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WSB
� Assoc- engineering • planning • environmental • Construction
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Suite 300
Minneapolis, MN 55416
Tel: 763 -541 -4800
Fax: 763- 541 -1700
Memorandum
To: Honorable Mayor and Members of the City Council
From: Monica Heil, Project Manager
Chris Petree, Public Works Director
Date: February 18, 2014
Re: 2014 Street Reconstruction Project
Townhome Special Assessments
City Project No. 14 -02
WSB Project No. 2109 -391
At the January 27, 2014 City Council Work Session, the Council directed Staff to identify
alternative methods for calculating the special assessment for properties within the Sunrise
Village townhome development. Special assessments for the Sunrise Village townhome
development were discussed at the January 27, 2014 City Council meeting after receiving
feedback at the November 18, 2013 Public Hearing for the project about the differing assessment
amounts for the two townhome developments along Flagstaff Avenue: Sunrise Village and
Niakwa Village 2nd Addition. The following is a summary of alternative methods for calculating
the special assessments for properties within the Sunrise Village townhome development, and
the impacts of calculating the assessments in such a manner:
1. Proceed with the methodology proposed within the feasibility report
a. Assessments are calculated for public street improvements where driveway access
is gained (Flagstaff Avenue)
b. Townhomes would be assessed 1 /2 the single family residential unit rate for
properties with driveway access along Flagstaff Avenue
c. Assessment rate is The estimated assessment amount is $2,235.76
d. This methodology is consistent with past practice for calculating
townhome /apartment assessments
i. Iberia Avenue in 2011 (apartments)
ii. 207 Street in 2011 (townhomes)
e. Assessing the townhomes within Sunrise Village in this manner does not result in
a change to the unit assessment rate for other properties within the project area or
additional funding by the City.
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Honorable Mayor and Members of the City Council
February 18, 2014
Page 2
2. Calculating unit assessment rates for properties within Sunrise Village as if there
were 20 units within the development instead of 16.
a. The location of the Sunrise Village townhome development is unique because of
its proximity to 160 Street (CSAH 46).
b. The proximity of the development to CSAH 46 restricts the location of the private
driveway leading into the development (i.e. Spacing requirements for private
driveways from County Road intersections).
c. If the development were not located adjacent to a County Road, the potential
exists to "shift" the private driveway north of its current location, which could
result in the construction of additional townhome units within the development
(20 -units vs. 16- units).
d. The revised estimated assessment amount for townhomes within Sunrise Village
would be $1,788.61 (- $447.15 per unit less than the estimate proposed within the
feasibility report; $1,794.19 if the Council chooses Option (e.ii) below to bridge
the funding gap).
e. Calculating the assessments in this manner would result in $7,154.40 of project
costs previously assumed to be funded by special assessments to residents within
the Sunrise Village development that must now either:
i. Be funded using the City's Street Improvement Fund, or
ii. Be funded with special assessments (assessment estimates increase
+$11.16 per single family unit and +$5.58 per town home unit)
Calculate the assessments using single family residential unit equivalents
a. This is the methodology used in calculating assessments for institutional and
public properties.
i. Example: Parkview Elementary School in 2012 (Gerdine Path frontage)
and 2014 (Foliage Avenue frontage).
b. Calculate equivalent single family units using the same standards of the
predominant surrounding land use.
i. RS -3
ii. 100 -foot wide corner lots
iii. 85 -foor wide interior lots
c. Potential for four (4) single family lots to be created along the west of Flagstaff
Avenue ( *if there were no restrictions on driveway proximity to the CSAH 46)
d. Total assessments = 4 *$4,471.51 = $17,886.04
i. $1,117.88 per townhome unit; $1,145.96 if the Council chooses Option
(£ii) below to bridge the funding gap)
e. The City's current assessment policy does not support calculating assessments for
residential properties using the single family residential unit equivalent method.
f. Calculating the assessments in this manner would result in $17,886.08 of project
costs previously assumed to be funded by special assessments to residents within
the Sunrise Village development that must now either:
i. Be funded using the City's Street Improvement Fund, or
ii. Be funded with special assessments (assessment estimates increase
+$28.08 per single family unit and +$14.04 per town home unit)
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Honorable Mayor and Members of the City Council
February 18, 2014
Page 3
4. Calculate the assessment using front footage along Flagstaff Avenue
a. This is the methodology identified within the City's current assessment policy for
calculating commercial and industrial property special assessments and in mixed-
use areas.
b. The estimated front foot assessment rate for complete street reconstruction is
$40.00 /FF.
c. The total assessment = 405 LF *$40 /FF $16,200.00
i. $1,012.50 per townhome unit
d. The City's current assessment policy defines "mixed use" areas as areas in
including commercial and /or industrial properties, not a mix of residential
property types.
e. Calculating the assessments in this manner would result in $19,572.16 of project
costs previously assumed to be funded by special assessments to residents within
the Sunrise Village development that must now either:
i. Be funded using the City's Street Improvement Fund, or
ii. Be funded with special assessments (assessment estimates increase
+$30.92 per single family unit)
Recommendation
Should the Council decide not to move forward with the methodology outlined within the
feasibility report, Staff recommends the Council consider that the assessments for properties
within Sunrise Village be calculated using the methodology outlined within Option 2 of this
memo.
The location of the Sunrise Village townhome development is unique to other properties within
the 2014 Street Reconstruction Project area. The development's proximity to CSAH 46 dictates
the location of the shared private driveway, and to an extent, the density of the development. If
proximity to CSAH 46 did not restrict the development's private driveway location along
Flagstaff Avenue, the potential may have existed to create four (4) additional lots within the
development. As such, the City Council could consider calculating assessments for the 16
townhome units within the Sunrise Village development as if 20 townhome units exists, and
reduce the townhome unit assessment rate from $2,235.76 to $1,788.61 (or $1,794.19 if the
Council chooses Option (2) below to bridge the funding gap). Calculating the assessments in
this manner will require that the Council determine how to fund $7,154.40 of project costs
previously assumed to be funded by special assessments to residents within the Sunrise Village
by another means. Options for funding this $7,154.40 could include:
1. The City's Street Improvement Fund, or
2. Special Assessments (assessment estimates increase +$11.16 per single family unit
and +$5.58 per town home unit)
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