02-18-99 WSMAR -02-1999 08:21 NAC
b12 5y5 `jHS. 1-'.02102
N W16#% r"", I NORTHWEST ASSOCIATED CONSULTANTS
N%M001 COMMUNITY PLANNING - DESICnN - MARKET RESEARCH
MEMORANDUM
TO: Otsego Mayor and City Council
FROM: Daniel Licht
DATE: 2 March 1999
RE: Otsego - Zoning Ordinance Update; Accessory Buildings
FILE NO.: 176.08 - 98.07
The City Council at their meeting on February 22, 1999 directed that the Planning
Commission consider allowing pole buildings on lots five acres in size or larger in areas
of the Urban Service Area. This direction followed adoption of an amendment to the
accessory building provisions of the Zoning Ordinance that make pole buildings a
permitted residential accessory structure only on parcels five acres in size or larger in the
A-1 and A-2 Districts in the Rural Service Area.
The Planning Commission considered potentially allowing pole buildings in areas of the
Urban Service Area, per the City Council's direction, at their meeting held on March 1,
1999. In review of information provided by our office regarding the basis of regulating pole
buildings and estabilshed City policy and actions regarding appropriate locataions for pole
buildings, the Planning Commission members all expressed opinions that the Ordinance
adopted by the City Council allowing pole buildings only in the Rural Service Area was
appropirate. Therefore, the Planning Commission voted 6-0 to recomment to the City
Council the accessory building provisions of the Zoning Ordinance remain as adopted.
If the City Council accepts the recommendation of the Planning Commission, no further
action on this matter is required. Alternatively, the City Council may direct staff to prepare
the appropriate Ordinance amendments, which would require a public hearing before the
Planning Commission.
PC, Mike Robertson
Elaine Beatty
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 5541 5
PHONE 61 2-595-9636 FAX 61 2-595-9837 E-MAIL NACQPWINTERNET.COM
TOTAL P.32
CITY OF OTSEGO
Development Cost
Site Grading, Erosion & Sediment Control
Sanitary Sewer
Watermain
Storm Sewer
Streets
Surveying & Engineering Services
Utilities (gas,electric, telephone& cable)
Street Lights
Total Irrevocable Letter of Credit (100°
City Development Fees
City Administration
s
YI)
City Construction Adm. & Inspection
Trunk Sewer & Water Access Fee (portion of WAC
& SAC charges for number of lots in plat)
Trunk Storm Water Inpact Fee
Collector Street Impact Fee
Park Dedication Fee
Street & Traffic Control Signs
Total City Development Fees
\\C1ndy\share\WPmun1\A0TSEG0W0 \QW developer agreement.doc
FEASIBILITY REPORT
FOR
TRUNK SANITARY SEWER EXTENSION
SECTION 27, CITY OF OTSEGO
78TH STREET, WEST OF QUADAY AVENUE
January 26, 1999
Re s ed"Qrua
Prepared by:
HAKANSON ANDERSON ASSOCIATES, INC.
3601 Thurston Avenue
Anoka, MN 55303
Telephone: 612/427-5860
I hereby certify that this plan, specification or report was prepared by me or under my direct
supervision and that I am a duly Registered Professional Engineer under State of
Minnesota Statutes Sections 326.02 to 326.16.
nce G. Koshak, City Engineer
C:\Share\WPmuni\AOTSEGO\613\ot313FEAS.doc
1/D'�17
Reg. No.
%/off %
Reg. No.
JeW
INTRODUCTION
The City of Otsego is in the process of constructing municipal sewer and water
facilities. The wastewater treatment facility is scheduled to be on-line in early
summer 2000. The municipal well and water tower are currently under construction.
The pumphouse will be under construction early in 1999. The Phase I trunk water
trunk distribution & sewer collection system is scheduled for May 1999 through
October 1999 construction. During planning for the sanitary sewer collection
system, an approximate 440 acre initial development area was identified located
west of CSAH 42 and south of 85`h Street on lands that generally are in the south
half of Section 22 and the north half of Section 27. This initial development area is
shown on an enclosure. The purpose of this study and report is to evaluate
extension of sewer and water westerly from the Phase I system into this initial
development area.
An enclosure, taken'from the 1997 comprehensive sewer plan, shows this inftiat
extension into the development area. The 1997 study estimated the sanitary sewed
cost at $730,000.of which $314,000 was identified as lateral sewer to be fundedby
Developer and',$416,000 .was identified as trunk to be funded by the trunk
connection charge. This current study re-examines the proposed extension base
on current developmental timing. This study estimates the cost of the proposed
1999 trunk extension and identifies the portion of those costs deemed to be`s"ll.", ,
of trunk benefit, which :trunk portions are to be funded by the connection chaage
income."
A development moratorium has been in effect during the time the sanitary sewer
and water planning was being reviewed and approved and while the City
comprehensive plans and ordinances were being revised to reflect the impact of
public sewer and water. This moratorium will be lifted by Council when the
ordinances, permits and policies are in place to receive preliminary plats. These
preliminary plats will show the location of the proposed streets and platted lots,
which in turn locate trunk and lateral sewer and water systems. In anticipation of
the moratorium being lifted, and in anticipation of public sewer and water availability,
the City has had initial contact from several property owners and developers
regarding extension of sewer to serve their properties. Those contacts have led to
City authorization of this report and Feasibility Study for public sewer and water
extended westerly from the trunk sewer lift station into the development area.
II. DESCRIPTION OF THE PROJECT
Excerpts from the June 1997 Sanitary Sewer Collection System Study are enclosed.
This study evaluated allowable and potential development density within the sewer
study area and identified sewer pipe sizing and elevations to provide service. The
current proposed sewer is one of the major trunk lines from that study, which
extends approximately 4000 ft. westerly from Quaday Ave. This sanitary sewer
C:\.Share\WPmunMOTSEGo\613\ot313FEAS.doc 1
provides trunk gravity flow outlet to approximately 400 ± acres of currently vacant
and developable property that is under 6 separate ownerships. This ownership is
shown on an enclosure. This trunk line consists of 900 ft. of sewer in Quaday Ave.
and approximately 4000 LF of sewer westerly from Quaday Ave. While the primary
purpose of this report is for Sanitary Sewer extension, the concurrent extension of
watermain is recommended since both of these utilities are required for the density
of urban service development proposed.
III. DESIGN BASIS & ALTERNATIVE
A. SEWER LINE SIZE
The 1997 Sewer Study identified a need for an 18 -inch sewer pipe in Quaday
Ave. to provide service to this development area plus provide service extension
to the south along Quaday Ave. to serve the south TH 101 development areas.
This southerly extension can serve properties to near 651 Street. The sewer
study also showed the westerly line from Quaday Ave. to be an 18 -inch
diameter line immediately adjacent to Quaday decreasing to a 15 -inch line at a
location about 1500 ft. west of Quaday. Since completion of the Sewer Study,
the City has revised its Comprehensive Plan to show an "Urban Service
Reserve" area located generally southwest of the current sewer study area into
Section 28 and southwest towards the Odean Ave. and County Road 37 area.
Long range city planning has projected ultimate sewered development within
this urban service reserve. While the City has not completed a detailed
evaluation of development potential for this urban service reserve, initial review
of topography indicates that some of this area, primarily properties located south
and west of Lefebvre Creek, which are in the south half of Section 27 and the
east half of Section 28, could be served by an extension from the currently
proposed trunk line. In order to maintain future flexibility of service, we
recommend sizing the entire trunk line from Quaday Ave. westerly to a point
4000 ft. west of Quaday as an 18 -inch diameter rather than the 15 -inch size
recommended by the 1997 Sewer Study. The larger pipe size, at 0.15% grade,
increases conveyance capacity enough to serve portions of the urban service
reserve in Section 28, which are up to an additional 1500 to 1800 residential
units.
B. SEWER LINE LOCATION
The ideal location for any sanitary sewer and watermain facilities, regardless of
size or trunk vs. lateral service intent is within the right-of-way for a local street.
This location allows construction of a line that has a dual function for local
service benefit to directly connected residences as well as trunk service. This
dual function results in the cost of basic line construction being a developmental
cost paid by abutting and serviced properties. With the facility in a local street,
only the cost of facility oversizing and extra depth is paid from trunk sources.
C:\Share\WPmuni\AOTSEGO\613\ot313FEAS.doc 2
For this project we anticipate having knowledge of local street layout, via a
submitted preliminary plat, prior to completing final design. Once that detailed
information is known, the sewer line will be constructed within the right-of-way
for a local street. This location, within a local street, is shown in concept as
Alternative B and is the basis for costing and cost allocation.
Very often, it is not practical or possible to construct trunk sewer lines in local
streets. This is true for the City's Phase 1 Trunk System where construction is
in highway right-of-way. Often, an alternate choice for location of trunk sanitary
sewer and watermain facilities is on or adjacent to existing property ownership
boundaries. This option is shown as Alternative A. For the vast majority of
developments, the primary ownership boundary between major original land
ownerships, such as between original farmsteads, will continue to exist during
and after development. Major roads and utilities can most often be routed along
original quarter section lines, with relatively minimal impact on development
planning. The cost and the allocation of costs for this trunk sewer route along
the property line is shown as Alternative A. This alternative can be pursued if
development patterns for the adjacent property are not known at the time facility
construction is required. This alternative will be within or parallel to a proposed
State Aid collector street that has been identified as necessary through the
development area from Quaday Ave. to 85th Street.
C. CONCURRENT WATERMAIN
Extension of sanitary sewer only, without watermain, could be a problem for
developmental timing if the more westerly development area significantly
precedes the more easterly areas. Concurrently with any moderate level of
development within this 400 ± study area it is necessary to provide watermain
looping both for fire service and consumption. The water system looping is
proposed to be from Quaday Ave. westerly on local streets or the 78' Street
alignment and then through the development area from the 78th St. main to
either the vicinity of Well Number 2 or via routes through development areas to
the 16 -inch main in CSAH 42. The route of the trunk watermain looping can be
along or parallel to a necessary State Aid collector street planned for the area.
Construction of the 4000 LF 78th Street watermain westerly from Quaday Ave.
is recommended to be concurrent with sewer main construction. The looping of
the watermain will be required and provided as new development occurs.
IV. ESTIMATED QUANTITIES AND COSTS
The costs for the proposed facilities are detailed on separate enclosures. The
total estimated project cost, which includes the estimated construction cost plus
30% for contingency and indirect costs, is as follows:
C:\Share\WPmuni\AOTSEGO\613\ot313FEAS.doc 3
Alternative Route A, parallel to existing property lines, the South line of North 'X,
Section 27:
Trunk Sanitary System (18" dia.) $517,710
Trunk Water System (12" dia.) $196,500
Restoration, Topsoil & Seed, Agricultural $141,000
Easement & Right -of -Way $32,000
$887,200
Alternative Route 8, on local streets:
Trunk Sanitary Sewer (18" dia.) $540,000
Trunk Water System $239,000
Restoration $96,000
Easement & Right -of -Way $00
$875,000
TRUNK AND LATERAL COSTS
Alternative A is located on a property line and does not directly provide services to
property although there may be potential for some limited direct hookup and benefit,
depending on development patterns. The trunk vs. lateral portions of the cost is as
follows, with the lateral portion based on 8 -inch diameter sewer lines at maximum
12 foot depth:
Based on current information on development patterns, it is likely that the majority
of the cost of Alternative A would be of trunk benefit only, which would require
funding all or most of the $887,200 project costs from individual W`Mt - n sewer
connection or availability charges (WAC-�"and SAC fees) This f n -ding a od� r
been anrlgpat�d in the 199 Compre ien ve Sanitary Sewerrand o able ;tea er
Supp'y!# a" s
C:\Share\WPmuniWOTSEGO\613\ot313FEAS.doc 4
Total
Trunk
Cost
Lateral Size
Oversizinq
Sewer Pipe System
$517,700
$205,600
$312,100
Water Pipe System
$196,500
$127,000
$69,500
Restoration
$141,000
$88,400
$52,600
Easement & Right -of -Way
$32,000
$32,000
$887,200
$453,000
$434,200
Based on current information on development patterns, it is likely that the majority
of the cost of Alternative A would be of trunk benefit only, which would require
funding all or most of the $887,200 project costs from individual W`Mt - n sewer
connection or availability charges (WAC-�"and SAC fees) This f n -ding a od� r
been anrlgpat�d in the 199 Compre ien ve Sanitary Sewerrand o able ;tea er
Supp'y!# a" s
C:\Share\WPmuniWOTSEGO\613\ot313FEAS.doc 4
Alternative B The utilities are located within a local street, which location assumes
that a preliminary plat is submitted that fixes the location of the street. For this
alternative, the local or lateral costs would be funded by the developer as a direct
benefit to property. Only the trunk oversizing cost, which includes extra depth, would
be a
This alternative depends on property owner submittal of a development plan and
a commitment via the development agreements for construction of the sewer and
water lines, which would be located to provide both lateral and trunk benefit. The
developer _would construct the entire $875,000 project and would be reimbursed
from theifj trunk funds, supported by sewer connection charges (SAC fees) end
Vate co Seca a g MM—WANG f es} for the $431,000 in trunk costs.
g@ � � � � _r
C:\Share\WPmuni\AOTSEGO\613\ot313FEAS.doc 5
Total
Trunk
Cost
Lateral Size
Oversizinq
Sewer Pipe System
$540,000
$224,700
$315,300
Water Pipe System
$239,000
$156,300
$82,700
Restoration
$96,000
$63,000
$33,000
Easement & Right -of -Way
—$0.
_$0
$875,000
$444,000
$431,000
This alternative depends on property owner submittal of a development plan and
a commitment via the development agreements for construction of the sewer and
water lines, which would be located to provide both lateral and trunk benefit. The
developer _would construct the entire $875,000 project and would be reimbursed
from theifj trunk funds, supported by sewer connection charges (SAC fees) end
Vate co Seca a g MM—WANG f es} for the $431,000 in trunk costs.
g@ � � � � _r
C:\Share\WPmuni\AOTSEGO\613\ot313FEAS.doc 5
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XX DENOTES DESIGN NUMBER
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0 800 1600
T SCALE IN FEET EXCERPT FROM 1997
I SANITARY SEWER STUDY
Hakanson CITY OF OTSEGO, MINNESOTA
''1 ■ ■ Anderson
■ ■ Assoc.,Inc. FILE: OT313
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T SCALE IN FEET EXCERPT FROM 1997
I SANITARY SEWER STUDY
Hakanson CITY OF OTSEGO, MINNESOTA
''1 ■ ■ Anderson
■ ■ Assoc.,Inc. FILE: OT313
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78TH STREET TRUNK SEWER
LATERAL 314,000
TRUNK 416,000
TOTAL $730,000
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SCALE IN FEET
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CITY OF OTSEGO LEGEND
SANITARY SEWER -- i YEAR 1 BASE SYSTEM
COLLECTION SYSTEM STUDY ---t— YEAR 5 EXPANSION EXPANSION H a k a n s o n
PHASED SYSTEM YEAR 10 EXPANSION I'1 ■ ■ Anderson
EXPANSION YEAR , 5
FORCEMAIN ASSOC.,InC.
pr612\DwG\Exr+lal r ,,io�-���..
City of Otsego
Sanitary Sewer Collection System
Funding Analysis for Phase 1 Trunk Facilities
Year
Lateral Project Trunk Capital
Total Pro ect Cost Cost Expenditure
Capitalized
Interest
Trunk Capital
Expenditure Inflated
3% per Yr.
Total Payments
Residential
Equivalent
Connections Per
Year
Cost Per
Connection
Inflated 3.00%
Per Year
Income From
Connections
and Capitalized Annual System
Interest Balance
Total
Cumulative
System
Balance
$1,395,000.00 $0.00 $1,395,000.00
10%
1998
$1,191,000.00 $452,000.00 $739,000.00
$213,400.00
$2,347,400.00
$0.00
$3,000.00
$213,400.00
$213,400.00
$221,936.00
1999
$204,657.03
68
$3,090.00
$210,120.00
$5,462.97
$236,494.93
2000
$204,657.03
68
$3,182.70
$216,423.60
$11,766.57
$258,191.96
2001
$204,657.03
68
$3,278.18
$222,916.31
$18,259.28
$287,509.29
2002
2003
$1,180,000.00 $650,400.00 529,600.00
5.00%
26,480.00
$644,649.00
$204,657.03
$204,657.03
68
68
$3,376.53
$3,477.83
$229,603.80
$236,491.91
$24,946.77
$31,834.88
$324,954.30
$371,060.75
2004
$204,657.03
68
$3,582.16
$243,586.67
$38,929.64
$426,390.00
2005
$260,860.48
68
$3,689.62
$250,894.27
($9,966.21)
$433,080.75
2006
$260,860.48
68
$3,800.31
$258,421.10
($2,439.38)
$447,867.02
2007
0.00%
$260,860.48
68
$3,914.32
$266,173.73
$5,313.25
$471,307.48
2008
$2,182,400.00 $1,349,100.00
$0.00
$1,119,886.00
$260,860.48
68
$4,031.75
$274,158.94
$13,298.46
$503,990.19
2009
$358,497.20
68
$4,152.70
$282,383.71
($76,113.49)
$444,991.76
2010
$358,497.20
68
$42,577.28
$290,855.22
($67,641.98)
$392,443.77
2011
$358,497.20
68
$4,405.60
$299,580.88
($58,916.32)
$346,868.55
2012
0.00%
$358,497.20
68
$4,537.77
$308,568.30
($49,928.90)
$308,817.24
2013
$428,000.00 $366.00
$0.00
$96,594.00
$358,497.20
68
$4,673.90
$317,825.35
($40,671.85)
$278,871.21
2014
$366,918.70
68
$4,814.12
$327,360.11
($39,558.59)
$248,885.12
2015
$366,918.70
68
$4,958.54
L $337,180.92
($29,737.79)
$227,913.23
2016
2017
$366,918.70
$366,918.70
68
68
$5,107.30
$5,260.52
$347,296.34
$357,715.23
$19,622.36
($9,203.47)
$216,622.50
$215,715.80
2018
$366,918.70
68
$5,418.33
$368,446.69
$1,527.99
$225,933.53
NOTES:
Annual Interest rate on Bond sales, for 20 equal annual payments is 6.00%
Capitalized interest on each bond sale as shown
CONSTRUCTION OF TRUNK SEWER FACILITIES IS FUNDED BY A CONNECTION CHARGE OF $3,000.00
THE LATERAL PORTION OF THE FACILITIES ARE A DEVELOPMENTAL RESPONSIBILITY, FUNDED BY THE DEVELOPMENT OR BY ASSESSMENT OF PROPERTY
Share/exceVOiseg o/613/ot613 sscsFund.xls
2115/99
Excerpt from 1997 Sanitary Sewer Study
The trunk portion of the 78th Street Sewer,
$416,000, was funded by the trunk connection
charge.
C:\Share\WPmuni\AOTSEGO\613\ot613-97sss.doc
o era Cos
:Cosmo sCos
Year 1; Base System
Lift Station & Forcemain 0
1,395,000 1,395,000
Year 1; Gravity System
County Road 39 area 291,400
125,600
417,000
85th Street area 160.600
613.400
774.000
452,000
739,000
1,191,000
Year 5;
North Parish Avenue 28,400 113,600 142,000
Quaday, County Road 42 to 72nd St 308,000 0 308,000
78th#Stree�M
650,400 529,600 r 80'000
Year 10;
County Road 39 & County Road 42
526,000
234,200
760,200
78th Street, West Residential
356,600
88,400
445,00
Quaday to County Road 37
216,600
308,600
524,6600
South District
246.600
202,100
449,000
1,349,100
833,300
2,182,400
Year 15;
West 82nd Street Area
171,000
40,000
211,000
TH101 area to 65th Street
195,000
22.000
217.000
366,000
62,000
428,000
TOTALS
2,817,500
3,558,900
6,376,400
The trunk portion of the 78th Street Sewer,
$416,000, was funded by the trunk connection
charge.
C:\Share\WPmuni\AOTSEGO\613\ot613-97sss.doc
0 600 1200 �) �. '•;� ' �` �_ T_
SCALE IN FEET
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ALTERNATIVE /-,
CONCEPTUAL Np EWA ER
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TRUNK SEWER A
Anderson
Ason ON EXISTING PROPERTY LINE
Ander
Assoc.,Inc. CITY OF OTSEGO• MINNESOTA
OT313
0 600 1200
SCALE IN FEET � �• • �!• °""� ' i
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ALTERNATIVE B
CONCEPTUAL SKETCH
Hakonson TRUNK SEWER AND WATER
'-� Anderson WITHIN LOCAL. STREET SYSTEM
Assoc.,Inc. CITY OF OTSEGO, MINNESOTA
... ""`.,:...,.°,.. FILE: OT313