PC Meeting Date: June 16, 2025
To: Members of the Planning Commission
From: Mikayla Schmidt, City Planner
Title
Consideration of the Annexation Application for PID 0432375001 by Baja3, LLC.
Body
Action Requested:
The Planning Commission is requested to review and provide a recommendation to the City Council on the annexation application for PID 0432375001 by Baja3, LLC.
Summary Report:
City staff and the applicant have been working for several months to review the process and application for annexation into Northfield city limits from Northfield Township. The property is located on the east side of Northfield, directly adjacent and to the east of Oaklawn Cemetery, and on the north side of Wall Street Rd. The property is 49.4 acres.
Northfield and Northfield Township jointly approved an Orderly Annexation Agreement (OAA) this year. City Planner Mikayla Schmidt and City Administrator Ben Martig met with three members of the Northfield Township board to discuss the application and review the next steps. The OAA does not require separate approval from Northfield Township to proceed with the annexation process. The city and township agreed it would be beneficial for the township board to meet and share any formal concerns and/or recommendations on the annexation application. Northfield Township provided a letter of support for the annexation with two comments. The first being the proposed roundabout that would be located at Wall Street Rd. and the future Jefferson Pkwy (attached). The city proposed an initial style and size like the roundabout constructed at Jefferson Rd. and Jefferson Pkwy, but it was in no way a final design. Northfield Township does not support that design and would prefer a design like the intersection of County Road 1 and Highland Parkway/Farrel Avenue in Dundas; or a four-way stop. The second comment regards the timeline for development. Per their letter, “The Township recognizes city services will be “stubbed” to the annexed land within two years. The Township would like to see this land developed as soon as possible after annexation, while understanding development is subject to yet unknown market factors.”
Annexation is a Type 4 review procedure per Chapter 34 - Land Development Code. This means the Planning Commission holds the public hearing and provides a recommendation to City Council. City Council makes the final decision on the annexation application.
The Comprehensive Plan describes a development preference for infill, redevelopment and intensification of property already within the corporate limits of the City. However, the City Council recognizes that the Comprehensive Plan also indicates that “greenfield,” edge development through annexation is appropriate and that there are other circumstances not addressed in the Comprehensive Plan where annexation may be necessary or appropriate, including but not limited to: expansion of a new or existing business; urban or suburban residential development; orderly growth and planned municipal services extensions; or abating an adverse environmental condition or preventing a potential adverse environmental condition.
Alternative Options:
The planning commission could recommend approval of the annexation or approval of a portion of the property for annexation. Any alternative recommendation will require findings to support the recommendation. Final recommendation on this application could be postponed to the next planning commission meeting to draft a different resolution.
Financial Impacts:
The City of Northfield will have to pay a lump sum to Northfield Township of approximately $37,125.00 based on the orderly annexation agreement. This is $750.00 per acre. If annexed into the city, approximately $2,700.00 of property taxes could be levied by the city per year.
Tentative Timelines:
June 4, 2025: Public hearing notice published in the Northfield News
June 5, 2025: Public hearing notice mailed to property owners within 1500 ft.
June 16, 2025: Public hearing and recommendation by Planning Commission
July 1, 2025: Review by City Council