8.1. SR 08-23-1993
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ITEM 8. 1.
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CONSULTING ENGINEERS
Maier Stewart & Associates Inc.
August 9, 1993
File No: 230-080-10
Honorable Mayor and City Council
City of Elk River
P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
RE: EAST T.H. 10 CORRIDOR MAILING
Dear Council Members:
Attached is a copy of the cover memo, questionaire, examples of property assessments, and the
packet of information provided at the informational meeting for the proposed mailing to property
owners in the area adjacent to east T.H. 10. We would request that the City Council review this
information prior to it being mailed to the property owners. If there are any questions or issues
that you believe need to be covered in greater detail, please let us and we will make the
adjustments prior to the mailing. If there are no comments, we are prepared to mail them
immediately.
I will be available at your meeting on August 16, 1993 should you have any questions or
comments.
Sincerely,
MAIER STEWART & ASSOCIATES, INC.
!ii?!:<7
TJM:db
080-0901.aug
1959 SLOAN PLACE, SUITE 200, ST. PAUL, MINNESOTA 55117 612-n4-6021
9800 SHELARD PARKWAY, SUITE 102, MINNEAPOLIS. MINNESOTA 55441 612-546-0432 · Equal Opportunity Employer
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CONSULTING ENGINEERS
Maier Stewart & Associates Inc.
July 29, 1993
File: 230-080-10
Dear East TH 10 Property Owners:
On Thesday, June 15, 1993, the Elk River City Council held an informational meeting with
property owners along the east TH 10 corridor. Notices were sent to an area generally bounded
by the Mississippi River on the west, 170th Street on the south, and the railroad tracks on the
east. Approximately 32 property owners were mailed notices of this hearing. At the meeting,
general information was provided regarding the possibility of extending City sanitary sewer and
water down the east TH 10 corridor. Eight property owners from this area were represented at
the informational hearing.
In follow-up to this informational meeting, the City Council requested you be sent the attached
packet of information which was presented at that meeting. Also enclosed is a brief survey
regarding the issue of City utilities to this area. Finally, enclosed are several examples of
estimated assessments to various types of properties in the east TH 10 area. These were
prepared at the City Council direction due to the wide diversity of the types and sizes of
properties in the area. Please take a few minutes to fill out the survey and return it in the self-
addressed, stamped envelope. Your opinions on this issue are very important to the City
Council. As the City gathers and assimilates the information from this mailed survey, additional
hearings will be scheduled.
Thank you for your cooperation on this matter. If you have any questions, please call.
Sincerely,
MAIER STEWARf & ASSOCIATES, INC.
Terry J. Maurer, P.E.
City Engineer
TJM:tp
Enclosures
080-2904.jul
1959 SLOAN PLACE. SUITE 200, ST. PAUL, MINNESOTA 55117 612-n4-6021
9800 SHELARO PARKWAY. SUITE 102, MINNEAPOLIS, MINNESOTA 55441 612~ · Equal Opportunity Employer
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EAST TH 10 AREA SURVEY
NAME:
ADDRESS:
1. The City prepared a preliminary study relative to the extension of sanitary sewer and
water to the East TH 10 area in 1990. The earliest sewer capacity will be awilable is
1996, when the treatment plant is expanded. Would you prefer City sewer and water as
early as possible (1996) or further in the future (2003)? 1996 2003
2. When sanitary sewer and water are available to the East TH 10 area, what are your plans
for your property?
Develop currently vacant property
Redevelop currently developed property
Leave property use as is
Do nothing with vacant property
3. What do you believe is a reasonable total assessment for an individual one acre piece of
property either residentially or commercially/industrially zoned?
Less than $10,000
$10,000 - $15,000
$15,000 - $20,000
More than $20,000
Residential CommerciallIndustrial
4. If your property is currently developed, please answer the following:
a. Have you had any problems with your on-site sewer system in the past?
Yes No If yes, explain:
b.
Have you had any problems with your well in the past? Yes
If yes, explain:
No
c. Are you satisfied with the current condition of streets and storm drainage serving
your property? Yes No If no, what would you like done?
5.
Additional Comments:
08G-290S.ju1
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PIN NO.: 75-011-2340
AREA: 1.75 Acres
PROPERfY OWNER:
AVENUE
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EXAMPLE NO. 1
LOCATION: Sth - NWt,4 - 11 - 32 - 26
Joanne Rousseau
17015 Highway 10
Elk: River, Minnesota 55330
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75-0n-2JJII
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75-01
275..10"
Assumptions:
· No monies are included for sewer availability charges, water access fees, or water
connection charges, as these fees are dependent on the type of development.
. Due to property location, no street assessment is included.
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75-011-2340
"RoOS5ca.\J
1.15 Ac.
Estimated Assessment Cost
· 'Ihmk Sanitary SewerlWcltermain
. Lateral Sanitary Sewer
· Lateral "\\atermain
· Lateral Storm Sewer
$3,800/AC x 1.75 AC -
$25/FF x 337 FF -
$21/FF x 337 FF =
$10/FF x 337 FF =
'IUI'AL
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· Figures are based on assessment rates for 1992 costs.
. Diagrams received from Sherburne County Records.
. City's Assessment Manual used as a guide.
080-0309 .aug
$ 6,650
8,425
7,CY77
3.370
$25,522
230-080-10
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EXAMPLE NO. 2
PIN NO.: 75-011-3225
LOCATION: Nth - SW~ - 11 - 32 - 26
AREA: 1.00 Acres
PROPERfY OWNER:
Stan Chase
12545 Ridgewood Drive NW
Elk River, Minnesota 55330
75-011-3205
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320.88.
165.99'
8 Ch~s t!.-
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~ 75-011-3225 ~
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192.90'
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Assumptions:
. No monies are included for sewer availability charges, water access fees, or water
connection charges, as these fees are dependent on the type of development.
. Due to property location, no street assessment is included.
Estimated Assessment Cost
. 'Ihmk Sanitary SewerlWcltermain
· Lateral Sanitary Sewer
· Lateral Watermain
· Lateral Storm Sewer
$3,800/AC x 1.0 AC -
$25/FF x 193.04 FF -
$21/FF x 193.04 FF -
$10/FF x 193.04 FF -
1UfAL
$ 3,800
4,826
4,054
1.930
$14,610
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· Figures are based on assessment rates for 1992 costs.
. Diagrams received from Sherburne County Records.
. City's Assessment Manual used as a guide.
080-0309 .aug
230-0ll0-10
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PIN NO.: 75-494-0225 LOCATION: Nth - SW~ - 11 - 32 - 26
AREA: 0.92 Acres
PROPERlY OWNER: Mike Nelson
15831 Yale Street NW
Elk River, Minnesota 55330
N 8 4 8
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..... 75-404-0220
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~I 200.00' 1
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A;:. 0. 9,2 Ae.
8 8 5 8
8 g 75-494-0225 ~
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~ 200.00'
I 354.89'
2
1 ~ 8 6
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75-494-0230
Assumptions:
. No monies are included for sewer availability charges, water access fees, or water
connection charges, as these fees are dependent on the type of development.
. The assessable reconstruction cost of Yale Street shall be partially offset by City cost
participation.
Estimated Assessment Cost
. 1hmk Sanitary Sewer/Watermain $3,800/AC x 0.92 AC - $ 3,496
. Lateral Sanitary Sewer $25/FF x 200 FF - 5,000
. Lateral Watermain $21/FF x 200 FF - 4,200
. Lateral Storm Sewer $10/FF x 200 FF - 2,000
. Residential Street $22/FF x 200 FF - 4.400
1UfAL $19,096
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. Figures are based on assessment rates for 1992 costs.
. Diagrams received from Sherburne County Records.
. City's Assessment Manual used as a guide.
080-0309 .aug
23~lO
. EXAMPLE NQ 4
PIN NQ: 75-494-0240 LOCATION: Nth - SW'A - 11 - 32 - 26
AREA: 0.82 Acres
PROPERrY OWNER: George Anderson
15783 Yale Street NW
Elk River, Minnesota 55330
354.89' - ,
I /lAKler.s~N
'8 A;:. tJ.B:2 ACI 8 HEIGHTS '8
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- 354.89'
118.31' 118.29' 118.29'
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- ~I ~ 75-49-4-0245 c; 75-494-0250 ~ 75-494-0255 c;
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118.31'
118.29'
118.29'
167th
Assumptions:
. No monies are included for sewer availability charges, water access fees, or water
connection charges, as these fees are dependent on the type of development.
. The assessable reconstruction cost of Yale Street shall be partially offset by City cost
participation.
Estimated Assessment Cost
. 'Ihmk Sanitary SewerlWatermain $3,8oo/AC x 0.82 AC - $ 3,116
. Lateral Sanitary Sewer $25/FF x 100 FF - 2,500
. Lateral Wltermain $21/FF x 100 FF - 2,100
. Lateral Storm Sewer $10/FF x 100 FF - 1,000
. Residential Street $22/FF x 100 FF - 2.200
1UfAL $10,916
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. Figures are based on assessment rates for 1992 costs.
. Diagrams received from Sherburne County Records.
. City's Assessment Manual used as a guide.
08()..()309 .aug
230-080-10
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EXAMPLE NO.5
PIN NO.: 75-002-3320
LOCATION: Slh - SW~ - 11 - 32 - 26
AREA: 1.37 Acres
PROPERfY OWNER:
Paul and Norine Bell
18270 Fresno Street
Elk River, Minnesota 55330
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7&-001-3120
BELL-
I. '3 7 Afl,
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1.73 ~
Assumptions:
. No monies are included for sewer availability charges, water access fees, or water
connection charges, as these fees are dependent on the type of development.
. Due to property location, no street assessment is included.
Estimated Assessment Cost
. 1hmk Sanitary Sewertwatermain
. Lateral Sanitary Sewer
· Lateral Wcltermain
. Lateral Storm Sewer
$3,8001 AC x 1.37 AC =
$25/FF x 144.3 FF -
$21/FF x 144.3 FF =
$10/FF x 144.3 FF =
1UfAL
$ 5,206
3,608
3,030
1.443
$13,287
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. Figures are based on assessment rates for 1992 costs.
. Diagrams received from Sherburne County Records.
. City's Assessment Manual used as a guide.
080-0309 .aug
230-080-10
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EXAMPLE NQ 6
PIN NO.: 75-011-2330
LOCATION: Slh - NW'A - 11 - 32 - 26
AREA: 1.66 Acres
PROPERlY OWNER:
Houle Oil Company, Inc.
17069 Highway 10
Elk River, Minnesota 55330
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374.65'
75-011-2325
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351.33'
75-011-2330
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HC~H_E:"
I. /, ~ Ac..
309.14'
Assumptions:
. No monies are included for sewer availability charges, water access fees, or water
connection charges, as these fees are dependent on the type of development.
. Due to property location, no street assessment is included.
Estimated Assessment Cost
. 'D:unk Sanitary SewerlWatermain
. Lateral Sanitary Sewer
· Lateral Watermain
. Lateral Storm Sewer
$3,800/AC x 1.66 AC =
$25/FF x 227.56 FF -
$21/FF x 227.56 FF =
$10/FF x 227.56 FF =
1UfAL
$ 6,308
5,689
4,779
2.276
$19,052
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. Figures are based on assessment rates for 1992 costs.
· Diagrams received from Sherburne County Records.
. City's Assessment Manual used as a guide.
080-0309 .aug
230-080-10
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EXAMPLE NQ 7
PIN NQ: Rail 10 (llots)
LOCATION: Nlh - NW~ - 11 - 32 - 26
AREA: 10.93 Acres
PROPERrY OWNER:
Tom IDpsag (3 lots)
Gordon Hoglund (1 lot)
C & T Investment Company (3 lots)
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All" .2.57 ,AC.
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Assumptions:
. No monies are included for sewer availability charges, water access fees, or water
connection charges, as these fees are dependent on the type of development.
Estimated Assessment Cost
· 'Ih1nk Sanitary Sewer/Watermain
. Lateral Sanitary Sewer
. Lateral Watermain
· Lateral Storm Sewer
. CommerciallIndustrial Street
$3,8001 AC x 10.93 AC -
$25/FF x 1,550 FF =
$21/FF x 1,550 FF =
$10/FF x 775 FF =
$150/FF x 775 FF =
TOfAL
$ 41,534
38,750
32,550
7,750
116.250
$236,834
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. Figures are based on assessment rates for 1992 costs.
. Diagrams received from Sherburne County Records.
. City's Assessment Manual used as a guide.
080-0309 .aug
23().{)8()..10
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EXAMPLE NU 8
PIN NU: 75-011-2225
LOCATION: Nth - NW~ - 11 - 32 - 26
AREA: 1.0 Acres
PROPEKI'Y OWNER:
Scott Powell
17219 IDghway 10 NW
Elk River, Minnesota 55330
59.90'
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20\ .06'
1- 2230
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75-011-2225
Rwell
A::./.oAc'.,
,9&-""
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AssulllptionS:
. No monies are included for sewer availability charges, water access fees, or water
connection charges, as these fees are dependent on the type of development.
. Due to property location, no street assessment is included.
Estimated Assessment Cost
. 1hmk Sanitary SewerlWatermain
. Lateral Sanitary Sewer
. Lateral Watermain
. Lateral Storm Sewer
$3,8001 AC x 1.0 AC -
$25/FF x 204.36 FF -
$21/FF x 204.36 FF -
$10/FF x 204.36 FF -
1UfAL
$ 3,800
5,109
4,292
2.044
$15,245
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. Figures are based on assessment rates for 1992 costs.
. Diagrams received from Sherburne County Records.
. City's Assessment Manual used as a guide.
080-0309 .aug
230-080-10
.
PIN NQ: The Crossroads (10 lots)
AREA: 14.86 Acres
EXAMPLE NO.9
LOCATION: Slh - SW~ - 11 - 32 - 26
PROPERfY OWNER: John Plaisted (9 lots) and
2nd Generation Properties, Inc. (1 lot)
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Assumptions:
. No monies are included for sewer availability charges, water access fees, or water
connection charges, as these fees are dependent on the type of development.
Estimated Assessment Cost
. 1iunk Sanitary SewerlWdtermain
. Lateral Sanitary Sewer
. Lateral Watermain
. Lateral Storm Sewer
. Commercia1lIndustrial Street
$3,8oo/AC x 14.86 AC -
$25/FF x 1,700 FF -
$21/FF x 1,700 FF =
$10/FF x 1,700 FF =
$150/FF x 850 FF =
'IUrAL
$ 56,468
42,500
35,700
17,000
127 .500
$279,168
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. Figures are based on assessment rates for 1992 costs.
. Diagrams received from Sherburne County Records.
. City's Assessment Manual used as a guide.
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080-0309 .aug
230-080-10
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EAST T .H. 10 AREA
INFORMATIONAL HEARING
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JUNE 15, 1993
TERRY MAURER, CITY ENGINEER
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PROJECT mSTORY
Growth Management Plan
Draft East Highway 10 Corridor
Improvements Study
City Decision to Extend Utilities West
Construction of Western Area
Improvements
Wastewater Treatment Plant Upgrade
· Expansion of Urban Service Area
· Update of Growth Management Plan
East TH 10 Area Informational Hearing
August 1988
March 1990
December 1991
1992
Current
June 15, 1993
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ESTIMATED COSTS*
TRUNK SANITARY SEWER AND WATER
&timated Sanitary Sewer Construction Cost
$ 843,200
&timated Water Improvements Construction Cost
1,783,700
ESTIMATED CONSTRUCTION COST
$2,626,900
Construction Contingencies (10%)
262,700
ESTIMATED TOTAL CONSTRUCTION COST
$2,889,600
Administration, Engineering, Fiscal & Legal (28%)
809,100
ESTIMATED TOTAL PROJECT COST
$3,698,700
* Cost estimated from March 1990 Draft East ffighway 10
Corridor Improvements
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TYPES OF ASSESSMENTS/CHARGES
1.
Trunk Sanitary Sewer/Water
Area assessment on a per acre basis. The only area reduction
is for classified wetlands.
2.
Trunk Storm Sewer
Area assessment on a weighted area basis. The weighting is as
follows:
Residential 1.00
High Density Residential 1.25
Commercial 1.50
Industrial 2.00
3. Lateral Sanitary Sewer, Water, and Storm Sewer
Assessed based on front footage.
e 4. Commercial/Industrial or Residential Street
Assessed based on front footage. Slightly higher assessable
front footage for corner lots.
5. Sewer Availability Charge
Charged based upon the number of residential equivalent units.
6. Water Access/Connection Charge
Charged based upon the number of residential equivalent units.
7. Connect of Sewer/Water To Building
This is the responsibility of the property owner andcost.\will
vary dependent on property specifies.
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8. Abandon Existing Sewer System
It is the property. owners responsibility to ..rdlin theexisting"F
septic tank for safety purposes. . ;'" . .,'
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FSTIMATED ASSESSl\:fEN'IS/CHARGES
These estimates are based on similar type projects recently completed in Elk
River:
Trunk Sanitary Sewer and Water
Trunk: Storm Sewer
Lateral Sanitary Sewer
Lateral Water
Lateral Storm Sewer
Residential Street
CommerciallIndustrial Street
$3,8001 Acre
$21-$25/Front Foot
$18-$21/Front Foot
$8-$10/Front Foot
$60-$90lLinear Foot*
$75-$150ILinear Foot*
Sewer Availability Charge
Water Access Fee
Water Connection Charge
$1,300/REU**
$300/REU**
$700/REU**
*
**
No similar projects recently, estimated range only
REU = Residential Equivalent Unit
080-290S.juJ
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1. Dean A. Majkrzak
17475 Highway #10 E.
Elk River, MN 55330
2. Caryn Lundquist
17445 Highway #10 E.
Elk River, MN 55330
3. Lester Lundquist
17445 Highway #10 E.
Elk River, MN 55330
4. Chad Lundquist
17441 Highway #10 E.
Elk River, MN 55330
5. Country Chrysler, Inc.
c/o Marlene Worts
1825 Innsbruck Parkway
Minneapolis, MN 55421
6. F. Kruse & L. Lundquist
c/o Riverview Sports & Marine
17445 Highway #10 E.
Elk River, MN 55330
7. Kenneth & Donna Dehn
19663 Proctor Rd. NW
P.O. Box 325
Elk River, MN 55330
8. Paul & Norine Bell
18270 Fresno St. NW
Elk River, MN 55330
9. Chrysler 1st Business Credit
P.O. Box 95220, Suite 300, 1375 E.
Schaumburg, IL 60195 Woodfield Rd.
10. John & Christina Plaisted
P.O. Box 38
12750 182nd Ave. NW
Elk River, MN 55330
11. Second Generation Properties
c/o Harry's Auto Supply
224 W. 3rd St.
Monticello, MN 55362
75-002-3405
75-002-3301
75-002-3400
75-002-3302
75-002-3305
75-002-3310
75-002-3303
75-002-3315
75-002-3320
75-002-3403
75-521-0210
75-521-0180
75-521-0170
75-521-0160
75-521-0150
75-521-0140
75-521-0130
75-521-0120
75-521-0110
75-521-0220
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12. Thomas Price
4810 Magnolia Lane No.
Plymouth, MN 55442
75-002-3200
75-003-4100
13. Michael Majkrzak
18260 Yankton St. NW
Elk River, MN 55330
75~002-3202
75-002-3203
14. Dwight & Jane Kirkeide
11230 173rd Ave. NW
Elk River, MN 55330
75-010-1101
15. Scott Powell
17219 Highway #10
Elk River, MN 55330
75-011-2240
75-011-2210
75-011-2200
75-0Il-2215
75-011-2105
16. Dexter & Kathleen Mapson
17228 Highway #10
Elk River, MN 55330
75-011-2230
17. Kemethese Motel, Inc.
17291 Highway #10
Elk River, MN 55330
75-011-2245
75-011-2220
18. Michael & Cheryl Snyder
17119 Highway #10 NW
Elk River, MN 55330
75-011-2205
19. Keith Johnson
P.O. Box 62
Elk River, MN 55330
75-011-2102
20. Thomas & Marlys Hipsag
17665 Polk St NW
Elk River, MN 55330
75-457-0110
75-457-0130
21. Richmar Construction
7776 Alden Way
Fridley, MN 55432
75-457-0120
22. Gordon & Jeanine Hoglund
114 E. Oakwood Dr.
Monticello, MN 55362
75-457-0140
23. Landol Locher II
10983 171st Ave. NW
Elk River, MN 55330
75-011-2115
24. C & T Investment of Osseo
P.O. Box 96
Elk River, MN 55330
75-457-0210
75-457-0220
25. Larry & Florence Hickman 75-457-0230
16820 Highway #10
Elk River, MN 55330
e 26. Roger & Jean Eull 75-011-1201
18880 Boston St. NW
Elk River, MN 55330
27. Dirk & Jayne Barrett 75-011-1202
10768 173rd Ave. NW
Elk River, MN 55330
28. Leon Lefebvre 75-011-1203
568 6th Street
Elk River, MN 55330
29. Larry & Arlyce Morrell 75-011-1300
841 Line Avenue
Elk River, MN 55330
30. Scott & Penny Pesola 75-010-4100
Route 2 :6ox 221A 75-011-2300
Clearwater, MN 55320
3l. A. Sherman & Robert Vint 75-011-2305
c/o Cloverleaf Motors
17038 Highway #10
Elk River, MN 55330
e 32. Roman Schommer 75-011-2325
1810 Ives Lane No.
Plymouth, MN 55441
33. Houle Oil Co, Inc. 75-011-2330
17069 Highway 111 0 NW 75-011-2407
Elk River, MN 55330 75-011-2402
75-011-2406
34. Ronald & Norma Ebner 75-011-2320
17015 Highway #10 75-011-2335
Elk River, MN 55330 75-011-2403
35. Joanne Rousseau 75-011-2340
17015 Highway #10
Elk River, MN 55330
36. UPA 75-003-1100
P.O. Box 800
Elk River, MN 55330
37. Elk River Motel Properties, Inc. 75-003-4401
17432 Highway #10
Elk River, MN 55330
e
38. State of Minnesota 75-003-4403
e 75-003-4203
39. State of Minnesota Highway & Park 75-003-1102
40. State of Minnesota Road 75-003-4102
Not in defined area, but in attendance at 6/15/93 City Council Meeting
l. Doris Specht
16330 Highway 10
Elk River, MN 55330
2. Ron Ebner
17015 Highway 10
Elk River, MN 55330
3. Stan Chase
16800 Highway 10
Elk River, MN 55330
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u.s. Department of Housing and Urban Development
Minneapolis-St.Paul Office, Region V
220 Second Street South
Minneapolis, Minnesota 55401-2195
AUG 11 1993
Ms. Merry Sipe
11026 192nd Ave. N.W.
Elk River, MN 55330
Dear Ms. sipe:
As we have stated to you in a previous letter, FHA
subdivision approval process is predicated upon the developer
completing the subdivision in accordance with the terms
prescribed by FHA. These may not be the same requirements
imposed by the community. When our office becomes aware of
noncompliance, and it appears that the developer is not going to
correct the problem(s), we remove approval of the subdivision.
This is what happened in the Deerfield 3rd and 4th subdivisions.
We understand that the City of Elk River has requirements
that Mr. smith also violated (such as dumping, clean fill, etc.).
If you have questions regarding any action taken by the City, we
suggest you contact them directly. If you feel further action
should have been taken by the city of Elk River, or the
homeowner(s), you may want to discuss these issue(s) with an
attorney who specializes in real estate law.
Very s+~~y yours,
~~~
~ Development Division