HomeMy WebLinkAbout2.b. Assessment Policy ' CITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTiON
� COMMITEE OF THE WHOLE: January 7, 1997
AGENDA ITEM: Assessment Policy AGENDA SECTION:
�IScussior�
PREPARED BY: Bud Osmundson AGENDA NO.
City Engineer/Public Works Director � . � .
ATTACHMENTS: APPROVED BY:
Draft Assessment Polic
Attached is a draft assessment policy which we put together since our last Comrnittee of the
Whole meeting regarding the subject. Hopefully the major items which were discussed at the
previous meeting are covered in this new draft policy. The policy is for discussion purposes
and will be brought to the city Council meeting on January 7th for your consideration with the
modifications from tonight's meeting. No action is necessary.
RECOMMfNDED TI N:
AC O
COUNCIL ACTION: ',
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i. PURPOSE .
A. The purpose of this policy is to clarify and provide an equitabie assessment
approach for assessments which properties wiit pay,for pubtic improvemen#s such
as streets, sanitary sewer, water, storm drainage facilities, sidewalks� street lights,
and appurtenant facilities.
11. GENERAL POLICIES AND PROCEDURES
A. Within this document it shauld be emphasized that the foNowing summarization
is general in nature and that certain circumstances may justify deviations from
stated policy as determined by the City CounciL
B. In general, Minnesota Statues Chapter 429 regulates the procedure for the
construction and financing of locai improvement projects when at least part of
the cost is defrayed by special assessments. Special assessments are collected
from the property owner along with real estate taxes. When an improvement
is of benefit to certain properties it is the intent of the Council that special
assessments be levied against those properties.
C. Special assessments for improvements will not be offset or credited by
Municipal State Aid Funding, Federal Funding, County Funding, Minnesota
Department of Transportation funding, Tax Increment Financing, City Core
Funding, or other similar funding the City has the ability to obtain. It is the goat
of this policy that each property pay an equitable assessment on each project no
matter what other funding sources are available.
D. It is the intent of this policy that new developments generally bear the cost
of all the improvements within such properties so that no additional burden is
placed on the general taxpayers. In many instances a development contract for
new construction will include a petition and waiver agreement which will identify
costs which the developer wifl be requ'rred to pay for improvements for projects
identified in the City's ten year capitol improvement plan adjacent or within the
developing property.
E. In reconstruction projects, the City utilizes a number of funding sources to
insure that the improvement benefit to each property is an appropriate
amount. Reconstruction projects include total reconstruction of streets and
utilities and/or struetural overlays for street life extension.
F. Projects may be petitioned or initiated by the city council at any time during
the year, but projects which are initiated after February 1. may not be
scheduled for construction until the construction season of the foltowing year
due to City bonding concems. This scheduling is at the total discretion of the II
City Council. I
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111 SPECIFIC POLICIES
A. All construction shail foilow the minimum design standards set forth by
"The City of Rosemo�nt Construction and Engineering Guidelines" and "The City
of Rosemount General Specifications for Street and Utility Construction" which will
be periodically produced and published by the City Engineering Department.
Generally all sanitary sewer and potable water facilities will be designed and
constructed per the most recently adopted standards of the Great Lakes-Upper
Mississippi River Board of State Public Heafth and Environmental Managers.
Generally these are know as the "Ten State Standards" and are published under
the titles: "Recommended Standards for Water Works" and the "Recommended
Standards for Waste Water Facilities". The City Construction Specifications
reference both the Minnesota Department of Transportation Standard
Specifications for Construction and the City Engineers Association of Minnesota
standard utilities specifications..
B. New construction
1 . All new construction shall be designed and constructed per the City's
adopted policy for "Public Infrastructure Installation". All new
developments shall have verbiage within the development contract which
outlines any fees to be paid for by the developer such as trunk area
charges and any trunk costs to be paid by the City. Many
development contracts will also include a petition and waiver agreement
whereby the developer agrees to pay for improvements which benefit the
property, but may not be constructed with the initial phase of
development. The amount payed is based on the property use and the average
cost of the identified width of street based on the previous two year average
of public improvement costs.
2. The development contract may provide details on construction and timing
of local or lateral improvements of various nature for the benefit and
improvement of the individual properties as requir�d by the City Subdivision
Ordinance or Code.
3. In new developments there may be core funding which is the
responsibility of the Ci#y where the utility in question has benefit or provides
service to properties butside of the specific development. The appropriate
City core fund will be responsible for the costs of oversizing above and beyond
the minimum sizing as described below. The developer will be responsible for
all other costs within the development.
a. Water Main - The minimum size will be 8" throughout all single family or ��,
multi-family properties. The minimum size will be 12" throughout all other
zoning districts.
b. Sanitary sewer - The core fund will be responsible for the oversizing or
over depth cost only where the sewer can serve other properties and is
greater than 8" in diameter or deeper than 20' in depth as measured over
the top of the alignment of the sewer.
c. Storm drainage - The devetoper will be responsible for all' storm water
,i run off from the development to -other properties. The developer is
responsible for al1 run off between the predevelopment and
postdevelopment and for both a 10 year and 100 year event. The minimum
pipe size is 15" for core funding purposes.
In this policy developers may not be efigible for oversizing costs for pond
outlets due to the requirement that each developer is responsible for that
area's run off and the corresponding pond outlet.
d. Streets - Generally oversizing for collector streets is paid by the City only
if funding is available and identified in the 10 year Capitol Improvement
Plan. I# the developer is required to complete a collector street as part of
the development and the City does not have funding available the project
may have to be delayed until such funding is available.
aa. In single family, rural residential, or agricul#ural areas the minimum
street design width is 32 feet measured face of curb to face of the curb.
bb. In multi-family and public areas (as determined by the city) the
minimum sizeis 38 feet wide.
cc. In all other zoning districts including commercial, industriaf, business
park the minimum size of stree# is 48' to 52' wide as determined by the
city.
4. Sidewalks wilt be installed in existing developments conditioned on two
items:
a. That a petition signed by 100% of the property owners whose property
the sidewalk would cross has been submitted to the City. The petition shall
state that the petitioners shall be responsible #or 50°l0 of the cost of
sidewalk installation.
b. The sidewalk location must be approved by the City Council.
C. RECONSTRUCTfON PROJECTS
1. The city shall utilize residentially equivalent unit costs when appropriate for
reconstruction projects, but the City Council reserves the right to change the
methodoiogy of calculating those assessments when appropriate. The
properties assessed for reconstructions project are those properties which
benefit by access (drivewaysl to that reconstruction project.
2. Total reconstruction projects:
a. AI1 single family residential houses in R1 Zoning areas shall be
assessed amounts. As described in the fee resolution as determined by the
city council and set forth in their annual fee resolution. The amount is
based on the 1996 basis of 52000 per residential fiousehold for a street
being reconstructed to City guidelines. including replacement of concrete
curb and gutter. In certain instances, additions to this base amount at 50%
of the cost of any new improvements such as concrete curb and gutter,
street lights, or appurtinent work shall be added to the base amount.
b. In properties consisting of commerciai, industrial, and buisness park, the
minimum base amount of assessments shall be S5,OOO plus 50% of the cost
of any new improvements to the street, as mentioned above in "a".
c. AlJ totally reconstructed utifities will be payed for by the appropriate City
operating funds for laterals and core funds for oversizing.
d. It shall be the responsibility of the property owner to pay the entire cost
of the replacement of services from the right of way line to the structure. '
3. Structural overlays shall be assessed at 35% of the total project cost to the '
benefiting property owners.
4. Preventative maintenance items such as crackssaling. patching, and
sealcoating will be paid for in there entirety by City operating funds.