Landscape Assessment Districts

What Is a Landscape Assessment District (LAD)?

A Landscape Assessment District (LAD) is a funding mechanism used by cities to maintain shared public spaces within specific neighborhoods. Property owners within a LAD pay an annual assessment (a dollar amount added to your property tax bill) that directly supports: 

• Landscape Maintenance – Most districts include plant materials, trees, ground cover, and irrigation systems that require ongoing care.
• Recreational Areas – Some districts include additional elements such as pathways and open spaces that require regular maintenance.
• Lighting & Safety – While most districts do not have lighting infrastructure, a limited number include pathway lighting that must be maintained.
• Neighborhood Enhancements – A small number of districts have additional features such as neighborhood entry signage, fencing, or other improvements. 

Each LAD is funded by the properties that benefit from these improvements, ensuring a fair and transparent system for maintaining Petaluma’s neighborhoods.

Not sure what LAD you live in? Please enter your address in the box at the top left of the map to find out.

Strengthening Petaluma’s Landscape Assessment Districts for a Sustainable Future 

The City of Petaluma is partnering with NBS, a municipal finance consulting firm, to evaluate, update, and strengthen the Landscape Assessment District (LAD) program. This project is focused on ensuring that funding for maintaining public landscaping and other community benefits is fair, transparent, and sustainable — protecting these services for years to come. 

Through this effort, the City is: 

• Compiling a full historical profile for each district to better understand costs, assessment trends, and maintenance needs.
• Prioritizing districts facing financial challenges to prevent service reductions or infrastructure decline.
• Engaging with property owners through council presentations, surveys, and community meetings.
• Developing long-term financial strategies to ensure districts remain solvent and able to meet future needs. 

Why This Matters

Many LADs in Petaluma were formed before Proposition 218, which set new standards for assessment approvals. Over time, costs have risen significantly, but assessments have not always kept pace, leading some districts into financial instability. To prevent future funding shortfalls, the City is: 

• Gradually increasing assessments where allowed to ensure adequate funding.
• Reevaluating the 2% inflator— historically, the City has increased assessments at a rate of 2% each year (most of the time). Since the rise in costs have exceeded this rate for years, the City recommends tying future adjustments to the Consumer Price Index (CPI), which helps to track how the prices of everyday things like goods and services change over time.
• Exploring consolidation or restructuring where it benefits property owners.
• Utilizing GIS mapping and field data collection to assess current conditions and plan for future maintenance needs. 

With a data-driven approach and direct community input, the City is working to create a fair, sustainable framework for managing and funding LADs long-term. 

View recordings and presentation slides for City staff presentations to City Council HERE.

Project Timeline & Engagement Plan

The City is conducting a phased approach to engagement and prioritizing districts facing the greatest financial challenges. This process will allow for focused discussions, detailed financial analysis, and appropriate long-term planning. 

LAD engagement will take place from 2025-2027. Each year we will focus on a group of LADs. By 2028, all of Petaluma’s 50 LADs will have undergone financial and structural assessments, ensuring each district is financially stable and able to support the necessary maintenance and improvements.

Key Milestones

Each district will follow the same engagement process to ensure an equitable outcome: 

• March – May of Engagement Year: Community surveys sent to property owners to gather feedback on priorities and funding needs.
• May – August of Engagement Year: Research and analysis of survey responses to inform potential solutions for each district.
• September – December of Engagement Year: Community meetings at the Community Center for direct engagement and discussion. Larger districts will have two meetings to allow for broader participation.
• January – March of Year Following Engagement: Implementation of next steps based on community feedback, including either a Proposition 218 process (which ensures property owners have a say in new or increased assessments), or service adjustments to align with current funding.
• May – July of Year Following Engagement: Annual LAD assessment process, including Council consideration of resolutions in May and a public hearing in July to confirm assessments. 

Please read on for a list of which LADs that will be engaged each year, along with what to expect.  

Not sure what LAD you live in? Please enter your address in the box at the top left of the map on this page to find out.

2025 Engagement Group 

The following districts will undergo engagement in 2025: 

• Anna’s Meadows
• Cader Farm Highlands
• Fairway Meadows
• Liberty Farms
• McNear Landing
• Shelter Hills
• Stratford Park
• Twin Creeks
• Southgate
• Tatum
• Willow Glen  

Property owners will receive a district-specific survey, followed by community meetings at the Petaluma Community Center between September – December 2025. Large districts will have two meetings to ensure broad participation. Based on the outcomes of these meetings, the City will either move forward with a Proposition 218 process or adjust services to align with current funding levels. 

Survey-Only Group (2025 Timeline)

The following districts will receive a survey in 2025 but will not require full engagement meetings: 

• Americana
• Avila Ranch
• Cader Farms
• Country Club Estates
• Cross Creek
• Graystone Creek
• Meadow Park
• Oaks at Sunnyslope
• Riverview
• Sonoma Glen
• Sycamore Heights
• Village East
• Washington Creek Village
• Woodside Village

These districts have been identified as financially solvent and are projected to remain stable over the next thre years. The survey will allow residents to provide feedback on existing services and identify any minor adjustments that can be made within current funding levels.

2026 Engagement Group 

The following districts will undergo engagement in 2026:  

• Corona Creek II
• Crane Glen
• Glenbrook
• Kingsfield
• Kingsmill
• Lansdowne
• Mountain Valley
• Park Plac
• Sequoia Estates
• Spring Meadows 

This process will mirror the 2025 engagement approach, with surveys and community meetings to gather input on funding and service levels.

2027 Engagement Group 

The final phase of engagement will take place in 2027 for:  

• Casa Del Oro
• Judith Court
• Magnolia Terrace
• St. James Estates
• Stoneridge
• Turnbridge
• Village Meadows
• Westridge Knolls
• Westview Estates
• Wisteria.  

These districts will go through the same review process, ensuring all LADs have received a thorough financial and operational evaluation.

City Council Presentations

PRESENTATION TO CITY COUNCIL - MARCH 3, 2025

On March 3, 2025, City staff gave a detailed presentation to the City Council about Petaluma’s LADs program. They discussed the current state of the program, plans to engage with and understand priorities of LAD residents, and the steps needed to adjust assessments and services to better meet community needs.

CLICK HERE to view a recording of the presentation or HERE to view the presentation slides.

PRESENTATION TO CITY COUNCIL - AUGUST 5, 2024

On August 5, 2024, City staff gave a presentation to City Council in which they outlined Petaluma's current LADs program, introduced an interim maintenance plan for approval, and proposed a comprehensive LAD program analysis including extensive community outreach.

CLICK HERE to view a recording of the presentation or HERE to view the presentation slides.

Partnership with NBS

The City has engaged NBS, a leading public finance consultant, to guide the review and restructuring of Petaluma’s LAD program. Their expertise includes: 

• Assessment Analysis – Evaluating current assessment structures and identifying necessary updates.
• Boundary & Asset Review – Using GIS data to clarify each district’s responsibilities and financial outlook.
• Financial Planning – Developing one- and three-year projections to prevent future funding gaps.
• Community Outreach & Training – Conducting engagement efforts and working with City staff to lead public discussions.

Proposition 218

Proposition 218, passed by California voters in 1996, ensures that property owners have a say in new or increased assessments (dollar amounts added to property tax bills). As we review, update, and strengthen our LADs program, we may encounter situations where a “218 Process”, a series of steps taken to determine levels of service and associated funding needs, is required. The Prop 218 process ensures transparency and property owner participation in funding decisions for LADs, helps maintain Petaluma’s landscaped areas, and gives residents a voice in how their money is spent.

Here’s a simple step-by-step breakdown of how the Proposition 218 process works for our residents in Landscape Assessment Districts (LADs):

1. Determining the Need for Changes
City staff and NBS review the current costs and funding for maintaining landscaping in your area. They also review community feedback, then check if there is enough money to keep up with rising expenses. If changes are needed, the Prop 218 process must be followed.

2. Prepare An Engineer’s Report
This report explains why a new fee is needed and what services it will cover. It also shows how costs are shared fairly among property owners. The report makes sure the money only pays for benefits in your district.

3. Notifying Property Owners
The City will send a notice to all property owners affected by the change along with a voting ballot. This will explain the new assessment, why it’s needed, and how to vote. Owners have at least 45 days to review and return their ballots.

4. Holding a Public Hearing
We will hold a public hearing where property owners can ask questions or share concerns. Ballots must be received before the hearing ends.

5. Counting the Votes
Each ballot is weighted based on the amount of the proposed assessment for that property (larger fee assessments have a greater vote impact). If more than 50% of the weighted votes support the change, it moves forward to City Council for final approval. If most owners vote no, the change does not happen.

6. Applying the New Assessment
If approved by City Council, the new assessment dollar amount is applied to property tax bills to pay for maintenance and improvements in the LAD as outlined in the engineer’s report. If denied, the City may have to reduce services or find another way to fund them.