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Copper
Harbor Utility Board seeks sewer data for Hunters
Point developer
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Utility
Board members met on Mar. 16 with MJO President Mick Oja, far
left, to discuss his company’Äôs request for sewer services to
accommodate a development proposed for Hunters Point, west of
Copper Harbor. Pictured at the table are, from left, Rich Harrer,
Copper Harbor sewage treatment system operator; Peg Kauppi,
Utility Board member; Ken Korhorn, Grant Township supervisor and
Utility Board member; Richard Supina, president of Traverse
Engineering and engineer for Grant Township; Richard Powers,
Utility Board member and Grant Township trustee. Also pictured
(foreground) are Janet Shea, Copper Harbor business owner; and
Paul Ketola, Fort Wilkins DNR park ranger representing Dan
Plescher, manager of Ft. Wilkins and Porcupine Mountains
Wilderness State Parks.
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COPPER HARBOR ’Äì The Copper
Harbor Utility Board hopes to have more information
to present this week to Hancock contractor MJO,
potential buyer of 270 acres of waterfront in the
area at the west end of Copper Harbor known as Hunters
Point. MJO would like Grant Township
to provide sewer services to a proposed development
of about 100 home sites, including about 65
waterfront lots, between the Devil’Äôs Washtub and
the village of Copper Harbor.
Meanwhile, the Michigan
Department of Natural Resources is still considering
negotiations with MJO, the township and The
Nature Conservancy for a possible
land trade that would set aside for preservation and
public access the trail area along the harbor and
Lake Superior lakeshore at the east end of the
property. The DNR owns the land now being used by
the township for its two sewage treatment lagoons,
located near Fort Wilkins State Park. On Friday,
March 16, MJO discussed with the Utility Board the
possibility of building a third lagoon at that site
to accommodate the development.
The board (with two members
absent) indicated information from a financial
planner might be necessary to determine the cost of
hooking up future residences planned for the acreage
that MJO hopes to buy, while MJO communicated a
sense of urgency because of the March 31, 2001,
deadline on their purchase option, set by landowner
International Paper / Lake Superior Land Co.
Township Supervisor and Utility Board member Ken
Korhorn has tentatively scheduled a second meeting
with MJO for 9 a.m. on Wednesday, March 21,
depending on whether or not the needed information
can be obtained by then.
’ÄúWe’Äôre endeavoring to do
the best we can because you can’Äôt make an informed
decision without adequate information,’Äù Korhorn
said. ’ÄúI hope to make contact with some financial
consultants prior to the Wednesday (March 21)
meeting.’Äù
Richard Supina, president of
Traverse Engineering and engineer for Grant
Township, said a financial consultant looks at the
whole operation of the utilities in order to arrive
at a fair and equitable rate schedule for both the
existing customers and potential customers.
’ÄúAt some point the added
customers have to generate the dollars to cover the
cost of the expansion,’Äù Supina said.
He noted it would be necessary
to negotiate with MJO for the number of lot
connections and to have a rate structure set up to
accommodate that number.
Based on a suggestion by U.P.
Engineers & Architects, Inc., MJO President Mick
Oja proposed a hook-up fee of $7,500 for each of the
first 18 lots proposed. He noted that was only half
the cost since the developer would have to spend
another $7,500 per lot for construction costs, such
as putting in sewer lines. While Oja said he thought
the total of $135,000 to hook up the first 18 lots
should be more than sufficient, Supina suggested the
board meet with a financial consultant before coming
to a decision.
Richard Powers, Utility Board
member and Grant Township trustee, said he would be
working with Supina to come up with a plan of action
for the Utility Board ’Äì a plan that would be in
the best interest of Copper Harbor and the residents
who are now using the present sewer system.
’ÄúNothing is set in concrete
yet. We’Äôre just looking at alternatives,’Äù Powers
said. ’ÄúThe Utility Board is trying to stay focused
on whether or not the MJO proposal is in the best
interest of Copper Harbor ’Ķ I’Äôm trying to do the
best job that I can for the people of Copper
Harbor.’Äù
Oja asked why the present
’Äúbanked capacity’Äù or reserve capacity of the two
existing lagoons couldn’Äôt be used for his
development, but Korhorn said a township board
resolution declared last fall that any excess
capacity in the present system should be reserved
for those within the present usage area.
’ÄúYou’Äôre discriminating
against me because I’Äôm over the line,’Äù Oja said.
Said Powers, ’ÄúIt just happens
to be the position that I’Äôve been told the board
took.’Äù
Utility Board member Peg Kauppi
noted those within the area should pay for the
banked capacity if the board is not going to accept
the possibility of a new development paying for it.
Korhorn added, ’ÄúIt seemed to
me to be a bit of an insurance policy. If somebody
came and said I want to hook up (18-20 homes) and
that capped the capacity, then what is the impact on
those (now on the system) in Copper Harbor?’Äù
MJO’Äôs primary options would
seem to be either (1) to pay its share for an
additional lagoon if the DNR allows another easement
on the state land where the present sewage treatment
system and two lagoons are located, or (2) to build
a holding lagoon on the property they intend to
purchase for the development. The sewage from the
development would be stored in a holding lagoon and
would then be pumped up to the sewage lagoons for
treatment and discharge at a time when the volume
from Copper Harbor is low. The first option appears
to be preferable if the state is willing to grant an
easement for a third lagoon on the property it owns
near Fort Wilkins.
Dan Plescher, who was recently
transferred from Fort Wilkins to Porcupine Mountains
Wilderness State Park but who is presently managing
both parks until a new Ft. Wilkins manager is
chosen, was unable to attend the meeting but
commented Saturday on the Utility Board’Äôs
discussion with MJO. He said the DNR would like to
explore the possibility of trading a new lagoon
easement for public ownership of the area of Hunters
Point that includes the hiking trail from the Marina
and goes to the east end of the property. This is
the area MJO appears to have chosen for the first 18
lots should they purchase the property.
’ÄúWe don’Äôt intend to just
give that property (additional lagoon space) without
getting something in return,’Äù Plescher said.
If the area of the trail and
Point (thin peninsula at its end) turns out to be
worth more than the area for a third lagoon, he
added, then possibly the DNR could secure the cash
difference from another source such as The Nature
Conservancy or the Michigan Natural Resources Trust
Fund. The Nature Conservancy has indicated they
could possibly pay for and hold the land until the
state could pay them back. Plescher said he was
hopeful the DNR would send a real estate
representative to the March 21 Utility Board
meeting.
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Keweenaw
photographer Steve Brimm said these wood lilies grow along the
conglomerate on the Lake Superior shoreline of the Hunters Point
area west of Copper Harbor. (Photo ©Steve Brimm / brimmages.com)
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’ÄúThat’Äôs probably the last
place the general public has access to for seeing
the Copper Harbor shoreline, the Lake Superior
shoreline and that transition of plant life that
takes place between the two,’Äù Plescher said.
He said he believed the lagoon
area could be expanded to the west. Presently most
of the park facilities are hooked up to the sewage
treatment system. While an additional Fort Wilkins
camping area is planned for this year, Plescher said
it would not add a significant amount of wastewater
since plans also include eliminating some campsites.
’ÄúWe’Äôre putting in an
additional camping loop, but we’Äôre eliminating all
the lake sites in the west campground,’Äù Plesher
said, ’Äúin order to provide a common area so that
all the campers can enjoy the shoreline (of Lake
Fanny Hooe).’Äù
Oja said U.P. Engineers &
Architects, Inc., had expressed their concern at
whether or not there were wetlands in the area of
possible expansion at the lagoon site. They had also
estimated the development would need a lagoon space
of only 1.5 acres.
Supina said
he wasn’Äôt sure whether or not the area has 1.5
acres of suitable land. He also estimated a need for
five to 10 acres for an additional lagoon, since it
would be planned for long-range, future usage, not
just for the MJO development.
Longtime Copper Harbor resident
Rich Jamsen, general manager of Lighthouse Ferry
Service and chair of the Copper Harbor Improvement
Association, said he was optimistic that an
agreement might be reached with MJO to trade lagoon
space for public ownership of the trail to Hunters
Point.
’ÄúIt looks like there’Äôs a
good chance if we can get all the players together (MJO,
the DNR, TNC and Grant Township),’Äù Jamsen said.
’ÄúI want to work hard to do
anything to see that it gets into public
ownership,’Äù Jamsen said. ’ÄúFrom a natural point
of view ’Ķ it’Äôs kind of an adventure for people
to go out there.’Äù
Jamsen noted tourists use the
same Marina parking lot for the tours to the Copper
Harbor Lighthouse as they do for the trail to
Hunters Point and people who take the boat rides
often walk the trail.
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Marsh
marigolds like these photographed by Steve Brimm grow in the wet
area at the extreme west end of the harbor. (Photo ©Steve Brimm / brimmages.com)
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’ÄúI can’Äôt see that anyone in
business in Copper Harbor wouldn’Äôt want that
hiking trail to remain exactly the way it is,’Äù he
said. ’ÄúIt’Äôs something else for people to do, and
they stay a little longer.’Äù
Jamsen added the trail holds a
special attraction for children, ’Äúespecially those
from urban areas who haven’Äôt seen anything like
this.’Äù
While he was unable to attend
the March 16 meeting, Jamsen said he planned to be
at the next Utility Board meeting on March 21 and
also at the Conservation
Design Workshop to be given by Rod
Cortright of Michigan State University Extension on
Thursday, March 22.
Copper Harbor business owner
Janet Shea, a member of the Grant Township Land Use
Planning Committee, presented a letter to Korhorn
before the March 16 Utility Board meeting when she
learned it was a working meeting that did not allow
public comments. In her letter, Shea notes several
concerns about the impact of the proposed MJO
development on Copper Harbor.
’ÄúI am sure MJO is a credible
contractor; also I am aware that development is
inevitable, but at what cost?’Äù Shea writes. ’ÄúIf
we agree to the sewer proposals being presented, we
have given up any leverage or chance to influence
the type of development MJO is proposing. That
development as presently laid out is completely
contrary to the land use planning effort underway in
Grant Township ’Ķ
’ÄúWe are in the process now of
land use planning which would encourage contractors
to build conservation developments rather than a
’Äòtraditional’Äô (also known as ’Äòsprawl’Äô)
development,’Äù the letter continues. ’ÄúHas MJO
considered:
- That
the area he is considering is a watershed area
that drains into Copper Harbor. Green lawns in a
subdivision use fertilizer, which eventually
ends up in Copper Harbor.
- Connecting
green space with adjoining parcels for
continuity of trails, wildlife movement, rather
than fragmentation of these corridors.
- Impact
of 100 new homes (350 people) and their impact
on the existing community, including ’Äòtax
base’Äô (higher valuations, higher taxes),
’Äòseasonal vs. year-round’Äô and their
contribution to the economy of the community.
’ÄúWhat about the empty lots that already exist
within the sewer district? Any development in these
areas should be given priority for building, whether
a year from now or 10 years from now. Would there be
legal repercussions if we were to ’Äògive away’Äô
those allocations to MJO?’Äù Shea asks.
Shea said after the meeting
that she had invited Oja to attend the Conservation
Design Workshop on March 22. Oja said he would
consider it but could make no commitment yet.
’ÄúWe’Äôre gong to do
everything in a real subdued way,’Äù he said.
’ÄúWe’Äôre not going to cut all the trees.’Äù
Al Gunnari, Allouez Township
Land Use Planning Committee chairman, said he
attended the Utility Board meeting because of a
personal connection to the Copper Harbor area.
’ÄúI worked 20 years at the
Fort,’Äù Gunnari said. ’ÄúI like the area. I just
want to see that everything’Äôs going O.K. I’Äôm
really not against development as long as it’Äôs
done the right way.’Äù
Gunnari said his biggest
concern is the view at Hunters Point, where his
grandfather, his father and he had walked; where he
has fished with his four daughters; and where he
would like to take his grandchildren.
’ÄúI think they should have a
buffer zone (trees between the trail and the
development) of enough depth so you can’Äôt see
houses,’Äù Gunnari said. ’ÄúThe same goes for the
people who buy land out there ’Ķ. They’Äôre buying
privacy. That’Äôs probably why they’Äôre buying
property out there.’Äù
Powers indicated he would work
on an answer to MJO’Äôs sewer request from a purely
economic standpoint, to determine the up-front cost
to the developer to support potential sewer
expansion.
’ÄúI don’Äôt feel the Utility
Board should concern itself with land swaps,’Äù
Powers said. That’Äôs the concern of the Township
Board ’Ķ We’Äôre going to make recommendations to
the Township Board based on economics ’Äì whether or
not this is good for Copper Harbor from an economic
standpoint.’Äù
He added he planned to come up
with ’Äúa position of no adverse economic impact on
the wastewater customers in Copper Harbor.’Äù
Concerning MJO’Äôs deadline of
March 31 for the purchase option with IP/LSLC,
Powers said, ’ÄúI will do the best I can to get (MJO)
information to help them make a decision; but the
deadline is theirs, not mine.’Äù
Although no public input was
allowed at the Utility Board meeting, Korhorn said
he had heard from concerned residents.
’ÄúI’Äôve received a volume of
emails ’Äì all suggesting or requesting that every
effort be made to preserve Hunters Point,’Äù he
said.
’Äì Michele Anderson
March
18, 2001
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