HomeMy WebLinkAbout11-27-2018 Worksession Packet 0
City of Oak Park Heights Worksession
Date: Tuesday, November 27, 2018
Time: 5:00 PM
Location: Oak Park Heights City Hall
1. Call to Order
2. 2019 Street Reconstruction
3. Adjourn
Pagel of 66
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7
City of Oak Park Heights Page 1 of
4168 Oak Park Blvd. N•Oak Park Heights,MN 55082•Phone(651)4394439•Fax(651)439-0574
11/21/18
MEMO
TO: Mayor and City Council MemOV
FROM: Eric Johnson, City Administ or
RE: 2019 Street Reconstruction-Worksession
The Council has slated a workshop to discuss the possibility of implementing a Street Reconstruction project in 2019
for the areas on 58th Street and Memorial Ave. There are several things to consider and discuss further prior to that
moving forward.
Enclosed are several;key documents and concepts that are necessary to review:
1. The general Feasibility report with estimated costs:
This was provided by STANTEC last week and generally outlines that the scope of the project is feasible and
realistic,the estimated costs depending on type of project, impacted properties and their footages.
2. The example cost impacts percentage dependent on assessments and a DRAFT ASSESS POLICY
We have enclosed a Draft Assessment Policy(which should be adopted as well)that attempts to outline what
percentages the City would apply to a project—generally shared between the City and the abutting property
owner. There are of course various type of policies however a "Frontage Foot"cost allocation is the most
understandable and widely accepted for this type of project. Pursuant to that final adopted policy would be
the allocation of costs.
Two charts are enclosed that show an example of the STANTEC estimates applying the polices of Stillwater,
Bayport and Lake Elmo. For example, If the City applies the STILLWATER Street Reconstruction Policy to
the project (Urban section) the allocation would be 70% to the abutting property owner of approximately
$247/per frontage foot. Bayport is 50%; Lake Elmo is 100%. Note: The City's 2013-2015 Street Projects
resulted in the City paying 70%with Owners paying 30%;these projects were largely residential and utilized
a large portion of the Street Reconstruction Fund.The City policies for that project were outlined in Resolution
13-10-40-also enclosed.
How the City's Street Reconstruction (SR) Fund would be utilized is an additional consideration and likely
would be able to be used to some degree to pay the remaining percentages and/or off set the percentage
applied to the Private property. As the available balance in the SR Fund is always an unknown, this would
need to be considered after a policy is applied. Current SR Fund balance is approximately$2,200,000.
LASTLY- considering these assessments could be significant, in STW MOTORS case assuming a 70%
application—such assessment could be$142,000.Meaning,the City should secure an improvement appraisal
that would beneficial to the City position should there be a legal challenge under MN. STAT 429. Such an
appraisal could be$30,000+/-. Staff has reached out to a firm for an estimate and schedule.
Page 3 of 66
City of Oak Park Heights Page 2 of 2
14168 Oak Park Blvd. N•Oak Park Heights,MN 55082•Phone(651)439-4439•Fax(651)439-0574
3. Generalized Street Maintenance Schedule
All should revisit the Street Maintenance Schedule-enclosed,it was estimated this area as being undertaken
for a reconstruction in 2031. This plan was however approved prior to the Kwik Trip and some of the other
commercial investment in the area, meaning moving it up to deal with the 58th Street portion is logical. That
said,is it absolutely necessary?And all parts?Something to consider...
4. Resolution—Kickina off the Project and Schedule.
A DRAFT resolution is enclosed would need to be amended depending on any final discussions of the above;
the critical element assuming the Council desires to move forward in 2019,is to be out to bid in early in 2019.
This draft is inserted into your Council Agenda as a placeholder at this time.
5. MANNING$STH 36 and Related Frontage Road:
On 11/21 Staff held a joint meeting with Washington County and the BCWD to bring them up to speed on the
possibility of this project.The BCWD has no major issues and should be an administrative permit.Washington
County also represented that there are not complexities associated with their related roadways.
However, it is vital to note that the State of MN and Washington County desire to install a frontage roadway
from the STH 36 and Manning interchange area to a point of connection near 581h Street. It is possible that
they will have a better handle on timing of the Manning/STH 36 Interchange by the end summer 2019 and
with that perhaps a better schedule of any proposed connection of a frontage road.
Accordingly,(and it seemed to be the case)if they truly desire to build this new roadway,the City's investment
at this time would be premature and the City should delay this major effort and instead perform only those
minimal improvements to address the intersection.
In short.the Council must determine if-
• It desires to move forward with a project in 2019 or does it perform some corrections where possible and
see what develops with Washington County?
• What sections of road and type should be completed?
• How will this be funded?(Assessment Percentages; Street Reconstruction Fund,Other?)
• Should the City wait to see if it can issue a joint project in 2020 with a Norell Ave/STH 36 Project?
Page 4 of 66
DRAFT
City of
Oak Park Heights
Feasibility Report for
58' Street and Memorial Avenue
Reconstruction/Rehabilitation Project
City of Oak Park Heights, Minnesota
November 13, 2018
Project No. 193804357
® Stantec
Page 5 of 66
(5 Sta ntec 2335 Highway 36 West,St.Paul MN 55113-3819
November 13, 2018
File: 193804357
Attention: Mr. Eric Johnson
City of Oak Park Heights
14168 Oak Park Blvd. N.
P.O. Box 2007
Oak Park Heights, MN 55082
Re: 58th Street and Memorial Avenue Reconstruction/Rehabilitation Project
Dear Mayor and Council Members:
We are pleased to present our Feasibility Report for the 581h Street and Memorial Avenue
Reconstruction/Rehabilitation Project. The location of the work is shown on Figure 1 of the report.
These streets are being considered for improvements due to the existing conditions of the roadways and
development adjacent to the project area.
We recommend that this report be presented and discussed at the November 13th City Council meeting.
Respectfully submitted,
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the State
of Minnesota.
Lee NL Mann, PE
Principal
Phone: (651)604-4850 l
Mobile: (651)775-5956 Lee M. Mann, PE
Lee.Mann@stantec.com Date: November 13, 2018 Reg. No. 24541
Page 6 of 66
CITY OF OAK PARK HEIGHTS - 58TH STREET AND MEMORIAL AVENUE RECONSTRUCTION/REHABILITATION PROJECT
Table of Contents
Introduction.............................................................................................................................................................. 2
ProjectArea......................................................................................................................................................... 2
Scopeof Study.................................................................................................................................................... 2
ExistingConditions..................................................................................................................................................4
StreetImprovements...............................................................................................................................................5
Reconstruction ....................................................................................................................................................5
Reclamation.........................................................................................................................................................5
Milland Overlay...................................................................................................................................................5
TypicalSections..................................................................................................................................................9
CompleteStreets.................................................................................................................................................9
Storm Sewer Improvements.................................................................................................................................. 12
CostEstimates ...................................................................................................................................................... 14
Financing............................................................................................................................................................... 15
Assessments..................................................................................................................................................... 15
ProjectSchedule ................................................................................................................................................... 16
Conclusion & Recommendations.......................................................................................................................... 17
Figures
Figure1: Location Plan .........................................................................................................................................3
Figure 2: Proposed Improvements - Overall..........................................................................................................6
Figure 3: Proposed Improvements — Rural Roadway............................................................................................ 7
Figure 4: Proposed Improvements — Urban Roadway........................................................................................... 8
Figure 5: Typical Sections — Full Reconstruction ................................................................................................ 10
Figure 6: Proposed 58th Street N & Stillwater Boulevard Intersection Improvements ......................................... 11
Figure7: Proposed Storm Sewer Improvements.................................................................................................. 13
Figure 8: Site Assessments....................................................................................................................Appendix B
Appendices
A-Cost Estimates
B -Assessments
Page 7 of 66
CITY OF OAK PARK HEIGHTS - 58TH STREET AND MEMORIAL AVENUE RECONSTRUCTION/REHABILITATION PROJECT
Introduction
The City of Oak Park Heights has chosen to investigate the feasibility of performing improvements to
reconstruct/rehabilitate the existing streets, install curb and gutter and install storm sewer as consistent with the
City's standard practice of infrastructure management in the Kern Center Area. The project location is shown on
Figure 1.
PROJECT AREA
The streets investigated in this report include Memorial Avenue N. from 55th Street N., northerly to its terminus
north of 58th Street N.; 58th Street N. from Stillwater Boulevard to Memorial Avenue N.; and Minnesota Avenue
N. from 58th Street N., southerly to the beginning of the cul-de-sac.
The streets in the project area serve a combination of commercial, industrial and retail uses. 58th Street N. and
Memorial Avenue N. were constructed prior to the area's annexation into the City. The City implemented a
project in 1998 to provide City sewer and water service to the area. Minnesota Avenue N. (formerly Morning
Dove Avenue) was constructed in 2002 to serve the Lake Area Bank Building.
SCOPE OF STUDY
The purpose of this report is to provide the feasibility of reconstructing/rehabilitating the streets in the project
area. The type of improvements proposed, estimated costs of the improvements and how the improvements will
be funded are presented herein.
Geotechnical information via soil borings and ground penetrating radar was obtained to provide information
regarding the existing surface and subsurface conditions. This information is needed to establish the ultimate
street section and complete the cost estimates.
The study scope includes evaluation of adding curb and gutter in select areas with the associated storm sewer
system. Also included is consideration of a revised layout of the west leg of the intersection of Stillwater
Boulevard and 58th Street N.
City utilities are not being considered as part of this study; the main line sewer and water lines are for the most
part outside the paved roadways and are in satisfactory condition, with no need at this time for replacement or
rehabilitation.
Page 8 of 66
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CITY OF OAK PARK HEIGHTS - 58TH STREET AND MEMORIAL AVENUE RECONSTRUCTION/REHABILITATION PROJECT
Existing Conditions
Memorial Avenue N. and 58th Street N. were constructed prior to when the area was annexed into the City.
Minnesota Avenue N. was constructed in 2002.
Memorial Avenue N. and 58th Street N. are currently 24-feet wide paved roadways with 4 to 8-foot gravel
shoulders, and a ditch system providing drainage conveyance; no curb and gutter (a rural style street section).
The pavement in the project area has varying levels of deterioration, including cracking, raveling (surface
deterioration from aggregate loss) and edge crumbling.
Minnesota Avenue N. has curb and gutter and is 36-feet wide from back-of-curb to back-of-curb. Drainage flows
southerly to the drainage swale between The Pizza Ranch and Simonet's Furniture. The cul-de-sac part of
Minnesota Avenue N. was constructed in 2016 at the time of the Pizza Ranch project.
Runoff from the roads in the project area ultimately drains to the Kern Center pond through the ditch, swale and
culvert system.
Page 10 of 66
CITY OF OAK PARK HEIGHTS - 58TH STREET AND MEMORIAL AVENUE RECONSTRUCTION/REHABILITATION PROJECT
Street Improvements
58th Street N. and Memorial Avenue N. from 630-feet south of 58th to its northerly terminus are proposed to be
fully reconstructed with the addition of concrete curb and gutter and storm sewer (urban style section).
Memorial Avenue N. to the south has been evaluated for both a full reconstruct option while maintaining the
rural style section, and a reclamation option. Neither option for this section would incorporate concrete curb and
gutter and storm sewer. A mill and overlay is proposed for Minnesota Avenue N. See Figure 2.
RECONSTRUCTION
The reconstruction method includes the removal and replacement of the bituminous streets along with replacing
the existing base as needed and utilizing reclaimed aggregate backfill material. Subgrade corrections will be
performed as needed. Reconstruction will consist of the following improvements:
■ Full depth recycling of existing pavement (grinding existing bituminous to utilize for new aggregate base
section).
■ Select Granular(sand) subbase.
■ Subgrade correction as necessary.
■ Install 136-18 concrete curb and gutter and storm sewer system.
■ Install drain tile as needed and connect to storm sewer at low points to remove subgrade drainage.
■ Replace driveways aprons if needed from curb to right of way, in kind.
■ New bituminous pavement.
■ Adjustments to existing trails as needed.
For the southerly section of Memorial Avenue that is recommended to remain a rural section, curb and
gutter and adjustments to existing trails is not included in the reconstruction of that segment. Figures 3
and 4 show the areas considered for reconstruction.
RECLAMATION
Street reclamation consists of grinding the existing bituminous pavement and using the ground bituminous to
add to the aggregate section of the road. New pavement would be installed on top of the new aggregate. In
this process, the grade of the road typically is raised since the new pavement is installed on top of the ground-
up pavement. This option is reviewed for the southerly section of Memorial Avenue N., location shown on
Figure 3.
MILL AND OVERLAY
The mill and overlay will consist of milling off 2-inches of the existing pavement, repairing and patching any
existing soft spots, and repaving. The existing curb will be reviewed and sections that need to be replaced will
be removed and new curb will be installed. See Figure 4.
Page 11 of 66
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CITY OF OAK PARK HEIGHTS - 58TH STREET AND MEMORIAL AVENUE RECONSTRUCTION/REHABILITATION PROJECT
TYPICAL SECTIONS
The proposed street sections corresponding to the proposed improvements are shown on Figure 5. The
proposed street sections are appropriate for streets in commercial/industrial/retail areas with native soils as exist
in the project area.
The westerly leg of the intersection of 58th Street and Stillwater Blvd. is proposed to be reconfigured so that the
east bound lanes line up with the east bound lanes on the east leg of the intersection. The eastbound lane area
will be widened to three lanes at the intersection, so that there will be a dedicated left, through and right turn
lane for eastbound traffic. See Figure 6.
COMPLETE STREETS
As part of the investigation for these improvements, a review of the options to improve streets to allow for safe
and convenient access for all users was reviewed in efforts to incorporate a Complete Streets philosophy.
Complete Streets includes reviewing the access for pedestrians, bicyclists, emergency and commercial
vehicles, as well as other users.
Page 15 of 66
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CITY OF OAK PARK HEIGHTS, MINNESOTA FIGURE 5 StanteC
58TH STREET AND MEMORIAL DRIVE RECONSTRUCTION/REHABILITATION
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Page 17 of 66
CITY OF OAK PARK HEIGHTS - 58TH STREET AND MEMORIAL AVENUE RECONSTRUCTION/REHABILITATION PROJECT
Storm Sewer Improvements
The proposed storm sewer pipes and structures to serve the urban (curb and gutter) sections of Memorial
Avenue and 58th Street are shown on Figure 7. The runoff from Memorial north of 58th and from 58th is routed
easterly and discharged to the ditch at Stillwater Blvd., which conveys runoff to the Kern Center Pond. The
storm drainage piping along Memorial south of 58th, discharges to the ditch south of the terminus of the
proposed curb and is routed to the Kern Center Pond. The ditches in the project area are preserved in all areas
except on the south side of the intersection of 58th and Stillwater Blvd. where the pavement is widened to
provide for the right turn lane.
The proposed piping system connects/picks up existing storm sewer in front of Kwik Trip and intercepts
drainage from the ditch on the north side of 58th Street at Stillwater Blvd. The exact location of storm structures
and pipe alignments will be finalized during the design phase. See Figure 7.
The project area falls within Brown's Creek Watershed District. A permit from Brown's Creek will be needed for
the project.
Page 18 of 66
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CITY OF OAK PARK HEIGHTS - 58TH STREET AND MEMORIAL AVENUE RECONSTRUCTION/REHABILITATION PROJECT
Cost Estimates
The total cost estimate for work proposed to be completed for this project is $ 1,714,787. Detailed cost
estimates have been prepared and can be seen in Appendix A. A summary of the estimated costs is shown
below:
Project Cost Summary:
Urban Rural
Reconstruction Reconstruction Mill &Overlay
Improvement Type 1 2 3 Total
Streets $638,925.00 $432,687.50 $22,200.00 $1,093,812.50
Storm Sewer $141,400.00 $35,000.00 $0.00 $176,400.00
Total Construction Cost $780,325.00 $467,687.50 $22,200.00 $1,270,212.50
Contingencies (10%) $78,032.50 $46,768.75 $2,220.00 $127,021.25
Indirect 25% $195,081.25 $116,921.88 $5,550.00 $317,553.13
Total Project Cost
$1,053,438.75 $631,378.13 $29,970.00 $1,714,786.88
(1) 5811 Street N. and Memorial Avenue from 630-feet south of 58th to the north end of Memorial.
(2) Memorial Avenue N., southern end.
(3) Minnesota Avenue
58th Street and Memorial Avenue ® $tanteC Stantec Project No: 193804357
City of Oak Park Heights Page 14
Page 20 of 66
CITY OF OAK PARK HEIGHTS - 58TH STREET AND MEMORIAL AVENUE RECONSTRUCTION/REHABILITATION PROJECT
Financing
REVENUES
The following are possible sources of funding for the 58th Street and Memorial Avenue project:
■ Street Reconstruction Fund
■ Storm Water Fund
■ Assessments
■ General Obligation Bonds
ASSESSMENTS
Benefiting properties are proposed to be assessed for street improvements as part of the construction of this
project. Assessments will be levied against the adjacent properties in accordance with the Assessment Policy
described in Resolution 18-xx-xx, located in Appendix B. A site assessments map is shown on Figure 8 in
Appendix B.
Tax exempt properties will be assessed at a higher rate, as these properties do not pay taxes in support of the
street reconstruction fund. Utility improvements and improvements to utility services will not be assessed to any
benefitting property. The following tabulates the assessment rates for this project:
Page 21 of 66
CITY OF OAK PARK HEIGHTS - 58TH STREET AND MEMORIAL AVENUE RECONSTRUCTION/REHABILITATION PROJECT
Project Schedule
The general schedule for the project includes completing the design of the project during the winter of
2018/2019. Bids will be taken in the early spring of 2019 and construction will commence and be completed in
the summer and fall of 2019.
A possible schedule for the project is as follows:
Authorize Feasibility Report June 26, 2018
Present Feasibility Report November 13, 2018
Order Public Improvement Hearing November 27, 2018
Neighborhood meeting Week of December 3, 2018
Mail Public Improvement Hearing Notices November 30, 2018
Publish Public Improvement Hearing Notice Nov. 30, and Dec. 7, 2018
Hold Public Improvement Hearing January 8, 2019
Authorize Preparation of Plans and Specifications January 8, 2018
Approve Plans and Specifications and Authorize Bidding March 12, 2019
Receive/Open Bids April 3, 2019
Order Assessments Hearing April 9, 2019
Mail and Publish Notice of Assessment Hearing April 18, 2019
Hold Assessment Hearing May 14, 2019
Order Improvement and Award Contract May 14, 2019
Start Construction June, 2019
Substantial/Final Completion Fall 2019
Page 22 of 66
CITY OF OAK PARK HEIGHTS - 58TH STREET AND MEMORIAL AVENUE RECONSTRUCTION/REHABILITATION PROJECT
Conclusion & Recommendations
It is the finding of this study that the proposed improvements are necessary, feasible and cost effective from an
engineering standpoint. The proposed improvements are feasible as they relate to general engineering
principles and construction procedures. The feasibility of the project as a whole is subject to the financial
review. The improvements proposed are necessary to address the deteriorated pavement conditions and
intersection layout issues. The improvements are cost effective based on proven methods for street and utility
construction.
Based on the information in this report, it is recommended that the City:
■ Adopt this report as the guide for development of the proposed improvements
■ Hold a Public Improvement Hearing
■ Orders the preparation of plans and specifications
■ Review plans and specifications —authorize bidding
■ Receive bids
■ Hold an Assessment Hearing
■ Install the proposed street and storm sewer improvements, with construction anticipated to be done in
2019.
Page 23 of 66
APPENDICES
Page 24 of 66
APPENDIX A
Preliminary Cost Estimate
58th Street and Memorial Avenue ® $tanteC Stantec Project No: 193804357
City of Oak Park Heights Page 19
Page 25 of 66
Appendix A-1
Preliminary Cost Estimate Summary
Street Reconstruction/Rehabilitation - 2019
November 2018
Project Cost Summary:
Urban Rural
Improvement Type Reconstruction Reconstruction Mill &Overlay Total
Streets $638,925.00 $432,687.50 $22,200.00 $1,093,812.50
Storm Sewer $141,400.00 $35,000.00 $0.00 $176,400.00
Total Construction Cost $780,325.00 $467,687.50 $22,200.00 $1,270,212.50
Contingencies (10%) $78,032.50 $46,768.75 $2,220.00 $127,021.25
Indirect (25%) $195,081.25 $116,921.88 $5,550.00 $317,553.13
Total Project Cost
$1,053,438.75 $631,378.13 $29,970.00 $1,714,786.88
Page 26 of 66
Appendix A-2
Preliminary Cost Estimate - Urban Reconstruction
Streets
Street Reconstruction - 2019
November 2018
Reconstruct: Full Bituminous,Agg. Base,Granular Borrow, &Curb&Gutter
Construction Cost $638,925.00
Contingencies (10%) $63,892.50
Indirect(25%) $159,731.25
Total Cost $862,548.75
Cost Per C L Foot 1875 $460.00
No. Item Units ON Unit Price Total Price
1 MOBILIZATION LS 1 $25,000.00 $25,000.00
2 TRAFFIC CONTROL LS 1 $12,500.00 $12,500.00
3 INLET PROTECTION EA 25 $350.00 $8,750.00
4 EROSION CONTROL LS 1 $50,000.00 $50,000.00
5 REMOVE BITUMINOUS PAVEMENT SY 6,200 $4.00 $24,800.00
6 REMOVE CONCRETE CURB&GUTTER LF 200 $3.00 $600.00
7 REMOVE BITUMINOUS DRIVEWAY PAVEMENT SY 450 $5.00 $2,250.00
8 REMOVE CONCRETE DRIVEWAY PAVEMENT SY 350 $6.00 $2,100.00
9 ADJUST GATE VALVE AND BOX EA 10 $300.00 $3,000.00
10 ADJUST HYDRANT EA 2 $750.00 $1,500.00
11 COMMON EXCAVATION CY 8,200 $8.00 $65,600.00
12 SUBGRADE EXCAVATION CY 820 $10.00 $8,200.00
13 SELECT GRANULAR BORROW TN 1,500 $12.00 $18,000.00
14 AGGREGATE BASE, CLASS 5 TN 1,500 $16.00 $24,000.00
15 4" PERFORATED DRAINTILE LF 600 $12.00 $7,200.00
16 TYPE NON WEARING COURSE MIXTURE (B) TN 1,300 $65.00 $84,500.00
17 TYPE WEARING COURSE MIXTURE (B) TN 1,100 $70.00 $77,000.00
18 BITUMINOUS MATERIAL FOR TACK COAT GAL 450 $3.50 $1,575.00
19 TYPE WEARING COURSE MIXTURE-DRIVEWAY SF 4,000 $5.00 $20,000.00
20 TYPE WEARING COURSE MIXTURE-TRAIL TN 145 $120.00 $17,400.00
21 PEDESTRIAN CURB RAMP SF 500 $10.00 $5,000.00
22 TRUNCATED DOMES SF 40 $55.00 $2,200.00
23 7" CONCRETE DRIVEWAY SF 3100 $8.00 $24,800.00
24 INSTALL CONCRETE CURB &GUTTER LF 4000 $14.00 $56,000.00
25 HYDROSEED WITH MULCH SY 8,000 $3.00 $24,000.00
26 LOAM TOPSOIL BORROW CY 1,370 $35.00 $47,950.00
27 SIGNAL MODIFICATIONS LS 1 $20,000.00 $20,000.00
28 SIGNING &STRIPING LS 1 $5,000.00 $5,000.00
Subtotal $638,925.00
Contingencies (10%) $63,892.50
Indirect(25%) $159,731.25
Total Cost $862,548.75
Page 27 of 66
Appendix A-3
Preliminary Cost Estimate - Rural Reconstruction
Streets
Street Reconstruction - 2019
November 2018
Reconstruct: Full Bituminous,Agg. Base, Granular Borrow
Construction Cost $432,687.50
Continqencies (10%) $43,268.75
Indirect (25%) $108,171.88
Total Cost $584,128.13
Cost Per C L Foot 1525 $383.00
No. Item Units Oty Unit Price Total Price
1 MOBILIZATION LS 1 $17,000.00 $17,000.00
2 TRAFFIC CONTROL LS 1 $8,500.00 $8,500.00
3 INLET PROTECTION EA 16 $350.00 $5,600.00
4 EROSION CONTROL LS 1 $18,000.00 $18,000.00
5 REMOVE BITUMINOUS PAVEMENT SY 4,300 $4.00 $17,200.00
6 REMOVE BITUMINOUS DRIVEWAY PAVEMENT SY 200 $5.00 $1,000.00
7 REMOVE CONCRETE DRIVEWAY PAVEMENT SY 50 $6.00 $300.00
8 ADJUST GATE VALVE & BOX EA 5 $300.00 $1,500.00
9 ADJUST HYDRANT EA 4 $750.00 $3,000.00
10 COMMON EXCAVATION CY 6,000 $8.00 $48,000.00
11 SUBGRADE EXCAVATION CY 600 $10.00 $6,000.00
12 SELECT GRANULAR BORROW TN 5,000 $12.00 $60,000.00
13 AGGREGATE BASE, CLASS 5 TN 5,000 $16.00 $80,000.00
14 AGGREGATE SHOULDERING, CLASS 2 TN 400 $20.00 $8,000.00
15 TYPE NON WEARING COURSE MIXTURE (B) TN 900 $65.00 $58,500.00
16 TYPE WEARING COURSE MIXTURE (B) TN 675 $70.00 $47,250.00
17 BITUMINOUS MATERIAL FOR TACK COAT GAL 275 $3.50 $962.50
18 TYPE WEARING COURSE MIXTURE- DRIVEWAI SF 2,000 $5.00 $10,000.00
19 7" CONCRETE DRIVEWAY SF 450 $8.00 $3,600.00
20 DITCH GRADING LS 1 $5,000.00 $5,000.00
21 SIGNING AND STRIPING LS 1 $3,000.00 $3,000.00
22 HYDROSEED WITH MULCH SY 3,500 $3.00 $10,500.00
23 LOAM TOPSOIL BORROW CY 565 $35.00 $19,775.00
Subtotal $432,687.50
Contingencies (10%) $43,268.75
Indirect (25%) $108,171.88
Total Cost $584,128.13
Page 28 of 66
Appendix A-4
Preliminary Cost Estimate - Rural Rehabilitation (Reclamation)
Streets
Street Reclamation - 2019
November 2018
Reclaim: Full Bituminous, Reclaimed Base Material
Construction Cost $248,512.50
Contingencies (10%) $24,851.25
Indirect (25%) $62,128.13
Total Cost $335,491.88
Cost Per C L Foot 1525 220.00
No. Item Units Oty Unit Price Total Price
1525 Length
1 MOBILIZATION LS 1 $10,000.00 $10,000.00
2 TRAFFIC CONTROL LS 1 $5,000.00 $5,000.00
3 INLET PROTECTION EA 16 $350.00 $5,600.00
4 EROSION CONTROL LS 1 $5,000.00 $5,000.00
5 REMOVE BITUMINOUS PAVEMENT SY 4,300 $4.00 $17,200.00
6 REMOVE BITUMINOUS DRIVEWAY PAVEMENT SY 300 $5.00 $1,500.00
7 REMOVE CONCRETE DRIVEWAY PAVEMENT SY 100 $6.00 $600.00
8 ADJUST GATE VALVE& BOX EA 5 $300.00 $1,500.00
9 ADJUST HYDRANT EA 4 $750.00 $3,000.00
10 COMMON EXCAVATION CY 200 $8.00 $1,600.00
11 SUBGRADE EXCAVATION CY 100 $10.00 $1,000.00
12 SELECT GRANULAR BORROW TN 500 $12.00 $6,000.00
13 AGGREGATE BASE, CLASS 5 TN 400 $16.00 $6,400.00
14 AGGREGATE SHOULDERING, CLASS 2 TN 500 $20.00 $10,000.00
15 TYPE NON WEARING COURSE MIXTURE (B) TN 900 $65.00 $58,500.00
16 TYPE WEARING COURSE MIXTURE (B) TN 675 $70.00 $47,250.00
17 BITUMINOUS MATERIAL FOR TACK COAT GAL 275 $3.50 $962.50
18 TYPE WEARING COURSE MIXTURE- DRIVEWAI SF 2,000 $5.00 $10,000.00
19 7" CONCRETE DRIVEWAY SF 800 $8.00 $6,400.00
20 DITCH GRADING LS 1 $5,000.00 $5,000.00
21 SIGNING AND STRIPING LS 1 $3,000.00 $3,000.00
22 HYDROSEED WITH MULCH SY 5,000 $3.00 $15,000.00
23 LOAM TOPSOIL BORROW CY 800 $35.00 $28,000.00
Subtotal $248,512.50
Contingencies (10%) $24,851.25
Indirect (25%) $62,128.13
Total Cost $335,491.88
Page 29 of 66
Appendix A-5
Preliminary Cost Estimate - Mill and Overlay
Streets
Mill and Overlay - 2019
November 2018
Mill &Overlay: Bituminous Wear Paving, Spot Curb Repair
Construction Cost $22,200.00
Contingencies (10%) $2,220.00
Indirect (25%) $5,550.00
Total Cost $29,970.00
Cost Per C L Foot 225 $133.00
No. Item Units Clty Unit Price Total Price
225 Length
1 MOBILIZATION LS 1 $1,000.00 $1,000.00
2 TRAFFIC CONTROL LS 1 $500.00 $500.00
3 MILL BITUMINOUS PAVEMENT (2") SY 900 $5.00 $4,500.00
4 REMOVE CONCRETE CURB&GUTTER LF 100 $10.00 $1,000.00
5 ADJUST GATE VALVE AND BOX EA 2 $350.00 $700.00
6 ADJUST CASTING EA 2 $500.00 $1,000.00
7 TYPE WEARING COURSE MIXTURE (B) TN 120 $80.00 $9,600.00
8 BITUMINOUS MATERIAL FOR TACK COAT GAL 50 $6.00 $300.00
9 INSTALL CONCRETE CURB &GUTTER LF 100 $25.00 $2,500.00
10 HYDROSEED WITH MULCH SY 100 $4.00 $400.00
11 LOAM TOPSOIL BORROW CY 20 $35.00 $700.00
Su btotal $22,200.00
Contingencies (10%) $2,220.00
Indirect (25%) $5,550.00
Total Cost $29,970.00
Page 30 of 66
Appendix A-6
Preliminary Cost Estimate - Urban Reconstruction
Storm Sewer
Street Reconstruction - 2019
November 2018
Storm Total
Construction Cost $141,400.00 $141,400.00
Contingencies (10%) $14,140.00 $14,140.00
Indirect 25% $35,350.00 $35,350.00
Total Utilities $190,890.00 $190,890.00
A. STORM SEWER
No. Item Units Qty Unit Price Total Price
1 MOBILIZATION LS 1 $6,000.00 $6,000.00
2 TRAFFIC CONTROL LS 1 $3,000.00 $3,000.00
3 REMOVE MH OR CATCH BASIN EA 1 $600.00 $600.00
4 REMOVE EXISTING STORM PIPE LF 200 $10.00 $2,000.00
5 15" RCP STORM SEWER LF 1650 $32.00 $52,800.00
6 24" RCP STORM SEWER LF 360 $70.00 $25,200.00
7 4' DIA STORM SEWER MH EA 1 $3,000.00 $3,000.00
8 5' DIA STORM SEWER MH EA 1 $3,400.00 $3,400.00
9 4' DIA STORM CATCH BASIN MANHOLE EA 8 $3,000.00 $24,000.00
10 5' DIA STORM CATCH BASIN MANHOLE EA 2 $3,400.00 $6,800.00
11 2'x3' DIAMETER STORM CBMH EA 6 $1,700.00 $10,200.00
12 15" RCP FES EA 1 $900.00 $900.00
13 24" RCP FES EA 1 $2,000.00 $2,000.00
14 RIPRAP CY 12 $125.00 $1,500.00
Subtotal $141,400.00
Contingencies(10%) $14,140.00
Indirect(25%) $35,350.00
Total Cost $190,890.00
Page 31 of 66
Appendix A-7
Preliminary Cost Estimate - Rural Reconstruction
Storm Sewer
Street Reconstruction - 2019
November 2018
Storm Total
Construction Cost $35,000.00 $35,000.00
Contingencies (10%) $3,500.00 $3,500.00
Indirect 25% $8750.00 $8,750.00
Total Utilities $47,250.00 $47,250.00
A. STORM SEWER
No. Item Units Qty Unit Price Total Price
1 MOBILIZATION LS 1 $2,000.00 $2,000.00
2 TRAFFIC CONTROL LS 1 $1,000.00 $1,000.00
5 REMOVE EXISTING STORM PIPE LF 200 $10.00 $2,000.00
4 27" RCP STORM SEWER FT 200 $50.00 $10,000.00
5 27" RCP FES EA 6 $2,500.00 $15,000.00
6 RIPRAP CY 40 $125.00 $5,000.00
Subtotal $35,000.00
Contingencies(10%) $3,500.00
Indirect(25%) $8,750.00
Total Cost $47,250.00
Page 32 of 66
APPENDIX B
Preliminary Assessments
58th Street and Memorial Avenue ® $tanteC Stantec Project No: 193804357
City of Oak Park Heights Page 20
Page 33 of 66
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Appendix B-1
Preliminary Assessments
58th Street and Memorial Avenue
Street Reconstruction/Rehabilitation - 2019
November 2018
Assessment Rate
Total Est Cost FF (Commercial Property)
Urban Street Reconstruction $862,549 3,479 $0.00
Rural Street Reconstruction $584,128 3,042 $0.00
Rural Reclamation $335,492 3,042 $0.00
Urban Mill &Overlay $29,970 730 $0.00
Page 35 of 66
Appendix B-2
Preliminary Assessments
Commercial Properties
58th St and Memorial Ave Urban Reconstruction - 2019
November 2018
Assessment Calculated *Actual
Entity Property Type FF Rate Assessment Assessment
1. SECURE MINI STORAGE LMTD Commercial $0.00 $0.00 $0.00
160.00
PID 06.029.20.21.0006
2. J A HOLDINGS LLC Commercial $0.00 $0.00 $0.00
5750 MEMORIAL AVE N 200.79
PID 06.029.20.21.0003
3. ISD 834 STILLWATER Government $0.00 $0.00 $0.00
295.00
PID 06.029.20.21.0002
4. TUCKNER ROGER L&BRUCE M Commercial $0.00 $0.00 $0.00
387.92
PID 06.029.20.12.0006
5. TUCKNER ROGER L&BRUCE M Commercial $0.00 $0.00 $0.00
5920 MEMORIAL AVE N 94.25
PID 06.029.20.12.0005
6. CITY OF OAK PARK HEIGHTS Commercial $0.00 $0.00 $0.00
363.68
PID 06.029.20.12.0020
7. RADUENZ DEALERSHIP PROP LLC Commercial 637.46 $0.00 $0.00 $0.00
189.62 $0.00
PID 06.029.20.12.0021
8. PRTS COMMON ELEMENT Commercial 205.80 $0.00 $0.00 $0.00
PID 06.029.20.12.0017
9. APPLE CREEK LLC Commercial $0.00 $0.00 $0.00
5745 MEMORIAL AVE N 236.04
PID 06.029.20.13.0016
10. KWIK TRIP INC Commercial 369.53 $0.00 $0.00 $0.00
12585 58TH ST N 339.34 $0.00
PID 06.029.20.12.0024
Total Assessment Value $0.00
Page 36 of 66
Appendix B-3
Preliminary Assessments
Commercial Properties
Memorial Ave Rural Reconstruction - 2019
November 2018
Assessment calculated `Actual
Entity Property Type FF Rate Assessment Assessment
1. US POSTAL SERVICE Government $0.00 $0.00 $0.00
5520 MEMORIAL AVE N 221.51
PID 06.029.20.24.0007
2. US POSTAL SERVICE Government $0.00 $0.00 $0.00
160.00
PID 06.029.20.24.0008
3. W A T E ENTERPRISES INC Commercial $0.00 $0.00 $0.00
160.00
PID 06.029.20.24.0009
4. W A T E ENTERPRISES INC Commercial $0.00 $0.00 $0.00
5600 MEMORIAL AVE N 172.00
PID 06.029.20.24.0022
5. W A T E ENTERPRISES INC Commercial $0.00 $0.00 $0.00
5620 MEMORIAL AVE N 191.50
PID 06.029.20.24.0020
6. W A T E ENTERPRISES INC Commercial $0.00 $0.00 $0.00
5640 MEMORIAL AVE N 172.00
PID 06.029.20.24.0017
7. W A T E ENTERPRISES INC Commercial $0.00 $0.00 $0.00
5660 MEMORIAL AVE N 160.00
PID 06.029.20.24.0016
8. SECURE MINI STORAGE LMTD Commercial $0.00 $0.00 $0.00
5710 MEMORIAL AVE N 160.00
PID 06.029.20.21.0004
9. SECURE MINI STORAGE LMTD Commercial $0.00 $0.00 $0.00
160.00
PID 06.029.20.21.0005
10. CLARK LORENE F Commercial $0.00 $0.00 $0.00
386.52
PID 06.029.20.13.0013
11. STILLWATER WEST LLC Commercial $0.00 $0.00 $0.00
5635 MEMORIAL AVE N 425.57
PID 06.029.20.24.0006
12. STADIUM VIEUX PROPERTIES LLC Commercial $0.00 $0.00 $0.00
5605 MEMORIAL AVE N 103.00
PID 06.029.20.24.0035
13. HARKLAU LEASING LLC Commercial $0.00 $0.00 $0.00
5595 MEMORIAL AVE N 150.00
PID 06.029.20.24.0036
14. SE-TAC PROPERTIES-COMMERCIAL LLC Commercial $0.00 $0.00 $0.00
420.08
PID 06.029.20.24.0024
Total Assessment Value $0.00
Page 37 of 66
Appendix B-4
Preliminary Assessments
Commercial Properties
Minnesota Ave Mill and Overlay - 2019
November 2018
Assessment Calculated Actual
Entity Property Type FF Rate Assessment Assessment
1. PRTS COMMON ELEMENT Commercial $0.00 $0.00 $0.00
PID 06.029.20.12.0017 217.42
2. ALL THINGS ARE POSSIBLE PR LLC Commercial $0.00 $0.00 $0.00
5785 MINNESOTA AVE N
PID 06.029.20.13.0015 162.32
3. APPLE CREEK LLC Commercial $0.00 $0.00 $0.00
5745 MEMORIAL AVE N
PID 06.029.20.13.0016 51.90
4. KWIK TRIP INC Commercial $0.00 $0.00 $0.00
12585 58TH ST N
PID 06.029.20.12.0024 298.66
Total Assessment Value $0.00
Page 38 of 66
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Page 40 of 66
CITY OF OAK PARK HEIGHTS
SPECIAL ASSESSMENT POLICIES
AND PROCEDURES
FOR
PUBLIC IMPROVEMENTS
ADOPTED:
Page 41 of 66
TABLE OF CONTENTS
SECTION I: GENERAL POLICY STATEMENT.........................................................................3
SECTION II: DEFINITION OF IMPROVEMENTS ELIGIBLE FOR SPECIAL ASSESSMENT...5
SECTION III: INITIATION OF PUBLIC IMPROVEMENT PROJECTS.......................................7
SECTION IV: PUBLIC IMPROVEMENT PROCEDURES..........................................................8
SECTION V: GENERAL ASSESSMENT POLICIES...............................................................10
SECTION VI: METHODS OF ASSESSMENT.........................................................................13
SECTION VII: POLICIES OF REASSESSMENT....................................................................16
SECTION VIII: DETERMINATION OF ASSESSABLE COSTS...............................................17
2
Page 42 of 66
SECTION I.
GENERAL POLICY STATEMENT
A special assessment is a levy on a property to defray the cost of public improvements. Chapter
429 of the Minnesota Statutes grants cities the authority to use special assessments as a
mechanism to finance a broad range of public improvements. The primary purpose of special
assessments is to have the properties that benefit from the public improvements pay as much of
the cost of the improvements as reasonable, thereby reducing a city's reliance on general
property taxes. However, Chapter 429 of the Minnesota Statutes limits the amount that may be
assessed to the increase in the market value of the property being assessed as a result of the
public improvement.
The purpose of this Special Assessment Policy is to establish a fair and equitable manner of
recovering and distributing the cost of public improvements. The procedures used by the City of
Oak Park Heights ("City") for levying special assessments are those specified by Minnesota
Statutes § Chapter 429, which provides that "all or a part of the cost of improvements may be
assessed against benefiting properties." This assessment policy is intended to serve as a
general guide for a systematic assessment process in the City..
Special Assessments must meet the following criteria as determined by the City Council:
A. The land will receive special benefit from the improvement and/or
B. The amount of the assessment must not exceed the special benefit and/or
C. The assessment must be uniform in relation to the same class of property within the
assessment area.
It is important to recognize that the actual cost of extending an improvement past a particular
parcel is not the determining factor in determining the amount to be assessed. However, in most
cases the method for determining the value of the benefit received by the improvement, and
therefore the amount to be assessed, shall be the cost of providing the improvement, as long as
the cost does not exceed the increase in the market value of the property being assessed. The
entire project should typically be considered as a whole for the purpose of calculating and
computing an assessment rate. In the event City has reasonable doubt as to whether or not the
3
Page 43 of 66
costs of the project may exceed the special benefits to the property, the City Council may obtain
such appraisals as may be necessary to support the proposed assessment.
The City must recover the expense of installing public improvements undertaken, while ensuring
that each parcel pays its fair share of the project cost in accordance with these assessment
guidelines. While there is no perfect assessment policy, it is important that assessments be
implemented in a reasonable, consistent and fair manner. There may be exceptions to the
policy or unique circumstances or situations that may require special consideration and
discretion by City staff and the City Council.
4
Page 44 of 66
SECTION II.
DEFINITION OF IMPROVEMENTS ELIGIBLE
FOR SPECIAL ASSESSMENT
Various types of public improvements that are allowable under Minnesota Statutes §429.021.
Generally- including:
A. Street and sidewalk improvements: Acquisition, construction, reconstruction,
extension and major maintenance of any street and sidewalk and improvement of streets
and sidewalks including base and subbase, pavement, gutters, curbs, and vehicle
parking stripes, paver cross walks, pedestrian crossings, medians, beautification
amenities, and street and sidewalk drainage systems.
B. Street lighting systems. Installation, replacement, extension, and maintenance of
street lights, street lighting systems, and special lighting systems.
C. Parks, trails, open space areas, playgrounds, and recreational facilities_ Acquisition
and improvement of land, and purchase of equipment and facilities, and the
construction, reconstruction, and extension of trails.
D. Street trees. Planting, trimming, care, and removal.
E. Potable waterworks systems. Construction, reconstruction, extension, and
maintenance of water supply wells and pump houses, water treatment facilities, storage
tanks, and all components of the watermain distribution system network and related
appurtenances.
F. Sanitary sewer systems. Acquisition, development, construction, reconstruction,
extension, and maintenance of sanitary sewer conveyance and treatment systems. This
may include sanitary sewers, interceptor mains, lift stations, treatment facilities and
treatment systems, service connections, and other appurtenances of a sanitary sewer
system.
G. Storm sewer and drainage systems. Acquisition, development, construction,
reconstruction, extension, and maintenance of storm water management facilities and
storm sewer systems. This may include outlets, culverts, pipe systems, catch basins,
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holding areas and ponds, infiltration basins, rain gardens, treatment plants, pumps, lift
stations, service connections, and other appurtenances of a storm sewer system.
H. Nuisance abatement. Includes, but is not limited to, draining and filling swamps,
marshes, and ponds on public or private property.
I. Dikes and other flood control works. Construction, reconstruction, extension, and
maintenance.
J. Retaining and area walls, including highway noise barriers. Acquisition,
construction, reconstruction, improvement alteration, extension, and maintenance.
K. Malls, plazas, or courtyards. Acquisition, construction, improvement, alteration,
extension, operation, maintenance, and promotion of public malls, plazas, and
courtyards.
L. Parking lots. Acquisition or construction of parking facilities.
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SECTION III.
INITIATION OF PUBLIC IMPROVEMENT PROJECTS
Public improvement projects may be initiated in the following ways:
A. A public improvement project may be initiated by petition of at least 35% of the affected
property owners.
B. Public improvements may be initiated by the City Council when, in its judgment, such
action is required.
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SECTION IV.
PUBLIC IMPROVEMENT PROCEDURES
The following is the general procedure that may be followed by the City Council for all public
improvement projects from initiation of such a project through certification of the assessment
role to the County Auditor. The City Council reserves the right to alter the procedure on a case-
by-case basis and within the context of Minnesota Statues § Chapter 429.
Improvements of different kinds anywhere in the City may be included in a proceeding and
conducted as one or more improvements. Thus, a single proceeding may encompass all
elements.
A. Staff reviews petition for local improvements from property owners and submits the
petition to the City Council, or the City Council passes an action ordering a Feasibility
Report on the improvement.
B. Council accepts or rejects the petition. If accepted, the Council orders the preparation of
a Feasibility Report on the improvement. The Council may condition further action on the
recovery of costs associated with the project and/or Feasibility Report.
C. Staff prepares a Feasibility Report on the proposed improvements, or reviews the report
submitted by another agency/representatives.
D. Council accepts or rejects the Feasibility Report. If accepted, the Council may order a
public hearing (improvement/assessment hearings) on the improvements.
E. Staff publishes a hearing notice and mails notices to the affected property owners.
F. Council conducts improvement hearing and adopts or rejects a resolution ordering the
improvement and the preparation of plans and specifications. Bonds to finance project
costs may be issued at any time after the improvements are ordered.
G. Staff prepares final plans for Council approval. Council approves the plans and
authorizes the advertisement of the improvements and the opening of Bids.
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H. Staff receives bids, prepares a bid tabulation, and makes a recommendation to the City
Council for Award. Council rejects the bids or awards a contract based on the bids
received.
I. Performance of the work under contract is completed. Staff supervises construction,
prepares payments, and completes the improvement project.
J. Staff prepares an assessment roll and presents it to the Council.
K. Council reviews the assessment schedule and orders an assessment hearing.
L. Staff publishes a hearing notice, mails the notice of hearing date and the proposed
assessments to the affected property owners.
M. Council conducts assessment hearing, adopts, revises, or rejects the resolution adopting
the assessment roll. If adopted, Council authorizes certification of the assessment to the
County Auditor.
N. Staff certifies the assessments to the County Auditor.
" Note: At Council's discretion, Item G may be carried out in advance of the
improvement hearing.
Note: At Council's discretion, Items J-N may be carried out in advance to Council
award and constructing the improvements.
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SECTION V.
GENERAL ASSESSMENT POLICIES
The cost of any improvement shall be assessed upon property benefited by the improvements,
based upon the benefits received. The following general principles shall be used as a basis of
the City's assessment policy:
A. It is the general policy of the City to require future development in accordance with the
City Comprehensive Plan and for new areas of development in an orderly manner,
typically contiguous to existing development areas. It is also the general policy of the
City to require all new development areas to provide for adequate public infrastructure at
the Developer's sole and direct expense, and in accordance with the City
Comprehensive Plans and Design Standards.
B. The use of special assessments may be typically employed by the City to finance
needed public improvements (e.g. parks and trails, sidewalks, water, sewer, and street
improvements) in certain areas that have previously been developed without all needed
infrastructure, or to repair and/or replace aging infrastructure.
C. The "project cost" of an improvement includes the costs of all necessary construction
work required to accomplish the improvement, plus engineering, legal, administrative,
financing, and other contingent costs, including acquisition of right-of-way, easements
and other property. The financing charges include all costs of financing the project.
These costs include, but are not limited to, financial consultant's fees, bond attorney's
fees, and capitalized interest. When the project is started and funds are expended prior
to receiving the proceeds from a bond sale, the project may be charged interest on the
funds expended from the date of expenditure to the date the bond proceeds are
received. The interest rate charged will be the average interest rate earned by the City's
investments during the six months preceding the receipt of the bond proceeds. The
interest charged to the project shall be included as financing charges.
D. The "assessable cost" of an improvement is equal to the "project cost" minus the "City
cost".
E. The City will charge interest on Special Assessments at a rate specified in the a final
resolution. If bonds were sold to finance the improvement project, the interest rate shall
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be two percent (2%) more than the average coupon interest rate of the bonds, rounded
to the nearest quarter of a percent. If no bonds were sold, the interest rate shall be set at
the rate of 2% over the most recently issued City general revenue bond or as allowed by
State law.
F. Pre payment. The City will certify each year's collection (principal and interest) to the
County Auditor by November 30th. The owner of any property that is assessed may pay
their assessment in full, interest free for a period of 30 days after the adoption of the
assessment. After such period interest shall be computed from the date specified in the
assessment resolution. The owner of any property that is assessed may also, at any
time prior to certification of the assessment or the first installment thereof to the county
auditor, pay the whole of the assessment on such property to the City, with interest
accrued to the date of payment. In any subsequent year, the owner may at any time
prior to November 15, prepay to the City, the whole assessment remaining due with
interest accrued to December 31 of the year in which said prepayment is being made.
G. Where an improvement is designed for service of an area beyond that of direct benefit,
increased project costs due to such provisions for future service extensions may be paid
for by the City. The City may levy assessments to cover this cost when a new
improvement is installed as an extension of the existing improvement. As an alternative,
the City may assess these costs to the area of future benefit immediately.
H. Where the project cost of an improvement is not entirely attributable to the need for
service to the area served by said improvement, or where unusual conditions beyond the
control of the owners of the property in the area served by the improvement would result
in an inequitable distribution of special assessments, the City, through the use of other
funds, may pay such "City cost" which, in the opinion of the City Council, represents the
excess cost not directly attributable to the area served.
I. If financial assistance is received by the City from the Federal Government, from the
State of Minnesota, the County, or from any other source to defray a portion of the costs
of a given improvement, such aid will be used first to reduce the "City cost" of the
improvement. If the financial assistance received is greater than the normal "City cost",
the remainder of the aid will be applied according to the terms of the assistance program
or at the Council's discretion.
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J. City-owned properties, including municipal building sites, parks and playgrounds, but not
including public streets and alleys, may be regarded as being assessable on the same
basis as if such property was privately-owned.
K. Improvements specifically designed for or shown to be of direct benefit to one or more
properties may be constructed by the City. The costs for these improvements may be
assessed directly to such properties, and not included in the assessments for the
remainder of the project.
L. Benefit Appraisals: In the event that City staff has doubt as to whether or not the
proposed assessments exceed the special benefits to the property in question
(increased property value as defined by State law), the City Council may order benefit
appraisals as deemed necessary to support the proposed assessments.
M. A property owner may elect to offset Special Assessments against condemnation
awards by executing a Net Assessment Agreement with the City Council.
N. Assessment Deferral Procedure for Green Acres Parcels: In cases where improvement
projects are determined to benefit properties that have been certified to qualify for Green
Acres exemption, the City will determine that portion of the project cost that benefits
those properties, and finance that portion of the project cost as a system cost. During
the period of deferral, interest shall be applied annually to the unpaid principal balance of
the deferred amount at the rate established on the original special assessment, or as
adopted by resolution of the City Council at the time the original assessment is adopted.
Once the benefiting properties no longer qualify for Green Acres status, the City may
recover the unpaid principal balance plus interest either through assessments or
connection charges.
O. Assessment Deferral for Hardships: The City Council may consider deferment for the
payment of special assessments on any homestead property if meeting City Council
adopted test parameters as may be permitted under State law.
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SECTION VI.
METHODS OF ASSESSMENT
A. GENERAL POLICY STATEMENT
The City of Oak Park Heights has adopted the following methods for assessment of
public improvements: fixed cost unit and front footage. For any particular project one of
these methods will more adequately reflect the true benefits received in the assessment
area than the other methods. The City Engineer, in his Feasibility Study to the Council,
will recommend one or a combination of these methods (or as may be permitted under
Minnesota law) for each project, based upon past practices and the method that would
best reflect the benefit received for the area to be assessed. The City Council may select
the preferred method of calculating the assessments at the time the project is ordered.
The general rule is to assess platted residential lots using the "unit" assessment basis;
however, where platted residential lots do not reflect a general similar size and shape,
consideration will be given to a front footage basis. Commercial, institutional, and
industrial lots will be assessed on a front footage basis; however, consideration will be
given to a "unit" assessment if the special benefit to the property in the district is
essentially the same. The methods of assessment outlined within this policy are not
intended to be an exhaustive list of acceptable approaches. The Council may adopt
alternative approaches as they deem necessary to fairly and equitably allocate
assessments for unique situations.
B. ASSESSMENT METHODS
The following methods of assessment, as described and defined below, are hereby
established as the official methods of assessment in the City:
1. Fixed Cost "Unit"Method of Assessment
When it has been determined to assess by the "unit" method, all lots within the
benefited area shall be assessed equally for the improvements.
The "fixed cost per unit" shall be defined as a quotient of the "assessable cost"
divided by the total assessable lots or parcels benefiting from the improvement.
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For the purpose of determining the "units" or "parcels", all parcels, including
governmental agencies (except the City), shall be included in such calculations.
When large lots can be subdivided into more than one lot, the number of
assessable lots attributed to that parcel will be determined from the number of
potential future lots that could be obtained using current subdivision regulations.
For multi-family, commercial, industrial and institutional properties, the number of
fixed units assigned to the property may be determined by an equivalent
"residential" factor representing the properties use compared to a single-family
residential home (e.g. SAC units,WAC units, or standard traffic generation units).
2. "Front Footage"Method of Assessment
When it has been determined to assess by the "Front Footage" method, the "cost
per adjusted front foot", or assessment rate, shall be defined as the quotient of
the "assessable cost" divided by the total assessable frontage benefiting from the
improvement. The assessment for each parcel is then obtained by multiplying the
assessment rate times the adjusted front footage for each property. For the
purpose of determining the "assessable frontage", all properties, including
governmental agencies shall have their frontages included in such calculation.
This method may be modified due to the actual physical dimensions of a parcel
abutting an improvement as odd shaped lots are adjusted to an average footage
that would be the equivalent to the frontage of a rectangular shaped lot of the
same area and depth. The purpose of this method is to reasonably equalize
assessment calculations for lots of similar size, use and typels). As an
alternative, a minimum assessment may be applied.
C. APPLICATION OF CITY STREET RECONSTRUCTION FUND.
When deemed reasonable by the City Council: For taxable and City of Oak Park
Heights' parcels only: Assessments may be reduced (subsidized) in an amount
to be determined by the City Council utilizing funds available in the City Street
Reconstruction Fund. Only Non-Tax-Exempt Properties (defined as properties
that have regularly been and are subject to the established City property tax)
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shall directly benefit from the Street Reconstruction Fund as they have
contributed tax dollars to create such Fund. Tax-exempt parcels within the City
limits shall pay the costs of the project per frontage foot at the actual calculated
costs without City Street Reconstruction Fund subsidy.
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SECTION VII
POLICIES OF REASSESSMENT
The City in constructing or reconstructing any public improvement, shall design such
improvement to last for a defined period. The life expectancy or service life should be as stated
in the policy statement of this section, or if different, shall be as stated in the Resolution ordering
the improvement and preparation of plans. When such project needs renewing or replacement
prematurely (being more than 20% of its planned service life remaining), the amount to be
assessed against the property owner shall be limited to an amount determined by dividing the
actual life of the original improvement by the expected service life of the original improvement.
D. POLICY STATEMENT
The following are hereby established as the estimated 'life expectancies" or "service
lives" of public improvements:
1. Sidewalks and Trails- 15 years
2. Street Improvements, and curb and gutter-20 years
3. Street Lighting-20 years
4. Water Mains and Appurtenances-40 years
5. Sanitary Sewers and Appurtenances-40 years
6. Storm Sewers and Appurtenances-40 years
7. Mechanical and Electrical Systems, Pumps and Controls- 15 years
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VIII. DETERMINATION OF ASSESSABLE COSTS
E. STREET IMPROVEMENTS
Single family residential properties will be assessed if the property has access to the
improvement. High Density Residential, Commercial, and Industrial Properties will be
assessed if the property abuts the improvement. Large lots and undeveloped properties
may be assessed additional units in accordance with Section VI. B.
Comer Lots: A corner property having direct access to two public streets shall be
assessed 50% of the per unit basis when each public street is improved.
1. Local Street Improvements
Local street improvements and paving shall be assessed based on the minimum
City design standard detail and pavement section and will normally be assessed
by the unit method or frontage foot method; however, other methods may be
considered. Oversizing costs which are incurred in excess of the above may be
paid by: (1) State Aid Funds, (2) larger assessment rates to properties, (3)any
other method or combination of methods authorized by the City Council
2. Street Reconstruction Improvements
All street reconstructions in residential area shall be % assessed to the
benefitting properties and will normally be assessed by the frontage foot method.
Street reconstruction improvements in Commercial. Business District,
Institutional and Industrial areas shall be assessed % of the total project
costs or determined on a project-by-project basis. In the event there is ambiguity
and or a combination between a definition of residential street and commercial I
industrial street the City shall apply the % assessment to HOMESTEADED
properties and % to all NON-HOMESTEADED properties.
3. Street Maintenance Overlays and Seal Coating
Bituminous overlay projects, bituminous seal coats, patching, crack sealing, fog
sealing, and filling potholes are typically not assessed when completed as part
of the street system's "life cycle" maintenance activities.
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4. Street Reclaiming and Mill& Overlay Projects.
All street reclaiming or mill & overlay projects in residential area shall be %
assessed to the benefitting properties and will normally be assessed by the
frontage foot method. Street reconstruction improvements in Commercial,
Business District, Institutional and Industrial areas shall be assessed % of
the total project costs or determined on a project-by-project basis. In the event
there is ambiguity and or a combination between a definition of residential street
and commercial / industrial street the City shall apply the % assessment to
HOMESTEADED properties and % to all NON-HOMESTEADED
properties.
F. SIDEWALKS, TRAILS, AND BIKEWAYS
The City may install sidewalks, trails or bikeway improvements in accordance with the
City Comprehensive Plan for the community, or for City Council directed purposes. At
City Council discretion, sidewalk, trail and bikeway improvements may be fully or
partially funded as part of a street reconstruction assessment, through park dedication
fees, using Municipal State Aid funding, Capital Infrastructure funding, or general tax
levy funds.
G. LANDSCAPING /STREET BOULEVARD TREES
Landscaping and street boulevard tree improvements may be assessed as determined
by the Council for each specific project.
H. STREET LIGHT IMPROVEMENTS
Street Light improvements may be assessed as determined by the Council for each
specific project.
I. TRANSPORTATION IMPROVEMENTS
All costs associated with traffic and transportation related improvements, such as
widening of a roadway for turn lanes, additional driving lanes, on-street parking, traffic
calming, and traffic signalization may be assessed 100% to the benefiting properties.
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J. STORM SEWER AND DRAINAGE FACILITY IMPROVEMENTS
Storm sewer and drainage facility improvements may be considered and incorporated as
part of street improvement projects and assessed as part of the project. Storm sewer
and drainage facility improvements completed as independent projects will normally be
assessed by the area method taking into account each parcels land use and rate of
runoff as determined by the City Engineer and may be further subsidized by the City's
Storm Water Fund.
1. New Storm Sewer and Drainage Facility Improvements
New storm sewer and drainage facility improvements installed in conjunction with
new street construction where no storm sewer previously existed will be 100%
the direct and immediate responsibility of the proposing entity pursuing the
development and may not be assessed by the City.
If the facilities are oversized to accommodate drainage from areas outside the
street improvement assessment area, the additional costs may be assessed to
the properties in the contributing area. Their assessment will be determined by
the area method based on the contributing area of the parcel(s) taking into
account the land use and rate of runoff.
2. Replacement and Major Maintenance of Storm Sewer Improvements
Any replacement costs or reconstruction of existing storm sewers and drainage
facilities in conjunction with street reconstruction projects may be included in the
street assessment to benefiting properties. If the facilities are oversized to
accommodate drainage from areas outside the street improvement assessment
area, the additional costs may be assessed to the properties in the contributing
area. Their assessment will be determined by the area method based on the
contributing area of the parcel(s) taking into account the land use and rate of
runoff.
K. SANITARY SEWER AND WATER IMPROVEMENTS
The City may consider assessments for sanitary sewer or water system repairs
and replacements, these will be defined prior to any project moving forward
where such utilities are planned to be impacted or proposed. Oversizing costs
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due to larger mains and larger appurtenances and/or extra depths required to
service future or other development if consistent with the City's current
Comprehensive Plan, will be funded by the requesting party. Construction of new
sanitary sewer and water and facility improvements where not previously in
existence will be 100% the direct and immediate responsibility of the proposing
entity pursuing the development and may not be assessed by the City for
financing of the Developer/ Development.
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Y Page 61 of 66
RESOLUTION
A RESOLUTION BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS
APPROVING THE FINAL ASSESSMENT POLICIES AND PARAMETERS FOR THE
NECESSARY STREET RECONSTRUCTION PLANNED FOR 2019 ACKNOWLEDGING
THE RECEIPT OF THE FEASIBILITY REPORT AND ORDERS A PUBLIC
IMPROVEMENT HEARING ON THE PROJECT
Whereas, the City of Oak Park heights has numerous lane miles of streets that are in need of major
repair and replacement, generally being 58th street, lying west of CTY Hwy 14 (Stillwater Blvd);
Minnesota Ave. and Memorial Ave these areas as shown on the Plan Map attached hereto as Exhibit
A and is further known as the Improvement Area; and,
Whereas,the related curbing and storm water management systems are also in need of major repair or
replacement; and,
Whereas,if any of the City's underground sanitary and water utility systems in this Improvement Area
are approaching the end of their useful life should be updated in conjunction with any major street
reconstruction so as to avoid duplicative and costly re-excavation and restoration; and,
Whereas, The City Council for the City of Oak Park Heights has carefully considered several options
for managing and funding the execution of each of the above elements so that costs are viable and
equitable based on long-term investment.
NOW, THEREFORE BE IT RESOLVED, that the City Council has received the final Feasibility
Report as prepared by the City Engineer for the proposed street reconstruction and related
improvements and does Order a Public Improvements Hearing to be held on
at the Oak Park Heights City Hall, located at 14168 Oak
Park Blvd to consider such improvements; and,
The City Clerk is hereby authorized and directed to cause notice of said hearing to be given two
publications in the official newspaper. Said publications shall be one week apart, and at least three
days shall elapse between the last publication and the hearing. Not less than ten days before the
hearing the Clerk shall mail notice of the hearing to the owner of each parcel of land within the area
proposed to be assessed as described in the notice. For the purpose of giving such mailed notice,
owners shall be those shown to be such on the records of the County Auditor or, if the tax statements
in the County are mailed by the County Treasurer, on the records of the County Treasurer. As to
properties not listed on the records of the County Auditor or the County Treasurer, the Clerk shall
ascertain such ownership by any practicable means and give mailed notice to such owners. The Form
of the Notice of Hearing shall be that as is approved by the City Attorney, and;
BE IT FURTHER RESOLVED that the City Council does hereby adopt the following Polices for
implementation of the Project elements and which shall supersede any previously considered policies
and shall be incorporated into the final Feasibility Report:
1. All streets planned to be reconstructed in 2019 shall not be reduced in width unless necessary
for functionality and as determined by the City Council on a case-by-case basis.
Page 62 of 66
2. All streets planned to be reconstructed shall have new concrete curbing placed along each side
of street. Curbing is anticipated to be of B6-18 standard design,non-surmountable; or shall be
a surmountable curb where desired by the City Council and which will be identified by the
City as the project progresses. Asphaltic/bituminous curbing shall not be installed.
3. Any water mains being replaced or installed shall change from cast iron to ductile iron. None
of these costs shall be directly assessed.
4. While water utilities are not anticipated to be addressed with the 2019 project, however if
impacted by the 2019 project and as determined by the City Engineer, the City shall replace at
its expense(not assessed)the currently installed(not new lines)private water service line from
the water main to (and including) the curb-stop, typically located at or near the property line.
Once installed, this service line becomes the responsibility of the property owner consistent
with City Ordinance. The City will replace this water service line from the main to the curb
stop in its current location. Should the property owner decide to relocate the curb stop location,
such as to remove it from a driveway surface to a lawn area,the City will pay for the connection
from the main to the curb stop in its new location so long as the new location remains in the
City's right-of-way and without obstructions. Should this new location occur it is the property
owner's responsibility and expense to directly connect and coordinate such construction of a
new direct water service line from the new curb-stop location to the home in a direct fashion
without the use of a union joint at the old curb-stop location.
If the old curb stop that is no longer going to be used lies within the apron of the driveway to
be replaced by the City,the City will remove the curb stop and service line to the main. If the
old curb-stop lies outside the apron to be replaced, the City will not remove the former curb-
stop but will terminate the service at the main. In locations where a new sanitary line is being
installed, the City shall replace at its expense (not assessed) the private sanitary service line
from the sanitary main to a point of connection at the private service typically located at or
near the property line. Once installed, this service line becomes the responsibility of the
property owner consistent with City Ordinance.
5. Storm water shall be managed via sub-surface concrete structures, ditch systems or other
methods and protocols typically anticipated in the impacted area and as specified by the City
Engineer.
6. The Project may replace the driveway aprons located in the right-of-way as part of the total
Project from the curb-line to the right-of way line if there are materially impacted by the Project
and as determined by the City Engineer. These costs shall be totaled and shall be calculated
into the total Street Assessment costs. All aprons shall remain the same general width onto the
City street. Asphalt aprons shall remain asphalt; concrete shall remain concrete, gravel shall
be upgraded to asphalt.Property owners who desire to install a concrete apron from an asphalt
apron or who may desire to widen the apron shall directly pay for these increased costs to the
City. These increased costs may be paid directly to the City in an upfront payment or may be
directly assessed(unsubsidized) and shall be included in their assessment to their property.
7. Should property owners desire that their entire driveway be replaced, the City shall direct the
residential property owner to their preferred contractor for an independent discussion. It is the
property owner's responsibility to coordinate all such work and secure necessary contracts and
performance standards with the contractor selected.
Page 63 of 66
8. Unless specifically authorized via a separate action by the City Council, the City shall not
install any new trails or sidewalks in conjunction with this Project.
9. The Street Assessment will pay for all typical costs associated with the removal and installation
of the street surface, drainages, curbing subgrades as well as the driveway aprons and items
noted herein.
10.In addition to the protocols set forth in this document, the following shall also be
implemented:
a. Total Street Reconstruction Costs will be assessed at a % rate (to the
property owner)and generally includes: streets,curbing,stormwater and impacted
aprons consistent with the City Street Assessment Policies.
b. For taxable and City of Oak Park Heights' parcels only: Assessments may be
reduced (subsidized) in an amount to be determined by the City Council utilizing
funds available in the City Street Reconstruction Fund.
c. Only Non-Tax-Exempt Properties (defined as properties that have regularly been
and are subject to the established City property tax) shall directly benefit from the
Street Reconstruction Fund as they have contributed tax dollars to create such
Fund.Tax-exempt parcels within the City limits shall pay the costs of the project
per frontage foot at the actual calculated costs without City Street Reconstruction
Fund subsidy.
BE IT FURTHER RESOLVED The City Council shall develop and consider policies that relate
to assessment deferment based on applicable standing under Minnesota law, and;
BE IT FURTHER RESOLVED The City Council does find that the proposed street
reconstruction elements and their related improvements, collectively being capital improvements,
do not induce deviations from the adopted 2008 Comprehensive Plan and therefore the proposed
capital improvements have no relationship to the adopted 2008 Comprehensive Plan and does not
require review by the City Planning Commission.
ADOPTED by the City Council for the City of Oak Park Heights Council this 27th day of
November
Signed:
Mayor Mary McComber
Attest:
Eric Johnson,City Administrator
Page 64 of 66
Exhibit A to Resolution-Improvement Area-2019
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