(A) General Considerations. There are various possible methods of assessing costs for SAD improvements. These include, but are not necessarily limited to, the front-foot method, the land area method, valuation of property method, benefit zone method and service unit method. The Consulting Engineer shall determine which assessment method(s) to use (either these or any other equitable methods) and shall provide the rationale for the selected method(s) to the City Council as part of the consulting engineer's report.
(B) Assessment for Street Intersections.
(1) Intersections provide access to property by connecting one street to another street. Benefits for egress and ingress are properly allocable to properties in each direction from the intersection. The benefits cease upon reaching a point halfway to the next intersection because the shortest distance to an intersection normally provides the most rapid means of egress and ingress to property.
(2) Assessments for the cost of constructing an intersection shall be based upon a proration of that cost to properties half the distance in each possible direction to the next intersection, provided that this proration is equitable to all such properties in each possible direction.
(C) Assessment for Multi-Level Interchanges. Multi-level interchanges provide indirect access to property by connecting one street to another street. Benefits to property from multi-level interchanges are similar to those from at-grade intersections, but may be more extensive geographically. Multi-level interchange assessments shall be based on one of the following methods:
(1) Normal street intersection assessment policy (see division (B) of this section);
(2) Area-wide assessment; or
(3) Any other method determined to be equitable.
(D) Assessments for Paving.
(1) Benefited property will be assessed the cost of half the width of paving to be installed up to a half-width of 24 feet. For assessment purposes, paving widths are measured from lip of gutter to lip of gutter. All paving costs in excess of half-width of 24 feet will be paid by the city.
(2) If arterial-type paving is to be installed, the city pays the difference between the arterial paving section and a comparable residential paving section for any residential property benefited by the street improvements.
(3) Payments for the cost of constructing the nearest intersection(s) shall be based upon a proration of the intersection construction cost to properties half the distance in each possible direction from the next intersection, provided that this proration shall be equal to all such properties. In any case where equal proration cannot be made, the city shall pay the amount required to effect equal proration.
(4) Curb and gutter, and sidewalk and drivepads, if not existing, shall be installed according to provisions of the City Sidewalk Ordinance. Benefited property will be assessed the cost of these improvements.
(5) Double Frontage Property. Double frontage property is defined as property that has streets on opposite sides. In order for such property to be assessed for street improvements, it must have vehicular access to the street being improved, unless there is some other direct benefit that accrues to the property. If this access is not permitted, and no other direct benefit accrues to the property from the street improvements, the city shall pay for the cost of the street improvements abutting the property.
(6) Corner Property. Corner property is defined as property that has streets on adjacent sides. In order for such property to be assessed for street improvements vehicular access must be permitted to the street being improved, unless there is some other direct benefit that accrues to the property. If this access is not permitted, and no other direct benefit accrues to the property from the street improvements, the city shall pay for the cost of the street improvements abutting the property.
(E) Assessments for Water and Sanitary Sewers. The following requirements are based upon the city's water and sewer extension and expansion policies which are available at the City Clerk's Office, which policies may be modified, amended, or repealed, in whole or in part, by subsequent City Council action.
(1) Single-family detached residences, townhouses, duplexes or triplexes served by common or individual meters, and mobile homes served by individual meters or lands to be developed in this manner shall be responsible for the equivalent cost of eight-inch water and/or sanitary sewer lines that are accessible to and can serve the property. All other properties shall be responsible for the equivalent cost of 12-inch water and/or sanitary sewer lines that are accessible to and can serve the properties.
(2) In situations not covered by other policies or ordinances of the city, the cost of water and sanitary sewer lines will be paid for by the owners.
(3) Other Property that has Water and/or Sewer Lines on More than One Side. Such property shall be charged for all adjoining lines as provided herein.
(4) Loop Lines and Fire Protection. Notwithstanding the provisions herein, if water loop lines or lines for fire protection are necessary to provide adequate service and/or fire protection to the property, it shall be charged for such lines.
(F) Assessments for Storm Sewer and Drainage.
(1) Special benefits (access, contribution, protection) are derived from construction of storm drainage improvements. Properties to be assessed utilizing a contribution method will receive a pro-rata Special Assessment based on the total number of square feet included in the drainage basin served by the storm drainage improvement. Properties to be assessed utilizing protection or access methods will receive a Special Assessment determined on a case-by-case basis by the Consulting Engineer for the SAD after consultation with the SAD Engineer.
(2) Crossing of major arroyos by arterial and collector streets may be at public expense. "Major arroyo" means any channel whose watershed exceeds 320 acres in a 100 year design storm whether such watershed is in its natural or unaltered state or has been altered by development, runoff diversions, or detention facilities.
(3) The city will be charged for storm sewer and storm drainage special benefits to public property and its portion of right-of-way drainage on all arterial streets.
(G) Assessments for Landscaping. If landscaping of medians and the setback area between the back of the curb and the sidewalk is to be included in an SAD, the city must agree to maintain the landscaping or the owner(s) must execute an agreement running with the land that provides for maintenance of the landscaping. Otherwise, landscaping will not be allowed to be included in the SAD.
(H) Assessments for Other Improvements. Special Assessments for improvements not specifically described in this section will be determined on a case-by-case basis by the Consulting Engineer for the SAD after consultation with the SAD Engineer.
(I) Costs and Expenses Included in a Special Assessment. The Consulting Engineer shall include in each special assessment all costs and expenses deemed necessary to pay for SAD improvements and for the issuance of bonds to finance the SAD improvements, including but not limited to advertising, appraising, tax reimbursement, capital improvement, expansion, construction period interest, reserve fund, financing, interest on city fund advances for the SAD, bond underwriting, legal, engineering, and printing expenses.
(Ord. 44-1996)