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half of the costs would be apportioned based upon the area of a property. This method is also commonly used by other municipalities. A sample of seven alleys in the West University Neighborhood consisting of varying land uses and property areas and frontages was selected to determine the assessments for individual properties using the five different apportionment methods. The range of assessments for different land uses and for each method of apportionment is summarized in the following table: Range of Assessments for Individual Properties for Alternative Apportionment Methods Land Use Existing Existing Land Use Alley Alley Frontage Method Method Method Frontage and Property Modified Method Area Method Single Family $1,100 - $1,000 - $700 - $4,000 - $3,000 - Residential $4,100 $4,300 $1,000 $9,000 $8,500 Multi-Family $1,900 - $3,200 - $1,400 - $3,300 - $3,800 - Residential $8,500 $24,000 $22,700 $11,600 $13,600 Commercial $4,800 - $4,900 - $6,900 - $5,900 - $5,200 - $28,100 $25,300 $91,400 $17,300 $20,300 Office, $14,700 - $2,800 - $1,200 - $4,000 - $4,500 - Institutional & $19,500 $4,100 $16,500 $21,600 $24,400 Industrial In developing a recommendation to implement a new method of apportioning costs for alley improvements, a set of criteria were developed and applied to each method evaluated. The apportionment method for alleys should be: 1. Simple, fair and equitable. 2. Applicable to the West University Neighborhood and all areas of the City with unimproved alleys. 3. Based upon the special and peculiar benefits accruing to the property (ORS 223.389). It is believed that all of the methods considered would meet the requirements of State law in being based upon the special and peculiar benefits accruing to the property. In addition, all of the methods would be applicable to both the West University Neighborhood and all areas of the City with unimproved alleys. As stated earlier in this memo, it is difficult to convert land use and zoning into an assessment formula in a consistently fair and equitable manner. The existing apportionment method includes land use and zoning factors and has proven to be extremely complicated and has historically required legal opinions to provide interpretations in certain applications. The methods of apportionment that best meet the criteria are the two based upon the physical attributes of properties. These methods include alley frontage and a combination of alley frontage and property area. The apportionment method using a combination of alley frontage and property area accounts for the varying sizes and frontages of properties abutting alleys including flag lots that abut alleys.