Report to help developers make decisions to develop residential lots
The preliminary engineering report, which was prepared by Interstate Engineering, analyzes the city of Jamestown's existing infrastructure that would connect to the proposed development locations and reviews sanitary sewer and water mains.
JAMESTOWN – A preliminary engineering report for utilities to proposed development sites within and outside Jamestown city limits will help potential developers make informed decisions on if it is feasible for them to move forward with developing residential lots, according to Jamestown Mayor Dwaine Heinrich.
Interstate Engineering prepared the preliminary engineering report that includes existing conditions for five locations – Beverly Hills Sixth Addition, Horizon Estates First Addition and Schumacher Acres, Loose Bypass Subdivision, Looysen Scenic View Estates and the Meadows Addition – for potential development that would require additional city water and sanitary sewer infrastructure. The report analyzes the city’s existing infrastructure that would connect to the proposed development locations and reviews sanitary sewer and water mains.
The Jamestown/Stutsman Development Corp. Board of Directors approved a request for $50,000 to contract preliminary engineering for cost estimates to proposed housing development sites at its meeting in September. The cost of the preliminary engineering report was $30,000, said Corry Shevlin, JSDC business development director.
The final cost for the proposed improvements for all of the sites is $6.1 million or $6.4 million depending on what option is selected for developing the Loose Bypass Subdivision. The costs in the report are estimated for 2022 construction and inflation costs would need to be added if any future delays occur.
After meeting with builders and potential developers, Heinrich, who is also a member of the JSDC board, said he learned that there is a real need for buildable residential lots in Jamestown. He said at a JSDC board meeting in September the developer traditionally pays for infrastructure costs but nobody is willing to pay those costs and some areas are not connected to infrastructure.
“We thought, well, we don’t know what the costs are of getting city infrastructure, primarily water and sewer to these areas,” he said Thursday. “So knowing that, this probably was not going to happen on its own and what we see as almost a critical need for residential lots to be developed, we decided to request funds to get this work done to assist developers or builders so that they could make an informed decision or decisions on if it was feasible for them to go forward.”
Shevlin said additional space for residential development is needed within and outside Jamestown city limits. He said there is a workforce and housing shortage and more homes are needed.
He said JSDC has been exploring all avenues in trying to assist the community in its needs.
“We have identified that housing is a need, but we have not identified what our role is in residential development yet,” he said.
The report is important and was needed to give a starting point for potential investors and developers to move forward, said Mark Klose, chair of the Stutsman County Commission and member of the JSDC board.
"Now who should be responsible for the development of the sites I think is still in question," he said. "How far the government gets involved in this or the JSDC as far as the actual developing is another topic as far as I’m concerned."
He said going forward a discussion will need to happen on how much more involved JSDC will become in residential development.
Heinrich said businesses need to have places for people to live. He said residential development might be important to continued economic development expansion.
“Now we have a problem of not creating jobs so much but of providing workers to fill the jobs that are here and the new jobs that are coming in,” he said. “And one of those things that we need to continue the remarkable economic development progress that has been made here in the last 30 years is a place for people to live when they move here to take these jobs.”
Heinrich said any requests from a developer for assistance to develop lots for residential housing would most likely go through the JSDC to consider. He said any assistance that is given needs to be as an incentive and not a reward.
“In other words is this something that is actually needed as an incentive to get this accomplished," he said. “We just don’t want to have this situation where somebody built a house, we are going to give them a reward for doing that,” he said. “It has to be a need. That’s the way I see it.”
Beverly Hills Sixth Addition
The proposed site is located in southwest Jamestown and is north of Louis L’Amour Elementary School. The site includes 56 total lots.
The report says proposed improvements include an additional gravity sewer pipe and a 48-inch manhole to get to the proposed site location to expand the city’s existing sanitary sewer at the site. A second manhole, which would be provided by the developer, is needed because of the length of 11th Avenue Southwest.
Expansion of the city’s existing water main would entail additional pipe to extend off the current loop along 13th Street Southwest and a hydrant to be installed at the end of the expansion.
Horizon Estates First Addition and Schumacher Acres
The proposed site is located east of Jamestown High School and the Two Rivers Activity Center. There are 102 lots to the west of 27th Avenue Northeast.
The report says expansion of the city’s existing sanitary sewer would require more gravity sewer pipe and six additional 48-inch manholes. The sewer line would tie into the existing gravity system that runs along 5th Street Northeast.
The expansion of the city’s existing water main would consist of looping it on 13th Street Northeast and connecting it to the existing one at the intersection of 5th Street and 27th Avenue Northeast. The site would also need an additional pipe extending off 23rd Avenue Northeast and connecting to the proposed loop on 13th Street Northeast and 14 hydrants installed.
Loose Bypass Subdivision
The proposed site is located east of the U.S. Highway 281 bypass and north of the railroad tracks. A preliminary plat shows 24 lots.
The report says the site does not have utilities and would need a lift station installed. The proposed route would be to install an 8-inch polyvinyl chloride force main along the bypass and crossing Interstate 94 to get to the existing gravity sewer main near Titan Machinery.
The report has two proposed alternates for the site to have a water main installed to the proposed site locations. The proposed alternates would require additional permitting with the North Dakota Department of Transportation because of right-of-way issues.
The first alternate includes tying into the existing water main that is located on the northeast corner of Jamestown Regional Medical Center and would cross I-94 at that location to install a water main along 17th Street Southwest going east and then follow the bypass to the proposed site location.
The second alternative includes tying into the existing water main that is located near the southeast corner of JRMC and would run along 20th Street Southwest until 81st Avenue Southeast. The proposed line would follow 81st Avenue Southeast and cross I-94 to follow the bypass to the site.
The estimated total cost was broken down into two separate costs because it is unknown if Stutsman Rural Water District or the city of Jamestown would provide water to the proposed site.
Looysen Scenic View Estates
The proposed site is located north of Victory Lutheran Church and goes west past 14th Avenue Southwest. Lots are also marked east of the Centerpoint Condominiums. There are 22 total lots in this area.
The report says a lift station would need to be installed due to issues with elevations for gravity sewer to get city sanitary sewer to the proposed location.
The expansion of the city’s existing water main would consist of extending the current line along 14th Avenue Southwest up along the western portion of the Centerpoint Condominiums to get to the site. The line could then be extended through the development and tie into an existing pipe at the north end of 9th Avenue Southwest. Three hydrants would also need to be installed.
The execution of a construction easement would be needed since there is no right of way for city utilities west of the Centerpoint Condominiums.
The Meadows Addition
The proposed site is located to the west of 27th Avenue Northeast and south of the houses along 3rd Street Northeast.
The report says a lift station would be required because of issues with elevations for a gravity sewer to get city sanitary sewer to the proposed location.
The expansion of the city’s existing water main would entail extending the current line along 23rd Avenue Northeast that would run from 3rd Street Northeast to 35th Street Southeast. Fire hydrants would also be recommended along 27th Avenue Northeast.
Estimated probable cost to develop each site
The following shows the engineer's opinion of probable construction costs to develop infrastructure at each proposed site for potential residential development:
- Beverly Hills Sixth Addition: $95,000
- Horizon Estates First Addition and Schumacher Acres: $1.79 million
- Loose Bypass Subdivision (alternate one): $2.62 million
- Loose Bypass Subdivision (alternate two): $2.9 million
- Looysen Scenic View Estates: $706,000
- The Meadows Addition: $964,000