Low inventory, high demand

The potential for up to a dozen new homes in Clearwater is being proposed as part of a subdivision project which village trustees have kicked around for nearly a year.

Village engineer John Zwingman presented two potential layouts when the board met in regular session, Aug. 12. Drawings feature revitalization of the small baseball field and extending south.

"All options include taking about 20 feet north of the property line, to give these lots more depth," Zwingman said.

One piece of property in the proposed subdivision, owned by Jay and Tina Snider, is shown in drawings as an existing lot.

The first option is split into two phases. Each lot would measure 110 feet by 120 feet.

Zwingman said he divided the project into two phases to help with capital outlay costs, "until some lots are sold."

"There would be some grant money that could be used for this," he added.

A public works grant could potentially cover up to $240,000 for infrastructure.

Storm water retention will need to be in place, including a 12-inch overflow pipe, which would drain toward the ditch along Nebraska Street.

"That way it can build up and release," Zwingman said.

Street widths were discussed. Clearwater zoning code requires a 35-foot street. Zwingman gave examples from other area towns.

"A 35-foot-wide street, in Clearwater, Nebraska, is not necessary. It's a waste of space and definitely a waste of money."

Instead, the engineer suggested a 33-foot-wide street, allowing parking on both sides of the street, with room for two vehicles to meet.

"I wouldn't go below 31 feet," he said.

The proposed cost to complete phase one, which would be directly south of the small ballfield, would run $424,434. Estimates included in the project would cover earthwork, water and sewer improvements, paving and storm sewer improvements, with an estimated construction cost of $353,695. Contingencies, set at 10%, and engineering costs would be $35,369.50 apiece.

The total cost per lot would run just shy of $71,000.

The second phase estimates, located south of the Snider property, are approximately $400,704, which runs $66,784 per lot.

Water and sewer improvements are higher, while paving and storm sewer improvements are nearly $24,000 less.

The first option does not utilize a section of property behind the Snider property.

"It's 250 feet deep. If you wanted to sell 150 feet and leave me 100 feet for a retention pond, that would work," Zwingman said.

A second option features a circular drive surrounded by 11 lots ranging in size from 110 feet by 120 feet to 120 feet by 130 feet.

"Corner lots have smaller frontage but they take off at that angle, so the square footage is a bit larger than the other lots," Zwingman said.

A 60-foot-deep lot would remain behind the Snider property.

Trustee Cody Kester asked if the option could be split into two phases. Zwingman said it could be cut off. The cost of infrastructure, however, would increase, due to a reduction in number of lots. He said if option two is the board's choice, he would redo the layout and include townhouses.

"I can't find a single town where townhouses haven't sold like hotcakes," Zwingman said. He will check zoning codes to determine the lot size.

New water mains would need to be installed if either option comes to fruition. Current requirements for water improvements include a six-inch line, while new sewer lines must meet an eight-inch requirement.

Trustee Jeff Schlecht asked if a lift station would be necessary.

"Not from what I shot, we took a handful of evaluations," Zwingman said, noting the lots will be filled with at least two feet of dirt.

Trustees' chairman Kelly Kerkman said one concern he has heard is about water drainage.

Zwingman said some water will drain into a retention pond. According to Kerkman, routing water to the east "brings it back into town."

"If it's groundwater, it'll fill up fast," Zwingman said. "I've seen the problems on Nebraska Street, but that's the only place for the water to really go."

Kerkman suggested getting the plan in front of Clearwater residents.

Zwingman said construction of six houses could potentially total $2 million in money added to the tax base.

"That's a win for the village of Clearwater," Zwingman said.