HomeMy WebLinkAbout#03 - Water Treatment Facility
STAFF REPORT
DATE: 5/13/2025
WORKSHOP
TO: City Council
FROM: Jason Stopa, Community Development Director & Jack Griffin, City
Engineer
AGENDA ITEM: MUSA Boundaries for the Water Treatment Facility Area
REVIEWED BY: Nicole Miller, City Administrator
Sarah Sonsalla, City Attorney
CORE STRATEGIES:
☐ Vibrant, inclusive, connected community ☒ Efficient, reliable, innovative services
☒ Responsive, transparent, adaptive governance ☐ Balanced Finances now and future
☐ Managed Growth ☒ Resilient Infrastructure
BACKGROUND: The City is seeking to construct a water treatment facility and has identified a site at
the corner of Inwood Ave and 10th St. Currently, the parcel (2802921420005) is 69.58 acres, and the
facility would need 8.2 acres of the parcel. The parcel is owned by Voran 711 Land Holdings LLC,
which owns a total of 126.79 acres across 4 parcels. The site is not in the metropolitan urban service area
(MUSA), but the facility would be required to connect to sewer. The owner has asked to have a portion of
their site, roughly 63.03 acres, added to the MUSA since they will be losing developable acreage through
the sale. They also claim that a community septic system would be difficult to install because of the soils.
ISSUE BEFORE COUNCIL:
• Should the City Council consider purchasing the 8.2 acres for fair market value and only
include that portion in the MUSA?
• Should the City Council consider including additional acreage into the MUSA, and if so,
how many acres and at what density?
PROPOSAL DETAILS/ANALYSIS: Currently, the area is guided Rural Area Development, which
allows for 10 acres/unit unless developed through an Open Space PUD at 0.6 units/acre. The applicant
would sell 8.2 acres for the facility, which could have 5 units in an OP-PUD. The concept plan (provided
as an attachment) shows 63.03 gross acres, which could have a density of approximately 38 single family
units as an OP-PUD.
The owner is requesting to amend their land use guidance from Rural Area Development to Low Density
Residential, which has a density range of 2.5 – 4 units/acre and allows for single and two-family housing.
The concept shows both types of housing with 36 townhouse units located closer to the facility. The
townhouses would have to be changed to two-family units per the Comp Plan. The remaining 113 units
are single-family housing units. As proposed the plan has a density of approximately 2.9 units per acre.
The Met Council’s plat monitoring has the City at 3.88 units/acre. The City will need to remain above 3.5
units/acre to comply with the 2050 Comp Plan.
FISCAL IMPACT: While the City plans on purchasing the 8.2 acres of land for the facility, the owner
has expressed interest in working with the City, which could result in the land being donated.
OPTIONS:
• Expand the MUSA to only the facility
• Expand the MUSA to the area proposed
• Expand the MUSA to a smaller area than proposed
ATTACHMENTS:
• Concept Plan
OPEN
SPACE
E.O.F.
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E.O.F.
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)
UNDERGROUND TELEPHONE (?)
WETLAND #2
(3,500 SQFT)
WETLAND #4
(74,500 SQFT)
WETLAND #3
(130,000 SQFT)
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WETLAND #1
(166,500 SQFT)
WATER MAIN
OPT
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7
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7
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25-30
19-24
113
112
109 108
106
105
104
102101
99
98
97
95
94 93 92
91
90
888786
83
81 80 78 77 76 75 74
73
72 71
69
656463626160
58575654
110
53
111
52
50
49
107
103
46
96
100
43
42
41
89
4039
85
38
82
84
36
34
79
33
70
31
68
67
29
66
28 27
59
55
24 23
51
22
21
44
20
48 47 45
171615
37
14
13
35
12
30
10
32
26 25
7 6
19
4
18
11
89 35
1-6
2
13-18
1
7-12
L.P.
X
L.P.
X
E.O.F.
X
ONE W
A
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ONE
W
A
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ONE WAY
E
X
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W
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(MIN.)
6,500 SQFT (MIN.)
7,250 SQFT (MIN.)
7,800 SQFT
¬
CONCEPT
SITE DATA
DRA
F
T
NOTES
x DIMENSIONAL REQUIREMENTS WILL BE
UPDATED/REVISED AFTER CONCEPT COMMENTS HAVE
BEEN RECEIVED AND DISTRICT PARAMETERS
DETERMINED.
x NO PRELIMINARY ENGINEERING HAS BEEN
COMPLETED AT THIS TIME. LOTS/UNITS MAY NEED TO
BE ELIMINATED IN ORDER TO ACCOMODATE GRADING,
STORMWATER, OR UTILITY DESIGN.
x A SURVEY OF THE PROPERTY HAS NOT BEEN
COMPLETED AT THIS TIME. THE INFORMATION AND
BOUNDARY SHOWN HEREON SHOULD BE USED FOR
CONCEPT PURPOSES ONLY.
x TREE PRESERVATION, LANDSCAPING AND SCREENING
REQUIREMENTS SHALL BE REVIEWED WITH THE CITY.
x SOIL ANALYSIS SHALL BE CONDUCTED TO IDENTIFY
AREAS SUITABLE FOR STORMWATER TREATMENT.
x AREAS GREATER THAN 12% SLOPE FOR 50' MAY BE
CONSIDERED "STEEP". THERE ARE NO STEEP SLOPES
ON THIS PROPERTY.
126.79 ACRES
(ENTIRE PROPERTY)
8.21 ACRES
(CITY WTP PARCEL)
63.03 ACRES
(PROPOSED DEVELOPMENT PARCEL)
62.52 ACRES
(EXCLUDING 0.51 AC EX. R/W)
57.62 ACRES
"Buildable Area"
(;&/8',1* $&5(62):(7/$1'
PROPOSED URBAN - MDR ( 4-8 UNITS/AC.)
SINGLE FAMILY - 113 UNITS
MULTI FAMILY - 36 UNITS
TOTAL - 149 UNITS
DENSITY - 2.6 UNITS/AC.
WETLAND BUFFERS - 6.2 ACRES
PROPERTY BUFFER - 10.4 ACRES
STORMWATER - 5.4 ACRES
REMAINING ACREAGE - 35.62 ACRES
DENSITY - 4.2 UNITS/AC.
CONCEPT "MDR"
a/) $& 352326(':$<52$':$<
a/) $& 352326(':$<52$':$<
~XXXX L.F. - TRAIL (MUST EXCEED ROADWAY)
LOT EXAMPLES
MDR - LOT REQUIREMENTS
7,000 SQFT MIN LOT AREA (SF)
4,000 SQFT MIN LOT AREA (TWN)
3,000 SQFT MIN LOT AREA (MF)
50' MIN LOT WIDTH (SF)
30' MIN LOT WIDTH (TWN)
25' FRONT YARD SETBACK
15' CORNER YARD SETBACK
10' SIDE YARD SETBACK
20' REAR YARD SETBACK
EXISTING
STORMWATER
RUNOFF
PROPOSED
STORMWATER
RUNOFF
NOTES - LOT NUMBERS ARE COLOR CODED AS INDICATED
BELOW BASED UPON THE BUILDABLE WIDTH AT THE
SETBACK LINE. THEREFORE CORNER LOTS ARE LARGER
TO ACCOUNT FOR THE INCREASED CORNER SETBACK.
ADDITIONAL, THE LOT WIDTH ON A CULDESAC OR
TURNAROUND IS MEASURED AT 35 FT FROM THE RIGHT OF
WAY TO AVOID EXCESSIVE LOT SIZE.