Tecumseh tables decision on subdivision

For more than an hour Monday night, Tecumseh city councilors debated a pending re-plat of a new subdivision being planned west of  Tecumseh, but ultimately tabled the agenda item for further research.
New homes are being planned for the Oak Hill West subdivision. In previous years, the city ran a 10-inch water line west from the city for future development, which now has three users. While there is an adequate line in place to supply city water to the future homes in this subdivision, questions were raised over whether there were enough gallons per minute in volume and pressure to meet the city’s requirement for fire suppression.
The fire flow to that area was rated at 370 gallons per minute, which is better than some areas in town, but the city requirements show there should be a fire flow of 750 gallons per minute for rateflow. There were questions whether the rate would affect the city’s ISO rating, which deals with homeowners insurance.
Discussion over whether a booster pump station was needed to help get more water flow to that area and the costs of such a pump station were the primary debate.
Engineer for the Oak Hill project, Skip Landes, told councilors there is adequate water flow for new homes, but the fire flow was in question. He said a pump could be installed in up to four phases and could initially cost $70,000 to $100,000.
“The developer does wish to have fire protection,” Landes said, and a pump station would also supply the whole west side of town for future growth.
Mayor John Collier said the bottom line was whether the city was prepared to put in a pump station to ensure better water flow to that new area.
Ward 3 Councilor Linda Praytor said the city ran a water line west several years ago to Turtle Creek Road to promote future commercial growth and residences, “and the intention was to put a pump on that line.”
Discussion revealed the developer, once this re-plat is approved, is ready to start construction. David Qualls said his plan was to start two houses within 45 days. He said there are 70 lots in the area but he’s looking to eventually build 40 homes, although he said it could take 36 to 42 months to really get going. Realistically, he could probably start 12 houses in the next year.
But, he said, he “can’t build one” without the city’s approval of the re-plat.
The mayor asked City Manager Jim Thompson if the city has the money to pay for a pump station.
Thompson said, “No,” adding everything left from previous bond funds are pledged for matching Community Development Block Grant applications. Thompson, a former firefighter, said that after watching homes burn in the Midwest City area recently, he’s in favor of the subdivision but opposes not having proper fire flow protection that area.
“It’s a very big decision and something the council will have to answer,” Thompson said, informing them he doesn’t have further facts about whether it would affect the city’s ISO rating.
“I don’t have enough information. The engineering firm needs to come back with the plan and the costs,” he said. “We would have to work together.”
Thompson said maybe the developer and city could share the costs of a pump station, but until numbers were pondered, the cost to the city was unknown.
“We’d have to rob Peter to pay Paul” to come up with $50,000, Thompson said, but said it’s about the “health, safety and welfare” of the residents.
“We need to work with the developer if he’s willing to work with us,” Thompson said, suggesting a 50/50 arrangement.
The mayor said the city has “no wiggle room,” on the budget.
“We’re stuck. We have to work with what we have. That’s our dilemma,” Collier said.
Qualls said there was enough water flow for him to buy city water for that area, saying water flow of 369 gallons per minute is much better than some areas in town that have 237 gallon per minute flow lines. But Thompson said that’s enough in town because there’s more hydrants within 300 feet to help in a fire situation.
“The bottom line is there’s enough pressure for houses to have water,” Qualls said, the pump project back on the city’s shoulders.
City attorney Michael Warwick told councilors if they approved the plat, they were essentially agreeing to provide water and a pump station to that subdivision.
Thompson said he wasn’t opposed to the housing development, but Ward 1 Councilor Lou Sutterfield said it came down to the fact that the city doesn’t have the money for a pump station.
Discussion from Ward 2 Councilor Jimmy Jordan was that it was a “pretty snap decision,” with the information the council had, so he wanted to table the agenda item even though that meant holding up the project.
“It makes sense to put it off and allow time for investigation,” Warwick said. “If you’re going to approve it, you at least need to know what it’s going to cost.”
Praytor said the council needs to “make every effort,” to do this because the city laid water lines in that area.
“If we ever want anything west of town, you have to get services out there,” Praytor said. “If we don’t, then we laid that line for nothing.”
Ward 4 Councilor Willis Faye Motley said the growth of Tecumseh is destined to be west.
Discussion of putting a pump station at 13th Street was pondered, but it was determined that may not be a good location, meaning the city would have to find another place, including buying property, to put in such a station.
The city attorney advised the council to hold off on the decision.
From a “practical and legal standpoint,” Warwick said, “I wouldn’t approve the plat until I know what you we’re doing with the water.”
Jordan, who said he was sorry there might be a delay for developers, said the council needed more information. Then a series of motions on the matter commenced.
The first motion called for tabling of the item had no second.
Warwick told councilors that if they approve the plat, the city is committed to having the addition without the needed fire protection or building a pump station, no matter what the cost.
The mayor said his hope was that between the engineer and the city manager, the city and developer could work together.
Qualls said he bought the land and started the project after speaking with the mayor two years ago, indicating Collier said, “When you’re ready, there will be water.”
He said he took assurances outside of the city setting with two previous administrations and thought the spirit of cooperation was there.
“A guy’s word and 50 cents won’t get you a cup of coffee at cheap joint anymore,” Qualls said, but said whatever they needed to do as a city body, he understood.
“If we can’t agree on the water,” Qualls said, “I’ll put wells out there.”
“Just shoot square with me for once,” Qualls said, adding he has $400,000 tied up in the project and no debt.
Collier recalled the conversation, clarifying his intention was to work toward getting the water, not promising a vote.
“We’re doing our best — we’re just not there,” Collier said.
Thompson, who favors the subdivision, said he is opposed to an exception to the city’s subdivision regulations. Because if they’re waved, “We open Pandora’s box,” he said, and we’ve opened it again.
“How do we get that once critical question ‘What do we do about the water?’”
Warwick said everyone wanted the matter resolved Monday evening, but said the developer showed up Thursday with a “$100,000 problem” to solve by Monday. He said it was unrealistic to move this soon on such a matter, reiterating if “you approve the plat, you might as well be ready to pay for the water too.”
Another motion and second to table the item ended with three voting “Nay,” meaning the item was still up for further discussion due to a misunderstanding by Sutterfield, who thought they were voting on approval of the plat.
The final vote was 3-2 to table the matter until the next meeting. The council also may consider the matter during a special meeting in mid-May.