5.1. - 5.3. SR 08-05-1996ity of
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ITEM 5.1., 5.2., 5.3.
July30, 1996
File: 230-286-10
230-307-10
230-320-10
Honorable Mayor and City Council
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, Minnesota 55330
RE:
NAPLES/186TH, ORONO LAKE 3RD ADDITION, AND RIVERVIEW
HEIGHTS AREA PUBLIC HEARINGS
Dear Councilmembers:
As you are aware, the public hearings on the above-referenced project are
scheduled for Monday evening. Naples/186th is scheduled for 6:00, Orono
Lake 3rd Addition is scheduled at 6:30, and the Riverview Heights area is
scheduled for 7:00. Please bring the feasibility studies which you received
approximately a month ago. If you need a new copy of any or all of the
studies, please let City Hall know and we will have them available.
I will be prepared to make a presentation of the information contained within
the feasibility study and answer questions. With each of these, the proposed
assessment is $12,500 per unit. There are some specific issues pertaining to
each of these studies that may come up. They are as follows:
Naples/186th
This area has private roads and to do any improvements there will
need to be easements granted from each property owner. The
feasibility study assumes these easements will be given and that the
city will not need to purchase nor condemn them.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Mayor & City Council
July 30, 1996
Page 2
Several of the properties in this area could be further subdivided
after sewer and water is available. The proposed assessment
assumes the subdivisions would be made and, therefore, assesses
some of the properties a larger number of units.
Several years ago this area came forward concerned about their
private roads. At that time the city offered to do a gravel upgrade at
no cost and take over maintenance of the roadway if the property
owners were willing to give the city the necessary easements. If the
majority of the property owners are not in favor of the sewer and
water project, this issue may be raised again.
Orono Lake 3rd Addition
Properties along Fresno Street were previously assessed for street
and drainage improvements. They have access to sanitary sewer
and water, but were not assessed when those improvements were
installed. Typically their street and storm drainage assessments
were $3,500 per lot. These properties are now proposed to be
assessed an additional $7,500 per lot for sanitary sewer and water.
The other properties within Orono Lake 3rd Addition are proposed
to be assessed $12,500 per lot for sanitary sewer, water, street, and
storm drainage improvements.
Riverview Heights Area
The proposed third addition of Country Crossing would have lots
that front on Macon Street and Riverview Drive. The feasibility
study recommends this plat be assessed 50 percent of the cost for
sanitary sewer, water, street, and storm drainage improvements
along its frontage. If this total cost proposed to be assessed is
divided by the number of lots, the cost per lot in Country Crossing
3rd Addition is less than $12,500 because the lots average 80-85 feet
of frontage. Existing lots in the area proposed to be assessed
$12,500 per lot have an average front footage of 145-150 feet.
A portion of Palmer's Addition requires the development of
Mississippi Oaks 2nd Addition in order to serve it with sanitary
sewer.
There are a number of easements that are proposed to be acquired
in this area for the looping of water main and construction of storm
sewer.
Mayor & City Council
July 30, 1996
Page 3
It would be possible to do a portion of this project such as Riverview
Heights area and/or Grandview 2nd area without doing the
remainder.
It should be noted that each of these improvement projects require a city
contribution. If after the public hearings are concluded, it is the City
Council's desire to move forward with the authorization to prepare plans and
specifications on any or all of these improvements, we would recommend that
the Council direct staff to prepare the necessary resolution and a financial
analysis of how to fund the city portion of the project. These could be
presented for Council consideration at the next available City Council
meeting.
If you have any questions or would like any additional information regarding
these three projects, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J. Maurer, P.E.
TJM:ah
PETITION FOR OR AGAINST CITY SEWER AND WATER
PROPOSED FOR ORONO 3RD ADDITION
APPROXIMATE COST TO HOMEOWNER $10,000 TO HOOK UP ·
PLEASE PLAN TO ATTEND THE MEETING AUGUST 5TH -CITY HALL~pm
FRESNO STREET
1. Gwen Smith
2. Paul Bell
..NO
YES.t COMMENTS
August 6, 1996
Michael S. Wallin
13109 183rd Avenue NW
Elk River, MN 55330
City of Elk River
Elk River, MN 55330
Re:
Special Assessment for sewer and water for area in and
around 183rd Avenue between Denver and Fresno.
Dear Board Members:
I want to adamantly express my opposition to the proposed water, sewer and street
assessments in and around the area mentioned above specifically those relating to 13109 183rd
Avenue NW., Elk River, MN 55330. I have consulted w/th a law firm and understand there
needs to be a feasibility study showing the before and after proposed assessments fair market
value of the properties in question. I have obtained a listing of all houses sold in this general
area over the past few months and those currently listed on the MLS. I would invite your offer
to purchase our house for the current appraised value plus the proposed assessment if you are so
sure it will add that much to our house value.
Please send me documentation of how you are complying with Statute 429 in processing
this matter. It is my understanding you need to reflect the before and assessment value in
accordance with this Statute.
I have 40 pages of documentation I am forwarding to my attorney to prepare a case to
fight this proposal if you should try to pursue it any further.
Very truly yours,
Michael S. Wallin
CC: Attorney
July 22, 1996
The following residents of Palmer's Addition respectfully request that the
City of Elk River not extend sewer, storm sewer and water service east on
Riverview Drive from Joplin Street to the eastern cul-de-sac.
7.
8.
9. '~__~ff~_ _~~ ~-'~'~ ~_
11.
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
26.
27.
28.
29.
RIVERVIEW DRIVE
There ame 16 homes on Riverview Drive. Two systems are in poor condition and the owners are anxious to
install and upgrade with new systems. Seven of these homes have changed owners within the past 5 years
and five of the seven systems have passed inspectionl The two that have not were mentioned previously.
Two of these homes are 4 years old and two are 9 years old. Two of these homes have had new systems
installed within the past 3-7 years. The five remaining owners state that their systems are in fine
operating condition and have been maintained on a regular basis.
Well &
Septic
Good
Kreuser
Well & Well & Well & Well & Well & Well & Well &
Septic Septic Septic Septic Septic Septic Septic
Good Good Good Good Good Good Good
Dalchow Kopitzke Dietz Dahlin Weyenberg Barnier Ritchie
RIVERVIEW~DRIVE--
Palmer Lucas McNair Blessner Hull Simpson Barthel Danforth
Well & Well is Well & Well is Well & Well & Well & Well &
Septic Good- Septic Good- Septic Septic Septic Septic
Good Septic Good Septic Good Good Good Good
Bad Bad i
JOHNSON AND JOHNSON
ATTORNEYS AT LAW
2006 1st Avenue North, Suite 201 · Anoka, Minnesota 55303
Telephone (612) 427-6267
Fax (612) 427-6920
Robert W. Johnson
Stephen D. Johnson
July 31, 1996
Elk River Mayor & City Council
Attention: City Clerk
P.O. Box 490
Elk River, MN 55330
RE: Public Improvement to Grand View Addition
Dear Mayor & Council Members:
My wife, Laurel Johnson, and I reside at 13548 178th Avenue N.W.
which is at the very end of 178th Avenue. We will be out of town
on August 5th, and we will be unable to appear in person to
express our opinions. Therefore, I am submitting this letter for
your consideration.
My wife and I strongly object to the proposed extension of sewer
and water down 178th Avenue from its intersection with Riverview
Drive. When sewer and water was originally extended into our
area, I was informed by City Staff that it was not likely that
city sewer and water would ever be extended down 178th Avenue
N.W. There were a number of logical reasons for this conclusion.
The cost of extending sewer and water down 178th Avenue would be
extensive especially when you consider that you will probably
have to install a lift station because of the substantial
decrease in elevation from Riverview Drive. Since there are only
eight lots along 178th Avenue from where it intersects with
Riverview Drive, the total costs of this project would far exceed
the amount that could be assessed against the property owners.
Each of the lots along 178th Avenue are an acre or more in size.
Since there is a steep bank along the Mississippi River, almost
all of the area contained in these lots is well above any flood
plain. Therefore, there is no issue regarding seeping problems
from defective septic systems; and each of the lots should have
substantial area for providing for future septic systems if their
current systems become defective. Furthermore, at least three of
the eight homes located along 178th Avenue were constructed
within the last ten years. Obviously, there should be no
problems with those septic systems. If you are concerned about
the detection of defective septic systems, it should be noted
that all septic systems must now be inspected by the MPCA every
three years.
CITY OF ELK RIVER
13065 ORONO PARKWAY
P.O BOX 490
ELK RIVER, MN. 55330
ATTN: PAT KLAERS
DEAR MR. MAYOR and CITY COUNCIL MEMBERS,
My wife and I are concerned about possible plans to extend city sewer and water services
east of Joplin along Riverview Drive. Having built our home in 1992 we would receive no
immediate benefit from this project, only a duplication of expenses.
Our expenses were incurred only four years ago when we paid for a private well and septic
system.
Mary and I do not desire city sewer and water at this time.
Tom arid Mary McNair
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City of
NOTICE OF IMPROVEMENT HEARING
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AU6 0 1
1996
Dear Property Owner:
This notice is to inform you that the Elk River City Council will meet at 7:00
p.m. on Monday, August 5, 1996, at the Elk River City Hall, 13065 Orono
Parkway, to consider the making of pubhc improvements to Riverview
Heights 1st, 2nd, & 3rd Additions, Grandview Heights 1st & 2nd
Addition, and Palmer's Addition as authorized by Minnesota Statute
Chapter 429.
The proposed improvements consist of providing s~uitary sewer and
watermain to the property owners in the Riverview Heights, Grandview, and
PMmer's Additions, while reconstructing the streets. Storm sewer will be
added where needed.
The area proposed to be assessed for the above-mentioned improvements is
all property abutting those streets proposed to be improved. The estimated
cost of the proposed improvements is $2,712,400.
All persons who w/sh to be heard with reference to the proposed
improvements, may be heard at the August 5, 1996, public hearing. If you
have any questions prior to the hearLug, please contact the Elk River City
Hall at 441-7420 (TDD # 441-7420). Lfyou cannot attend the public hearing
but wish for your comments to be heard, you may submit a letter before the
August 5, 1996, public hearing addressed to the following:
Elk River Mayor and City Council
Attn: City Clerk
P.O. Box 490
Elk River, MN 55330
Sincerely,
Elk River City Clerk
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425