HomeMy WebLinkAbout2004 [01] Jan 28 {Book 29}
www.cityofstjoseph.com ity of St. Joseph
.
St. Joseph City Council
25 College Avenue North January 28, 2004
PO Box 668 5:00 PM
St. Joseph, MN 56374
(320) 363-7201
Fax: (320) 363-0342
ADMINISTRATOR
Judy Weyrens
1. 5:00 PM Call to Order
MAYOR
Larry J. Hosch 2. 5:00 PM Stormwater Utility, Joe Bettendorf/Shannan Smith
COUNCILORS ,Other Matters
Alan ,Rassier 3.
Ross Rieke
Gary Utsch 4. Adjourn
Dale Wick
.
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City of St. Joseph, Minnesota
Financing St. Joseph's Surface Water
. Management Program Using a
Storm Water Utility
A Special Report to the
City of St. Joseph
January 26,2004
SEH No. A-ST JOE 0312
.
. FINANCING ST. JOSEPH'S SURFACE WATER MANAGEMENT PROGRAM USING A
Storm Water 1ltiûty
5.0 Fee Basis
5.1 Philosophy
The general philosophy behind the Stonn Water Utility program is simple-
contributors pay (Jouseau, 1983). To develop a fee basis, St. Joseph must
make adetennination of which properties pay what amounts.
The utility is typically supported by all developed (non-vacant) property
within the community. Based on existing land use, the extent of each property
classification is estimated. Next, the percentage of impervious area associated
with each property classification is detennined.
Using methods outlined by the Soil Conservation Service (Midje, 1992),
typical land categories and relative percentages of impervious areas can be
detennined. Based on the percentage of impervious area on a parcel, a runoff
index can be assigned to each property type. The runoff index or curve
- number (CN) is used to estimate the amount of rainfall that will run off a
--- parcel.
5.2 Cause arid Effect
To remain fair to all properties, the utility is based on how much a particular
parcel contributes to the need for water quality improvement. The amount of
contribution should not be based solely on the amount of rooftops and
pavement, or pervious area, on a parcel. The contribution should also consider
how much rain actually runs off.
Different amounts of rain will produce different amounts of runoff. However,
the difference in runoff for a residential property and a commercial site area is
not constant for all rainfall depths. Therefore, a rainfall depth should be used
in the revenue equation that will result in the various properties paying
proportionate amounts.
5.3 Revenue Equation
The revenue equation should not be arbitrarily set based on pre-set factors
from another community's ordinance. To be able to demonstrate a rational
basis for utility fees, the revenue equation should be based on standard
engineering practices. The revenue equation follows the Natural Resources
Conservation Services (NRCS - previously SCS) stonn water runoff
methodology outlined in the SCS National Engineering Handbook," Section 4
- Hydrology (Mockus, 1969).
St. Joseph Storm Water Utility Report Page 25
.
. The general runoff equation is:
Q= (P - 0.2S)2
P + 0.8S
Where:
Q - Actual Runoff
P = Potential Maximum Runoff
S = Potential Maximum Retention and initial rainfall abstraction
The "S" term can be expressed in terms of the runoff index, or curve ,number
(CN).
S = (lOOO/CN) - 10
Tables are easily developed for convenient solution. For determining utility
fees, P remains constant and CN has been assigned to each of the land use
categories.
5.4 How Much Rainfall?
-
The majority of the developed part of St. Joseph is residential. Of the
- nonresidential developed land uses, institutional, commercial, and industrial
land uses predominate. Table 3 compares the percentage of total runoff
contributions for residential (CN 72) versus commerciaVindustrial (CN 90
(avg.)) considering different rainfall depths.
The comparison illustrates that as the rainfall increases, the difference in
runoff between intensely developed properties versus residential developed
properties becomes significantly less.
Greater runoff, and its associated pollutant load, is generally related to the
more intensely developed properties (commercial/industrial). Therefore, using
the basic premise of the utility (contributors pay), a rainfall amount that will
result in higWy developed properties paying more than residential properties
should be used.
5.5 Typical Rainfall
A quick review of utility programs in other communities shows that a
two-inch rainfall has typically been used in determining utility fees. As
illustrated in Table 3, a two-inch rainfall results in almost four times the
runoff from a commerciaVindustrial acre then from a residential acre.
Therefore, commercial/industrial properties would pay up to four times as
much as a residential parcel of equal size.
St. Joseph Storm Water Utility Report Page 26
.
. Table 3. Rainfall/Runoff Ratios
Runoff
Rain Depth Commercial! Residential Ratio *
Industrial
1" 0.32" 0.01" 32.00
3" 1.99" 0.81" 2.46
4" 2.92" 1.46" 2.00
5" 3.88" 2.19" 1.77
* Ratio equals commercial runoff divided by residential runoff.
There is also a statistical basis for the two-inch rainfall. A two-inch rain can
be expected to be equaled or exceeded once annually in any given 24-hour
period; i.e., a one-year event (Oberts, 1984). While it is true that rainfall
amounts of less than two inches occur more frequently, creating the m~ority
of runoff and pollutant load, use of smaller rainfall events (one inch, for
example) puts a much larger financial burden on the commercial/industrial
properties. Since the two-inch rain depth has been generally accepted as the
. basis for utility fees in other communities, the utility fee will be detennined by
using a rainfall amount of two inches. Letting rainfall (P) be equal to two
inches, the runoff equation becomes:
Q = (16 - (1600/CN) + (40.000/CN2))
(800/CN - 6)
5.6 land Use Categories
Existing land use was used to determine each property's contribution to the
utility. Land use, was detennined using Steams County's parcel database.
Table 4 illustrates typical runoff curve numbers. Table 5 shows the land use
distribution for 81. Joseph. Wetland and water areas are split out and listed
separately.
Using these criteria, land use categories and the respective curve numbers for
use in the utility equation are illustrated below. For the respective land uses,
the runoff indices (CNs) are applied to detennine the amount of runoff from
an area resulting from a specified amount of rainfall as illustrated in Figure 1.
The contribution towards the Stonn Water Utility is equated to the percentage
of the total runoff for each property type.
S1. Joseph Storm Water Utility Report Page 27
.
. Table 4: Runoff Curve Numbers
Typical Land Use Category Runoff Index (CN)
Single-Family Residential 72
Multi-Family Residential 85
Industrial 88
Institutions 88
Commercial 92
Vacant Exempt
Table 5. St. Joseph Land Use Breakdown
(Steams County Parcel Data)
Land Use Type Sum Acres Sum Count
Commercial 113 160
Industrial 143 4
Institutional 211 36
Public / Government 94 44
- Multi-Family 59 247
-- Single Family 457 1049
Agricultural, Vacant 59' 35
Road Right-of-Way 359
Wetlands, Water 124
City Park 96
5.7 Typical Charges
To detennine typical charges, the estimated expenditures for a 5-year period
of time are compared to estimated revenue, and a base rate is determined
based on the charge to a single family residence. Utility charges based on
$2.00/month per single family residence are given in Table 6. These charges
. would fund 58 percent of the non-assessment revenue for the proposed budget
shown in Table 1.
The utility rates can be adjusted to raise different levels of revenue by
changing the relationships of what one property type pays in comparison to
another, or by increasing the per acre charges. Additionally, undeveloped
properties could be assessed a low, flat rate to bring all parcels into the rate
collection system, which has not been included in this case.
S1. Joseph Storm Water Utility Report Page 28
· The ùtility will not eliminate existing funds derived from new developments
through assessments or developer fees. All new plats shall continue to pay
towards water management features. The utility will, however, allow St.
Joseph to undertake new programs and maintenance related to storm water
management.
Figure1. NRCS/SCS Runoff Model
NRCS/SCS Runoff Model
1.80
1.60
1.40
1.20
Runoff 1.00
(Inches)
0.80
0.60
0.40
- 0.20
---
0.00
0' ~ i3' ~ ~ ~ ~ .~ ~ ììr· ììr ~
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§ § ~ 'b .þ) .þ) 0 ~ p ~ .~
CJ CJ ..... .,., q¡ q¡ ~ " ~
.~... .~.¢..'$ J.::.:S 6' '"
l,z'" 8 q {2 {2!}i Q, Assumptions:
" ~ ~ ~ P-2"
~ 'b q¡ 6' -
;f ~ f Type B Soil
Q.,'" Q,!tI 00 Soil Mosture
("r\nrlitint"\ ..
Table 6 shows the monthly fees and Utility revenue for different land uses
based on a $2.00/month fee for single family residences. Tables C-2 to C-4
show the fees and Utility revenue for $2.00, $2.25, and $2.50/month
residential utility fee.
These tables are the result of combining the landuse factors and distribution in
5t. Joseph, runoff equations, and a residential utility fee. The range shown,
from $2.00 to $2.50/month, is in the range of fees charged by other Minnesota
communities. Table 7 lists the fees charged by several other Minnesota
communities. The listed fees range from $1.00 to $5.25 per month.
St. Joseph Storm Water Utility Report Page 29
· 5.8 Exclusions
Some properties may be excluded from the utility. For the City of St. Joseph,
street and highway right-of-way, lakes, wetlands, agricultural, vacant, and
City owned parcels are excluded. In development of the final ordinance,
parkland, county facilities, railroad right-of-way and other properties should
be reviewed to determine if a low, flat rate fee will be used or if they will be
considered exempt.
5.9 Credits
Credits may be applied for to reduce the utility fee for individual parcels.
Credits can be considered where runoff is retained on a single parcel or water
quality enhancement projects have been implemerited.
-
~
St. Joseph Storm Water Utility Report Page 30
·
· Table 7. Utility Cost Comparison
-~----~--~-~--~
-> - ~
~ - , - ..
--~~- -----~-~-- ---------'-- - ----- -- - - - - - --
Northern and Central Minnesota Area Cities
Bemidji $5.25
Brainerd $3.00
Thief River Falls $3.00
Fergus Falls $2.10
Detroit lakes $1.82
Hutchinson $1.75
Little Falls $1.00
Averaqe: $2.56
Minneapolis I St. Paul Area Cities
North St. Paul $5.00
.._--"
Burnsville $4.79
..
Roseville $4.28
-----
New Hope $4.05
--
Hopkins $4.00
-'--.m -- -------
Apple Valley $3.98
----,
Plymouth $3.35
,--
Woodbury $3.33
------, ,--
Richfield $3.02
· -""
Bloo~ington -, $2.98
-- --..--
Shoreview $2.96
-_.'-,.-, -
Crystal $2.21
.. ---_..
Robbinsdale $2.08
.. ,--
Chanhassen $1.67
-----.
Oakdale $1.67
..
Cottage Grove $1.66
.-
New Brighton $1.61
lakeville $1.58
-- . ---
Averaqe: $3.01
St. Joseph Storm Water Utility Report Page 32
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.
Storm Water Utility
Discussion Guide
The purpose of this guide is to help the residents of St. Joseph
understand:
1. The need for the utility and how it will benefit the City
2. Contributors Pay concept
3. How the utility fee is calculated
4. Runoff by Land Use
5. Utility Criteria
6. What are other communities doing?
7. What is the proposed rate?
This understanding is facilitated by discussing each of the issues, providing an
understanding of the issues, and providing citizens the opportunity to ask questions
one on one. This Discussion Guide is yours to keep so please feel free to write any
notes or comments on any page.
Let's start with the citizen information flyer available on the city's website and was handed
out to you as you came in to the meeting.
.
Storm Water Utility
Discussion Guide
How Will the Utility Benefit St. Joseph?
The utility benefits the community by providing a dedicated fund for surface
water management activities including the required activities under the
National Pollutant Discharge Elimination System (NPDES) Phase II
Storm Water Permit Program. In addition to the required NPDES
activities, benefits may also be realized more generally in the following
areas:
- Drainage system construction and maintenance
- Water quality improvements;
- Wetland protection and enhancement;
- Erosion and sediment control;
- Flood reduction and protection
- Community education; and
- Improved fish, wildlife and recreational opportunities
-~
1
.
Storm Water Utility
Discussion Guide
What will the Utilitv Pay for?
.0 & M 0 Administration EI CapitallmprO\ements
Based upon SI. Joseph Budget Forecasts
.
Storm Water Utility
Discussion Guide
2
.
Storm Water Utility ~
Discussion Guide Ò'~V
Land use (Intensity of Development) Rain~all amouJ?t (Hydraulic Area) ~ {\ ~
-General categories to which the fee applies -Which properties pay what ð-'. I\.~
amounts? V'\j
The general runoff equation is: Q= œ _ D 2S)J
Where: .
Q = Actual Runoff P + D.8S
P = Potential Maximum Runoff
5 = Potential Maximum Retention and initial rainfall abstraction
The "5" tenn can be expressed in tenns of the runoff index, or curve number (CN).
5 = (1000/CN) -10
Basically, this is the same equation our engineers would use to determine the pipe size if we
were instructed to design a pipe to drain all the stonn water from your site.
.
Storm Water Utility
Discussion Guide
2.00
1,80
1.60
1.40
1.20
1.00
0.80
0.60
0.40
0.20
0.00
~ .~ -~ , ~ ~ ~ ~ ~ # ~ $
~ ~ ~ ~ ~ ~ -~ ~ # # ~ .~
§i (,0 ,,'li ~0 w<$ ~t$ ~o ~'li ,<:, §' ~
/i~ e{!/' 0," ,i§' iii?'" I -<; ~oi'f' (,0 Q.'> I
6"::¡' #- :Qfð (j
~ ~~ ~~
Land Use
3
.
.
Storm Water Utility
Discussion Guide
What were the criteria for selectinq this method?
Evaluation of a Storm Water Utility Relies on Five Basic Criteria...is it:
. Fair?
. Dependable?
. Acceptable?
. Simple?
. Flexible?
Fair
o Charges are based on runoff, not property value
o land Use (Intensity of Development)
o Runoff Curve Numbers (Equivalent Hydraulic Area)
o Streets, lakes and streams are exempt
o Allows for credits for storm water BMPs, Vacant land and Green Space
.
Storm Water Utility
Discussion Guide
Dependable
o No competition with the general fund
o Consistent source of revenue
o Separate, dedicated fund
o Critical for Grants (matching funds)
o Meets Requirements for Enterprise Fund
Acceptable to the public
o No increase in property tax- it is a user fee just like the sanitary sewer.
o Based on use
o Storm water: ''The last utility"
o Acceptable
Engineering Sound
o Based upon land Use- Intensity of Development
NRCS runoff equation (CnxA)- Equivalent Hydraulic Area
4
,
.
Storm Water Utility
Discussion Guide
What are other communities doinq?
Bumsville $ 5.22 Bloomington $ 2.98 Bismark, NO $1.75
Bemidji $ 5.00 Grand Forks, NO $ 2.90 Chanhassen $1.67
N Sl.paul $ 5.00 Mahtomedi $ 2.67 Faribaull $1.67
Northtield $ 4.50 Austin $ 2,50 Oakdale $1.67
Moorehead $ 4,10 Minnetonka $ 2.50 Cottage Grove $1,66
New Hope $ 4.05 Crystaf $ 2.21 New Brighton $1.61
Hopkins $ 4,00 Eagan $ 2,19 LakevilJe $1.58
Apple Vafley $ 3.98 Coon Rapids $ 2.17 Roseville $1,53
Fairmount $ 3,96 Fergus Falls $ 2.10 Dickinson, ND $1.50
Woodbury $ 3.33 Robbinsdale $ 2.08 Owatonna $1.45
Plymouth $ 3.25 Crosby $ 2.00 Manka!o $1.25
Shoreview $ 3.16 Edina $ 2.00 Winona $1.23
Richfield $ 3.02 Sioux Falls. SO $ 1.81 Eden Prairie $1.00
Rochester $ 3,00 Minot, ND $ 1.76
Fargo, ND $ 3.00 Hutchinson $ 1.75
.
Storm Water Utility
Discussion Guide
What is the proposed rate?
St. Joseph Storm Wøter Utility
Land Use Surher Ru. M onlhl)' RII'TenUe Summary
Area EquiT.
(u) Faclor Assumption: Revønue Pel Acre: 55.26
Assumption: Revenue Per Single Family '" $2.00
UllJily
Factor
Tohl p., ReYenue Runoff Retention RunoU Runoff
RrTulue Acre F...I"r hulu: Runon (lnchu) (ac·rl)
(monthly) (CN) (5)
SiDcle-Film;ly '" I S2."04 S~.26 Sj.26 " 3.S9 0.29 11.13
Rcsidnli.1
Mallj·Fall1ily j!.SS 2.12 iS3! $14.31 SU.31 " 1.76 O.SO 3.S8
Reside.lid
COUlmerdal.Collele 113.11 4.23 U..sU 522.26 522.26 " 0.31 I.H 11.66
IlIdutry 143.15 3.30 $2.481 $11.37 511.37 .. 1.36 0.91 II-51
IIIS';III,;o..al 2tO.92 3.30 $9.968 $011.26 $41.26 .. 1.36 0.91 16.91
P.blie.Go". 94.51 3.30 $1.642 $11.31 $11.31 .. 1.36 0_91 1.60
AJ;IiealluaI.Ynu' 58.1 EXEMPT
R/W.Roads 670 EXEMPT
Ope.. W~IU EXEMPT
Total I,an' SU,a51 Ye.rt, R.t'Ie.lle '2.16
$2$8.283.09
Sillllefuoily
Ru;dellliallJllilJ: 1200 CREDIT SCENARIOS Gross Revenue Net Revenue
CostpnmolllbbaHd
apo"a...erl_Ielolsizeof
A3anes S 2.00
Si"Ilc foUlilyfn·...e S 2.400.00 25% Credîllor commercial. light induslry and inslilulional $238,283 S 188,439
50% Cfedit lor com mercial. lighl Induslry and inslilulional: 5238,283 S 138,594
5
- -
. City of St. Joseph
Storm Water Utility
Best Management Practices Credit Policy
Background
On February xx, 2004 the St. Joseph City Council approved a Stonn Water Utility
(Ordinance No. xxx) to finance the City's Stonn Water Management Program. In
addition, the Utility will be utilized to ~inance compliance with the City's National
Pollution Discharge Elimination System Phase II (NPDES II) Storm Water Pollution
Prevention Plan (SWPPP) for the City's Municipal Separate Stonn Sewer Systems (MS4)
as outlined in the City's Stonn Water Permit.
The Utility provides for credits for the use of Stonn Water Best Management Practices
(BMPs) such as stonn water ponds, green space, undeveloped land, etc. Credits must be
applied for by Dec. 15th of the year preceding the year in which the credit is to be
considered. The amount of the credit will be determined by St. Joseph's Public Works
Department and approved by the City Council. A property owner may appeal to the City
Council regarding a determination of the credit once per calendar year.
Commercial, Industrial, Institutional
. A credit may be granted to a Commercial, Industrial or Institutional parcel that can
demonstrate a minimum reduction of 20% of the amount of stonn water leaving the
parcel via the use of an approved Stonn Water Best Management Practice (BMP). Credits
can be combined to account for a total reduction of up to 75% of the Stonn Water Utility
Fee. Documentation must be provided to the City of St. Joseph's Public Works
Department for evaluation of the claim. It is strongly suggested that the
documentation be prepared by a licensed professional engineer of the State of
Minnesota and provide the necessary drawings and calculations to support the
claim. It is the applicant's responsibility to prove the claim.
Examples of Best Management Practices
1. Stonn water retention and infiltration systems (ponds), grassed swales and
drainage from parking lots into grassed surfaces.
2. Stonn Water Detention ponds are not eligible for a credit since the water from
the ponds is discharged to the City's stonn sewer system.
-
. Land Use Credits
Vacant Land Credit
Vacant land meeting the following criteria is to be excluded from the area used to
calculate the monthly charge.
1. The property must not be developed in any way, or have been developed in the
past ten (10) years. The property must reflect land in an "undisturbed, natural state"
with non-impacted soils (i.e., the soils are not compacted).
2. The vacant land must represent at -least 50% of the total parcel
3. Vacant land does not include "green space" as outlined below
Green Space Credit
Green space areas meeting the following criteria can receive up to a 75% reduction from
the area used to calculate the monthly charge.
1. Green spaces shall be contiguous, pervious, vegetated areas incorporated into the
developed parcel.
2. The space shall not have more than 25% impacted, compacted soils. Examples of
impacted spaces are trails, ball fields, gravesites, golf courses and picnic areas.
. 3. Green space must be 20 feet or more away from the nearest impervious sutface
or structure.
4. The green space must be a minimum of 1 acre in size and not less than 25% of
the total parcel.
5. Grassed parking areas that are utilized more than 15 days per year are excluded
from the green space credit, as these are impacted, compacted soils.
Residential Properties and Rain Gardens
A Residential Property can apply for a credit of 30% per month if the property installs
and maintains a rain garden per the City's rain garden program. The Rain Garden must be
approved by the City of St. Joseph's Engineering Department after it's construction and
must meet the current requirements of the City's rain garden pro gram.
. City of S1. Joseph Storm Water Utility
Application for Utility BMP Credits:
Property Owner:
Street Address:
Parcel J.D. # (If unknown, leave blank)
Contact Name:
Phone Number:
Email Address:
How should we contact you? Phone or Email?
When can we contact you with any questions?
Brief Description of the BMP or Land Use Credit:
.
For commercial, industrial and institutional properties only:
Estimated reduction in stonn water volume: %
Please attach any documentation supporting this claim to this application.
It is the applicant's responsibility to prove the claim.
~," ~>.J
~ -..,
. 7,
.. '.-- .
t····J
~~
Financing St. Joseph's Storm Water
Management with a Storm Water Utility :~':\,t ~\~~' .~
The Financing Dilemma
The cost of constructing, operating, and maintaining St. Joseph's storm water facilities continues
to increase along with other municipal costs. In fact. the storm drainage system is often the last
and most expensive public utility for cities to develop.
Traditional methods of financing storm water improvements have become more complex in recent
years. Faced with increasing costs and continuous pressure to minimize property taxes, cities may
lack the financial resources to undertake a multi-year storm water management program.
City general funds and special assessments have typically financed most of the necessary improvements
in the past. Consequently, many communities lack the proper funding to address the increasing
costs related to storm water drainage, water quality management. and wetland protection.
Service charges, which have been used by communities to finance sanitary sewer and water systems,
are now being applied to storm water management. The utility approach is gaining recognition as
the most equitable way to finance storm water management activities while allowing for development.
A storm water util ity has been the answer to the financial needs of the equation for many communities.
What is a Storm Water Utility?
Let's start with what the utility is not. The utility is not a new level of
. government. nor is the utility a new tax. A storm water utility is simply
a method of financing the administration, planning, implementation, and
maintenance of storm water best management practices (BMPs). This
utility does not replace existing funding sources - it complements them.
The utility is nothing more than a service charge or fee. The utility fee
is typically charged against all developed parcels within a city based on
the premise of "contributors pay." Where land is in a natural state, most
'f?"'~*~\!,f~:~ß;~9:aks intothe ground or is retained in sr:nall depressions. ~here
: ,~7~€liì"§.L9R.m~1lt has been prevalent. rooftops, driveways, and parking lots
~¡'<""':--:O-;"{>-~'--:"';-_,_~o---: -_-~ ~ - --:"
~ "~l1(:I$l{~ìDfaIlJrom soaking into the ground. The rain runs off into
t~~'SAJ!cMs" ponds and lakes, creating the need for drainage systems
~I!1~lwrÕtec;tthe quality of our water resources. Therefore, the fee is
,~~B?bnhowmuch water runoff and/or pollutant load is contributed
, ~i~l~~~"s~ártjCUlarparCel.-fyµ.
~>';¥T1'í¡sconsistent. dependable revenue source provides a dedicated fund
~ -œ:îna~e the drainage system and water quality improvements. A utility
) .mrovides the means to handle the increasing costs through small
~tlT1ents ill the utility charges.
"The utility fee is typically
charged against all developed
parcels within a city based on the
premise of "contributors pay."
Rate Structure
The utility approach is based on the concept "contributors pay." The rate
structure is based on land use type, density, parcel size, and the amount
of runoff and/or pollution load contributed by a particular parcel. .
Contributors Pay Concept
Commercial
II)
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How Will the Utility ¡;;;
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U
Benefit the Community?
The utility benefits the community by
providing a dedicated fund for storm Rate
water management activities. Benefits
associated with storm water manage-
ment include: Storm Water Utility Advantages
· Manage water quality and flood issues
· Water quality improvements Fair
· Charges are based on runoff rather than property value as is the case
· Drainage system maintenance with general taxes.
and replacement Dependable .
· Erosion and sediment control · Self financing - does not compete with other governmental agencies
for general revenues.
· Community education · Provides consistent funding and is easily projected.
· Wetland protection · Revenues are kept in separate, dedicated funds.
· Improved fish, wildlife, and recreation · Can be used for debt services on revenue bonds.
opportunities Simple and Flexible
· Similar to water and sewer charges.
· Adaptable to existing billing systems.
· Credits, exemptions, and appeals are designed into the system.
Acceptable
· No increase in property taxes.
· Utilities are in use around the country.
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