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HomeMy WebLinkAbout6A, 2010 Pavement Management Program - Special Assessment Hearing� � � i i ; � i - ��. EN HILLS � 3 � i � 's • • � Re uest for Counc�l Act�on � q � ; � � ; : . _ ................�...�_...._......_......................................................._................._.............._...............�.._.................._.............._................._..........�_..._.._.................... ....._.................._..................._.__._.........�._........................_�.........._............_..............._.....�..._W...�......__.... ................_......_..._..�......�..............._...................................................... ...... .... .. ... .. ... . . . . .. ,._ . _.. .......�......_�..._...._..._........_......._ ............................ ; i � � Prepared By: Kristine Giga ; Council Meeting Date: August 9, 2010 ; ; 2010 Pavement Management Program-Special Assessment Public Hearing Budgeted Amount: Actual Amount: Funding Source: $1,102,000 $990,310 PIR, Enterprise Funds, Special Assessments Recommendation: Hold the special assessment public hearing for the 2010 Pavement Management Program. Supportin� Documents: • Memorandum dated August 9, 2010 from Civil Engineer Kristine Giga • Agreements for 4093 Valentine Crest Road and 1645 Valentine Avenue • Letter from Jerry Filla dated June 10, 2010 • Letters (2) from residents- 3 314/3 317 Katie Lane and 4090 Valentine Crest Road �.� EN HILLS MEMURANDUM -. �-- , DATE: August 9, 2010 TU: Honorable Mayor and City Council Members Patrick Klaers, City Administrator FROM: Kristine Giga, Civil Engineer SUBJECT: 2014 Pavement Management Program (PMP) • Special assessment public hearing Back�round On June 28, 2010, the City Council set August 9, 2010, as the date to hold public hearings for the purpose of establishing special assessments for the 2010 PMP Improvements. Financial Implications The project is proposed to be assessed consistent with the City's assessment policy, which states that 50% of the costs for roadway improvements will be assessed in residential areas, with the remaining portion financed by various City fundso F1i1�,ilClilg for the proj ect is consistent with past City policy and practice, and is summarized in the table below. Im rovements Fundin Source Cost Roadway Permanent Improvement $ 613,057.71 Revolvin PIR Fund Storm Sewer Surface Water Ente rise Fund $ 116,084.05 Sanita Sewer Sanita Sewer Ente rise Fund $ 118,343.29 Watermain Watermain Ente rise Fund $ 134,958.83 TOTAL PROJECT COST $ 982,443.88 Total amount to be assessed 50% of roadwa costs) $ 306,528.86 Total amount to be paid by the $ d75,915.02 Clt Per unit assessment- Valentine Avenue, Valentine Crest � 8,268.46 Reconstruction Road, Valentine Court Per unit assessment- Mill Katie Lane, Katie Court $ 1,476.67 and overla City Council Meeting \�1Vletro-inet\ardenhills�Admin\Council�Agendas & Packet Information�2010\8-9-10 Regular�Packet Information\6A 8-9- lOMemo_2010PMP AssessmentHearing.doc Page 1 of 3 The assessment policy states that the assessment shall be based on the total estimated construction cost, plus associated overhead costs. The policy also states that the City Council shall retain the right to review each proj ect on its own merit and to deviate from any portion of the Assessment Policy Manual as it deems proper. As discussed at the public hearing and as was prepared in the feasibility report, the proposed assessments were based on the contractor's bid prices. At the June 28, 2010, City Council meeting, the City Council directed staff to set the payment period of the assessment to 10 years for the reconstruction portion of the project and 5 years for the mill and overlay portion of the proj ect, as written in the assessment policy. The interest rate was set at 4.50%, which is 2% over the current annualized rate of return on the City's portfolio. This is a deviation from the assessment policy, which states the �nterest rate shall be prime rate plus 2%; this would mean a rate of 5.25%. Staff received direction from the City Council on how to proceed with assessments on several parcels within the proj ect at the June 14, 2010, City Council meeting. 1645 Valentine Avenue and 4093 Valentine Crest Road: These two properties have been identified as sub-dividable, according to current City Code; therefore have been counted as two residential equivalent units (REU.) The City Attorney provided several suggestions on how to proceed with these parcels. The City Council directed staff to move forward an agreement, signed by both the City and the property owner, which would be recorded against the property, indicating the second assessment would not be charged until such time as the property was subdivided. At the City Council's direction, the a�reement was revised to include that if subdivision does not occur within 3 0 years, the agreement will become null and void. The City has received a signed copy of the agreement from the property owner at 4093 Valentine Crest Road. The property owner at 1645 Valentine Avenue has requested some minor changes; staff is working with the City Attorney to review and incorporate these changes. Copies of both agreements are attached. 3 317 Katie Lane This lot is vacant and owned by the residents living on the adj acent lot. This vacant lot is an approved platted lot and is considered buildable. The City Council directed staff to proceed with this lot in the assessment roll. The property owners provided the attached letter, requesting reconsideration of the assessment for the vacant parcel. The City Attorney reviewed the property owner's letter, and referred to the response he provided to the City on June 10, 2010 for options on how to proceed. The City Attorney's letter is attached. City Council Meeting \�Metro-inet\ardenhills�Admin\Council\Agendas & Packet Information�2010\8-9-10 Regular�.Packet Information\6A 8-9- l OMemo_201 OPMP_AssessmentHearing.doc Page 2 of 3 Received written ob�ections To date, two property owners have submitted comments in writing to City staff. These have been included in the packet. Any additional written comments received will be provided to the City Council at the assessment hearing. As stated in Minnesota State Statute, no appeal may be taken as to the amount of any assessment adopted unless a written objection signed by the affected property owners is filed with the City at or prior to the assessment hearing. After the adoption of the assessment roll, property owners have 3 0 days to serve notice of an appeal to the City, and 10 days after serving notice to file with the district court. Council Action Requested Hold the special assessment public hearing for the 2010 Pavement Management Program. City Council Meeting \�Metro-inet�ardenhills�Admin\Council�.Agendas & Packet Information�2010\8-9-10 Regular�Packet Information\6A 8-9- l OMemo_2010PMP_AssessmentHearing.doc Page 3 of 3 �����lY��� I . Q p�x�t�es . . �'� �s ���-eer�en� {"Agree�e�t 4' } is ente�e� �n�a �y anc� bet�veen �tl�e City �f Arden H��ls, a M.1���sc��a �ta�t�t�r� c��� �"���y"} and �r�lchs �o�c�xn� CQrnpar��, L��, a M�r�esota lim�ted. liabil�ty c���ar�� �"���c�s"}. 2 . � Rec�taxs . , .A�. �"�e C�t� has avvarde�r� a ca�tract f�r �he �on�tru�t�or� of ��e 2�1�} Pav��ex�� �a�ag�ment �'�aj �et ( "2� � t� �'�VI�'"} vv�ic� i�c���es �he r�cons�ru.ct�o� �f �a�en�i�e Cres� Road . �. T�e Cit}� has adopted zor�i�g an� �ub�xvzs���n reg�u�a�ians �"D�v��op�e�� Regulat���s"} whic� de�ine �inimurn �o� s��e xequirernen�s. C. T�ie �ity vw�ll s��ciatl�r assess a�aort�an of the Z��C� �'�l' cost ag���s� �.e pa�-ce�s r�c�i��n� a�peciai be���it �`xv� t�e co�struc���►� af �e 2��� �'M�'. �. Fursuant to the City's Specia� Ass�ss��nt �'a��cy, a s�n��e far.���� xes�d�a����� �ot v�ou�c� be s��cia�I� assessed o� ��a�x �o� u��t bas�s. A"Lot �r��t" �� de��� �s a p�atted singIe fa�il}� res�de�t�a1 1�� v�r�.�c�, ac��rc�ing �� �he ��rr�r�t Arc�en I�i11s �VIu������� �ode, �a�at b� fi�r�e�r s��d�v��.e�. � s�ngl� �am��y res�dent�al �a� v�rhicl� cauld �� sub�ivi�ed in compl�ance v�r��h ��e ,�rden I��I�s Nlunr�Ypal �ode v�ou�ld b� specia�ty asse�s�d f�� a�u�b�� t�f �at u��t� equa� �� t�e �.�xnber of ��o�s �v��ch ca�ld be �reat�d by � futu�e su�d�v�s��n. E. �nri��s �s t.h� awner o�' �h� �oi�a�i�g �escrihec� proper�y � "L�nari��s �'�-apert� "} ��rich has a�ostal adc�r�ss o� 4t}93 �a�en�ir�e �res� �saad: �.ot 1, B��ek 2, I-�au�e Ad���ion t���v Z1.��.Z�.4�.a���� F. �'he �r�ic.�s �'��perty is lc��ated �r� a� �-� zo�i�� d�str�ct and �s i��xove� ul���i a sing�e fam��y dw�l��n� �nc� a.� a�tached garage. G. ��� ��'�C�'IS F�'�'��7���1 IS � �Ot 'Vt���C� ��t��C�. �� �U�'C���' St��C���1��[�. 1I1�(� �Wt) ��� �.C��S and each resul�ir�� �ot w��ld com��y �vit� t�� genera� Iot sta��ar�s con�a��e� i� the curren� �r�.en �i��s ����c�pal �ac1e+ �.. The �ity �s co�:�ic�eri�g �� possibY�ity af s�ecia��y assessin� t�e Er�ichs �ropert� for t�o ��} resi����ia� �o� eq��vale�ts �r� �rder �o equfta��� s���a� the cost o� the 2�I� �'�V1�'. I. ��r�chs object to ��ir�� �ssessed fc�r �v�o (23 �.�t U�its a�d states that En�-ic�s �as �Q in�tez�t to fu.�th�r su�div�de t�he Enri�hs Pxa�ae�� no� or in th� near fi-�ture . 3.� �IO�' T��RE�fJRE, �n consid��a�ian a� ��e .�ut�al �nc�e�a��x�gs �er�in expr�ssed, �he parties a�r��: ,1�. T�� �ity agrees �hat it vc���l s��c�a��� assess t�.e Enrichs Proper�y �'c��r ox�� (�) L�t L1nxt �t �h� presen� �ime; v�i�� �ozego �he adap�i�� of a defe�red s�e��a� assess��nt ro�� �or a the seeond Lat LTx��t; az�d ���I farego th� a�dopt�on �� t�� s�.pp��me�tai as�essme�� �o�� �n th� �ia.ture �� �e s�ubdi�isian �f t�� �n�ri�hs �'ropert� occurs. B. ���chs agre�s that: 1. I� �r11I p�y �he specia� ass�ss.r��nt of o�e E 1} �a�� U��t pua�s�a�� to the te�ns of the Specz�.� ,�ss�ssrnen� �eso�u.t�an t� b�e adap�e�. by ��� Ci�y for �e 201 � �'�VIF. 2. �t wi�� �ay ��� equ�vale�t t�� ��e spe���l �ssessm��� far a se�o�c� Lot L1n�t when a subc�ivisior� of t�ae ��ichs Prt�per�y occ�rs �n the €�uture, 3. ��r�c�� agxees th�� �f �h� ��ri�hs pxaperty is St��(�.I�'1£��t� tn�o �v�a ��} parcels, t�e new�y creat�d sec�n� �a��e� �v��l h�ve reee�ve�. � sp�c�a1 bene�t equ�� �o � th� �,at U��� asses�mer�� lev�ed �� t�e ���r �'o�r t�� 20�� �'MP. �. �'�e �ayment u��1� be c��e a.�d o�ri�g pr���r �� the C��y's sta�n� of ap�ara�a� i�.� ��� C���C� O�' ��� �31�.� �V�l1C.� �������t�S �i1� ��1��'�' Stl�t'�1'�1Sl.C}�. 4.{} '�erm���t�or� �f �greex�en�. If �.he �nric�s Prop��y �s nat s�.b��v�de� into �vva �2} lots �i���n thirty �3�) y�a�s o� th� da�e an ��i�h t�e ��ty ad�pts t�e ass�ss�e�t �esol�.��on .. �o�- th� 2{� 1� PM�', t�is .1�gr��x�e�t sha�l be�a�e n�l� ��t� �oxd �nd s�a�� r�ot be bx�t���� ��� on E��r�c�s o�- �e�r su�cessc�rs a�d as����s. S.� Successarrs and Assigns. ��ce�at as hereYn al�ave prc��it�ed, t�i�s A�r�er�.�x�t �ha.�� b� bi��x�� �gon th� parties, t�e�r ����-s, ��ccessars an� assig�s. 2 Z� �i��S� �Y���.�C,��', ��� a�a���n��ed pa�t�es �ave h��-e��ta set ����r �a�ds . C��� €��' AR���1' I�ILI..S �y : S�a�le}� �arpste�d, N.���or �'�',A'�E fJF 11I�I��ESt.��'A � } s�. �(�U��`Y �� ) �n t��s --- -- day of , 2C��.�, b��ore �e, a notary pub��c �r����� a�d far sa�d ��unty, personal�y app�a�-�d �tar�ley �arp���ad, to rn� .k.�avvr� to be respec�i�e�y the N�a�or �f ��►e �ity af A�de� ����s, and he �xecutec� t�e foregt�x�� A�re���r�fi anc� ac�no���ged ��at �ae execu��d the sar�� by a�t�arit}r of a�d o� b���.�� af the �it� o� Ard�r� �I���s. _ . �t�t�� P�t��i� �1���-I� HC3�..��N� �t�1VIPAl�'S�, ��C, � I1�in�esa�� Ii���ed �i��i�it�y c+a�n.�r�.ny B� : �.r.,...,.,,,,,.,�,,, I�� : � � #""' �T.�,'�'� (?F MIN�T��a'�A. } ) ��- C�C.��'�X �}� ' . t?.� this �a� �� , 201�, befar� nr�e, a nt�ta.� p�.�lic v�����n ar�� f�� s�xd,�oun� , pers�nally appeared �Y , tQ me �naw� to �be respecti�vely �e �/ c�� E���c�s �o� i�� o pan�, I�� , and helsh� ��s �xe��tec� the for�going ,A��r��ment and ac�.�caw�ed�ed that helsl�� e.xe�u�ed ��e same �y aut�or ��y of a�d an �e�a�f of t1�e ����a�}r . l� a��.ry P�a�� ic �'la►�I��.A �3. ��'l��� , .. �i'�trr ��. �so�x .Ir�. ��, �� Arden Hi�islAgr�ementsiAH-Enric��s Hotdi�� �0.��3.doc � DRAFT AGREEMENT 1.0 Parties. This agreement ("Agreement") is entered into by and between the City of Arden Hills, a Minnesota statutory city ("City") and Scot M. Peloquin and Melinda M. Peloquin, husband and wife (collectively "Peloquin"). 2.0 Recitals. A. The City has awarded a contract for the construction of the 2010 Pavement Management Project ("2010 PMP") which includes the reconstruction of Valentine Avenue. B. The City has adopted zoning and subdivision regula�ions ("Development Regulations") which define minimum lot size requirements. C. The City will specially assess a portion of the 2010 PMP cost against the parcels receiving a special benefit from the construction of the 2010 PMP. D. Pursuant to the City's Special Assessment Policy, a single family residential lot would be specially assessed on a per 1ot unit basis. A"LQt Unit" is defined as a platted single family residential lot which, according to the current Arden Hills Municipal Code, cannot be further subdivided. A single family residential lot which could be subdivided in compliance with the Arden Hills Municipal Code would be specially assessed for a number of lot units equal to the number of lots which could be created by a future subdivision. E. Peloquin is the owner of the following described property ("Peloquin Property") which has a postal address of 1645 Valentine Ave.: (PIN 21.30.23.44-0007) Subject to Highways 10 and 393 and except the north 130 feet thereof, that part of the east 792 feet of the south one quarter (1 /4) of the southeast one quarter (1/4) of Section 21, Township 30, Range 23, lying westerly of the centerline of Highway 10. F. The Peloquin Property is located in an R-1 zoning district and is improved with a single family dwelling and an attached garage. G. The Peloquin Property is a lot which could be further subdivided into two (2) lots and each resulting lot would comply with the general lot standards contained in the current City Development Regulations. H. The City is considering the possibility of specially assessing the Peloquin Property for two (2) residential lot equivalents in order to equitably spread the cost of the 2010 PMP. I. Peloquin objects to being assessed for two (2) Lot Units and states that Peloquin has no intent to further subdivide the Peloquin Property now or in the near future. 3.0 NOW THEREFORE, in consideration of the mutual undertakings herein expressed, the parties agree: A. The City agrees that it will specially assess the Peloquin Property for one (1) Lot Unit at the present time and wi11 forego the adoption of a deferred special assessment roll for a the second Lot Unit; and will forego the adoption of the supplemental assessment roll in the future if the subdivision of the Peloquin Property occurs. B. Peloquin agrees that: 1. It will pay the special assessment of one (1) Lot Unit pursuant to the terms of the Special Assessment Resolution to be adopted by the City for the 2010 PMP. 2. It will pay the equivalent of the special assessment for a second Lot Unit when a subdivision of the Peloquin Property occurs in the future. 3. Peloquin agrees that if the Peloquin Property is subdivided into two (2) parcels, the newly created second parcel wi11 have received a special benefit equal to the Lot Unit assessment levied by the City for the 2010 PMP. 4. The payment will be due and owing prior to the City's stamp of approval on the deed or the plat which effectuates the future subdivision. 4.0 Successors and Assi�ns. This Agreement shall be binding upon the parties, their heirs, successors and assigns. � IN WITNESS WHEREOF, the above-named parties have hereunto set their hands. CITY OF ARDEN HILLS By: Stanley Harpstead, Mayor STATE OF MINNESOTA ) ) ss. COUNTY OF ) On this day of , 2010, before me, a notary public within and for said county, personally appeared Stanley Harpstead, to me known to be respectively the Mayor of the City of Arden Hills, and he executed the foregoing Agreement and acknowledged that he executed the same by authority of and on behalf of the City of Arden Hills. Notary Public 3 Scot M. Peloquin Melinda M. Peloquin STATE OF MINNESOTA ) ) ss. C4UNTY OF ) On this day of , 2010, before me, a notary public within and for said county, personally appeared Scot M. Peloquin and Melinda M. Peloquin, husband and wife, have executed the foregoing Agreement and acknowledged the same. Notary Public F:\users�Jessica�Terry\Arden Hi11s�Agreements�,AH-Peloquin.v4.doc 4 Warren E, Peterson Jerome P. Fiila Daniel Witt Fram Glenn A. Bergman �ohn Michael Miller Michael T. 4berle Steven H. Bruns'' Paul W. Fahning�` Sonja R. 4rtiz Ben 1. Rust )onathan R. Cuskey Tracy �. Hailiday Jared M. Goerlitz Dan M. Duffek* r � ♦ ` � P R 0 E E S S I 0 N A L A S S 0 C l A T I 0 N June 10, 2010 Kristine Giga City Engineer City of Arden Hills 1245 West Highway 96 Arden Hills, MN SS 112 Re: 2014 PMP Special Assessments Uur File No . : 10470.10-3 . r�s : s��te soo 55 East Fifth Street St. Paul, MN 55 l O l-1718 (65 (1 291 �8955 (651) 228� I 753 facsimile www.pfb-pa.com (6S 1 }290-6907 ,�fil la@p��a . coni VIA EM,t�IL A►ccording ta the City's current policy, street impravements are specially assessed on adjacent sing�e family residential parcels on a per lot unit basis. Special assessments an single family residential lots which are capable of further subdivision can be addressed in a number of ways : �1. Pursuant to Mirann. Stat. §429.061, Subd. 2, tbe City could levy specia� assessments for current and passible future lots at toh� same time. If eurrent dwelling units need to be moved to accQmmodate tl�e future subdivision, current property awners wauld argue, perhaps successfully, that they wi11 nat realize special benefits fram the additio�al unit assessments until the future subdivisian occurs. B. Pursuant to Minn. Stat. §429.Ob1, Subd. 2, the �ity could assess one unit now and adopt a deferred assessment ro�� for future 1ots. A future subdivision of the property would tr�gger the payment af the deferred assessments. However, a11 deferred assessments must be paid within. thirty (30) years of the date oi adoption of the deferred assessment roll even if the subdivision has not occurred within that time . C. Pursuant to Minn. Stat. §429.071, Subd. 1, the City could adopt a supplemental assessment roll when the subdivisian of the property occurs . The City would need ta fallaw all of the process that it does when it adopts a narmal assessment roll but, only those people who would be reeeiving a supplemental assessment would need to be notified. 'ALSO AOMITTED IN WISCQNSIN Kristin.e Giga June 10, 2�10 Page 2 D. The C ity and praperty aw�er could sign an agreement which wauld be recorded and which contains the following elements : l. Property owner acknowledges that benefit will accrue upon subdivision of property . 2. Property owner waives hearing requirements of Minn.. Stat. §42� if subdivision occurs . 3. Property owner agrees that City does not have to approve a subdivision unless the second assessment is paid. If Optians A, B, or D are utilized the assessn�ent would be of record and future property owners will b� alerted. If Option C is utilized there would be no recard at the county recorder's affice. In this case, the City should flag t�e lot in some manner so that future staff and councilmembers would know in the event that there is an application for a subdivision. If you have any questians, please contact me. JPF/jmt Ver t y yours, ome . Filla � t �� ; . � � �. � � , �- �-.� � ��� �� ' � � �`� �. �,, �. �'�, �.� } • : . -�-�. � �� �� l��� c -�. � � . � � �. . �.. �� `� �1 � J �,. �� � • ��{ . �. ` � �. /`�++j�J . t;�..� � � � . � '�+�" � L �� �� � • � ,�r i - , � �� � � �"'� �►� C � �,. � � C.,� �`f . �s � `�•... V � i �'1� � `��, �� �� � ' � . � ! Y'1 �. �, �..�.,`�' � . . � �� �� � ' � �- �" �?. ` � . 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"'r . � � . �� � �� �' �� V � �C � � � �� � � � � �� � � � . � � �„ � � . � ��•. , ,, -.. . �.. �, �� �, �'`�... � � �. � � �� � . .�.._. '�', .�. .,e.., �}j�� 4 i'� �R % � �.-. � Y'i �.`�`-, t..� � iC C�..�- -} .r. . � �'� �►� � �,,� � ., . ., �. - � � � � � �. �. � � ��� �� � �� � � � � � �► : � � �. � � � . � � � . � � �. � � � , � � � -� �--. ��`�' � . � . �� ������ �-� � � � � _ -- , ,�'.� �- - :� ,, . � � C.�� 1 �� �1 �._ �:� � ,,,�- 1 �f ` � ,�+ j � � � � � � � �"'°'--�•' • '�` , � ��� �� � t �� � . � � c: � , �..��. �, �--. � i - - . . � �? � � �` � . � � .�. � � � .. �� � �� � ��� �` w �� � � � , . � � . Y � � �, i � `�,-�' �..- ��, t�'� -� , � � � �fi � � . � �r � �_ : < < � � �r �, � . . : � � . � � � � �� � �.� � ; � ,�. , - � � � �- � .I� . • � "'�„ � � _ r, � � �. �1 �. . , � �. ��, � � � : ; i � ""+�..�if 'r �� � i � . � � °�- . £�.��.�1 �. f � � , � 4 , � � .•' , � � � � �.. � �`� � �- �- � �� � .� � � � - . __,.__._ � : . �' �� � �. ; � � � �� :j . � � �.�., . � :�: �`� � �s � � � � � , To: Stan Harpstead, David Grant, Brenda Holden, Fran Holmes and Dave McClung; Re: Pavement Management Assessments for Katie Lane Dan and Janice Christensen own the home located at 3314 Katie Lane in Arden Hills. We own two lots for our one residence. We have no intention of ever splitting the lots or selling them separately. We would like to request the assessment on our second lot be deferred. We purchased the extra lot which had an easement that would have put a house unacceptably close to ours. We felt that a house built on that lot would negatively affect our property value. Since that time we have extensively landscaped and developed the extra lot, along with the original, as one property. On that extra lot we have a stream, waterfall, bridge, large pond, extensive gardens, stone patio, walking paths, lighting, fire pit, garden house and a batting cage with a housed pitching machine. We have a lot of sweat equity involved as we did this all ourselves. We have an irrigation system that is throughout both properties as one and would be very difficult to split. We contacted the city in 2007 when mill and overlay was first proposed with the question of our two properties and assessments. At that time, we were told that our lots would be listed as two on the assessment rolls but we would want to attend the assessment hearing to reques� that one of our assessments be deferred to a time in the future when we sell our home and the new property owners divide the lo�s back to separate properties. We were thinking this would be a simple process. We contacted the city in March of this year about this process and recently learned that we would be charged with two assessments. In this economy we feel paying twice the price as our neighbors does not seem right. We do not get twice the benefit. Our two lots combined have less street footage than some of the other single lots on the street. Please consider deferring one of our assessments or entering into a contract as you have for others with similar situations. Thank you ! Kind Regards, � Y �...,,` , \,� ..,"� f� � /� � .�,I :J �%�� ... �( ', ..... � i (: 3+'��. .... •'F�J�/�;�^� �}.. «_. ..^j i � �y ' \ /% . ,/ -�`� � � .:;:.:'.::-�;, .........._......,..c.r ;_ ,, ., � '"�:.�� .. ,;� �,�3. ,�" �• � . ................ ` „ t..�:, ...r.��....,� , ,� .�� �' Dan and Janice Christensen P. S. If you have any further questions or would like to see the situation in person, feel free to call us at 651-636-6499 _� __ : .t,, ...... ,..,..a,�Ks�„��. � � :� � � - � � ,,i s„ :. :>r • � ni . .. > . � ` ;,r .�y � . ) ' ,�„�a�..,,`. v � i�k' �L ''�"'� . � {q�k hi•�"'�6Z.v, � :`�.�,�?� � '' ' `� �,� e.„• y�,; Y . ...�� - �. ��' � � =a '" 'a'j�'s $t a a `� � {�?...'E'., z ��. '�' . .�i. q r� . �a'�.y+`� ' �� °'e,:riA "' b...�i`C ti b �F�)1'C.� "�,�s.�.' � ' •�3� �xx�x��� g��u �,�, .:Y�`� . a'a � . .' , � . . E � �>�y�.1 "�:. . l �.. . '� ' a �) ,,.p�. r ��.?3'F*) �•N..il� # ` �. ..... .. ,. £�� •.i. F�7�i�3..��Y�I.Y:�Y.iT.I.�F. VtC�i.tiYi)i'1T.l:it•s,ilit :P:i(:<'��1'{T[�t\lil .:1i�.ti.<.:� {IC)11'1f:.3L}Al:�>1'S;`tY1Ct�f Y'4Y.kl y f.ijT6 )tl:}: ('A'Mf �[,�v 11.: tliil.11n'?lAC t.hlt:lifC:`71R%11T.:f.fY �'tYi'lT i717Ci1<:'. .tCt!�SIXRtR jjfLY4.:K:A'f:i. .. . '� � v4�6 :ii11)`V' y�f.olA T.IZryi(. 4x `.)l't'AFy ttAT'���:)f'ij3�it� i:f111.K.1t`.bl'1 }l'A�'>Y. tfl.tfi )�,�,� t.>.t£i.�i�,�.)f�t, i'.. Vf.lIIA' � . E�oxxx�.9. ..�.�i.1u<� �n•i�i.r.ia �si �:arayteis�.��.i�inc c<.��i::�li. i\���vr.�it:..ra�ti�i'}x�f�rti�tt IfATIl.If.i'.ik)N f{C^�4f�C,.'ll :i31�1�. ; :1.1{14L1 l�t� �t19 f� 3:�H�n�, l+ar.l�:j`ll`(.� C:fl'RSA'�Yl'1l"1N.::lYi' L:SAS :Ri.{t'.� L(. t•.f1�1 .i1N:t) 5,1'ijti� 1nk:ftt. 1ri)+x .. ; :art l unx ycix;�. i�r tua�.�r. Our hard work on that additional lot has been published