Annexation Study 2006 AmendmentTHE CITY OF Dubuque
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2007
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Amendment to 2006 Annexation Study
DATE: August 28, 2008
Planning Services Manager Laura Carstens is recommending approval of an
amendment to the 2006 Annexation Study prepared by Veenstra & Kimm, Inc.
The 2006 Annexation Study identified Area Q consisting of 1,321 acres. Area Q-1,
added in this amendment, overlaps a portion of the northwestern part of Area Q south of
Middle Road. Approximately 390 acres of Area Q-1 south of Middle Road overlaps the
original annexation Area Q.
Area Q-1 includes an additional approximately 510 acres located north of Middle Road.
Area Q-1 extends as far northwesterly as Asbury Road.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
Michael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, City Attorney
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
THE CITY OF Dubuque
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Masterpiece on the Mississippi
.~
2007
TO: Michael Van Milligen, City Manager
FROM: Laura Carstens, Planning Services Manager" ~
SUBJECT: Amendment to 2006 Annexation Study
DATE: August 28, 2008
Introduction
The purpose of this memorandum is to seek City Council approval of the enclosed
amendment to the 2006 Annexation Study prepared by Veenstra &Kimm, Inc. in
response to voluntary annexation inquiries beyond the original study boundaries.
Background
In 2006, the City of Dubuque completed an Annexation Analysis of 23 future growth
areas. The 23 areas included in the original study are shown on the enclosed map. This
report provides an analysis of annexation to assist the City in evaluating future growth
and other issues related to annexation. This study is not considered a plan for
annexation because it does not have any conclusions or specific recommendations. It
does not have a timeline or schedule. The study is a precursor to the City considering
annexation of all or part of individual areas.
In July 2008, the City of Dubuque received verbal inquiries for voluntary annexation of
subdivisions west of the City of Asbury and the Meadows Golf Course. Additional
properties were identified by the developers of these subdivisions as being needed to
form contiguity with the City of Dubuque for annexation. These subdivisions are not in
the study areas of the City's 2006 Annexation Analysis. The proposed far west
annexation area is shown on the enclosed map. To accommodate these voluntary
annexation requests, we asked our 2006 Annexation Study consultant, Veenstra &
Kimm, Inc., to analyze the extension of City services to this far west side area in
connection with annexation.
Discussion
The 2006 Annexation Study identified Area Q consisting of 1,321 acres. Area Q-1,
added in this amendment, overlaps a portion of the northwestern part of Area Q south of
Middle Road. Approximately 390 acres of Area Q-1 south of Middle Road overlaps the
original annexation Area Q.
Area Q-1 includes an additional approximately 510 acres located north of Middle Road.
Area Q-1 extends as far northwesterly as Asbury Road.
Amendment to 2006 Annexation Study
Page 2
The format of the study section for Area Q-1 is similar to the 2006 Annexation Study,
with some modifications. The amendment for Area Q-1 provides two cost/benefit
analyses. The first analysis uses the 2006 revenue and expense projections. The
second analysis increases the expenses across the board by an inflation factor of 4
percent per year. The number of dwelling units per acre has been dropped to 2.5 per
acre in this Area Q-1 due to the lower density of rural residential subdivisions. The
projected taxable valuation of a single family residence has been increased to $125,000
based on existing housing patterns in Area Q-1.
The Area Q-1 amendment includes analyses of City water and sanitary sewer
extensions, as provided for the other study areas in the 2006 Study. The Area Q-1
amendment shows possible water and sewer extension routes, sizes, and costs.
Both the 2006 and the 2008 revenue and expense projections show an annual gain for
the City based on full development of Area Q-1.
The comparative analysis of the 23 study areas in the 2006 Annexation Study provides
a prioritization of areas for future growth and consideration for annexation. Based on the
comparative analysis, prioritization is given to four areas along the City's southern
border -- Areas H, I, L, M -- and two areas on the north side of Dubuque -- Areas S and
W. Areas P, Q, R, and V ranked at the next tier -- midpoint in the comparative analysis.
Using the 2006 comparative analysis, prioritization for Area Q-1 is same as for Area Q.
Recommendation
The recommendation is for the City Council to approve the amendment to the 2006
Annexation Study.
Enclosures
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AREA Q-1
Area Q-1 is located west of the City of Dubuque. Area Q-1 is Located in the basin of the
Middle Fork of Catfish Creek.
The 2406 annexation study #dent#fied Area Q cons#st#ng of approx#mately 1,321 acres.
Area Q-1 overlaps a portion of the northwestern part of Area Q south of Middle Road.
Approximately 394 acres of Area Q-1 south of Midd'Le Road overlaps the original
annexation Area Q.
Area Q-1 #ncludes an additional approximately 510 acres Located north of Middle Road.
Area Q-1 extends as far northwesterly as Asbury Road.
Because of the overlap of original Area Q the new area is #dentified as Area Q-1 rather than
a distinct area.
The analysis of revenues and expenses for Area Q will be impacted if the overlap area of
Area Q-1 is removed. Although the numeric values of the analysis will change, the
fundamental analysis of Area Q rema#ns unchanged.
Area Q would have genera! access to an existing sanitary sewer trunk located near
Seippel Road approximately 1J2 mile east of the east boundary of Area Q-1. Area Q would
have have access to water service from a water main located on Se#ppel Road south of
Midd#e Road.
Area Q-1 is contiguous to the City of Dubuque. Area Q-i is shown on Figure Q-1-1.
The general characterist#cs of Area Q-1 are:
General Location
('roximity
Current Status
Southwest
Contiguous
Partially Developed
A summary of the taxable value and estimated population of Area Q-1 is:
Total Area 900 Acres
Number of Parcels 126
Land Value $2,782,665
Building Value $123,564
Residential pwel'(#ng Va#ue $9,097,500
Total Taxable Value $6,909,129
Number of Residences 32
Estimated Population &4
Current Popu#ation Dens#ty 0.09 person/acre
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Feet N
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AGRICULTURE COMMERCIAL
SINGLE FAMILY OR DUPLEX MIXED USE
MULTI-FAMILY LIGHT INDUSTRIAL
MIXED RESIDENTIAL HEAVY INDUSTRIAL ANNEXATION ANALYSIS-AREA Q-7
VfENSIRA & NIMM, INC. RURAL DENSITY RESIDENTIAL OPEN SPACE
PROJECTRO. 31718 INSTITUTIONAL PARK CITY OF DUBUQUE, IOWA
aucusTr.:oat OFFICE ~l FLOOD PLAIN
FEGURB Q-1-1
Area Q-1 is projected to have the following land use distribution pattern based on full
development.
Land Use Type
Single Family Residentia!
Multi-Family Residential
Commercial
Industrial
Open Space
Projected Area Percent Area
(Acres}
540 60
90 10
0 0
a o
270 30
Totals 900 100
The projected number of housing units and future population in the Area Q-1 based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 1,080 3,375
Multi-Family Residential 900 1,b20
Totals 1,980 4,995
The projected density of single family housing units in Area Q-1 is 2.5 units per acre. The
projected density of single family housing units is lower than the standard of three units per
acre used in the annexation study. A review of existing development suggests the average
lot size in Area Q-1 will be large enough that it is prudent to reduce the density of
projected single family residential housing. The impact of the lower density of single
family housing units is offset by the anticipated higher valuation of single family residences
in Area Q-1,
The projected taxable value of Area Q-1 based on full devefopment is summarized as
follows:
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
tndustrial
Projected
Taxable Value
$168, 750,000
81,000,000
0
0
Total $249,750,000
Q-1 - 2
The projected taxable valuation of a single family residence in Area Q-1 is $125,000. This
taxable valuation is based on the taxable valuation of the average residence in Area Q-1. {t
is recognized the projected taxable valuation of a single far~lily residence in Area Q-1 is
higher than the standard used for the annexat-ion s#udy. The higher valuation is to reflect
the projected continuation of existing housing patterns with more costly houses on larger
lots.
The revenues and expenses for Area Q-1 were evaluated using two methodologies. The
first method of analysis followed the analysis technique used in the evaluation of Area Q
and other annexation areas. This analysis used the revenue and expense projections based
on 2006 revenue and expenses. The first analysis is comparable to the analysis of Area Q
in the annexation study.
The second method of analysis updates the original projection to current revenues and
estimated expenses. Revenues are updated based on current projected revenues.
Expenses are updated based on the 2006 expenses with an adjustment factor for
inflationary cost increases.
2006 Revenue and Expense Projection
A projection of the anticipated revenues generated from property taxes, enterprise fwid
revenue and road use tax revenue for Area Q-1 is:
Projected
Projected Projected Projected Stormwater Projected local
Property Tax Water Wastewater Utility Road Use Option Annual
t.and Use Tyke Revenue Revenue Revenue Revenue Tax Fund Sales lax Total Revenue
ffull developroenU
Single Family Residential $1,653,750 $253,206 $302,130 $58,320 $2x4,513 $185,625 $2,737,544
Multi-Family Residential 793,800 168,804 201,420 38,880 136,566 89,100 1,428,570
Commercial 0 0 0 0 0 0 0
Ii1CtllSlYia) 2 0 0 (] Q Q fl
Totals $2,447,550 $412,010 $503,550 $97,200 $421,079 $274,725 $4,166,114
Development of Area Q-1 will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with the development of
Area Q-1 are shown on Figure Q-1-2.
Water service would be available to the area by an extension of the water main from the
existing water main on Seippe) Road south of Middle Road. Figure Q-1-2 shows two
alternative alignments for extending a i 6-inch water main from the existing water main to
Area Q-1.
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LEGEND N
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ASBURY CORPORATE LIMITS 3
-- - -- -- EXISTING SANITARY SEWER ANNEXATION ANALYSIS-AREA Q-7
• ~==°' -' PROPOSED SANITARY SEWER AREA Q-7 UTILITIES
VEENSrnn & KrMM, INC. EXISTING WATER MAIN CITY OFDUBUQUE /~
PROJECT NO. 71717 J 10 ~^
nueusTT,eeo7 ~ PROPOSED WATER MAIN
FIGURE Q•1-2
One alternative extends the primary water main west along Middle Road to the
development. The second alternative extends the water main north along Seippel Road to
Asbury Road and westerly to Area Q-1, Under the second alternative a signi#icant portion
of the water main would be located in the City of Asbury.
Ground elevations in Area Q-1 range from less than 980 to as high as 1160. That portion
of Area Q-1 below Elevation 980 can be served by the existing fourth pressure zone.
Higher elevation areas would require a booster station. The booster station would be
required to serve any of the areas above approximately Elevation 980.
Que to the elevation of Area Q-1 the City may eventually need to construct a water tower.
Potential areas for a water tower above Elevation 1105 are shown on Figure Q-1-3.
The City could provide water service to initial development in the area without the water
tower. With proper design of the booster station, there is flexibility as to the timing for
construction of any new water tower.
The water main improvements to serve Area Q-1 would require between i 0,650 linear feet
of 16-inch water main and 13,600 linear feet of 12-inch and 1b-inch water main depending
on the alignment selected. The primary alignment along Middle Road involves
approximately 14,650 linear feet of 16-inch water main. In accordance with the procedure
used in the annexation analysis only the water main located within or immediately
adjacent to Area Q-1 is allocated to the area for the purpose of cost analysis. The boaster
station would be allocated to the area.
For the initial analysis a water tower is not allocated to Area Q-1. Although Area Q-1
would directly benefit from the water tower, the tower would involve the establishment of
a fifth pressure zone that could serve areas beyond the boundaries of Area Q-1.
Sanitary sewer service can be provided by the construction of two trunk sewers that extend
from existing trunk sewers near Seippel Road. One trunk sewer would serve the area south
of Middle Road. The second trunk sewer would serve the area north of Middle Road. A
portion of this northerly trunk sewer would be constructed through the City of Asbury.
Sanitary sewer service to the area is anticipated to require approximately 35,800 feet of
trunk sewer. In accordance with the standard used in the annexation study, only that
portion of the trunk sewer located within or immediately adjacent to Area Q-1 is allocated
to Area Q-1 for purposes of the cost analysis.
The water main improvements identified for and allocated to Area Q-1 include:
16" Water Main 5, 000 ~F
[iooster Station 1
Q-1 - 4
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- ASBURY CORPORATE LIMITS
- 4 ~ ELEVATION 1105 AND ABOVE
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VEENSTRA & KIMM, INC, _ _ ~ ELEVATION 980-1025
!'w°cusii iooi "~ _~ ELEVATION 980 OR LESS
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ANNEXATION ANALYSIS-AREA Q-1
AREA Q-7 ELEVATIONS
CITY OF DUBUQUE, IOWA
FIGURE Q-1-3
The sewer improvements identified for and allocated Area Q-1 include:
Trunk Sewer
23,000 LF
The estimated cost for water main and sanitary sewer improvements on a total cost and
equivalent annual debt service cost are:
improvement Total Cost
Water Main $ 995,000
Sanitary Sewer 2,491,000
Net Cost
$ 907,000
1,494,600
Annual Cost
$ 84,454
139,168
A projection of the annual expenditures to service Area Q-1 includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
~.rtility service and the equivalent annual cost for financing the water and sewer
improvements necessary to serve the area.
A summary of the expenditures to serve Area Q-1 at full development are:
Police $ 444,555
Fire 354,b45
Parks 99,900
Public Works Operations 127,800
Water 253,20b
Sanitary Sewer 342,130
Water Debt Service 84,454
Sewer Debt Service 139.168
Total Annual Expenditure {full development) $1,805,8513
Comparison of the revenues and expenditures at fufl development in Area Q-1 are:
Total Annual Revenue $4,166,1 T4
Total Annual Expenses 1,805,858
Annual Gain or Loss 2,3b0,265
Ratio ofi Revenue to Expenses 2.31
200a Revenue and Expense Projection
A projection of the anticipated revenues generated from property taxes enterprise fund
revenue and road use tax for Area Q-1 updated to 200a property tax rates and average
revenue from enterprise funds is as follows:
Q-1 - 5
Water
Land Use Property Tax Revenue Wastewater Storm Etoad Use Loss Total
Single Family $1,783,205 $285,606 $292,896 $64,800 $284,513 $185,625 $2,896,644
Multi-Family 855,938 190,404 195,264 43,200 136,566 89,100 1,510,472
Commercial 0 0 0 0 0 0 0
Industrial 0 4 0 0 0 0 0
Total $2,639,143 $476,014 $488,160 $108,000 $421,079 $274,725 $4,407,177
A projection of the annual expenditures to service Area Q-1 includes costs for police, fire,
parks and public works operations. The expenditures include the costs for providing water
and sewer utility service and the equivalent annual cost for financing water and sewer
improvements necessary to serve the area. The projection of expenses updated to 2008 is
based on the 2006 estimate of expenditures updated by an inflationary cost factor.
Expenditures for operations were estimated to increase at 4°/° per year over the 2 year
period from 2006 to 200x.
The equivalent cost for capital improvements was based on updated estimates of cast for
construction. The debt service was calculated based on the updated estimate of cost.
A summary of the expenditures to Service Area Q-1 at full development based on the
adjusted 2008 expenditures are:
Police $ 480,119
Fire 3x3,017
Parks 107,892
Public Works operations 138,024
Water 273,462
Sanitary Sewer 326,300
Water Debt Service 91,210
Sewer Debt Service 150.301
Total AnnuaE Expenditure (full development} $1,95(},327
A comparison of the revenues and expenditures at full development in Area Q-1 based on
the update of expenditures to 2008 is:
Total Annual Revenue $4,407,117
Total Annual Expenses 1,950,327
Annual Gain ar Loss 2,456,790
Ratio of Revenue to Expenses 2.26
Q-1 - 6
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Proposed Far West Annexation Area
O 1. Greg & Kerry Schadl
2. Aloyslus & Theresa Merkes - 392.6044 acres
Q 3. Grady Family Trust - 160.9811 acres (Ron Polhoff)
® 4. Clare Jack Farms-19.9617 acres (purchase optloNSteve Smith)
5. Point Comfort Properties - 37.0143 acres (Steve Smith)
Q 6. Miller Property -113.7321 acres
0 7. Wm. & Gayle Zaleski
8. Terry & Stephanie Schmllt
9. Melvin & Sharon Laprell
10. lCevln & Lynne Oyen
it. Randy & Lynn Skemp
12. Sharon Kopp
Q 13. Brian & Kristin Nelson
14. Donald & Cheryl Rusk
O 15. David & Llsa Kess - 110.5266 acres j
O 16. Adele {Cass - 110.b266 acres
17. Brian & Kelly Kass - 5.1238
18. Steven & DeanneArthur
19. Properties creating an island - 23.7949 acres
City Limits
Q Dubuque
Asbury
Planning SaroicesWnnexatlonl\Far~A~est Side annexation 07)28s16
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