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Indexes <br />The construction cost index will be used to adjust connection, area, and other <br />costs not immediately assessed with the improvement project. The construction cost <br />index is a number computed by the "Engineering News Record" (ENR) derived from <br />prices of construction materials, labor, and equipment for the Minneapolis area. The <br />base index for the Minneapolis area is 1913 equals 100. <br />Properties Not Assessed <br />Special assessments will not be levied against properties described as follows: <br />1. Undeveloped lands having unbuildable soils and/or lying within the flood <br />plain of major drainage channels. <br />2. Drainage areas (typically encompassed by public easements) and major <br />drainage system easements such as Cedar Creek, Coon Creek and the <br />Rum River. Wet ponds and/or delineated or designated wetlands are not <br />assessed. The boundary is determined by the contour elevation that is <br />at the high water level (100 year flood, back to back 100 year flood <br />events, or 10 day snow melt) elevation. <br />Dry ponding areas are assessed, typically as part of an Area <br />Assessment. <br />3. Cemeteries. <br />4. Railroad right-of-way <br />5. City park land in new developments are not assessed to the City, but are <br />assessed to the developers. Existing parks are assessed for <br />reconstruction projects or other improvement projects not part of a new <br />plat. <br />MSA Hiuh Volume Streets/Roads <br />Minnesota State Aid streets which have Average Daily Traffic (ADT) in excess <br />of 2,000 vehicles per day are viewed as benefitting the community at large to a greater <br />extent than other streets. Accordingly the City Council may reduce the total amount <br />assessed to abutting properties or reduce the percentage assessed after evaluating <br />the following: <br />• Volume & type of traffic <br />• Origination/destination of traffic <br />• Role street serves in community/region <br />• Number of streets, neighborhoods, businesses served by street <br />In cases where high volume neighborhood streets are assessed, the costs will <br />generally be divided by the number of existing lots that front the improvement project. <br />-7- <br />