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HomeMy WebLinkAbout04/22/1985 CITY OF SHAKOPEE j INCORPORATED 1870 129 EAST FIRST AVENUE, SHAKOPEE, MINNESOTA 55379-1376 (612) 445-3650 April 18 , 1985 The Honorable City Council City of Shakopee Shakopee, MN 55379 Mayor Eldon Reinke has notified me , John K. Anderson, City Administrator of Shakopee, that a Special Meeting of the City Council will be held at 6: 30 p.m. on Monday, April 22 , 1985 , in the Council Chambers of the City Hall for the purpose of dis- cussing the Community Development Director ' s memo of April 10 , 1985 regarding needed amendment of sanitary sewer urban service area, and for any other business which may come before the Council. Bring item Ilk from last agenda. If you are unable to attend at this time , please let me know. Sincereiy, John K. Anderson City Administrator JKA/jms cc: KSMM Shakopee Valley News Shakopee Cable TV 7 �-, 0 . �� /lo. 09?ol'y The Heart of Progress Valley 6A, 10r FA/DI n1 ro MEMO TO: Mayor and City Council FROM: John K. Anderson , City Administrator RE: Ad in Real Estate Journal DATE: April 18 , 1985 Introduction The City staff and the ICC have been working to put together a Commerce and Industry Day this year that will coincide with the new Racetrack. Pat Boulay , formally of the Shakopee Valley News , was recently appointed Managing Editor of the Real Estate Journal and has proposed a new "city focus " section for the Journal. He has suggested that Shakopee be the first community covered by this new section . Requirements for the Shakopee Focus Section The Real Estate Journal has proposed a sixteen page focus section on Shakopee. To manage a sixteen page focus section the Journal needs eight pages of advertising . The Journal staff has discussed the project with the Chamber of Commerce and received a vote of support at the last Chamber Board Meeting . The Journal staff has also discussed the proposal with Paul Wermerskirchen , Chairman of the ICC , and he is also enthusiastic about the concept . Today , in a meeting with Journal staff member Madge Johnson , I learned that the Journal feels that it is necessary for the City to take the lead in purchasing some of the eight pages of advertising. Because this is a new section in the Real Estate Journal we have no sample product to show Council . For this reason we have enclosed a number of attachments that we hope will convey the type of product Council would be considering. Attached is a copy of the Real Estate Journal and the Journal has requested that we purchase an ad on two full pages facing one another at a cost of $700 . 00 . The Journal is proposing that this as convey a strong aggressive message to their 4500 readers about the potential for development in Shakopee . The lay-out for the ad is a $95 .00 value and would be contributed by the Journal . The Journal has agreed to include one color at no charge which is an additional $200.00 value. Any photographs used by the City in the ad are $10 .00 each. The marketing strategy of the Journal staff is to obtain City participation in the paid ads . Once that is done they will approach the Chamber for the purchase of one page and will try to sell the remaining five pages to the real estate development community in Shakopee. The 16 page focus section would be reduced proportionately if we sell less than 8 pages of advertising. The specific information included in the Journal is outlined in attachment No. 2 . Attachment No . 3 is a quick outline of what the Minnesota Real Estate Journal is , the topics they cover and a listing of their readership. Attachment No . 4 is a copy of a $295 .00 ad the City of Mankato has placed in the Real Estate Journal on four occasions. This ad has generated seven specific inquiries from developers for the City of Mankato. Alternatives 1 . Authorize the purchase of a $700 .00 ad in the Real Estate Journal for the promotion of economic development in Shakopee . This money could be taken from the ICC ' s budget for 1985 promotion of the Commerce and Industry Day. Realistically however , it appears that the ICC budget for promotion this year may be a little small given the nature of the program they hope to put on this year in conjunction with the Race- track. The City Council could authorize this expenditure from the current ICC budget and amend their budget later or specifically authorize a $700 . 00 payment from General Fund Contingencies. 2 . The City could participate by purchasing a one page ad at $450 .00 or some smaller ad space . Again , the Journal staff feel that this will not convey the type of aggressive message that they feel the City needs to project in this venture . Additionally , they feel that it will be more difficult to sign up local realtors if the City is not taking a strong lead . 3 . Participate in the news story portion of the Real Estate Journal special focus issue and purchase no ads . Recommendation I recommend alternative No . 1 for the reasons listed above . In addition , the Real Estate Journal has indicated that they can keep the presses rolling on the special focus section and provide us with an additional 1000 copies at an estimated $ 100 to $200 . These copies could be included in the ICC folders for the Commerce and Industry Day and/or for economic development folders that the City hands out to developers who come in to City Hall . Action ReQuested Pass a motion authorizing staff to make a commitment for a two page ad in the June issue of the Real Estate Journal at a cost of $800 . 00 , contingent upon the Real Estate Journal marketing staff obtaining a minimum of an additional six pages of advertising for a 16 page June focus issue . JKA/jms F O M TO ;y Ls✓ / AT SUBJECT * � % �'�r"'�• j..r,» DATE PL AS&PI Y TO . . . siGNED - DATE �SIGNED REDIFORM aTRIP p D 0 . TRIP SEND PARTS 1 AND 3 POLY PAK(50 SETS)4P440 PART 3 WILL BE RETURNED WITH REPLY. SPEEDIPLY,PAT 0 MCP•-PAT D MBF 28 # PR!Vom-,, REAL ESTATE JOURNAL SPECTAL SECTION PROPOSAT, TO SHAKUPEE SUMMARY The June Special Section of the Minnesota Real Estate Journal will be a separate newspaper supplement focusing exclusively on the city of Shakopee NEWS AND INFORMATION Page one will be a photo of the riverfront or of downtown Shakopee with the words ' SHAKOPEE MARKET FOCUS' clearly dominating the front page . Inside will be feature stories , sidebars and graphs on: 1 . development opportunites 2 . the existing market 3 . population 4 . the labor force 5 . taxes 6 . local wages 7 . transportation 8 . listings of major industries 9 . maps of industrial parks 10 . availability of commercial land, and 11 . retail opportunites . In addition , the Shakopee Special Section will focus on : 1 . what incentives , if any, the city offers developers 2 . an outline of the city' s master plan for development 3 . the city' s priorities 4 . lists of recent developments in the city 5 . housing, land and building costs 6 . maps of the city, and 7 . a directory of the local government and civic individuals and groups such as the Chamber of Commerce , Industrial Development Commission , mayor , city administrator , etc. plus lots Of Photos . ADVERTISING Ad rates for the Shakopee Special Section are $450 for a full page ad and as low as $125 for an eighth of a page. Please refer to the enclosed rate card for full information and a complete list of rates . DISTRIBUTION The Shakopee Special Section will be distributed in all 4 ,500 circulated copies of the MREJ. Readers of the Special Section include developers , contractors , investors , real estate brokers , bankers , accountants , attorneys , appraisers , insurance professionals , syndicators , property managers , and over 1,000 corporate leasing executives . The MREJ will provide as many additional copies of the Shakopee Special Section as the city desires at a nominal charge . 7701 YORK AVENUE SOUTH 0 SUITE 355 0 EDINA, MN 55435 ■ (612) 893-1816 SIDE The size of the Shakopee Special. Section will be determined by the amount of support from the city itself . 50% of the Shakopee Special Section will be news and information about Shakopee and 50% will be advertising Solicited from the real estate and business community of Shakopee. If 8 pages of advertising support is obtained , the Shakopee Special Section will be 16 pages ; 10 pages of advertising equals a 20 page section and so on . 1)EAD 1,1 NL: Deid-1-1'-n--e for supplying news and information and for advertising is Friday, May 10th, 1985 at 5 p.m. REALA E E URNA = . WHAT IS THE MINNESOTA REAL ESTATE JOURNAL? The MINNESOTA REAL ESTATE JOURNAL is the only complete source on trends, issues , people and events which affect commercial real estate in Minnesota. MREJ' s specialized news and editorial contains in-depth, thorough coverage of: • major developments in the industry • job changes • government legislation • major real estate personalities • trends in commercial real estate • major real estate transactions • personal columns on law, accounting, property management and book reviews • regular reports on apartment rents and office occupancy. WHAT AREAS OF REAL ESTATE ARE COVERED IN THE MINNESOTA REAL ESTATE JOURNAL? The MINNESOTA REAL ESTATE JOURNAL focuses on the following areas of commercial real estate in Minnesota: • Office buildings • Apartment buildings • Warehouses • Retail space • Hotels • Commercially zoned land WHO READS THE MINNESOTA REAL ESTATE JOURNAL? The MINNESOTA REAL ESTATE JOURNAL is targeted at : • Investors • Developers • Corporate Leasing • Contractors Executives • Managers • Brokers • Architects • Bankers • Suppliers • Insurance Professionals • Lawyers • Syndicators • Accountants • Appraisers 7701 YORK AVENUE SOUTH ■ SUITE 355 0 EDINA, MN 55435 ■ (612) 893-1816 -. .. , .........tr. p)m vrl ulc (ct tnu du ucnl�;k,t,txncu it)Inc $hernian-Boosalis, the developer,came in ..I hey Effram says he realizes that"two wrongs use of tax increment financing by the city, claiming that the only way it could do the never sai don't make a right," and is hopeful that but was in the process of creating a situa- project was as a high-rise. to take a Unitea will come back and talk to him tion with United that would have forced that "They originally said they could not to traffic soon. That issue is still unresolved. companv to ask for subsidy. build townhomes because of the bad soil;' And a, Meanwhile, the fight moved through the Carlson repeats that what she really fears she said. a consult locally, s fight is a McCor borhoodl oper, non 2,400 invi project v SEEKINGshowed McComb "I kno, very ups( more tha. McCoy entirely o plan the I ago cover He add DEVELOPMENT density as nearby La 113, and 1. "The re< objects to nation;" N United'" PROPOSALS ' in a recer tee hearit uled to g, January . �\ xv :N a,NN \ also expe 9 e s 0 That w , "I've s< •p '� ::::::.. cil was f seems to I N. ' / E,bErEMr \\ F q ger is bet nn, n "For of to say no. KNELL ', \ "PROPOSED U111111LLf \ 'AUTO (/ \ :;:'?`1r11N1 MALL SITE\-, (�1 � CrTrirrnTTnTi7U � �\ so be it. (5.38 ACRE$1 •`:( ' /�_��ii�ia�i\i1 ��'\�„ _-.� ..We're J C, \ ;. V ? down NY-VEE `. her GROCERY STORE The c( NN4Nfimn nrrm local firm - - =_ _ - -.-_- - - - - - - - --- son, will � - - o` --_—� and will i SNYDER to over 2 LAW DRUG ENFORCEMENT ( STORE CENTER, ......... .y. - - �� �.,. FIiO 1 Sr 1 __ /MALL P"" — — 11 _ LIBRA MANI(ATU-- MC .� rights, adc r_7—, ing in eac 1 We we finance thI —il o o°a ! UfIRST ,i have anotl arab BANK aid) and - _ revenue," The libi 17 meetim. he City of Mankato is seeking development Financing District. It is anticipated that the City letter of it proposals for a 60,000 square foot retail will retain the ownership of the land and offer plete. The ment an attractive long-term lease. the lies( Tmini-mall on a 5.38 acre redevelopment 9' become sc site. The property is situated near the Down- library's town Mall, between the new Hy Vee Food Store Look at our site and our growing retail market affected b and the new Snell Motors. and. . . The pr( initely req ium. Whil The majority of the property in the development 40-foot pt site is owned by the City and has been cleared. tion in to% The dashed lines on the map show the remain- Q Make It cost was d ing three parcels that are yet to be acquired library bo; cleared. tomove t ele 11and e merteraintr The site is zoned commercial and abutts a major .� downtown arterial road which will be completed in 1985. "We (th All of the property lies within a Tax Increment Contact Thomas M.Melena or Larry Forsythe at(507)625-3161. foot the bi '�llaknpee Crnmmunitg -_I�eruire.s 129 Levee Drive Shakopee, Minnesota 55379 Phone 445-2742 Community Education • Parks • Recreation • Adult Education Memo To: John Anderson, City Administrator From George F. Muenchow, Community Services Direcotr Date April 19, 1985 Subject: Marketing Plan for Water Slide/Swimming Pool Introduction The Water Slide planned for installation in the Shakopee Municipal Swimming Pool prior to opening in 1985 has been touted by staff and others to be the mechanism to inject new excitement to this pool. It furthermore is expected to generate enough revenue to transform the swimming pool complex into an income generating facility rather than a deficit operation. HOW IT IS MARKETED REQUIRES SERIOUS ATTENTION! Background The pool basically has two kinds of users: a. Your passive patron that is looking for an afternoon (or evening) in the sun who will do a little splashing around in the water, probably will spend a lot of time on the beach, and in general is looking for a pleasant couple of hours with their little children, their peers, or other friends, acquaintances, and neighbors. They like the basic serenity of this facility which is prevalent most of the time. b. Your action seeker who is interested in "horsing around", using the diving boards in the diving area, and now will be attracted to the water slide. It would seem important that the interests of both factions be taken into consideration! Alternatives 1 . Do Nothing Approach In following this objective the marketing methods to be followed would be what has been done in the past . . . announcements in schools, emphasis at April 29th Showcase, stories in newspaper, on radio and cable, plus word of mouth. Special Events scheduled included Sand Castle Building Contest and Water Carnival. Under this system attendance has averaged 428 peoplb at pool throughout season. 2. Middle Road Approach In following this objective all efforts would be continued as previously done. In addition, marketing would be seriously made in other communities in Scott County (Jordan, Prior Lake, Savage, Belle Plaine) plus the neighboring communities of Chaska, Eden Prairie, .and Waconia. a. Hard Board Posters would be placed in strategic locations including swimming pools, beaches, motels, campgrounds, drive—ins, and fast—food restaurants, malls, etc. Estimated cost — $200.00 (by June 1) A COOPERATIVE EFFORT OF THE CITY OF SHAKOPEE AND SCHOOL DISTRICT 720 SINCE 1954 b. Invitation to Community Education/Park & Recreation Departments to bring groups to this facility . . . Minimal cost. (by May 20) C. Commercial ads to be placed in Shoppers of Shakopee, Jordan, Chaska, Prior Lake, Eden Prairie (June 15 & July 15) Estimated cost - $300.00. 3. Aggressive Approach In following this objective all efforts will be continued from the Do Nothing and Middle Road Approach including coverage through all local media, hardboard posters in neighboring communities, and invitations to neighboring Community Education/Park & Recraetion Departments. Other efforts would include: a. Invitations to all C.E. /P & R Departments within 50 miles. Estimated cost - $200.00 (by May 20) b. TV Special Coverage . . . (June 8) C. Ads Sun Newspapers . . . (June 15) Estimated cost - $150.00 d. Announcements Mpls Star/Tribune Community Section . . . (June 8) Recommendation Staff recommends following the "Middle Road" Approach. In this way the concerns of. those that are looking for a tranquil environment will be partially acocmmodated. Likewise, the objective of making the swimming pool complex financially self sufficient should still be achieveable. The Operating Plan of the Swimming Pool/Water Slide is based upon an estimated 400 users/day. Over 400 people/day have been using the pool the past three years. If 300 of those previous users can be expected to use the Water Slide this summer, then an additional 100 people are needed per day to reach the operating plan goal. It is expected that this can be achieved using the Middle Road Approach. Action Move to authorize staff to follow a "Middle of the Road" approach in marketing the Shakopee Municipal Swimming Pool/Water Slide Complex this summer including advertising and publicizing in neighboring communities of Scott and Carver Counties. ATTENDANCE RECORD - SHAKOPEE MUNICIPAL SWIMMING POOL 1982 1983 1984 Lowest Days Attendance 0 0 During Season 0 Highest Days Attendance 906 1 ,032 1 ,056 During Season Total Attendance During Season 26,617 33,595 32,947 Weather Factor June: Overcast/windy Cool/cloud y Cloudy/windy/wrm During Season July: 1/3 Hot Sunny/warm Sunny/warm Aug Generally Hot Hot/humid Warm/Humid Average Daily Attendance 385 454 445 For Season No. Days in Season 76 76 80 Pool Open ? Days 69 72 74 INCORPORATED 1870 +� ENGINEERING DEPARTMENT +� 129 E. 1st Avenue - Shakopee, Minnesota 55379-1376 (612) 445-3650 MEMO TO: John K. Anderson, City Adm i n i st FROM: H. R. Spurrier, City Engineer - SUBJECT: Shenandoah Drive Public Improv t ! No. 1984-4 DATE: April 19, 1985 INTRODUCTION: The City of Shakopee stockpiled material for the above ref- erenced project on the Racetrack property because it was antici- pated that the City would utilize this material in the construc- tion of Fourth Avenue. BACKGROUND: The final plans for Fourth Avenue have been altered, so there will be little need for materials stockpiled on the Racetrack property. The Racetrack needs borrow material in order to grade the parking lot to final elevation and they have agreed to pay $1. 00 per cubic yard for the materials stock piled there by the City. There is approximately 20, 000 cubic yards of material stockpiled. The exact volume will be established by crass section according to the Assistant City Attorney, Rod Krass. The City may authorize the sale of this material by simple motion, therefore it is recommended that the City authorize the sale of excess material from the construction of Shenandoah Drive at $1. 00 per cubic yard, the exact volume to be determined by cross section approved by the City Engineer. ACTION REQUESTED: A motion to authorize the City of Shakopee to sell excess mater- ial from the construction of Shenandoah Drive to Minnesota Racetrack, Inc. at a price of $1. 00 per cubic yard. The exact volume will be determined by cross sections approved by the City Engineer. HRS/pmp STKPILE III< TO: John K. Anderson , City Administrator FROM: Jeanne Andre , Community Development Director RE : Needed Amendment of Sanitary Sewer Urban Service Area DATE : April 10 , 1985 Introduction : I have been researching the background information on the existing Sanitary Sewer Plan included in the City ' s 1981 Compre- hensive Plan . My research includes the negotiations that occurred when the Plan was adopted and information on the 1984 Amendment . This research nas been undertaken in order to determine the the Metropolitan Council to release best way to negotiate with the "moratorium" areas and/or otherwise expand Shakopee ' s Urban Service Area for sanitary sewer purposes. Background : 1 . In 198 + the City of Shakopee met with staff from the metro- politan Council to determine what steps were necesary to lift a "moratorium" which had been established on certain Shakopee parcels fro the expansion of sanitary sewer services . The City ' s perspective was that the moratorium could be lifted in 1985 . Met Cuncil staff indicated that they felt the moratorium extended until 1990 , and the only way to abate the moratorium on the parcels in question would be to substitute new parcels now in the service area for those released or to clearly determine that certain land now in the service area cannot be developed (eg . in floodplain , etc . ) This discussion established the need to thoroughly research the history of this issue and determine the best approach that the City could use in making its case to the Met Council . 2 . The Metropolitan Council , in its revised Systems Statement Allocation (1980-1990) allocated Shakopee 3 .21 mgd of sewer flow for the cumulative period until 1990 . ( June 11 , 1980 report to Physical Development Committee from Jim Schoettler, revised in 1981 , page 7 ) 3 . The City of Shakopee , in developing its comprehensive sewer plan determined that the proposed urban service area could be kept to a 1990 sewage flow of 3 .19 mgd. ( City of Shakopee , March 10 , 1981, Summary of Daily Average Sewer Flow Projections - chart) , or 3 .25 mgd. ( page 8 of report listed in Irl above) by placing a moratorium on sewer service areas 15 ( 115 acres - industrial) , 11 ( 150 acres - residential ) and one half of 10 ( 80 acres - commercial ) . During negotiations the Metropolitan Council requested two additional areas X and Y be placed in the moratorium, with the stipulation that one but not both of these areas could automatically be included in the service area , with the second area subject to the same moratorium conditions as provided for areas 15 , 11 and 10 . There is no written documentation that part of area 10 is included in the moratorium , however the adopted map included this 80 acres in the moratorium area . 4 . The City of Shakopee additionally adopted Resolution No. 1808 in which it determined that it would manage sewer flow by limiting new industrial develoment to an average of 1000 mgd . per acre as opposed to the 2000 mgd. projection provided for by the Metropolitan Council . 5 . Resolution No . 1808 also provides that the moritorium can be lifted if the City has effectively managed new development so that the goal of 1000 mgd. per acre or less is achieved , thereby leaving a residule of unallocated sewer allocation. 6 . Alternately Resolution No . 1808 provides that the City can request an increase in sewer flow allocation and that the moratorium can be lifted if an increase in allocation is granted which offsets the acreage included in the moratorium. 7 . The City did submit and gain approval for an amendment to its sanitary sewer urban service area in 1984 which provides for inclusion of the 75 acre moratorium area X as well as an additional 157 acres that was previously outside the service area . This amendment was filed on the premise that the flow from the toal 390 acre racetrack site is at a rate such that it would not exceed the 1000 mgd . limit for the 158 acres of the site that was in the service area prior to the approval of the amendment. 8 . Scotland Inc . owned the property in mortatorium areas X and Y, and agreed to the negotiated process which included these areas in the moratorium. These areas are zoned I-2. o . Moratorium area 15 is owned largely by the Shiely Garvel pit . In its current use it does not need the extension of sewer services , although inclusion of this land in the sewer service area may provide an economic incentive to develop at a higher use . This land is zoned I-2, and would need to be served by a lateral from the Prior Lake Interceptor . 10 . Moratorium area 11 has a number of large parcels owned by Vierling and Roberts . This area is zoned R-2 to the North and Ag . to the South . There have been extensive inquiries on developing this land expressing a need for more single family lots . This land would be served by the extension of the VIP Sanitary Sewer westward across CR 17 . 11 . One half of area 10 , consisting of 80 acres of Ag property owned principally by Greenwood is included in the moratorium. This land is designated as commercial in the Comprehensive Plan . The extension of the VIP westward would be necessary to serve this land . 12 . Scotland Inc . has informally suggested that the City seek to add approximately 160 acres of I-1 land it owns North of the proposed T. H. 101 by-pass to the urban service area . This land would need to be served by lift stations to the VIP system or linked by a new lateral to the Prior Lake Interceptor . 13 . In a discussion with Jack Frost, of the Metropolitan Council , he indicated that the 1984 sanitary sewer flow from the City of Shakopee to the Blue Lake Treatment Plant is 762 mg per year. (This computes to a daily flow of 2 . 09 mgd) . 14 . The Metropolitan Council is currently in the process of revising its development framework. The framework is the document which serves as the basis for all Met Council decisions on specialized areas such as transportation , sewers , etc . , and involves projecting population and employment growth . The Met Council staff have been working on this document for some time , but it is not anticipated that it will be adpcted until the end of 1985 . While the information has not been officially circulated , and could still be revised at the staff 'Level , it is available to communities upon request . I have been told by Jack Frost of the Met.- Council staff that Shakopee ' s new estimated population for 1990 is 12 , 100 , with a projection of only 800 additional persons between 1990 and 2000 . Based on these figures the sewer allocation for Shakopee would be reduced , even though expansion of the Blue Lake Treatment Plan is anticipated. Alternatives: The following strategies have been suggested to approach the changes desired by the City in its Sanitary Sewer Urban, Service Area : 1 . Seek to add property to the service area based on the fact that sewer flows have been managed for all industrial development that has occurred since the plan was adopted and that trig flow allocation that has been "saved " should allow the City to expand its service area an equivalent number of acres . I think this requires us to evaluate , in a written report , the flow "saved" . 2 . Seek an increase in sewer allocation , and based on the amount received , request and appropriate expansion of land in the service area (or lifting of moratorium acreage ) . 3 . Demonstrate that the City has a need for increased land for ( residential , industrial , etc . ) development and request an increase in the land available for those uses, from parcels which are close to existing sewer services . Then assign the normal ( as per City of Shakopee sanitary sewer design criteria) flow rates , which will provide for greater sewer flow allocation . Monitor the flow requirements necessary as development occurs , and if it is below the design standard criteria , use this as an agreement to expand the amount of land in the service area . 4 . Accept the amount of flow allocation that is designated to the City and within the land area that is close to existing services , identify those parcels and lands uses which are most needed in the City and likely to develop in the next 10 ( or 5 or 15 ) year period . This may lead to excluding some property which has physical development limitations or is held by an owner who does not wish to develop in the stated planning period. (This is the approach recommended by the Metropolitan Council staff. ) 5 . Completely rewrite Sewer Chapter with new technical data . Recommended Action : The staff feel that the approach recommended by the Metropolitan Council staff is not in line with the original negotiations on this issue and should not be the preferred alternative . However since this means challenging their recommendation and seeking a forum before the Metropolitan Council , it was determined that this should be a decision by the City Council as a whole. For the short term the staff would like to concurrently use the approaches outlined in alternatives one and two . This would involve technical engineering and planning reports to be drafted to demonstrate a ) how the City has managed its industrial sewer flow since 1981 , and b ) the City ' s perspective on its population and employment projections for 1990 and the year 2000 , in order to support additional sewer allocation for the City. For the longer term staff would also like to pursue alter- natives three and five , seeking to demonstrate the need for certain land uses and applying new technical data in line with the City ' s design criteria . Alternative four is only recommended if all other approaches are unsuccessful .