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ITEM 3 1ITEM 3.1 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763, 427.0520 TPCTPC@) Planni ngCo. com MEMORANDUM TO: Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 30 April 2014 RE: Otsego — Comprehensive Plan; West Sewer District Capacity TPC FILE: 101.01 BACKGROUND The City adopted a Comprehensive Plan update in 1998 that coincided with construction of municipal sanitary sewer and water utilities. The 1998 Comprehensive Plan, as well as the most recent 2012 Otsego Comprehensive Plan update, establishes a policy that 30 percent of available waste water treatment capacity is to be reserved for commercial and industrial uses. The Comprehensive Plan also establishes that waste water treatment capacity is only reserved for subdivisions with approved final plats that have executed development agreements that include payment of sanitary sewer availability charges. With recent increased construction activity, City staff has had discussions with developers about preliminary and final plat applications for new residential subdivisions. Based on the development that occurred prior to the economic recession in the latter part of the last decade, the West Sewer District requires review to establish the amount of waste water treatment capacity that remains available for allocation. The City Council discussed this issue and directed City staff to prepare information to allow for interim use of the capacity reserved for commercial and industrial uses for residential subdivisions. Exhibits: A. Draft Resolution 2014 -XX B. Summary of West Sewer District Residential Developments C. 2012 Comprehensive Plan Future Land Use Plan Map ANALYSIS W-WWTF Capacity. The West Waste Water Treatment Facility (W-WWTF) has permitted capacity of 600,000 gallons per day (gpd). Seventy percent of the W-WWTF capacity, or 420,000gpd, is available for residential development in accordance with the Comprehensive Plan. Based on a residential equivalent connection (REC) factor of 175gpd., the W-WWTF has capacity to serve 2,400 dwelling units. The allocation of capacity for commercial and industrial uses is 180,000gpd or 1,028RECs. Residential Development. To date, the City has approved final plats for 2,200 dwelling units within the West Sewer District. ■ As of February 2014, 1,712 of the total dwelling units final platted (77.8 percent) have been constructed. There are 272 attached and detached townhouses final platted but not built within the West Sewer District, which is 12.4 percent of the final platted dwelling units. The rate of single family home construction has been increasing since 2010. City staff estimates that there are less than 250 vacant developed single family lots remain within West Sewer District and developers are proposing additional single family subdivisions in response. The City approved a preliminary plat for Martin Farms 2"d Addition consisting of 132 single family lots and for Zimmer Farms NW consisting of 58 single family lots. A replat of Pleasant Creek Farms 4th Addition with a net decrease of 27 dwelling units has been also been preliminary platted. The initial developer of these lots has released their option on the property but there is interest from other developers in the project. After development of Martin Farms 2"d Addition, Zimmer Farms NW and the replat of Pleasant Creek Farms 4th Addition, there would be capacity for 37 dwelling units unallocated within the limit on residential capacity established by the Comprehensive Plan. Within the West Sewer District north of 1-94, the Future Land Use Plan guides an additional 150 undeveloped acres for low density residential uses and 75 undeveloped acres of medium to high density residential uses. Assuming an average density of 3.0 dwelling unit / acre (du/ac.) for single family lots and 5.Odu/ac. for townhouses, we estimate a total of 820 dwelling units could be developed from the remaining undeveloped parcels within the West Sewer District. City staff has reviewed a sketch plan for the portion of Martin Farms west of MacIver Avenue that would result in development of approximately 140 single family lots. Commercial/Industrial Development. The 30 percent capacity reserved for commercial and industrial uses within the W-WWTF is equal to 180,000gpd or 1,028 RECs. ■ The City assumes as part of its utility facility planning that commercial and industrial uses will average 3.5 RECs per gross acre. The capacity of the 2 existing W-WWTF reserved for commercial and industrial uses is therefore estimated to support 294 acres of development. The 2012 Comprehensive Plan Future Land Use Plan guides 1,210 acres north of 1-94 within the West Sewer District for development of commercial, office and industrial uses. Total capacity needed to serve this area is estimated as 741,125gpd or 4,235 RECs or Only the existing developed uses in the Otsego I- 94 West Industrial Park and Kaleidoscope Charger School within these areas are connected to sanitary sewer. ■ There are 308 acres south of 1-94 within the West Sewer District is guided by the Comprehensive Plan for development of commercial, office and industrial uses. Actual W-WWTF Usage. The Utilities Operations Supervisor has provided information that the average daily flow of wastewater to the W-WWTF was 286,OOOgpd or 48 percent of the permitted capacity of 600,OOOgpd. But City staff estimate that inflow and infiltration of stormwater can be as much as 20 percent of the actual flow to the W- WWTF is at peak periods. As such, actual sewage flow to the W-WWTF is approximately 228,800gpd or 38 percent of permitted capacity. Policy. The City has adequate sewer capacity within the West Sewer District based on established policies to continue build out of existing residential final plats and allow final platting of Martin Farms 2 d Addition, Zimmer Farms NW (to be known as Heritage Pointe) and the replat of Pleasant Creek Farms 4th Addition. There is no issue currently with available sewer capacity for commercial and industrial uses with only limited existing allocation from the available capacity reserved for these uses. Total build out of the West Sewer District north of 1-94 would require an additional 5,050 RECs or 883,750gpd. of capacity, which exceeds the planned Phase 2 expansion of the W- WWTF to 1.2 Million gpd. so it is necessary to consider the staged growth within the current west sewer district as well as possible future expansions beyond the current boundary. Development of additional residential subdivisions beyond these projects will require a policy decision related to the capacity reserved for commercial and industrial uses (absent initiation of plans to expand the W-WWTF). Even if all of the remaining residentially guided parcels within the West Sewer District were to develop, which is unlikely, City staff estimates there would still be available capacity for potential commercial or industrial development if such a project were to emerge. City staff therefore recommends a temporary suspension as to the limits on residential development exceeding 70 percent of the current permitted capacity of the W-WWTF. This action will maintain a supply of vacant developed lots to supply the continued increases in building activity with the City primarily occurring in the West Sewer District. This continued activity is important to the City in terms of revenue from utility availability and connection charges funding debt service for the construction of the sewer and water systems. A temporary suspension of the 70 percent policy limit will also allow the City Council sufficient time to consider the timing and process for expansion of the W- WWTF, including an opportunity to receive additional evidence of a sustained economic recovery. CONCLUSION This item was discussed at the Administrative Subcommittee on 12 February 2014, which indicated its support for the proposed suspension of residential capacity limits within the West Sewer District. The City Council also discussed the information outlined herein and a review of broader growth management policies adopted by the Comprehensive Plan at a work session on 24 March 2014. The Planning Commission will consider the draft resolution at their meeting on 5 May 2014. City staff requests a motion recommending City Council approval of the draft resolution regarding WWTF capacity within the west sewer district. C. Lori Johnson, City Administrator Ron Wagner, City Engineer Andy MacArthur, City Attorney Dan Jordet, Administrative Services Director Kurt Neidermeier, Utility Operations Supervisor 4 RESOLUTION NO.: 2014 - XX CITY OF OTSEGO COUNTY OF WRIGHT, MINNESOTA A RESOLUTION INTERPRETING POLICIES OF THE 2012 COMPREHENSIVE PLAN REGARDING WASTE WATER TREATMENT FACILITY CAPACITY WITHIN THE WEST SEWER DISTRICT. WHEREAS, the City of Otsego has adopted a Comprehensive Plan most recently amended on 12 December 2012; and, WHEREAS, the Comprehensive Plan establishes goals, policies and programs to provide direction, guidance and management for on-going development of the City; and, WHEREAS, City staff has reviewed the listing of tax forfeited parcels to make recommendations as to potential public uses of said properties; and, WHEREAS, the Comprehensive Plan establishes a policy that thirty (30) percent of available waste water treatment facility capacity within each sewer service district shall be reserved for commercial and industrial uses; and, WHEREAS, the intent of this policy is to allow for urban development to occur on a staged basis providing for logical expansion of City services and promote balance in the City's tax base; and, WHEREAS, City staff has completed an analysis identifying that residential development with approved final plats within the West Sewer District has almost fully utilized the available capacity within the West Waste Water Treatment Facility allocated for such uses in accordance with the policy of the Comprehensive Plan; and, WHEREAS, the City staff analysis identifies that almost all of the capacity reserved for commercial or industrial uses within the West Sewer District by the Comprehensive Plan has not been allocated to approved developments; and, WHEREAS, the City Engineer and Utilities Operations Supervisor state that actual flow to the West Waste Water Treatment Facility is approximately percent of permitted capacity; and, WHEREAS, the City Council will need to consider the possible expansion of the West Waste Water Treatment Facility including factors related to the timing of such action, projections for continued demand for additional capacity, funding options for the cost of an expansion, the regulatory approval process and construction schedules; and, WHEREAS, the City needs to continue to approve development and allocate sewer capacity for waste water treatment in accordance with the growth management provisions of the Comprehensive Plan so as to maintain a supply of developable property for residential, commercial, and industrial uses; and, WHEREAS, continued development of residential, commercial, office and industrial uses provides for payment of utility availability and connection charges required for debt service related to construction of the City's sanitary sewer and water utilities. NOW, THEREFORE BE IT RESOLVED by the City Council of the City of Otsego that Otsego that: The City Council will consider approval of additional residential development within the West Sewer District that would result in allocation of capacity at the West Waste Water Treatment Facility for such uses in excess of 70 percent of the currently permitted capacity. 2. Approval of any development proposal shall be consistent with all other applicable policies of the Comprehensive Plan including but not limited to: Allocate available municipal sanitary sewer and water service only to lands within the immediate urban service area on a first come, first serve basis. Expand the boundaries of the sewer service district only when the criteria established by the Urban Service Staging Plan are satisfied. 3. Allowance of residential development within the West Sewer District that would utilizing more than 70 percent of the currently permitted capacity at the West Waste Water Treatment Facility shall be an interim measure expiring upon the awarding of any contract to expand the treatment capacity of the facility. MOTION BY: SECOND BY: ALL IN FAVOR: THOSE OPPOSED: ADOPTED by the City Council of the City of Otsego this day of 2014. CITY OF OTSEGO Jessica L. Stockamp, Mayor ATTEST: Tami Loff, City Clerk Plat # Subdivision 0 m 3 N 0 m o 3 ', o City Sewer & Septic/ Water Well # of REC's # of Lots / Units guilt %Completed Balance % Remaining 181 ARBOR CREEK X X 97 97 100.00% 0 0.00% 196 ARBOR CREEK 2ND ADDN X X 176 173 98.30% 3 1.70% 221 ARBOR CREEK 3RD ADDN X X 176 25 14.20% 151 85.80% 230 ARBOR CREEK 4TH ADDITION X X 17 17 100.00% 0 0.00% 195 ARBOR PLACE X X 11 10 90.91% 1 9.09% 2151 DUERR CREEK X X 75 70 93.33% 5 6.67% 211 HERITAGE ESTATES VILLAS CIC 92(1) X X 100 100 100.00% 01 0.007/. 220 KITTREDGE CROSSING CONDO CIC97 X X 33 33 100.00% 0 0.00% 191 KITTREDGE CROSSINGS 2ND ADDN X X 22 22 100.00% 0 0.00% 192 KITTREDGE CROSSINGS 3RD ADDN X X 20 20 100.00% 0 0.00% 203 KITTREDGE CROSSINGS 5TH ADDN X X 11 11 100.00% 0 0.00% 204 KITTREDGE CROSSINGS 6TH ADDN X X 49 49 100.00% 0 0.00% KITTREDGE CROSSINGS 7TH ADDN X X 108 30 27.78% 78 72.22% 223 KITTREDGE CROSSINGS 9TH ADDN X X 56 18 32.14% 381 67.86% 270 KITTREDGE CROSSINGS 10TH ADDN X X 28 28 100.00% 0 0.00% KITTREDGE CROSSINGS 11TH ADDN X X 10 0 0.00% 10 100.00% 197 MARTIN FARMS X X 2341 217 92.74% 17 7.26% MARTIN FARMS 2ND ADDN X X 66 0.00% 66 100.00% 194 OTSEGO PRESERVE X X 42 38 90.48% 4 9.52% 2051 OTSEGO PRESERVE 2ND ADDN X X 65 65 100.00% 0 0.00% 2181 OTSEGO PRESERVE 3RD ADDN X X 39 39 100.00% 01 0.00% 187 PLEASANT CREEK FARMS 2ND ADDN X X X X 66 66 100.00% 0 0.00% 208 PLEASANT CREEK FARMS 3RD ADDN X X X X 33 33 100.00% 0 0.00% 6 PLEASANT CREEK FARMS 4TH ADDN(2) X X X X 1311 53 40.46% 78 59.54% 222 REMINGTON COVES(3) X X X 113 61 53.98% 52 46.02% 188 SUNRAY FARM X X 89 85 95.51% 4 4.49% 198 SUNRAY FARM 2ND ADDN X X 71 70 98.59% 1 1.41% 199 ZIMMER FARMS X X 150 150 100.00% 0 0.00% 207 ZIMMER FARMS 2ND ADDN X X 3 3 100.00% 0 213 ZIMMER FARMS 3RD ADDN X X 47 471 100.00% 0 224 ZIMMER FARMS 4TH ADDN X X 581 581 100.00% 0 Updated 5/1/2014 1 Built portion of Zimmer Farms 6th Addition 2 Concept plan presented to replat 74 townhouse units as 47 single family lots. (-27 net du) 3 Includes 35 Detached townhouse units 4 Total includes 240 townhouse units Updated 5/1/2014 N n o 3 City 0 0 m Sewer & Septic/ # of Lots Plat # Subdivision m � m o' Q. Water Well # of REC's /Units guilt %Completed Balance % Remaining 27 ZIMMER FARMS 5TH ADDN X X 24 24 100.00% 0 0.00% 234 ZIMMER FARMS 6TH ADDN X I I 1X1 46 0 0.00% 46 100.00% ZIMMER FARMS 7TH ADDN X X 27 01 0.00% 27 100.00% TOTAL(5) 2293 17121 74.66% 581 1 Built portion of Zimmer Farms 6th Addition 2 Concept plan presented to replat 74 townhouse units as 47 single family lots. (-27 net du) 3 Includes 35 Detached townhouse units 4 Total includes 240 townhouse units Updated 5/1/2014 �i lu- • �� '�� inP • ,iii �// ' I I ��.� � ■� m- ' —! a `I' I�mi �`tl��4.. ,o.� �, ,r Eli Naar\iii • \ �' �k � x f ✓ ■ ��� i•�� � rte!/!/�/�Illll_a'��� .j ,� ;��y�Cda r� ■ �_ .1■., ,%%■ ..€ ■ ■ ��ni`I!/%i�.�-�n,ui iii':--:-'��-S:fiv � �- r .rte .. n!. i ■E.11 rmill. %■_1,��11111111 phs mm O AOF FIT I III i i s V