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5 <br /> <br />I. Special Conditions. Special consideration shall be given to the "age" of a <br />street or utility system when determining the proportion of cost to be <br />assessed to benefitted properties. If it is necessary to reconstruct or <br />resurface a street or perform major repair/replacement work on sewer and <br />water utilities, before a reasonable amount of time (10 to 12 years for <br />resurfacing, 12 to 17 years for partial reconstruction and 17 to 25 years for <br />total reconstruction) the assessment shall be calculated on a pro-rated <br />basis. The remaining cost shall be recovered by means of the general ad <br />valorem property tax paid by the entire community or by other funds that <br />may become available to the City for infrastructure cost recovery. <br /> <br />J. In projects involving new street construction, and mill and overlays, <br />mailboxes will be grouped on gang posts in numbers logical to the spacing <br />required. This practice will insure the proper placement of the mailboxes, reduce <br />potential roadside hazards, and generally clean up the edge of the street. The cost <br />of the new posts and installation will be added to the project. Residents of <br />overlays and mill and overlays may request the new posts and installation, which <br />will be added to the cost of the project. <br /> <br />Section II. Chapter 202.09 Subd 3 of the Mounds View Municipal Code is amended to <br />Read: <br />Subd.3 METHODS OF ASSESSMENT <br /> <br />a. The nature of an improvement determines the method of assessment. The <br />objective is to choose an assessment method which will arrive at a reasonable, fair <br />and equitable assessment which will be uniform upon the same class of property <br />within the assessed area. The most frequently recognized assessment methods <br />are: the unit assessment, the front footage assessment and the area assessment. <br />Depending upon the individual project, any one or a combination of these <br />methods may be utilized to arrive at an appropriate cost distribution. City staff <br />will consider all methods and weigh their applicability to the project and present a <br />recommendation to the City Council in the form of a mock assessment roll (or <br />rolls). A description of each assessment and its corresponding policy application <br />is presented. A separate section (Section III) will identify the appropriate <br />matchup of method with a specific type of project and analyze why each is <br />generally used. <br /> <br />The purpose of assessment formulas is to allocate assessed costs among benefitted <br />properties, the formula should result in a allocation of assessments which is <br />reasonably related to the benefit received. Any one predetermined formula will <br />not be appropriate in all cases because of circumstances unique to the relationship <br />between the specific project and the specific properties benefitted. When <br />considering an assessment method or formula for any given project, it may be <br />necessary to combine assessment methods or to modify the methods described