4/28/25
RESOLUTION NO.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MERCED, ACTING AS THE LEGISLATIVE BODY OF THE
COMMUNITY FACILITIES DISTRICT NO. 2003-2
(SERVICES) OF THE CITY OF MERCED, ANNEXING
ANNEXATION NO. 29 TO SAID DISTRICT AND
AUTHORIZING THE LEVY OF A SPECIAL TAX WITHIN
SAID ANNEXATION NO. 29
WHEREAS, on May 5, 2025, the City Council (the " City Council") of the City of Merced, California (the "City"), acting as the legislative body of the Community Facilities District No. 2003-2 (Services) of the City of Merced (the "District"), adopted Resolution No. 2025-22 stating its intention to annex certain property ("Annexation No. 29") into the District pursuant to the Mello-Roos Community Facilities Act of 1982, as amended, (the "Act"); and WHEREAS, notice was published as required by law relative to the intention of the City Council to annex into the District Annexation No. 29; and WHEREAS, on May 19, 2025, this City Council held a duly noticed public hearing as required by law relative to the determination to proceed with the annexation into the District of Annexation No. 29, and the amended rate and method of apportionment and manner of collection of the special tax to be levied within Annexation No. 29 to finance certain public services; and WHEREAS, at said hearing all persons desiring to be heard on all matters pertaining to the annexation into the District of Annexation No. 29 were heard and a full and fair hearing was held; and
WHEREAS, the City Council subsequent to said hearing adopted a resolution determining the validity of prior proceedings relative to the annexation into the District ot Annexation No. 29 and the authorization of the levy of a special tax within Annexation No. 29 and called an election within Annexation No. 29 for May 19, 2025, on the proposition of annexing into the District and the levying of a special tax for such annexation; and
WHEREAS, on May 19, 2025, an election was held within Annexation No. 29 in which the eligible electors of such annexation approved by more than two- 296216924.1
thirds vote the proposition of annexing into the District and the levying of a special tax within Annexation No. 29; and
WHEREAS, this Legislative Body, by the adoption of Ordinance No. 2144 (the "Ordinance"), as authorized by Section 53340 of the Act, has authorized the levy of such special taxes within the District and any annexations, including Annexation No. 29;
NOW, THEREFORE, BE IT RESOLVED, DETERMINED AND
ORDERED BY THE CITY COUNCIL OF THE CITY OF MERCED, ACTING AS
THE LEGISLATIVE BODY OF THE COMMUNITY FACILITIES DISTRICT NO. 2003-2 (SERVICES) OF THE CITY OF MERCED, AS FOLLOWS:
Section 1. The above recitals are all true and correct.
Section 2. Annexation No. 29 is hereby annexed into the District and hereafter all references to the District shall include Annexation No. 29.
Section 3. A special tax shall be levied within the boundaries of Annexation No. 29 pursuant to the amended rate and method of apportionment set forth in Exhibit "A" attached hereto and incorporated by reference (the "Special Tax Formula"'), in an amount necessary to finance all or a portion of the cost of providing certain public services and maintenance that are in addition to those provided in the territory within Annexation No. 29 prior to the annexation to the District, periodic costs, and costs of the tax levy and collection.
Section 4. This resolution shall constitute a Resolution of Annexation within the meaning of the Ordinance and Annexation No. 29 shall be subject to the terms of the Ordinance.
Section 5. The Special Tax Formula supercedes the previously approved rate and method of apportionment and shall constitute the rate and method of apportionment of special taxes within the District until such special tax may be modified or amended from time to time by a resolution of change or a resolution of annexation adopted pursuant to the provisions of the Act.
Section 6. The City Manager or designee may take all actions necessary or convenient to carry out the purposes of this resolution.
Section 7. This resolution shall become effective upon its adoption. 296216924 1 2
PASSED, APPROVED AND ADOPTED this day of _ 2025.
APPROVED:
MATTHEW SERRATTO, MAYOR
Mayor
ATTEST:
D. SCOTT MCBRIDE, CITY CLERK
BY:
Assistant/Deputy City Clerk
(SEAL)
APPROVED AS TO FORM:
CRAIG J. CORNWELL, CITY ATTORNEY
Casinwell 6/1/2025
296216924 1 3
STATE OF CALIFORNIA )
)SS.
COUNTY OF MERCED )
, Deputy City Clerk of the City of Merced, do hereby
certify that the foregoing Resolution was duly adopted by the City Council of said City, acting as the Legislative Body of the City of Merced, at a regular or adjourned regular meeting thereof held on the day of _ 2025, and that it was so adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
By: _
Deputy City Clerk of the City of Merced
296216924 1 4
EXHIBIT A
AMENDED RATE AND METHOD OF APPPORTIONMENT
OF SPECIAL TAX
296216924 1
EXHIBIT A
CITY OF MERCED
COMMUNITY FACILITIES DISTRICT NO. 2003-2
(SERVICES)
AMENDED RATE AND METHOD OF APPORTIONMENT OF SPECIAL TAX (as of May 5, 2025)
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 arcel map, or if the land area is not shown on an Assessor Parcel map, the land area shown o1 he 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 "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.
City of Merced CFD No. 2003-2 Page 1 March 12, 2025
"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 2 March 12, 2025
"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.
"Annexation #28" means the date the owners of Assessor Parcels in Improvement Area #52 elected to annex into the CFD.
"Annexation #29" means the date the owners of Assessor Parcels in Improvement Area #53 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 of Merced CFD No. 2003-2 Page 3
March 12, 2025
"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. "Fiscal Year" means the period starting July 1 and ending on the following June 30. "Improvement Area" means one of the fifty-five (55) mutually exclusive geographic areas defined below and identified 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.
City of Merced CFD No. 2003-2 Page 4 March 12, 2025
"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.
"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 Aachment 1 heret» as Improvement Area #14. , was generally known as the Franco project and is specifically identified ir "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"
generally prove as The Crossing at the Seks aphic area ta spe caly tide ta, 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.
City of Merced CFD No. 2003-2 Page 5 March 12, 2025
"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.
"Improvement Area #24" 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 #25" 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 #26" means the geographic 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 #27" 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.
City of Merced CFD No. 2003-2 Page 6
March 12, 2025
"Improvement Area #34" 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 #35" 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.
"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 #38" 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.
City of Merced CFD No. 2003-2 Page 7 March 12, 2025
"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
'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.
"Improvement Area #52" means the geographic area that, at Annexation #28, was generally known as the Yosemite Village West project and is specifically identified in Attachment 1 hereto as Improvement Area #52.
"Improvement Area #53" means the geographic area that, at Annexation #29, was generally known as the Royal Woods Estates project and is specifically identified in Attachment 1 hereto as Improvement Area #53.
"Improvement Area #54" means the geographic area that, at Annexation #28, was generally known as the Yosemite Village East project and is specifically identified in Attachment 1 hereto as a future annexation area of the CFD.
"Improvement Area #55" means the geographic area that, at Annexation #29, was generally known as the Royal Woods Villas project and is specifically identified in Attachment 1 hereto as a future annexation area of the CFD.
"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.
City of Merced CFD No. 2003-2 Page 8 March 12, 2025
"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 tor 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.
Property. Developed Property within Improvement Area #31 shall be categorized as Other Property.
levied Man orcanely a for Developed Paperty, it the rabe lerted in hat Specil Year is equal for all Assessor Parcels of Developed Property.
Public Propertv" 1
edia "Public Propty mean am CiC. Assesse ParCel owned be Co inev cably offered to 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, ncluding but not limited to travel agencies. |
evice stations, home furnishings toes, test lara, a sto ba, ko, d stores automotive dealers day care centers, and art galleries, as determined by the Administrator 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 City of Merced CFD No. 2003-2 Page 9 March 12, 2025
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; (i) 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 added 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.
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; (it) 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.56 below.
City of Merced CFD No. 2003-2 Page 10 March 12, 2025
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) Maximum Special Tax
Type of Property Fiscal Year 2003-041
Single Family $548
Residential Property per Unit
Multi-Family $476
Residential Property per Unit
Retail $64 per 1,000 Square
Property eet of Building
59 per 1,000 Squar
Property
Industrial $40 per 1,000 Square
Property Feet of Building
Property $64 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2003-041
Single Family $644
Residential Property per Unit
Multi-Family $539
Residential Property per Unit
Retail $110 per 1,000 Square
Property Feet of Building
Office $103 per 1,000 Square
Property Feet of Building
Industrial $68 per 1,000 Square
Property Feet of Building
Other $110 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 11 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2003-041
$593
per Unit
$512
Residential Property per Unit
Retail $80 per 1,000 Square
Property Feet of Building
$76 per 1,000 Square
Property
Indperial $48 per 1,000 Square
Feet of Building
Other $80 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2003-041
Single Family $609
Residential Property per Unit
Multi-Family $520
Residential Property per Unit
Retail $89 per 1,000 Square
Property Feet of Building
$84 per 1,000 Square
Property Feet of Building
Industrial $54 per 1,000 Square
Property Feet of Building
$89 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 12 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2003-041
Single Family $489
Residential Property per Unit
Multi-Family $429
Residential Property per Unit
$43 per 1,000 Square
Feet of Building
office $37 per 1,000 Square
ropert Feet of Building
$29 per 1,000 Square
Propery Feet of Building
$43 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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.
TABLE6
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #6 - BIG VALLEY
Maximum Special Tax
Type of Property Fiscal Year 2003-041
Single Family $524
Residential Property per Unit
Multi-Family $474
Residential Property per Unit
Retail $40 per 1,000 Square
Property Feet of Building
Office $40 per 1,000 Square
Property Feet of Building
Industrial $22 per 1,000 Square
Property Feet of Building
Other $40 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 13 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2003-041
Single Family $701
esidential Propert per Unit
Multi-Famil $600
Residential Property per Unit
Retail $116 per 1,000 Square
Property Feet of Building
Office $115 per 1,000 Square
Property Feet of Building
Industrial $67 per 1,000 Square
Property Feet of Building
Other $116 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
8. Special Tax Rates, Improvement Area #8 - Intentionally Excluded City of Merced CFD No. 2003-2 Page 14 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2003-041
Single Family $643
Residential Property per Unit
Multi-Family $544
Residential Property per Unit
$105 per 1,000 Square
Feet of Building
$99 per 1,000 Square
Property Feet of Building
Industrial $64 per 1,000 Square
Property Feet of Building
Other $105 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Xear 2003-041
Single Family $480
Residential Property per Unit
Multi-Family $427
Residential Property per Unit
Retail $35 per 1,000 Square
Property Feet of Building
Office $31 per 1,000 Square
Property Feet of Building
Industrial $23 per 1,000 Square
Property Feet of Building
Other $35 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 15 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2003-041
single Family
Residential Property per Unit
Multi-Family $542
Residential Property per Unit
Retail $101 per 1,000 Square
Property Feet of Building
96 per 1,000 Square
Property Feet of Building
Industrial $61 per 1,000 Square
Property Feet of Building
$101 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2003-041
Single Family $438
Residential Property per Unit
Multi-Family $401
Residential Property per Unit
Retail $14 per 1,000 Square
Property Feet of Building
Office $12 per 1,000 Square
Property Feet of Building
Industrial $10 per 1,000 Square
Property Feet of Building
Other $14 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 16 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2003-041
Single Family $593
Residential Property per Unit
Multi-Family $471
Residential Property per Unit
Retail $116 per 1,000 Square
Property Feet of Building
Office $100 per 1,000 Square
Property Feet of Building
Industrial $80 per 1,000 Square
Property Feet of Building
Other $116 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2003-041
Single Family $504
Residential Property per Unit
Multi-Family $430
Residential Property per Unit
Retail $57 per 1,000 Square
Property Feet of Building
Office $49 per 1,000 Square
Property Feet of Building
Industrial $40 per 1,000 Square
Property Feet of Building
$57 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 17 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2003-041
Single Family $631
Residential Property per Unit
Multi-Family $548
Residential Property per Unit
Retail $87 per 1,000 Square
Property Feet of Building
$86 per 1,000 Square
Property Feet of Building
Industrial $50 per 1,000 Square
Property Feet of Building
$87 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2005-067
Single Family $572
Residential Property per Unit
Multi-Family $486
Residential Property per Unit
$77 per 1,000 Square
Feet of Building
$70 per 1,000 Square
Feet of Building
$50 per 1,000 Square
Feet of Building
$77 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 18 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $528
Residential Property per Unit
Multi-Family $438
Residential Property per Unit
Retail $73 per 1,000 Square
Property Feet of Building
Office $61 per 1,000 Square
Property Feet of Building
industrial $52 per 1,000 Square
Property Feet of Building
Other $73 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2005-067
Single Family $639
Residential Property per Unit
Multi-Family $529
Residential Property per Unit
Retail $110 per 1,000 Square
Property Feet of Building
Office $100 per 1,000 Square
Property Feet of Building
Industrial $71 per 1,000 Square
Property Feet of Building
Other $110 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 19 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $433
Residential Property per Unit
Multi-Family $408
Residential Property 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.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $433
Residential Property per Unit
Multi-Family $408
Residential Property 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.56 below.
City of Merced CFD No. 2003-2 Page 20 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $691
Residential Property per Unit
Multi-Family $548
Residential Property per Unit
$149 per 1,000 Square
$133 per 1,000 Square
Property Feet of Building
Industrial $98 per 1,000 Square
$149 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family
Residential Property per Unit
Multi-Family
Residential Property per Unit
Retail $147 per 1,000 Square
Property Feet of Building
Office $140 per 1,000 Square
Property Feet of Building
Industrial $89 per 1,000 Square
Property Feet of Building
Other $147 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 21 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $774
Residential Property per Unit
Multi-Family $595
Residential Property per Unit
Retail $194 per 1,000 Square
Property Feet of Building
Office $174 per 1,000 Square
Property Feet of Building
Industrial $128 per 1,000 Square
Property Feet of Building
$194 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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) Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family
Residential Property per Unit
Multi-Family
Residential Property per Unit
Retail $137 per 1,000 Square
Property Feet of Building
$130 per 1,000 Square
Property Feet of Building
Industrial $83 per 1,000 Square
Feet of Building
$137 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 22 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $914
Residential Property per Unit
Multi-Family $737
Residential Property per Unit
Retail $218 per 1,000 Square
Property Feet of Building
$209 per 1,000 Square
Property Feet of Building
Industrial $131 per 1,000 Square
Property Feet of Building
$218 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $947
Residential Property per Unit
Multi-Family $743
Residential Property per Unit
Retail $225 per 1,000 Square
Property Feet of Building
Office $215 per 1,000 Square
Property Feet of Building
Industrial $135 per 1,000 Square
Property Feet of Building
Other $225 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 23 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $834
Residential Property per Unit
Multi-Family $700
Residential Property per Unit
Retail $166 per 1,000 Square
Property Feet of Building
$164 per 1,000 Square
Property Feet of Building
$95 per 1,000 Square
Feet of Building
$166 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family
Residential Property per Unit
Multi-Family $743
Residential Property per Unit
Retail $225 per 1,000 Square
Property 5 Pept of Buildinare
Office
Property Feet of Building
Industrial $135 per 1,000 Square
Property Feet of Building
Other $225 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 24 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
$1,008
per Unit
$762
Residential Property per Unit
Retail $294 per 1,000 Square
Property Feet of Building
Office $271 per 1,000 Square
Property Feet of Building
Industrial $186 per 1,000 Square
Property Feet of Building
Other $294 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family
Residential Property per Unit
Multi-Family
Residential Property per Unit
$97 per 1,000 Square
Property Feet of Building
$93 per 1,000 Square
Property Feet of Building
$58 per 1,000 Square
Feet of Building
$97 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 25 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $172
Residential Property per Unit
Multi-Family $139
Residential Property per Unit
Office
roperty Feet of Building
Industrial 530 per 1,000 Square
eet of Building
59 per 1,000 Squar
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $988
Residential Property per Unit
Multi-Family $889
Residential Property per Unit
Retail $161 per 1,000 Square
Property Feet of Building
Office $181 per 1,000 Square
Property Feet of Building
Industrial $71 per 1,000 Square
Property Feet of Building
Other $181 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 26 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $1,130
Residential Property per Unit
Multi-Family $957
Residential Property per Unit
Retail $252 per 1,000 Square
Property Feet of Building
$260 per 1,000 Square
Property Feet of Building
Industrial $133 per 1,000 Square
Property Feet of Building
$260 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family
Residential Property per Unit
Multi-Family $742
Residential Property per Unit
Retail $146 per 1,000 Square
Property Feet of Building
Office 6152 per 1,000 Square
Property Feet of Building
Industrial $75 per 1,000 Square
Property Feet of Building
Other $152 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 27 March 12, 2025
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
Maximum Special Ta:
Type of Property 'iscal Year 2005-06
Single Family $543
Residential Property per Unit
Multi-Family $479
Residential Property per Unit
Retail $53 per 1,000 Square
Property Feet of Building
Office $50 per 1,000 Square
Property
Industrial $33 per 1,000 Square
Property Feet of Building
Other $53 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $580
Residential Property per Unit
Multi-Family $483
Residential Property per Unit
Retail $89 per 1,000 Square
Property Feet of Building
Office $78 per 1,000 Square
Property Feet of Building
Industrial 659 per 1,000 Square
Propert Feet of Building
$89 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 28 March 12, 2025
37. Special Tax Rates, Improvement Area #37 - Reserved for Future Use
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 Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $4,028
Residential Property per Unit
Multi-Family $3,572
Residential Property per Unit
Retail $1,007 per 1,000 Square
Property Feet of Building
$1,150 per 1,000 Square
Property Feet of Building
Industrial $431 per 1,000 Square
Property Feet of Building
$1,150 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 29 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $813
Residential Property per Unit
Multi-Family $707
Residential Property per Unit
$138 per 1,000 Square
Feet of Building
$142 per 1,000 Square
Property Feet of Building
$73 per 1,000 Square
Feet of Building
Other $142 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $824
Residential Property per Unit
$603
Residential Property per Unit
$241 per 1,000 Square
Feet of Building
Property $211 per 1,000 Square
Feet of Building
$162 per 1,000 Square
Feet of Building
$241 per 1,000 Square
Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 30 March 12, 2025
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 Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $1,188
Residential Property per Unit
Multi-Family $841
Residential Property per Unit
Retail $415 per 1,000 Square
Property Feet of Building
Attice $375 per 1,000 Square
Property Feet of Building
Industrial $270 per 1,000 Square
Property Feet of Building
Other $415 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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 Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family
Residential Property per Unit
Multi-Family
Residential Property per Unit
Retail $112 per 1,000 Square
Property Feet of Building
Office $120 per 1,000 Square
Property Feet of Building
Industrial $56 per 1,000 Square
Property Feet of Building
Other $120 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 31 March 12, 2025
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 Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $3,653
Residential Property per Unit
Multi-Family $2,837
Residential Property per Unit
Retail $1,259 per 1,000 Square
Property Feet of Building
Office $1,265 per 1,000 Square
Property Feet of Building
Industrial $700 per 1,000 Square
Property Feet of Building
Other $1,265 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $681
Residential Property per Unit
Multi-Family
Residential Property per Unit
Retail $137 per 1,000 Square
Property Feet of Building
Office $124 per 1,000 Square
Property Feet of Building
Industrial $89 per 1,000 Square
Property Feet of Building
Other $137 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 32 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $810
Residential Property per Unit
Multi-Family $676
Residential Property per Unit
Retail $161 per 1,000 Square
Property Feet of Building
$157 per 1,000 Square
Property Feet of Building
$94 per 1,000 Square
Feet of Building
$161 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $689
Residential Property per Unit
Multi-Family $613
Residential Property per Unit
Retail $90 per 1,000 Square
Property Feet of Building
Office $94 per 1,000 Square
Property Feet of Building
Industrial $47 per 1,000 Square
Property Feet of Building
Other $94 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 33 March 12, 2025
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 Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $505
Residential Property per Unit
Multi-Family $443
Residential Property per Unit
Retail $45 per 1,000 Square
Property Feet of Building
Office $39 per 1,000 Square
Property Feet of Building
Industrial $31 per 1,000 Square
Property Feet of Building
Other $45 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $1,183
Residential Property per Unit
Multi-Family $858
Residential Property per Unit
Retail $397 per 1,000 Square
Property Feet of Building
Office $362 per 1,000 Square
Property Feet of Building
Industrial $254 per 1,000 Square
Property Feet of Building
Other 397 per 1,000 Squar
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 34 March 12, 2025
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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $1,018
Residential Property per Unit
Multi-Family $892
Residential Property per Unit
Retail 191 per 1,000 Square
Property Feet of Building
Office $205 per 1,000 Square
Property Feet of Building
Industrial $94 per 1,000 Square
Property Feet of Building
Other $205 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
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
Maximum Special Tax
Type of Property Fiscal Year 2005-067
Single Family $1,329
Residential Property per Unit
Multi-Family $1,006
Residential Property per Unit
Retail $420 per 1,000 Square
Property Feet of Building
Office $398 per 1,000 Square
Property Feet of Building
Industrial $256 per 1,000 Square
Property Feet of Building
$420 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 35
March 12, 2025
51. Special Tax Rates, Improvement Area #51 - Capella Terrace Table 51 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
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $1,312
Residential Property per Unit
Multi-Family $736
Residential Property per Unit
$640 per 1,000 Square
Property Feet of Building
Office $540 per 1,000 Square
Property Feet of Building
Industrial $451 per 1,000 Square
Property Feet of Building
Other $640 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
52. Special Tax Rates, Improvement Area #52 - Yosemite Village West Table 52 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #52 of the CFD.
TABLE 52
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #52 - YOSEMITE VILLAGE WEST
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $1,501
Residential Property per Unit
Multi-Family $1,338
Residential Property per Unit
Retail $308 per 1,000 Square
Property Feet of Building
Office $348 per 1,000 Square
Property Feet of Building
Industrial $136 per 1,000 Square
Property Feet of Building
$348 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
City of Merced CFD No. 2003-2 Page 36 March 12, 2025
53. Special Tax Rates, Improvement Area #53 - Royal Woods Estates Table 53 below identifies the Maximum Special Taxes for Taxable Property within Improvement Area #53 of the CFD.
TABLE 53
MAXIMUM SPECIAL TAXES
IMPROVEMENT AREA #53 - ROYAL WOODS ESTATES
Maximum Special Tax
Type of Property Fiscal Year 2005-061
Single Family $756
Residential Property per Unit
Multi-Family $626
Residential Property per Unit
Retail $150 per 1,000 Square
Property Feet of Building
Office $143 per 1,000 Square
Property Feet of Building
Industrial $91 per 1,000 Square
Property Feet of Building
Other $150 per 1,000 Square
Property Feet of Building
1 Subject to annual escalation as described in Section C.56 below.
54. Special Tax Rates, Improvement Area #54- Yosemite Village East (Future Annexation Area
The Maximum Special Tax for Taxable Property within Improvement Area #54 will be identified at the time such property is annexed into the CFD and will be included in the unanimous approval form signed by the annexing property owner.
City of Merced CFD No. 2003-2 Page 37
March 12, 2025
55. Special Tax Rates, Improvement Area #55- Royal Woods Villas (Future Annexation Area) The Maximum Special Tax for Taxable Property within Improvement Area #55 will be identified at the time such property is annexed into the CFD and will be included in the unanimous approval form signed by the annexing property owner.
56. 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 55 above shall be adjusted by applying the Average Increase, if any, in the Indices. ach annual adjustment of the Maximum Special Tax shall become effective on th ibsequent Tuly
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:
City of Merced CFD No. 2003-2 Page 38
March 12, 2025
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 Requirement 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.
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 City of Merced CFD No. 2003-2 Page 39 March 12, 2025
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 Tax 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.
City of Merced CFD No. 2003-2 Page 40 March 12, 2025
CARDELLA ROAD. CONDE VERCED LIMTS.. _.. SHEET 2 OF 2
S891736W 6975T
REFERENCES
1. Map of Barnell's Merced Tract, Recorded in Volume 6, Official Plats, at Pago 14, M.C.R.
2. Grant Dood to Redondo and Cardella, LLC Doc# 2023-006012, M.C.R.
LEGEND
FUTURE
.O2ION ANNEXATION AREA
6.06 ACRES 58'C0
10г. 58. Radial Bearing.
180 14 10 6 650 6|
SAGE CREEK
C.F.D. DISTRICT NO. 2003-2. (SERVICES) City of Merced
ANNEXATION NO. 20
(IMPROVEMENT AREA NO. 46)
BOOK 15 M.A.C.F.D. PAGES 20 M.C.R SCALE 1"= 100'
ATTACHMENT 1
IMPROVEMENT AREA No. 53
14.02 ACRES 300
80. с.
PARCEL 2 PARCEL 3
(2)
01107 REDONDO
033 1 482010503000 MONACO DRIVE COMMUNITY FACILITIES DISTRICT NO. 2003-2 (SERVICES) OF THE CITY OF MERCED,
ANNEXATION NO. 29
PARCEL : (IMPROVEMENT AREA No. 53)
BC-169
ROYAL WOOD ESTATES AND
13108. (FUTURE ANNEXATION AREA
PETTINOTI ROAD 18912197. 664.07
PROVENCE SUBDIVISION CITY OF MERCED, COUNTY OF MERCED STATE OF CALIFORNIA 0!: LANTANA ESTATES SOUTH C.F.D. DISTRICT NO. MARCH 2025 C.F.D. DISTRICT NO. 2003-2, (SERVICES) RACE 2, (SERVICES) SCALE 1"=100 ANNEXATION NO. 4 BOOK 10 M.A.C.F.9. PAGES 18-26 M.C.R
BOOK 13 M.A.C.F.D, PACES 18-22 M.C.R BOOK PAGE
COMMUNITY FACILITIES DISTRICT 2003-2 (SERVICES)
ANNEXATION #29
IMPROVEMENT AREA #53 - Royal Woods Estates
• BELLEVUE
Improvement Area #53
Royal Woods Estates
46 YOSEMITE
PHL
шили ·21
R
OLIVET
NORTH BEAR
CHILDS 138
_CHILDS
ELSE 18
- GERARD
39 40