HomeMy WebLinkAbout3.a. Update on Sewer Diversion AmendmentCITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
CITY COUNCIL MEETING DATE: October 20, 1992
AGENDA ITEM:
Update on Sewer Diversion
AGENDA SECTION:
Amendment
DEPARTMENT HEAD REPORT
PREPARED BY:
Lisa Freese
Director
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of Planning
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ATTACffidENTS:
Metropolitan Council Staff Report
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Letter from
Lakeville; Apple Valley Submittal
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On Tuesday, I would like to take the opportunity to update the City
Council on the progress regarding the Metropolitan Council's review of
Rosemount's Comprehensive Guide Plan Amendment regarding the sewer
diversion to the Empire Waste Water Treatment Plant (WWTP). The
amendment is scheduled for action by the full Metropolitan Council on
Thursday, October 22, 1992. The Metropolitan Council is required to
take action by October 29 on the amendment application.
During the last couple weeks Steve Jilk and I met individually with
several members of the Metropolitan Council to reveiew the City's
request and answered their questions regarding the MUSA expansion
issues. Overall, I feel those individual contacts were very sucessful.
On Monday, October 12 the Metropolitan and Commmunity Development
Committee (MCDC) of the Metropolitan Council reviewed the request and
recommended to the full Council approval of the amendment.
Attached are copies of the MCDC committee staff report and excerpts from
additional correspondance that was submitted by Lakeville and Apple
Valley.
RECOMMENDED ACTION: No Action Requested.
COUNCIL ACTION:
10-20-92.003
METROPOLITAN COUNCIL OF THE TWIN CITIES AREA
Mears Park Centre, 230 E. 5th 5t.
St. Paul, Minnesota 55101
612-291-6359/TDD 291-0904/FAX 291-6550
DATE: October 6, 1992
TO: Metropolitan and Community Development Committee
FROM: Steven Sehwanke, Research and Long Range Planning
SUBJECT: City of Rosemount Comprehensive Plan Amendment
Empire Plant Diversion and MUSA Expansion
Metropolitan Council Referral File No. 15468-3
Metropolitan Council District No. 16
INTRODUCTION
The city of Rosemount is proposing to add 245 acres to the Metropolitan Urban Service Area
(MUSA). The land will be designated medium density residential in the city's comprehensive
plan. (See attachments 1 and 2).
The city is also proposing to amend its Comprehensive Sanitary Sewer Plan to allow the
permanent diversion of wastewater flows from 767 acres in sections 31 and 32ofthe city.
Approximately 522 acres of the proposed diversion is currently in the MUSA. The remaining 245
acres are from the proposed MUSA expansion. The flows are proposed to be diverted. from the
Rosemount Wastewater Treatment Plant (WWTP) to the Empire WWTP. (See attachment 3).
REGIONAL POLICY ISSUES
The plan amendment raises two major regional policy issues. The first is whether the 245 -acre
MUSA expansion should be granted. The second is whether sanitary sewer flows should be
diverted from the Rosemount WWTP to the Empire WWTP. Council staff is recommending that
the city of Rosemount implement both actions.
The city of Rosemount is one of two cities in the metropolitan area that uses a land bank system
to identify available land for urban development. Rosemount's land bank system was established
in 1986 and adjusted in 1989 to reflect the capacity constraints identified at the Rosemount
WWTP. The city expects to define an urban service area as part of a major plan amendment to
be submitted in early 1993. The size and location of the proposed urban service area will relate
to available capacity at the Rosemount WWTP.
The proposed diversion of sanitary sewer flows from the Rosemount WWTP to the Empire
WWTP reduces the possibility of reaching capacity in the near -tem at the Rosemount WWTP.
The proposed diversion also provides the Metropolitan Waste Control Commission with
additional time to implement short- and long-term improvements at the Rosemount WWTP.
These improvements are necessary to accommodate planned development activities that are
consistent with Metropolitan Council forecasts in the Rosemount WWTP service area.
The city of Rosemount has demonstrated a regional need for the 245 -acre MUSA expansion.
The proposed MUSA expansion does not pose a potential system impact because sufficient
capacity currently exists at the Empire WWTP to accommodate anticipated sanitary sewer flows
and the proposed MUSA expansion does not result in a substantial departure from the Council's
Wastewater Treatment and HandlinQ Policv Plan.
The cities of Lakeville and Farmington have submitted letters opposing the proposed diversion to
the Empire WWTP. They argue that the diversion will shorten the service life of the Empire
WWTP and that it violates a 1989 "cooperative agreement" among the cities in the Empire
WWTP service area and the Metropolitan Waste Control Commission. The cities are concerned
that sufficient capacity will not be available at the Empire WWTP to meet future service needs.
The cities are correct in reference to the Empire WWTP's shortened service life as a result of the
proposed diversion. The Metropolitan Waste Control Commission estimates the proposed
diversion will shorten the Empire WWTP's service life by approximately one year. Several facility
studies are under way, however, to provide for the long-term sanitary sewer needs of the Empire
service area. These studies should be complete by 1994. If the decision is made to expand the
Empire WWTP to 12 MGD, this can be accomplished in approximately three to four years. The
Empire WWTP has been pre -designed for an expansion to 12 MGD.
AUTHORITY TO REVIEW
The Metropolitan Land Use Planning Act of 1976 requires local units of government to submit
comprehensive plan amendments to the Metropolitan Council for review (Minn Stat. 473.864,
subd. 2, 1978). The Act also gives the Council the authority to establish guidelines governing the
amendment review process (Minn. Stat. 473.854).
The following material was submitted by the city of Rosemount in support of the proposed plan
amendment:
* City of Rosemount Comprehensive Plan Amendment No. 22, June 25, 1992;
* City of Rosemount Supplemental Information, July 29, 1992;
* City of Rosemount Storm Water Utility Policy, March, 17, 1992;
* City of Rosemount Environmental Assessment Worksheet for the Rosemount
Trunk Sewer System, May 12, 1986;
The Council also received an August 21, 1992 letter from Robert A. Erickson, City Administrator,
city of Lakeville, a September 18, 1992 letter from Larry Thompson, City Administrator, city of
Farmington, and a September 30, 1992 letter from Meg McMonigal, Planner, city of Apple Valley
2
regarding the proposed Rosemount plan amendment.
to in the staff report.
These letters are attached and responded
The city of Rosemount submitted its proposed comprehensive plan amendment on June 29, 1992.
On July 13, 1992, the Chair determined that the amendment was incomplete for Council review.
After receiving supplemental material from the city of Rosemount, the Chair determined on
August 12, 1992 that the amendment was complete for Council review. The Council has taken. a
90 -day review of this plan amendment because of the potential impact on the metropolitan
sanitary sewer system. The 90 -day review period concludes on October 29, 1992.
FINDINGS
1. The city of Rosemount has demonstrated a regional need for the proposed 245 -acre
Metropolitan Urban Service Area (MUSA) expansion.
2. The capacity of the Rosemount WWTP is currently limited to less than its design capacity
because of reduced efficiency at the plant during cold weather months.
3. This fall, the MWCC plans to implement an interim improvement to increase operating
capacity during cold weather months at the Rosemount WWTP. A'permanent plant
expansion is scheduled to be operational by mid-1997.
4. Future development in the Rosemount WWTP service area will be limited to available.
capacity at the treatment facility. The MWCC will reevaluate capacity limits at the
Rosemount WWTP once the interim improvements are implemented.
5. The city of Rosemount proposes to divert sanitary sewer flow from 767 acres to the
Empire WWTP. This will reduce the Empire WWTP current service life by approximately
one year. However, the proposed diversion will provide the MWCC with sufficient time
to make long-term improvements at the Rosemount WWTP.
6. The Council and Commission are undertaking a metropolitan -wide assessment of future
wastewater service needs. The centralization and decentralization (C/D) study will
consider the need for and timing of expanded wastewater service in the Empire WWTP
service area. This study will be completed by the spring of 1994. This will provide the
Commission with sufficient time to program necessary improvements at the Empire
WWTP to meet future wastewater service needs.
7. The Empire WWTP is affected by excessive inflow/infiltration (I11). Aggressive local
programs to reduce excessive I/I may provide more capacity at the Empire WWTP.
8. Rosemount city officials have stated that another major comprehensive plan may soon be
submitted. This would be an opportune time for the city to incorporate the Council's
proposed interim water quality management strategy to manage nonpoint source pollution.
3
9. The city allows the discharge of untreated stormwater runoff directly into area wetlands.
This policy does not protect wetlands from pollutants and sediments generated by urban
development.
10. This plan amendment is not reviewed under the airport search area protection guidelines
because the proposed MUSA expansion area is outside the Dakota County search area for
a potential new airport. Future plan amendments, however, may be examined in the
context of defined candidate airport sites and may be considered in light of the
infrastructure needs and land use implications of a potential major airport in Dakota
County.
RECOMMENDATIONS
That the Metropolitan Council:
Adopt the staff report and findings as stated above as part of these recommendations.
2. Inform the city of Rosemount that it may place the amendment into effect and no plan
modification is required,
3. Direct the Metropolitan Waste Control Commission to amend its implementation plan in
the Spring of 1994 to initiate a detailed planning and design study of expanded service to
the Empire WWTP service area consistent with the Council's approval of the
recommendations in the Centralization/Decentralization study.
4. Recommend that the city of Rosemount and other cities in the Empire WWTP service
area evaluate the level of excessive infiltration/inflow (I/I) in their local sewer systems and
adopt aggressive I/I reduction programs.
S. Recommend that the city of Rosemount incorporate the Council's proposed interim water
quality strategy to manage nonpoint source pollution in its forthcoming comprehensive
plan update.
6. Recommend that the city adopt a policy requiring the presettling of stormwater runoff.
4
SUPPORTING ANALYSIS
Metropolitan Development and Investment Framework
The purpose of the proposed plan amendment is twofold: 1) amend the city's sewer service plan
element of its comprehensive plan to allow the diversion of wastewater flows from 767 acres
located in sections 31 and 32 from the Rosemount Wastewater Treatment Plant (WWTP) to the
Empire WWTP; and 2) add approximately 245 acres designated as medium density residential to
the Metropolitan Urban Service Area (MUSA). The city is intentionally proposing to expand the
MUSA in areas served by the Empire WWTP. Directing development to areas served by the
Empire WWTP should reduce the demand for sanitary sewer service in the Rosemount WWTP
service district.
The city of Rosemount is located in the north -central part of Dakota County. It is bordered on
the north by the cities of Eagan and Inver Grove Heights, on the east by the Mississippi River
and Nininger Township, on the south by Vermillion and Empire Townships and on the west by
the city Apple Valley. Rosemount is part of the "developing" area of the region as defined in the
Metropolitan Development and Investment Framework (MDIF). Approximately one-third of the
city is in the Metropolitan Urban Service Area. The remaining two-thirds of the city is part of
the rural service area.
Rosemount has started to experience noticeable residential development in recent years as the
cities of Eagan, Apple Valley and Burnsville approach full development. Several large
commercial and industrial facilities have either recently or are planned to locate in the city of
Rosemount. The University of Minnesota Research Center and. the Koch refinery are also
located in the city of Rosemount.
Existing MUSA
In 1986, the city of Rosemount amended its comprehensive plan to place 880 acres into an
undesignated urban service area land bank. The reason for the land bank proposal was to give
the city maximum flexibility to identify land for urban development. (See Referral File 11327-2).
Rosemount has drawn or transferred acreage from the undesignated land bank on several
occasions.
In 1986, the Metropolitan Council allowed the city of Rosemount to divert sanitary sewer flows
from approximately 110 acres from the Rosemount to the Empire WWTP. This area of
Rosemount naturally flows to the Empire WWTP and eliminated the need to operate a lift
station. The Metropolitan Council approved this proposed diversion. (See Referral File 11327-3).
In June, 1989, the Metropolitan Council considered a plan amendment from the city that
proposed to abolish the land bank system and establish a year 2000 urban service area. At the
time of this proposed plan amendment, Rosemount had approximately 318 acres in its land bank.
During the review of this plan amendment the Council identified capacity problems at the
Rosemount WWTP. Because of the pending capacity problems, the Council directed Rosemount
to prepare a land bank that would not exceed the Rosemount WWTP capacity of 0.72 MGD.
Council staff estimated that the Rosemount land bank should be no larger than 600 acres and not
exceed 1,000 housing units. (See Referral File No. 14815-1).
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MUSA Expansion Request
On June 25, 1992, the Metropolitan Council adopted an "interim policy" for reviewing local
comprehensive plan amendments requesting an expansion to the Metropolitan Urban Service
Area (MUSA). This interim policy will be used by the Metropolitan Council to review MUSA
expansion requests until the Metropolitan Development and Investment Framework (MDIF) and
the Wastewater Treatment and Handling Policy Plan, Part 1 are updated. These updates should be
completed in 1994.
The interim policy states that year 2000 MUSA expansion requests that are based on Council year
2000 forecasts, demonstrate a need for additional land in the urban service area and do not have
a substantial impact on or departure from a metropolitan system plan will be approved by the
Council. The Council will require local communities to modify any year 2000 MUSA expansion
request that has a substantial impact on or departure from metropolitan system facilities and
plans. The Council will require that a local community modify its comprehensive plan to reduce
the MUSA expansion request to within planned facility and service capacity limits.
Rosemount's request for a 245 -acre MUSA expansion is justified based on regional land supply
and demand criteria. See the following table for details.
Rosemount's current land supply for urban development is approximately 353 acres. The amount
of land available for urban development is due in large part to the land bank system created by
the city in 1986 and adjusted in 1989.
The Council has calculated a regional need for approximately 1271 additional acres in
Rosemount's year 2000 urban service area. The residential calculation is based on Council
forecasts using the 1990 decennial census and assumes an average residential density of 2.2 units
per acre. The commercial and industrial numbers are from the city's 1989 system statement.
YEAR 2000 LAND SUPPLY AND DEMAND
CITY OF ROSEMOUNT
SEPTEMBER 1992
Residential demand (1992 - 2000)
811 acres
Commercial demand (1992 - 2000)
20 acres
Industrial demand (1992 - 2000)
80 acres
Public (streets, parks, etc. (1992 - 2000)
172 acres
TOTAL DEMAND
1,083 acres
Five year overage
541 acres
TOTAL DEMAND WITH OVERAGE
1,624 acres
TOTAL SUPPLY OF URBAN LAND
353 acres
DEMONSTRATED NEED FOR URBAN LAND
1,271 acres
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Natural Resources (Carl Schenk)
Sanitary Sewer
Most of the city of Rosemount's urban service area is served by the Rosemount Wastewater
Treatment Plant (WWTP). Approximately 110 acres in the southwest corner of the city is served
by the Empire WWTP. This area of the city was diverted in 1986 and contributes approximately
0.026 -0.032 million gallons per day (MGD) to the Empire WWTP. The Empire WWTP also
serves the cities of Lakeville, Farmington, most of Apple Valley and part of Empire Township.
The Rosemount WWTP has a design capacity of 0.72 MGD. Current flows at the plant ranged
from 0.637 MGD in the first quarter of 1992 to 0.612 in June and July, 1992. An estimated 0.1
MGD capacity remains which could provide service for 350 residential equivalent connections
(RECs). At the current rate of city development (200 units or RECs a year) plus projects that
have already been approved, the capacity of the plant could be reached in one to two years.
Future city development may be limited if additional capacity is not available at that time.
The Metropolitan Council has authorized the Metropolitan Waste Control Commission to
prepare a facility expansion plan for the Rosemount WWTP. This study will recommend a
preferred design for expanding the plant's capacity. The Commission estimates that this study will
be completed by April, 1993 with the plant expansion operating by mid-1997.
The Rosemount WWTP has experienced some reduction in treatment efficiency during the winter
months. This in turn affects the ability of the plant to handle increased flow volumes. These
problems limit the capacity of the plant to less than its rated design capacity.
The Commission is undertaking an interim measure to improve the treatment efficiency of the
Rosemount plant. These improvements will result in the plant operating at or above its design
capacity. The improvements will be implemented in the Fall, 1992, and evaluated in the Spring,
1993. Once the evaluation is complete, the Commission will evaluate the plant's ability to
accommodate new development. Development in the Rosemount WWTP service area may be
limited until the plant is expanded in 1997.
Proposed Plan Amendment
Because of the limited capacity available at the Rosemount WWTP, the city of Rosemount
proposes to divert wastewater flows from a 522 -acre residential development in the existing
MUSA and future development in a proposed 245 -acre MUSA addition to the Empire WWTP.
This area of Rosemount naturally flows to the Empire WWTP.
Flows from existing residential development are proposed to be diverted from the Rosemount to
the Empire WWTP in two phases: 83 units immediately and another 457 units this fall or early
spring for a total of 540 units. The flows would be conveyed via an existing local trunk sewer to
the metropolitan interceptor (MSB -7203) to the Empire WWTP. This will provide capacity for
an additional 0.148 - 0.180 MGD or 540 residential equivalency connections (RECs) at the
Rosemount plant and extend its service life approximately two and one-half years, assuming the
city's expected growth rate of approximately 200 units or RECs a year.
7
The city also proposes to divert future sanitary sewer flows from the proposed 245 -acre MUSA
expansion to the Empire WWTP. The purpose is to direct some of the city's development
pressures from the Rosemount to the Empire service area. Based on city projections, the MUSA
addition will add an estimated 1050 new residential units by the year 2000 and another 100 new
units by the year 2010. This would result in a total diversion to the Empire WWTP of 1800
residential units and total sanitary sewer flows of 0.475 and 0.609 MGD in the years 2000 and
2010, respectively. (See the following table).
EMPIRE WWTP WAS'T'EWATER FLOWS
SEPTEMBER 1992
(MGD)
Design capacity
all
Current total flow 7.0
Current flows from Rosemount 0.026-0.032
Including diversion of 540 existing residences 0.174-0.212
Including proposed 245 -acre MUSA addition
at year 2000 0.475
at year 2010 0.609
The diversion of flow from the existing 540 residential units to the Empire WWTP would provide
additional capacity over the winter months while the MWCC constructs and evaluates the interim
improvements at the Rosemount WWTP. The diversion of future flows from the proposed 245 -
acre MUSA addition would allow the city to continue to develop until the construction of the.
Rosemount WWTP expansion is completed in 1997. Adequate capacity exists at the Empire
WWTP to accommodate the diversion of sanitary sewer flows from the 522 -acre existing MUSA
and the proposed 245 -acre MUSA expansion. According to the MWCC, the flow at the Empire
WWTP averaged 7.0 MGD as of July, 1992 compared to a design capacity of 9.0 MGD.
The diversion of flows from the existing 522 acres currently in the MUSA and the proposed 245
acre MUSA expansion may shorten the service life of the Empire WWTP by approximately one
year. The Commission estimates that additional capacity may be needed by the end of the
decade, assuming the, diversion of flows from Rosemount and continued growth in the other'
communities served by the Empire WWTP.
A number of planning activities are underway or will be undertaken shortly by the Council and
Commission to evaluate the need, timing and options for providing additional sanitary sewer
service throughout the metropolitan system including the Empire WWTP service area. These'
planning activities are listed below.
D
1. Fall, 1992 - Council/MWCC revise wastewater flow projections for each community
in the metropolitan sanitary sewer system.
2. Spring, 1993 —Completion of Phase I of MWCC Centralization/Decentralization
Study.
3. December 31, 1993 - Completion of Phase II of the Central izationlDecentralization
Study.
4. December, 1993 - Complete revision of the Council's Metropolitan Development and
Investment Framework.
5. Spring, 1994 - Complete revision of MWCC's Implementation Plan.
The Council and Commission will complete revised wastewater flow projections for every
community served by the metropolitan system this fall using the Council's new population
projections for the years 2000 and 2020. The wastewater projections will be used in the MWCC's
Centralization/Decentralization (C/D) study which will evaluate long-range service needs
throughout the Metropolitan Area.
Phase I of the CID study will evaluate future service needs, alternative service concepts and the
effect of environmental constraints on future treatment capacity needs. Phase I will satisfy the
requirements of a Systems Improvement Study (SIS) for the Empire WWTP service area which is
the First step in planning for service improvements in the metropolitan system.
Phase II of the C/D study will evaluate the alternative concepts recommended in Phase I and the
costs associated with each concept in greater detail, including those for the Empire WWTP
service area. At the completion of phase II, the Council will determine whether the Empire
WWTP should be expanded or phased -out.
During 1992 and 1993 the Council will be revising the Metropolitan Development and Investment
Framework. The Framework will establish the Council's official population, household and
employment projections for each community including those in the Empire WWTP service area.
The results of the C/D study and the MDIF will be used to revise the Council's Wastewater
Treatment and Handling Policy Plan and the Commission's Implementation Plan. (The current
implementation plan is based on population and household projections prepared in 1985, and
estimates that the Empire WWTP will require additional capacity in the 2003 - 2005 period.) The
revised implementation plan will contain specific recommendations as to the need for expanded
service and the timing of the necessary improvements for the Empire WWTP service area,
including the initiation of detailed planning and design studies leading to the construction of the
recommended facilities.
The Commission estimates that it will take three to four years for the Empire WWTP to be
expanded by 3 MGD for a total of 12 MGD. If the Council and Commission planning studies
recommend that the Empire WWTP be expanded by 6 MGD for a total of 15 MGD, it will take
additional time to complete the project. However, the construction can be phased so that 3
MGD can be provided within the three to four year period while the remainder of the project is
constructed to provide the full 6 MGD. In the interim, the Council and Commission will monitor
9
the flow levels at the Empire WWTP to ensure that sufficient capacity is provided. in a timely
manner.
The capacity of the Empire WWTP is also affected by excessive inflow/infiltration (I/I). The
MWCC's study, Systemwide Infiltration/Inflow Evaluation (1992), indicates that both Farmington
and Rosemount have potentially excessive levels of groundwater infiltration. Local evaluations of
the sources and implementation of aggressive programs to correct these problems could make
additional capacity available at the Empire and the Rosemount WWTPs. The city of Farmington
is currently implementing measures to reduce the flows in its local sanitary sewer system.
Water Resources
The city of Rosemount has adopted a stormwater management plan for the western part of the
city. The city has also created a stormwater utility and an erosion control ordinance to manage
development related activities. A goal of the city's stormwater management plan is to maximize
water detention and minimize peak outflow discharges. The criteria for detention appear to
address water quantity and volume but not water quality.
The city will submit another major amendment to the Council in the near future. This is an
opportune time for the city to incorporate the Council's nonpoint source reduction strategy. The
city may wish to compare its current requirements with the Council's reduction strategy and
amend its local ordinances accordingly. The Council is developing a model ordinance that the city
may wish to consider.
The plan amendment states that the city allows the direct drainage of stormwater runoff to
wetlands. This practice will result in increased pollutant and sediment loads to wetlands from
urban development. The city should reconsider this development practice and require presettling
of stormwater runoff before discharge to wetlands,
Aviation (Chauncey Case)
The area proposed to be included in the MUSA expansion is outside the Dakota County search
area for a potential major airport. As a result, this plan amendment is not reviewed under the
search area protection guidelines.
Although the proposed MUSA expansion area is outside the designated Dakota County airport
search area, parts of the city may possibly be within a future airport buffer area. The site selected
for the new airport may affect land use types and densities, and future MUSA line boundaries in
the city of Rosemount. Conceptual regional infrastructure options for the new airport site will be
defined as part of the major airport dual -track planning process. This airport infrastructure
element may be completed in late 1992 or early 1993 as input to the major airport siting process
and MDIF update. It could also affect the provision of regional facilities and services for the
entire southeast part of the metropolitan area. Communities affected by this infrastructure
planning activity will be included in the regional planning process.
Future plan amendments submitted by the city will be examined in the context of defined
candidate airport sites, related buffer areas and the capacity of necessary infrastructure to support
a possible major airport. Future MUSA expansion requests may also be considered in light of the
10
infrastructure needs and land use implications of a potential major airport being located in
Dakota County.
Transportation (Jim Barton)
The proposed plan amendment is consistent with the Council's Transportation Development
Guide\Policy Plan. The city should continue its program of local collector streets to meet local
traffic needs created by development activities.
Comments from the Regional Transit Board are attached to this report.
Correspondence
Letter from Robert A. Erickson, City Administrator, city of Lakeville
In his letter of August 21, 1992, Mr. Erickson states that the city of Lakeville is opposed to a
"unilateral consideration of additional waste flows into the Empire facility." He states that the
"Empire Treatment Plant will exceed capacities for present service areas relatively far in advance
of programmed plant expansions" and that adding new service areas will only complicate matters.
Mr. Erickson states that in 1989 "meetings and discussions were held regarding cooperative
planning and capacity allocation for the Empire Treatment Plant." Mr. Erickson says that it was
during these discussions that the Metropolitan Waste Control Commission (MWCC) and
"involved" local governments reached a "cooperative agreement... dealing with the capacities and
allocation assignments to the Empire Treatment Plant." Mr. Erickson requested that the
Rosemount plan amendment be continued "until a comprehensive and coordinated need analysis
and improvement program" for the Empire Treatment Plant can be completed.
Letter from Larry Thompson, City Administrator, City of Farmington
The letter from Mr. Thompson supports the letter from the city of Lakeville in opposing the
diversion of flows from the Rosemount WWTP.
Letter from Meg McMonigal, Planner, City of Apple Valley
The letter from Ms. McMonigal states that the city of Apple Valley will not submit written
comment at this time, but will appear at the October 12, 1992 Metropolitan and Community
Development Committee to make a statement.
Staff Response
As stated earlier, the proposed diversion from the Rosemount to the Empire WWTP may shorten
the service life of the Empire WWTP by approximately one year. A number of planning activities
are or will he underway in the near future that will address the needs of the Empire service area.
In the interim, the Council and Commission will monitor the level of flows at the Empire WWTP
to ensure that additional service is provided in a timely manner.
Mr Erickson refers to a 1989 "cooperative agreement" with the Metropolitan Waste Control
Commission and cities in the Empire WWTP service area regarding "capacities and allocation
assignments to the Empire Treatment Plant." Council staff is not aware of any such formal
agreement binding the Council or the Commission to a formal capacity allocation process in the
Empire WWTP service area.
12
City of Rosemount
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14
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Waste Water Treatment Plants
Attachment 3
VERMILLI0R!
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19
August 21, 1992
Mr. Steve Schwanke
Twin Cities Metropolitan Council
Mears Park Centre
230 East Fifth Street
St. Paul, MN 55101
Re: Rosemount MUSA Reallocation and Expansion
Dear Mr. Schwanke:
I am writing on behalf of the City of Lakeville concerning the City of Rosemount's
request to reallocate sewer flows plus expand the MUSA area for sewage treatment at
the MWCC Empire Plant. The City of Lakeville wishes to express its concern and
opposition to this unilateral consideration of additional waste flows into the Empire
facility.
Growth management projections and programming conducted by the City of Lakeville
indicates that the Empire Treatment Plant will exceed capacities for present service
areas relatively far in advance of programmed plant expansions. Adding additional
service areas and resulting waste flows to the Empire Plant will only serve to advance
and compplicate the capacity problems. The attached NAC memorandum, dated August 20,
1992, is for reference and documentation on the capacity shortfalls.
As part of the comprehensive planning which Lakeville is currently pursuing, it has
been the City's intention to meet and coordinate with neighboring local units in order
to determine future service needs. Once this basic task is completed, we then
anticipated involving the Metropolitan Council and Metropolitan Waste Control
Commission in an evaluation of the problems and formulating means to address evident
capacity shortages. Our proposed cooperative approach to this matter is founded upon
basic logic and courtesy, in that all users of the Empire Treatment Plant must be
involved in future programming if the plant is in fact to provide adequate service.
Moreover, based upon meetings and discussions held in 1989, it is our understanding
that cooperative planning and capacity allocation for the Empire Treatment Plant was
agreed upon by the MWCC and involved local units.
City of Lakeville
Mr. Steve Schwanke
August 21, 1992
Page 2
It is the City of Lakeville's contention that the cooperative agreement established in
1989 is still a binding procedure on matters dealing with the capacities. and
allocation assignments to the Empire Treatment Plant. We, therefore, respectfully
request that the City of Rosemount's present application involving waste flow
increases to the Empire Plant be held until a comprehensive and coordinated need
analysis and improvement program can be undertaken by all concerned parties. The City
of Lakeville stands ready to immediately pursue such a course of action with your
agency, the MWCC, and the impacted local governmental units.
p tf lly fitted,
obert A. Erickson
City Administrator
RAE/cf
PC: Keith Nelson, City Engineer
Michael Sobota, Community & Economic Development Director
James Robinette, Public Works/Environmental Resources Director
David Licht, Northwest Associated Consultants
Donald Bluhm, MWCC
Larry Thompson, Farmington City Administrator
Stephen Jilk, Rosemount City Administrator
Thomas Melena, Apple Valley City Administrator
Floyd Henry, Empire Township Clerk
rf N No Associated Consultants, onsuitants, inc.
Cj U R B A N PLANNING- D E S I G N• MARKET RESEARCH
MEMORANDUM
TO:
FROM:
DATE:
RE
FILE NO:
Robert Erickson/Michael Sobota/Keith Nelson
Alan Brixius/David Licht
20 August 1992
Lakeville - Rosemount Empire MUSA Expansion
336.00 - 92.16
The City of Rosemount is requesting from the Metropolitan Council
an expansion of MUSA within the Empire Waste Treatment Facility
service area. This MUSA expansion will introduce approximately 522
acres of land into the Empire service area. With this expansion,
152 acres of existing residential development and 125 acres of non-
residential development is intended to be diverted from the
Rosemount Waste Treatment Plant to the Empire facility.
The Empire Plant has a total flow capacity of 9.0 MGD and currently
operates at an average daily flow of 7.5 MGD. This leaves 1.5 MGD
of remaining capacity to serve the Empire MUSA until its next
projected expansion in the year 2003.
Due to the rapid growth occurring in Lakeville and other Dakota
County communities, there is a concern. that the Empire Waste
Treatment Plan lacks sufficient capacity to handle the development
within its existing MUSA boundaries. The expansion of MUSA
boundaries and division of sewer flows from the Rosemount Treatment
Plant to the Empire Treatment Plant further burdens this facility.
This reduces the available capacity to the other Empire MUSA
communities and accelerates the need to re-evaluate the expansion
plans of the Empire Plant.
Currently Rosemount contributes between .026 and .032 MGD to the
Empire Plant. With the proposed MUSA expansion and flow diversion,
Rosemount will add between .148 and .180 MGD to the Empire Plant in
1992. By the year 2000, Rosemount is anticipated to consume
approximately .443 MGD of the Empire treatment capacity to
accommodate projected growth in the expanded MUSA. The following
population and sewer flow analysis was conducted to determine the
effect proposed Rosemount MUSA expansion will have on the capacity
of the Empire Treatment plant.
5775 Wayzata Blvd. - Suite 555 - St. Louis Park, MN 55416 • (612) 595 -9636 -Fax. 595-9837
MWCC estimates that the Empire treatment plan operates at an
average flow of 7.5 MGD. Table A uses the Metropolitan Council
1991 population figures as a base for generating per capita flow
estimates. The 1991 estimated sewer population was derived by
subtracting population served by other waste treatment facilities
or on-site facilities.
TABLE A
EMPIRE TREATMENT PLANT
CO UU2TT FLOWS
Based on current average sewer flows at the Empire Plant, the
Empire MUSA averages approximately 113 MGD per capita for the
entire service area. It is important to note that this per capita
average includes commercial, industrial and institutional flows as
well as some inflow and infiltration contributions. The 113 per
capita flow is higher than per capita flows of 92 MGD metered out
of Lakeville and used in past flow estimates by the MWCC. They
are, however, reflective of the actual flows currently being
treated at the Empire Plant according to the MWCC. The 113 MGD is
within the normally accepted range for estimating facility design
capacity. Using the current per capita flows, Table B shows that
projected sewer flows from growth within the Empire MUSA will
exceed the facility's capacity before year 2000.
2
Estimated
1991
1991
Sewered
Current Flow Using
Population
Population
113 MGD Per Capita
Apple Valley
35,879
34,890
3.943 MGD
Farmington
6,136
5,522
.624 MGD
Lakeville
26,408
24,674
2.788 MGD
Rosemount
9,129
295
.027 MGD
Empire Twp.
1,356
630
.071 MGD
78,908
66,011
7.453 MGD
Based on current average sewer flows at the Empire Plant, the
Empire MUSA averages approximately 113 MGD per capita for the
entire service area. It is important to note that this per capita
average includes commercial, industrial and institutional flows as
well as some inflow and infiltration contributions. The 113 per
capita flow is higher than per capita flows of 92 MGD metered out
of Lakeville and used in past flow estimates by the MWCC. They
are, however, reflective of the actual flows currently being
treated at the Empire Plant according to the MWCC. The 113 MGD is
within the normally accepted range for estimating facility design
capacity. Using the current per capita flows, Table B shows that
projected sewer flows from growth within the Empire MUSA will
exceed the facility's capacity before year 2000.
2
* The Rosemount sewered populations and sewer flows are
reflective of the _growth projected with the MUSA expansion and
flow diversion.
Table C indicates that anticipated growth will increase sewer flow
by .256 MGD annually. Using a straight line projection, the Empire
Treatment Plant will exceed its 9.0 MGD capacity by 1998 with the
Rosemount MUSA expansion. If the Rosemount MUSA expansion is not
included in the Empire MUSA, the capacity life of the Empire Plant
may be extended by approximately 1.7 years.
TABLE C
AVERAGE ANNUAL SEWER FLOW INCREASE
AND CUMULATIVE TOTAL FOR EMPIRE MUSA
INCLUDING THE ROSM40UNT EXPANSION
TABLE
B
Cumulative
EMPIRE TREATMENT PLANT
Flow MGD
Sewer Flow MGD
PROJECTED 2000
SEWER FLOWS
INCLUDING PROPOSED ROSEMOUNT MUSA EXPANSION
1992
2,263
Estimated
Projected
1993
2000
2000
2000 Flows
1994
Estimate
Sewered
113 MGD
1995
Population
Population
Per Capita
Apple Valley
40,000
41,010
4.634
Farmington
7,550
7,000
,791
Lakeville
41,000
38,000
4.294
Rosemount*
14,800
5,082
.574
Empire Twp.
1,500
690
.078
106,850
91,782
10.371
* The Rosemount sewered populations and sewer flows are
reflective of the _growth projected with the MUSA expansion and
flow diversion.
Table C indicates that anticipated growth will increase sewer flow
by .256 MGD annually. Using a straight line projection, the Empire
Treatment Plant will exceed its 9.0 MGD capacity by 1998 with the
Rosemount MUSA expansion. If the Rosemount MUSA expansion is not
included in the Empire MUSA, the capacity life of the Empire Plant
may be extended by approximately 1.7 years.
TABLE C
AVERAGE ANNUAL SEWER FLOW INCREASE
AND CUMULATIVE TOTAL FOR EMPIRE MUSA
INCLUDING THE ROSM40UNT EXPANSION
3
Sewer
Cumulative
Population
Flow MGD
Sewer Flow MGD
1991
7.453
1992
2,263
.256
7.679
1993
2,263
.256
7.905
1994
2,263
.256
8.131
1995
2,263
.256
8.357
1996
2,263
.256
8.583
1997
2,263
.256
8.809
1998
2,263
.256
9.035
3
CONCLUSION
The current capacity of the Empire Plant is expected to be exceeded
by 1998 if the Rosemount MUSA expansion and flow diversion is
approved. The capacity life of the treatment plant could be
extended by approximately 1.7 years if the Rosemount MUSA expansion
is not allowed. Considering it takes 3 to 5 years to study, design
and construct a waste treatment plant expansion MWCC should begin
consideration of expanding the Empire Plant immediately. Past
plant designs were based on the existing MUSA boundaries. As such,
the available capacity should be reserved for the existing service
area. Any MUSA expansion or diversion of sewer flows from other
treatment facilities should only be considered with the plans for
expanding the Empire Waste Treatment Plant by 1998.
4
Mr. Steve Schwanke
Twin Cities Metropolitan Council
Mears Park Centre
230 East Fifth Street
St. Paul, MN 55101
Re: Rosemount MUSA Reallocation & Expansion
Dear Mr. Schwanke,
September 18, 1992
This letter is in response to the request by the City of Rosemount's request to
reallocate sewer flows plus expand the MUSA area for sewage treatment at the Empire
Treatment Plant. The City of Farmington concurs with the position of the City of
Lakeville in opposition to the request.
As noted in the letter from Lakeville City Administrator Robert Erickson dated
August 21, 1992, the design capacity of the Empire Treatment Plant is of great concern'
to all jurisdictions which are served by the plant, and any efforts to increase
MUSA allocations or projected design flows should be viewed in context of how design
limitations are going to be addressed. The City also wishes to endorse Lakeville's
position that a comprehensive and coordinated need analysis and improvement program
can be undertaken by all concerned parties.
ectfu itted,
Larry Thompson
City Administrator
LT/js
cc: TJK
Steve Jilk, Rosemount City Administrator
Thomas Malena, Apple Valley City Administrator
Robert Erickson, Lakeville City Administrator
Floyd Henry, Empire Township Clerk
file
01 FaU*W 325 Oak ShM 0 FAU*fm WX 56024 0 (612) 463-7111
•0•
Cityof apple 14200 Cedar Avenue S. Telephone (612) 431-8800
Va ey Apple Valley, Minnesota 55124-8545
September 30, 1992
Ms. Susan Anderson
Metropolitan and Community Development Committee
Metropolitan Council
230 East Fifth Street
St. Paul, MN 55101-1634
Dear Ms. Anderson:
This letter is to inform you that the City of Apple Valley will be present at the
Metropolitan and Community Development Committee's meeting on October 12, 1992, when the
Rosemount Comprehensive Plan Amendment will be heard. The City will not be sending a
letter at this time, but would like to address the committee at that meeting.
If you have any questions, please contact Dennis Welsch at 431-8878 or John Gretz at
431-8892.
Sincerely,
CITY OF APPLE VALLEY
Meg J. McMonigal
Community Development Department
xc: T9M Melena, City Administrator
leve Sehwanke, Metropolitan Council
Craig Morris, Metropolitan Council
Bonnie Featherstone, Metropolitan Council
Home of the Minnesota Zoological Garden
(Printed on Recycled Pacer)
PRELIMINARY FOR DISCUSSION PURPOSES ONLY
PROPOSED NEW
RECOMMENDATION 3
That the Metropolitan Council direct the Metropolitan Waste Control Commission to amend its
1992-2010 Implementation Plan to change the projected timing of the Empire Treatment Plant
Expansion from the 2002-2010 time period to the 1997-2002 time period. This change is subject
to the usual Implementation Plan review process. This means that when the Council reviews the
Facility Plan for the Empire Treatment Plant Expansion, the Council will review that plan in light
of the Council's Metropolitan Development and Investment Framework and Water Resources
Management Development Guide>Policy Plan in effect at the time of the review and the results of
the Metropolitan Waste Control Commission's Centralization/Decentralization study.
9 October 1992
Metropolitan and Community Development Committee
Twin Cities Metropolitan Council
Mears Park Center, 230 East 5th Street
St. Paul, Minnesota 55101
RE: Rosemount - Comprehensive Plan Amendment Request
Ladies and Gentlemen:
This letter is written on behalf of the Lakeville City Council
regarding the Rosemount Interim Comprehensive Plan amendment which
is on your Committee's meeting agenda on 12 October 1992. We
respectfully request your consideration of the points raised in
this letter and the material provided as exhibits. our concerns
with this matter rest on the position that a short term resolution
of Rosemount's "expressed crisis" is contributing to and leaving
unresolved a pending, more major and wide spread problem for the
City of Lakeville as well as Apple Valley, Farmington, Empire
Township and possibly Rosemount itself. The unilateral attention
to the Rosemount issue without a simultaneous response to the
impact on other affected communities is shortsighted and
irresponsible. As will be explained, approval of the Rosemount
amendment is seen as premature unless there is corresponding action
addressing the more far reaching pending Empire Treatment Plant
capacity problem which is clearly known to exist.
BACKGROUND
As you are undoubtedly aware, west central Dakota County has and is
continuing to experience substantial growth and development.
Moreover, this trend will continue into the long term future..
While the growth of the area has been long projected on the part of
the involved local units, it has only been this year that a similar
recognition has been acknowledged by your agency and its technical
staff. (Exhibit A documents the differences in projections plus
actual Census counts which have occurred.)
City of Lakeville
20195 Holyoke Avenue • P.O. Box 957 • Lakeville, MN 55044 • (612) 469-4431 • FAX 469-3815
Metropolitan and Community Development Committee
9 October 1992
Page Two
t local
Due to .the Metropolitan Cthe which ctance to Cis pactually
projections and to take into account
being experienced, the planning and implementation of regional
systems, notably waste water treatment plants upon which the local
units are dependent, has .fallen far short of their timeand
capacity expectancies. In the case oit akeville Treatment n its
neighboring cities which rely upon the p
since the mid 1970's, the lack of regional foresight has lead to
several crisis situations. In fact, during 1978 and 1979,
Lakeville and others were confro bualdn a permits. metropolitan
lThroughou moratorium
being imposed on development
Lakeville, Apple Valley, Rosemount,
nearly twenty-year period,
Farmington and Empire Township have constantly and continually been
assured that monitoring and timely responses by P
.agencies would be provided.. Unfortunately,
rn 1ses" have continued
to be encountered and the present Rosemount comprehensive Plan
problem on the very
Amendment request signals yet another major P
near horizon.
ISSUE AND RESOLUTION
With regard to the Rosemount proposal e tod tthe Eid land re to eTeatment
divert a portion of existing discharge
Plant, the specific concern is that the current Met and litan Waste
Control Commission, Wastewater Treatment an rams
Control
Plan 1992-2010 (page 117 - see Exhibit B) programs
eriod
the next expansion of the Empire
Treatpmentment prateslant f an or reshe ulting
between 2003 and 2005. Cu the MWCC and your
discharge are, however, now acknowledged by
agency staff to be at a level that requires t 9.n More d finhe
al
phase of Empire's expansion to be completed by
proposed Rosemount MUSA expansion plus reallocation Em irestone
sewer flow will shorten the life expectancy P
additional year to 1998. these highly relevant ibit C for facts arelnot
documentation.) We would noteto this
revealed in full in your Council staff's •pos tion ise that this
situation, the Metropolitan
issue presents no .problems °1according Pose urrent schedule.ly contingent and resulting actions proceed questions the
upon historical precedent, Lakeville seriously
reality of such a prediction and confidence.
Metropolitan and Community Development Committee
9 October 1992
Page Three
exists for resolvingthe
Alternatively,. a very basic answer .:
the Empire Treatment Plant.
concerns of the communities served by
the
it would be to simultaneously
me the Empind the ire Facility vtoC1998 in
completion of the fourth pcomprehensive Plan
conjunction with the Rosemor staff'nt own admission, is not seen
amendment. This action, by you
as a major undertaking, nor is it seen as an infringement upon
major policy and philosophic debates which ion Study, are tidy into the
entralizat
Orfield Study, the Centralizat ono/Dt Dual Track k Study. The hEmpire
Review, or the Metropolitan Airport has been long targeted
Plant's design and infrastructure capacity
shold. This plant was designedrmodular
for the 12 mgd threace easy
expansion and most infrastructure is already in p 11 cost in
for
expansion from 9.0 mgd to 12.0 ,mo s at a includinglthe relatively
Rosemount Waste
comparison to other plant expsma
anse ire improvement is
Water Treatment Plant retrofit . As such, the I P lace
viewed as an established commitment which
will t which are
irrespective of the major metropolitan questions
currently being addressed.
In summary, Lakeville's position is that if the, life expectancy of
the Empire Plant is to be yet further reduced and jeopardized, some
corresponding assurance needs to be provided by the Metropolitan
Council that a longer range yet eminent crisis will be avoided. by
Co ,planning". Moreover,
simple terms, this is viewed as "p expected to
regionally imposed standards, local communiiesiar the future.
plan and make projections over 10 to 20 years
Paralleling capital improvement programs and related text, it bond issues
fall within the same time framMtroWolitan Councilithin this wouldtake1a
difficult to understand why the P
narrow, short sighted approach which leaves five communities in
limbo and uncertain as to service being available in a 5 to .6 year
horizon, Unless the Metropolitan Council can provide some
keville cannot
assurance of longer range service capability, already La underestimated
agree to actions which will jeopardize
requirements.
LOCAL CREDIBILITY
As noted above, Lakeville fully recognizes the current metropolitan ical
ol
agenda and appreciates the potential implication of phowever,
concerns which will be debated.
The MetroO and activities�of litan Clocal units.
needs also to recognize the
P
Based upon assurances of of capital tints scheduledtan service tover
Lakeville has $25,000,000 pextending 10 to 15 years and:
the next five years with funding
dependent upon "acknowledged" development and growth. These
Metropolitan and Community Development Committee
9 October 1992
Page Four
expenditures and services have been programmed through long term,
continuing growth management efforts on the partof the City.
Since its inception in 1968, Lakeville has been a leaderin
community planning. Moreover, Lakeville- has constantly and
continually planned and worked within the framework of regional
requirements and restrictions, while continuing to progressively
address advanced growth management at the local level. The
recently, widely publicized Lakeville development "moratorium" was
established as a "limited time out" to assess and evaluate
development directions and their financial impact upon the
character of community and quality of life being provided to
residents. The resulting Growth Management Task Force Study, a
copy of which is attached as Exhibit D, documents the work which
the City has completed and the foundation which has been
established for reviewing City development directions. and
priorities as part of a pending Comprehensive Plan update (this
will be the City's third major Comprehensive Plan update in 12 to
13 years). The Growth Management Task Force Study in March of 1992
additionally served as the basis for Lakeville identifying the
Empire Treatment Plancapacityshortfall and prompted the City to
begin programming what was, and will hopefully yet be, a
cooperative effort at addressing this problem (see NAC letter
attached as Exhibit E).
Furthermore, Lakeville has been attentive to regional and inter-
governmental servicing concerns. While undoubtedly self -
benefiting, the City has aggressively taken action to correct sewer
infiltration and in -flow problems (see Exhibit F). Other
neighboring cities, notably Rosemount, have not undertaken such
efforts (see Exhibit G, MWCC I&I Study Committee data). We should
not be held hostage for plant expansion due to the existing I&I
noted in your staff report. While it is understood that other
local units may not be as advanced in corrective, cooperative
actions or as progressive, Lakeville has demonstrated a responsible
planning and implementation program.
The above factors make questionable unilateral attention to the
Rosemount Interim Comprehensive Plan Amendment request. Approval
of the Rosemount amendment constitutes rewarding of a reactionary
development approach and penalizing_ a comprehensive proactive -
growth management program. Moreover, as the agency charged with
coordination of regional development and area -wide service, we
believe the Metropolitan Council cannot give the unilateral, narrow
focused approval of the Rosemount Comprehensive Plan Amendment'
without attention to broader issues. To do so runs contrary to the
role, responsibility, and charge of the Metropolitan Council.
Metropolitan and
9 October 1992
Page Five
Community Development Committee
SUMMARY AND CONCLUSION
The manner and process in which this matter has been handled by the
Metropolitan Council has unfortunately pitted City against City and
the regional agencies against local units. Had proper planning and
cooperation been undertaken within an adequate time framework, the
relatively simple resolution as suggested above could have been
pursued without argument and confrontation. The City of Lakeville
is fully appreciative of its responsibilities as one of many
metropolitan communities (see Growth Management Report, Exhibit D,
pages 10 and 11) and has accepted and abides by commitments to
cooperative working agreements such as that established in 1989 on
the Empire Treatment Plant usage (see Exhibit H). Simultaneously,
similar positions are expected of regional agencies and neighboring
communities.
In its action on the Rosemount Comprehensive Plan Amendment
request, Lakeville therefore requests the Metropolitan Council to
be responsive and to take action which is comprehensive and
farsighted. Approving the Rosemount Amendment without
corresponding action on the Empire Treatment Plant falls short of
such an expectation. it is therefore respectfully requested that
this matter be tabled by the committee until such time as the
Council staff report addresses and takes into account all necessary
considerations and implementation concerns.
Respectfully yours,
CITY OF LAKEVILLE
Robert 21f T=�
City Administrator
pc: Mary Anderson
Sharon Klump
Mayor and City Council
Keith Nelson
Michael Sobota
Roger Knutson
David Licht
Gloria Vierling, Commissioner, MWCC
Lou Clark, Chairperson, MWCC
Gordon Voss, Executive Director, MWCC
CITY OF APPLE
VALLEY -UNDEVELOPED
LAND
PLANNED USES
BY TRAFFIC
ANALYSIS ZONE
(TAZ)
A0013
COMPREHENSIVE PLAN
DESIGNATIONS
El Single Family Residential
Low Density Residential
E Medium Density Residential
UM High Density Residential
0 Commercial
"<'s Industrial
220 = TAZ Number
Source: City Of Apple Valley
Planning Department
Miles
0 0.s 1
Map By: Insight Mapping & Demographics (10/92)
October 12, 1992
Memo To: Dennis Welsch
From: John Carpenter
Subject: Vacant Land Allocation By TAZ
The following is a breakout of current vacant land acreage by Traffic Analysis Zone (TAZ). The analysis further breaks the acreage
out by development type for purposes of projecting population and commercial/industrial square footage.
Designated
Gross
Net Acreage
Net
Resid. Units
Residential
Pop. Per
Pop.
Sq. Footage
Sq. Ft.
TAZ
Usage
Acreage
Conversion
Acreage
Per Acre (est.)
Units (prof.)
Unit est.
m act
Per Acre
Imoa
210
Single Family
0
0.85
0
2.5
0
3.5
0
-
Low Density
645
0.85
548
4.0
2,190
2.5
5,480
-
-
Med. Density
414
0.85
352
10.0
3,520
2.1
7,390
-
Hi2h Density
70
0.85
60
18.0
1,070
1.8
1,930
-
-
Total
1,129
0.85
960
-
6,780
-
14,800
-
Commercial
190
0.30
57
-
-
-
43,560
2,483,000
Industrial
120
0.30
36
-
-
-
-
43,560
1,568,000
Total
310
0.30
93
-
-
-
-
43,560
4,051,000
211
Single Family
0
0.85
0
2.5
0
3.5
0
-
-
Low Density
6
0.85
5
4.0
20
2.5
50
-
-
Med. Density
79
0.85
67
10.0
670
2.1
1,410
-
-
High Density
0
0.85
0
18.00
1.8
0
-
-
Total
85
0.85
72
-
690
-
1,460
-
-
Commercial
45
0.30
14
-
-
-
43,560
588,000
Industrial
42
0.30
13
-
-
-
43,560
549,000
Total
87
0.30
26
-
-
-
-
43,560
1,137,000
212
Single Family
0
0.85
0
2.5
0
3.5
0
-
-
Low Density
4
0.85
3
4.0
10
2.5
30
-
-
Med. Density
55
0.85
47
10.0
470
2.1
990
-
-
High Density
24
0.85
20
18.0
370
1.8
670
-
-
Total
83
0.85
71
-
850
-
1,690
-
-
Commercial
85
0.30
26
-
-
-
43,560
1,111,000
Industrial
267
0.30
80
-
-
-
-
43,560
3,489,000
Total
352
0.30
106
-
-
-
-
43,560
4,600,000
Page Two
Designated
Gross
Net Acreage
Net
Resid. Units
Residential
Pop. Per
Pop.
Sq. Footage
Sq. Ft.
TAZ
Usage
Acreage
Conversion
Acreage
Per Acre (est.)
Units (pros.)
Unit est.
imaact
Per Acre
Im2act
213
Single Family
0
0.85
0
2.5
0
3.5
0
-
-
Low Density
4
0.85
3
4.0
10
2.5
30
-
Med. Density
0
0.85
0
10.0
0
2.1
0
-
-
High Density
0
0.85
0
18.0
0
1.8
0
-
-
Total
4
0.85
3
-
10
-
30
-
-
Commercial
0
0.30
0
-
-
-
-
43,560
0
Industrial
0
0.30
0
-
-
-
-
43,560
0
Total
0
0.30
0
-
-
-
-
43,560
0
214
Single Family
0
0.85
0
2.5
0
3.5
0
-
Low Density
13
0.85
11
4.0
40
2.5
100
-
-
Med. Density
0
0.85
0
10.0
0
2.1
0
-
High Density
11
0.85
9
18.0
170
1.8
310
-
-
Total
24
0.85
20
-
210
-
410
-
Commercial
70
0.30
21
-
-
-
-
43,560
915,000
Industrial
0
0.30
0
-
-
-
-
43,560
0
Total
70
0.30
21
-
-
-
-
43,560
915,000
215
Single Family
0
0.85
0
2.5
0
3.5
0
-
Low Density
23
0.85
20
4.0
80
2.5
200
-
-
Med. Density
33
0.85
28
10.0
280
2.1
590
-
-
High Density
0
0.85
0
18.0
0
1.8
0
-
Total
56
0.85
48
-
360
-
790
-
-
Commercial
0
0.30
0
_
-
-
-
43,560
0
Industrial
0
0.30
0
-
-
-
-
43,560
0
Total
0
0.30
0
-
-
-
43,560
0
Page Three
Designated
Gross
Net Acreage
Net
Resid. Units
Residential
Pop. Per
Pop.
Sq. Footage
Sq. Ft.
TAZ
Usage
Acreage
Conversion
Acreage
Per Acre (est.)
Units (prod
Unit est.
Impact
Per Acre
Imnac#
216
Single Family
0
0.85
0
2.5
0
3.5
0
-
-
Low Density
5
0.85
4
4.0
20
2.5
50
-
-
Med. Density
29
0.85
25
10.0
250
2.1
530
-
-
High Density
0
0.85
0
18.0
0
1.8
0
-
-
Total
34
0.85
29
-
270
-
580
-
-
Commercial
32
0.30
10
-
-
-
-
43,560
418,000
Industrial
0
0.30
0
-
-
-
43,560
0
Total
32
0.30
10
-
-
-
43,560
418,000
217
Single Family
3
0.85
3
2.5
10
3.5
40
-
-
Low Density
15
0.85
13
4.0
50
2.5
130
-
-
Med. Density
20
0.85
17
10.0
170
2.1
360
-
High Density
0
0.85
0
18.0
0
1.8
0
-
-
Total
38
0.85
32
230
_ -
530
-
-
Commercial
3
0.30
1
-
-
-
43,560
39,000
Industrial
0
0.30
0
-
-
-
-
43,560
0
Total
3
0.30
1
-
-
-
-
43,560
39,000
218
Single Family
0
0.85
0
2.5
0
3.5
0
-
-
Low Density
0
0.85
0
4.0
0
2.5
0
-
-
Med.. Density
0
0.85
0
10.0
0
2.1
0
-
-
High Density
0
0.85
0
18.0
0
1.8
0
-
Total
0
0.85
0
-
0
-
0
-
-
Commercial
23 ,
0.30
7
-
-
-
-
43,560
301,000
Industrial
0 `
0.30
0
-
-
43,560
0
Total
23
0.30
7
-
-
-
-
43,560
301,000
Page Four
Designated
Gross
Net Acreage
Net
Resid. Units
Residential
Pop. Per
Pop.
Sq. Footage
Sq. Ft.
TAZ Usage
Acreage
Conversion
Acreage
Per Acre (est.)
Units (aroi.)
Unit est
Impact
Per Acre
Impact
219 Single Family
64
0.85
54
2.5
140
3.5
490
-
-
Low Density
88
0.85
75
4.0
300
2.5
750
-
-
Med. Density
0
0.85
0
10.0
0
2.1
0
-
-
High Density
0
0.85
0
18.0
0
1.8
0
-
-
Total
152
0.85
129
-
440
-
1,240
Commercial
0
0.30
0
-
-
-
43,560
0
Industrial
0
0.30
0
-
-
-
-
43,560
0
Total
0
0.30
0
-
-
-
-
43,560
0
220 Single Family
96
0.85
82
2.5
200
3.5
700
-
-
Low Density
129
0.85
110
4.0
440
2.5
1,100
-
-
Med. Density
44
0.85
37
10.0
370
2.1
780
-
-
High Density
0
0.85
0
18.0
0
1.8
0
-
-
Total
269
0.85
229
-
1,010
-
2,580
-
-
Commercial
0
0.30
0
-
-
-
-
43,560
0
Industrial
0
0.30
0
-
-
-
43,560
0
Total
0
0.30
0
-
-
-
-
43,560
0
All Single Family
163
0.85
139
2.5
350
3.5
1,230 - -
Low Density
932
0.85
792
4.0
3,170
2.5
7,930 - -
Med. Density
674
0.85
573
10.0
5,730
2.1
12,030 - -
High Density
105
0.85
89
18.0
1,610
1.8
2,900 - -
Total
1874
0.85
1,593
-
10,860
-
24,090 -
Commercial
448
0.30
134
-
-
-
- 43,560 5,854,000
Industrial
429
0.30
129
-
-
- 43,560 5,606,000
Total
877
0.30
263
-
-
-
- 43,560 11,460,000