City of Merced CFD No. 2003-2 Page 1 January 5, 2024
EXHIBIT A
CITY OF MERCED
COMMUNITY FACILITIES DISTRICT NO. 2003-2
(SERVICES)
AMENDED RATE AND METHOD OF APPORTIONMENT OF SPECIAL TAX (as of [ROI Date])
A Special Tax applicable to each Assessor Parcel in the City of Merced Community Facilities District No. 2003-2 (Services) shall be levied and collected according to the tax liability determined by the City of Merced or its designee, through the application of this Amended Rate and Method of Apportionment of Special Tax. All of the property in the CFD, unless exempted by law or by the provisions hereof, shall be taxed for the purposes, to the extent, and in the manner herein provided, including property subsequently annexed to the CFD unless otherwise provided for the annexed property.
SECTION A. DEFINITIONS
The terms hereinafter set forth have the following meanings:
“Acre” or “Acreage” means the land area of an Assessor Parcel as shown on an Assessor Parcel map, or if the land area is not shown on an Assessor Parcel map, the land area shown on the applicable final map or other parcel map recorded with the County.
“Act” means the Mello -Roos Community Facilities Act of 1982, as amended, being Chapter 2.5, (commencing with Section 53311), Division 2 of Title 5 of the California Government Code.
“Administrative Expenses” means any or all of the following: the expenses of the CFD or the City in carrying out its duties for the CFD, including, but not limited to, the levy and collection of the Special Tax, the fees and expenses of its counsel, costs related to annexing property into the CFD, and all other costs and expenses of the CFD or the City in any way related to the establishment or administration of the CFD.
“Administrator” means the person or firm designated by the CFD or the City to administer the Special Tax according to the Rate and Method.
“Annexation #1” means the date the owners of Assessor Parcels in Improvement Area #3 and Improvement Areas #9 through #15 elected to annex into the CFD.
“Annexation #2” means the date the owners of Assessor Parcels in Improvement Area #7 elected to annex into the CFD.
“Annexation #3” means the date the owners of Assessor Parcels in Improvement Areas #16 through #22 elected to annex into the CFD.
ATTACHMENT 3
City of Merced CFD No. 2003-2 Page 2 January 5, 2024
“Annexation #4” means the date the owners of Assessor Parcels in Improvement Areas #23 through #25 and Improvement Area #27 elected to annex into the CFD.
“Annexation #5” means the date the owners of Assessor Parcels in Improvement Area #26 elected to annex into the CFD.
“Annexation #6” means the date the owners of Assessor Parcels in Improvement Area #28 elected to annex into the CFD.
“Annexation #7” means the date the owners of Assessor Parcels in Improvement Areas #29 through #31 elected to annex into the CFD.
“Annexation #8” means the date the owners of Assessor Parcels in Improvement Area #32 elected to annex into the CFD.
“Annexation #9” means the date the owners of Assessor Parcels in Improvement Area #33 elected to annex into the CFD.
“Annexation #10” means the date the owners of Assessor Parcels in Improvement Area #34 elected to annex into the CFD.
“Annexation #11” means the date the owners of Assessor Parcels in Improvement Area #35 elected to annex into the CFD.
“Annexation #12” means the date the owners of Assessor Parcels in Improvement Area #36 elected to annex into the CFD.
“Annexation #13” means the date the owners of Assessor Parcels in Improvement Area #38 elected to annex into the CFD.
“Annexation #14” means the date the owners of Assessor Parcels in Improvement Area #40 elected to annex into the CFD.
“Annexation #15” means the date the owners of Assessor Parcels in Improvement Area #39 elected to annex into the CFD.
“Annexation #16” means the date the owners of Assessor Parcels in Phase 2 of Moraga of Merced within Improvement Area #22 elected to annex into the CFD.
“Annexation #17” means the date the owners of Assessor Parcels in Improvement Area #45 elected to annex into the CFD.
“Annexation #18” means the date the owners of Assessor Parcels in Improvement Area #42 elect to annex into the CFD.
“Annexation #19” means the date the owners of Assessor Parcels in Improvement Area #43 elected to annex into the CFD.
City of Merced CFD No. 2003-2 Page 3 January 5, 2024
“Annexation #20” means the date the owners of Assessor Parcels in Improvement Area #46 elected to annex into the CFD.
“Annexation #21” means the date the owners of Assessor Parcels in Improvement Area #47 elected to annex into the CFD.
“Annexation #22” means the date the owners of Assessor Parcels in Improvement Area #48 elected to annex into the CFD.
“Annexation #23” means the date the owners of Assessor Parcels in Improvement Area #49 elected to annex into the CFD.
“Annexation #24” means the date the owners of Assessor Parcels in Improvement Area #41 elected to annex into the CFD.
“Annexation #25” means the date the owners of Assessor Parcels in Improvement Area #50 elected to annex into the CFD.
“Annexation #26” means the date the owners of Assessor Parcels in Improvement Area #51 elected to annex into the CFD.
“Annexation #27” means the date the owners of Assessor Parcels in Improvement Area #44 elected to annex into the CFD.
“Assessor Parcel” means a lot or parcel with an assigned County Assessor’s Parcel number shown on a County Assessor’s Parcel map.
“Average Increase” means the annual average increase in the Indices that shall be applied to escalate the Maximum Special Tax each Fiscal Year. The Average Increase shall be calculated in January of each year by (1) referencing the Bureau of Labor Statistics Data to identify the annual percentage increase in each Index as of the end of the prior year, and (2) taking the average of these two percentages. If either Index decreases from one year to the next, the percentage change from the prior year shall be assumed to be zero for purposes of calculating the Average Increase.
“CFD” means the City of Merced Community Facilities District No. 2003-2.
“CFD Formation” means the date the owners of Assessor Parcels in Improvement Areas #1 through #6 elected to form the CFD.
“City” means the City of Merced.
“City Council” means the council of the City of Merced, acting as the legislative body of the CFD.
“County” means the County of Merced.
“Developed Property” means all Taxable Property in the CFD for which a building permit for new construction was issued by the City prior to May 1 of the preceding Fiscal Year.
City of Merced CFD No. 2003-2 Page 4 January 5, 2024
“Fiscal Year” means the period starting July 1 and ending on the following June 30.
“Improvement Area” means one of the fifty-one (51) mutually exclusive geographic areas defined below and ide ntified in Attachment 1 of this Rate and Method, and any subsequent Improvement Areas created to contain property annexed into the CFD after CFD Formation.
“Improvement Area #1” means the geographic area that, at CFD Formation and Annexation #2, was generally known as the Bellevue Ranch East (Phases 1 and 2) project and is specifically identified in Attachment 1 hereto as Improvement Area #1.
“Improvement Area #2” means the geographic area that, at CFD Formation, was generally known as the Compass Pointe project and is specifically identified in Attachment 1 hereto as Improvement Area #2.
“Improvement Area #3” means the geographic area that, at CFD Formation, Annexation #1, and Annexation #3 , was generally known as the Sandcastle project and is specifically identified in Attachment 1 hereto as Improvement Area #3.
“Improvement Area #4” means the geographic area that, at CFD Formation and Annexation #2, was generally known as the Bright Development project and is specifically identified in Attachment 1 hereto as Improvement Area #4.
“Improvement Area #5” means the geographic area that, at CFD Formation and Annexation #2, was generally known as the Renaissance project and is specifically identified in Attachment 1 hereto as Improvement Area #5.
“Improvement Area #6” means the geographic area that, at CFD Formation, was generally known as the Big Valley project and is specifically identified in Attachment 1 hereto as Improvement Area #6.
“Improvement Area #7” means the geographic area that, at Annexation #2, was generally known as the Bellevue Ranch West project and is specifically identified in Attachment 1 hereto as Improvement Area #7.
“Improvement Area #8” is intentionally excluded.
“Improvement Area #9” means the geographic area that, at Annexation #1, was generally known as the University Park Residential project and is specifically identified in Attachment 1 hereto as Improvement Area #9.
“Improvement Area #10” means the geographic area that, at Annexation #1, was generally known as the Tuscany project and is specifically identified in Attachment 1 hereto as Improvement Area #10.
“Improvement Area #11” means the geographic area that, at Annexation #1, was generally known as the Provance project and is specifically identified in Attachment 1 hereto as Improvement Area #11.
City of Merced CFD No. 2003-2 Page 5 January 5, 2024
“Improvement Area #12” means the geographic area that, at Annexation #1, was generally known as the Promenade project and is specifically identified in Attachment 1 hereto as Improvement Area #12.
“Improvement Area #13” means the geographic area that, at Annexation #1, was generally known as the Alfarata Ranch Unit 2 project and is specifically identified in Attachment 1 hereto as Improvement Area #13.
“Improvement Area #14” means the geographic area that, at Annexation #1 and Annexation #2, was generally known as the Franco project and is specifically identified in Attachment 1 hereto as Improvement Area #14.
“Improvement Area #15” means the geographic area that, at Annexation #1, was generally known as the Cottages project and is specifically identified in Attachment 1 hereto as Improvement Area #15.
“Improvement Area #16” means the geographic area that, at Annexation #3, was generally known as the Tuscany East project and is specifically identified in Attachment 1 hereto as Improvement Area #16.
“Improvement Area #17” means the geographic area that, at Annexation #3, was generally known as the Hartley Crossings project and is specifically identified in Attachment 1 hereto as Improvement Area #17.
“Improvement Area #18” means the geographic area that, at Annexat ion #3, was generally known as T he Crossing at River Oaks project and is specifically identified in Attachment 1 hereto as Improvement Area #18.
“Improvement Area #19” means the geographic area that, at Annexation #3, was generally known as the Mohamed Apartments project and is specifically identified in Attachment 1 hereto as Improvement Area #19.
“Improvement Area #20” means the geographic area that, at Annexation #3, was generally known as the Sunnyview Apartments project and is specifically identified in Attachment 1 hereto as Improvement Area #20.
“Improvement Area #21” means the geographic area that, at Annexation #3, was generally known as the University Park II project and is specifically identified in Attachment 1 hereto as Improvement Area #21.
“Improvement Area #22” means the geographic area that, at Annexation #3, was generally known as the Moraga of Merced Lakemont Homes project and at Annexation #16, was generally known as Phase 2 of Moraga of Merced, and is specifically identified in Attachment 1 hereto as Improvement Area #22.
“Improvement Area #23” means the geographic area that, at Annexation #4, was generally known as the Mission Ranch project and is specifically identified in Attachment 1 hereto as Improvement Area #23.
City of Merced CFD No. 2003-2 Page 6 January 5, 2024
“Improvement Area #2 4” means the geographic area that, at Annexation #4, was generally known as the Cypress Terrace (Phases 6 and 7) project and is specifically identified in Attachment 1 hereto as Improvement Area #24.
“Improvement Area #2 5” means the geographic area that, at Annexation #4, was generally known as the Cypress Terrace East project and is specifically identified in Attachment 1 hereto as Improvement Area #25.
“Improvement Area #2 6” means the geogra phic area that, at Annexation #5 , was generally known as The Meadows project and is specifically identified in Attachment 1 hereto as Improvement Area #26.
“Improvement Area #2 7” means the geographic area that, at Annexation #4, was generally known as the Lantana Estates South project and is specifically identified in Attachment 1 hereto as Improvement Area #27.
“Improvement Area #28” means the geographic area that, at Annexation #6, was generally known as The Meadows #2 project and is specifically identified in Attachment 1 hereto as Improvement Area #28.
“Improvement Area #29” means the geographic area that, at Annexation #7, was generally known as the Paseo project and is specifically identified in Attachment 1 hereto as Improvement Area #29.
“Improvement Area #30” means the geographic area that, at Annexation #7, was generally known as the Highland Park project and is specifically identified in Attachment 1 hereto as Improvement Area #30.
“Improvement Area #31” means the geographic area that, at Annexation #7, was generally known as the Mercy Hospital project and is specifically identified in Attachment 1 hereto as Improvement Area #31.
“Improvement Area #32” means the geographic area that, at Annexation #8, was generally known as the Fahrens Park Plaza project and is specifically identified in Attachment 1 hereto as Improvement Area #32.
“Improvement Area #33 ” means the geographic area that, at Annexation #9, was generally known as the Mansionette Estates No. 5 project and is specifically identified in Attachment 1 hereto as Improvement Area #33.
“Improvement Area #3 4” means the geographic area that, at Annexation #10, was generally known as the Northview Professional Center project and is specifically identified in Attachment 1 hereto as Improvement Area #34.
“Improvement Area #3 5” means the geographic area that, at Annexation #11, was generally known as the Compass Pointe Apartments project and is specifically identified in Attachment 1 hereto as Improvement Area #35.
City of Merced CFD No. 2003-2 Page 7 January 5, 2024
“Improvement Area #36 ” means the geographic area that, at Annexation #12, was generally known as the Merced Station project and is specifically identified in Attachment 1 hereto as Improvement Area #36.
“Improvement Area #37” is reserved for future use.
“Improvement Area #3 8” means the geographic area that, at Annexation #13, was generally known as the PG&E Merced Regional Service Center project and is specifically identified in Attachment 1 hereto as Improvement Area #38.
“Improvement Area #39 ” means the geographic area that, at Annexation #15, was generally known as the Merced Gateway Park project and is specifically identified in Attachment 1 hereto as Improvement Area #39.
“Improvement Area #40” means the geographic area that, at Annexation #14, was generally known as the Stone Ridge South project and is specifically identified in Attachment 1 hereto as Improvement Area #40.
“Improvement Area #41 ” means the geographic area that, at Annexation #24, was generally known as the Bellevue Ranch North Villages 23 and 24 project and is specifically identified in Attachment 1 hereto as Improvement Area #41.
“Improvement Area #42 ” means the geographic area that, at Annexation #18, was generally known as the Compass Pointe Apartments Phase 2 project and is specifically identified in Attachment 1 hereto as Improvement Area #42.
“Improvement Area #43 ” means the geographic area that, at Annexation #19, was generally known as the Highway 59 & Santa Fe Drive AM/PM project and is specifically identified in Attachment 1 hereto as Improvement Area #43.
“Improvement Area #44 ” means the geographic area that, at Annexation # 27, was generally known as the Stone Ridge West 108 project and is specifically identified in Attachment 1 hereto as Improvement Area #44.
“Improvement Area #45 ” means the geographic area that, at Annexation #17, was generally known as the Yosemite Crossing project and is specifically identified in Attachment 1 hereto as Improvement Area #45.
“Improvement Area #46 ” means the geographic area that, at Annexation #20, was generally known as the Sage Creek project and is specifically identified in Attachment 1 hereto as Improvement Area #46.
“Improvement Area #47 ” means the geographic area that, at Annexation #21, was generally known as the Hub 2.0 Merced Student Housing project and is specifically identified in Attachment 1 hereto as Improvement Area #47.
City of Merced CFD No. 2003-2 Page 8 January 5, 2024
“Improvement Area #48 ” means the geographic area that, at Annexation #22, was generally known as the Merzoian Estates project and is specifically identified in Attachment 1 hereto as Improvement Area #48.
“Improvement Area #49 ” means the geographic area that, at Annexation #23, was generally known as the Campus Parkway Plaza project and is specifically identified in Attachment 1 hereto as Improvement Area #49.
“Improvement Area #50 ” means the geographic area that, at Annexation #25, was generally known as The Palisades project and is specifically identified in Attachment 1 hereto as Improvement Area #50.
“Improvement Area #51 ” means the geographic area that, at Annexation #26, was generally known as the Capella Terrace project and is specifically identified in Attachment 1 hereto as Improvement Area #51.
“Index or Indices” means the Consumer Price Index (CPI) for the San Francisco All Urban Wage Earners Category and the National CPI.
“Industrial Property” means any Developed Property for which a building permit was issued for construction of a building that will be used primarily for warehousing, distribution, manufacturing, processing, or related activities, as determined by the Administrator using reasonable and established City zoning and other land use standards.
“Lower Income Household Welfare Exemption Property” means, for each Fiscal Year, the portion of an Assessor Parcel within the boundaries of the CFD that has received a welfare exemption under subdivision (g) of Section 214 of the California Revenue and Taxation Code (or any successor statute), as indicated in the most recent County assessor’s roll finalized in such Fiscal Year.
“Maximum Special Tax” means the greatest amount of Special Tax that can be levied in any Fiscal Year determined under this Rate and Method.
“Multi-Family Residential Property” means all Assessor Parcels of Developed Property for which a building permit was issued for construction of a residential structure with multiple Units, all of which are offered for rent to the general public and are not available for sale to individual owners.
“Office Property” means any Developed Property for which a building permit was issued for construction of a building that will be divided primarily into individual offices (including cubicles or other modular office space) for use by companies to conduct business, as determined by the Administrator using reasonable and established City zoning and other land use standards.
“Other Property” means any Developed Property that is not Single Family Residential Property, Multi -Family Residential Property, Retail Property, Office P roperty, or Industrial Property. Developed Property within Improvement Area #31 shall be categorized as Other Property.
City of Merced CFD No. 2003-2 Page 9 January 5, 2024
“Proportionately” means, for Developed Property, that the ratio of the actual Special Tax levied in any Fiscal Year to the Maximum Special Tax authorized to be levied in that Fiscal Year is equal for all Assessor Parcels of Developed Property.
“Public Property” means any CFD Assessor Parcels owned by or irrevocably offered for dedication to the United States of America, the State of California, the County, the City, or other local governments or public agencies.
“Rate and Method” means this Amended Rate and Method of Apportionment of Special Tax.
“Retail Property” means any Developed Property for which a building permit was issued for construction of a building that will include primarily commercial establishments which sell general merchandise, hard goods, personal services, and other items directly to consumers, including but not limited to travel agencies, hardware stores, food stores, automotive dealers, service stations, home furnishing stores, restaurants, bars, banks, repair shops, movie theaters, day care centers, and art galleries, as determined by the Admi nistrator using reasonable and established City zoning and other land use standards.
“Services” means the services authorized to be financed, in whole or in part, by the Special Taxes in the CFD.
“Single Family Residential Property” means any Developed Property for which a building permit was issued for construction of: (i) a Unit that does not share a common wall with another Unit; or (ii) two or more Units that share common walls and are initially offered for sale to individual owners, including condominiums as defined under California Civil Code 1351.
“Special Tax” means any tax levied in the CFD pursuant to the Rate and Method.
“Special Tax Requirement” means the amount necessary in any Fiscal Year to: (i) pay the cost of the Services; (ii) create a sinking fund for Services that could not otherwise be funded in a given Fiscal Year; (iii) cure any delinquencies in the payment of Special Taxes which have occurred in the prior Fiscal Year or, based on existing delinquencies in the payment of Special Taxes, are expected to occur in the Fiscal Year in which the tax will be collected; and (iv) pay Administrative Expenses.
“Square Foot,” “Square Footage,” or “Square Feet” means the floor area square footage reflected on the original construction building permit issued for construction of a Unit or a building of Retail Property, Office Property, Industrial Property, or Other Property and any Square Footage subsequently adde d to a Unit or a building of such Taxable Property after issuance of a building permit for expansion or renovation of such Unit or building.
“Taxable Property” means any Assessor Parcel within the CFD which is not exempt from the Special Tax by applicable law or Section F below.
“Unit” means a structure constructed primarily for human habitation, which may be an individual detached residential unit, an individual attached residential unit within a duplex, triplex, fourplex, townhome, or condominium structure, or an individual apartment unit.
City of Merced CFD No. 2003-2 Page 10 January 5, 2024
SECTION B. DATA FOR ANNUAL ADMINISTRATION
On or about July 1 of each Fiscal Year, the Administrator shall identify the current Assessor Parcel numbers of all Taxable Property. The Administrator shall also determine: (i) within which Improvement Area each Assessor Parcel is located; (ii) whether each Assessor Parcel is Developed Property; (iii) for Developed Property, which Assessor Parcels are Single Family Residential Property, Multi-Family Residential Property, Retail Property, Office Property, Industrial Property, and Other Property; (iv) also for Developed Property, the Unit or building Square Footage; and (v) the Special Tax Requirement.
SECTION C. MAXIMUM SPECIAL TAX
The following tables identify the Maximum Special Taxes for Taxable Property within each Improvement Area of the CFD. The Maximum Special Taxes are all subject to annual escalation as specified in Section C.52 below.
1. Special Tax Rates, Improvement Area #1 – Bellevue Ranch East (Phases 1 & 2)
Table 1 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #1 of the CFD.
TABLE 1
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #1 – BELLEVUE RANCH EAST (PHASES 1 & 2)
Type of Property
Maximum Special Tax
Fiscal Year 2003-041
Single Family
Residential Property
$548
per Unit
Multi-Family
Residential Property
$476
per Unit
Retail
Property
$64 per 1,000 Square
Feet of Building
Office
Property
$59 per 1,000 Square
Feet of Building
Industrial
Property
$40 per 1,000 Square
Feet of Building
Other
Property
$64 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 11 January 5, 2024
2. Special Tax Rates, Improvement Area #2 – Compass Pointe
Table 2 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #2 of the CFD.
TABLE 2
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #2 – COMPASS POINTE
Type of Property
Maximum Special Tax
Fiscal Year 2003-041
Single Family
Residential Property
$644
per Unit
Multi-Family
Residential Property
$539
per Unit
Retail
Property
$110 per 1,000 Square
Feet of Building
Office
Property
$103 per 1,000 Square
Feet of Building
Industrial
Property
$68 per 1,000 Square
Feet of Building
Other
Property
$110 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
3. Special Tax Rates, Improvement Area #3 - Sandcastle
Table 3 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #3 of the CFD.
TABLE 3
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #3 - SANDCASTLE
Type of Property
Maximum Special Tax
Fiscal Year 2003-041
Single Family
Residential Property
$593
per Unit
Multi-Family
Residential Property
$512
per Unit
Retail
Property
$80 per 1,000 Square
Feet of Building
Office
Property
$76 per 1,000 Square
Feet of Building
Industrial
Property
$48 per 1,000 Square
Feet of Building
Other
Property
$80 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 12 January 5, 2024
4. Special Tax Rates, Improvement Area #4 – Bright Development
Table 4 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #4 of the CFD.
TABLE 4
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #4 – BRIGHT DEVELOPMENT
Type of Property
Maximum Special Tax
Fiscal Year 2003-041
Single Family
Residential Property
$609
per Unit
Multi-Family
Residential Property
$520
per Unit
Retail
Property
$89 per 1,000 Square
Feet of Building
Office
Property
$84 per 1,000 Square
Feet of Building
Industrial
Property
$54 per 1,000 Square
Feet of Building
Other
Property
$89 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
5. Special Tax Rates, Improvement Area #5 - Renaissance
Table 5 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #5 of the CFD.
TABLE 5
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #5 - RENAISSANCE
Type of Property
Maximum Special Tax
Fiscal Year 2003-041
Single Family
Residential Property
$489
per Unit
Multi-Family
Residential Property
$429
per Unit
Retail
Property
$43 per 1,000 Square
Feet of Building
Office
Property
$37 per 1,000 Square
Feet of Building
Industrial
Property
$29 per 1,000 Square
Feet of Building
Other
Property
$43 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 13 January 5, 2024
6. Special Tax Rates, Improvement Area #6 – Big Valley
Table 6 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #6 of the CFD.
TABLE 6
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #6 – BIG VALLEY
Type of Property
Maximum Special Tax
Fiscal Year 2003-041
Single Family
Residential Property
$524
per Unit
Multi-Family
Residential Property
$474
per Unit
Retail
Property
$40 per 1,000 Square
Feet of Building
Office
Property
$40 per 1,000 Square
Feet of Building
Industrial
Property
$22 per 1,000 Square
Feet of Building
Other
Property
$40 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
7. Special Tax Rates, Improvement Area #7 – Bellevue Ranch West
Table 7 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #7 of the CFD.
TABLE 7
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #7 – BELLEVUE RANCH WEST
Type of Property
Maximum Special Tax
Fiscal Year 2003-041
Single Family
Residential Property
$701
per Unit
Multi-Family
Residential Property
$600
per Unit
Retail
Property
$116 per 1,000 Square
Feet of Building
Office
Property
$115 per 1,000 Square
Feet of Building
Industrial
Property
$67 per 1,000 Square
Feet of Building
Other
Property
$116 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 14 January 5, 2024
8. Special Tax Rates, Improvement Area #8 – Intentionally Excluded
9. Special Tax Rates, Improvement Area #9 – University Park Residential
Table 9 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #9 of the CFD.
TABLE 9
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #9 – UNIVERSITY PARK RESIDENTIAL
Type of Property
Maximum Special Tax
Fiscal Year 2003-041
Single Family
Residential Property
$643
per Unit
Multi-Family
Residential Property
$544
per Unit
Retail
Property
$105 per 1,000 Square
Feet of Building
Office
Property
$99 per 1,000 Square
Feet of Building
Industrial
Property
$64 per 1,000 Square
Feet of Building
Other
Property
$105 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 15 January 5, 2024
10. Special Tax Rates, Improvement Area #10 – Tuscany
Table 10 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #10 of the CFD.
TABLE 10
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #10 – TUSCANY
Type of Property
Maximum Special Tax
Fiscal Year 2003-041
Single Family
Residential Property
$480
per Unit
Multi-Family
Residential Property
$427
per Unit
Retail
Property
$35 per 1,000 Square
Feet of Building
Office
Property
$31 per 1,000 Square
Feet of Building
Industrial
Property
$23 per 1,000 Square
Feet of Building
Other
Property
$35 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
11. Special Tax Rates, Improvement Area #11 - Provance
Table 11 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #11 of the CFD.
TABLE 11
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #11 - PROVANCE
Type of Property
Maximum Special Tax
Fiscal Year 2003-041
Single Family
Residential Property
$638
per Unit
Multi-Family
Residential Property
$542
per Unit
Retail
Property
$101 per 1,000 Square
Feet of Building
Office
Property
$96 per 1,000 Square
Feet of Building
Industrial
Property
$61 per 1,000 Square
Feet of Building
Other
Property
$101 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 16 January 5, 2024
12. Special Tax Rates, Improvement Area #12 – Promenade
Table 12 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #12 of the CFD.
TABLE 12
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #12 – PROMENADE
Type of Property
Maximum Special Tax
Fiscal Year 2003-041
Single Family
Residential Property
$438
per Unit
Multi-Family
Residential Property
$401
per Unit
Retail
Property
$14 per 1,000 Square
Feet of Building
Office
Property
$12 per 1,000 Square
Feet of Building
Industrial
Property
$10 per 1,000 Square
Feet of Building
Other
Property
$14 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
13. Special Tax Rates, Improvement Area #13 – Alfarata Ranch Unit 2
Table 13 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #13 of the CFD.
TABLE 13
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #13 – ALFARATA RANCH UNIT 2
Type of Property
Maximum Special Tax
Fiscal Year 2003-041
Single Family
Residential Property
$593
per Unit
Multi-Family
Residential Property
$471
per Unit
Retail
Property
$116 per 1,000 Square
Feet of Building
Office
Property
$100 per 1,000 Square
Feet of Building
Industrial
Property
$80 per 1,000 Square
Feet of Building
Other
Property
$116 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 17 January 5, 2024
14. Special Tax Rates, Improvement Area #14 – Franco
Table 14 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #14 of the CFD.
TABLE 14
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #14 – FRANCO
Type of Property
Maximum Special Tax
Fiscal Year 2003-041
Single Family
Residential Property
$504
per Unit
Multi-Family
Residential Property
$430
per Unit
Retail
Property
$57 per 1,000 Square
Feet of Building
Office
Property
$49 per 1,000 Square
Feet of Building
Industrial
Property
$40 per 1,000 Square
Feet of Building
Other
Property
$57 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
15. Special Tax Rates, Improvement Area #15 – Cottages
Table 15 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #15 of the CFD.
TABLE 15
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #15 – COTTAGES
Type of Property
Maximum Special Tax
Fiscal Year 2003-041
Single Family
Residential Property
$631
per Unit
Multi-Family
Residential Property
$548
per Unit
Retail
Property
$87 per 1,000 Square
Feet of Building
Office
Property
$86 per 1,000 Square
Feet of Building
Industrial
Property
$50 per 1,000 Square
Feet of Building
Other
Property
$87 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 18 January 5, 2024
16. Special Tax Rates, Improvement Area #16 – Tuscany East
Table 16 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #16 of the CFD.
TABLE 16
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #16 – TUSCANY EAST
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$572
per Unit
Multi-Family
Residential Property
$486
per Unit
Retail
Property
$77 per 1,000 Square
Feet of Building
Office
Property
$70 per 1,000 Square
Feet of Building
Industrial
Property
$50 per 1,000 Square
Feet of Building
Other
Property
$77 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
17. Special Tax Rates, Improvement Area #17 – Hartley Crossings
Table 17 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #17 of the CFD.
TABLE 17
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #17 – HARTLEY CROSSINGS
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$528
per Unit
Multi-Family
Residential Property
$438
per Unit
Retail
Property
$73 per 1,000 Square
Feet of Building
Office
Property
$61 per 1,000 Square
Feet of Building
Industrial
Property
$52 per 1,000 Square
Feet of Building
Other
Property
$73 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 19 January 5, 2024
18. Special Tax Rates, Improvement Area #18 – The Crossing at River Oaks
Table 18 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #18 of the CFD.
TABLE 18
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #18 – THE CROSSING AT RIVER OAKS
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$639
per Unit
Multi-Family
Residential Property
$529
per Unit
Retail
Property
$110 per 1,000 Square
Feet of Building
Office
Property
$100 per 1,000 Square
Feet of Building
Industrial
Property
$71 per 1,000 Square
Feet of Building
Other
Property
$110 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
19. Special Tax Rates, Improvement Area #19 – Mohamed Apartments
Table 19 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #19 of the CFD.
TABLE 19
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #19 – MOHAMED APARTMENTS
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$433
per Unit
Multi-Family
Residential Property
$408
per Unit
Retail
Property Not Applicable
Office
Property Not Applicable
Industrial
Property Not Applicable
Other
Property Not Applicable
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 20 January 5, 2024
20. Special Tax Rates, Improvement Area #20 – Sunnyview Apartments
Table 20 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #20 of the CFD.
TABLE 20
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #20 – SUNNYVIEW APARTMENTS
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$433
per Unit
Multi-Family
Residential Property
$408
per Unit
Retail
Property Not Applicable
Office
Property Not Applicable
Industrial
Property Not Applicable
Other
Property Not Applicable
1 Subject to annual escalation as described in Section C.52 below.
21. Special Tax Rates, Improvement Area #21 – University Park II
Table 21 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #21 of the CFD.
TABLE 21
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #21 – UNIVERSITY PARK II
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$691
per Unit
Multi-Family
Residential Property
$548
per Unit
Retail
Property
$149 per 1,000 Square
Feet of Building
Office
Property
$133 per 1,000 Square
Feet of Building
Industrial
Property
$98 per 1,000 Square
Feet of Building
Other
Property
$149 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 21 January 5, 2024
22. Special Tax Rates, Improvement Area #22 – Moraga of Merced
Table 22 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #22 of the CFD.
TABLE 22
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #22 – MORAGA OF MERCED
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$752
per Unit
Multi-Family
Residential Property
$623
per Unit
Retail
Property
$147 per 1,000 Square
Feet of Building
Office
Property
$140 per 1,000 Square
Feet of Building
Industrial
Property
$89 per 1,000 Square
Feet of Building
Other
Property
$147 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
23. Special Tax Rates, Improvement Area #23 – Mission Ranch
Table 23 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #23 of the CFD.
TABLE 23
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #23 – MISSION RANCH
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$774
per Unit
Multi-Family
Residential Property
$595
per Unit
Retail
Property
$194 per 1,000 Square
Feet of Building
Office
Property
$174 per 1,000 Square
Feet of Building
Industrial
Property
$128 per 1,000 Square
Feet of Building
Other
Property
$194 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 22 January 5, 2024
24. Special Tax Rates, Improvement Area #24 – Cypress Terrace (Phases 6 and 7)
Table 24 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #24 of the CFD.
TABLE 24
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #24 – CYPRESS TERRACE (PHASES 6 AND 7)
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$728
per Unit
Multi-Family
Residential Property
$606
per Unit
Retail
Property
$137 per 1,000 Square
Feet of Building
Office
Property
$130 per 1,000 Square
Feet of Building
Industrial
Property
$83 per 1,000 Square
Feet of Building
Other
Property
$137 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
25. Special Tax Rates, Improvement Area #25 – Cypress Terrace East
Table 25 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #25 of the CFD.
TABLE 25
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #25 – CYPRESS TERRACE EAST
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$914
per Unit
Multi-Family
Residential Property
$737
per Unit
Retail
Property
$218 per 1,000 Square
Feet of Building
Office
Property
$209 per 1,000 Square
Feet of Building
Industrial
Property
$131 per 1,000 Square
Feet of Building
Other
Property
$218 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 23 January 5, 2024
26. Special Tax Rates, Improvement Area #26 – The Meadows
Table 26 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #26 of the CFD.
TABLE 26
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #26 – THE MEADOWS
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$947
per Unit
Multi-Family
Residential Property
$743
per Unit
Retail
Property
$225 per 1,000 Square
Feet of Building
Office
Property
$215 per 1,000 Square
Feet of Building
Industrial
Property
$135 per 1,000 Square
Feet of Building
Other
Property
$225 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
27. Special Tax Rates, Improvement Area #27 – Lantana Estates South
Table 27 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #27 of the CFD.
TABLE 27
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #27 – LANTANA ESTATES SOUTH
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$834
per Unit
Multi-Family
Residential Property
$700
per Unit
Retail
Property
$166 per 1,000 Square
Feet of Building
Office
Property
$164 per 1,000 Square
Feet of Building
Industrial
Property
$95 per 1,000 Square
Feet of Building
Other
Property
$166 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 24 January 5, 2024
28. Special Tax Rates, Improvement Area #28 – The Meadows #2
Table 28 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #28 of the CFD.
TABLE 28
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #28 – THE MEADOWS #2
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$947
per Unit
Multi-Family
Residential Property
$743
per Unit
Retail
Property
$225 per 1,000 Square
Feet of Building
Office
Property
$215 per 1,000 Square
Feet of Building
Industrial
Property
$135 per 1,000 Square
Feet of Building
Other
Property
$225 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
29. Special Tax Rates, Improvement Area #29 – Paseo
Table 29 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #29 of the CFD.
TABLE 29
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #29 – PASEO
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$1,008
per Unit
Multi-Family
Residential Property
$762
per Unit
Retail
Property
$294 per 1,000 Square
Feet of Building
Office
Property
$271 per 1,000 Square
Feet of Building
Industrial
Property
$186 per 1,000 Square
Feet of Building
Other
Property
$294 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 25 January 5, 2024
30. Special Tax Rates, Improvement Area #30 – Highland Park
Table 30 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #30 of the CFD.
TABLE 30
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #30 – HIGHLAND PARK
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$650
per Unit
Multi-Family
Residential Property
$557
per Unit
Retail
Property
$97 per 1,000 Square
Feet of Building
Office
Property
$93 per 1,000 Square
Feet of Building
Industrial
Property
$58 per 1,000 Square
Feet of Building
Other
Property
$97 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
31. Special Tax Rates, Improvement Area #31 – Mercy Hospital
Table 31 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #31 of the CFD.
TABLE 31
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #31 – MERCY HOSPITAL
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$172
per Unit
Multi-Family
Residential Property
$139
per Unit
Retail
Property
$59 per 1,000 Square
Feet of Building
Office
Property
$62 per 1,000 Square
Feet of Building
Industrial
Property
$30 per 1,000 Square
Feet of Building
Other
Property
$59 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 26 January 5, 2024
32. Special Tax Rates, Improvement Area #32 – Fahrens Park Plaza
Table 32 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #32 of the CFD.
TABLE 32
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #32 – FAHRENS PARK PLAZA
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$988
per Unit
Multi-Family
Residential Property
$889
per Unit
Retail
Property
$161 per 1,000 Square
Feet of Building
Office
Property
$181 per 1,000 Square
Feet of Building
Industrial
Property
$71 per 1,000 Square
Feet of Building
Other
Property
$181 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
33. Special Tax Rates, Improvement Area #33 – Mansionette Estates No. 5
Table 33 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #33 of the CFD.
TABLE 33
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #33 – MANSIONETTE ESTATES NO. 5
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$1,130
per Unit
Multi-Family
Residential Property
$957
per Unit
Retail
Property
$252 per 1,000 Square
Feet of Building
Office
Property
$260 per 1,000 Square
Feet of Building
Industrial
Property
$133 per 1,000 Square
Feet of Building
Other
Property
$260 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 27 January 5, 2024
34. Special Tax Rates, Improvement Area #34 – Northview Professional Center
Table 34 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #34 of the CFD.
TABLE 34
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #34 – NORTHVIEW PROFESSIONAL CENTER
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$850
per Unit
Multi-Family
Residential Property
$742
per Unit
Retail
Property
$146 per 1,000 Square
Feet of Building
Office
Property
$152 per 1,000 Square
Feet of Building
Industrial
Property
$75 per 1,000 Square
Feet of Building
Other
Property
$152 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
35. Special Tax Rates, Improvement Area #35 – Compass Pointe Apartments
Table 35 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #35 of the CFD.
TABLE 35
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #35 – COMPASS POINTE APARTMENTS
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$543
per Unit
Multi-Family
Residential Property
$479
per Unit
Retail
Property
$53 per 1,000 Square
Feet of Building
Office
Property
$50 per 1,000 Square
Feet of Building
Industrial
Property
$33 per 1,000 Square
Feet of Building
Other
Property
$53 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 28 January 5, 2024
36. Special Tax Rates, Improvement Area #36 – Merced Station
Table 36 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #36 of the CFD.
TABLE 36
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #36 – MERCED STATION
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$580
per Unit
Multi-Family
Residential Property
$483
per Unit
Retail
Property
$89 per 1,000 Square
Feet of Building
Office
Property
$78 per 1,000 Square
Feet of Building
Industrial
Property
$59 per 1,000 Square
Feet of Building
Other
Property
$89 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
37. Special Tax Rates, Improvement Area #37 – Reserved for Future Use
City of Merced CFD No. 2003-2 Page 29 January 5, 2024
38. Special Tax Rates, Improvement Area #38 – PG&E Merced Regional Service Center
Table 38 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #38 of the CFD.
TABLE 38
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #38 – PG&E MERCED REGIONAL SERVICE CENTER
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$4,028
per Unit
Multi-Family
Residential Property
$3,572
per Unit
Retail
Property
$1,007 per 1,000 Square
Feet of Building
Office
Property
$1,150 per 1,000 Square
Feet of Building
Industrial
Property
$431 per 1,000 Square
Feet of Building
Other
Property
$1,150 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
39. Special Tax Rates, Improvement Area #39 – Merced Gateway Park
Table 39 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #39 of the CFD.
TABLE 39
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #39 – MERCED GATEWAY PARK
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$813
per Unit
Multi-Family
Residential Property
$707
per Unit
Retail
Property
$138 per 1,000 Square
Feet of Building
Office
Property
$142 per 1,000 Square
Feet of Building
Industrial
Property
$73 per 1,000 Square
Feet of Building
Other
Property
$142 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 30 January 5, 2024
40. Special Tax Rates, Improvement Area #40 – Stone Ridge South
Table 40 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #40 of the CFD.
TABLE 40
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #40 – STONE RIDGE SOUTH
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$824
per Unit
Multi-Family
Residential Property
$603
per Unit
Retail
Property
$241 per 1,000 Square
Feet of Building
Office
Property
$211 per 1,000 Square
Feet of Building
Industrial
Property
$162 per 1,000 Square
Feet of Building
Other
Property
$241 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
41. Special Tax Rates, Improvement Area #41 – Bellevue Ranch North Villages 23 and 24
Table 41 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #41 of the CFD.
TABLE 41
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #41 – BELLEVUE RANCH NORTH VILLAGES 23 AND 24
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$1,188
per Unit
Multi-Family
Residential Property
$841
per Unit
Retail
Property
$415 per 1,000 Square
Feet of Building
Office
Property
$375 per 1,000 Square
Feet of Building
Industrial
Property
$270 per 1,000 Square
Feet of Building
Other
Property
$415 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 31 January 5, 2024
42. Special Tax Rates, Improvement Area #42 – Compass Pointe Apartments Phase 2
Table 42 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #42 of the CFD.
TABLE 42
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #42 – COMPASS POINTE APARTMENTS PHASE 2
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$770
per Unit
Multi-Family
Residential Property
$684
per Unit
Retail
Property
$112 per 1,000 Square
Feet of Building
Office
Property
$120 per 1,000 Square
Feet of Building
Industrial
Property
$56 per 1,000 Square
Feet of Building
Other
Property
$120 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
43. Special Tax Rates, Improvement Area #43 – Highway 59 & Santa Fe Drive AM/PM
Table 43 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #43 of the CFD.
TABLE 43
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #43 – HIGHWAY 59 & SANTA FE DRIVE AM/PM
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$3,653
per Unit
Multi-Family
Residential Property
$2,837
per Unit
Retail
Property
$1,259 per 1,000 Square
Feet of Building
Office
Property
$1,265 per 1,000 Square
Feet of Building
Industrial
Property
$700 per 1,000 Square
Feet of Building
Other
Property
$1,265 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 32 January 5, 2024
44. Special Tax Rates, Improvement Area #44 – Stone Ridge West 108
Table 44 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #44 of the CFD.
TABLE 44
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #44 – STONE RIDGE WEST 108
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$681
per Unit
Multi-Family
Residential Property
$549
per Unit
Retail
Property
$137 per 1,000 Square
Feet of Building
Office
Property
$124 per 1,000 Square
Feet of Building
Industrial
Property
$89 per 1,000 Square
Feet of Building
Other
Property
$137 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below .
45. Special Tax Rates, Improvement Area #45 – Yosemite Crossing
Table 45 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #45 of the CFD.
TABLE 45
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #45 – YOSEMITE CROSSING
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$810
per Unit
Multi-Family
Residential Property
$676
per Unit
Retail
Property
$161 per 1,000 Square
Feet of Building
Office
Property
$157 per 1,000 Square
Feet of Building
Industrial
Property
$94 per 1,000 Square
Feet of Building
Other
Property
$161 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 33 January 5, 2024
46. Special Tax Rates, Improvement Area #46 – Sage Creek
Table 46 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #46 of the CFD.
TABLE 46
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #46 – SAGE CREEK
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$689
per Unit
Multi-Family
Residential Property
$613
per Unit
Retail
Property
$90 per 1,000 Square
Feet of Building
Office
Property
$94 per 1,000 Square
Feet of Building
Industrial
Property
$47 per 1,000 Square
Feet of Building
Other
Property
$94 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
47. Special Tax Rates, Improvement Area #47 – The Hub 2.0 Merced Student Housing
Table 47 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #47 of the CFD.
TABLE 47
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #47 – THE HUB 2.0 MERCED STUDENT HOUSING
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$505
per Unit
Multi-Family
Residential Property
$443
per Unit
Retail
Property
$45 per 1,000 Square
Feet of Building
Office
Property
$39 per 1,000 Square
Feet of Building
Industrial
Property
$31 per 1,000 Square
Feet of Building
Other
Property
$45 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 34 January 5, 2024
48. Special Tax Rates, Improvement Area #48 – Merzoian Estates
Table 48 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #48 of the CFD.
TABLE 48
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #48 – MERZOIAN ESTATES
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$1,183
per Unit
Multi-Family
Residential Property
$858
per Unit
Retail
Property
$397 per 1,000 Square
Feet of Building
Office
Property
$362 per 1,000 Square
Feet of Building
Industrial
Property
$254 per 1,000 Square
Feet of Building
Other
Property
$397 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
49. Special Tax Rates, Improvement Area #49 – Campus Parkway Plaza
Table 49 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #49 of the CFD.
TABLE 49
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #49 – CAMPUS PARKWAY PLAZA
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$1,018
per Unit
Multi-Family
Residential Property
$892
per Unit
Retail
Property
$191 per 1,000 Square
Feet of Building
Office
Property
$205 per 1,000 Square
Feet of Building
Industrial
Property
$94 per 1,000 Square
Feet of Building
Other
Property
$205 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 35 January 5, 2024
50. Special Tax Rates, Improvement Area #50 – The Palisades
Table 50 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #50 of the CFD.
TABLE 50
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #50 – THE PALISADES
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$1,329
per Unit
Multi-Family
Residential Property
$1,006
per Unit
Retail
Property
$420 per 1,000 Square
Feet of Building
Office
Property
$398 per 1,000 Square
Feet of Building
Industrial
Property
$256 per 1,000 Square
Feet of Building
Other
Property
$420 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
51. Special Tax Rates, Improvement Area #51 – Capella Terrace
Table 50 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #51 of the CFD.
TABLE 51
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #51 – CAPELLA TERRACE
Type of Property
Maximum Special Tax
Fiscal Year 2005-061
Single Family
Residential Property
$1,312
per Unit
Multi-Family
Residential Property
$736
per Unit
Retail
Property
$640 per 1,000 Square
Feet of Building
Office
Property
$540 per 1,000 Square
Feet of Building
Industrial
Property
$451 per 1,000 Square
Feet of Building
Other
Property
$640 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.52 below.
City of Merced CFD No. 2003-2 Page 36 January 5, 2024
52. Special Tax Increases
In January 2004, and each January thereafter, all figures shown in Tables 1 through 15 above shall be adjusted by applying the Average Increase, if any, in the Indices. Each annual adjustment of the Maximum Special Tax shall become effective on the subsequent July 1.
In January 2006, and each January thereafter, all figures shown in Tables 16 through 51 above shall be adjusted by applying the Average Increase, if any, in the Indices.
Each annual adjustment of the Maximum Special Tax shall become effective on the subsequent July 1.
SECTION D. METHOD OF LEVY
Each Fiscal Year, the Special Tax shall be levied on all Assessor Parcels of Developed Property, separately for each Improvement Area, according to the steps outlined below.
Step 1: Determine for an Improvement Area the Special Tax Requirement, as defined in Section A above, for the Fiscal Year in which the Special Tax will be collected;
Step 2: Calculate the total Special Tax revenues that could be collected from Developed Property in the Improvement Area based on application of the Maximum Special Tax rates determined pursuant to Section C above;
Step 3: If the amount determined in Step 1 is greater than or equal to the amount calculated in Step 2, levy the Maximum Special Tax on all Assessor Parcels of Developed Property in the Improvement Area;
Step 4: If the amount determined in Step 1 is less than the amount calculated in Step 2, levy the Special Tax Proportionately on each Assessor Parcel of Developed Property in the Improvement Area so the amount of the Special Tax levy equals the Special Tax Require ment for that Fiscal Year.
SECTION E. COLLECTION
Except as may be provided by the CFD or the City, and for delinquencies, the Special Taxes shall be collected in the same manner and at the same time as ordinary ad valorem property taxes. The Special Tax obligation applicable to an Assessor Parcel in the CFD may not be prepaid and the obligation of the Assessor Parcel to pay the Special Tax may not be permanently satisfied.
For the portion of Improvement Area #22 that was annexed into the CFD pursuant to Annexation #16, the Special Tax levy shall commence in Fiscal Year 2020-21 and for such Fiscal Year shall be based on the building permits issued by the City as of May 1, 2020.
City of Merced CFD No. 2003-2 Page 37 January 5, 2024
SECTION F. EXEMPTIONS
Notwithstanding any other provision of this Rate and Method, no Special Tax shall be levied on Public Property, except as otherwise provided in the Act.
No Special Tax shall be levied on the portion of an Assessor Parcel that constitutes Lower Income Household Welfare Exemption Property; provided, however, that if, in any Fiscal Year, applicable law does not require that Lower Income Household Welfare Exemption Property be exempt from some portion, or all, of the Special Tax, such portion, or all, of the Special Tax shall be levied on such property in accordance with this Rate and Method based on the type of property to which the Assessor Parcel is assigned.
SECTION G. INTERPRETATION
The Administrator may interpret this Rate and Method as necessary to clarify any inconsistency, vagueness, or ambiguity.
SECTION H. APPEALS
Appeals of any claim of incorrect computation of Special Tax or application of this Rate and Method may be made by the owner of an Assessor Parcel or such owner’s duly-authorized representative by filing a written notice of appeal with the Administrator not later than thirty (30) days after having paid the disputed Special Tax. The Administrator shall promptly review the appeal and, if necessary, meet with the property owner (or representative), consider written and oral evidence regarding the amount of the Special Tax, and decide the appeal. If the property owner disagrees with the Administrator’s decision, the owner may then file a written appeal with the Council, whose decision shall be final. If the decision of the Administrator or the Council requires the Special Tax to be modified or changed in favor of the property owner, no cash refund shall be made for prior years’ Special T ax levies, but an adjustment shall be made to the next Special Tax levy(ies) as appropriate. This procedure shall be exclusive and its exhaustion by any property owner shall be a condition precedent to filing any legal action by such owner.
ATTACHMENT 1
BOUNDARY MAP
AND IMPROVEMENT AREAS OF
CITY OF MERCED
COMMUNITY FACILITIES DISTRICT NO. 2003-2
(SERVICES)
(to come from City)
GERARD
CHILDS
G
MR
YOSEMITE
OLIVE
99 HW
Y 59
CHILDS
COFFEE
BELLEVUE
PARSONS
MCKEENORTH BEAR CREEK
LAKE
V
W
EST
PARSO
NS
1 2
3 4
5 6
7 9
10 11
12 13
14 15
16 17
18 19
20 21
23 24 25 26
26 27
29 30
31 32
33 22 36
39 39
38 40
43 42
44 45
41 46
47 48
49 50
¯
COMMUNITY FACILITIES DISTRICT 2003-2 (SERVICES)
ANNEXATION #27
IMPROVEMENT AREA #44 - STONE RIDGE WEST 108
Improvement Area #44
Stone Ridge West 108
^
Table 1
City of Merced Services CFD Annexation #27
Project Specific Analysis
Project Land Use and Services Data
Land Use Stone Ridge West 108
Residential (Dwelling Units)
Single Family 108
Multi-Family 0
Non-Residential (Square Feet)
Retail 0
Office 0
Industrial 0
Other
Full Landscaped Acres /1 0.30
Basin/Partial Landscaped Acres /1 0.00
Storm Drainage Miles /1 0.22
Bike Path Square Footage 0
Street Lights 11
/1
Sources: City of Merced; Goodwin Consulting Group, Inc. 1/16/2024 Calculated from square footage or linear feet and displayed with two decimal places. Unrounded for subsequent
calculations.
Table 2
City of Merced Services CFD Annexation #27
Project Specific Analysis
City Cost and Allocation Data
Storm
Landscaping Drainage
Maintenance Maintenance
Expenditures /1 $341,749 $464,196
Dwelling Unit Equivalents (DUEs)
Residential DUEs (per Dwelling Unit)
Single Family 1.00 1.00
Multi-Family 0.88 0.33
Non-Residential DUEs (per 1,000 SF)
Retail 0.28 0.77
Office 0.32 0.64
Industrial 0.12 0.55
Cost Factors /2
Landscaped Acres 17
Storm Drainage Miles 36
Annual Cost per Acre (Full Landscape) $26,134
Annual Cost per Storm Drainage Mile $16,763
Additional Cost Factors /2
Annual Cost per Acre (Basin/Partial Landscape) /3 $19,600 Annual Bike Path Maintenance Cost per Square Foot $0.25 Annual Street Light Maintenance Cost per Street Light $136 Annual Storm Pump Maintenance Cost $17,680
Annual Basin Maintenance Cost $5,200
/1 Expenditures include costs associated with the following budget categories: personnel, supplies and services, non-capital acquisitions, administrative, and interdepartmental services. /2 A 30% factor is added to each cost to account for the effects of prevailing wage. /3 Equals 75% of the cost per full landscaped acre.
Sources: City of Merced 2005-06 Annual Budget; City of Merced; City of Merced Public Facilities Financing Plan; Goodwin Consulting Group, Inc. 1/16/2024
Table 3
City of Merced Services CFD Annexation #27
Project Specific Analysis
Landscaping, Street Light, and Basin Maintenance
Stone Ridge West 108
Land Uses & DUEs
Residential (Dwelling Units)
Single Family 108
Multi-Family 0
Non-Residential (Square Feet)
Retail 0
Office 0
Industrial 0
Dwelling Unit Equivalents 108
Annual Costs
Full Landscape $7,918
Street Light Maintenance $1,491
Basin/Partial Landscape $0
Bike Path Maintenance $0
Total Cost $9,409
Cost per DUE $87
Special Tax Rates /1
Residential (per Dwelling Unit)
Single Family $87
Multi-Family $77
Non-Residential (per 1,000 SF)
Retail $24
Office $28
Industrial $10
Annual Special Tax Revenue
Residential
Single Family $9,409
Multi-Family $0
Non-Residential
Retail $0
Office $0
Industrial $0
Total Revenue $9,409
/1
Source: Goodwin Consulting Group, Inc. 1/16/2024
All special tax rates are calculated and then rounded to the nearest dollar.
Table 4
City of Merced Services CFD Annexation #27
Project Specific Analysis
Storm Drainage Maintenance
Stone Ridge West 108
Land Uses & DUEs
Residential (Dwelling Units)
Single Family 108
Multi-Family 0
Non-Residential (Square Feet)
Retail 0
Office 0
Industrial 0
Dwelling Unit Equivalents 108
Annual Costs
Storm Drain Maintenance $3,743
Share of Pump & Basin /1 $8,252
Total Cost $11,995
Total Cost per DUE $111
Special Tax Rates /2
Residential (per Dwelling Unit)
Single Family $111
Multi-Family $36
Non-Residential (per 1,000 SF)
Retail $86
Office $71
Industrial $61
Annual Special Tax Revenue
Residential
Single Family $11,995
Multi-Family $0
Non-Residential
Retail $0
Office $0
Industrial $0
Total Revenue $11,995
/1
/2
Sources: City of Merced; Goodwin Consulting Group, Inc. 1/16/2024
36.07% of the storm pump maintenance cost and basin maintenance cost is associated with the Stone Ridge West 108 project.
All special tax rates are calculated and then rounded to the nearest dollar.
Table 5
City of Merced Services CFD Annexation #27
Project Specific Analysis
Total Special Taxes (FY 2005-06)
Land Use Stone Ridge West 108
Citywide Services
Residential (per Dwelling Unit)
Single Family $433
Multi-Family $408
Non-Residential (per 1,000 SF)
Retail $0
Office $0
Industrial $0
Project-Specific Services /1 /2
Residential (per Dwelling Unit)
Single Family $248
Multi-Family $141
Non-Residential (per 1,000 SF)
Retail $137
Office $124
Industrial $89
Total - All Services
Residential (per Dwelling Unit)
Single Family $681
Multi-Family $549
Non-Residential (per 1,000 SF)
Retail $137
Office $124
Industrial $89
/1 A 25% factor is added to each project specific special tax to account for a cost contingency and a sinking fund component to build a reserve for equipment and facility replacement, as well as annual administration.
/2
Source: Goodwin Consulting Group, Inc. 1/16/2024
All special tax rates are calculated and then rounded to the nearest dollar.