Annexation analysis 2PART 1 -INTRODUCTION AND STUDY AREA
INTRODUCTION AND OBJECTIVES
This study is to provide an analysis of annexation for the City of Dubuque. The purpose of
the annexation analysis is to assist the City of Dubuque in evaluating growth issues and is
a continuation of ongoing evaluation by the City of Dubuque of issues relating to
annexation. This study is not considered a plan of annexation. Rather, this study is an
evaluation that may eventually lead to consideration of annexation of areas outside of the
current corporate limits.
The objectives of the study include:
• To determine the relative costs and relative benefits associated with the
proposed growth and growth areas
• To evaluate the relative cost and benefit of proposed growth areas in
relationship to each other
• To identify potential advantages and weaknesses within the proposed growth
areas
• To prioritize the potential growth area for further consideration by the City of
Dubuque.
PREVIOUS STUDY
The most recent annexation analysis for the City of Dubuque was completed in 1998.
That study evaluated 14 areas generally along the southerly and westerly boundaries
of the City of Dubuque. Subsequent to the 1998 study the City of Dubuque
successfully completed annexation of several areas. The annexation focused in the
western and southwestern areas of the City.
This study incorporates all of the 1998 study area that remains outside of the
corporate limits of the City of Dubuque. The evaluation area for this study extends
beyond the boundaries of the 1998 study. Due to the larger nature of the study area
for this analysis, new study areas were defined.
The procedure for revenue and expenses used in this study is similar to the method
used in the 1998 study. The basic methods used to project revenues and expenses
were derived from the methodology utilized in the 1998 study. The most significant
modifications in the procedures related to projecting expenses for the water and
wastewater enterprise funds. This study includes a projection of annual expenditures
for operation and infrastructure for comparison with revenues generated.
1-1
• REPORT
ON
ANNEXATION STUDY
CITY OF DUBUQUE, IOWA
September 2006
I hereby certify that this engineering document was prepared by 4 H. Robert
~ veensua)r.
me or under my direct personal supervision and that I am a duly y No.
licensed Professional Engineer under the laws of the State of Iowa. v 9037
'>
'
Signed: Date: ~OWP•
H. Robert Veenstra Jr., P.E.
Iowa License No. 9037
My license renewal date is December 31, 2006
Parts covered by this seal:
Prepared by
VEENSTRA & KIMM, INC.
West Des Moines,
Iowa
CONTENTS
• ANNEXATION STUDY
CITY OF DUBUQUE, IOWA
Page
PART 1 -INTRODUCTION AND STUDY AREA ......................... 1-1
Introduction and Objectives ........................................ 1-1
Previous Study ................................................... 1-1
Study Area ......................................................1-2
PART 2 -ANALYSIS CRITERIA ....................................... 2-1
Introduction .....................................................2-1
General Characteristics ............................................ 2-1
Projected Land Use ...............................................2-1
Projected Revenues ............................................... 2-3
Property Tax ..................................................2-3
Water Revenue ................................................2-4
Wastewater Revenue ........................................... 2-5
Stormwater Revenue ........................................... 2-5
Road Use Tax Revenue .........................................2-6
Local Option Sales Tax .......................................... 2-6
ProjededExpenses ...............................................2-6
Police, Fire and Parks ........................................... 2-7
Streets ......................................................2-8
Water and Sanitary Sewer ........................................ 2-8
Stormwater ................................................... 2-8
Water Mains and Sanitary Sewers .................................. 2-8
PART 3 -ANNEXATION AREA EVALUATION ........................... 3-1
Area A ......................................................3-1
Area B ......................................................3-4
Area C ......................................................3-7
Area D .....................................................3-10
AreaE .....................................................3-13
AreaF .....................................................3-16
Area G .....................................................3-19
Area H .....................................................3-22
Areal ......................................................3-26
AreaJ ......................................................3-29
Area K .....................................................3-32
Areal .....................................................3-35
C-1
34316
• Page
Area M .....................................................3-38
Area N .....................................................3-42
Area O .....................................................3-45
Area P .....................................................3-48
Area Q .....................................................3-51
Area R .....................................................3-54
Area S .....................................................3-57
Area T .....................................................3-61
Area U .....................................................3-64
Area V .....................................................3-67
Area W .....................................................3-71
PART 4 -COMPARATIVE ANALYSIS AND PRIORITIZATION ............... 4-1
General ........................................................4-1
Comparative Factors .............................................. 4-3
Comparative Analysis ............................................. 45
FIGURES
Follows
Page
Figure 1 -Study Overview .......................................... 1-1
Figure 2 -Study Areas ............................................ . 1-1
Figure 3 -Geographic Areas ........................................ . 1-1
Figure 4 -Contiguous Areas ........................................ . 1-2
Figure 5 -Annexation Analysis Water System ........................... . 2-8
Figure 6 -Annexation Analysis Sanitary Sewer System .................... . 2-8
Figure 7 -Annexation Area Ranking .................................. . 46
Figure A-1 -Annexation Area Analysis-Area A .......................... . 3-1
Figure A-2 -Annexation Analysis-Area A, Area A Utilities ................. . 3-2
Figure B-1 -Annexation Area Analysis-Area B .......................... . 3-4
Figure B-2 -Annexation Analysis-Area B, Area B Utilities .................. . 3-5
Figure C-1 -Annexation Area Analysis-Area C .......................... . 3-7
Figure C-2 -Annexation Analysis-Area C, Area C Utilities ................. . 3-9
Figure D-1 -Annexation Area Analysis-Area D .......................... 3-10
Figure D-2 -Annexation Analysis-Area D, Area D Utilities ................. 3-11
Figure E-1 -Annexation Area Analysis-Area E ........................... 3-13
Figure E-2 -Annexation Analysis-Area E, Area E Utilities .................. 3-14
Figure F-1 -Annexation Area Analysis-Area F .......................... 3-16
Figure F-2 -Annexation Analysis-Area F, Area F Utilities .................. 3-17
C-2
34316
•
FIGURES
Follows
Page
Figure G-1 -Annexation Area Analysis-Area G .......................... 3-19
Figure G-2 -Annexation Analysis-Area G, Area G Utilities ................. 3-20
Figure H-1 -Annexation Area Analysis-Area H .......................... 3-22
Figure H-2 -Annexation Analysis-Area H, Area H Utilities ................. 3-23
Figure I-1 -Annexation Area Analysis-Area I ........................... 3-26
Figure I-2 -Annexation Analysis-Area I, Area I Utilities .................... 3-27
Figure J-1 -Annexation Area Analysis-Area J ........................... 3-29
Figure J-2 -Annexation Analysis-Area J, Area J Utilities .................... 3-30
Figure K-1 -Annexation Area Analysis-Area K .......................... 3-32
Figure K-2 -Annexation Analysis-Area K, Area K Utilities .................. 3-33
Figure L-1 -Annexation Area Analysis-Area L ........................... 3-35
Figure L-2 -Annexation Analysis-Area L, Area L Utilities .................. 3-36
Figure M-1 -Annexation Area Analysis-Area M ......................... 3-38
Figure M-2 -Annexation Analysis-Area M, Area M Utilities ................ 3-39
Figure N-1 -Annexation Area Analysis-Area N .......................... 3-42
Figure N-2 -Annexation Analysis-Area N, Area N Utilities ................. 3-43
Figure O-1 -Annexation Area Analysis-Area O .......................... 3-45
Figure O-2 -Annexation Analysis-Area O, Area O Utilities :::::::::::::::..
Figure P-1 -Annexation Area Analysis-Area P .. 3-46
3-48
Figure P-2 -Annexation Analysis-Area P, Area P Utilities .................. 3-49
Figure Q-1 -Annexation Area Analysis-Area Q .......................... 3-51
Figure Q-2 -Annexation Analysis-Area Q, Area Q Utilities ................. 3-52
Figure R-1 -Annexation Area Analysis-Area R .......................... 3-54
Figure R-2 -Annexation Analysis-Area R, Area R Utilities .................. 3-55
Figure S-1 -Annexation Area Analysis-Area S ........................... 3-57
Figure S-2 -Annexation Analysis-Area S, Area S Utilities .................. 3-58
Figure T-1 -Annexation Area Analysis-Area T .......................... 3-61
Figure T-2 -Annexation Analysis-Area T, Area T Utilities .................. 3-62
Figure U-1 -Annexation Area Analysis-Area U .......................... 3-64
Figure U-2 -Annexation Analysis-Area U, Area U Utilities ................. 3-65
Figure V-1 -Annexation Area Analysis-Area V .......................... 3-67
Figure V-2 -Annexation Analysis-Area V, Area V Utilities ................. 3-68
Figure W-1 -Annexation Area Analysis-Area W ......................... 3-71
Figure W-2 -Annexation Analysis-Area W, Area W Utilities ................ 3-72
• C-3
34316
STUDY AREA
This study evaluated an area surrounding the corporate limits of the City of Dubuque.
Figure 1 shows the study area in relationship to the City of Dubuque. Figure t also shows
the City of Asbury and the City of Sageville.
For purposes of this study the area was divided into 23 separate study areas. The study
areas are labeled A through W. The individual study areas are graphically depicted on
Figure 2.
The individual study areas were identified in consultation with the City of Dubuque. The
boundaries of the individual areas were established by several factors. Four of the study
areas were defined as areas with significant development. These study areas are Areas H,
M, S and W.
For the other 19 areas the boundaries were generally defined by roadways or topographic
features.
The total study area encompasses approximately 23,000 acres, or approximately 36 square
miles. The study boundary was selected to evaluate that portion of the City of Dubuque's
urbanized area where there appeared to be some potential interest for growth and
annexation within the foreseeable future. The study evaluated an area beyond the
anticipated growth needs of the City of Dubuque within the foreseeable future.
The study area encompasses a significant portion of the City of Dubuque's urbanized area.
In some areas the boundary extends beyond the current urbanized area and in other areas
the study boundary does not extend to the boundary of the urbanized area.
The 23 areas were generally grouped into larger geographic areas. Figure 3 shows the 23
study areas grouped by the four major geographic areas. The four larger areas and the
individual study areas within the four larger geographic areas are summarized as:
Geographic Area Study Areas
Southeast Area A, B, C, D, E, F, G, H
South Area I, ), K, L
Southwest Area M, N, O, P, Q
North Area R, S, T, U, V, W
The individual study areas include areas that are contiguous to the City of Dubuque and
other areas that are not currently contiguous to the City of Dubuque. Figure 4 shows
graphically the study areas that are contiguous to the City of Dubuque and the areas that
are not contiguous to the City of Dubuque.
1-2
PART 2 -ANALYSIS CRITERIA
INTRODUCTION
This part of the report sets forth a description of the criteria used in completing the
annexation analysis. The criteria set forth in this part are used in the analysis of individual
areas set forth in Part 3.
The analysis criteria included general parameters and a financial analysis. This part of the
report sets forth a description of the criteria used in the analysis of individua- areas.
The annexation analysis included a projection of revenues and expenses for each of the
areas evaluated as part of the study. The projection of revenues and expenses under
development conditions are used to determine the economic impact of considering a
particular area for growth.
GENERAL CHARACTERISTICS
The analysis of individual areas included the identification of the general characteristics of
each area. The general characteristics were identified for use in the analysis of each area
and the comparative analysis.
. The general characteristics for each area include:
• size of area
• number of taxable parcels
• assessed value for land, building and dwellings
• number of residential units
• estimated population density on a per acre basis
• general description of area
• general location
• topography
• level of existing development
• contiguity to existing City
• proximity to existing water and sewer.
PROJECTED LAND USE
The analysis of individual areas is based on the assumption each area will be annexed
substantially in whole. This assumption provides the basis for projection of costs and
benefits of each area.
2-1
• The projection of revenues and expenses is derived from the projected future use of each
area based on full development. This capacity of each area is based on the type and mix
of land use for residential, commercial and industrial development, and estimates of open
space.
The City of Dubuque has developed a land use plan for a portion of the study area. The
City of Dubuque has not identified a land use plan for much of the area included in the
study. The City is in the process of draking a 2030 Future Land Use Map for the 23 study
areas as part of the 2006 Update of the Dubuque Comprehensive Plan.
Dubuque County has identified future land uses for the study area. Dubuque County land
use was utilized as a resource. This study recognized the land use anticipated within the
City of Dubuque is likely to be at variance with the Dubuque County land use.
As part of the study, the projected land use in each area was identified. Land use was
identified in the categories of:
• single family residential
• multi-family residential
• commercial
• industrial
• open space.
The projected land use was developed as a percentage of each of the study areas. The
analysis did not identify the land use by specific area. The projected land use was
reviewed by the City of Dubuque Planning Services Department.
The analysis included a projection of housing units based on the number of acres
identified for residential development. The number of housing units and population were
projected. The assumptions used for single family residential are:
Single family units per acre 3
Population per unit 2.5 persons
The assumptions for multi-family residential development are:
Multi-family units per acre 10
Population per unit 1.8 persons
Commercial and industrial land use were evaluated on a per acre basis. The analysis
recognize the projection of commercial and industrial land use will involve a wide range
of future uses.
•
2-2
• Although separate projections were made for commercial and industrial land uses, the
analysis recognizes there are not significant differences between the categories of
commercial and industrial land use. The differences in the projected revenues for
commercial and industrial land use are not considered significant. In a broader
perspective the commercial and industrial land uses can be considered reasonably
interchangeable within the analysis procedure. Shifting land use between the categories
of commercial and industrial have only a very minor impact on the analysis.
The shifting of land use between residential and non-residential development
characteristics will have a somewhat greater impact. Residential development is projected
to have a higher expense to revenue ratio due to service demands. Switching land uses
from residential to non-residential uses generally results in a more favorable projection of
revenue to expenses. Conversely, changing projected land use from non-residential
development to residential development increases the projected expenses in relation to
revenues.
Although changing land uses will have an impact, there are many factors that ameliorate
the magnitude of the impact. Changing the projected ratio of residential to non-residential
development within individual areas by as much as 25% of the total area does not have a
significant impact on the analysis and prioritization of areas.
The sensitivity evaluation indicated the City of Dubuque would have the flexibility to
. adjust land uses within individual areas without noticeably affecting conclusions of the
analysis.
PROJECTED REVENUES
Revenues for the annexation areas were calculated for
• property tax
• water
• wastewater
• stormwater
• road use tax.
The assumptions used in calculating revenue are described in the following paragraphs.
Property Tax
Property tax revenues for residential, commercial and industrial development were
calculated based on a pro forma projection of average valuation by type of development.
The total assessed value for a new single family residential unit was assumed to be
$175,000. The value was based on a review of the average assessed value of recently
• constructed single family residences. Taking into account the residential roll back the
projected taxable value of a single family residence was estimated to be $80,500.
2-3
• Multi-family residential units were assumed to have an average taxable value of $90,000
per unit. The average taxable value for amulti-family residential unit was based on a
review of the average taxable value for recently constructed multi-family dwellings in the
City of Dubuque and average values for similar construction in the similar urban areas.
Commercial and industrial land values were projected on the basis of assessed value per
acre. The commercial and industrial values were derived by comparing the average
taxable valuation of commercial and industrial properties in Dubuque which represent the
anticipated types of growth in the annexation area. This method of determining the
valuation of commercial and industrial development continues the method used in
previous annexation studies. For purposes of this study the average commercial value was
estimated to be $250,000 per acre. The average industrial value was estimated to be
$275,000 per acre.
In calculating the projected tax revenue for the growth areas, a City of Dubuque tax rate of
$0.908 per $1,000 of taxable value was used. This rate represents the projected City of
Dubuque tax levy for fiscal year 2007.
Water Revenue
Water revenue from residential development was projected on the basis of average
revenue per user. The revenue projection was based on average monthly usage. The
water rates used in the project are the average water rate over the 5 years from FY2007
through FY2011 as calculated by the City of Dubuque.
The projected average residential water bill over the next 5 years is $15.63 per month, or
$187.56 per year.
The residential water revenue is used for single family residential development and on a
per unit basis for multi-family residential development.
Revenue from commercial and industrial users is more difficult to project because there is
a significant variation in usage for each commercial and industrial user.
Commercial and industrial water sales on a per acre basis were projected based on a
revenue of a sample of commercial users and industrial users for current usage and a
comparison with the usage summary developed for the 1998 annexation study. The two
methods generated similar projections of average commercial and industrial use. The
water rates used in the projection are the average rate over the S years from FY2007
through FY2011. The projected annual revenue for commercial and industrial
development was:
Commercial $1,335 per acre
Industrial 952 per acre
•
2-4
Wastewater Revenue
Wastewater revenue from residential development was projected on the basis of average
revenue per user. The revenue projection was based on an average monthly usage. The
wastewater user charge rates used in the projection are the average wastewater rates over
the 5 years from FY2007 through FY2011 as calculated by the City of Dubuque using
anticipated wastewater rates.
The projected average residential wastewater bill over the next 5 years is $18.65 per
month, or $223.80 per year.
The average wastewater revenue is used for single family residential development and on
a per unit basis for multi-family residential development.
Revenue from commercial and industrial users is more difficult to project because there is
a significant variation in usage for each commercial and industrial user.
Commercial and industrial wastewater sales on a per acre basis were projected based on a
revenue of a sample of commercial users and industrial users for current usage and a
comparison with the usage summary developed for the 1998 annexation study. The two
methods generated relatively similar projections of average commercial and industrial use.
The wastewater rates used in the projection are the average rate over the 5 years from
FY2007 through FY2011. The projected annual revenue for commercial and industrial
development was:
Commercial $1,590 per acre
Industrial 1,135 per acre
Stormwater Revenue
The revenue from the Stormwater utility was projected for residential, commercial and
industrial users. The average residential Stormwater utility revenue was projected as the
forecasted average revenue over the 5 years from FY2007 through FY2011.
Over the 5 year period the Stormwater revenue from a residential user is projected to be
$3.60 per month, or $43.20 per year.
The revenue from Stormwater utility was projected on a per single family residential and
per multi-family living unit basis.
Stormwater revenue for commercial and industrial development will vary with each parcel
depending on the size of the parcel. The average commercial development was projected
based on the equivalent of 10 single family residential dwelling units. The industrial
Stormwater utility revenue was projected on the basis of 15 single family residential units.
•
2-5
• The estimated stormwater utility revenue on an annual basis for commercial and industrial
development is:
Commercial $215 per year per acre
Industrial 322 per year per acre
Road Use Tax Revenue
Road use tax funds are provided to communities in Iowa by the Iowa Department of
Transportation on a per capita basis. The road use fund transfer varies from year to year.
The projected road use tax revenue on a per capita basis from the Iowa Department of
Transportation ranges from $83.30 per year in FY2007 to $85.20 per year in FY2011.
The average per capita road use tax revenue over the 5 year period is $84.30. To
calculate the projected road use tax funds, the estimated per capita road use tax revenue of
$84.30 per capita per year was utilized.
Local Option Sales Tax
The City of Dubuque receives a portion of the local option sales tax collected in Dubuque
County. The local option sales tax averages approximately $110 per capita for the City of
Dubuque.
. Annexation of areas with existing residential development will not generate significant
additional local option sales tax. In each of the developed areas there is some area that
can be developed and potentially increase the local option sales tax. For existing
developed areas it is projected local option sales tax would increase at a rate of
approximately $10 per capita based on the total population projected for the area.
Local option sales tax revenue should be generated from development within currently
undeveloped areas. A portion of the local option sales tax is anticipated to be new
revenue generated from growth. A portion of the growth may be the result of shifting of
population within the county. Shifting in population would not result in a significant
increase in local option sales tax revenue to the City of Dubuque. For undeveloped areas
it is projected the additional local option sales tax would be $55 per capita, or 50% of the
current average annual per capita local option sales tax revenue.
PROJECTED EXPENSES
The annexation analysis projected expenditures the City of Dubuque would incur to
support development in the~annexation areas.
•
2-6
• Police, Fire and Parks
The City of Dubuque police and fire services are adequate to serve the needs of the City of
Dubuque. Services can be provided to the growth areas. If the growth areas are relatively
small, services can be provided with no identifiable incremental cost. If the growth areas
are significant, additional police and fire resources will be required. Given the magnitude
of the growth areas in relationship to the City of Dubuque, the analysis assumes additional
police and fire resources will be required. It is anticipated most of the additional police
and fire resources will be driven by residential growth that is the highest user of these
services.
The City of Dubuque recently completed a comprehensive municipal fire and emergency
service response and deployment study. The study evaluated alternatives to optimize the
response of fire and emergency service personnel throughout the City of Dubuque. The
study included a detailed evaluation of the response times and optimization of response
times for the current and future corporate limits of the City of Dubuque. The scope of the
study included much of the area included in the annexation study, especially the areas
adjacent to the City of Dubuque and along the proposed Southwest Arterial. The study
will allow the City to plan its future facility locations and staffing in a manner that would
provide service to the areas in this study being considered for annexation.
The City of Dubuque park system is adequate to serve the needs of the City of Dubuque.
. If significant growth is experienced, it is anticipated additional park facilities will be
developed and additional resources wi-I be required to provide appropriate services.
Given the size of the growth areas, it is assumed additional resources will be required to
provide an adequate level of park facilities. The cost for park facilities is primarily
associated with residential development.
Expenditures for police, fire and parks are projected based on a per capital basis. This
method assumes minimal additional expenditures would be incurred to service
commercial and industrial development. While expenditures will be incurred for
commercial and industrial development, the largest cost for public services and parks
tends to be correlated to population on a per capita basis.
Operational expenditures for police, fire and park in residential development is estimated
at 50% of the per capita expenditure in the City of Dubuque. The per capita expenditure
for future growth recognizes the incremental cost of providing police, fire and park
services to newly developed areas is lower than the average cost on a per capita basis.
The projected expenditures used in the analysis for residential development are:
Per Capita
Category Expenditure
Police $t39
Fire 7~
• Parks 20
2-7
• Commercial and industrial development require expenditures for police and fire
protection. Commercial and industrial development generally do not require expenditures
for parks related services. The cost for police and fire protection for commercial and
industrial development is estimated on a per acre basis. The projected cost for police and
fire protection in commercial and industrial areas is:
Per Area
Category Expenditure
($ per Acre)
Police $225
Fire 300
Streets
The projection of future operational expenditures for streets assumes the annexation areas
will develop with public streets.
The City of Dubuque will incur an annual expenditure for streets. The cost for operation
and maintenance of streets was identified using the same basis set forth in the 1998 study.
The average operating expenditure based on the FY2007 budget was calculated to be
$6,762 per mile of street.
• Based on previous studies the City of Dubuque has identified the ratio of streets to area to
be 0.021 miles of street per acre. Using this ratio, the cost for street services was projected
to be $142 per acre.
Most of the streets in the subdivisions located in the study area are privately owned. For
many years Dubuque County has declined to accept any new streets constructed as a part
of development in unincorporated areas. Annexation of private streets does not transform
the street to a publicly owned street. Rather, the street remains in its current private
ownership.
As part of the annexation of any area with private streets the City of Dubuque will need to
document its ability to upgrade the private streets to City standards. The City will need to
show it has the financial resources and capability to upgrade the streets. However, the
City is not automatically obligated to upgrade private streets. For any private street in an
annexed area to be upgraded to a City street it would require an agreement between the
City and the owner of the private street.
In Annexation Areas H, M, S, T, U, V and W there are private streets. The City has the
financial capability to upgrade the streets within any of the individual annexation areas.
•
2-8
• Water and Sanitary Sewer
The City of Dubuque will generate revenue from water sales and sanitary sewer user fees.
The City of Dubuque will incur a direct cost to provide the utilities for sale. The
annexation analysis projects the cost for providing utility service for water and sanitary
sewer. These costs are effectively a net offset against revenue. The projected direct cost
for water and sanitary sewer service is:
Water
Sanitary Sewer
60% of revenue
60% ofrevenue
Stormwater
The City of Dubuque will incur some expenditures for providing Stormwater management
and operations. Unlike water and sanitary sewer service there is not a readily identifiable
cost for providing Stormwater service in the growth areas. For purposes of the annexation
study, there is no direct expenditure projected for Stormwater utility services.
Many of the individual annexation areas are located upstream of the City of Dubuque.
Much of the overland runoff from the annexation areas flows through the City of
Dubuque.
• The municipal storm sewer system permit issued to the City of Dubuque by the Iowa
Department of Natural Resources requires the City of Dubuque to implement programs
and activities relating to water quality. Many of these programs and activities require the
City to address runoff that flows through the City from unincorporated areas, including
many of the proposed annexation areas.
Stormwater management is most effluent on a drainage basin basis in which the
Stormwater management is undertaken at the source of the runoff, rather than farther
downstream. Annexation of individual study areas would provide the City of Dubuque
the jurisdiction to undertake the required Stormwater management activities within the
individual area.
While extending the Stormwater management activities to the annexation areas does not
have an identified additional cost for implementation, the ability to address Stormwater
management within the annexation study area provides a more efficient and cost-effective
means of addressing the permit requirements for Stormwater management.
In addition to issues relating to the permit requirements for the municipal storm sewer
system, it is more effective to plan and implement general Stormwater management in the
upper reaches of drainage basins. Annexation of individual study areas would allow the
City the jurisdiction to extend its on-going drainage management to the upstream reaches
of the basin that are currently beyond the corporate limits.
2-9
• Water Mains and Sanitary Sewers
Each of the annexation areas will require the City to extend major water and sanitary
sewer facilities. It is anticipated these improvements will be funded from reserves or
through bond revenue. The City will effectively incur an annual cost to provide the
infrastructure for water and sanitary sewer.
For purposes of the annexation analysis, the annual cost for infrastructure is projected as
the annual debt service cost for bond issue to finance the improvements. The debt service
is projected on the basis of a 15 year bond issue at an average interest rate of
approximately of 4.5%. The annual cost expense allocation for debt service would be
adequate to cover the projected debt service on the infrastructure extension or to provide
replacement revenue if the City utilized reserve funds in lieu of bond proceeds.
The total cost of water and sewer facilities were identified based on standard unit prices.
The standard unit prices for water and sewer extensions were developed based on typical
costs experienced by the City of Dubuque. The unit prices used to estimate the cost for
water system improvements are:
Description Unit Price
8" Water Main $50 per linear foot
12" Water Main $55 per linear foot
16" Water Main $72 per linear foot
Water Booster Station $225,000 Each
Water Storage Facility $1,000,000 Each
The cost for sanitary sewer in the 18 areas without significant development was based on
general unit prices. The unit prices used to estimate the cost of sanitary sewer
improvements are:
Description Unit Price
Trunk Sewer $120 per linear foot
Lateral Sewers $200 per linear foot
Lift Station $300,000 Each
Force Main $60 per linear foot
For Areas H, M, S, V and W a more detailed layout of the proposed sewer system was
developed. The cost for sanitary sewer in these five areas was based on typical unit prices
for the type of construction. The detailed cost estimate for each of the five areas is set
forth in the analysis of that area.
The City of Dubuque has established policies for cost contribution by property owners
when water and sewer facilities are provided by the City. The City of Dubuque currently
• charges a frontage foot connection fee of $11.00 per foot per side for water main
improvements. The City of Dubuque's experience with water main extensions is that
2-10
• approximately 80% of the potential frontage is collected from fees charged on the frontage
foot basis. The frontage fee used for the purpose of the study is a total of $17.60 per linear
foot.
The City of Dubuque utilizes special assessments to allocate a portion of the cost for
sanitary sewer improvements to benefitted property. The percentage of each sanitary
sewer project allocated by special assessment varies from project to project. Based on a
typical project approximately 40% of the cost of the project can be specially assessed.
The analysis included the identification of the total cost for water system and sanitary
sewer improvements. The study also identified the net cost to the City assuming
collection of connection fees and special assessments. The net cost for water system
improvements is based on collecting 80% of the frontage water main fee. The net cost for
sanitary sewer improvements is based on collecting 40% of the project cost through
special assessments.
For purposes of the study the net annual cost to the City of Dubuque was based on
financing the net cost of the water main and sanitary sewer improvements. It is
recognized the City will not collect all of the water connection fees at the time of
construction. Also, the City will need to fund the portion of the project financed through
special assessment. Even though the City may incur a higher initial financing cost
especially for water mains where the connection fee is not payable until the time of
• connection.
It is recognized the City may not collect all of the fees and assessments immediately. For
the analysis it was assumed these fees would be collected and the City would not finance
the collections from fees and assessments. For purposes of the cost analysis it was
assumed the City would finance only the net cost of water main and sanitary sewer
improvements.
The annual cost for water and sewer improvements was calculated by assuming the net
cost would be financed through the sale of bonds. The annual debt service cost was used
as the annual expense for comparison of revenue and expenses in each of the individual
annexation areas.
The annexation analysis included the projected cost for provide major water and sanitary
sewer facilities to serve each of the study areas. Water facilities used in the analysis
included major water mains generally located along roadway corridors.
The water facilities included booster stations and elevated storage tanks. The areas that
are at elevations above 980 that cannot be served by the existing pressure zone serving
the southerly and southwesterly areas of the City. Service to these areas would include
booster stations and storage facilities to serve the higher pressure zone.
•
2-1 1
• Figure 5 shows the existing City of Dubuque water system and the major water main
facilities used in the analysis. The base for the map is a U.S.G.S. topographic map that
assists in illustrating the topographic features of the study areas. Also shown on Figure 5 is
the boundary of the areas above Elevation 980 that cannot be served by the existing
pressure zone.
The City of Dubuque is aware there are concerns regarding groundwater quality in the Key
West area included in annexation Area H. These concerns relate to leaking underground
storage facilities and the potential for contamination of the water in individual wells.
Annexation of Area H would allow the City the ability to extend municipal water service
to Area H and address the issues of water quality concern that exist in Area H. Extending
municipal water service to Area H would provide a clear benefit related to public health
and safety.
The developments within other study areas are served by a combination of individual and
community wells. No detailed inventory of water quality and water quality concerns is
available for the wells serving the existing developments. The extension of municipal
water service to existing developed areas would provide municipal water service that
consistently and reliably exceeds all recommended standards and requirements.
The sanitary sewer facilities used in the analysis were major trunk sewers to serve each of
the study areas. The analysis involved the proposed construction of trunk sewers along
• the major drainage courses in each of the areas.
Most of the study area is generally located in the Catfish Creek basin that can be served by
gravity to the existing City of Dubuque sanitary sewer system. The analysis did not take
into consideration costs that may be incurred to increase the capacity of existing trunk
sewers to serve growth areas. While the existing trunk sewer system will support some
development, significant growth with require the City to evaluate the needs of the existing
trunk sewer system.
Some of the study area cannot be served by gravity to the existing sanitary sewer system.
For these areas the facilities included lift stations and force mains. The southwest part of
Area F, and Areas R, U, V and W are located in drainage basins that flow away from the
City of Dubuque. Growth in these areas would require the use of lift stations to serve
each of the designated areas.
Figure 6 shows the existing City of Dubuque sanitary sewer system. Figure 6 shows the
major sanitary sewer facilities used in the analysis.
The majority of the water and sanitary sewer facilities used in the analysis are major water
mains and sanitary trunk sewers that would serve individual areas. Additional facilities
would be necessary to serve individual development.
• The individual study areas include varying degrees of development. The analysis
specifically recognized that five of the study areas are almost completely developed.
2-12
. These five areas are Area H, Area M, Area S, Area V and Area W. For these areas the
analysis included the cost of smaller diameter water main and sanitary sewer that would
serve the existing development.
There are individual subdivisions located in many of the other 18 areas that are less
heavily developed. For purposes of the study it was assumed no residential water mains
and sanitary sewers would be included as part of the analysis for these areas. Although
the City of Dubuque may need to provide water and sanitary sewer service to existing
residential development in these areas, the cost for providing utility facilities does not
have a significant impact on the overall cost that would be incurred for the growth in that
area. The analysis limited the inclusion of water and sewer facilities to existing
development to those four heavily developed areas where the cost of infrastructure has a
significant impact on the benefit to cost ratio.
Figure 5 and Figure 6 show the overall network of facilities that would be required to
serve the study area. For purposes of the cost comparison, the facilities were allocated to
specific study areas. Included in the analysis of the individual areas in Part 3 is a figure
illustrating the specific water and sanitary sewer improvements that were identified for
each of the study areas.
•
•
2-13
•
~J
PART 3 -ANNEXATION AREA EVALUATION
AREA A
Area A is located immediately southeast of the current corporate limits. The area is
generally bounded on the west by Highway 61. Area A is bounded on the south by
U.S. Highway 52 and Settlers Road.
Area A is generally tributary to Catfish Creek which flows through the northern part of
Area A. The topography in Area A is rugged.
Area A is relatively undeveloped except for limited residential development located in the
Bellevue Heights area along the southerly boundary of Area A.
The predominant land uses in Area A are agricultural and open space. Area A would have
access to an existing sanitary trunk sewer located along Catfish Creek that flows northerly
through the center of Area A.
Area A is contiguous to the City of Dubuque. Area A is shown on Figure A-1.
The general characteristics of Area A are:
General Location Southeast
Proximity Contiguous
Current Status Limited Development
A summary of the taxable value and estimated population of Area A is:
Total Area 707 Acres
Number of Parcels 92
Land Value $2,151,700
Building Value $2,278,609
Residential Dwelling Value $4,050,100
Total Taxable Value $6,293,392
Number of Residences 51
Estimated Population 127
Current Population Density 0.18 person/acre
Area A is projected to have the following land use distribution pattern based on full
development.
3-1
•
Projected Projected
Land Use Type Housing Units Population
Land Use Type Projected Area Percent of Area
(Acres)
Single Family Residential 353 50
Multi-Family Residential 0 0
Commercial 107 15
Industrial 0 0
Open Space 247 35
Totals 707 100
The projected number of housing units and future population in the Area A based on the
projected land use is:
Single Family Residential 1,059 2,648
Multi-Family Residential 0 0
Totals 1,059 2,648
•
The projected taxable value of Area A based on full development is summarized as
follows:
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Projected
Taxable Value
$ 85,249,500
0
26,500,000
0
Total $171,749,500
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area A is:
Projected
Projected Projected Projected $tormwater Projected Local Annual
Property Tax Water Wastewater Utility Road Use Option Total
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Revenue
(full develapmenll
Single Family Residential $ 835,707 $198,626 $237,604 $45,749 $89,274 $58,245 $1,464,599
Multi-Family Residential 0 0 0 0 0 0 0
Commercial 259,780 741,510 168,540 22,769 0 0 592,599
Industrial 0 0 0 0 0 0 0
Totals $1,095,487 $340,136 $405,544 $68,518 $89,274 $58,245 $2,057,798
Development of Area A will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area A
are shown on Figure A-2.
3-2
i
Single Family Residential 353 50
Multi-Family Residential 0 0
Commercial 107 15
Industrial 0 0
Open Space 247 35
Totals 707 100
Land Use Type Projected Area Percent of Area
(Acres)
The projected number of housing units and future population in the Area A based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 1,059 2,648
Multi-Family Residential 0 0
Totals 1,059 2,648
LJ
The projected taxable value of Area A based on full development is summarized as
follows:
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Projected
Taxable Value
$ 85,249,500
0
26,500,000
0
Total $111,749,500
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area A is:
Projected
Projected Projected Projected stormwater Projected Local Annual
Property Tax Water Wastewater Utility Road Use Option Total
Land Use Type Revenue Revenue Revenue Revenue Tax Fund $alesTax Revenue
(full developmen0
Single Family Residential $ 835,701 $198,626 $237,604 $45,749 $89,274 $58,245 $1,464,599
Multi-Family Residential 0 0 0 0 0 0 0
Commercial 259,780 141,510 168,540 22,769 0 0 592,599
Industrial 0 0 0 0 0 0 0
Totals $1,095,481 $340,136 $405,544 $68,518 $89,274 $58,245 $2,057,198
Development of Area A will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area A
are shown on Figure A-2.
3-2
~~'
s
_;
,t`r r
h
~p:
~~
~~~ ~~
i '. ~ C µ.
'~•a'„~ ~
` ~ k~
~~
^I~iM
H,
'i ^
a,
1" = 1000'
Feet
0 500 1,000 2,000
VEEN57RA 8 /fIMM, INC.
PROJECT RO. JL1/!
AU0116T Id, 3W!
- ~
h
. u. `~... F ~~
LEGEND N
~ ~ DUBUQUE CORPORATE LIMITS W~E
~• ASBURY CORPORATE LIMITS S
SAGEVILLE CORPORATE LIMITS
EXISTING SANITARY SEWER ANNEXATION ANALYSIS-AREA A
~ PROPOSED SANITARY SEWER AREA A UTILITIES
EXISTING WATER MAIN CITY OF DUBUQUE, IOWA
~+~ PROPOSED WATER MAIN FIGURE A-2
~J
The water improvements identified for Area A include:
8" Water Main
12" Water Main
4,600 LF
2,500 LF
The sewer improvements identified for Area A include:
Trunk Sewer
9,200 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 $ 368,000
Sanitary Sewer 1,104,000
Net Cost Annual Cost
$243,040 $ 22,630
662,400 61,679
A projection of the annual expenditures to service Area A includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 A at full development are:
Police $ 258,198
Fire 219,808
Parks 52,960
Public Works Operations 100,394
Water 204,082
Sanitary Sewer 243,326
Water Debt Service 22,630
Sewer Debt Service 61,679
Total Annual Expenditure (full development) $1,163,077
Comparison of the revenues and expenditures at full development in Area A are:
Total Annual Revenue $2,057,197
Total Annual Expenses 1,163,077
Annual Gain or Loss 894,120
Ratio of Revenue to Expenses 1.77
•
3-3
. AREA B
Area B is southeast of the City of Dubuque. Area B is generally bounded on the north by
U.S. Highway 52. Area B is bounded on the east by Kemp Road and bounded on the
west by Lake Eleanor Road.
Area B is located in the Granger Creek watershed. An existing sanitary trunk sewer flows
northerly through the center of Area B along Granger Creek.
The topography of Area 6 is relatively rough. The area is dominated by the two branches
of Granger Creek located through the center and along the eastern boundary of the area.
Area B is essentially undeveloped. The predominant land uses in Area B are agricultural
and open space.
Area B is contiguous to the City of Dubuque. Area B is shown on Figure B-1.
The general characteristics of Area B are:
General Location Southeast
Proximity Contiguous
Current Status Undeveloped
. A summary of the taxable value and estimated population of Area B is:
Total Area 617 Aaes
Number of Parcels 36
Land Value $455,378
Building Value $57,944
Residential Dwelling Value $924,900
Total Taxable Value $938,776
Number of Residences 11
Estimated Population 27
Current Population Density 0.04 person/aae
Area B is projected to have the following land use distribution pattern based on full
development.
Land Use Type Projected Area Percent of Area
(Acres)
Single Family Residential 431 70
Multi-Family Residential 0 0
Commercial 0 0
Industrial 0 0
Open Space 186 30
• Totals 617 100
3-4
The projected number of housing units and future population in the Area B based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 1,293 3,233
Multi-Family Residential 0 0
Totals 1,293 3,233
r
•
The projected taxable value of Area B based on full development is summarized as
follows:
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Projected
Taxable Value
$104,086,500
0
0
0
Totat $104,086,500
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area B is:
Projected
Projected Projected Projected Stormwater Projected Local
Property Tax Water Wastewater Utility Road Use Option Annual
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Total Revenue
Gull developmenU
Single Family Residential $1,020,360 $242,515 $289,373 $55,858 $109,000 $71,115 $1,788,221
Multi-Family Residential 0 0 0 0 0 0 0
Commercial 0 0 0 0 0 0 0
Industrial 0 0 0 0 0 0 0
Totals $1,020,360 $242,515 $289,373 $55,858 $109,000 $71,115 $1,788,221
Development of Area B will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area B
are shown on Figure B-2.
The water improvements identified for Area B include:
8" Water Main
12" Water Main
10,900 LF
9,600 LF
The sewer improvements identified for Area B include:
Trunk Sewer
12,600 LF
3-5
,~q
'~~~
Dsa i~• 4
A 1.
3 p
' '1 r ~„ ~ ~ ti~ ~~M+IL.
r ~.
`t ~"' o° ri o ~ '~eA
"'.. ~^^.~` ~.~:. ,sit iS 'ti%, 4 =4iv
7`~•,~C/ 1 ~~ ~
'w1 sw1`
1 ~
~ e
. - , ~.~~
i" = 1800'
Feet
0 900 1,800 3,800
VEENSTRA ~ ItTMM, INC.
PROJECT NO. J,7/6
AUOU>1T td, ]W!
s
` ~ 4
~ ~~ \
~'
k
~~ T 1 ~ 1' •~
y
'
s ~ '.1 ~';
n- ~
~+yJJ' P 1;
c ~ ~
6 ti-
~~ ~ C 1 ~:
~ ~1. s
~
I ~~ ^ ~ ~v
.'~ ' ti~ ?
p
~ !
w y _ ~
~ ~
;; r Cs.! H .,
;~„ ~
.
J ~S
a r
.
~
_ ~
n
t` ~
y
k. +4
Y ^J
t ` f +
~~ o~
m
'~-~
#"
J. ~
d. ~:.
z
~~ a = ~ 5 1 gT
'~` ~:.-. ~~~Q. ~ ~.~ '~ ~ ~~: .
~5
.- .~: .
LEGEND N
~ ~ DUBUQUE CORPORATE LIMITS W~E
ASBURY CORPORATE LIMITS S
~ ~ ~ SAGEVILLE CORPORATE LIMITS
EXISTING SANITARY SEWER ANNEXATION ANALYSIS-AREA B
~ PROPOSED SANITARY SEWER AREA B UTILITIES
EXISTING WATER MAIN CITY OF GlIBlIQUE, IOWA
~ PROPOSED WATER MAIN FIGURE B-2
The estimated cost for water main and sanitary sewer improvements on a total cost and
• equivalent annual debt service cost are:
Improvement Total Cost Net Cost Annual Cost
Water Main $1,073,000 $712,200 $66,316
Sanitary Sewer 1,512,000 907,200 84,473
A projection of the annual expenditures to service Area B includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 B at full development are:
Police $ 286,121
Fire 229,543
Parks 64,660
Public Works Operations 87,614
Water 145,509
Sanitary Sewer 173,624
Water Debt Service 66,316
Sewer Debt Service 84.473
Total Annual Expenditure (full development) $1,137,859
Comparison of the revenues and expenditures at full development in Area B are:
Total Annual Revenue $1,788,221
Total Annual Expenses 1,137,859
Annual Gain or Loss 650,362
Ratio of Revenue to Expenses 1.57
lJ
3-6
AREA C.
• Area C is located southeast of the City of Dubuque. Area C is bounded on the east by
U.S. Highway 61 and Old Davenport Road. Area C is bounded on the east by a branch of
Granger Creek located easterly of Kemp Road. The southerly boundary of Area C
generally follows the Kane Road. The northern boundary of Area C is the existing
corporate limits and Area B.
The topography in Area C is moderately rough. The predominant land forms are the two
branches of Granger Creek that follow Lake Eleanor Road through the center of Area C
and the easterly boundary of the area.
Area C is relatively undeveloped. There are several residential subdivisions platted in the
southeasterly part of Area C. There is some residential development located along the
west boundary of Area C. The predominant land forms in Area C are agricultural and
open space.
The central and western portions of Area C would have access to an existing sanitary trunk
sewer along Granger Creek. Sewer access does not extend to the eastern part of Area C
tributary to a separate branch of Granger Creek.
Area C is contiguous to the City of Dubuque. Area C is shown on Figure C-1.
• The general characteristics of Area C are:
General Location Southeast
Proximity Contiguous
Current Status Limited Development
A summary of the taxable value and estimated population of Area C is:
Total Area 1,142 Acres
Number of Parcels 189
Land Value $3,135,066
Building Value $167,626
Residential Dwelling Value $11,989,000
Total Taxable Value $8,817,632
Number of Residences 95
Estimated Population 237
Current Population Density 0.21 person/acre
n
3-7
Area C is projected to have the following land use distribution pattern based on full
development.
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Open Space
Projected Area Percent Area
(Acres)
741 65
114 10
57 5
0 0
230 20
Totals 1,142 100
The projected number of housing units and future population in the Area C based on the
projected land use is:
Projected Projected
land Use Type Housing Units Population
Single Family Residential 2,223 5,558
Multi-Family Residential 1140 2052
Totals 3,363 7,610
•
The projected taxable value of Area C based on full development is summarized as
follows:
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Projected
Taxable Value
$178,951,500
102,600,000
14,250,000
0
Total $295,801,500
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area C is:
Projected
Projected Projected Projected $tormwater Projected Local
Property Tax Water Wastewater Utility Road Use Option Annual
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Total Revenue
(full developmenU
Single Family Residential $1,754,262 $416,946 $497,507 $96,034 $187,399 $122,265 $3,074,413
Multi-Family Residential 1,005,788 213,818 255,132 49,248 96,102 62,700 1,682,788
Commercial 139,693 76,095 90,630 12,244 0 0 318,662
Industrial 0 0 0 0 0 0 0
Totals $2,899,743 $706,859 $843,269 $157,526 $283,501 $184,965 $5,075,863
3-8
• Development of Area C will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area C
are shown on Figure C-2.
The water improvements identified for Area C include:
8" Water Main
17,850 LF
The sewer improvements identified for Area C include:
Trunk Sewer
26,000 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 Net Cost Annual Cost
Water Main $ 892,500 $ 578,340 $ 53,851
Sanitary Sewer 3,120,000 1,872,000 174,309
A projection of the annual expenditures to service Area C includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 C at full development are:
Police $686,310
Fire 557,410
Parks 152,200
Public Works Operations 162,164
Water 424,115
Sanitary Sewer 505,961
Water Debt Service 53,851
Sewer Debt Service 174.309
Total Annual Expenditure (full development) $2,716,321
Comparison of the revenues and expenditures at full development in Area C are:
Total Annual Revenue $5,075,862
Total Annual Expenses 2,716,321
Annual Gain or Loss 2,359,541
Ratio of Revenue to Expenses 1.87
•
3-9
AREA D
Area D is located southerly of the City of Dubuque. Area D is bounded on the west by
U.S. Highway 61 and is bounded on the east by Old Davenport Road. Area D is bounded
on the south by Metcalf Road and Hidden Valley Road.
The topography in Area D would be considered to moderate to moderately rough. The
land in Area D generally slopes northwesterly toward Granger Creek.
There is limited residential development located in the southwesterly and southeasterly
boundary areas of Area D. The balance of Area D is predominantly used for agricultural
and open space uses.
Area D is not contiguous to the City of Dubuque. Area D is shown on Figure D-1.
The general characteristics of Area D are:
General Location Southeast
Proximity Not Contiguous
Current Status Limited Development
A summary of the taxable value and estimated population of Area D is:
• Total Area 707 Acres
Number of Parcels 93
Land Value $2,192,066
Building Value $61,382
Residential Dwelling Value $7,719,100
Total Taxable Value $5,804,234
Number of Residences 58
Estimated Population 145
Current Population Density 0.21 person/acre
Area D is projected to have the following land use distribution pattern based on full
development.
Land Use Type Projected Area Percent Area
(Acres)
Single Family Residential 495 70
Multi-Family Residential 0 0
Commercial 106 15
Industrial 0 0
Open Space 106 15
Totals 707 100
•
3-10
•
The projected number of housing units and future population in the Area D based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 1,485 3,713
Multi-Family Residential 0 0
Totals 1,485 3,713
•
•
The projected taxable value of Area D based on full development is summarized as
follows:
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Projected
Taxable Value
$119,542,500
0
26,500,000
0
Total $146,042,500
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area D is:
Projected
Projected Projected Projected Stormwater Projected Local
Property Tax Water Wastewater Utility Road Use Option Annual
Land Use Type Revenue Revenue Revenue Revenue Tax fund Sales Tax Total Revenue
(full developmenll
Single Family Residential $1,171,875 $278,527 $332,343 $64,152 $125,186 $81,675 $2,053,758
Multi-Family Residential 0 0 0 0 0 0 0
Commercial 259,780 141,510 168,540 22,769 0 0 592,599
Industrial 0 0 0 0 0 0 0
Totals $1,431,655 $420,037 $500,883 $86,921 $125,186 $81,675 $2,646,357
Development of Area D will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area D
are shown on Figure D-2.
The water improvements identified for Area D include:
8" Water Main
12" Water Main
16" Water Main
Booster Station
4,100 LF
8,000 LF
6,00 LF
1
3-11
•
•
The sewer improvements identified for Area D include:
Trunk Sewer
13,900 LF
The estimated cost for water main and sanitary sewer improvements on a total cost and
equivalent annual debt service cost are:
Improvement
Water Main
Sanitary Sewer
Totat Cost
$1,302,000
1,668,000
Net Cost
$ 983,440
1,000,800
$91,572
93,188
A projection of the annual expenditures to service Area D includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 D at full development are:
Police $ 352,451
Fire 295,423
Parks 74,260
Public Works Operations 100,394
Water 252,022
Sanitary Sewer 300,530
Water Debt Service 91,572
Sewer Debt Service 93.188
Total Annual Expenditure (full development) $1,559,840
Comparison of the revenues and expenditures at full development in Area D are:
Total Annual Revenue $2,646,357
Total Annual Expenses 1,559,840
Annual Gain or Loss 1,086,517
Ratio of Revenue to Expenses 1.70
C~
Annual Cost
3-12
• AREA E
Area E is located south of the City of Dubuque. Area E is bounded on the west by U.S.
Highway 61. Area E is bounded on the east by Old Davenport Road. Area E is bounded
on the north by Area D generally along Metcalf Road and Hidden Valley Road. Area E is
bounded on the south by Laudville Road.
Area E is tributary to branches of Granger Creek. The land forms in Area E generally slope
northwesterly. The topography in the central portion of Area E is considered rugged. This
rugged central area is surrounded by areas of moderately rough topography.
There are several smaller residential developments located along the northern and eastern
boundaries of the area. The predominant land uses in Area E are open space, with
agricultural activities in the less rugged terrain.
Area E is not contiguous to the City of Dubuque. Area E is shown on Figure E-1.
The general characteristics of Area E are:
General Location Southeast
Proximity Not Contiguous
Current Status Primarily Undeveloped
• A summary of the taxable value and estimated population of Area E is:
Total Area 1,738 Aaes
Number of Parcels 217
Land Value $2,142,249
Building Value $19,069
Residential Dwelling Value $7,558,575
Total Taxable Value $5,638,263
Number of Residences 48
Estimated Population 120
Current Population Density 0.07 person/aae
Area E is projected to have the following land use distribution pattern based on full
development.
Land Use Type Projected Area Percent Area
(Acres)
Single Family Residential 1,043 60
Multi-Family Residential 0 0
Commercial 174 10
Industrial 0 0
Open Space 521 30
• Totals 1,738 100
3-13
•
The projected number of housing units and future population in the Area E based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 3,129 7,823
Multi-Family Residential 0 0
Totals 3,129 7,823
•
n
U
The projected taxable value of Area E based on full development is summarized as
follows:
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
IndusVial
Projected
Taxable Value
$251,884,500
0
43,500,000
0
Total $295,384,500
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area E is:
Projected
Projected Projected Projected Stormwater Projected Local
Property Tax Water Wastewater Utility Road Use Option Annual
Land Use Type Revenue Revenue Revenue Revenue Tax Fund sales Tax Total Revenue
(full developmenll
Single Family Residential $2,469,224 $586,875 $700,270 $135,173 $263,775 $172,095 $4,327,412
Multi-Family Residential 0 0 0 0 0 0 0
Commercial 426,431 232,290 276,600 37,375 0 0 972,756
Industrial 0 0 0 0 0 0 0
Totals $2,895,655 $819,165 $976,930 $172,548 $263,775 $172,095 $5,300,168
Development of Area E will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area E
are shown on Figure E-2.
The water improvements identified for Area E include:
12" Water Main
16" Water Main
23,900 LF
3,500 LF
The sewer improvements identified for Area E include:
Trunk Sewer
30,700 LF
3-14
9 a tk'a ~ ~N Yb„ Rig, apm
9 ~ ~~, ~ .. ,. ~ . ,~ ~~ ~ ~ ~ is HIq ° `
,; Waa~ ~ ~ ~ ~ rR :r" _ a, x
n',~ ~ E ~'f9`~~~ a"~s ~,~M y ~ i „ ~ ~° rsf' ~Y~ r 4,, ~y f~ y~ ~ ~ ~ ~ ~..
L ' T~ ' ~ r~ a., t ~~ J ~ + fY j~~~ - - ~. f Xy~~ ~s >F " ~ f ~ ~ ~~ •~?~.v ~~ r t I ~~1., ~t
d'. .. ¢'... ~6 ~ -+ N~ a~ .y, - A~ Ys. ~.+I`' t r~~. h«wq~r~°~ 1,{ a ,°F ~~: ~ ~ ~.
,~~ .
~ a s A~4 e '~' r Y r r ~.f: ~ ~ p P# n s~
,r ~. ~ ~ ~ ~~zx N ~ _ ~ ~_,R',~' a!'~~~ ~ ~ d ~.
t r ~ ~ ~ " t t F ~n x w r "~", ~` l,~~a~ ~ "
a" .,~.°. ~' r,t ~s ~~' ~~3~ GYP i 4~ .: ~ ~ ~~~; _ _~ ~i ~ ~^*te,,,.
~ ~~'~ ~ ~
- I -s,,l~~ .'r .J ~$r rb:a ~a ~fn':r'. , f~°Y Y~ ~ ~ ~ 4 ~.a r ~~Y Fy ~ ,~fi "' ~ !!~~r
* 0~7,//I~+~~ '" r, _, _, r ~ -e' d' F~r~, dp~~/~~i a[ ;~ f / / 71f
i`(}, ~ r~'+~~s~ t ' ~. f.~I ~¢~6 3'';~ ~i 'eA ~~j -t d ,art y ~6 Ir,~Js i "" ~~f d S~ y~ Y
'\: " f ,i - ~~{ ~ _ y d A~¢" ~ ~ ~ Ar' '~a~ • ` ~r f ~•r ~"~'I°st~p?1~jy'~b+ ~.~ yb,s':r'. ~ f ` ~ -'~4 V 4hy.:
'. \L'' 44 g r 'J ~R ~ Lam`{. iN~ ~~ ~; . :L+<<t Fy, ~ e~~ `~, S ~J]c
~ ~; 1d~K r :~ ~7 ~ > t 6 sat Y l! 4 +F~,-9 fit -6i ~/ ~- ~V l:
~FVA~~ J 1 i ~~' V{g1' ~ ~ i~+ n 1` Y ~' ~d ~ ~ 4 Yi
` ~~ r ~ , ~~~`l ~~~ ~ ;~,e~' ~ ~~ ~, ~ -F~ , ,y- ,~ r';r
~,rr.~. - yC, ~ . t b 7~ /-. ~ ~ __,. ,~
~d~' `"~ ~~~ .. ~ ,, '~ ..... S ~ ~~
~~F ~p ~ ~~~ ~. ; ~
I' ~I ~~I~S~ ~.' 1b ly ~r f d Y
.~. _ a ~ iP ~v w - z ttnl ?~
~' ! ry~~~~'0'
~dT ~' 'Y' ;p ~
a a ~.
~~' ~~ ~ ~~
'i•• _ ~aoo• LEGEND
N
Feet
~ ~ DUBUQUE CORPORATE LIMITS W~E
'0 700 1,400 2,800
ASBURY CORPORATE LIMITS S
SAGEVILLE CORPORATE LIMITS
EXISTING SANITARY SEWER ANNEXATION ANALYSIS-AREA E
~ PROPOSED SANITARY SEWER AREA E UTILITIES
VEEfVSTRA~ AQMM, INC. EXISTING WATER MAIN CITY OF DUBUQUE IOWA
vpo.~cr No. sole ~
•uouaT~e,moe ~ pROPOSED WATER MAIN FIGURE E-2
The estimated cost for water main and sanitary sewer improvements on a total cost and
equivalent annual debt service cost are:
Improvement Total Cost Net Cost Annual Cost
Water Main $1,567,000 $1,084,760 $101,006
Sanitary Sewer 3,684,000 2,210,400 205,819
A projection of the annual expenditures to service Area E includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 E at full development are:
Police $731,486
Fire 607,633
Parks 156,460
Public Works Operations 246,796
Water 491,499
Sanitary Sewer 586,158
Water Debt Service 101,006
Sewer Debt Service 205,819
Total Annual Expenditure (full development) $3,126,857
•
Comparison of the revenues and expenditures at full development in Area E are:
Total Annual Revenue $5,300,167
Total Annual Expenses 3,126,857
Annual Gain or Loss 2,173,311
Ratio of Revenue to Expenses 1.70
•
3-15
AREA F
• Area F is located south of the City of Dubuque. Area F is located west of U.S. Highway 61
and south of U.S. Highway 151. The predominant feature in Area F is the Dubuque
Municipal Airport.
Except for the airport Area F is predominantly undeveloped. Portions of Area F is used for
open space and agricultural purposes.
The topography in Area F would be considered relatively modest in the airport area with
rougher terrain northeast of the airport toward the intersection of U.S. Highway 61 and
Highway 151.
The northern portion of Area F is tributary to the Granger Creek watershed. The portions
of Area F located southerly and westerly of the airport are located in the Little Creek
watershed that flows southwesterly away from the City of Dubuque.
Area F is not contiguous to the City of Dubuque. Area F is shown on Figure F-1.
The general characteristics of Area F are:
General Location Southeast
Proximity Not Contiguous
Current Status Airport and Undeveloped
A summary of the taxable value and estimated population of Area F is:
Total Area
Number of Parcels
Land Value
Building Value
Residential Dwelling Value
Total Taxable Value
Number of Residences
Estimated Population
Current Population Density
1,456 Acres
10
$46,410
$10,887
$33,700
$ 72, 799
2
<0.01 person/aae
Area F is projected to have the following land use distribution pattern based on full
development.
L~
3-16
,~'~":.
~~
r--~-~-.
•
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Open Space
Projected Area Percent Area
(Aces)
0 0
0 0
218 15
290 20
948 65
Totals 1,456 100
The projected number of housing units and future population in the Area F based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single family Residential 0 0
Multi-Family Residential 0 0
Totals 0 0
•
The projected taxable value of Area FA based on full development is summarized as
follows:
land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Projected
Taxable Value
0
0
$ 54,500,000
79.750,000
Total $134,250,000
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area F is:
Projected
Projected Projected Projected Stormwater Projected
Property Tax Water Wastewater Utility Road Use Local Option Annual
Land Use Type Revenue Revenue Revenue Revenue Tax fund Sales Tax Total Revenue
(full development)
Single Family Residential 0 0 0 0 0 0 0
Multi-Family Residential 0 0 0 0 0 0 0
Commercial $ 534,264 $291,030 $346,620 $ 46,826 0 0 $1,218,740
Industrial 781.789 387,150 461.100 62 292 0 0 1.692,331
Totals $1,316,OS3 $678,180 $807,720 $109,116 0 0 $2,911,071
Development of Area F will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area F
are shown on Figure F-2.
3-17
~''`~ r/
:~
~~ w ~ r•
j~~
* ~' `,k~ :
? ~ .
. ~ / ~ Y(
4" • /
~ A
4
.y \,
,i 9Ai< '~ r {'
~~~~~i ~ 1 ~ ~~ ,~
^~' ` ~ f+
~ ' =:,
,~~ ~ ~ ~y.. ,+~ > !T s
~. „` -. ~adm~ .
v ~~~ ~ s' ~ u 7.B.r~ F l ~,~ 6'TI ~s ~u ~ i5 ~. y 0.~ r: av . "tom`
~''
1 " ~ 1800'
Feet
800 1,800 3,200
VFENSTRA & /QMM, INC.
PROJECT NO. ]1]1 ~
I10008T i~, ]00!
LEGEND
~ ~ DUBUQUE CORPORATE LIMITS N
W~E
- ASBURY CORPORATE LIMITS
S
SAGEVILLE CORPORATE LIMITS
EXISTING SANITARY SEWER ANNEXATION ANALYSIS-AREA F
~ PROPOSED SANITARY SEWER AREA F UTILITIES
EXISTING WATER MAIN c~rr of nuevQvE, IOWA
=r PROPOSED WATER MAIN FIGURE F-2
The water improvements identified for Area F include:
•
8" Water Main 1,800 LF
12" Water Main 20,500 LF
16" Water Main 9,700 LF
Booster Station 0
Water Tower 1
The sewer improvements identified for Area F include:
Trunk Sewer 38,600 LF
Lift Station 1
Force Main 9,000 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 Net Cost Annual Cost
Water Main $2,916,000 $2,352,800 $219,078
Sanitary Sewer 5,472,000 3,283,200 305,711
A projection of the annual expenditures to service Area F includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
. utility 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 F at full development are:
Police $ 114,300
Fire 152,400
Parks 0
Public Works Operations 206,752
Water 406,908
Sanitary Sewer 484,632
Water Debt Service 219,078
Sewer Debt Service 305.711
Total Annual Expenditure (full development) $1,889,781
Comparison of the revenues and expenditures at full development in Area F are:
Total Annual Revenue $2,911,071
Total Annual Expenses 1,889,781
Annual Gain or Loss 1,021,290
Ratio of Revenue to Expenses 1.54
•
3-18
AREA G
• Area G is located south of the City of Dubuque. Area G is bounded on the east by U.S.
Highway 61 and bounded on the west by U.S. Highway 151. Area G is bounded on the
west by Military Road.
The topography of in Area G would be considered moderately rough. Area G is tributary
to the Granger Creek basin.
The western part of Area G along Military Road includes existing residential development.
The balance of Area G is predominantly undeveloped and used for agricultural and open
space uses.
Area G is not contiguous to the City of Dubuque. Area G is shown on Figure G-1.
The general characteristics of Area G are:
General Location Southeast
Proximity Not Contiguous
Current Status Limited Development
~J
A summary of the taxable value and estimated population of Area G is:
Total Area 1,519 Acres
Number of Parcels 241
Land Value $5,052,295
Building Value $3,323,893
Residential Dwelling Value $11,867,700
Total Taxable Value $13,835,330
Number of Residences 96
Estimated Population 240
Current Population Density 0.16 person/acre
Area G is projected to have the following land use distribution pattern based on full
development.
Land Use Type Projected Area Percent Area
(Acres)
Single Family Residential 760 50
Multi-Family Residential 152 10
Commercial 152 10
Industrial 0 0
Open Space 455 30
Totals 1,519 100
3-19
''1`Ij
t~ ~
t4
JI: ~~"f ~
., d4 ..
. ~ Ih:;il
N
~~
i <.~;~ k
~,
~~
L , ~y
~~A ~ ~;
J' ~?
~ ~~( 8~
.t~»... ~
i~~
- b
~ ~.
._
+
~~'R`
y.
,.
~~ '~ *1yt
.,+y
~'
°
,-
~, "~~
S.
~ ~ r. ~ ~ ,
t .j n
A P
. /d ~ ` ,
7" = 7800'
Feet N
a soo t,sao a,zoa FUTURE LAND USE w~E
AGRICULTURE COMMERCIAL S
SINGLE FAMILY OR DUPLEX MIXED USE
MULTI-FAMILY LIGHT INDUSTRIAL
MIXED RESIDENTIAL HEAVY INDUSTRIAL
AN
NEXATION ANALYSIS-AREA G
RURAL DENSITY RESIDENTIAL OPEN SPACE
VEENSneA ~ KrnrM, INC. INSTITUTIONAL PARK
C/TY OF DUBUQUE, IOWA
veo.~cT »o. wls OFFICE ~l~ FLOOD PLAIN
AUOUDT 31, 300!
F16URC G-1
The projected number of housing units and future population in the Area G based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 2,280 5,700
Multi-Family Residential 11520 2736
Totals 3,800 8,436
•
The projected taxable value of Area G based on full development is summarized as
follows:
Land Use Type
Projected
Taxable Value
Single Family Residential
Multi-Family Residential
Commercial
Industrial
$183,540,000
136,800,000
38,000,000
0
Total $358,340,000
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area G is:
Projected Projecte
Projected Projected Projected $tormwater d Road Local Annual
Property Tax Water Wastewater Utility Use Option Total
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Revenue
(full develo0men11
Single Family Residential $1,799,243 $427,637 $ 510,264 $98,496 $192,204 $125,400 $3,153,244
Multi-Family Residential 1,341,050 285,091 340,776 65,664 128,136 83,600 2,243,717
Commercial 372,514 202,920 241,680 32,650 0 0 849,764
Industrial 0 0 0 0 0 0 0
Totals $3,572,807 $915,648 $1,092,720 $196,810 $320,340 $209,000 $6,246,725
Development of Area G will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area G
are shown on Figure G-2.
The water improvements identified for Area G include:
8" Water Main
12" Water Main
16" Water Main
Booster Station
Water Tower
3,900 LF
19,500 LF
6,700 LF
1
1
3-20
•
u
The sewer improvements identified for Area G include:
Trunk Sewer
22,600 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 $2,975,000
Sanitary Sewer 2,712,000
Net Cost
$2,445,240
1,627,200
Annual Cost
$227,686
151,515
A projection of the annual expenditures to service Area G includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 G at full development are:
Police
Fire
Parks
Public Works Operations
Water
Sanitary Sewer
Water Debt Service
Sewer Debt Service
Total Annual Expenditure (full development)
6 780,786
644,556
168,720
215,698
549,389
655,272
227,686
151.515
$3,393,622
Comparison of the revenues and expenditures at full development in Area G are:
Total Annual Revenue $6,246,725
Total Annual Expenses 3,393,622
Annual Gain or Loss 2,853,103
Ratio of Revenue to Expenses 1.84
3-21
•
•
AREA H
Area H is located south of the City of Dubuque and encompasses the existing Key West
area. Area H consists of two separate areas one located on the east side of Highway 161
and one area located on the west side of Highway 161. Area H is divided by the existing
corporate limits of the City of Dubuque that extend southerly along U.S. Highway 161
through the general Key West area.
Area H is the most heavily developed area of the annexation areas. The boundary of
Area H was established to encompass the existing developed area. Area H is generally
tributary to a branch of Granger Creek that flows easterly from Area H through Area B.
The topography of Area H is considered moderately rough. The predominant land uses in
Area H are residential and open space. Area H is contiguous to the City of Dubuque.
Area H is shown on Figure H-1.
Groundwater contamination in portions of Area H has raised concerns regarding the
potential impact on water quality for wells serving Area H.
The general characteristics of Area H are:
General Location Southeast
Proximity Contiguous
Current Status Primarily Residential Development
A summary of the taxable value and estimated population of Area H is:
Total Area 289 Acres
Number of Parcels 324
Land Value $9,020,646
Building Value $7 299 119
Residential Dwelling Value $23,937,100
Total Taxable Value $27,330,831
Number of Residences 238
Estimated Population 595
Current Population Density 2.05 person/aae
Area H is projected to have the following land use distribution pattern based on full
development
Land Use Type Projected Area Percent Area
(Acres)
Single Family Residential 202 70
Multi-Family Residential 0 0
Commercial 29 10
Industrial 0 0
Open Space 58 20
Totals 289 100
3-22
• Area H currently consists of residential development and a limited amount of
non-residential development. The projection of future conditions in Area H is based on
the current conditions with an adjustment for the potential development of remaining
areas in Area H. For purposes of the analysis single family residential development is
classified in that category. Residential population located in mobile home facilities that
are not taxed as real property are considered multi-family for purposes of population
projection. However, the multi-family residential population is not reflected in the tax
valuation. Non-residential development is categorized as commercial development based
on the current valuation.
The projected number of housing units and future population in the Area H based on the
projected land use is:
Projected Projected
land Use Type Housing Units Population
Single Family Residential 250 625
Multi-Family Residential 160 288
Totals 450 913
•
The projected taxable value of Area H based on full development is summarized as
follows:
Land Use Type
Projected
Taxable Value
Single Family Residential
Multi-Family Residential
Commercial
Industrial
u
$21,500,000
0
7,300,000
0
Total $28,800,000
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area H is:
Projected
Projected Projected Projected Stormwater Projected Local
Property Tax Water Wastewater Utility Road Use Option Mnual
land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Total Revenue
(full development)
Single Family Residential $210,765 $46,890 $55,950 $10,800 $21,075 $2,500 $347,980
Multi-Family Residential 0 30,010 35,808 6,912 13,488 1,600 87,818
Commercial 71,562 5,660 5,000 6,229 0 0 62,339
Industrial 0 0 0 0 0 0 0
Totals $215,765 $81,900 $137,868 $23,941 $34,563 $4,100 $498,137
Development of Area H will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area H
are shown on Figure H-2.
3-23
•
•
C~
The water improvements identified for Area H include:
8" Water Main
15,800 LF
The sewer improvements identified for Area H include:
Trunk Sewer
Lateral Sewer
500 LF
13,800 LF
The estimated cost for the sanitary sewer improvements in Area H is:
Description
Trunk Sewer
Lateral Sewer
Manholes
Sewer Services
Pavement Replacement
Surface Restoration
Miscellaneous
Unit Estimated Quantity Unit Price Extended Price
LF 500 $90 $45,000
LF 13,800 $75 $1,035,000
Ea. 48 $3,000 $144,000
Ea. 130 $750 $97,500
LF 3,000 $120 $360,000
LF 14,300 $6 $85,800
LS 14,300 $5 71500
Construction Subtotal $1,838,800
Contingency (c? 10% $184,200
Engineering @ 12% 221 000
Total Estimated Cost $2,244,000
The estimated cost for water main and sanitary sewer improvements on a total cost and
equivalent annual debt service cost are:
Improvement
Water Main
Sanitary Sewer
Total Cost
Net Cost
Annual Cost
$ 790,000
2,244,000
$ 511,920
1,346,400
$ 47,667
125,368
A projection of the annual expenditures to service Area H includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility service and the equivalent annual cost for financing the water and sewer
improvements necessary to serve the area.
3-24
• A summary of the expenditures to serve Area H at full development are:
Police $ 87,326
Fire 73,523
Parks 18,260
Public Works Operations 41,038
Water 49,140
Sanitary Sewer 82,721
Water Debt Service 47,667
Sewer Oebt Service 125.368
Total Annual Expenditure (full development) $525,042
Comparison of the revenues and expenditures at full development in Area H are:
Total Annual Revenue $498,137
Total Annual Expenses 525,042
Annual Gain or Loss (26,906)
Ratio of Revenue to Expenses 0.95
•
C~
3-25
n
lJ
•
AREA I
Area I is located south of the City of Dubuque. The predominate feature of Area I is
Catfish Creek that flows northeasterly through Area I.
Area I is bounded on the north by the City of Dubuque and is bounded on the west by
Cascade Road and White Top Road. Area I bounded on the south by Oakland farms
Road and Military Road. Area I is bounded on the east by the Key West area.
The topography of Area I is considered moderate to moderately rough. Area I is
predominantly undeveloped, except for limited residential development located along
Cascade Road in the far westerly part of Area I. The predominant land uses in Area I are
agricultural and open space.
The alignment of the southwest arterial crosses through Annexation Area I.
Area I is contiguous to the City of Dubuque. Area I is shown on Figure I-1.
The general characteristics of Area I are:
General Location South
Proximity Contiguous
Current Status Undeveloped
A summary of the taxable value and estimated population of Area I is:
Total Area 2,070 Acres
Number of Parcels 156
Land Value $3,020,875
Building Value $495,868
Residential Dwelling Value $8,115,837
Total Taxable Value $7,258,350
Number of Residences 63
Estimated Population 157
Current Population Density 0.07 person/acre
•
Area I is projected to have the following land use distribution pattern based on full
development.
Land Use Type Projected Area Percent Area
(Acres)
Single Family Residential 1,241 60
Multi-Family Residential 207 10
Commercial 207 10
Industrial 0 0
Open Space 415 20
Totals 2,070 100
3-26
The projected number of housing units and future pop
• projected land use is:
Projected
Land Use Type Housing Units
Single Family Residential 3,723
Multi-Family Residential 2070
Totals 5,793
ulation in the Area I based on the
Projected
Population
9,308
3.726
13,034
The projected taxable value of Area I based on full development is summarized as follows:
Land Use Type
Projected
Taxable Value
Single Family Residential
Multi-Family Residential
Commercial
Industrial
$299,701,500
186,300,000
51,750,000
0
Total $537,751,500
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area I is:
•
Projected
Projected
Projected Projected
Stormwater
Projected
Local
Property Tax Water Wastewater Utility Road Use Option Annual
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Total Revenue
a~u d~iop~~n
Single Family Residential $2,937,974 $698,286 $833,207 $160,834 $313,849 $204,765 $5,148,915
Multi-Family Residential 1,826,299 388,249 463,266 89,424 174,501 113,850 3,055,589
Commercial 507,305 276,345 329,130 44,464 0 0 1,157,244
Industrial 0 0 0 0 0 0 0
Totals $5,271,578 $1,362,880 $1,625,603 $294,722 $488,350 $318,615 $9,361,748
Development of Area I will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area
are shown on Figure I-2.
The water improvements identified for Area I include:
12" Water Main 19,500 LF
16" Water Main 9,300 LF
Booster Station 7
The sewer improvements identified for Area I include:
Trunk Sewer 38,300 LF
•
3-27
• The estimated cost for water main and sanitary sewer improvements on a total cost and
equivalent annual debt service cost are:
Improvement Total Cost Net Cost Annual Cost
Water Main $1,967,100 $1,523,580 $141,866
Sanitary Sewer 4,596,000 2,757,600 256,771
A projection of the annual expenditures to service Area I includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 I at full development are:
Police $1,200,084
Fire 987,514
Parks 260,680
Public Works Operations 293,940
Water g17,72g
Sanitary Sewer 975,362
Water Debt Service 141,866
Sewer Debt Service 256.771
Total Annual Expenditure (full development) $4,933,945
•
Comparison of the revenues and expenditures at full development in Area I are:
Total Annual Revenue $9,361,748
Total Annual Expenses 4,933,945
Annual Gain or Loss 4,427,803
Ratio of Revenue to Expenses 1.90
n
U
3-28
AREA J
Area J is located south of the City of Dubuque. Annexation Area) is bounded on the
north by Oakland Farms Road. The area is bounded on the westerly side by White Top
Road and is bounded on the east by Military Road. The southern boundary of Area J is
Swiss Valley Road.
Area J is part of the Catfish Creek basin that flows northerly through the western part of
Area J. Most of Area J is tributary to this portion of Catfish Creek. The far easterly part of
Area) is tributary to a smaller watershed that flows northerly through Area I.
Area J is predominantly undeveloped with a small number of residential parcels located
along the easterly boundary. The predominant land uses in Area J are agricultural and
open space.
Area J is not contiguous to the City of Dubuque. Area J is shown on Figure J-1.
The general characteristics of Area J are:
General Location
Proximity
Current Status
South
Not Contiguous
Undeveloped
A summary of the taxable value and estimated population of Area J is:
Total Area 1,542 Acres
Number of Parcels 70
Land Value $1,032,849
Building Value $192,233
Residential Dwelling Value $2,488,300
Total Taxable Value $6,967,700
Number of Residences 20
Estimated Population 50
Current Population Density 0.03 person/acre
•
Area J is projected to have the following land use distribution pattern based on full
development
Land Use Type Projected Area Percent Area
(Aces)
Single Family Residential 1,157 75
Multi-Family Residential 0 0
Commercial 0 0
Industrial 0 0
Open Space 385 25
Totals 1,542 100
3-29
The projected number of housing units and future population in the Area J based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 3,471 8,678
Multi-Family Residential 0 0
Totals 3,471 8,678
The projected taxable value of Area J based on full development is summarized as follows:
Land Use Type
Projected
Taxable Value
Single Family Residential
Multi-Family Residential
Commercial
Industrial
$279,415,500
0
0
0
Total $279,415,500
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area J is:
Projected
• Projected Projected Projected Stormwater Projected Local
Property Tax Water Wastewater Utility Road Use Option Annual
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Total Revenue
Ifull development)
Single Family Residential $2,739,110 $657,021 $776,810 $149,947 $292,605 $190,905 $4,800,398
Multi-Family Residential 0 0 0 0 0 0 0
Commercial 0 0 0 0 0 0 0
Industrial 0 0 0 0 0 0 0
Totals $2,739,110 $651,021 $776,810 $149,947 $292,605 $190,905 $4,800,398
Development of Area J will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area J
are shown on Figure J-2.
The water improvements identified for Area J include:
12" Water Main
25,200 LF
The sewer improvements identified for Area J include:
Trunk Sewer
36,900 LF
3-30
• The estimated cost for water main and sanitary sewer improvements on a total cost and
equivalent annual debt service cost are:
Improvement Total Cost Net Cost Annual Cost
Water Main $1,386,000 $ 942,480 $ 87,758
Sanitary Sewer 4,428,000 2,656,800 247,385
A projection of the annual expenditures to service Area J includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 J at full development are:
Police $ 768,003
Fire 616,138
Parks 173,560
Public Works Operations 218,964
Water 390,613
Sanitary Sewer 466,086
Water Debt Service 87,758
Sewer Debt Service 247,385
Total Annual Expenditure (full development) $2,968,507
Comparison of the revenues and expenditures at full development in Area J are:
Total Annual Revenue $4,800,398
Total Annual Expenses 2,968,507
Annual Gain or Loss 183,892
Ratio of Revenue to Expenses 1.62
r 1
Lr
3-31
• AREA K
Area K is located south of the City of Dubuque. Area K is tributary to the Catfish Creek
basin. Land forms in Annexation Area K generally slope easterly toward Annexation Area
J and Catfish Creek.
Area K is bounded on the north by Cascade Road and U.S. Highway 20. The southern
and southwesterly boundary of Area K is Swiss Valley Road. The eastern boundary of
Area K is generally White Top Road.
The topography of Area K is considered moderately rough to rough. There is existing
residential development located along the northern boundary adjacent to Cascade Road.
The predominant land uses in Area K are open space and agricultural.
Area K is not contiguous to the City of Dubuque. Area K is shown on Figure K-1.
The general characteristics of Area K are:
General Location South
Proximity Not Contiguous
Current Status Primarily Undeveloped
A summary of the taxable value and estimated population of Area K is:
Total Area 2,206 Acres
Number of Parcels 184
Land Value $3,897,157
Building Value $1,737,732
Residential Dwelling Value $10,168,600
Total Taxable Value $10,312,445
Number of Residences 76
Estimated Population 190
Current Population Density 0.09 person/aae
Area K is projected to have the following land use distribution pattern based on full
development
Land Use Type Projected Area Percent Area
(Aces)
Single Family Residential 1,433 65
Multi-Family Residential 0 0
Commercial 0 0
Industrial 0 0
Open Space 773 35
Totals 2,206 100
3-32
•
The projected number of housing units and future population in the Area K based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 4,299 10,748
Multi-Family Residential 0 0
Totals 4,299 10,748
•
The projected taxable value of Area K based on full development is summarized as
follows:
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Projected
Taxable Value
$346,069,500
0
0
0
Total $346,069,500
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area K is:
Projected
Projected Projected Projected $tormwater Projected Local
Property Tax Water Wastewater Utility Road Use Option Annual
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Total Revenue
(full development)
Single Family Residential $3,392,519 $806,320 $962,116 $185,717 $362,406 $236,445 $5,945,523
Multi-Family Residential 0 0 0 0 0 0 0
Commercial 0 0 0 0 0 0 0
Industrial 0 0 0 0 0 0 0
Totals $3,392,519 $806,320 $962,116 $185,717 $362,406 $236,445 $5,945,523
Development of Area K will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area K
are shown on Figure K-2.
The water improvements identified for Area) include:
12" Water Main 28,900 LF
16" Water Main 1,000 LF
Water Tower 1
The sewer improvements identified for Area K include:
Trunk Sewer 40,100 LF
3-33
U
•
The estimated cost for water main and sanitary sewer improvements on a total cost and
equivalent annual debt service cost are:
Improvement
Water Main
Sanitary Sewer
Total Cost
$2,662,000
4,812,000
Net Cost
$2,13 5, 760
2,887,200
Annual Cost
$198,869
268,838
A projection of the annual expenditures to service Area K includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 K at full development are:
Police $ 951,198
Fire 763,108
Parks 214,960
Public Works Operations 313,252
Water 483, 792
Sanitary Sewer 577,270
Water Debt Service 198,869
Sewer Debt Service 268,838
Total Annual Expenditure (full development) $3,771,287
Comparison of the revenues and expenditures at full development in Area K are:
Total Annual Revenue $5,945,523
Total Annual Expenses 3,771,287
Annual Gain or Loss 2,174,237
Ratio of Revenue to Expenses 1.58
•
3-34
• AREA L
Area L is located southerly of the City of Dubuque. Area L is bounded on the north and
west by the City of Dubuque. A portion of Area L is bounded on the west by English Mill
Road. Area L is generally bounded on the south by Cascade Road.
Area L is located in the South Catfish Creek basin. Area L has access to existing trunk
sewer located along South Catfish Creek through the northern part of the area.
The topography in Area L would be considered moderately rough. Area L is
predominantly undeveloped with some limited residential development located along
Cascade Road. The predominant land uses in Area L are agricultural and open space.
Area L is contiguous to the City of Dubuque. Area L is shown on Figure L-1.
The general characteristics of Area L are:
General Location South
Proximity Contiguous
Current Status Limited Development
•
A summary of the taxable value and estimated population of Area L is:
Total Area 2,086 Acres
Number of Parcels 271
Land Value $9,295,498
Building Value $9,047,438
Residential Dwelling Value $26,586,100
Total Taxable Value $30,572,542
Number of Residences 187
Estimated Population 468
Current Population Density 0.22 person/acre
Area L is projected to have the following land use distribution pattern based on full
development
Land Use Type Projected Area Percent Area
(Acres)
Single Family Residential 1,147 55
Multi-Family Residential 209 10
Commercial 209 10
Industrial 0 0
Open Space 521 25
Totals 2,08b 100
•
3-35
<-~~
,~
~'
~~~' .~.
{ -~1
~~
is a
L
- ~~.
\ ~ ~!-:
~. ~.
~,
n
~,~'% ,~
{
~
~~"~~ ;;
Marvel
.~
_ . x ~ ~.~, . .
~ ~; Y ~ ti tel.
!a` 5 i
( t
~
` H~' h43` ~ ~ Y
~~
A'.J _ ~~
~ by ~
~~' '"= .~
~'
t,_ ^.
-
~:i
...
r rtnS ~ r ry k 1
. ~ ~ ~
+s
1" = 1800'
Feet N
o soo ~,aoo 3,soo FUTURE LAND USE w~E
AGRICULTURE COMMERCIAL S
SINGLE FAMILY OR DUPLEX MIXED USE
MULTI-FAMILY LIGHT INDUSTRIAL
MIXED RESIDENTIAL HEAW INDUSTRIAL
RURAL DENSITY RESIDENTIAL - = OPEN SPACE ANNEXATION ANALYSIS-AREA t
vEEHSnz~ 6 ~MM, INC. INSTITUTIONAL PARK
rno.~ecreo.s~+°
•uouar ti. zoos
OFFICE ~ ~' ,~
FLOOD PLAIN C/TY OF DUBUQUE IOWA
~
F16URE L-1
•
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 3,441 8,603
Multi-Family Residential 2,090 3,762
Totals 5,531 9,365
•
The projected number of housing units and future population in the Area L based on the
projected land use is:
The projected taxable value of Area L based on full development is summarized as
follows:
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area L is:
Projected Projected Projected Projected Projected Local
Property Tax Water Wastewater Stormwater Road Use Option Annual
Land Use Type Revenue Revenue Revenue Utility Revenue Tax Fund Sales Tax Total Revenue
(full development)
Single Family Residential $2,715,436 $645,394 $ 770,096 $148,651 $290,076 $189,255 $4,758,908
Multi-Family Residential 1,843,944 392,000 467,742 90,288 176,187 114,950 3,085,111
Commercial 512,207 279,01 S 332,310 44,893 0 0 1,168,425
Industrial 0 0 0 0 0 0 0
Totals $5,071,587 $1,316,409 $1,570,148 $283,832 $466,263 $304,205 $9,012,444
Development of Area L will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area L
are shown on Figure L-2.
The water improvements identified for Area L include:
Projected
Taxable Value
$277,000,500
188,100,000
52,250,000
0
Total $517,350,500
8" Water Main 1,300 LF
12" Water Main 15,550 LF
16" Water Main 9,000 LF
r 1
U
The sewer improvements identified for Area L include:
Trunk Sewer
16,900 LF
3-36
The estimated cost for water main and sanitary sewer improvements on a total cost and
equivalent annual debt service cost are:
Improvement Total Cost Net Cost Annual Cost
Water Main $1,568,250 $1,113,290 $103,663
Sanitary Sewer 2,028,000 1,216,800 113,301
A projection of the annual expenditures to service Area L includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 L at full development are:
Police $1,141,328
Fire 940, 615
Parks 247,300
Public Works Operations 296,212
Water 789,845
Sanitary Sewer 942,089
Water Debt Service 103,663
Sewer Debt Service 113,301
• Total Annual Expenditure (full development) $4,574,353
Comparison of the revenues and expenditures at full development in Area L are:
Total Annual Revenue $9,012,444
Total Annual Expenses $4,574,353
Annual Gain or Loss $4,438,691
Ratio of Revenue to Expenses 1.97
•
3-3 7
• AREA M
Area M is located south of the City of Dubuque and is considered part of the southwest
annexation area. Area M encompasses the Barrington area and the predominant land use
is single family residential.
The topography in Area M is considered moderately rough. The area is considered
conducive to upper scale single family residential development.
Area M is generally bounded on the west by U.S. Highway 20 and bounded on the east
by English Mill Road. The north boundary of the area is the existing corporate limits of the
City of Dubuque. Area M is tributary to a branch of South Catfish Creek.
Area M is contiguous to the City of Dubuque. Area M is shown on Figure M-1.
The general characteristics of Area M are:
General Location South
Proximity Contiguous
Current Status Developed
•
A summary of the taxable value and estimated population of Area M is:
Total Area 278 Acres
Number of Parcels 173
Land Value $6,493,504
Building Value $65,656
Residential Dwelling Value $28,526,000
Total Taxable Value $16,816,000
Number of Residences 140
Estimated Population 350
Current Population Density 1.26 person/acre
Area M is projected to have the following land use distribution pattern based on full
development
Land Use Type Projected Area Percent Area
(Acres)
Single Family Residential 208 75
Multi-Family Residential 0 0
Commercial 0 0
Industrial 0 0
Open Space 70 25
Totals 278 100
•
3-38
• Area M is developed as single family residential. Area M includes only a small number of
undeveloped lots. The projection of future conditions in Area M is based on the current
development with anticipated infill of the limited number of lots remaining in the area.
Projection of future taxable revenue is based on the current development in Area M.
The projected number of housing units and future population in the Area M based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 150 375
Multi-Family Residential 0 0
Totals 150 375
The projected taxable value of Area M based on full development is summarized as
follows:
Land Use Type
•
•
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Projected
Taxable Value
$19,600,000
0
0
0
Total $19,600,000
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area M is:
Projected
Projected Projected Projected Stormwater Projected Local
Property Tax Water Wastewater Utility Road Use Option Annual
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Total Revenue
(full development)
Single Family Residential $192,139 $28,134 $33,570 $6,480 $12,645 $1,500 $274,468
Multi-Family Residential 0 0 0 0 0 0
Commercial 0 0 0 0 0 0
Industrial 0 0 0 0 0 0 0
Totals $192,139 $28,134 $33,570 $6,480 $12,645 $1,500 $274,468
Development of Area M will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area M
are shown on Figure M-2.
The water improvements identified for Area M include:
8" Water Main
18,450 LF
3-39
u
•
r1
LJ
The sewer improvements identified for Area M include:
Lateral Sewer
Trunk Sewer
22,800 LF
4,300 LF
The estimated cost for the sanitary sewer improvements in Area M is:
Description
Trunk Sewer
Lateral Sewer
Manholes
Sewer Services
Pavement Replacement
Surface Restoration
Miscellaneous
Unit Estimated Quantity Unit Price Extended Price
LF 4,300 $90 $387,000
LF 22,800 $75 $1,710,000
Ea. 92 $3,000 $276,000
Ea. 150 $1,050 $157,500
LF 16,600 $120 $1,992,000
LF 27,100 $6 $162,600
LS 27,100 $5 135 500
Construction Subtotal $4,820,600
Contingency Q 10% $483,000
Engineering Q 12% 578 400
Total Estimated Cost $5,882,000
The estimated cost for water main and sanitary sewer improvements on a total cost and equivalent
annual debt service cost are:
Improvement
Water Main
Sanitary Sewer
Total Cost
$ 922,500
5,882,000
Net Cost
$ 597,780
3,529,200
Annual Cost
$ 55,662
328,617
A projection of the annual expenditures to service Area M includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 M at full development are:
Police
Fire
Parks
Public Works Operations
Water
Sanitary Sewer
Water Debt Service
Sewer Debt Service
Total Annual Expenditure (full development)
$ 33,188
26,625
7,500
39,476
16,880
20,142
55,662
328.617
$528,090
3-40
Comparison of the revenues and expenditures at full development in Area M are:
Total Annual Revenue $274,468
Total Annual Expenses 528,690
Annual Gain or Loss (253,622)
Ratio of Revenue to Expenses 0.52
•
•
3-41
• AREA N
Area N is located southwest of the City of Dubuque. Area N is a relatively small area
bounded on the west by U.S. Highway 20 and bounded on the south by Cascade Road.
The northern boundary of Area N is the southern boundary of Area M.
Area N is located in the South Catfish Creek basin and the land forms generally slope
northerly toward Area M.
The western part of Area N includes existing commercial development. Moderate
residential development is located along the southern part of Area N. Area N would be
considered moderately developed with limited undeveloped areas.
Area N is not contiguous to the City of Dubuque. Area N is shown on Figure N-1.
The general characteristics of Area N are:
General Location South
Proximity Not Contiguous
Current Status Moderately Developed
A summary of the taxable value and estimated population of Area N is:
•
Total Area 223 Acres
Number of Parcels 64
Land Value $2,818,893
Building Value $5,029,400
Residential Dwelling Value $5,148,100
Total Taxable Value $10,216,400
Number of Residences 42
Estimated Population 105
Current Population Density 0.47 person/acre
Area N is projected to have the following land use distribution pattern based on full
development
Land Use Type Projected Area Percent Area
(Aces)
Single Family Residential 133 60
Multi-Family Residential 0 0
Commercial 45 20
Industrial 0 0
Open Space 45 20
Totals 215 100
lJ
3-42
•
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 100 250
Multi-Family Residential 0 0
Totals 100 250
•
The projected number of housing units and future population in the Area N based on the
projected land use is:
The projected taxable value of Area N based on full development is summarized as
follows:
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area N is:
Projected
Projected Projected Projected Stormwater Projected Local Annual
Property Tax Water Wastewater Utility Road Use Option Total
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Revenue
(full development)
Single Family Residential $78,914 $75,399 $89,968 $17,366 $33,889 $22,110 $317,646
Multi-Family Residential 0 0 0 0 0 0 0
Commercial 110,284 60,025 71,530 9,666 0 0 251,575
Industrial 0 0 0 0 0 0 0
Totals $189,198 $135,474 $161,518 $27,032 $33,889 $22,110 $569,221
Development of Area N will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area n
are shown on Figure N-2.
The water improvements identified for Area N include:
Projected
Taxable Value
$8,050,000
0
11,250,000
0
Total $19,300,000
8" Water Main 4,400 LF
16" Water Main 5,200 LF
Booster Station 1
•
The sewer improvements identified for Area N include:
Trunk Sewer
5,500 LF
3-43
• The estimated cost for water main and sanitary sewer improvements on a total cost and
equivalent annual debt service cost are:
Improvement Total Cost Net Cost Annual Cost
Water Main $820,000 $651,040 $60,621
Sanitary Sewer 756,000 453,600 42,236
A projection of the annual expenditures to service Area N includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 N at full development are:
Police $ 32,250
Fire 31,250
Parks 5,000
Public Works Operations 31,666
Water 81, 284
Sanitary Sewer 96,911
Water Debt Service 60,621
Sewer Debt Service 42,236
• Total Annual Expenditure (full development) $381,218
Comparison of the revenues and expenditures at full development in Area N are:
Total Annual Revenue $569,221
Total Annual Expenses 381,218
Annual Gain or Loss 188,003
Ratio of Revenue to Expenses 1.49
•
3-44
. AREA O
Area O is located southwesterly of the City of Dubuque. Land forms in Area O are
moderately rough to rough and the area is tributary to the South Catfish Creek basin.
The majority of Area O would have relatively easy access to an existing sanitary trunk
sewer located northeast of Area O.
Area O is bounded on the east by U.S. Highway 20. Area O is generally bounded on the
north by Chesterman Road. The western boundary of Area O is located westerly of
Cottingham Road.
There is limited residential development in Area O. There are several platted subdivisions
that are only moderately developed. The predominant land uses in Area O are open
space and agricultural.
Area O is contiguous to the City of Dubuque. Area O is shown on Figure O-1.
The general characteristics of Area O are:
General Location Southwest
Proximity Contiguous
Current Status Primarily Undeveloped
A summary of the taxable value and estimated population of Area O is:
Total Area 1,552 Acres
Number of Parcels 234
Land Value $3,146,045
Building Value $1,018,009
Residential Dwelling Value $8,257,60D
Total Taxable Value $7,962,550
Number of Residences 77
Estimated Population 192
Current Population Density 0.12 person/acre
Area O is projected to have the following land use distribution pattern based on full
development
•
3-45
•
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Open Space
Projected Area Percent Area
(Acres)
854 55
155 10
0 0
0 0
543 35
Totals 1,552 100
The projected number of housing units and future population in the Area O based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential $2,562 $6,405
Multi-Family Residential 1,550 2,790
Totals $4,112 $9,195
•
The projected taxable value of Area O based on full development is summarized as
fo I I ows:
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Projected
Taxable Value
$206,241,000
139,500,000
0
0
Total $345, 741,000
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area O is:
Projected
Projected Projected Projected Stormwater Projected Local Annual
Property Tax Water Wastewater Utility Road Use Option Total
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Revenue
(full developmenq
Single family Residential $2,021,781 $480,529 $573,376 $110,678 $215,977 $140,910 $3,543,251
Multi-Family Residential 1,367,519 290,718 346,890 66,960 130,665 85,250 2,288,002
Commercial 0 0 0 0 0 0 0
Industrial 0 0 0 0 0 0 0
Totals $3,389,300 $771,247 $920,266 $177,638 $346,642 $226,160 $5,831,253
Development of Area O will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area O
are shown on Figure O-2.
3-46
n
LJ
•
The water improvements identified for Area O include:
12" Water Main
16" Water Main
11,900 LF
14,000 LF
The sewer improvements identified for Area O include:
Trunk Sewer
25,000 LF
The estimated cost for water main and sanitary sewer improvements on a total cost and
equivalent annual debt service cost are:
Improvement
Water Main
Sanitary Sewer
Total Cost
$1,663,000
3,000,000
Net Cost
$1,207,160
1,800,000
Annual Cost
$112,403
167,605
A projection of the annual expenditures to service Area O includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 O at full development are:
Police $ 813,758
Fire 652,845
Parks 183,900
Public Works Operations 220,348
Water 462, 748
Sanitary Sewer 552,160
Water Debt Service 112,403
Sewer Debt Service 167,605
Total Annual Expenditure (full development} $3,165,802
Comparison of the revenues and expenditures at full development in Area O are:
Total Annual Revenue $5,831,252
Total Annual Expenses 3,165,802
Annual Gain or Loss 2,665,450
Ratio of Revenue to Expenses 1.84
r~
LJ
3-4 7
. AREA P
Area P is located westerly of the City of Dubuque. Area P is part of the South Catfish
Creek basin and land forms generally slope easterly and northeasterly.
Area P is bounded on the east by Cottingham Road and bounded on the south by
Chesterman Road. The northern boundary of the area is Olde Highway Road. The
western boundary of the Area P coincides with the western boundary of the annexation
study area.
The topography in Area P is considered moderate to moderately rough. There is a limited
amount of commercial and residential development along Olde Highway Road in the
northern part of Area P. The majority of Area P is undeveloped and used for agricultural
use.
Area P is contiguous to the City of Dubuque. Area P is shown on Figure P-1.
The general characteristics of Area P are:
General Location: Southwest
Proximity: Contiguous
Current Status: Undeveloped
• A summary of the taxable value and estimated population of Area P is:
Total Area 772 Acres
Number of Parcels 54
Land Value $1,661,975
Building Value $3,308,542
Residential Dwelling Value $1,605,400
Total Taxable Value $5,709,001
Number of Residences 23
Estimated Population 57
Current Population Density 0.07 person/acre
Area P is projected to have the following land use distribution pattern based on full
development
Land Use Type Projected Area Percent Area
(Acres)
Single Family Residential 309 40
Multi-Family Residential 76 10
Commercial 0 0
Industrial 193 25
Open Space 194 25
Totals 772 100
l~
LJ
3-48
The projected number of housing units and future population in the Area P based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 927 2,318
Multi-Family Residential 760 1,368
Totals 1,687 3,686
The projected taxable value of Area P based on full development is summarized as
follows:
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Projected
Taxable Value
$ 74,623, 500
68,400,000
0
53,075,000
Total $196,098,500
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area P is:
Projected
Projected Projected Projected Stormwater Projected Local Annual
Property Tax Water Wastewater Utility Road Use Option Total
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Revenue
(full development)
Single Family Residential $ 731,534 $173,868 $207,463 $40,046 $78,146 $50,985 $1,282,042
Multi-Family Residential 670,525 142,546 170,088 32,832 64,068 41,800 1,121,859
Commercial 0 0 0 0 0 0 0
Industrial 520,294 257,655 306,870 41,456 0 0 1,126,275
Totals $1,922,353 $574,069 $684,421 $114,334 $142,214 $92,785 $3,530,176
Development of Area P will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area P
are shown on Figure P-2.
The water improvements identified for Area P include:
12" Water Main
Booster Station
5,800 LF
1
The sewer improvements identified for Area P include:
• Trunk Sewer 11,800 LF
3-49
• The estimated cost for water main and sanitary sewer improvements on a total cost and
equivalent annual debt service cost are:
Improvement Total Cost Net Cost Annual Cost
Water Main $ 544,600 $441,920 $41,149
Sanitary Sewer 1,416,000 849,600 79,109
A projection of the annual expenditures to service Area P includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 P at full development are:
Police $ 369,636
Fire 319,606
Parks 73,726
Public Works Operations 109,624
Water 344,441
Sanitary Sewer 410,653
Water Debt Service 41,149
Sewer Debt Service 79,109
• Total Annual Expenditure (full development) $1,747,938
Comparison of the revenues and expenditures at full development in Area P are:
Total Annual Revenue $3,530,177
Total Annual Expenses 1,747,938
Annual Gain or Loss 1,782,239
Ratio of Revenue to Expenses 2.02
3-50
•
•
AREA Q
Area Q is located west of the City of Dubuque. Area Q is located in the basin of the
Middle Fork of Catfish Creek.
The eastern and southeastern boundary of Area Q is the corporate limits of the City of
Dubuque. The northern boundary of Area Q is Middle Road and the Asbury corporate
limits. The southwesterly boundary of Area Q follows Olde Highway Road. The
topography in Area Q is considered moderately rough.
The southern and southeastern part of Area Q includes some existing commercial
development. There are pockets of residential development located throughout Area Q,
including some partially developed subdivisions. The balance of Area Q is considered
undeveloped and predominantly used for agricultural and open space uses.
Area Q would have access to an existing sanitary trunk sewer located near the east
boundary of Area Q.
Area Q is contiguous to the City of Dubuque. Area Q is shown on Figure Q-1.
The general characteristics of Area Q are:
General Location
Proximity
Current Status
Southwest
Contiguous
Partially Developed
A summary of the taxable value and estimated population of Area Q is:
Total Area 1,321 Acres
Number of Parcels 276
Land Value $7,111,403
Building Value $390,325
Residential Dwelling Value $23,603,700
Total Taxable Value $11,959,430
Number of Residences 167
Estimated Population 417
Current Population Density 0.31 person/acre
•
Area Q is projected to have the following land use distribution pattern based on full
development
3-51
u
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Open Space
Projected Area Percent Area
(Acres)
528 40
133 10
0 0
330 25
330 25
Totals 1,321 100
The projected number of housing units and future population in the Area Q based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 1,584 3,960
Multi-Family Residential 1,320 2,376
Totals 2,904 6,336
•
•
The projected taxable value of Area Q based on full development is summarized as
follows:
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Projected
Taxable Value
$12 7, 512,000
118,800,000
0
90, 750,000
Total $337,062,000
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area Q is:
Projected
Projected Projected Projected Stormwater Projected Local
Property Tax Water Wastewater Utility Road Use Option Annual
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Total Revenue
(full developmenU
Single Family Residential $1,250,000 $297,095 $ 354,499 $ 68,429 $133,531 $ 87,120 $2,190,674
Multi-Family Residential 1,164,596 247,579 295,416 57,024 111,276 72,600 1,948,491
Commercial 0 0 0 0 0 0 0
Industrial 889,622 440,550 524,700 70,884 0 0 1,925,756
Totals $3,304,218 $985,224 $1,174,615 $196,337 $244,807 $159,720 $6,064,921
Development of Area Q will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area Q
are shown on Figure Q-2.
3-52
The water improvements identified for Area Q include:
8" Water Main 2,100 LF
12" Water Main 10,600 LF
16" Water Main 9,400 LF
Booster Station 1
The sewer improvements identified for Area Q include:
Trunk Sewer
14,900 LF
The estimated cost for water main and sanitary sewer improvements on a total cost and
equivalent annual debt service cost are:
Improvement
Water Mai n
Sanitary Sewer
Total Cost
$1,667,000
1, 788,000
Net Cost
$1,253,400
1,072, 800
Annual Cost
$116, 709
99,892
A projection of the annual expenditures to service Area Q includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 at full development are:
Police $ 634,986
Fire 548,856
Parks 126, 720
Public Works Operations 187,582
Water 591,134
Sanitary Sewer 704,769
Water Debt Service 116,709
Sewer Debt Service 99,892
Total Annual Expenditure (full development) $3,010,648
Comparison of the revenues and expenditures at full development in Area Q are:
Total Annual Revenue $6,064,922
Total Annual Expenses 2,964,471
Annual Gain or Loss 3,100,450
Ratio of Revenue to Expenses 2.05
3-5 3
AREA R
Area R is located northwest of the City of Dubuque. Area R is bounded on the east by the
corporate limits of the City of Dubuque and is bounded on the southwest by the corporate
limits of the City of Asbury. The northern boundary of Area R is Derby Grange Road and
the eastern boundary is John F. Kennedy.
The topography in Area R is considered moderately rough and the land forms slope
northwesterly in the Maquoketa River basin.
Area R is predominantly undeveloped. The predominant land uses in Area R are
agricultural and open space.
Area R is considered contiguous to the City of Dubuque. Area R is shown on Figure R-1.
The general characteristics of Area R are:
General Location North
Proximity Contiguous
Current Status Primarily Undeveloped
A summary of the taxable value and estimated population of Area R is:
•
Total Area 413 Acres
Number of Parcels 35
Land Value $2,542,165
Building Value $10,208,684
Residential Dwelling Value $736,800
Total Taxable Value $12,750,850
Number of Residences 13
Estimated Population 32
Current Population Density 0.05 person/acre
Area R is projected to have the following land use distribution pattern based on full
development
Land Use Type Projected Area Percent Area
AAcres)
Single Family Residential 291 70
Multi-Family Residential 0 0
Commercial 42 10
Industrial 0 0
Open Space 82 20
Totals 415 100
3-54
The projected number of housing units and future population in the Area R based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 873 2,183
Multi-Family Residential 0 0
Totals 873 2,183
•
•
The projected taxable value of Area R based on full development is summarized as
follows:
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Projected
Taxable Value
$ 70,276,500
0
10,500,000
0
Total $80,776,500
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area R is:
Projected
Projected Projected Projected Stormwater Projected Local
Property Tax Water Wastewater Utility Road Use Option Annual
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Total Revenue
(full developmenq
Single Family Residential $ 688,921 $163,740 $195,377 $37,714 $73,594 $48,015 $1,207,361
Multi-Family Residential 0 0 0 0 0 0 0
Commercial 102,932 56,070 66,780 9,022 0 0 234,804
Industrial 0 0 0 0 0 0 0
Totals $791,853 $219,810 $262,157 $46,736 $73,594 $48,015 $1,442,165
Development of Area R will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area R
are shown on Figure R-2.
The water improvements identified for Area R include:
8" Water Main
7,400 LF
The sewer improvements identified for Area R include:
Trunk Sewer
3,500 LF
3-5 5
• The estimated cost for water main and sanitary sewer improvements on a total cost and
equivalent annual debt service cost are:
Improvement Total Cost Net Cost Annual Cost
Water Main $370,000 $239,760 $22,325
Sanitary Sewer 420,000 252,000 23,465
A projection of the annual expenditures to service Area R includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 R at full development are:
Police $ 202,646
Fire 167,593
Parks 43,660
Public Works Operations 58,930
Water 131,886
Sanitary Sewer 157,294
Water Debt Service 22,325
Sewer Debt Service 23,465
Total Annual Expenditure (full development) $807,799
•
Comparison of the revenues and expenditures at full development in Area R are:
Total Annual Revenue $1,442,164
Total Annual Expenses 807,799
Annual Gain or Loss 634,365
Ratio of Revenue to Expenses 1.79
•
3-56
AREA S
Area S is located northwest of the City of Dubuque. Area S is bounded on the south by
the corporate limits of the City of Dubuque and is bounded on the north and west by John
F. Kennedy and Rupp Hollow Road. The area is bounded on the east by the entrance
road to the Y Camp.
Area S primarily encompasses the existing single family residential development located
south of John F. Kennedy easterly of the intersection with Rupp Hollow Road. The
predominant land use in Area S is single family residential, with some open space.
The land forms in Area S generally slope easterly and are tributary to the Union Park
Hollow.
Area S is contiguous to the City of Dubuque. Area S is shown on Figure S-1.
The general characteristics of Area S are:
General Location North
Proximity Contiguous
Current Status Residential Development
A summary of the taxable value and estimated population of Area S is
Total Area 229 Acres
Number of Parcels 162
Land Value $7,135,307
Building Value $1,138,600
Residential Dwelling Value $25,527,100
Total Taxable Value $20,016,340
Number of Residences 160
Estimated Population 400
Current Population Density 1.75 person/acre
Area S is projected to have the following land use distribution pattern based on full
development
Land Use Type Projected Area Percent Area
(Acres)
Single Family Residential 159 70
Multi-Family Residential 0 0
Commercial 0 0
Industrial 0 0
Open Space 70 30
Totals 229 100
•
3-5 7
• Area S is primarily developed as single family residential. There are a limited number of
vacant lots in Area S. Future conditions in Area S are projected based on the current
development with Ilmited infill of undeveloped lots in Area S.
The projected number of housing units and future population in the Area S based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 180 450
Multi-Family Residential 0 0
Totals 180 450
The projected taxable value of Area S based on full development is summarized as
follows:
Land Use Type
Projected
Taxable Value
Single Family Residential
Multi-Family Residential
Commercial
Industrial
•
$29,500,000
0
0
Total $29,500,000
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area S is:
Projected
Projected Projected Projected Stormwater Projected Local
Property Tax Water Wastewater Utility Road Use Option Annual
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Total Revenue
(full development)
Single Family Residential $289,189 $33,761 $40,284 $7,776 $15,174 $1,800 $387,984
Multi-Family Residential 0 0 0 0 0 0 0
Commercial 0 0 0 0 0 0 0
Industrial 0 0 0 0 0 0 0
Totals $289,189 $33,761 $40,284 $7,776 $15,174 $1,800 $387,984
Development of Area S will require the construction of water main improvements and
sanitary sewer improvements. Sanitary sewer will initially be tributary to a lift station that
will pump the flow south. Eventually the area may be severed easterly by gravity to
Area T. The improvements associated with development of Area S are shown on
Figure S-2.
n
L~
3-58
•
The water improvements identified for Area S include:
8" Water Main
12" Water Main
9,300 LF
4,000 LF
The sewer improvements identified for Area S include:
Lateral Sewer 18,500 LF
Trunk Sewer 1,000 LF
Lift Station 1 Ea.
Force Main 2,000 LF
•
•
The estimated cost for the sanitary sewer improvements in Area S is:
Description
Trunk Sewer
Lateral Sewer
Manholes
Sewer Services
Pavement Replacement
Lift Station
Force Main
Surface Restoration
Miscellaneous
Unit Estimated Quantity Unit Price Extended Price
LF 1,000 $90 $90,000
LF 18,500 $75 $1,387,500
Ea. 67 $3,000 $201,000
Ea. 180 $750 $135,000
LF 7,000 $120 $840,000
Ea. 1 $300,000 $300,000
LF 2,000 $60 $120,000
LF 20,100 $6 $120,600
LS 20,100 $5 100 500
Construction Subtotal $3,294,600
Contingency @ 10% $330,000
Engineering @ 12% 395 400
Total Estimated Cost $4,020,000
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 $685,000
Sanitary Sewer 4,020,000
Net Cost Annual Cost
$450,920 $41,987
2,412,000 224,591
A projection of the annual expenditures to service Area S includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility service and the equivalent annual cost for financing the water and sewer
improvements necessary to serve the area.
3-59
A summary of the expenditures to serve Area S at full development are:
Police $ 39,825
Fire 31,950
Parks 9,000
Public Works Operations 32,518
Water 20,257
Sanitary Sewer 24,170
Water Debt Service 41,987
Sewer Debt Service 224,591
Total Annual Expenditure (full development) $424,298
Comparison of the revenues and expenditures at full development in Area S are:
Total Annual Revenue $ 387,984
Total Annual Expenses 424,298
Annual Gain or Loss (36,315)
Ratio of Revenue to Expenses 0.91
•
•
3-60
• AREA T
Area T is located north of the City of Dubuque. The area is bounded on the east by U.S.
Highway 52 and is bounded on the west by the entrance road to the Y Camp. The
southern boundary of Area T is Union Park Hollow. The area is bounded on the north by
John F. Kennedy Road.
The topography in Area T would be considered rough. The eastern part of Area T is
primarily undeveloped. The predominant land uses are agricultural and open space. The
western part of Area T includes some simple family residential development.
Area T is bounded by the City of Sageville and is contiguous to the City of Dubuque.
Area T is shown on Figure T-1.
The general characteristics of Area T are:
General Location
Proximity
Current Status
North
Contiguous
Partially Developed
A summary of the taxable value and estimated population of Area T is:
• Total Area
Number of Parcels 337 Acres
133
Land Value $3,376,434
Building Value $553,113
Residential Dwelling Value $13,305,200
Total Taxable Value $10,049,900
Number of Residences 80
Estimated Population 200
Current Population Density 0.59 person/acre
Area T is projected to have the following land use distribution pattern based on full
development
Land Use Type Projected Area Percent Area
(Acresl
Single Family Residential 202 60
Multi-Family Residential 0 0
Commercial 0 0
Industrial 0 0
Open Space 135 40
Totals 337 100
•
3-61
•
The projected number of housing units and future population in the Area T based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 461 1,153
Multi-Family Residential 0 0
Totals 461 1,153
n
U
•
The projected taxable value of Area T based on full development is summarized as
follows:
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Projected
Taxable Value
$ 3 7,110, 500
0
0
0
Total $37,110,500
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area T is:
Projected
Projected Projected Projected Stormwater Projected Local
Property Tax Water Wastewater Utility Road Use Option Annual
land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Total Revenue
(full developmenU
Single Family Residential $363,294 $86,465 $103,172 $19,915 $38,862 $25,355 $637,563
Multi-Family Residential 0 0 0 0 0 0 0
Commercial 0 0 0 0 0 0 0
Industrial 0 0 0 0 0 0 0
Totals $363,294 $86,465 $103,172 $19,915 $38,862 $25,355 $637,563
Development of Area T will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area T
are shown on Figure T-2.
The water improvements identified for Area T include:
8" Water Main
12" Water Main
6,100 LF
3,400 LF
3-62
The sewer improvements identified for Area T include:
Lateral Sewer 10,200 LF
Trunk Sewer 4,200 LF
Lift Station 1
Force Main 7,000 LF
The estimated cost for water main and sanitary sewer improvements on a total cost and
equivalent annual debt service cost are:
Improvement
Water Main
Sanitary Sewer
Total Cost
$ 492,000
3,264,000
Net Cost
$ 324,800
1,958,400
Annual Cost
$ 30,243
182,354
A projection of the annual expenditures to service Area T includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 T at full development are:
Police $102,041
• Fire
Parks 81,863
23,060
Public Works Operations 47,854
Water 51,879
Sanitary Sewer 61,903
Water Debt Service 30,243
Sewer Debt Service 182,354
Total Annual Expenditure (full development) $581,197
Comparison of the revenues and expenditures at full development in Area T are:
Total Annual Revenue $637,563
Total Annual Expenses 581,197
Annual Gain or Loss 56,367
Ratio of Revenue to Expenses 1.10
•
3-63
AREA U
Area U is located north of the City of Dubuque. Area U is bounded on the north and
northeast by the City of Sageville. Area U is bounded on the south by John F. Kennedy
Road. The northwest boundary of Area U follows parcel boundaries northwesterly of
Rupp Hollow Road.
The topography in Area U would be considered moderately rough and the land forms
slope northeasterly toward the Maquoketa River basin.
There is limited residential development in the southern part of Area U. The predominant
land uses are open space and agricultural.
Area U is not contiguous to the City of Dubuque. Area U is shown on Figure U-1.
The general characteristics of Area U are:
General Location North
Proximity Not Contiguous
Current Status Limited Development
A summary of the taxable value and estimated population of Area U is:
Total Area 524 Acres
Number of Parcels 140
Land Value $2,956,255
Building Value $52,016
Residential Dwelling Value $12,913,089
Total Taxable Value $8,948,292
Number of Residences 70
Estimated Population 175
Current Population Density 0.33 person/acre
Area U is projected to have the following land use distribution pattern based on full
development
Land Use Type Projected Area Percent Area
(Acres)
Single Family Residential 341 65
Multi-Family Residential 0 0
Commercial 0 0
Industrial 0 0
Open Space 183 35
Totals 524 100
n
U
3-64
•
The projected number of housing units and future population in the Area U based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 778 1,945
Multi-Family Residential 0 0
Totals 778 1,945
•
The projected taxable value of Area U based on full development is summarized as
follows:
Land Use Type
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Projected
Taxable Value
$62,629,000
0
0
0
Total $62,629,000
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area U is:
Projected
Projected Projected Projected Starmwater Projected Local Annual
Property Tax Water Wastewater Utility Road Use Option Total
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Revenue
(full development)
Single Family Residential $613,952 $145,922 $174,922 $33,610 $65,585 $42,790 $1,075,975
Multi-Family Residential 0 0 0 0 0 0 0
Commercial 0 0 0 0 0 0 0
Industrial 0 0 0 0 0 0 0
Totals $613,952 $145,922 $174,922 $33,610 $65,585 $42,790 $1,075,975
Development of Area U will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area U
are shown on Figure U-2.
The water improvements identified for Area U include:
8" Water Main
12" Water Main
13, 300 LF
8,500 LF
The sewer improvements identified for Area U include:
Lateral Sewer
Trunk Sewer
6,000 LF
10,100 LF
3-65
• The estimated cost for water main and sanitary sewer improvements on a total cost and
equivalent annual debt service cost are:
Improvement Total Cost Net Cost Annual Cost
Water Main $1,132,500 $ 748,820 $69,725
Sanitary Sewer 2,412,000 1,447,200 134,754
A projection of the annual expenditures to service Area U includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility 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 U at full development are:
Police $172,133
Fire 138,095
Parks 38,900
Public Works Operations 74,408
Water 87,553
Sanitary Sewer 104,476
Water Debt Service 69,725
Sewer Debt Service 134,754
• Total Annual Expenditure (full development) $820,037
Comparison of the revenues and expenditures at full developm ent in Area U are:
Total Annual Revenue $1,075,975
Total Annual Expenses 820,037
Annual Gain or Loss 255,938
Ratio of Revenue to Expenses 1.31
3-66
AREA V
Area V is located north of the City of Dubuque. Area V is bounded on the west by the
City of Sageville generally along the U.S. Highway 52 corridor. The easterly boundary of
Area V is John Deere Road.
The topography in Area V would be considered moderately rough. The land forms slope
northerly toward the Maquoketa River.
Area V is a mix of existing land uses, with residential development in the center portion
along the eastern boundary and commercial development along the U.S. Highway 52
corridor. The remaining portion of the area is predominantly open space uses.
Area V is not contiguous to the City of Dubuque. Area V is shown on Figure V-1.
The general characteristics of Area V are:
General Location
Proximity
Current Status
North
Not Contiguous
Primarily Developed
A summary of the taxable value and estimated population of Area V is:
Total Area 411 Acres
Number of Parcels 152
Land Value $2,984,093
Building Value $1,497,896
Residential Dwelling Value $8,817,800
Total Taxable Value $8,538,177
Number of Residences 100
Estimated Population 250
Current Population Density 0.60 person/acre
Area V is projected to have the following land use distribution pattern based on full
development
Land Use Type Projected Area Percent Area
(Acres)
Single Family Residential 206 50
Multi-Family Residential 0 0
Commercial 82 20
Industrial 0 0
Open Space 123 30
Totals 411 100
•
3-6 7
Area V is partially developed. The eastern part of Area V is primarily larger lot residential
development. Limited commercial/industrial development has occurred along
U.S. Highway 52. The projection of future conditions anticipate additional single family
residential development in the eastern part of Area V. Lot densities are anticipated to be
lower than normal due to the nature of Area V and the character of existing development.
ComrnerciaVindustrial development is anticipated to be relatively unchanged. Projection
of future conditions are based on current conditions with additional residential
development in the eastern portion of Area V.
Projected Projected
Land Use Type Housing Units Population
The projected number of housing units and future population in the Area V based on the
projected land use is:
Single Family Residential 200 500
Multi-Family Residential 0 0
Totals 200 500
•
The projected taxable value of Area V based on full development is summarized as
follows:
Land Use Type
Projected
Taxable Value
Single Family Residential
Multi-Family Residential
Commercial
Industrial
$16,100,000
0
2,000,000
0
Total $18,100,000
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area V is:
Projected
Projected Projected Projected Stormwater Projected Local Annual
Property Tax Water Wastewater Utility Road Use Option Total
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Revenue
(full developme~d
Single Family Residential $157,826 $37,512 $44,760 $8,640 $16,860 $11,000 $276,600
Multi-Family Residential 0 0 0 0 0 0 0
Commercial 19,606 5,000 5,000 17,614 0 0 47,200
Industrial 0 0 0 0 0 0 0
Totals $177,434 $42,512 $49,780 $26,254 $16,860 $11,000 $323,820
Development of Area V will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area V
are shown on Figure V-2.
3-68
•
The water improvements identified for Area V include:
8" Water Main
12" Water Main
8,000 LF
7,100 LF
The sewer improvements identified for Area V include:
Lateral Sewer 2,400 LF
Trunk Sewer 23,900 LF
Lift Station 1
Force Main 3,000 LF
•
The estimated cost for the sanitary sewer improvements in Area V is:
Description
Trunk Sewer
Trunk Sewer Augered
Lateral Sewer
Manholes
Sewer Services
Lift Station
Force Main
Pavement Replacement
Surface Restoration
Miscellaneous
Unit Estimated Unit Price Extended Price
Quantity
LF 2,200 $90 $198,000
LF 200 $250 $50,000
LF 23,900 $75 $1,792,500
Ea. 80 $3,000 $240,000
Ea. 100 $800 $80,000
Ea. 1 $300,000 $300,000
LF 3,000 $60 $180,000
LF 8,250 $120 $990,000
LF 26,300 $6 $157,800
LS 26,300 $5 131 500
Construction Subtotal $4,119,800
Contingency ~ 10% $410,000
Engineering ~ 12% 492 200
Total Estimated Cost $5,022,000
The estimated cost for water main and sanitary sewer improvements on a total cost and equivalent
annual debt service cost are:
Improvement
Water Main
Sanitary Sewer
Total Cost
$ 791,000
5,022,000
Net Cost
$ 525,240
3,013,200
Annual Cost
$ 48,907
280,571
A projection of the annual expenditures to service Area V includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility service and the equivalent annual cost for financing the water and sewer
improvements necessary to serve the area.
3-69
A summary of the expenditures to serve Area V at full development are:
Police $62, 700
Fire 60,100
Parks 10,000
Public Works Operations 58,362
Water 25,507
Sanitary Sewer 29,856
Water Debt Service 48,907
Sewer Debt Service 280,571
Total Annual Expenditure (full development) $576,003
Comparison of the revenues and expenditures at full development in Area V are:
Total Annual Revenue $323,820
Total Annual Expenses 576,003
Annual Gain or Loss (252,183)
Ratio of Revenue to Expenses 0.56
•
•
3-70
AREA W
Area W is located north of the City of Dubuque. Area W is bounded on the south by the
City of Dubuque. The area is bounded on the west by the City of Sageville and John
Deere Road. The east boundary of Area W follows the east corporate limits of the City of
Dubuque along Pelican Road. The north boundary of Area W is Peru Road.
The southwest portion of Area W includes some commercial development. The majority
of Area W is single family residential development. The northern part of Area W includes
some open space on areas that are undeveloped.
The land forms in Area W slope northerly toward the Maquoketa River basin.
Area W is contiguous to the City of Dubuque. Area W is shown on Figure W-1.
The general characteristics of Area W are:
General Location North
Proximity Contiguous
Current Status Developed
A summary of the taxable value and estimated population of Area W is:
Total Area 355 Acres
Number of Parcels 298
Land Value 6,904,089
Building Value 3,708,693
Residential Dwelling Value 23,150,600
Total Taxable Value 21,262,058
Number of Residences 231
Estimated Population 577
Current Population Density 1.62 person/acre
Area W is projected to have the following land use distribution pattern based on full
development
Land Use Type Projected Area Percent Area
(Acres)
Single Family Residential 249 70
Multi-Family Residential 0 0
Commercial 0 0
Industrial 0 0
Open Space 106 30
Totals 355 100
•
3-71
Area W is primarily single family residential and open space. There is some
non-residential development in Area W. Future conditions are projected based on the
continuation of single family residential development. The projection of future conditions
anticipates a transition to single family residential development.
The projected number of housing units and future population in the Area W based on the
projected land use is:
Projected Projected
Land Use Type Housing Units Population
Single Family Residential 280 700
Multi-Family Residential 0 0
Totals 280 700
The projected taxable value of Area W based on full development is summarized as
follows:
Land Use Type
~1
LJ
Single Family Residential
Multi-Family Residential
Commercial
Industrial
Projected
Taxable Value
$28,500,000
0
0
0
Total $28,500,000
A projection of the anticipated revenues generated from property tax enterprise fund
revenue and road use tax revenue for Area W is:
Projected
Projected Projected Projected Stormwater Projected Local Annual
Property Tax Water Wastewater Utility Road Use Option Total
Land Use Type Revenue Revenue Revenue Revenue Tax Fund Sales Tax Revenue
(full development)
Single Family Residential $279,386 $52,517 $62,664 $12,096 $23,604 $2,800 $433,067
Multi-Family Residential 0 0 0 0 0 0 0
Commercial 0 0 0 0 0 0 0
Industrial 0 0 0 0 0 0 0
Totals $279,386 $52,517 $62,664 $12,096 $23,604 $2,800 $433,067
Development of Area W will require the construction of water main improvements and
sanitary sewer improvements. The improvements associated with development of Area W
are shown on Figure W-2.
The water improvements identified for Area W include:
8" Water Main
12" Water Main
16" Water Main
19,200 LF
14,700 LF
9,500 LF
3-72
•
The sewer improvements identified for Area W include:
Lateral Sewer 33,600 LF
Trunk Sewer 7,300 LF
Lift Stations 1
Force Main 2,500 LF
•
The estimated cost for the sanitary sewer improvements in Area W is:
Description
Trunk Sewer
Lateral Sewer
Manholes
Sewer Services
Lift Station
Force Main
Pavement Replacement
Surface Restoration
Miscellaneous
Construction Subtotal $7,583,900
Contingency @ 10% $759,000
Engineering ~ 12% 910 100
Total Estimated Cost $9,253,000
The estimated cost for water main and sanitary sewer improvements on a total cost and equivalent
annual debt service cost are:
Improvement
Water Main
Sanitary Sewer
Unit Estimated Quantity Unit Price Extended Price
LF 7,300 $90 $657,000
LF 33,600 $75 $2,520,000
Ea. 129 $3,000 $387,000
Ea. 240 $800 $192,000
Ea. 1 $300,000 $300,000
LF 2,500 $60 $150,000
LF 24,400 $120 $2,928,000
LF 40,900 $6 $245,400
LS 40,900 $5 204 500
Total Cost
Net Cost
Annual Cost
$2,452,500
9,253,000
$1,688,660
5,551,800
$157,238
516,949
A projection of the annual expenditures to service Area W includes cost for police, fire,
parks and operations. The expenditures include the cost for providing water and sewer
utility service and the equivalent annual cost for financing the water and sewer
improvements necessary to serve the area.
3-73
A summary of the expenditures to serve Area W at full development are:
Police $ 61,950
Fire 49, 700
Parks 14,000
Public Works Operations 50,410
Water 31,510
Sanitary Sewer 37,598
Water Debt Service 157,238
Sewer Debt Service 516,949
Total Annual Expenditure (full development) $919,356
Comparison of the revenues and expenditures at full development in Area W are:
Total Annual Revenue $ 433,067
Total Annual Expenses 919,357
Annual Gain or Loss (486,289)
Ratio of Revenue to Expenses 0.47
•
3-74
n
U
PART 4 -COMPARATIVE ANALYSIS AND PRIORITIZATION
GENERAL
The annexation analysis evaluated 23 study areas encompassing approximately
23,000 acres. One of the objectives of the study is a comparative analysis of the area to
develop prioritization of areas for future growth and consideration for annexation.
The City of Dubuque has previously identified general needs for land area for future
growth.
Previous studies have identified general needs for areas to meet future development
requirements of the City of Dubuque. The minimum requirements for the City would be
as follows:
Single Family Residential 600 acres
Multi-Family 200 acres
Commercial 500 acres
Open Space 500 acres
•
•
The City's annexation in the southwest area of the City has satisfied the short term need for
industrial development land.
While previous studies have identified minimum areas for growth, the City should
recognize growth is reactionary to market conditions. Sound planning prudently identifies
larger reserve areas for each land use category than would be necessary to satisfy the
minimum requirements for the City's future growth.
The total annexation analysis area of approximately 23,000 acres is larger than the area
required by the City of Dubuque for its growth needs in the near term. One of the
purposes of the study was to complete a comparative analysis of the potential growth areas
and to prioritize areas for purpose of future planning and possible annexation.
The annexation analysis is a precursor to the City of Dubuque considering annexation of
all or part of individual areas. Given the size of the study areas it is very unlikely the City
of Dubuque would be able to accomplish annexation of a growth area by voluntary
annexation. In evaluating annexation, the City of Dubuque should anticipate the need for
non-consenting voluntary annexation and involuntary annexation. For moderate sized
areas the City may be able to consider the non-consenting voluntary annexation. For most
of the annexation areas, the City should recognize the likelihood of utilizing the
involuntary annexation procedure.
4-1
• In prioritizing the growth areas, the City should recognize procedural and substantive
requirements for annexation. One of the-major requirements is the ability to provide
utility services. For an involuntary annexation, the City must be prepared to provide the
infrastructure services within a 3 year period. Even anon-consenting voluntary
annexation, the City of Dubuque should anticipate the requirement to provide utility
infrastructure service within a 3 year to 6 year period.
While the City of Dubuque may identify advantages to considering annexation of all, or a
significant part, of the overall study area, the prioritization must recognize the obligations
that may be imposed as part of an involuntary or non-consenting voluntary annexation.
The City Development Board is likely to evaluate an annexation in light of the City's
strategic and growth needs. These general guidelines should be considered in the
prioritization of individual annexation areas.
Part 3 of this report sets forth a detailed evaluation of the revenue and expenses that are
projected for each of the study areas. It is recognized the revenue and expenses under
partial and full development are a major factor that should be considered in annexation.
Other factors are germane to the prioritization of annexation areas. Factors that should be
taken into consideration in any prioritization include:
• contiguity
• strategic advantage
• • development status
• proximity to sewer system
• proximity to water system
• topography.
The issues of contiguity, proximity to utility system and topography are set forth in Part 3
for each of the areas.
The strategic advantage component of the analysis is designed to recognize whether there
are specific strategic issues that should weigh into the prioritization. During the course of
the analysis there were three strategic issues that were identified.
One of the strategic advantages is the annexation of the airport included in Area F. The
City of Dubuque has a strategic advantage to the annexation and direct control of the
airport.
The City of Dubuque is currently in the process of developing the Southwest Arterial that
extends from Highway 61 to Highway 20 along the southerly side of the City. The
alignment of the Southwest Arterial is primarily located outside of the corporate limits.
The City of Dubuque has identified a strategic advantage to those corridors along the
Southwest Arterial being within the City of Dubuque.
•
4-2
The City of Dubuque has identified strategic advantages to considering the annexation of
• existing developments located near the City of Dubuque. The developments in Areas H,
M, S, W, and to a lesser extent Area V, have been identified as areas to consider for
annexation as a result of a strategic advantage.
The comparative analysis recognizes the level of development in individual study areas.
One of the primary objectives of annexation would be to accommodate future growth.
The annexation of developed areas may be considered somewhat inconsistent with the
goal of annexation to accommodate future growth. In the comparative analysis existing
development would be considered less desirable. It is recognized the development status
is effectively an offset against the strategic advantage identified for the annexation of
existing development.
COMPARATIVE FACTORS
A description of the seven factors used in the comparative analysis is as follows:
Revenue to Expense Ratio. This ratio is determined for 100°/o development as
developed as part of the study.
Description Factor Value
1.5 or Greater 2
• Less than 1.50 1
2. Contiguity. This factor evaluated whether a particular area was currently contiguous
to the City of Dubuque.
Description Factor Value
Contiguous
Not Contiguous by 1 Annexation Area
Not Contiguous by 2 Annexation Areas
3. Strategic Advantage. This comparative factor identified areas with a strategic
advantage. The strategic advantages were considered to be the corridor of the
Southwest Arterial and existing development.
Description Factor Value
Proximity to Southwest Arterial 2
Other Strategic Value 2
•
4-3
• 4. Development Status. This factor recognized that one of the primary purposes of the
evaluation is to identify areas for future growth and expansion. Generally there are
more identified disadvantages than advantages to the annexation of existing areas.
Description Factor Value
Significant Development 2
Moderate Development 1
Little or No Development 0
5. Proximity to Sewer System. This factor recognized that there are advantages to
growth adjacent to the existing sewer system. Growth adjacent to the sewer system
often provides advantages in phasing the cost of providing infrastructure.
Description Factor Value
Across or Contiguous 1
Not Contiguous 0
6. Proximity to Water System. This factor recognized that there are advantages to
growth adjacent to the existing water system. Growth adjacent to the water system
often provides advantages in phasing the cost of providing infrastructure.
Description Factor Value
• Significant Internal Water Main 2
Across or Contiguous 1
Not Contiguous 0
C]
4-4
•
r1
u
1.
COMPARATIVE ANALYSIS
Based on the seven factors the following table shows the comparison of the 23 areas.
Area Revenue to
Expense
Contiguity Strategic
Value Current
Development Sewer
Access Water
Access
Total
A 2 3 1 6
B 2 3 1 6
C 2 3 1 6
D 2 2 2 g
E 2 1 2 5
F 2 1 3
G 2 2 2 6
H 1 3 2 2 1 2 11
I 2 3 4 9
1 2 2 2 6
K 2 1 3
L 2 3 2 1 1 9
M 1 3 2 2 1 9
N 1 2 1 4
O 2 3 5
P 2 3 1 1 7
Q 2 3 1 1 7
R 2 3 1 1 7
S 1 3 2 2 1 9
T 1 3 1 5
U 1 2 3
V 1 3 2 1 7
W 1 3 2 2 1 9
The maximum number of points under the matrix analysis would be 15 and the minimum points
would be 0. The ranking of the areas by the matrix analysis is summarized as follows:
Value
11
10
9
8
7
6
5
4
3
2
1
Areas
H
I, L, M, S, W
P, Q, R, V
A, B, C, D,G,J
E, O, T
N
F, K, U
4-5
• The ranking of the 23 areas range from a high of 11 points to a low of 15 points. Figure 7
graphically illustrates the relative ranking of the 23 annexation areas. Figure 7 groups the
ranking of the 23 individual areas into four categories. Category 1 includes the six areas
with a ranking of 9 points to 11 points. Category 2 consists of four areas with a ranking of
7 points. Category 3 includes the six areas with a value of 6 points. Category 4 includes
the seven areas with a ranking of 5 or fewer points.
L~
•
4-6