Agenda packet — Beaumont City Council, December 16, 2025 (part 8 of 12)

CFD 2025s - Page 1 of 2

MAJORITY PROTESTS ARE ONLY AGAINST A SPECIFIED
ISSUE.

UNDER THE ACT, THE CITY COUNCIL MAY EITHER
CONCLUDE THE PUBLIC HEARING ON DECEMBER 16, 2025

OR MAY CONTINUE THE PUBLIC HEARING TO A LATER DATE

IF THE COMPLEXITY OF THE PROPOSED DISTRICT OR THE

NEED FOR PUBLIC PARTICIPATION REQUIRES ADDITIONAL
TIME. IF THE CITY COUNCIL DETERMINES TO SUBMIT THE

QUESTION OF LEVYING A SPECIAL TAX, AN ELECTION WILL
BE HELD WITHIN CFD NO. 2025-S TO APPROVE THE LEVY OF
THE SPECIAL TAX THEREIN. AT SUCH AN ELECTION, EACH
LANDOWNER WITHIN CFD NO. 2025-S SHALL BE ENTITLED

TO CAST ONE VOTE FOR EACH ACRE OR PORTION THEREOF
OWNED WITHIN CFD NO. 2025-5. FOR THE PROPOSITION TO

BE ADOPTED, TWO-THIRDS OF THE VOTES CAST ON EACH
PROPOSITION AT THE ELECTION MUST FAVOR PASSAGE.

INQUIRIES
The full text of the Resolution of Intention, which includes the proposed Rate and Method and the list of Services to be financed, and a copy of the map of the proposed CFD No. 2025-S may be obtained from the person specified below.

For any questions relating to the proceedings, or any particulars, please contact the following designated person:

Mr. Gustavo Rorno
Interim City Manager
City of Beaumont
550 East 6th Street
Beaumont, CA 97773
(951) 769-8520
Elaine Morgan

CITY CLERK OF THE

CITY OF BEAUMONT
The Press -Enterprise
Published: 11/29/25

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CFD 2025s - Page 2 of 2

BEAUMONT
-C A L I F O R N A -
Staff Report
TO: City Council
FROM: Gustavo Romo, Interim City Manager
DATE: December 16, 2025
SUBJECT: Formation of CFD No. 2025-M (Maintenance Services) Description: This report presents a request from Meritage Homes of California, Inc. for the formation of Community Facilities District No. 2025-M to support approximately 366 planned residential units within the Fairway Canyon area. The proposed district would authorize the levy of a special tax under the Mello -Roos Community Facilities Act of 1982 to fund ongoing maintenance services, including parkway and street lighting, open space maintenance, stormwater and flood protection systems, water quality improvements, and public street sweeping. The City Council is asked to consider formation of CFD No. 2025-M, the associated Rate and Method of Apportionment, and the results of the public hearing and property -owner election required to establish and levy the special tax.

Background and Analysis:

The developer, Meritage Homes of California, Inc., a California corporation (the "Developer"), owns property containing 366 proposed residential lots within the City.

The property is located in the northwestern part of the City, west of Tukwet Canyon Parkway, and north of Oak Valley Parkway. The Developer has requested that the City form a community facilities district ("CFD No. 2025-M") to encompass the property in accordance with the Mello -Roos Community Facilities Act of 1982, as amended (the "Act"), to finance the costs of certain public services through the levy of a special tax.

The District is planned to include approximately 366 residential units.

In 2003, the City entered into a Development Agreement (the "Development Agreement") with LB/L-SunCal Oak Valley, LLC ("SunCal Oak Valley"). The Development Agreement requires the City to, among other things, cooperate with the developer in taking all steps necessary to cause a community facilities district or other alternative financing mechanisms to provide public financing for the construction of public infrastructure improvements on the property subject to the SunCal Development Agreement. The project subject to the Development Agreement was originally called Oak Valley and is now known as Fairway Canyon.

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SunCal Oak Valley was a subsidiary of a large land development company known as SunCal and was set up as a single -purpose entity to own and develop the Oak Valley project. Lehman Brothers provided financing to various SunCal subsidiaries for land development projects throughout California. In particular, SunCal Oak Valley received a loan from an affiliated entity of Lehman Brothers which was secured by a deed of trust against the Oak Valley project. Lehman Brothers also owned a 50% share of SunCal Oak Valley's equity.

Following the Lehman Brother's bankruptcy filing in 2008, SunCal Oak Valley entered bankruptcy as an involuntary debtor in California bankruptcy court as Lehman Brothers attempted to recover their investments in various SunCal projects by foreclosing on the various loans. In October 2011, following several years of litigation, Lehman Brothers and SunCal reached a settlement of their litigation pursuant to which, among other things, (1) SunCal would not object to the bankruptcy plan proposed by the bankruptcy trustee and (2) SunCal would have the option to purchase two projects from Lehman Brothers (one of which was the Oak Valley project) at an agreed price.

On January 6, 2012, the California bankruptcy court confirmed the final bankruptcy plan for SunCal Oak Valley and the other SunCal companies. The bankruptcy court's order provides that each of the various SunCal projects (including the Oak Valley project) were to be conveyed to the applicable Lehman Brothers affiliate, including all "right, title and interest in, to and under any development agreements, plans engineering reports, permits and community facilities district bonds." The final order from the bankruptcy court also specifically provided for the assumption of the Development Agreement by SunCal Oak Valley in the bankruptcy case and provided that any precondition to assignment or conveyance of any such contracts was deemed satisfied by the bankruptcy court's order. In particular, on March 27, 2012, the bankruptcy court entered a sale order conveying the Oak Valley project to LV Oak Valley Champions LLC pursuant to the final bankruptcy plan.

Pursuant to the settlement agreement between SunCal and Lehman Brothers, SDC Fairway Canyon LLC purchased the Oak Valley (now Fairway Canyon) project from LV Oak Valley Champions LLC. In July 2012, pursuant to Section 20.1 of the SunCal Development Agreement, the City consented to the assignment of the Development Agreement to SDC Fairway Canyon LLC.

The Act also authorizes the City to establish a CFD to finance certain public services through the levy of a special tax. The services that can be funded include the following:
• Police protection services, including, but not limited to, criminal justice (limited to providing services for jails, detention facilities, and juvenile halls).

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• Fire protection and suppression services, and ambulance and paramedic services.
• Recreation program services, library services, maintenance services for elementary and secondary school sites and structures, and the operation and maintenance of museums and cultural facilities
• Maintenance and lighting of parks, parkways, streets, roads, and open spaces. • Flood and storm protection services, including, but not limited to, the operation and maintenance of storm drainage systems, plowing and removal of snow, and sandstorm protection systems.
• Maintenance and operation of any real property or other tangible property with an estimated useful life of five or more years that is owned by the local agency or by another local agency (by agreement).

Services eligible to be financed by CFD No. 2025-M include maintenance and lighting of parks, parkways, streets, roads and open space, maintenance and operation of water quality improvements, including storm draining and flood protection facilities, and public street sweeping.

The Developer has requested that the boundaries of CFD No. 2025-M include the area described in Attachment A of the Resolution of Intention to Establish CFD No. 2025-M adopted by the City Council on November 4, 2025 (the "Resolution of Intention"), and that special taxes be levied within the boundaries of the District in accordance with Rate and Method of Apportionment (the "RMA") described in Attachments C to the Resolution of Intention. CFD No. 2025-M will also include an area designated as a "Future Annexation Area", which could be annexed into the CFD No. 2025-M in the future, subject to certain requirements.

The Resolution of Intention called for a public hearing to be held on December 16, 2025. The purpose of the public hearing is for the City Council to formally consider the approval of the formation of CFD No. 2025-M and the approval of the levy of the special taxes within CFD No. 2025-M. Notice of the public hearing was published in the Press Enterprise and mailed to the property owners in accordance with the Act.

In connection with the public hearing, Spicer Consulting Group has prepared a CFD Public Hearing Report, which describes and analyzes the services to be financed by CFD No. 2025-M and the estimated costs of such services. Following the close of the public hearing, the City Council will be asked to adopt the Resolution of Formation, which approves the formation of CFD No. 2025-M, the levy of the special taxes the District in accordance with the RMA. The Resolution of Formation calls for an election to submit to the qualified voters within CFD No. 2025-M ballot measures on the approval of the special taxes.

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On file with the City Clerk is a Certificate of the Registrar of Voters of Riverside County certifying that there are no registered voters residing within the boundaries of CFD No. 2025-M. Accordingly, under the Act, only property owners owning land in CFD No. 2025-M are eligible to vote at the election for CFD No. 2025-M with the owner having one vote for each acre (or portion thereof) that they own within the District. The Property Owner has executed consents and waivers of certain election procedures with respect to the election, including certain timing requirements with respect to the election, in accordance with the Act. Accordingly, if the City Council approves the Resolution of Formation then the City Clerk will conduct the election. The City Clerk will announce the election results and the City Council will be asked to adopt the Resolution Certifying the Election Results. Based on upon certification that 2/3rds of the votes cast are in favor of the propositions voted upon in the District, the Resolution Certifying the Election Results directs the City Clerk to record a notice of special tax lien on the property within the District. The City Council will then be asked to introduce the Ordinance authorizing the levy of the special tax within the District in accordance with the RMA.

Fiscal Impact:

The Developer has made deposits to pay for the costs of the formation proceedings, which may be reimbursed to the Developer from proceeds of a future bond issuance by the separate facilities CFD being formed in connection with the Fairway Canyon development. If established and subject to necessary City Council and voter approvals, CFD No. 2025-M will annually levy special taxes on all of the taxable property the District in accordance with the RMA (as attached to the Resolution of Intention). The property within the District is proposed to include CFD No. 2025-1 and CFD No. 2025-S and the District is currently included in an overlapping Beaumont Unified School District CFD.

The estimated cost to prepare this report is $1,500.

Recommended Action:

1. Adopt, "Resolution of the City Council of the City of Beaumont, California, Establishing City of Beaumont Community Facilities District No. 2025-M (Maintenance Services), Authorizing the Levy of a Special Tax Therein, Calling an Election Within the District and Approving and Authorizing Certain Actions Related Thereto";

2. Adopt, "Resolution of the City Council of the City of Beaumont, California, Acting in its Capacity as the Legislative Body of City of Beaumont Community Facilities District No. 2025-M (Maintenance Services) Certifying Election Results"; and

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3. Introduce by Title Only, "Ordinance of the City Council of the City of Beaumont, California, Acting in its Capacity as the Legislative Body of City of Beaumont Community Facilities District No. 2025-M (Maintenance Services) Authorizing the Levy of Special Taxes Within City of Beaumont Community Facilities District No. 2025-M (Maintenance Services)."
Attachments:

A. Resolution Establishing City of Beaumont CFD No. 2025-M B. Resolution Certifying Election Results
C. Ordinance Authorizing the Levy of Special Tax
D. Certificate of the Registrar of Voters
E. Public Hearing Report
F. Property Owner Waiver
G. Presentation
H. Notice of Public Hearing

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RESOLUTION NO.

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

BEAUMONT, CALIFORNIA, ESTABLISHING CITY OF
BEAUMONT COMMUNITY FACILITIES DISTRICT NO.
2025-M (MAINTENANCE SERVICES), AUTHORIZING THE

LEVY OF A SPECIAL TAX THEREIN, CALLING AN

ELECTION AND APPROVING AND AUTHORIZING

CERTAIN ACTIONS RELATED THERETO
WHEREAS, the City Council (the "City Council") of the City of Beaumont (the "City") has heretofore adopted Resolution No. 2025-62 stating its intention to form City of Beaumont Community Facilities District No. 2025-M (Maintenance Services) ("Community Facilities District No. 2025-M (Maintenance Services)" or the "District") and a Potential Annexation Area therein (the "Potential Annexation Area") pursuant to the Mello -Roos Community Facilities Act of 1982, as amended, being Chapter 2.5 of Part 1 of Division 2 of Title 5 of the Government Code of the State of California (the "Act"); and
WHEREAS, a copy of Resolution No. 2025-62 setting forth a description of the proposed boundaries of Community Facilities District No. 2025-M (Maintenance Services), the proposed boundaries of the Potential Annexation Area, the services and incidental expenses to be financed by the District and the rate and method of apportionment of the special tax proposed to be levied within the District is on file with the City Clerk; and
WHEREAS, notice was published and mailed to all landowners of the land proposed to be included within the District as required by law relative to the intention of this City Council to form proposed Community Facilities District No. 2025-M (Maintenance Services), to designate the Potential Annexation Area proposed for annexation to the District in the future, and to levy a special tax therein to finance the services and incidental expenses described in Resolution No. 2025-62; and WHEREAS, on December 16, 2025, this City Council conducted a noticed public hearing as required by law relative to the proposed formation of Community Facilities District No. 2025-M (Maintenance Services), the designation of the Potential Annexation Area and the levy of the special tax therein; and
WHEREAS, at the December 16, 2025 public hearing there was filed with this City Council a report containing a description of the services necessary to meet the needs of the District and an estimate of the cost of such services as required by Section 53321.5 of the Act (the "Engineer's Report"); and
WHEREAS, at the December 16, 2025 public hearing all persons desiring to be heard on all matters pertaining to the formation of Community Facilities District No. 2025-M (Maintenance Services), the designation of the Potential Annexation Area and the levy of the special tax were heard and full and fair hearings were held; and
WHEREAS, following the public hearing, this City Council has determined to authorize the formation of the District to finance the types of services (the "Services") and the incidental expenses (the "Services Incidental Expenses") set forth in Attachment "B" hereto, which are described in more detail in the Engineer's Report; and
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WHEREAS, at the public hearing evidence was presented to this City Council on the matters before it and the proposed special tax to be levied within the District was not precluded by a majority protest of the type described in Section 53324 of the Act, and this City Council at the conclusion of the hearing was fully advised as to all matters relating to the formation of the District, the designation of the Potential Annexation Area and the levy of the special tax; and WHEREAS, this City Council has determined, based on a Certificate of Registrar of Voters of the County of Riverside on file in the office of the City Clerk, that no registered voters have been residing in the proposed boundaries of Community Facilities District No. 2025-M (Maintenance Services) for each of the 90 days prior to December 16, 2025 and that the qualified electors in Community Facilities District No. 2025-M (Maintenance Services) are the landowners within the District; and
WHEREAS, on the basis of all of the foregoing, this City Council has determined to proceed with the establishment of Community Facilities District No. 2025-M (Maintenance Services) and to call an election therein to authorize (i) the levy of special taxes pursuant to the rate and method of apportionment of the special tax, as set forth in Attachment "A" attached hereto, and (ii) the establishment of an appropriations limit for Community Facilities District No. 2025-M (Maintenance Services);
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Beaumont, California:

SECTION 1. Each of the above recitals is true and correct.

SECTION 2. A community facilities district to be designated "City of Beaumont Community Facilities District No. 2025-M (Maintenance Services)" is hereby established pursuant to the Act. The City Council hereby finds and determines that all prior proceedings taken with respect to the establishment of the District were valid and in conformity with the requirements of law, including the Act. This finding is made in accordance with the provisions of Section 53325.1(b) of the Act.

SECTION 3. The boundaries of Community Facilities District No. 2025-M (Maintenance Services) are established as shown on the map designated "Proposed Boundary Map City of Beaumont Community Facilities District No. 2025-M (Maintenance Services), County of Riverside, State of California," which map is on file in the office of the City Clerk and was recorded pursuant to Sections 3111 and 3113 of the Streets and Highways Code in the City of County Book of Maps of Assessment and Community Facilities Districts in the Assessor -County Clerk -Recorder's office of the County of Riverside in Book No. 98 Page No. 9, on November 12, 2025 as Instrument No. 2025- 0354753.

In addition, the boundaries of the Potential Annexation Area are established and designated for future annexation to the District pursuant to Sections 53339.2 and 53339.3 of the Act in accordance with Resolution No. 2025-62, as shown on the map designated "Boundaries —Potential Annexation Area City of Beaumont Community Facilities District No. 2025-M (Maintenance Services), County of Riverside, State of California," which map is on file in the office of the City Clerk and was recorded pursuant to Sections 3111 and 3113 of the Streets and Highways Code in the City of County Book of Maps of Assessment and Community Facilities Districts in the Assessor - 2 4901-0174-2969v4/022599-0038

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County Clerk -Recorder's office of the County of Riverside in Book No. No. 98 Page No. 10, on November 12, 2025 as Instrument No. 2025-0354754.

SECTION 4. The types of Services and Services Incidental Expenses authorized to be provided for Community Facilities District No. 2025-M (Maintenance Services) are those set forth in Attachment "B" attached hereto. The estimated cost of the Services and Services Incidental Expenses to be financed is set forth in the Engineer's Report.

SECTION 5. The City Council finds and determines that the proposed Services are necessary to meet the increased demand that will be placed upon local agencies and public infrastructure as a result of new development within the District and that the Services to be financed benefit residents of the City and the future residents of the District.

SECTION 6. Except where funds are otherwise available, it is the intention of this City Council, subject to the approval of the eligible voters of the District, to levy annually a special tax at the rates set forth in Attachment "A" hereto on all non-exempt property within the District sufficient to pay for the Services and the Services Incidental Expenses at the rates set forth in a unanimous written consent of a property owner within the Potential Annexation Area request annexation into the District. The District expects to incur, and in certain cases has already incurred, Services Incidental Expenses in connection with the creation of the District, the levying and collecting of the special tax, and the annual administration of the District. The rate and method of apportionment of the special tax is described in detail in Attachment "A" hereto and incorporated herein by this reference, and the City Council hereby finds that Attachment "A" contains sufficient detail to allow each landowner within the District to estimate the maximum amount that may be levied against each parcel. As described in greater detail in the Engineer's Report, which is incorporated by reference herein, the special tax is based on the expected demand that each parcel of real property within Community Facilities District No. 2025-M (Maintenance Services) will place on the Services and on the benefit that each parcel will derive from the right to access the Services and, accordingly, is hereby determined to be reasonable. The special tax shall be levied on each assessor's parcel so long as the Services are being provided within CFD No. 2025-M (Maintenance Services). The special tax is apportioned to each parcel on the foregoing bases pursuant to Section 53325.3 of the Act and such special tax is not on or based upon the ownership of real property or the assessed value of real property.

SECTION 7. The City Manager of the City of Beaumont, 550 East 6th Street, Beaumont, CA 92223, telephone number (951) 769-8520, will be responsible for preparing annually, or authorizing a designee to prepare, a current roll of special tax levy obligations by assessor's parcel number and will be responsible for estimating future special tax levies pursuant to Section 53340.2 of the Act.

SECTION 8. Upon recordation of a notice of special tax lien pursuant to Section 3114.5 of the Streets and Highways Code, a continuing lien to secure each levy of the special tax shall attach to all non-exempt real property in the District and this lien shall continue in force and effect until the special tax obligation is prepaid and permanently satisfied and the lien canceled in accordance with law or until collection of the special tax by the District ceases.

SECTION 9. Consistent with Section 53325.6 of the Act, the City Council finds and determines that the land within Community Facilities District No. 2025-M (Maintenance Services), if any, devoted primarily to agricultural, timber or livestock uses and being used for the commercial 3 4901-0174-2969v4/022599-0038

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production of agricultural, timber or livestock products is contiguous to other land within Community Facilities District No. 2025-M (Maintenance Services) and will be benefited by the Services proposed to be provided within Community Facilities District No. 2025-M (Maintenance Services).

SECTION 10. It is hereby further determined that there is no ad valorem property tax currently being levied on property within proposed Community Facilities District No. 2025-M (Maintenance Services) for the exclusive purpose of paying for the same services to the territory of Community Facilities District No. 2025-M (Maintenance Services) as are proposed to be provided by the Services to be financed by Community Facilities District No. 2025-M (Maintenance Services).

SECTION 11. Written protests against the establishment of the District have not been filed by one-half or more of the registered voters within the boundaries of the District or by the property owners of one-half (1/2) or more of the area of land within the District. The City Council hereby finds that the proposed special tax has not been precluded by a majority protest pursuant to Section 53324 of the Act.

Written protests against the establishment of the Potential Annexation Area have not been filed by one-half or more of the registered voters within the boundaries of the Potential Annexation Area or by the property owners of one-half (1/2) or more of the area of land within the Potential Annexation Area. The City Council hereby finds that the proposed special tax has not been precluded by a majority protest pursuant to Section 53339.6 of the Act.

SECTION 12. An election is hereby called for Community Facilities District No. 2025-M (Maintenance Services) on the propositions of levying the special tax on the property within Community Facilities District No. 2025-M (Maintenance Services) and establishing an appropriations limit for the District pursuant to Section 53325.7 of the Act. The language of the propositions to be placed on the ballot is attached hereto as Attachment "C." SECTION 13. The date of the election for Community Facilities District No. 2025-M (Maintenance Services) on the propositions of authorizing the levy of the special tax and establishing an appropriations limit for the District shall be December 16, 2025, or such later date as is consented to by the City Clerk of the City of Beaumont; provided that, if the election is to take place sooner than 90 days after December 16, 2025, then the unanimous written consent of each qualified elector within the District to such election date must be obtained. The polls shall be open for said election immediately following the public hearing. The election shall be conducted by the City Clerk.

Except as otherwise provided by the Act, the election shall be conducted in accordance with the provisions of law regulating elections of the City of Beaumont insofar as such provisions are determined by the City Clerk to be applicable. The City Clerk is authorized to conduct the election following the adoption of this resolution, and all ballots shall be received by, and the City Clerk shall close the election by, 11:00 p.m. on the election day; provided the election shall be closed at such earlier time as all qualified electors have voted as provided in Section 53326(d) of the Act. Pursuant to Section 53326 of the Act, the ballots for the special election shall be distributed in person, or by mail with return postage prepaid, to the qualified electors within Community Facilities District No. 2025-M (Maintenance Services). The City Clerk has secured a certificate of the Certificate of Registrar of Voters of the County of Riverside certifying that there were no registered voters within the District. Accordingly, since there were fewer than 12 registered voters within the District during the 90 days preceding December 16, 2025, the qualified electors shall be the landowners within the District and each landowner, or the authorized representative thereof, shall have one vote for each 4 4901-0174-2969v4/022599-0038

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acre or portion thereof that such landowner owns within Community Facilities District No. 2025-M (Maintenance Services), as provided in Section 53326 of the Act. The landowners within the District have executed and delivered waivers of certain election law requirements and consenting to the holding of the election on December 16, 2025, which waivers are on file with the City Clerk.

SECTION 14. The preparation of the Engineer's Report is hereby ratified. The Engineer's Report, as submitted, is hereby approved and was made a part of the record of the public hearing regarding the formation of Community Facilities District No. 2025-M (Maintenance Services). The Engineer's Report is ordered to be kept on file with the transcript of these proceedings and open for public inspection.

SECTION 15. The District may accept advances of funds or work -in -kind from any source, including, but not limited to, private persons or private entities, for any authorized purpose, including, but not limited to, paying any cost incurred in creating Community Facilities District No. 2025-M. The District may enter into an agreement with the person or entity advancing the funds or work -in -kind, to repay all or a portion of the funds advanced, or to reimburse the person or entity for the value, or cost, whichever is less, of the work -in -kind, as determined by the City Council, with or without interest.

SECTION 16. This Resolution shall be effective upon its adoption.

ADOPTED, SIGNED AND APPROVED this 16th day of December, 2025.

Mike Lara, Mayor of the City of Beaumont
(SEAL)
ATTEST:

Elaine Morgan, City Clerk
of the City of Beaumont
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STATE OF CALIFORNIA
) ss.

COUNTY OF RIVERSIDE
I, Elaine Morgan, City Clerk of the City of Beaumont, do hereby certify that the foregoing resolution was duly adopted by the City Council of said City, at a regular meeting of said Board held on the 16th day of December, 2025, and that it was so adopted by the following vote:

AYES:

NOES:

ABSENT:

Elaine Morgan, City Clerk
City of Beaumont
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ATTACHMENT "A"

RATE AND METHOD OF APPORTIONMENT OF SPECIAL TAX FOR

CITY OF BEAUMONT
COMMUNITY FACILITIES DISTRICT NO. 2025-M (MAINTENANCE SERVICES) A Special Tax (the "Special Tax") shall be levied on and collected from each Assessor's Parcel (defined below) in Community Facilities District No. 2025-M (Maintenance Services) (the "CFD No. 2025-M" or "CFD"; defined below), in each Fiscal Year on an Assessor's Parcel shall be determined by the City Council of the City of Beaumont, acting in its capacity as the legislative body of CFD No. 2025-M, by applying the rate and method of apportionment set forth below. All of the real property in CFD No. 2025-M, unless exempted by law or by the provisions herein, shall be taxed to the extent and in the manner provided herein.

A. DEFINITIONS
"Accessory Dwelling Unit" means a residential unit of limited size including smaller secondary unit(s) that shares an Assessor's Parcel with Single Family Residential Property that has a stand- alone Residential Unit.
"Acre" or "Acreage" means the land area of an Assessor's Parcel as shown on any Assessor's Parcel Map, or if the land area is not shown on the Assessor's Parcel Map, the land area as shown on the applicable Final Map, or if the area is not shown on the applicable Final Map, the land area shall be calculated by the Administrator.
"Administrative Expenses" means the actual or reasonably estimated costs directly related to the formation, annexation, and administration of CFD No. 2025-M including, but not limited to:
the costs of computing the Special Taxes and preparing the annual Special Tax collection schedules (whether by the City or designee thereof or both); the costs to the City, CFD No. 2025- M, or any designee thereof associated with fulfilling the CFD No. 2025-M disclosure requirements; the costs associated with responding to public inquiries regarding the Special Taxes; the costs of the City, CFD No. 2025-M or any designee thereof related to an appeal of the Special Tax; and the City's annual administration fees, collection expenses, including payment of a proportional share of City overhead and salaries and benefits of any City employees whose duties are related to the administration of CFD No. 2025-M and third party expenses related to CFD No. 2025-M. Administrative Expenses shall also include amounts estimated or advanced by the City or CFD No. 2025-M for any other administrative purposes of CFD No. 2025-M, including attorney's fees and other costs related to commencing and pursuing to completion any foreclosure of delinquent Special Taxes.
"Administrator" means the City Manager of the City of Beaumont, or his or her designee. "Approved Property" means all Assessor's Parcels of Taxable Property that are included in a Final Map that was recorded prior to the January 1 preceding the Fiscal Year in which the Special Tax is being levied, and that have not been issued a Building Permit on or prior to the May 1 preceding the Fiscal year in which the Special Tax is being levied. "Assessor's Parcel" means a lot or parcel of land that is identifiable by an Assessor's Parcel Number by the County Assessor of the County of Riverside.

A-1
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"Assessor's Parcel Map" means an official map of the Assessor of the County designating parcels by Assessor's Parcel Number.
"Assessor's Parcel Number" means that identification number assigned to a parcel by the County Assessor of the County.
"Building Permit" means the first legal document issued by the City giving official permission for new construction. For purposes of this definition, "Building Permit" may or may not include expired or cancelled Building Permits, or any subsequent Building Permit document(s) authorizing new construction on an Assessor's Parcel that are issued or changed by the City after the first original issuance, as determined by the Administrator. "Building Square Footage" or "BSF" means the floor area square footage reflected on the original construction Building Permit issued for construction of a building of Non -Residential Property and any Building Square Footage subsequently added to a building of such Non - Residential Property after issuance of a Building Permit for expansion or renovation of such building.
"Calendar Year" means the period commencing January 1 of any year and ending the following December 31.
"CFD" or "CFD No. 2025-M" means the Community Facilities District No. 2025-M (Maintenance Services) of the City of Beaumont.
"CFD Boundary Map" means a recorded map of the CFD that indicates by a boundary line the extent of the territory identified to be subject to the levy of Special Taxes. "City" means the City of Beaumont, State of California. "Contingent Services" means services permitted under the Mello -Roos Community Facilities Act of 1982 including, without limitation, those services authorized to be funded by CFD No. 2025-M as set forth in the documents adopted by the City Council at the time the CFD was formed to be provided by the City in the event the Administrator makes a determination pursuant to Section C(2) that a Property Owners' Association fails to adequately provide such services. "County" means the County of Riverside, State of California. "Developed Property" means all Assessor's Parcels of Taxable Property for which a Building Permit for new construction has been issued on or prior to May 1 preceding the Fiscal Year in which the Special Tax is being levied.
"Exempt Property" means all Assessors' Parcels designated as being exempt from the Special Tax as provided for in Section G.
"Final Map" means a subdivision of property by recordation of a final map, parcel map, or lot line adjustment, pursuant to the Subdivision Map Act (California Government Code Section 66410 et seq.) or recordation of a condominium plan pursuant to California Civil Code 6624 that creates individual lots for which Building Permits may be issued without further subdivision.

A-2
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"Fiscal Year" means the period from and including July 1St of any year to and including the following June 30th
"Land Use Category" or "LUC" means any of the categories contained in Section B hereof to which an Assessor's Parcel is assigned consistent with the land use approvals that have been received or proposed for the Assessor's Parcel as of May 1 preceding the Fiscal Year in which the Special Tax is being levied.
"Maintenance Services" means the services permitted under the Act including, without limitation, street sweeping, traffic signal maintenance, the maintenance of landscaping and lighting of publicly owned parks, parkways, streets, roads and open spaces, graffiti abatement, flood and storm protection services, and the operation of storm drainage systems contained within the boundaries of CFD No. 2025-M and the City as set forth in Appendix B. "Maintenance Services (Contingent)" means the Maintenance Services described above and permitted under the Act, contained within CFD No. 2025-M and the City, which are proposed to be maintained and paid for through the Property Owner Association, and all to which the City has been granted an easement allowing such maintenance in any Fiscal Year following a Failure to Perform as defined in Section C.2. hereof.
"Maximum Special Tax" means either Maximum Special Tax A and/or Maximum Special Tax B (Contingent), as applicable.
"Maximum Special Tax A" means for each Assessor's Parcel and each Fiscal Year, the maximum Special Tax A, as determined in accordance with Section C below that can be levied on such Assessor's Parcel in such Fiscal Year.
"Maximum Special Tax B (Contingent)" means for each Assessor's Parcel and each Fiscal Year, the maximum Special Tax B (Contingent), as determined in accordance with Section C below that can be levied on such Assessor's Parcel in such Fiscal Year. "Multi -Family Residential Property" or "MFR" means any Assessor's Parcel of Residential Property upon which a building or buildings comprised of attached Residential Units sharing at least one common wall with another unit are constructed or are intended to be constructed that share a single Assessor's Parcel Number, as determined by the Administrator. "Non -Residential Property" or "NR" means all Assessor's Parcels of Taxable Property for which a Building Permit(s) was issued for a non-residential use. The Administrator shall make the determination if an Assessor's Parcel is Non -Residential Property. "Property Owner's Association" or "POA" means the property owner's association or homeowner's association established to maintain certain Services within a Tax Zone. "Proportionately" means for Taxable Property that is: (i) Developed Property, that the ratio of the actual Special Tax levy to the Maximum Special Tax is the same for all Parcels of Developed Property, (ii) Approved Property, that the ratio of the actual Special Tax levy to the Maximum Special Tax is the same for all Parcels of Approved Property, and (iii) Undeveloped Property that the ratio of the actual Special Tax levy per acre to the Maximum Special Tax per acre is the same for all Parcels of Undeveloped Property.

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"Rate and Method of Apportionment" or "RMA" means this Rate and Method of Apportionment of Special Taxes.
"Residential Property" means all Assessor's Parcels of Taxable Property upon which Residential Units have been constructed or are intended to be constructed or for which Building Permits have been or may be issued for purposes of constructing one or more Residential Units. "Residential Unit" or "RU" means a residential unit that is used or intended to be used as a domicile by one or more persons, as determined by the Administrator. An Accessory Dwelling Unit that shares an Assessor's Parcel with an Assessor's Parcel classified as Single Family Residential Property shall not be considered a Residential Unit for purposes of levying the Special Tax pursuant to Section D.
"Service(s)" means services permitted under the Mello -Roos Community Facilities Act of 1982 including, without limitation, those services authorized to be funded by CFD No. 2025-M as set forth in the documents adopted by the City Council at the time the CFD was formed. "Single Family Residential Property" or "SFR" means any Residential Property other than Multi -Family Residential Property on an Assessor's Parcel as determined by the Administrator. "Special Tax(es)" means the Special Tax A or Special Tax B (Contingent) to be levied in each Fiscal Year on each Assessor's Parcel of Taxable Property. "Special Tax A" means the annual special tax to be levied in each Fiscal Year on each Assessor's Parcel of Taxable Property to fund the Special Tax A Requirement. "Special Tax A Requirement" means for each Tax Zone that amount to be collected in any Fiscal Year to pay for certain costs as required to meet the needs of such Tax Zone within CFD No. 2025-M in both the current Fiscal Year and the next Fiscal Year. The costs to be covered shall be the (i) direct costs for Maintenance Services, (ii) fund an operating reserve for the costs of Maintenance Services as determined by the Administrator, and (iii) Administrative Expenses.

Under no circumstances shall the Special Tax A Requirement include funds for bonds or other forms of indebtedness.
"Special Tax B (Contingent)" means the annual special tax to be levied in each Fiscal Year on each Assessor's Parcel of Taxable Property to fund the Special Tax B (Contingent) Requirement, if required.
"Special Tax B (Contingent) Requirement" means that amount required in any Fiscal Year to pay for certain costs as required to meet the needs of CFD No. 2025-M for Maintenance Services (Contingent) in both the current Fiscal Year and the next Fiscal Year. The costs to be covered shall be the (i) direct costs for Maintenance Services (Contingent), (ii) amount necessary to fund an operating reserve for the costs of Maintenance Services (Contingent) as determined by the Administrator, and (iii) Administrative Expenses applicable to the Special Tax B (Contingent).

Under no circumstances shall the Special Tax B (Contingent) Requirement include funds for bonds or other forms of indebtedness. The Special Tax B (Contingent) Requirement, if initiated, will be applied to all Assessor's Parcels in addition to, and not in lieu of, the Special Tax A Requirement.

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"Taxable Property" means all Assessor's Parcels within CFD No. 2025-M, which are not Exempt Property.
"Taxable Unit" means a Residential Unit, Building Square Footage, or an Acre. "Tax Zone" means a mutually exclusive geographic area, within which particular Special Tax rates may be levied following annexation of additional property to the CFD and pursuant to an amended Rate and Method of Apportionment of Special Tax. Appendix C identifies the Tax Zone Original included in CFD No. 2025-M at formation; additional Tax Zones may be created when property is annexed into the CFD.
"Tax Zone Original" means the specific geographic area identified on the CFD Boundary Map as Tax Zone Original included in Appendix C.
"Tract(s)" means an area of land: i) within a subdivision identified by a particular tract number on a Final Map, ii) identified within a Parcel Map; or iii) identified within lot line adjustment approved for subdivision.
"Undeveloped Property" means, for each Fiscal Year, all Taxable Property not classified as Developed Property or Approved Property.

Assessor's Parcels of Developed Property and Approved Property shall be classified as either Residential Property or Non -Residential Property. Residential Property shall be further classified as Single Family Residential Property or Multi -Family Residential Property and the number of Residential Units shall be determined by the Administrator.

C. MAXIMUM SPECIAL TAX RATES
For purposes of determining the applicable Maximum Special Tax for Assessor's Parcels of Developed Property and Approved Property which are classified as Residential Property, all such Assessor's Parcels shall be assigned the number of Residential Unit(s) constructed or to be constructed thereon as specified in or shown on the Building Permit(s) issued or Final Map as determined by the Administrator. Once a single family attached or multi -family building or buildings have been built on an Assessor's Parcel, the Administrator shall determine the actual number of Residential Units contained within the building or buildings, and the Special Tax A and Special Tax B (Contingent) levied against the Assessor's Parcel in the next Fiscal Year shall be calculated by multiplying the actual number of Residential Units by the Maximum Special Tax per Residential Unit for the Tax Zone below or as included in Appendix A as future annexations occur.

To determine the Maximum Special Tax for Non -Residential Developed and Approved Properties, the Administrator assigns each Assessor's Parcel a Building Square Footage or Acreage based on the Final Map. The Special Tax A and Special Tax B (Contingent) for the next Fiscal Year is calculated by multiplying this figure by the Maximum Special Tax per Taxable Unit for the applicable Tax Zone, as identified below or in Appendix A for future annexations.

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1. Special Tax A
a. Develo Ded Property
(i)
Maximum S
ecial Tax A
The Maximum Special Tax A for each Assessor's Parcel of Developed Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2025-M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax A for the Tax Zones annexed and included in Appendix A. The Maximum Special Tax A for Developed Property for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 1 below:

TABLE 1

MAXIMUM SPECIAL TAX A RATES

DEVELOPED PROPERTY
Tax
Zone
Tract
Land Use Category
Taxable
Unit
Maximum
Special Tax A
Original
TR 31462-17, -
19, -27, -28 & -
29 Single Family Residential
Property
RU
$438
(ii) Increase in the Maximum Special Tax A
On each July 1, commencing on July 1, 2026 the Maximum Special Tax A for Developed Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (All Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.
(iii) Multiple Land Use Categories
In some instances, an Assessor's Parcel of Developed Property may contain more than one Land Use Category. The Maximum Special Tax A that can be levied on an Assessor's Parcel shall be the sum of the Maximum Special Tax A that can be levied for each Land Use Category located on that Assessor's Parcel. For an Assessor's Parcel that contains more than one land use, the Acreage of such Assessor's Parcel shall be allocated to each type of property based on the amount of Acreage designated for each land use as determined by reference to the site plan approved for such Assessor's Parcel. The Administrator's allocation to each type of property shall be final. b. Approved Property
The Maximum Special Tax A for each Assessor's Parcel of Approved Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2025-M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax A for the Tax Zone(s) annexed and included in Appendix A. The Maximum Special Tax A for Approved Property for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 2 below:

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TABLE 2

MAXIMUM SPECIAL TAX A RATES

APPROVED PROPERTY
Tax
Zone
Tract
Land Use Category
Taxable
Unit
Maximum
Special Tax A
Original
TR 31462-17, -
19, -27, -28 & -
29 Single Family Residential
Property
RU
$438
Multi -Family Residential Property
RU
$438
Non -Residential Property
Acre
$2,736
On each July 1, commencing on July 1, 2026 the Maximum Special Tax A for Approved Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (All Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater. c. Undeveloped Property
The Maximum Special Tax A for each Assessor's Parcel of Undeveloped Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2025-M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax A for the Tax Zone(s) annexed and included in Appendix A. The Maximum Special Tax A for Undeveloped Property for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 3 below:

TABLE 3

MAXIMUM SPECIAL TAX A RATES

UNDEVELOPED PROPERTY
Tax Zone
Tracts
Taxable Unit
Maximum Special Tax A
Original
TR 31462-17, -
19, -27, -28 & -
29 Acre
$2,736
On each July 1, commencing on July 1, 2026 the Maximum Special Tax A for Undeveloped Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (All Items) for all Urban Consumers for the Riverside -San Bernardino - Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.

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a. the Property Owner Association files a voluntary petition in bankruptcy or the approval by a court of competent jurisdiction of a petition applicable to the Property Owner Association of any proceedings instituted under the Federal Bankruptcy Code, as amended;
b. the Property Owner Association is dissolved;
c. the Property Owner Association fails to levy annual assessments sufficient to fund (i) the maintenance for the then Property Owner Association owned and/or Property Owner Association maintained Maintenance Services (Contingent) or (ii) the replacement of such facilities related to the Maintenance Services (Contingent) in accordance with (A) the requirements of the then current reserve funding plan of the Property Owner Association performed pursuant to California Civil Code Section 5550 or (B) if California Civil Code 5550 is no longer applicable, the requirements of the then applicable law and/or regulations governing the Property Owner Association's requirements to budget for and finance such replacement; or d. the Property Owner Association fails to maintain the Maintenance Services (Contingent) at the same level as defined within the Property Owner Association maintenance specifications. In the event the Property Owner Association maintenance specifications do not meet the City maintenance requirements, the City Council will have sole discretion to determine the required level of maintenance required for purposes of this section.

In the event of the occurrence of a Failure to Perform described in "c." or "d." above, the City shall give the Property Owner Association written notice of such event. If such Failure to Perform is reasonably capable of being cured within sixty (60) days from the date of such notice, the Property Owner Association shall have such period of time to cure such Failure to Perform prior to the levy by the City Council of Special Tax B (Contingent). If such Failure to Perform is such that it is reasonably capable of being cured, but not within such sixty (60) day period and the Property Owner Association (i) initiates corrective action within such sixty (60) day period, and (ii) diligently, continually, and in good faith works to effect a cure of such Failure to Perform as soon as possible, then the Property Owner Association shall have such additional time, as is reasonably necessary, to cure such Failure to Perform prior to the levy by the City Council of Special Tax B (Contingent).

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When additional property is annexed into CFD No. 2025-M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax B (Contingent) for the Tax Zones annexed and included in Appendix A. The Maximum Special Tax B (Contingent) for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 4 below:

TABLE 4

MAXIMUM SPECIAL TAX B (CONTINGENT) RATES

DEVELOPED PROPERTY
Tax
Zone
Tract
Land Use Category
Taxable
Unit
Maximum Special
Tax B (Contingent)
Original
TR 31462-17, -19,
-27, -28 & -29
Single Family Residential
Property
RU
$357
Multi -Family Residential
Property
RU
$357
Non -Residential Property
Acre
$2,229
(ii) Increase in the Maximum Special Tax B (Contingent) On each July 1, commencing on July 1, 2026 the Maximum Special Tax B (Contingent) for Developed Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (All Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.
(iii) Multiple Land Use Categories
In some instances, an Assessor's Parcel of Developed Property may contain more than one Land Use Category. The Maximum Special Tax B (Contingent) that can be levied on an Assessor's Parcel shall be the sum of the Maximum Special Tax B (Contingent) that can be levied for each Land Use Category located on that Assessor's Parcel. For an Assessor's Parcel that contains more than one land use, the Acreage of such Assessor's Parcel shall be allocated to each type of property based on the amount of Acreage designated for each land use as determined by reference to the site plan approved for such Assessor's Parcel. The Administrator's allocation to each type of property shall be final. b. Approved Property
The Maximum Special Tax B (Contingent) for each Assessor's Parcel of Approved Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2025-M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax B (Contingent) for the Tax Zone(s) annexed and included in Appendix A. The Maximum Special Tax B (Contingent) for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 5 below:

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TABLE 5

MAXIMUM SPECIAL TAX B (CONTINGENT) RATES

APPROVED PROPERTY
Tax
Zone
Tract
Land Use Category
Taxable
Unit
Maximum Special
Tax B (Contingent)
Original
TR 31462-17, -
19, -27, -28 & -
29 Single Family Residential
Property
RU
$357
Multi -Family Residential
Property
RU
$357
Non -Residential Property
Acre
$2,229
On each July 1, commencing on July 1, 2026 the Maximum Special Tax B (Contingent) for Approved Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (All Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater. c. Undeveloped Pro erty
The Maximum Special Tax B (Contingent) for each Assessor's Parcel of Undeveloped Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2025-M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax B (Contingent) for the Tax Zone(s) annexed and included in Appendix A. The Maximum Special Tax B (Contingent) for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 6 below:

TABLE 6

MAXIMUM SPECIAL TAX B (CONTINGENT) RATES

UNDEVELOPED PROPERTY
Tax Zone
Tracts
Taxable Unit
Maximum Special
Tax B (Contingent)
Original
TR 31462-17, -
19, -27, -28 & -
29 Acre
$2,229
On each July 1, commencing on July 1, 2026 the Maximum Special Tax B (Contingent) for Undeveloped Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (All Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.

D. METHOD OF APPORTIONMENT OF ANNUAL SPECIAL TAX

1. Special Tax A
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Commencing with Fiscal Year 2025-26 and for each following Fiscal Year, the City Council shall determine the Special Tax A Requirement for each Tax Zone and shall levy the Special Tax A on all Assessor's Parcels of Taxable Property within such Tax Zone until the aggregate amount of Special Tax A equals the Special Tax A Requirement for such Tax Zone. The Special Tax A shall be levied for each Fiscal Year as follows:

First: The Special Tax A shall be levied Proportionately on all Assessor's Parcels of Developed Property up to 100% of the applicable Maximum Special Tax A to satisfy the Special Tax A Requirement;
Second: If additional moneys are needed to satisfy the Special Tax A Requirement after the first step has been completed, the Special Tax A shall be levied Proportionately on each Parcel of Approved Property at up to 100% of the Maximum Special Tax A for Approved Property; Third: If additional monies are needed to satisfy the Special Tax A Requirement after the first two steps has been completed, the Special Tax A shall be levied Proportionately on all Assessor's Parcels of Undeveloped Property up to 100% of the Maximum Special Tax A for Undeveloped Property.

2. Special Tax B (Contingent)
Commencing with the first Fiscal Year in which Special Tax B (Contingent) is authorized to be levied and for each following Fiscal Year, the City Council shall determine the Special Tax B (Contingent) Requirement for each Tax Zone, if any, and shall levy the Special Tax on all Assessor's Parcels of Taxable Property within such Tax Zone until the aggregate amount of Special Tax B (Contingent) equals the Special Tax B (Contingent) Requirement for such Tax Zone. The Special Tax B (Contingent) shall be levied for each Fiscal Year as follows:

First: The Special Tax B (Contingent) shall be levied Proportionately on all Assessor's Parcels of Developed Property up to 100% of the applicable Maximum Special Tax B (Contingent) to satisfy the Special Tax B (Contingent) Requirement; Second: If additional moneys are needed to satisfy the Special Tax B (Contingent) Requirement after the first step has been completed, the Special Tax B (Contingent) shall be levied Proportionately on each Parcel of Approved Property at up to 100% of the Maximum Special Tax B (Contingent) for Approved Property;
Third: If additional monies are needed to satisfy the Special Tax B (Contingent) Requirement after the first two steps has been completed, the Special Tax B (Contingent) shall be levied Proportionately on all Assessor's Parcels of Undeveloped Property up to 100% of the Maximum Special Tax B (Contingent) for Undeveloped Property.

E. FUTURE ANNEXATIONS
It is anticipated that additional properties will be annexed to CFD No. 2025-M from time to time.

As each annexation is proposed, an analysis will be prepared to determine the annual cost for providing Services to such properties. Based on this analysis, any properties to be annexed, pursuant to California Government Code section 53339 et seq. will be assigned the appropriate Maximum Special Tax rates for the Tax Zone when annexed and included in Appendix A.

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F. DURATION OF SPECIAL TAX
For each Fiscal Year, the Special Tax A shall be levied as long as the Maintenance Services are being provided.

For each Fiscal Year, the Special Tax B (Contingent) shall be levied as long as the Maintenance Services (Contingent) are being provided.

G. EXEMPTIONS
The City shall classify as Exempt Property within CFD No. 2025-M, all Assessor's Parcels; (i) which are owned by, irrevocably offered for dedication, encumbered by or restricted in use by any public entity; (ii) with public or utility easements making impractical their utilization for other than the purposes set forth in the easement; (iii) which are privately owned but are encumbered by or restricted solely for public uses; or (iv) which are in use in the performance of a public function as determined by the Administrator; (v) any Assessor's Parcel that qualifies for a welfare exemption under applicable state or local law; or (vi) any Assessor's Parcel that is owned by a property owner association and used for common area purposes.

H. APPEALS
Any property owner claiming that the amount or application of the Special Taxes are not correct may file a written notice of appeal with the City not later than twelve months after having paid the first installment of the Special Tax that is disputed. The Administrator of CFD No. 2025-M shall promptly review the appeal, and if necessary, meet with the property owner, consider written and oral evidence regarding the amount of the Special Tax, and rule on the appeal. If the Administrator's decision requires that the Special Tax for an Assessor's Parcel be modified or changed in favor of the property owner, a cash refund shall not be made, but an adjustment shall be made to the Special Tax on that Assessor's Parcel in the subsequent Fiscal Year(s).

I. MANNER OF COLLECTION
The Special Tax shall be collected in the same manner and at the same time as ordinary ad valorem property taxes, provided, however, that CFD No. 2025-M may collect the Special Tax at a different time or in a different manner if necessary to meet its financial obligations.

J. INTERPRETATION
Interpretations may be made by the Council by ordinance or resolution for purposes of clarifying any vagueness or ambiguity in this Rate and Method of Apportionment.

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APPENDIX A

CITY OF BEAUMONT
COMMUNITY FACILITIES DISTRICT NO. 2025-M (MAINTENANCE SERVICES)

COST ESTIMATE
Special Tax A - The estimate breaks down the costs of providing one year's maintenance services for Fiscal Year 2025-26. These services are being funded by the levy of Special Tax A for CFD No. 2025-M.

TAX ZONE ORIGINAL - MAINTENANCE SERVICES
TRACT NOS. 31462-17, -19, -27, -28 & -29
Item
Description
Estimated Cost
1 Landscaping
$0
2 Streetlights
$13,088
3 Traffic Signals
$0
4 Street & Pavement'
$49,279
5 Drainage
$7,882
6 Parks
$70,643
7 Trails
$0
8 Graffiti Abatement
$1,302
9 Reserves
$3,766
10 Administration
$14,355
Total
$160,315
(1) Street and Pavement maintenance services include basic services to preserve the integrity of the surface, such as repairing potholes and sinkholes and applying seals. Long-term replacement is not included in the estimated Costs.

Special Tax B (Contingent) — The estimate breaks down the costs of providing one year's maintenance services for Fiscal Year 2025-26. These services are being funded by the levy of Special Tax B (Contingent) for CFD No. 2025-M.

TAX ZONE ORIGINAL - MAINTENANCE SERVICES (CONTINGENT)
TRACT NOS. 31462-17, -19, -27, -28 & -29
Item
Description
Estimated Cost
1 Streetlights
$12,318
2 Street & Pavement
$26,370
3 Drainage
$74,579
4 Trails
$181
5 Reserves
$11,345
6 Administration
$5,807
Total
$130,601

MAXIMUM SPECIAL TAXES ASSIGNED TO EACH TAX ZONE
Fiscal
No. of
Maximum
Maximum
Tax
Year
Taxable
Land Use
Taxable
Special Tax
Special Tax B
Zone
Included
Tract
Units
Category
Unit
A
(Contingent)
Subdivider
31462-17 -19, -27,
Meritage
Original
2025-26
-28 & -29
366
SFR
RU
$438
$357
Homes
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ESCALATION OF MAXIMUM SPECIAL TAXES
On each July 1, commencing on July 1, 2026 the Maximum Special Taxes for Developed Property, Approved Property, and Undeveloped Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (All Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.

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APPENDIX B

CITY OF BEAUMONT
COMMUNITY FACILITIES DISTRICT NO. 2025-M (MAINTENANCE SERVICES)

DESCRIPTION OF AUTHORIZED SERVICES
The services which may be funded with proceeds of the special tax of CFD No. 2025-M, as provided by Section 53313 of the Act, will include all costs attributable to maintaining, servicing, cleaning, repairing and/or replacing landscaped areas (may include reserves for replacement) in public street right-of-way, public landscaping, public open spaces and other similar landscaped areas officially dedicated for public use. These services including the following:
(a) maintenance and lighting of parks, parkways, streets, roads and open space, which maintenance and lighting services may include, without limitation, furnishing of electrical power to street lights and traffic signals; repair and replacement of damaged or inoperative light bulbs, fixtures and standards; maintenance (including irrigation and replacement) of landscaping vegetation situated on or adjacent to parks, parkways, streets, roads and open space; maintenance and repair of irrigation facilities; maintenance of public signage; graffiti removal from and maintenance and repair of public structures situated on parks, parkways, streets, roads and open space; maintenance and repair of playground or recreation program equipment or facilities situated on any park; and (b) maintenance and operation of water quality improvements which include storm drainage and flood protection facilities, including, without limitation, drainage inlets, catch basin inserts, infiltration basins, flood control channels, fossil fuel filters, and similar facilities. Maintenance services may include but is not limited to the repair, removal or replacement of all or part of any of the water quality improvements, fossil fuel filters within the public right-of-way including the removal of petroleum hydrocarbons and other pollutants from water runoff, or appurtenant facilities, clearing of inlets and outlets; erosion repairs; and cleanup to improvements, and other items necessary for the maintenance and servicing of the water quality basin improvements within flood control channel improvements; and
(c) public street sweeping, on the segments of the arterials within the boundaries of CFD No. 2025-M; as well as local roads within residential subdivisions located within CFD No. 2025-M; and any portions adjacent to the properties within CFD No. 2025-M; and In addition to payment of the cost and expense of the forgoing services, proceeds of the special tax may be expended to pay "Administrative Expenses," as said term is defined in the Rate and Method of Apportionment.

The above services may be financed by proceeds of the special tax of CFD No. 2025-M only to the extent that they are in addition to those provided in the territory of CFD No. 2025-M before CFD No. 2025-M was created or those provided in the territory annexed to CFD No. 2025-M before the territory was annexed, as applicable.

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4901-0174-2969v41022599-0038
09L I. 40 986 abed
rn

I H EREBY CERTIFY THAT THE WITHIN MAP SHOWING PROPOSED
BOUNDARIES OF CO MMUNITY FACILITIES DISTRICT NO. 2025-M (MAINTENANCE SERVICES). CITY OF BEAUMONT, COUNTY OF
RIVERSIDE. STA TE OF CALIFO RNIA , WAS APPROV ED BM THE CITY

COUNCIL OF THE CRY OF BEAUMONT AT A REGULAR MEETING
THEREOF, HELD ON DAY OF US . BY
RESOLUTION NO .

CITY CLERK

CITY OF BEAUM ONT

FILED IN THE O FFICE OF THE CITY CLERK, CITY OF BEAUMONT, THIS DAY OF 20 .

CITY CLERK

CITY OF BEAUM ONT
SPICER

C ONSULTING CROUP

PROPOSED B OU NDARY M AP
COMMUNITY F ACILITIES DISTRICT NO . 2025- M
(M AINTEN ANCE SERVICES)

CITY OF BEAU MONT,

C OUNTY OF RIVERSIDE, STATE OF C ALIFORNIA
250 500 1,00D Fee!
SHEET I OF 1 SHEET
REC ORDED THIS DAY OF 20 AT
THE HOUR OF O'CLOCK _M IN BOOK
PAGE _ OF MAPS OF ASSESSMENT AND CO MMUNITY

F ACILITIES DISTRICTS IN THE OFFICE OF THE COUNTY

RECORDER, IN THE COUNTY OF RIVERSIDE, STATE OF
CALIFORNIA .

FEE: NO.:

PETER AW ANA, ASSESSOR, CO UNTY CLERK, RECORDER
BY:

DEPUTY
LEGEND
❑o

PARCEL NIJ WEEP

4901-0174-2969v4/022599-0038
OOL L 1O L86 abed

BOUNDARIES - POTE NTIAL ANNEXATIO N AREA
CO MMUNITY FACILITIES DISTRICT NO. 2025-M
( MAINTENANCE SERVICES)

CITY OF BEAUMONT,

COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

I HEREBY CERTIFY THAT THE WITHIN MAP SHOWING PROPOSED

BOUNDARIES OF THE POTENTIAL ANNEXATION AREA OF
COMM UNITY FACILITIES DISTRICT NO. 2025.5 ( MAINTENANCE SERVICES), CITY OF BEAUMONT, COUNTY OF RIVERSIDE, .

STA TE OF CALIFORNIA, WAS APPROVED BY THE CITY OF

BEAUMONT AT A REGULAR MEETING THERE OF, HELD
ON DAY OF 20 , BY RESOLUTION
NO:

CITY CLERK

CITY OF BEAUM ONT

FILED IN THE OFFICE OF THE CITY CLERK,
CITY OF BEAUMO NT,, THIS DAY OF 2U .

CITY CLERK

CITY OF BEA UMO NT

SPICE R

CONSULTING GROUP
W+ E
SHEET 1 OF 1 SHEET
RECORDED THIS DAY OF 20 AT

THE HO UR OF O'CLOCK M IN BOOK

PAGE OF MAPS OF ASSESS MENT AND COMMUNITY

FACILITIES DISTRICTS IN THE OFFICE OF THE COUNTY

RECORDER, IN THE COUNTY OF RI VERSIDE, STATE OF
C ALIFORNIA.

FEE: NO.:

PETER ALDANA, ASSESSOR, COUNTY CLERK, RECORDER
RU
DEPUTY
LEGEND

NNF XATION RO UNDF

ATTACHMENT "B"

TYPES OF SERVICES

TO BE FINANCED BY
COMMUNITY FACILITIES DISTRICT NO. 2025-M (MAINTENANCE SERVICES)

OF THE CITY OF BEAUMONT
The services which may be funded with proceeds of the special tax of CFD No. 2025-M, as provided by Section 53313 of the Act, will include all costs attributable to maintaining, servicing, cleaning, repairing and/or replacing landscaped areas (may include reserves for replacement) in public street right-of-way, public landscaping, public open spaces and other similar landscaped areas officially dedicated for public use. These services including the following:
(a) maintenance and lighting of parks, parkways, streets, roads and open space, which maintenance and lighting services may include, without limitation, furnishing of electrical power to street lights and traffic signals; repair and replacement of damaged or inoperative light bulbs, fixtures and standards; maintenance (including irrigation and replacement) of landscaping vegetation situated on or adjacent to parks, parkways, streets, roads and open space; maintenance and repair of irrigation facilities; maintenance of public signage; graffiti removal from and maintenance and repair of public structures situated on parks, parkways, streets, roads and open space; maintenance and repair of playground or recreation program equipment or facilities situated on any park; and (b) maintenance and operation of water quality improvements which include storm drainage and flood protection facilities, including, without limitation, drainage inlets, catch basin inserts, infiltration basins, flood control channels, fossil fuel filters, and similar facilities. Maintenance services may include but is not limited to the repair, removal or replacement of all or part of any of the water quality improvements, fossil fuel filters within the public right-of-way including the removal of petroleum hydrocarbons and other pollutants from water runoff, or appurtenant facilities, clearing of inlets and outlets; erosion repairs; and cleanup to improvements, and other items necessary for the maintenance and servicing of the water quality basin improvements within flood control channel improvements; and
(c) public street sweeping, on the segments of the arterials within the boundaries of CFD No. 2025-M; as well as local roads within residential subdivisions located within CFD No. 2025-M; and any portions adjacent to the properties within CFD No. 2025-M; and In addition to payment of the cost and expense of the forgoing services, proceeds of the special tax may be expended to pay "Administrative Expenses," as said term is defined in the Rate and Method of Apportionment.

B-1
4901-0174-2969v41022599-0038

Page 988 of 1750 ends

ATTACHMENT "C"

BALLOT PROPOSITIONS
COMMUNITY FACILITIES DISTRICT NO. 2025-M (MAINTENANCE SERVICES)

OF THE CITY OF BEAUMONT

SPECIAL TAX ELECTION
December 16, 2025
PROPOSITION A: Shall a special tax with a rate and
method of apportionment as provided in Resolution No.
2025-62 of the City Council of the City of Beaumont
establishing the District be levied to pay for the Services, YES Services Incidental Expenses and other purposes described in Resolution No. 2025-62? NO
PROPOSITION B: For each year commencing with Fiscal
Year 2025-2026, shall the appropriations limit, as defined YES by subdivision (h) of Section 8 of Article XIII B of the California Constitution, for Community Facilities District NO _ No. 2025-M (Maintenance Services) be an amount equal to $1,000,000,000?
C-1
4901-0174-2969v41022599-0038

Page 989 of 1750 ends

RESOLUTION NO.

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

BEAUMONT, CALIFORNIA, ACTING IN ITS CAPACITY AS

THE LEGISLATIVE BODY OF CITY OF BEAUMONT
COMMUNITY FACILITIES DISTRICT NO. 2025-M
(MAINTENANCE SERVICES) CERTIFYING ELECTION

RESULTS
WHEREAS, the City Council (the "City Council") of the City of Beaumont called and duly held an election on December 16, 2025 within the boundaries of City of Beaumont Community Facilities District No. 2025-M (Maintenance Services) ("Community Facilities District No. 2025-M" or the "District") pursuant to Resolution No. for the purpose of presenting to the qualified electors within the District Propositions A and B attached hereto as Exhibit A; and WHEREAS, there has been presented to this City Council a certificate of the City Clerk canvassing the results of the election, a copy of which is attached hereto as Exhibit B; NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Beaumont, California:

SECTION 1. Each of the above recitals is true and correct.

SECTION 2. Propositions A and B presented to the qualified electors of the District on December 16, 2025 were approved by two-thirds or more of the votes cast at said election and Propositions A and B each has carried. The City Council, acting as the legislative body of the District, is hereby authorized to levy on the land within the District the special tax described in Proposition A for the purposes described therein.

SECTION 3. The City Clerk is hereby directed to record in the Assessor -County Clerk - Recorder's office of the County of Riverside within fifteen days of the date hereof a notice of special tax lien with respect to the District which Bond Counsel to the District shall prepare in the form required by Streets and Highways Code Section 3114.5.

SECTION 4. This Resolution shall be effective upon its adoption. 4936-0811-5577v3/022599-0038

Page 990 of 1750 ends

ADOPTED, SIGNED AND APPROVED this 16th day of December, 2025.

Mike Lara, Mayor of the City of Beaumont
(SEAL)
ATTEST:

Elaine Morgan, City Clerk
of the City of Beaumont
2 4936-0811-5577v3/022599-0038

Page 991 of 1750 ends

STATE OF CALIFORNIA )
) ss.

COUNTY OF RIVERSIDE )
I, Elaine Morgan, City Clerk of the City of Beaumont, do hereby certify that the foregoing resolution was duly adopted by the City Council of said City, at a regular meeting of said Board held on the 16th day of December, 2025, and that it was so adopted by the following vote:

AYES:

NOES:

ABSENT:

Elaine Morgan, City Clerk
City of Beaumont
3 4936-0811-5577v3/022599-0038

Page 992 of 1750 ends

EXHIBIT A

BALLOT PROPOSITIONS
COMMUNITY FACILITIES DISTRICT NO. 2025-M (MAINTENANCE SERVICES)

OF THE CITY OF BEAUMONT

Page 993 of 1750 ends

EXHIBIT B

CERTIFICATE OF CITY CLERK

AS TO THE RESULTS OF THE CANVASS OF THE ELECTION RETURNS I, Cristal McDonald, City Clerk of the City of Beaumont, do hereby certify that I have examined the returns of the Special Tax Election for City of Beaumont Community Facilities District No. 2025-M (Maintenance Services). The election was held in the City of Beaumont Council Chambers, Beaumont Civic Center 550 E. Sixth St. Beaumont, California, on December 16, 2025. I caused to be delivered ballots to each qualified elector. One (1) ballot was returned.

I further certify that the results of said election and the number of votes cast for and against Propositions A and B are as follows:

PROPOSITION A
YES:

NO:

TOTAL:

Dated this 16th day of December, 2025.

PROPOSITION B
YES:

NO:

TOTAL:

ELAINE MORGAN, CITY CLERK
B-1
4936-0811-5577v3/022599-0038

Page 994 of 1750 ends

ORDINANCE NO. 25 -

ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

BEAUMONT, CALIFORNIA ACTING IN ITS CAPACITY AS

THE LEGISLATIVE BODY OF CITY OF BEAUMONT
COMMUNITY FACILITIES DISTRICT NO. 2025-M
(MAINTENANCE SERVICES) AUTHORIZING THE LEVY

OF A SPECIAL TAX WITHIN CITY OF BEAUMONT
COMMUNITY FACILITIES DISTRICT NO. 2025-M
(MAINTENANCE SERVICES)
WHEREAS, on November 4, 2025, the City Council (the "City Council") of the City of Beaumont (the "City") adopted Resolution No. 2025-62 declaring its intention to form City of Beaumont Community Facilities District No. 2025-M (Maintenance Services) (the "District") pursuant to the Mello -Roos Community Facilities Act of 1982, as amended, comprising Chapter 2.5 of Part 1 of Division 2 of Title 5 of the Government Code of the State of California (the "Act"); and WHEREAS, on December 16, 2025, after providing all notice required by the Act, the City Council conducted a noticed public hearing required by the Act relative to the proposed formation of the District, the proposed levy of a special tax therein to finance certain maintenance services described in Resolution No. 2025-62; and
WHEREAS, at the December 16, 2025 public hearing, all persons desiring to be heard on all matters pertaining to the formation of the District, and the proposed levy of a special tax to finance the maintenance services described in Resolution No. 2025-62 were heard and a full and fair hearing was held; and
WHEREAS, on December 16, 2025, City Council adopted Resolution No. which formed the District and called a special election within the District on December 16, 2025 on two propositions relating to the levy of a special tax within the District and the establishment of an appropriations limit within the District; and
WHEREAS, on December 16, 2025, a special election was held within the District at which the qualified electors therein approved by more than a two-thirds vote Propositions A and B set forth in Attachment B to Resolution No. 2025- authorizing the levy of a special tax within the District for the purposes described in Resolution No. 2025- and establishing an appropriations limit for the District; and
NOW, THEREFORE, the City Council of the City of Beaumont, California does ordain as follows:

SECTION 1. The above recitals are all true and correct.

SECTION 2. By the passage of this Ordinance, City Council authorizes and levies a special tax within the District pursuant to Sections 53328 and 53340 of the Act at the rates and in accordance with the rate and method of apportionment set forth in Attachment C to Resolution No. which are incorporated by reference herein (the "Rate and Method"). The special tax is hereby levied commencing in the fiscal year specified in the Rate and Method and in each fiscal year thereafter so long as the services authorized to be financed by the District, and payment of all costs of administering the District.
4926-6859-1481v2/022599-0038

Page 995 of 1750 ends

SECTION 3. Each of the Mayor, the City Manager, or their written designees (each, an "Authorized Officer"), acting alone, is hereby authorized and directed each fiscal year to determine the specific special tax rates and amounts to be levied in such fiscal year on each parcel of real property within the District, in the manner and as provided in the Rate and Method for the District.

The special tax rate levied on a parcel pursuant to the Rate and Method shall not exceed the maximum rate set forth in the Rate and Method for such parcel, but the special tax may be levied at a lower rate. Each Authorized Officer is hereby authorized and directed to provide all necessary information to the Treasurer -Tax Collector of the County of Riverside and to otherwise take all actions necessary in order to effect proper billing and collection of the special tax, so that the special tax shall be levied and collected in sufficient amounts and at times necessary to satisfy the financial obligations of the District in each fiscal year.

SECTION 4. Properties or entities of the state, federal or other local governments shall be exempt from the special tax, except as otherwise provided in Sections 53317.3 and 53317.5 of the Act and Section G of the Rate and Method. No other properties or entities are exempt from the special tax unless the properties or entities are expressly exempted in Resolution 2025- , or in a resolution of consideration to levy a new special tax or special taxes or to alter the rate or method of apportionment or an existing special tax as provided in Section 53334 of the Act.

SECTION 5. All of the collections of the special tax shall be used as provided for in the Act, the Rate and Method for the District and Resolution 2025 - SECTION 6. The special tax within the District shall be collected in the same manner as ordinary ad valorem property taxes are collected and shall be subject to the same penalties and the same procedure, sale and lien priority in case of delinquency as is provided for ad valorem taxes (which such procedures include the exercise of all rights and remedies permitted by law to make corrections, including, but not limited to, the issuance of amended or supplemental tax bills), as such procedure may be modified by law or by this City Council from time to time.

SECTION 7. The Mayor of the City shall sign this Ordinance and the City Clerk or any Acting City Clerk (referred to herein as the "City Clerk") shall attest to the Mayor's signature and then cause the same to be published within fifteen (15) days after its passage at least once in The Press Enterprise, a newspaper of general circulation published and circulated in the City of Beaumont.

SECTION 8. The specific authorization for adoption of this Ordinance is pursuant to the provisions of Section 53340 of the Act.

SECTION 9. The City Clerk is hereby authorized to transmit a certified copy of this ordinance to the Treasurer -Tax Collector of the County of Riverside, and to perform all other acts which are required by the Act, this Ordinance or by law in order to accomplish the purpose of this Ordinance.

SECTION 10. A full reading of this Ordinance is dispensed with prior to its final passage, a written or printed copy having been available to the City Council and the public a day prior to its final passage.

SECTION 11. This Ordinance shall take effect thirty days after its final passage. 2 4926-6859-1481v2/022599-0038

Page 996 of 1750 ends

PASSED, APPROVED and ADOPTED this day of , 2025.

Mike Lara, Mayor of the City of Beaumont
I, Elaine Morgan, City Clerk of the City of Beaumont, California, do hereby certify that the foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Beaumont held on the 16th day of December, 2025, and was adopted at a regular meeting of the City Council of the City of Beaumont on the day of , 2025, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

Elaine Morgan, City Clerk
3 4926-6859-1481v2/022599-0038

Page 997 of 1750 ends

ART TINOCO

REGISTRAR OF VOTERS

MATTHEW CEBALLOS

ASSISTANT REGISTRAR OF VOTERS
2724 GATEWAY DRIVE
RIVERSIDE, CA92507-0918
MAIN (951) 486-7200
FAX (951) 486-7335
CA RELAY SERVICE (DIAL 711)
VOTEINFO.NET
y orto,
*..

Registrar of Voters
RivCoi VOTE
Your Voice Every Vote Our Future
State of California )
) ss
County of Riverside )
I, Art Tinoco, Registrar of Voters of said County, hereby certify that:
(A) I have been furnished a map describing the proposed boundary of Community Facilities District No. 2025-M (Maintenance Services), to the City of Beaumont, of the County of Riverside, State of California. (B) On November 12, 2025, I conducted, or caused to be conducted, a review of the voter registration records of the County of Riverside for the purpose of determining the number of voters registered to vote within the proposed boundary of Community Facilities District No. 2025-M (Maintenance Services), to the City of Beaumont, of the County of Riverside.
(C) There are 0 registered voters residing within the proposed boundary of Community Facilities District No. 2025-M (Maintenance Services), to the City of Beaumont, of the County of Riverside.

IN WITNESS WHEREOF, I have executed this Certificate on this November 12, 2025
Art Tinoco
Registrar of Voters
By:

Alice Kim
Chief Deputy Registrar of Voters

Page 998 ends

RO CI

Ci SPICER

CONSULTING GROUP

CITY OF BEAUMONT
Public Hearing Report
Community Facilities District No. 2025-M
(Maintenance Services)
December 16, 2025
s of 1750

Table of Contents
Sections
1 Introduction
2 Description of Services
3 Cost Estimate
4 Proposed Development
5 Rate and Method of Apportionment
6 Certifications
Tables
3-1 Cost Estimate — Special Tax A
3-2 Cost Estimate — Special Tax B (Contingent)
3-3 Maximum Special Taxes Assigned
Appendices
A Rate and Method of Apportionment
B Proposed Boundary Maps
C Resolution of Intention
1 2
3 5
6 7
3 4
4 SPICER

Page 1000 of 1750 ends

CONSULTING GROUP

1 Introduction Page I 1
Background
On November 4, 2025, the City Council of the City of Beaumont (the "City"), adopted a Resolution of Intention to form Community Facilities District No. 2025-M (Maintenance Services) of the City of Beaumont (the "CFD No. 2025-M" or "District"), Resolution No. 2025-62, pursuant to the provisions of the "Mello -Roos Community Facilities Act of 1982", being Chapter 2.5, Part 1, Division 2, Title 5 of the Government Code of the State of California, (the "Act").

The CFD No. 2025-M is currently comprised of Tract Map Nos. 31462-17, -19, -27, -28, and -29 that includes five undeveloped parcels and approximately 97 gross acres with 59 planned for development. The proposed development includes 366 single family homes. The properties are generally located in the northwestern part of the City, west of Tukwet Canyon Parkway, and north of Oak Valley Parkway.

For a map showing the boundaries of CFD No. 2025-M please see Appendix B.

Purpose of Public Hearing Report
WHEREAS, this Community Facilities District Report ("Report") is being provided to the City Council and generally contains the following:

1. A general description of the services proposed to be financed from the levy of the special tax; and

2. A general cost estimate setting forth costs of providing such services; and

3. Further information regarding the implementation of the rate and method of apportionment of the special tax proposed to be levied within the District.

The Rate and Method of Apportionment of the Special Tax which was included in the Resolution of Intention and approved by the City Council.

For particulars, reference is made to the Resolution of Intention as previously approved and adopted and is included in Appendix C.

SPICER

CONSULTING GROUP

Page 1001 of 1750 ends

City of Beaumont
CFD No. 2025-2 (Maintenance Services)
Public Hearing Report

2 Description of Services Page 12
NOW, THEREFORE, the undersigned, authorized representative of Spicer Consulting Group, LLC, the appointed responsible officer, or person directed to prepare the Public Hearing Report, does hereby submit the following data:

Description of the Services
The services which may be funded with proceeds of the special tax of CFD No. 2025-M, as provided by Section 53313 of the Act, will include all costs attributable to maintaining, servicing, cleaning, repairing and/or replacing landscaped areas (may include reserves for replacement) in public street right-of-way, public landscaping, public open spaces and other similar landscaped areas officially dedicated for public use. These services including the following:
(a) maintenance and lighting of parks, parkways, streets, roads and open space, which maintenance and lighting services may include, without limitation, furnishing of electrical power to street lights and traffic signals; repair and replacement of damaged or inoperative light bulbs, fixtures and standards; maintenance (including irrigation and replacement) of landscaping vegetation situated on or adjacent to parks, parkways, streets, roads and open space; maintenance and repair of irrigation facilities; maintenance of public signage; graffiti removal from and maintenance and repair of public structures situated on parks, parkways, streets, roads and open space; maintenance and repair of playground or recreation program equipment or facilities situated on any park; and (b) maintenance and operation of water quality improvements which include storm drainage and flood protection facilities, including, without limitation, drainage inlets, catch basin inserts, infiltration basins, flood control channels, fossil fuel filters, and similar facilities. Maintenance services may include but is not limited to the repair, removal or replacement of all or part of any of the water quality improvements, fossil fuel filters within the public right-of-way including the removal of petroleum hydrocarbons and other pollutants from water runoff, or appurtenant facilities, clearing of inlets and outlets; erosion repairs; and cleanup to improvements, and other items necessary for the maintenance and servicing of the water quality basin improvements within flood control channel improvements; and (c) public street sweeping, on the segments of the arterials within the boundaries of CFD No. 2025-M; as well as local roads within residential subdivisions located within CFD No. 2025-M; and any portions adjacent to the properties within CFD No. 2025-M; and
Administrative Expenses
In addition to payment of the cost and expense of the forgoing services, proceeds of the special tax may be expended to pay "Administrative Expenses," as said term is defined in the Rate and Method of Apportionment.

The above services shall be limited to those provided within the boundaries of CFD No. 2025-M and the future Annexation Area of CFD No. 2025-M or for the benefit of the properties within the boundaries of CFD No. 2025-M and the future Annexation Area of CFD No. 2025-M, as the boundary is expanded from time to time by anticipated annexations, and said services may be financed by proceeds of the special tax of CFD No. 2025-M only to the extent that they are in addition to those provided in the territory of CFD No. 2025-M before CFD No. 2025-M was created.

SPICER

CONSULTING GROUP

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City of Beaumont
CFD No. 2025-2 (Maintenance Services)
Public Hearing Report

3 Cost Estimate

Page 13 ends

The estimate is based on the cost of actual services provided by the City of Beaumont. The estimated cost for Fiscal Year 2025-26 of providing such services, based upon current dollars, which is subject to escalation, is as follows:

Maintenance Services
The estimated annual cost of providing maintenance services at build -out for the subject properties are detailed below. The maintenance services funded by the special taxes of the CFD No. 2025-M, as outlined above, will be as follows:

Estimated Cost of Service
Special Tax A Services - The estimate breaks down the costs of providing one year's maintenance services for Fiscal Year 2025-

26. These services are being funded by the levy of Special Tax A for Community Facilities District No. 2025-M.

Table 3-1
Cost Estimate — Special Tax A
Item
Description
Estimated Cost
1 Landscaping
$0
2 Streetlights
$13,088
3 Traffic Signals
$0
4 Street & Pavement
$49,279
5 Drainage
$7,882
6 Parks
$70,643
7 Trails
$0
8 Graffiti Abatement
$1,302
9 Reserves
$3,766
10 Administration
$14,355
Total
$160,315
Special Tax B (Contincent' Services — The estimated costs to be covered shall be the direct costs for maintenance services including but not limited to (i) maintenance and lighting of parks, parkways, streets, roads, and open space, (ii) maintenance and operation of water quality improvements, (iii) public street sweeping, (iv) fund an operating reserve for the costs of Services as determined by the Administrator, and (v) Administrative Expenses.

The estimate breaks down the costs of providing one year's maintenance services for Fiscal Year 2025-26. These services are eligible to be funded by the levy of Special Tax B (Contingent) for Tax Zone Original for Community Facilities District No. 2025-M (Maintenance Services). Special Tax B (Contingent) may be levied, commencing in the first Fiscal Year following the occurrence of any of the following events (each such event, a "Failure to Perform"):
a. the Property Owner Association files a voluntary petition in bankruptcy or the approval by a court of competent jurisdiction of a petition applicable to the Property Owner Association of any proceedings instituted under the Federal Bankruptcy Code, as amended;
b. the Property Owner Association is dissolved;
c. the Property Owner Association fails to levy annual assessments sufficient to fund (i) the maintenance for the then Property Owner Association owned and/or Property Owner Association maintained Maintenance Services (Contingent) or (ii) the replacement of such facilities related to the Maintenance Services (Contingent) in accordance with (A) the requirements of the then current reserve funding plan of the Property Owner Association performed pursuant to California Civil Code Section 5550 or (B) if California Civil Code 5550 is no longer applicable, the requirements of the then applicable law and/or regulations governing the Property Owner Association's requirements to budget for and finance such replacement; or d. the Property Owner Association fails to maintain the Maintenance Services (Contingent) at the same level as defined within the Property Owner Association maintenance specifications. In the event the Property Owner Association maintenance SPICER

CONSULTING GROUP

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City of Beaumont
CFD No. 2025-2 (Maintenance Services)
Public Hearing Report

3 Cost Estimate

Page 14 ends

specifications do not meet the City maintenance requirements, the City Council will have sole discretion to determine the required level of maintenance required for purposes of this section.

Table 3-2
Cost Estimate — Special Tax B (Contingent)
Tax Zone Original
Item
Description
Estimated Cost
1 Landscaping
$0
2 Streetlighting
$12,318
3 Traffic Signals
$0
4 Street Maintenance
$26,370
5 Drainage
$74,579
6 Parks
$0
7 Trails
$0
8 Graffiti
$181
9 Reserves
$11,345
10 Administration
$5,807
Total
$130,600
Table 3-3
Maximum Special Taxes Assigned
Fiscal
No. of
Maximum
Maximum
Tax
Year
Taxable
Land Use
Taxable
Special
Special Tax B
Zone
Included
Tract
Units
Category
Unit
Tax A
(Contingent)
Subdivider
O
2025-26
TR 31462-17, -19,
-27, -28, & -29
366
SFR
RU
$438
$357
Meritage Homes
Escalation of Maximum Special Taxes
On each July 1, commencing on July 1, 2026 the Maximum Special Tax A for Developed Property shall increase by i) the year - over -year percentage increase for the month of March in the Consumer Price Index (AII Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.

SPICER

CONSULTING GROUP

Page 1004 of 1750 ends

City of Beaumont
CFD No. 2025-2 (Maintenance Services)
Public Hearing Report

Prnnnsed De"elnnrnent Page 15
The CFD No. 2025-M includes approximately 97 gross acres with 59 planned for development on five undeveloped parcels within Tract Map Nos. 31462-17, -19, -27, -28, and -29. The District The properties are generally located in the northwestern part of the City, west of Tukwet Canyon Parkway, and north of Oak Valley Parkway. As of Fiscal Year 2025-26 the proposed CFD No. 2025-M includes the following Assessor's Parcel Numbers:
413-790-075
413-790-076
413-790-077
413-790-078
413-790-079
The boundaries of CFD No. 2025-M are those properties and parcels where services are authorized to be provided and upon which special taxes may be levied in order to pay for the costs and expenses of said services. A map showing the boundaries of CFD No. 2025-M is included in Appendix B.

Additional properties that are within the boundaries of the annexation map may annex to CFD No. 2025-M subsequent to formation of CFD No. 2025-M. The owner of the property to be annexed shall submit a written consent for said annexation to CFD No. 2025-M and the Council, acting ex -officio as the legislative body of CFD No. 2025-M, shall call a special election as to the imposition of the special tax on said property as required by law. A general description of the boundaries of the territory within which any property may annex to CFD No. 2025-M and shown on that certain map entitled "Boundaries — Potential Annexation Area Community Facilities District No. 2025-M (Maintenance Services) of the City of Beaumont, County of Riverside, State of California," is attached as Appendix B.

SPICER

CONSULTING GROUP

Page 1005 of 1750 ends

City of Beaumont
CFD No. 2025-2 (Maintenance Services)
Public Hearing Report

5 Rate and Method of Apportionment Page 16
The Rate and Method of Apportionment allows each property owner within CFD No. 2025-M to estimate the annual Special Tax amount that would be required for payment. The Rate and Method of Apportionment of the Special Tax established pursuant to these proceedings, is attached hereto as Appendix A (the "Rate and Method"). The Special Tax will be collected in the same manner and at the same time as ordinary ad valorem property taxes and shall be subject to the same penalties, the same procedure, sale and lien priority in the case of delinquency; provided, however, that the CFD Administrator may directly bill the Special Taxes, may collect Special Taxes at a different time or in a different manner if necessary to meet the financial obligations, and provided further that CFD No. 2025-M may covenant to foreclose and may actually foreclose on parcels having delinquent Special Taxes as permitted by the Act.

All of the property located within CFD No. 2025-M, unless exempted by law or by the Rate and Method proposed for CFD No. 2025-M, shall be taxed for the purpose of providing necessary services to serve the District. On each July 1, commencing on July 1, 2026 the Maximum Special Taxes for Developed Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (AII Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater. The Boundary Map for CFD No. 2025-M is attached hereto as Appendix B.

Pursuant to Section 53325.3 of the Act, the tax imposed "is a Special Tax and not a special assessment, and there is no requirement that the tax be apportioned on the basis of benefit to any property." The Special Tax may be based on the benefit received by property, the cost of making facilities or authorized services available or other reasonable basis as determined by the City, although the Special Tax may not be apportioned on an ad valorem basis pursuant to Article XIIIA of the California Constitution.

For particulars as to the Rate and Method for CFD No. 2025-M, see the attached and incorporated in Appendix A.

SPICER

CONSULTING GROUP

Page 1006 of 1750 ends

City of Beaumont
CFD No. 2025-2 (Maintenance Services)
Public Hearing Report

6 Certifications Page 17
Based on the information provided herein, it is my opinion that the described services herein are those that are necessary to meet increased demands placed upon the City of Beaumont as a result of development occurring within the CFD No. 2025-M and benefits the lands within said CFD No. 2025-M. Further, it is my opinion that the special tax rates and method of apportionment, as set forth herein, are fair and equitable, uniformly applied and not discriminating or arbitrary.

Date: December 16, 2025

SPICER CONSULTING GROUP, LLC
--SHANE-SPICER

SPECIAL TAX CONSULTANT FOR

CITY OF BEAUMONT

RIVERSIDE COUNTY

STATE OF CALIFORNIA
SPICER

CONSULTING GROUP

Page 1007 of 1750 ends

City of Beaumont
CFD No. 2025-2 (Maintenance Services)
Public Hearing Report

Appendix A:

Rate and Method of Apportionment

Page 1008 of 1750 ends

RATE AND METHOD OF APPORTIONMENT OF SPECIAL TAX FOR
COMMUNITY FACILITIES DISTRICT NO. 2025-M (MAINTENANCE SERVICES)

OF THE CITY OF BEAUMONT
A Special Tax (the "Special Tax") shall be levied on and collected from each Assessor's Parcel (defined below) in Community Facilities District No. 2025-M (Maintenance Services) (the "CFD No. 2025-M" or "CFD"; defined below), in each Fiscal Year on an Assessor's Parcel shall be determined by the City Council of the City of Beaumont, acting in its capacity as the legislative body of CFD No. 2025-M, by applying the rate and method of apportionment set forth below. All of the real property in CFD No. 2025-M, unless exempted by law or by the provisions herein, shall be taxed to the extent and in the manner provided herein.

A. DEFINITIONS
"Accessory Dwelling Unit" means a residential unit of limited size including smaller secondary unit(s) that shares an Assessor's Parcel with Single Family Residential Property that has a stand-alone Residential Unit.
"Acre" or "Acreage" means the land area of an Assessor's Parcel as shown on any Assessor's Parcel Map, or if the land area is not shown on the Assessor's Parcel Map, the land area as shown on the applicable Final Map, or if the area is not shown on the applicable Final Map, the land area shall be calculated by the Administrator.
"Administrative Expenses" means the actual or reasonably estimated costs directly related to the formation, annexation, and administration of CFD No. 2025-M including, but not limited to: the costs of computing the Special Taxes and preparing the annual Special Tax collection schedules (whether by the City or designee thereof or both); the costs to the City, CFD No. 2025-M, or any designee thereof associated with fulfilling the CFD No. 2025-M disclosure requirements; the costs associated with responding to public inquiries regarding the Special Taxes; the costs of the City, CFD No. 2025-M or any designee thereof related to an appeal of the Special Tax; and the City's annual administration fees, collection expenses, including payment of a proportional share of City overhead and salaries and benefits of any City employees whose duties are related to the administration of CFD No. 2025-M and third party expenses related to CFD No. 2025-M. Administrative Expenses shall also include amounts estimated or advanced by the City or CFD No. 2025-M for any other administrative purposes of CFD No. 2025-M, including attorney's fees and other costs related to commencing and pursuing to completion any foreclosure of delinquent Special Taxes. "Administrator" means the City Manager of the City of Beaumont, or his or her designee. "Approved Property" means all Assessor's Parcels of Taxable Property that are included in a Final Map that was recorded prior to the January 1 preceding the Fiscal Year in which the Special Tax is being levied, and that have not been issued a Building Permit on or prior to the May 1 preceding the Fiscal year in which the Special Tax is being levied.
"Assessor's Parcel" means a lot or parcel of land that is identifiable by an Assessor's Parcel Number by the County Assessor of the County of Riverside.
"Assessor's Parcel Map" means an official map of the Assessor of the County designating parcels by Assessor's Parcel Number.

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"Assessor's Parcel Number" means that identification number assigned to a parcel by the County Assessor of the County.
"Building Permit" means the first legal document issued by the City giving official permission for new construction. For purposes of this definition, "Building Permit" may or may not include expired or cancelled Building Permits, or any subsequent Building Permit document(s) authorizing new construction on an Assessor's Parcel that are issued or changed by the City after the first original issuance, as determined by the Administrator.
"Building Square Footage" or "BSF" means the floor area square footage reflected on the original construction Building Permit issued for construction of a building of Non -Residential Property and any Building Square Footage subsequently added to a building of such Non -Residential Property after issuance of a Building Permit for expansion or renovation of such building. "Calendar Year" means the period commencing January 1 of any year and ending the following December 31.
"CFD" or "CFD No. 2025-M" means the Community Facilities District No. 2025-M (Maintenance Services) of the City of Beaumont.
"CFD Boundary Map" means a recorded map of the CFD that indicates by a boundary line the extent of the territory identified to be subject to the levy of Special Taxes. "City" means the City of Beaumont, State of California. "Contingent Services" means services permitted under the Mello -Roos Community Facilities Act of 1982 including, without limitation, those services authorized to be funded by CFD No. 2025-M as set forth in the documents adopted by the City Council at the time the CFD was formed to be provided by the City in the event the Administrator makes a determination pursuant to Section C(2) that a Property Owners' Association fails to adequately provide such services. "County" means the County of Riverside, State of California. "Developed Property" means all Assessor's Parcels of Taxable Property for which a Building Permit for new construction has been issued on or prior to May 1 preceding the Fiscal Year in which the Special Tax is being levied.
"Exempt Property" means all Assessors' Parcels designated as being exempt from the Special Tax as provided for in Section G.
"Final Map" means a subdivision of property by recordation of a final map, parcel map, or lot line adjustment, pursuant to the Subdivision Map Act (California Government Code Section 66410 et seq.) or recordation of a condominium plan pursuant to California Civil Code 6624 that creates individual lots for which Building Permits may be issued without further subdivision. "Fiscal Year" means the period from and including July 1st of any year to and including the following June 30th
"Land Use Category" or "LUC" means any of the categories contained in Section B hereof to which an Assessor's Parcel is assigned consistent with the land use approvals that have been received or City of Beaumont 2
Community Facilities District No. 2025-M f( giliitgU@®$ei-3i5a)

proposed for the Assessor's Parcel as of May 1 preceding the Fiscal Year in which the Special Tax is being levied.
"Maintenance Services" means the services permitted under the Act including, without limitation, street sweeping, traffic signal maintenance, the maintenance of landscaping and lighting of publicly owned parks, parkways, streets, roads and open spaces, graffiti abatement, flood and storm protection services, and the operation of storm drainage systems contained within the boundaries of CFD No. 2025-M and the City as set forth in Appendix B. "Maintenance Services (Contingent)" means the Maintenance Services described above and permitted under the Act, contained within CFD No. 2025-M and the City, which are proposed to be maintained and paid for through the Property Owner Association, and all to which the City has been granted an easement allowing such maintenance in any Fiscal Year following a Failure to Perform as defined in Section C.2. hereof.
"Maximum Special Tax" means either Maximum Special Tax A and/or Maximum Special Tax B (Contingent), as applicable.
"Maximum Special Tax A" means for each Assessor's Parcel and each Fiscal Year, the maximum Special Tax A, as determined in accordance with Section C below that can be levied on such Assessor's Parcel in such Fiscal Year.
"Maximum Special Tax B (Contingent)" means for each Assessor's Parcel and each Fiscal Year, the maximum Special Tax B (Contingent), as determined in accordance with Section C below that can be levied on such Assessor's Parcel in such Fiscal Year.
"Multi -Family Residential Property" or "MFR" means any Assessor's Parcel of Residential Property upon which a building or buildings comprised of attached Residential Units sharing at least one common wall with another unit are constructed or are intended to be constructed that share a single Assessor's Parcel Number, as determined by the Administrator. "Non -Residential Property" or "NR" means all Assessor's Parcels of Taxable Property for which a Building Permit(s) was issued for a non-residential use. The Administrator shall make the determination if an Assessor's Parcel is Non -Residential Property. "Property Owner's Association" or "POA" means the property owner's association or homeowner's association established to maintain certain Services within a Tax Zone. "Proportionately" means for Taxable Property that is: (i) Developed Property, that the ratio of the actual Special Tax levy to the Maximum Special Tax is the same for all Parcels of Developed Property, (ii) Approved Property, that the ratio of the actual Special Tax levy to the Maximum Special Tax is the same for all Parcels of Approved Property, and (iii) Undeveloped Property that the ratio of the actual Special Tax levy per acre to the Maximum Special Tax per acre is the same for all Parcels of Undeveloped Property.
"Rate and Method of Apportionment" or "RMA" means this Rate and Method of Apportionment of Special Taxes.

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"Residential Property" means all Assessor's Parcels of Taxable Property upon which Residential Units have been constructed or are intended to be constructed or for which Building Permits have been or may be issued for purposes of constructing one or more Residential Units. "Residential Unit" or "RU" means a residential unit that is used or intended to be used as a domicile by one or more persons, as determined by the Administrator. An Accessory Dwelling Unit that shares an Assessor's Parcel with an Assessor's Parcel classified as Single Family Residential Property shall not be considered a Residential Unit for purposes of levying the Special Tax pursuant to Section D. "Service(s)" means services permitted under the Mello -Roos Community Facilities Act of 1982 including, without limitation, those services authorized to be funded by CFD No. 2025-M as set forth in the documents adopted by the City Council at the time the CFD was formed. "Single Family Residential Property" or "SFR" means any Residential Property other than Multi - Family Residential Property on an Assessor's Parcel as determined by the Administrator. "Special Tax(es)" means the Special Tax A or Special Tax B (Contingent) to be levied in each Fiscal Year on each Assessor's Parcel of Taxable Property.
"Special Tax A" means the annual special tax to be levied in each Fiscal Year on each Assessor's Parcel of Taxable Property to fund the Special Tax A Requirement. "Special Tax A Requirement" means for each Tax Zone that amount to be collected in any Fiscal Year to pay for certain costs as required to meet the needs of such Tax Zone within CFD No. 2025-M in both the current Fiscal Year and the next Fiscal Year. The costs to be covered shall be the (i) direct costs for Maintenance Services, (ii) fund an operating reserve for the costs of Maintenance Services as determined by the Administrator, and (iii) Administrative Expenses. Under no circumstances shall the Special Tax A Requirement include funds for bonds or other forms of indebtedness. "Special Tax B (Contingent)" means the annual special tax to be levied in each Fiscal Year on each Assessor's Parcel of Taxable Property to fund the Special Tax B (Contingent) Requirement, if required. "Special Tax B (Contingent) Requirement" means that amount required in any Fiscal Year to pay for certain costs as required to meet the needs of CFD No. 2025-M for Maintenance Services (Contingent) in both the current Fiscal Year and the next Fiscal Year. The costs to be covered shall be the (i) direct costs for Maintenance Services (Contingent), (ii) amount necessary to fund an operating reserve for the costs of Maintenance Services (Contingent) as determined by the Administrator, and (iii) Administrative Expenses applicable to the Special Tax B (Contingent). Under no circumstances shall the Special Tax B (Contingent) Requirement include funds for bonds or other forms of indebtedness.

The Special Tax B (Contingent) Requirement, if initiated, will be applied to all Assessor's Parcels in addition to, and not in lieu of, the Special Tax A Requirement. "Taxable Property" means all Assessor's Parcels within CFD No. 2025-M, which are not Exempt Property.
"Taxable Unit" means a Residential Unit, Building Square Footage, or an Acre. "Tax Zone" means a mutually exclusive geographic area, within which particular Special Tax rates may be levied following annexation of additional property to the CFD and pursuant to an amended Rate and Method of Apportionment of Special Tax. Appendix C identifies the Tax Zone Original included in City of Beaumont 4
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CFD No. 2025-M at formation; additional Tax Zones may be created when property is annexed into the CFD.
"Tax Zone Original" means the specific geographic area identified on the CFD Boundary Map as Tax Zone Original included in Appendix C.
"Tract(s)" means an area of land: i) within a subdivision identified by a particular tract number on a Final Map, ii) identified within a Parcel Map; or iii) identified within lot line adjustment approved for subdivision.
"Undeveloped Property" means, for each Fiscal Year, all Taxable Property not classified as Developed Property or Approved Property.

B. ASSIGNMENT TO LAND USE CATEGORIES
For each Fiscal Year, all Assessor's Parcels of Taxable Property within CFD No. 2025-M shall be classified as Developed Property, Approved Property, or Undeveloped Property, and shall be subject to the levy of Special Taxes as determined pursuant to Sections C and D below. Assessor's Parcels of Developed Property and Approved Property shall be classified as either Residential Property or Non - Residential Property. Residential Property shall be further classified as Single Family Residential Property or Multi -Family Residential Property and the number of Residential Units shall be determined by the Administrator.

1. Special Tax A
a. Developed Property
(i) Maximum Special Tax A
The Maximum Special Tax A for each Assessor's Parcel of Developed Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2025-M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax A for the Tax Zones annexed and included in Appendix A. The Maximum Special Tax A for Developed Property for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 1 below:

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TABLE 1

MAXIMUM SPECIAL TAX A RATES

DEVELOPED PROPERTY
Tax
Zone
Tract
Land Use Category
Taxable
Unit
Maximum
Special Tax A
Original
TR 31462-17, -19,
27 28 & 29
Single Family Residential Property
RU
$438
(ii) Increase in the Maximum Special Tax A
On each July 1, commencing on July 1, 2026 the Maximum Special Tax A for Developed Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (AII Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater. (iii) Multiple Land Use Categories
In some instances, an Assessor's Parcel of Developed Property may contain more than one Land Use Category. The Maximum Special Tax A that can be levied on an Assessor's Parcel shall be the sum of the Maximum Special Tax A that can be levied for each Land Use Category located on that Assessor's Parcel. For an Assessor's Parcel that contains more than one land use, the Acreage of such Assessor's Parcel shall be allocated to each type of property based on the amount of Acreage designated for each land use as determined by reference to the site plan approved for such Assessor's Parcel. The Administrator's allocation to each type of property shall be final.
b. Approved Property
The Maximum Special Tax A for each Assessor's Parcel of Approved Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2025-M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax A for the Tax Zone(s) annexed and included in Appendix A. The Maximum Special Tax A for Approved Property for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 2 below:

TABLE 2

MAXIMUM SPECIAL TAX A RATES

APPROVED PROPERTY
Tax
Zone
Tract
Land Use Category
Taxable
Unit
Maximum
Special Tax A
Original
TR 31462-17, -19,
-27, -28 & -29
Single Family Residential Property
RU
$438
Multi -Family Residential Property
RU
$438
Non -Residential Property
Acre
$2,736
On each July 1, commencing on July 1, 2026 the Maximum Special Tax A for Approved Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (AII Items) for all Urban Consumers for the Riverside -San Bernardino - Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for City of Beaumont
Community Facilities District No. 2025-Mf( giOtgAr4k®$ei-3i5a) 6 the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.
c. Undeveloped Property
The Maximum Special Tax A for each Assessor's Parcel of Undeveloped Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2025-M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax A for the Tax Zone(s) annexed and included in Appendix A. The Maximum Special Tax A for Undeveloped Property for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 3 below:

TABLE 3

MAXIMUM SPECIAL TAX A RATES

UNDEVELOPED PROPERTY
Tax Zone
Tracts
Taxable Unit
Maximum Special Tax A
Original
TR 31462-17, -19,
-27, -28 & -29
Acre
$2,736
On each July 1, commencing on July 1, 2026 the Maximum Special Tax A for Undeveloped Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (AII Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.

2. Special Tax B (Contingent)
The City Council may levy the Special Tax B (Contingent), applicable to all Zones, commencing in the first Fiscal Year following the occurrence of any of the following events (each such event, a "Failure to Perform"):
a. the Property Owner Association files a voluntary petition in bankruptcy or the approval by a court of competent jurisdiction of a petition applicable to the Property Owner Association of any proceedings instituted under the Federal Bankruptcy Code, as amended; b. the Property Owner Association is dissolved;
c. the Property Owner Association fails to levy annual assessments sufficient to fund (i) the maintenance for the then Property Owner Association owned and/or Property Owner Association maintained Maintenance Services (Contingent) or (ii) the replacement of such facilities related to the Maintenance Services (Contingent) in accordance with (A) the requirements of the then current reserve funding plan of the Property Owner Association performed pursuant to California Civil Code Section 5550 or (B) if California Civil Code 5550 is no longer applicable, the requirements of the then applicable law and/or regulations governing the Property Owner Association's requirements to budget for and finance such replacement; or
d. the Property Owner Association fails to maintain the Maintenance Services (Contingent) at the same level as defined within the Property Owner Association maintenance specifications.

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In the event the Property Owner Association maintenance specifications do not meet the City maintenance requirements, the City Council will have sole discretion to determine the required level of maintenance required for purposes of this section.

The City Council may suspend the levy of Special Tax B (Contingent) if the Property Owner Association has cured the Failure to Perform to the satisfaction of the City Council and the Property Owner Association has agreed to such conditions as the City Council may find necessary to minimize the occurrence of such Failure to Perform in the future. In the event the City Council initiates the Special Tax B (Contingent), it will apply to all Assessor's Parcels of Taxable Property in addition to, and not in lieu of, the Special Tax A.
a. Develo
(i)
Jed Property
Maximum Special Tax B (Contingent)
The Maximum Special Tax B (Contingent) for each Assessor's Parcel of Taxable Property is shown in Table 4 and shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2025-M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax B (Contingent) for the Tax Zones annexed and included in Appendix A. The Maximum Special Tax B (Contingent) for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 4 below:

TABLE 4

MAXIMUM SPECIAL TAX B (CONTINGENT) RATES

DEVELOPED PROPERTY
Tax
Zone
Tract
Land Use Category
Taxable
Unit
Maximum Special
Tax B (Contingent)
Original
TR 31462-17, -19,
27 28 & 29
Single Family Residential Property
RU
$357
Multi -Family Residential Property
RU
$357
Non -Residential Property
Acre
$2,229
(ii) Increase in the Maximum S
Jecial Tax B (Contingent)
On each July 1, commencing on July 1, 2026 the Maximum Special Tax B (Contingent) for Developed Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (AII Items) for all Urban Consumers for the Riverside - San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.

City of Beaumont
Community Facilities District No. 2025-MF( giQ40a1rfi®$e'qi5a) 8 (iii) Multi ale Land Use Categories
In some instances, an Assessor's Parcel of Developed Property may contain more than one Land Use Category. The Maximum Special Tax B (Contingent) that can be levied on an Assessor's Parcel shall be the sum of the Maximum Special Tax B (Contingent) that can be levied for each Land Use Category located on that Assessor's Parcel. For an Assessor's Parcel that contains more than one land use, the Acreage of such Assessor's Parcel shall be allocated to each type of property based on the amount of Acreage designated for each land use as determined by reference to the site plan approved for such Assessor's Parcel. The Administrator's allocation to each type of property shall be final. b. Approved Property
The Maximum Special Tax B (Contingent) for each Assessor's Parcel of Approved Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2025- M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax B (Contingent) for the Tax Zone(s) annexed and included in Appendix A. The Maximum Special Tax B (Contingent) for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 5 below:

TABLE 5

MAXIMUM SPECIAL TAX B (CONTINGENT) RATES

APPROVED PROPERTY
Tax
Zone
Tract
Land Use Category
Taxable
Unit
Maximum Special
Tax B (Contingent)
Original
TR 31462-17, -19,
27 28 & 29
Single Family Residential Property
RU
$357
Multi -Family Residential Property
RU
$357
Non -Residential Property
Acre
$2,229
On each July 1, commencing on July 1, 2026 the Maximum Special Tax B (Contingent) for Approved Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (AII Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.
c. Undeveloped Property
The Maximum Special Tax B (Contingent) for each Assessor's Parcel of Undeveloped Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2025-M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax B (Contingent) for the Tax Zone(s) annexed and included in Appendix A. The Maximum Special Tax B (Contingent) for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 6 below:

City of Beaumont 9
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TABLE 6

MAXIMUM SPECIAL TAX B (CONTINGENT) RATES

UNDEVELOPED PROPERTY
Tax Zone
Maximum Special
Tracts
Taxable Unit
Tax B (Contingent)
TR 31462-17, -19,
Original
-27, -28 & -29
Acre
$2,229
On each July 1, commencing on July 1, 2026 the Maximum Special Tax B (Contingent) for Undeveloped Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (AII Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.

D. METHOD OF APPORTIONMENT OF ANNUAL SPECIAL TAX

1. Special Tax A
Commencing with Fiscal Year 2025-26 and for each following Fiscal Year, the City Council shall determine the Special Tax A Requirement for each Tax Zone and shall levy the Special Tax A on all Assessor's Parcels of Taxable Property within such Tax Zone until the aggregate amount of Special Tax A equals the Special Tax A Requirement for such Tax Zone. The Special Tax A shall be levied for each Fiscal Year as follows:

First: The Special Tax B (Contingent) shall be levied Proportionately on all Assessor's Parcels of Developed Property up to 100% of the applicable Maximum Special Tax B (Contingent) to satisfy the Special Tax B (Contingent) Requirement;
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Second: If additional moneys are needed to satisfy the Special Tax B (Contingent) Requirement after the first step has been completed, the Special Tax B (Contingent) shall be levied Proportionately on each Parcel of Approved Property at up to 100% of the Maximum Special Tax B (Contingent) for Approved Property;
Third: If additional monies are needed to satisfy the Special Tax B (Contingent) Requirement after the first two steps has been completed, the Special Tax B (Contingent) shall be levied Proportionately on all Assessor's Parcels of Undeveloped Property up to 100% of the Maximum Special Tax B (Contingent) for Undeveloped Property.

E. FUTURE ANNEXATIONS
It is anticipated that additional properties will be annexed to CFD No. 2025-M from time to time. As each annexation is proposed, an analysis will be prepared to determine the annual cost for providing Services to such properties. Based on this analysis, any properties to be annexed, pursuant to California Government Code section 53339 et seq. will be assigned the appropriate Maximum Special Tax rates for the Tax Zone when annexed and included in Appendix A.

F. DURATION OF SPECIAL TAX
For each Fiscal Year, the Special Tax A shall be levied as long as the Maintenance Services are being provided.

For each Fiscal Year, the Special Tax B (Contingent) shall be levied as long as the Maintenance Services (Contingent) are being provided.

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J. INTERPRETATION
Interpretations may be made by the Council by ordinance or resolution for purposes of clarifying any vagueness or ambiguity in this Rate and Method of Apportionment.

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APPENDIX A

CITY OF BEAUMONT
COMMUNITY FACILITIES DISTRICT NO. 2025-M (MAINTENANCE SERVICES)

TAX ZONE ORIGINAL - MAINTENANCE SERVICES
TRACT NOS. 31462-17, -19, -27, -28 & -29
Item
Description
Estimated Cost
1 Landscaping
$0
2 Streetlights
$13,088
3 Traffic Signals
$0
4 Street & Pavement(')
$49,279
5 Drainage
$7,882
6 Parks
$70,643
7 Trails
$0
8 Graffiti Abatement
$1,302
9 Reserves
$3,766
10 Administration
$14,355
Total
$160,315
(1) Street and Pavement maintenance services include basic services to preserve the integrity of the surface, such as repairing potholes and sinkholes and applying seals. Long-term replacement is not included in the estimated Costs.

MAXIMUM SPECIAL TAXES ASSIGNED TO EACH TAX ZONE
Fiscal
Maximum
Tax
Year
No. of
Land Use
Taxable
Maximum
Special Tax B
Zone
Included
Tract
Taxable Units
Category
Unit
Special Tax A
(Contingent)
Subdivider
Original
2025-26
31462-17, -19, -27,
28 & 29
366
SFR
RU
$438
$357
Meritage Homes

ESCALATION OF MAXIMUM SPECIAL TAXES
On each July 1, commencing on July 1, 2026 the Maximum Special Taxes for Developed Property, Approved Property, and Undeveloped Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (AII Items) for all Urban Consumers for the Riverside - City of Beaumont
Community Facilities District No. 2025-Mlj gi0t4(a12b®$e1-3i` ) 13 San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.

City of Beaumont 14
Community Facilities District No. 2025-Mf giii14i ®$ei-ai5a)

APPENDIX B

CITY OF BEAUMONT
COMMUNITY FACILITIES DISTRICT NO. 2025-M (MAINTENANCE SERVICES)

DESCRIPTION OF AUTHORIZED SERVICES
The services which may be funded with proceeds of the special tax of CFD No. 2025-M, as provided by Section 53313 of the Act, will include all costs attributable to maintaining, servicing, cleaning, repairing and/or replacing landscaped areas (may include reserves for replacement) in public street right-of-way, public landscaping, public open spaces and other similar landscaped areas officially dedicated for public use. These services including the following:
(a) maintenance and lighting of parks, parkways, streets, roads and open space, which maintenance and lighting services may include, without limitation, furnishing of electrical power to street lights and traffic signals; repair and replacement of damaged or inoperative light bulbs, fixtures and standards; maintenance (including irrigation and replacement) of landscaping vegetation situated on or adjacent to parks, parkways, streets, roads and open space; maintenance and repair of irrigation facilities; maintenance of public signage; graffiti removal from and maintenance and repair of public structures situated on parks, parkways, streets, roads and open space; maintenance and repair of playground or recreation program equipment or facilities situated on any park; and (b) maintenance and operation of water quality improvements which include storm drainage and flood protection facilities, including, without limitation, drainage inlets, catch basin inserts, infiltration basins, flood control channels, fossil fuel filters, and similar facilities. Maintenance services may include but is not limited to the repair, removal or replacement of all or part of any of the water quality improvements, fossil fuel filters within the public right-of-way including the removal of petroleum hydrocarbons and other pollutants from water runoff, or appurtenant facilities, clearing of inlets and outlets; erosion repairs; and cleanup to improvements, and other items necessary for the maintenance and servicing of the water quality basin improvements within flood control channel improvements; and (c) public street sweeping, on the segments of the arterials within the boundaries of CFD No. 2025-M; as well as local roads within residential subdivisions located within CFD No. 2025-M; and any portions adjacent to the properties within CFD No. 2025-M; and In addition to payment of the cost and expense of the forgoing services, proceeds of the special tax may be expended to pay "Administrative Expenses," as said term is defined in the Rate and Method of Apportionment.

City of Beaumont 15
Community Facilities District No. 2025-MF( giliitgi?e®$eWi5a)

APPENDIX C

CITY OF BEAUMONT
COMMUNITY FACILITIES DISTRICT NO. 2025-M (MAINTENANCE SERVICES)

PROPOSED BOUNDARIES AND POTENTIAL ANNEXATION AREA BOUNDARIES City of Beaumont 16
Community Facilities District No. 2025-MNgi0t4(a124®$e1-3i`Q)

Appendix B:

Proposed Boundary Map

Page 1025 of 1750 ends

Coe\

I HEREBY CERTIFY THAT THE WITHIN MAP SHOWING PROPOSED
BOUNDARIES OF COMMUNITY FACILITIES DISTRICT NO. 2025-M
(MAINTENANCE SERVICES), CITY OF BEAUMONT, COUNTY OF

RIVERSIDE, STATE OF CALIFORNIA, WAS APPROVED BY THE CITY

COUNCIL OF THE CITY OF BEAUMONT AT A REGULAR MEETING
THEREOF, HELD ON 44 DAY OF kW. 2015 BY
RESOLUTION NO. 2Ozs-!teZ
CITY C ERKOII.QO.ft

CITY OF BEAUMONT

FILED IN THE OFFICE OF THE CITY CLERK, CITY OF BEAUMONT, THIS -)°' DAY OF OW. 2025 .
on qui
CITY CLERK a

CITY OF BEAUMONT
SPICER

CONSULTING GROUP

PROPOSED BOUNDARY MAP
COMMUNITY FACILITIES DISTRICT NO. 2025-M
(MAINTENANCE SERVICES)

CITY OF BEAUMONT,

COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
0 250 500
I I
1,000 Feet
SHEET 1 OF 1 SHEET
RECORDED THIS IP. DAY OF Natethef , 20,AS AT
THE HOUR OF 3;IS O'CLOCK RM IN BOOK 99
PAGE 9 OF MAPS OF ASSESSMENT AND COMMUNITY

FACILITIES DISTRICTS IN THE OFFICE OF THE COUNTY

RECORDER, IN THE COUNTY OF RIVERSIDE, STATE OF
CALIFORNIA.

FEE: V.° NO.: o'ZoaS-035 4753

PETER ALDANA, ASSESSOR, COUNTY CLERK, RECORDER
BY:

DEPUTY
LEGEND

CITY BOUNDARY

CFD BOUNDARY

PARCEL LINE

XXX-XXX-XXX ASSESSOR PARCEL NUMBER
O

TAX ZONE - ORIGINAL

THIS BOUNDARY MAP CORRECTLY SHOWS THE LOT OR PARCEL OF LAND

INCLUDED WITHIN THE BOUNDARIES OF THE COMMUNITY FACILITIES DISTRICT

FOR DETAILS CONCERNING THE LINES AND DIMENSIONS OF LOTS OR PARCEL REFER TO THE COUNTY ASSESSOR MAPS FOR FISCAL YEAR 2025-26.

Page 1026 of 1750 ends

76 cofs
%/

I HEREBY CERTIFY THAT THE WITHIN MAP SHOWING PROPOSED

BOUNDARIES OF THE POTENTIAL ANNEXATION AREA OF
COMMUNITY FACILITIES DISTRICT NO. 2025-S (MAINTENANCE

SERVICES), CITY OF BEAUMONT, COUNTY OF RIVERSIDE,

STATE OF CALIFORNIA, WAS APPROVED BY THE CITY OF

BEAUMONT AT A REGULAR MEETING THEREOF, HELD
ON ib DAY OF fklotl, 2025 BY RESOLUTION
NO. 2025 - (02 -

CITY CLERK

CITY OF BEAUMONT

FILED IN THE OFFICE OF THE CITY CLERK,
CITY OF BEAUMONT, THIS 414' DAY OF tjov. 2025 .

CA IQ a1U
CITY CLERK o

CITY OF BEAUMONT
60 CITY OF

BEAUMONT
SPICER

CONSULTING GROUP
W+E
60 BOUNDARIES - POTENTIAL ANNEXATION AREA
COMMUNITY FACILITIES DISTRICT NO. 2025-M
(MAINTENANCE SERVICES)

CITY OF BEAUMONT,

COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
79 SHEET 1 OF 1 SHEET
RECORDED THIS /a DAY OF Q\30\14.4.1aX 2025 AT
THE HOUR OF .31s O'CLOCK .EM IN BOOK 98

PAGE IC) OF MAPS OF ASSESSMENT AND COMMUNITY

FACILITIES DISTRICTS IN THE OFFICE OF THE COUNTY

RECORDER, IN THE COUNTY OF RIVERSIDE, STATE OF
CALIFORNIA.

FEE: 4° NO.: a.0,15-035 7Stf

PETER ALDANA, ASSESSOR, COUNTY CLERK, RECORDER
BY: (/mil q,/
DEPUTY
LEGEND

ANNEXATION BOUNDARY

Page 1 ends

Appendix C:

Resolution of Intention

Page 1028 of 1750 ends

RESOLUTION NO. 2025-62

A RESOLUTION OF CITY COUNCIL OF THE CITY OF

BEAUMONT DECLARING ITS INTENTION TO

ESTABLISH CITY OF BEAUMONT COMMUNITY
FACILITIES DISTRICT NO. 2025-M (MAINTENANCE

SERVICES), TO AUTHORIZE THE LEVY OF A SPECIAL

TAX ON PROPERTY WITHIN THE DISTRICT TO PAY

THE COSTS OF PROVIDING PUBLIC MAINTENANCE

SERVICES
WHEREAS, the City of Beaumont (the "City") has received a petition (the "Petition") signed by the owner of more than ten percent of the land within the boundaries of which is proposed for inclusion in a proposed community facilities district which meets the requirements of Sections 53318 and 53319 of the Government Code of the State of California (the "Government Code"); and
WHEREAS, the City Council of the City (the "City Council") desires to adopt this resolution of intention as provided in Section 53321 of the Government Code to establish a community facilities district consisting of the territory described in Attachment "A" hereto and incorporated herein by this reference, which the City Council hereby determines shall be known as "City of Beaumont Community Facilities District No. 2025-M (Maintenance Services)" ("Community Facilities District No. 2025-M" or the "District") pursuant to the Mello -Roos Community Facilities Act of 1982, as amended, commencing with Section 53311 of the Government Code (the "Act") to (1) finance the services described in Attachment "B" hereto and incorporated herein by this reference (the "Services"), and (2) finance the incidental expenses to be incurred in connection with forming and administering the District and financing the Services (the "Services Incidental Expenses"); and
WHEREAS, the City Council proposes to designate the property described in Attachment "B" hereto and incorporated herein by this references as territory proposed for annexation to Community Facilities District No. 2025-M in the future (the "Potential Annexation Area"), with the condition that a parcel or parcels within such territory shall be annexed and subjected to the special tax of Community Facilities District No. 2025-M pursuant to the procedures set forth in Section 53339 et seq. of the Act or in compliance with other procedures established by the Act; and
WHEREAS, the City Council further intends to approve an estimate of the costs of the Services and the Services Incidental Expenses for Community Facilities District No. 2025-M; and
WHEREAS, it is the intention of the City Council to consider financing the Services and the Services Incidental Expenses through the formation of Community Facilities District No. 2025-M and the levy of a special tax to pay for such Services and Services Incidental Expenses;

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY, DOES HEREBY RESOLVE, ORDER AND DETERMINE AS FOLLOWS:
4911-9851-2755v3/022599-0038

Page 1029 of 1750 ends

Section 1. The above recitals are true and correct.

Section 2. A community facilities district is proposed to be established under the terms of the Act. It is further proposed that the legal boundaries of Community Facilities District No. 2025-M shall be those described in Attachment "A" hereto, which boundaries shall, upon recordation of the boundary map for proposed Community Facilities District No. 2025-M, include the entirety of any parcel subject to taxation by the District. The City Council further proposes to designate the Potential Annexation Area described in Attachment "A" hereto as property proposed for annexation into the District in the future, as approved by the City Council acting as the legislative body of the District.

The proposed boundaries of the District and the Potential Annexation Area are depicted on the map of the proposed Community Facilities District No. 2025-M, which is included in Attachment "A" hereto. The City Clerk is hereby directed to sign the original map of the proposed boundaries and record it with all proper endorsements thereon with the County Recorder of the County of Riverside within 15 days after the adoption of this resolution, all as required by Section 3111 of the Streets and Highways Code of the State of California.

Section 3. The name of the proposed community facilities district shall be "City of Beaumont Community Facilities District No. 2025-M (Maintenance Services)." Section 4. The Services proposed to be provided for the benefit of Community Facilities District No. 2025-M are public services as defined in the Act, and this City Council finds and determines that the Services to be financed are in addition to those provided in the territory of the District, including the Potential Annexation Area, at the present time and do not supplant services already available within the territory of the District at the present time. The City Council hereby finds and determines that the description of the Services herein is sufficiently informative to allow taxpayers within the proposed District, including the Potential Annexation Area, to understand what the funds of the District may be used to finance. The Services Incidental Expenses expected to be incurred include the costs of planning the Services, the costs of forming the District, the cost of levying and collecting a special tax within the proposed District and the cost of administration.

Section 5. Except where funds are otherwise available, it is the intention of the City Council to levy annually in accordance with the procedures contained in the Act a separate special tax, secured by recordation of a continuing lien against all nonexempt real property in the District, sufficient to pay for the Services and the Services Incidental Expenses.

Notwithstanding the foregoing, the District shall not record a special tax lien on property within the Potential Annexation Area until the owner or owners of the parcel or parcels thereof have given their unanimous approval of the parcel's or parcels' annexation to the District. The rate and method of apportionment and manner of collection of the special taxes are described in detail in Attachment "C" attached hereto, which Attachment "C" is incorporated herein by this reference. Attachment "C" allows each landowner within the District to estimate the maximum amount that may be levied against each parcel.

On each July 1, commencing on July 1, 2026 the special tax shall increase by (i) the year - over -year percentage increase for the month of March in the Consumer Price Index (All Items) 2 4911-9851-2755v3/022599-0038

Page 1030 of 1750 ends

for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or (ii) by two percent (2.0%), whichever is greater, to the extent permitted in the Rate and Method. The special tax for Services may be levied for such period as the Services are needed, as further described in Attachment "C" hereto.

The special taxes are based on the expected demand that each parcel of real property within proposed Community Facilities District No. 2025-M will place on the Services. The City Council hereby determines that the proposed Services are necessary to meet the increased demand placed upon the City and the existing services in the City as a result of the development of the land proposed for inclusion in the District. The City Council hereby determines the rate and method of apportionment of the special taxes set forth in Attachment "C" to be reasonable.

The special tax is apportioned to each parcel on the foregoing basis pursuant to Section 53325.3 of the Act and such special taxes are not on or based upon the value or ownership of real property.

Section 6. A public hearing (the "Hearing") on the establishment of the proposed Community Facilities District No. 2025-M, the proposed rate and method of apportionment of the special taxes to finance the Services and the Services Incidental Expenses shall be held 6:00 p.m., or as soon thereafter as practicable, on December 16, 2025, at the City Council's Chambers, 550 East 6th Street, Beaumont, California. Should the City Council determine to form the District, a special election will be held to authorize the levy of the special taxes in accordance with the procedures contained in Government Code Section 53326. If held, the proposed voting procedure at the election will be a landowner vote with each landowner who is the owner of record of land within the District (excluding the Potential Annexation Area) at the close of the Hearing, or the authorized representative thereof, having one vote for each acre or portion thereof owned within the proposed District. Ballots for the special election may be distributed by mail or by personal service.

Section 7. The City Council does not intend to make any adjustment in property taxation pursuant to Sections 53313.6 and 53313.7 of the Act.

Section 8. At the time and place set forth above for the Hearing, any interested person, including all persons owning lands or registered to vote within proposed Community Facilities District No. 2025-M and in the Potential Annexation Area, may appear and be heard.

Section 9. Each City officer who is or will be responsible for administering the proposed Community Facilities District No. 2025-M, if it is established, is hereby directed to study the proposed District and, at or before the time of the above -mentioned Hearing, file a report with the City Council containing a brief description of services by type which will in his or her opinion be required to meet adequately the needs of Community Facilities District No. 2025-M and an estimate of the cost of providing those services, and an estimate of the fair and reasonable cost of Services Incidental Expenses to be incurred.

Section 10. The District may accept advances of funds or work -in -kind from any source, including, but not limited to, private persons or private entities, for any authorized 3 4911-9851-2755v3/022599-0038

Page 1031 of 1750 ends

purpose, including, but not limited to, paying any cost incurred in creating Community Facilities District No. 2025-M. The District may enter into an agreement with the person or entity advancing the funds or work -in -kind, to repay all or a portion of the funds advanced, or to reimburse the person or entity for the value, or cost, whichever is less, of the work -in -kind, as determined by the City Council, with or without interest.

Section 11. The City Clerk is hereby directed to publish a notice (the "Notice") of the Hearing pursuant to Section 6061 of the Government Code in a newspaper of general circulation published in the area of proposed Community Facilities District No. 2025-M. The City Clerk is further directed to mail a copy of the Notice to each landowner within the boundaries of the District at least 15 days prior to the Hearing. The Notice shall contain the text or a summary of this Resolution, the time and place of the Hearing, a statement that the testimony of all interested persons or taxpayers will be heard, a description of the protest rights of the registered voters and landowners in the proposed district and a description of the proposed voting procedure for the election required by the Act. Such publication shall be completed at least seven (7) days prior to the date of the Hearing.

Section 12. This Resolution shall be effective upon its adoption.

MOVED, PASSED AND ADOPTED this 4th day of November 2025.

AYES: Fenn, Martinez, White, Voigt, Lara
NOES:

ABSTAIN:

ABSENT:
(SEAL)
ATTEST:
f'
Elaine Morgan, Cif' Clerk
of the City of Beaumont
Mike . ra, T or of the City of Beaumont
4 4911-9851-2755v3/022599-0038

Page 1032 of 1750 ends

8£00-669ZZ0/£A99LZ-4986-4 4617
05L L 40 ££0 L abed

I HEREBY CERTIFY THAT THE WITHIN M AP SHOWING PROPOSED
BOUNDARIES OF COMMUNITY FACILITIES DISTRICT NO. 2025-M
(M AINTENANCE SERVICES). CITY OF BEAUMONT, COUNTY OF
RIVERSIDE, STATE OF CALIFORNIA. WAS APPROVED BY THE CITY

COUNCIL OF T HE OP/ OF BEAUMONT AT A REGULAR MEETING
THEREOF. HELD ON__ D AY OF 20__, BY
RESOLUTION NO.

CITY CLERK

CITY OF BEAUM ONT
FILED IN TH E OFFICE OF THE CITY CLERK, CITY OF BEAUMONT.

THIS _ DAY OF 20_

CITY CLERK

CITY OF BEA UMONT

PROPOSED BOUNDAR Y MAP
COMMUNITY FACILITIES DISTRICT NO. 2026- M
(MAINTENAN CE SERVICES)

CITY OF BE AUMONT,

COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
0 250 500 1, 000 Fe et
SHEET 1 OF 1 SHEET
RECORDED THIS DAY OF ,20 AT
THE HOUR OF _ O'CLOCK _M IN B OOK
P AGE _ OF MAPS OF ASSESS MENT AND COM MUNITY

FACILITIES DISTRICTS IN THE OFFICE OF THE COUNTY

RECORDER, IN THE COUNTY OF RIVERSIDE, STATE OF
CALIF ORNIA.

FEE: NO.:

PETER ALDANA, ASSESS OR, COUNTY CLERK. RECORDER
BY:

LEGEND
O
BO
111,
DEPUTY
ens_tt_ M1E
O Z
is •
eL� N
cn
1 . 4
4 A'+' E.
pl
p
Tre,
ICI•
D.
eo
0 171

es)•
y

4911-9851-2755v3/022599-0038
05L L 40 17E0l. abed

I HEREBY CERTIFY THAT THE WITHIN MAP SH OWING PROPOSED

BOUNDARIES OF THE POTENTIAL ANNEXATION AREA OF
COM MUNITY FACILITIES DISTRICT NO. 2025-5 (MAINTENANCE

SERVICES), CITY OF BEAUMONT, COUNTY OF RIVERSIDE,

STATE OF CALIFORNIA, WAS APPROVED BY THE CITY OF

BEA UMON T AT A REGULAR MEETING THEREOF , HELD
ON DAY OF 2Q , BY RESOLUTION
NO.

CITY CLERK

CITY OF BEAUMONT

FILED IN THE OFFICE OF THE CITY CLERK,
OTY OF BEAUMONT, THIS _ DAY OF 20_.

CITY CLERK

CITY OF BEAUMONT
5 SPICER

CONSU LTIN G GROUP
W+E

BOUNDARIES - POTENTIAL ANNEXATION A RE A
C OMMUNITY FACILITIES DISTRICT NO . 2025- M
(MAINTEN ANCE SERVICES)

CITY OF BEAU MONT,

COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
SHEET 1 OF 1 SHEET
RECORDED THIS DAY OF ,20 AT
THE HOUR OF _ O'CLOCK _M IN BOOK

PAGE OF MAPS OF ASSESSMENT AND COMMUNITY

FACILITIES DISTRICTS IN THE OFFICE OF THE C OUNTY

RECORDER, IN THE COUNTY OF RIVERSIDE, STATE OF
CALIFORNIA .

FEE: NO .:

PETER ALDANA, ASSESSOR, COUNTY CLERK, RECORDER
BY:

DEPUTY
LEGEND

ANNEXATION BOUNDARY

ATTACHMENT B
Types of Services
to be Financed by
City of Beaumont Community Facilities District No. 2025-M (Maintenance Services) The services which may be funded with proceeds of the special tax of CFD No. 2025-M, as provided by Section 53313 of the Act, will include all costs attributable to maintaining, servicing, cleaning, repairing and/or replacing landscaped areas (may include reserves for replacement) in public street right-of-way, public landscaping, public open spaces and other similar landscaped areas officially dedicated for public use. These services including the following:
(a) maintenance and lighting of parks, parkways, streets, roads and open space, which maintenance and lighting services may include, without limitation, furnishing of electrical power to street lights and traffic signals; repair and replacement of damaged or inoperative light bulbs, fixtures and standards; maintenance (including irrigation and replacement) of landscaping vegetation situated on or adjacent to parks, parkways, streets, roads and open space; maintenance and repair of irrigation facilities; maintenance of public signage; graffiti removal from and maintenance and repair of public structures situated on parks, parkways, streets, roads and open space; maintenance and repair of playground or recreation program equipment or facilities situated on any park; and
(b) maintenance and operation of water quality improvements which include storm drainage and flood protection facilities, including, without limitation, drainage inlets, catch basin inserts, infiltration basins, flood control channels, fossil fuel filters, and similar facilities.

Maintenance services may include but is not limited to the repair, removal or replacement of all or part of any of the water quality improvements, fossil fuel filters within the public right-of-way including the removal of petroleum hydrocarbons and other pollutants from water runoff, or appurtenant facilities, clearing of inlets and outlets; erosion repairs; and cleanup to improvements, and other items necessary for the maintenance and servicing of the water quality basin improvements within flood control channel improvements; and (c) public street sweeping, on the segments of the arterials within the boundaries of CFD No. 2025-M; as well as local roads within residential subdivisions located within CFD No. 2025- M; and any portions adjacent to the properties within CFD No. 2025-M; and In addition to payment of the cost and expense of the forgoing services, proceeds of the special tax may be expended to pay "Administrative Expenses," as said term is defined in the Rate and Method of Apportionment.

B-1
4911-9851-2755v3/022599-0038

Page 1035 of 1750 ends

ATTACHMENT C

RATE AND METHOD OF APPORTIONMENT OF SPECIAL TAX FOR

All of the real property in CFD No. 2025-M, unless exempted by law or by the provisions herein, shall be taxed to the extent and in the manner provided herein.

A. DEFINITIONS
"Accessory Dwelling Unit" means a residential unit of limited size including smaller secondary unit(s) that shares an Assessor's Parcel with Single Family Residential Property that has a stand-alone Residential Unit.
"Acre" or "Acreage" means the land area of an Assessor's Parcel as shown on any Assessor's Parcel Map, or if the land area is not shown on the Assessor's Parcel Map, the land area as shown on the applicable Final Map, or if the area is not shown on the applicable Final Map, the land area shall be calculated by the Administrator. "Administrative Expenses" means the actual or reasonably estimated costs directly related to the formation, annexation, and administration of CFD No. 2025-M including, but not limited to: the costs of computing the Special Taxes and preparing the annual Special Tax collection schedules (whether by the City or designee thereof or both); the costs to the City, CFD No. 2025-M, or any designee thereof associated with fulfilling the CFD No. 2025-M disclosure requirements; the costs associated with responding to public inquiries regarding the Special Taxes; the costs of the City, CFD No. 2025-M or any designee thereof related to an appeal of the Special Tax; and the City's annual administration fees, collection expenses, including payment of a proportional share of City overhead and salaries and benefits of any City employees whose duties are related to the administration of CFD No. 2025-M and third party expenses related to CFD No. 2025-M. Administrative Expenses shall also include amounts estimated or advanced by the City or CFD No. 2025-M for any other administrative purposes of CFD No. 2025-M, including attorney's fees and other costs related to commencing and pursuing to completion any foreclosure of delinquent Special Taxes. "Administrator" means the City Manager of the City of Beaumont, or his or her designee. "Approved Property" means all Assessor's Parcels of Taxable Property that are included in a Final Map that was recorded prior to the January 1 preceding the Fiscal Year in which the Special Tax is being levied, and that have not been issued a Building Permit on or prior to the May 1 preceding the Fiscal year in which the Special Tax is being levied.

C-1
4911-9851-2755v3/022599-0038

Page 1036 of 1750 ends

"Assessor's Parcel" means a lot or parcel of land that is identifiable by an Assessor's Parcel Number by the County Assessor of the County of Riverside. "Assessor's Parcel Map" means an official map of the Assessor of the County designating parcels by Assessor's Parcel Number.
"Assessor's Parcel Number" means that identification number assigned to a parcel by the County Assessor of the County.
"Building Permit" means the first legal document issued by the City giving official permission for new construction. For purposes of this definition, "Building Permit" may or may not include expired or cancelled Building Permits, or any subsequent Building Permit document(s) authorizing new construction on an Assessor's Parcel that are issued or changed by the City after the first original issuance, as determined by the Administrator. "Building Square Footage" or "BSF" means the floor area square footage reflected on the original construction Building Permit issued for construction of a building of Non - Residential Property and any Building Square Footage subsequently added to a building of such Non -Residential Property after issuance of a Building Permit for expansion or renovation of such building.
"Calendar Year" means the period commencing January 1 of any year and ending the following December 31.
"CFD" or "CFD No. 2025-M" means the Community Facilities District No. 2025-M (Maintenance Services) of the City of Beaumont.
"CFD Boundary Map" means a recorded map of the CFD that indicates by a boundary line the extent of the territory identified to be subject to the levy of Special Taxes. "City" means the City of Beaumont, State of California. "Contingent Services" means services permitted under the Mello -Roos Community Facilities Act of 1982 including, without limitation, those services authorized to be funded by CFD No. 2025-M as set forth in the documents adopted by the City Council at the time the CFD was formed to be provided by the City in the event the Administrator makes a determination pursuant to Section C(2) that a Property Owners' Association fails to adequately provide such services.
"County" means the County of Riverside, State of California. "Developed Property" means all Assessor's Parcels of Taxable Property for which a Building Permit for new construction has been issued on or prior to May 1 preceding the Fiscal Year in which the Special Tax is being levied.
"Exempt Property" means all Assessors' Parcels designated as being exempt from the Special Tax as provided for in Section G.

C-2
4911-9851-2755v3/022599-0038

Page 1037 of 1750 ends

"Final Map" means a subdivision of property by recordation of a final map, parcel map, or lot line adjustment, pursuant to the Subdivision Map Act (California Government Code Section 66410 et seq.) or recordation of a condominium plan pursuant to California Civil Code 6624 that creates individual lots for which Building Permits may be issued without further subdivision.
"Fiscal Year" means the period from and including July 1St of any year to and including the following June 30th.
"Land Use Category" or "LUC" means any of the categories contained in Section B hereof to which an Assessor's Parcel is assigned consistent with the land use approvals that have been received or proposed for the Assessor's Parcel as of May 1 preceding the Fiscal Year in which the Special Tax is being levied.
"Maintenance Services" means the services permitted under the Act including, without limitation, street sweeping, traffic signal maintenance, the maintenance of landscaping and lighting of publicly owned parks, parkways, streets, roads and open spaces, graffiti abatement, flood and storm protection services, and the operation of storm drainage systems contained within the boundaries of CFD No. 2025-M and the City as set forth in Appendix B. "Maintenance Services (Contingent)" means the Maintenance Services described above and permitted under the Act, contained within CFD No. 2025-M and the City, which are proposed to be maintained and paid for through the Property Owner Association, and all to which the City has been granted an easement allowing such maintenance in any Fiscal Year following a Failure to Perform as defined in Section C.2. hereof. "Maximum Special Tax" means either Maximum Special Tax A and/or Maximum Special Tax B (Contingent), as applicable.
"Maximum Special Tax A" means for each Assessor's Parcel and each Fiscal Year, the maximum Special Tax A, as determined in accordance with Section C below that can be levied on such Assessor's Parcel in such Fiscal Year.
"Maximum Special Tax B (Contingent)" means for each Assessor's Parcel and each Fiscal Year, the maximum Special Tax B (Contingent), as determined in accordance with Section C below that can be levied on such Assessor's Parcel in such Fiscal Year. "Multi -Family Residential Property" or "MFR" means any Assessor's Parcel of Residential Property upon which a building or buildings comprised of attached Residential Units sharing at least one common wall with another unit are constructed or are intended to be constructed that share a single Assessor's Parcel Number, as determined by the Administrator.

C-3
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"Non -Residential Property" or "NR" means all Assessor's Parcels of Taxable Property for which a Building Permit(s) was issued for a non-residential use. The Administrator shall make the determination if an Assessor's Parcel is Non -Residential Property. "Property Owner's Association" or "POA" means the property owner's association or homeowner's association established to maintain certain Services within a Tax Zone. "Proportionately" means for Taxable Property that is: (i) Developed Property, that the ratio of the actual Special Tax levy to the Maximum Special Tax is the same for all Parcels of Developed Property, (ii) Approved Property, that the ratio of the actual Special Tax levy to the Maximum Special Tax is the same for all Parcels of Approved Property, and (iii) Undeveloped Property that the ratio of the actual Special Tax levy per acre to the Maximum Special Tax per acre is the same for all Parcels of Undeveloped Property. "Rate and Method of Apportionment" or "RMA" means this Rate and Method of Apportionment of Special Taxes.
"Residential Property" means all Assessor's Parcels of Taxable Property upon which Residential Units have been constructed or are intended to be constructed or for which Building Permits have been or may be issued for purposes of constructing one or more Residential Units.
"Residential Unit" or "RU" means a residential unit that is used or intended to be used as a domicile by one or more persons, as determined by the Administrator. An Accessory Dwelling Unit that shares an Assessor's Parcel with an Assessor's Parcel classified as Single Family Residential Property shall not be considered a Residential Unit for purposes of levying the Special Tax pursuant to Section D.
"Service(s)" means services permitted under the Mello -Roos Community Facilities Act of 1982 including, without limitation, those services authorized to be funded by CFD No. 2025- M as set forth in the documents adopted by the City Council at the time the CFD was formed. "Single Family Residential Property" or "SFR" means any Residential Property other than Multi -Family Residential Property on an Assessor's Parcel as determined by the Administrator.
"Special Tax(es)" means the Special Tax A or Special Tax B (Contingent) to be levied in each Fiscal Year on each Assessor's Parcel of Taxable Property. "Special Tax A" means the annual special tax to be levied in each Fiscal Year on each Assessor's Parcel of Taxable Property to fund the Special Tax A Requirement. "Special Tax A Requirement" means for each Tax Zone that amount to be collected in any Fiscal Year to pay for certain costs as required to meet the needs of such Tax Zone within CFD No. 2025-M in both the current Fiscal Year and the next Fiscal Year. The costs to be covered shall be the (i) direct costs for Maintenance Services, (ii) fund an operating reserve C-4
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for the costs of Maintenance Services as determined by the Administrator, and (iii) Administrative Expenses. Under no circumstances shall the Special Tax A Requirement include funds for bonds or other forms of indebtedness. "Special Tax B (Contingent)" means the annual special tax to be levied in each Fiscal Year on each Assessor's Parcel of Taxable Property to fund the Special Tax B (Contingent) Requirement, if required.
"Special Tax B (Contingent) Requirement" means that amount required in any Fiscal Year to pay for certain costs as required to meet the needs of CFD No. 2025-M for Maintenance Services (Contingent) in both the current Fiscal Year and the next Fiscal Year. The costs to be covered shall be the (i) direct costs for Maintenance Services (Contingent), (ii) amount necessary to fund an operating reserve for the costs of Maintenance Services (Contingent) as determined by the Administrator, and (iii) Administrative Expenses applicable to the Special Tax B (Contingent). Under no circumstances shall the Special Tax B (Contingent) Requirement include funds for bonds or other forms of indebtedness. The Special Tax B (Contingent) Requirement, if initiated, will be applied to all Assessor's Parcels in addition to, and not in lieu of, the Special Tax A Requirement.
"Taxable Property" means all Assessor's Parcels within CFD No. 2025-M, which are not Exempt Property.
"Taxable Unit" means a Residential Unit, Building Square Footage, or an Acre. "Tax Zone" means a mutually exclusive geographic area, within which particular Special Tax rates may be levied following annexation of additional property to the CFD and pursuant to an amended Rate and Method of Apportionment of Special Tax. Appendix C identifies the Tax Zone Original included in CFD No. 2025-M at formation; additional Tax Zones may be created when property is annexed into the CFD.
"Tax Zone Original" means the specific geographic area identified on the CFD Boundary Map as Tax Zone Original included in Appendix C.
"Tract(s)" means an area of land: i) within a subdivision identified by a particular tract number on a Final Map, ii) identified within a Parcel Map; or iii) identified within lot line adjustment approved for subdivision.
"Undeveloped Property" means, for each Fiscal Year, all Taxable Property not classified as Developed Property or Approved Property.

B. ASSIGNMENT TO LAND USE CATEGORIES
For each Fiscal Year, all Assessor's Parcels of Taxable Property within CFD No. 2025-M shall be classified as Developed Property, Approved Property, or Undeveloped Property, and shall be subject to the levy of Special Taxes as determined pursuant to Sections C and D below. Assessor' s Parcels of Developed Property and Approved Property shall be classified as either Residential Property or Non -Residential Property. Residential Property shall be C-5
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further classified as Single Family Residential Property or Multi -Family Residential Property and the number of Residential Units shall be determined by the Administrator.

1. Special Tax A
a. Developed Property
(i)
Maximum Special Tax A
The Maximum Special Tax A for each Assessor's Parcel of Developed Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2025-M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax A for the Tax Zones annexed and included in Appendix A. The Maximum Special Tax A for Developed Property for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 1 below:

TABLE 1

MAXIMUM SPECIAL TAX A RATES

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month of March in the Consumer Price Index (All Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.
(iii) Multiple Land Use Categories
In some instances, an Assessor's Parcel of Developed Property may contain more than one Land Use Category. The Maximum Special Tax A that can be levied on an Assessor's Parcel shall be the sum of the Maximum Special Tax A that can be levied for each Land Use Category located on that Assessor's Parcel. For an Assessor's Parcel that contains more than one land use, the Acreage of such Assessor's Parcel shall be allocated to each type of property based on the amount of Acreage designated for each land use as determined by reference to the site plan approved for such Assessor's Parcel. The Administrator's allocation to each type of property shall be final.
b. Approved Property
The Maximum Special Tax A for each Assessor's Parcel of Approved Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2025-M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax A for the Tax Zone(s) annexed and included in Appendix A. The Maximum Special Tax A for Approved Property for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 2 below:

TABLE 2

MAXIMUM SPECIAL TAX A RATES

APPROVED PROPERTY
Tax
Zone
Tract
Land Use Category
Taxable
Unit _
Maximum
Special Tax A
Original
TR 31462-17, -
19, -27, -28 & -
29 Single Family Residential
Property
RU
$438
Multi -Family Residential
Property
RU
$438
Non -Residential Property
Acre
$2,736
On each July 1, commencing on July 1, 2026 the Maximum Special Tax A for Approved Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (All Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.
c. Undeveloped Property
C-7
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The Maximum Special Tax A for each Assessor's Parcel of Undeveloped Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2025-M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax A for the Tax Zone(s) annexed and included in Appendix A. The Maximum Special Tax A for Undeveloped Property for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 3 below:

TABLE 3

MAXIMUM SPECIAL TAX A RATES

UNDEVELOPED PROPERTY
Tax Zone
Tracts
Taxable Unit
Maximum Special Tax
A
Original
TR 31462-17, -
19, -27, -28 & -
29 Acre
$2,736
On each July 1, commencing on July 1, 2026 the Maximum Special Tax A for Undeveloped Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (All Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.

2. Special Tax B (Contingent)
The City Council may levy the Special Tax B (Contingent), applicable to all Zones, commencing in the first Fiscal Year following the occurrence of any of the following events (each such event, a "Failure to Perform"):
a. the Property Owner Association files a voluntary petition in bankruptcy or the approval by a court of competent jurisdiction of a petition applicable to the Property Owner Association of any proceedings instituted under the Federal Bankruptcy Code, as amended;
b. the Property Owner Association is dissolved;
c. the Property Owner Association fails to levy annual assessments sufficient to fund (i) the maintenance for the then Property Owner Association owned and/or Property Owner Association maintained Maintenance Services (Contingent) or (ii) the replacement of such facilities related to the Maintenance Services (Contingent) in accordance with (A) the requirements of the then current reserve funding plan of the Property Owner Association performed pursuant to California Civil Code Section 5550 or (B) if California Civil Code 5550 is no longer applicable, the requirements of the then applicable law and/or regulations governing the Property Owner Association's requirements to budget for and finance such replacement; or C-8
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d. the Property Owner Association fails to maintain the Maintenance Services (Contingent) at the same level as defined within the Property Owner Association maintenance specifications. In the event the Property Owner Association maintenance specifications do not meet the City maintenance requirements, the City Council will have sole discretion to determine the required level of maintenance required for purposes of this section.

TABLE 4

MAXIMUM SPECIAL TAX B (CONTINGENT) RATES

DEVELOPED PROPERTY
Tax
Taxable
Maximum Special
Zone
Tract
Land Use Category
Unit
Tax B Contin ent
TR 31462-17, -
Single Family Residential
RU
$357
Original
19,
Property
-27, -28 & -29
Multi -Family Residential
RU
$357
C-9
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Property
Non -Residential Property Acre $2,229
(ii) Increase in the Maximum Special Tax B (Contingent) On each July 1, commencing on July 1, 2026 the Maximum Special Tax B (Contingent) for Developed Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (All Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater. (iii) Multiple Land Use Categories
In some instances, an Assessor's Parcel of Developed Property may contain more than one Land Use Category. The Maximum Special Tax B (Contingent) that can be levied on an Assessor's Parcel shall be the sum of the Maximum Special Tax B (Contingent) that can be levied for each Land Use Category located on that Assessor's Parcel. For an Assessor's Parcel that contains more than one land use, the Acreage of such Assessor's Parcel shall be allocated to each type of property based on the amount of Acreage designated for each land use as determined by reference to the site plan approved for such Assessor's Parcel. The Administrator's allocation to each type of property shall be final.
b. A Dproved Property
The Maximum Special Tax B (Contingent) for each Assessor's Parcel of Approved Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2025-M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax B (Contingent) for the Tax Zone(s) annexed and included in Appendix A. The Maximum Special Tax B (Contingent) for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 5 below:

TABLE 5

MAXIMUM SPECIAL TAX B (CONTINGENT) RATES

Page 1045 of 1750 ends

March in the Consumer Price Index (All Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater. c. Undeveloped Property
The Maximum Special Tax B (Contingent) for each Assessor's Parcel of Undeveloped Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2025-M, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax B (Contingent) for the Tax Zone(s) annexed and included in Appendix A. The Maximum Special Tax B (Contingent) for Fiscal Year 2025-26 within Tax Zone Original is identified in Table 6 below:

TABLE 6

MAXIMUM SPECIAL TAX B (CONTINGENT) RATES

UNDEVELOPED PROPERTY
Tax Zone
Tracts
Taxable Unit
Maximum Special
Tax B Contin ent
Original
TR 31462-17, -
19, -27, -28 & -
29 Acre
$2,229
On each July 1, commencing on July 1, 2026 the Maximum Special Tax B (Contingent) for Undeveloped Property shall increase by i) the year -over -year percentage increase for the month of March in the Consumer Price Index (All Items) for all Urban Consumers for the Riverside -San Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.

D. METHOD OF APPORTIONMENT OF ANNUAL SPECIAL TAX

Page 1046 of 1750 ends

Parcel of Approved Property at up to 100% of the Maximum Special Tax A for Approved Property;
Third: If additional monies are needed to satisfy the Special Tax A Requirement after the first two steps has been completed, the Special Tax A shall be levied Proportionately on all Assessor's Parcels of Undeveloped Property up to 100% of the Maximum Special Tax A for Undeveloped Property.

F. DURATION OF SPECIAL TAX
For each Fiscal Year, the Special Tax A shall be levied as long as the Maintenance Services are being provided.

C-12
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For each Fiscal Year, the Special Tax B (Contingent) shall be levied as long as the Maintenance Services (Contingent) are being provided.

J. INTERPRETATION
Interpretations may be made by the Council by ordinance or resolution for purposes of clarifying any vagueness or ambiguity in this Rate and Method of Apportionment.

C-13
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APPENDIX A

CITY OF BEAUMONT
COMMUNITY FACILITIES DISTRICT NO. 2025-M (MAINTENANCE SERVICES)

TAX ZONE ORIGINAL - MAINTENANCE SERVICES
TRACT NOS. 31462-17, -19, -27, -28 & -29
Item
Description
Estimated Cost
1 Landscaping
$0
2 Streetlights
$13,088
3 Traffic Signals
$0
4 Street &
Pavement(')
$49,279
5 Drainage
$7,882
6 Parks
$70,643
7 Trails
$0
8 Graffiti Abatement
$1,302
9 Reserves
$3,766
10 Administration
$14,355
Total
$160,315
(1) Street and Pavement maintenance services include basic services to preserve the integrity of the surface, such as repairing potholes and sinkholes and applying seals. Long-term replacement is not included in the estimated Costs.

Page 1049 of 1750 ends

MAXIMUM SPECIAL TAXES ASSIGNED TO EACH TAX ZONE
Tax
Zone
Fiscal
Year
Include
d
Tract
No. of
Taxable
Units
Land
Use
Categor
y
Taxabl
e
Unit
Maximum
Special
Tax A
Maximum
Special Tax
B
(Contingent
)
Subdivider
Origin
al
2025-
26 31462-17, -19, -
27,
-28&-29
366
SFR
RU
$438
$357
Meritage
Homes

C-15
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APPENDIX B

CITY OF BEAUMONT
COMMUNITY FACILITIES DISTRICT NO. 2025-M (MAINTENANCE SERVICES)

Maintenance services may include but is not limited to the repair, removal or replacement of all or part of any of the water quality improvements, fossil fuel filters within the public right-of-way including the removal of petroleum hydrocarbons and other pollutants from water runoff, or appurtenant facilities, clearing of inlets and outlets; erosion repairs; and cleanup to improvements, and other items necessary for the maintenance and servicing of the water quality basin improvements within flood control channel improvements; and (c) public street sweeping, on the segments of the arterials within the boundaries of CFD No. 2025-M; as well as local roads within residential subdivisions located within CFD No. 2025-M; and any portions adjacent to the properties within CFD No. 2025-M; and In addition to payment of the cost and expense of the forgoing services, proceeds of the special tax may be expended to pay "Administrative Expenses," as said term is defined in the Rate and Method of Apportionment.

C-16
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8£00-66SZZ0/£^SSLZ-IS86-I16t
05L L 40 Z90 L 'abed

I HEREBY CERTIFY THAT THE WITHIN M AP SHOWING PROPOSED
BOUNDARIES OF COMMUNITY FACILITIES DISTRICT NO. 1025-M

IMNNTEN ANCE SERVICES), CITY OF BEAUMONT, COUNTY OF

RIVERSIDE, STATE OF CAUFORNIA, WAS APPROVED BY THE CITY

COUNCIL OF THE CR Y OF BEAUMON T AT A REGULA R MEETING
THEREOF, HELD ON DAY OF 20J BY
RESOLU TION NO.

CITY (T.ERK

CITY OF BEAUMONT

FILED IN THE OFFICE OF THE CITY CLERK, CITY OF BEAUMONT, THIS _ DAY OF 20_

CITY CLERK

CITY OF BEAUMONT

PROPOSED BOUNDARY MAP
COMMUNITY FACILITIES DISTRICT NO . 2026- M
(M AINTEN ANCE SERVICES)

CITY OF BEAUMONT,

C OUNTY OF RIVERSIDE, STATE OF CALIFORNIA
SHEET 1 OF 1 SHEET
RECORDEDTHIS_ DAY OF ,20 _AT
THE HOUR OF _ O'CLOCK _M IN BOOK _
PAGE _ OF MAPS OF ASSESSMENT AND CO MMUNITY
fACIUTIES DISTRICTS IN THE OFFICE OF THE COUNTY
RECORDER. IN THE COUNTY OF RIVERSIDE, STATE OF
CALIFORNIA.

FEE: NO,,
PETER ALDANA, ASSESSOR. COU NTY CLERK, RECORDER
BY:

DEPUTY
LEGEND
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4911-9851-2755v3/022599-0038
05L L 40 £90 L abed
00 BOUNDARIES - POTENTIAL ANNEXATION AREA
COMMUNITY FACILITIES DISTRICT NO. 2025- M
(MAINTENANCE SERVICES)

CITY OF BEAUMONT,

COUNTY OF RIVERSIDE, STATE OF CALIFORNIA

I HEREBY CERTIFY THAT THE WITHIN MAP SHOWING PROPOSED

BO UNDARIES OF THE POTE NTIAL ANNEXATION AREA OF
COMM UNITY FACILITIES DISTRICT NO . 2025-S (MAINTENANCE

SERVICES), CITY OF BEAU MONT, COUNTY OF RIVERSIDE,

STATE OF CALIFORNIA, WAS APPROVED BY THE CITY OF

BEAUMO NT AT A REGULAR MEETING THEREOF, HELD
ON DAY OF 20_, BY RESOLUTION
NO.

CITY CLERK

CITY OF BEAUMONT

FILED IN THE OFFICE OF THE CITY CLERK,
CITY OF BEAUMONT, THIS _ DAY OF 20_

CITY CLERK

CITY OF BEAUMONT
W+ E
T9!
SPICER

CONSULTING CROUP
SHEET 1 OF 1 SHEET
RECORDED THIS DAY OF 20 AT
THE HOUR OF _ O'CLOCK _M IN BOOK
PAGE _ OF MAPS OF ASSESSMENT AND C OMMUNITY

FACIL ITIES DISTRICTS IN THE OFFICE OF THE COUNTY

RECORDER, IN THE COUNTY OF RIVERSIDE, STATE OF
CALIFORNIA.

FEE: NO.:

PETER ALDANA, ASSESSOR, COUNTY CLERK, RECORDER
BY:

DEPUTY
LEGEND

ANNE XATION BOUNDARY

SPICER

CONSULTING GROUP
spicercg.com

Page 1054 of 1750 ends

WAIVER OF CERTAIN ELECTION PROCEDURES

WITH RESPECT TO LANDOWNER ELECTION FOR
CITY OF BEAUMONT COMMUNITY FACILITIES DISTRICT NO. 2025-M (MAINTENANCE SERVICES)
The undersigned, Nick Emsiek, acting on behalf of Meritage Homes of California, Inc., a California corporation (the "Owner"), hereby certifies to the City of Beaumont (the "City"), with respect to the proposed formation of City of Beaumont Community Facilities District No. 2025-M (Maintenance Services) (the "District"), as follows:

1. The undersigned has been duly authorized by the Owner and possesses all authority necessary to execute this Waiver on behalf of the Owner in connection with the election to be called by the City Council of the City with respect to the District. The Owner hereby appoints Nick Emsiek to act as its authorized representatives to vote in the election referred to herein and certifies that their true and exact signatures are set forth below:

Signature of Nick Emsiek:

2. The Owner is the present owner of 97.387 acres of land located within the proposed boundaries of the District. To the actual knowledge of the undersigned, there are no registered voters residing within the territory owned by the Owner and have been none during the 90 -day period preceding December 16, 2025.

3. The Owner has received notice of the December 16, 2025 public hearing to be held by the City Council of the City regarding the levy of a special tax in the District. The Owner agrees that it received adequate notice of the December 16, 2025 hearing.

4. The Owner has received from the City and the City has made available to the Owner necessary and relevant information regarding the proposed formation of the District and the imposition of the special tax as set forth in Resolution No. 2025-62 adopted by the City Council on November 4, 2025 (together, the "Resolution") to finance the services as set forth in the Resolution.

5. The undersigned understands that if the District is formed on or after December 16, 2025, an election will be held by the District on the propositions set forth in the sample ballot attached hereto as Exhibit "A" less than 90 days after the close of the December 16, 2025 public hearing as in accordance with Section 53326 of the Government Code, without the preparation of an impartial analysis, arguments or rebuttals concerning the election as provided for by Elections Code Sections 9160 to 9167, inclusive, and 9190 and without preparation of a tax rate statement as provided in Section 9401 of the Elections Code and without further notice of such election as required pursuant to the Elections Code or the Government Code. Having been fully advised with respect to the election, in accordance with the authority contained in Government Code Sections 53326 and 53327, the Owner waives compliance with the foregoing provisions of the Elections Code and Government Code, with any time limits or other procedural requirements pertaining to the conduct of the election which are not being complied with and consents to having the election on any date on or after the close of the December 16, 2025 public hearing and consents to the closing of the election as soon as all ballots are received by the City Clerk.

6. The undersigned hereby represents that compliance with the procedural requirements for conducting the election, including the receipt of any ballot arguments and impartial analysis and the time limitations which apply in connection with scheduling, mailing and publishing notices for 4907-8954-3289/022599-0038

Page 1055 of 1750 ends

such an election, are unnecessary in light of the fact that the undersigned has received sufficient information regarding the imposition of the special tax as set forth in the Resolution to allow it to properly complete the attached ballot. The Owner further waives its right to make any protest or complaint or undertake any legal action challenging the validity of the election, the validity of any bonded indebtedness issued by the District as approved at the election, or the levy of the special tax to finance services for the benefit of the District.

Dated: December , 2025

MERITAGE HOMES OF CALIFORNIA,
INC., a California corporation
By:

Name: Nick Emsiek
Title: Division President
4907-8954-3289/022599-0038

Page 1056 of 1750 ends

EXHIBIT A

OFFICIAL BALLOT
COMMUNITY FACILITIES DISTRICT NO. 2025-M (MAINTENANCE SERVICES)

OF THE CITY OF BEAUMONT

SPECIAL TAX ELECTION
December 16, 2025
PROPOSITION A: Shall a special tax with a rate and
method of apportionment as provided in Resolution No.
2025-62 of the City Council of the City of Beaumont
establishing the District be levied to pay for the Services, YES Incidental Expenses and other purposes described in
Resolution No. 2025-62? NO
PROPOSITION B: For each year commencing with Fiscal
Year 2025-2026, shall the appropriations limit, as defined YES by subdivision (h) of Section 8 of Article XIII B of the California Constitution, for Community Facilities District NO _ No. 2025-M (Maintenance Services) be an amount equal to $1,000,000,000?
A-1
4907-8954-3289/022599-0038

Page 1057 of 1750 ends

,„

Page 1058 of 1750 ends

Presented by:

Jennifer Ustation - Finance Director
Brian Forbath- Stradling Yocca Carlson & Rauth LLP
Shane Spicer - Spicer Consulting Group LLC
BEAU o T Stradl ng

C A L I F O R N I A

S P I C E R

CONSULTING GROUP

Page 1059 of 1750 ends

Background & Development History
Why CFDs are Requested for Fairway Canyon 4C
• 366 -lot residential project by Meritage Homes.
• Located west of Tukwet Canyon Pkwy, north of Oak Valley Pkwy. • Project originates from the SunCal Oak Valley Development Agreement (2003) which obligates the City to cooperate in CFD formation for financing required improvements. • Property subsequently transferred through bankruptcy proceedings and ultimately acquired by Meritage-related entities.
• Developer formally requested CFD formation for facilities, public safety, and maintenance services.

Page 1060 of 1750 ends

Purpose of Tonight's Public Hearing
Required under the Mello -Roos Act
• Receive public input on:
• CFD 2025-1 (Facilities)
• CFD 2025-S (Public Services)
• CFD 2025-M (Maintenance Services)
• Consider formation of each CFD and authorization of special taxes. • Consider necessity to incur debt (CFD 2025-1 only).
• Conduct landowner elections (all CFDs).
• Consider introduction of ordinances levying special taxes following successful. elections.

Page 1061 of 1750 ends

Project Boundaries
• Boundary Map included in
Resolutions of Intention
adopted Nov. 4, 2025.
• Notices mailed and published
consistent with the Act.

Page 1062 of 1750 ends

CFD 2025-1 (Facilities) - Summary
Purpose: Finance the construction of public improvements and reimburse eligible developer costs. • Created under the Mello -Roos Community Facilities Act of 1982. • Estimated bond capacity: = $4 million secured solely by special. taxes. • Facilities to be financed: City road and sewer projects (—$2.6 M). • Special. Tax Structure: Three tax zones with assigned rates from $576 to $682 per lot. • Fiscal Safeguards: 2% Effective Tax Rate (ETR) cap consistent with City policy. • The 2% ETR takes into account the BUSD CFD 2022-1 Special Tax rate (ranges: $1,838 - $2,647 per unit) Action Requested: Adopt Resolutions of Intention to form CFD 2025-1 and authorize bond indebtedness.

Page 1063 of 1750 ends

CFD 2025-1 (Facilities) — Actions Required Tonight
• Adopt Resolution of Formation.
• Adopt Resolution Determining Necessity to Incur Bonded Indebtedness. • Call and conduct the landowner election.
• Adopt Resolution Certifying Election Results.
• Introduce Ordinance Authorizing the Levy of Special. Taxes.

Page 1064 of 1750 ends

CFD 2025-5 (Public Services) - Summary
Purpose: Provide funding for essential public safety services. • Establishes an initial district for Fairway Canyon 4C and a Potential. Annexation Area for future developments Citywide.
• Services Funded: Police protection, fire suppression, paramedic and emergency response services. • Tax Rates: $639 per Single -Family Residential Unit; $526 per Multi -Family Unit. • Escalation: Greater of CPI or 5% annually beginning FY 2026-27. • Includes Future Annexation Area

Page 1065 of 1750 ends

CFD 2025-5 - Actions Required Tonight
• Adopt Resolution of Formation.
• Call and conduct the landowner election.
• Adopt Resolution Certifying Election Results.
• Introduce Ordinance Authorizing the Levy of Special Taxes.

Page 1066 of 1750 ends

CFD 2025-M (Maintenance Services) - Summary
Purpose: Fund Maintenance & Operations for Public Improvements • Establishes initial district for Fairway Canyon 4C and a Potential Annexation Area for future projects. • Services Funded: Parks, trails, landscaping, street lighting, pavement management, storm drain and BMP facilities, graffiti abatement.
• Tax Rates:
• $438 per Residential Unit (Special Tax A — City Services) • $292 per Residential Unit (Special Tax B — Contingent POA Backup) • Escalation: CPI or 2% (whichever is greater).
• Includes Future Annexation Area

Page 1067 of 1750 ends

CFD 2025-M - Actions Required Tonight
• Adopt Resolution of Formation.
• Call and conduct the landowner election.
• Adopt Resolution Certifying Election Results.
• Introduce Ordinance Authorizing the Levy of Special Taxes.

Page 1068 of 1750 ends

Election Requirements
Landowner Election Required (No Registered Voters)
• Registrar of Voters certified 0 registered voters in each CFD boundary. • Under the Act, landowner receives 1 vote per acre or portion thereof. • Developer has executed consents and waivers to expedite election timelines.

Page 1069 of 1750 ends

Recommended Actions (Consolidated for All CFDs)
• Adopt Resolution of Formation for CFD 2025-1, CFD 2025-S, CFD 2025-M. • Adopt Resolution Determining Necessity to Incur Bonded Indebtedness (CFD 2025-1 only). • Conduct landowner elections for each CFD.
• Adopt Resolutions Certifying Election Results.
• Introduce Ordinances Authorizing the Levy of Special Taxes.

Page 1070 of 1750 ends

QUESTIONS
#ACITYELEVATED

CITY OF BEAUMONT
550 East 6th Street, Beaumont, CA 92223
951) 769-8520
BEAUM0NTCA.G0V
0 0

Page 1071 of 1750 ends

THE PRESS -ENTERPRISE
KEEP YOUR EYES ON 'Ii I I 'PRISE
pe.com
3512 14 Street
Riverside, California 92501
(951) 368-9229
[email protected]
City of Beaumont
550 E. 6th Street
Beaumont, California 92223
Account Number:

Ad Order Number:

Customer's Reference/PO Number:

Publication:

Publication Dates:

Total Amount:

Payment Amount:

Amount Due:

Notice ID:

Invoice Text:
5209298
0011767170
The Press -Enterprise
11/29/2025
$990.89
$0.00
$990.89
r5BFt1Ii24iDUly4b3jK

NOTICE OF PUBLIC HEARING ON INTENTION TO FORM CITY OF BEAUMONT COMMUNITY FACILITIES DISTRICT NO. 2025-M (MAINTENANCE SERVICES) AND TO LEVY SPECIAL TAXES THEREIN NOTICE IS HEREBY GIVEN that on November 4, 2025, the City Council (the "City Council") of the City of Beaumont (the "City") adopted its Resolution No. 25-62 (the "Resolution of Intention"), declaring its intention to form City of Beaumont Community Facilities District No. 2025-M (Maintenance Services) ("CFD No. 2025-M" or the "District") pursuant to the Mello -Roos Community Facilities Act of 1982, as amended (the "Act"), to levy a special tax (the "Special Tax") within CFD No. 2025-M for the purpose of financing certain Services and to designate territory proposed for annexation to the District in the future (the "Potential Annexation Area"). CFD No. 2025-M and the Potential Annexation Area are proposed to have the boundaries depicted on the maps therefor on file with the City Clerk. Capitalized terms that are not otherwise defined herein shall have the respective meanings ascribed to them in the Resolution of Intention and the exhibits thereto. The proposed services are as provided by Section 53313 of the Act, and will include some or all of the costs attributable to maintaining, servicing, cleaning, repairing and/or replacing landscaped areas (may include reserves for replacement) in public street right-of-way, public landscaping, public open spaces and other similar landscaped areas officially dedicated for public use. These services include maintenance and lighting of parks, parkways, streets, roads and open space, maintenance and operation of water quality improvements, and public street sweeping, on the segments of the arterials within the boundaries of CFD No. 2025-M,

Page 1072 of 1750 ends

CFD No. 2025-M - Page 1 of 2

THE PRESS -ENTERPRISE

KEEP YOUR EYES ON THE
The Press -Enterprise
3512 14 Street
Riverside, California 92501
(951) 368-9229
City of Beaumont
550 E. 6th Street
Beaumont, California 92223
Publication: The Press -Enterprise

PROOF OF PUBLICATION OF
Ad Desc: 0011767170
FILE NO. 0011767170

PROOF OF PUBLICATION
I am a citizen of the United States. I
am over the age of eighteen years and
not party to or interested in the above -
entitled matter. I am an authorized
representative of THE PRESS -
ENTERPRISE, a newspaper of
general circulation, printed and
published daily in the County of
Riverside, and which newspaper has
been adjudicated a newspaper of
general circulation by the Superior
Court of the County of Riverside, State
of California, under date of April 25,
1952, Case Number 54446, under
date of March 29, 1957, Case Number
65673, under date of August 25, 1995,
Case Number 267864, and under date
of September 16, 2013, Case Number
RIC 1309013; that the notice, of which
the annexed is a printed copy, has
been published in said newspaper in
accordance with the instructions of the
person(s) requesting publication, and
not in any supplement thereof on the
following dates, to wit:
11129/2025
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.

Date: November 29, 2025.

At: Riverside, California
Signature

Capitalized terms that are not otherwise defined herein shall have the respective meanings ascribed to them in the Resolution of Intention anci the exhibits thereto.

The proposed services are as provided by Section 53313 of the Act, and will include some or all of the costs attributable to maintaining, servicing, cleaning, repairing and/or replacing landscaped areas (may include reserves for replacement) In public street right-of- way, public landscaping, public open spaces and other similar landscaped areas officially dedicated for public use. These services include maintenance and lighting of parks, parkways, streets, roads and open space, maintenance and operation of water quality improvements, and public street sweeping, on the segments of the arterials wlthln the boundaries of CFD No. 2025-M, cis well as local roads within residential subdivisions located within CFD No. 2025-M and any portions adlacent to the properties within CFD No. 2025-M.

In addition to payment of the cost and expense of the forgoing services, proceeds of the special tax may be expended to pay "Administrative Expenses" as said term Is defined in the Rate and Method of Apportionment of Special Tax for CFD No. 2025-M (the "Rate and Method") and to establish an operating reserve for the costs of services as determined by the Administrator, all as set forth in the Resolution of intention.

The Resolution of Intention specifies the Rate and Method. The Resolution of Intention proposes a Maximum Speclal Tcix A of $438 per taxable unit within CFD No. 2025-M for Developed Property or Approved Property which is single family residential property. The Maximum Special Tax A for each Assessor's Parcel of Undeveloped property is $2,736 per acre. On each July 1, commencing an July 1, 2026, the Maximum Special Tax A for Developed Property shall increase by (1) the year -over -year percentage increase for the month of March in the Consumer Price Index (AI I items) for all Urban Consumers for the Riverside -Scan Bernardino -Ontario California Standard Metropolitan Statistical Area, or a comparable replacement index for the area if this index is no longer published, since the beginning of the preceding Fiscal Year, or (11) by two percent (2.0%), whichever is greater. To satisfy the Special Tax requirement, the Special Tax A shall be levleci Proportionately on all Assessor's Parcels of Developed Property up to 100% of the applicable Maximum Special Tax A. If additional rtioneys are needed to satisfy the Special Tax A Requirement after the first step has been completed, the Special Tax A shall be levied:
second, Proportionately on each Parcel of Approved Property at up to 100% of the Maximum Special Tax A for Approved Property, anci third, Proportionately on all Assessor's Parcels of Undeveloped Property up to 100% of the Maximum Special Tax A for Undeveloped Property.

The foregoing Is only ca summary of the Resolution of Intention which is on file with the Secretary. The full text of the Resolution of intention should be referred to by any interested party for greater €letail.

PUBLIC HEARING

NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL
BE HELD ON DECEMBER 16, 2025, AT THE HOUR OF 6:00 P.M.,

OR AS SOON THEREAFTER AS SUCH MATTER CAN BE HEARD,

ATA REGULAR MEETINGOF THE CITYCOUNCILTO BE HELD
IN THE C ITY COUNCIL CHAMBERS LOCATED AT 550 EAST 6 TH

STREET, BEAUMONT, CALIFORNIA, AT WHICH TIME THE CITY

COUNCIL WILL HEAR ALL EVIDENCE AND TESTIMONY BY

ALL INTERESTED PERSONS, PROPERTY OWNERS, VOTERS
AND TAXPAYERS FOR OR AGAINST (1) THE ESTABLISHMENT
OF CFD NO. 2025-M, (2) THE EXTENT OF CFD NO. 2025-M, (3) THE LEVY OF A SPECIAL TAXES FOR CFD NO. 2025-M, (4) THE SERVICES TO BE PROVIDED WITHIN CFD NO. 2025-M TO BE
FINANCED BY THE SPECIAL TAXES, (5) THE DESIGNATION
OF THE POTENTIAL ANNEXATION AREA AND (6) ANY OTHER
MATTERS AS SET FORTH IN THE RESOLUTION OF INTENTION.

ALL PERSONS INTERESTED, INCLUDING PROPERTY

OWNERS, TAXPAYERS AND REGISTERED VOTERS, MAY

APPEAR AT THE HEARING AND PRESENT EVIDENCE AND

TESTIMONY ORALLY OR IN WRITING FOR OR AGAINST
ITEMS (1) THROUGH (6) ABOVE. EACH INDIVIDUAL WISHING

TO SPEAK WILL BE LIMITED TO A THREE MINUTE ORAL
PRESENTATION. ANY PROTEST PERTAINING TO THE

REGULARITY OR SUFFICIENCY OF THE PROCEEDINGS

RELATING TO THE PROPOSED ISSUES DESCRIBED IN ITEMS
(1) THROUGH (6) ABOVE MUST BE IN WRITING AND SHALL

CLEARLY STATE THE IRREGULARITIES OR DEFECTS TO

Page 1073 of 1750 ends

CFD No. 2025-M - Page 1 of 2

WHICH OBJECTION IS MADE, AND SHALL BE FILED WITH

THE SECRETARY ON OR BEFORE THE TIME SET FOR THE
HEARING. IF THE OWNERS OF ONE-HALF (1/2) OR MORE
OF THE AREA OF LAND WITHIN CFD NO. 2025-M AND NOT

EXEMPT FROM THE SPECIAL TAX FILE WRITTEN PROTESTS
AGAINST ANY OF ITEMS (1) THROUGH (6) ABOVE, AND

PROTESTS ARE NOT WITHDRAWN SO AS TO REDUCE THE

VALUE OF THE PROTESTS TO LESS THAN A MAJORITY, THE

CITY COUNCIL SHALL ABANDON THAT PORTION OF THE

PROCEEDINGS PERTAINING TO SUCH ITEM(S) AND NO

FURTHER PROCEEDINGS WITH RESPECT TO SUCH ITEM(S)

SHALL BE TAKEN FOR A PERIOD OF ONE YEAR FROM THE
DATE OF THE DETERMINATION BY THE CITY COUNCIL. THE

CITY COUNCIL MAY MODIFY THE PROCEEDINGS IF SUCH

MAJORITY PROTESTS ARE ONLY AGAINST A SPECIFIED
ISSUE.

UNDER THE ACT, THE CITY COUNCIL MAY EITHER
CONCLUDE THE PUBLIC HEARING ON DECEMBER 16, 2025

OR MAY CONTINUE THE PUBLIC HEARING TO A LATER DATE

IF THE COMPLEXITY OF THE PROPOSED DISTRICT OR THE

NEED FOR PUBLIC PARTICIPATION REQUIRES ADDITIONAL
TIME. IF THE CITY COUNCIL DETERMINES TO SUBMIT THE

QUESTION OF LEVYING A SPECIAL TAX, AN ELECTION WILL
BE HELD WITHIN CFD NO. 2025-M TO APPROVE THE LEVY OF
THE SPECIAL TAX THEREIN. AT SUCH AN ELECTION, EACH
LANDOWNER WITHIN CFD NO. 2025-M SHALL BE ENTITLED

TO CAST ONE VOTE FOR EACH ACRE OR PORTION THEREOF
OWNED WITHIN CFD NO. 2025-M. FOR THE PROPOSITION TO

BE ADOPTED, TWO-THIRDS OF THE VOTES CAST ON EACH
PROPOSITION AT THE ELECTION MUST FAVOR PASSAGE.

For any questions relating to the proceedings, or any particulars, please contact the following designated person:

Mr. Gustavo Rome
Interim City Manager
City of Beaumont
Civic Center 550 E. Sixth St.

Beaumont, CA 92223
(951) 769-0520
Elaine Morgan

CITY CLERK OF THE

CITY OF BEAUMONT
The Press -Enterprise
Published 11/29/25

Page 1074 of 1750 ends

CFD No. 2025-M - Page 2 of 2

BEAUMONTA O R N -
Staff Report
TO: City Council
FROM: Steven D. Jones, Community Development Director
Jillian Fountain, Associate Planner
DATE: December 16, 2025
SUBJECT: Public Hearing for Consideration of Tentative Tract Map 38926 (TM2024- 0002)
Description: A public hearing to consider a request for approval of a tentative tract map to subdivide 12.58 gross acres into 49 single-family residential lots in the Residential, Single -Family Zone on Accessor Parcel Numbers: 408-080-004 and -005.

Background and Analysis:

The applicant requests approval of Tentative Tract Map 38926 to subdivide a 12.58 gross -acre site into 49 single-family residential lots, four (4) lettered lots, including a retention basin, with proposed lot sizes ranging from 7,219 square feet and 13,072 square feet, two (2) public streets, and one (1) private road.

The project site is located within the Single -Family Residential (SFR) Land Use Element, and Residential Single -Family (R -SF) and the Single -Family Residential (SFR) Beaumont General Plan Land Use Element designation.

If approved, the proposed subdivision would be consistent with the general plan and Beaumont Municipal Code (BMC) Title 17 (Zoning Code) land use allowances, which support low -density, detached residential development.

Planning Commission Recommendation:

On October 22, 2025, the Planning Commission voted unanimously 5-0 to recommend approval of the project to the City Council.

Prior to the Planning Commission meeting on October 22, 2025, one public comment with questions on the project was received and provided to the commission. During the meeting, the applicant was able to confirm that he would reach out to the commenter to make sure his questions were answered.

Page 1075 of 1750 ends

The proposed tentative tract map provides for lots to be developed in the future with an approved plot plan. If approved, future development of the lots would require the recordation of final tract maps and issuance of building permits.

General Plan and Zoning Consistency
The Planning Commission found that the project is consistent with the General Plan because the proposed use would promote policies identified in Goal 3.3, 3.3.1 to "support the development of new housing opportunities, as defined by the Land Use Plan contained in this Element". The lot configuration would accommodate a range of housing types and affordability levels, and, if approved, the proposed use would meet the objectives of the Zoning Code and would be compatible with other uses permitted in the zone, subject to approval of a plot plan.

Environmental
The project complies with the California Environmental Quality Act (CEQA) Guidelines Section 15183 (Projects Consistent with a Community Plan or Zoning).

Therefore, the Planning Commission determined that the project would not be subject to additional CEQA review because Tentative Tract Map 38914 proposes consistency with the development density established by the SFR land use designation in the Beaumont General Plan 2040.

Public Communications:

On December 16, 2025, property owners located within a 300 -foot radius of the project site were notified of the public hearing through a mailed notice. In addition, a notice was published in the Press Enterprise newspaper with a 10 -day advance notice of the hearing. As of the time of report preparation, the Planning Division has not received any letters of comment from the public in favor of or in opposition to the project. Any comments received prior to the scheduled City Council meeting will be provided to the City Council at the time of the public hearing (Attachment J).

Prior to the Planning Commission meeting of October 22, 2025, one public comment with questions on the project was received and provided to the Commission. During the meeting, the applicant was able to confirm that he would reach out to the commenter to make sure his questions were answered.

Page 1076 of 1750 ends

Section 16.32.040, the applicant may apply for a 1 -year extension prior to the tentative map's expiration, if needed.

Fiscal Impact:

The cost for staff review and staff report preparation is covered by the $7,500.00 deposit required by the City of Beaumont Development Related Fee Schedule. The cost to prepare this staff report is estimated at $300.

Recommended Action:

Hold a public hearing;
Adopt the Findings for approval of Tentative Tract Map No. 38926; Approve Tentative Tract Map No. 38926 (TM2024-0002), subject to the conditions of approval; and
Direct staff to prepare a Notice of Exemption for the Applicant to file with the Riverside County Clerk Recorder.

Attachments:

A. Planning Commission Staff Report dated October 22, 2025 B. Findings TTM No. 38926
C. CEQA 15183 Exemption Analysis
D. Tentative Tract Map No.38926
E. Proposed Conditions of Approval
F. General Plan Land Use Element Designation Map
G. Zoning Map
H. Aerial Photograph
I. Radius Map and Labels
J. Proof of Publication
Incorporated herein by Reference:

City of Beaumont General Plan
City of Beaumont Zoning Ordinance
Project Site's Riverside Conservation Authority Multi -Species Habitat Conservation Plan Informational Map
Contents of City of Beaumont Planning Department Project File and TTM38926 Tentative Tract Map Files

Page 1077 of 1750 ends

BEAUMONT
-c A L I F O R N I A
Staff Report
TO: Planning Commissioners
FROM: Aron Liang, Planning Manager
Jillian Fountain, Associate Planner
DATE: October 22, 2025
SUBJECT: Tentative Tract Map 38926 (TM2024-0002) and Section 15183 California Environmental Quality Act Exemption for Consideration of a Proposed Subdivision Located at South Norman Road and East of Orchard Heights in the Residential, Single -Family Zone
APPLICANT: Monte Vista Homes — Brian King
Description: A Public Hearing to consider a request for approval of Tentative Tract Map 38926 for a proposed subdivision of 12.58 gross acres into 49 single-family residential lots ranging between 7,219 SF to 13,072 SF and 4 lettered lots, including a retention basin.

Background and Analysis:

The applicant is requesting approval of Tentative Tract Map 38926 to subdivide an approximately 12.58 gross -acre site into 49 single-family residential lots, four (4) lettered lots, including a retention basin, with proposed lot sizes ranging from 7,219 square feet and 13,072 square feet, two (2) public streets, and one (1) private road.

A tentative tract map (TM2024-0002) is required by the Beaumont Municipal Code (BMC) pursuant to Section 16.04.010, which provides that all land divisions in the incorporated area of the City are subject to all the applicable provisions of the BMC, including Title 17 (Zoning Code) and the Subdivision Map Act. The project site is located within the Residential Single -Family (R -SF) zone and has a General Plan Land Use Element designation of Single -Family Residential (SFR). The proposed subdivision would be consistent with the General Plan and Zoning Code land use allowances, which support low -density, detached residential development. Pursuant to BMC Section

16.04.020, the Planning Commission is authorized to recommend conditional approval or disapprove all tentative parcel maps, tentative subdivision maps, and land divisions and submit to the City Council for final approval.

Page 1078 of 1750 ends

The proposed tentative tract map provides for lots to be developed in the future with an approved Plot Plan. Future development of the lots will require the recordation of final tract maps. The project has been conditioned to preclude the issuance of building permits until such time that the final tract maps are recorded.

Project Setting:

The project setting can also be seen in the following materials attached to this staff report:
• General Plan Land Use Element Map (Attachment D)
• Zoning Map (Attachment E)
• Aerial Photograph (Attachment F)
The 12.58 -acre site is currently vacant. The property is located in a single-family area with residences to the north, south, and west, vacant land to the east and a church to the north. The land uses, zoning, and General Plan land use designations of the project site and surrounding area are shown in the following table.

LAND USE GENERAL PLAN ZONING
PROJECT Single Family Residential, Single Family
SITE Vacant Land Residential (SFR) (RSF)
NORTH Church / SFR SFR RSF and County
SOUTH Single Family SFR Specific Plan
Residential
EAST Vacant SFR County
WEST Single Family SFR Specific Plan
Residential
Development Review Committee (DRC):

The Development Review Committee reviewed the project on July 11, 2024, October 31, 2024, and February 20, 2025. Staff from the various City departments provided written comments that have been incorporated into the proposed conditions of approval.

Zoning Consistency:

The use is subject to and consistent with BMC provisions of development standards for the R -SF zone. The proposed use would meet the objectives of the approved zoning and would be compatible with other uses permitted in the zone, subject to approval of a Plot Plan.

Page 1079 of 1750 ends

General Plan Consistency:

The proposed use is in conformance with the City's General Plan and the land use designation for the project site, as shown in Attachment D.

The proposed use promotes policies identified in Goal 3.3, 3.3.1 "Support the development of new housing opportunities, as defined by the Land Use Plan contained in this Element" because the project lot sizes provide for various types of dwelling unit styles and configurations and could accommodate accessory dwelling units to maximize Beaumont's capacity for various income levels and aging in place.

Environmental Documentation:

In accordance with CEQA Guidelines Section 15367, the City is designated Lead Agency for the project and has principal authority and jurisdiction for CEQA actions and project approval. As part of the city's initial review of the project, the Planning Division determined that the project would not be subject to additional CEQA review pursuant to Section 15183 (Projects Consistent with a Community Plan or Zoning) of the CEQA Guidelines.

Section 15183 of the CEQA Guidelines mandates that projects which are consistent with the development density established by existing zoning or general plan policies for which an Environmental Impact Report (EIR) was certified shall not require additional environmental review, except as might be necessary to examine whether there are project -specific significant effects which are peculiar to the project or its site. On December 1, 2020, the City Council adopted the Elevated Beaumont General Plan 2040, which serves as the general plan for the City. The General Plan designated the project site as Single -Family Residential (SFR). Tentative Tract Map 38926 proposes to be consistent with the development density established by the SFR land use designation in the General Plan.

In conjunction with adopting the General Plan, the City Council also certified a Program Environmental Impact Report (PEIR) (SCH No. 2018031022). The PEIR identified the following areas as either having a potentially significant impact or an unavoidable impact with the anticipated build -out of the General Plan: Agriculture (MM AG -1 and AG -2), Air Quality (MM AQ-1), Biological Resources (BIO-1 through BIO-4), and Greenhouse Gas (MM GHG-1). As a result of the impacts, the City Council adopted feasible mitigation measures included within the PEIR Mitigation Monitoring and Reporting Program.

On August 15, 2025, an analysis of a CEQA Guidelines Section 15183 (ENV2025-0003) was prepared for the project (Attachment A). The analysis concluded that the proposed

Page 1080 of 1750 ends

TTM38926 would be consistent with the Final Program EIR for the Elevated Beaumont General Plan 2040, subject to compliance with the approved Mitigation Monitoring and Reporting Program and is exempt from further CEQA review pursuant to Section 15183 of the CEQA Guidelines.

Public Communications:

On October 12, 2025, property owners located within a 300 -foot radius of the project site were notified of the public hearing through a mailed notice. In addition, a notice was published in the Press Enterprise newspaper with a 10 -day advance notice of the hearing. As of the time of report preparation, the Planning Department has not received any letters of comment from the public in favor of or in opposition to the project. Any comments received prior to the time of the scheduled Planning Commission meeting will be provided to the Commission at the time of the public hearing (Attachment G).

Approval Authority:

Pursuant to BMC Section 16.04.020, the Planning Commission is designated as the "advisory agency" charged with reviewing and making recommendations on all proposed parcel map land divisions and tentative subdivision maps in the city and authorizes the Planning Commission to conditionally approve or disapprove all tentative parcel maps and tentative subdivision maps and land divisions and submit to the City Council for final approval.

When a tentative map is required under the Subdivision Map Act (66463.5(a)), an approved or conditionally approved tentative map shall expire 24 months after its approval or conditional approval. In accordance with the Subdivision Map Act and BMC Section 16.32.040, the applicant may apply for a 1 -year extension prior to the tentative map's expiration.

Recommended Action:

Hold a public hearing; and
Recommendation that the City Council approve Tentative Tract Map No. 38926 (TM2024-0002), subject to the conditions of approval; and, Direct staff to prepare a Notice of Exemption for the Applicant to file with the Riverside County Clerk Recorder.

Attachments:

A. CEQA 15183 Exemption Analysis

Page 1081 of 1750 ends

B. Tentative Tract Map No.38926
C. Proposed Conditions of Approval
D. General Plan Land Use Element Designation Map
E. Zoning Map
F. Aerial Photograph
G. Radius Map and Labels
H. Proof of Publication
Incorporated herein by Reference:

Page 1082 of 1750 ends

Subdivision Map Findings:

REQUIRED FINDINGS FOR APPROVAL
Staff has reviewed the application for Tentative Tract Map No. TM2024-0002 and has determined that the Planning Commission can make the following findings in support of its approval:

Findings Pursuant to the Subdivision Code (BMC Title 16) Consistency with General and Specific Plans: The proposed land division, including its design and improvements, is consistent with the applicable goals, policies, and land use designations of the City of Beaumont General Plan and any applicable Specific Plan.

1. The proposed Tentative Tract Map, including its design, lot configuration, and associated improvements, is consistent with the goals, policies, and land use designations contained in the City of Beaumont General Plan, specifically Goal 3.3, 3.3.1 to "support the development of new housing opportunities, as defined by the Land Use Plan contained in this element".

Site Suitability: The site of the proposed land division is physically suitable for the proposed type and density of development.

2. The site is physically suitable for the proposed subdivision and the type of density of development. The property has appropriate topography, access to public streets, and availability of utilities, including water and sewer. No geologic, flood, or environmental constraints have been identified that would preclude development in accordance with the Tentative Tract Map.

No Substantial Environmental Damage: The design of the proposed land division and its associated improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish, wildlife, or their habitat.

3. The design of the subdivision is not likely to cause substantial environmental damage or result in the injury of fish, wildlife, or their habitat. Environmental review has confirmed that no sensitive species or habitat areas will be adversely affected, and the project's construction activities and improvements are conditions of approval to ensure compliance with all applicable environmental protection standards.

No Public Health Problems: The design of the proposed land division and the type of improvements are not likely to cause serious public health problems.

4. The design of the subdivision and the type of improvements proposed will not cause serious public health problems. The project will be served by adequate infrastructure and public services, including fire protection, police services, potable water, and sanitary sewer. All improvements are required to be

Page 1083 of 1750 ends

constructed in accordance with City standards to ensure safe and healthy living conditions.

No Conflict with Public Easements: The design of the proposed land division and the type of improvements will not conflict with easements acquired by the public at large for access through or use of the property.

5. The design of the proposed subdivision does not conflict with any existing public easements for access, utilities, or drainage. Any recorded easements have been identified on the Tentative Tract Map.

Findings Pursuant to the Zoning Code (BMC Title 17)
Consistency with Zoning Regulations: The proposed project is consistent with the provisions of Title 17 (Zoning Code), including the development standards for lots, density, and site preparation.

6. The proposed Tentative Map complies with all applicable provisions of Title 17 (Zoning Code), including development standards for minimum lot size, setbacks, density, and site design. The subdivision is consistent with the zoning designation applied to the site and does not require any variances or deviations.

Preservation of Public Welfare: The location, size, design, and operating characteristics of the proposed subdivision will not be detrimental to the public health, safety, and general welfare, or be injurious to the property or improvements in the vicinity.

7. The locations, size, design, and operating characteristics of the subdivision will not be detrimental to the public health, safety, or general welfare, nor will it adversely affect surrounding properties. Adequate infrastructure and circulation improvements will be provided, and all development will comply with applicable City standards to ensure compatibility with adjacent land uses.

CEQA Compliance: The proposed project is in compliance with the provisions of the California Environmental Quality Act (CEQA).

8. The project complies with the California Environmental Quality Act (CEQA).

Environmental review has been completed, and the City has determined that the project qualifies for Article 12, Section 15183 Exemption (projects consistent with a Community Plan, General Plan, or Zoning). All required mitigation measures, if applicable, have been incorporated as conditions of approval for the Tentative Tract Map.

Page 1084 of 1750 ends

Beaumont Residential Project
Tract Map 38926
CEQA Guidelines Section 15183
Community Plan CEQA Streamlining Analysis
Lead Agency:

City of Beaumont
Planning Department
550 E. 6th Street
Beaumont, CA 92223
Project Applicant:

Monte Vista Homes
P.O. Box 9559
Rancho Cucamonga, CA 91701
CEQA Consultant:

E
P

DSOLUTIONS,INC
3333 Michelson Drive, Suite 500
Irvine, CA 92612
August 2025

Page 1085 of 1750 ends

Tract Map 38926
City of Beaumont Community Plance Exemption Analysis
This page intentionally left blank.
2

Page 1086 of 1750 ends

Tract Map 38926
City of Beaumont Community Plance Exemption Analysis

1. INTRODUCTION

1.1 OVERVIEW OF CEQA GUIDELINES SECTION 15183
This CEQA Streamlining analysis evaluates whether the potential environmental impacts of the Project are addressed in the Beaumont General Plan Update Program Environmental Impact Report (GPU PEIR) (State Clearinghouse [SCH] # 2018031022) pursuant to the California Environmental Quality Act (CEQA) Guidelines (CEQA Guidelines) Section 15183 (CEQA Streamlining Checklist).

As set forth in California Public Resources Code (PRC) Section 21083.3 and State CEQA Guidelines Section 15183:
a) CEQA mandates that projects which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project -specific significant effects which are peculiar to the project or its site. This streamlines the review of such projects and reduces the need to prepare repetitive environmental studies. b) In approving a project meeting the requirements of this section, a public agency shall limit its examination of environmental effects to those which the agency determines, in an initial study or other analysis:

1. Are peculiar to the project or the parcel on which the project would be located,

2. Were not analyzed as significant effects in a prior EIR on the zoning action, general plan or community plan with which the project is consistent,

3. Are potentially significant off -site impacts and cumulative impacts which were not discussed in the prior EIR prepared for the general plan, community plan or zoning action, or

4. Are previously identified significant effects which, as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR.
c) If an impact is not peculiar to the parcel or to the project, has been addressed as a significant effect in the prior EIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards, as contemplated by subdivision (e) below, then an additional EIR need not be prepared for the project solely on the basis of that impact.

In Wal-Mart Stores, Inc. v. City of Turlock, 1 38 Cal.App.4th 273 (2006), the court stated, "The foregoing construction of the terms "peculiar to" and "project -specific" promotes efficiency by reducing delay and needless paperwork and, therefore, is consistent with the purpose underlying the streamlined review of Guidelines section 15183."
The court went on to state that "Applying these definitions, a physical change in the environment will be peculiar to the [Project] if that physical change belongs exclusively or especially to the [Project] or if it is characteristic of only the [Project]." For example, impacts related to archaeological resources are not peculiar to the proposed project, since archaeological impacts with mitigation are common with many development projects in the state.

Similarly in Gilroy Citizens for Responsible Planning v. City of Gilroy, 140 Cal.App.4th 91 1 (2006) the court found that because the project would have significant air quality impacts and because the General Plan EIR concluded the same, there was nothing peculiar about the project. There is nothing peculiar about a project with significant impacts if the EIR already analyzed and determined those projects to be significant.

Most recently, in Lucas v. City of Pomona (2023) the Court of Appeal held that "[b]ecause Guidelines section 15183 requires an agency to examine whether a project's environmental effects were analyzed as 3

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Tract Map 38926
City of Beaumont Community Plance Exemption Analysis
significant impacts in a prior EIR on a general plan or zoning action with which the project is consistent.... the substantial evidence standard applies."

1.2 2040 GENERAL PLAN ENVIRONMENTAL IMPACT REPORT
The City of Beaumont's 2040 General Plan (2040 GP) was adopted and the GPU PEIR was certified in December 2020. The 2040 GP consists of the following eight elements that together meet State requirements for a general plan: Land Use and Community Design, Mobility, Economic Development and Fiscal, Health and Environmental Justice, Community Facilities and Infrastructure, Conservation and Open Space, Safety, and Noise.

The GPU PEIR evaluated the potential environmental effects from implementation of the 2040 GP, and development pursuant to the 2040 GP is subject to mitigation measures identified in the GPU PEIR and the requirements of the City's Development Code. A project is consistent with the 2040 GP if the development density does not exceed what was contemplated and analyzed for the parcel(s) in the GPU PEIR and complies with the associated standards applicable to that development density as set forth in CEQA Guidelines Section 151 83(i)(2). Development density standards can include the number of dwelling units per acre (du/ac), the number of people in a given area, floor area ratio (FAR), and other measures of building intensity, building height, size limitations, and use restrictions.

1.3 PROJECT OVERVIEW
The Project applicant proposes a parcel map subdivide the approximately 12.84 -acre site into 49 numbered residential lots and four lettered lots. Additional improvements to the site would include sidewalks, utility connections, stormwater facilities, and pavement of parking areas and drive aisles. No offsite improvements are proposed as part of the Project. The Project requires approval of a Tentative Tract Map (TTM) from the City of Beaumont.

The Project site has a General Plan land use designation of Single Family Residential (SFR) and a zoning designation of Residential Single Family (R -SF). The SFR land use designation provides for single-family residential (attached or detached) at a maximum density of four du/ac. The proposed Project would result in a density of 3.88 du/ac. The Project is consistent with the land use and zoning designations for the site.

1.4 APPLICABILITY OF 15183
As set forth in CEQA Guidelines Section 15183(d), the Exemption applies to projects which meet the following conditions:

1. The project is consistent with:
a. A community plan adopted as part of a general plan;
b. A zoning action which zoned or designated the parcel on which the project would be located to accommodate a particular density of development; or
c. A general plan of a local agency; and

2. An EIR was certified by the lead agency for the zoning action, the community plan, or the general plan.

Additionally, the Exemption applies only to the extent that all feasible mitigation measures identified in the applicable general plan are implemented by the public agency with jurisdiction to require such mitigation measures as set forth in CEQA Guidelines Section 15183(e).

The GPU PEIR analyzed the impacts of buildout of the 2040 GP. As discussed herein, the Project is consistent with the land use identified for the site in the 2040 GP. As described above, the Project site has a land use 4

Page 1088 of 1750 ends

Tract Map 38926
City of Beaumont Community Plance Exemption Analysis
designation of SFR which allows single-family residential units up to four du/ac. The proposed Project would subdivide the approximately 1 2.84 -acre site into 49 residential lots, resulting in a density of 3.88 du/ac, which is within the assumptions and land use and growth projections of the 2040 GP. As such, the GPU PEIR adequately anticipated and analyzed the impacts of this Project, identified applicable mitigation measures necessary to reduce impacts of the Project, and the Project implements the applicable mitigation measures.

The Project, therefore, qualifies for an exemption from additional environmental review as set forth in CEQA Guidelines Section 15183.

Specifically, the Project qualifies for the exemption because the following findings can be made:

1. The Project is consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified. The proposed Project would subdivide the site for 49 single-family residential lots, which is consistent with the uses analyzed in the GPU PEIR and allowed by the R -SF zoning designation.

2. There are no Project specific effects which are peculiar to the Project or its site. The Project site is similar to other properties in the area, including its land use designation and zoning. The Project site does not support any peculiar environmental features, and the Project would not result in any peculiar effects.

3. There are no significant impacts in which the GPU PEIR failed to analyze as significant effects. As explained further in the analysis below, the proposed Project impacts were adequately analyzed by the GPU PEIR.

The GPU PEIR identified that the 2040 GP would have significant and unavoidable environmental effects related to air quality, greenhouse gas emissions, construction noise, vehicle miles traveled. The GPU PEIR also identified environmental impact areas for which mitigation measures are required to reduce potential environmental impacts to a less -than -significant level related to agriculture resources and biological resources. The GPU PEIR identified no impact or less than significant impacts related to aesthetics, forestry resources, cultural resources, geology and soils, hazards and hazardous materials, hydrology and water quality, land use and planning, mineral resources, vibration, population and housing, public services, recreation, transportation, tribal cultural resources, utilities and service systems, energy, and wildfire.

4. There are no potentially significant off -site and/or cumulative impacts which the GPU PEIR failed to evaluate. The proposed Project is consistent with the density and land use characteristics of the development considered by the GPU PEIR and would represent a small part of the growth that was forecasted for build - out of the 2040 GP. The GPU PEIR considered the incremental impacts of the Project, and, as explained further in the Exemption below, no potentially significant off -site or cumulative impacts have been identified, which were not previously evaluated.

5. There is no substantial new information which results in more severe impacts than anticipated by the GPU PEIR. As substantiated in the Exemption below, no new information has been identified, which would result in a determination of a more severe impact than what had been anticipated by the GPU PEIR.

6. The Project will undertake feasible mitigation measures specified in the GPU PEIR. As explained in the Exemption below, the Project will undertake feasible mitigation measures specified in the GPU PEIR through Project design, compliance with regulations and ordinances, the Project's conditions of approval, and City permit processing.
5

Page 1089 of 1750 ends

Tract Map 38926
City of Beaumont Community Plance Exemption Analysis

2. PROJECT DESCRIPTION

2.1 PROJECT LOCATION AND SETTING
The Project site is located in the northeastern portion of the City of Beaumont within Riverside County. The 1 2.84 -acre Project site consists of three parcels identified as Assessor's Parcel Numbers (APNs) 408-080- 004, -005, and -011. The Project site is bound by Norman Road and Beaumont city limits to the north, residential uses to the west, residential uses and an elementary school to the south, and Beaumont city limits followed by residential uses and undeveloped land to the east. Regional access to the site is provided via State Route (SR) 60 and Interstate (I) 10. Local access to the site is provided via Norman Road.

The Project site is vacant and undeveloped but heavily disturbed. Existing vegetation is limited to weeds and low grasses.

2.2 EXISTING GENERAL PLAN LAND USE AND ZONING DESIGNATIONS The Project site has a General Plan land use designation of Single Family Residential (SFR) and a zoning designation of Residential Single Family (R -SF). The SFR land use designation provides for single-family residential (attached or detached) at a maximum density of four dwelling units per acre (du/ac) and neighborhood commercial uses in specified locations with a maximum floor area ratio of 0.35. The R -SF zone is intended to protect established neighborhoods of one -family dwellings, to provide space in suitable locations for additional single-family residential development, and to allow for limited, appropriately located neighborhood supporting uses in specific locations.

2.3 SURROUNDING LAND USES
The surrounding land uses are described in Table 1 below.

Table 1: Surrounding General Plan Land Use and Zoning Designations Direction
Surrounding Land Uses
General Plan Land Use
Zoning
North
Norman Road followed by a
church
Single Family Residential
(SFR) / Riverside County Land
Use for Medium Density
Residential
Residential Single Family (R -
SF) / Riverside County Zoning
for One Family Dwelling Zone
(R-1)
East
Single-family residences and
undeveloped land
Riverside County Land Use
for Very Low Density
Residential
Riverside County Zoning for
Controlled Development
Areas (W-2)
South
Single-family residences and
an elementary school
Single Family Residential
(SFR) and Public Facilities (PF)
Specific Plan
West
Single-family residences
ily
Single Fa ( Residential
SFR)
Specific Plan
Source: City of Beamont, 2020a,b; County of Riverside, 2025.

2.4 PROJECT OVERVIEW
The Project applicant proposes a parcel map subdivide the approximately 12.84 -acre site into 49 numbered residential lots and four lettered lots. Figure 2-1, Tentative Tract Map, illustrates the Project as proposed. The Project requires approval of a Tentative Tract Map (TTM) from the City of Beaumont.

2.5 PROJECT FEATURES
6

Page 1090 of 1750 ends

Tract Map 38926
City of Beaumont Community Plance Exemption Analysis
Tentative Map Summary
The Project proposes the subdivision of the 12.84 -acre site for development of 49 single-family residences.

The proposed subdivision would result in a density of 3.88 du/ac. The minimum lot size would be 7,000 square feet (SF), the average lot size would be 7,81 1 SF, and the maximum lot size would be 9,883 SF. In addition to the 49 numbered residential lots, the Project proposes four lettered lots which would provide for a water quality basin, park areas, and a private driveway.

Access and Circulation
Access to the Project site would be provided from a private 32 -foot -wide driveway off Norman Road and a public 40 -foot -wide off Norman Road. Two 40 -feet -wide public internal streets are proposed (Street A, Street B) to provide circulation throughout the site. One 32 -foot -wide private internal driveway (Lot D) is proposed along the western edge of the site to provide access to residences. Five-foot wide sidewalks would be installed along the proposed internal streets.

Infrastructure Improvements
Gas and Electricity
Natural gas would be provided by Southern California Gas Company (SoCalGas) and electricity would be provided by Southern California Edison (SCE). As part of site development, the Project would connect to the existing infrastructure in Norman Road.

Water
Water services would be provided to the Project site by Beaumont Cherry Valley Water District. Upon ultimate development, new 8 -inch onsite water lines would be installed to connect to the existing water mains in Norman Road and Starlight Avenue.

Sewer
Sewer services would be provided to the Project site by the City of Beaumont. Upon ultimate development, new 8 -inch onsite sewer lines would be installed to connect to the existing sewer mains in Norman Road and Starlight Avenue.

Drainage
The proposed Project would install a new onsite detention basin and a storm drain network system to convey runoff to existing drainage facilities. Stormwater runoff would be collected by an at -grade gutter system and undergrounded by various catch basin inlets. The underground pipe network would convey the captured runoff into the proposed bioretention/detention basin located in the southwest portion of the site for treatment. Treated flows would then be conveyed towards a manhole located at the southwestern corner of the site prior to discharging into an existing 36 -inch storm drain line in Starlight Avenue, southwest of the Project site.

2.6 PROJECT DESIGN FEATURE
The following Project Design Features (PDFs) are incorporated into the proposed Project's design. For tracking purposes, the PDFs will be included in the Project's environmental monitoring and reporting program as part of the construction requirements package, as listed below. 7

Page 1091 of 1750 ends

Tract Map 38926
City of Beaumont Community Plance Exemption Analysis
PDF N-1: Construction Plans. Consistent with the construction plans, heavy construction equipment such cis large bulldozers, dump trucks, and vibratory rollers would not be operated within 15 feet of existing structures.

2.7 CONSTRUCTION SCENARIO
For CaIEEMod modeling purposes, construction activities for the Project are anticipated to occur over approximately 17 months, beginning January 2026 and ending June 2027. Construction is anticipated to occur in the following stages: (1) site preparation and grading; (2) building construction; (3) paving; and (4) architectural coatings. Construction activities would be limited to the hours between 6:00 AM and 6:00 PM during the months of June through September and between 7:00 AM and 6:00 PM during the months of October through May pursuant to the City's Municipal Code Section 9.02.110.

2.8 DISCRETIONARY ACTIONS
The following discretionary approvals from the City of Beaumont, as Lead Agency, are anticipated to be necessary for implementation of the proposed Project:
• Approval of Tentative Tract Map (TTM) 38926
8

Page 1092 of 1750 ends

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a
N.

0.9%
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DW DW DW D 5 N �W

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DW D DW DW DW DW—NW =r.„ 1w ��✓ DW
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APN #: 408-080-004
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408-080-005
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408-080-011
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58.00'

55.00 55.00

58.00 55.00

55.00 55.00

58.00 55.00

40.90 30
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c�
TD
L
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159.67'

55.00 55.00-

58.00 55.00'

58.00'

55.00 55.00'
��
CURRENT ZONING: CITY ZONING: RESIDENTIAL SINGLE FAMILY
//////

48.8?'
w
2/i,.

PR BASIN

GATE AND FENCE
"

14.65'
z
PROPOSED ZONING: CITY ZONING: RESIDENTIAL SINGLE FAMILY `-
N
o
/ //%/
10 EX

PARCEL BOUNDARY

CURB RAMP CASE C

53.2 FEMA FLOOD HAZARD ZONE: ZONE X AREA OF MINIMAL FLOOD HAZARD II
11 .55
2808.2
��
I
%
!

PER RIVERSIDE
c
FEMA FLOOD HAZARD PANEL:06065C0805G

14.70'
'/i
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STD. NO. 403
'
I
1 13

31.30'
N
B
\
.
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EX PUBLIC ROW
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a
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0 9
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0 39
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N 36
N 35
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NUMBER OF LOTS 49 NUMBERED, 4 LETTERED
SITE ACREAGE: 12.84 AC
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///% WO BASIN AREA
N
2789 .'
0790
791 .
2792.5
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2795.5
2796.6
2797.8
2798.9
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802
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2804.7
805 .
806 .�
2807.3
= ///j

30.72'�j//
PROPOSED DENSITY: 3.88 DU/AC
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4: 1

PR V -DITCH
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u e �P, ////
A T RE 11.25 2%
>- RESIDENTIAL DENT I L & STREET ACREAGE: AC (89 . )
r ,)
/ PR SD BASIN WASHOUT
---
g �T- EX
/// ' ct
_ +

EX PUBLIC ROW
—
,
PUBLIC
ROW

, , -
j /// /-
a DETENTION BASIN ACREAGE (LOT A ) : 0.67 AC (5.2% )
co a
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OTHER LETTERED LOT AREAS LOTS B E : 0.66 AC 5. 1
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5.50 —�
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0 LOT SIZES: 7,000 SF M I N
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LOT DIMENSIONS: 55 FT X 132 FT
210.03 < ■
{%TP/°',
,a,
��'/�' 130.43
_ _ , � r�'/
_
a
X2784.7
�,
N89°50'04"E 1340.47'
EG
2788.0 EG 2792.0 EG/ ME 2794.6
EG
2797.9 EG
2801
. 1 EG�
Q �-
2804.8 EG
�Q LOT SIZES
�—
EX. 36" SD co' APN:408-090-013
APN:408-160-021 I
- -
APN:408 160 022
APN: 408-160-023
APN: 408-160-024
APN: 408-160-025
APN: 408-160-026
APN: 408-160-027
APN: 408-160-028
APN: 408-160-029
MINIMUM: 7,209 SqFt
APN:408-160-020
SEE DETAIL ON SHEET 2 FOR SS CONTINUATION (SCHOOL)
(SFD)
(SFD)
(SFD) (SFD)
(SFD)
(SFD)
(SFD) (SFD)
(SFD)
AVERAGE: 7,811 SqFt
\
(SFD)
LEGEND

EASEMENTS
MAXIMUM: 9,883 SqFt
SEE TABLE ON SHEET 2 FOR COMPLETE LIST OF LOT AREAS

TRACT BOUNDARY

OF BEARING
- -
;iii;/,':,%%i%��,r;

GB GRADE BREAK BASIS

EX PUBLIC ROW OA - WATER

QUALITY MANAGEMENT
EASEMENT - 5' WIDTH

EX TRACT BOUNDAR 150/AA

TO BE VACATED SFD SINGLE FAMILY DEVLOPMENT

UTILITY EASEMENT
- 30' WIDTH
ROAD HAVING A BEARING OF NORTH 89°50'15" EAST PER PARCEL MAP NO.

CHERRY VALLEY
WATER DISTRICT - 30' WIDTH
10529, FILED IN BOOK 47, PAGE 76, OF PARCEL MAPS, RECORDS OF

PR DOMESTIC WATER

PIP PROTECT IN PLACE
RIVERSIDE COUNTY, STATE OF CALIFORNIA.

SS ss PR SANITARY SEWER

LNDSC LANDSCAPE DO - LOT
PR STORM DRAIN'-'�."�. BASIN WASHOUT

A BASIN ACCESS
EASEMENT - 10' WIDTH

BENCHMARK
SD SD

PKWY PARKWAY

DE - CITY

SEWER EASEMENT
- 30' WIDTH

EX DOMESTIC WATER
�/ SDWK SIDEWALK
E SS lON
COUNTY OF RIVERSIDE DESIGNATION: C-2-4
QR0F
ill ��o P G 9l
��`A
v
v v
PR SLOPE (2: 1 MAX) EX EXISTING

UNLESS NOTED OTHERWISE PR PROPOSED
1" = 50'
,--
c.,,
4c
��
-I
N0. 65194
c,
m
*
�XXX.1 PAD ELEVATION EG EXISTING GROUND

EP EDGE OF PAVEMENT

RETAINING WALL
AT THE SW CORNER OF BROOKSIDE AVE & CHERRY AVE, 65' SOUTH OF BROOKSIDE AVE, 23' WEST OF CHERRY AVE, ON TOP OF AND AT THE NW CONCRETE WINGWALL OF BRIDGE NO. 8033, A BRASS DISK MARKED

V -H BCVWD BEAUMONT CHERRY VALLEY WATER DISTRICT
C-2-4-65
25 0 50 100 150 sj9j 0I\m
X X
BASINFENCEF0FCA\,\F
��
ELEVATION (FEET): 2758.083 (NGVD29) (ADJ. 1970)
1:1(310kIliiCr
I
0°J 4 Call 2 Working Days
tfitg Before You Dig!
811
e
BENCHMARK:

COUNTY OF RIVERSIDE DESIGNATION:

C-2-4

AT THE SW CORNER OF BROOKSIDE
AVE & CHERRY AVE 65' SOUTH OF
BROOKSIDE AVE, 23; WEST OF

CHERRY AVE, ON TOP OF AND AT THENW CONCETE
NO. 80338 A BRASS WDISK MARK ALL OF ED BRIDGE
C-2-4-65
ELEVATION (FEET): 2758.083 (NGVD29)
(ADJ. 1970)

PROAC I V

ENGINEERING CONSULTANTS
200 South Main Street, Suite 300
Corona, CA 92882 (951) 280-3300
DESIGN BY:

ED
REVIEWED BY: DATE:

CITY OF BEAUMONT CALIFORNIA
SHEET
2 B
-CAL
PUBLIC
550 E.

E A U
I BORN
WORKS
6TH ST, BEAUMONT,
M 0
I

DEPARTMENT
CA
N T
A—
92223
TENTATIVE TRACT MAP FOR:

TRACT MAP 38926
DRAWN �
BY:

STAFF ENGINEER
RECOMMENDED BY: DATE:

CHECKED BY:

SCALE:
1 ".50'

OF SHEETS

PRINCIPAL ENGINEER
APPROVED BY: DATE:

FILE NO:

DATE:

BY
MARK

DESCRIPTION
APPR.

DATE
JOB NUMBER:

ENGINEER

REVISIONS
CITY

CITY ENGINEER

Page 1093 of 1750 ends

Beaumont City CouncilDecember 16, 2025

Beaumont City Council
December 16, 2025