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CDD’s 2014 Draft Budget Recoups Incorrect 2013 Credit

Westchase Community Development District (CDD) supervisors are discussing a tentative spending plan that projects a 7.62 percent increase in operations and maintenance spending.

CDD assessments have three possible components: operations and maintenance, debt service (which only applies to neighborhoods in the former CDD East) and a local assessment in West Park Village and gated neighborhoods to cover road, alleyways, streetlight and gate maintenance. The assessment portion that sees the greatest scrutiny each year is the Operations and Maintenance assessment. This assessment covers costs for landscaping and maintenance of ponds, common areas, rights-of-way and parks.

The basic operations and maintenance assessment is projected in the draft budget to rise from $374.43 in 2013 to $402.86 in 2014, an increase of 7.62 percent. Homes in Radcliffe and in villages off Countryway Boulevard, however, will see higher operations and maintenance assessments than this to enable the district to recover an incorrect credit extended to homeowners last fall. Those homeowners, who made their last debt service payments (covering bonds that financed their neighborhoods’ infrastructure) in 2010-2011, received a credit for overpayment in 2012. Despite WOW’s inquiry about it last year, district management company Severn Trent incorrectly repeated the credit for 1,000 homes in the western villages in 2013. The credit, ranging from $44 to $100 per home, will be recouped in this fall’s assessment. Severn Trent notified homeowners last year by mail about the error.

The Community Development District’s fiscal year begins in October. The budget season, which will culminate with the CDD’s Aug. 6 public budget hearing, begins each year with the passage of a draft outline containing the highest levels of spending anticipated by supervisors. Supervisors, however, generally comb through this spending plan from June through August, fine-tuning budget lines and often producing a smaller spending plan.

At their June meeting supervisors discussed how to fund just over $200,000 in possible capital improvements, ranging from the refurbishment of the West Park Village spray park ($100,000), the installation of LED signage ($45,000), a decorative fountain for a West Park Village retention pond visible from Linebaugh Avenue ($22,500) a landscape chipper ($18,000), and a volleyball court ($16,500). The district will likely fund the spray park, the spray fountain and landscape chipper from $260,000 in surplus funds accumulated over the past three years, thus not affecting assessments. They tabled discussion of the sand volleyball court until after completion of the Westchase Recreation Center and have requested more information about the signs before taking action.

Currently the draft of the 2014 spending plan still has $100,000 budgeted for capital improvements. In addition to signage, other items district staff has proposed covering with this fund include 10 storm sewer drain filter baskets ($10,000) and the conversion of restroom faucets and flush valves to hands-free sensors ($4,500).

June’s meeting also saw supervisors determine that salaries for two of the CDD’s four staff members will increase five and eight percent. Supervisors initially budgeted an increase of fifteen percent in staff bonuses and these funds may be shifted to the payroll line.

The draft budget includes a handful of other line-item adjustments. Increases were made to funds for general repairs and maintenance ($10,000 increase to a total of $22,000); legal services ($10,000); holiday decorating ($2,000); and CDD staff benefits ($13,000). Decreases were made to lines for sidewalk repair (declining $16,000 to a total of $15,000) and fuel ($5,000). One of the district’s largest expenditures – the landscaping contract with Mainscapes – is up for renewal in 2014 and supervisors are waiting for a commitment that the company will extend the contract for a year with no increase.

Supervisors will continue to discuss and perhaps adjust the proposed spending plan at their July 9 and Aug. 6 meetings, which are held at 4 p.m. in the WCA office building adjacent to the West Park Village Pool and Tennis Club. The final budget will be approved at the August session. Public input is welcomed.

Please see below for the proposed assessment table. Click here to download and view the entire draft budget in PDF format.

Proposed 2014 CDD Assessment Table

The Westchase Community Development District (CDD) will approve its budget and final assessments at their public budget hearing on Tuesday, Aug. 6. Thus, the initially proposed assessments listed below may change after public input. The district’s assessments, which will appear on your county property tax bill this fall, do not include fees assessed by the Westchase Community Association (WCA) for maintenance of the swim and tennis facilities or by any sub-homeowner association with jurisdiction over your property.

As you view the table, the extreme left column will list your neighborhood by name. Debt Service in the second column represents your assessment for repaying 20-year bonds that funded the construction of your neighborhood’s infrastructure. This assessment varies widely among neighborhoods because it is based upon the number and size of a neighborhood's lots and construction costs. Radcliffe and all villages off Countryway Boulevard made their last debt service payment in 2010 or 2011. Debt service payments for the rest of Westchase will continue until 2016 through 2020.

The Operations and Management (O&M) Assessment in the third column represents your annual payment toward the district’s general operations and maintenance. These funds offset costs for landscaping and maintenance of ponds, common areas, rights-of-way and parks (not including the swim and tennis centers and their staff). These typically are the same among all single-family homes, regardless of village. This year the O&M assessments, however, are not the same across all Westchase homes. They are higher in Radcliffe and those villages off Countryway Boulevard because of an error the district made in its 2013 budget. In the 2013 budget, surplus funds from past Debt Service payments were incorrectly credited back to homeowners for a second straight year. In the 2014 budget, the district is recouping the incorrect 2013 credit in addition to making the standard O&M assessment of $402.86 per home. Thus, homes in the western villages will see their total assessments rise at a higher percentage rate than homes in the east. If the district were not recouping its 2013 error, single family homes in these Western villages would see total projected assessment increases of 7.62 percent.

The Local assessment in the fourth column covers the costs of operations, maintenance and capital improvements associated with neighborhood-specific programs within gated villages and West Park Village. These programs may include such things as gates and access programs, street lighting and road maintenance reserves.

The final two columns provide a total of all assessments for your neighborhood and the percentage change from the current fiscal year (2013). This number, if approved without change, will appear on your non ad valorem property tax bill in November.

Note: For commercial assessments indicated by an asterisk, the total assessment is determined by multiplying the sum of assessments across all columns by the number within parentheses (the unit multiplier). This is why the number appearing in the total assessment column for entities with asterisks is not a simple sum of the previous columns. For all homeowners’ assessments, however, the unit multiplier is one, so they have been omitted from the tables.

Proposed 2014 CDD Assessments

Village

Debt Service

M & O

Local 

Total Assessment 

Percent Change

 

 

 

 

 

 

         

 

Wycliffe

$0.00

$458.72

$0.00

$458.72

23%

Bennington

$0.00

$460.72

$0.00

$460.72

23%

Woodbay

$0.00

$464.92

$0.00

$464.92

24%

Berkley Square

$0.00

$285.49

$0.00

$285.49

8%

Glenfield

$0.00

$454.36

$0.00

$454.36

21%

Keswick Forest

$0.00

$467.12

$0.00

$467.12

25%

Shopping Center* (9.9)

$0.00

$14,685.97

$0.00

$145,391.10

9%

Shopping Center* (7.24)

$0.00

$14,685.97

$0.00

$106,326.42

9%

Glencliff

$0.00

$459.33

$0.00

$459.33

23%

Harbor Links

$0.00

$488.40

$577.43

$1,065.84

12%

Harbor Links/The Estates

$0.00

$521.05

$577.43

$1,098.49

15%

The Enclave

$0.00

$402.86

$168.00

$570.86

5%

Saville Rowe

$0.00

$402.86

$273.95

$676.82

4%

Ayshire

$0.00

$463.01

$0.00

$463.01

24%

Cheshire

$0.00

$453.73

$0.00

$453.73

21%

Derbyshire

$0.00

$453.62

$0.00

$453.62

21%

Epic Properties* (400)

$0.00

$285.49

$0.00

$114,197.27

8%

Radcliffe

$0.00

$477.85

$0.00

$477.85

33%

7-Eleven* (1.17)

$0.00

$14,685.97

$383.69

$17,182.58

9%

Primrose* (1.27)

$0.00

$14,685.97

$383.69

$18,651.18

9%

Professional Center* (1.82)

$0.00

$14,685.97

$383.69

$26,728.47

9%

Professional Center* (5.54)

$0.00

$14,685.97

$0.00

$81,360.27

9%

Former Welcome Center* (0.53)

$0.00

$14,685.97

$0.00

$7,783.56

9%

Golf Course* (58)

$0.00

$83.39

$0.00

$4,836.41

6%

Greensprings

$763.00

$402.86

$692.29

$1,858.16

4%

Greencrest

$969.00

$402.86

$692.29

$2,064.16

4%

Greenshedges

$656.00

$402.86

$692.29

$1,751.16

4%

GreenMont

$762.00

$402.86

$692.29

$1,857.16

4%

Greendale

$775.00

$402.86

$692.29

$1,870.16

4%

GreenPoint

$824.00

$402.86

$692.29

$1,919.16

4%

50' Village Green

$894.00

$402.86

$692.29

$1,989.16

4%

60' Village Green

$1,002.00

$402.86

$692.29

$2,097.16

3%

TH Village Green

$869.00

$402.86

$692.29

$1,964.16

4%

50' West Park Village

$776.00

$402.86

$228.41

$1,407.27

1%

60 'West Park Village

$869.00

$402.86

$228.41

$1,500.27

1%

Dplx/Villa West Park Village

$504.00

$402.86

$228.41

$1,135.27

2%

TH West Park Village

$424.00

$402.86

$228.41

$1,055.27

2%

TH(80') West Park Village

$399.54

$402.86

$228.41

$1,030.81

2%

TH(115' )West Park Village

$491.80

$402.86

$228.41

$1,123.07

2%

Dplx/Villa West Park Village

$566.57

$402.86

$228.41

$1,197.84

2%

50' West Park Village

$909.44

$402.86

$228.41

$1,540.71

1%

60' West Park Village

$1,005.25

$402.86

$228.41

$1,636.52

1%

TH West Park Village

$344.00

$402.86

$228.41

$975.27

2%

TH(80') West Park Village

$411.69

$402.86

$228.41

$1,042.96

2%

Dplx/Villa West Park Village

$583.38

$402.86

$228.41

$1,214.65

2%

50' West Park Village

$933.90

$402.86

$228.41

$1,565.17

1%

Castleford

$410.00

$402.86

$0.00

$812.86

4%

Stamford

$410.00

$402.86

$0.00

$812.86

4%

Baybridge

$328.00

$402.86

$0.00

$730.86

4%

Wakesbridge

$361.00

$402.86

$0.00

$763.86

4%

Abbotsford

$389.00

$402.86

$0.00

$791.86

4%

Chelmsford

$410.00

$402.86

$0.00

$812.86

4%

Brentford

$599.00

$402.86

$0.00

$1,001.86

3%

Kingsford

$529.00

$402.86

$0.00

$931.86

3%

Stockbridge

$457.00

$402.86

$0.00

$859.86

3%

Sturbridge

$377.00

$402.86

$0.00

$779.86

4%

Stonebridge

$288.00

$402.86

$354.21

$1,045.08

11%

Woodbridge

$367.00

$402.86

$0.00

$769.86

4%

Vineyards

$549.00

$402.86

$313.42

$1,265.29

2%

TH Cavendish

$219.63

$402.86

$228.41

$850.90

2%

Gables Residential III* (615)

$111.00

$285.49

$0.00

$175,578.30

6%

Arlington Park Condos

$160.04

$285.49

$0.00

$445.53

5%

Gables Commercial* (0.94)

$0.00

$14,685.97

$0.00

$13,804.81

9%

Kids R Kids* (1.73)

$2,924.00

$14,685.97

$0.00

$25,406.73

7%

CVS* (1.42)

$2,501.00

$14,685.97

$0.00

$20,854.08

7%

Applebees* (1.04)

$2,225.00

$14,685.97

$0.00

$15,273.41

7%

Burger King* (1.69)

$2,098.00

$14,685.97

$0.00

$24,819.29

7%

Office* (2)

$2,765.00

$14,685.97

$0.00

$29,371.94

7%

Residential* (51)

$232.00

$402.86

$156.98

$20,546.11

7%

Westchase Town Center* (3.75)

$3,548.71

$14,685.97

$0.00

$55,072.39

7%

Westchase Town Center* (0.57)

$3,548.71

$14,685.97

$0.00

$8,371.00

7%

Westchase Town Center* (3.24)

$3,548.71

$14,685.97

$0.00

$47,582.54

7%

Morton Plant Mease* (2.74)

$2,924.00

$14,685.97

$0.00

$40,239.56

7%

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