02-04-98 PCo
Date: February 4, 1998
To: Attendees at Comprehensive Plan Workshop
From: City Administrator Mike Robertson
Re: Procedure at Comprehensive Plan Workshop
This evening, Wednesday, February 4, 1998 the City
Council will be holding a Comprehensive Plan
Workshop with the Planning Commission. This is the
first of many workshops on the Comprehensive Plan.
Public comment or questions will not be allowed at
the workshop. This is done in order for the City
Council and the Planning Commission to focus on
tonight's agenda.
We invite your feedback on tonight's meeting and
ask that any comments be in writing. We are asking
for written comments because oral comments are not
as precise and people's recollection of who said
what can grow foggy after sufficient time.
The written comments should be addressed to me and
will receive a written response from staff at
future Comprehensive Plan workshops. There will be
several public hearings on the Comprehensive Plan
in the future where public comments and questions
will be heard.
Thank you for your cooperation.
cc: City Council
Planning Commission
City Staff
NORTHWEST ASSOCIATED CONSULTANTS
NINC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
MEMORANDUM
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Bob Kirmis / David Licht
DATE: 21 January 1998
RE: Otsego - Comprehensive Plan
FILE NO: 176.14
In response to the directed "fast -tracking' of the comprehensive plan update work, our
office (in collaboration with other City staff) has prepared a draft set of policy statements
related to the following issues:
1. "Darkenwald" treatment system.
2. Sanitary Sewer Service District amendment/expansion criteria.
3. "Third industrial site" establishment.
These draft policies are as follows:
DARKENWALD TREATMENT SYSTEM
The Darkenwald family owns approximately 250 acres of land in the vicinity of the Highway
101 /County Road 42 intersection. Fifty-four acres of this land comprises the Riverbend
Mobile Home Park which is served by a private package treatment plant. Based on
available information, the plant is presently operating at approximately 30,000 gallons per
day, approximately one-half of its capacity. The Darkenwalds have expressed a desire to
utilize this excess capacity to serve other lands under their ownership which lie in the
vicinity including a conceptually proposed 470 lot manufactured home community, located
5775 WAYZATA BOULEVARD. SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 61 2595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
west of Highway 101 entitled "Hidden Lakes". In addition to the manufactured home park,
previously presented development plans call for commercial uses at the Highway
101 /County Road 42 intersection. While the existing package treatment plant and the
lands it presently serves are unquestionably well run and legally established, uncertainty
exists as to how to deal with the Darkenwald's pending development proposals when in
fact municipal sanitary sewer service is available. To provide a basic framework to
respond to both the service and use issues associated with this issue, the following draft
policies have been formulated.
1. All uses shall comply with applicable provisions of the City's Zoning and
Subdivision Ordinances and Comprehensive Plan (Policies and Development
Framework).
2. All uses and development shall comply with all applicable federal, state, and local
laws, rules, regulations and ordinances, including those related to sewer and water
service.
3. Use of the current sewer plant, and any expansion thereof, shall be strictly limited
to the present site (Riverbend Mobile Home Park) and lands east of Highway 101,
and shall be subject to all applicable current MPCA restrictions.
4. Any expansion of the facility's existing service area (Riverbend Mobile Home Park)
shall be subject to City approval.
5. Any sale of private plant capacity to lands not within the existing service area
(Riverbend Mobile Home Park) or to lands west of Highway 101 under the same
ownership as the Riverbend Mobile Home Park, shall be prohibited without a
specific franchise agreement approved by the City.
6. The issue of delivery of City sewer and water service to the 250 acre area in the
vicinity of the Highway 101/County Road 42 intersection shall be deferred until such
time as the capacity and potential service area of the private package treatment
plant is more clearly defined and documented by the owner.
1►
IMMEDIATE URBAN SERVICE AREA EXPANSIONS
Evaluation Criteria. Undoubtedly, the City of Otsego will encounter requests to expand
the boundaries of the sanitary sewer service district. The sanitary sewer service district
overlays areas of the City to which sanitary sewer and water service can physically be
made available.
At such time when expansions or boundary line adjustments are requested to
accommodate sewered urban development, it is important that an objective set of
evaluation criteria exist to -provide a basis for judgement.
Immediate Service Area/Land Bank. Recognizing that the City's land absorption and
population projections cannot be considered 100 percent accurate, it is important that the
community take steps to protect its investment in its public sewage system and avoid the
unfair influence of property values. In response to such concern, it is suggested that the
City establish a land bank system. While the sanitary sewer service district boundaries
established within the City's Sanitary Sewer Plan identify areas where sanitary sewer
service may be provided (based on plant capacity), it is suggested that actual physical
capacity be "banked" until such time as a financial commitment is provided by the
developers as part of a final plat to obtain such service. Only when such commitments are
provided would an area within the sanitary sewer service district be included in an
"immediate urban service area". Attached as Exhibit A is an example of land bank
tabulations utilized by the City of Lakeville.
Urban Service Area Reserve. Another concept related to this matter is the establishment
of an "urban service area reserve". The urban service area reserve would graphically
define areas of the City where the sanitary sewer service district could be expanded in the
next ten years. Additionally, the urban service area reserve would define areas which
would be considered in sanitary sewer service district land trades.
Policies. The following draft sanitary sewer policies and criteria have been prepared for
initial staff consideration. To be noted is that the "general" and "financing" policies are
reiterations of previously prepared material, but have yet to be formally endorsed by City
officials.
1. General Sewer Policies.
a. Municipal sanitary sewer and water service shall be provided only to lands
within the immediate urban service area.
b. Urban growth (lots of 10 acres or less in size or density of one dwelling unit
per 10 acres of land or less) shall be confined to the sanitary sewer service
district.
3
C. Based upon available information and demand projections, the sanitary
sewer service district shall provide a maximum five year supply for urban
development.
d. The City shall periodically define the amount, type and rate of growth which
must be absorbed to accommodate sanitary sewer demands.
e. The City shall establish a land bank system whereby actual sanitary sewer
service allo6ations shall be held in reserve and not applied to lands within
the sanitary sewer service district until such time as the developer has:
1) Received final plat approval from the City.
2) Entered into a subdivision development agreement with the City and
posted all the necessary securities required by it.
f. A minimum of 30 percent of any waste water treatment plant capacity shall
be reserved for commercial or industrial development with a maximum of
60,000 gallons per day capacity reserved for the forthcoming 20 -year
planning period (based on initial plan capacity).
g. Sanitary sewer allocations will be provided on a "first come, first serve"
basis.
h. Sanitary sewer service district land trades will be considered only in such
cases as district expansion criteria have been satisfied and the developer
has:
1) Through City approved agreement, secured land for district removal
2) Received preliminary plat approval from the City.
3) Entered into a subdivision development agreement with the City and
posted all the necessary securities required by it.
Preliminary plat approval by the City will not guarantee access to sanitary
sewer service. The City shall only guarantee such service to approved final
plats with signed contracts which assure the City of timely development.
The City shall require financial securities and enforceable contract
provisions to insure performance on the plat and provide an incentive for
timely development.
ii
k. Final plats shall be limited to development which will take place within two
years of City approval.
An urban service area reserve shall be established which graphically
identifies lands within the City which will be considered for sanitary sewer
service district expansion or land trade.
2. Financing Policies.
a. Sanitary sewer service shall be financed by those who receive such service.
b. Risk of payment by non-users of sanitary sewer shall be reduced through
utility phasing, the identification of potential water revenue sources, and the
establishment of realistic growth expectations.
C. Developers shall be responsible for costs associated with the extension of
municipal utilities to new developments.
d. Assessments associated with sanitary sewer service shall be imposed in
accordance with the assessment rules of the City which establish financing
methods for various City improvements, including, but not limited to, trunk
mains and laterals for sanitary sewer and water.
e. Utility lines installed to serve a particular parcel of land shall be extended at
the developer's expense through the parcel to provide future hook up
opportunity to adjacent property.
3. Sewer District Expansion Criteria.
a. Land to be included in the sanitary sewer service district is not "green acred"
or enrolled in an agricultural preservation program.
b. The land lies within one-quarter mile of the sanitary sewer service district
boundary or present environmental problems that can be alleviated by
delivery of City water and sewer service.
C. The land is located within the designated urban service area reserve.
d. The potential sewer discharge of the land area to be included is within
available capacity limits.
5
e. Commercial and industrial development shall be given priority over
residential development for service area expansion requests.
f. The developer shall execute a written document acknowledging that the City
is not guaranteeing a certain number of sewer hookups by including the
property within the sanitary sewer service district.
g. The developer and/or benefitting property owners assume all (or a
significant majority in an exceptional case) of improvement/service costs.
h. The land does not qualify as a premature development or subdivision as
regulated by the City's Subdivision Ordinance.
Inclusion of the land in the sanitary sewer service district is necessary to
achieve a five year supply and respond to a shortage of land to which
service is available.
Attached as Exhibit B is a graphic depicting the sewer service district and service area
concepts and is intended to supplement discussion of this material.
THIRD INDUSTRIAL SITE
The City's 1991 Comprehensive Plan Policy Plan and Development Framework directs the
establishment of a third industrial area which could accommodate the potential relocation
of industrial type home extended businesses. While the City's previous effort at such area
establishment met public opposition and was denied, the need for an area which caters
to these types of uses remains. Via the City's inheritance of the former Frankfort Township
commercial/industrial area, the City now has within its borders an established industrial
area in which lesser performance standards have been imposed (i.e., metal building
allowance). Presently, these structures exist as legally non -conformities. In recognition
of the area's established character, this area may in fact serve as a response to the City's
home occupation relocation issue.
In this regard, consideration should be given to applying lesser performance standards to
the area. This could include an allowance of metal buildings, off-street parking areas
without perimeter concrete curbs (assuming drainage is satisfactory). The most
appropriate means to accomplish these objectives is likely the establishment of a new
industrial zoning district which would be applied to the area.
0
The preceding are considered issues for which immediate discussion is considered
desirable.
Please review the following draft policies in preparation for discussion at the forthcoming
4 February workshop meeting.
pc: Mike Robertson -
Elaine Beatty
Andy MacArthur
John Harwood
Darkenwald Real Estate
JAN.19.1999 3:41Pf1
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i
I ERVII E ATEA
VARY
CITY OF OTSEGO, MINNESOTA
SANITARY SEWER SERVICE AREA
l�fiakerson
"Anderson
Assoc.,inc.
-20 YEAR
PLANNING
AREA
�HADED)
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LONG RANCE
AREA BOUNDAR'
EXHIBIT A
LEGEND
A-1 AGRICULTURAL - RURAL SERVICE AREA
A•2 AGRICULTURAL - LONG RANGE URBAN SERVICE AREA
f
-----------
R-1 RESIDENTIAL - LONG RANGE URUAN StRVICE AREA
i
(RIVER FRONTAGE)
R•2 RESIDENTIAL -IMMEDIATE URBAN SERVICE AREA
. (LARGE LOT)
R-3 RESIDENTIAL - IMMEDIATE URBAN SERVICE AREA
72 ST' R-4 RESIDENTIAL - URBAN SINGLE FAMILY
R -S RESIDENTIAL SINGLE S TWO FAMILY
-. R-6 RESIDENTIAL •TOWNHOUSE, OUADRAMINIU M,
S LOW DENSITY MULTIPLE FAMILY DISTRICT
- `_--- - �,.;;;< ,;:;;•:;:;::.,. R-7 RESIDENTIAL -HIGH DENSITY DISTRICT
R -MH RESIDENTIAL - MANUFACTURED HOUSING
--.- _ R -B RESIDENTIAL - BUSINESS DISTRICT
- -- i
i
--"""""-`"-"- — -^ 8-1 NEIGHBORHOOD BUSINESS DISTRICT
B-2 HIGHWAY COMMERCIAL DISTRICT
R— "; B-3 GENERAL BUSINESS DISTRICT
B.W BUSINESS - WAREHOUSING DISTRICT
B -C BUSINESS CAMPUS DISTRICT
-------------L ---•_- _ _ `_--_ I-1 LIMITED INDUSTRIAL DISTRICT
GENERAL INDUSTRIAL DISTRICT
i I
INS INSTITUTIONAL DISTRICT
PUD PLANNED UNIT DEVELOPMENT DISTRICT
i = I i A- �$'l SHORELAN7 MANAGEMENT OVERLAY DISTRICT
i I I
W WETLANDS OVERLAY DISTRICT
idaft57ptm
FP FLOODPLAIN OVERLAY DISTRICT
tW$. V.ILO G SCENIC RECREATIONAL RIVER DISTRICT
i
-- - --- ---------}- ----- +----------------»------- ---- ----+-
_ • sz„e sr. � �
ftiTtIllus lilt 111v
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IT
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B-3 41
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EXHIBIT B
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7
1990 URBAN SERVICE AREA DEVELOPMENT PROJECTS
(AS OF JUNE 17, 1986)
Maximum Est.
House Treatment Sewer Flow 1990
Development Site
Use Acreage
holds
Interceptor
Plant
mgd
Flow
1.
Cedar Highlands
Res.
22.2
86
Apple Valley Interceptor
Empire
.018
.018
2.
Foxborough
Res.
199.4
177
Apple Valley Interceptor
Empire
.037
.0185
3.
Krause
Com.
45.4
0
Lkvl/F'ton Interceptor
Empire
.068
.034
4.
Lake Villa
Res.
140.0
187
Lkvl/F'ton Interceptor
Empire
.039
.0195
5.
Woodridge Estates
Res.
25.5
21
Lkvl/F'ton Interceptor
Empire
.004
.003
6.
Lakeway PUD
Res./
Com.
46.6
130
Lkvl/F'ton Interceptor
Empire
.082
.041
7.
Cooley/Naegele
Res./
Coin.
108.0
275
Lkvl/F'ton Interceptor
Empire
.165
.0825
8.
The Meadows
Res.
70.0
117
Lkvl/F'ton Interceptor
Empire
.025
.0125
9.
Tillges
Res./
Coin.
15.8
42
Lkvl/F'ton Interceptor
Empire
.024
.020
10.
Development Area D
Com.
96.2
0
Lkvl/F'ton Interceptor
Empire
.144
.072
11.
Development Area E
Coin.
41.8
0
Lkvl/F'ton Interceptor
Empire
.063
.0315
12.
Development. Area C
Incl.
20.9
Lkvl/F'ton Interceptor
Empire
.124
.0625
13.
Lakeview tits.
Res.
16.7
39
Lkvl/F'ton Interceptor
Empire
.008
.004
X
14.
Foxboroul;h 2nd
Res.
87.0
190
Apple Valley Interceptor
Empire
.040
.020
=
15.
Ramada 11111
Coin.
20.0
NA
Lkvd/F'ton Interceptor
Empire
.071
.071
W
16.
Elementary School
Pub.
5.0
NA
Apple Valley Interceptor
Empire
.003
.003
-�
11.
Orchard Lake Esr.
ltey.
11.8
25
Lkvl/F'ton Interceptor
Empire
.005
.002
D
18.
Kodiak -172nd St'.
Res.
16.
26
Lkvl/F'ton Interceptor
Empire
.003
.0107
m
19.
175th St.-S.Or.Lk
Res.
7.
20
Lkvl/F'ton Interceptor
Empire
.0066
.0013
D
20.
Barrett's 1st
Res.
43.6
143
Lkvl/F'ton Interceptor
Empire
.030
.0015
21.
McStop 1st. Addn.
Com.
14.4
0
Lkvl/F'ton Interceptor
Empire
.0216
.0216
r
22.
Meadows West
Res.
9.9
26
Lkvl/F'ton Interceptor
Empire
.0034
.0034
rn
23.
North Creels M.H.P.
Res.
21.9
101
Apple Valley Interceptor
Empire
.028
1
r-
D
24.
South Creek Addn.
Rey.
4.7
10
Lkvl/F'ton Interceptor
Empire
.0026
.0013
z
0
25.
Woodridge I:st.2nd
Res.
14.4
18
Lkvl/F'ton Interceptor
Empire
.0147
.0023
co
26.
Ro.Oaks So.Plat 2
Res.
15.7
55
Lkvl/F'ton Interceptor
Empire
.014
.009
z
27.
Ro.Oaks So -Plat 3
Res.
14.5
48
Lkvl/F'ton Interceptor
Empire
.012
.008
28.
Ro.Oaks SO.I'Int 4
Res.
21.1
50
Lkvl/F'ton Interceptor
Empire
.013
.009
D
29.
Rock Ridge First
Res.
4.48
13
Lkvl/F'ton Interceptor
Empire
.0034
.0031
CD
30.
Lake Marion Est..
Res.
13.77
22
Lkvl/F'ton Interceptor
Empire
.0058
.0052
C:
31. Meadows North
Res.
6.04
52
Lkvl/F'ton Interceptor
Empire
.0136
.0136
1990
URBAN SERVICE AREA
DEVELOPMENT PROJECTS
Continued
Maximum
Est.
House
Treatment
Sewer Flow
1990
Development Site
Use Acreage holds
Interceptor
Plant
mgd
Flow
32.
Cherrywood Heights
Res.
14.1
41
Lkvl/F'ton Interceptor
Empire
.010
.006
33.
SouthFork Vil.Apts
Res.
24
200
Lkvl/F'ton Interceptor
Empire
.04
.04
34.
Ridgeview Second
Res.
22
56
Lkvl/F'ton Interceptor
Empire
.015
.013
35.
Carroll First Add.
Com'l
2.
N/A
Apple Valley Interceptor
Empire
.003
.003
36.
Woodridge Est.Third
Res.
16.72
19
Lkvl/F'ton Interceptor
Empire
.005
.005
37.
Cherrywood First
Res.
5.31
28
Lkvl/F'ton Interceptor.
Empire
.007
.007
38.
Rock Ridge Third
Res.
11.9
27
Apple Valley Interceptor,
Empire
.007
.007
39.
Barrett Second
Res.
20.
53
Apple Valley Interceptor
Empire
.014
.014
40.
Dodd Ridge Second
Res.
7.6
21
Apple Valley Interceptor
Empire
.008
.008
41.
Bluebill Bay Est.
Res.
43.
97
Burnsville Interceptor
Seneca
.255,
.255
42.
Meadows West 2 6 3
Res.
16.6
44
Lkvl/Fgton Interceptor
Empire
.012
.012
43.
Cherrywood 11ts. 3rd
Res.
30
79
Apple Valley Interceptor
Empire
.019
.019
44.
Lynwood South
Res.
15
25
Apple Valley Interceptor
Empire
.007
.007
45.
Barrett 3rd Add.
Res.
13.3
35
Apple Valley interceptor
Empire
.009
.009
46.
Walnut Ridge
Res.
41.06
86
Apple Valley Interceptor
Empire
.022
.022
47.
Meadows 601 Add.
Res.
12.7
32
Lkvl/Fgton Interceptor,
Empire
.008
.008
48
Chapel hills
Res.
24.3
59
Apple Valley Interceptor
Empire
.016
.016
49.
Woodridge lith Add.
Res.
20.2
24
Lkvl/Fgton Interceptor
Empire
.006
.006
50.
Bracketts Townhomes
Res.
40.27
56
Lkvl/Fgton Interceptor
Empire
.110
.220
6 Estates
31.gA
51.
Rolling Oaks 7 6 8
Res.
-41•/4r2-
124
Lkvl/Fgton Interceptor
Empire
.039
.039
52.
Lynwood North
Res.
20.62
43
Lkvl/Fgton Interceptor
Empire
.011
.011
53.
Lynwood North 2nd
Res.
8.
19
Apple Valley Interceptor
Seneca
.247
.005
54.
Crystal Ridges Est.
Res.
26.52
63
Apple Valley Interceptor
Seneca
.0315
.173
55.
Bracketts Townome 2
Res.
6.32
34
Lkvl/Fgton Interceptor
Empire
.009
.009
56.
Cedar Glen
Res.
8.8
25
Apple Valley Interceptor
Empire
.0341
.066
57.
Homestead Creek
Res.
27.65
63
Apple Valley Interceptor
Empire
.017
.017
58.
Meadows 7th
Res.
10.62
27
Apple Valley Interceptor
Empire
0.007
0.007
59.
Trotters Ridge
Res.
40.32
91
Apple Valley Interceptor
Empire
.0236
.0236
60.
Trotters Ridge 2nd
Res.
13.65
24
Apple Valley Interceptor
Empire
.0063
.0063
61.
Lynwood 3rd and 4th
Res.
10.7
24
Apple Valley Interceptor
Seneca
.0066
.0137
i�r�'
�7 z
2
1990 URBAN SERVICE AREA
DEVELOPMENT PROJECTS
Continued
1.
Maximum
Est.
2.
liighview Heights 1
Res.
House
Treatment
Res.
Sewer Flow
1990
Development Site
Use
Acreage
holds
Interceptor
Plant
mgd
Flow
Great Oak Shores
Res.
8.
62. Meadows West 4th
Res.
7.35
21
Lkvl/Fgton Interceptor
Empire
0.0055
0.0055
63. Meadows West 5th
Res.
9.59
25
Lkvl/Fgton Interceptor
Empire
0.0066
0.0066
64. Meadows 8th
Res.
17.35
37
Lkvl/Fgton Interceptor
Empie
0.0097
0.0097
65. Cherryview 1st
Res.
22.69
64
Apple Valley Interceptor
Empire
0.0174
0.0174
66. Daniels Addition
Res.
8`011 19
Apple Valley Interceptor
Empire
6-awk
0.005
0.005
•
��
ts�
�'' 07
3490
/ 11 U �, r G'>- f,
1.8434
1.4895
SUBTOTAL- h�) �'�
►�
71, 56
RESERVE TOTAL
�'97
-70,q
-------------------- -----------------------------------------------------------------------------------�---
YEAR 2000 LAND BANK AMENDMENT APPROVED MAY 26, 1988 t'it.,66 CURRENT RESERVE TOTAL:
---------------------------------------------------� ------------------- ---------
16
`
2nd Addition
13. Marion Pines
SUBTOTAL
RESERVE TOTAL
30.00
Timber Ridge
Res.
1.
Cherry Highlands
Res.
2.
liighview Heights 1
Res.
3.
Highview Heights 2
Res.
4.
Highview lle fights 3
Res.
5.
Orchard Lake Mils
Res.
6.
The Cove
Res.
7.
Great Oak Shores
Res.
8.
Shady Oak Shores
Res.
9.
Shady Oak Shores
Res.
21
Phase II
24.1
10.
Cedar Glen, Ph. II
Res.
11.
Lakeville Elein. Add.Res. &
School
12.
Cherry highlands
Res.
2nd Addition
13. Marion Pines
SUBTOTAL
RESERVE TOTAL
30.00
6.i:y Apple Valley Interceptor
11.2
31
i Apple Valley Interceptor
26.
66
;,Apple Valley Interceptor
26.3
62
j Apple Valley Interceptor
24.5
62
Apple Valley Interceptor
21.3
22
Lakeville/Farmington
8.57
9
(Lakeville/Farmington
15.
21
;Lakeville/Farmington
7.36
15
Apple Valley Interceptor
3.5
10
i Apple Valley Interceptor
8.5
21
r
;;Apple Valley Interceptor
24.1
3
j Lakeville/Farmington
16.1
44
i Apple Valley Interceptor
Res. 6. 15 Apple Valley Interceptor
5vrllull l 2-003�'�� 736.2
a05'-G.a I
3
Empire
Empire
Empire
Empire
Empire
Empire
Empire
Empire
Empire
Empire
Empire
Empire
Empire
Empire
0.022
0.0075
0.017
.016
.016
.01
.0
0.00945
0.00394
.0026
0.022
0.0075
0.017
.016
.016
.O1
0.0018
0.00945
0.00394
.0016
.0055
.0055
.008
.008
.015
.015
.005
.005
1.9869
1.568
2000 URBAN SERVICE AREA DEVELOPMENT PROJECTS continued
House
Development Site Use Acreaae holds Interceptor
Maximum
Treatment Sewer Flow
Plant mad
14.
Friedges Landscaping
Comm.
10.3
Lkvl/Farmington
Empire
15.
Kingsley Cove
Res.
10.9
14
Lkvl/Farmingotn
Empire
16.
Lynwood North 5th Add.
Ree.
13.56
30
Burnsville
Seneca
17.
SouthFork Village 3rd
Res.
9.5
72
Lkvl/Farmington
Empire
18.
Homestead Creek 2nd
Res.
15.6
34
Apple
Valley
Empire
19.
Kenwood oaks
Res.
13.05
23
Lkvl/Farmington
Empire
20.
Shady Oak Shores 3rd
Ree.
9.67
26
Apple
Valley
Empire
21.
Meadow Brook First
Res.
12.18
34
Apple
Valley
Empire
22.
Cherry Ridge Firet5h)I(10
Res .
19.29
46
Apple
Valley
Empire
23.
Cedar Glen 2nd
Res.
9.11
29
Apple
Valley
Empire
24.
Homestead Creek 3rd
Ree.
10.61
29
Apple
Valley
Empire
25.
Chapel Hills
Res.
11.68
25
Apple
Valley
Empire
26.
Highview Heights
2.17
2
Apple
Valley
Empire
27.
Country Pond South
Ree.
18.73
45
Apple
Valley
Empire
28.
West Orchard Lake
Res.
22.25
60
Lkvl/Farmington
Empire
29.
Royal Woods
Res.
11.78
32
Apple
Valley
Empire
30.
ISD 194 Elem.Sch.
19.66
-
Apple
Valley
Empire
(Highview & 175th)
31.
Meadow Brook Second
Ree.
12.96
36
Apple
Valley
Empire
32.
Cedar Glen 3rd Add.
Res.
6.03
19
Apple
Valley
Empire
33.
ISD 194 high Sch.
61.43
-
Apple
Valley
Empire
34.
Orchard Oaks
Ree.
3.34
5
Apple
Valley
Empire
35.
Chapel Hills 3rd Add.
Res.
21.22
60
Apple
Valley
Empire
36.
Royal Woods 2nd
Res.
20.84
44
Apple
Valley
Empire
37.
Cherry Ridge 2nd
Ree.
B.5
23
Apple
Valley
Empire
38.
Lynwood North 6th
Ree.
15.61
36
Apple
Valley
Empire
39.
Shady Oak Shores 4th
Ree.
4.95
11
Apple
Valley
Empire
40.
Meadow Brook 3rd
Res.
13.69
40
Apple
Valley
Empire
41.
Rolling Oaks So.Plat 5
Res.
11.55
29
Apple
Valley
Empire
42.
Homestead Creek 4th
Res.
2.1
6
Apple
Valley
Empire
43.
Crystal Lake Golf Est.
Ree.
22.51
49
Apple
Valley
Empire
44.
Highview Heights 4th
•CRES
12.6
28
Apple
Valley
Empire
45.
LAND BANK ADDIITON 50.5
(PER
METROPOLITAN
COUNCIL LETTER
OF DEC. 12,
46.
Country Pond So.2nd
e.
15.38
39
Apple
Valley
Empire
.001
.0049
.09
.0288
.01
.006
0.007
0.009
0.013
0.008
0.008
0.0088
0.0007
0.012
0.0105
0.0164
0.011
.0098
.0052
.0225
.0017
0.024
0.029
0.0069
0.0095
0.0041
0.01
0.0091
0.001
0.0172
0.008
1991)
0.011
Est. 7a,
2000
Flow
.001
.0049
.09
.0288
.01
.006
0.007
0.009
0.013
0.008
0.008
0.0088
0.0007
0.012
0.021
0.0164
0.011
.0098
.0052
.027
.0017
0.024
0.029
0.0069
0.0173
0.0041
0.01
0.0091
0.001
0.0172
0.008
0.046
NOTES: URBAN RESERVE BOUNDARIES HAVE YET TO BE ESTABLISHED
IMMEDIATE URBAN SERVICE AREA BOUNDARIES ARE CONCEPTUAL ONLY
SANITARY SEWER
SERVICE DISRICT
vl
INTERMEDIATE URBAN SERVICE AR
IMMEDIATE
URBAN SERVICE AREA
�z
.. URBAN SERVICE
AREA RESERVE
LONG RANGE
jURBAN SERVICE AREA
EXHIBIT 8 - SERVICE CONCEPT