HomeMy WebLinkAbout1992 - to: Mayor, city council, admin.; re: stubb's bay sewer project To: Mayor Peterson and Orono City Council
Ron Moorse, City Administrator
From: Michael P. Gaff ron, Asst Planning & Zoning Administrator
Date: February 24, 1992 4(C/L"—\R4
Subject: Stubbs Bay Sewer Project - Issues to be Resolved
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The intent of this memo is to provide an analysis and
recommendation for each of the issues identified in the cover
outline.
I. Area Inclusions.
The project has been divided into 5 distinct sub-areas for
bidding purposes. Stubbs Bay Northwest/Northeast/Bayside
East has been determined from an engineering standpoint to
be the minimum feasible project based on the potential "add-
on" areas and the designation of trunks vs. laterals. Each
of the add-on areas (Bederwood, Bayside North, Oxford, and
Cygnet) can be included or excluded on their own merits
without affecting the feasibility of other areas.
A. Northwest/Northeast/Bayside East. This basic project
area includes a total of 82 units more or less. The
final determination for number of units is dependent on
decisions in Item II below. For the most part, these
are relatively small lots as compared to the rest of
the Stubbs Bay area, and in many cases have marginal
septic systems with poor potential for replacement.
Estimated Unit Cost: Northwest - $12,440; Northeast -
$12,450; Baside East - $10,650.
Staff Recommendation: Inclusion.
B. Bederwood. The Bederwood area, including 10 houses
plus 1 vacant lot, will require a separate lateral
system and a grinder pump station. 5 of the lots are
1.6 acre or greater, the remaining 5 are 0.8 acre or
smaller. Of these 10 , one is a failing system with
poor potential for a conforming replacement system, 2
others would be considered as marginal but still
working. Because of the lift station, the cost of
serving this area is relatively high.
Estimated Unit Cost: $18,190 .
Staff Recommendation: Trunk assessment now, construct
and assess lateral now if neighborhood requests.
1. The zoning boundary between LR-1A and LR-1B is
about 100' south of the vacant lot, and does not
follow existing property boundaries.
2. The 3+ acre parcel, 420 Tonkawa, is in the sewered
zone, was provided with a sewer stubb in the 1973
project, but apparently was not assessed for that
service and has never connected to the sewer. The
current connection charge for that parcel would be
$7,035 unit charge plus $33.35 per front foot,
which could amount to an additional $10 , 000
depending on the determination of footage to be
assessed. A former property owner was notified in
1981 that this property was considered as part of
the rural service area, although this conceptually
would no longer be the case if the Stubbs Bay
project is ordered.
In staff's opinion it would be reasonable to allow
exclusion of the 1-acre lot from the Stubbs Bay
project conditioned on the following:
a. Legal combination with adjacent 3 acre
property.
b. Require connection of 420 Tonkawa to sewer,
property owner to pay connection charge
(amount to be determined).
3 . Under this scenario, and with the current zoning
boundaries in effect, the total combined property
north of the zoning boundary line would be less
than the 2-acre minimum for a buildable lot. Any
future subdivision proposal for the portion of
property in the one-acre zone would have to
include provision of facilities for connection to
the municipal sewer at applicant's cost.
4. An additional factor with this request, is that
the City needs an easement along the north end of
the 1 acre vacant parcel for a force main. The
property owners' agent has been advised of this
need and has been requested to contact the City
Engineer regarding this easement.
Staff Recommendation:
1 . Allow exclusion conditioned on legal combination
as proposed.
2. Require connection of 420 Tonkawa to existing
sewer stub.
3. Negotiate connection charge for 420 Tonkawa in
consideration of request for temporary and
permanent easements along north boundary of
property.
B. 372 Westlake Street - Dean Maeser.
4
This poperty historically has contained a single
residence and as many as 3 rental cabins. With 3
separate tax parcels totaling 2.1 acres, this property
under current zoning should be considered for a single
sewer unit. However, with what might perhaps be
considered as principal structures on more than 1 of
the parcels, it would be in the City's interest if the
properties were combined and plumbing removed from the
cabins. There is a possibility that the property owner
would see a benefit in paying for multiple units if
that would guarantee a future lot line rearrangement to
allow more than 1 unit. The current zoning would not
allow development of the 3 separate parcels without
extreme variances.
Staff Recommendation:
1. Review the zoning issues with the property owner.
2. If property owner wants multiple units, make him
aware that he will be charged for multiple units
with no guarantee of future buildability of the
properties.
3 . Offer the alternative of 1 unit if property owner
will remove plumbing from cabins and combine the 3
parcels into 1.
C. 324/332 Westlake Street - Blake Bichanich. This 1.4
acre property consists of two 0.7 acre tax parcels.
The applicant had been granted variances for upgrading
the residence on the southern lot, and the City agreed
to assess 1 unit to the entire property based on future
combination. However, applicant allowed the variance
to expire without ever signing the resolutions, hence
no construction ever occurred and these are still 2
separate commonly owned tax parcels.
Staff Recommendation: Assess this property 2 sewer
units, but drop that to 1 if property owner renews the
expired variance and follows through with his original
proposal.
D. 3865 Bayside - David Dianis. This property consists of
2 tax parcels, totaling 1.9 acres. The property owners
in signing their original appeal waiver requested 2
sewer units. The existing residence sits on the
smaller of the 2 parcels. The property owner obviously
wants 2 sewer units only if that will gain him the
ability to build a second residence.
From a zoning code standpoint, the entire 1.9 acre
combination of properties should be considered a single
unit. Under the 2 acre standards the approximately
200' of shoreline would allow only 1 lakeshore property
even if there was enough acreage for a second unit.
Also, although there are 2 tax parcels, the southerly
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