All assessments will be developed and administered on a "front-foot" basis. Each individual property will be assessed on their total length of frontage times their appropriate front-foot assessment rate. The front-foot assessment rates are developed based on the total estimated construction cost divided by the total length of the street (including side streets); then multiplied by one-half; then multiplied by the participation percentages; and then multiplied by the appropriate front, side, or rear yard factor.
(Ordinance 1715, § 2, adopted 3/25/1991)
(a) 
Generally.
The type of land use of adjacent property is considered in calculation of the assessment rates. There are two assessment categories: residential and nonresidential.
(b) 
Residential category.
The residential category includes properties with the following zoning classifications and meeting the noted restrictions:
Zoning
Description
Restrictions
R-1
Single-family
None
R-1-S
Single-family
None
R-2
Single-family
None
R-3
Single-family
None
R-6-T
Townhouse
None
R-8
Zero lot line
None
R-4-SD
Duplex
Owner-occupied
R-5-D
Duplex
Owner-occupied
AG
Agriculture
Owner-occupied
(c) 
Nonresidential category.
The nonresidential category includes properties with the following zoning classifications and meeting the noted restrictions:
Zoning
Description
Restrictions
R-4-SD
Duplex
Tenant-occupied
R-5-D
Duplex
Tenant-occupied
R-7-MF
Multifamily
None
LR
Local retail
None
C-1
Commercial
None
C-2
Commercial
None
OC
Outdoor commercial
None
I-1
Light industrial
None
I-2
Median industrial
None
U
School, church, institution
None
PD
Planned development
None
O-1
Office district
None
AG
Agriculture
Vacant or tenant occupied
(d) 
Adjustment in assessments to adjacent property owners.
Assessments to adjacent property owners are adjusted based on the assessment category of the property. The following table shows the participation percentages applied to the front-foot costs based on the assessment category:
Construction Item
Residential
Nonresidential
Curb and gutter
60%
100%
Sidewalks
70%
70%
Paving
25%
90%
Drainage
30%
50%
(Ordinance 1715, § 2, adopted 3/25/1991)
The orientation of existing homes or primary structures relative to the centerline of the street is considered in the assessment calculations. The following factors are applied to the computed assessment rate per front foot for all adjacent properties for both residential and nonresidential categories:
Property Description
Curb and Gutter
Sidewalk
Paving
Drainage
Front yard
1.00
1.00
1.00
1.00
Side yard
0.50
0.50
0.50
0.50
Rear yard
0.25
0.25
0.25
0.25
(Ordinance 1715, § 2, adopted 3/25/1991)
Any existing street in the city may be considered for improvements by the city council. All currently unimproved streets which are upgraded to city standards are subject to the provisions of the city's street and drainage assessment policies as outlined herein. Streets not currently being considered for improvements by the city council, the department of public works or city staff may be considered for improvements if 50 percent or more of the property owners adjacent to the street request improvements by petition. If the city council approves construction of the petitioned street, then all adjacent property owners are subject to assessments based on the "nonresidential" category rates as outlined above.
(Ordinance 1715, § 2, adopted 3/25/1991)
(a) 
Preparation of assessment roll.
An assessment roll of all privately owned property adjacent to the proposed street and drainage improvements will be prepared by the city engineer or department of public works staff or as otherwise designated by the city manager. Assessment values will be computed based on the estimated construction cost of the street facilities times the appropriate percentage factors.
(b) 
Enhancement study.
An enhancement study will be prepared by an independent certified land appraiser to determine the effect of the proposed improvements on adjacent land values. Assessments to adjacent property shall not exceed the enhanced value of the adjacent property after construction of the improvements in accordance with state law.
(c) 
Construction items included in calculations of assessment roll.
The following construction items will be included in calculations of the assessment roll:
(1) 
Paving.
a. 
Curb and gutter per linear foot.
b. 
Sidewalks per square feet.
c. 
Unclassified street excavation per cubic yard.
d. 
Lime stabilized subgrade per square yard.
e. 
Lime for stabilized subgrade per ton.
f. 
Prime coat per square yard (asphalt street).
g. 
Tack coat per square yard (asphalt street).
h. 
Type "A or B" H.M.A.C. base course per square yard (asphalt street).
i. 
Type "D" H.M.A.C. surface course per square yard (asphalt street).
j. 
Concrete driveways per square foot.
k. 
Concrete pavement per square yard (concrete street).
(2) 
Drainage.
a. 
Storm drain pipe per linear foot.
b. 
Junction boxes per each.
c. 
Curb inlets per each.
(d) 
Construction items not considered in assessment calculations.
Construction items not considered in the assessment calculations include concrete valley gutters; traffic buttons or striping; traffic signal lights; seeding, sodding, or other landscape improvements; concrete retaining walls or landscape timbers; cross-drainage such as box culverts or bridges; off-site storm drainage or concrete channels; and water or sewer utility adjustments.
(e) 
Drainage costs.
Drainage costs per front-foot will be computed based on the total estimated cost of the drainage construction items listed above divided by the total length of the street (including side streets) and then multiplied by one-half. The assessable portion of this front-foot cost is computed based on the provisions previously outlined.
(f) 
Credits to adjacent property owners.
Appropriate credits are given to adjacent property owners for removal and replacement of existing concrete curb and gutter, concrete sidewalks, or concrete driveways depending on the condition of the existing facilities. Property owners will be required to pay 100 percent of the cost of new concrete driveways if existing driveways are dirt, grass, crushed stone, gravel, asphalt, or other nonstandard materials.
(g) 
Allowance for engineering, layout, inspection, testing and the appraisal costs.
The estimated construction costs computed for purposes of assessments shall include an allowance for engineering, layout, inspection, testing and the appraisal costs. In the absence of actual costs, an allowance of ten percent of total construction cost for engineering, layout, inspection and testing will be used. An estimate of two percent of construction costs will be used for the enhancement study unless actual costs are available.
(Ordinance 1715, § 2, adopted 3/25/1991)
The percentage figures cited above are general in nature and the city council reserves the right to adjust the actual dollar amounts within the limits allowed by state law from project to project in accordance with the relative value added to the assessed property. In the absence of substantial evidence to the contrary, the primary factor in determining the value added to abutting property will be the cost of the improvements.
(Ordinance 1715, § 3, adopted 3/25/1991)