What is an LAD?
Local Assessment District (LAD) improvements typically include streets reconstruction, sidewalks, water utilities, and sewer utilities. Proposed LAD areas can be recommended where infrastructure and utilities have exceeded their useful life span which includes deteriorated streets with sidewalks needing to be improved to ADA standards. The City of Casper has completed several projects over the past 20 plus years to replace the aging infrastructure in older neighborhoods.
The purpose of adopting an LAD is to collaborate funding between the City and affected property owners in relation to right-of-way improvements such as sidewalks and utility improvements. Many property owners are not aware that the Casper Municipal Code requires property owners to maintain their sidewalks and curb & gutter in good repair and safe condition (Casper Municipal Code 12.08.017). Property owners also own sanitary sewer services to the City-owned main (Casper Municipal Code 13-05--+9).
Westridge Improvements Phase II
The City of Casper is considering substantial renovations and improvements to the Westridge area of Casper (Westridge Way, Westridge Place, Westridge Court and Westridge Lane), including neighborhood streets, sidewalks, and water. Constructed 60-70 years ago, the streets and sidewalks are deteriorating while the water lines frequently fail and need replaced. This project is known as Local Assessment District (LAD) No. 161.
Is this project necessary?
The City of Casper considers it necessary. The infrastructure in this area is past its lifespan, and the streets, sidewalks, and water lines are all in need of repair. Performing this maintenance all at once is the most cost-effective way.
Aren’t streets, sidewalks and water lines the City’s responsibility?
The Casper Municipal Code requires property owners to maintain sidewalks, curbs and gutters in good repair and safe condition. In other words, the City is responsible for most of this infrastructure, but property owners are responsible for some including their concrete curbwalk. This is why the City would pay approximately 65% of the estimated total costs and property owners would pay around 35%. This construction would not repair or renovate any water past the City’s curbstop, which are solely owned and maintained by property owners.
How does the LAD process work?
- Public Notice & Hearings:
The LAD creation process includes three public hearings to give affected property owners the chance to voice support or objections.
- Objections:
If more than 50% of property owners in the district file formal written protests, the LAD cannot move forward.
- Approval:
If fewer than 50% object, the City Council can move forward and adopt an ordinance to officially create the LAD.
How much would this cost me?
It depends on the size of your lot and your proximity to water lines. All costs are estimated and calculated according to the following: 1) $70/lineal footage of concrete curbwalk; + 2) Approximately 15% of professional costs.
To give these numbers some context, here’s an example of a 60’ lot located on the near side from the sewer main:
Remove and replace concrete curbwalk: 60’ X $70/ft = $4,200 (estimated)
$4,200 X 1.15 = $4,830 total assessment (estimated)
Please note that this estimate is an example and is intended to serve as a general representation. All lots and total costs will be different.
To assist with the cost of this project, the City of Casper is offering financing for property owners. Payments would be spread out over 10 equal annual installments at a 3% interest rate.
You can choose to make payments more frequently than the required annual installment at no penalty. Depending on the amount and frequency of additional payments, this would lower your total cost.
The City sympathizes that these costs might seem steep. However, this is an important and significant investment into your property. It will help prevent future backups and plumbing failures while improving your streets and sidewalks.