Jane McWilliams, LWV Observer
All commissioners were present.
Although they had tackled what may be the most difficult decision of their terms on the planning commission, the seven members completed their work on the Greenvale Township landowners’ request to amend the land use map and to annex acreage and adjourned slightly before 9 p.m. The relative brevity of the meeting didn’t preclude serious deliberation and thoughtful consideration of alternatives, however.
In preparation for the commission’s decision, staff identified four alternatives for the commission to consider and attached findings to support each alternative. The alternatives ranged from approving the request to amend the future land use map from residential cluster to business park/light industry and to annex 530 acres for a future business park development, to tabling both measures so that additional information might be provided.
The decisions were made in two steps: First, land use map designation and second, annexation. On a vote of 6 to 1, with Commissioner Jim Herreid casting the negative vote, the commission decided to designate a portion of the Sorem property west of Garrett Avenue and all of the Fink and Lysne properties business park/light industry (instead of residential cluster as is the current designation). These lands would be included in the city’s urban expansion area, but not the priority growth area. The Sorem and the St. Olaf properties would also be designated business park/light industry, and would be included in the priority growth area. In effect, the commission approved only a portion of the requested acreage to be part of the city’s supply of developable land.
In the second decision, also on a divided vote with Herreid in the negative, the commission agreed to recommend annexation of 354 acres, rather than the 530 originally sought by the Land Vista, the company representing the landowners. The annexed land includes 90 acres owned by St. Olaf College, located between the city hospital site and the Sorem property. Although the college also was seeking annexation of their property, at this time, the college does not intend to develop it.
The decisions were preceded by discussion of the many factors influencing the city’s decision. Commissioner Thomas acknowledged the city’s need to improve the tax base, and that business and industrial development can help this. However, she wondered whether there is a way for the city to set a goal for and then measure whether residential and commercial/industrial development are in balance. Staff responded there is not. Commissioner Griffith said he was not persuaded that annexing 530 acres is in the best interest of the city or of agriculture. Commissioner Colby said he thinks we are having a major change in the economy with competition with India and China for gasoline, so transportation is an issue. Commissioner Currier agreed, and said the lack of a nearby railroad bothered him most. “If this property had access, I wouldn’t be losing sleep at night worrying about this annexation.” Commissioner Herreid worried that the city will not “have a deal if we don’t take it all.” He noted that the taxes on his property have greatly increased since and we need the tax base. Asking what the downside is of having all of the acreage in the jurisdiction of Northfield, Commissioner Davis noted that if we have land as part of the city we have more control over the use. A question was raised as to how development would affect adjoining landowners. If Mr. Sorem comes up with a developer, the other farmers can still farm and won’t lose their Green Acres designation. (This is a program which reduces taxes on certain ag land.)
In the packet for the meeting, the staff provided helpful information including the council’s goal of establishing a business park, the EDA’s resolution in support of the original annexation request, information about the estimated costs of infrastructure for area in question as well as the Waterford Township and the Bridgewater Township “Infill” areas, reference to the St. Olaf College Land Use Study, the Northwest Northfield Corridor Study, and comments from the Minnesota Department of Transportation on the proposed annexation. This, along with the public hearing on April 29 and the information meeting on May 13, provided the commission a lot to think about as they forged their recommendation to the council.
The council will have a work session on the matter to familiarize them with the issues and the commission’s recommendations on June 9. The council will need to take action at their June 16 meeting in order to meet the July 1 deadline.
With this important decision, the commission will return to work on the revision of the comprehensive plan, with their June 3 session devoted to the chapter on land use. Staff said with a meeting on each of the 5 Tuesdays during June, they should be able to complete work on the plan that month.
