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MANITOWOC BEACH LAND USE AND UTILITY STUDY TOWN OF TWO RIVERS, WI MAR 1978 f@j U - S - DEPARTMENT OF COMMERCE NOAA COASTAL SERVICES CENTER 2234 SOUTH HOBO-ON AVENUE CHARLESTON , SC 29405-2413 14ANITOWOC BEACH LAND USE AND UTILITY STUDY Town of Two Rivers, Wisconsin COASTAL ZONVE Px0pa---ty C C 1@,A: G- IA T11 0 N--'-T T. am MANITOWOC BEACIi CI TIZEN'S COMI@17TTEE Engineering Consultant; Brey, Stuewe and Braun Planning Consultant: Gary L. Peterson & Associates March, 1978 Financial assistance for the preparation of this report has been provided througla the Wisconsin Coastal Management Program by the Coastal Zone Management Act of 1972, admin- istered by the federal office of Coastal Zone Management, National Oceanic and Atmospheric Administration. Table of Contents List of officials Description of the Area 1 Land Use Survey and Analysis I Land Use Density 3 Types of Commercial Uses 3 Property Ownership 3 Building Conditions 4 Soil Suitability and Depth to Ground Water 4 Problem Identification 7 Potentials Identification 11 Planning Objectives P-1 Project Improvement Objectives P-2 Standards P-3 Alternative Land Use Plans P-5 minimum Development Plan P-5 Moderate Development Plan P-6 Maximum Development Plan P-7 Street Plans P-8 Potential Land Assemblages and Land Acquisition . P-8 Selected Development Plan . P-9 Implementation Chart P-10 Zoning . Z-1 Appendices I & II Table of Contents for Engineering Report is on the colored divider sheet. Financial assistance for the preparation of this report has been provided through the Wisconsin Coastal Management Program by the Coastal Zone Management Act of 1972, admin- stered by the federal office of Coastal Zone Management, National Oceanic and Atmospheric Administration. List of officials Town officers Ray Taddy, Town Chairman James Englebert, Supervisor Henry Meyer, Supervisor. Roger Tess, Assessor Janet Haws, Clerk Manitowoc Beach Citizents Committee Executive Committee Oliver Larsen, Co-chairman Nils Becker, Co-chairman Jerry Jerikowic Bill Peterson Harold Barbeau Lawrence Mason Ernest Swoboda Don Welnetz, Secretary Members Paul VanZon Emma Schlotthauer Eleanore Mir Marvin Ruelle Clara Meyer Norman Luebke Don Mahlberg Walter Klein Peter Bartel Dan Kaderabek A.A. Mir Harold Homeyer Lesli Peterson Willard Erdman Mrs. Norman Luebke J.F. Urbanek Ollie Larsen Mrs. Lawrence Vanne Gordon Radandt, Sr. Leroy Reindl Bernard Brouchoud Jacob Schlotthauer Mary Royer John R. Jaehnig Rosemary Wrobel Mrs. Wilbert Koch Wilbert H. Koch James Danforth County Planning Staff Jerry Kirchner, Director David M. Sprehn, Senior Planner Engineering Consultant Brey, Steuwe and Braun( Planning Consultant Gary L. Peterson and Associates DESCRIPTION OF THE AREA The Manitowoc Beach Study Area begins at a point that is at the center of the Chicago and Northwestern Railroad right-of-way. and Town Line Road, otherwise known as Woodland Drive. From that point the boundary goes south on the center line of Woodland Drive which corresponds to the boundary line of sections 9 and 10 and sections 5 and 16 crossing Memorial Drive and intersecting Lake Michigan, a distance of about 2,050 feet. Then the boundary goes in a northeasterly direction along the Lake Shore of Lake Michigan to the Two Rivers city limits which corresponds with the eastern line of.section 10, a distance of approximately 6,150 feet. Then the boundary goes north along the City of Two Rivers city limits which is also the center line of both Lohman Road and the eastern boundary of section 10 to a point that is'the center line of the Chicago and Northwestern Railroad right-of-way, a distance of about 750 feet. Then the boundary goes in a southwesternly direc- tion along the center of the Chicago and Northwestern right-of-way to the point of beginning, a distance of about 5,600 feet. LAND USE Survey and Analysis A land use survey was conducted of the Manitowoc Beach area in November, 1977. This survey was to determine how the land is used. On some occasions the-land use boundaries correspond to property boundaries, but in other instances they do not. The results of this survey are shown on Table 1 and on Map 1,. As Table 1 indicates, close to 2/3 of the developed land is in residential use. Most of this is in single family houses with only a few mobile homes. The-Erdman'Automobile Dealership accounts for most of the retail space and is a significant land use occupying more than 10% of the developed land. It 'is-interesting to note that only about 20% ofthe area is occupied by streets, which is a low percentage. Normally an area developed in urban uses would be about 30% streets. This indicates that the residential and commercial uses-which exist make efficient use of the streets. In the case of Manitowoc Beach this efficiency reflects the small lot problem, but has the advantage that small lots are the most economical to serve with public utilities. These small lots have partially created the water and sewer problems which themselves do not show up on the land use survey. However, these problems are well documented elsewhere. Table 1 EXISTING LAND USE (Excluding Lakeshore Land) Percent Percent- .Acres Developed Vacant Single Family Residential 30.84 60.8 24.4 mobile Home Residential 1.13 2.3 .8 Wholesale and Storage .57 1.1 .4 Retail Store 8.45 16.7 6.5 Streets 9.70 19.1 7.5 Total Developed Land 50.69 100.0 39.6 Vacant Land 77.35 60.4 Total Land 128.04 100.0 Density 128 units on 31.97 acres = 4 units per acre. Source: Consultant Survey - November, 1977 The land use survey focused on the area north of Woodland Drive, south of the Two Rivers city limits, and between Chicago and Northwestern Railroad tracks and Memorial Drive. Within this area 60% of the land is-still vacant which indicates that there is much area for future development of a yet undetermined type. The Existing Land Use Map, Map 1, shows that there are three large vacant areas. one is at each end of the area and the third is between West and East Streets and backs,up.to the railroad tracks. In addition, there are scattered vacant parcels through out. The commercial properties all front on Memorial Drive while the wholesale business is on West Street at the railroad tracks. The residential property is mostly located on the numerous dead end streets from West Street to the east. -2- CITY 0 F TWO Ri ERS; EXISTING LAND USE Manitowoc Beach IN-111 AVEN @OOSEVELA @E ;00051 Mimi 0 500 A @J Planning consultant: L w7 lim Gary L. Peterson & Associates LAKEVIE@ AVENUE J ........ ........... ............ Single Family Residence .................. ........... Mobile Home ............. Manufacturing and Wholesaling rjP .......... Retail Commercial .......... 4 Parking Vacant Fi-n,j,@l @ssiStance for the preparation of this map has be@en provided through the Wisconsin Coastal management P11,1111,1 i@y the C ... tal Zone Management Act of 1972, admin- lstOrLld I,y the federal office Of Coastal Zone Management, Source: Consultant Survey oceanic and Atmospheric Administration. November 1977 Density The density of housing units as shown on Table 1 is four units per acre. This calculates to an average of less than 11,000 square feet per lot. For an area that is unsewered this is e;<ceedingly small, but for an area that is considering installing public utili- ties it is an efficient average lot size. As indicated from the term 'average', some of these lots would be larger while others are smaller. Some of the smaller lots although efficient to be provided with utilities, may be too small to provide the privacy and other living space normally associated with a single residential unit. Types of Commercial Uses Presently there are four commercial uses within the Manitowoc Beach area. These include the Erdman Auto Dealership, and three taverns: Lenny's, Cedar Lodge and the Beach Club. The auto dealer takes up more than 7 of the 8h acres that are utilized for retail land use. It is important to note that there are only four retail land uses and only two types retail land use. It is worth noting that there are no retail stores, such as a grocery store or a dry goods store, and there are no restaurants or service stations. The land which contains the billboards would for the purposes of this survey not be considered as commercial land use and the beer distributor is considered wholesale-industry rather than a retail use. PROPERTY OWNERSHIP Property ownership records as provided by the County Assessor's Office were reviewed for the address of theproperty owner. Map 2 indicates the location of these property owners. The area of most single family residential units, principally along West Street, Lake View Avenue, Davis Street, McKinley Street, Turner Street, Florence Street and Lohman Street, show land that is apparently owned by the occupant. Erdman Motors and some of the residential parcels along Memorial Drive also are shown'as being owner occupied. Within this same area scattered parcels are shown to be owned by a person or persons with an address in either Manitowoc or Two Rivers. It is assumed that these are renter occupied dwellings. Several large parcels of land on Woodland Drive and adjacent to the Chicago and Northwestern Railroad tracks have an owner with an address of Manitowoc. Another large parcel located in the northeast cotner. of the project is owned by an estate with an address in Illinois. A third large area generally located east of West Street, north of Lake View Avenue and east of East Street, is owned principally by a person with an address in the Milwaukee area. These three large -3- LAND OWNERSHIP man@towoc Beach 3 Us M. t: ....... 6 5 tE::: :::@ ...... _A EVIEw AVENUE .............. 12 Block Boundary and Numb . .................... Apparent Owner Occupied .... . .... ......... Owner with City of Man .................... .............. ............ ......... ...... ... .......... .......... .......... TWO Manitowoc .. . .......... State Of Wis Other United Financial assistance for the preparation of this map has been provided through the Wisconsin Coastal Kanagement Program by the Coastal Zone Management Act of 1972, admin- F 7v Land Owned by U.S. Vat istered by.the federal office of Coastal Zone Management, National 0 eanic and Atmospheric Administration. Source: Manitowoc Count vacant parcels constitute most of the 77 acres of vacant land with- in the project area and therefore are being controlled by absentee .ownership. There are also four parcels along Memorial Drive which are owned by people with addresses in other areas of the country. BUILDING CONDITIONS A survey was conducted of each housing unit in the Manitowoc Beach area. Based on an exterior survey four elements of each house were observed, these included: the foundation; the exterior walls; the roof; and the windows and porches, as one unit. These four elements were graded as follows: satisfactory; with problems, which meant some repair was needed; and, unsatisfactory, which meant ma3or repairs or a condition beyond repair was observed. Each unit was then summarized into a final category as follows: Standard - All four elements rated as satisfactory; Dilapidated - The unit had from one to fou r elements listed as a problem; Deteriorated - The unit had one element rated as unsatisfactory; Substandard - The unit had two or more elements as unsatis- factory or it was abandon. This-information was then summarized in Table 2 by blocks, block boundaries are shown on Map 2. As indicated on Table 2, 51 of the 128 units were listed as standard, although they may have interior elements that would not generally meet accepted codes. Sixty two of the 128 units are definitely in need of some type of rehabilitation and at least 15 units may require demolition and/or removal. SOIL SUITABILITY AND DEPTH TO GROUND WATER The U.S. Department of Agriculture has conducted soil surveys for much of the United States. The primary reason for collecting this information is for agricultural purposes, but information gathered can be used for providing guidelines on suitability of urban type developments on land.- These suitabilities are of a general nature and for any specific siting an on.,site soil analysis is required, but in general terms these suitabilities are an indi- cation of what will be found. The area occupied by most of the houses in Manitowoc Beach,is of 'a Tedrow Soil,. which is a some- what poorly drained, sandy soil. The frontage along Memorial Drive north of Turner Street is located-on a Oakville Soil, which is a -4- Table 2 BUILDING CONDITIONS Block Number Total Standard Dilapidated Deteriorated Substandard 1 13 3 4 1 5 2 5 3 2 0 0 3 6 2 3 1 0 4 6 1 3 2 0 5 14 7 3 2 2 6 14 5 3 3 3 7 10 3 4 2 1 .8 7 3 1 1 2 9 8 4 4 0 0 10 3 0 3 0 0 11 6 3 3 0 0 12 12 5 4 @3 0 13 11 4 3 2 2 14 13 8 5 0 0 128 51 45 17 15* *13 of these are uninhabitated and/or abandon. Standard - Exterior Satisfactory; May need interior Rehabilitation. Dilapidated In need of.Rehabilitation. Deteriorated In need of significant Rehabilitation or possibly Clearance. Substandard - In need of Clearance. Source: Survey Conducted by Gary L. Peterson, November 1977 -5- well to moderately well drained sandy soil. The area between West Street and the north project limits, which is generally heavily wooded, is located on a Gramby soil, which is a sandy soil described as poorly and very poorly drained.with rapid permeability. A large wooded area along Woodland Drive is on a Keowns Soil, which is a poorly drained loamy soil. The area generally occupied by Erdman @Motors is a Manawa Soill which is a somewhat poorly drained soil. The following is a summary of the 'soil suitabili.ty and depth to,ground water: Dwellings Dwellings- Depth -to Septic with without Soil Series Water Table Tank Basements Basements Tedrow 1-3 ft. severe severe moderate Oakville 3 ft..& more moderate moderate slight Gramby 0-1 ft. very severe very severe severe Keowns 0-1 ft. very severe very,severe severe Manawa 1-3 ft. very severe severe severe -6- PROBLEM IDENTIFICATION As Identified by Beach Citizens consultant Comments (Problems are identified in order of importance as identified by Manitowoc Beach Citizens.) 1. Lack of well water that is The major objective of our program is drinkable. to correct this situation. 2. Lack of sanitary sewer system in Another major reason for working on that private disposal systems do this program. not work the way they should or do not exist. 3. Need for housing rehabilitation The Community Development Program is well designed to help in meeting this need. 4. Uninhabited houses and mobile The Town Board has initiated action to homes. assist with this plus the Community Development Program can assist in the funding of this effort along with the establishment of the Community Develop- ment Authority. 5. Storm water does not drain Apparently'exists in only a portion of properly. the area, but the problem can be pretty well eliminated with a storm sewer system. 6. Lack of governmental@action. Apparently it is a combination of lack of citizen political involvement and governmental units not oriented to resolving the type of problems found in the area. 7. Animal pests. Clearing of vacated structures should assist in that, plus animal control ordinance and enforcement and a pro- gram to rid the area of other undesir- undesirable animals. Lack of law enforcement. A combindtion of alert citizen recording, committee-police involvement and police enforcement. 9. A-rea lacks a focus.* To become a viable, healthy n6ighbor- hood, an area such as this needs a public or semi-public area or structure to serve as a point of identification. In the case of Manitowoc Beach this could be a park, water tower, etc. *This problem was identified by the Consultant. -7- 10. No street lights on Memorial Dr. An item that should be discussed with the State Highway Division, Town Board, Utility District and Community Develop- ment Program. 11. More than a "fair share" of low An important element of consideration and moderate income residents. in preparing policies in both what is done and how. 12. Vacant sub-standard lots. A utility program might eliminate there sub-standardness, eliminate the fact that they are vacant or the Community Development Program can be utilized to eliminate the problem. 13. Lots are too small in many cases The Community Development Program along to permit adequate residential with the Community Development Authority living. can eliminate some of these problems. 14. Lack of a park. The Community Development Program, LAWCON Program and the Town or Community Develop- ment Authority can eliminate this problem. 15. Poison Ivy on vacant land. The Committee should work with the Town Board and the Town Attorney in eliminating this problem. 16. Too many traffic signs on Probably a Bureau of Public Roads Memorial Drive. requirement but the Committee could contact the.State Highway Division and talk to them about this. 17. Social problems.* An element that the Committee could work on as a Community project. The first element would be to specifically identify what these problems are. 18. Need for increased fire A problem the Committee could work on protection. with the Fire Department and possibly utilize Community Development Program if financial assistance is needpd. 19. Low value of real estate. If the other problems are resolved the market place will eliminate this problem. 20. Lots do not conform to the Either rearrange the lots with the use Zoning Ordinance. of the Community Development Program, change the Zoning Ordinance or be satis- fied to.live with n6h!--confbrming lots. 21. Lack of planning on vacant land. A problem that this planning program is intended to resolve. *This, problem was identified by the Consultant. 22. Trash on all lots. Possibly this could be eliminated through Committee and neighborhood actions or if an ordinance is required the Committee approach the Town or County to pass and enforce. 23. Traffic on local streets. Most streets are well designed toeliminate all but local traffic, while "hot rodding" is a traffic enforcement problem or a passing fad. 24. Memorial Drive and Town roads The Committee can communicate with the are not plowed properly. Town and County to eliminate any problem that may exist. 25. Fire-arms being discharged A matter of education, law enforcement, in a residential area. or animal pest elimination. 26. Small homes.* The Community Development Program, housing Iprograms and/or private housing market can eliminate the problem. 27. Tax delinquent land. The Town or the Committee through a Com- munity Development Authority should pick up the land and hold for public use or private resale. .28. No street lights in area. If it is deemed desirable a Town or Community Development Program should acquire street lights. 29. Streets are not located within Any driving area that is not located the designated right-of-way. within the publically owned right-of-way should be 'so located while it may not be necessary to locate driving lanes within the center of the right-of-way. 30. Lack of street signs on north The Committee in its official capacity side of Memorial Drive. should approach the State Highway Division requesting the signs. 31. Trash on vacant lots. A Community project could possibly eliminate some of the problem while an ordinance with enforcement at the Town or County level could eliminate most of the rest. 32. Absentee ownership. A result of the low value of real estate and can,if deemed undesirable,be eliminated by acquisition by the Town or a Community Development Authority. 33. Memorial Drive traffic. A regulated State Trunk Highway from which some traffic will probably be eliminated when the Interstate Highway is completed. *This problem was identified by the Consultant. -9- 34. Off-the-road vehicles on This appears to bea trespastinglproblem. private property. which if necessary to eliminate would require fences 35. Truck traffic on West Street.*, Possibly could be rerouted on a new street or the uses could be bought out by the Community Development Authority. 36@. Lack of sidewalks.* This may not be a problem. 37. Urban area with Town government.* If the other problems are resolved this may not necessarily.be a problem. 38. Area has not been annexed.* Again, this may not be a problem. *This problem was identi fied by the Consultant. -10- POTENTIALS IDENTIFIED BY MANITOWOC BEACH CITIZEN'S COMMITTEE As Identified by Beach Citizens Consultant Comments (These potentials were identified by the Manitowoc Beach Citizen's Committee as reasons why they lived in the area. The potentials are shown in order of importance as designated by the Committee.) 1. Good location - close to two Without question a very advantageous cities and their place of element of Manitowoc Beach is its employment. general location between the two cities. For this reason the Mall and Erdman Motors have located where they have. 2. Privacy. Certainly a result of a number of things including having the woodland dunes on one side and Lake Michigan on the other, most streets are dead end, no sidewalks, no street lights and in some areas a reasonable space between dwellings and in other areas vegetation separating dwellings. 3. Living on the Lake. Currently a strong incentive and would be admired by a certain segment of our population. 4. Was a low tax area. This is a direct reflection of the low real estate value, which is a result of all the other problems in the area. 5. The natural beauty and the An answer to the dreams of,many people urban advantages in todays population. In the future the urban advantages should continue and hopefully so will the natural beauty. 6. Reasonably good area for Without question I would say that the commercial development.* area is good for retail commercial development. If the Community finds that this type of development would be undesirable development can so be planned. 7. Good fishing.* Send congratulations to the DNR and hope it continues. It does put additional tourist pressure on the area. 8. Good neighbors. Hopefully they can all work together in developing.and implementing the best @plan for the area. 9. Dead end streets. Can be a desirable asset in a residential area. *This potential was identified by the Consultant. A small, quiet community. There is en.ough vacant land in the area that the amount of development could easily double, however the area has the advantage of fixed physical limits. 11. House was the right price. If the problems are to be eliminated, -real estate will be more valuable. 12. Large amount of vacant land.* It is important that the Plan designate how vacant land is to be used so that future problems can be avoided. 13. Not too congested. Future development could be done in some instances with an even lower density than presently exists. 14. Likes the trains. The likelihood of the trains continuing is completely dependent on the railroad the industries in TwoRivers. If the Line is abandon possibly the Rail- road right-of-way could be used as an advantage to the area.. 151. Rehabilitation in progress Credit should be given to everyone who or completed.* @has attempted or completed improving their homes. .16. Woodland Dunes.* Adecided advantage to maintaining many of the p6tentials listed above. *This potential was identified by the Consultant. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . @@i Erdman Motors the largest . . . . . . . . . . . commercial use i n the area. Entrance to Erdman Motors in a residential area. ej - Nholesale beer distributor on West St, . . . . ..... ........... One of three taverns. IS H @VR One of three taverns. sm n o- s. One of three taverns. II I-s I o,-s 'ss.s, %: The truck traffic on West Street. g Good quality road. F What is this fence hiding? ................................ The fence is hiding a small dwelling, with structural problems. "IT MWI P--Vate housing rehabilitation in progress. 2 . . . . . . . . . .,JI-W: . A dwelling that could be an example of the potential of some of the area. The mobile home park that possibly has one or two mobile homes regularly occupied. ... . .... .... ... ... ..... z@ .4, @3 This abandon/vacant house ... . . .. . . . . .. . . . ... ... is located between these 4AZ standard dwellings. . . . . . . . . An abandon/vacant dwelling. .......... lk..BUI 11, ME "Al N., An abandon/vacant dwelling. &Mg ............ Mi .@i 'N An abandon/vacant dwelling. g .... . .. . An abandon/vacant dwelling. @.MU . . .... ..... An abandon/vacant dwelling. . . . . . . . . . . . . ..... ... . An abandon/vacant dwelling next to an u noccupied mobile home. The remains of a dwelling. A substandard/occupied dwelling. S A: .:A vacant dwelling although it does not appe ar substandard. No. M@MM@:..... A partially remodeled dwelling .. .. .. .. .. ..... .. .... A dwelling in the process Of being rehabilitated. A dwelling in need of significant rehabilitation. A n Dwel ling partially rehabilitated. A dwelling with rehabilitation nearing completion. V., A standard dwelling not regularly occupied. @AA'Alft ng with two additions. A dwelli ANPU A partially rehabilitated dwelling. ......... ud 31.1 .0, USIA: @M. A standard dwelling. 71 'Mptlfi PLANNING OBJECTIVES The improvement of the Manitowoc Beach area will be under- taken in close consultation and collaboration with the residents and business people of the area in the same manner that the planning program has been started and will continue.to be operated. It is further expected that the program will be carried out in stages. The renewal of the area will be accomplished through programs of rehabilitation, redevelopment (private and/or public), and the addition of public improvements in accordance with the following objectives: 1. Residential Objectives. To eliminate all substandard and deficient housing conditions in the area and to provide standard housing to meet the diverse needs of the area residents in terms of unit sizes, tenure and economic levels. Rehabilitation of the maximum number of units will be encouraged where ever feasible. Clearance and redevelopment will be minimized, but used where necessary to eliminate seriously deteriorated building conditions and as a means for providing sites for new housing or public land uses. Considerations shall be given to constructing housing units for families of low and moderate income. 2. Economic Objectives. To support the business in the area and to provide for additional business opportunities in order to add to the economic prosperity of the area. To provide retail and wholesale businesses with public utilities to facilitate their normal operation. Increase real estate tax returns, possible employment opportunities, and possible retail ser- vices for the residents are the principal objectives of the proposed improvement program. 3. Social Objectives. To encourage and stimulate neighborhood citizen parti- cipation in the neighborhood improvement program. To provide a neighborhood identity and stimulate pride among the resi- dents to improve their homes, neighborhood and public services. P-1 4. Environmental Objectives. To achieve a good residential neighborhood for people by eliminating the environmental problems. To rehabilitate structures, to remove blighting influence and substandard structures where rehabilitation is not feasible. To eliminate drinking,water and sewage disposal problems, to provide neighborhood shopping and other needed amenities. To protect the neighborhood from future blighting influences. To provide development in a manner that will recognize the environmental intricacies of the area. PROJECT IMPROVEMENT OBJECTIVES Overall project improvement objectives are.proposea for the Manitowoc Beach area to achieve sound and attractive development. They are as follows: 1. General Site Planning objectives Site planning of buildings for each new parcel.shall conform to overall site planning considerations to achieve an integrated, cohesive and attractive project. Each parcel shall be developed in a manner that respects the special character and quality of that parcel plus adjoining parcels. All buildings in the projects shall be located and designed, if appropriate, with proper considerations given to their relationship to adjacent buildings, both existing and proposed, in terms of height, bulk, light, air, usable open space, access to public streets and off-street parking. Siting of buildings shall take into consideration the terrain, soil suitability, depth to ground water and natural vegetation. The design of all streets, sidewalks (if any), and open spaces within the public right-of-way shall be consistent with private development. Where feasible and appropriate, street trees shall be provided and those provided shall be consistent with natural vegetation now in the area. 2. Architectural Objectives The exterior of buildings shall express the character and purpose of the function which they serve. Commercial buildings shall be sensitively scaled and reflect good exterior qualities. Treatment of sides and rear of new commercial buildings within the Manitowoc Beach area shall be comparable in amenity P-2 and appearance to the treatment given their street frontage. Commercial building extensions and accessory structures, including exposed mechanical equipment, and storage spaces, shall receive architectural treatment consistent with that of the building itself. Building materials for commercial buildings shall be selected foi durability, for harmonious relationships and whereappropriate, for the continuity of treatment with neighboring structures. 3. Circulation and Parking Design Objectives Dead end streets within the area shall so remain, however they shall be provided with turn arounds at the dead end. Truck traffic through the area will be confined to two streets and if possible eliminated from those. Commercial parking areas shall be screened and land- scaped. Lighting for commercial parking areas shall be directed away from adjacent residences. 4. Landscape Design Objectives A landscape treatment shall consist of shrubs, ground cover and street trees that are appropriate to the character of the Manitowoc Beach area and to the growing conditions of the area. Existing trees shall, where ever possible, be integrated into the landscape design plan. All residential parcels fronting on the railroad and commercial projects shall be screened, where appropriate, with landscaping. STANDARDS Residential Residential development in the Manitowoc Beach area should consist of only single family and multifamily development. No duplex, triplex, or mobile homes, singly or in a park, would be permitted. The apartments may consist of conventional private market apartments, condominiums and/or federally or state assisted housing. Specific standards for development are on-the' following table: P-3 Type of Unit Type-of Utilities Lot Frontage Lot Area Single family Central-public, only 60 Ft. 6,000 Sq. Ft. Multifamily Central-public, only 90 Ft. 10,000 Sq. Ft. Commercial Retail and wholesale development of the type now in existence would be permitted to continue, could replace itself and expand within its present land boundaries. Future commercial development would be restricted to retail and wholesale establishments. Only the types of development selected in the approved plan would be permitted and permitted only in the area specifically designated in the plan. Public Other than streets two types of public land use should be permitted in the area. These are a park and a possible location for utility facilities. The park could be one or two locations, but should include play equipment, free play equipment, including knolls, climbing apparatus, rope swings, culverts and sand play area, ball diamond, picnic area, and skating rink. The area may need a utility facilities area to provide room for a pumping station, water storage or other utility facilities. The park and utility area could be the same area. Some utility facilities possibly could be located within the street right"of-ways. A park should also provide room for expansion for a community center, shelter building, and/or fire station. Semi-public use of a church should be provided for in the land use plan. Streets Other than Memorial Drive and Woodland Drive, all streets in the area should be local streets. There should be no new streets opened off of Memorial Drive. Local streets should be developed with 20 to 24 foot driving width, and with 60 or 66 foot right-of- way. All existing alleys should be vacated with the property being divided equally between.adjoining property owners and no new alleys pla'tted. P-4 ALTERNATIVE LAND USE PLANS This Land Use, Street and Redevelopment Plan is the culmina- tion of a planning process which involved the area's Citizen's Committee, Town Board, County Planning staff, and the Consultants' staffs. The proposed uses and densities described in this plan are based upon the existing physical conditions within and sur- rounding the Manitowoc Beach area, the provisions with the County Zoning Ordinance, recommendations to amend the County Zoning Ordinance and provisions of State Law. 1. Minimum Development Plan A. Justification The minimum plan develops the accessible, Vacant land. With this plan the area stays the most like it presently is, and recognizes the fact that the area's undeveloped land has problems too severe to overcome even with the installation of utilities. B. Residential The minimum development plan shows development only in single family residential and generally only in areas that are presently developed. Future development will be on lots of 6,000 to 7,000 square feet, with possibly some to 8,000 square feet. These will be the most efficient to utilize the central utilities system. The plan shows 18 additional acres being developed as single family residential and this would permit approx- imately 108 additional houses. These houses would hold approximately 339 additional people. This added to the 402 people presently estimated to live in the area would bring the population to 741. C. Commercial The minimum plan calls for very little additional commercial development with recommendations for only a grocery store, and possibly an office. These are to be located on Memorial Drive between West and Jessie Streets. D. Public The minimum plan recommends that from one to three parks be developed. A major park for the play area and utility service facility should be located east of West P-5 CITY OF /@TWO RIVERSI MINIMUM DEVELOPMENT PLAN Manitowoc Beach map 3 ---------------- ----------- to 0 r - - - - - - - - - - ft - - - - - - - - - - - - - - - - - - -- -- -- - - - - - - Planning consultant: ------------- -------- ------------- ------- -------------- ------- - - - - - - - - - - - - - - - - Gary L. Peterson & Associates - - - - - - - - - - - - - - - - - - - - - - LAKEWEIN --------------- - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - I ME Single Family --------- ------ ------- -------------- -- . . . . . ........... ..... ........ C ommercial .......... ............. ...................... ---------- ......I....... Wholesale 0 . ....................... ......................... ................ 111:: .... .... ... . --- ------- Park .......... J-: 7 00 Open Space Financial assistance for the preparation of this map has been L'rovided through the Wisconsin Coastal Management Program by the Coastal Zone Management Act of 1972, admin- istered by the federal office of Coastal Zone Management, National Oceanic and Atmospheric Administration. Street and north of Lakeview Avenue. Two playgrounds should be provided in the area, one at the corner of Jessie and Lakeview and the other at the corner of Gardener and Memorial Drive. 2. Moderate Development Plan A. Justification The assumptions of the moderate development plan are that if the area is developed with utilities the area can and will be developed. The plan is proposing that multiple family development be permitted at the eastern and western ends of the area. It further assumes that other large vacant areas will not stay vacant but will be developed as single family residential. B. Residential Two types of residential are proposed in the moderate development plan. The area between West and Watson Streets is expected to be developed almost entirely in single family residential. There are more than 45 acres in this area that can be so developed and this would hold approx- imately 274 additional units. These units would hold approximately 860 people at the same density as those located in the minimum development plan. Multiple family residential is also proposed in the moderate development plan. Multiple family is proposed to be located in place of the mobile home park and in the very large vacant parcel between Woodland Drive and West Street. There are approximately 29.5 acres in these areas available for development. This area would hold approximately 474 units which in turn could be occupied by 1184 people. The 402 people presently in the existing area, plus the 860 proposed under the single family development, plus the 1184 in the multiple family area would bring the population holding capacity of the area to 2446 people. C. Commercial Commercial development is basically the same as that shown in the minimum plan. D. Public The moderate development plan calls for one park at the corner of East and Lakeview Avenue. The plan also provides that land be reserved for a church between Davis and McKinley Streets on Memorial Drive. P-6 Iwo MODERATE DEVELOPMENT PLAN Manitowoc Beach "Z map 4 p I.-, ft ft Planning consultant: Gary L Poterson Associates WIN Single Family m -Family ulti Commercial @100 '01 Wholesale Park to :Q-'Tz" < Church Fnan-ial assistance fox the Preparation of this mbp has beef) Provided throilgh the Wisconsin Coastal Management Program by the Coastal 1-unme ftnaegeD nt Act of 1972, admin- ister@d by the federal office of Co `aftFt@l %Q@ Management, flational O'ceanic an's Atmospheric Administration. 3. Maximum Development Plan A. Justification The maximum development plan shows the area being developed to a maximum extent without significant rede- velopment of existing development or the inclusion of a major shopping area or the inclusion of industrial land. The development is related to the location of the Manitowoc Beach area in relation to Manitowo(@ and Two Rivers and Lake Mic'higan. The plan as proposed would require less government services, and therefore less government cost, than the moderate development plan. It would also provide the best tax base in relation to the cost to support a utility system. B. Residential The maximum development plan proposes two types of residential. Single family development would occur. along existing streets plus the extensions of Davis and McKinley Streets. There would be more than 13.5 acres developed in single family residential resulting in 82 units, which would be occupied by approximatelY 257 people. Multiple family developments would occur in the large vacant parcel between Florence and Lohman Road and on part of the vacant land between West and East Streets. There are approximately 22 acres in this area for develop- ment and that could accommodate 309 multiple family units which would be occupied by approximately 884 people. These 884 plus the 255 in single family resident, plus the 402 presently residing in the area would bring the population to approximately 1543 people. C. Commercial - Wholesale The same commercial development is proposed in the maximum development plan as in the other two plans with two significant additions. The area now occupied by the mobile home park could be used for office or restaurant purposes. The area on Woodland Drive could be used for retail sales store. The large areas along the railroad right-of-way from East Street to the west to Woodland Drive are designated for wholesale business. This excludes any manufacturing or assembling in the area. The boundary between commercial and wholesale west of West Street can vary with the demand. D. Public A large park is proposed along East Street with an important connection to Davis Street and another park P-7 TO @N L I N E ew;o ROAD .......... ........... ....................... ............................ ................ X. ........... ............ ............ 0 0C, .......... In,u, ............ m<w ic 91 0 > M ..................... -10 z 0 3E 04 (D C2 @r 0(b E I T S T P EE T IN, 11. . 11 1 C3 0:CJ M @ P, rb Oar"I 0 0 A, 1>5 :0 Cb ELEANORE CD 03 11 00 %0 0 %@6 m RIO MOORE EAST . W."My I- DAVIS 5TREET 00, M@ KtNLEY STREET TvRhER STREET FLORENCE STREET T co co Q) GARDNER STREET -XI. 1.% to CD Loh-on -c there. The Davis - McKinley Streets park could be the utility service area and community center area. There would be an open space between the wholesale and resi- dential. STREET PLANS As indicated in the Standards, Woodland Drive and Memorial Drive are the two major boundary arterial streets and it is expected that they would retain that function. The area between Woodland Drive and West Street may need new local streets to open up development in that area. The area between Gardener Street and Watson Road may need new local streets to be extended off of those two streets to open up.development in that area. Other existing streets will need to be extended to open up development. With the possible exception of Eleanore, Jessie and East Street, all streets should remain as dead end. The right-of-way to all dead end streets should.continue to intersect with the railroad right-of-way. All alleys,with one exception, within the Manitowoc Beach area plus Roosevelt Avenue should be vacated. By law the land from vacated streets and alleys is equally divided between adjoining property owners. The one alley which should not be vacated is that which parallels and abuts the Chicago and Northwestern Railroad Tracks. That right-of-way should be utilized for utility ease- ments and possibly for a sidewalk connecting the ends of streets. The dead end streets should all be furnished with a "T" turn around area at the dead end. This should be done within the existing right-of-ways. It is proposed that a new street be provided on the Chicago and Northwestern Railroad right-of-way, if abandon, or immediately to the north there of for truck traffic using the Truck Terminal and Beer Distributorship. If the railroad right-of-way is abandon, that portion east of West Street could become part of trail system used by Manitowoc Beach residents. Perhaps its use could be coordinated with the Woodland Dunes Trail System. Proposed local street changes are shown on the street plan map. POTENTIAL LAND ASSEMBLAGES AND LAND ACQUISITIONS The Manitowoc Beach Citizen's Committee and the Town Board should consider purchasing a number of parcels,in the Manitowoc Beach area and assembling them into two large parcels. One of P-8 CIT Y OF TWO RIVERS! STREET PLAN Manitowoc Beach map 7 10 r A111-- '0 L--J - L @00SEVELAT VENUE 411-- IL 500 ft Planning consultant: Gary L. Paterson & Associates C'$ C Financial assistance for the preparation of this map has been provided through the Wisconsin Coastal Management Program by the Coastal Zone management Act of 1972, admin- isto red by the federal off ice of Coastal Zone Management, National Oceanic and Atmospheric Administration. CITY OF TWO RIVERSI LAND ASSEMBLAGE and LAND TO BE ACOURED Manitowoc Beach .............. map 8 ....... .......... ................ .. .... ....................... L .......... R L J L---JL--- . . .. . . .I ROOSEVELT VENUE -A 500 ft ......... . ... Planning consultant: Gary L. Paterson & Associates LAKEVIEW AVENUE ENF_V_ Land Assemblage j Land Acquisition Financial assistance for the preparation of this map has been provided through the Wisconsin Coastal Management Program by the Coastal Zone Management Act of 1972, admin- istered by the federal office of Coastal Zone Management National Oceanic and Atmospheric Administration. the areas to be assembled is that between Gardener Street and Watson, and the other is between East and West Streets. Both of these are indicated on the land assemblage map. The parcels would be reused in the manner indicated on the selected land use plan. The Manitowoc Beach Citizen's Committee and Two River's Town Board should also consider acquiring land in thirteen other locations. One of the parcels would be utilized for a park and two for wholesale purposes. Ten of the acquisitions would be 'made because the dwellings are substandard and of these ten parcels only three are believed to involve occupied houses and a fourth parcel may have two' occupied mobile homes. Seven of the acquisi- tions would involve acquiring abandon/vacant houses. The parcels again would be used in accordance with the selected land use plan. These thirteen parcels are shown on the acquisition map. SELECTED DE VELOPMENT PLAN At the meeting of the Manitowoc Beach Citizen's Committee on January 18, 1978 the three alternative development plans were considered. After discussion of the plans they were taken under advisement and another meeting was scheduled for January 25,..1978. At that meeting, following discussion, the Committee voted to support the Maximum Development Plan with slight modification. The plan-is as follows: Residential The residential element of the selected plan is that shown in the Maximum Development Plan. Commercial-Wholesale The selected commercial-wholesale plan is that shown in the Maximum Development Plan. However, the retail area has been expanded to includeall of the corner of Woodland Drive and Memorial Drive. Public The selected public element of the development plan is that shown in the Maximum Development Plan with the addition of a park at the intersection of Gardener Street and Memorial Drive. Also, the park-buffer zone separating the multiple family area from the wholesale area can change in shape to accommodate the needs for a park and the internal arrangement of the multiple family and wholesale areas. The selected development plan will provide the most feasible plan for both installing and operating a utility system while requiring less government services than required in the moderate development plan. The selected plan then is in the best interests of both the present and future residents and the governmental bodies and school district. P-9 OF TWO RIVERSI SELECTED DEVELOPMENT PLAN Manitowoc Beach map 6 00 (t ORN Planning consultant: Gary L. Peterson & Associates LAKEVIEW AVEIA LE AT Single Family ........... ........... . ......... Family Multi . .......................... Commercial . .................... Wholesale . ........................ ............... ................ .................... ............... Park Financial assistance for the preparation of this map has been provided through the Wisconsin Coastal Management Pr ra b th Coastal Zone Management Act of 1972, admin- iog m Y t e stered bY he federal office of Coastal Zone Management, National Oceanic and Atmospheric Administration. IMPLEMENTATION CHART Planning Element Implementation A lack of water that The Town of Two Rivers should apply to is drinkable and an the Department of Housing and Urban absence of adequate Development for a Community Development sanitary sewage Block Grant, or to another agency for disposal system. a different grant if such becomes avail- able. This grant should be utilized to develop a water and sewer system within the Manitowoc Beach area. The systems should be connected to either Two Rivers or Manitowoc or both. In order to implement this, the Manitowoc Beach area will need to form a sanitary district. Housing The Town of Two Rivers should apply to rehabilitation. the Community Development Program for money for housing rehabilitation within the area. The Citizen's Committee or neighborhood residents in another organi- zation would set all the rehabilitation ;criteria and the eligibility requirements. the rehabilitation program could be implemented by the Citizen's Committee working through the Town Board or a Citi- zents Committee working through a Community Development Authority or with just a Community Development Authority. Uninhabited substan- The Community Development Program can be dard houses and utilized to obtain the money to purchase mobile homes and the vacant houses and pay for relocation occupied substandard for residents of occupied substandard homes. houses. The homes can be demolished and the land utilized in accordance with the area wide plan. The area would need to create a Community Development Authority to conform with Wisconsin law. .Storm water drainage. First, the need and type of system should be determined. A storm water drainage system can be developed and implemented through a Community Development Grant and administered by the sanitary district. P-lb Planning Element Implementation Manitowoc Beach area The Town orthe Community Development lack of a focus and Authority should obtain park land either lack of a park. by obtaining tax delinquent land or uti- lizing the LAWCON and/or Community Development Program for money to purchase land. Any utility facility which is constructed above ground should be done so in a man- ner that it can serve as a focus or be pleasing to look at. The elevated tank would serve as an excellent focus,and should have the name Manitowoc Beach on it which would be lit at night. The construction of a neighborhood facility should be considered. This is particularly true of a fire station which would serve the area plus support the main station at Shoto. The area should also consider the construction of a community center. Both of these pro- jects would be eligible activities under the Community Development Program. Memorial Drive street The Citizen's Committee should meet with lights and street State Highway representatives from the name signs on Green Bay District to talk about both of Memorial Drive. these needs. It is somewhat unfortunate that neighborhood streets rely so much on a state highway for their connection but this is the situation and hopefully the State Highway Department will under- stand the importance of the need for street name signs on Memorial Drive. They do provide cross overs in'the median so it would seem only reasonable that they would be willing to permit street name signs. Street lights are another question. They possibly could be purchased through the Community Development Program, but main- tenance would be another,matter. Possibly the sanitary district could operate and maintain them. If the decision is made to proceed with street lights on Memorial Drive possibly they could be installed at only a few intersections to determine if they provide the desired, anticipated affect. P-11 ZONING Zoning Text It is proposed that the Manitowoc Beach area through the Town of Two Rivers request the County to amend its Zoning Ordi- nance.@_ This is necessary not because of any, County inadequacy, but rather because there are some unique needs and problems, both existing and future, in the area that need special consideration. It is recommended that there be additions to the text including an R-4 Single Family Residential district and an R-5 Multiple Family Residential district to be utilized only when public util-@- ities are installed. These districts will permit-smaller lots, smaller setbacks, and more restrictive uses than are presently permitted in the County Ordinance. It is further recommended that a B-3 Business district be developed specifically to permit the types of businesses existing or desired in the Manitowoc Beach area. It is also recommended that a C-2 Conservancy district be developed which would be more restrictive than that presently permitted. Details of the Zoning districts are as follows: R-4 RESIDENTIAL DISTRICT The following regulations shall apply in all R-4 Districts: Purpose: To be used only in areas with central public sewer available to the lot and connected to any principal structure on the lot. A. PERMITTED PRINCIPAL USES. 1. one family dwellings. 2. Churches and similar places of worship. 3. Convents'and monasteries. 4. Public schools, parks, playgrounds and recreational areas. 5. Public utilities. 6. Public buildings. B. PEP24ITTED ACCESSORY USES. The following accessory uses are permitted if located on the same lot with the per- mitted u"se: 1. Private garage. 2. Customary home occupations or professional offices Z-1 conducted by the resident only, provided that there be no external evidence of such use except an announcement or professional sign not over three square feet in area. 3. Other customary accessory uses and buildings, pro- vided such uses are clearly incidental to the principal use and do not include any activity commonly conducted as a business. C. CONDITIONAL USES. The following uses are permitted on issuance of a special permit as provided in Section XII. 1. Nursing and convalescent homes. D. YARD REQUIREMENTS. 1. A front yard shall be as required of 25 feet. 2. Side yards shall each have a width of not less than 10 feet. E. HEIGHT AND AREA REQUIREMENTS. 1. No building shall be erected to a height in excess of 35 feet. 2. Lot width shall not be less than 60 feet. 3. Lot area shall not be less than 6000 square feet. R-5 RESIDENTIAL DISTRICT The following regulations shall apply in all R-5 Districts: Purpose: To be used only in areas with central public sewer available to the lot and connected to any principal structure on the lot. A. PERMITTED PRINCIPAL USES. 1. Multiple family dwellings of 4 or more dwelling. B. PERMITTED ACCESSORY USES. 1. Same as R-4 Districts. C. CONDITIONAL USES. The following uses are permitted on issuance of a special permit as provided in Section XII. 0 1. Same as R-4 Districts. z-2 D. YARD REQUIREMENTS. 1. A front yard shall be as required of 25 feet. 2. Side yards shall each have a width of not less than 10 feet. E. HEIGHT AND AREA REQUIREMENTS. 1. No building shall be erected to a height in excess of 35'feet. 2. Lot width shall not be less than 90 feet. 3. Lot area shall not be less than 10,000 feet with 2,500 sq. ft. per unit. B-3 BUSINESS DISTRICTS The following regulations shall apply.in all B-3 Districts: Purpose: To be used only in areas with central public sewer available to the lot and connected to any principal structure on the lot. A. PERMITTED USES. 1. Grocery stores. 2. Business and professional offices. 3. Taverns. 4. Private clubs and lodges. B. CONDITIONAL USES. The following uses are permitted on issuance of a special permit as provided in Section XII. 1. Stores and shops for conducting retail or service business. 2. Wholesale establishment. 3. Warehouse. 4. Automobile sales and services dealerships. C. YARD REQUIREMENTS. 1. A front yard shall be required of 40 feet. 2. Side yards shall each have a width of not less than 10 feet. z-3 3. Rear yard shall be not less than 25 feet. D. HEIGHT AND AREA REQUIREMENTS. 1. No building shall be erected to a height in excess of 35 feet. 2. Lot area shall be not less than 10,000 feet. C-2 CONSERVANCY DISTRICTS The following regulations shall apply in all C-2 Districts: A. PERMITTED USES. 1. Harvesting of wild crops. 2. Hunting, fishing and trapping. 3. Forestry. 4. Nonresidential buildings and structures used for the raising of wildlife and fish and the practice of forestry. 5. Public parks and recreational areas. B. CONDITIONAL USES. The following uses are permitted in issuance of a special permit as provided in Section XII. 1. Filling of marsh lands or low lands. 2. Removal of top soil, sand, gravel, stone. C. YARD REQUIREMENTS. 1. Front yard shall be as required in.County Zoning Ordinance Setbacks. 2. Side yards shall each have a width of not less than 25 feet. D. AREA REQUIREMENTS. 1. Lot area shall not be less than one acre. Zoning Map Zoning map changes are being recommended for both the immedi- ate future and for when the area is served with central utilities. The immediate changes proposed are to bring the existing zoning more into line with the existing situation in the Manitowoc Beach area., The future zoning changes are proposed to account for the fact that central public utilities have been installed. These changes are shown on the proposed Zoning Map. z-4 C I OF TWO RIVERS! ZONING Manitowoc Beach R F1 map 9 C - 2 LI _:' -1 L= @ROOSEVLLT VENUE It '6 11cl lici ii i 3 It 0 500 1L ft 7-- Planning consultant: Gary L. Peterson & Associates LAREVIE. AVENUE C-2 B-2 Near Future Bi2 Utilities Complete C, Ic R 4 Financial assistance for the preparation of this map has been provided through the Wisconsin Coastal Managem nt Froqra by the Coastal Zone Management Act of 1972, admine- isteredd by the federal office of Coast@l Zone Management, National Oceanic and Atmospheric Administration. Appendix 1 ASSESSMENTS The assessed property values have been totaled for the Manitowoc Beach area. This information is important both as a base to build and operate utility systems and as a base record to see how much the property value in the area will improve with the elimination of the major water and sewer problems. The following is-a table which summarizes the assessed values: Real Estate RESIDENTIAL MERCANTILE OTHER TOTAL Property Value $ Land Structures Land Structures Land Land Structures As Assessed 141,450 745,475 42,900 301,600 4,700 189,050 1,047,075 k As Equalized 314,333 1,656,611 95,333 670,222 10,444 420,110 2,326,833 Total Equalized Value of Land and Structures =$2,746,943 Appendix II DENSITY AND MAXIMUM POPULATION HOLDING CAPACITY Single Family Used 6 units per acre based on 6,000 to 7,000 square feet net lot size with some of the acre not developed. Used 3.14 people per household based on County Planning Department survey. Multiple Family Used 16 units per acre based on 2,500 square feet.net lot size with some of the acre not developed. Used 2.5 people per household based on a smaller household in an apartment than in a single family home. Existing Population Used an existing population of 402 people based on County survey that found 425 people in 135 units while this study only found 128 units. INDEX ENGINEERING UTILITY STUDY Sanitary Sewer Stud SA-1 Summary of Costs for Alternatives SA-2 Pressure Sewer System Map Pressure Sewer System SA-3 Present Worth Cost To Two Rivers (East of West St.)- SA-4 To Two Rivers (East of Woodland Dr.). SA-5 To Manitowoc (West of Lohman St.) SA-6 Gravity Sewer System & Lift Stations All to City of Two Rivers East of West Street Only 1 Lift Station SA-7 4 Lift Stations SA-8 & SA-9 East of Woodland Drive 5 Lift Stations SA-10 & SA-11 2 Lift Stations SA-12 I Lift Station SA-13 All to City of Manitowoc 5 Lift Stations SA-.14 & SA-15 .2 Lift Stations SA-16 Part,to Each City SA-17 & SA-18 Advantages & Disadvantages of Systems SA-19,& SA-20 Estimated Service Charges From Two Rivers SA-21 From Manitowoc SA-22 INDEX ENGINEERING UTILITY'STUDY Water System Study W-1 Local Distribution System Construction Costs W-2 Water Supply Local Well & Pump House W-3 From Manitowoc W-4 & W-5 From Two Rivers W-6 & W-7 Summary W-8 & W-9 Probable Service Charges Local Supply W-10 & W-11 From Manitowoc, W-12 From Two Rivers W-13 Fir-e Flow Analysis to Determine Service Areas From Two Rivers W-14 Probable Usage & Service Charge W-14 & W-15 From Manitowoc W-16 Probable Usage Service Charge W-16 & W-17 Storm Water Runoff & Drainage Study Storm Drainage Map ST-1 ,Storm Sewer Summary ST-2 Storm Flow Design ST-3 Storm S'ewer Costs ST-4 MANITOWOC BtACH LAND USE AND UTILITY STUDY Town of Two Ri-vers, -Wi sconsi n Sanitary Sewer Study Engineering Consultant: Brey, Stuewe and Braun Planning Consultant: Gary L. Peterson &,Associates February, 1978 Financial.assistance for the preparation of this report has been provided through the,Wisconsin Coastal Management Program by the.Coastal,Zone Management Act of 1972, admin- istered by the federal. office of Coastal Zone Management, National Oceanic and Atmospheric Administration.. SA-1 e @D SANITARY SEWER SYSTEM SUMMARY OF MANITOWOC BEACH ALTERNATIVES Alternative Present First 0 & M Worth Cost Annual Pressure System E3st of Cost West St. to Two Rivers $595,450 $493,i6o $9,260 East of West St. to Two Rivers (4 Lift Stations) 641,770 561,21)0 7,150 West of East St. to Manitowoc East of Davis St. to Two Rivers 666,570 5961450 6,230 Pressure System West of Lohman to Manitowoc 6709000 56494F-O 9,550 West of Lohman to Manitowoc (5 Lift Stations) 711,420 617,800 8,320 Pressure System East of Woodland to Two Rivers 742,85o 637,300 91550 East of West St. to Two Rivers 0 Lift Station) 744)470 71o,85o 2,990 East of Woodland Dr. to Two Rivers (5 Lift Stations) 753,420 659,8oo 8,320 East of Woodland Dr. to Two Rivers (2 Lift Stations) 789,100 733,350 4,950 West of Lohman to Manitowoc (2 Lift Stations) 812,100 756,350 41950 East of Woodland Dr. to Two Rivers 0 Lift Station) 1,008,620 975,000 2,990 SA-2 M /A N I I CIZ u CITY oF TW 0 RIVE ell, 14 w LA K F- M, C H A t4 Q oe Feb. 13, 1978 SA',ITA@RY SE",EQ SYSTE'l PPLr--S'-)"JPE SYSTEM EAST 0,17 @,!,--ST ST. -10 T140 RIVERS Installation $493,160 Power 2,6c)o 235 (P/4)828 Maintenance 59,670 5400 (P//A)8 23 Repair Pumps at 7 yrs. 13,800 79(300/pump) (P/V8 7 Replace Pumps at 14 yrs. 21,520 79(800/pump) (P/F)8 14 Repair Pumps at 21 yrs. 4,700 79(300/PLIMP) (P/F)8 21 $595,450 ---- $493,160 initial cost $102,290 costs over 28 yr. period $9,260/yr. over 28 yrs. at 8% SA-4 ruo. 1.51 :)/0 SANITARY SEWER SYSTEM PRESSURE SEWER EAST OF WOODLAND TO TWO RIVERS .Installation $637Y300 Power 2,76o 250 (P/A)8 28 8 Maintenance 59,670 @5400 (P/A) $4400 Salary 28 $800 Spare Pump $200 Parts 8 Repair Pumps at 7 Yrs. 14,900 85 ($300/pump) (P/F) 7 Replace Pumps at 14 yrs. 8 23,150 85- ($800/pump) (.P-/F) 14 Repair Pumps at 21 yrs. 5,070 85 ($300/pump). (P/F)821 $742,850 $637,300 initial cost $105,550 costs over 28 yr. period $9,550/yr., over 30 yrs. at 8% SA-5 V U-L) SANITARY SEWER SYSTEM PRESSURE SEWER WEST OF LOHMAN TO MANITOWOC Installation, $564,450 8 Power 2,760 250 (P/A) 28 400 (P/A 8 $4400 Salary Maintenance 5996710 5 28 $800 Spare Pump $200 Parts Repair Pumps at 7 yrs. 14,900 85 ($300/pump) P/F 8 7 Replace Pumps at 14 yrs. 8 23,150 85 ($800/pump) (P/F) 14 Repair Pumps at 21 yrs. 5,070 85 '($300/PumP). (.P,/F)821 $670@000 ---- $564,450 initial cost $105,550 costs over 28 yr. period $9,550/yr. over 30 yrs. at .8% SA-6 -.j Yl EA S-r C.) F T CiTY OF. - N TWO WA rAFIZ /1"),4 RIV F-R3 t4 L 1,4 LA K E- M Q H I Gr Al-@ C7) MAN IT1:)\if 0,:r \A-, 'r T 70 V,/ CiTY OF ...... TWO RIVFF@5/ 4",F7- S'TA-riovs cv-, Cal 00 cot ILI L K F- M Gx A Feb. 14,1978 SANITARY SEWER SYSTEM EAST OF WEST ST. TO TWO RIVERS (4 Lift Stations) Installation $561,250 Power 19,590 4(435) (P/A)830 Maintenance 59,670 5300 (P/A)8 $1200 Parts 30 $4100 Salary Replace Pumps @ 15 yrs. 1,260 4(1000) (P/F)8 15 $561,250 initial cost $641,770 ---- $80,520 costs over 30 yr. period $7,150/yr. over 30 yrs 8% SA-9 M AN T,:@) \d C SA 7-@q /Z y S4F CITY OF )CO j2 4E 14 /A," TWO R f@5/ S747'ONS Ito 0 Irj t,l NL LQ IL fV'f: IJ LA KE M 0- H I Gx A W Feb. 14, 1978 SANITARY SEWER SYSTEM EAST OF WOODLAND DR. TO TWO RIVERS (5 Lift Stations) Installation $659,800 Power 24,490 5(435) (P/A)8 30 Maintenance 67,550 6000 (P/A)8 $4500 Salary 30 $1500 Parts Replace Pumps at 15 yrs. 1,580 5(1000) (P/F)8 15 $753,420 ---- $659,800 initial cost $93,620 costs over 30 yr. period $8,320/yr. over 30 yrs. at 8% SA-11 MAN ITO.'q[0 --5A CITY, OF TWO L- 7-4 7- 5 3 I-PKE- M i Q H I G yl k..) I,_ k>, L) /I CITY OF )cl@ P-1 T\Al 0 RIVE -r S-rA 7-/ 0,V 5W) 0 w U. 4. 4L LA@f Vlf-F LAKE M/AN I I O,tl N /F,2 CITY OF TWO A 7' C 12 A, 4.,' RIVER3// 7' 4 0 C,41 LAk t V, (.--J Awxtoo V; 0 'AW LA K F- Feb. 14, 1978 SANITARY SEWER SYSTEM WEST OF LOHMAN TO MANITOWOC (5 Lif-t-S-tations) Installation $617,8oo Power 24,49o 5(435) (P/A)8 30 1?1500 Parts Maintenance 67,550 6ooo (P/A)8 30 4500 Salary Replace Pumps at 15 yrs. 1,580 50000) (P/F) 815 $711,420 ---- $617,800 initial $93,620 costs over 30 yr. period $8,320/yr. over 30 yrs. at 8% SA-15 \IVE s -r o Lo t4 /S I\j I VV 0 C- -rA I-Z OF iz C ITY OF PnA TWO @9 -r jZ iZ N RIVER5 Z- L, F'T STA-rioiNS rjl 0 5Ar) + > ON In LA L q K IE- 7- -77, N IT-,) IT)' OF /Z TWO RIl/ S7-,4 7-/ lpv 0 5w) L It L A K F- M IC H I G, A r4 03 Feb. 14, 1978 SANITARY SEWER SYSTEM WEST OF EAST ST TO MANITOWOC EAST OF DAVIS TO TWO RIVERS (3 Lift Stations) Installation $596,450 Power 14,700 3(435) (P/A)8 30 maintenance 54,000 4800 (P/A)8 $900 Parts 30 $3900 Salary Replace Pumps at 15 yrs. 1,420 3 (1500) (P/F)8 $666,570 $596,450 initial cost $70,120 costs over 30 yr .period $6,230/yr. over 30 yrs. at 8% SA-18 Feb. 15, 1978 SANITARY SEWtrR SYSTEM The purpose of the economic study we have condActed for the Manitowoc Beach Sanitary District is to find the best alternative. A good method of comparing alternatives is called present worth. Pre- sent worth is the amount all the payments for installation, mainten- ance, pump replacement, and electricity are worth at this date at a given interest rate. It is a good method.of comparing alternatives because it puts all the alternatives at the same level. For example, if one alternative has a small first cost, but will require a large amount of maintenance, the maintenance will shOW LIP in the present worth figure. Many times the present worth figure will show the cheapest first cost is not always the best alternative. One of the alternatives for the Manitowoc Beach area is a Pres- sure Sewer System. Pressure sewer systems are a f*airly new idea and are in use in only a small number of communities. In a pressure system, the sewage from I to 4 houses flows into a holding tank. The holding tanks _co_ntai_n one or two grinder- pumps.which grind the sewage and pump it into the main line. These pumps provide enough pressure to allow the sewage to flow on a flat slope or even uphill. As-ide from being ideal in any terrain the pressure sewers are easier to install because they only have to be approximately 6 feet deep. By ,Mftl. being shallow sewers they are much cheaper to install and there is less chance of dist.urbing the ground water table. There is also less chance of infiltration from ground water using a pressure sewer. Some disadvantages of a pressure system are, the pumps have a short life. The manufacturer claims the pumps have a life of 24 years with a major overhaul at twelve years, but places that have used these pumps have found these pumps need a major overhaul at 7 yrs. and may have to be replaced at 14 yrs. The large number of units makes this system more expensive to maintain and 2 or more spare pumps will have to be on hand to handle any emergency situations. If a pump breaks down the cost of replacement will have to be handled by the Sanitary District. Each pumping station has to have an above ground electrical control panel. Leaving these control panels out in the open like this, there is a possibility of vandalism and damage from snowplows. A second alternative would be a gravity system with 4 or lift stations. The use of a large number of lift stations will keep the sewers at a shallower depth. This shallower depth makes installation cheaper and will have less effect on the ground water table than a deep sewer. Advantages over a pressure system are, a fewer number of pumping stations and the costs of maintenance are smaller. Some' disadvantages are, this system is deeper than a pressure system which will make installation more expensive because of wet sandy soil in the area. Some places along Memorial Drive will require shoring SA-19 Page 2 Feb. 15, 1 97b SANITARY SEWER SYSTEM because of a lack of usable area in the right-of-way. Conventional sewers-of this type.could have some infiltration from the ground water and because of.their-greater. depth, they also-could lower the.groun.d water table by creating an underground river along the gravel bedding for the sewer. A third'alternative would be.a -gravity system with one or two lift stations. About the only distinct advantage of this system is, there is only.a small,amoun't.of maintenance because there would be one or two lift stations. The di.sadYantages of this system,are, the-deep sewer-s will require shoring-along,the.entire Memorial Drive section, there will be a greater possibility of lowering the water table and .infiltration because of the added depth. Also the deep sewers will be hard to,get at if a section of sewer must be repaired or connections. made. The pr,ices we have arrived-at would be the basic cbnstructi...on cost. To-arrive.at*a project cost an approximate figure of 20% should be added for contingencies, engineering and legal fees to-cover Unfor- ,seen costs or changes in the system during.construction. SA-20 Feb. 14,1970 CITY OF TWO RIVERS SEWER SERVICE City Rates Present 402 x 100 x 30 1,2o6,ooo gallons or 161,230 C. F. 106.65 Ist 20,000 + Next 141 230 @ 0.44 564.92 $671.57 + /Mo. x 1.4 $940.20 940.20 115 8.20 + each unit +Local 0 & M 6.30 $14.50 + each unit Maximum Development 1543 X 100 x, 30 4,629,000 gallons or 618,850 C.F. 1st 20,000 106. 65 + Next 180,000 @ 0.44 792:00 + Next 418,850 @ 0.40 1,675.40 + $ 2,574.05 x 1.4 3,603.67 3,603 + 5o6 = 7.-10/mo. each unit +Local 0 & M (8,670/yr) 1.50/mo. each unit 8.60 /mo. each. unit SA-21 Feb. 14,1970 CITY OF MANITOWOC SEWER SERVICE Probable They have not finalized current rate study Rates based on same provided to Town of Manitowoc Rapids Sanitary District #2 Category "A" 0 & M 0.353/1000 Gal Category "B" (Present Debt service on S.T.P.) 1,543 x 100 x $318,737/yr. 3,172.98/yr. 15,500,000 .Category "C" (Capital Cost Participation Existing Sewer System) M.R.S.D. #2 (17,000/yr.), 154, 300 4,371-83/yr. 600,000 Present "All 402 x 100 x 365 x 0.403/1000 5,913.22/yr. 3, 172.98/yr. "C" 4,371.83/yr. $1 3,458.03/yr. or 1,121.50/mo. 1,121 50 + 115 units $9.75/mo. each unit +Local o&m ($8,670/yr.) 6.30/mo. each unit $16.05/mo. Maximum Development. "All 1543 x 100 x 365 x 0.403/1000 22,696.76 "B" 3,172.98 "c" 4,371.83 $30,241.57/yr. 13 + 506 or 2,520 13/mo. 2,520. 5.00/mo. each unit +Local o&m ($8,670/yr.) 1.50/mo., each unit 6.50/mo. SA-22 MANITOWOC BEACH LAND USE AND UTILITY STUDY Town of Two Rivers, Wisconsin* Water Study Engineering Consultant: Brey, Stuewe' and'Braun Planning Consultant: Gary Lo Peterson & Associates February, 1978 @Financial assistance for the preparation of this report has been provided through the Wisconsin-Coastal Management Program by the Coastal Zone Management Act of 1972, administered by the federal office of Coastal Zone Management, National Oceanic and Atmospheric Administration. W-1 Feb. 15, 1978 MANITOWOC BEACH AREA WATER SYSTEM (LOCAL DISTRIBUTION SYSTEM) 6" - $10.00 Valves w/M.H. & Casting $550.00 8" - $12.00 Valves w/M.H. &.Casting $600.00 10 " - $14.00 Valves w/M.H. & Casting $650.00 Fire Hydrants w/L4qeads, Valve & Valve Box $750-00 Services I" Copper w/Curb Stop @ 4.00/ft. Local System (east of Creek) 6500' - 6" @ 10.00 = $65,000 5200 - 10" @ $14.00 72,8oo 12' - 6", Valves @ $550.00 6,600 17' - 10" Valves @ $650.00 11,050 27 Fire Hyd. @ $750-00 20,250 250 Services @ 120.00 30,000 SubTotal (Dist. System) 205,700 Elevated Storage 100,000 Const. Costs Subtotal = $305,700 Contingencies, Engr., Legal 20%, 61,140 Project Costs $366,840 Local System (West of Creek) Addition required to serve Woodland Dr. from Two Rivers 2300 1 - lo @ $14.00 $32,20OO 2 - 10" Valves @ $550-00 1,100 4 Fire Hyd. @ $750-00 3,000 20 Services @ $120.00 2, 400 Const. Cost Subtotal $38,700 Contingencies, Engr. Legal @ 20% 7,740 Project Cost Additional 46,440 Total Project Costs $413,28o W-2 Feb. 15, 1978 TOWN OF TWO RIVERS (INDEPENDEMT WATER SYSTEM) Well $35,000 Pump House 40,000 Treatment 40,000 (Iron-Removal, Hardness, Odor, Const. Costs 115,000 Taste) Contingencies, Engr., Legal 20% 23,000 Project Costs $138,000 Project Costs Water Supply $138,000 Distribution System 366,84o Total for Area East of Creek $504,82Z Area West of Creek 469440 Total for Study Area $551,2bi W-3 Feb. 15,1970 MANTTOWOC BEACH AREA WATER SYSTEM 6" $10.00 Valves w/M.H. & Casting - $550 8" $12.00 Valves w/M.H. & Casting - $600 lo" $14.00 Valves w/M.H. & Casting - $650 12" $16.00 Valves w/M.H. & Casting - $700 Fire Hydrants w/Leads, Valve & Valve Box $750.00 Services I" Copper w/Curb Stop 4.00/ft. From Manitowoc 1700' - 12" @ 16.00 = 27,200 1000', - 10", @ 14.00 14,000 3 12" Valves @ 700.00 2,100 1 10" Valve @ 65o.oo 650 Const. Costs 43,950 Contingencies, Engr., Etc.' 20% 8,790 Project Costs 52,740 Alt. (Possible St. along R.R. $27,200 1700" 12" @ 16.00 16oo" 8" @ 12. 00, 19,200 3 - 12" Valves @ 700.000 2,100 2 - 8, Valves 2 6oo.oo 1,200 Const. Costs $49,700 Contingencies, Engr., Etc. 20% 9,940 Project Costs $59,640 Alt. (Memorial Dr.) 200' 12" 16.oo = $ 3,200 18oo 8,1 12.00 = 21,600 2 12" Valves, @ 700.00 1,400 2 - 8" Valves @ 6oo.oo = 1 200 Const. Costs $27,400 .Contingencies, Engr., Etc. 20% 5,480 Project Costs $32,880 W-4 r eu. ID, I J0 MANITOWOC BEACH AREA WATER SYSTEM (FROM MANITOWOC) Base: (Elevated Storage not Required) Local System (East of'Creek)' $246,840 Connection to Manitowoc 52@740 Total Project $299,580 Alt. #1 to Possible Street along Tracks Local System .(East of Creek) $ 2 46 -8 40 Connection to Manitowoc ..59,64o 006,480 Alt. #2 along Memorial Drive Local System (East of Creek) $246,840 Connection to Manitowoc 32,88o $279,720 Note:, Alternate #2 does not provide service to Woodland Dr. area W-5 Feb. 15, 1978 MANITOWOC BEACH AREA WATER SUPPLY 6" - $10.00 Valves w/M.H. & Castings. - $550 8" - $12.00 Valves w/M.H. & Castings - $600 10" - $14.00 Valves w/M.H. & Castings - $650 12" - $16.00 Valves w/M.H. & Castings - $700 Fire Hydrants w/Leads, Valve & Valve Bos $750.00 Services I" Copper w/Curb Stop - 4.oo/ft. From Two Rivers Replace 831' of 6" with 10", from Columbus St. to west Would suggest running parallel and leaving 6" in service by cutting in a new connection to the existing 12" on Columbus 1100' - 10", @ 14.00 = $15,400 3 - 10" Valves @ 650.00 = 1,950 Const. Costs $17,350 Contingencies, Engr., Etc. 15% 2,602 19,952 W-6 Feb. 15, 1978 MANITOWOC BEACH AREA WATER SYSTEM (FROM TWO RIVERS) Base: Local System (East of Creek) $366,840 Connection to Two Rivers 19,952 $386,792 Note: Base does not service Woodland Dr. or area west of creek Alt. #1 (include Woodland Dr area) Base $386,792 Alt. #1 46,440 $433,23Y MANITOWOC BEACH AREA WATER SYSTEM WITH COMPLETE INTERCONNECTION WITH BOTH CITIES City of Manitowoc Base $299,580 City of Two Rivers Connection 19,952 $319,532 W-7 Feb,. 15, 1978 WATER SYSTEM MANITOWOC BEACH AREA Comparative cost for water service from the City of Manitowoc Cj ty of Two Rivers. and a local well were analyzed in this report, both through the *initial cost.atid probable serv,ic'e charge, to determine the most feasible means of provi di ng service to the at-ea. Local Well SU@P-ly If.a local. source of supply, is to be used, the initial. cost would involve the drill -ing of a well , *constructing a pumping station, and con- st ruct i on of an el evated, storage tank. . S i nce the wel I s wi thi n the area are known to be of poor quality, it: is 'Very possible 'that water would have to be treated before it.coul.d be used. The initial costs of this source of supply Would at least double theoDst of connecting to one of the neighboring'communities. The cost of operationmight be slightly less than the -purchase price from the other communities depending_ upon, what treatment would be required. A disadvantage to this source of water would be the possible quality of the water and the fact that' should there be a problem with the well or.pump, all the water is from the--one source,- and you. could be without water for a period of time. Th i s sys t-em wou I d re:qu i re - an . e I evated s torage tank to provi de un i f orm pressure and.an adequate supply for fire fighting. #Ci.ty of Two Rivers Connecting to ty of Two Rivers would be the simplest means of -obtaining a water s-upply of known quality. It would mean con.struc- tion of a metering station and replacing of approximately 830 feet of 61, madn within the City of Two Rivers. It would also.require an elevated storage tank to provide sufficient pressure and supply for fire fighting. A disadvantage is that yc&e still obtaining water from only one source@ and.a broken main along Memorial Drive could disrupt service ..The service c.harge..for.purchase of water is based upon'current rates. it is.apparent that with increasing operational costs due to i ncreased power costs, wages, etc., that there wi 11 have, to be adjust- ments to these rates. , The City of Two Rivers does not presently have a rate for service outside of its' city -limits, and if they do-estab- lish one,.they.will probably have to add a s,urcharge to cover certain costs born by the city. City of Ma nitowoc supply Connecting to the City-of Manitowoc wou I d req'u i re extension of lines from Memorial Drive and W 'oodland Drive by one of three alterna- tives. One.would be by extending the 1211 water maiti north of Woodland Drive to a point.where Lakeview Avenue extended would intersect, and then come Iover to West Street.with a 1011-line. A second would be to extend the 1211 mains north on Woodland Drive to the railroad right-of- way to a point where a new street might. paral lel the rai I road over to West Street. The third would be to continue along Memorial Drive to W-8 Page z WATER SYSTEM MANITOWOC BEACH AREA Al West Street with a 1011 or 1211 line. The disadvantage of the third alternative is that additional mains would then be required to service Woodland Drive *and th'e area west of the Creek. Additional 'direct ser- vice from this alternative would -be minimal due to-the limited access off of Memorial Drive in this area. The advantage of the connection to Manitowoc would be, the elimi- nation of an elevated storage tank, its problems with overflowing or freezing up during subzero weather, and the reduce-d initial cost, Service charges are based-upQn current rates and reflect a 40% surcharge for service outside of the city limits.. This surcharge is to cover other city costs that are not 'covered in the local rates. At present, the City. of Manitowoc is attempting to get a 10%-rate increase; however, there st.ill is little difference in apparent rates required from Two Rivers or an independent supply'. Again a disadvantage would be that the entire supply is coming from a single source that could be interrupted by.a broken main. Suppl. mmunities _y From Both Co, An inter*connection oth communities woul"d probably be -the most desirable system. It would el imi.nate the need for. an elevated storage - tank, and would provide a continued Supply of water in event of a break i n the I i n6 f rom one source. . Thi s. system coul d 81 so he] p each of the ,.,,&supplying communities as water demands in the extremities of their systems varied. It would require 8 double metering system at each con- necting point to measure inflow and outflow systems. I would-feel that the advantage of a continued supply would outweigh any additional con- struction-costs. If for some reason or other the rates of one com- munity increased drastically, it would be possible to throttle off normal supply from-that community to control your costs some. 1( '10 W-9 Feb. 15,1970 WATER COSTS SANITARY DISTRICT PROVIDING OWN SUPPLY Present Without Treatment 0 & M (SupplY) Pumping 2,0000 wages 2,000 Chemical 1,000 Adm. Ins. Tax 2,000 7,000/yr. Unit Costs. Supply Approx. $5.00 Distribution System, 3.00 $8.00/mo Present If Treatment Required O&M (Supply) Pumping 2,000 Wages 4,000 Chemicals 2,000 Adm. Ins. Tax 2,000 $10,000 /yr. Unit Costs 0 & M Supply Approx. $7.00 0 & M Distribution System 3.00 $10.00/mo Feb. 15,1970 WATER COSTS Maximum Development Without Treatment 0& M (Supply) Pumping 8,000 Wages 4,000 Chemicals 3,000 Adm. Ins. Tax 3,000 18,OOO/yr. Unit Costs 0 & M Supply Approx. $3.00 0 & Distribution System 1.50 $4.50/mo. Maximum Development With Treatment Pumping 8,000 Wages 6,ooo Chemicals 4,000 Adm. Tax Ins. 3,000 $21,000/yr. Unit Costs 0 & M Supply Approx. $3.50 0 & M Distribution Syste. $5.00/mo. W-11 Feb. 14,1970 SERVICE CHARGES FOR PURCHASE OF WATER SEWER USE Probable Usage: Present Population 402 x 75 G.P.C.D. 30,150 Gal/Day 0r 4,030 C.F. minimum Development 741 x 75 G.P.C.D. 55,575 Gal/Day or 7,430 C.F. Moderate Development 2446 x 75 G.P.C.D. 183,450 Gal/Day or 24,525 C.F. Maximum Development, 1543 x 75 G.P.C.D. 115,725 Gal/Day or 20,820 C.F. City of Manitowoc Water Present Population Monthly (30 Days) 120,000 c.F. Ist 100,000 500.00 Next 100,000 0.18/100 50.40 Total $550.40 Average Cost Per Unit(II5) $5/M0. Local Cost for 0 & M $ 3 /Mo. 8.000/Mo. Maximum Development Monthly (30 Days) 6249000 C.F. Ist 100,000 500 2nd 100,000 252 Over 200,000 @ 0.14/100 833 Total 1,585 Average Cost Per Unit 506) $3/mo.+ Local Cost for 0& M $]/Mo. $4.00 /Mo. W-12 Feb. 14, 1978 CITY OF TWO RIVERS WATER Present Population Monthly (30 Days) 120,OOOC.F. Ist 8,000 C.F. 150.00 + 112,000 @ 0.34 C.F. 38o.8o 530 + Ave. cost per unit (115) 4.65 *6.51 Local cost for 0 & M 3.00 3.00 7.65/mo. 9.51/mo. Maximum Development Monthly (30 Days) 624,000 C.F. Ist 8,000 C.F. 150.00 Next 142,000 @ 0.34 482.80 Next 474,000 @ 0.21 995.40 1,478.20 + Ave. Cost per unit (506) 3.00 *4.20 Local cost for 0 & M 1.00 1.00 4.00/mo $5.20/mo. At City current rate - They may also have a surcharge for service outside of the City. Assuming there will be a surcharge for service outside of the city of 40% similar to that established by Manitowoc. W-13 TOWN OF TWO RIVERS. SANITARY DISTRICT MANITOWOC BEACH AREA WATER SUPPLY From Two Rivers Probable Area of Service Turner St. East Based upon file flow of 650 gpm on end of present Memorial Drive line, probable residual at Columbus and Memorial 36.8 psi. Location Residual Pressures @ C=lOO @ 600 gpm @ 500 gpm @ 400 gym Columbus & Memo r i a 1 40 psi 43 psi 45 psi -831' West w/10" (new) & 6" -0.7 -o.6 -0.4 -2100' 8" (existing)- -10.9 -7.2 -4,6 4" turbo Meter approximately 2ps. (new) -2.0 -2.0 2.0 @ Lohman St. & Memorial 26. 4, 33.2� 38.04 -3.0 -2.2 1.4 1775- 10" (new) -3.o -2.2 @ Florence St. & Memorial 23.3 31.0 3 6.6 600, 6", (new) 11.5 -5.7 @ North End Florence 11.8 22.4� 30.9� Florence St.& Memorial 23.3+ 23.3+ 31.0� 36 .6� 370' -10" (new) -o.6 -0.5 -0.3 Turner St. & Memorial 22.7� 30.5t 36.3t 800' - 6", (new) 15.3 11.4 7.6 @ North End Turner 7.4� 19. 1t 28.7 Metering - 4", Turbo w/accurace of 981-2% 101-2% between 15 gpm & 1000 gpm for approximately 6 hours. Thus Sanitary District to pay premium for possible unmeasured.flow as follows: logpm x 60 min/hr x6 hrs/day X 30 days/mo. gal7.48 gal/c.f. 14,400 c.f./.mo Probable service Charge - Monthly Present: 30 x 3.5 = 105 persons Multiple Family=580 Future Single Family 230: 810 persons Probable'Usage 75 ga1 per capita per day Present 105 75x3O = 31,584 C.F./mo. 7.48 + 14,400C.F./mo. 45,984 C.F./mo. W-14 Accumulative. First 89000 C.F. 40.10 73.35 Next 37,984 C.F. @ 0.34 129.15 202.50 Surcharge 1.25 253-13 253.73 + 30 $8. 44 cost per unit for city water. +3.00 Cost per unit for 0 & M $11.44 probable total cost per u n It 810 x 75 x30q0 243,650 C.F. 7.48 + 14,400 C.F. 256,050 C.F. First 150,000 556.15 556.15 Next 108,050 @ 0.21 226.91 783.o6 x 1.25 (surcharge) 978.83 978.83 + 230 $4.26 cost per unit for City water +2.00 cost per unit for 0 & M *6.26 probable total cost per unit *Inflation factor causing increase in rates would probably prevent rates from going much below what the present rate would be. Note: Total billing from each City would probably be added together along with the local operational costs to determine total costs. This would then be divided by the probable total water usage to arrive at a rate for the local units. This would be done so that everyone wouldbe paying on the same basis within the dis- trict rather than having two different rates. The above esti- mate will vary depending upon amounts of water used. W-15 TOWN OF TWO.RIVERS SANITARY DISTRICT MANITOWOC BEACH AREA WATER SUPPLY From Manitowoc Probable Areas of Service-McKinley St. West Fire flow at Woodland Drive & Memorial Drive 940 gpm Residual Pressure 41 psi Location Residual Pressures @ C=100 @750 gPm 600 gpm 500 gpm Wood1and & Memorial 45� 50+ 55� 4" Meter -3 -2 1600' - 12" -1.7 -1.1 -0. 8 (1) Woodland @ Lakeview Ext. 40.3� 46.9� 53.2+ 1500' - 10" 10.4 2.6 1.8 (2) West & Lakeview 29.@9� 44-3� 51.4+ 8ool -'6,, 22.5, 15.3 q1q1.4 .(2A) West R.R. 7. 4 29.0� 40.0� 100, - 101, 6.9 1.7 1.2 (3) Lakeview & Memorial 23.0t 42.6 50.2� 700, - loll 4.8 1.2 0.8 (4) Memorial & McKinley 18.2� 41.4� 49. 4 goo, - 6k, 25.4 17.2 12.9 (4A) North-End McKinle 36.5� 24.2 Metering .4" Turbo w/accuracy of 95% 10 gPm 1000 gPm *Negotiable as to possible unmetered flow :assuming night time flow may go below 10 gpm for approximately 6 hrs. Thus sanitary district to pay premium for possible unmetered water as follows: 10 gpm x 60 min/hr 4qx 6 hrs/day x 30 daYs/mo 7.48 gal/cf.= 144O4qO 8qcf~0q/4qm4qo Probable service charge -,monthly Present 85 x 3.5 = 300 persons Future Multiple'Family' 294 persons Single Family 428 persons ..Commercial P.E. 100 T8qFq22 persons Probable usage 75 gal. per capita per day. Present 3 40O3Ox74340qO 90,240'cf96q/00qmo 7. 436qd 14 400 08c2qf04q/m04qo W-16 Accumulative First 100,000 - 272.10 272.10 Next 4,640 @ 0.18 8 .3 5 280.45 Surcharge x 1.40 392.63 392.63 85 = $4.62 cost per unit for City water 3.00 cost per unit 0 & M $7.62 probable total cost per unit 8 2 2x 75 x 30 247,260 7.48 + 14 400 Accumulative First 200,000 452.10 452.10 Next 61,600 @ 0.14 86-32 538. 42 Surcharge x 1.40 753,79 753.79 230 cost per unit for City Water 2.00 cost per unit for 0 & M *$5.28 probable total cost 'per unit *Infaltion factor causing increase in rates would probably prevent. rates from going much below what the present rate would be. W-17 MANITOWOC BEACH LAND USE AND UTILITY STUDY Town of Two Rivers,.Wisconsin Storm Sewer.Study Engineering Consultant: Brey, Stuewe & Braun, Inc. Planning Consu,ltant: 'Gary L. Peterson& Associates February, 1978 Financial assistance for the preparation of this report has.been provided through the Wisconsin Coastal Management Program by the Coastal Zone Management Act of 1972, admin- istered by the Federal Office of Coastal Zone Management, National Oceanic and Atmospheric-Administration. qT_ V M AIN! IT C) C- ITY OF E IZ,:@ TWO oi RIVE /e- /-77--C@ H - ----- 0 LA K F- M C H i Gr A W 'ST STORM SEWER SUMMARY Over the years the Manitowoc Beach area has shown a need for a storm drainage system...'Many of the residents have water in their basements.every spring. Two'factors contr.ibute.to this problem,.-one is t"ha.t the area is relatively flat, and the other is the high ground water table in the area, There are two possible ways of dealing with the drainage problem. One, there can be a perforated ti.le'system to lower @the ground water. table and two, 6 storm sewer system can be in-stalled.@ Advantages of a storm sewer sys-tem would.be that it could more. easily be adapted to expansion. By running a line from Davis Street to Jessie Street extended, the.sewer can serve the maximum-development, plan. The area between Gardner Street.and Watson Road could'also, be served by a s.torm sewer system by putting ahigh point in the road between the.two -streets, allowing the water to flow each way. ..All the water in the area would flow to Lake Michigan via three cu-lverts that would be placed under Memorial Drive. These culverts would be located at Jessie Street, between Florence'and Turner., and between Watson and Lohman. (See Figure ST-1) A tile system could be incor- Porated into this system.to lower the ground water table in@areas that do not slope enough for@sufficient runoff. The basic formulato determine-the qUantity.of runoff.to be expected'is Q CiA. Q Quanti.ty of runoff. C. Co-effi,cieht'of runoff. This coefficient is determined by the nature of the soil and the sl,ope of the ground. 'This area is flat with sandy soil,,. so a coefficient of 0...] was used. i rainfall intensity. The rainfall ST-2 inte.nsity used here i s 2.45 in/hr, that is the maximum one hour rain- fall to be expected.once-in 25 years. A Area served by the sewer. The following calculations were used in order to design a storm sewer system for 'the Manitowoc Beach Area. Sum Pi pe Pipe Area Area O=CiA Size Length, (Tcres) (Acres) (Cfs) West' 10 0.75 1211 1301 Lakev.i ew 2.02, 0.50 1211 2231 Eleanore 1.93 0.47, 12" 2001, Lakeview 10.84 4.38 45Q Davis @7-71 1.89 241, 400t East 4,13 1.01 1211 250' Jessie North 5-51 17-35 4.25 241, 900, Lakeview, .1 e.38 1_38 0.34 1211 1. 45, Jessie South, 0 36.62 .8.97 3611 230, Under Mem. Dr.. 0-.46 37--08 9.08 3611 110i McKinley 7.19 .1-76 18 900, Turner .6'.62 1.62 1-81, 8521 Florence 5-.96 1.46 1811 600, Gardne.r @7-16 1.75 1811 450t Mem. Dr McKinley to Turner 7.19, 1.76 18 3321 Mem. Dr. - Turner ..to crossing 0 13. 81, 3.38 2411@ .100, Mem. Dr. - Gardner to Florence 7.16 1.75 1811 3001 Mem. Dr. - Florence to crossing 0 13-12 3.21 268, Under Mem. Dr. 0 26.93 6.6 1101 Watson 6.98 1.71 181, 38o, Lohman 4.04 0.99 1211 370'. Mem. Dr. Watson to crossing 6.98, 1.71 1811 279' Mem. Dr.. --Lohman to crossing 4.04 0.99 1211 501 Under Mem', Dr. 0 11.02 2.70 241, 110, ST-3 The following cost est-imate for storm sewer construction is. based on previous projects. The.actual cost..will be different than the-price arrived at here. Item Quantity Unit Cost Cost 1.211, pipe 1368 LF $15/LF $2Ot520. 1811 pipe 4093 LF $19/LF 77,767 2411 pipe 2118 LF $21-/LF, 44, 47-8 361.1 pipe 230 LF $23/LF Jacking- Sewer Under Mem. Dr. 330 Lf $200/LF 66,Qo.o Vertical Feet of Manhole @314 VF $60/LF 189840 Catch Basin Castings 34 $140/ea 4,76o Manhole Cast-ings $115/ea. 2,300 Contingencies; Legal Fees, Engineering F,ees,.etc. 47,991 $287,946 The prices we have arrived at the basic con-structi.on costs plus the 20% for contingencies, engineering and legal fees to cover unforeseen costs or changes in the system during construction.. ST-4 DATE D-tj,@-' 3 6668 14108 2638