HomeMy WebLinkAbout1985-05-13 85-179 ORDER85-179
Introduced by Councilor Cox, lfay 13, 1985
CITY OF BANGOR
(TITLE.) (@rb T Authorising Construction of Phase I and11, Rpads_._and
�__.... 1111.
Sewers - Pine Meadows Subdivision
.1..__1__ 11..--I---I.... -.1111.._ 11 11 ......... _1111
By lU as; Ca ueil of Ow My of Beeler:
ORDERED,
THAT the attached report of the City Engineer showing the
estimated cost of the construction of the roads and sewers in -
phase I and II of the Pine Meadows Subdivision on Finson Road
be and hereby is accepted; and be it further
ORDERED,
THAT construction begin on said roads and sewers as soon
as passible{ and be it further
ORDERED, ?:
THAT the sum of One Hundred Forty-three Thousand.. One Hundred
Dollars ($143,100.00) be transferred from the Reserve for Future
Construction - Sewer Fund to cover the cost of the sewers forr said
project, and the sum of Eighty-one.Thousind Fifty Dollars ($81,050.00),
be transferred from the Reserve for Future Construction - General
Fund for the construction of the roads; and be it further
ORDERED,
THAT the assessments for the Developer's share of said improve-
ments be levied as the lots are sold, with a minimum of six lot
assessments to be levied each year, for the first three years, and
the remaining assessments to be levied at the end of three years,
as more fully explained in said report.
'S:
85-1]9
ORDER
-85 MAY-9 P3:1Oxiue,
In City Council May 13,1985
vote for passage BYea, lswac• Authorizing c nstzUction Of. Vwse. I "and.II
voting Yes Bra n,cox CItY of ii.. �G•.. .............
Wvis,PraMel,Gass,Mc cagyNpGLEO ,Roads and Sewers Finer meadows subdivision -
wbeeler,Willey voting No Tilley
'
Ci [y Clerktr'oodby
�
onncilman.
y .. ..
CITY OF EAMCOR, MAIMS
Engineering Department
April 181 1985
To the Municipal Officers:
Reference is made to City Council Order No. 85-122 passed
February 25, 1985 directing the City Engineer to do a study to
determine the cost of constructing the roads and sewers in the
Fine Meadows Subdivision, which was recently approved by the
Planning Board. Plans and Cost Estimates have been completed.
Wich would indicate the following:
The Pine Meadows Subdivision is located on the easterly
side of Finson Road and the northerly side of Pushaw Road, and
would involve the construction of three streets: Shepherd Drive,
Airedale Kees and Vizsla Avenue. These streets would serve a
total of 75 single family house lots}} primarily intended for
manufactured housing: said lots varysng in size from 9:000 to
approximately 27,000 square feet. Seventeen of the lots will
front on existing streets, Pinson Road and Pushaw Road. In
addition to the street construction, the plans would require
.,the installation of storm and sanitary sewer systems as well as
water under a separate agreement with the Bangor Hater District.
The Developer proposes to construct the project in three
phases. The first phase would develop 15 of the lots which front
on either Finson Road or Pashaw Road, and would involve ditch
line modification of those streets, together with the installation
of storm and sanitary sewer systems. The second phase would involve
the construction of Shepherd Drive and Airedale Place, including
storm and sanitary sewers, which would serve an additional 31 lots.
The final phase would consist of the construction of Vizsla Avenue,
together with storm and sanitary sewers, and would serve the
remaining 29 lots. A more specific description, and a breakdown
of the cost of each phase is as follows:
PHASE I
This phase would involve filling in the ditch along Pushaw
Road, and installing a storm sewer with two catch basins, extended
to the existing drainage ditch which lies in the field to the south
of the development; the extension of an eight inch sanitary sewer
and six manholes, connected into the existing sanitary sewer
located near the above-mentioned drainage ditch: and the instal-
lation of four inch sanitary sewer laterals to each lot line.
Since Pushaw Road is presently an accepted street, the City would
pay two-thirds of the work attendant to the filling in of the ditch
and paving the edge. of the road; the remaining sewer work would
be fifty percent assessable, except that the Developer would Dave
to pay the entire cost of the sewer laterals to each lot.
-1-
II
This phasewould include the construction of
Shepherd Drive
between Finson Road and Pushaw Road;
the construction of Airedale
The estimated costs of Phase I
are as follows;
including eight
catch basins; and the installation of
City -
Developer
Total
Road
$ 71600.
$ 3,800.
$11,400.
Storm Sewer
9,800.
9,800.
19,600.
Sanitary Sewer
19,500.
$34v9OG.$31,100
17.500.
3355�000.
$6�i�bIIO.
Developer
Total
Road (Finson) $ 29680.
$ 1,340.
Sewer Laterals
Road ((Shephard &
0.
;•50� o0..
Airedale) 1500'$ 5.75 8,625.
57,005.
$ ,
$69,
Lots Served 1-131
26 & 27 = 15
Sanitary Sewer �18�
$47,855.
18 200.
6 RIM:
Assessment per Lot
$34,600 t 15
- $2,310.
II
This phasewould include the construction of
Shepherd Drive
between Finson Road and Pushaw Road;
the construction of Airedale
Place; the installation of a storm sewer system,
including eight
catch basins; and the installation of
an eight
inch sanitary sewer
with six manholes. Sewer laterals would also
be
installed to each
lot. The City's share of the mad construction would be $5.75 per
foot, and we would pay fifty percent
of the storm
and sanitary
sewers, except the .laterals.
The estimated coats of Phase I1
are as follows:
City
Developer
Total
Road (Finson) $ 29680.
$ 1,340.
8 4,020.
Road ((Shephard &
Airedale) 1500'$ 5.75 8,625.
57,005.
65,630.
storm Sewer 18050.
18,350.
36,700.
Sanitary Sewer �18�
$47,855.
18 200.
6 RIM:
��. 400.
$142;756.
Sewer Laterals
11
$
ll
,... 5.
Lots Served 14-25, 28-30, 49-64
. 31
Assessment per Lot $106,795 -' 31
= $3,445.
III
This phase would include the construction of vissla Avenue;
the installation of approximately 200 feet of storm sewer and two
catch basins; and the installationofan eight inch sanitary sewer
and six manboles. Service laterals would be installed to each lot.
The City's share of the mad construction would be $5.25per foot,
and the City would pay fifty percent of the storm and sanitary
sewers, except,. the sewer laterals.
-2-
The estimated coats of Phase III are as follows
Lots Served 31-48, 65-75 = 29
Assessment per Lot $80,290 s 29 - $2,770.
It is the Developer's desire to schedule the construction of
Phase I and Phase II during the 1985 construction season, deferring
the construction of Phase III until the demand for additional lots
dictates. Therefore, the current project would. utilize Finson Hoed
and Puahaw Road, and would require the construction of Shepherd Drive
and Airedale Place, with all appurtenant store and sanitary sewers.
A total of 46 lots would be made available at a total estimated cost
to the City of $82,755.00, a total cost to the Developer of $141,395.00,
and a total project cost for Phases I and II in the amount of
$224,150.00. The average assessment to the Developer would be
$3,074.00 per lot.
:COST / BENEFIT ANALYSIS
The property in its presently undeveloped state has "a valuation
of $27,800.00, and thus generates taxes of approximately $900.00 per
year; the area encompassed by the 46 lots in Phase I and Phase II
would generate approximately $550.00 per year. The City Assessor
has indicated that once the streets and utilities are installed and
the lots are ready for sale, than the value of each lot will increase
to approximately $6,000.00, so that the area encompassed by the 46
lots in Phases I and II will generate $8,830.00, or an annual increase
of almost $8,300.00.
CITY COST
It has been the City's policy during recent years to pay the
initial cost of the construction of residential subdivisions,
levying the assessments as lots ere sold, with all outstanding
assessments to be paid within three years; oris does not include the
development of the subdivision Plan, preliminary engineering, and
the installation of water, which the Developer must pay for at his
own expense. It is anticipated that the City would use funds from
the General Reserve and the Sewer Reserve funds to cover the costs
of the roads and sewers. Assuming that the City initially paid
-3-
Cit -7
Developer
Total
Road (Vizala)
1510% 5.25
$ 70930.
$461710.
$54,640.
Storm Sewer
3,680.
3,680.
7,360.
Sanitary Sewer
18.300.
$ 910
18.300.
$11 6�
$ 8,600.
Hexer Laterals
11 600.
11 600C-80.
Lots Served 31-48, 65-75 = 29
Assessment per Lot $80,290 s 29 - $2,770.
It is the Developer's desire to schedule the construction of
Phase I and Phase II during the 1985 construction season, deferring
the construction of Phase III until the demand for additional lots
dictates. Therefore, the current project would. utilize Finson Hoed
and Puahaw Road, and would require the construction of Shepherd Drive
and Airedale Place, with all appurtenant store and sanitary sewers.
A total of 46 lots would be made available at a total estimated cost
to the City of $82,755.00, a total cost to the Developer of $141,395.00,
and a total project cost for Phases I and II in the amount of
$224,150.00. The average assessment to the Developer would be
$3,074.00 per lot.
:COST / BENEFIT ANALYSIS
The property in its presently undeveloped state has "a valuation
of $27,800.00, and thus generates taxes of approximately $900.00 per
year; the area encompassed by the 46 lots in Phase I and Phase II
would generate approximately $550.00 per year. The City Assessor
has indicated that once the streets and utilities are installed and
the lots are ready for sale, than the value of each lot will increase
to approximately $6,000.00, so that the area encompassed by the 46
lots in Phases I and II will generate $8,830.00, or an annual increase
of almost $8,300.00.
CITY COST
It has been the City's policy during recent years to pay the
initial cost of the construction of residential subdivisions,
levying the assessments as lots ere sold, with all outstanding
assessments to be paid within three years; oris does not include the
development of the subdivision Plan, preliminary engineering, and
the installation of water, which the Developer must pay for at his
own expense. It is anticipated that the City would use funds from
the General Reserve and the Sewer Reserve funds to cover the costs
of the roads and sewers. Assuming that the City initially paid
-3-
the total cost of 8224,150.00, then the estimated annual loss
of interest on the money used would be $23.500.00. In addition,
an additional $500.00 per year would be expended for plowing,
salting and maintaining the new roads, making a total annual
cost to the City of $24 000.00. Since the tax revenue would be
increased a minimum o£8,000.00, the net cost to the City would
be $16,000.00 per year.
An mentioned previous i9 the outstanding assessment on each
lot would be approximately $$3,0%4.00, so that if six lots were
sold each year then the assessments received, plus the increased
taxes, would more than offset the City's annual cost. It should
also be pointed out that the installation of a manufactured housing
unit or the construction of a single family home will further sub-
stantially increase the taxes received amounting to an estimated
$500.00 additional increase per lot. �he 46 lots will eventually
generate approximately $35,000.00 annual taxes when fully developed.
At the end of the first three years, it is proposed that any
outstanding assessments be levied. The payment of these assessments
might be in the form of annual payments plus a fixed interest per-
centage, depending upon the amount of the outstanding assessment.
EDUCATION & PUBLIC SAFETY 005TE
Additional costa will be realised for required police and
£ire protection, and for the education of school age children
within the project area. Recent studies indicate that manufactured
housing unite generate an average of .64 students per two or three
bedroom unit, which is almost identical to the average for two and
three bedroom single family homes. It cannot be determined how
many of these units will be occupied b9 new families who are not
presently in the Bangor school system; generally speaking, Bangor's
population has not increased for a number of years, so there may be
no additional impact. Recant statistics furnished by the School
Department indicate an average annual cost of education per student
to be $1,850.00, or an average cost per household of $1,185.00.
This amount is obviously in excess of the taxes that would be
generated, based upon an average value of $309000.00 per property.
The cost of police and fire protection attributed to residential
service is not clear; however, assuming a coat of approximately
$190.00 per household, then the total cost of City services would
be approximately $1 800.00, which would require a fair market value
per lot in excess oY $80,000.00. Since a majority of the residential
single family pro$erties in Bangor do not have such value, than it
is clear that residential taxes do not generally cover the cost of
City services.
It should also be pointed out that the actual cost of education
may not increase as a result of the construction of new households,
but instead, the cost of education per student may be lowered if
a certain number of additional students are added to the school
system. This is assuming that there is a certain amount of addi-
tional capacity in the present school system.
-4-
It should be noted that all of the above-mentioned costs
apply to all housing units constructed in the City, and not only
to the subject project. The same impact would be felt for every
single family house constructed, whether it be part of this
development, an existing subdivision, or an individual house
lot; consequently, it is felt that this project should not be
singled out except for the cost of the new roads and utilities.
RSOCPII4EffiIATIOH
It is recommended that Phases I and II of the subject project
be constructed, with the initial expense of the road and sewers
in the estimated amount of $224,150.00 to be paid by the City out
of the General and Sewer Reserve funds. It is further recommended
that the assessments, estimated at $3.074.00 per lot, be assessed
as each lot is sold, subject to the receipt of an acceptable Sub-
ordinate Agreement from the Developer, with a minimum of six lot
assessments to be levied each year, and further provided that all
remaining assessments for the lots in Phases I and II be levied at
the end of three years from the data of the completion of construc-
tion and the submission of a final report to the City Council.
Respectfully submitted,
"Wt_ -7 T '-c�-11(
JTF:jkp John T. Frawley, City'Thgineer
-5-