Memo Special Assessment 90-20
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CITY OF HOPKINS
MEMORANDUM
DATE:
May 7, 1991
TO:
Honorable Mayor and city Council
James Gessele, Engineering Superintendent JJ&.
FROM:
SUBJECT: Special Assessment Appeals
Project 90-20, Campbell Addition
The following appeals to the above-referenced project have
been received to date. A brief summary of the appeal and
staff's recommendation are outlined in each case.
1. Appeal Request:
Resident at 302 Herman Terrace requests
cancellation of the assessment by reason that when
property was purchased there was neighborhood
understanding that there was no need for concrete
curb and gutter. In lieu of this appeal the
resident has submitted a request for senior citizen
deferment should Council deny the first appeal.
Staff Recommendation:
Staff recommends Council deny appeal for assessment
cancellation by reason that majority of residents
petitioned for street reconstruction with concrete
curb and gutter. Staff recommends granting the
request for deferment by reason that staff has
verified the appellant meets all qualifications.
2. Appeal Request:
The Office of Right of Way and Surveys of the
Minnesota Department of Transportation appeals the
assessment of thirteen parcels of land between
Herman Terrace and T.H. 169 by reason that the
remaining land between the street and a noise wall
adjacent to the highway is unbuildable, that
pursuant to Minnesota Statutes 435.19 Subd. 2
MN/DOT is not bound by proposed city assessments,
MN/DOT suggests in it's appeal it may recommend
payment in lesser amount and also suggests a future
arrangement for use of the land by the City as it
benefits the neighborhood.
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May 7, 1991
Page 2
staff Recommendation:
Staff recommends Council deny appeal by reason that
the property will benefit from improved drainage,
access, and aesthetics and that the city Attorney
has determined another
governmental body can be assessed if benefit is
shown. (See Attached memorandum from city
Attorney.) The City has also addressed the issue
of benefit in terms of reducing the actual lot
frontage of 770.65 feet to assessable footage of
390 feet.
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ASSESSMENT HEARING APPEAL FORM
PROJECT NO. qL~ -~
Address of Assessed Parcel ~d. Ney VV'l~VI kvvo..('lO
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Property I ent1 1cat1on N er: 1-
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DO you wish to address the City Council at the hearing?
(_) Yes (;:s;:5 No
Please complete this form if you intend to appeal to the
council to defer, revise or cancel your assessment. This
form must be completed and filed with the City Clerk no
later than the close of the City Council assessment hearing.
Your request will become part of the public hearing record.
I request that the City Council consider (check one) :
a .(_) *Deferral of assessment (retired by virtue of
4It permanent disability)
b. (_> *Senior Citizen deferment (over 65 years of age)
c. (~ Cancellation of assessment
d. (_) Revision of assessment
Reason for the request:
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or disability.
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ASSESSMENT HEARING APPEAL FORM
PROJECT NO. '1 (J .- ,~ [J
Address of Assessed Parcel J () c2. II F If /YJ 11/1/ IE rr If I1Lk'.
What assessment does this concern 'Ko J · err) -,)() ('0 Y/I)~ f)dCL-+t6
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Property Ident1f1cat10n N er:
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Do you wish to address the City Council at the hearing?
(_> Yes (x> No
Please complete this form if you intend to appeal to the
council to defer, revise or cancel your assessment. This
form must be completed and filed with the City Clerk no
later than the close of the City Council assessment hearing.
Your request will become part of the public hearing record.
I request that the City Council consider (check one):
a .(_) *Deferral of assessment (retired by virtue of
4It permanent disability)
b. ~) *Senior Citizen deferment (over 65 years of age)
c. <_) Cancellation of assessment
d. <__) Revision of assessment
Reason for the request:
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or disability.
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CITY OF HOPKINS
HENNEPIN COUNTY, MINNESOTA
Application For Deferral of Special Assessment
I hereby.make app~cation for deferral of special assessment
this :;?Co"i-{./',. day of 0'~ I I r 19s...L for the fOllowing
~sessm~nt:, , 11 1 U l]dd "i ,'- ,_/
j "':>jf-j'.i Cj()-,X) ( o..VVip '..liJ , - l I CV\ ~"j,Y)YOUC t1'lC vcr..:S
I understand that this deferral can only be granted if my
annual income does not exceed the sum of $21,000 (subject to
ap~ual adjustment by the Consumer price Inde~)~ that I am 65
years of age or older, or that I am permanently or totally
disabled (regardless of age). I also understand that I must
supply verification of my income in the form of my latest
Federal Income Tax form, or written income verification from
the Social Security Agency, or a copy of my last social
Security check. In the case of disability I must submit
verification in the form of a physicians statement. In all
cases' verification must be submitted at least before the
closing of the assessment hearing.
Furthermore, I understand that the deferment period is
limited to 10 years, that I must renew the deferment
annually no later that September 30 of each year, and that
deferred assessments accrue simple interest during the
deferment period at a rate established for payment of
assessments at the time the assessment roll 'was adopted.
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(print name)
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.I Subscribed and sworn to before me this ,5?c;, "l'bday of ~4' i! - ,
19-.2L.
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Notary blic
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Council Action:
Patricia J. Olsborne
NOTARY PUBLIC - MINNESOTA
HENNEPIN COUNTY
t.ty oocnmJMIon ..w- 1-,..;$
Deferral granted ____Deferral denied
Date:
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OF T~!:>-~
Minnesota Department of Transportation
Transportation Bu i Id i ng,
St. Paul, MN 55155
Ma y 1, 1 9 9 1
Mr. James A. Genellie, City Clerk
1010 First Street South
Hopkins, MN 55343
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In reply refer to: 7300
Project (90-20), May 7, 1991
Herman Terrace (Str. Improv., C.&
Ci l_Y of Hopkins, Hennepin County
Certificate #542588
tI #594738
#620247
#403777
#407769
#551773
#405924
#407002
#403539
#409677
#408378
#411233
#411197
G. )
$1,035.00 Assessment
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Dear Mr. James A, Genellie:
Pursuant to Agreement No. 64760 between Mn/OOT and Hennepin County and
in accordance with the Laws of 1986, Chapter 452, Section 22-32 & 35
and Minnpsota Statutes 161.115 and 161,117, Hennepin County C.S.A.H.
18 became Mn/DOT T,H. 169. (S.P. 2772 - Temporary Trunk Highway Order
No. 73679) effective July I, 1988.
We understand that the right of way not yet deeded by Hennepin County
to Mn/DOT will include lands westerly of the inplace noise wall along
Herman Terrace.
An inspection of the property indicates an average of less than 60
feet from the platted street line to the noise wall with approximately
the one-half near the street being level and the remaining one-half
sloping up to the noise wall rather steeply at an approximately 2:1
slope. Assuming a 30 foot front and 35 foot rear building setback
requirement for any buildings and the necessity for Mn/DOT to retain a
noise wall easement for access purposes and also lateral support, we
consider the lots unbuildable. Making buildable tracts out of the
remaining portions of two or more present lots also seems impossible.
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.4" Eql1l.ll O/'POf/UfJlll' t'mp'o "er
. Mr. James A. Genellie
May 1, 1991
Page 2
Pursuant to Minnesota Statutes 435.19 Subd, 2 Mn/DOT is not bound by
the proposed City assessment and may recommend payment in such lesser
amount as it determines is the measure of the benefit received by the
land from the improvement.
It is our determination, based on the above stated reasons, that the
land will not benefit from the improvement. When Mn/DOT does receive
title to these lands perhaps some arrangement for use by the City of
Hopkins would be of great benefit to the neighborhood, such as a park
or green area.
Please consider Mn/DOT's determination at the May 7, 1991 hearing and
advise us of your action in this matter. please direct your reply to
R.J. Dinneen, Director, Office of Right of Way and Surveys, Mn/DOT,
395 John Ireland Boulevard, St. Paul, MN 55155.
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R, J. Dinneen, Director
Office of Right of Way and Surveys
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o F
HOP K
T Y
N S
MEMO
Date: May 7. 1991
To: Jim Gessele
From: Jerre Miller
Re: Minnesota Department of Transportation
Appeal
You have asked me to respond to the MN/DOT appeal concerning
the Campbell Addition project.
I earlier wrote a memo to Gordon Anderson on January 5, 1989
to establish the ability of the City to assess the cost to
Hennepin County which I was told was the owner of the
right-of-way abutting then County 18.
The appeal is by the Minnesota Department of Transportation
although its letter appeal indicates title to it has yet to
occur from the County. Here the issue appears to be that the
60 feet right-of-way is not a buildable segment and thus the
improvement has no benefit in increased valuation to this
property.
You have pointed out that the project improved the esthetic
features of the property which was in a state of neglect and
improved the drainage affecting the property.
Moreover, the issue of whether the property is buildable to
some extent has not yet been resolved in favor of the
Appellant's assertion that it is not.
Cases touching on the issue of benefit have been outlined in
a companion letter to you on the Cambridge Street project.
Since the MN/DOT letter is conciliatory in nature and
suggests a negotiating stance, it would be appropriate to
determine whether the City is interested in discussing this
issue further with the State representative.
JAM
1010 First Street South, Hopkins, Minnesota 55343 612/935-8474
An Equal Opportull ity Employer
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T Y
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HOP K
N S
MEMO
Date: January 5, 1989
To: Gordy Anderson
From: Jerre Miller
Re: Assessment of Campbell Addition
In reference to your Action Form of December 30, 1988, you
have raised an inquiry concerning assessment in the Campbell
Addition principally with reference to an assessment along
Herman Terrace upon property previously acquired by Hennepin
County for use in constructing County Road 18.
This is an unimproved parcel
foot and abuts Herman Terrace
proposed assessment district.
approximately 60 foot by 830
and is located within the
You have made two inquiries:
1) Does the improvement proposed to be assessed constitute
an improvement to the described parcel?
2) Is Hennepin County subject to a special assessment?
Minnesota Statute 435.19 authorizes a city to levy special
assessments against the property owned by a governmental unit
which is benefited by an improvement just the same as though
the property were privately owned. The exception is for
properties to be used for highway rights-of-way. A copy of
the pertinent segment of the statute is attached for your
reference.
In a headnote following rendition of this statute, an
Attorney General Opinion 408-C dated August 16, 1951 stated
where several counties held land as tenants in common in a
city to operate a sanitarium, the city which paved land
belonging to the counties could have levied special
assessments against the counties' property that was thus
benefited.
A subsequent opinion of the Attorney General 408-C dated
November 2, 1967 said that cities may levy a special
assessment against school district property benefited by
curb, gutter, blacktopping or paving of the public street.
1010 First Street South, Hopkins, Minnesota 55343 612/935-8474
An Equal Opportunity Employer
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With respect to the reference to exempting highway
rights-of-way from assessment, an Attorney General Opinion
396-E dated September 14, 1951 stated if the highway was a
village street, the village had authority to build curbs on
it and assess the cost upon the property benefited by the
improvement.
Another Attorney General Opinion I found 125-B-30 dated
November 21, 1963 said a special assessment of a city for a
curb and gutter improvement benefiting a county building
could be paid out of the county building fund as well as the
county revenue fund.
Based on the language of the statute and the opinions I have
recited from the Attorney General established to my
satisfaction that the county can be assessed for the proposed
improvement and the amount collected from the county pursuant
to it.
It is imperative that sufficient effort be expended to
establish the proposed improvement benefits the property.
You have already reflected an improvement consisting of
improved drainage and better alignment of the street as well
as improving the condition of its surface which I expect
would be sufficient to support a determination that the
property was benefited by the installation of the
improvement.
Should you have further q~estions on this subject, let me
know.
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ASSESSMENT HEARING APPEAL FORM
PROJECT NO. <1 () .- :1..,0
Address of Assessed Parcel 'jo 9 -- A J..-'-,-'Hl'fl LPr^-JfI-
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What assessment does this concern Alvlf i?:ii2 LL J-)on ' ~ t- ~
Property Identification Number:
'1
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Do you wish to address the City Council at the hearing?
(><) Yes (__> No
Please complete this form if you intend to appeal to the
council to defer, revise or cancel your assessment. This
form must be completed and filed with the City Clerk no
later than the close of the City Council assessment hearing.
Your request will become part of the public hearing record.
I request that the City Council consider (check one):
a .(__) *Deferral of assessment (retired by virtue of
permanent disability)
b. (__) *Senior Citizen deferment (over 65 years of age)
c. (~) Cancellation of assessment
d. (__> Revision of assessment
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or disability.
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CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO. 91-59
ADOPTION OF THE ASSESSMENT ROLL
PROJECT 90-20
WHEREAS, pursuant to proper notice duly given as
required by law, the City Council has met and heard and
passed upon all objections to the proposed assessment for
the construction of street, curb and gutterl and storm
sewer, Campbell Additionl as described in the files of the
city Clerk as Project 90-20, and has amended such proposed
assessment as it deems just,
NOWI THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
HOPKINS, MINNESOTA:
1. Such proposed assessment, as amended, a copy of
which is attached hereto and made a part hereof, is hereby
accepted and shall constitute the special assessment against
the lands named therein, and each tract of land therein
included is hereby found to be benefited by the proposed
improvement in the amount of the assessment levied against
it.
2. Such assessment shall be payable in equal annual
installments extending over a period of 15 years, the first
of the installments to be payable on or after the first
Monday in January, 1992, and shall bear interest at the rate
of 8 percent per annum from the date of the adoption of this
assessment resolution. To the first installment shall be
added interest on the entire assessment from May 7, 1991
until December 31, 1992. To each subsequent installment
when due shall be added interest for one year on all unpaid
installments.
3. It is hereby declared to be the intention of the
Council to reimburse itself in the future for the portion of
the cost of this improvement paid for from municipal funds
by levying additional assessments, on notice and hearing as
provided for the assessments herein made, upon any
properties abutting on the improvement but not madel upon
any properties abutting on the improvement but not herein
assessed for the improvement I when changed conditions
relating to such properties make such assessment feasible.
4. To the extent that this improvement benefits
nonabutting properties which may be served by the
improvement when one or more later extensions or
improvements are made, but which are not herein assessed,
.
therefore, it is hereby declared to be the intention of the
Council, as authorized by Minnesota statutes Section
420.051, to reimburse the city by adding any portion of the
cost so paid to the assessments levied for any of such later
extension or improvements.
5. The clerk shall forthwith transmit a certified
duplicate of this assessmen~ to the County Auditor to be
extended on the property tax lists of the County, and such
assessments shall be collected and paid over in the same
manner as other municipal taxes.
Adopted by the city Council of the City of Hopkins this 7th
day of May, 1991.
BY
Nelson W. Berg, Mayor
ATTEST:
James A. Genellie, City Clerk
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