Housing and Land Use Action Plan

(Click here for Housing and Land Use Goals, Policies and Actions) 

The residents of the City of Afton have consistently supported the concept that Afton remains Permanent Rural and Permanent Agriculture. This intent has been communicated via elections, City Council and Commission actions, referenda, moratoria, Green Space studies, surveys, public statements, participation in public hearings, participation in other extra-jurisdictional organizations such as the Valley Branch Watershed District, the MN-DNR Trout Stream Initiative, the Five Cities Planning Committee (five cities incorporated within the original Afton Township), and other means.

After several years of work, and in conformance with the Metropolitan Council’s prior Development Framework Plan, in the Comprehensive Plan of 1982, the City of Afton established an Agricultural Zone with a density of 3 dwelling units per 40 acres of land and passed ordinances to enforce that policy. At that time, and continuously to the present, the residents of the City of Afton value the agricultural economy and rural character that an agricultural environment provides.    

Productive and potentially productive agricultural land is being lost to nonagricultural development at an alarming rate in the Twin Cities metropolitan area. Within the seven county metropolitan area, approximately 20% of the agricultural land was converted to other uses between the years 1964 and 1974[1]. Thirty-five thousand acres of that lost agricultural land was in Washington County. Between 1982 and 1990, Washington County lost an additional 25,000 acres of agricultural land[2].

Agriculture plays an important role in preserving the balance of economic conditions in the Twin Cities Metropolitan area. Once agricultural land is developed for nonagricultural residential, commercial, or industrial use, it is forever lost to agricultural production. This Plan intends to preserve agricultural land for permanent agricultural use, and does not accept the belief held by some that agricultural use is merely a temporary use or that agricultural lands are merely a holding area for future residential or other development.  Moreover, the community values agricultural land as open space in an increasingly urban environment, a sanctuary for a rural lifestyle that Afton residents have consistently desired to maintain.  

In April 1980, the State of Minnesota enacted the Metropolitan Agricultural Preserves Act. This act provides a package of benefits designed to give farmers in the seven-county metropolitan area the assurance they can continue their farm operations on an equal footing with other farmers in the state, without the pressures of urbanization. These benefits include:

1. Agricultural use valuation.
2. A lid on total tax rates so that they cannot exceed 105% of the statewide average in townships for all purposes.
3. Prohibition of special assessments for sewer and water.
4. Protection for normal farm practices -- a local government would be prohibited from enacting ordinances which inhibit normal farm practices unless they bear a direct relationship to the public health and safety.
5. State agencies are directed to be supportive of farming in Ag Preserves, and the joint legislative committee on agricultural preservation is directed to study state agency regulations that negatively affect long-term agricultural lands. The committee is requested to recommend changes in regulations that inhibit normal farm practices.
6. Annexation proceedings -- the Minnesota Municipal Board is required to make certain findings before an Ag Preserve can be annexed to a city.
7. Protection from eminent domain -- before Ag Preserve land can be acquired by eminent domain, it must be shown that there are no reasonable cost effective alternatives which would have less of a negative impact on Ag Preserves. The process of review is conducted by the Environmental Quality Board. A suspension of up to one year is possible, but it cannot permanently stop eminent domain[3].

In order to take advantage of these benefits, a farmer's land must be designated "agricultural" on the city's land use map and zoned at a density of no more than one dwelling unit on 40 acres for residential development. In addition, the farmer must apply for and receive certification from the city stating that the property is eligible for "preserve" status. Once a farmer's land is designated a preserve, the land must remain in agricultural use indefinitely or for eight years after the landowner applies for an expiration of the preserve designation.

As of January 1, 1998, twenty two landowners held 1,679 acres of land in Agricultural Preserve in Afton[4]. A number of landowners have filed notice of expiration of Agricultural Preserve status.  

Residential Development

As of January 2000, there were a total of 1,031 residential housing units in Afton[5].

The majority of the housing stock (99.5%) that existed in Afton in 2000 was single-unit detached, which is a higher proportion of single family than either Washington County (73.7%) or the State of Minnesota as a whole (67.77%).

The predominance of older housing is a unique feature of Afton, which indicates the presence of historical homesteads that still have the capacity to function as viable housing units[6].

Nearly a quarter of Afton’s current housing was built in the 1960’s and 15% of the housing stock was built prior to World War II.  In total, just over 18% of Afton’s homes, as counted in the 2000 census, we built in the 1990’s building boom.  These facts reinforce the historic roots of the development patter of Afton.

The fact that the structures are older than the average Minnesota community might suggest to some that they should have lesser value.  The exact opposite is actually the case.  Homes in Afton hold their value and have appreciated much more quickly than homes across the county and state[7].  

Industrial

Approximately 239 acres of the City are zoned for industrial use. The industrial area shall be located near I-94. The industrial area shall be bounded by I-94 to the north, State Highway 95 to the west, and shall include the one 70 acre parcel directly  abutting the south side of the Interstate Frontage Road and the west side of State Highway 95, as well as all property north of the Interstate Frontage Rod between state Highway 95 to the city limits to the east, and provide a location for light industry within the City of Afton.The existing industrial uses are of the light industrial type, and include warehousing, storage, and a utility substation.

Light industry and storage related activities will be continued to be allowed in the industrial zone under current zoning ordinances. Afton will resist any attempt to rezone this area to commercial use, since commercial uses would increase the need for urban services and Afton intends to maintain this area as a relatively low intensity use buffer between the interstate highway and the nearby residential zone.  The industrial district provides an area within the city for those uses that would be incompatible with the residential and agricultural districts.

The City has created a separate Marine Services District to complement the river accesses and marinas that permits storage and repair of boats and boat trailers by Special Use Permit.  This District should be confined to the area just north of the Old Village that was designated General Business and Light Industry in the Township of Afton before the Lower St. Croix River Bluffland and Shoreland Management Ordinance was adopted.

Commercial

The commercial area of the city is located within the Old Village (VHS Zone) which has been certified as a Historic District. This area has been the traditional commercial focus for the city and for area visitors. The existing small scale intimate village atmosphere needs to be preserved while allowing a balanced and complementary mix of residential, recreational, locally attractive commercial and tourist uses. Infrastructure improvements should be designed to eliminate environmental hazards and to sustain the long term viability of the commercial area[8].  

The businesses consist mainly of marinas, restaurants, retail shops, offices, and one inn. Commercial uses in that portion of the Old Village zoned commercial are within the Lower St. Croix Bluffland and Shoreland Management District and thus allowed by Conditional Use Permit only.