
treatment capacity.
Council asked how much capacity the City' s sewer pipes had and
how far the City could expand before it reached capacity.
Anderlik said that he had just researched that figure . He said
the main sewer trunk line along Highway 36 will be near capacity
once the Highway 36 area is fully developed. He said the main
trunk line which ends just east of the Oak Park Heights prison
has the capacity to serve an estimated additional 10, 000 - 15, 000
people.
Council discussed this information in light of its ' Comprehensive
Plan update.
Adjournment: Councilmember Schaaf, seconded by Swenson, moved to
adjourn at 8 : 04 p.m. Carried 3-0 .
Respectfully submitted,
Michael '.•ertson
City Administrator
1 'I • •
CITY OF
OAK PARK HEIGHTS
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A MINNESOTA STAR CITY
December 14 , 1995
David Screaton
2474 Oakgreen Avenue North
Stillwater, MN 55082
Re : Annexation Request
Dear Mr. Screaton:
The Oak Park Heights City Council rejected your request for
annexation at its ' regular City Council meeting on Monday,
December 11, 1995 . I have enclosed a copy of the City Planner' s
memorandum on this issue . This memo details the reasons why your
request was rejected by the City Council, and suggests possible
avenues for you to follow if you wish to pursue annexation in the
future .
If you have any questions please give me a call .
Sincerely,
Michael Robertson
City Administrator
cc : Pat St . Clair, Baytown Town Clerk
City Council
City Attorney Mark Vierling
Enclosure
14168 North 57th Street • Box 2007 • Oak Park Heights, Minnesota 55082-2007
Phone: 612-439-4439 • Fax: 612-439-0574
Enclosure 9
IrNA Northwest Associated Consultants , Inc .•
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C O M M U N I T Y P L A N N I N G • D E S I G N • M A R K E T R E S E A R C H
MEMORANDUM
TO: Mike Robertson
FROM: Scott Richards
DATE: 30 November 1995
RE: Oak Park Heights- Request for Annexation - Screaton Property
FILE NO: 798.02 - 95.05
As you are aware, David Screaton has again requested the City to annex the 48.9 acre
parcel on the west side of State Highway 5 within Baytown Township. He indicates in his
letter dated 20 November 1995, that with the recent completion of the Baytown Township
Plan, their preference is to be annexed to the City. The Baytown Plan does not address
any potential annexation areas to the City and other than designating this area as Rural
Residential (5 acre lots) is silent on the Screaton property.
In our opinion, the adoption of the Baytown Plan has no effect on the conclusions drawn
in the 7 June 1995 memo on this issue (see attached). As we suggested in June, the City
should not engage in piece meal annexation of properties to the west of Highway 5. In the
alternative, the City and Township should pursue the option of an orderly annexation
agreement for the Screaton and other properties that may require utility service at some
date in the future. The Screatons should take the lead in organizing other property owners
that may be favorable to annexation now or at some date in the future and setting up a
meeting between the Township and City officials to discuss orderly annexation.
pc: Mayor and City Council
Mark Vierling
5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595-9636•Fax. 595-9837
Page 3 - Minutes 4W/95 9 � 95/
Update on Design Review Committee - Councilmember Robert reported
that the Design Review Committee met and recommended that if the
St . Croix River Bridge is made of steel it be painted blue/gray.
If the bridge is made of concrete, the Design Review Committee
recommended it be left its natural color. The next meeting will
be held Wednesday, December 20, 1995 at 7 : 00 p.m. at Stillwater
City Hall . Mayor O'Neal expressed appreciation to Councilmember
Robert for her work on the Design Review Committee .
Boat Access Meeting - Councilmember Robert reported on a recent
meeting regarding the proposed boat access under the new bridge .
The DNR will be submitting a proposal for everyone involved to
review.
Baytown Comprehensive Plan Report - City Planner Richards
reported that the Baytown Comprehensive Plan does not address
issues related to its common boundary with the City and does not
provide direction for possible future annexations to the City.
Robertson said that Baytown has scheduled a meeting with its
planner to discuss all the public comments they received.
Council tabled discussion until issues raised by Richards are
addressed by Baytown.
Screaton Property - Request for Annexation - City Planner
Richards reported that David Screaton has again requested
annexation of his 48 . 9 acre parcel on the west side of Highway 5
within Baytown Township. Councilmember Schaaf, seconded by
Robert, moved to reject Screaton' s request for annexation and
recommend that the Screatons should take the lead in organizing
other property owners to their north that may be favorable to
annexation at some date in the future and begin dialog with
Baytown Township about an orderly annexation agreement . Carried
5-0 .
Applebee ' s Parking - Councilmember Robert stated her concern
regarding Applebee ' s customers and employees parking on the
street in front of Applebee ' s . City Planner Richards said that
the parking lot was built to City standards for restaurants and
that the streets are public and at this point can be used for
parking. Administrator Robertson said that he has discussed this
problem with Applebee' s and they expect that their business will
slow down after a couple months . He suggested Council review the
matter in the spring, and if necessary the terms of Applebee ' s
CUP could be changed when it comes due next year.
Review Minutes - November 27, 1995: Councilmember Robert,
seconded by Schaaf, moved to approve minutes of November 27,
1995 . Carried 4-0, Kern abstaining.
Review Minutes - November 29, 1995 : Councilmember Robert,
seconded by Schaaf, moved to approve minutes of November 29,
1995 . Carried 4-0, Kern abstaining.
X211-95
2474 OAKGREEN AV N
E7ILLWATER , MN 550G2
November 2O ` 1995
Mike Robertson , City Administrator ,
Oak Park Heights ,
14168 North 57th Street ,
Oak Park Heights , MN 55082
Re ; Screaton Annexation Petition
Dear Mr . Robertson ,
In June of this year , we agreed to postoone action on our
annexation reguest .
Baytown Township has now made te } r recommendations for
their Comprehensive Plan , and we believe that
annexation to Oak Park Heights is a better planning option
for our land.
At this time , we would like to proceed with the annexation .
Sincerely. ,--_
David R. Screaton
• .
Page Nine - Minutes 6/26/95
Correspondence:
A.M.M. Policy Narrative & Success Report - Council acknowledged
receipt of these items .
City Engineer' s Report - Screaton Annexation Proposal - Council
discussed the City Engineer' s report on the proposed Screaton
Annexation. Councilmember Kern said that he would like
information on any further meetings sent to adjacent property
owners . Mayor O'Neal noted that no further meetings are
scheduled at this time and that they would have to come at the
Screaton' s initiative .
Letter- Washington County Public Works - Council discussed County
Public Works request for a realignment of County State Aid
Highway 28 as part of the bridge construction and Highway
36/Highway 95 reconstruction project . Mark Benson of MNDOT noted
that MNDOT was working with the County to attempt to redesign the
road to meet their suggestions .
Met Council - Preliminary Population Estimate - Council noted
receipt of Met Council ' s population estimate and that the
estimate as of April 1, 1994 was 3 , 721 people .
58th Street Right-of-Way - City Attorney Vierling requested
authorization to begin negotiation with all property owners for
acquisition of the 58th Street right-of-way between Norell Avenue
and Oakgreen Avenue . Councilmember Schaaf, seconded by Kern
moved to authorize the City Attorney to begin above noted
negotiations . Carried 5-0 .
Utility Meter Reading Devices - Councilmember Robert noted that
she had discussed some of the new utility meter reading devices
at the League of Minnesota Cities Conference . She asked whether
the City had ever considered using remote reading devices to save
on labor and time. Anderlik noted that he did have some
information on the subject and he would obtain the information
and discuss it with council at the next meeting.
Adjournment:
Councilmember Swenson, seconded by Kern, moved to adjourn the
council meeting at 10 : 51 p.m. Carried 5-0 .
Respectfully submitted,
06
Michael 'obertson
City Administrator
Page Four - Minutes 6/12/95
1995 Street Reconstruction Bonds - Steve Mattson, Bond Consultant
with Juran & Moody, informed the Council that they had received
seven bids for the street reconstruction bonds and that the low
bid was 4 . 77180 . Mattson noted that this bid was approximately
twenty basis points lower than what he had estimated. He said
this will result in a savings of about $5, 000 a year in tax
levies over the life of the bond.
Mattson also noted that Moody' s Investors Service has rated the
City' s bond at an "A" rating. Councilmember Kern, seconded by
Councilmember Robert, moved to approve Resolution 95-06-32, a
resolution accepting the bid of sale of $1, 130, 000 General
Obligation Improvement Bonds of 1995, providing for their
issuance, pledging for the security thereof, and levying a tax
for the payment thereof . Carried 4-0 .
Screaton Annexation Request - David Screaton of Oakgreen Farms
was present, representing the Screaton' s. He said he asked to be
annexed for the sake of good planning and had no immediate plans
for development of his land. He noted that he had received the
City Planners report and that he agreed with the conclusion of
the report, that there is not an immediate need for the land to
be annexed to the City of Oak Park Heights, but said he wanted to
start the process moving.
City Planner Richards discussed his report . He noted his
recommendation that City expansion come by an orderly annexation
agreement with the Baytown Township, rather than annexing land
piece-by-piece . Frank Shusterich, Baytown Township Supervisor,
was present, representing Baytown Township. He said that Baytown
Township is currently working on a comprehensive plan and is
opposed to the annexation at this point in time, but would be
willing to discuss the issue further when the comprehensive plan
is finished. He anticipates that the comprehensive plan will be
finished by Baytown Township sometime this fall and submitted to
the Metropolitan Council . Mayor O'Neal noted that she would like
to wait for the Metropolitan Councils recommendation on Baytown' s
comprehensive plan before taking any action.
City Engineer Anderlik made his report on the proposed
annexation. He noted that the estimates for sewer and water area
charges were much higher than the average for the area east of
Highway 5 because only the 55 acres that the Screatons own are
proposed for annexation. He said if just those 55 acres were
annexed, the area charges would be approximately $9, 000 an acre.
He said the area would need several lift stations in order to be
served and would require the sewer and water lines be jacked
under Highway 5 .
411
Page Five - Minutes 6/12/95
Anderlik noted that other area estimates for sewer and water area
charges in the general vicinity are approximately $5, 800 an acre .
He said that if all the land north of the Screatons, west of
Highway 5 running all the way up to Highway 36 would be annexed
along with this proposal, that the sewer and water area charges
would be the same as other areas, or approximately $5, 800 an
acre .
David Screaton noted that those figures were similar to what they
expected and he did not find them cost prohibitive . Anderlik
also noted that MNDOT plans for the upgrade of the Highway 5
Bridge across with Highway 36 show plans to expand Highway 5 to
four lanes with a median running south from Highway 36 to
approximately 53rd Street . He said that MNDOT would have to
acquire land from the Screatons and all of the landowners along
Highway 5 for that distance in order to widen the road. He said
that when this process was done Screatons would have less than 55
acres available to be annexed into the City.
Council was in consensus to take no action on the annexation
proposal at this time, but to wait until the Baytown Township
Comprehensive Plan was finished. Mr. Screaton said that he was
very satisfied with waiting until that plan was finished and
would be happy to discuss the issue with the Council in the
future .
Brackey Addition - City Attorney Vierling noted that he wished to
hire an appraiser for the property in the Brackey Addition which
P Y
the City needs to acquire for storm water ponding. Councilmember
Kern, seconded by Swenson, moved to approve hiring an appraiser
for the above purpose . Carried 4-0 .
Banner For Lumberjack Days - Mayor O'Neal said that she had met
with Lumberjack Days Parade Coordinator Dave Eckberg. She noted
at this point they have received confirmations for ten marching
bands to be in the parade . She also noted that they had tried to
design a parade route which would include part of the City of Oak
Park Heights .
Mayor O'Neal told council that parade coordinators are requesting
the Mayors and the City Councils of all cities ride in the
parade . She noted that the City could purchase a banner listing
the City of Oak Park Heights, which would be carried in the
Lumberjack Days Parade .
Councilmember Swenson, seconded by Councilmember Robert, moved to
approve purchase of a banner in the amount of $180 . Carried 4-0 .
Pay Bills: Councilmember Kern, seconded by Councilmember Robert,
moved to pay the bills . Carried 4-0 .
Enclosure 15
Bonestroo,Rosene,Anderlik and Associates, Affirmative Action/Equal Opportunity Employer
BonestriltOtto G.Bonestroo,PE. Howard A.Sanford,PE. Michael C.Lynch,PE. Brian K.Gage,PE.
Rosene Robert W Rosene,PE.* Keith A.Gordon.,P.E. James R.Maland,PE. Keith R Yapp,P.E.
Joseph C.Anderliik,PE. Robert R.Pfefferle,P.E. Jerry D.Pertzsch,PE. Douglas J.Benoit,P.E.
Marvin L.Sorvala,PE. Richard W Foster,P.E. Scott J.Arganek,PE. Shawn D.Gustafson,PE.
Anderlik & Richard E.Turner,PE. David O.Loskota,PE. Kenneth P Anderson,PE Cecilio Olivier,PE.
Glenn R.Cook,PE. Robert C.Russek,A.I.A. Mark R.Rolls,PE. Paul G.Heuer,PE.
Associates Thomas E.Noyes,PE. Jerry A.Bourdon,RE. Mark A.Seip,PE John P Gorder,PE.
Robert G.Schunicht,PE. Mark A.Hanson,PE. Gary W Morien,PE. Dan D.Boyum,PE.
Susan M.Eberlin,C.P.A. Michael T.Rautmann,PE. Paul J.Gannon,A.I.A. Jeffrey J.Ehleringer,PE.
Engineers &Architects "Senior Consultant Ted K.Field,PE. Daniel J.Edgerton,PE. Joseph R.Rhein,PE.
Thomas R.Anderson,A.I.A. A.Rick Schmidt,PE. Lee M.Mann,PE.
Donald C.Burgardt,PE. Philip J.Caswell,FE. Charles A.Erickson
Thomas A.Syfko,PE. Mark D.Wallis,PE. Leo M.Pawelsky
June 13, 1995 Frederic J.Stenborg,PE. Miles B.Jensen,PE. Harlan M.Olson
Ismael Martinez,PE. L.Phillip Gravel,PE, Agnes M.Ring
Michael P Rau,PE. Karen L.Wiemeri,PE. James E Engelhardt
Mr. Mike Robertson Thomas W Peterson,PE Gary D Kristofitz,PE.
City of Oak Park Heights . .�
P.O. Box 2007 �;
Oak Park Heights,MN 55082
a 995
Re: Screaton Annexation
Our File No. 55 Gen
Dear Mr. Robertson:
We have reviewed the proposed annexation of a 48.9 acre parcel of land in Baytown Township lying
west of State Highway 5 and south of 55th Street as it relates to providing utility service.
At the present time, sanitary sewer and water main stubs exist on the north side of 58th Street, 500
feet east of State Highway 5. To provide service to the Screaton parcel would require the extension
of the sanitary sewer along the north side of 58th Street, with the crossing of Highway 5 to be
undertaken by jacking under this roadway. The sewer would then be continued to the south,parallel
and adjacent to Highway 5. The Screaton property is at an elevation which will require the
installation of a sewage lift station to pump the waste through a force main with discharge to the
gravity sewer described above. While we do not know the type or extent of development proposed,
it was assumed that a 150 gallon per minute lift station with a 6-inch diameter force main would be
used for cost estimating purpose. This size could possibly be reduced in final design for the Screaton
parcel only.
A 12-inch diameter water stub also exists on the north side of 58th Street at 500 feet east of Highway
5. This 12-inch diameter water main would be extended westerly along 58th Street with a jacked
crossing of Highway 5. The main would be extended with an 8-inch diameter pipe parallel and
adjacent to Highway 5 to across 55th Street which is the Screaton site.
A detailed cost estimate has been prepared for each of the facilities described and is attached as an
Appendix to this letter. The costs are summarized as follows:
Item Estimated Cost
Sanitary Sewer $ 67,400.00
Lift Station and Force Main 178,200.00
Water Mains 90,300.00
Total Project Cost $335,900.00
2335 West Highway 36 • St. Paul, MN 55113 • 612-636-4600
• •
Mr. Mike Robertson June 13, 1995
City of Oak Park Heights
Re: Screaton Annexation
Page -2-
The cost estimates are based on unit prices anticipated for the 1995 construction season and include
a 25 percent allowance for contingencies, engineering, fiscal and administrative fees. The above
costs are for physically providing service to the parcel and do not include any internal site systems
to serve individual sites or parcels.
In addition to the costs shown above, the City would also require payment of$2,100.00 per acre,
which is the standard charge for the water supply and storage elements of the City's water system.
To determine the feasibility of the utility extensions, the costs estimated herein were compared to
charges collected within the City of Oak Park Heights for trunk service. This comparison is shown
in the following tabulation:
Item Cost Estimate Screaton City Std.
Sanitary Sewer System $245,600.00 $5,025.00/ac $2,110.00/ac
Water Distribution System 90,300.00 1,845.00/ac 1,570.00/ac
Water Supply&Storage 102,700.00 2,100.00/ac 2,100.00/ac
Total Costs $438,600.00 $8,970.00/ac $5,780.00/ac
With the rather substantial cost associated with jacking the sewer and water mains under Highway
5,coupled with the need for a sewage pumping station and long force main, it is felt that the cost to
serve this small 48.9 acre site is excessive. The costs could be reduced on a per acre basis if
additional land which could be served by these same improvements were included in the project and
in the annexation. As an example, if the 91.1 acres of commercially developing land known as the
"Kern Center"lying between Highway 36 and 55th Street and from Highway 5 westerly to the large
ravine area were included, services could be provided using the City's standard area and connection
charges.
With the need for some major improvements to serve the Screaton site, it may not be feasible to
provide service to such a limited area. If annexation is still contemplated, it should be contingent
upon the owner executing a Developer's Agreement guaranteeing payment for all of the costs
associated with the extension of public services.
Yours very truly,
BONESTROO, ROSENE, ANDERLIK&ASSOCIATES, INC.
G, alai
J sep C. Anderlik
JCA:pr
cc: Mark Vierling -City Attorney/Scott Richards -City Planner
•
APPENDIX A
SCREATON PROPERTY ANNEXATION
UTILITY COST ESTIMATE
SANITARY SEWER
600 Lin. ft. 8" PVC, SDR-35, 0'-8' deep in pl @ $15.00 $ 9,000.00
250 Lin. ft. 8" PVC, SDR-35, 8'-10' deep in pl @ 16.00 4,000.00
360 Lin. ft. 8" PVC, SDR-35, 10'-12' deep in pl @ 18.00 6,480.00
100 Lin. ft. 8" PVC jacked in place w/carrier @ 175.00 17,500.00
200 Lin. ft. Styrofoam insulation in place @ 10.00 2,000.00
5 Each Std. manhole, 8' deep w/cstg in place @ 1,000.00 5,000.00
6 Lin. ft. Manhole depth greater than 8'deep @ 100.00 600.00
1 Each Cut-in to existing 8" PVC stub @ 300.00 300.00
1,200 Lin. ft. Improved pipe fdn mtl, 6" thick in pl @ 2.00 2,400.00
1,350 Lin. ft. Televise 8" diam. sanitary sewer @ 1.00 1,350.00
2 Acre Seeding w/mulch anchored in pl @ 2,400.00 4,800.00
1 Each Patch 58th Street crossing incl. bit. mtl. @ 500.00 500.00
Estimated Construction Cost $53,930.00
25% Engr., Fiscal &Admin. 13,470.00
Total Sanitary Sewer $67,400.00
WATER MAIN
580 Lin. ft. 12" DIP, Class 52, 71/2' cover in pl @ $25.00 $14,500.00
1,860 Lin. ft. 8" DIP, Class 52, 71/2' cover in pl @ $17.00 31,620.00
100 Lin. ft. 12" DIP,jacked in pl w/carrier @ 150.00 15,000.00
1 Each 12" butterfly valve &box in pl @ 1,000.00 1,000.00
4 Each 8" gate valve &box in pl @ 600.00 2,400.00
2 Each 6" gate valve &box in pl @ 400.00 800.00
2 Each 5" valve hydrant incl. lead in pl. @ 1,200.00 2,400.00
1,290 Lb C.I. fittings in place @ 1.00 1,290.00
2,400 Lin. ft. Improved pipe fdn mtl, 6" thick in pl @ 1.00 2,400.00
1 Each Cut-in to existing 12" plug @ 300.00 300.00
1 Each Patch 55th Street crossing incl. bit. mtl. @ 500.00 500.00
Estimated Construction Cost $72,210.00
25%Engr.,Fiscal &Admin. 18,090.00
Total Water Main $90,300.00
•
LIFT STATION AND FORCE MAIN
1 Each Lift station & valve manhole in pl @ $70,000.00 $ 70,000.00
3,880 Lin. ft. 6" DIP, Class 52 force main in pl @ 13.00 50,440.00
420 Lb C.I. fittings in place @ 1.00 420.00
3 Acre Seeding w/mulch anchored in p1 @ 2,400.00 7,200.00
50 Lin. ft. Styrofoam insulation in pl @ 10.00 500.00
1,120 Ton Aggregate backfill in place @ 5.00 5,600.00
600 Ton Class 5 gravel base in pl @ 6.00 3,600.00
30 Ton Type 41 bituminous wear in place @ 100.00 3,000.00
600 Sq. yd. Sodding w/topsoil in pl @ 3.00 1,800.00
Estimated Construction Cost $142,560.00
25%Engr., Fiscal &Admin. 35,640.00
Total Lift Station and Force Main $178,200.00
411 411 Enclosure 7
MEMO
Date : June 9, 1995
To: Mayor & Council
From: Mike Robertson
Re : Screaton Annexation Request
I have enclosed Encl sur copy of Northwest Associated
( o e 7A) a c py
Consultants ' planning report on the Screaton Annexation request .
Enclosure 7B is Bonestroo and Associates ' engineering report on
the proposed annexation. That is not available yet and will be
presented at the Council meeting. I have contacted the Screatons
and notified them Council will be considering their request . I
have also contacted Pat St . Clair of Baytown Township in case
they want to send a representative .
MEMO
Scott Richards
Date: 8 June 1995
To: Mike Robertson
Re: Oak Park Heights - Screaton (798.02-95.05)
Please distribute to the Mayor and
City Council .
--) [E@MOWEE
JUN 12 19% j
• •
rN Northwest Associated Consultants , Inc .
A C U R B A N P L A N N I N G • D E S I G N • M A R K E T R E S E A R C H
PLANNING REPORT
TO: Mike Robertson
FROM: Scott Richards
DATE: 7 June 1995
RE: Oak Park Heights - Request for Annexation - Screaton Property
FILE NO: 798.02 - 95.05
BACKGROUND
Ross and Judith Screaton have made a request for annexation of a 48.9 acre parcel on the west
side of State Highway 5 within Baytown Township. The parcel is adjacent to the City boundary
along the southwesterly edge of the Stillwater Area High School property. Surrounding the parcel
to the north is 55th Street and developing commercial/industrial property in Baytown Township,
to the south is St. John's Lutheran Church and undeveloped property, to the west is the easterly
boundary of the City of Lake Elmo.
Previous annexation studies from planning and engineering staff have not focused specifically on
annexation of property west of Highway 5. The August 1991 Comprehensive Plan amendment
for the High School site annexation area indicates that the demand for developable property in Oak
Park Heights would exceed the supply of vacant land before the end of the 1990's decade.
Considering the current development interest in Oak Park Heights, it is likely that much of the
area annexed in 1991 could be developed by the year 2000. The Comprehensive Plan amendment
also indicates that area to the west of Highway 5 could be a potential growth area for development
of commercial and possibly residential property for Oak Park Heights. The 1989 engineering
report for the annexation area did not address the issues of extending municipal services to areas
west of Highway 5. It is expected that the City Engineer will review that issue in reaction to the
current request.
A review of the property records at Washington County for the Screaton property indicates the
property was subdivided into two parcels in 1989. The westerly parcel is listed in the name of
David R. Screaton, Partnership. This parcel has been developed with a mobile home accessing
55th Street North. The easterly parcel is listed as Oakgreen Farms Inc. It is assumed for this
report that both property interests are involved in a petition for annexation.
5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595-9636•Fax. 595-9837
i •
Attached for reference:
Exhibit A - Site Location
Exhibit B - Site Orientation to High School
Exhibit C - Assessor's Files
Exhibit D - Population and Land Demand Sections of 1991
Comprehensive Plan Amendment
ANNEXATION ANALYSIS
The property, totaling 51.95 acres (with adjacent Highway 5 right-of-way totaling 3.05 acres)
qualifies the parcel for annexation by ordinance. Official petitions would need to be received by
the Screatons and the Minnesota Department of Transportation requesting annexation to Oak Park
Heights. The Oak Park Heights City Council would then consider an ordinance for annexation.
A public hearing must be held by the City Council and 30 days written notice would be given to
the Township. Upon ordinance adoption, the Minnesota Municipal Board would then approve the
annexation. If 100% of the property owners petition, and the area is less than 60 acres, the
property would be annexed to the City without review or approval by Baytown Township.
Section 414.033 of Minnesota Statutes, Annexation By Ordinance reads as follows:
Subd. 2 A municipal council may by ordinance declare land annexed to the municipality
and any such land is deemed to be urban or suburban in character or about to
become so if:
1. The land is owed by the municipality;
2. The land is completely surrounded by land within the municipal limits; or
3. The land abuts the municipality and the area to be annexed is 60 acres or
less, and the municipality receives a petition for annexation from all the
property owners of the land.
RECOMMENDATION
Our office strongly recommends against annexation of small parcels to the west of Highway 5 on
a random basis. This recommendation is based on the following:
1. Annexation of the Screaton property by ordinance may create long term problems in the
City's relationship with Baytown Township and raise concerns that the City is annexing
property just for the sake of increasing territory and tax base. If the City is interested in
additional territory and if a majority of the property owners in the area between Oak Park
2
•
Heights and Lake Elmo, south of Highway 36, request annexation, then the City should
pursue an orderly annexation agreement with Baytown Township. Orderly annexation is
a process established in Minnesota Statutes that allows a township and municipality to
negotiate the terms for annexation of a parcel(s) of land. Although we have not recently
discussed annexation with Baytown Board members regarding this general area, it is
unlikely the Township would forfeit prime commercial and industrial tax base to the City
unless there are environmental concerns with private septic or well systems. To our
knowledge, no environmental concerns exist at this time.
2. From a land use and service perspective, annexation of the approximately 50 acres is
premature in that it is not a logical or cost effective parcel of land to serve. The City
Engineer has indicated that the cost of water and sanitary sewer serving only this parcel
is prohibitively expensive. Provision of other municipal services such as police,
construction and maintenance of roadways, provision of access to park facilities, etc., are
all compounded by the separation and isolation of this parcel from the rest of the
community. Municipal planning and service provisions would be practical for a larger
area, possibly from the southerly City boundary north to Highway 36.
3. Plans for improvements to Highway 5 indicate that the widening and inclusion of a center
median will extend south of 55th Street North. The right-of-way needed for the widening
of the roadway will take additional property from the frontage of the Screaton parcel. The
effect of this widening and how access is to be provided through the property or how the
parcel relates to transportation planning for the general area has not been addressed by the
property owners. Provision of roadways and general access issues would need to be
addressed for the entire area, which would be difficult if not under the control of one
jurisdiction.
CONCLUSION
The addition of property to the west of Highway 5 is a major policy decision for the City Council.
The decision should take into consideration the boundary issues of the entire area west of the City
limits along Highway 5, not just on an individual property basis. Direction for annexation should
also be incorporated into a Comprehensive Plan update for the entire community. Thus, when
the City reacts to an annexation request, the plan can be used to provide guidance, whether for
or against,the expansion of municipal boundaries. It is suggested that if the Screatons would like
to pursue their annexation attempt and if the City Council concurs, then they should pursue the
option of an orderly annexation agreement with the Township and the property owners in the area
south of Highway 36.
pc: Mayor and City Council
Mark Vierling
Joe Anderlik
Ross and Judith Screaton
3
• •
•
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EXHIBIT B - SITE ORIENTATION TO HIGH SCHOOL
411 ASSESSOR'S FILES: 410
SCREATON PROPERTY
PARCEL # 78006-2365 MP.# 78006-2365 GEO CODE 06-029-20-32-0002
TAXP.# 2660160 NO DELQ RECORDS
NAME OAKGREEN FARMS INC C.P.#
AD . 1 2474 OAKGREEN AVE N OWN.# 2660160 OAKGREEN FARMS INC
AD. 2 STILLWATER MN FALCO 1 F .O.
AD. 3 ESCR.#
ZIP 550820000
*-TAX DISTRICTS-* DESC . 1 PT NW1/4-SW1/4 S6T29R20
TWP/CITY 80 2 BEING THE W 440FT OF SD1/4-1/4
SCHOOL 834 3 BAYTOWN TWP
FIRE 4 CHG CODE 6 10-13-89
TRAN 5
WATR 11 6
AGRI 7
8
TAX INCR. # 9
TAX INCR. AMT. 10
PARCEL # 78006-2355 MP.# 78006-2365 GEO CODE 06-029-20-32-0001
TAXP.# 2656041 NO DELQ RECORDS
NAME SCREATON DAVID R PARTNERSHIP C .P.#
AD. 1 2474 OAKGREEN AVE N OWN.# 2656041 SCREATON DAVID R PARTNERSHIP
AD . 2 STILLWATER MN FALCO 1 F.O.
AD. 3 ESCR.#
ZIP 550820000
*-TAX DISTRICTS-* DESC. 1 PART OF N1/2-SW1/4 OF S6T29R20
TWP/CITY 80 2 LYING W OF C/L OF STILLWATER &
SCHOOL 834 3 ST PAUL RD SO-CALLED AS NOW LAID
FIRE 4 OUT & TRAVELLED THROUGH SD 1/4 SEC
TRAN 5 EXC THEREFROM ALL THAT PART OF NE1/4
WATR 11 6 -SW1/4 OF S6T29R20 LYING SLY OF LINE
AGRI 7 880FT S OF & PAR TO EXISTING TRAVEL
8 LED C/L OF 55TH ST & LYING WLY OF WL
TAX INCR. # 9 Y R/W LINE OF SD STILLWATER &
TAX INCR. AMT. 10 ST PAUL RD SO-CALLED
EXHIBIT C - ASSESSORS FILES
4
•
PROJECTED GROWTH
This section as follows analyzes growth rates from a population
perspective for Oak Park Heights and the surrounding areas to
demonstrate the growth and continuing demand for land in this
area.
POPULATION
To determine the City of Oak Park Heights growth rates from a
population perspective, a study of the historic growth of the
City was conducted. Additionally, the historic growth
projections were conducted for the developing areas around Oak
Park Heights, including Baytown Township, Stillwater Township,
Stillwater, and Bayport. The surrounding areas growth is being
reviewed and projections calculated to demonstrate the high
growth and the continuing demand for developable land in this
area.
The projections of population and households were developed on
the basis of an analysis of. local and regional trends in
residential development . Specific data applied to the
projections were the rate of residential building permits issued
since 1980 and trends in average household size.
In Oak Park Heights, a projected average yearly growth of 34
housing units per year translates to a population growth to 3, 994
people in the year 2000 and 4, 602 in 2010 . The population,
households and housing unit projections are as follows:
OAK PARK HEIGHTS
POPULATION AND HOUSEHOLD TRENDS AND PROJECTIONS
Median
Household Housing
Population Size Households Units
1970 1, 256 3 .38 ' 372 377
1980 2, 591 2 . 71 955 1, 026
1990 3 , 486 2 .63 1, 322 1,348
2000** 3 , 994 2 .44 1, 637 1, 688
2010** 4, 602 2 . 34 1, 967 2, 028
Average Yearly Growth - 34 Units
** Northwest Associated Consultants, Inc. Projections
EXHIBIT D -
POPULATION & LAND DEMAND SECTION OF
12
1991 COMPREHENSIVE PLAN AMENDMENT
. .
Growth rates for the area around Oak Park Heights indicate a
strong level of residential growth that is expected to continue
through the year 2010 . The calculations for population,
households, and housing unit projections are as follows :
BAYPORT, STILLWATER, BAYTOWN TOWNSHIP, STILLWATER TOWNSHIP
POPULATION AND HOUSEHOLD TRENDS AND PROJECTIONS
Bayport:
Median
Household Housing
Population Size Households Units
1970 2, 987 4 .56 655 669
,
1980
2, 932 4 .33 677 704
1990 3 ,200 4 .30 743 766
2000** 3, 064 4.00 766 790
2010** 3, 077 3 .90 789 814
Average Yearly Growth 2 .4 Units
Stillwater:
Median
Household Housing
Population Size Households Units
1970 10,208 3 .36 3 , 035 3, 115
1980 12,290 3 .02 4, 065 4,279
1990 13, 882 2 .78 4, 982 5, 189
2000** 14, 554 2 .54 5 , 730 5, 969
2010** 15, 808 2 .44 6,479 6, 749
Average Yearly Growth - 78 Units
:
Baytown Township:
P'
Median
Household Housing
Population Size Households Units
1970 723 3 .93 184 188
1980 851 3 .59 237 242
1990 939 3 .10 302 308
2000** 959 2 .70 355 363
2010** 1, 022 2 .50 409 418
Average Yearly Growth - 5 .5 U nits
** Northwest Associated Consultants, Inc. Projections
13
. •
Stillwater Township:
Median
Household Housing
Population Size Households Units
1970 979 4 . 00 245 256
1980 1, 599 3 . 57 448 463
1990 2, 066 3 .23 639 659
2000** 2, 151 2 . 70 794 819
2010** 2 , 372 2 . 50 949 979
Average Yearly Growth - 16 Units
** Northwest Associated Consultants, Inc.
The average yearly growth of Oak Park Heights and the surrounding
area is approximately 136 residential units per year. With the
addition of the significant new area for residential development,
it is expected that Oak Park Heights will capture a larger
portion of the development in this area, especially from the
areas in the Townships not served with municipal services .
14
+1
LAND ABSORPTION
The following analysis provides an inventory of vacant
developable land with the recently annexed area. This land
supply is then compared with historical growth trends and
assumption of future growth to outline anticipated land
absorption for Oak Park Heights.
LAND SUPPLY
Using information from the 1988 annexation, the following table
was prepared to illustrate the total amount of net developable
land existing in the City, both before and after the school site
annexation. Description of the information included in the table
is as follows .
Column number 1 represents total geographic area of the City of
Oak Park Heights and the annexation area by acres.
Developable vacant land is defined as land suitable for
development not containing wetlands, poor soils, slopes over 18
percent and not affected by development restricting utility
easements . With the proposed annexation, the City' s total supply
of developable vacant land will increase to 562 acres.
In 1988, the City of Oak Park Heights had approximately 56 acres
of land committed to development. Since 1988, this development
commitment has grown to approximately 91. 7 acres. The Stillwater
Area High School site in the annexation area comprises 145 acres
of the total annexed acreage. These committed acres are
subtracted from the vacant land supply. This results in an
uncommitted vacant land supply of 322 acres after annexation.
The net vacant land supply represents the vacant land that is
available for building construction after credit is made for
streets, storm water facilities, and park land contributions .
This final calculation was made to provide direct and consistent
comparison with the land demand projections which are based on
building permit activity in the City. With the annexation area,
the City of Oak Park Heights will have a net vacant land supply
of 225 . 5 acres .
15
S
1991 VACANT LAND SUPPLY
Land
Total Vacant Committed Uncommitted Net
Gross Developable for Vacant Vacant
Acres Land Development Land Land
City 1, 287 217. 3 91. 7 125 . 6 87.9
Annexation
Area 392 345 . 0 148 .5 196 .5 137. 6
TOTAL 1, 679 562 . 3 240.2 322 . 1 225 .5
LAND DEMAND
Residential:
Oak Park Heights has a City-wide residential density of
approximately 3 . 6 units per acre. Based on growth between 1980-
1990 and applying the average residential density to the project
housing unit projected growth (340 units) provides a residential
land absorption of 95 acres for each of the next two decades .
This projection is based on the assumption that the 1980s, with
its slow growth early and strong growth in the second half of the
decade, provides an adequate base to project growth in the coming
decades.
Due to the limited land supply which existed in Oak Park Heights
prior to 1988 and the amount of high density development in the
Community, it is anticipated that future residential growth will
be greater with the availability of an unencumbered land supply.
Additionally, the land use plan proposes a significant amount of
low density residential development in the annexation area. The
low density residential land use classification will serve to
increase future land absorption of the newly annexed area of the
City.
16
S •
Commercial: •
Between 1980 and 1990, the City of Oak Park Heights had
approximately 15 acres of new commercial development .
Additionally, 26 acres of commercial land development has been
proposed in 1991 . It is anticipated that the new commercial area
adjacent to Highway 36 and County Road 5 will be developed within
the decade in that the visibility, access, and expected water and
sewer availability reaches this area desirable for development.
Expected reconstruction of Highway 36 to a freeway will also
create the need for commercial property in that businesses will
be relocated to provide additional right-of-way. Although not
all of the businesses will relocate in Oak Park Heights, it is
anticipated that many would desire to stay in Oak Park Heights
and take advantage of the highly visible commercial property
along Highway 36 and County Road 5 . In recognition of the strong
growth assumption, a projected demand for commercial property in
the coming decade is expected to be four times the growth of the
1980s decade.
Industrial:
In the past ten years, Oak Park Heights has experienced very
limited industrial growth of only one acre. The annexation area
will not introduce additional industrial land to the City. As
such, no physical changes are being made that may change the rate
of industrial land absorption.
SUMMARY OF DEMAND
The following table provides a summary of project land absorption
based on historic community development trends. The Metropolitan
Council ' s Development Framework provides that an urban service
area should provide for a five year overage. The second column
illustrates the projected demand with overage.
PROJECTED LAND DEMAND
WITH OVERAGE (ACRES)
Projected Demand With
Demand Overage
Residential 95 142 . 5
Commercial 60 90 . 0
Industrial 1 1.5
Other 4 6 . 0
TOTAL 160 240 . 0
17
•
COMPARISON OF DEMAND AND SUPPLY
Based on historical development trends for Oak Park Heights, it
appears that the net vacant land supply of 225 acres would
accommodate less than the projected land demand with overage for
the coming decade. The land demand with overage consumes the
entire vacant land supply by 15 acres .
The demand for developable property in Oak Park Heights is
expected to reflect strong growth in single family residential
and commercial property. The demand with overage of 240 acres is
expected to exceed the supply of vacant land currently within the
City before the end of the 1990s decade. Additional areas
adjacent to Oak Park Heights, in particular west of Highway 5,
are expected to eventually petition for annexation and will add
additional commercial and possibly residential property to Oak
Park Heights .
The land demand projections based on historical development are
conservative. These projections represent a community with a
limited supply of available vacant land prior to the 1988
annexation. These limited land supplies have served to suppress
development in Oak Park Heights .
With the availability of developable vacant land, land
absorption ratios through the next decade are anticipated to be
greater than the last ten years. A summary of the reasons for
this forecast is as follows:
1. Increased land supply in itself will generate more
development opportunities .
2 . The extension of utilities to the school site will provide
utility service to much of the newly annexed land. The
availability of utility services and the financial
implications will stimulate development interests in this
area of the City.
3 . The land use plan for the newly annexed area of the City
calls for a large portion of the area to be developed as
low density single family homes. This lower density
residential use will generate a greater land demand than
currently reflected in the City-wide average density.
4 . Planned regional improvements to Highway 36 will improve the
accessibility between Oak Park Heights and the balance of
the Twin Cities Metropolitan Area. This convenient
accessibility may enhance Oak Park Heights as a residential
area.
18
• !
5 . Commercial growth in Stillwater has extended west along
Highway 36 taking advantage of highway visibility and
accessibility. With the extension of utilities, Oak Park
Heights commercial locations in the newly annexed area
offers the same market location features.
19
III III
CITY OF C 0 F'Y
OAK PARK HEIGHTS
.,.
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A MINNESOTA STAR CITY
•
May 2, 1995
David & Judith Screaton
2474 Oakgreen Avenue North
Stillwater, MN 55082
Re : Study of Annexation Request
David & Judith:
Thank you for your check for $2 , 000 . I have directed the City
Engineer and City Planner to begin their study of your area.
They have estimated that the study will take approximately a
month. When the study is finished I will give you a call . It is
my intent that the study will be presented to the Oak Park
Heights City Council at their regular meeting Monday, June 12 ,
1995 at 7 : 00 p.m.
In addition, I want to remind you that if the initial study
proves that annexation is feasible and the City Council elects to
proceed you will be looking at additional costs estimated by the
City Planner to run between $5, 000-$10, 000 before the annexation
process is complete .
If you have any questions please give me a call .
Sincerely,
A.,--1 /j
/- ..
Michael Robertson
City Administrator
cc : Pat St . Clair, Baytown Town Clerk
City Council
City Attorney Mark Vierling
14168 North 57th Street • Box 2007 • Oak Park Heights, Minnesota 55082-2007
Phone: 612-439-4439 • Fax: 612-439-0574
- �
1111 ��������� ��
� ! �� \ )_\�/_�.
OAKGREEN FARM INC
2474 Oakgreen Au N
STILLWATER, MN 55082
April 24, 1995
Mike Robertson , City Administrator
Oak Park Heights ,
14168 North 57th Street ,
Oak Park Heights, MN 55082
Re : Annexation Petition
Dear Mr . Robertson ,
I am enclosing a check for $2000 for deposit in an escrow
account for our annexation study .
Please let me know your anticipated time frame for this
study.
Sincerely,
r.
David R Screaton ,
President ,
Oakgreen Farm Corporation
Enc .
• II
CITY OF
E = . uU OAK PARK HEIGHTS*
,..,.,..: --,-, / ,,,4,
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A MINNESOTA STAR CITY
March 30, 1995
David & Judith Screaton
2474 Oakgreen Avenue North
Stillwater, MN 55082
Re : Your Annexation Petition
David & Judith:
Based on estimates I have received from our City Engineer and
City Planner, we estimate a study of the suitability of your
property for annexation would cost between $1, 500-$2 , 000 .
Accordingly, you must deposit $2, 000 in an escrow account with
the City of Oak Park Heights before I would authorize any study.
If the study costs less than $2, 000, the City of Oak Park Heights
will refund the difference .
You should also know that if the initial study proves that
annexation is feasible and the City Council elects to proceed you
will be looking at additional costs before the annexation process
is complete. These additional costs have been estimated by the
City Planner to run between $5, 000-$10, 000 .
Please advise me how you would like to proceed.
Sincerely,
/ . �, , --"-------
Michael Robertson
City Administrator
cc : Pat St . Clair, Baytown Town Clerk
City Council
City Attorney Mark Vierling
14168 North 57th Street • Box 2007 • Oak Park Heights, Minnesota 55082-2007
Phone: 612-439-4439 • Fax: 612-439-0574