Q. What is a Community Development District (CDD)?
A. A community development district (CDD) is an independent special-purpose unit of local government established by a developer or landowner with government approval. CDDs offer an attractive and cost-effective means of providing for the financing and management of major infrastructure systems and services to support the development of new communities. The Tradition Community Development Districts are independent special districts created pursuant to and existing under the provisions of Chapter 190, Florida Statutes.
Q. Can there be more than one CDD in a community?
A. Yes. It is possible to have more than one CDD in a new community. This strategy makes sense when the project encompasses many years, multiple uses and a large site. Another reason to consider multiple districts, particularly for long-term projects, is that control of a CDD may begin to transfer to residents, through election of the Board of Supervisors by residents rather than landowners, before the necessary infrastructure has been implemented throughout the entire community. Therefore, it may be wise to have more than one CDD to ensure that the developer-landowner retains control longer than would be possible if only one CDD were utilized. There are a total of ten districts in Tradition. View the CDD Boundary Map. Each of the neighborhoods in Tradition lay within the following Districts:
- Bedford Park – District No. 3
- The Promenade – District No. 3
- The Lakes – District No. 3
- Heritage Oaks – District No. 4
- The Estates – District No. 4
- Victoria Parc – District No. 4
- Westcliffe Estates – District No. 4
- Vitalia – District No. 5
- TownPark – District No. 6
Q. What do the Tradition CDDs fund?
A. The Districts fund, through Series 2003 Bonds, the construction and/or acquisition of water and sewer utilities, storm water management improvements, landscaping, streetlights, wetland mitigation and roadways within their boundaries.
Q. How are CDDs governed?
A. A CDD is a unit of local government like a county or a city, although it does not have the regulatory powers of a county or city. CDD’s are governed by a five member Board of Supervisors, elected initially by District landowners on a one vote to one-acre basis. Commencing no sooner than six years following creation of the District, and only after there are at least 250 qualified electors, Supervisors whose terms are expiring may be elected by qualified electors (typically residents) of the District. Like all municipal elections, the Office of the Supervisor of Elections oversees the vote. CDD Supervisors are subject to Florida ethics and financial disclosure laws. Board meetings are governed by the Florida “Sunshine” law, and therefore, must be noticed in a local newspaper and conducted in a public forum. Subject to the requirements of the public records law, CDD’s must make District records routinely available for public inspection during normal business hours. These requirements, as well as the governmental reporting and auditing requirements imposed on CDD’s by law, ensure that CDD’s are visible and accessible.
Q. How are District assessments determined?
A. Each property owner will pay an annual assessment, levied on the annual property tax bills as non-ad valorem assessments, based on two component costs. One is the capital amount required to amortize the long-term tax-exempt debt assessed against each lot, parcel or acre for the public facilities acquired or constructed by or on behalf of the District. This capital assessment remains constant. The other is an annual assessment for operations and maintenance (O & M) of District facilities. The annual assessment amounts vary in relation to the land class of the property, and to the infrastructure benefit allocated to the property. Each year, the District Board of Supervisors advertises for and holds a public hearing to set its budget and the level of assessments. For detailed information on current assessment amounts, please contact Frank Sakuma, District Manager with Special District Services, Inc., (772) 345-5119 or firstname.lastname@example.org.
Q. How often does the Tradition Community Development District Board of Supervisors meet?
A. The Boards meet at 11:00 AM on the 2nd Tuesday of every month at Tradition Town Hall – 10799 SW Civic Lane, Port St. Lucie, FL 34987, agenda pending. Meetings are open to the public. The annual meeting schedule is advertised once, and cancellations are not. To confirm a scheduled meeting is occurring, please contact the District Manager.
Q. How long do residents of Tradition have to pay CDD assessments?
A. Residents of Tradition are subject to two assessments, a Bond assessment and an Operations and Maintenance (O&M) assessment. Residents will continue to make O&M assessments, which pay for the ongoing expenses of the Districts, as long as the CDDs exist. Regarding the bond assessment, unless the bond is paid off prior to 2035 or unless a resident has paid off their assessment, residents will pay bond assessments until 2035 when we make our last principal payment. A resident may pay off their bond assessment in advance. The District may also pay off the bond. Residents may contact Alan Mishlove at 407-382-3256 to pay off their bond assessments.
You will also find more detailed information regarding the Tradition Community Development Districts by visiting their individual websites:
- Tradition Community Development District No. 1
- Tradition Community Development District No. 2
- Tradition Community Development District No. 3
- Tradition Community Development District No. 4
- Tradition Community Development District No. 5
- Tradition Community Development District No. 6
- Tradition Community Development District No. 7
- Tradition Community Development District No. 8
- Tradition Community Development District No. 9
- Tradition Community Development District No. 10
The Tradition CDDs are managed by Special District Services, Inc. (SDS) – Frank Sakuma, District Manager (772) 345-5119, email@example.com, and office hours 8:30-5:00, Monday – Friday.