Q & A from The Ranches Improvements Project Virtual Meeting:
Below are all of the questions received during the virtual outreach session and in the days that followed.
Q: Will any trees be replanted to replace the ones being cut down?
A: As a designated Tree City USA for several decades, the City is committed to retaining as many trees as possible and will only be removing those trees that are absolutely necessary for this project. When the final official count of trees removed has been tallied, City officials will make a determination on how many and what kind of trees would be planted, and where.
Q: Wouldn’t the length of our individual property frontage be considered in assessments?
A: Exactly how the assessment will be divided among the property owners, and whether or not road frontage will be a factor is unknown at this time. An independent consultant will be retained by the City to conduct a deep-dive analysis on the methodology of the assessment.
Q: The estimated range of $2,000-$4,000 annually was provided as a possible assessment, but how long would that have to be paid?
A: The range provided was an estimate based on a 10-year loan, a 15-year loan, and a 30-year bond.
Q: Why isn’t the City sharing the cost of repaving the roads?
A: The City is paying for the overgrowth cutback at the outset of this project and City funds and ARPA funding are paying for the drainage improvements part of the project. As has been done in the past in The Ranches, the road resurfacing is anticipated to be paid by a special assessment to the property owners within The Ranches. The City has considered contributing to the road resurfacing, but a final determination has not yet been made.
Q: When the work is complete and there’s damage to the embankment/grass from bulk pickup, will the city restore the landscaping?
A: No. The City will conduct maintenance on the drainage ditches—including the banks of the ditches—as needed.
Q: Legally the City of Parkland can assess residents of The Ranches, but is it the right thing to do relative to other assessments in Parkland like Holmberg Road resurfacing?
A: Holmberg Road is a major roadway that runs the full east-west length of the City and is used by all residents of the City and improvement costs are paid by taxes. The local roads in The Ranches are primarily used by the residents/property owners of The Ranches and their guests and invitees.
Q: Is the City paying for the repaving of Ranch Road since it owns land on Ranch Road?
A: The City will be responsible for its proportionate share of the road repaving.
Q: Why are all City residents not paying for the road repaving as we would have to pay for repair for other City Streets?
A: The local roads in The Ranches are primarily used by the residents of The Ranches, and their guests and invitees.
Q: What is the purpose of digging the ditches deeper and how does this increase resident safety?
A: Deepening the ditches increases water volume and water flow. The drainage improvements and road resurfacing will create a more efficient drainage system that dramatically reduces the likelihood of flooding or water ponding on streets during storms and heavy rain events. The increase in depth and water volume makes it easier for firefighters to draw water from the ditches if needed.
Q: What is the depth to which the ditches will be filled?
A: The ditches will be dredged to remove silt and debris to facilitate improved water flow and will achieve the average rainy season elevation for this area (North American Vertical Datum). This will produce an average depth of four feet to five feet in the ditches.
Q: Will any guard rails be installed?
A: Yes. The pipe railing along the ditch on the north side of Trotters Lane will be replaced with guard rail that meets current safety standards.
Q: How often does the City plan to maintain the ditches and keep them healthy?
A: Upon completion of the project, it is expected that maintenance will be required after five years. The City will maintain its commitment to routine upkeep for properties that have executed an easement to provide the City access. Property owners who have not signed an easement will be responsible for their own maintenance.
Q: Can we agree fire hydrants are more important than deeper ditches?
A: Installing fire hydrants would require a municipal water source. Municipal water is not part of the scope of this project as it is cost prohibitive. The increased depth of the ditches and increased water volume in them will make it easier for firefighters to draw water from them if needed.
Q: The roads in front of businesses and landscape companies are damaged more than in front of homes, why are homes responsible for that damage?
A: Exactly how the assessment will be divided among property owners, and whether or not homes vs. businesses will be a factor, is unknown at this time. An independent consultant will be retained by the City to conduct a deep-dive analysis on how the assessment should be paid.
Q: The City is paying some money towards the roads in Pine Tree Estates. Can’t the City match that amount in The Ranches?
A: The City has considered contributing to the road resurfacing in The Ranches, but a final determination has not yet been made. The City is paying for the overgrowth cutback at the outset of this project and City funds and ARPA funding are paying for the drainage improvements part of the project.
Q: Is there a cost for water only, without sewer?
A: The City looked into numerous scenarios including water alone and water with sewer and all projections were cost prohibitive.
Q: The ditches have not been maintained for 21 years, isn’t this the reason why they are not performing properly?
A: Over time, erosion and degradation naturally occur and require regular maintenance. In most cases, the City’s right-of-way is only half of the ditch. Maintenance on half of a ditch, or just some of the ditches, is ineffective in this ecosystem of ditches. That’s why having signed easements from property owners to provide access is so important for this project and maintenance moving forward.
Q: How much of the City’s budget is currently allocated to road maintenance/upkeep, what roads is it going to, and how much has the City spent on roads in The Ranches over the past 20 years?
A: The City has a Streets Division with an annual budget of $1.1 million. This Division maintains streets, drainage, curbing, sidewalks, and landscaping. Individual costs for streets maintenance by neighborhood is not tracked.
Q: Has there been consideration of delaying the road resurfacing until interest rates come way down?
A: Pricing has been trending upward with no indication of when it would reverse and product costs continue to increase, which has been a consideration.
Q: What happens if the budgeted estimate grossly underestimates the actual cost, are the residents stuck with the higher cost?
A: Because the actual cost will be determined in the near future (next few months during the RFP process), staff is comfortable with the range provided.
Q: Are all ditches being refurbished or only those on certain streets?
A: All drainage ditches in The Ranches will be improved and maintained moving forward. The only exception would be, if the City needs an easement for access to perform and maintain the improvements and the property owner does not sign. In that situation, the ditches located on private property for which the City does not have an easement would not be improved or maintained and will be the responsibility of the property owner.
Q: Is there consideration to limit public access to roads in The Ranches since it is argued only residents of The Ranches are getting the special benefit of road resurfacing?
A: No.
Q: How much of the road will be destroyed due to the drainage work being done?
A: The roads in The Ranches will not be destroyed by the drainage improvement work. The road resurfacing will be done in sequence after the drainage improvements.
Q: Are there areas to save on costs?
A: The City has explored and will continue to explore cost savings opportunities. As an example, the City has already received appropriations funding in the form of a $100,000 match from the State of Florida for the pump station that will be installed in this project.
Q: Are the road incline changes and guard rail part of the drainage improvements or road resurfacing?
A: Road resurfacing.
Q: When does the City anticipate getting bids for the cost of the repaving?
A: Between September and October of 2024.
Q: When would the special assessment start?
A: Undetermined at this time.
Q: Will residents have input on the financing terms of the assessment?
A: Feedback is welcome.
Q: Can special payment plans be made for the assessment?
A: No.
Q: Was a survey ever done to see if residents support road resurfacing?
A: No. This project has been part of the City planning for several years based on feedback from residents of The Ranches, known drainage infrastructure shortcomings, and ponding and flooding problems during heavy rain events.
Q: Will there be a public meeting at which residents are invited to ask questions live?
A: On July 23, 2024 the City held a live virtual community outreach that explained all phases of the project and invited residents to ask questions. No additional meetings are scheduled at this time.
Q: Could the City do a special assessment of all residents for the repaving of roads in The Ranches and how much would that assessment be?
A: The local roads in The Ranches are primarily used by the residents/property owners of The Ranches, and their guests and invitees, and would not qualify for a Citywide special assessment.
Q: What is the “special benefit” residents of The Ranches get from the road repaving and, if residents want to opt out of the road repaving, will the City reconsider?
A: No. The road repaving is improving the local roads that provide access to the homes/properties in The Ranches. The project plan to resurface the roads is moving forward. The City has indicated that it may contribute to the road resurfacing beyond its proportionate share of the cost, but a final determination on that has not been made.
Q: Northwest 84th Avenue is narrow, will one lane still be accessible at all times and will delivery vehicles be able to access homes?
A: Yes.
Q: Have any other public roads in Parkland been paid for by a special assessment to certain residents only?
A: In the 1980s, roads in The Ranches were repaved and the property owners of The Ranches were assessed.
Q: Why do we have to pay the same taxes as those who actually have sewer and water?
A: All residents’ sewer and water costs are billed by a water utility, not the City of Parkland.
Q: After the overgrowth cutback and the drainage improvements, will plants be replanted on the ditch banks?
A: No, only Bahia sod will be put on the ditch banks.
Q: Can ARPA funds be used toward the road repaving for this project?
A: No. At the time of the distribution of ARPA funds, road repaving was not an eligible use.
Q: In the past 20 years, how many special assessments have been levied on Parkland residents and what were they?
A: Yes, for fire, solid waste, and stormwater. The amounts for each can be found on your tax bill.
Q: Has the Full Depth Reclamation (FDR) process been looked into to see if it would save time and money? Would FDR work for The Ranches?
A: As part of the project, the roads were analyzed through geotechnical samples which illustrated the roadway base material was in good condition. As a result of the geotechnical analysis, traditional milling and resurfacing was the chosen methodology for the roadway.
Q: How much is the federal grant for the drainage project and how much is Parkland paying for the drainage project?
A: The total estimated cost for the drainage project is $10.2. million. American Rescue Plan Act (ARPA) funds will be used to pay approximately $5 million and the City will pay the remaining balance of approximately $5.2 million.
Q: The drainage work is causing additional road damage over and above the current road damage. Is the City paying for that repair or is it being passed onto homeowners?
A: The City’s Contractor or the City will be responsible for the repairs related to damage caused by the drainage work. Any additional cost resulting from damage to the roadway that is proven to have occurred from the drainage project, once approved, will be paid by the City or the City’s Contractor. Costs associated with such repair work will not be passed onto the homeowners as part of the roadway assessment.
Q: Has the City determined yet if they will be contributing to the road costs?
A: No.
Q: Does the City have a law/rule that, if trees are cut down, they must be replaced?
A: The City has a replacement/planting program that is planned and budgeted every year. This allows for continual renewal of the current tree canopy throughout the City.
Q: Have the financing terms been determined yet for the roads?
A: No.
Q: How big is the loan, how many years will it be, and what is the interest rate?
A: Unknown at this time, but residents will have a one-time, pay in full option.
Q: When will the assessment to residents start?
A: It is anticipated to commence on the November 2025 tax bill.
Q: Who will pay for road maintenance and repaving the roads going forward? Will a fund be set up so we aren’t back in this situation again in 20 years?
A: Unknown at this time.
Q: When is it expected that the roads will need to be repaved again?
A: We do not currently have an estimated timeline for repaving the roadways in The Ranches after the completion of the resurfacing project. Once the resurfacing is complete, these roadways will be incorporated into a pavement management system in which they will be monitored and assigned a Pavement Condition Index (PCI). The PCI rates the pavement’s overall condition and identifies signs of deterioration. When the PCI rating falls below an acceptable threshold, the roadway will be evaluated for repaving. The lifespan of asphalt pavement is influenced by several factors, including traffic volume and load, climate conditions, temperature fluctuations, heavy rainfall, and UV exposure—all of which can accelerate deterioration. While the longevity of asphalt varies based on these factors, low-traffic residential streets typically have a lifespan of 20-30 years.