Regarding a Proposed Assessment Increase to Improve Landscaping and Continue Landscape Maintenance in Your Neighborhood
Wednesday, April 16, 2008 at 7:00 p.m.,
YOUR QUESTIONS AND INPUT ARE IMPORTANT TO US. Please feel free to contact the advisory board directly @ sunsetpointeac@gmail.com or comment on the blog.
Based on the response and feedback from the property owners during our first community meeting on Thursday, February 21, 2008, The Los Angeles County Department of Parks and Recreation through its Special Districts (Special Districts) is proposing an alternative, scaled-back plan to the one originally proposed, for increasing the existing assessment rate in Landscape and Lighting Act District (LLAD) No. 2, Zone 21 Sunset Pointe (Sunset Pointe).
The proposed alternative plan would increase the maintenance assessment from the current $550 per parcel to $750 per equivalent dwelling unit (EDU) as opposed to $850 per EDU as originally proposed.
The proposed $750 assessment eliminates the budget deficit for the Zone and provides enough funds to provide appropriate ongoing maintenance, trim all the trees this fall, and allow for a minimal amount of plantings where critically needed.
In addition, the $681,000 one-time contribution from a special County fund will be provided for required infrastructural improvements (new irrigation controllers, pipes and sprinkler heads, etc.) in the Zone, as long as the $750 per parcel assessment rate is approved and available to provide the necessary increased maintenance to effectively utilize the new irrigation infrastructure.
However, the additional funds needed to provide comprehensive landscape renovation, including additional extensive new plantings, will be deferred to reduce costs.
If the increase in the assessment rate is approved, the following is our plan of action and associated timelines:
Maintenance Assessment Increase to $750 per EDU approved June 24, 2008
New assessment rate will appear on the December 2008 property tax bill
Complete Survey and Topography of the Zone July – Aug 2008
Complete Irrigation and Planting plans for the Zone The irrigation and planting plans will provide a visual representation in plan-view of the irrigation and planting work in relation to areas and structures Sep - Oct 2008
Begin Renovation of Infrastructure
This renovation project will be undertaken utilizing the $681,000
Commitment from the County November 2008
Comprehensive Trimming of All Trees in the Zone
Oct 2008 – Feb 2009
Begin Replanting of Zone As funds Permit
Upon Completion of Infrastructural improvements
In order to help answer any questions you may have about the LLAD, your Zone and the proposed assessment increase, the following are some frequently asked questions by property owners:
Q1: What is a Landscape and Lighting Act District (LLAD)?
A: Landscaping and Lighting Districts are a type of special benefit assessment district, and involve the establishment of an area or district which encompasses parcels of land that will be benefited by the accomplishment of some public purpose, in this case, maintenance of landscaped public areas. Benefiting properties pay an assessment through their property tax bills to maintain the landscaping and improvements within the Districts and Zones therein. By law, the District and Zones must be self-supporting, and assessment funds must be used only for the specific District and Zone.
Q2: Who formed Sunset Pointe?
A: Sunset Pointe was originally formed by the Larwin Company in 1986. Larwin turned over maintenance of the majority of the common areas, backyard and side yard slopes, and irrigation systems to the Department of Parks and Recreation as part of LLAD No. 2, Zone 21 Sunset Pointe. At the time, a careful engineering analysis determined the specific areas to be maintained and the resulting cost per parcel. An annual assessment of $550 per parcel per year was established to pay for landscape maintenance, utilities, repairs and replacement of irrigation systems, replanting, and administration. There are currently 252 assessed parcels within this Zone.
Q3: How is the Sunset Pointe maintained and operated?
A: The Los Angeles County Board of Supervisors acts as the governing body of Sunset Pointe. However, Landscaping and Lighting Act Districts and Zones therein are set up as forms of self government, and as such, must be self-supporting. The County will not utilize any general funds to augment or supplement funding within the Districts or Zones. County Staff in the Department of Parks and Recreation administers the services provided. They also provide the same services to other similar Landscape and Lighting Districts and Zones. This is an efficient system for providing professional quality services.
Q4: What is the current assessment and how much is the proposed increase?
A: The current assessment rate, which has not changed since the formation of Sunset Pointe in 1986, is currently $550 per parcel per year. In the 22 years since the assessment was set, inflation has nearly doubled costs. As a result, the assessment no longer provides adequate funds to provide proper maintenance.
Current Assessment,
$550 per parcel per year
Unchanged since 1986, the current assessment is no longer adequate to fully fund the landscape maintenance.
Proposed Ongoing Maintenance Assessment Increase
+ $200 per EDU per year
One Equivalent Dwelling Unit (EDU) is the amount paid by each single family home. Commercial properties pay based on their size at the rate of 4 EDUs per acre. (For more details on the charge to EDUs, see Q5
TOTAL COST FOR ONGOING MAINTENANCE
= $750 per EDU per year
Q5: Why is the proposed increased assessment rate per Equivalent Dwelling Unit (EDU) as opposed to per parcel?
A: The current assessment methodology for the maintenance of landscaping and other improvements levies the same assessment on all parcels, regardless of the land use or parcel size. As such, homeowners are currently paying the same assessment as a large commercial parcel. In order for the commercial parcels to pay a more equitable portion of the total assessment, Special Districts is proposing a revised methodology for allocation of assessments based on EDUs, as opposed to per parcel. With this revision, each residential parcel would become 1 EDU. However, the number of EDUs in a commercial parcel would depend on the size of the parcel, with each commercial acre equaling 4 EDUs. For example, a 4-acre commercial parcel would equal 16 EDUs, and pay 16 times the assessment of a residential parcel (1 EDU). There are approximately 14.89 acres of commercial area in Sunset Pointe. In addition, several previously un-assessed peripheral parcels, which are currently undeveloped, would be assessed at 0.1 EDU each. As a result of the revised methodology, there would be a total of 298.56 EDUs in Sunset Pointe.
Q7: What could happen if the proposed increased assessment fails?
A: Over the 22 year period in which the assessment has remained unchanged, inflation has slashed its value. Funding is already inadequate to provide proper maintenance and upkeep. Over time the landscape will continue to deteriorate. As a result, landscape maintenance services would continue to be reduced to levels that can be supported by the available assessment revenues. A reduced level of service may include a reduction or elimination of trimming, weeding, and debris pick-up activities; the reduction or turning off of irrigation to plants; as well as delays or cancellation of needed repairs and/or plant replacements. The landscaping would deteriorate over time which may jeopardize the stability of the slope areas.
Q8: How do I know that this proposed assessment increase would be used for landscape improvements and not for other County services?
A: By law, the current and proposed assessment can only benefit properties within your Zone. Assessment funds are kept in separate accounts and are fully monitored.
WHAT’S NEXT
Below is a tentative outline of the timeline and process for the proposed assessment increase:
Summer/Fall 2007 Citizen advisory committee appointed by West Ranch Town Council reviewed options and developed consensus for this proposed assessment
Early February 2008 Letter to all property owners introducing the plan and inviting them to a community meeting
February 21, 2008 Community Meeting and public input
February – April 2008 Response to community input, answer questions, refine the plan if appropriate
April 16, 2008 Second Community Meeting
April 29, 2008 Board of Supervisors approves final plan and release of Proposition 218 compliant notice and ballot
June 24, 2008 Last date to submit ballots at Public hearing. Ballots tabulated and results announced.
YOUR QUESTIONS AND INPUT ARE IMPORTANT TO US. Please feel free to contact the advisory board directly @ sunsetpointeac@gmail.com
