2016-05-09-minutes-public-works-study-session

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Environmental Ifeview Allow adequate time priorto the engineering cost estimate completion for required environmental reviews;SEPA and NEPA, if applicable). It is highly desirable to complete environmental reviews before adoption of the LID formation ordinance. The environmental -eviewmust be completed before awarding the construction contract for the project. Special Issue Properties if any of the lands within the proposed project area might have been designated as farm and agricultural or timber land, pursuant to Chapter 84.34 RCW, and the LID project is for water, sewer or roads, be sure to submit a request to the county assessor, along with a map showing the county tax lots, to determine the existence of such lands. Property designated as farm. agricultural or timber land may be assessed, but such assessments may not be collectable until the use changes or t,1 designation is removed, which might not occur for many years. Removal of the designation makes the assessment payable immediately, in full with interest. In addition to such land, Federal and Indian Trust Lands are non -assessable and a few other special purpose lands also may be non -assessable or subject to the delayed payment of assessments. When a municipality is working with its legal counsel and/or special legal counsel (bond counsel) and its financial advisor, issues arising from federal, reservation, housing authority, open space, and other potentially non -assessable or slow payment properties sometimes can be resolved, but they should be identified and addressed promptly to determine their financial impact on the viability of the project. Assessments As noted in previous chapters, the LID statutes require that the cost and expense of the LID project be assessed to all property that has received specialbenefrtfrom the LID project, Special benefit is the difference in the fair market value of the property withoutthe improvement and the fair market value of the property with the improvement (commonly called "before and after," more properly called "without and with"). LID assessments must meet two special benefit tests: • The first is that an LID assessment cannot exceed the special benefit. • The second is that LID assessments must be proportional to the special benefit derived. A number of different formula and methods, separately or in combination, can be used to distribute cost and expense to meet the special benefit test. It should also be noted that an LID may have a number of special benefit districts each using a different assessment method within the LID. See RCW 35.43.060. If there is doubt whether certain properties can meet the above special benefittests, a special benefit analysis should be prepared forthese marginal properties. Major projects, such as arterial street improvements, interstate highway interchange accesses, rapid transit terminals, and trunk sewer mains, may substantially influence the intensity of use and value of property and present interesting LID boundary problems. An economic feasibility study and LID boundary recommendation is often completed for a major project. The feasibility study may be expanded later in the LID process into a compiete special benefit study if desired. 26 Local and Road Improvement Districts Manual for Washington State Sixth Edition