Friday, October 31, 2008

Multiple Sanitary Sewer Service Taps

With our Infiltration and Inflow Program (intended to remove storm water from the sanitary sewer system), we are finding multiple properties connected to the same sanitary sewer service. A sanitary sewer service is the pipe that carries sewage from a home to the public sewer main. Multiple taps occur when more than one home is connected to the same sanitary sewer service. Though once allowed, such connections are prohibited today because they can create problems in the following ways.

· Sewage from one or more homes can back up in another home
· When backups occur, it is very difficult to determine the source of sewage
· Sewer services are typically 4 or 6 inches in diameter and not feasible for cleaning as are 8-inch public sewer mains
· Services are usually on private property and can be difficult to access due to fences, shrubbery, driveways and even buildings

When city staff encounters multiple service taps, the affected property owners are notified and asked to correct the problem by separating the services. Sometimes this requires installing a public sewer to serve their homes. In such cases, the city has worked with property owners by hiring a contractor and spreading the cost to the homeowner over a ten-year period. Payments have even been placed on monthly utility bills to lessen the burden of cost.

With the I&I program moving into the more mature area of our community, it is likely city staff will find more of these multiple services. In some cases, property owners are thankful and relieved that their sewer backup recurring problems can be resolved.

If you have a question as to your service, feel free to contact the Sanitary Sewer Department at 961-9416 for assistance.

Friday, October 24, 2008

Balloon Museum Ditch

Many comments have been received about the falling ditch immediately north of the Balloon Museum on N. Hwy 65/69. The south side of the ditch began falling in July after the heavy rains so a claim was submitted to the Federal Emergency Management Agency (FEMA) in August. FEMA is reimbursing the city 90% for other storm-related damage including sanitary sewer damage and clean-up expenses.

FEMA’s initial reaction was to request soil tests from the area to determine if the ditch is falling due to some other reason. The city consequently hired soil engineers Allender Butzke and they found that the ditch is failing due to moisture and “fill” dirt. A culvert extension west from Highway 65/69 was the recommended solution.

FEMA representatives have advised that the city claim will be denied because the condition was pre-existing. However, the city intends to appeal that decision since storm water caused the fill dirt to collapse. We’ll not know FEMA’s decision for several weeks.

In the meantime, the ditch will be watched closely and action taken as necessary. Estimates to shore the fallen section are in the $40,000 range.

Thursday, October 16, 2008

Land Development

I am sure some or most of you have read about an offer the city received to purchase land on the city's north side (west of the Veterinary Clinic). I was opposed to the sale because the owner wants to build a single-family dwelling which will very likely inhibit future growth. Commercial and/or high density growth is important to a city because it builds tax base and helps keep taxes stable.

Shown below are excerpts from a memorandum I wrote to elected officials. It will explain the reasons for my recommendation.

· City land totals 1.54 acres comprised of 6 lots
· The city paid $3,600/acre, not including staff time, in 2002
· Mr. Eubank intends to build a single family dwelling, but has not been specific about location
· The land Mr. Eubank wants to build on is owned by Harry and Mark Piffer
· Mr. Eubank’s former home (immediately west) sits on approximately 30 acres and significantly inhibits higher density use
· The Comprehensive Plan shows the first 600’ of frontage as C-2 (highway commercial), the next 200 as R-3 (multi-family—serves as buffer) and the remainder as R-1 (mixed and single family residence)
· Note that 600’ of commercial may not serve future needs—Wal-Mart has 1,000’ and Noble Ford is 700’
· Connect fee for sanitary sewer is $3,672/acre plus 4.5% interest. This sewer was installed to help stimulate growth.
· A 5-10 acre acreage may limit collection of the connection fee. We do not know the total number acres Mr. Eubank’s home will occupy.
· This land is zoned A-1 and requires a minimum of 20,000 sq. ft. (nearly ½ acre) with a 125’ minimum lot frontage.
· Hoover Avenue will eventually cross (east/west) this area possibly resulting in a very large assessment
· City code does not prevent a single family dwelling from being built on this property
· Undeveloped land sells for about $10,000 to $15,000/acre according to a realtor’s estimate (obtained during Country Club purchase offer)

Based on the above, I cannot recommend sale of this land for a single-family dwelling based on the following:

· The land is a natural growth area
· The single family dwelling could prohibit higher density growth
· The city installed sanitary sewer at a cost of $375,045 to promote development
· Future Hoover paving could be inhibited by a single-family dwelling and the size of the assessment (W Euclid??)
· The city land can be sold when a higher density development occurs
· A full development plan should be submitted in order to assure the highest and best use of the entire property

Should council prefer to sell the property, I suggest the following:

· A site plan showing the single family dwelling is in a location that does not limit normal density single family and/or multi-family dwelling construction/development—that is, Howard, Buxton and 1st Streets should be able to extend to Hoover uninhibited by this home.
· Price/acre be at least $10,000 (consistent with the realtor’s estimate)
· A minimum of 5 acres be included in the sanitary sewer connection fee (return on investment)
· An agreement with Mr. Eubank to a future paving assessment should he still own the land adjacent to or within 300’ of Hoover

My recommendation was based purely on “community” benefit and not intended to be negative toward Mr. Eubank. The city has invested heavily in sanitary sewer and the result should be a return on that investment (high density growth). Residents can expect no less.

Tuesday, October 7, 2008

Taxes, taxes, taxes

Nobody enjoys paying taxes, and, we all think they are too high. I am not about to write anything different about those perspectives. But, I'd like to give you an idea of how Indianola's taxes rank in the state.

We typically rank Indianola with cities that have a population of 6,500 and greater, and, there are 62 of those cities. 6,500 population is somewhat arbitrary but when we first started comparing, it was about one half of Indianola's population. Seemed like a good place to start.

Your taxes are made up of 3 primary sources: Schools, County and City. The total tax rate for these entities is $39.16. That tax rate ranks 28th among those 62 cities meaning that Indianola's tax rate is in the lower one half of these cities. Personally I think that is quite good when considering Indianola does not have alot of commercial and industrial tax base.

Indianola's "city" tax rate is $11.65 and ranks 14th among those 62 cities. Again, I think we do very well especially when considering cities like West Des Moines, Coralville and Waukee have a higher tax rate. These are high growth areas with significant commercial and/or industrial tax bases from which to generate revenue.

And, that is another factor to consider. Indianola's tax base per capita ranks 28th among these cities. That means that even with a smaller tax base, we manage to have a lower tax rate than 14 cities with more taxable value.

Again, no one likes to pay taxes, and, we all think taxes are too high. But at least you now know how Indianola's taxes rank in our state.

Thursday, October 2, 2008

CORRECTION Annual Fall Clean-up Program

The Ad in the Indianola Record Hearld stating curb side clean up is incorrect. This is a drop off program only you will need to take your Large Items to the Brush Facility October 11th, 2008 from 9:00 a.m. to 3:00 p.m.

For additional information please contact City Hall at 961-9410.