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Home My WebLink About09262022 City Council Special Meeting LAYDOWN 2 SMIC Bench Presentation.i DOWNTOWN SEWARo PROPOSED E DEVELOPMENT a'{CT rM s AREA: 833,34 AC,, �.. PERIMETER: 26,299.55 FTC ` v t ot } 4 `ti ` 5 %e ►� t .All Is development on SMIC Bench feasible? City of Seward set out to determine if it could be done and if so, how to do it. R&M Project Team: • Dave Hale, PLS, Senior Land Surveyor • Taryn Oleson-Yelle, AICP, Planner • Bob Pintner, PE, Geotechnical Engineer • Don Porter, PE, Utility Engineer Desktop Analysis: • Reviewed existing public data including soils, wetlands, contours, imagery, etc. from federal, state and R&M past work sources • Referenced Bidtabs for cost estimates (local communities or state provided values for average cost of construction by component) • No on -site survey or detailed engineering was done as part of the Feasibility Study Why conduct a Feasibility Study? Land in the Seward area is constrained Availability of Housing & Childcare are primary factors for moving to and staying in Seward Seward is having a housing Impacting public services, the economy & longevity of the crisis; availability is minimal community in the short & long term City of Seward is exploring development opportunities for its vacant land to meet community needs SMIC Bench is the largest vacant, undeveloped city -owned parcel Desktop analysis of physical opportunities and constraints of SMIC Bench (Geotech, existing utility connection points, etc.) Set boundaries of potentially developable area per Step 1 Select planning -level lot sizes per City of Seward character (lot size of 10,500 sq ft to accommodate R1, R2 or R3 zoning) 0I.l1la • • _ Locate primary and secondary access points from Nash Rd to top of bench Design Preliminary Subdivision Concept Refine Subdivision Concept Seward Marine Industrial Center (SMIC) Bench Size: City parcel is 1,828 acres I feasibility study considered the northwestern 833 acres Access: via Nash Road Zoning: Resource Management (partially developable lands subject to steep slopes) Adjacent Land: USFS (north), AK DNR (east), Spring Creek Correctional Center (southeast), SMIC (south) Residential use on the Bench would be compatible Physical Conditions Geotech Shallow bedrock Steep Slopes Getting to the Bench is steep Topography Bench has plateaus and rolling hills Hydrology Creeks and drainages are present Access I Grades Cannot exceed 10% & no more than 4% within 100 ft. of an intersection Primary Access North Access Rd. Secondary Access KBP development code requires secondary access for subdivisions 30 lots + Blasting is anticipated Utilities High production capacity public groundwater well(s) near existing city wells Condition and impact to existing wells and shared aquifer need to be evaluated Water Source High -capacity public groundwater well(s) on Bench Options: Shallow bedrock and assumed lack of producing aquifers make this unlikely Private groundwater wells on dividual parcels Same challenges as public groundwater wells on Bench • Surface water impoundment and water intake in nearby creek p Y 0060 Highly influenced by climate conditions, would require a water treatment plant • Connect to city water distribution network at Nash Road Pumping stations to get water up the mountain and large storage facilities on the Bench would be required Existing SMIC water treatment plant would require expansion & modernization Utilities Water storage tanks are likely needed for peak demands, emergency storage, and fire flows Water Treatment, Storage & Distribution: a Booster stations, high-pressure transmission main from source wells to Bench water treatment plant, & pressure reducing valve stations likely Utilities Sewer Collection, Treatment, & Disposal: Recommended: Public sewer collection system (Wastewater Treatment Plant) maintained and operated by the city On -site systems are not practical due to geography and topography Alternative: Pipe wastewater downhill and discharge into existing city sewer lagoon Lagoon would require expansion and associated improvements In -line hydro turbines could be considered to recapture potential energy of downflowing wastewater, generate electricity and supply power to offset energy consumption by the booster stations Utilities Electricity & Communications O Overhead electric is existing on Nash Road; tying in may require upgrades to meet demand but is assumed feasible Overhead lines recommended due to bedrock Concept Design 674 lots for Residential housing Slopes on individual lots are at 20% or less with a few exceptions 10,500 sq ft lots to R2 and multifamily district. accommodate R1, permitted in an R3 Site for Elementary School / Tsunami Evacuation Flexibility for institutional and commercial land uses (restaurants, home -based offices, school) based on density, market, and community desires Concept level: this will be refined as more information becomes available and detailed design work is authorized. Don't fall in love with Lot 7 Block 2— it's going to change! N:] I tS• uuiSGr£+WG�iHAtE•Oi�FF]l EFEI➢uNRFlHmxYILA ....' _ _.I 1. 7-1INIEi:'AL 5 lE,; +., �.... uz a x 9 �g,4E8- — ei a -�.1 1-2 4 —`— L --- — — — — -- --- + TSJNAWIANI CENTER SITE I I �\ l\ � `�,�y` ��\ ` 1� ~• ` ysm I Lz 1'j, rt $ - - - - - - - /f y CMCEar jai PROPOSED Sir11C BENCH SUBDIVISION y (! - M1�� . E `u 'I 1J •x or 1peci a 4'tlAix or .FlLv t. f`W f4Ai N 90-M +. ,; 1 , c sr 11, El, All, el r li.srn Arl - r ns1.:n wLnol�mx a� A e r CIO& s NZ AZ +f' --J ' `t�i _� �, .,.� IRt .rk.r �t '' ■ lei• ,. i-.rI -'.;•.� �a'vR+a r.- �=-K.F ` 't'w !J � � s ` M •P'�, ' # � �... • '` � * t _tom �t 'lf a( � '' � _�f � EAd AL a v4*%�Nk V'" OA. Concept Design I 3D Visualization Fly Through Rough Order of Magnitude Cost Estimate INFRASTRUCTURE NEEDED Road Construction from Nash Rd to Bench Interior Subdivision Roads Water, Sewer, Electric, Communication Lines Total Estimated Development Cost Price per lot to break even on develop costs (total costs - 674 lots) $27.41 million 20% ($5.48 million) $32.6 million $74.55 million $134.55 million $199,639 20% (6.52 million) 25% (14.91 million) $24.91 million *Contingencies are included due to the conceptual level of engineering High percentages also account for future development costs SMIC Bench Development � It IS Feasible • Large, developable space to expand housing & development in Seward • Flexibility to accommodate different types of housing, commercial, and institutional land uses • Tsunami evacuation for Nash Road neighborhoods & SMIC • Abundant recreation opportunities • Access roads and utilities are essential and, though up -front costs are high, can be done This is a conceptual subdivision; with more information gathering and as more players come to the table, design and costs will be refined