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plus associated overhead costs. Overhead costs include City administration, engineering, <br />fiscal and legal expenses. The City's Assessment Manual and previous projects will be <br />used as a guide to discuss financing methods for this project. <br /> <br />IV. NEED, COST-EFFECTIVENESS, AND FEASIBILITY <br /> <br />The oldest of the subdivisions discussed in this report are in the 20-year range. The <br />streets in the Riverview Heights and Grandview area are in disrepair and need some <br />attention. The wells and septic systems of the oldest homes are nearing the end of their <br />useful life. The entire area considered in this report is contained within the City's urban <br />service District. There is clearly a need for street construction, as well as a need for City <br />sewer and water. The most cost-effective way to approach this would be to look at <br />extending City utilities prior to constructing a permanent street. Based on the information <br />contained within this report, the proposed improvements are feasible from an engineering <br />standpoint. <br /> <br />V. EXISTING CONDITIONS <br /> <br />Grandview 1st and 2nd Additions contain three rural, residential streets: Macon Street and <br />a continued segment of Riverview Drive from approximately 350 feet east of Naples to <br />Joplin Avenue and 178th Avenue. Of these three, two residential streets Macon Street and <br />Riverview Drive, are proposed for improvements. <br /> <br />All streets in the area are bituminous and approximately 24 to 25 feet wide. Currently, <br />there is no curb and gutter or storm sewer system. Presently, storm water runoff runs <br />overland and eventually drains toward the Mississippi River or Orono Lake. <br /> <br />There are approximately 17 existing lots and 24 proposed lots, with the subdivision of <br />Outlots A and B, Country Crossing 3rdAddition, located within the proposed project area. <br />The entire area is zoned R1C - Single Family Residential. The rights-of-way are 66 feet <br />wide. Currently, all existing houses in the area have on-site sanitary sewer systems and <br />private wells. <br /> <br />The existing developments, excluding Country Crossing 3rd Addition, included in this <br />project are approximately 20 years old. The streets are generally in need of upgrading. <br />The on-site sewer systems and wells are generally of the same age. <br /> <br />FEAS-230.365 -3- 230-365-10 <br /> <br /> <br />