2006 07-26 CC PACKET - Laserfiche WebLink

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M S JUN 14 2006 Organization (VLAWMO). This organization has authority to control any environmental threats to the lake from runoff on the Subject Property. In fact, the mayor of Gem Lake currently chairs VLAWMO. (h) Fiscal impact on the subject area and adjacent units of local government, including present bonded indebtedness; local tax rates of the county, school district, and other governmental units, including,- where applicable, the net tax capacity of platted and unplatted lands and the division of homestead and nonhomestead property; and other tax aid issues. As a small city that is surrounded by other cities, Gem Lake has limited opportunities for developing its tax base. Given the large areas of the city that are zoned residential, the opportunities for commercial development are further limited. The Subject Property represents a significant amount of the city's potential for enhancing its commercial property tax base. The tax revenue to Gem Lake from property taxes on the Subject Property, if developed, would not be inconsequential. The loss of that potential for revenue would be of greater impact on Gem Lake than the corresponding increase in revenue would be to Vadnais Heights, given the size of their respective budgets. If left undeveloped, the Subject Property generates Tittle property tax revenue and has little impact on the budget of Gem Lake. (i) Relationship and effect of the proposed action on affected and adjacent school districts and communities. The City of Gem Lake and the City of Vadnais Heights are both within the White Bear School District. There would be no impact on the school district. (j) Whether delivery of services to the subject area can be adequately and economically delivered by the existing government. The City of Gem Lake is capable of providing the minimal levels of service that its citizens prefer. There is a real question, however, if it can and will provide the sewer and water service for the development of its remaining vacant land, including the Subject Property, on an economical and timely basis. (k) Analysis of whether necessary governmental services can best be provided through the proposed action or another type of boundary adjustment. Necessary government services can best be provided by annexation of the Subject Property to the City of Vadnais Heights. The sewer line beneath County Road E already exists and would be simple and inexpensive to connect. Importantly, the City of Vadnais Heights is willing and eager to work out development plans regarding the Subject Property, ensuring that the necessary `11