Mankato council amends Victory Drive assessment after resident objections

MANKATO, Minn. — The Mankato City Council on Oct. 14 amended the final assessment roll for the Victory Drive reconstruction (project 11005) after a resident’s objection about differences between preliminary estimates and final charges.

Corey Bienfang, interim city engineer, explained the mechanics of the assessment process and why property owners sometimes see differences between preliminary estimates and final bills. "There are really four components that drive the assessment," Bienfang told the council, listing frontage, driveway, services and elected additional work as the elements that determine a property’s final assessment. He said final service charges reflect "as‑bid" contract prices rather than preliminary engineer estimates.

Resident Greg Melbreath told the council he received multiple, conflicting assessment communications for his property on Hoffman Road — an initial preliminary role with a higher figure, a later $5,000 estimate, and then bills showing larger amounts. Melbreath also criticized site restoration and landscaping after the county‑led reconstruction. "How is a homeowner supposed to budget accordingly with a 65% increase?" he asked.

Council members pressed staff for context. Council member McLaughlin described the variance on one pocket of the assessment as about 26% for the utility/service portion; Bienfang said that in the Victory Drive project the service cost rose on some properties because the final, as‑bid costs were higher than the engineer’s initial estimate. Council members also questioned how a driveway apron not shown in the preliminary role came to be charged in the final roll.

After discussion, Council member Lavin moved — and Council member Hetampa seconded — an amendment excluding the $2,377.90 driveway/apron charge for 2024 Hoffman Road from the Victory Drive final assessment roll. The council adopted the amended roll on a roll‑call vote. The clerk recorded unanimous approval for the amended resolution.

Why it matters: Assessments fund reconstruction work by assigning some project costs to benefited properties. The council’s amendment reduced a single property’s assessed amount after public testimony and staff review of project as‑built work and prior estimates.

What the record shows: Bienfang said the city prepares preliminary assessment roles and feasibility studies based on the data available at that stage and that final assessments reflect measured, as‑built quantities and awarded contract prices. Council members urged staff to improve estimation and outreach so property owners see more accurate preliminary figures in future projects.

Next steps: The council adopted the remaining items on the assessment agenda at the Oct. 14 meeting. The city also agreed to pursue follow‑up with Blue Earth County on restoration work for yards and landscaping in areas where county contracts performed reconstruction work. The homeowner who spoke may pursue county follow‑up on landscaping remediation.