2006-686-Order No. 2006-104 Recorded 7/5/2006COUNTY OFFICIAL
REVIE D NANCYUBLANKENSHIP, COUNTY CLERKS CJ 2006.686
COMMISSIONERS' JOURNAL 07/05/2006 03;49,46 PM
L GAL COUNSEL IIIIIIIII I~IIIIIIIIIIIIII III III
2006-686
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BEFORE THE BOARD OF COUNTY COMMISSIONERS OF DESC1 UTES COUNTY, OREGON
An Order declaring the intention to create a Local
Improvement District known as Manzanita Lane
L.I.D. for the improvement of Certain Dedicated
Public Roads Known as all of Manzanita Lane
and a portion of Pocahontas Lane within
Deschutes River Woods Subdivision, Known as
Manzanita Lane L.I.D., Deschutes County,
Oregon Accepting the Engineer's Feasibility
Report, Setting the Hearing for Remonstrance,
and Authorizing the Road Director to Give Notice
of Said Hearing.
* ORDER NO. 2006-104
*
WHEREAS, the Board of County Commissioners, By Resolution 2006-019 initiated the improvement
of certain dedicated public roads known as Manzanita Lane L.I.D.; and
WHEREAS, the County Engineer has investigated the feasibility of making the improvements,
estimated the cost of the improvements, proposed a method of assessment and estimated the amount of the
assessments against each of the specially benefited properties, in accordance with 12.48.150 of the Deschutes
County Code; and
WHEREAS, the Board has considered the Engineer's report and has determined to proceed with the
proposed improvements, subject to the notice and hearing requirements of Chapter 12.48 of the Deschutes
County Code; and
WHEREAS, the Engineer conducted a mail poll of all the owners of all specially benefited lots within
the L.I.D. in accordance with Section 12.48.166 of the Deschutes County Code. The poll approval rate is 60%
of the owners of land representing over 60% of the total amount of the estimated assessment for the proposed
local improvement; and
WHEREAS, Section 12.48.170 of the Deschutes County Code requires that the Board provide notice to
specially benefited property owners and set a hearing for the purpose of hearing remonstrances to said
improvements; now, therefore,
THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON, HEREBY
ORDERS as follows:
Section 1. That the Engineer's report relating to the improvement of certain dedicated public roads
known as all of Manzanita Lane and a portion of Pocahontas Lane Deschutes County, Oregon, marked Exhibit
"A", attached hereto and by this reference incorporated herein, be accepted and hereby approved.
Section 2. That a hearing be set on August 2, 2006, at 10:00 a.m. at the Deschutes County Services
Building, Board of Commissioner's Hearing Room 1300 NW Wall Street, Bend, Oregon for the purpose of
hearing remonstrances to said improvements.
PAGE 1 OF 2- ORDER NO. 2006-104
Section 3. That, subject to the hearing process set forth by Chapter 12.48 of the Deschutes County
Code, the LID be formed and the improvements carried out as described in said Engineer's Report.
Section 4. That the Road Department Director be authorized to notify benefited property owners of the
said hearing and proposed improvement, in a form substantially as contained in Exhibit "B", attached hereto and
by this reference incorporated herein.
DATED this ✓~day of 2006.
ATTEST:
Recording Secretary
BOARD OF COUNTY COMMISSIONERS
OF DESCHUTES_COUNTY, OREGON
PAGE 2 OF 2- ORDER NO. 2006-104
Page 1 of 5
EXHIBIT "A"
MEMORANDUM
TO: Board of County Commissioners
FROM: George Kolb, County Engineer
DATE: June 27, 2006
SUBJ: Feasibility study for the Manzanita Lane L.I.D.
Road Department
61150 SE 27th St. • Bend, Oregon 97702
(541) 388-6581 • FAX (541) 388-2719
This report is made pursuant to Section 12.48.150 of the Deschutes County Code concerning the
engineering investigation by the Deschutes County Road Department for proposed local road
improvement.
Deschutes County received a petition from certain property owners to improve a road known as
that portion of Manzanita Ln from Baker Rd to the eastern property line of Lot 1, Block EE and
that portion of Pocahontas Ln from Baker Rd to the northern property line of Lot 3, Block FF,
located in Deschutes River Woods Subdivision. Due to this petition, the Deschutes County
Board of County Commissioners initiated a Local Improvement District (LID) by Resolution No.
2006-019 signed on March 20, 2006.
The Resolution was referred to the Deschutes County Road Department for the completion of a
feasibility study for the proposed local improvement in accordance with Deschutes County Code
12.48.150. This report constitutes the engineer's findings.
GENERAL DESCRIPTION OF THE ROAD AND SURROUNDING AREA
The area in which the road improvements are sought constitutes a rural community located 2.5
miles south and west of Bend, Oregon. This community is accessed from Highway 97 by way of
Baker Rd to Pocahontas Ln.
Baker Rd intersects Highway 97 about 1.2 miles south of Bend. Pocahontas Ln intersects Baker
Rd at mile post (mp) 0.17. Manzanita Ln intersects Pocahontas Ln at mp 0.20 and again
intersects Baker Rd at mp 0.65. Baker Rd is designated as a rural arterial near Pocahontas Ln on
the Transportation Plan Map. Manzanita and Pocahontas are classified as rural local streets. All
of the lots within the boundaries of the LID either abut directly on Manzanita Ln and Pocahontas
Ln or use them as their only access and have a Manzanita or Pocahontas street address.
Quality Services Performed with Pride
Page 2of5
Manzanita Ln and Pocahontas Ln within the proposed LID are currently unpaved, gravely roads
and are not maintained by Deschutes County. The road was originally platted in 1962 for the
Deschutes River Woods Subdivision. Manzanita and Pocahontas were not constructed to current
County standards and since they are unpaved roads they are prone to washboards, rutting and
dust between the times it is graded. The best time to grade these roads is in the spring and fall
when the moisture content of the base material is high. During the summer months grading is
ineffective and washboards, ruts and dust problems all occur within a few weeks of being bladed.
Magnesium chloride can be used as a dust deterrent; however it becomes ineffective and must be
reapplied after a heavy rain storm. During the winter months the ground is often frozen making
grading impossible.
A map of the area is attached hereto as Exhibit 1.
OPTIMAL LOCATION AND EXTENT OF THE IMPROVEMENT
Manzanita and Pocahontas are classified as rural local streets by the Deschutes County
Transportation Plan. This means that the purpose of this road is to carry local traffic and
primarily serve lots abutting the subject street. See DCC 17.08.620(F).
Since all of Manzanita Ln and Pocahontas Ln are included in the LID boundary and connect to
an existing County maintained road, this is an optimal locatiori and extent of the project. The
proposed improved road will facilitate orderly development throughout the neighborhood as well
as effective maintenance of the improvements.
BOUNDARIES OF THE LOCAL IMPROVEMENT DISTRICT
DCC 12.48.130 requires that properties to be assessed be included within the boundaries of a
designated LID. Properties to be included in a LID are properties that are benefited by the
proposed local improvement. A map showing the roads and LID boundary proposed for
improvement is attached as Exhibit 2 of this report.
Properties abutting or have their only accesses from the road improvement are presumed to
benefit from such construction. Accordingly, except as noted herein, the boundaries of the LID
have been drawn to include those properties abutting or have their only access from the
improved road. Since the road is designated as a rural local road, it will be constructed to
standards appropriate for a rural local road.
A map of the Local Improvement District is attached hereto as Exhibit 2.
DESCRIPTION OF THE CONSTRUCTION DESIGN
The construction standards for local streets are found in the County Code under DCC 17.48.010.
Roads within the Deschutes River Woods area are governed by relevant standards under DCC
18.67.A and Chapter 17 Table A. Those standards require a pavement width of at least 24 feet, a
base depth of 6 inches of crushed aggregate and a surface of 0-9 oil-mat or 2" of Asphalt
Concrete (AC). The road must be designed to the safety and design standards of the American
Association of State Highway and Transportation Officials (AASHTO). These standards as
adapted to rural local streets reflect the designation and function of the improvement as a local
Page 3 of 5
street. This engineer's report has been drafted anticipating that the work to be done will meet the
rural local road construction standards:
Mobilization - normal mobilization costs incurred in preparation of the work.
Construction Surveying - setting slope stakes, subgrade stakes, and base stakes for the
contractor to construct the road.
Traffic Control - signs and flaggers will be provided to warn, safeguard, guide, and
inform the public and workers.
Sub grade - earthwork will be required to construct subgrade within the roadway cross
section. There will be some construction required to provide proper drainage.
Base - placing, shaping, compacting, and fine grading of base rock will be required. A
six inch depth of aggregate base will be utilized for the roadway and a four inch depth of
aggregate base for the driveway approaches.
Paving - the roadway will be a 2" asphaltic concrete surface. The pavement width for
Manzanita Ln and Pocahontas Ln will be 24 feet.
Miscellaneous - resetting mailboxes, moving utilities, and drainage work may be
involved.
Engineering and Administration - the expenses incurred by the County in the preparation
of plans and specifications, inspection, surveying, accounting, payment collection, and
interim financing costs.
From the staff's review of the proposal and the site, it does not appear that there is anything that
would make the proposal unfeasible from a technical standpoint. All right-of-way is dedicated to
the public and measures 50 feet in width. The road to be improved is already laid out and in use.
The terrain is generally flat in nature and minor excavation or embankment will be required.
CONSISTENCY WITH LAND USE REGUATIONS
There are two considerations to be looked at in assessing whether the proposed improvements
are consistent with zoning requirements. First, whether the class of the road improvement is one
that would require land use approval and second, whether the requirements of the applicable
zones would require land use approval.
Since this modernization does not include adding a lane, the proposed improvements would be
considered to be a Class III road or street project. Class III road and street projects are those
involving modernization, traffic safety improvements, maintenance, repair, or preservation of a
road or street. See DCC 17.08.030, definition for "Road and street project". Improvements falling
within this classification do not, as a general rule, require a land use permit.
Page 4 of 5
The proposed improvement project is located within a Rural Residential Zone (RR-10). Class III
road improvement projects in RR-10 zones are outright permitted uses. See DCC 18.60.020 (F).
The proposed project is consistent with RR-10 zoning and may proceed without obtaining
permits.
DETERMINATION OF MAXIMUM ACTUAL COST
Under DCC Chapter 12.48; assessments for local improvements may include, in the costs to be
assessed to benefiting properties, the "actual cost of the local improvement project". Actual costs
include all direct and indirect costs incurred by the County to undertake a capital construction
project such as that proposed by Resolution No. 2006-019. "Actual costs" includes but are not
limited to; the cost of labor, materials, supplies, equipment rental, property acquisition, permits,
engineering, financing, legal, administration, depreciation, amortization, reserve for
delinquencies, or defaults and debt service. Administrative expenses may include those incurred
in preparation for formation of a local improvement district, such as meeting with property
owners, preparing and processing the feasibility report, and providing notice and conducting
hearings.
Since this is not an existing County maintained road and the County has no plans to pave
Manzanita Ln and Pocahontas Ln, the property owners will be responsible for the cost to
construct subgrade, base, and asphaltic concrete pavement. The engineer had determined the
construction cost for the roadway at $400,637.27. Therefore, the property owners' maximum
actual cost for the proposed local improvement is $5,564.41 per assessment. The construction
cost estimate is based on 2005-2006 project costs for similar types of construction.
A detailed schedule of the cost estimate is attached as Exhibit 3.
PROPOSED METHOD OF ASSESSMENT
The recommended method of assessment, to arrive at a fair apportionment of the actual cost of
the local improvement to the properties specially benefited, is to divide the total cost of the
project or maximum actual cost, which ever is less, by the number of benefited lots. This per lot
apportionment method is recommended due to differing lot sizes, shapes, frontage lengths, the
presence of corner lots and it takes into account densities prescribed by zoning in the area. The
differences amongst the lots make for difficulties in apportionment of an alternative method
based on frontage or acres. However, if the properties can be legally divided without going
through the land use process the property is assessed for having the status of being as many lots
that it can be divided into.
The boundaries of the LID have been drawn to include only those properties that abut or directly
access the proposed improvements. All included properties are zoned RR-10. Given the existing
zoning, the size of the subject parcels, and the nature of existing development in the area, it is
reasonable to assume that future development on the vacant lots or legally subdivided lots in the
proposed LID will be for residential uses.
Page 5 of 5
SPECIAL BENEFITS TO ASSESSED PROPERTIES
After the improvements are finished, all properties proposed to be assessed will have the entirety
of their access be by way of a paved improved road designed and constructed to County
standards. County standards reflect the safety and design criteria of the Association of State
Highway and Transportation Officials (AASHTO).
Direct access from paved, improved roads will reduce wear and tear on vehicles and generally
make access to the properties for the entire length of the access more convenient.
Direct access from paved, improved roads will improve response time for emergency service
vehicles, such as fire trucks and ambulances. Emergency service vehicles will not be required to
slow down to negotiate bad stretches of road.
Direct access from paved, improved roads will reduce dust raised by vehicles traveling past
residences on aggregate roads.
Direct access from paved, improved roads will enhance the property values on a real market
value standard.
Unimproved roads require frequent maintenance to keep them from getting rutted and wash
boarded. Often, the washboards and ruts will reappear on the surface of the road after only a
week and the road will need to be regraded.
For all these reasons, the properties to be assessed are specially benefited from the proposed
improvements
DESCRIPTION AND ASSESSED VALUE
The names of the property owners of record, a property description, assessed value of each lot or
parcel to be specially benefited by the local improvements and included within the LID
boundary, and the not to exceed cost are attached as a benefited property list for this LID.
A benefited properties list is attached as Exhibit 4 of this report.
MAXIMUM ASSESSMENT AGAINST EACH LOT
The maximum assessment against each lot or parcel to be included in the LID is:
$400,637.27/72 assessments = $5,564.41
This is the assessment against each lot that the County agrees not to exceed, if the actual costs
are less than the engineer's estimate then the assessment against each lot will be reduced.
FINANCIAL CONSIDERATIONS
DCC 12.48.150(B) addresses minimum requirements for the financial feasibility of the proposed
project. A financial feasibility study from the County Finance Director was performed to
evaluate the financial feasibility of the project.
A Financial Analysis by the County Finance Director is attached as Exhibit 5 of this report
Exhibit "T Manzanita Ln LID
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Road Department
Exhibit'3'
Manzanita Lane
Local Improvement District
61150 SE 27th St. • Bend, Oregon 97702
(541) 388-6581 • FAX (541) 388-2719
Cost Estimate
Item
Quantitv Unit Unit Price
Cnst
Temp Features & Appur.
Mobilization
1
ALL
$ 10,000.00
$ 10,000.00
Surveying
1
ALL
$ 7,000.00
$ 7,000.00
Temporary Prot. & Dir. of Traffic
1
ALL
$ 4,000.00
$ 4,000.00
Flaggers
200
HRS
$ 31.00
$ 6,200.00
Roadwork
Clearing & Grubbing
1
ALL
$ 5,000.00
$ 5,000.00
Embankment in Place
2,000
CY
$ 20.00
$ 40,000.00
Watering
926
MG
$ 3.00
$ 2,777.27
Finishing Roadbeds
4,940
LF
$ 3.00
$ 14,820.00
Drainage & Sewers
Adjusting Boxes
10
EA
$ 200.00
$ 2,000.00
Bases
6" Aggregate Base
15,400
SY
$ 6.00
$ 92,400.00
2' Aggregate Shoulders
2,196
SY
$ 4.25
$ 9,331.11
Wearing Surfaces
Level 3 (1/2") Dense Graded HMAC
1,500
TON
$ 68.00
$ 102,000.00
Driveways
2
EA
$ 300.00
$ 600.00
Subtotal
$ 296,128.38
Const. Contingencies
15%
$ 44,419.26
Subtotal
$ 340,547.64
Engineering and Administration
15%
$ 51,082.15
Subtotal
$ 391,629.78
Loan Cost
2.3%
$ 9,007.48
Total
7
$ 400,637.27
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EXHIBIT #5
Manzanita Lane
Local Improvement District
Financial Analysis
lliz 0 2006
1. Assessment to Value Ratios II Co
The ratio of assessed property value to the estimated LID assessment is one means of
determining the financial risk. The ratios and lot percentages in the LID are as follows:
Number of Lots % of Project Ratio Analysis
71 99% 10:1 or greater
0 0% 5:1 to 10:1
1 1% 2:1 to 5:1
0 0% 2:1 or less
The following information was compiled by the Deschutes County Road Department:
The project consists of improving approximately 4,940 feet of road along Manzanita &
Pocahontas Lane which are presently unpaved. The assessment is to be divided equally
among the 72 lots that are to benefit from this road.
No one property owner owns more than three lots within the boundaries of the LID.
The Assessor's records show 63 of the 72 lots developed; therefore DCC 12.48.330
"MINIMUM REQUIREMENTS FOR LOCAL IMPROVEMENTS INVOLVING
UNDEVELOPED LAND" does not apply. However, all of the lots exceed the 2:1 value
test in A.I.
II. Risk Related Undeveloped Land
Approximately 13% (9 lots) of the property within this area are undeveloped. Of the
undeveloped properties, all have value to assessment ratios greater than 2:1.
III. Interim Financing
Outside interim financing for this project may be required. If outside financing is
required, bonding for these assessments will be required on behalf of property owners.
IV. Long-term Financing
Ballot Measure 50 has not affected our ability to issue limited tax improvement bonds for
a project such as this one, according to our financial advisor for recent bond issues.
Marty Wynne
Finance Director, Deschutes County
EXHIBIT "B"
NOTICE OF PROPOSED ROAD IMPROVEMENT
DATE: July 7, 2006
TO: ((NAME1))
((NAME2))
((NAME3))
((ADDRESS))
((CITY)), ((ST)) ((ZIP))
DESCRIPTION OF IMPROVEMENT PROJECT: MANZANITA LANE L.I.D.
DESCRIPTION OF BENEFITED PROPERTY: ((ACCOUNT))
Estimated Cost of Improvement: $400,637.27
Estimated Amount of Assessment: $5,564.41
The Board of County Commissioners has initiated the above improvement. The County Engineer has
made a favorable report to the Board of County Commissioners regarding the proposed improvement.
The Engineer's report relating to the proposed LID is on file and available for public examination.
The area affected by the proposed local improvement is a portion of the Deschutes River Woods
Subdivision, located south of Bend, Oregon. The roads to be improved are all of Manzanita Lane and a
portion of Pocahontas Lane within the Deschutes River Woods Subdivision. The benefiting lots that would
be assessed for the proposed improvement include those lots abutting the aforementioned road
improvements shown on the attached list. Upon completion of the proposed improvement, the roads will
be accepted into the County Road System, and will be maintained by Deschutes County.
IF YOU OBJECT TO THE PROPOSED IMPROVEMENT AND ASSESSMENTS, YOU ARE REQUIRED
TO FILE WRITTEN OBJECTION, IF ANY, WITH THE BOARD OF COUNTY COMMISSIONERS, C/O
DESCHUTES COUNTY ROAD DEPARTMENT, 61150 S.E. 27TH STREET, BEND, OREGON 97702,
WITHIN 20 DAYS AFTER THE MAILING OF THIS NOTICE, OR BY ORAL TESTIMONY AT THE
PUBLIC HEARING ON THE PROPOSED IMPROVEMENTS BEFORE THE BOARD OF COUNTY
COMMISSIONERS, WHICH WILL BE HELD ON AUGUST 2, 2006 AT 10:00 A.M. IN THE DESCHUTES
COUNTY SERVICES BUILDING, BOARD OF COMMISSIONER'S HEARING ROOM, 1300 NW WALL
STREET, BEND, OREGON.
If more than 50% of the owners of land representing more than 50% of the total amount of the
assessment for the proposed improvement file objections, the proposed improvement will be declared
abandoned and no new resolution shall be adopted within a period of one year. If the required number of
objections are not received, the improvement will proceed and you will be notified of the actual
assessment when it is determined by the Engineer.
This assessment, as finally approved by the Board of County Commissioners, will be entered into the lien
docket of Deschutes County and will be released when the assessment is paid in full. Owners may apply
to make payments in installments which can be paid over a ten-year period.
BOARD OF COUNTY COMMISSIONERS
OF DESCHUTES COUNTY, OREGON
TOM BLUST, Road Department Director
On Behalf of the Board of County Commissioners