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HomeMy WebLinkAbout2.c. Annexation Overview« 'ssal ao 1991 aaenbs 08L` LZ 96ea9ne sJol pa:4eld ayj pue `966 L ` L }sn6ny aap 6ullleld JOI panoidde ueaq say pue Alp ayj 10 sallw om4 ulgllnn sl puel aqJ *j7 ao uoilexauue aol Alp auj uoil ad saaunnopuel ayj Ile pue `saljilloel aannas oilgnd elgellene Aq pamas 6ulaq jo algedeo ao panaas Alluesaid jou `ssai ao saaoe 09 si paxauue aq o} eaae ayj pue Alp ayj singe puei au} '£ aIiwy 40 ulylinn Apeaale puei Aq papunoaans A1a191dwoo si puel ayj 'Z :paxauue aq of puei ayj sumo Alp ayj . 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However, a more in -depth look at the sewer capacity of the city, under the current conditions would be needed. If existing systems cannot handle new capacity, the Met Council has indicated they will be installing a new interceptor down Biscayne into Empire Township to the Empire Plant. This interceptor serves two purposes, to siphon flows from the Rosemount Plant and provide service into areas of Empire Township. The second process is the orderly annexation process. This requires joint resolution for. orderly annexation from the city and township. The emphasis is on negotiation between the two parties, which results in a binding contract upon all parties. Ultimately the annexation must be approved by Minnesota Planning, which uses similar criteria to the above when determining if the annexation should be approved. The third option is the petition and hearing process. If the two parties cannot agree on an orderly annexation this is the methodology used. It is initiated by petition which can come from the City, Township, 20 % of the property owners or 100 property owners, whichever is less residing in the area to be annexed, or a resolution by the city with the town board stating a desire to annex the entire township to the city. The petition must include a "fact- fining form ". If the annexation is contested, the parties will be required to meet at least three times for arbitration or mediation. Again, Minnesota Planning or its designated decision -maker determines the final disposition of the annexation petition. According to the article attached regarding Farmington appears to have an orderly annexation agreement with Empire Township to allow a 1,000 acre residential development. I have placed calls with the developer and the Community Development Director of Farmington to see how that process went and what the timing is. As yet, I have not been able to get a hold of them but hope to have a verbal update for the Council workshop meeting. SUMMARY At this time staff is not requesting any action by the Council. Rather this is being presented for information only, due to recent contacts the city has received. 2 CHAPTER 2 HANDBOOK FOR MINNESOTA C1TIEs This chapter last revised 12/10/2003 2 -15 Often, an area being considered for annexation has been developed in a less dense manner than the adjoining city; thus, the property tax revenues from that area in relation to the amount of services it will receive as part of the city will not be in the same proportion as the adjoining city. The council may wish to weigh this factor against the longer -term implications of not bringing the area into the city. This information will let the city council make policy decisions regarding the merits and demerits of an annexation proposal. Having obtained this information, the council should seek a final decision that will protect and promote the best interests of the city, the area to be annexed, the county and town in which the area is located, and the entire social and economic community surrounding the city. A. Statutory requirements for annexation Minn. Stat. §§ 414.031- Annexation of land cannot occur unless it meets the following three 414.033. requirements: Minn. Stat. § 414.031, subd. 4. First, the land must adjoin the corporate limits of the annexing city. The Minn. Stat. § 414.011, subd. 6. statute speaks of annexation of unincorporated territory abutting a city. Land abuts a city when its boundaries and those of the city coincide or touch one See, 12 McQuillin Municipal Corporations § 7.20 {3' ed. another so that after annexation, the annexed territory will be united with the Revised 1996) (citing cases to city in forming a homogeneous community that can provide all of its parts this effect); See also, Stare v. with the benefits of local government. The statute defines "abuts" to include Village of Mound, 234 Minn. 531, 48 N.W.2d 855 (1951); areas with boundaries that at least touch one another at a single point, or with g p Village of Orono v. village of boundaries that would touch but for an intervening road, railroad, waterway Long Lake, 247 Minn. 264, 77 or parcel of publicly -owned land. In those cases where an annexation needs N.W.2d 46 (1956). the approval of Minnesota Planning, it may alter the boundaries of the area to preserve or improve the symmetry of the area. Minn. Stat. § 414.031, subd. 4. Second, Minnesota Planning may approve an annexation if it finds city governance of the area is necessary to protect the public health, safety, and welfare; if annexation is found to be in the best interests of the city and the Long Lake, Village k Orono e, 247 M i nn. 264, 77 village of territory to be annexed; or, if land is, or is about to become, suburban or N.W.2d 46 (1956). - urban in character. This generally refers to land in close proximity to the city, of limited size, suburban in character, and with a community of interest so it will adapt to city government. Minn. Stat. § 414.061. Third, the land may not already be part of another city. A concurrent action See section on detachment. of the involved cities, however, could result in a detachment from one and annexation to the other through a different procedure. HANDBOOK FOR MINNESOTA C1TIEs This chapter last revised 12/10/2003 2 -15 Minn. Stat. §§ 115.49, subd. 2a; 414.0335. Minn. Stat. § 414.033, subd. 3 See discussion of hearings under the section on Petition, hearing and order of Minnesota Planning. 2 -16 The law considers land described above to be urban in character. The city can annex it merely by passing an ordinance in all these situations. The city must file copies of the ordinance with Minnesota Planning, the town clerk, the county auditor, and the secretary of state. Annexation does not become effective until Minnesota Planning approves the filing. Before a city may annex land under the criteria specified in 2, 3 or 4 above, it must serve notice of intent upon the town board and all landowners within and contiguous to the area to be annexed, and hold a public hearing. Land may also be annexed by ordinance if the Minnesota Pollution Control Agency (MPCA) has required the city to extend a government service outside its jurisdiction into an unincorporated area. If 60 percent or more of the perimeter of the area to be annexed borders the city and the area is 40 acres or less, the city may annex it by ordinance under the criteria specified in 3 above. However, the city must serve notice of its intent upon the town board and wait 90 days for the town's objection. If the town board raises objections, the city may abandon the proceedings or Minnesota Planning will hold hearings and order or deny the annexation. HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/10/2003 CILMI R 2 B. Annexation procedures Contact Minnesota Planning Although the statutes set out three different annexation procedures, only one for more information at Department of Administration, procedure may apply n an given situation. The appropriate rocedure p y pp y i y g p Municipal Boundary depends on the ownership, size, and other characteristics of the land under Adjustments, Room 300; 658 consideration. For annexation purposes, the jurisdiction and authority of Cedar Street, St. Paul, MN Minnesota Planning is uniform for all communities throughout the state. 55155;(651)284 -3383; tvww.mba.state.mn.us /index.ht Minnesota Planning has information to assist units of government in H. presenting evidence in boundary- adjustment proceedings. The three annexation procedures are applicable in different situations and require completing certain steps. 1. Annexation by ordinance Minn. Stat. § 414.033. In some circumstances, unincorporated property may be annexed to a city simply by passing an ordinance declaring the land as annexed to the city. Cities may annex by ordinance when: (1) the city owns the land to be annexed; (2) the land is completely surrounded by land already within city limits; (3) the land abuts the city and the area to be annexed is 60 acres or less, not presently served or capable of being served by available public sewer facilities, and all the landowners petition the city for annexation; or (4) the land is within two miles of the city and has been approved for platting after Aug. 1, 1995, and the platted lots average 21,780 square -feet or less. Minn. Stat. §§ 115.49, subd. 2a; 414.0335. Minn. Stat. § 414.033, subd. 3 See discussion of hearings under the section on Petition, hearing and order of Minnesota Planning. 2 -16 The law considers land described above to be urban in character. The city can annex it merely by passing an ordinance in all these situations. The city must file copies of the ordinance with Minnesota Planning, the town clerk, the county auditor, and the secretary of state. Annexation does not become effective until Minnesota Planning approves the filing. Before a city may annex land under the criteria specified in 2, 3 or 4 above, it must serve notice of intent upon the town board and all landowners within and contiguous to the area to be annexed, and hold a public hearing. Land may also be annexed by ordinance if the Minnesota Pollution Control Agency (MPCA) has required the city to extend a government service outside its jurisdiction into an unincorporated area. If 60 percent or more of the perimeter of the area to be annexed borders the city and the area is 40 acres or less, the city may annex it by ordinance under the criteria specified in 3 above. However, the city must serve notice of its intent upon the town board and wait 90 days for the town's objection. If the town board raises objections, the city may abandon the proceedings or Minnesota Planning will hold hearings and order or deny the annexation. HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/10/2003 CHAPTER 2 Minn. stat. § 414.033, subds. If the land is platted, or if unplatted does not exceed 200 acres, a majority of s 13. the owners may petition the council for annexation. At least 60 days before a petition is filed, the petitioner must notify the municipality that the petitioner intends to file a petition for annexation. Minn. stat. § 414.033, subd. At least 30 days before a petition is filed for annexation, the petitioner must 13. be notified by the municipality that the cost of electric utility service to the petitioner may change if the land is annexed to the municipality. The notice must include an estimate of the cost impact of any change in electric utility services, including rate changes and assessments, resulting from the annexation. Within 10 days, copies of the petition must go to Minnesota Planning, the town board, and the county board of the town and county in which all or any part of the land is located, and to the governing body of all cities abutting the land to be annexed. Minn. stat. §414.033, subd. S. The town board or the governing body of another city can submit written objections to the annexation within 90 days of the filing of the petition to Minnesota Planning and to the city. If either the town or a city files objections, the annexing city can take no further action on the petition. The petition automatically goes to Minnesota Planning, which will hold a hearing and issue its order. Minn. stat. § 414.033, subd. s. If no one files objections and the council determines the property proposed for annexation is currently or is about to become urban or suburban in character, the council may pass an ordinance annexing the land. However, if all property owners involved do not sign the petition, a public hearing before the city council is necessary before the city can adopt the ordinance. All property owners in the affected area must receive a mailed notice at least 30 days before the hearing. Minn. stat. § 414.033, subds. Except when a town or city objects to an annexation, no action by Minnesota 7, 12. Planning is necessary to annex land in this manner. However, the city must file copies of the annexing ordinance with Minnesota Planning, the county auditor, the town clerk, and the secretary of state. The annexation does not become effective until Minnesota Planning approves the ordinance. Also, laws require a sharing of the tax base between the city and the town, with declining percentages over a five -year period. Minn. stat. § 414.033, subd. 6. If a city receives a petition for annexation of land, and all or part of the land is already included in a petition pending before Minnesota Planning for incorporation or annexation, the city cannot act on the petition until Minnesota Planning makes a final order on the pending petition. HANDBOOK FOR MINNESOTA CITIES 2 -17 This chapter last revised 12/102003 CHAPTER 2 Gilbert v. Minnesota State ice of Strategic and Long - Range Planning, CX -0 1 -1221 (Minn. Ct. App. Jan. 29, 2002) (unpublished opinion). Minnesota Planning stresses that most annexations by ordinance are exceptions to the requirement for a hearing. Cities must clearly show that the facts making the exception operative are present. Minnesota Planning will not approve an annexation ordinance without this information. However, the Minnesota Court of Appeals has held in an unpublished opinion that once the criteria in the statute authorizing annexation by ordinance have been satisfied, Minnesota Planning does not have authority to conduct a further review of the proceeding, and it must approve the annexation. 2. Orderly annexation Minn. Stat. § 414.0325. Minnesota Planning promotes orderly annexation because it emphasizes negotiation and agreement. One or more townships and one or more cities can initiate an orderly annexation process by passing a joint resolution. The resolution designates an unincorporated area in need of orderly annexation. It must include a description of the area. The resolution may also give Minnesota Planning jurisdiction over annexation in the area and over various provisions of the joint agreement. Once Minnesota Planning has received the joint resolution, an initiation of an annexation of any part of the designated area can occur by either the submission of a resolution from any party to the original joint resolution or by Minnesota Planning on its own motion. Minn. Stat. § 414.0325, subd. If the joint resolution for orderly annexation of an area states that no 1 alteration of the area is appropriate, Minnesota Planning may review and comment on the resolution, but it may not alter the boundaries. Likewise, if the joint resolution sets conditions for the annexation and states Minnesota Planning consideration is not necessary, Minnesota Planning may only review and comment on the resolution and must order, within 30 days, the annexation under the terms of the resolution. Minn. Stat. § 414.0325, subd. An orderly annexation agreement is a binding contract upon all parties to the 6. agreement, and is enforceable in the district court in the county in which the unincorporated property in question is located. The provisions of an orderly annexation agreement are not pre - empted by any other provision of annexation law unless specifically provided by the agreement. If an orderly annexation agreement provides the exclusive procedures by which the unincorporated property identified in the agreement may be annexed to the city, the city shall not annex that property by any other procedure. Minn. Stat. §§ 115.03, Whenever the MPCA or another state agency orders a city to extend 115.071, 115.49; 414.0335. municipal services to a certain unincorporated area, Minnesota Planning may consider designating the area for orderly annexation. 2 -18 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/10/2003 CHAPTER 2 Minn, Stat. § 462.3535, subd. If a city designates an urban growth area based on a community -based 5. comprehensive plan, an orderly annexation agreement must then be See Chapter 16 for a negotiated. discussion of community - based planning. Minn. Stat. § 414.09. When Minnesota Planning receives a joint resolution for annexation of part of the designated orderly annexation area, it must schedule a hearing following the requirements for hearings in other annexation actions. If the Minn. Rules 6000.01oo- .3aoo. joint resolution provides for the conditions for annexation of an area and states that board consideration is not necessary, Minnesota Planning may Minn. Stat. § 414.0325, subds. review and comment on the resolution, but it shall, within 30 days, order the 1, 3. annexation under the terms of the resolution. If the resolution allows for consideration by Minnesota Planning, Minnesota Planning may order the annexation, if • The area proposed for annexation is currently, or is about to become, ' urban or suburban in character, and the annexing city is capable of providing the needed services within a reasonable time; • The existing town form of government is not adequate to protect public health, safety and welfare; or, • Annexation would be in the best interest of the proposed area. Minnesota Planning may deny the annexation if it conflicts with any provision of the joint agreement. Minnesota Planning may increase or decrease the boundaries of the proposed annexation to include property that is in need of, or will be in need of, city services, unless the joint resolution states no alteration of boundaries is appropriate. If Minnesota Planning denies annexation, the law prohibits any other proceedings for the annexation of substantially the same area within two years of its order, unless a majority of the area's property owners initiate the new proceeding and affected parties to the resolution support the resolution. In all cases, Minnesota Planning will set out the factors that are the basis for its decision. _Mimi. star. § 414.036. When Minnesota Planning orders the annexation of part of a town to a city under an orderly annexation agreement, the agreement may provide a reimbursement from the city to the town for all or part of the annexed taxable property. The reimbursement must be in substantially equal payments over not more than six years. HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/10/2003 2 -19 Minn. Stat. § 414.031. If a city cannot annex land by ordinance or by orderly annexation, the annexing procedure is outlined in this section. a. Initiating the proceeding Before initiating any boundary- adjustment request, the city, township, county or property owner should meet to discuss planning issues. Any affected party ` may call a meeting at which the public should be allowed to participate. The party requesting the boundary adjustment should notify Minnesota Planning of the outcome of any meetings. Holding these meetings is optional, but it is strongly encouraged by Minnesota Planning. 2 -20 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/10/2003 CHAPTER 2 Minn. Stat. § 471.59. In the area designated for orderly annexation, a joint resolution may provide for the establishment of a planning and land use control board under the Joint Powers Act. This board would have all of the powers contained in the Minn. star §§ a62.3s -.364. Municipal Planning Act. It also would have the authority to adopt and enforce the uniform fire code. The joint resolution may provide that joint planning and land -use controls apply to any or all parts of the area designated for orderly annexation, as well as to any adjacent unincorporated or incorporated area described by the joint resolution. Mirm. Stat. § 462.357, subd.1. If the joint resolution does not provide for joint planning and land use Minn. Stat. § 462.358, subd. 1. control, the following procedures take effect. If the county and townships agree to exclude the area from their zoning and subdivision ordinances, the city may extend its zoning and subdivision regulations to include the orderly annexation area. If the county and township do not agree to such extraterritorial zoning and subdivision regulation, zoning and subdivision regulation within the orderly annexation area will be under the control of a three- member committee. The governing bodies of the city, town, and county will each appoint one member to the committee. The committee serves as the governing body and the board of appeals and adjustments within the orderly annexation area. The committee has all the powers provided by the Municipal Planning Act, plus the authority to adopt and enforce the uniform fire code. Minnesota Planning's order is effective when the director issues it or at some later date, if specified in the order. No annexation election is necessary. Contact Minnesota Planning for more information at 3. Petition, hearing, and order by Minnesota Department of Administmuon, Municipal Boundary Planning Adjustments, Room 300,658 Cedar Street, St. Paul, MN 55155; (651) 284 -3383; www.mba. state.mn.us /index.ht nil. Minn. Stat. § 414.031. If a city cannot annex land by ordinance or by orderly annexation, the annexing procedure is outlined in this section. a. Initiating the proceeding Before initiating any boundary- adjustment request, the city, township, county or property owner should meet to discuss planning issues. Any affected party ` may call a meeting at which the public should be allowed to participate. The party requesting the boundary adjustment should notify Minnesota Planning of the outcome of any meetings. Holding these meetings is optional, but it is strongly encouraged by Minnesota Planning. 2 -20 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/10/2003 CHAPTER 2 b. The petition A petition for a public hearing before Minnesota Planning may come from: (1) a resolution of the annexing city; (2) a resolution of the town containing the area to be annexed; (3) a petition of 20 percent of the property owners or 100 property owners, whichever is less, residing in the area to be annexed; or (4) a resolution of the city council, together with a resolution of the town board, stating a desire to annex the entire township to the city. In addition, in the case of state -owned property, the executive council of the state may Minn. Stat. § 414.065. petition for a hearing. The petition must go to Minnesota Planning. If property owners initiate the proceeding, they must also include a copy of a resolution of the annexing city supporting the proposed annexation. The petition must set forth the boundaries of the area proposed for annexation, names of all parties entitled to notice, and reasons for requesting annexation. For jurisdictional purposes, the petition should also show the area meets the three minimum statutory requirements for annexation. All petitions for boundary adjustment must include a fact - finding form. The form must detail the results of the planning meeting outlined above if one was held. If the boundary adjustment is contested, Minnesota Planning may require the parties to meet at least three times over a 60 -day period. At least Minn. scat. § 414.01, subd. 16. one of the meetings must be open to the public and allow public comment. In addition, a contested boundary adjustment will trigger the preparation of a fact- finding report by Minnesota Planning. C. Mediation and arbitration Minn. scat. § 414.12. If efforts to resolve boundary issues fail, and the issues have not previously been mediated, the parties may be required to participate in an alternative dispute resolution process. Minnesota Planning may require parties to: choose a mediator of their own; accept a mediator assigned by the Office of Dispute Resolution; or accept the mediation services provided by the Office of Administrative Hearings. Fees for mediation may be split as agreed to by all the parties. If the parties do not agree to a division of the costs, they must be allocated on an equitable basis by the mediator, arbitrator or chief administrative law judge. d. The powers and duties of Minnesota Planning After mediation and arbitration, Minnesota Planning or its designated decision -maker (mediator or arbitrator) may order the annexation: HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/10/2003 2 -21 CHAPTER 2 • If city government of the property will protect the public health, welfare, and safety, and if annexation is found to be in the best interests of the property proposed for annexation; or, • If the property is, or is about to become, urban or suburban in character; or, • If the annexation would be in the best interest of the subject area. Minnesota Planning or its designated decision -maker must deny the annexation: Town of Burnsville v. City of 0 If the increase in revenues for the annexing city bears no reasonable Bloomington, 268 Minn. 84, relation to the monetary value of benefits conferred upon the annexed 128 N.W.2d 97 (1964). area; If annexation of all or a part of the property to an adjacent city would better serve the interest of the residents of the property; or, If the remainder of the town would suffer undue hardship. Minnesota Planning or its designated decision -maker may alter the boundaries of the area to be annexed: • By increasing or decreasing the area to include only property that is, or is about to become, urban or suburban in character; • To add property abutting the area proposed for annexation in order to follow visible, clearly recognizable features; or, • To exclude property that may be better served by another unit of government. If Minnesota Planning or its designated decision -maker determines another city or town could better serve part of the area, Minnesota Planning may initiate and approve annexation on its own motion by conducting further hearings and issuing orders. In all cases, Minnesota Planning must indicate the basis for the decision. Minn. stat. § 414.031, subd. 4. In arriving at its decision, Minnesota Planning or its designated decision- maker must consider the following factors: Present population and number of households, past population, and projected population growth of the subject area and adjacent units of local government. 2 -22 HANDBOOK FOR MINNESOTA CITIES This chapter last revised 12/10/2003 CHAPTER 2 Quantity of land within the subject area and adjacent units of local government and natural terrain, including recognizable physical features; general topography; major watersheds; soil conditions; and such natural features as rivers, lakes, and major bluffs. Degree of contiguity of the boundaries between the annexing city and the subject area. Present pattern of physical development, planning and intended land uses in the subject area and the annexing city including residential, industrial, commercial, agricultural, and institutional land uses and the impact of the proposed action on those land uses. The present transportation network and potential transportation issues, including proposed highway development. Land use controls and planning presently-in use in the annexing city and in the subject area, including comprehensive plans for development in the area and plans and policies of the Metropolitan Council and whether there are inconsistencies between the proposed development and the existing land use planning controls. Existing levels of governmental services in the annexing city and the subject area, including water and sewer, fire rating and protection, law enforcement, street improvements and maintenance, administrative services, and recreational facilities, and the impact of the proposed action on the delivery of these services. Existing or potential environmental problems and whether the proposed action is likely to improve or resolve these problems. The annexing city's plans and programs for providing needed governmental services to the subject area. An analysis of the fiscal impact on the annexing city and the property proposed for annexation, and adjacent units of local government, including assessed valuation and the present bonded indebtedness and the mill rates of the county, school district, and town. Relationship and impact of the proposed action on affected and adjacent school districts and communities. Adequacy of town government to deliver services to the subject area. Analysis of whether necessary governmental services can best be provided through the proposed action or another form of boundary adjustment. HANDBOOK FOR MINNESOTA CITIES 2 -23 This chapter last revised 12/10/2003 CHAPTER 2 Minn. Stat. § 414.031, subd. 4a. Minn. Stat. § 414.031, subd. 4a; Minn. Stat. § 414.09. Minn. Star. § 414.031, subd. 4a. If only part of a town is annexed, the ability of the remainder of the town to continue, or the feasibility of it being incorporated separately or annexed to another city. e. Annexation of an entire township Whenever annexation by Minnesota Planning's order involves the annexation of an entire township, the order must include a provision for the election of new city officers. The expanded city would have a home rule charter or statutory form of government depending on what form is currently used in the annexing city. However, any ward system for the election of councilmembers would be inoperable. The ordinances of both the annexing city and the town would continue within the former boundaries until repealed by the governing body of the city. f. Other powers of Minnesota Planning Minnesota Planning may also order the election of new city officers as part of any other annexation order under this procedure, if the director or the director's designee determines that such an election would be equitable. Minnesota Planning may provide for election of councilmembers by wards, not less than three nor more than seven in number, if it finds that area representation is necessary for proper representation due to an uneven population density or the existence of agricultural lands in the path of suburban development. After four years from the effective date of an annexation, the council may adopt a resolution by a four - fifths vote to abolish the ward system and provide for election of councilmembers at large. Until the effective date of the annexation order, the town board and other officers of the town continue to exercise their powers and duties under the town laws in the portion of the city that was formerly the town. The council and other officers of the annexing city continue to exercise their powers and duties in the portion of the expanded city that was formerly the city. When the order takes effect, the town board and the council of the annexing city have no jurisdiction within the city. Then, the new city council and other new officers have jurisdiction, including jurisdiction over improvements and the levying of special assessments. The new city council can continue or discontinue any board that may have previously existed in the town or former city. 2-24 This chapter last revised 12/10/2003 HANDBOOK FOR MINNESOTA CIT Es Page 1 of 2 Undquist,Kim From: Verbrugge,Jamie Sent: Wednesday, May 05, 2004 9:14 AM To: Lindquist,Kim; Brotzler,Andy Cc: Rosemount Mayor Subject: Farmington annexation Kim, Please read the article from the Pioneer Press below. Let's find out what they are planning to annex. We might also want to touch base with Kevin Carroll, CD Director, to figure out the process they are going through. Thanks. Farmington poised to annex site BY BOB SHAW Pioneer Press One of the metro area's biggest developments ever — a 1,000 -acre project with up to 2,800 homes and townhouses — is coming to Farmington. Or rather, Farmington is coming to the development. The city plans to annex the project, some time after work begins on the site next year. "This is going to be big," said Dave Urbia, Farmington city administrator. Farmington's population of 18,300 is expected to double in 14 years, and the annexation will accelerate its evolution from a small town to a mid -sized suburb. That worries Urbia. He said the unnamed development would definitely change the character of the town. "But we are trying to grow in an orderly fashion," he said. A key to the future of the city, he said, is to make sure the historic downtown area thrives. The location of the development and a planned east -west corridor, linking Interstate 35 with Minnesota Highway 3 along 195th Street, will help. "Our goal is to connect the original part of town to where all the growth has been" to the north, said Urbia. The housing project poses complex issues for city officials, such as placing sites for streets, schools and parks. The city already is struggling with the pressure of growth — for example, hiring more police for the expanding population in the face of budget cutbacks. Urbia said the goal in this, and other developments, is to keep growth as steady as possible. To him, that means about 440 building permits a year — a big decline from a peak of 600 building permits issued in 2003. The developer, Genstar Land Midwest, is owned by the company that developed Stonemill Farms in Woodbury. That 650 -acre project is based on the idea of creating close -knit neighborhoods with sidewalks, smaller lots for homes and a central campus with swimming pools, a movie theater, ice rink, clubhouse and athletic club. "To a certain extent, we will transfer what is successful about Stonemill down here," said Steve Juetten, vice president of Genstar. "Clearly, our thought is some kind of association - maintained area," he said. 5/6/2004 Page 2 of 2 He said, though, that the company would wait for a market analysis before committing to any particular plan. At 1,000 acres, Juetten said the development would certainly be one of the biggest in the metro area. Juetten said that his company, the city and Empire Township had agreed in principle on the annexation, but the details have yet to be settled. "My gut tells me it will be phased over time," he said. Juetten said that 2,200 to 2,800 housing units would be built, about three- quarters of them single- family homes. He said the company plans housing, for various stages of life — starter homes, family homes and smaller units for older buyers. Prices for single - family homes will range from $250,000 to about $400,000, Juetten said. About 800 acres of the property are usable, said Juetten, but the remaining 200 acres are in a flood plain or near railroad tracks. Bob Shaw can be reached at bshaw0pioneerpress.com or 651- 228 -5433. Jamie Verbrugge City Administrator City of Rosemount 651- 322 -2006 r 5/6/2004