4D, 2011 PMP Feasibility Report - Laserfiche WebLink

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PRELIMINARY ASSESSMENTS Assessments will be levied to the benefitting properties as outlined in Minnesota State Statute Chapter 429 and the City's Assessment Policy. The City's Policy is to assess 50% of the overall street improvements costs including contingencies and overhead to the benefitting properties. The assessed amount is levied on a unit basis. The Policy also includes a provision that states that the City Council may deviate from any portion of the Assessment Policy as deemed appropriate. The City Council can choose to base the assessment on actual contract prices or on the estimated prices in this Report. Estimated construction costs are estimates only, all of the factors that affect construction prices cannot be predicted. If the assessments are based on estimated construction costs, there is a possibility of over-assessing residents if the bid prices come in lower than anticipated. If bids come in higher than anticipated, the City will end up paying for a larger portion of the project than estimated. Therefore, it is recommended that the assessment rates be set based on actual competitive bid prices with reasonable contingencies. The current proposed project schedule will allow for the assessment hearing to take place prior to construction if bid prices are used. There are three different types of properties that abut the proposed improvements; single-family properties (R-1 and R-2 zoning), tax-exempt (City-owned) properties, and multi- family/townhouse properties (R-3 zoning). There are no commercial properties that abut the proposed improvements. The following discusses the proposed number of assessable units for each type of property followed by the preliminary assessments. Single-Family Residential Properties The Policy states that "all residentially zoned properties with frontage abutting a street that is overlaid with bituminous shall be assessed on a per unit basis at the residential equivalent assessment rate." A lot unit is defined in the Assessment Policy as a platted single-family residential lot or equivalent, which cannot be further subdivided for R-1 and R-2 residential use according to the current City Code. Corner lots are assessed on the street used for the mailing address; this has been factored into the preliminary assessment roll. All of the properties that have a mailing address on Amble Road, Colleen Court, Dellwood Street, Janet Court, Nursery Hill Court, Nursery Hill Lane, Wyncrest Court, Wyncrest Lane, and Wynridge Drive are single-family residential properties and will be considered as a Residential Equivalent Unit (REU). However, there are larger properties within these neighborhoods that can be further subdivided to meet the City's Code. According to the City's Code, the minimum lot standard includes 95 feet of front footage (105 feet for corner lots), a lot depth of 130 feet, and a minimum lot size of 14,000 square feet. City staff analyzed the larger parcels adjacent to the project and the results are listed below. 1224 Amble Road: This residential property has approximately 297 feet of front footage and is approximately 290 feet deep; for a total lot size of approximately 85,813 square feet. In accordance with the City Code, this lot can yield a maximum of three (3) REUs. There are a number of other lots on Amble Road that are large enough to subdivide by square footage, but they do not meet the frontage or depth requirements, or they are covered by a wetland, which is not considered buildable area. 14