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o Irregularly Shaped Lot. Those lots abutting curved streets, cuI -de -sac s, or other lots where there is more than five feet of difference in length between the front and back lot shall be assessed per unit. o Special Case Lot Residential. A lot which does not directly abut the improvement but benefits from the improvement shall be assessed on a per unit basis. • Multi -Family Area Method Where there are existing units, the amount assessed per unit shall be 60% of the amount assessed against single-family residential units. If the property is vacant but zoned for multi -family, the assessment shall be the number of residential units allowed by the Zoning Ordinance in force at the time the Assessment proceedings have commenced multiplied by 60% of the amount assessed against single family residential units in the project. Appraisal Method ❑ The method for appraisal of any project for which an assessment is being made will be determined by the project itself. For instance, for a street in which all lots are of similar sizes, the appraisal might be based on street frontage. Or, where lots are of uneven sizes, the appraisal might be based on square footage. o There must beat least twenty (20) years between assessments for street improvements of any particular street, barring unforeseen circumstances or emergencies. o No street or road shall have back to back mill and overlay as a substitute to a needed road construction, barring unforeseen circumstances or emergencies. • Tax Exempt (non -profits, churches, schools, organizations, groups) Equivalent Assessment Rate o Tax exempt properties with frontage abutting a street shall be assessed on a per unit basis, front feat basis or an area basis. The City Council shall choose the method it finds to be most equitable. o The rate shall apply, regardless of the street's classification (local, collector, arterial, trunk highway); designation (County State -Aid Highway), or jurisdiction (state, county or city). • Commercial/industrial Equivalent Assessment Rate/All Other Zoning Classifications Assessment Rate o Commercial/Industrial properties with frontage abutting a street improvement project shall be assessed on a unit, front foot, area, or other basis that the City Council finds to be most equitable. + Special Benefit Test o No matter what method the City uses to establish the amount of the assessment, the real measure of benefit is the increase in the market value of the land due to the improvement. ■ The land receives a special benefit from the improvement; ■ The assessment does not exceed the special benefit measured by the increase in market value due to the improvements as determined by the appraisal report; and ■ The assessment is uniform as applied to the same class of property, in the assessed area. o A special assessment that exceeds the special benefit is a taking of property without fair compensation and violates both the Fourteenth Amendment of the U.S. Constitution and the Gem Lake Special Assessment Policy for Street Improvements 2