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HomeMy WebLinkAbout02.11.98 Work Session Packet .. CITY COUNCIL WORKSHOP CITY SPECIAL ASSESSMENT POLICY CITY HALL COUNCIL CHAMBERS Wednesday, February 11, 1998 at 7:00 p.m AGENDA 1. APPROVE WORKSHOP AGENDA 2. REVIEW OF SPECIAL ASSESSMENT POLICY AND METROPOLITAN CITY SURVEY - Staff 3. USE OF SPECIAL ASSESSMENTS ON RECONSTRUCTION PROJECTS - Dialogue 4. CONCERNS ON RECONSTRUCTION PROJECTS 5. GENERAL IMPLICATIONS OF NO PROJECT ACTION 6. COUNCIL CONSIDERATION AND REVIEW OF SPECIAL ASSESSMENT POLICY 7. ADJOURN '. " TO: Mayor, Councilmembers, City Administrator@' It FROM: Lee M. Mann, P.E., Director of Public Works/City Engineer SUBJECT: City of Farmington Assessment Policy DATE: February 11, 1998 INTRODUCTION The City of Farmington, through the adoption of its Capital Improvement Program, has shown a commitment to replace and upgrade the City's deteriorating infrastructure. The key to following through on that commitment is formulating a financial plan that will enable the City to pay for upgrading the deteriorating infrastructure. One of the City's options to help fund improvements is through Special Assessments, as outlined in Minnesota Statute 429. In the past, the City's Assessment Policy (see attached) has been applied to a project and the resulting proposed assessments were higher than the appraised benefit to the property owners. In that situation, the assessments could be challenged in a court of law and possibly overturned. Council has requested this workshop to discuss the City's Assessment Policy and determine if changes need to be made in order for the Council to be able to use the Chapter 429 process more effectively. DISCUSSION 1. Review of existing City Policy The main area of concern regarding special assessments is when improvements are constructed in existing developments. Improvements in new developments are currently constructed by the developer and the costs are passed on to the individual lots in the development. In the City's current policy, there are two main categories of improvements, new improvements and replacement of existing facilities. In the policy, new improvements are assessed 100% to the benefiting properties. The cost of replacing existing facilities is split with the benefiting properties sharing in 35% of the costs and the City participating in 65% of the costs. Trunk facilities and seal coating are handled differently as outlined in the policy. Attached for the Council's review is a survey of Assessment Policies from other communities. CitlJ of FarminfJ.ton 325 Oak Street · FarminfJtonl MN 55024. (612) 463-7171. Fair (612) 463.2591 .' .. 2. Special Assessments on Reconstruction Projects - Dialogue There are several aspects of specially assessing reconstruction projects that have bearing on the discussion regarding the Assessment Policy. · Benefit to property - How Street, Sewer, Water and Storm Sewer affect the material value of the benefiting property owners. · The use of Special Assessments vs. Tax Levies - Why Special Assessments are a more efficient methodology for funding projects than tax levies. a) City tax rate effects b) Individual Benefit c) Non-taxable properties d) Those specially assessed pay only a percentage of the project costs · Special Assessments as a revenue source for road and utility reconstruction. If Special Assessments are not used, where will funding come from to underwrite project costs? 3. Existing concern on Reconstruction Projects Previous projects and the assessments calculated for them (per the City's Policy) have raised concern, and in some cases the project has been discontinued due to concerns over calculated assessments that exceeded appraised benefit. · What if Special Assessments (per policy) exceed the appraised value of benefit to property? · How to deal with the political implications of a controversial Special Assessment Project. · Should the use of appraisals determining benefit establish the assessment cap? · Implications of decreasing Special Assessment percentages on street and utility reconstruction costs to benefiting properties. a) Increase in utility rates b) Increase in tax levies c) Increase in proportionate share from special revenue funds '. .. 4. Implications of No Action on Reconstruction Projects The implications of not addressing deteriorating infrastructure are clear and thus the City has formulated a Capital Improvement Program that includes reconstruction projects. It is difficult now to financially plan for these projects, however, it will be much more so in the future if the deteriorating infrastructure is left unattended and level of service declines, property values go down and maintenance costs become financially prohibitive. BUDGET IMPACT The budget impacts of amending the Assessment Policy or discontinuing its use altogether will be part of the workshop discussion. RECOMMENDATION This memo is presented for consideration by the Council regarding the use of the City's Assessment Policy. Respectfully submitted, (;i/Jll~ Lee M. Mann, P .E. Director of Public Works/City Engineer cc: file " CITY OF FARMINGTON ASSESSMENT/IMPROVEY~NT POLICY APRIL 27, 1988 PREPARED BY: LARRY THO~2S0N, CITY ADMINISTRATOR FIRST DRAFT: APPROVED: REVISED: REVISED: REVISED: REVISED: REVISED: REVISED: REVISED: .. .. 4/27/88 6/20/88 5/06/91 10/21/91 2/14/92 3/16/92 9/20/93 1/3/94 6/1/94 " I!\'7RODUCT!O~ This document sets forth the methods a~d policies relating to local improvements and special assessments practiced in the City of Farmington. It is emphasized that the following su~~arization is general in nature and that certain circumstances may justify deviations from stated policy as determined by the City Council. A local improvement involves one or more of the following types of improvements: Roadway grading and base Bituminous surfacing Curb and gutter Sidewalks and driveways Water trunks and laterals Sanitary sewer tru~ks a~d laterals Service connections Storm sewer tr~nks and laterals All appropriate appurte~ances associated with the above Improvements are classified as follows: 1. New Developments - The construction of improvements related to newly developed areas, normally made in conj~~ction with the plat approval process. 2. Rehabilitation - Comolete or nartial reconstruction of the abovementioned improvements including bituminous overlays. 3. Extensions - Construction of improvements generally made to extend services to a certain area. Extensions normally pertain to water, sanitary sewer and storm sewer trur_~s and limited access streets. The special assessment is a financing tool employed by the City as a means to allocate the cost of specific improvements to benefitted properties and to spread those costs over a number of years. Minnesota Statutes Chapter 429 re~~lates the procedure for the construction and financing of local 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 areas, it is the intent of the Council that special assessments be levied against benefitted properties. A major goal of this document is that special assessments be allocated and levied in an equitable and consistent manner. " SECTION I DEFINITIONS SanitarY Sewer Lateral Sanitary sewer mains 8" or less in diameter and buried to a depth of 8' or less, 4' di.ameter or less manholes, and all appropriate appurtenances or equivalent costs of oversized mains, Water Lateral Water mains 811 or less in diameter and buried to a depth of 7' or less, hydrants, leads, gate valves, and all appropriate appurtenances on equivalent costs of oversized mains. Storm Sewer Lateral Storm sewer mains 21" or less in diameter and buried to a depth of 8' or less, 4' diameter or less manholes, cacch basins, leads, and all appropriate appurtenances; or equivalent costs of oversized mains. SanitarY Sewer Trunk Sanitary sewer main costs which are not considered sanitary sewer lateral costs. Water Trunk Water main costs which are not considered water lateral costs. Storm Sewer Trunk Storm sewer costs which are not considered storm sewer lateral costs. Drivewav Aoron Portion of a private driveway extending three feet (3') behind the cUrb line. Driveways Portion of private driveway excluding apron. Limited Access Street Minor arterial and collector streets as defined in the City's Comprehensive Plan. Fees, Charoes and Surety Per schedule adopted annually by the City Council. (See Appendix . SECTIC~ II GENERAL POLICIES AND PROCEDURES The following are general principles, policies and procedures applicable to all types of improvement: 1. Project costs shall include the cost of all necessary construction work required to accomplish the improvement, plus engineering, legal, financing, easement acquisition, fees or charges and contingent costs. 2. Assessable costs are project costs minus the City share, County share and other credits. MSA funds will not be credited. 3. Special assessments will be levied as soon as practical. Normally this will be within one year after completion of the project. 4. Pursuant to M.S. Chapter 429.051, the City does not defer assessments to benefitted areas outside of the City, but rather assumes any non- assessable cost as the City share. When property is annexed and served by the original improvement, the City can create a new assessment to be reimbursed for all or any portion of the prior assumed municipal costs, including interest, related to the improvement. 5. Publicly owned properties, including municipal building sites, schools, parks, State and Federal building sites, but not including public streets and alleys, are regarded as being assessable on the same basis as if such property were privately owned. . SECTION III SPECIFIC POLICIES proiect Initiation and Hearincr Process This section intends to describe the initiation of improvement projects and the administration required to final Council action, pursuant to the requirements of MSA 429. A. Project Initiation 1. By Petition: Petitions for initiating improvements will be prepared by City staff upon request. Such petitions, circulated by the affected owners should bear the si~atures of the property owners of 35% of the benefitted property. Petitions may be requested and submitted at any time. The normal time required for receiving, processing, scheduling hearings and preparing construction documents is six months. Projects for petitions received after February 1 will not be scheduled until the construction season of the following year. 2. By Council Action: If the Council determines that an improvement is in the best interest of the City, it can, without petition, initiate the improvement. 3. By 100% Signed petition: When a petition is signed by 100% of the property owners benefitted by the improvement, and there is no City cost participation, the Council m~y order the improvement without holding an improvement hearing. 4. By Developers Agreement: Improvement projects for new development will only be considered upon execution of a developers agreement signed by 100% of the benefitted property owners. The Council may order the project without a public hearing. B. Hearing Process ~ 1. Improvement Hearing: After a petition is filed and its adequacy determined, or the Council initiates the project, the City Engineer is directed to study and report as to the feasibility of the improvement. If after reviewing tte report, the Council feels the project has merit, a public hearing is scheduled, notice published twice, and all persons benefitted by the project notified in writing. When an improvement project is to be fi~anced by the sale of improvement bonds, there is a statutory requirement that at least 20% of the total costs of the project be assessed against the benefitted property. If after the improvement hearing, at which all persons are heard, the Council feels that the project still has merit, then the Council will authorize the preparation of neces'sary ?lans and specifications, and upon ". . receipt and acceptance of those plans, will authorize the advertisement for bids by resolution. C. Final Hearing (Assessment) After the improvement is ordered and bids received, or the improvement is completed or nearing completion, a roll will be prepared and the affected property owners will be mailecr a Notice of Assessment Hearing stating the time and date that an assessment hearing will be held. An assessment roll will be prepared and will be posted at the City Clerk's office for review prior to the assessment hearing. All interested parties shall have an opportunity to be heard regarding the assessment. Necessary and proper adjustment to the assessment roll can be made by Council at the time the hearing is being held. If an appeal is made regarding the amount of the special assessment, written notice must be filed with the Council prior to or at the assessment hearinq. After the hearing, the assessment roll is adopted by the Council. The property owners have a 30 day period in which to pay their assessment in part or in full at the City Hall, interest free. After this period, the assessment begins to accumulate interest. On or about October 10th of each year, the assessment roll is certified to the County Auditor's office where it is added to the tax roll for the following year. The assessment shall be levied over a period to be established by the City Council, in equal annual installments on the principal with interest on the declining balance. The annual interest rate shall also be established by the City Council upon the sale of the improvement bonds. ~ .- . SECTION IV CONSTRUCTION STk~~ARDS k~ EXPECTED LIFE Minimum Desi~ Standards The following are minimum design standards. Oversizing may be required to serve areas extending beyond the scope of the project. A. Sanitary Sewer Laterals Minimum 8" PVC (SDR35) or DIP (CL52). Manholes a maximum 400' apart. B. Sanitary Sewer Services Minimum 4" PVC (SDR35) or CIS? C. Water Main Lateral Minimum 6" loop or 8" dead end DIP (CL52). D. Water Main Services 1. Single Family Residences - Minimum 1" DIP (CL52) or Type K copper. 2. Multiple Family Residences - To be determined by City Engineer based on UBC. 3. Commercial/Industrial - To be determined by City Engineer based on UBC. E. Storm Sewer System Pipe size shall be designed to handle a 5 year event and pond shall be designed to handle a 100 year event. Catch basins shall be placed so that overland drainage does not exceed 1000'. Concrete swales a minimum of 3' wide shall be installed where overland drainage crosses an intersection.. F. Residential Streets ... .. A minimum of 38' curb back to back with concrete curb and gutter. Minimum 7 ton design. G. Truck Routes/Commercial/Industrial A minimum of 44 feet curb back to back with concrete curb and gutter. Minimum 9 ton design. H. Driveways A minimum of twelve feet (12') and a rr.aximum of twenty four feet (24') with six inches (6") of concrete extending from the curb line to the property line. " . I. Trees Per City code. See Appendix Useful Service Life Public improvements are judged to have a normal useful life expectancy. For the purpose of this policy, this life expectancy shall be as follows: A. Surface Improvements Concrete Curb and Gutter Bituminous Roadways Sidewalks 30 years 30 years 50 years B. Subsurface Improvements Water Main Sanitary Sewer Storm Sewer 50 years 50 years 60 years C. When any existing improvement is ordered to be renewed or replaced, the assessments to be levied will be prorated from 0% at one-half life expectancy to 100% at full life expectancy or beyond. ~ ,- . SECTION V PUBLIC IMPROVEMENTS IN ~~W DEVELOPMENTS General Procedures and Policies City Code reauires execution of a developer's agreement at the time of land platting. The developer's agreement normally references means and methods of providing for public improvement cc~struction. As a standard, the City of Farmington has pursued policies by which all costs of improvement are directly attributable and fully paid by cost allocation or assessments against the development, developer or properties requiring and benefiting by the improvement. The policies are established with the intent that no developmental ccsts are incurred by existing lots or parcels, by the existing residents, cr by the City in general. The exception is for improvements which are determined to have an area wide benefit which exceeds the scope of the development. At the time of platting, the cost respcnsibilities for any development for trunk improvements shall be defined. This responsibility includes trunk sanitary sewer facilities, trunk water facilities (including source, supply, storage and distribution components), storm water drainage and c.ontrol facilities, arterial street, park dedication, pedestrian walkway systems and other public improvements, existing or proposed, of an area wide benefit. Normally the City will require a cash payment by the developer for the development's share of improvements of an area wide benefit, however, it may be assessed equally against each parcel of property over a 10 year period with interest set at 1 1/2% over the prime rate at the execution of the development agreement as stated in the Wall Street Journal. The amount to be determined annually by resolution of the City Council. At the time of platting, the development agreement may provide details on construction and timing of local or lateral improvements of various nature for the benefit and improvement of the individual properties ~s required by the Farmington Subdivision Ordinance. . . Minor arterial and collector streets shall be assessed, or the developer shall be charged in accordance with Secticn VII of this policy. City Improvement Financinc and Construction As a general policy, the City of Farmi~gton will assist developers in the financing and construction of public i~prcvements through authority granted to the City by Chapter 429 of Mi~~esota Statutes. Such assistance is granted by specific Council action for each development proposal based on perception by the Council of the projec~, viability, and development benefit to the City. The City may elec~ to sell bonds for such improvement and assess the costs of bond retirement against individual benefitted land parcels for a period of repayment as seen appropriate. " ~ically, the total project costs for improvements oenefit~ng the development will be assessed on a~ e~~al basis against all buildable lots in the development. For such City assessed developments and improvements, the City, through the development agreement, requires a cash deposit, letter of credit or escrow agreement equal to a minimum of 2 years principle and interest paYment on project costs to protect the City from potential project default, and requires assessment paYment concurrent with building permit issuance. For such City assisted projects, ~~e City ~ngineer provides design, construction supervision and assessment certificate services, and other City staff provides legal, fiscal and administrative input. The standard form for such agreement is found in Appendix____ and incorporated as part of this policy. Public Imorovement Work tv Private Develooers No public improvements may take place before a developer's agreement has been executed. The standard form for such agreement is found in Appendix ___ and incorporated as part of this policy. A private developer may have his plans prepared by other than City forces under the following conditions: 1. All plans, drawings, specifications and related documents required shall be prepared by a professional engineer, registered in the State of Minnesota and approved by the City. 2. The developer must keep the City informed as to the time table of development and design, the letting date of a construction contract, and the starting date of construction work. 3. In order to warrant the constructien for the life expectancy as previously set forth, the City will previde inspection of all phases of construction as set forth in the ce~tract documents. 4. The City of Farmington may perform construction surveys, staking.and other engineering services when requested by the contractor or . developer. The City will also assist the contractor in interpretation of the contract documents, ordinances, codes and other items necessary to meet the criteria as established by the City of Farmington. s. No public improvement work shall be performed by any developer or other private party in City right of way or easement unless a developer's agreement has been executed. 6. The City will require a surety depcsit of 125% of the estimated project costs in the form of cash, escrow depesit, certified check or irrevocable letter of credit. The City and its representatives shall at all times have access to the work in order to complete the services as herein provided, and the developer shall give the City timely notice of his readiness for inspections or other ,- work to be rendered. Permits, licenses and easements or permanent changes in existing facilities shall be secured and paid for by the developer. The developer shall be charged for these services, and the value of the services shall be determined on a percentage basis as agreed upon by the developer and the City before the project is started. The fee for plan review and City administration is set annually by resolution of the City Council. All inspection costs will be billed on an hourly basis. . Upon proper completion of sanitary sewers, storm sewers, water mains, curb and gutter, roadway base, surfacing and sidewalk by the developer, the City will accept said improvements by resolution under a one (1) year guarantee to the City. . . -, SECTION VI IMPROVEMENTS IN EXISTING DEVELOPMENTS I. Goal It is the goal of this section to equalize assessments for public improvements as much as practical. Assessments will be generally based on a per unit basis as opposed to area or front footage. Because of the various characteristics associated wit~ different sections of the City, it may be necessary for the Council to adjust the policy in order to achieve a more equitable assessment. II. Initiation Public improvements may be initiated by petition pursuant to MS Chapter 429 or by Council action. III. Assessa91e Costs A. Project costs for the following improvements shall be assessed on a pro rated basis: 1. Street Base and Bituminous Reolacement 2. Curb and Gutter Replacement - 3. Sanitary Sewer Lateral Replacement 4. Sanitary Sewer Service Replacement 5. Water Lateral Replacement 6. Water Service Replacement 7. Storm Sewer Replacement 8. New Sidewalk and Sidewalk Replacement 9. New Driveway Apron and Driveway Apron Replacement 10. New Sanitary Sewer Lateral Enh~~cing Existing System 11. New Water Lateral Enhancing Existing System 12. New Storm Sewer Lateral Er~ancing Existing System 13. New Trees, Tree Replacement and Sod ... C. The followirig improvements shall be 100% assessed: 1. New Sanitary Service LinEs 2. New Water Service Lines " 3. New Water Main Laterals 4. New Sanitary Sewer Laterals S. New Storm Sewer Laterals 6. Driveways 7. New Street, Curb, Gutter and Driveway Aprons D. The following improvements shall be 100% financed by the City. E. 1. 2. 3. Sanitary Sewer Trunk Water Main Trunk Storm Sewer Trunk c-~ ..1, ~! ,-:'",'~, ->-, <_ _~ :;-r '" ) _.' _.._'- . ,_ , Seal coating shall be assessed at a 50% rate. i""'i"' ,c --- IV. Typical Method of Assessment A. Assessments shall be based on the following method: 1. 2. 3. 4. 5. 6. 7. 8. 9. NOTE: Services - per service unit Street/Curb/Gutter - per building unit Sanitary Sewer - per building unit Water - per building unit Storm Sewer - per building unit Sidewalks - per building unit Driveways - (including apron area) Trees/Sod - per building unit . Seal Coating - per building unit - Service units are the actual number of service lines extended to the property. Building units are defined as the number of buildable lots possible by reasonably subdividing based on minimum lot requirements of the City Zoning Ordinance and existing development. Such determination will be made at the project hearing. The Co~~cil shall take the shape of the lots, location and condition of buildings and the likelihood of th~ property splitting into consideration when determining the number o~ lots. - Service lines will be installed to the maximum number of potential lots. - Lots exceeding 125' will be assessed on a per foot basis for seal coating projects. B. Assessments shall be based on the nu~ber of affected units within each improvement district. For the purpose of this section, the following rules shall apply: 1. Assessable Improvements, except sanitary sewer, minor arterial and collector streets. a. Improvements abutting predominantly short sides - Actual building units in the improvement district. b. Improvements abutting lots with predominantly long sides - To midpoint. (If the improvement area long side lots abut only one assessable street, all building units within the entire improvement area shall be assessed.) 2. Sanitary Sewer Improvements a. Improvements abutting predominantly platted short sides - Actual building units within the entire improvement area. b. Improvements abutting lots wit~ predominantly long sides - City pays 100% of the project. * NOTE: If 20% or less of the front footage of a lot abuts the improvement or falls within the midpoint of an improvement district, it shall not be assessed. If 80% or more of a lot abuts the improvement or falls within the midooint of a~ imorovement district, it shall be assessed one building unit. Lots which abut between 20% - 80% of an improvement area or within the midpoint of an improvement area shall be assigned a service ~~it on a pro rated basis. 3. Driveways and Driveway Aprons a. Aprons shall be replaced in conjunction with curb and gutter replacement. b. Driveways between the apron and property line shall be replaced as determined by the City Engineer. Driveway replacement beyond the property line shall not be made unless written consent is given by the property owner. No driveway replacement shall be made until the owner is notified, in writing, as to the section of driveway to be replaced, new width and estimated assessable cost. A copy of the notification shall be initialed by the Owner and kept on file 4. Minor arterial and collector streets shall be assessed in accordance with Section VII of this policy. . . 5. Storm Sewer Improvements a. Total assessable (lateral) storm sewer project cost shall be divided by the actual number of buildable lots within the drainage area. The resultant shall be multiplied by the number of buildable lots determined for each individual property owner. The percentage of Each owner's buildable lot(s) that are actually drained by the project is then multiplied by this. assessment amount. Tte resultant shall be the owner's storm sewer assessment. C. Method of PaYment (Interest on the assessments will begin accruing from the date of the adoption of the assessment roll.) 1. The owner may pay the entire or partial amount of assessment within 30 days of adoption of the assessment roll without interest. The remaining amount shall be paid in equal principal installments (typically 10 years) plus interest as determined by the Council (typically 1.5% above the net interest rate of the bond issue) . Annual paYments will be remittEd with the property taxes. An owner may payoff the assessments in full at any time, but will be charged the entire year's interest. V. Assessment of Sanitary Sewer to Unserviced Areas 1. All improvements, except sanitary sewer mains and services, shall be assessed in accordance with Section IV. 2. Sanitary sewer mains and services shall be apportioned in accordance with Section IV but may be offered a credit of up to 50% of the proposed sanitary sewer assessment upon inspection and certification by a City contracted inspector that the septic system has been constructed and maintained in accordance with current Minnesota Rules 7080 regulations or may be offered a credit of up to 25% of the proposed sanitary sewer assessment upon inspection and certification by a City contracted inspector that the septic system is an older system that does not meet the letter of Mi~~esota Rules 7080, but could reasonably be modified to meet the current criteria of Minnesota Rules. 7080. Systems which shall not be issued a credit are cesspools or seepage pits without both drainfields and adequate soils, or systems where raw, untreated sewage has been observed pooling at the surface, running down slopes, or discharging directly to surface or underground waters. The owner shall agree to pay 50% of the cost of this inspection before the inspection is made, which shall be paid to the City before the inspection is performed. . 3. Property owners will be required to pay a fee equal to the appor~ioned cost plus accrued interest as determined by the City Council at the time of hookup to the sanitary sewer. 4. Property owners will be required to co~~ect to the system and pay such fees upon failure of the septic system to meet Federal, State or local laws. SECTION VII IMPROVEMENTS ON LIMITED ACCESS STREETS (Minor Arterials and Collectors) The City recognizes that while property abutting minor arterials or collectors does not receive the total benefit of a minor arterial or collector because of limited access, the property does nonetheless receive benefit. It is determined that abutting properties which have been platted and which access an alternative street receive marginal benefit and, therefore, are not assessed. Unplatted prc?erty or property having direct access to a limited access street shall be assessed as follows: A. Extension 1) As part of proposed subdivision: 100% of the assessable costs oer Section VI, Part 3 shall be assessed to the owner of the improved frontage (50% per side). Non-improved frontage, to a depth of 1000 feet, shall be assessed at a prorated basis of 25%. One half of the assessment would be assessed at the end of the project, while one half would be deferred until access or connections to the improvements were made by the property owner. Said total assessable cOpts shall be multiplied by the unimproved frontage and divided by the total frontage of the project. 2) Without proposed subdivision: Assessed equally on both sides to a depth of 1000 feet, shall be assessed at a prorated basis of 25%. One half of the assessment would be assessed at the end of the project; while one half would be deferred until access or connections to the improvements were made by the property owner. Said total assessable costs shall be multiplied by the unimproved frontage and divided by the total frontage of the project. B. Rehabilitation/Upgrade ~ Assessments shall be on a per homesite/buildable unit basis and/or lineal foot of non-improved frontage to a depth of 1000 feet. Any residential dwellings or businesses having direct access to said limited access street shall be assessed equally, on a per buildable unit basis. 150 lineal feet will be designated as frontage for said buildable units. Non-improved frontage, to a depth of 1000 feet, with or without an included residential dwelling, shall be assessed e~~ally, on a per lineal foot basis. The assessable costs shall include the improvements included under Section VI, Part III. 35% shall be used to prorate the assessable cost under Part III of Section VI for the buildable units. The applicable total assessable costs shall be multiplied by the front per buildable unit and divided by the total frontage for the project. 25% shall be used to prorate the assessment costs under Part III of Section VI for the unimproved frontage. One half of the assessment would be assessed at the end of the project, while one half would be deferred until access or connections to the improvements were made by the property owner. Said total assessable costs shall be multiplied by the unimproved frontage and divided by the total frontage of the project. . . a. '" ;; ~ t .. ~[ "'.. 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