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INTRODUCTION <br /> This policy manual describes the policies and pro- <br /> cedures to be followed by the City of North Branch in. <br /> making improvements and levying special assessments to <br /> finance such improvements. Legal authority for these <br /> policies are provided under State law, specifically in <br /> Minnesota Statutes, Chapter 429, commonly called the <br /> "Local Improvement Code ". <br /> Recent court cases have effected cities' ability <br /> to finance public improvements. The courts have stated <br /> quite clearly that cities do not have an absolute right <br /> to assess property for improvements. The assessment to <br /> a parcel may not exceed the special benefit (increase in <br /> market value) given to the property by the improvement. <br /> This requirement has caused cities to exercise care in <br /> levying assessments. <br /> On the other side of the scale is a growing need for <br /> public improvements. The infrastructure (streets and <br /> utilities) is constantly aging. As various utility sys- <br /> tems grow older, they require greater attention. Cities <br /> now face two demands for investment in public improvements: <br /> construction to support now development and rehabilitation <br /> Of existing systems. This increased demand occurs at a <br /> time when cities have less financial resources to apply <br /> to public improvements. As a result, many necessary pro- <br /> jects have been postponed. The deferring of investment <br /> until future years stands to increase long term costs as <br /> facilities continue to deteriorate. _ <br /> These assessment policies attempt to deal with both <br /> concerns. The flexibility built into the policies allow <br /> the City Council to more equitably apply assessments in <br /> each situation. It also permits the Council to create the <br /> best mix of individual property and city wide taxation to <br /> encourage needed improvements. The assessment policy <br /> manual is intended to be a dynamic document.. As the City <br /> Staff gains experience in using the policies, they will <br /> begin to develop an administrative guide. The guide will <br /> help staff make decisions about applying the policies. <br /> It is hoped that all of these elements will combine to <br /> produce practical and equitable framework'for public im- <br /> provements. <br />