Roseville City Council
May 17, 2023

Table 1
Amoruso Ranch CFD No. 1 (Public Infrastructure)
(Improvement Area No. 1
CFD Parcels and Land Uses
Gross
Parcel APN Land Use Lot Size Acres Units Density
Improvement Area No. 1
Phase 1 (Sub-phase 1A)
AR-4 017-480-001-000 LDR 60x100 7.21 31 4.30
AR-5 017-480-003-000 LDR 60x100 2.39 10 4.18
AR-6 017-480-004-000 LDR 60x100 5.37 25 4.66
AR-11 017-480-023-000 LDR 60x100 8.24 38 4.61
AR-12 017-480-007-000 LDR 50x100 3.13 16 5.11
AR-13 017-480-006-000 LDR 50x100 5.39 30 5.57
AR-21 017-480-009-000 MDR 40x80 2.05 15 7.32
AR-22 017-480-010-000 LDR 50x100 6.05 32 5.29
AR-24 017-480-030-000 LDR 50x100 2.50 12 4.80
AR-25 017-480-011-000 MDR 40x80 5.29 38 7.18
AR-26 017-480-012-000 LDR 50x100 9.26 48 5.18
AR-30 017-480-013-000 LDR 50x100 2.89 13 4.50
AR-32 017-480-046-000 MDR 40x80 7.78 58 7.46
AR-33 017-480-045-000 MDR 40x80 5.14 42 8.17
AR-34 017-480-021-000 LDR 60x100 3.21 14 4.36
AR-35 017-480-019-000 LDR 60x100 4.82 20 4.15
AR-37 017-480-031-000 MDR 40x80 4.96 39 7.86
AR-64A
Por. 017-480-014-
000 Park 0.74 n/a
AR-71 017-480-002-000 OS/(Paseos) 0.33 n/a
AR-72A
Por. 017-480-048-
000 OS/(Paseos) 0.64 n/a
AR-75 017-480-008-000 OS/(Paseos) 0.84 n/a
AR-79 017-480-018-000 OS/(Paseos) 0.39 n/a
AR-80 017-480-047-000 OS/(Paseos) 1.16 n/a
AR-81 017-480-022-000 OS/(Paseos) 1.19 n/a
A1-A ROW 6.30 n/a
A2-B ROW 1.07 n/a
A4-A ROW 7.00 n/a
A-7 ROW 0.41 n/a
A9-C ROW 0.13 n/a
IA 1 Totals 105.88 481
Future Annexation Parcels
AR-1 017-470-001-000 LDR 20.16 70 3.47
AR-2 017-470-019-000 LDR 24.71 101 4.09
AR-3 017-470-002-000 LDR 27.26 84 3.08
AR-7 017-470-011-000 LDR 3.12 19 6.09
AR-8 017-470-014-000 LDR 8.44 56 6.64
AR-9 017-470-040-000 LDR 6.26 42 6.71
AR-10 017-470-020-000 MDR 10.53 138 13.11
Prepared by EPS 5/1/2023Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\CFD No 1\Models\222064 model

Table 1
Amoruso Ranch CFD No. 1 (Public Infrastructure)
(Improvement Area No. 1
CFD Parcels and Land Uses
Gross
Parcel APN Land Use Lot Size Acres Units Density
AR-14 017-480-005-000 LDR 7.44 50 6.72
AR-15 017-470-036-000 LDR 7.43 49 6.59
AR-16 017-470-034-000 LDR 6.56 45 6.86
AR-17 017-470-031-000 LDR 3.62 24 6.63
AR-18 017-470-030-000 LDR 5.11 33 6.46
AR-19 017-470-028-000 HDR 9.33 230 24.65
AR-23 017-470-033-000 LDR 2.75 19 6.91
AR-27 017-480-015-000 LDR 2.40 15 6.25
AR-28 017-470-027-000 MDR 10.17 129 12.68
AR-31 017-480-016-000 LDR 4.40 27 6.14
AR-36 017-480-042-000 HDR 7.54 113 14.99
AR-38 017-470-023-000 HDR 15.07 380 25.22
AR-39 017-470-025-000 MDR 7.81 66 8.45
AR-40 017-470-024-000 LDR 14.42 81 5.62
AR-42 017-480-037-000 MDR 7.53 76 10.09
AR-43 017-480-036-000 LDR 12.12 82 6.77
AR-44 017-480-040-000 HDR 5.91 150 25.38
AR-45 017-480-041-000 MDR 7.98 94 11.78
AR-46 017-470-013-000 LDR 2.38 13 5.46
AR-50 017-470-037-000 PQP 9.59 n/a
AR-51 017-480-044-000 CC-VC 14.15 91 6.43
AR-52 017-480-043-000 CC-VC 12.97 68 5.24
AR-53 017-470-022-000 CC 23.71 n/a
AR-54 017-480-039-000 PQP 2.95 n/a
AR-55 017-480-035-000 PQP 1.46 n/a
AR-56 017-470-004-000 PQP 0.28 n/a
AR-57 017-480-027-000 PQP 0.85 n/a
AR-58 017-480-056-000 PQP 1.35 n/a
AR-59 017-480-057-000 PQP 0.65 n/a
AR-60 017-470-003-000 Park 1.28 n/a
AR-61 017-470-012-000 Park 1.87 n/a
AR-62 017-470-021-000 Park 10.34 n/a
AR-63 017-480-028-000 Park 1.71 n/a
AR-64B
Por. 017-480-014-
000 Park 1.92 n/a
AR-66 017-480-020-000 Park 2.86 n/a
AR-67 017-470-026-000 Park 2.02 n/a
AR-70 017-470-005-000 OS/(Paseos) 0.57 n/a
AR-72B
Por. 017-480-048-
000 OS/(Paseos) 0.34 n/a
AR-73 017-470-035-000 OS/(Paseos) 0.97 n/a
AR-74 017-470-041-000 OS/(Paseos) 0.59 n/a
AR-76 017-470-032-000 OS/(Paseos) 0.33 n/a
AR-77 017-470-029-000 OS/(Paseos) 0.94 n/a
Prepared by EPS 5/1/2023Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\CFD No 1\Models\222064 model

Table 1
Amoruso Ranch CFD No. 1 (Public Infrastructure)
(Improvement Area No. 1
CFD Parcels and Land Uses
Gross
Parcel APN Land Use Lot Size Acres Units Density
AR-78 017-470-038-000 OS/(Paseos) 0.49 n/a
AR-90 017-470-009-000 OS 3.81 n/a
AR-91 017-470-007-000 OS 4.16 n/a
AR-92 017-480-025-000 OS 28.70 n/a
AR-93 017-480-024-000 OS 3.10 n/a
AR-94 017-470-016-000 OS 2.30 n/a
AR-95 017-480-032-000 OS 2.71 n/a
AR-96 017-480-052-000 OS 2.29 n/a
AR-97 017-480-033-000 OS 41.68 n/a
AR-98
017-470-010-000,
017-470-046-000 OS 7.94 n/a
AR-99 017-470-008-000 OS 0.50 n/a
AR-100 017-470-006-000 OS 1.22 n/a
AR-101 017-470-015-000 OS 0.96 n/a
AR-102 017-470-017-000 OS/(Paseos) 0.64 n/a
AR-103 017-470-039-000 OS/(Paseos) 0.68 n/a
AR-104 017-470-018-000 OS/(Paseos) 0.85 n/a
AR-105 017-480-026-000 OS 38.19 n/a
AR-106 017-480-029-000 OS 0.66 n/a
AR-107 017-480-017-000 OS 0.36 n/a
AR-108 017-480-038-000 OS 0.62 n/a
AR-109 017-480-055-000 OS 0.77 n/a
AR-111 017-480-054-000 OS 0.19 n/a
AR-112 017-480-053-000 OS 1.05 n/a
AR-113 017-480-034-000 OS 1.84 n/a
AR-114 017-480-051-000 OS 0.55 n/a
AR-115 017-480-050-000 OS 0.73 n/a
AR-116 017-480-049-000 OS 0.26 n/a
Westbrook Blvd 19.54 n/a
NAPOTS 50.58 n/a
Roads 32.01 n/a
AR-110 20.00 1
Future Annexation Totals 603.53 2,346
709.41 2,827
"land_use"
Source: Amoruso Ranch Specific Plan
Prepared by EPS 5/1/2023Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\CFD No 1\Models\222064 model Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
Economic & Planning Systems, Inc. (EPS) 8
Authorized Facilities and
Estimated Facility Costs
This chapter describes the authorized facilities eligible to be financed or otherwise funded through the IA No. 1 with the proceeds of IA No. 1 bonds and pay-as-yougo costs from special taxes levied under the IA No. 1.

A u t ho r i z e d F a c i l i t i e s o f t h e I A N o . 1 The IA No. 1 is authorized to fund certain facilities required to serve the Project.

Authorized facilities are identified in the List of Authorized Facilities (Exhibit B of this report). Authorized facilities are briefly discussed below.

Transportation Improvements
Public roadway improvements designed to meet the needs of the project, including those improvements identified in the project Development Agreement (DA), including but not limited to:
• Westbrook Boulevard.
• West Sunset Boulevard.

Eligible roadway improvements include the following items: acquisition of land and easements; roadway design; project management; geotechnical engineering, testing and observations; bridge crossings and culverts; clearing, grubbing, and demolition; grading, intract subdivision roadway improvements, soil import/export, paving (including slurry seal), and decorative/enhanced pavement concrete or pavers; power pole relocations; joint trenches, underground utilities, and undergrounding of existing utilities; dry utilities and appurtenances; curbs, gutters, sidewalks, bike trails (including on- and off-site), park and ride facilities, bus rapid transit improvements, including transfer stations and regional public transit improvements; retaining walls, sound walls, enhanced fencing, and access ramps; street lights, signalization, and traffic signal control systems; bus turnouts; signs and striping; erosion control; median and parkway landscaping and irrigation; entry monumentation; bus shelters; masonry walls; traffic control and agency fees; and other improvements related thereto. Eligible improvements for the roads listed above also include any and all necessary underground potable and non-potable water, sanitary sewer, dry utilities, and storm drainage system improvements.

Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
Economic & Planning Systems, Inc. (EPS) 9
Potable and Non-Potable Water System Improvements
Authorized facilities include any and all on- and off-site backbone water facilities designed to meet the needs of development of the project. These facilities include potable and non-potable mains, valves, services, and appurtenances; wells; and water treatment and storage facilities, and related improvements, including but not limited to: site clearing, grading, and paving; curbs and gutters; recycled water storage tanks, booster pump stations, and all appurtenances thereto; wells; water treatment; stand-by generator; site lighting, drainage, sanitary sewer, and water service; landscaping and irrigation; access gates and fencing; striping and signage; and the following:
• Water lines in/associated with authorized facility roads. • Recycled water lines in/associated with authorized facility roads. • Well construction or financial contributions thereto. • Water Tank Site Improvements.
• Recycled Water Storage Tank Facility or financial contributions thereto.

Drainage System Improvements
Authorized facilities include any and all on- and off-site backbone drainage and storm drainage improvements designed to meet the needs of development of the project. These facilities include mains, pipelines and appurtenances, outfalls and water quality measures, temporary drainage facilities, detention/retention basins, and drainage pretreatment facilities; drainage ways/channels, pump stations, landscaping, and irrigation; access roads, gates, and fencing; striping and signage; and the following:
• All storm drain lines and facilities in/associated with authorized facility roadways.
• Retention, detention, hydro-modification, and other drainage facilities.

Wastewater System Improvements
Authorized facilities include any and all on- and off-site backbone wastewater facilities designed to meet the needs of development of the project. These facilities include pipelines and all appurtenances thereto; manholes; tie-in to existing main line; force mains; lift stations; storage tanks; odor-control facilities; sewer treatment plant improvements and permitting related thereto; and related sewer system improvements, including but not limited to:
• All wastewater facilities in/associated with authorized facility roadways. • Sewer pump station/lift station.

Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
Economic & Planning Systems, Inc. (EPS) 10
Park, Landscape Corridor, and Paseo Improvements
Authorized facilities include any and all improvements to parks, landscape corridors and paseos located in the project, including but not limited to:
• Construction of Park Sites.
• Construction of Paseos.
• Construction of Trails.

Open Space Improvements
Authorized facilities include any and all open space improvements designed to meet the needs of development of the project, including bike trails, bike/pedestrian bridges, storm drain crossings, storm drain detention/retention, wetland mitigation, tree mitigation, on-and off-site hawk/raptor mitigation, agricultural mitigation or other environmental mitigation, property acquisition, endowment payments/PCA fees for open space management monitoring, landscaping and irrigation, access gates and fencing, and related open space improvements, including but not limited to:
• Improvements related to all Preserved and General Open Space Parcels. • Wetland creation mitigation monitoring, fencing, etc.

Utilities
Authorized facilities include any and all on- and off-site utility improvements designed to meet the needs of development of the project. All utility improvements, easement payments, and land acquisition not located under or alongside transportation improvements are considered authorized facilities.

Authorized facilities also shall include costs related to the off-site electric substation site; site clearing; grading; street frontage improvements, including curbs, gutters, and paving; and construction of an all-weather access road to the site from the nearest public street or extension of temporary overhead lines as described in the project DA, including but not limited to:
• Electric Substation improvements.

Other Public Facilities
Authorized facilities include any and all public facilities or infrastructure, including the project’s improvements to the fire station site, site clearing, grading, and street frontage improvements including curbs, gutters, and paving.

Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
Economic & Planning Systems, Inc. (EPS) 11
Development Impact Fees
Authorized facilities include development impact fees paid and not otherwise reimbursed, whether standard City or County fees levied at the time of the issuance of a building permit or required as part of the DA for the property. Fees include, but are not limited to, City Traffic Fees, Placer Conservation Authority (PCA) Fee, the South Placer Regional Transportation Authority Tier II Traffic Fee, City of Roseville City Wide Park Fee, City of Roseville Public Facilities Fee, Pre-paid DA Fees, and Public Benefit Fee.

Formation, Administrative, and Incidental Expenses
In addition to the above facilities, other expenses incidental to the above and authorized by the Mello-Roos Community Facilities Act of 1982, including but not limited to the cost of planning, permitting, and designing the facilities (including the cost of environmental evaluation, orthophotography, environmental remediation/mitigation monitoring, and preparation of an overarching Operation and Maintenance Plan for the City of Roseville Open Space Preserves); land acquisition and easement payments for the facilities; project management; construction staking; engineering studies and reports; utility relocation and demolition costs incidental to construction of the facilities, wetland/Species mitigation purchase; reimbursements to other areas for infrastructure facilities or planning serving development in the IA No. 1; Amoruso Ranch Specific Plan planning, legal, engineering, technical studies costs related to the facilities and any other expenses incidental to the construction, completion, and inspection of the facilities.

In addition, costs eligible to be financed by the IA No. 1 shall include all costs associated with the formation and ongoing administration of the IA No.1 and issuance of bonds; determination of the amount of taxes and collection of taxes; inspection, plan check and other costs related to acceptance of the facilities by the City, payment of taxes; and any other costs incurred to carry out the authorized purposes of the IA No. 1.

A u t ho r i z e d S e r v i c e s
The authorized services to be funded from the levy and collection of annual maintenance special taxes are the provision of public services, maintenance and operation related to any facilities authorized to be funded by the IA No. 1 with a useful life of five or more years, including but not limited to performance by employees of functions and repair activities. Maintenance as used herein includes replacement and the creation and funding of a reserve fund to pay for a replacement of such facilities. The maintenance special taxes shall only fund authorized services to the extent that they are in addition to those provided to land within the IA No. 1 prior to the creation of the IA No. 1.

Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
Economic & Planning Systems, Inc. (EPS) 12
A u t ho r i z e d F a c i l i t i e s E s t im a t e d C o s t s The developer is about to begin construction of infrastructure with costs estimated to be approximately $58.3 million, as illustrated in Table 2. Costs are shown in 2023 dollars.

In the future, properties included in the CFD annexation area may annex into this IA No. 1. If those annexations occur, the developer will seek to fund additional backbone infrastructure through the issuance of one or more series of IA No. 1 bond sales. As is often the case, during buildout of the Project, the developer anticipates being required to construct more backbone infrastructure than would be able to be entirely reimbursed through IA No. 1 bond proceeds.

Development Impact Fee Deferrals
In addition to backbone infrastructure, the IA No. 1 is authorized to fund deferred impact fees. Through the DA, including any amendments thereto, the developer is entitled to defer certain impact fees. Fees eligible for deferral include the South Placer Regional Transportation Authority (SPRTA) Tier II Traffic Fees. In addition to those fees identified in the DA, authorized facilities also includes the ability to pay the Roseville City School District Fee. As described in more detail later in this report, repayment of impact fee deferrals will follow reimbursement for eligible backbone infrastructure.

Table 2
Amoruso Ranch CFD No. 1 (Public Infrastructure)
Authorized Facilities Costs (2023 $s)
Item Cost (2023 $s)
Westbrook Boulevard $5,293,678
Backbone Infrastructure $11,651,729
Sewer Pump Station $5,063,620
Intracts ($35K per lot) $16,835,000
Contingency (15%) $5,826,604
Soft Costs
Engineering Staking (10%) $4,467,064
Fees/Bonds/etc. (10%) $4,467,064
Prepaid DA Fees $4,671,437
Totals $58,276,196
"costs"
Source: Brookfield Construction Budget (February 28, 2022) Prepared by EPS 4/25/2023 Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\CFD No 1\Models\222064 model Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
Economic & Planning Systems, Inc. (EPS) 14
IA No. 1 Bond Authorization and
Maximum Annual Special Tax
This chapter will discuss the maximum IA No. 1 bond authorization and maximum annual special taxes as proposed by the developer for each taxable land use type.

The CFD will have special taxes for the funding of authorized facilities. This annual facilities special tax will be transitioned to an annual maintenance special tax to fund authorized services of the IA No. 1 when authorized facilities obligations of the IA No. 1 have been fulfilled. These special tax programs will be discussed further in Chapter 5 of this report.

C FD B o nd A u t h o r i z a t i o n a nd F u nd i ng
S t r a t e g y
The DA authorized the use of the IA No. 1 to fund authorized facilities of the IA No. 1 and outlined a basic structure for the CFD.

The DA identified the following sources of potential funding for authorized facilities of the IA No. 1:
• IA No. 1 Bonds.
• IA No. 1 Pay-As-You-Go.
• Owner Equity/Private Financing.

Each funding source is discussed below.

Maximum IA No. 1 Bond Authorization
The IA No. 1 is authorized to issue up to $124 million in bonds. The property owner is anticipated to ask the City to sell the first series of bonds during the 2023-24 fiscal year. Depending on market conditions and the structure of the first series of IA No. 1 bonds, subsequent series of CFD bonds may be issued in multiple sales following the first IA No. 1 bond sale.

IA No. 1 Pay-As-You-Go
Special taxes levied and not needed to fund IA No. 1 bond debt service or City administration of the IA No. 1 may be used for pay-as-you-go expenditures for authorized IA No. 1 facilities not reimbursed with IA No. 1 bond proceeds. As memorialized in the DA, the City has agreed to provide pay-as-you-go funding to the developer for the first 30 years of the IA No. 1.

Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
Economic & Planning Systems, Inc. (EPS) 15
Following developer use of IA No. 1 pay-as-you-go revenues, the City reserves the right to continue the special tax levy to pay the development impact fee deferral on a pay-as-you-go basis. The City also has discretion to reimburse deferred fees through an IA No. 1 bond sale in addition to pay-as-you-go revenues.

Owner Equity/Private Financing
To the extent there are any shortfalls in the funding sources for authorized facilities, owner equity or private financing will be used to fund construction of such facilities.

M a x im um A n n u a l Sp e c i a l T a x
A facilities special tax will be assigned to taxable parcels at formation of the IA No. 1. This facilities special tax initially will be used to fund the costs of authorized facilities (as defined in the previous chapter). Once all special tax obligations to fund facilities have been completed, the maintenance special tax will be assigned to taxable parcels for the City’s use for long-term repair and replacement of authorized facilities. The IA No. 1 RMA includes the following two special taxes:
• Facilities Special Tax.
• Maintenance Special Tax.

The facilities special tax will be assigned and collected before the “transition event” for the special tax programs. Following the transition event, the facilities special tax will no longer be assigned to taxable parcels and will be replaced by the maintenance special tax. The transition event is discussed in detail in the following chapter.

Each special tax program is discussed below.

Facilities Special Tax
The developer provided the City with recommended maximum annual special taxes for various land use categories, based on market conditions and the range of maximum annual special tax rates in neighboring City areas. Table 3, which is Attachment 2 of the RMA, shows the maximum annual special tax rates for the following tax categories:
• LDR.
• MDR.
• Medium-density affordable—middle.
• HDR.
• High-density affordable—low.
• High-density affordable—very low.

Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
Economic & Planning Systems, Inc. (EPS) 16
• Nonresidential.

Table 3 shows the maximum annual special tax per tax category in the base year of Fiscal Year (FY) 2023-24. There are two maximum annual special tax for LDR units—$4,300 and $3,600—based on the large lot parcel assigned to each tax rate. Table 3 identifies the large lot numbers associated with each maximum annual special tax rate for LDR product.

The maximum annual special tax for MDR units is $3,000. The maximum annual special tax for MDR affordable units is $1,500. The maximum annual special tax for HDR uses—whether for sale or for rent—is $0. HDR affordable and very-low affordable units and nonresidential uses are assigned a maximum annual special tax of $0 at IA No. 1 formation. While the special tax is set at $0, the HDR low and very-low and nonresidential land uses were identified at IA No. 1 formation to clarify that if those land uses were to be included in the IA No. 1, their tax rates would be set to $0. Finally, Table 4, which is Attachment 3 of the RMA, shows the maximum annual special tax for each original IA No. 1 parcel in the base year.

Maintenance Special Tax
The maximum maintenance special tax is shown in Table 5 for all tax categories.

The maintenance special tax is set at 50 percent of the maximum facilities special tax in the base year. The maintenance special tax will not be levied at the same time as the facilities special tax and would be assigned only to taxable parcels following the transition event.

O v e r a l l T a x B u rd e n fo r S i n g l e - F am i l y R e s id e n t i a l
The DA and City policies stipulate that the overall tax burden after formation of a IA No. 1 cannot exceed 2 percent of the estimated sales price of a single-family residential home. Estimated sales prices of residential homes were provided by the developer. Table 6 shows the estimated total effective tax rate for prototypical uses in the IA No. 1. The test includes all current ad valorem property taxes, the IA No. 1 special tax, an estimated services CFD special tax, and the City CFD No. 3. Three different residential products are shown in Table 5:
• LDR.
• MDR.

Ad valorem property tax rates were derived from copies of the FY 2022-23 property tax bills. The overall tax burden for single-family residential homes proposed for the IA No. 1 ranges from 1.82 percent to 1.89 percent.

Table 3
Amoruso Ranch CFD No. 1 (Public Infrastructure)
Maximum Annual Facilities Special Taxes by Tax Category for the Base Year of FY 2023-24 (Improvement Area No. 1) [1] Before After
Transition Transition
Expected Land Uses (Tax Category) Event Event
[1]
Residential Uses per Unit per Unit
Low Density Residential (LDR) $4,300.00 $0.00
Large Lots AR-4, AR-5, AR-6, AR-11, AR-34, AR-35
Low Density Residential (LDR) $3,600.00 $0.00
Large Lots AR-12, AR-13, AR-22, AR-24, AR-26, AR-30
Medium Density Residential (MDR) $3,000.00 $0.00
High Density Residential (HDR) [2]
High Density Residential (HDR) For-Sale [2] $0.00 $0.00 High Density Residential (HDR) For-Rent [2] $0.00 $0.00 Affordable Medium Density Residential $1,500.00 $0.00
Affordable High Density Residential [2] $0.00 $0.00
Very Low Affordable High Density Residential [2] $0.00 $0.00 Nonresidential Uses [2] per Taxable Acre per Taxable Acre Mixed Use (MU) [2] $0.00 $0.00
Business Professional (BP) [2] $0.00 $0.00
Community Commercial (CC) [2] $0.00 $0.00
Undeveloped Property $27,772.37 $0.00
att2
[1] This amount is subject to increase by the Tax Escalation Factor in each Fiscal Year following the Base Year as described in this RMA.
[2] If a Low Density Residential, Medium Density Residential or Affordable Medium Density Residential Parcel with a Special Tax is rezoned to a use with an identified Special Tax of $0 in this attachment, the Special Tax would be assigned to the Parcel using the provisions of Section 4 of this RMA.

Facilities Special Tax per Unit/Taxable Acre
Prepared by EPS 4/25/2023 Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\CFD No 1\Models\222064 model Table 4
Amoruso Ranch CFD No. 1 (Public Infrastructure)Assigned Maximum Annual Facilities Special Taxes for Original Parcels for the Base Year of FY 2023-24 (Improvement Area No. 1) Large Lot Number [1] Original Parcel(s) Tax Category Acres Planned
Units
Improvement Area No. 1 [2] [3] [2] [3] [2] [3]
Phase 1 (Sub-phase 1A)AR-4 017-480-001-000 LDR 7.21 31 4.30 $4,300 $0 $133,300 AR-5 017-480-003-000 LDR 2.39 10 4.18 $4,300 $0 $43,000 AR-6 017-480-004-000 LDR 5.37 25 4.66 $4,300 $0 $107,500 AR-11 017-480-023-000 LDR 8.24 38 4.61 $4,300 $0 $163,400AR-12 017-480-007-000 LDR 3.13 16 5.11 $3,600 $0 $57,600 AR-13 017-480-006-000 LDR 5.39 30 5.57 $3,600 $0 $108,000 AR-21 017-480-009-000 MDR 2.05 15 7.32 $3,000 $0 $45,000 AR-22 017-480-010-000 LDR 6.05 32 5.29 $3,600 $0 $115,200 AR-24 017-480-030-000 LDR 2.50 12 4.80 $3,600 $0 $43,200 AR-25 017-480-011-000 MDR 5.29 38 7.18 $3,000 $0 $114,000 AR-26 017-480-012-000 LDR 9.26 48 5.18 $3,600 $0 $172,800 AR-30 017-480-013-000 LDR 2.89 13 4.50 $3,600 $0 $46,800 AR-32 017-480-046-000 MDR 7.78 58 7.46 $3,000 $0 $174,000 AR-33 017-480-045-000 MDR 5.14 42 8.17 $3,000 $0 $126,000AR-34 017-480-021-000 LDR 3.21 14 4.36 $4,300 $0 $60,200 AR-35 017-480-019-000 LDR 4.82 20 4.15 $4,300 $0 $86,000AR-37 017-480-031-000 MDR 4.96 39 7.86 $3,000 $0 $117,000 AR-64A Por. 017-480-014-000 Park 0.74 n/a n/a $0 $0 $0
AR-71 017-480-002-000 OS/(Paseos) 0.33 n/a n/a $0 $0 $0 AR-72A Por. 017-480-048-000 OS/(Paseos) 0.64 n/a n/a $0 $0 $0AR-75 017-480-008-000 OS/(Paseos) 0.84 n/a n/a $0 $0 $0AR-79 017-480-018-000 OS/(Paseos) 0.39 n/a n/a $0 $0 $0AR-80 017-480-047-000 OS/(Paseos) 1.16 n/a n/a $0 $0 $0AR-81 017-480-022-000 OS/(Paseos) 1.19 n/a n/a $0 $0 $0A1-A ROW 6.30 n/a n/a $0 $0 $0 A2-B ROW 1.07 n/a n/a $0 $0 $0
A4-A ROW 7.00 n/a n/a $0 $0 $0
A-7 ROW 0.41 n/a n/a $0 $0 $0
A9-C ROW 0.13 n/a n/a $0 $0 $0
Totals 105.88 481 $1,713,000
att3
[1] Indicates village identifier assigned by City in the Amoruso Ranch Specific Plan.[2] This amount may be increased by the Tax Escalation Factor in each Fiscal Year following the Base Year as described in this RMA.[3] If amended to include Annexation Parcels, the Maximum Annual Special Tax for Annexation Parcels would also be subject to the Tax Escalation Factor.

Assigned
Maximum Annual
Facilities Special
Tax per Unit
Assigned
Maximum Annual
Facilities Special
Tax per Taxable
Acre
Assigned
Maximum Facilities
Special Tax per
Village
Expected Land Uses
Planned
Units per
Acre
Prepared by EPS 4/25/2023 Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\CFD No 1\Models\222064 model Table 5
Amoruso Ranch CFD No. 1 (Public Infrastructure)
(Improvement Area No. 1
Maximum Annual Maintenance Special Taxes by Tax Category for the Base Year of FY 2023-24 (Improvement Area No. 1) [1] Before After
Transition Transition
Expected Land Uses (Tax Category) Event Event
[1] [1]
Residential Uses per Unit per Unit
Low Density Residential (LDR) $0.00 $2,150.00
Large Lots AR-4, AR-5, AR-6, AR-11, AR-34, AR-35
Low Density Residential (LDR) $0.00 $1,800.00
Large Lots AR-12, AR-13, AR-22, AR-24, AR-26, AR-30
Medium Density Residential (MDR) $0.00 $1,500.00
High Density Residential (HDR) [2]
High Density Residential (HDR) For-Sale [2] $0.00 $0.00 High Density Residential (HDR) For-Rent [2] $0.00 $0.00 Affordable Medium Density Residential $0.00 $750.00
Affordable High Density Residential [2] $0.00 $0.00
Very Low Affordable High Density Residential [2] $0.00 $0.00 Nonresidential Uses [2] per Taxable Acre
Mixed Use (MU) [2] $0.00 $0.00
Business Professional (BP) [2] $0.00 $0.00
Community Commercial (CC) [2] $0.00 $0.00
Undeveloped Property $0.00 $0.00
att4
[1] This amount is subject to increase by the Tax Escalation Factor in each Fiscal Year following the Base Year as described in this RMA.
[2] If a Low Density Residential, Medium Density Residential or Affordable Medium Density Residential Parcel with a Special Tax is rezoned to a use with an identified Special Tax of $0 in this attachment, the Special Tax would be assigned to the Parcel using the provisions of Section 4 of this RMA.

Maintenance Special Tax per Unit/Taxable Acre
Prepared by EPS 4/25/2023 Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\CFD No 1\Models\222064 model Table 6
Amoruso Ranch CFD No. 1 (Public Infrastructure)
Overall Tax Burden
Item Assumption LDR LDR MDR
Estimated Home Price [1] $675,000 $601,667 $468,750
Homeowner's Exemption ($7,000) ($7,000) ($7,000)
Estimated Assessed Value $668,000 $594,667 $461,750
Ad Valorem Property Taxes (TRA 005-073) [2] FY 2022/23
General Ad Valorem 1.00000% $6,680 $5,947 $4,618
Sierra College SFID #4 GO Bonds 0.01860% $124 $111 $86
Roseville City ESD GO Bonds 0.00913% $61 $54 $42
Roseville JUHSD GO Bonds 0.06841% $457 $407 $316
Subtotal Ad Valorem Property Taxes 1.09614% $7,322 $6,518 $5,061 Direct Charges and Assessments
City of Roseville CFD No. 1 (Public Facilities) $4,300 $3,600 $3,000 City of Roseville CFD No. 2 (Public Services) [3] $436 $436 $436 City of Roseville CFD No. 3 (Municipal Services) [4] $377 $377 $377 Placer Mosquito & Vector Control $6 $6 $6
Subtotal Direct Charges and Assessments $5,118 $4,418 $3,818 Total Ad Valorem Property Taxes and Direct Charges $12,440 $10,936 $8,880 Overall Tax Burden 1.84% 1.82% 1.89%
2 percent
Source: County of Placer; City of Roseville; EPS.
[1] Pricing provided by D.R. Horton.
[2] Ad Valorem tax rates based on FY 2022-23.
[3] Proposed maximum annual special tax rates for Amoruso Ranch CFD No. 2.. [4] Based on CFD No. 3 as identified in the project Development Agreement.

Residential
Prepared by EPS 4/25/2023 Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\CFD No 1\Models\222064 model Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
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Structure of the IA No. 1
D e s c r ip t i o n o f t h e I A N o . 1
The IA No. 1 is being formed to fund backbone infrastructure and other facilities, both local and regional, that will serve the Project. The attached exhibits are documents contained in the Resolution of Formation (ROF). Exhibit A is the IA No. 1 RMA. Exhibit B is the List of Authorized Facilities and Services. Through the transition of the facilities special tax to the maintenance special tax, the IA No. 1 also may fund long-term repair and replacement of authorized facilities once IA No. 1 bonds have been defeased and other obligations of the IA No. 1 for authorized facilities have been fulfilled. Once these facilities special tax obligations have been fulfilled, the City has the discretion to levy the maintenance special tax to help fund long-term repair and replacement of such facilities.

T h e I A N o . 1 F u nd i n g P ro g r am
The IA No. 1 will be authorized to levy and collect the special tax to pay all annual costs of the IA No. 1, including funding for authorized facilities not funded through IA No. 1 bond proceeds, which is anticipated to be paid on a pay-as-you-go basis, during the first 30 years of the special tax levy.

The IA No. 1 will be authorized to levy and collect the special tax to pay all annual maintenance costs of the IA No. 1 following the transition event.

T r a n s i t i o n E v e n t f o r S p e c i a l T a x e s The special taxes for the IA No. 1 are intended to first fund authorized facilities of the IA No. 1 and then fund authorized services of the IA NO. 1. As described below, the facilities special tax shall be effective during an initial bonding period and thereafter during a deferral bonding period. The idea is that the facilities special tax may be levied to fund authorized facilities and to repay any deferred impact fees. The full estimated term of the deferred bonding period may not be required if deferred development impact fees are funded through special tax revenues on a pay-as-you-go basis.

Once all obligations to fund authorized facilities have been satisfied, the facilities special tax will “transition” to a maintenance special tax to fund long-term repair and replacement costs for authorized facilities. The Transition Event from the levy of the annual facilities special tax to the maintenance special tax is discussed in further detail below.

Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
Economic & Planning Systems, Inc. (EPS) 22
D e t e rm i n i ng t h e M a x im um A n n u a l
S p e c i a l T a x
As stated in the previous chapter, the maximum annual special tax rates for the various tax categories were provided by the developer and based, in part, on maximum annual special tax rates for other neighboring City areas. The maximum annual special tax rates are designed to be competitive with other residential development projects in south Placer County. Table 3 shows the maximum annual special tax rates by tax category for the facilities special tax.

Table 5 shows the maximum annual special tax rates by tax category for the maintenance special tax.

B a s e Y e a r
The base year is FY 2023-24. A base year is defined in the RMA as a means of defining the special tax base in a given fiscal year that is allowed to increase by a given factor over a period of time.

A n n u a l T a x E s c a l a t i o n F a c t o r
The administrator shall increase the maximum annual facilities special tax, the maximum annual maintenance special tax, and the related maximum annual special tax rates by the tax escalation factor in all fiscal years following the base year, up to the Transition Event. After the Transition Event, the maximum annual maintenance special tax may be increased up to 2 percent annually at the City’s discretion.

D u r a t i o n o f t h e Sp e c i a l T a x
The facilities special tax will be levied and collected until the earlier of (1) the transition year or (2) FY 2088-89. The maintenance special tax may be levied and collected in perpetuity beginning with the transition year and in each year thereafter at the discretion of the City. The maintenance special tax will be levied and collected beginning in the transition year.

For parcels in the Future Annexation Area annexed into an Improvement Area other than IA No. 1, the facilities special tax will be levied and collected until the earlier of (1) the transition year or (2) 65 fiscal years following the first full fiscal year after the date of creation of such Improvement Area.

Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
Economic & Planning Systems, Inc. (EPS) 23
D e f i n i t i o n o f I n i t i a l B o nd i ng P e r i od Because the IA No. 1 includes payment of deferred development impact fees, the IA No. 1 RMA distinguishes between the initial bonding period during which authorized facilities may be financed and the subsequent period where development impact fees may be reimbursed. As defined in the RMA, the Initial Bond Period is “the period in which Bonds are outstanding which financed Authorized Facilities costs or refunded prior Bonds other than the Development Impact Fee Deferral.” Each Improvement Area of the IA No. 1 will have its own Initial Bonding Period.

D e f i n i t i o n o f A n n u a l F a c i l i t i e s C o s t s The maximum annual facilities special tax established under the RMA is the maximum exposure to an annual facilities special tax levy for a given parcel of land. The actual amount of the levy is derived through determining the “annual facilities costs” of the IA No. 1. The RMA describes the annual facilities costs components in detail. Each item is discussed briefly below.

Debt Service
Debt service is that portion of the maximum annual special tax required to pay a parcel’s share of the debt service. The proposed financing structure of the IA No. 1 anticipates that one or more series of IA No. 1 bonds may be issued.

Amount Needed to Replenish Reserve Fund
In the event the reserve fund is drawn on to pay debt service or expenses of the IA NO. 1, a facilities special tax may be levied to replenish the bond reserve fund to required funding levels. A facilities special tax should be levied once for each draw on the bond reserve fund, to the extent the bond reserve fund can be brought back to required funding levels with just one such levy. If for any reason the bond reserve fund remains underfunded in a fiscal year following the fiscal year in which facilities special taxes were levied to replenish it, a second facilities special tax levy should not be required to replenish the bond reserve fund.

Administrative Expenses
Administrative expenses of the IA No. 1 are the reasonable costs of administering the IA No. 1 each fiscal year. Examples of administrative expenses are costs of computing facilities special taxes and preparing annual facilities special taxes collection schedules; costs of collecting the facilities special taxes; costs of remitting the facilities special taxes to the Trustee; costs of the Trustee (including its legal counsel) in the discharge of the duties required of it under the Bond Indenture; costs to the City, IA No. 1, or their designees of complying with Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
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arbitrage rebate requirements; costs complying with the City, IA No. 1, or obligated persons disclosure requirements; costs associated with preparing special taxes disclosure statements; costs incurred in responding to public inquiries regarding the facilities special taxes; costs related to any appeal of the facilities special taxes; and amounts estimated to be advanced or advanced by the City for any other administrative purposes, including attorney’s fees and other costs related to collection of the facilities special taxes and commencing and pursuing to completion any foreclosure for delinquent special taxes.

Amounts for Unpaid Facilities Special Taxes and Anticipated Delinquencies
The RMA allows for the levy of a facilities special tax to fund costs of unpaid facilities special taxes from a previous fiscal year or to fund anticipated facilities special tax delinquencies that may occur in the current fiscal year for which facilities special taxes are being levied. To the extent an amount is levied for a past delinquency, a second facilities special tax levy should not be levied for a facilities special tax delinquency that has already been accounted for in a previous year facilities special tax levy.

Generally, facilities special taxes eventually are brought current, either through payment by a property owner or through judicial foreclosure proceedings. When facilities special tax installments are paid current, the amount needed to fund debt service and IA No. 1 administration will have been collected for previous years, including additional amounts that were needed only to cover delinquencies that are now current. As such, these additional amounts should be considered available by the IA No. 1 to fund annual facilities costs in the following fiscal year.

Authorized Facilities Funded on a Pay-As-You-Go Basis
During the first 30 years, the DA entitles the developer to use pay-as-you-go revenues to fund authorized facilities. As such, facilities special tax revenues not needed to pay debt service during the first 30 years of the facilities special tax levy may be used to fund authorized IA No. 1 costs not otherwise funded with IA No. 1 bond proceeds.

Development Impact Fee Deferrals
As stated earlier, the DA entitles the developer to defer certain development impact fees identified in the DA, which may be amended from time to time.

Eligible fees include the SPRTA Tier II Traffic Fee and school district fees. To preserve the City’s ability to reimburse any deferred fees, each series of IA No. 1 bonds that may be issued will be structured based on the revenues pledged toward that bond sale without consideration of wrapping debt service around a previous IA No. 1 bond sale. The concept generally is that once a taxable parcel has been taxed as a developed parcel for 30 years and that tax was used to pay Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
Economic & Planning Systems, Inc. (EPS) 25
debt service on a series of IA No. 1 bonds, the future facilities special tax levy on that parcel should be available for the City to reimburse deferred impact fees for that parcel.

By way of a simple example, assume an initial IA No. 1 bond sale (Series A bonds) was sized (in IA No. 1 year 1) assuming maximum annual facilities special tax revenue from 400 units, even though all 400 units were not considered developed parcels at the time of the IA No. 1 bond sale. If a second series of IA No. 1 bonds were being issued in year 4 (Series B bonds) based on another project phase with 300 dwelling units, the IA No. 1 Series B bond sizing would not count on IA No. 1 facilities special tax revenues from any of the first 400 units in years 31, 32, and 33 when facilities special tax revenues from those first 400 units would no longer be needed to service outstanding bond debt for the Series A bonds. In this example, facilities special tax revenues from the first 400 units, beginning in Year 31, would be available to reimburse for deferred impact fees for those first 400 units.

Earnings on Reserve Funds, Special Tax Funds, and Other Funds All interest earnings on bond reserve funds, facilities special tax funds, or other funds should be used to offset annual costs when determining the amount required for the annual facilities special tax levy.

T r a n s i t i o n E v e n t a nd M a i n t e n a n c e S p e c i a l T a x e s
Following the initial bonding period for IA No. 1, and when the administrator determines that the development impact fee deferral has been repaid in full, or beginning FY 2089-90 (whichever occurs first), the administrator will determine that the Transition Event has occurred. In the fiscal year following the Transition Event, the City shall no longer levy and collect the facilities special tax and will in turn begin the levy and collection of the maintenance special tax to fund the costs of authorized services, as defined in a previous chapter.

The Transition Event will be established separately for future Improvement Areas of the IA No. 1.

D e f i n i t i o n o f A n n u a l M a i n t e n a n c e C o s t s The maximum annual maintenance special tax established under the RMA is the maximum exposure to an annual maintenance special tax levy for a given parcel of land. The actual amount of the levy is derived through determining the annual maintenance costs of the IA No. 1. The RMA identifies the annual maintenance costs components as these:

Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
Economic & Planning Systems, Inc. (EPS) 26
a. Authorized services costs to be paid from maintenance special taxes. b. Administrative expenses for such fiscal year.
c. The amount needed (1) to cure any delinquencies in the payment of the maintenance special tax in the prior fiscal year, to the extent not otherwise included in a computation of annual maintenance costs in the current or any previous fiscal year and (2) to fund any foreseeable deficiency in the payment of the maintenance special tax for that fiscal year, which is expected to occur in such fiscal year, to the extent not included in a computation of annual maintenance costs in the current or any previous fiscal year. d. Less any available earnings on any reserve fund, maintenance special tax funds, or any other available revenues of the IA No. 1 or the City that may be used to fund annual maintenance costs.

A s s ig nm e n t o f M a x im um A n n u a l S p e c i a l T a x
Sections 4 and 5 of the RMA describe in detail the precise method for assigning the maximum annual facilities special tax, maximum annual maintenance special tax, and maximum annual special tax to parcels in the IA No. 1. The RMA assigns a total maximum annual special tax to taxable parcels based on parcel configurations at the time of formation of the IA No. 1 and then as subdivision maps are recorded. Original parcels are those parcel configurations when the IA No. 1 is formed. Successor parcels are created as large lot subdivision maps are recorded, and then small lot final maps are recorded, defining individual buildable residential lots.

Original Parcels
Original parcels are assigned a maximum annual facilities special tax using Attachment 3 of the RMA. Attachment 3 (Table 4 of this document) shows the total maximum facilities annual special tax and maximum annual facilities special tax per unit or per acre for each of the 5 original parcels.

Attachment 4 of the RMA (Table 5 of this document) shows the assigned maximum annual maintenance special tax, before and after the Transition Event, for all tax categories.

Successor Parcels
Successor parcels are created when original parcels are subdivided by the recording of large lot subdivision maps or other parcel reconfigurations, such as through a lot line adjustment, and further subdivided into buildable residential lots. The RMA provides specific detail and definitions used in allocating the Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
Economic & Planning Systems, Inc. (EPS) 27
maximum annual facilities special tax to parcels in their final use, whether as residential or nonresidential parcels.

Attachment 3 (Table 4 of this document) shows the maximum annual facilities special tax for planned large lot parcels. Each large lot is assigned one tax category, the number of planned residential units, and a maximum annual facilities special tax per unit or per acre. The maximum annual facilities special tax for a large lot parcel is the sum of the number of units in the tax category multiplied by the maximum annual facilities special tax for the tax category.

If fewer units are realized at recordation of a final map defining buildable lots than shown in Table 4, the maximum annual facilities special tax for the large lot parcel is divided by the actual number of residential units created by the final map to determine the maximum annual facilities special tax per unit. If more residential units are created by a final map than shown in Table 4, the maximum annual facilities special tax per unit is that amount shown in Table 4.

The RMA is structured to ensure that the maximum annual facilities special tax for a large lot is not reduced over time by anticipated development of each large lot.

The facilities special tax revenue for large lot parcels may increase if higher densities are realized over time.

Maximum annual maintenance special taxes are identified for tax categories in Attachment 4 (Table 5 of this document).

Annexation Parcels
Parcels are anticipated to be annexed into CFD in the future. Future annexation parcels will be annexed into new Improvement Areas. There may be future annexations into IA No. 1 using existing tax rates.

If parcels are annexed into the IA No. 1 after formation, the maximum annual facilities special tax, maximum annual maintenance special tax, and maximum annual special tax will be assigned to these annexation parcels using the definitions in Section 2 of the RMA and the maximum annual facilities special tax per unit or per acre shown in Attachment 2 of the RMA (Table 3 of this document) as adjusted by the tax escalation factor applied by the administrator, unless the annexation parcels are annexed with a new set of maximum annual facilities special taxes. Attachment 3 (Table 4) will be amended, or a new attachment created, to include the annexation parcels and, if necessary, the applicable tax rates. If new maximum annual facilities special taxes are created, Attachments 2 and 3 should be amended to reflect the maximum annual facilities special taxes for the annexation parcels. Once annexed, these annexed parcels will be considered original and successor parcels and will be subject to the same procedures for assignment of the maximum annual facilities special tax to successor parcels described in Section 4.d of the RMA. The owner of the annexation parcels will be responsible for paying all costs associated with Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
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annexing the annexation parcels into the IA No. 1 but otherwise will not be required to pay any other charge, fee, or catch-up special tax in connection with or as a condition of such annexation, unless otherwise agreed to by the owner of the annexation parcel in connection with the annexation.

Maximum annual maintenance special taxes are identified for tax categories in Attachment 4 (Table 5 of this document).

A f f o rd a b l e U n i t s
The RMA recognizes affordable housing units may be built in the IA No. 1.

Affordable high-density units are assigned zero tax rates for facilities taxes and maintenance taxes. Affordable medium-density units are assigned lower maximum annual special tax rates than market-rate units. Section 4.d of the RMA discusses the assignment of the maximum annual special tax to residential lots and to those residential lots anticipated to include affordable units.

T r a n s f e r o f t h e A s s ig n e d M a x im um
A n n u a l F a c i l i t i e s Sp e c i a l T a x
The City may, in its sole discretion, allow for a transfer of the maximum annual facilities special tax from one large lot parcel to another. Such a transfer will be allowed only if (1) all adjustments are agreed to in writing by the affected property owners and the Finance Director and (2) there is no reduction in the IA NO. 1 maximum annual facilities special tax revenues as a result of the transfer.

Provisions for such a transfer are discussed in Section 4.f of the RMA.

C o n v e r s i o n o f a T a x -E x em p t P a r c e l to a T a x ab l e P a r c e l
If a tax-exempt parcel is not needed for public use or other nontaxable use and is converted to a taxable use or transferred to a private owner, it will become subject to the special tax. The maximum annual special tax for the newly assigned tax category for such a parcel is determined using the provisions of Sections 4 and 5 of the RMA.

T a x ab l e P a r c e l s A cq u i r e d b y a P u b l i c A g e n c y
A taxable parcel that is acquired by a public agency after the IA No. 1 is formed will remain subject to the applicable special tax unless the special tax obligation is satisfied pursuant to Section 53317.5 of the Government Code. An exception to Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
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this may be made if a public parcel, such as a school site, is relocated to a taxable parcel, in which case, the previously tax-exempt parcel of comparable acreage becomes a taxable parcel and the maximum annual special tax from the previously taxable parcel is transferred to the new taxable parcel. This trading of a parcel from a taxable parcel to a public parcel will be permitted to the extent there is no net loss in maximum IA No. 1 special tax revenue and the transfer is agreed to by the owners of the parcels involved in the transfer and the Finance Director.

D e t e rm i n a t i o n o f P a r c e l s S ub j e c t t o S p e c i a l T a x
By June 30 of each fiscal year, using the definitions in Section 2 of the RMA, the parcel records of the Assessor’s Secured Tax Roll as of January 1, and other City development approval records, the Administrator will cause:

1. Each parcel to be classified as a taxable parcel or a tax-exempt parcel.

2. Each parcel to be classified as a developed parcel, a small lot tentative map parcel, a large lot parcel (including remainder parcels), or an undeveloped parcel.

S e t t i ng t h e F a c i l i t i e s Sp e c i a l T a x L e v y f o r T a x ab l e P a r c e l s
To determine the annual levy, the administrator will use the process presented in Section 7 of the RMA. In general, the provisions of Section 7 describe the following procedures to set the annual facilities special tax levy for each taxable parcel for each Improvement Area separately:
• First, the administrator must compute the annual facilities costs using the definitions in Section 2 of the RMA. Next, the administrator will levy the facilities special tax proportionately on all developed parcels, up to the amount of annual facilities costs or 100 percent of the maximum facilities special tax for developed property, whichever is less.
• If additional revenue is needed for annual facilities costs, the administrator shall levy the facilities special tax proportionately on all small lot tentative map parcels, such that when added to the levy on developed parcels, is up to the amount of annual facilities costs or up to 100 percent of the maximum facilities special tax for small lot tentative map parcels, whichever is less. • If additional revenue is needed for annual facilities costs, the administrator shall levy the facilities special tax proportionately on all large lot parcels, such that when added to the levies on parcels described above, is up to the amount Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
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of annual facilities costs or up to 100 percent of the maximum facilities special tax for large lot parcels, whichever is less.
• If additional revenue is needed for annual facilities costs, the administrator shall levy the facilities special tax proportionately on all undeveloped parcels, such that when added to the levies on parcels described above, is up to the amount of annual facilities costs or up to 100 percent of the maximum facilities special tax for large lot parcels, whichever is less.

Once the facilities special tax levy is determined for a fiscal year, the administrator will create the tax schedule to deliver to the County AuditorController.

S e t t i ng t h e M a i n t e n a n c e Sp e c i a l T a x L e v y f o r T a x a b l e P a r c e l s
Beginning in the Transition Year, the administrator will use the process presented in Section 7 of the RMA to set the annual maintenance special tax levy. In general, the provisions of Section 7 describe the following procedures to set the annual maintenance special tax levy for each taxable parcel separately for each Improvement Area:
• First, the administrator must compute the annual maintenance costs using the definitions in Section 2 of the RMA. Next, the administrator will levy the maintenance special tax proportionately on all developed parcels, up to the amount of annual maintenance costs or 100 percent of the maximum maintenance special tax for developed property, whichever is less. • If additional revenue is needed for annual maintenance costs, the administrator shall levy the maintenance special tax proportionately on all small lot tentative map parcels, such that when added to the levy on developed parcels, is up to the amount of annual maintenance costs or up to 100 percent of the maximum maintenance special tax for small lot tentative map parcels, whichever is less.
• If additional revenue is needed for annual maintenance costs, the administrator shall levy the maintenance special tax proportionately on all large lot parcels, such that when added to the levies on parcels described above, is up to the amount of annual maintenance costs or up to 100 percent of the maximum maintenance special tax for large lot parcels, whichever is less.
• If additional revenue is needed for annual maintenance costs, the administrator shall levy the maintenance special tax proportionately on all undeveloped parcels, such that when added to the levies on parcels described above, is up to the amount of annual maintenance costs or up to 100 percent Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
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of the maximum maintenance special tax for large lot parcels, whichever is less.

Once the maintenance special tax levy is determined for a fiscal year, the administrator will create the tax schedule to deliver to the County AuditorController.

P r e p a ym e n t o f t h e Sp e c i a l T a x
O b l ig a t i o n
Calculations of a prepayment shall reflect the Improvement Area in which the parcel seeking to prepay resides. A property owner may at any time prepay either 25 percent or 50 percent of the full prepayment, except that the City may allow a partial prepayment of any percentage up to 50 percent of the full prepayment to be made as a “buy down” of the rate for purposes of marketing the property by a builder or developer of land to be sold for residential use. In the event such a builder or developer has prepaid a portion of the facilities special tax, the allowable 25 percent or 50 percent partial prepayment of the facilities special tax that can be made by a subsequent owner shall be reduced by the amount so prepaid by the builder or developer. Full prepayment is permitted only for nonresidential use parcels; full prepayment is not allowable for residential use parcels.

Prepayments must be made in sufficient time to, in the City’s opinion, have the prepayment reflected in the following fiscal year’s special tax levy.

In addition to the above, full or partial prepayment is permitted only under the following conditions:
• The landowner prepaying the facilities special tax on a parcel has paid any delinquent facilities special tax and penalties on that parcel at or before prepayment.
• Following prepayment, amounts in any debt service reserve fund are equal to or greater than the reserve fund requirement.
• The City determines the prepayment will not jeopardize its ability to make timely payments of debt service and maintain a 110 percent annual debt service coverage based on maximum annual special tax revenues in all years in which issued bonds will be outstanding.
• The portion of the prepayment for the development impact fee deferral shall be used only to pay for the development impact fee deferral whether it was or is to be funded through annual special tax payments or through bonded indebtedness.

Amoruso Ranch Community Facilities District No. 1 (Public Facilities) April 2023
Economic & Planning Systems, Inc. (EPS) 32
The full and partial prepayment calculations are described in detail in Section 8 of the RMA. Partial prepayments also must account for collection of any development impact fee deferral for a given parcel.

I n t e rp r e t a t i o n , A p p l i c a t i o n , a nd A p p e a l o f Sp e c i a l T a x F o rm u l a a n d P r o c e d u r e s Any taxpayer who feels the amount of the special tax assigned to a parcel is in error may file a notice with the administrator appealing the levy of the special tax.

The administrator then will promptly review the appeal and, if necessary, meet with the applicant. If the administrator verifies that the tax should be modified or changed, the special tax levy will be corrected and, if applicable in any case, a credit or refund will be granted.

Interpretations may be made by the City, without resolution or ordinance of the City Council, for purposes of clarifying any vagueness or ambiguity as it relates to the special tax rate, the method of apportionment, the classification of properties, or any definition applicable to the IA No. 1.

Without City Council approval, the Finance Director may make minor, nonsubstantive administrative and technical changes to the provisions of the RMA that do not materially affect the rate, method of apportionment, or manner of collection of the special tax for purposes of administrative efficiency or convenience or to comply with new applicable federal, state, or local law.

M a n n e r o f C o l l e c t i o n
The special tax will be collected in the same manner and at the same time as ad valorem property taxes. As specified in Section 10 of the RMA, the administrator or their designee may directly bill the special tax and may collect the special tax at a different time, such as on a monthly or other periodic basis, or in a different manner, if necessary, to meet the City’s financial obligations.

EXHIBITS:

Exhibit A: Rate, Method of Apportionment, and
Manner of Collection of Special Tax
Exhibit B: List of Authorized
Facilities and Services
EXHIBIT A:

Rate, Method of Apportionment, and
Manner of Collection of Special Tax
Economic & Planning Systems, Inc. (EPS) A-1

EXHIBIT A
Improvement Area No. 1 of the
City of Roseville
Amoruso Ranch Community Facilities District No. 1
(Public Facilities)
Placer County, State of California

RATE, METHOD OF APPORTIONMENT, AND

MANNER OF COLLECTION OF SPECIAL TAX
1 . B a s i s o f S p e c i a l T a x L e v y
A Special Tax authorized under the Mello-Roos Community Facilities Act of 1982 (Act) applicable to the land in Improvement Area No. 1 of the City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities) shall be levied and collected according to the tax liability determined by the City through the application of the appropriate amount or rate, as described below.
2 . D e f i n i t i o n s
“Acre” or “Acreage” means the land area of an Assessor’s Parcel as shown on an Assessor’s Parcel Map, or if the land area is not shown on an Assessor’s Parcel Map, the land area shown on the applicable final map or other Development Plan. “Act” means the Mello-Roos Community Facilities Act of 1982, as amended, Sections 53311 and following of the California Government Code. “Administrative Expenses” means the actual or reasonably estimated costs related to the administration of Improvement Area No. 1, including, but not limited to, these for Improvement Area No. 1:
a. Costs of computing Special Taxes and preparing annual Special Tax collection schedules (whether by the City or any designee thereof or both). b. Costs of collecting the Special Taxes (whether by the County, the City, or otherwise). c. Costs of remitting the Special Taxes to the Trustee. d. Costs of the Trustee (including its legal counsel) in the discharge of the duties required of it under the Bond Indenture.
e. Costs to the City, CFD, or any designee thereof, of complying with arbitrage rebate requirements.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-2
f. Costs to the City, CFD, or any designee thereof, of complying with City, CFD, or Master Builder disclosure requirements.
g. Costs associated with preparing Special Tax disclosure statements. h. Costs incurred in responding to public inquiries regarding the Special Taxes. i. Costs to the City, CFD, or designee thereof related to any appeal of the Special Taxes. j. Costs associated with the release of funds from an escrow account, if any. k. Costs to the City for the issuance of Bonds authorized by the CFD that are not recovered through the Bond sale proceeds.
l. Amounts estimated to be advanced or already advanced by the City for any other administrative purposes, including attorney’s fees and other costs related to collection of the Special Taxes and commencing and pursuing to completion any foreclosure of delinquent Special Taxes.
“Administrator” means a City official in the Finance Department, or their designee responsible for determining or overseeing the levy and collection of the Special Taxes. “Affordable Housing Director” means, at any point in time, the person in the City who serves as head of the department that is in charge of the City’s affordable housing program.
“Affordable Unit” means a Unit built on a Residential Use Parcel for which an Affordable Unit agreement has been entered into for the property designating the Unit as affordable.

A Multifamily Parcel may have only a portion of the Units assigned as Affordable Units.

The City Manager, or his or her designee, shall determine which Units are designated as Affordable Units and maintain an Affordable Unit listing, which shall contain all designated buildable parcels by tract and lot number, and in the case of Large Lot Parcels remaining before May 1 of the preceding Fiscal Year, the number of designated Affordable Units for each such Large Lot Parcel; all entries shall indicate the effective date of designation.

The Affordable Unit listing also shall be updated to reflect those Units no longer qualifying as Affordable Units, also known as Market-Rate Units. The Affordable Unit listing, which shall contain all qualifying Affordable Units as of April 30, shall be made available to the Administrator by July 1 of each year for purposes of determining the Maximum Annual Special Tax for Parcels pursuant to Section 4.
“Annexation Parcels” means a Parcel or Parcels annexed to Improvement Area No. 1 of the CFD after formation. The Maximum Annual Special Tax will be assigned to Parcels in the annexation area using the provisions of Section 4. “Annual Facilities Costs” means, for any Fiscal Year, the total of these for Improvement Area No. 1:
a. Debt Service to be paid from Facilities Special Taxes.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-3
b. The amount needed to replenish the reserve fund for the Bonds to the level required under the Bond Indenture, to the extent not included in a computation of Annual Facilities Costs in a previous Fiscal Year.
c. Administrative Expenses for such Fiscal Year.
d. The amount needed to (1) cure any delinquencies in the payment of the Facilities Special Tax in the prior Fiscal Year, to the extent not otherwise included in a computation of Annual Facilities Costs in the current or any previous Fiscal Year, and (2) to fund any foreseeable deficiency in the payment of the Facilities Special Tax for that Fiscal Year which is expected to occur in such Fiscal Year, to the extent not included in a computation of Annual Facilities Costs in the current or any previous Fiscal Year.
e. Authorized Pay-As-You-Go Costs so long as the inclusion of these costs does not increase the Special Tax levy on Undeveloped Property, Large Lot Parcels, Small Lot Tentative Map Parcel, or Final Use Small Lot Parcels.
f. During the Deferral Bonding Period, the amount needed to pay Development Impact Fee Deferrals not financed by Bonds.
g. Less any available earnings on any reserve fund or Facilities Special Tax funds, available capitalized interest or any other available revenues of Improvement Area No. 1 or the City that may be used to fund Annual Facilities Costs. “Annual Maintenance Costs” means, for any Fiscal Year, the total of these for Improvement Area No. 1:
a. Authorized Services costs to be paid from Maintenance Special Taxes. b. Administrative Expenses for such Fiscal Year.
c. The amount needed to (1) cure any delinquencies in the payment of the Maintenance Special Tax in the prior Fiscal Year, to the extent not otherwise included in a computation of Annual Maintenance Costs in the current or any previous Fiscal Year, and (2) to fund any foreseeable deficiency in the payment of the Maintenance Special Tax for that Fiscal Year which is expected to occur in such Fiscal Year, to the extent not included in a computation of Annual Maintenance Costs in the current or any previous Fiscal Year.
d. Less any available earnings on any reserve fund, Maintenance Special Tax funds or any other available revenues of Improvement Area No. 1 or the City that may be used to fund Annual Maintenance Costs.
“Anticipated Construction Proceeds” means the amount anticipated to be available through Improvement Area No. 1 for acquiring or constructing Authorized Facilities, which is equal to $27.8 million at formation of Improvement Area No. 1 of the CFD. This amount is increased on July 1 of the current Fiscal Year for the prior calendar year by the average increase in the ENR-CCI.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-4
“Assessor’s Parcel” means a lot or Parcel with an assigned Assessor’s Parcel Number in the maps used by the County Assessor in preparing the tax roll. “Assessor’s Parcel Map” means an official map of the County Assessor designating Parcels by Assessor’s Parcel Number.
“Assessor's Parcel Number” means the Parcel and Parcel Number as assigned by the County Assessor on the equalized tax roll.
“Assigned Maximum Annual Special Tax” means the maximum Facilities Special Tax or Maintenance Special Tax assigned to each Large Lot Parcel that is an Original Parcel based on the Expected Land Uses for Improvement Area No. 1 at the CFD formation, or at annexation, as shown in Attachment 1.
“Authorized Facilities” means those facilities and fees to be financed by the CFD (including Improvement Area No. 1), as identified in the resolution forming the CFD. “Authorized Services” means those services authorized to be funded by the CFD (including Improvement Area No. 1), as defined in the resolution forming the CFD. “Base Year” means the Fiscal Year beginning July 1, 2023, and ending June 30, 2024. “Benefit Share” means the Maximum Annual Facilities Special Tax for a Parcel divided by the Maximum Annual Facilities Special Tax Revenue for all Taxable Parcels at their assigned Maximum Annual Facilities Special Tax.
“Bond(s)” means any bond(s) issued by the City for Improvement Area No. 1 under the Act secured by Special Taxes and any other debt, as defined in the Act, the City incurs that is secured by Special Taxes to further the CFD’s purposes. “Bond Indenture(s)” means the indenture(s), resolution(s), fiscal agent agreement(s), or other financing document(s) pursuant to which any Bonds are issued. “Bond Share” means the share of Outstanding Bonds assigned to a Parcel as specified in Section 8 hereof.
“Building Permit” means a permit issued by the City for the construction of a Residential Use or Nonresidential Use structure.
“Business Professional” means a Parcel or Parcels zoned to provide for office uses and other uses that are related to and supportive of office uses. “CFD” means the City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities), Placer County, State of California, including all Improvement Areas therein.
“Chief Financial Officer” or “CFO” means the Chief Financial Officer of the City, or his/her designee.
“City” means the City of Roseville in Placer County, California. “Council” means the City Council of the City acting for the CFD under the Act.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-5
“County” means the County of Placer, California.
“Debt Service” means the total annual amount of Bond principal, interest, and the scheduled sinking fund payments of the Bonds in a calendar year. “Deferral Bonding Period” means the period, for Improvement Area No. 1, after the Initial Bonding Period has ended and during which the City finances the Development Impact Fee Deferral.
“Developed Parcel” means, in any Fiscal Year:
a. For Single-Family Parcels: All Parcels for which a Final Small Lot Subdivision Map was recorded before May 1 of the preceding Fiscal Year.
b. For Multifamily Parcels: All Parcels for which a Building Permit for new construction of a Residential Use structure was issued before May 1 of the preceding Fiscal Year. c. For all Nonresidential Use Parcels: All Parcels for which a Building Permit for new construction of a Nonresidential Use structure was issued before May 1 of the preceding Fiscal Year.

Once a Parcel is defined as a Developed Parcel it shall remain as a Developed Parcel. “Development Agreement” means the Development Agreement By and Between the City of Roseville and Brookfield Sunset, LLC, Brookfield Sacramento Holdings, LLC, and Angela Eisenpress relative to the Amoruso Ranch Specific Plan dated May 11, 2022, or as may be amended from time to time.
“Development Impact Fee Deferral” means the deferred payment of development impact fees due to the City or the South Placer Regional Transportation Authority (SPRTA) for Developed Parcels, using the approach and amounts identified in the Development Agreement, which may be amended from time to time. “Development Plan” means a condominium plan, apartment plan, site plan, or other development plan that identifies such information as the type of structure, acreage, square footage, or number of Units that are approved to be developed on Single-Family Parcels, Multifamily Parcels, and Nonresidential Parcels. “ENR-CCI” means the Engineering News Record—Construction Cost Index for San Francisco in the prior calendar year, as determined on July 1 of the current Fiscal Year. “Expected Land Use(s)” means, for Improvement Area No. 1, the total number of Units or Acres of each land use type by Tax Category expected in each Large Lot Parcel and Original Parcel at CFD formation as identified in Attachment 3 of this RMA, or as to Annexation Parcels, the total number of Units or Acres of each land use type by Tax Category expected in each Large Lot Parcel and Original Parcel at the time of annexation as identified in a subsequent attachment to RMA.
“Facilities Special Tax” means the Special Tax authorized to be levied in Improvement Area No. 1 to fund Annual Facilities Cost. Facilities Special Taxes are shown in Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-6
Attachments 2 and 3, or as to Annexation Parcels, as shown in a subsequent attachment to the RMA.
“Final Use Small Lot Parcel” means a Parcel designated for development as a singlefamily residence, which is part of a Final Small Lot Subdivision Map. “Final Small Lot Subdivision Map” means a recorded map designating the final Parcel subdivision for individual Single-Family Parcels.
“First Bond Sale” means issuance of the first series of Bonds secured, in whole or in part, by Facilities Special Taxes levied and collected from Parcels in Improvement Area No. 1.
“Fiscal Year” means the period starting July 1 and ending the following June 30. “Full Prepayment” means the fulfillment of a Parcel’s Facilities Special Tax obligation, as determined by following the procedures in Section 8.
“High Density Residential” means, per the Amoruso Ranch Specific Plan, a land use designation that primarily accommodates attached housing, but depending on the unit type, could also include detached housing, within the density range of 13.0 or greater dwelling units per gross developable acre. Typical housing product types include, but shall not be limited to, detached townhomes, courtyard townhomes/condominiums, garden-style apartments, and podium design apartments/condominiums. “Improvement Area No. 1” means the area designated as such on Map 1. “Initial Bonding Period” means, for Improvement Area No. 1, the period in which Bonds are outstanding, whether issued in a single or multiple series, which financed Authorized Facilities costs or refunded prior Bonds other than the Development Impact Fee Deferral.
“Large Lot Parcel” means a Parcel created by a Large Lot Subdivision Map. “Large Lot Subdivision Map” means a recorded subdivision map creating Parcels by land use. However, the Large Lot Subdivision Map does not delineate Final Use Small Lot Parcels. A Final Small Lot Subdivision Map will create individual Single-Family Parcels. “Low Density Residential” means, per the Amoruso Ranch Specific Plan, a land use designation that supports single-family detached homes on conventional lots within the density range of up to 6.9 dwelling units per gross developable acre. Typical housing product types include, but shall not be limited to, standard, alley-loaded, or clustered, single-family detached units.
“Maintenance Special Tax” means the Special Tax authorized to fund Annual Maintenance Costs. The Maintenance Special Tax will be levied and collected beginning with the Transition Year. Maintenance Special Taxes are shown in Attachment 4. “Market-Rate Unit” means a Unit that is not an Affordable Unit. “Master Builder” means Brookfield Sacramento Holdings LLC and its successors and assigns.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-7
“Maximum Annual Special Tax” means the greatest amount of Facilities Special Tax or Maintenance Special Tax that can be levied against a Parcel in a given Fiscal Year, as shown in Attachments 2, 3, and 4.
“Maximum Annual Facilities Special Tax” means the greatest amount of Facilities Special Tax that can be levied against a Parcel in a given Fiscal Year, as shown in Attachments 2, 3, or 4.
“Maximum Annual Maintenance Special Tax” means the greatest amount of Maintenance Special Tax that can be levied against a Parcel in a given Fiscal Year, as shown in Attachments 2, 3, or 4.
“Maximum Annual Special Tax Rate” means the maximum rate of Facilities Special Tax or Maintenance Special Tax charged per Unit or per Taxable Acre each Fiscal Year, as shown in Attachments 2, 3, and 4, as subsequently escalated by the Tax Escalation Factor.
“Maximum Annual Facilities Special Tax Revenue” means the greatest amount of Facilities Special Tax revenue that can be collected in total from a group of Parcels (such as Developed Parcels) by levying the Maximum Annual Facilities Special Tax. “Maximum Annual Maintenance Special Tax Revenue” means the greatest amount of Maintenance Special Tax revenue that can be collected in total from a group of Parcels (such as Developed Parcels) by levying the Maximum Annual Maintenance Special Tax. “Maximum Annual CFD Special Tax Revenue” means the sum of the Maximum Annual Special Tax levied on all Taxable Parcels in the CFD in a Fiscal Year. “Medium Density Residential” means, per the Amoruso Ranch Specific Plan, a land use designation that accommodates both single-family detached homes and attached homes within the density range of 7.0 to 12.9 dwelling units per gross developable acre. Typical housing product types include, but shall not be limited to, standard or alley-loaded lots, courtyard lots, green court lots, auto courts, alley clusters, zero-lot lines, or z-shaped lots. In addition, duet/half-plex homes, townhomes, or condominiums may be accommodated in Medium Density Residential areas.
“Mixed Use Parcel” means a Parcel or Parcels designated for a combination of Residential Uses and Nonresidential Uses.
“Multifamily For-Rent” or “Multifamily For-Rent Parcel” means any Parcel designated or developed for more than one residential dwelling Unit per Parcel and where such units are initially offered for rent to the general public and cannot be purchased by individual homeowners. Such uses may consist of apartments or structures such as duplexes or triplexes, including land uses defined as High Density Residential. Each residential dwelling Unit within Multifamily For-Rent or Multifamily For-Rent Parcels is not expected to have its own distinct Assessor’s Parcel Number. “Multifamily For-Sale” or “Multifamily For-Sale Parcel” means any Parcel designated or developed for more than one residential dwelling Unit within a single building or structure and that may share at least one common wall where such units are not initially Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-8
offered for rent to the general public and initially may be offered for sale to individual homeowners. Such uses may consist of condominiums or buildings such as half-plexes or time-share units, including land uses defined as High Density Residential. Multifamily For-Sale Parcels are anticipated to have their own distinct Assessor’s Parcel Number as is the case in residential condominium projects. Once designated as Multifamily For-Sale or Multifamily For-Sale Parcel, the Parcel shall remain so designated unless the original structures are demolished.
“Nonresidential Use” means a Taxable Parcel zoned for land uses other than Residential Uses which may include Business Professional, Community Commercial and Mixed Use. “Original Parcel” means a Taxable Parcel in Improvement Area No. 1 identified in Attachment 1 at formation of the CFD.
“Outstanding Bonds” means the total principal amount of Bonds that have been issued and not fully repaid or legally defeased.
“Parcel” means any Assessor’s Parcel in Improvement Area No. 1 based on the equalized tax rolls of the County as of January 1 of each Fiscal Year. “Partial Prepayment” means the partial fulfillment of a Parcel’s Facilities Special Tax obligation, as determined by following the procedures in Section 8. “Pay-As-You-Go Costs” means that portion of costs of acquisition, construction, and improvement of Authorized Facilities not financed by Bonds that are eligible for funding from the Facilities Special Tax.
“Prepayment” means the Full Prepayment or Partial Prepayment of a Parcel’s Facilities Special Tax obligation, as determined by following the procedures in Section 8. “Proportionately” means that the ratio of the actual Special Tax levy to the Maximum Annual Special Tax is equal for all Developed Parcels. For Small Lot Tentative Map Parcels, Proportionately means that the ratio of the actual Special Tax levy to the Maximum Annual Special Tax is equal for all Small Lot Tentative Map Parcels. For Large Lot Parcels, Proportionately means that the ratio of the actual Special Tax levy to the Maximum Annual Special Tax is equal for all Large Lot Parcels. For Undeveloped Parcels, Proportionately means that the ratio of the actual Special Tax levy to the Maximum Annual Special Tax is equal for all Undeveloped Parcels. “Public Parcel” means any Parcel that is or is intended to be publicly owned, as designated in any final map, that is normally exempt from the levy of general ad valorem property taxes under California law, including, but not limited to, public streets, schools, parks, and public drainageways, landscaping, wetlands, greenbelts, and open space. “Remainder Parcel” means a portion of a unit of land that is created as a result of the recording of a Large Lot Parcel Map or Final Small Lot Subdivision Map, which results in a designated remainder as defined in Government Code Section 66424.6(a) (Remainder Parcel). Such a Remainder Parcel may contain taxable and tax-exempt uses, such as Residential Uses, and Public Parcels, such as park sites. Once designated as a Remainder Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-9
Parcel, such Parcel will be considered a Large Lot Parcel for the purposes of future Subdivisions and for the provisions of Sections 4 through 6. “Remaining Facilities Costs” means the amount of Anticipated Construction Proceeds less construction proceeds from previous Bond issuances and less costs of Authorized Facilities funded on a Pay-As-You-Go Basis from the levy of the Special Tax. “Remaining Facilities Cost Share” means the Remaining Facilities Costs multiplied by the Benefit Share.
“Residential Use” means a Parcel designated for residential use, such as single-family residential Units, residential condominiums, townhouses, or apartments that would be included in the definitions of Low-Density Residential, Medium Density Residential or High Density Residential.
“RMA” means this Rate and Method of Apportionment, and Manner of Collection of Special Tax, as it may be amended from time to time in connection with Annexation Parcels or otherwise.
“Single-Family Parcel” means, in any Fiscal Year, all Parcels in Improvement Area No. 1 for which a building permit was issued or may be issued for construction of a Unit that is a single-family residential, residential condominium, or townhouse Unit. “Small Lot Tentative Map” means a map that is approved by the City for the purpose of showing the design of a proposed Subdivision, including the individual buildable lots expected in the Subdivision, as well as the conditions pertaining thereto. The Small Lot Tentative Map designation for this RMA is in reference only to the areas shown on the map on which Low-Density Residential and Medium-Density Residential uses would be permitted. A Small Lot Tentative Map is not based on a detailed survey of the property in the map and is not recorded at the County Recorder’s Office to create legal lots. “Small Lot Tentative Map Parcel” means, in any Fiscal Year, all Parcels included in a Small Lot Tentative Map that was approved before May 1 of the prior Fiscal Year that are planned for Low-Density Residential and Medium-Density Residential and which have not yet become a Developed Parcel.
“Special Tax(es)” mean(s) any tax levy under the Act in Improvement Area No. 1. “Subdivision” or “Subdivided” means a division of a Parcel into two or more Parcels through Parcel reconfiguration, lot-line adjustments, or the Subdivision Map Act process.

A Subdivision also may include the merging of two or more Parcels to create new Parcels. “Successor Parcel” means a Parcel created by the Subdivision of an Original Parcel or a Successor Parcel.
“Tax Category” means the categories of taxable land uses shown in Attachments 2, 3, and 4.
“Tax Collection Schedule” means the document prepared by the Administrator for the County Auditor-Controller to use in levying and collecting the Special Taxes each Fiscal Year.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-10
“Tax Escalation Factor” means a factor of 2 percent by which the Maximum Annual Facilities Special Tax, Maximum Annual Maintenance Special Tax and related Maximum Annual Special Tax Rates shall be increased annually until the Transition Event. In the Fiscal Year following the Transition Event, the Maximum Annual Maintenance Special Tax may be increased up to 2 percent annually at the City’s discretion. The Administrator should refer to Section 4a for application of the Tax Escalation Factor. “Taxable Acreage” means that area of a Parcel determined by the Administrator to become a Taxable Parcel or Parcels upon further Subdivision. An example might be that a Large Lot Parcel Map creates a Remainder Parcel that, according to Attachment 1, contains both taxable uses and tax-exempt uses.
“Taxable Parcel” means any Parcel that is not a Tax-Exempt Parcel. “Tax-Exempt Parcel” means a Parcel not subject to the Annual Special Tax. TaxExempt Parcels include (a) Public Parcels, and (b) Parcels owned by the City, school districts, special districts, or the state or federal government. A Taxable Parcel that is acquired by a public agency shall remain a Taxable Parcel as per the provisions of Section 4.i.

Certain privately-owned Parcels also may be exempt from the levy of Annual Special Taxes, including common areas owned by homeowner’s associations or property owner associations, wetlands, detention basins, water quality ponds, and open space, as determined by the Administrator.
“Transition Event” means for Improvement Area No. 1, the earlier of (a) after the Initial Bonding period, the Fiscal Year in which the Administrator determines the Development Impact Fee Deferral, including any Debt Service and Administrative Expenses associated with any Bonds issued to satisfy Development Impact Fee Deferrals, and any eligible PayAs-You-Go Costs have been repaid in full to the City and City determines funding is no longer needed for Annual Facilities Costs, or (b) Fiscal Year 2088-89. “Transition Year” means, for Improvement Area No. 1, the first Fiscal Year following the Fiscal Year in which the Transition Event occurred.
“Trustee” means a national banking association organized and existing under the laws of the United States acting as a trustee or fiscal agent for Bonds. “Undeveloped Parcel” means a Taxable Parcel that is not a Developed Parcel, Small Lot Tentative Map Parcel, or a Large Lot Parcel.
“Unit” means, for a Single-Family Parcel, the individual residential unit on such Parcel, or for a Multifamily For-Rent Parcel or Multifamily For-Sale Parcel, an individual residential unit in a multifamily building.
3 . D u r a t i o n o f t h e S p e c i a l T a x
The Facilities Special Tax will be levied and collected until the earlier of (i) the Transition Year or (ii) Fiscal Year 2088-89. The Maintenance Special Tax will be levied and collected beginning in the Transition Year. The Maintenance Special Tax will thereafter be collected in perpetuity.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-11
4 . A dm i n i s t r a t i v e T a s k s f o r t h e F a c i l i t i e s S p e c i a l T a x
The provisions of Section 4 shall apply to Improvement Area No. 1:
a. Annual Special Tax Escalation. Until the Fiscal Year following the Transition Event, the Administrator shall increase the Maximum Annual Facilities Special Tax, the Maximum Annual Maintenance Special Tax and Maximum Annual Special Tax Rates by the Tax Escalation Factor in all Fiscal Years following the Base Year. In the Transition Year and thereafter, the City, in its sole discretion, may determine whether to apply the Tax Escalation Factor to the Maximum Annual Maintenance Special Tax in any Fiscal Year.
b. Assignment of the Maximum Annual Facilities Special Tax to Original Parcels.

Attachment 3 identifies the Assigned Maximum Annual Facilities Special Tax for each Original Parcel included in Improvement Area No. 1, which is determined for each Large Lot Parcel based on the Expected Land Uses in each Large Lot Parcel at CFD Formation. The Assigned Maximum Annual Facilities Special Tax shall continue to apply to the geographic area to which it was assigned. If, before further Subdivision, the Administrator determines there are multiple Assessor’s Parcels in a Large Lot Parcel, the Administrator shall assign the Maximum Annual Facilities Special Tax to each Assessor’s Parcel on a pro rata basis to all Assessor’s Parcels in that Large Lot Parcel based on the percentage share of Taxable Acreage identified for each Assessor’s Parcel. Similarly, if the Administrator determines there are multiple Large Lot Parcels in an Assessor’s Parcel, the Maximum Annual Facilities Special Tax shall equal the sum of the Assigned Maximum Annual Facilities Special Tax for all Large Lot Parcels in that Assessor’s Parcel.
c. Assignment of the Maximum Annual Facilities Special Tax to Annexation Parcels.

Upon annexation of property to Improvement Area No. 1, Parcels will be assigned Maximum Annual Facilities Special Taxes using Attachments 2, 3, and 4. Once annexed, these annexed Parcels shall be considered Original and Successor Parcels and will be subject to the same procedures for assignment of the Maximum Annual Facilities Special Tax to Successor Parcels described in Section 4.d. The owner of the Annexation Parcels shall be responsible for paying all costs associated with annexing the Annexation Parcels to Improvement Area No. 1, but otherwise shall not be required to pay any other charge, fee or catch-up special tax in connection with or as a condition of such annexation unless otherwise agreed to by the owner of the Annexation Parcel in connection with the annexation.
d. Assignment of the Maximum Annual Facilities Special Tax to Successor Parcels. As Original Parcels and Successor Parcels are Subdivided through creation of Final Small Lot Subdivision Maps, lot line adjustments or other Parcel amendments through the Subdivision Map Act process, the Administrator shall use the following steps to assign the Maximum Annual Facilities Special Tax to new Successor Parcels. As a result of each assignment of the Maximum Annual Facilities Special Tax upon Subdivision of an Original Parcel or Successor Parcel, the sum of the Maximum Annual Facilities Special Taxes assigned to the newly created Taxable Parcels shall never be less, but may be Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-12
greater, than the Assigned Maximum Annual Facilities Special Tax for that Original Parcel or Successor Parcel.

1. If an Original Parcel or Successor Parcel is Fully Subdivided into Single-Family Parcels with No Remainder Parcel(s). There shall be no net loss of Maximum CFD Special Tax Revenue as a result of the assignment of the Maximum Annual Facilities Special Tax to Single-Family Parcels. The Administrator shall use the following procedures to assign the Maximum Annual Facilities Special Tax to Single-Family Parcels. All references to Maximum Annual Facilities Special Taxes in the attachments are subject to application by the Tax Escalation Factor by the Administrator:

A. Multiply the Maximum Annual Facilities Special Tax per Unit by Tax Category from Attachment 2 by the number of Units for each Single-Family Parcel created by the Subdivision. Sum the Maximum Annual Facilities Special Taxes for all Single-Family Parcels created by the Subdivision.

B. If the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.1.A above is equal to or greater than the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel that was Subdivided, assign the Maximum Annual Facilities Special Tax per Unit by Tax Category as calculated in Step 4.1.d.A above to each Single-Family Parcel created by the Subdivision.

C. If the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.1.A above is less than the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel that was Subdivided, unless 100 percent of the Units are designated Affordable Units, (i) assign the Maximum Annual Facilities Special Tax for Affordable Units shown in Attachment 2 to each Affordable Unit (if any) and, (ii) Proportionately increase the Maximum Annual Facilities Special Tax per Unit for all Units that are not Affordable Units until the sum of resulting Maximum Annual Facilities Special Taxes from all Units (including Affordable Units) equals the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel that was Subdivided. Assign the Maximum Annual Facilities Special Tax calculated in this step to each new Single-Family Parcel created by the Subdivision.

D. If the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.1.A above is less than the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel that was Subdivided and if 100 percent of the Single-Family Parcels created by Subdivision are designated as Affordable Units, increase Proportionately the Maximum Annual Facilities Special Tax per Unit for each Affordable Unit until the sum of Maximum Annual Facilities Special Taxes from all Affordable Units on the new Single-Family Parcels created by the Subdivision equal the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel that was Subdivided. Assign the Maximum Annual Facilities Special Tax calculated in this step to each new Single-Family Parcel created by the Subdivision.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-13

2. If Original or Successor Parcel Is Subdivided into Single-Family Parcels and One or More Remainder Parcels. When an Original or Successor Parcel is Subdivided into Single-Family Parcels and one or more Large Lot Parcels (or Remainder Parcels), the Assigned Maximum Annual Facilities Special Tax is apportioned to the SingleFamily Parcels and Large Lot Parcels created by the Subdivision in the following manner:

A. Apportion the Assigned Maximum Annual Facilities Special Tax to the area(s) that is/are being Subdivided into Single-Family Parcels and to the area(s) that will be Remainder Parcel(s) on a pro rata basis, based on the percentage share of Taxable Acreage represented by each such area as compared to the total area of the Original or Successor Parcel.

B. For each area Subdivided into Single-Family Parcels, multiply the Maximum Annual Facilities Special Tax per Unit by Tax Category from Attachment 2 by the number of Units for each Single-Family Parcel created by the Subdivision.

Sum the Maximum Annual Facilities Special Taxes for all Single-Family Parcels created by the Subdivision.

C. For each area Subdivided into Single-Family Parcels, if the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.2.B above is equal to or greater than the Assigned Maximum Annual Facilities Special Tax apportioned to that area of the Original or Successor Parcel that was Subdivided into Single-Family Parcels, assign the Maximum Annual Facilities Special Tax per Unit by Tax Category as calculated in Step 4.d.2.B above to each SingleFamily Parcel created by the Subdivision.

D. For each area Subdivided into Single-Family Parcels, if the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.2.B above is less than the Assigned Maximum Annual Facilities Special Tax apportioned to that area of the Original or Successor Parcel that was Subdivided into Single-Family Parcels, unless 100 percent of the Units are designated Affordable Units, (i) assign the Maximum Annual Facilities Special Tax for Affordable Units shown in Attachment 2 to each Affordable Unit (if any) and, (ii) Proportionately increase the Maximum Annual Facilities Special Tax per Unit for all Units that are not Affordable Units until the sum of resulting Maximum Annual Facilities Special Taxes from all Units (including Affordable Units) equals the Assigned Maximum Annual Facilities Special Tax apportioned to that area of the Original or Successor Parcel that was Subdivided into Single-Family Parcels. Assign the Maximum Annual Facilities Special Tax calculated in this step to each new Single-Family Parcel created by the Subdivision.

E. For each area Subdivided into Single-Family Parcels, if the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.2.B above is less than the Assigned Maximum Annual Facilities Special Tax apportioned to that area of the Original or Successor Parcel that was Subdivided into Single-Family Parcels and if 100 percent of the Single-Family Parcels created by Subdivision are designated as Affordable Units, increase Proportionately the Maximum Exhibit A
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Economic & Planning Systems, Inc. (EPS) A-14
Annual Facilities Special Tax per Unit for each Affordable Unit until the sum of Maximum Annual Facilities Special Taxes from all Affordable Units on the new Single-Family Parcels created by the Subdivision equal the Assigned Maximum Annual Facilities Special Tax apportioned to that area of the Original or Successor Parcel that was Subdivided into Single-Family Parcels. Assign the Maximum Annual Facilities Special Tax calculated in this step to each new Single-Family Parcel created by the Subdivision.

F. For the Remainder Parcel or Parcels, identify the Maximum Annual Facilities Special Tax for the entire Original or Successor Parcel that has been Subdivided. Sum the Maximum Annual Facilities Special Tax for all SingleFamily Parcels created by the Subdivision, including Single-Family Parcels with Affordable Units. Subtract the sum of the Maximum Annual Facilities Special Tax for all Single-Family Parcels from the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel being subdivided and compare it to the Maximum Annual Facilities Special Tax assigned to the Remainder Parcel or Parcels in Step 4.d.2.A. Assign to each Remainder Parcel, the lesser of the calculations in this step or in Step 4.d.2.A, but in no event less than the difference between the previously Assigned Maximum Annual Facilities Special Tax for the Original Parcel or Successor Parcel being Subdivided and the total of the Maximum Annual Facilities Special Tax for all Single-Family Parcels created by such Subdivision.

Once designated as a Remainder Parcel, such Parcel will be considered a Large Lot Parcel for the purposes of future Subdivisions and for the provisions of Sections 4 through 6.

3. If an Original or Successor Parcel is Subdivided creating multiple land uses and Tax Categories or for any rezones of land uses on Original or Successor Parcels:

A. Identify the Assigned Maximum Annual Facilities Special Tax for the Original Parcel or Successor Parcel that is being Subdivided or rezoned.

B. For each Taxable Parcel subject to rezone or created by Subdivision multiply the Maximum Annual Facilities Special Tax per Unit or per Acre by the number of Units or by the number of Acres by the appropriate Tax Category. For each Taxable Parcel created by Subdivision that includes Affordable Units, multiply the number of Affordable Units by the Tax per Unit for such Affordable Units.

C. Sum the Maximum Annual Facilities Special Tax for each Taxable Parcel and compare it to the Assigned Maximum Annual Facilities Special Tax of the Original or Successor Parcel that is subject to rezone or is being Subdivided.

If the sum of Maximum Annual Facilities Special Tax for each Taxable Parcel is greater than the Assigned Maximum Annual Facilities Special Tax for the Original Parcel, the Administrator shall apply the Maximum Annual Facilities Special Tax calculated above for each Taxable Parcel.

D. If the Assigned Maximum Annual Facilities Special Tax for the Original Parcel or Successor Parcel subject to rezone or that is being subdivided is greater Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-15
than the sum of Maximum Annual Facilities Special Tax for each Successor Parcel being created, increase Proportionately the Maximum Annual Facilities Special Tax per Unit or per Acre for all Tax Categories on each Taxable Parcel such that the sum of Maximum Annual Facilities Special Tax for all Taxable Parcels equals the Assigned Maximum Annual Facilities Special Tax for the Original Parcel.

4. If Multifamily Residential Units are Constructed on an Original or Successor Parcel: If a Building Permit for Multifamily Residential—For Rent uses is issued for an Original or Successor Parcel, identify the Maximum Annual Facilities Special Tax for the Taxable Parcel in Attachment 3. Assign this amount as the Maximum Annual Facilities Special Tax for the Parcel.

If a Building Permit for Multifamily Residential—For Sale uses is issued for an Original or Successor Parcel, use the following procedure to assign the Maximum Annual Facilities Special Tax to Successor Parcels.

A. Multiply the Maximum Annual Facilities Special Tax per Unit for High Density Residential Units from Attachment 2 by the number of High Density Residential Units (excluding Affordable Units) created by the Building Permit.

Sum the Maximum Annual Facilities Special Taxes for all High Density Residential Units created by the Building Permit.

B. Multiply the Maximum Annual Facilities Special Tax per Unit High Density Residential Affordable Units from Attachment 2 by the number of High Density Residential Affordable Units created by the Building Permit. Sum the Maximum Annual Facilities Special Taxes for all High Density Residential Affordable Units created by the Building Permit.

C. Sum the results from Section 4.d.4.A and Section 4.d.4.B.and compare it to the Assigned Maximum Annual Facilities Special Tax of the Original or Successor Parcel with the issued Building Permit. If the sum of Maximum Annual Facilities Special Tax for each Taxable Parcel is greater than the Assigned Maximum Annual Facilities Special Tax for the Original Parcel, the Administrator shall apply the Maximum Annual Facilities Special Tax calculated above for each Taxable Parcel.

D. If the Assigned Maximum Annual Facilities Special Tax for the Original Parcel or Successor Parcel subject to the Building Permit is greater than the sum of Maximum Annual Facilities Special Tax for each Successor Parcel being created, increase Proportionately the Maximum Annual Facilities Special Tax per Unit for all Tax Categories on each Taxable Parcel such that the sum of Maximum Annual Facilities Special Tax for all Taxable Parcels equals the Assigned Maximum Annual Facilities Special Tax for the Original Parcel. e. Affordable Units that Become Market-Rate Units. If, in any Fiscal Year, the City Manager, or his or her designee, determines that a Unit that previously had been designated as an Affordable Unit no longer qualifies as such, the Affordable Housing Director shall update the Affordable Unit listing by denoting the change in status of Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-16
the Unit, together with the effective date thereof. For all Affordable Units that are converted to Market-Rate Units, such Units shall be assigned the Maximum Annual Facilities Special Tax per Unit based on their Tax Category as shown in Attachment 2, as adjusted by the Tax Escalation Factor so long as the Special Tax does not decrease on such a Unit.
f. Transfer of the Assigned Maximum Annual Facilities Special Tax from One Large Lot Parcel to Another. The Maximum Annual Facilities Special Taxes shown in Attachment 3 were determined based on the Expected Land Uses for each Large Lot Parcel shown in Attachment 1. If the number of planned residential Units or Nonresidential Acreage is transferred from one Large Lot Parcel to another before recording a Final Small Lot Subdivision Map in any portion of the Large Lot Parcel, the City may, in its sole discretion, allow for a transfer of the Maximum Annual Facilities Special Tax from one Large Lot Parcel to another. Such a transfer shall be allowed only if (1) all adjustments are agreed to in writing by the affected property owners and the CFO, and (2) there is no reduction in the Maximum Annual CFD Special Tax Revenues as a result of the transfer. Should a transfer result in an amendment to Attachments 2, 3, or 4 of the Notice of Special Tax Lien, the requesting property owner shall bear the costs to effect the transfer in the CFD records and prepare the required amendments to the Notice of Special Tax Lien and Attachments 2, 3, or 4.

Before the transfer, the City may require a deposit from the requesting property owner for such costs.
g. Reduction of the Maximum Annual Facilities Special Tax Prior to First Bond Sale. At the request of the Master Builder, the Maximum Annual Special Taxes set forth in Attachments 2, 3 and 4 may be reduced for a given Tax Category, once, prior to the First Bond Sale. The reduction in this paragraph (g) may occur in a single Tax Category or multiple Tax Categories, and there shall be no requirement that the reduction in one Tax Category be proportionate to the reduction in another Tax Category. Such reduction shall be made without a vote of the qualified electors within the CFD following discussion with the Master Builder and the City. Any such reduction shall occur at least 30 days prior to the First Bond Sale. The Special Tax reductions permitted pursuant to this paragraph shall be reflected in an Amended Notice of Special Tax Lien, which the Administrator shall cause to be recorded. h. Conversion of a Tax-Exempt Parcel to a Taxable Parcel. If a Tax-Exempt Parcel is not needed for public use and is converted to a taxable use or transferred to a private owner, it shall become subject to the Facilities Special Tax. The Maximum Annual Facilities Special Tax for the newly Taxable Parcel will be determined using the provisions of Sections 4 and 5 of the RMA.
i. Taxable Parcels Acquired by a Public Agency. A Taxable Parcel that is acquired by a public agency after the CFD is formed will remain subject to the applicable Special Tax unless the Special Tax obligation is satisfied pursuant to Section 53317.5 of the Government Code. An exception to this may be made if a Public Parcel, such as a park site, is relocated to a Taxable Parcel, in which case the previously Tax-Exempt Parcel of comparable acreage becomes a Taxable Parcel and the Maximum Annual Facilities Special Tax from the previously Taxable Parcel is transferred to the new Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-17
Taxable Parcel. This trading of a Parcel from a Taxable Parcel to a Public Parcel will be permitted to the extent there is no net loss in Maximum Annual CFD Special Tax Revenue and the transfer is agreed to by the owners of the Parcels involved in the transfer and the CFO.
5 . A dm i n i s t r a t i v e T a s k s f o r t h e M a i n t e n a n c e S p e c i a l T a x
This section discusses the administrative tasks for the Maintenance Special Tax, which shall be applicable after the Transition Event.

The provisions of Section 5 shall apply to Improvement Area No. 1. as set forth below:
a. Assignment of the Maximum Annual Maintenance Special Tax to Developed Parcels.

In the Fiscal Year following the Transition Event, the Administrator shall assign the Maximum Annual Maintenance Special Tax to all Developed Parcels using the Maximum Annual Special Tax Rates for the Maintenance Special Tax by Tax Category shown in Attachment 4, as adjusted by the Tax Escalation Factor. b. Assignment of the Maximum Annual Maintenance Special Tax to Successor Parcels.

After the Transition Event, if Original Parcels and Successor Parcels are Subdivided through creation of Final Small Lot Subdivision Maps, lot line adjustments or other Parcel amendments through the Subdivision Map Act process, the Administrator shall use the steps in Section 4.d to assign the Maximum Annual Maintenance Special Tax to new Successor Parcels. When applying Section 4.d after the Transition Event, the Administrator shall substitute Maintenance Special Tax for Facilities Special Tax and shall substitute Maximum Annual Maintenance Special Tax for Maximum Annual Facilities Special Tax.
c. Assignment of the Maximum Annual Maintenance Special Tax to Annexation Parcels.

If Parcels are annexed to Improvement Area No. 1 after formation, the Maximum Annual Maintenance Special Tax shall be assigned to these Annexation Parcels using the definitions in Section 2 and the Maximum Annual Maintenance Special Tax per Unit or Acre shown in Attachment 4 as adjusted by the Tax Escalation Factor applied by the Administrator, unless the Annexation Parcels are annexed with a new set of Maximum Annual Maintenance Special Taxes. Attachment 1 may be amended, or a new attachment created, to include the Annexation Parcels and, if necessary, the applicable tax rates. If new Maximum Annual Maintenance Special Taxes are created, Attachment 4 should be amended to reflect the Maximum Annual Maintenance Special Taxes for the Annexation Parcels. Once annexed, these annexed Parcels shall be considered Original and Successor Parcels and will be subject to the same procedures for assignment of the Maximum Annual Maintenance Special Tax to Successor Parcels described in this section. The owner of the Annexation Parcels shall be responsible for paying all costs associated with annexing the Annexation Parcels to Improvement Area No. 1, but otherwise shall not be required to pay any other charge, fee or catch-up special tax in connection with or as a condition of such annexation unless otherwise agreed to by the owner of the Annexation Parcel in connection with the annexation.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-18
d. Affordable Units that Become Market-Rate Units. If, in any Fiscal Year, the City Manager, or his or her designee, determines that a Unit that previously had been designated as an Affordable Unit no longer qualifies as such, the Affordable Housing Director shall update the Affordable Unit listing by denoting the change in status of the Unit, together with the effective date thereof. For all Affordable Units that are converted to Market-Rate Units, such Units shall be assigned the Maximum Annual Maintenance Special Tax per Unit based on their Tax Category as shown in Attachment 4, as adjusted by the Tax Escalation Factor. e. Conversion of a Tax-Exempt Parcel to a Taxable Parcel. If a Tax-Exempt Parcel is not needed for public use and is converted to a taxable use or transferred to a private owner, it shall become subject to the Maintenance Special Tax. The Maximum Annual Maintenance Special Tax for the newly Taxable Parcel will be determined using the provisions of Sections 5 and 6 of the RMA.
f. Taxable Parcels Acquired by a Public Agency. A Taxable Parcel that is acquired by a public agency after the CFD is formed will remain subject to the applicable Special Tax unless the Special Tax obligation is satisfied pursuant to Section 53317.5 of the Government Code. An exception to this may be made if a Public Parcel, such as a park site, is relocated to a Taxable Parcel, in which case the previously Tax-Exempt Parcel of comparable acreage becomes a Taxable Parcel and the Maximum Annual Maintenance Special Tax from the previously Taxable Parcel is transferred to the new Taxable Parcel. This trading of a Parcel from a Taxable Parcel to a Public Parcel will be permitted to the extent there is no net loss in Maximum Annual CFD Special Tax Revenue and the transfer is agreed to by the owners of the Parcels involved in the transfer and the CFO.
6 . A s s i g nm e n t o f t h e M a x im um A n n u a l S p e c i a l Ta x
The Administrator shall assign the Maximum Annual Special Tax using the procedures identified below:
a. Classification of Parcels. For purposes of the next Fiscal Year tax levy, by June 30 of each Fiscal Year, using the Definitions in Section 2, the Parcel records of the Assessor’s secured tax roll as of January 1, and other City development approval records, the Administrator shall cause:

1. Each Parcel to be classified as a Taxable Parcel or Tax-Exempt Parcel.

2. Each Parcel to be classified as a Developed Parcel, a Small Lot Tentative Map Parcel, a Large Lot Parcel (including Remainder Parcels), or an Undeveloped Parcel.
b. Assignment of the Maximum Annual Facilities Special Tax to Taxable Parcels. The Maximum Annual Facilities Special Tax will be assigned to each Taxable Parcel each Fiscal Year using the procedures (not all steps may be applicable for each such Parcel) in Section 4.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-19
c. Assignment of the Maximum Annual Maintenance Special Tax to Taxable Parcels. In the Fiscal Year following the Transition Event, the Maximum Annual Maintenance Special Tax will be assigned to each Taxable Parcel each Fiscal Year using the procedures (not all steps may be applicable for each such Parcel) in Sections 4 and

5. 7 . C a l c u l a t i n g A n n u a l S p e c i a l T a x e s This section discusses the levy of the Facilities Special Tax and the Maintenance Special Tax. Collectively, these Special Taxes are included in the discussion of the assignment of the Maximum Annual Special Taxes. For the period following CFD formation until the Fiscal Year in which the Transition Event occurs, the Maximum Annual Special Tax shall refer to the Facilities Special Tax. Beginning with the Transition Year, the Maximum Annual Special Tax shall refer to the Maintenance Special Tax.

The Administrator will compute the Annual Facilities Costs or Annual Maintenance Costs and determine the annual Special Tax levy for each Taxable Parcel based on the assignment of the Special Tax in Sections 4, 5, and 6. The Administrator then will determine the tax levy for each Taxable Parcel using the following process.

Facilities Special Tax Levy
a. Compute the Annual Facilities Costs using the definition of Annual Facilities Costs in Section 2.
b. For all Taxable Parcels, calculate the Facilities Special Tax levy for each using the following steps:

Step 7.b.1. The Facilities Special Tax shall be levied proportionately on all Developed Parcels up to the amount of Annual Facilities Cost or up to 100 percent of the Maximum Annual Facilities Special Tax Revenue for all Developed Parcels, whichever is less.

Step 7.b.2. If additional revenue is needed after Step 7.b.1., the Facilities Special Tax shall be levied proportionately on each Small Lot Tentative Map Parcel until the revenue from the Facilities Special Tax levy in this step, when added to the levy amount computed in Step 7.b.1., equals the Annual Facilities Costs, or up to 100 percent of the Maximum Annual Facilities Special Tax Revenue for all Small Lot Tentative Map Parcels.

As necessary, the Facilities Special Tax shall be levied on Small Lot Tentative Map Parcels for the entire portion of Annual Facilities Costs, excluding Pay-As-You-Go Costs.

Step 7.b.3. If additional revenue is needed after Step 7.b.2., the Facilities Special Tax shall be levied proportionately on each Large Lot Parcel until the revenue from the Facilities Special Tax levy in this step, when added to the levy amount computed through Step 7.b.2., equals the Annual Facilities Costs, or up to 100 percent of the Maximum Annual Facilities Special Tax Revenue for all Large Lot Parcels. As necessary, the Exhibit A
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Economic & Planning Systems, Inc. (EPS) A-20
Facilities Special Tax shall be levied on Large Lot Parcels for the entire portion of Annual Facilities Costs, excluding Pay-As-You-Go Costs.

Step 7.b.4. If additional revenue is needed after Step 7.b.3., the Facilities Special Tax shall be levied on each Undeveloped Parcel until the revenue from the Facilities Special Tax levy in this step, when added to the levy amounts computed through Step 7.b.3., equals the Annual Facilities Costs, or up to 100 percent of the Maximum Annual Facilities Special Tax Revenue for all Undeveloped Parcels. As necessary, the Facilities Special Tax shall be levied on Undeveloped Parcels for the entire portion of Annual Facilities Costs, excluding Pay-As-You-Go Costs.

Maintenance Special Tax Levy
c. Beginning in the Transition Year, compute the Annual Maintenance Cost using the definition of Annual Maintenance Costs in Section 2.
d. For all Taxable Parcels, calculate the Maintenance Special Tax levy for each using the following steps:

Step 7.d.1. The Maintenance Special Tax shall be levied proportionately on all Developed Parcels up to the amount of Annual Maintenance Cost or up to 100 percent of the Maximum Annual Maintenance Special Tax Revenue for all Developed Parcels, whichever is less.

Step 7.d.2. If additional revenue is needed after Step 7.d.1., the Maintenance Special Tax shall be levied proportionately on each Small Lot Tentative Map Parcel until the revenue from the Maintenance Special Tax levy in this step, when added to the levy amount computed in Step 7.d.1., equals the Annual Maintenance Costs, or up to 100 percent of the Maximum Annual Maintenance Special Tax Revenue for all Small Lot Tentative Map Parcels.

Step 7.d.3. If additional revenue is needed after Step 7.d.2., the Maintenance Special Tax shall be levied proportionately on each Large Lot Parcel until the revenue from the Maintenance Special Tax levy in this step, when added to the levy amount computed through Step 7.d.2., equals the Annual Maintenance Costs, or up to 100 percent of the Maximum Annual Maintenance Special Tax Revenue for all Large Lot Parcels.

Step 7.d.4. If additional revenue is needed after Step 7.d.3., the Maintenance Special Tax shall be levied on each Undeveloped Parcel until the revenue from the Maintenance Special Tax levy in this step, when added to the levy amounts computed through Step 7.d.3., equals the Annual Maintenance Costs, or up to 100 percent of the Maximum Annual Maintenance Special Tax Revenue for all Undeveloped Parcels. e. Levy on each Taxable Parcel the amount calculated above. f. Prepare the Tax Collection Schedule and, unless an alternative method of collection has been selected pursuant to Section 10, send it to the County Auditor requesting Exhibit A
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Economic & Planning Systems, Inc. (EPS) A-21
that it be placed on the general, secured property tax roll for the Fiscal Year. The Tax Collection Schedule will be sent no later than the date required by the County Auditor for such inclusion.

The Administrator will make every effort to calculate the Special Tax correctly for each Parcel. It will be the burden of the taxpayer to identify any errors in determining which Parcels are subject to the tax and their Special Tax assignments. 8 . P r e p a ym e n t o f t h e F a c i l i t i e s S p e c i a l T a x O b l i g a t i o n
Calculations of a Prepayment shall reflect the Improvement Area within which the Parcel seeking to prepay resides. A property owner may at any time prepay either 25 percent or 50 percent of the Full Prepayment, except that the City may allow a partial prepayment of any percentage up to 50 percent of the Full Prepayment to be made as a “buy down” of the rate for purposes of marketing the property by a builder or developer of land to be sold for Residential Use. In the event such a builder or developer has prepaid a portion of the Facilities Special Tax, the allowable 25 percent or 50 percent partial prepayment of the Facilities Special Tax that can be made by a subsequent owner shall be reduced by the amount so prepaid by the builder or developer. Full Prepayment is permitted only for Nonresidential Use Parcels; Full Prepayment is not allowable for Residential Use Parcels.

Prepayments must be made in sufficient time to, in the City’s opinion, have the Prepayment reflected in the following Fiscal Year’s Special Tax levy.

Prepayment is permitted only under the following additional conditions:
• The landowner prepaying the Facilities Special Tax on a Parcel has paid any delinquent Facilities Special Tax and penalties on that Parcel at or before or at the time of Prepayment.
• Following Prepayment, amounts in any debt service reserve fund are equal to or greater than the reserve fund requirement.
• The City determines that the Prepayment will not jeopardize its ability to make timely payments of Debt Service and maintain a 110 percent annual Debt Service coverage based on Maximum Annual Special Tax Revenues in all years in which issued Bonds will be outstanding.
• The portion of the Prepayment for the Development Impact Fee Deferral shall only be used to pay for the Development Impact Fee Deferral whether it was or is to be funded through annual special tax payments or through bonded indebtedness.

When permitted, the Administrator shall calculate Prepayments using the following steps:
a. The Full Prepayment amount shall be established by following the steps below:

Step 8.a.1: Determine the percentage of the Maximum Facilities Special Tax for the Taxable Parcel for which the Facilities Special Tax is to be prepaid using Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-22
the provisions of Sections 4, 5, and 6. If the Parcel is not designated as a Developed Parcel, determine the applicable Facilities Special Tax for the Parcel assuming it is a Developed Parcel.

Step 8.a.2: Increase the Maximum Facilities Special Tax by 2 percent per annum for the longer of (i) 30 years from the year in which the Parcel was first subject to the Facilities Special Tax as a Developed Parcel, or (ii) the end of the then-remaining Initial Bonding Period.

Step 8.a.3: Using a discounted rate equal to the most current yield for the 30-Year Treasury Constant Maturity, calculate the net present value of the revenue stream determined Step 8.a.2. If this yield is no longer available, the Administrator will select a yield rate from the most comparable type of security.

Step 8.a.4: Calculate this Parcel’s Maximum Annual Facilities Special Tax as a percentage of the Maximum Annual Facilities Special Tax Revenue, assuming all Taxable Parcels are Developed Parcels to determine the Benefit Share for the prepaying Parcel. Multiply the Benefit Share by the Outstanding Bonds to determine the Bond Share for the prepaying Parcel. Multiply the Benefit Share by the Remaining Facilities Costs, as increased by ENR-CCI from the Base Year, to determine the Remaining Facilities Cost Share for the prepaying Parcel. Add the Bond Share to Remaining Facilities Cost Share for the prepaying Parcel.

Step 8.a.5: Use the greater of the amounts determined in Step 8.a.3 or Step 8.a.4 for the following calculations.

Step 8.a.6: Add to the amount from in Step 8.a.5 interest on the Bonds being redeemed to the next redemption date.

Step 8.a.7: Add to the amount calculated in Step 8.a.6 a redemption premium on the Bonds being redeemed (if any) as identified in the Bond Indenture(s).

Step 8.a.8: Add to the amount calculated in Step 8.a.7 the Development Impact Fee Deferral amount applicable to the Parcel, as adjusted for inflation. If Bonds have been issued to finance the Development Impact Fee Deferral, follow Steps 8.a.2 and 8.a.3, using for Step 8.a.2 the longer of (i) 30 years from the year in which the Parcel was first subject to the Facilities Special Tax during the Deferral Bonding Period, or (ii) the end of the then-remaining Deferral Bonding Period.

Step 8.a.9: Add the administrative cost of processing the Prepayment to the amount calculated in Step 8.a.8.

Step 8.a.10: The amount in Step 8.a.9 is the amount of the Full Prepayment of the Maximum Annual Special Tax for the Taxable Parcel.
b. Partial Prepayments will be calculated as described below:

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-23
The amount of any Partial Prepayment is limited to a maximum of 50 percent of the Full Prepayment amount determined in Step 8. a.10. When a Partial Prepayment is made, the full amount of Administrative fees and expenses determined in Step 8.a.7 shall be included in the Partial Prepayment calculation. The Facilities Special Tax that can be levied on a Parcel after a Partial Prepayment is made is equal to the Maximum Facilities Special Tax multiplied by one minus the percentage that has been prepaid. 9 . I n t e r p r e t a t i o n , A p p l i c a t i o n , a n d A p p e a l o f S p e c i a l T a x F o rm u l a a n d P r o c e d u r e s Any taxpayer who feels the amount of the Special Tax assigned to a Parcel is in error may file a notice with the CFO appealing the levy of the Special Tax. The CFO then will promptly review the appeal and, if necessary, will meet with the applicant. If the CFO verifies that the tax should be modified or changed, the Special Tax levy will be corrected and, if applicable in any case, a credit or refund will be granted.

Interpretations may be made by the City, without Resolution or Ordinance of the Council, for purposes of clarifying any vagueness or ambiguity as it relates to the Special Tax rate, the method of apportionment, the classification of properties, or any definition applicable to the CFD.

Without Council approval, the CFO may make minor, non-substantive administrative and technical changes to the provisions of this RMA that do not materially affect the rate, method of apportionment, or manner of collection of the Special Tax for purposes of administrative efficiency or convenience or to comply with new applicable federal, state, or local law.

The City, upon request of an owner of land in Improvement Area No. 1 that is not a Developed Parcel, also may amend this RMA in any manner acceptable to the City, without Resolution or Ordinance of the Council, upon the affirmative vote of such owner and without the vote of owners of any other land in Improvement Area No. 1, provided such amendment is only applicable to such owner’s land and does not reduce the total Maximum Annual CFD Special Tax Revenue.
1 0 . M a n n e r o f C o l l e c t i o n
The Special Tax will be collected in the same manner and at the same time as ad valorem property taxes, provided, however, the Administrator or its designee may directly bill the Special Tax and may collect the Special Tax at a different time, such as on a monthly or other periodic basis, or in a different manner, if necessary, to meet the City’s financial obligations.

LDR/RS-DS
AR-6

LDR/RS-DS
AR-5

LDR/RS-DS
AR-4

LDR/RS-DS
AR-11

LDR/RS-DS
AR-12
AR-21
AR-25

LDR/RS-DS
AR-34

LDR/RS-DS
AR-26

LDR/RS-DS
AR-22

LDR/RS-DS
AR-13

LDR/RS-DS
AR-30

LDR/RS-DS
AR-35

LDR/RS-DS
AR-24
AR-37
AR-32

MDR/RS-DS
AR-33
P/R
AR-66
AR-72A
OS
AR-71
OS
AR-75
OS
AR-81
OS
AR-79
OS
OS
AR-80
P/R
MDR/RS-DS AR-64A

MDR/RS-DS

MDR/RS-DS

MDR/RS-DS
LOT A1-A
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
LOT A7
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
LOT A2-B
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
LOT A4-A
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
LOT A9-C
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3301 C St, Bldg. 100-B Tel 916.341.7760
Sacramento, CA 95816 Fax 916.341.7767
Attachment 1
Attachment 2
Amoruso Ranch CFD No. 1 (Public Infrastructure)
Maximum Annual Facilities Special Taxes by Tax Category for the Base Year of FY 2023-24 (Improvement Area No. 1) [1] Before After
Transition Transition
Expected Land Uses (Tax Category) Event Event
[1]
Residential Uses per Unit per Unit
Low Density Residential (LDR) $4,300.00 $0.00
Large Lots AR-4, AR-5, AR-6, AR-11, AR-34, AR-35
Low Density Residential (LDR) $3,600.00 $0.00
Large Lots AR-12, AR-13, AR-22, AR-24, AR-26, AR-30
Medium Density Residential (MDR) $3,000.00 $0.00
High Density Residential (HDR) [2]
High Density Residential (HDR) For-Sale [2] $0.00 $0.00 High Density Residential (HDR) For-Rent [2] $0.00 $0.00 Affordable Medium Density Residential $1,500.00 $0.00
Affordable High Density Residential [2] $0.00 $0.00
Very Low Affordable High Density Residential [2] $0.00 $0.00 Nonresidential Uses [2] per Taxable Acre per Taxable Acre Mixed Use (MU) [2] $0.00 $0.00
Business Professional (BP) [2] $0.00 $0.00
Community Commercial (CC) [2] $0.00 $0.00
Undeveloped Property $27,772.37 $0.00
att2
[1] This amount is subject to increase by the Tax Escalation Factor in each Fiscal Year following the Base Year as described in this RMA.
[2] If a Low Density Residential, Medium Density Residential or Affordable Medium Density Residential Parcel with a Special Tax is rezoned to a use with an identified Special Tax of $0 in this attachment, the Special Tax would be assigned to the Parcel using the provisions of Section 4 of this RMA.

Facilities Special Tax per Unit/Taxable Acre
Prepared by EPS 4/25/2023 Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\CFD No 1\Models\222064 model Attachment 3
Amoruso Ranch CFD No. 1 (Public Infrastructure)Assigned Maximum Annual Facilities Special Taxes for Original Parcels for the Base Year of FY 2023-24 (Improvement Area No. 1) Large Lot Number [1] Original Parcel(s) Tax Category Acres Planned
Units
Improvement Area No. 1 [2] [3] [2] [3] [2] [3]
Phase 1 (Sub-phase 1A)AR-4 017-480-001-000 LDR 7.21 31 4.30 $4,300 $0 $133,300 AR-5 017-480-003-000 LDR 2.39 10 4.18 $4,300 $0 $43,000 AR-6 017-480-004-000 LDR 5.37 25 4.66 $4,300 $0 $107,500 AR-11 017-480-023-000 LDR 8.24 38 4.61 $4,300 $0 $163,400AR-12 017-480-007-000 LDR 3.13 16 5.11 $3,600 $0 $57,600 AR-13 017-480-006-000 LDR 5.39 30 5.57 $3,600 $0 $108,000 AR-21 017-480-009-000 MDR 2.05 15 7.32 $3,000 $0 $45,000 AR-22 017-480-010-000 LDR 6.05 32 5.29 $3,600 $0 $115,200 AR-24 017-480-030-000 LDR 2.50 12 4.80 $3,600 $0 $43,200 AR-25 017-480-011-000 MDR 5.29 38 7.18 $3,000 $0 $114,000 AR-26 017-480-012-000 LDR 9.26 48 5.18 $3,600 $0 $172,800 AR-30 017-480-013-000 LDR 2.89 13 4.50 $3,600 $0 $46,800 AR-32 017-480-046-000 MDR 7.78 58 7.46 $3,000 $0 $174,000 AR-33 017-480-045-000 MDR 5.14 42 8.17 $3,000 $0 $126,000AR-34 017-480-021-000 LDR 3.21 14 4.36 $4,300 $0 $60,200 AR-35 017-480-019-000 LDR 4.82 20 4.15 $4,300 $0 $86,000AR-37 017-480-031-000 MDR 4.96 39 7.86 $3,000 $0 $117,000 AR-64A Por. 017-480-014-000 Park 0.74 n/a n/a $0 $0 $0
AR-71 017-480-002-000 OS/(Paseos) 0.33 n/a n/a $0 $0 $0AR-72A Por. 017-480-048-000 OS/(Paseos) 0.64 n/a n/a $0 $0 $0AR-75 017-480-008-000 OS/(Paseos) 0.84 n/a n/a $0 $0 $0AR-79 017-480-018-000 OS/(Paseos) 0.39 n/a n/a $0 $0 $0AR-80 017-480-047-000 OS/(Paseos) 1.16 n/a n/a $0 $0 $0AR-81 017-480-022-000 OS/(Paseos) 1.19 n/a n/a $0 $0 $0A1-A ROW 6.30 n/a n/a $0 $0 $0 A2-B ROW 1.07 n/a n/a $0 $0 $0
A4-A ROW 7.00 n/a n/a $0 $0 $0
A-7 ROW 0.41 n/a n/a $0 $0 $0
A9-C ROW 0.13 n/a n/a $0 $0 $0
Totals 105.88 481 $1,713,000
att3
[1] Indicates village identifier assigned by City in the Amoruso Ranch Specific Plan.[2] This amount may be increased by the Tax Escalation Factor in each Fiscal Year following the Base Year as described in this RMA. [3] If amended to include Annexation Parcels, the Maximum Annual Special Tax for Annexation Parcels would also be subject to the Tax Escalation Factor.

Assigned
Maximum Annual
Facilities Special
Tax per Unit
Assigned
Maximum Annual
Facilities Special
Tax per Taxable
Acre
Assigned
Maximum Facilities
Special Tax per
Village
Expected Land Uses
Planned
Units per
Acre
Prepared by EPS 4/25/2023 Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\CFD No 1\Models\222064 model Attachment 4
Amoruso Ranch CFD No. 1 (Public Infrastructure)
(Improvement Area No. 1
Maximum Annual Maintenance Special Taxes by Tax Category for the Base Year of FY 2023-24 (Improvement Area No. 1) [1] Before After
Transition Transition
Expected Land Uses (Tax Category) Event Event
[1] [1]
Residential Uses per Unit per Unit
Low Density Residential (LDR) $0.00 $2,150.00
Large Lots AR-4, AR-5, AR-6, AR-11, AR-34, AR-35
Low Density Residential (LDR) $0.00 $1,800.00
Large Lots AR-12, AR-13, AR-22, AR-24, AR-26, AR-30
Medium Density Residential (MDR) $0.00 $1,500.00
High Density Residential (HDR) [2]
High Density Residential (HDR) For-Sale [2] $0.00 $0.00 High Density Residential (HDR) For-Rent [2] $0.00 $0.00 Affordable Medium Density Residential $0.00 $750.00
Affordable High Density Residential [2] $0.00 $0.00
Very Low Affordable High Density Residential [2] $0.00 $0.00 Nonresidential Uses [2] per Taxable Acre
Mixed Use (MU) [2] $0.00 $0.00
Business Professional (BP) [2] $0.00 $0.00
Community Commercial (CC) [2] $0.00 $0.00
Undeveloped Property $0.00 $0.00
att4
[1] This amount is subject to increase by the Tax Escalation Factor in each Fiscal Year following the Base Year as described in this RMA.
[2] If a Low Density Residential, Medium Density Residential or Affordable Medium Density Residential Parcel with a Special Tax is rezoned to a use with an identified Special Tax of $0 in this attachment, the Special Tax would be assigned to the Parcel using the provisions of Section 4 of this RMA.

Maintenance Special Tax per Unit/Taxable Acre
Prepared by EPS 4/25/2023 Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\CFD No 1\Models\222064 model Sheet of 1 1

AMORUSO RANCH
BEING A PORTION OF SECTIONS 11 AND 14,
T. 11 N., R. 5 E., MOUNT DIABLO MERIDIAN

CITY OF ROSEVILLE COUNTY OF PLACER STATE OF CALIFORNIA

PROPOSED BOUNDARY MAP
(PUBLIC FACILITIES)
NOVEMBER 2022

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3301 C St, Bldg. 100-B Tel 916.341.7760
Sacramento, CA 95816 Fax 916.341.7767
COMMUNITIES FACILITIES DISTRICT NO. 1
LEGEND

BOOK OF COMMUNITY FACILITIES DISTRICT, PAGE

CITY CLERK'S MAP STATEMENT

CITY CLERK'S MAP FILING STATEMENT

RECORDER'S STATEMENT
Map 1
EXHIBIT B:

List of Authorized
Facilities and Services
B-1 Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\CFD No 1\Rate and Method\List of Authorized Facilities

6.13.2022.docx

EXHIBIT B
City of Roseville
Amoruso Ranch Specific Plan
Community Facilities District No. 1
(Public Facilities)
Placer County, California

LIST OF AUTHORIZED FACILITIES AND SERVICES
A u t h o r i z e d F a c i l i t i e s
Transportation Improvements
Public roadway improvements designed to meet the needs of the project, including those improvements identified in the project Development Agreement (DA), including but not limited to;
• Westbrook Boulevard
• West Sunset Boulevard
Eligible roadway improvements include the following items: acquisition of land and easements; roadway design; project management; geotechnical engineering, testing and observations; bridge crossings and culverts; clearing, grubbing, and demolition; grading, intract subdivision roadway improvements, soil import/export, paving (including slurry seal), and decorative/enhanced pavement concrete or pavers; power pole relocations; joint trenches, underground utilities, and undergrounding of existing utilities; dry utilities and appurtenances; curbs, gutters, sidewalks, bike trails (including on- and off-site), park and ride facilities, bus rapid transit improvements, including transfer stations and regional public transit improvements; retaining walls, sound walls, enhanced fencing, and access ramps; street lights, signalization, and traffic signal control systems; bus turnouts; signs and striping; erosion control; median and parkway landscaping and irrigation; entry monumentation; bus shelters; masonry walls; traffic control and agency fees; and other improvements related thereto. Eligible improvements for the roads listed above also include any and all necessary underground potable and non-potable water, sanitary sewer, dry utilities, and storm drainage system improvements.

Potable and Non-Potable Water System Improvements
Authorized facilities include any and all on- and off-site backbone water facilities designed to meet the needs of development of the project. These facilities include potable and non-potable mains, valves, services, and appurtenances; wells; and water treatment and storage facilities, and related improvements, including but not limited to: site clearing, grading, and paving; curbs and gutters; recycled water storage tanks, booster pump stations, and all appurtenances thereto; wells; water treatment; stand-by generator; site lighting, drainage, sanitary sewer, and List of Authorized Facilities and Services
Exhibit B June 2022
B-2
water service; landscaping and irrigation; access gates and fencing; striping and signage; and the following:
• Water lines in/associated with authorized facility roads • Recycled water lines in/associated with authorized facility roads • Well construction or financial contributions thereto
• Water Tank Site Improvements
• Recycled Water Storage Tank Facility or financial contributions thereto Drainage System Improvements
Authorized facilities include any and all on- and off-site backbone drainage and storm drainage improvements designed to meet the needs of development of the project. These facilities include mains, pipelines and appurtenances, outfalls and water quality measures, temporary drainage facilities, detention/retention basins, and drainage pretreatment facilities; drainage ways/channels, pump stations, landscaping, and irrigation; access roads, gates, and fencing; striping and signage; and the following:
• All storm drain lines and facilities in/associated with authorized facility roadways • Retention, detention, hydro-modification, and other drainage facilities Wastewater System Improvements
Authorized facilities include any and all on- and off-site backbone wastewater facilities designed to meet the needs of development of the project. These facilities include pipelines and all appurtenances thereto; manholes; tie-in to existing main line; force mains; lift stations; storage tanks; odor-control facilities; sewer treatment plant improvements and permitting related thereto; and related sewer system improvements, including but not limited to:
• All wastewater facilities in/associated with authorized facility roadways • Sewer pump station/lift station
Solid Waste Improvements
Authorized facilities include any and all backbone solid waste improvements designed to meet the needs of development of the project. Eligible improvements also include the project’s prorata contribution to shared facilities.

Park, Landscape Corridor and Paseo Improvements
Authorized facilities include any and all improvements to parks, landscape corridors and paseos located in the project, including but not limited to:
• Construction of Park Sites
• Construction of Paseos
• Construction of Trails
List of Authorized Facilities and Services
Exhibit B June 2022
B-3
Open Space Improvements
Authorized facilities include any and all open space improvements designed to meet the needs of development of the project, including bike trails, bike/pedestrian bridges, storm drain crossings, storm drain detention/retention, wetland mitigation, tree mitigation, on-and off-site hawk/raptor mitigation, agricultural mitigation or other environmental mitigation, property acquisition, endowment payments/PCA fees for open space management monitoring, landscaping and irrigation, access gates and fencing, and related open space improvements, including but not limited to:
• Improvements related to all Preserved and General Open Space Parcels • Wetland creation mitigation monitoring, fencing, etc.

Utilities
Authorized facilities include any and all on- and off-site utility improvements designed to meet the needs of development of the project. All utility improvements, easement payments, and land acquisition not located under or alongside transportation improvements are considered authorized facilities. Authorized facilities also shall include costs related to the off-site electric substation site; site clearing; grading; street frontage improvements, including curbs, gutters, and paving; and construction of an all-weather access road to the site from the nearest public street or extension of temporary overhead lines as described in the project DA, including but not limited to:
• Electric Substation improvements
Other Public Facilities
Authorized facilities include any and all public facilities or infrastructure, including the project’s improvements to the fire station site, site clearing, grading, and street frontage improvements including curbs, gutters, and paving.

Development Impact Fees
Authorized facilities include development impact fees paid and not otherwise reimbursed, whether standard City or County fees levied at the time of the issuance of a building permit or required as part of the DA for the property. Fees include, but are not limited to, City Traffic Fees, Placer Conservation Authority (PCA) Fee, the South Placer Regional Transportation Authority Tier II Traffic Fee, City of Roseville City Wide Park Fee, City of Roseville Public Facilities Fee, Pre-paid DA Fees, and Public Benefit Fee.

Formation, Administrative, and Incidental Expenses
In addition to the above facilities, other expenses incidental to the above and authorized by the Mello-Roos Community Facilities Act of 1982, including but not limited to: the cost of planning, permitting, and designing the facilities (including the cost of environmental evaluation, orthophotography, environmental remediation/mitigation monitoring, and preparation of an overarching Operation and Maintenance Plan for the City of Roseville Open Space Preserves); land acquisition and easement payments for the facilities; project management; construction List of Authorized Facilities and Services
Exhibit B June 2022
B-4
staking; engineering studies and reports; utility relocation and demolition costs incidental to construction of the facilities, wetland/Species mitigation purchase; reimbursements to other areas for infrastructure facilities or planning serving development in the CFD; Amoruso Ranch Specific Plan planning, legal, engineering, technical studies costs related to the facilities and any other expenses incidental to the construction, completion, and inspection of the facilities.

In addition, costs eligible to be financed by the CFD shall include all costs associated with the formation and ongoing administration of the CFD and issuance of bonds; determination of the amount of taxes and collection of taxes; inspection, plan check and other costs related to acceptance of the facilities by the City, payment of taxes; and any other costs incurred to carry out the authorized purposes of the CFD.

A u t h o r i z e d S e r v i c e s
The authorized services to be funded from the levy and collection of annual maintenance special taxes are the provision of public services, maintenance and operation related to any facilities authorized to be funded by the CFD with a useful life of five or more years, including but not limited to performance by employees of functions and repair activities. Maintenance as used herein includes replacement and the creation and funding of a reserve fund to pay for a replacement of such facilities. The maintenance special taxes shall only fund authorized services to the extent that they are in addition to those provided to land within the CFD prior to the creation of the CFD.

CITY COUNCIL OF THE CITY OF ROSEVILLE
RESOLUTION NO. 23-180

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROSEVILLE TO FORM A

COMMUNITY FACILITIES DISTRICT, DESIGNATE AN IMPROVEMENT AREA THEREIN,

ESTABLISH A FUTURE ANNEXATION AREA, PROVIDE FOR ADDITIONAL FUTURE

IMPROVEMENT AREAS THEREIN, AND TO AUTHORIZE THE LEVY OF A SPECIAL TAX

THEREIN TO FINANCE PUBLIC FACILITIES AND PUBLIC SERVICES IN AND FOR SUCH

COMMUNITY FACILITIES DISTRICT
WHEREAS, on April 5, 2023, the City Council (the “City Council”) of the City of Roseville (the “City”) adopted a resolution entitled “A RESOLUTION OF INTENTION OF THE CITY

COUNCIL OF THE CITY OF ROSEVILLE TO FORM A COMMUNITY FACILITIES DISTRICT,

DESIGNATE AN IMPROVEMENT AREA THEREIN, ESTABLISH A FUTURE ANNEXATION

AREA, PROVIDE FOR ADDITIONAL FUTURE IMPROVEMENT AREAS THEREIN, AND TO

AUTHORIZE THE LEVY OF A SPECIAL TAX THEREIN TO FINANCE PUBLIC FACILITIES AND PUBLIC SERVICES IN AND FOR SUCH COMMUNITY FACILITIES DISTRICT” (the “Resolution of Intention”), stating its intention to form “City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities)” (the “CFD”), and “City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities) (Future Annexation Area)” (the “Future Annexation Area”), pursuant to the Mello-Roos Community Facilities Act of 1982, as amended, Chapter 2.5 of Part 1 of Division 2 of Title 5, commencing with Section 53311, of the California Government Code (the “Act”); and
WHEREAS, the Resolution of Intention, describing a map of the proposed boundaries of the CFD and the Future Annexation Area, including territory within the CFD to be designated, pursuant to Section 53350 of the Act, as “Improvement Area No. 1 of the City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities)” (“Improvement Area No. 1”), and stating the facilities and services to be provided by the CFD, the rate and method of apportionment of the special tax to be levied within the CFD, and the expectation to use bonds to finance authorized facilities, is on file with the City Clerk and the provisions thereof are incorporated herein by this reference as if fully set forth herein; and WHEREAS, on this date, this City Council held a noticed public hearing as required by the Act and the Resolution of Intention relative to the proposed formation of the CFD, the designation of Improvement Area No. 1, and the designation of the Future Annexation Area; and WHEREAS, at the hearing all interested persons desiring to be heard on all matters pertaining to the formation of the CFD, the designation of Improvement Area No. 1, and the designation of the Future Annexation Area, the facilities and services to be provided therein and the levy of said special tax were heard and a full and fair hearing was held; and WHEREAS, at the hearing evidence was presented to this City Council on said matters before it, including a report caused to be prepared by the Chief Financial Officer of the City (the “Report”) as to the facilities and services to be provided through the CFD and the costs thereof, a copy of which is on file with the City Clerk, and this City Council at the conclusion of said hearing is fully advised in the premises; and
WHEREAS, written protests with respect to the proposed establishment of the CFD, the designation of Improvement Area No. 1, the furnishing of specified types of facilities andservices 2 and the rate and method of apportionment of the special taxes have not been filed with the City Clerk by 50% or more of the registered voters residing within the territory of the CFD or property owners of one-half or more of the area of land within the CFD and not exempt from the proposed special tax or 50% or more of the registered voters residing within the territory of the CFD or property owners of one-half or more of the area of land within the CFD and not exempt from the proposed special tax; and
WHEREAS, written protests against the proposed establishment of the Future Annexation Area and future annexation of parcels therein to the CFD have not been filed with the City Clerk by (i) 50% of more of the registered voters, or six registered voters, whichever is more, residing in the proposed boundaries of the CFD, or (ii) 50% or more of the registered voters, or six registered voters, whichever is more, residing in the Future Annexation Area, (iii) owners of onehalf or more of the area of land in the proposed CFD or (iv) owners of one-half or more of the area of land in the Future Annexation Area; and

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ROSEVILLE RESOLVES AS FOLLOWS:

1. Recitals Correct. The foregoing recitals are true and correct.

2. No Majority Protest. The establishment of the CFD, the designation of Improvement Area No. 1, the furnishing of specified types of facilities and services and the rate and method of apportionment of the special taxes within Improvement Area No. 1 of the CFD have not been precluded by majority protest pursuant to Section 53324 of the Act; and the establishment of the Future Annexation Area and the furnishing of specified types of facilities and services therein and the establishment of the Future Annexation Area have not been precluded by majority protest pursuant to Section 53339.6 of the Act.

3. Prior Proceedings Valid. All prior proceedings taken by this City Council in connection with the establishment of the CFD, the designation of Improvement Area No. 1, the designation of the Future Annexation Area, and the levy of the special tax have been duly considered and are hereby found and determined to be valid and in conformity with theAct.

4. Name of CFD and Future Annexation Area; Designation of Improvement Area No. 1. “City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities)” is hereby established pursuant to the Act and “City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities) (Future Annexation Area)” is hereby established as a Future Annexation Area to the CFD pursuant to theAct.

Within the CFD an area to be known as “Improvement Area No. 1 of the City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities)” is hereby designated in accordance with Section 53350 of the Act.

5. Future Annexations. Territory annexed to the CFD from the Future Annexation Area may be annexed into Improvement Area No. 1, may be annexed into an improvement area (herein, an “Improvement Area”) subsequently designated, or may be annexed into a newlydesignated Improvement Area (each, a “Future Improvement Area”).

Parcels within the Future Annexation Area shall be annexed only with the unanimous approval (each, a “Unanimous Approval”) of the owner or owners of each parcel or parcels at the 3 time that parcel or those parcels are annexed to the CFD, without any requirement for further public hearings or additional proceedings.

The designation of a parcel or parcels as a Future Improvement Area shall be specified and approved by the Unanimous Approval at the time that the parcel or parcels are annexed to the CFD. After the designation of a parcel or parcels as a Future Improvement Area, the establishment of an appropriations limit, the rate and method of apportionment and manner of collection of special taxes, and the authorization to incur bonded indebtedness may differ from other areas of the CFD, all as set forth in the Unanimous Approval, and shall apply only to the parcel or parcels within such Future Improvement Area, all without any requirement for further public hearings or additional proceedings.

6. Boundaries of CFD, Improvement Area No. 1 and Future Annexation Area.

The boundaries of the CFD, Improvement Area No. 1 and the Future Annexation Area, as set forth in the map of the CFD heretofore recorded in the Placer County Recorder’s Office on April 11, 2023 in Book 4 at Page 83, as Document No. 2023-0018570 of Maps of Assessment and Community Facilities Districts, are hereby approved, are incorporated herein by reference and shall be the boundaries of the CFD, Improvement Area No. 1 and the Future Annexation Area, respectively.

7. Description of Facilities and Services. The type of public facilities and services proposed to be financed by the CFD and each Improvement Area thereof pursuant to the Act shall consist of those items listed as facilities and services in Exhibit B hereto and by this reference incorporated herein (the “Facilities” and “Services”). The financing of the costs of Facilities may include, without limitation, the payment of principal of and interest on bonds together with all direct, indirect periodic, and/or other related costs (including, without limitation, costs of administering the CFD, levying the Special Tax and administering the bonds, and establishing and replenishing reserve funds).

The Services authorized are those in addition to those provided in the territory of the CFD and the Future Annexation Area as of the date hereof and will not supplant services already available within the territory of the CFD as of the date hereof and, as to annexed territory, will not supplant services already available within the territory of the territory annexed from the Future Annexation Area. The City intends to provide the Services on an equal basis within the original territory of the CFD and, when it has been annexed to the CFD, the territory within the Future Annexation Area.

Upon designation of a parcel or parcels as within a new Future Improvement Area, the Facilities financed by such area may include facilities which differ from other areas of the CFD as set forth in the Unanimous Approval, and shall be financed only by the parcel or parcels within such Future Improvement Area, without any requirement for further public hearings or additional proceedings. Bonds may be issued secured by special taxes of any single Improvement Area or any combination of Improvement Areas.

8. Special Tax.
a. Except to the extent that funds are otherwise available to pay for the Facilities and/or Services, to pay the principal and interest on bonds and other debt (as defined in the Act) of the CFD issued for any Improvement Area, to the repayment of funds advanced by the City for the CFD or any Improvement Area and including the repayment under any agreement (which shall not constitute a debt or liability of the City) of advances 4 of funds or reimbursement for the lesser of the value or cost of work in-kind provided by any person for any Improvement Area, a special tax (the respective “Facilities Special Tax” and “Maintenance Special Tax” and together, the “Special Tax”) sufficient to pay the costs thereof, secured by the recordation of a continuing lien against all non-exempt real property is intended to be levied annually and collected in the same manner as ordinary ad valorem property taxes or in such other manner as may be prescribed by this Council. b. The proposed rate and method of apportionment of the Special Tax among the parcels of real property within Improvement Area No. 1 of the CFD, in sufficient detail to allow each landowner within Improvement Area No. 1 of the CFD to estimate the maximum amount such owner will have to pay, is attached hereto as Exhibit A and is hereby incorporated herein (the “Rate and Method”).
c. The Special Tax shall be levied in the amount and for the duration set forth in the applicable Rate and Method. The Special Tax to finance the Facilities to be levied on any parcel used for private residential purposes in any Improvement Area shall not be levied beyond the period of time permitted in the Rate and Method, except that a Special Tax that was lawfully levied in or before the final tax year and that remains delinquent may be collected in subsequent years. Under no circumstances shall the Special Tax levied against any parcel used for private residential purposes be increased as a consequence of delinquency or default by the owner of any other parcel or parcels within Improvement Area No. 1 of the CFD by more than 10 percent, in contravention of the Act, including Section 53321(d) of the Act.

For Future Improvement Areas, a different rate and method may be adopted than the Rate and Method adopted for Improvement Area No. 1 if the annexed territory is designated as a separate zone or improvement area. No supplements to the Rate and Method for any of the Future Improvement Areas and no new rate and method will cause the maximum tax rate in the then-existing territory of the CFD (including Improvement Area No. 1) to increase. The designation as an improvement area of any territory annexing to the CFD, the maximum amount of bonded indebtedness and other debt for such improvement area, the facilities to be financed, the rate and method of apportionment of special tax for such improvement area and the appropriations limit for such improvement area shall be identified and approved in the Unanimous Approval executed by the applicable property owner(s) in connection with each annexation to the CFD from the Future Annexation Area. The annexation and related matters described in the Unanimous Approval shall be implemented and completed without the need for City Council approval as long as the following conditions are met:
(i) The rate and method of apportionment of special tax for the new improvement area is prepared by a special tax consultant retained by the City. (ii) The rate and method of apportionment of special tax for the new improvement area substantially complies with the City’s local goals and policies concerning the use of the Act.
(iii) The rate and method of apportionment of special tax for the new improvement area includes a mechanism that protects against revenue loss as a result of land use changes.
5 (iv) The Special Tax proposed to pay for the Facilities to be supplied within the territory annexed will be equal to the Special Taxes levied to pay for the same Facilities in previously-existing areas of the CFD and Improvement Area No. 1, except that (a) a higher Special Tax may be levied on territory annexing into the CFD to pay for the same Facilities to compensate for the interest and principal previously paid from Special Taxes in the original area of the CFD and Improvement Area No. 1, less any depreciation allocable to the financed Facilities, and (b) a higher Special Tax may be levied on territory annexing into the CFD to pay for new or additional Facilities, with or without bond financing.

No supplements or amendments to the Rate and Method established in connection with the annexation of territory to an Improvement Area shall cause the maximum tax rate in the then-existing territory of the CFD to increase.
d. As required by Section 53339.3(d) of the Act, the Council hereby determines that the Special Tax proposed to pay for one or more Facilities to be supplied within the Future Annexation Area will be equal to the Special Taxes levied to pay for the same Facilities in previously-existing areas of the CFD, except that (i) a higher Special Tax may be levied within any Improvement Area to pay for the same Facilities to compensate for the interest and principal previously paid from Special Taxes in any other Improvement Area, less any depreciation allocable to the financed Facilities and (ii) a higher Special Tax may be levied within any Improvement Area established from the Future Annexation Area to pay for new or additional Facilities, with or without bond financing.

As required by Section 53339.3(d) of the Act, the Council hereby further determines that the Special Tax proposed to pay for Services to be supplied within the Future Annexation Area shall be equal to any Special Tax levied to pay for the same Services in the in other areas of the CFD, except that a higher or lower tax may be levied within the Future Annexation Area to the extent that the actual cost of providing the Services in the Future Annexation Area is higher or lower than the cost of providing those Services in other areas of the CFD. In so finding, the Council does not intend to limit its ability to levy a Special Tax within the Future Annexation Area to provide new or additional services beyond those supplied within the existing CFD and the Improvement Areas.

9. Increased Demands. It is hereby found and determined that the Facilities and Services are necessary to meet increased demands placed upon local agencies as the result of development occurring in the CFD.

10. Responsible Official. The Assistant City Manager/Chief Financial Officer of the City of Roseville, 311 Vernon Street, Roseville, CA 95678, (916) 774-5313, is the officer of the City who will be responsible for preparing annually a current roll of special tax levy obligations by assessor’s parcel number and who will be responsible for estimating future special tax levies pursuant to the Act.

11. Tax Lien. Upon recordation of a notice of special tax lien pursuant to Section 3114.5 of the Streets and Highways Code of California, a continuing lien to secure each levy of the special tax shall attach to all nonexempt real property in the CFD and this lien shall continue in force and effect until the special tax obligation is prepaid and permanently satisfied and the lien canceled in accordance with law or until collection of the tax by the City ceases. 6 Upon annexation into the CFD by Unanimous Approval, the Clerk shall record an amended notice of special tax lien pursuant to Section 3117.5 of the Streets & Highways Code, or a new notice of special tax lien pursuant to Section 3114.5, as appropriate.

12. Appropriations Limit. In accordance with the Act, the annual appropriations limit, as defined by subdivision (h) of Section 8 of Article XIII B of the California Constitution, of the CFD is hereby preliminarily established at $594,000,000; and said CFD appropriations limit shall be submitted to the voters of the CFD as hereafter provided. The proposition establishing said annual appropriations limit shall become effective if approved by the qualified electors voting thereon and shall be adjusted in accordance with the applicable provisions of the Act.

The designation as an improvement area of any territory annexing to the CFD, the rate and method of apportionment of special tax for such improvement area and the appropriations limit for such improvement area shall be identified and approved in the Unanimous Approval executed by property owners in connection with their annexation to the CFD.

13. Pursuant to Section 53314.9 of the Act, at any time either before or after the formation of the CFD, the legislative body may accept advances of funds or work in kind from any source, including, but not limited to, private persons or entities, and may provide, for the use of those funds or that work in kind for any authorized purpose, under all of the following conditions:
(a) the proposal to repay the funds or the value or cost of the work in kind, whichever is less, is included in both the Resolution of Intention and in this Resolution pursuant to Section 53325.1; (b) any proposed Special Taxes are approved by the qualified electors of the CFD at the time of formation or annexation pursuant to the Act; and (c) any work in kind accepted pursuant to Section 53314.9 of the Act is performed or constructed as if the work had been performed or constructed under the direction and supervision, or under the authority of a local public agency. This Council finds that the City may accept advances of funds or work in kind if necessary, and may enter into an agreement (an “Acquisition Agreement”), by resolution, with the person or entity advancing the work in-kind, to reimburse the person or entity for the value, or cost, whichever is less, of the work in-kind, as determined by the City Council, with or without interest, under the conditions specified in the Act and an Acquisition Agreement. The City and the developer of the project intend to enter into an Acquisition Agreement.

14. Election. Pursuant to the provisions of the Act, the proposition of the levy of the special tax and the proposition of the establishment of the appropriations limit specified above shall be submitted to the qualified electors of the CFD at an election. The time, place and conditions of the election shall be as specified by a separate resolution of this City Council.

15. Effective Date. This resolution shall take effect upon its adoption. * * * * * * * * * * *
7 The foregoing Resolution was adopted by the City Council of the City of Roseville on the day of , 2023, on the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

Mayor
ATTEST:

City Clerk
Economic & Planning Systems, Inc. (EPS) A-1

EXHIBIT A
Improvement Area No. 1 of the
City of Roseville
Amoruso Ranch Community Facilities District No. 1
(Public Facilities)
Placer County, State of California

RATE, METHOD OF APPORTIONMENT, AND

MANNER OF COLLECTION OF SPECIAL TAX
1 . Ba s i s of Spe c ia l T a x L e v y
A Special Tax authorized under the Mello-Roos Community Facilities Act of 1982 (Act) applicable to the land in Improvement Area No. 1 of the City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities) shall be levied and collected according to the tax liability determined by the City through the application of the appropriate amount or rate, as described below.
2 . Definitions
“Acre” or “Acreage” means the land area of an Assessor’s Parcel as shown on an Assessor’s Parcel Map, or if the land area is not shown on an Assessor’s Parcel Map, the land area shown on the applicable final map or other Development Plan. “Act” means the Mello-Roos Community Facilities Act of 1982, as amended, Sections 53311 and following of the California Government Code. “Administrative Expenses” means the actual or reasonably estimated costs related to the administration of Improvement Area No. 1, including, but not limited to, these for Improvement Area No. 1:
a. Costs of computing Special Taxes and preparing annual Special Tax collection schedules (whether by the City or any designee thereof or both). b. Costs of collecting the Special Taxes (whether by the County, the City, or otherwise). c. Costs of remitting the Special Taxes to the Trustee. d. Costs of the Trustee (including its legal counsel) in the discharge of the duties required of it under the Bond Indenture.
e. Costs to the City, CFD, or any designee thereof, of complying with arbitrage rebate requirements.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-2
f. Costs to the City, CFD, or any designee thereof, of complying with City, CFD, or Master Builder disclosure requirements.
g. Costs associated with preparing Special Tax disclosure statements. h. Costs incurred in responding to public inquiries regarding the Special Taxes. i. Costs to the City, CFD, or designee thereof related to any appeal of the Special Taxes. j. Costs associated with the release of funds from an escrow account, if any. k. Costs to the City for the issuance of Bonds authorized by the CFD that are not recovered through the Bond sale proceeds.
l. Amounts estimated to be advanced or already advanced by the City for any other administrative purposes, including attorney’s fees and other costs related to collection of the Special Taxes and commencing and pursuing to completion any foreclosure of delinquent Special Taxes.
“Administrator” means a City official in the Finance Department, or their designee responsible for determining or overseeing the levy and collection of the Special Taxes. “Affordable Housing Director” means, at any point in time, the person in the City who serves as head of the department that is in charge of the City’s affordable housing program.
“Affordable Unit” means a Unit built on a Residential Use Parcel for which an Affordable Unit agreement has been entered into for the property designating the Unit as affordable.

A Multifamily Parcel may have only a portion of the Units assigned as Affordable Units.

The City Manager, or his or her designee, shall determine which Units are designated as Affordable Units and maintain an Affordable Unit listing, which shall contain all designated buildable parcels by tract and lot number, and in the case of Large Lot Parcels remaining before May 1 of the preceding Fiscal Year, the number of designated Affordable Units for each such Large Lot Parcel; all entries shall indicate the effective date of designation.

The Affordable Unit listing also shall be updated to reflect those Units no longer qualifying as Affordable Units, also known as Market-Rate Units. The Affordable Unit listing, which shall contain all qualifying Affordable Units as of April 30, shall be made available to the Administrator by July 1 of each year for purposes of determining the Maximum Annual Special Tax for Parcels pursuant to Section 4.
“Annexation Parcels” means a Parcel or Parcels annexed to Improvement Area No. 1 of the CFD after formation. The Maximum Annual Special Tax will be assigned to Parcels in the annexation area using the provisions of Section 4. “Annual Facilities Costs” means, for any Fiscal Year, the total of these for Improvement Area No. 1:
a. Debt Service to be paid from Facilities Special Taxes.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-3
b. The amount needed to replenish the reserve fund for the Bonds to the level required under the Bond Indenture, to the extent not included in a computation of Annual Facilities Costs in a previous Fiscal Year.
c. Administrative Expenses for such Fiscal Year.
d. The amount needed to (1) cure any delinquencies in the payment of the Facilities Special Tax in the prior Fiscal Year, to the extent not otherwise included in a computation of Annual Facilities Costs in the current or any previous Fiscal Year, and (2) to fund any foreseeable deficiency in the payment of the Facilities Special Tax for that Fiscal Year which is expected to occur in such Fiscal Year, to the extent not included in a computation of Annual Facilities Costs in the current or any previous Fiscal Year.
e. Authorized Pay-As-You-Go Costs so long as the inclusion of these costs does not increase the Special Tax levy on Undeveloped Property, Large Lot Parcels, Small Lot Tentative Map Parcel, or Final Use Small Lot Parcels.
f. During the Deferral Bonding Period, the amount needed to pay Development Impact Fee Deferrals not financed by Bonds.
g. Less any available earnings on any reserve fund or Facilities Special Tax funds, available capitalized interest or any other available revenues of Improvement Area No. 1 or the City that may be used to fund Annual Facilities Costs. “Annual Maintenance Costs” means, for any Fiscal Year, the total of these for Improvement Area No. 1:
a. Authorized Services costs to be paid from Maintenance Special Taxes. b. Administrative Expenses for such Fiscal Year.
c. The amount needed to (1) cure any delinquencies in the payment of the Maintenance Special Tax in the prior Fiscal Year, to the extent not otherwise included in a computation of Annual Maintenance Costs in the current or any previous Fiscal Year, and (2) to fund any foreseeable deficiency in the payment of the MaintenanceSpecial Tax for that Fiscal Year which is expected to occur in such Fiscal Year, to the extent not included in a computation of Annual Maintenance Costs in the current or any previous Fiscal Year.
d. Less any available earnings on any reserve fund, Maintenance Special Tax funds or any other available revenues of Improvement Area No. 1 or the City that may be used to fund Annual Maintenance Costs.
“Anticipated Construction Proceeds” means the amount anticipated to be available through Improvement Area No. 1 for acquiring or constructing Authorized Facilities, which is equal to $27.8 million at formation of Improvement Area No. 1 of the CFD. This amount is increased on July 1 of the current Fiscal Year for the prior calendar year by the average increase in the ENR-CCI.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-4
“Assessor’s Parcel” means a lot or Parcel with an assigned Assessor’s Parcel Number in the maps used by the County Assessor in preparing the tax roll. “Assessor’s Parcel Map” means an official map of the County Assessor designating Parcels by Assessor’s Parcel Number.
“Assessor's Parcel Number” means the Parcel and Parcel Number as assigned by the County Assessor on the equalized tax roll.
“Assigned Maximum Annual Special Tax” means the maximum Facilities Special Tax or Maintenance Special Tax assigned to each Large Lot Parcel that is an Original Parcel based on the Expected Land Uses for Improvement Area No. 1 at the CFD formation, or at annexation, as shown in Attachment 1.
“Authorized Facilities” means those facilities and fees to be financed by the CFD (including Improvement Area No. 1), as identified in the resolution forming the CFD. “Authorized Services” means those services authorized to be funded by the CFD (including Improvement Area No. 1), as defined in the resolution forming the CFD. “Base Year” means the Fiscal Year beginning July 1, 2023, and ending June 30, 2024. “Benefit Share” means the Maximum Annual Facilities Special Tax for a Parcel divided by the Maximum Annual Facilities Special Tax Revenue for all Taxable Parcels at their assigned Maximum Annual Facilities Special Tax.
“Bond(s)” means any bond(s) issued by the City for Improvement Area No. 1 under the Act secured by Special Taxes and any other debt, as defined in the Act, the City incurs that is secured by Special Taxes to further the CFD’s purposes. “Bond Indenture(s)” means the indenture(s), resolution(s), fiscal agent agreement(s), or other financing document(s) pursuant to which any Bonds are issued. “Bond Share” means the share of Outstanding Bonds assigned to a Parcel as specified in Section 8 hereof.
“Building Permit” means a permit issued by the City for the construction of a Residential Use or Nonresidential Use structure.
“Business Professional” means a Parcel or Parcels zoned to provide for office uses and other uses that are related to and supportive of office uses. “CFD” means the City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities), Placer County, State of California, including all Improvement Areas therein.
“Chief Financial Officer” or “CFO” means the Chief Financial Officer of the City, or his/her designee.
“City” means the City of Roseville in Placer County, California. “Council” means the City Council of the City acting for the CFD under the Act.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-5
“County” means the County of Placer, California.
“Debt Service” means the total annual amount of Bond principal, interest, and the scheduled sinking fund payments of the Bonds in a calendar year. “Deferral Bonding Period” means the period, for Improvement Area No. 1, after the Initial Bonding Period has ended and during which the City finances the Development Impact Fee Deferral.
“Developed Parcel” means, in any Fiscal Year:
a. For Single-Family Parcels: All Parcels for which a Final Small Lot Subdivision Map was recorded before May 1 of the preceding Fiscal Year.
b. For Multifamily Parcels: All Parcels for which a Building Permit for new construction of a Residential Use structure was issued before May 1 of the preceding Fiscal Year. c. For all Nonresidential Use Parcels: All Parcels for which a Building Permit for new construction of a Nonresidential Use structure was issued before May 1 of the preceding Fiscal Year.

Once a Parcel is defined as a Developed Parcel it shall remain as a Developed Parcel. “Development Agreement” means the Development Agreement By and Between the City of Roseville and Brookfield Sunset, LLC, Brookfield Sacramento Holdings, LLC, and Angela Eisenpress relative to the Amoruso Ranch Specific Plan dated May 11, 2022, or as may be amended from time to time.
“Development Impact Fee Deferral” means the deferred payment of development impact fees due to the City or the South Placer Regional Transportation Authority (SPRTA) for Developed Parcels, using the approach and amounts identified in the Development Agreement, which may be amended from time to time. “Development Plan” means a condominium plan, apartment plan, site plan, or other development plan that identifies such information as the type of structure, acreage, square footage, or number of Units that are approved to be developed on Single-Family Parcels, Multifamily Parcels, and Nonresidential Parcels. “ENR-CCI” means the Engineering News Record—Construction Cost Index for San Francisco in the prior calendar year, as determined on July 1 of the current Fiscal Year. “Expected Land Use(s)” means, for Improvement Area No. 1, the total number of Units or Acres of each land use type by Tax Category expected in each Large Lot Parcel and Original Parcel at CFD formation as identified in Attachment 3 of this RMA, or as to Annexation Parcels, the total number of Units or Acres of each land use type by Tax Category expected in each Large Lot Parcel and Original Parcel at the time of annexation as identified in a subsequent attachment to RMA.
“Facilities Special Tax” means the Special Tax authorized to be levied in Improvement Area No. 1 to fund Annual Facilities Cost. Facilities Special Taxes are shown in Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-6
Attachments 2 and 3, or as to Annexation Parcels, as shown in a subsequent attachment to the RMA.
“Final Use Small Lot Parcel” means a Parcel designated for development as a singlefamily residence, which is part of a Final Small Lot Subdivision Map. “Final Small Lot Subdivision Map” means a recorded map designating the final Parcel subdivision for individual Single-Family Parcels.
“First Bond Sale” means issuance of the first series of Bonds secured, in whole or in part, by Facilities Special Taxes levied and collected from Parcels in Improvement Area No. 1.
“Fiscal Year” means the period starting July 1 and ending the following June 30. “Full Prepayment” means the fulfillment of a Parcel’s Facilities Special Tax obligation, as determined by following the procedures in Section 8.
“High Density Residential” means, per the Amoruso Ranch Specific Plan, a land use designation that primarily accommodates attached housing, but depending on the unit type, could also include detached housing, within the density range of 13.0 or greater dwelling units per gross developable acre. Typical housing product types include, but shall not be limited to, detached townhomes, courtyard townhomes/condominiums, garden-style apartments, and podium design apartments/condominiums. “Improvement Area No. 1” means the area designated as such on Map 1. “Initial Bonding Period” means, for Improvement Area No. 1, the period in which Bonds are outstanding, whether issued in a single or multiple series, which financed Authorized Facilities costs or refunded prior Bonds other than the Development Impact Fee Deferral.
“Large Lot Parcel” means a Parcel created by a Large Lot Subdivision Map. “Large Lot Subdivision Map” means a recorded subdivision map creating Parcels by land use. However, the Large Lot Subdivision Map does not delineate Final Use Small Lot Parcels. A Final Small Lot Subdivision Map will create individual Single-Family Parcels. “Low Density Residential” means, per the Amoruso Ranch Specific Plan, a land use designation that supports single-family detached homes on conventional lots within the density range of up to 6.9 dwelling units per gross developable acre. Typical housing product types include, but shall not be limited to, standard, alley-loaded, or clustered, single-family detached units.
“Maintenance Special Tax” means the Special Tax authorized to fund Annual Maintenance Costs. The Maintenance Special Tax will be levied and collected beginning with the Transition Year. Maintenance Special Taxes are shown in Attachment 4. “Market-Rate Unit” means a Unit that is not an Affordable Unit. “Master Builder” means Brookfield Sacramento Holdings LLC and its successors and assigns.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-7
“Maximum Annual Special Tax” means the greatest amount of Facilities Special Tax or Maintenance Special Tax that can be levied against a Parcel in a given Fiscal Year, as shown in Attachments 2, 3, and 4.
“Maximum Annual Facilities Special Tax” means the greatest amount of Facilities Special Tax that can be levied against a Parcel in a given Fiscal Year, as shown in Attachments 2, 3, or 4.
“Maximum Annual Maintenance Special Tax” means the greatest amount of Maintenance Special Tax that can be levied against a Parcel in a given Fiscal Year, as shown in Attachments 2, 3, or 4.
“Maximum Annual Special Tax Rate” means the maximum rate of Facilities Special Tax or Maintenance Special Tax charged per Unit or per Taxable Acre each Fiscal Year, as shown in Attachments 2, 3, and 4, as subsequently escalated by the Tax Escalation Factor.
“Maximum Annual Facilities Special Tax Revenue” means the greatest amount of Facilities Special Tax revenue that can be collected in total from a group of Parcels (such as Developed Parcels) by levying the Maximum Annual Facilities Special Tax. “Maximum Annual Maintenance Special Tax Revenue” means the greatest amount of Maintenance Special Tax revenue that can be collected in total from a group of Parcels (such as Developed Parcels) by levying the Maximum Annual Maintenance Special Tax. “Maximum Annual CFD Special Tax Revenue” means the sum of the Maximum Annual Special Tax levied on all Taxable Parcels in the CFD in a Fiscal Year. “Medium Density Residential” means, per the Amoruso Ranch Specific Plan, a land use designation that accommodates both single-family detached homes and attached homes within the density range of 7.0 to 12.9 dwelling units per gross developable acre. Typical housing product types include, but shall not be limited to, standard or alley-loaded lots, courtyard lots, green court lots, auto courts, alley clusters, zero-lot lines, or z-shaped lots. In addition, duet/half-plex homes, townhomes, or condominiums may be accommodated in Medium Density Residential areas.
“Mixed Use Parcel” means a Parcel or Parcels designated for a combination of Residential Uses and Nonresidential Uses.
“Multifamily For-Rent” or “Multifamily For-Rent Parcel” means any Parcel designated or developed for more than one residential dwelling Unit per Parcel and where such units are initially offered for rent to the general public and cannot be purchased by individual homeowners. Such uses may consist of apartments or structures such as duplexes or triplexes, including land uses defined as High Density Residential. Each residential dwelling Unit within Multifamily For-Rent or Multifamily For-Rent Parcels is not expected to have its own distinct Assessor’s Parcel Number. “Multifamily For-Sale” or “Multifamily For-Sale Parcel” means any Parcel designated or developed for more than one residential dwelling Unit within a single building or structure and that may share at least one common wall where such units are notinitially Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-8
offered for rent to the general public and initially may be offered for sale to individual homeowners. Such uses may consist of condominiums or buildings such as half-plexes or time-share units, including land uses defined as High Density Residential. Multifamily For-Sale Parcels are anticipated to have their own distinct Assessor’s Parcel Number as is the case in residential condominium projects. Once designated as Multifamily For-Sale or Multifamily For-Sale Parcel, the Parcel shall remain so designated unless the original structures are demolished.
“Nonresidential Use” means a Taxable Parcel zoned for land uses other than Residential Uses which may include Business Professional, Community Commercial and Mixed Use. “Original Parcel” means a Taxable Parcel in Improvement Area No. 1 identified in Attachment 1 at formation of theCFD.
“Outstanding Bonds” means the total principal amount of Bonds that have been issued and not fully repaid or legally defeased.
“Parcel” means any Assessor’s Parcel in Improvement Area No. 1 based on the equalized tax rolls of the County as of January 1 of each Fiscal Year. “Partial Prepayment” means the partial fulfillment of a Parcel’s Facilities Special Tax obligation, as determined by following the procedures in Section 8. “Pay-As-You-Go Costs” means that portion of costs of acquisition, construction, and improvement of Authorized Facilities not financed by Bonds that are eligible for funding from the Facilities Special Tax.
“Prepayment” means the Full Prepayment or Partial Prepayment of a Parcel’s Facilities Special Tax obligation, as determined by following the procedures in Section 8. “Proportionately” means that the ratio of the actual Special Tax levy to the Maximum Annual Special Tax is equal for all Developed Parcels. For Small Lot Tentative Map Parcels, Proportionately means that the ratio of the actual Special Tax levy to the Maximum Annual Special Tax is equal for all Small Lot Tentative Map Parcels. For Large Lot Parcels, Proportionately means that the ratio of the actual Special Tax levy to the Maximum Annual Special Tax is equal for all Large Lot Parcels. For Undeveloped Parcels, Proportionately means that the ratio of the actual Special Tax levy to the Maximum Annual Special Tax is equal for all Undeveloped Parcels. “Public Parcel” means any Parcel that is or is intended to be publicly owned, as designated in any final map, that is normally exempt from the levy of general ad valorem property taxes under California law, including, but not limited to, public streets, schools, parks, and public drainageways, landscaping, wetlands, greenbelts, and open space. “Remainder Parcel” means a portion of a unit of land that is created as a result of the recording of a Large Lot Parcel Map or Final Small Lot Subdivision Map, which results in a designated remainder as defined in Government Code Section 66424.6(a) (Remainder Parcel). Such a Remainder Parcel may contain taxable and tax-exempt uses, such as Residential Uses, and Public Parcels, such as park sites. Once designated as a Remainder Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-9
Parcel, such Parcel will be considered a Large Lot Parcel for the purposes of future Subdivisions and for the provisions of Sections 4 through 6. “Remaining Facilities Costs” means the amount of Anticipated Construction Proceeds less construction proceeds from previous Bond issuances and less costs of Authorized Facilities funded on a Pay-As-You-Go Basis from the levy of the Special Tax. “Remaining Facilities Cost Share” means the Remaining Facilities Costs multiplied by the Benefit Share.
“Residential Use” means a Parcel designated for residential use, such as single-family residential Units, residential condominiums, townhouses, or apartments that would be included in the definitions of Low-Density Residential, Medium Density Residential or High Density Residential.
“RMA” means this Rate and Method of Apportionment, and Manner of Collection of Special Tax, as it may be amended from time to time in connection with Annexation Parcels or otherwise.
“Single-Family Parcel” means, in any Fiscal Year, all Parcels in Improvement Area No. 1 for which a building permit was issued or may be issued for construction of a Unit that is a single-family residential, residential condominium, or townhouse Unit. “Small Lot Tentative Map” means a map that is approved by the City for the purpose of showing the design of a proposed Subdivision, including the individual buildable lots expected in the Subdivision, as well as the conditions pertaining thereto. The Small Lot Tentative Map designation for this RMA is in reference only to the areas shown on the map on which Low-Density Residential and Medium-Density Residential uses would be permitted. A Small Lot Tentative Map is not based on a detailed survey of the property in the map and is not recorded at the County Recorder’s Office to create legal lots. “Small Lot Tentative Map Parcel” means, in any Fiscal Year, all Parcels included in a Small Lot Tentative Map that was approved before May 1 of the prior Fiscal Year that are planned for Low-Density Residential and Medium-Density Residential and which have not yet become a Developed Parcel.
“Special Tax(es)” mean(s) any tax levy under the Act in Improvement Area No. 1. “Subdivision” or “Subdivided” means a division of a Parcel into two or more Parcels through Parcel reconfiguration, lot-line adjustments, or the Subdivision Map Act process.

A Subdivision also may include the merging of two or more Parcels to create new Parcels. “Successor Parcel” means a Parcel created by the Subdivision of an Original Parcel or a Successor Parcel.
“Tax Category” means the categories of taxable land uses shown in Attachments 2, 3, and 4.
“Tax Collection Schedule” means the document prepared by the Administrator for the County Auditor-Controller to use in levying and collecting the Special Taxes each Fiscal Year.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-10
“Tax Escalation Factor” means a factor of 2 percent by which the Maximum Annual Facilities Special Tax, Maximum Annual Maintenance Special Tax and related Maximum Annual Special Tax Rates shall be increased annually until the Transition Event. In the Fiscal Year following the Transition Event, the Maximum Annual Maintenance Special Tax may be increased up to 2 percent annually at the City’s discretion. The Administrator should refer to Section 4a for application of the Tax Escalation Factor. “Taxable Acreage” means that area of a Parcel determined by the Administrator to become a Taxable Parcel or Parcels upon further Subdivision. An example might be that a Large Lot Parcel Map creates a Remainder Parcel that, according to Attachment 1, contains both taxable uses and tax-exempt uses.
“Taxable Parcel” means any Parcel that is not a Tax-Exempt Parcel. “Tax-Exempt Parcel” means a Parcel not subject to the Annual Special Tax. TaxExempt Parcels include (a) Public Parcels, and (b) Parcels owned by the City, school districts, special districts, or the state or federal government. A Taxable Parcel that is acquired by a public agency shall remain a Taxable Parcel as per the provisions of Section 4.i.

Certain privately-owned Parcels also may be exempt from the levy of Annual Special Taxes, including common areas owned by homeowner’s associations or property owner associations, wetlands, detention basins, water quality ponds, and open space, as determined by the Administrator.
“Transition Event” means for Improvement Area No. 1, the earlier of (a) after the Initial Bonding period, the Fiscal Year in which the Administrator determines the Development Impact Fee Deferral, including any Debt Service and Administrative Expenses associated with any Bonds issued to satisfy Development Impact Fee Deferrals, and any eligible PayAs-You-Go Costs have been repaid in full to the City and City determines funding is no longer needed for Annual Facilities Costs, or (b) Fiscal Year 2088-89. “Transition Year” means, for Improvement Area No. 1, the first Fiscal Year following the Fiscal Year in which the Transition Event occurred.
“Trustee” means a national banking association organized and existing under the laws of the United States acting as a trustee or fiscal agent for Bonds. “Undeveloped Parcel” means a Taxable Parcel that is not a Developed Parcel, Small Lot Tentative Map Parcel, or a Large Lot Parcel.
“Unit” means, for a Single-Family Parcel, the individual residential unit on such Parcel, or for a Multifamily For-Rent Parcel or Multifamily For-Sale Parcel, an individual residential unit in a multifamily building.
3 . Dur a tio n o f t he Spe c ia l T a x
The Facilities Special Tax will be levied and collected until the earlier of (i) the Transition Year or (ii) Fiscal Year 2088-89. The Maintenance Special Tax will be levied and collected beginning in the Transition Year. The Maintenance Special Tax will thereafter be collected in perpetuity.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-11
4 . Admini s t rative T a sk s for the F a c i l ities
Spe c ia l T a x
The provisions of Section 4 shall apply to Improvement Area No. 1:
a. Annual Special Tax Escalation. Until the Fiscal Year following the Transition Event, the Administrator shall increase the Maximum Annual Facilities Special Tax, the Maximum Annual Maintenance Special Tax and Maximum Annual Special Tax Rates by the Tax Escalation Factor in all Fiscal Years following the Base Year. In the Transition Year and thereafter, the City, in its sole discretion, may determine whether to apply the Tax Escalation Factor to the Maximum Annual Maintenance Special Tax in any Fiscal Year.
b. Assignment of the Maximum Annual Facilities Special Tax to Original Parcels.

Attachment 3 identifies the Assigned Maximum Annual Facilities Special Tax for each Original Parcel included in Improvement Area No. 1, which is determined for each Large Lot Parcel based on the Expected Land Uses in each Large Lot Parcel at CFD Formation. The Assigned Maximum Annual Facilities Special Tax shall continue to apply to the geographic area to which it was assigned. If, before further Subdivision, the Administrator determines there are multiple Assessor’s Parcels in a Large Lot Parcel, the Administrator shall assign the Maximum Annual Facilities Special Tax to each Assessor’s Parcel on a pro rata basis to all Assessor’s Parcels in that Large Lot Parcel based on the percentage share of Taxable Acreage identified for each Assessor’s Parcel. Similarly, if the Administrator determines there are multiple Large Lot Parcels in an Assessor’s Parcel, the Maximum Annual Facilities Special Tax shall equal the sum of the Assigned Maximum Annual Facilities Special Tax for all Large Lot Parcels in that Assessor’s Parcel.
c. Assignment of the Maximum Annual Facilities Special Tax to Annexation Parcels.

Upon annexation of property to Improvement Area No. 1, Parcels will be assigned Maximum Annual Facilities Special Taxes using Attachments 2, 3, and 4. Once annexed, these annexed Parcels shall be considered Original and Successor Parcels and will be subject to the same procedures for assignment of the Maximum Annual Facilities Special Tax to Successor Parcels described in Section 4.d. The owner of the Annexation Parcels shall be responsible for paying all costs associated with annexing the Annexation Parcels to Improvement Area No. 1, but otherwise shall not be required to pay any other charge, fee or catch-up special tax in connection with or as a condition of such annexation unless otherwise agreed to by the owner of the Annexation Parcel in connection with the annexation.
d. Assignment of the Maximum Annual Facilities Special Tax to Successor Parcels. As Original Parcels and Successor Parcels are Subdivided through creation of Final Small Lot Subdivision Maps, lot line adjustments or other Parcel amendments through the Subdivision Map Act process, the Administrator shall use the following steps to assign the Maximum Annual Facilities Special Tax to new Successor Parcels. As a result of each assignment of the Maximum Annual Facilities Special Tax upon Subdivision of an Original Parcel or Successor Parcel, the sum of the Maximum Annual Facilities Special Taxes assigned to the newly created Taxable Parcels shall never be less, but may be Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-12
greater, than the Assigned Maximum Annual Facilities Special Tax for that Original Parcel or Successor Parcel.

1. If an Original Parcel or Successor Parcel is Fully Subdivided into Single-Family Parcels with No Remainder Parcel(s). There shall be no net loss of Maximum CFD Special Tax Revenue as a result of the assignment of the Maximum Annual Facilities Special Tax to Single-Family Parcels. The Administrator shall use the following procedures to assign the Maximum Annual Facilities Special Tax to Single-Family Parcels. All references to Maximum Annual Facilities Special Taxes in the attachments are subject to application by the Tax Escalation Factor by the Administrator:

A. Multiply the Maximum Annual Facilities Special Tax per Unit by Tax Category from Attachment 2 by the number of Units for each Single-Family Parcel created by the Subdivision. Sum the Maximum Annual Facilities Special Taxes for all Single-Family Parcels created by the Subdivision.

B. If the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.1.A above is equal to or greater than the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel that was Subdivided, assign the Maximum Annual Facilities Special Tax per Unit by Tax Category as calculated in Step 4.1.d.A above to each Single-Family Parcel created by the Subdivision.

C. If the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.1.A above is less than the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel that was Subdivided, unless 100 percent of the Units are designated Affordable Units, (i) assign the Maximum Annual Facilities Special Tax for Affordable Units shown in Attachment 2 to each Affordable Unit (if any) and, (ii) Proportionately increase the Maximum Annual Facilities Special Tax per Unit for all Units that are not Affordable Units until the sum of resulting Maximum Annual Facilities Special Taxes from all Units (including Affordable Units) equals the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel that was Subdivided. Assign the Maximum Annual Facilities Special Tax calculated in this step to each new Single-Family Parcel created by the Subdivision.

D. If the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.1.A above is less than the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel that was Subdivided and if 100 percent of the Single-Family Parcels created by Subdivision are designated as Affordable Units, increase Proportionately the Maximum Annual Facilities Special Tax per Unit for each Affordable Unit until the sum of Maximum Annual Facilities Special Taxes from all Affordable Units on the new Single-Family Parcels created by the Subdivision equal the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel that was Subdivided. Assign the Maximum Annual Facilities Special Tax calculated in this step to each new Single-Family Parcel created by the Subdivision.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-13

2. If Original or Successor Parcel Is Subdivided into Single-Family Parcels and One or More Remainder Parcels. When an Original or Successor Parcel is Subdivided into Single-Family Parcels and one or more Large Lot Parcels (or Remainder Parcels), the Assigned Maximum Annual Facilities Special Tax is apportioned to the SingleFamily Parcels and Large Lot Parcels created by the Subdivision in the following manner:

A. Apportion the Assigned Maximum Annual Facilities Special Tax to the area(s) that is/are being Subdivided into Single-Family Parcels and to the area(s) that will be Remainder Parcel(s) on a pro rata basis, based on the percentage share of Taxable Acreage represented by each such area as compared to the total area of the Original or Successor Parcel.

B. For each area Subdivided into Single-Family Parcels, multiply the Maximum Annual Facilities Special Tax per Unit by Tax Category from Attachment 2 by the number of Units for each Single-Family Parcel created by the Subdivision.

Sum the Maximum Annual Facilities Special Taxes for all Single-Family Parcels created by the Subdivision.

C. For each area Subdivided into Single-Family Parcels, if the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.2.B above is equal to or greater than the Assigned Maximum Annual Facilities Special Tax apportioned to that area of the Original or Successor Parcel that was Subdivided into Single-Family Parcels, assign the Maximum Annual Facilities Special Tax per Unit by Tax Category as calculated in Step 4.d.2.B above to each SingleFamily Parcel created by the Subdivision.

D. For each area Subdivided into Single-Family Parcels, if the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.2.B above is less than the Assigned Maximum Annual Facilities Special Tax apportioned to that area of the Original or Successor Parcel that was Subdivided into Single-Family Parcels, unless 100 percent of the Units are designated Affordable Units, (i) assign the Maximum Annual Facilities Special Tax for Affordable Units shown in Attachment 2 to each Affordable Unit (if any) and, (ii) Proportionately increase the Maximum Annual Facilities Special Tax per Unit for all Units that are not Affordable Units until the sum of resulting Maximum Annual Facilities Special Taxes from all Units (including Affordable Units) equals the Assigned Maximum Annual Facilities Special Tax apportioned to that area of the Original or Successor Parcel that was Subdivided into Single-Family Parcels. Assign the Maximum Annual Facilities Special Tax calculated in this step to each new Single-Family Parcel created by the Subdivision.

E. For each area Subdivided into Single-Family Parcels, if the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.2.B above is less than the Assigned Maximum Annual Facilities Special Tax apportioned to that area of the Original or Successor Parcel that was Subdivided into Single-Family Parcels and if 100 percent of the Single-Family Parcels created by Subdivision are designated as Affordable Units, increase Proportionately the Maximum Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-14
Annual Facilities Special Tax per Unit for each Affordable Unit until the sum of Maximum Annual Facilities Special Taxes from all Affordable Units on the new Single-Family Parcels created by the Subdivision equal the Assigned Maximum Annual Facilities Special Tax apportioned to that area of the Original or Successor Parcel that was Subdivided into Single-Family Parcels. Assign the Maximum Annual Facilities Special Tax calculated in this step to each new Single-Family Parcel created by the Subdivision.

F. For the Remainder Parcel or Parcels, identify the Maximum Annual Facilities Special Tax for the entire Original or Successor Parcel that has been Subdivided. Sum the Maximum Annual Facilities Special Tax for all SingleFamily Parcels created by the Subdivision, including Single-Family Parcels with Affordable Units. Subtract the sum of the Maximum Annual Facilities Special Tax for all Single-Family Parcels from the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel being subdivided and compare it to the Maximum Annual Facilities Special Tax assigned to the Remainder Parcel or Parcels in Step 4.d.2.A. Assign to each Remainder Parcel, the lesser of the calculations in this step or in Step 4.d.2.A, but in no event less than the difference between the previously Assigned Maximum Annual Facilities Special Tax for the Original Parcel or Successor Parcel being Subdivided and the total of the Maximum Annual Facilities Special Tax for all Single-Family Parcels created by such Subdivision.

Once designated as a Remainder Parcel, such Parcel will be considered a Large Lot Parcel for the purposes of future Subdivisions and for the provisions of Sections 4 through 6.

3. If an Original or Successor Parcel is Subdivided creating multiple land uses and Tax Categories or for any rezones of land uses on Original or Successor Parcels:

A. Identify the Assigned Maximum Annual Facilities Special Tax for the Original Parcel or Successor Parcel that is being Subdivided or rezoned.

B. For each Taxable Parcel subject to rezone or created by Subdivision multiply the Maximum Annual Facilities Special Tax per Unit or per Acre by the number of Units or by the number of Acres by the appropriate Tax Category. For each Taxable Parcel created by Subdivision that includes Affordable Units, multiply the number of Affordable Units by the Tax per Unit for such Affordable Units.

C. Sum the Maximum Annual Facilities Special Tax for each Taxable Parcel and compare it to the Assigned Maximum Annual Facilities Special Tax of the Original or Successor Parcel that is subject to rezone or is being Subdivided.

If the sum of Maximum Annual Facilities Special Tax for each Taxable Parcel is greater than the Assigned Maximum Annual Facilities Special Tax for the Original Parcel, the Administrator shall apply the Maximum Annual Facilities Special Tax calculated above for each Taxable Parcel.

D. If the Assigned Maximum Annual Facilities Special Tax for the Original Parcel or Successor Parcel subject to rezone or that is being subdivided is greater Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-15
than the sum of Maximum Annual Facilities Special Tax for each Successor Parcel being created, increase Proportionately the Maximum Annual Facilities Special Tax per Unit or per Acre for all Tax Categories on each Taxable Parcel such that the sum of Maximum Annual Facilities Special Tax for all Taxable Parcels equals the Assigned Maximum Annual Facilities Special Tax for the Original Parcel.

4. If Multifamily Residential Units are Constructed on an Original or Successor Parcel: If a Building Permit for Multifamily Residential—For Rent uses is issued for an Original or Successor Parcel, identify the Maximum Annual Facilities Special Tax for the Taxable Parcel in Attachment 3. Assign this amount as the Maximum Annual Facilities Special Tax for the Parcel.

If a Building Permit for Multifamily Residential—For Sale uses is issued for an Original or Successor Parcel, use the following procedure to assign the Maximum Annual Facilities Special Tax to Successor Parcels.

A. Multiply the Maximum Annual Facilities Special Tax per Unit for High Density Residential Units from Attachment 2 by the number of High Density Residential Units (excluding Affordable Units) created by the Building Permit.

Sum the Maximum Annual Facilities Special Taxes for all High Density Residential Units created by the Building Permit.

B. Multiply the Maximum Annual Facilities Special Tax per Unit High Density Residential Affordable Units from Attachment 2 by the number of High Density Residential Affordable Units created by the Building Permit. Sum the Maximum Annual Facilities Special Taxes for all High Density Residential Affordable Units created by the Building Permit.

C. Sum the results from Section 4.d.4.A and Section 4.d.4.B.and compare it to the Assigned Maximum Annual Facilities Special Tax of the Original or Successor Parcel with the issued Building Permit. If the sum of Maximum Annual Facilities Special Tax for each Taxable Parcel is greater than the Assigned Maximum Annual Facilities Special Tax for the Original Parcel, the Administrator shall apply the Maximum Annual Facilities Special Tax calculated above for each Taxable Parcel.

D. If the Assigned Maximum Annual Facilities Special Tax for the Original Parcel or Successor Parcel subject to the Building Permit is greater than the sum of Maximum Annual Facilities Special Tax for each Successor Parcel being created, increase Proportionately the Maximum Annual Facilities Special Tax per Unit for all Tax Categories on each Taxable Parcel such that the sum of Maximum Annual Facilities Special Tax for all Taxable Parcels equals the Assigned Maximum Annual Facilities Special Tax for the Original Parcel. e. Affordable Units that Become Market-Rate Units. If, in any Fiscal Year, the City Manager, or his or her designee, determines that a Unit that previously had been designated as an Affordable Unit no longer qualifies as such, the Affordable Housing Director shall update the Affordable Unit listing by denoting the change in status of Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-16
the Unit, together with the effective date thereof. For all Affordable Units that are converted to Market-Rate Units, such Units shall be assigned the Maximum Annual Facilities Special Tax per Unit based on their Tax Category as shown in Attachment 2, as adjusted by the Tax Escalation Factor so long as the Special Tax does not decrease on such a Unit.
f. Transfer of the Assigned Maximum Annual Facilities Special Tax from One Large Lot Parcel to Another. The Maximum Annual Facilities Special Taxes shown in Attachment 3 were determined based on the Expected Land Uses for each Large Lot Parcel shown in Attachment 1. If the number of planned residential Units or Nonresidential Acreage is transferred from one Large Lot Parcel to another before recording a Final Small Lot Subdivision Map in any portion of the Large Lot Parcel, the City may, in its sole discretion, allow for a transfer of the Maximum Annual Facilities Special Tax from one Large Lot Parcel to another. Such a transfer shall be allowed only if (1) all adjustments are agreed to in writing by the affected property owners and the CFO, and (2) there is no reduction in the Maximum Annual CFD Special Tax Revenues as a result of the transfer. Should a transfer result in an amendment to Attachments 2, 3, or 4 of the Notice of Special Tax Lien, the requesting property owner shall bear the costs to effect the transfer in the CFD records and prepare the required amendments to the Notice of Special Tax Lien and Attachments 2, 3, or 4.

Before the transfer, the City may require a deposit from the requesting property owner for such costs.
g. Reduction of the Maximum Annual Facilities Special Tax Prior to First Bond Sale. At the request of the Master Builder, the Maximum Annual Special Taxes set forth in Attachments 2, 3 and 4 may be reduced for a given Tax Category, once, prior to the First Bond Sale. The reduction in this paragraph (g) may occur in a single Tax Category or multiple Tax Categories, and there shall be no requirement that the reduction in one Tax Category be proportionate to the reduction in another Tax Category. Such reduction shall be made without a vote of the qualified electors within the CFD following discussion with the Master Builder and the City. Any such reduction shall occur at least 30 days prior to the First Bond Sale. The Special Tax reductions permitted pursuant to this paragraph shall be reflected in an Amended Notice of Special Tax Lien, which the Administrator shall cause to be recorded. h. Conversion of a Tax-Exempt Parcel to a Taxable Parcel. If a Tax-Exempt Parcel is not needed for public use and is converted to a taxable use or transferred to a private owner, it shall become subject to the Facilities Special Tax. The Maximum Annual Facilities Special Tax for the newly Taxable Parcel will be determined using the provisions of Sections 4 and 5 of the RMA.
i. Taxable Parcels Acquired by a Public Agency. A Taxable Parcel that is acquired by a public agency after the CFD is formed will remain subject to the applicable Special Tax unless the Special Tax obligation is satisfied pursuant to Section 53317.5 of the Government Code. An exception to this may be made if a Public Parcel, such as a park site, is relocated to a Taxable Parcel, in which case the previously Tax-Exempt Parcel of comparable acreage becomes a Taxable Parcel and the Maximum Annual Facilities Special Tax from the previously Taxable Parcel is transferred to the new Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-17
Taxable Parcel. This trading of a Parcel from a Taxable Parcel to a Public Parcel will be permitted to the extent there is no net loss in Maximum Annual CFD Special Tax Revenue and the transfer is agreed to by the owners of the Parcels involved in the transfer and the CFO.
5 . Admini s t r ative T asks for the M aintenance
Spe c ia l T a x
This section discusses the administrative tasks for the Maintenance Special Tax, which shall be applicable after the Transition Event.

The provisions of Section 5 shall apply to Improvement Area No. 1. as set forth below:
a. Assignment of the Maximum Annual Maintenance Special Tax to Developed Parcels.

In the Fiscal Year following the Transition Event, the Administrator shall assign the Maximum Annual Maintenance Special Tax to all Developed Parcels using the Maximum Annual Special Tax Rates for the Maintenance Special Tax by Tax Category shown in Attachment 4, as adjusted by the Tax Escalation Factor. b. Assignment ofthe Maximum Annual Maintenance Special Tax to Successor Parcels.

After the Transition Event, if Original Parcels and Successor Parcels are Subdivided through creation of Final Small Lot Subdivision Maps, lot line adjustments or other Parcel amendments throughtheSubdivision MapAct process,theAdministrator shall use the steps in Section 4.d to assign the Maximum Annual Maintenance Special Tax to new Successor Parcels. When applying Section 4.d after the Transition Event, the Administrator shall substitute Maintenance Special Tax for Facilities Special Tax and shall substitute Maximum Annual Maintenance Special Tax for Maximum Annual Facilities Special Tax.
c. Assignment of the Maximum Annual Maintenance Special Tax to Annexation Parcels.

If Parcels are annexed to Improvement Area No. 1 after formation, the Maximum Annual Maintenance Special Tax shall be assigned to these Annexation Parcels using the definitions in Section 2 and the Maximum Annual Maintenance Special Tax per Unit or Acre shown in Attachment 4 as adjusted by the Tax Escalation Factor applied by the Administrator, unless the Annexation Parcels are annexed with a new set of Maximum Annual Maintenance Special Taxes. Attachment 1 may be amended, or a new attachment created, to include the Annexation Parcels and, if necessary, the applicable tax rates. If new Maximum Annual Maintenance Special Taxes are created, Attachment 4 should be amended to reflect the Maximum Annual Maintenance Special Taxes for the Annexation Parcels. Once annexed, these annexed Parcels shall be considered Original and Successor Parcels and will be subject to the same procedures for assignment of the Maximum Annual Maintenance Special Tax to Successor Parcels described in this section. The owner of the Annexation Parcels shall be responsible for paying all costs associated with annexing the Annexation Parcels to Improvement Area No. 1, but otherwise shall not be required to pay any other charge, fee or catch-up special tax in connection with or as a condition of such annexation unless otherwise agreed to by the owner of the Annexation Parcel in connection with the annexation.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-18
d. Affordable Units that Become Market-Rate Units. If, in any Fiscal Year, the City Manager, or his or her designee, determines that a Unit that previously had been designated as an Affordable Unit no longer qualifies as such, the Affordable Housing Director shall update the Affordable Unit listing by denoting the change in status of the Unit, together with the effective date thereof. For all Affordable Units that are converted to Market-Rate Units, such Units shall be assigned the Maximum Annual Maintenance Special Tax per Unit based on their Tax Category as shown in Attachment 4, as adjusted by the Tax Escalation Factor. e. Conversion of a Tax-Exempt Parcel to a Taxable Parcel. If a Tax-Exempt Parcel is not needed for public use and is converted to a taxable use or transferred to a private owner, it shall become subject to the Maintenance Special Tax. The Maximum Annual Maintenance Special Tax for the newly Taxable Parcel will be determined using the provisions of Sections 5 and 6 of the RMA.
f. Taxable Parcels Acquired by a Public Agency. A Taxable Parcel that is acquired by a public agency after the CFD is formed will remain subject to the applicable Special Tax unless the Special Tax obligation is satisfied pursuant to Section 53317.5 of the Government Code. An exception to this may be made if a Public Parcel, such as a park site, is relocated to a Taxable Parcel, in which case the previously Tax-Exempt Parcel of comparable acreage becomes a Taxable Parcel and the Maximum Annual Maintenance Special Tax from the previously Taxable Parcel is transferred to the new Taxable Parcel. This trading of a Parcel from a Taxable Parcel to a Public Parcel will be permitted to the extent there is no net loss in Maximum Annual CFD Special Tax Revenue and the transfer is agreed to by the owners of the Parcels involved in the transfer and the CFO.
6 . As s ignment of the M aximum Annual Spec ial
T a x
The Administrator shall assign the Maximum Annual Special Tax using the procedures identified below:
a. Classification of Parcels. For purposes of the next Fiscal Year tax levy, by June 30 of each Fiscal Year, using the Definitions in Section 2, the Parcel records of the Assessor’s secured tax roll as of January 1, and other City development approval records, the Administrator shall cause:

1. Each Parcel to be classified as a Taxable Parcel or Tax-Exempt Parcel.

2. Each Parcel to be classified as a Developed Parcel, a Small Lot Tentative Map Parcel, a Large Lot Parcel (including Remainder Parcels), or an Undeveloped Parcel.
b. Assignment of the Maximum Annual Facilities Special Tax to Taxable Parcels. The Maximum Annual Facilities Special Tax will be assigned to each Taxable Parcel each Fiscal Year using the procedures (not all steps may be applicable for each such Parcel) in Section 4.

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-19
c. Assignment of the Maximum Annual Maintenance Special Tax to Taxable Parcels. In the Fiscal Year following the Transition Event, the Maximum Annual Maintenance Special Tax will be assigned to each Taxable Parcel each Fiscal Year using the procedures (not all steps may be applicable for each such Parcel) in Sections 4 and

5. 7 . Cal culating Annual Spe c ia l Ta x e s
This section discusses the levy of the Facilities Special Tax and the Maintenance Special Tax. Collectively, these Special Taxes are included in the discussion of the assignment of the Maximum Annual Special Taxes. For the period following CFD formation until the Fiscal Year in which the Transition Event occurs, the Maximum Annual Special Tax shall refer to the Facilities Special Tax. Beginning with the Transition Year, the Maximum Annual Special Tax shall refer to the Maintenance Special Tax.

The Administrator will compute the Annual Facilities Costs or Annual Maintenance Costs and determine the annual Special Tax levy for each Taxable Parcel based on the assignment of the Special Tax in Sections 4, 5, and 6. The Administrator then will determine the tax levy for each Taxable Parcel using the following process.

Facilities Special Tax Levy
a. Compute the Annual Facilities Costs using the definition of Annual Facilities Costs in Section 2.
b. For all Taxable Parcels, calculate the Facilities Special Tax levy for each using the following steps:

Step 7.b.1. The Facilities Special Tax shall be levied proportionately on all Developed Parcels up to the amount of Annual Facilities Cost or up to 100 percent of the Maximum Annual Facilities Special Tax Revenue for all Developed Parcels, whichever is less.

Step 7.b.2. If additional revenue is needed after Step 7.b.1., the Facilities Special Tax shall be levied proportionately on each Small Lot Tentative Map Parcel until the revenue from the Facilities Special Tax levy in this step, when added to the levy amount computed in Step 7.b.1., equals the Annual Facilities Costs, or up to 100 percent of the Maximum Annual Facilities Special Tax Revenue for all Small Lot Tentative Map Parcels.

As necessary, the Facilities Special Tax shall be levied on Small Lot Tentative Map Parcels for the entire portion of Annual Facilities Costs, excluding Pay-As-You-Go Costs.

Step 7.b.3. If additional revenue is needed after Step 7.b.2., the Facilities Special Tax shall be levied proportionately on each Large Lot Parcel until the revenue from the Facilities Special Tax levy in this step, when added to the levy amount computed through Step 7.b.2., equals the Annual Facilities Costs, or up to 100 percent of the Maximum Annual Facilities Special Tax Revenue for all Large Lot Parcels. As necessary, the Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-20
Facilities Special Tax shall be levied on Large Lot Parcels for the entire portion of Annual Facilities Costs, excluding Pay-As-You-Go Costs.

Step 7.b.4. If additional revenue is needed after Step 7.b.3., the Facilities Special Tax shall be levied on each Undeveloped Parcel until the revenue from the Facilities Special Tax levy in this step, when added to the levy amounts computed through Step 7.b.3., equals the Annual Facilities Costs, or up to 100 percent of the Maximum Annual Facilities Special Tax Revenue for all Undeveloped Parcels. As necessary, the Facilities Special Tax shall be levied on Undeveloped Parcels for the entire portion of Annual Facilities Costs, excluding Pay-As-You-Go Costs.

Maintenance Special Tax Levy
c. Beginning in the Transition Year, compute the Annual Maintenance Cost using the definition of Annual Maintenance Costs in Section 2.
d. For all Taxable Parcels, calculate the Maintenance Special Tax levy for each using the following steps:

Step 7.d.1. The Maintenance Special Tax shall be levied proportionately on all Developed Parcels up to the amount of Annual Maintenance Cost or up to 100 percent of the Maximum Annual Maintenance Special Tax Revenue for all Developed Parcels, whichever is less.

Step 7.d.2. If additional revenue is needed after Step 7.d.1., the Maintenance Special Tax shall be levied proportionately on each Small Lot Tentative Map Parcel until the revenue from the Maintenance Special Tax levy in this step, when added to the levy amount computed in Step 7.d.1., equals the Annual Maintenance Costs, or up to 100 percent of the Maximum Annual Maintenance Special Tax Revenue for all Small Lot Tentative Map Parcels.

Step 7.d.3. If additional revenue is needed after Step 7.d.2., the Maintenance Special Tax shall be levied proportionately on each Large Lot Parcel until the revenue from the Maintenance Special Tax levy in this step, when added to the levy amount computed through Step 7.d.2., equals the Annual Maintenance Costs, or up to 100 percent of the Maximum Annual Maintenance Special Tax Revenue for all Large Lot Parcels.

Step 7.d.4. If additional revenue is needed after Step 7.d.3., the Maintenance Special Tax shall be levied on each Undeveloped Parcel until the revenue from the Maintenance Special Tax levy in this step, when added to the levy amounts computed through Step 7.d.3., equals the Annual Maintenance Costs, or up to 100 percent of the Maximum Annual Maintenance Special Tax Revenue for all Undeveloped Parcels. e. Levy on each Taxable Parcel the amount calculated above. f. Prepare the Tax Collection Schedule and, unless an alternative method of collection has been selected pursuant to Section 10, send it to the County Auditor requesting Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-21
that it be placed on the general, secured property tax roll for the Fiscal Year. The Tax Collection Schedule will be sent no later than the date required by the County Auditor for such inclusion.

The Administrator will make every effort to calculate the Special Tax correctly for each Parcel. It will be the burden of the taxpayer to identify any errors in determining which Parcels are subject to the tax and their Special Tax assignments. 8 . Pr epa yment of the Fac i l ities Spec ia l Tax
Obl igation
Calculations of a Prepayment shall reflect the Improvement Area within which the Parcel seeking to prepay resides. A property owner may at any time prepay either 25 percent or 50 percent of the Full Prepayment, except that the City may allow a partial prepayment of any percentage up to 50 percent of the Full Prepayment to be made as a “buy down” of the rate for purposes of marketing the property by a builder or developer of land to be sold for Residential Use. In the event such a builder or developer has prepaid a portion of the Facilities Special Tax, the allowable 25 percent or 50 percent partial prepayment of the Facilities Special Tax that can be made by a subsequent owner shall be reduced by the amount so prepaid by the builder or developer. Full Prepayment is permitted only for Nonresidential Use Parcels; Full Prepayment is not allowable for Residential Use Parcels.

Prepayments must be made in sufficient time to, in the City’s opinion, have the Prepayment reflected in the following Fiscal Year’s Special Tax levy.

Prepayment is permitted only under the following additional conditions:
• The landowner prepaying the Facilities Special Tax on a Parcel has paid any delinquent Facilities Special Tax and penalties on that Parcel at or before or at the time of Prepayment.
• Following Prepayment, amounts in any debt service reserve fund are equal to or greater than the reserve fund requirement.
• The City determines that the Prepayment will not jeopardize its ability to make timely payments of Debt Service and maintain a 110 percent annual Debt Service coverage based on Maximum Annual Special Tax Revenues in all years in which issued Bonds will be outstanding.
• The portion of the Prepayment for the Development Impact Fee Deferral shall only be used to pay for the Development Impact Fee Deferral whether it was or is to be funded through annual special tax payments or through bonded indebtedness.

When permitted, the Administrator shall calculate Prepayments using the following steps:
a. The Full Prepayment amount shall be established by following the steps below:

Step 8.a.1: Determine the percentage of the Maximum Facilities Special Tax for the Taxable Parcel for which the Facilities Special Tax is to be prepaid using Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-22
the provisions of Sections 4, 5, and 6. If the Parcel is not designated as a Developed Parcel, determine the applicable Facilities Special Tax for the Parcel assuming it is a Developed Parcel.

Step 8.a.2: Increase the Maximum Facilities Special Tax by 2 percent per annum for the longer of (i) 30 years from the year in which the Parcel was first subject to the Facilities Special Tax as a Developed Parcel, or (ii) the end of the then-remaining Initial Bonding Period.

Step 8.a.3: Using a discounted rate equal to the most current yield for the 30-Year Treasury Constant Maturity, calculate the net present value of the revenue stream determined Step 8.a.2. If this yield is no longer available, the Administrator will select a yield rate from the most comparable type of security.

Step 8.a.4: Calculate this Parcel’s Maximum Annual Facilities Special Tax as a percentage of the Maximum Annual Facilities Special Tax Revenue, assuming all Taxable Parcels are Developed Parcels to determine the Benefit Share for the prepaying Parcel. Multiply the Benefit Share by the Outstanding Bonds to determine the Bond Share for the prepaying Parcel. Multiply the Benefit Share by the Remaining Facilities Costs, as increased by ENR-CCI from the Base Year, to determine the Remaining Facilities Cost Share for the prepaying Parcel. Add the Bond Share to Remaining Facilities Cost Share for the prepaying Parcel.

Step 8.a.5: Use the greater of the amounts determined in Step 8.a.3 or Step 8.a.4 for the following calculations.

Step 8.a.6: Add to the amount from in Step 8.a.5 interest on the Bonds being redeemed to the next redemption date.

Step 8.a.7: Add to the amount calculated in Step 8.a.6 a redemption premium on the Bonds being redeemed (if any) as identified in the Bond Indenture(s).

Step 8.a.8: Add to the amount calculated in Step 8.a.7 the Development Impact Fee Deferral amount applicable to the Parcel, as adjusted for inflation. If Bonds have been issued to finance the Development Impact Fee Deferral, follow Steps 8.a.2 and 8.a.3, using for Step 8.a.2 the longer of (i) 30 years from the year in which the Parcel was first subject to the Facilities Special Tax during the Deferral Bonding Period, or (ii) the end of the then-remaining Deferral Bonding Period.

Step 8.a.9: Add the administrative cost of processing the Prepayment to the amount calculated in Step 8.a.8.

Step 8.a.10: The amount in Step 8.a.9 is the amount of the Full Prepayment of the Maximum Annual Special Tax for the Taxable Parcel.
b. Partial Prepayments will be calculated as described below:

Exhibit A
March 3, 2023
Economic & Planning Systems, Inc. (EPS) A-23
The amount of any Partial Prepayment is limited to a maximum of 50 percent of the Full Prepayment amount determined in Step 8. a.10. When a Partial Prepayment is made, the full amount of Administrative fees and expenses determined in Step 8.a.7 shall be included in the Partial Prepayment calculation. The Facilities Special Tax that can be levied on a Parcel after a Partial Prepayment is made is equal to the Maximum Facilities Special Tax multiplied by one minus the percentage that has been prepaid. 9 . Int erpr et ation, Appl i cation, and Appe al o f
Spe c ial Ta x Formula and Proc edur e s
Any taxpayer who feels the amount of the Special Tax assigned to a Parcel is in error may file a notice with the CFO appealing the levy of the Special Tax. The CFO then will promptly review the appeal and, if necessary, will meet with the applicant. If the CFO verifies that the tax should be modified or changed, the Special Tax levy will be corrected and, if applicable in any case, a credit or refund will be granted.

Interpretations may be made by the City, without Resolution or Ordinance of the Council, for purposes of clarifying any vagueness or ambiguity as it relates to the Special Tax rate, the method of apportionment, the classification of properties, or any definition applicable to the CFD.

Without Council approval, the CFO may make minor, non-substantive administrative and technical changes to the provisions of this RMA that do not materially affect the rate, method of apportionment, or manner of collection of the Special Tax for purposes of administrative efficiency or convenience or to comply with new applicable federal, state, or local law.

The City, upon request of an owner of land in Improvement Area No. 1 that is not a Developed Parcel, also may amend this RMA in any manner acceptable to the City, without Resolution or Ordinance of the Council, upon the affirmative vote of suchowner and without the vote of owners of any other land in Improvement Area No. 1, provided such amendment is only applicable to such owner’s land and does not reduce the total Maximum Annual CFD Special Tax Revenue.

10. M anner of Col le c tion
The Special Tax will be collected in the same manner and at the same time as ad valorem property taxes, provided, however, the Administrator or its designee may directly bill the Special Tax and may collect the Special Tax at a different time, such as on a monthly or other periodic basis, or in a different manner, if necessary, to meet the City’s financial obligations.
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Attachment 1

IDENTIFICATION OF LARGE LOTS
M u N H - D 1

BROOKFIELD RESIDENTIAL

ROSEVILLE CALIFORNIA
MARCH 8, 2028
REVISED: MARCH 18, 2028
200' 100' 0 200'
SCAL£: 1" = 200 '
-------- -----------------,
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h B U I L D I N G R E L AT I O N S H I P S ONE P R O J E CT AT A T I M E 3 3 0 1 C S T , B L D G . 100-B TE L 9 16 .3 4 1 .7 7 60 S A CRA ME N T O , CA 9 5 B 16 F A X 9 1 6 .3 4 1 .7 7 67 I
Attachment 2
Amoruso Ranch CFD No. 1 (Public Infrastructure)
Maximum Annual Facilities Special Taxes by Tax Category for the Base Year of FY 2023-24 (Improvement Area No. 1) [1] Facilities Special Tax per Unit/Taxable Acre
Expected Land Uses (Tax Category)
Before
Transition
Event
After
Transition
Event
[1]
Residential Uses
Low Density Residential (LDR)
Large Lots AR-4, AR-5, AR-6, AR-11, AR-34, AR-35
per Unit
$4,300.00
per Unit
$0.00
Low Density Residential (LDR)
Large Lots AR-12, AR-13, AR-22, AR-24, AR-26, AR-30
$3,600.00 $0.00
Medium Density Residential (MDR) $3,000.00 $0.00
High Density Residential (HDR) [2]
High Density Residential (HDR) For-Sale [2] $0.00 $0.00 High Density Residential (HDR) For-Rent [2] $0.00 $0.00 Affordable Medium Density Residential $1,500.00 $0.00
Affordable High Density Residential [2] $0.00 $0.00
Very Low Affordable High Density Residential [2] $0.00 $0.00 Nonresidential Uses [2]
Mixed Use (MU) [2]
per Taxable Acre
$0.00
per Taxable Acre
$0.00
Business Professional (BP) [2] $0.00 $0.00
Community Commercial (CC) [2] $0.00 $0.00
Undeveloped Property $27,772.37 $0.00
att2
[1] This amount is subject to increase by the Tax Escalation Year following the Base Year as described in this RMA.

Factor in each Fiscal
[2] If a Low Density Residential, Medium Density Residential or Affordable Medium Density Residential Parcel with a Special Tax is rezoned to a use with an identified Special Tax of $0 in this attachment, the Special Tax would be assigned to the Parcel using the provisions of Section 4 of this RMA.

Prepared by EPS 3/14/2023 Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\Models\222064 model Attachment 3
Amoruso Ranch CFD No. 1 (Public Infrastructure)
Assigned Maximum Annual Facilities Special Taxes for Original Parcels for the Base Year of FY 2023-24 (Improvement Area No. 1) Expected Land Uses Assigned
Assigned
Maximum Annual Assigned
Large Lot
Number [1] Original Parcel(s) Tax Category Acres
Planned
Units
Planned
Units per
Acre
Maximum Annual
Facilities Special
Tax per Unit
Facilities Special
Tax per Taxable
Acre
Maximum Facilities
Special Tax per
Village
Improvement Area No. 1 [2] [3] [2] [3] [2] [3]
Phase 1 (Sub-phase 1A)
AR-4 017-480-001-000 LDR 7.21 31 4.30 $4,300 $0 $133,300 AR-5 017-480-003-000 LDR 2.39 10 4.18 $4,300 $0 $43,000 AR-6 017-480-004-000 LDR 5.37 25 4.66 $4,300 $0 $107,500 AR-11 017-480-023-000 LDR 8.24 38 4.61 $4,300 $0 $163,400 AR-12 017-480-007-000 LDR 3.13 16 5.11 $3,600 $0 $57,600 AR-13 017-480-006-000 LDR 5.39 30 5.57 $3,600 $0 $108,000 AR-21 017-480-009-000 MDR 2.05 15 7.32 $3,000 $0 $45,000 AR-22 017-480-010-000 LDR 6.05 32 5.29 $3,600 $0 $115,200 AR-24 017-480-030-000 LDR 2.50 12 4.80 $3,600 $0 $43,200 AR-25 017-480-011-000 MDR 5.29 38 7.18 $3,000 $0 $114,000 AR-26 017-480-012-000 LDR 9.26 48 5.18 $3,600 $0 $172,800 AR-30 017-480-013-000 LDR 2.89 13 4.50 $3,600 $0 $46,800 AR-32 017-480-046-000 MDR 7.78 58 7.46 $3,000 $0 $174,000 AR-33 017-480-045-000 MDR 5.14 42 8.17 $3,000 $0 $126,000 AR-34 017-480-021-000 LDR 3.21 14 4.36 $4,300 $0 $60,200 AR-35 017-480-019-000 LDR 4.82 20 4.15 $4,300 $0 $86,000 AR-37 017-480-031-000 MDR 4.96 39 7.86 $3,000 $0 $117,000 AR-64A Por. 017-480-014-000 Park 0.74 n/a n/a $0 $0 $0
AR-71 017-480-002-000 OS/(Paseos) 0.33 n/a n/a $0 $0 $0 AR-72A Por. 017-480-048-000 OS/(Paseos) 0.64 n/a n/a $0 $0 $0 AR-75 017-480-008-000 OS/(Paseos) 0.84 n/a n/a $0 $0 $0 AR-79 017-480-018-000 OS/(Paseos) 0.39 n/a n/a $0 $0 $0 AR-80 017-480-047-000 OS/(Paseos) 1.16 n/a n/a $0 $0 $0 AR-81 017-480-022-000 OS/(Paseos) 1.19 n/a n/a $0 $0 $0 A1-A 0 ROW 6.30 n/a n/a $0 $0 $0
A2-B 0 ROW 1.07 n/a n/a $0 $0 $0
A4-A 0 ROW 7.00 n/a n/a $0 $0 $0
A-7 0 ROW 0.41 n/a n/a $0 $0 $0
A9-C 0 ROW 0.13 n/a n/a $0 $0 $0
Totals 105.88 481 $1,713,000
att3
[1] Indicates village identifier assigned by City in the Amoruso Ranch Specific Plan. [2] This amount may be increased by the Tax Escalation Factor in each Fiscal Year following the Base Year as described in this RMA. [3] If amended to include Annexation Parcels, the Maximum Annual Special Tax for Annexation Parcels would also be subject to the Tax Escalation Factor.

Prepared by EPS 3/14/2023 Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\Models\222064 model Attachment 4
Amoruso Ranch CFD No. 1 (Public Infrastructure)
(Improvement Area No. 1
Maximum Annual Maintenance Special Taxes by Tax Category for the Base Year of FY 2023-24 (Improvement Area No. 1) [1] Maintenance Special Tax per Unit/Taxable Acre
Expected Land Uses (Tax Category)
Before
Transition
Event
After
Transition
Event
[1] [1]
Residential Uses
Low Density Residential (LDR)
Large Lots AR-4, AR-5, AR-6, AR-11, AR-34, AR-35
per Unit
$0.00
per Unit
$2,150.00
Low Density Residential (LDR)
Large Lots AR-12, AR-13, AR-22, AR-24, AR-26, AR-30
$0.00 $1,800.00
Medium Density Residential (MDR) $0.00 $1,500.00
High Density Residential (HDR) [2]
High Density Residential (HDR) For-Sale [2] $0.00 $0.00 High Density Residential (HDR) For-Rent [2] $0.00 $0.00 Affordable Medium Density Residential $0.00 $750.00
Affordable High Density Residential [2] $0.00 $0.00
Very Low Affordable High Density Residential [2] $0.00 $0.00 Nonresidential Uses [2]
Mixed Use (MU) [2]
per Taxable Acre
$0.00 $0.00
Business Professional (BP) [2] $0.00 $0.00
Community Commercial (CC) [2] $0.00 $0.00
Undeveloped Property $0.00 $0.00
att4
[1] This amount is subject to increase by the Tax Escalation Factor in each Fiscal Year following the Base Year as described in this RMA.
[2] If a Low Density Residential, Medium Density Residential or Affordable Medium Density Residential Parcel with a Special Tax is rezoned to a use with an identified Special Tax of $0 in this attachment, the Special Tax would be assigned to the Parcel using the provisions of Section 4 of this RMA.

Prepared by EPS 3/14/2023 Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\Models\222064 model - -
rMap 1

BOOK OFCOMMUNITY FACILITIES DISTRICT, PAGE
LEGEND

PROPOSED CFO BOUNDARY AND BOUNDARY
OF IMPROVEMENT AREA NO. 1

PROPOSED BOUNDARY MAP
AMORUSO RANCH COMMUNITIES FACILITIES DISTRICT NO. 1
r- · - · - ·1
I , - · - , .i AREAS OF FUTURE ANNEXATION
I I
(PUBLIC FACILITIES)
BEING A PORTION OF SECTIONS 11 AND 14,
T. 11 N., R. 5 E., MOUNT DIABLO MERIDIAN

CITY OF ROSEVILLE COUNTY OF PLACER STATE OF CALIFORNIA
, _, _, _, _, _, _ WEST SUNSET 1 B 0 ULEVARD_ - - - ·- _l _, _, _ - ...) - - CITY CLERI<'S MAP FILING STATEMENT
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FILED IN THE OFFICE OF THE CITY CLERK OF THE CITY OF ROSEVILLE, COUNTY OF PLACER, STATE OF CALIFORNIA, THIS DAY OF 20_
BY:

CARMEN AVALOS, CITY CLERK

CITY OF ROSEVILLE
CITY CLERI<'S MAP STATEMENT

I HEREBY CERTIFY THAT THE WITHIN MAP SHOWING THE PROPOSED BOUNDARIES I I I I OF AMORUSO RANCH COMMUNITY FACILITIES DISTRICT NO. 1 (PUBLIC FACILITIES),

CITY OF ROSEVILLE, COUNTY OF PLACER, STATE OF CALIFORNIA, WAS APPROVED BY

THE CITY COUNCIL OF THE CITY OF ROSEVILLE, AT A REGULAR MEETING THEREOF, HELD ON THE DAY OF 20_ BY
IT'S RESOLUTION NO.

BY:

CARMEN AVALOS, CITY CLERK

CITY OF ROSEVILLE

RECC)RDER'S STATE ME NT
FILED THIS DAY OF , 20_, AT _.M. IN BOOK

OF MAPS OF COMMUNITY FACILITIES DISTRICT, AT PAGE

IN THE OFFICE OF THE COUNTY RECORDER OF THE COUNTY OF PLACER, STATE OF CALIFORNIA.

DOCUMENT NO.:
._ , _' - ' _ , _, _, _ , _ -r
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fFEE: $
BY:

RYAN RONCO

COUNTY RECORDER

COUNTY OF PLACER
NOVEMBER 2022
0 300 600 1200
I
SCALE: 1"= 600'
BUILDING RELATIONSHIPS □N E PROJECT AT A TIME
3 3 □ 1 CST, BLDG. 1 00-B TEL916.341 .7760
SACRAMENTO, CA 95B 16 FAX 9 l 6.341 .7767
Sheet 1 of 1
3651.010
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Exhibit B

EXHIBIT B

CITY OF ROSEVILLE
AMORUSO RANCH COMMUNITY FACILITIES DISTRICT NO. 1
(PUBLIC FACILITIES)

LIST OF AUTHORIZED FACILITIES AND SERVICES

AUTHORIZED FACILITIES
Transportation Improvements
Public roadway improvements designed to meet the needs of the project, including those improvements identified in the project Development Agreement (DA), including but not limited to; • Westbrook Boulevard
• West Sunset Boulevard
Eligible roadway improvements include the following items: acquisition of land and easements; roadway design; project management; geotechnical engineering, testing and observations; bridge crossings and culverts; clearing, grubbing, and demolition; grading, intract subdivision roadway improvements, soil import/export, paving (including slurry seal), and decorative/enhanced pavement concrete or pavers; power pole relocations; joint trenches, underground utilities, and undergrounding of existing utilities; dry utilities and appurtenances; curbs, gutters, sidewalks, bike trails (including on- and off-site), park and ride facilities, bus rapid transit improvements, including transfer stations and regional public transit improvements; retaining walls, sound walls, enhanced fencing, and access ramps; street lights, signalization, and traffic signal control systems; bus turnouts; signs and striping; erosion control; median and parkway landscaping and irrigation; entry monumentation; bus shelters; masonry walls; traffic control and agency fees; and other improvements related thereto. Eligible improvements for the roads listed above also include any and all necessary underground potable and non-potable water, sanitary sewer, dry utilities, and storm drainage system improvements.

Potable and Non-Potable Water System Improvements
Authorized facilities include any and all on- and off-site backbone water facilities designed to meet the needs of development of the project. These facilities include potable and non-potable mains, valves, services, and appurtenances; wells; and water treatment and storage facilities, and related improvements, including but not limited to: site clearing, grading, and paving; curbs and gutters; recycled water storage tanks, booster pump stations, and all appurtenances thereto; wells; water treatment; stand-by generator; site lighting, drainage, sanitary sewer, and water service; landscaping and irrigation; access gates and fencing; striping and signage; and the following:
• Water lines in/associated with authorized facility roads • Recycled water lines in/associated with authorized facility roads • Well construction or financial contributionsthereto
• Water Tank Site Improvements
Exhibit B

• Recycled Water Storage Tank Facility or financial contributionsthereto Drainage System Improvements
Authorized facilities include any and all on- and off-site backbone drainage and storm drainage improvements designed to meet the needs of development of the project. These facilities include mains, pipelines and appurtenances, outfalls and water quality measures, temporary drainage facilities, detention/retention basins, and drainage pretreatment facilities; drainage ways/channels, pump stations, landscaping, and irrigation; access roads, gates, and fencing; striping and signage; and the following:
• All storm drain lines and facilities in/associated with authorized facility roadways • Retention, detention, hydro-modification, and other drainage facilities Wastewater System Improvements
Authorized facilities include any and all on- and off-site backbone wastewater facilities designed to meet the needs of development of the project. These facilities include pipelines and all appurtenances thereto; manholes; tie-in to existing main line; force mains; lift stations; storage tanks; odor-control facilities; sewer treatment plant improvements and permitting related thereto; and related sewer system improvements, including but not limited to:
• All wastewater facilities in/associated with authorized facility roadways • Sewer pump station/lift station
Solid Waste Improvements
Authorized facilities include any and all backbone solid waste improvements designed to meet the needs of development of the project. Eligible improvements also include the project’s pro-rata contribution to shared facilities.

Park, Landscape Corridor and Paseo Improvements
Authorized facilities include any and all improvements to parks, landscape corridors and paseos located in the project, including but not limited to:
• Construction of Park Sites
• Construction of Paseos
• Construction of Trails
Open Space Improvements
Authorized facilities include any and all open space improvements designed to meet the needs of development of the project, including bike trails, bike/pedestrian bridges, storm drain crossings, storm drain detention/retention, wetland mitigation, tree mitigation, on-and off-site hawk/raptor mitigation, agricultural mitigation or other environmental mitigation, property acquisition, endowment payments/PCA fees for open space management monitoring, landscaping and irrigation, access gates and fencing, and related open space improvements, including but not limited to:
• Improvements related to all Preserved and General Open Space Parcels Exhibit B

• Wetland creation mitigation monitoring, fencing, etc.

Utilities
Authorized facilities include any and all on- and off-site utility improvements designed to meet the needs of development of the project. All utility improvements, easement payments, and land acquisition not located under or alongside transportation improvements are considered authorized facilities.

Authorized facilities also shall include costs related to the off-site electric substation site; site clearing; grading; street frontage improvements, including curbs, gutters, and paving; and construction of an allweather access road to the site from the nearest public street or extension of temporary overhead lines as described in the project DA, including but not limited to:
• Electric Substation improvements
Other Public Facilities
Authorized facilities include any and all public facilities or infrastructure, including the project’s improvements to the fire station site, site clearing, grading, and street frontage improvements including curbs, gutters, and paving.

Development Impact Fees
Authorized facilities include development impact fees paid and not otherwise reimbursed, whether standard City or County fees levied at the time of the issuance of a building permit or required as part of the DA for the property. Fees include, but are not limited to, City Traffic Fees, Placer Conservation Authority (PCA) Fee, the South Placer Regional Transportation Authority Tier II Traffic Fee, City of Roseville City Wide Park Fee, City of Roseville Public Facilities Fee, Pre-paid DA Fees, and Public Benefit Fee.

Formation, Administrative, and Incidental Expenses
In addition to the above facilities, other expenses incidental to the above and authorized by the Mello-Roos Community Facilities Act of 1982, including but not limited to: the cost of planning, permitting, and designing the facilities (including the cost of environmental evaluation, orthophotography, environmental remediation/mitigation monitoring, and preparation of an overarching Operation and Maintenance Plan for the City of Roseville Open Space Preserves); land acquisition and easement payments for the facilities; project management; construction staking; engineering studies and reports; utility relocation and demolition costs incidental to construction of the facilities, wetland/Species mitigation purchase; reimbursements to other areas for infrastructure facilities or planning serving development in the CFD; Amoruso Ranch Specific Plan planning, legal, engineering, technical studies costs related to the facilities and any other expenses incidental to the construction, completion, and inspection of the facilities.

In addition, costs eligible to be financed by the CFD shall include all costs associated with the formation and ongoing administration of the CFD and issuance of bonds; determination of the amount of taxes and collection of taxes; inspection, plan check and other costs related to acceptance of the facilities by the City, payment of taxes; and any other costs incurred to carry out the authorized purposes of the CFD.

Exhibit B

AUTHORIZED SERVICES
The authorized services to be funded from the levy and collection of annual maintenance special taxes are the provision of public services, maintenance and operation related to any facilities authorized to be funded by the CFD with a useful life of five or more years, including but not limited to performance by employees of functions and repair activities. Maintenance as used herein includes replacement and the creation and funding of a reserve fund to pay for a replacement of such facilities. The maintenance special taxes shall only fund authorized services to the extent that they are in addition to those provided to land within the CFD prior to the creation of the CFD.

CITY COUNCIL OF THE CITY OF ROSEVILLE
RESOLUTION NO. 23-181

A RESOLUTION DETERMING NECESSITY TO INCUR BONDED INDEBTEDNESS

OF THE CITY COUNCIL OF THE CITY OF ROSEVILLE FOR THE CITY OF ROSEVILLE AMORUSO RANCH COMMUNITY FACILITIES DISTRICT NO. 1
(PUBLIC FACILITIES)
WHEREAS, on April 5, 2023, the City Council (the “City Council”) of the City of Roseville (the “City”) adopted a resolution entitled “A RESOLUTION OF INTENTION OF THE CITY

COUNCIL OF THE CITY OF ROSEVILLE TO FORM A COMMUNITY FACILITIES DISTRICT,

DESIGNATE AN IMPROVEMENT AREA THEREIN, ESTABLISH A FUTURE ANNEXATION

AREA, PROVIDE FOR ADDITIONAL FUTURE IMPROVEMENT AREAS THEREIN, AND TO

AUTHORIZE THE LEVY OF A SPECIAL TAX THEREIN TO FINANCE PUBLIC FACILITIES AND PUBLIC SERVICES IN AND FOR SUCH COMMUNITY FACILITIES DISTRICT” (the “Resolution of Intention”), stating its intention to form “City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities)” (the “CFD”), and “City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities) (Future Annexation Area)” (the “Future Annexation Area”), pursuant to the Mello-Roos Community Facilities Act of 1982, as amended, Chapter 2.5 of Part 1 of Division 2 of Title 5, commencing with Section 53311, of the California Government Code (the “Act”); and
WHEREAS, also in the Resolution of Intention, this Council further stated its intention to create an initial improvement area within the CFD and determined that it may be necessary to designate additional improvement areas in the CFD as a result of the annexation of territory from the Future Annexation Area (each, a “Future Improvement Area”); and WHEREAS, on April 5, 2023, this City Council also adopted a resolution entitled “A

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROSEVILLE OF INTENTION TO

INCUR BONDED INDEBTEDNESS TO FINANCE THE ACQUISITION AND CONSTRUCTION

OF CERTAIN PUBLIC FACILITIES IN AND FOR THE CITY OF ROSEVILLE AMORUSO RANCH COMMUNITY FACILITIES DISTRICT NO. 1 (PUBLIC FACILITIES) AND IMPROVEMENT AREAS THEREIN” (the “Resolution of Intention to Incur Indebtedness”) stating its intention to incur bonded indebtedness secured by land within the boundaries of the CFD and the Future Annexation Area for the purpose of financing the costs of certain facilities specified in the Resolution of Intention; and
WHEREAS, this City Council has held a noticed public hearing as required by the Act about the determination to proceed with the formation of the CFD and the establishment of the Future Annexation Area, the provision of certain public facilities and services by the CFD and the rate and method of apportionment of the special tax to be levied within the CFD to pay the principal and interest on the proposed bonded indebtedness in the CFD and the administrative costs of the City relative to the CFD; and
WHEREAS, subsequent to the public hearing, this City Council adopted a resolution entitled “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROSEVILLE TO FORM A

COMMUNITY FACILITIES DISTRICT, DESIGNATE AN IMPROVEMENT AREA THEREIN,

ESTABLISH A FUTURE ANNEXATION AREA, PROVIDE FOR ADDITIONAL FUTURE

ANNEXATION AREAS THEREIN, AND TO AUTHORIZE THE LEVY OF A SPECIAL TAX 2 THEREIN TO FINANCE PUBLIC FACILITIES AND PUBLIC SERVICES IN AND FOR SUCH COMMUNITY FACILITIES DISTRICT” (the “Resolution of Formation”); and WHEREAS, under the Act, for purposes of financing or contributing to the financing of public facilities, the City Council may designate areas within the CFD as separate improvement areas, and in the Resolution of Formation the City designated an area to be known as “Improvement Area No. 1” and provided that additional improvement areas may be designated as to parcels within the Future Annexation Area; and
WHEREAS, this City Council has also held a noticed public hearing as required by the Act relative to the matters material to the questions set forth in the Resolution of Intention to Incur Indebtedness; and
WHEREAS, no written protests with respect to the matters material to the questions set forth in the Resolution of Intention to Incur Indebtedness have been filed with the City Clerk.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ROSEVILLE RESOLVES AS FOLLOWS:

1. Recitals. The foregoing recitals are true and correct.

2. Necessity. This City Council deems it necessary to incur bonded indebtedness for the CFD, including the Future Annexation Area, in the maximum aggregate principal amount of $594,000,000 (the “Authorization”), initially allocated as follows: (i) for Improvement Area No. 1, $124,000,000 and (ii) for the Future Annexation Area, $470,000,000 (the “Future Improvement Area Indebtedness Limit”) for the purpose of financing the costs of all or a portion of the facilities defined in the Resolution of Formation (the “Facilities”) for the property in the initial boundaries of the CFD, including, but not limited to, the costs of issuing and selling bonds to finance all or a portion of the Facilities and the costs of the City in establishing and administering the CFD.

In the event all or a portion of the Future Annexation Area is annexed as one or more Future Improvement Areas, the maximum indebtedness of each such Future Improvement Area shall be identified and approved in the Unanimous Approval (as defined in the Resolution of Formation) executed by property owners in connection with their annexation to the CFD, as described in the Resolution of Formation, at the time of the annexation as an allocation of the Future Improvement Area Indebtedness Limit, subject to review and approval by an authorized officer of the City, and the amount of the maximum indebtedness for the Future Improvement Area shall be subtracted from the Future Improvement Area Indebtedness Limit.

3. Bonds for CFD. Bonds in the maximum amounts set forth in the preceding section are hereby authorized subject to voter approval. Indebtedness subject to this limit shall only include indebtedness evidenced by bonds or notes secured by the special tax levied in the initial boundaries of the CFD, and shall not include bonds described in Section 53364.2(e) of the Act.

The bonds may be issued in one or more series and mature and bear interest at such rate or rates, payable semiannually or in such other manner, all as the Council or its designee shall determine, at the time or times of sale of such bonds; provided, however, that the interest rate or rates shall not to exceed the maximum interest rate permitted by applicable law at the time of sale of the bonds and the bonds or any series thereof shall have a maximum term of not to exceed forty (40) years.
3 In the event all or a portion of the Future Annexation Area is annexed as one or more Future Improvement Areas, bonds in the maximum amount for each such Future Improvement Area shall be identified in the Unanimous Approval at the time of the annexation as an allocation of the Future Improvement Area Indebtedness Limit and the Unanimous Approval shall constitute the voter approval of such amount by the property owner or owners.

Bonds may be issued secured by special taxes of any single improvement area or any combination of improvement areas, in amounts not in excess of the bonded indebtedness authorization amounts established herein.

4. Election. The proposition of incurring the bonded indebtedness herein authorized shall be submitted to the qualified electors of the CFD and shall be consolidated with elections on the proposition of levying special taxes within the CFD and the establishment of an appropriations limit for the CFD pursuant to Section 53353.5 of the Act. The time, place and further particulars and conditions of such election shall be as specified by separate resolution of this City Council.

The initial qualified electors of the CFD are the landowners of the parcels within Improvement Area No. 1. In the event all or a portion of the Future Annexation Area is annexed as one or more Future Improvement Areas, the Unanimous Approval shall constitute the voter approval of the proposition of incurring the bonded indebtedness with respect to such Future Improvement Area by the property owner or owners.

5. Effective Date. This Resolution shall take effect upon its adoption. * * * * * *
The foregoing Resolution was adopted by the City Council of the City of Roseville on the day of , 2023, on the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

Mayor
ATTEST:

City Clerk

CITY COUNCIL OF THE CITY OF ROSEVILLE
RESOLUTION NO. 23-182

A RESOLUTION CALLING SPECIAL ELECTION OF THE CITY COUNCIL OF THE CITY OF

ROSEVILLE REGARDING THE CITY OF ROSEVILLE AMORUSO RANCH COMMUNITY FACILITIES DISTRICT NO. 1 (PUBLIC FACILITIES)
WHEREAS, the City Council (the “City Council”) of the City of Roseville (the “City”) has adopted a resolution entitled “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ROSEVILLE TO FORM A COMMUNITY FACILITIES DISTRICT, DESIGNATE AN

IMPROVEMENT AREA THEREIN, ESTABLISH A FUTURE ANNEXATION AREA, PROVIDE

FOR ADDITIONAL FUTURE ANNEXATION AREAS THEREIN, AND TO AUTHORIZE THE

LEVY OF A SPECIAL TAX THEREIN TO FINANCE PUBLIC FACILITIES AND PUBLIC SERVICES IN AND FOR SUCH COMMUNITY FACILITIES DISTRICT” (the “Resolution of Formation”), ordering the formation of the “City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities)” (the “CFD”) and Improvement Area No. 1 therein, and “City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities) (Future Annexation Area)”, authorizing the levy of a special tax on property within the CFD and preliminarily establishing an appropriations limit for the CFD, all pursuant to the Mello-Roos Community Facilities Act of 1982, Chapter 2.5 of Part 1 of Division 2 of Title 5, commencing with Section 53311, of the California Government Code (the “Act”); and WHEREAS, this City Council has also adopted a resolution entitled “A Resolution Determining Necessity to Incur Bonded Indebtedness of the City Council of the City of Roseville for the City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities)” (the “Resolution Determining Necessity”), determining the necessity to incur bonded indebtedness in the maximum aggregate principal amount of $594,000,000 for the CFD, initially allocated as follows: (i) for Improvement Area No. 1, $124,000,000 and (ii) for the portion of the CFD that is not in Improvement Area No. 1, $470,000,000, pursuant to the Act; and WHEREAS, pursuant to the provisions of the Resolution of Formation and the Resolution Determining Necessity, the propositions of the levy of the special tax, the establishment of the appropriations limit and the incurring of the bonded indebtedness shall be submitted to the qualified electors of the CFD as required by the provisions of the Act.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ROSEVILLE RESOLVES AS FOLLOWS:

1. Issues Submitted. Pursuant to Sections 53326, 53351 and 53325.7 of the Act, the issues of the levy of the special tax, the incurring of bonded indebtedness and the establishment of the appropriations limit for the initial boundaries of the CFD shall be submitted to the qualified electors (as defined below) of the CFD at an election called therefor as provided below.

2. Qualified Electors. This City Council hereby finds that fewer than 12 persons have been registered to vote within the territory of the CFD for each of the 90 days preceding the close of the public hearings heretofore conducted and concluded by this Council for the purposes of these proceedings. Accordingly, and pursuant to Section 53326 of the Act, this City Council finds that, for these proceedings, the qualified electors are the landowners within the CFD and 2 that the vote shall be by such landowners or their authorized representatives, each having one vote for each acre or portion thereof such landowner owns in the CFD as of the close of the public hearings.

3. Conduct of Election. This City Council hereby calls a special election to consider the measures described in section 1 above, which election shall be held on May 17, 2023, and the results thereof canvassed at the meeting of this City Council on May 17, 2023. The City Clerk is hereby designated as the official to conduct the election and to receive all ballots until 6:00 p.m. on the election date. It is hereby acknowledged that the City Clerk has on file the Resolution of Formation, a certified map of the boundaries of the CFD, and a sufficient description to allow the City Clerk to determine the electors of the CFD. Pursuant to Section 53327 of the Act, the election shall be conducted by messenger or mail-delivered ballot pursuant to Section 4000 of the California Elections Code. This City Council hereby finds that paragraphs (a), (b), and (c) (1) of Section 4000 and Section 4108 are applicable to this special election, except that Sections 53326 and 53327 of the Act shall govern for purposes of determining the date of the election.

4. Ballot. As authorized by Section 53353.5 of the Act, the three propositions described in section 1 above shall be combined into a single ballot measure, the form of which is attached hereto as Exhibit “A” and by this reference incorporated herein and the form of ballot is hereby approved. The City Clerk is hereby authorized and directed to cause a ballot, in substantially the form of Exhibit “A,” to be delivered to each of the qualified electors of the CFD.

Each ballot shall indicate the number of votes to be voted by the respective landowner to which the ballot pertains. Each ballot shall be accompanied by all supplies and written instructions necessary for the use and return of the ballot. The envelope to be used to return the ballot was enclosed with the ballot, had the return postage prepaid, and contained the following: (a) the name and address of the landowner, (b) a declaration, under penalty of perjury, stating that the voter is the owner of record or authorized representative of the landowner entitled to vote and is the person whose name appears on the envelope, (c) the printed name, signature and address of the voter, (d) the date of signing and place of execution of the declaration pursuant to clause (b) above, and (e) a notice that the envelope contains an official ballot and is to be opened only by the election official.

5. Waivers. This Council hereby further finds that the provisions of Section 53326 of the Act requiring a minimum of 90 days following the adoption of the Resolution of Formation to elapse before the special election are for the protection of the qualified electors of the CFD. There is on file with the City Clerk a written waiver executed by all of the qualified electors of the CFD allowing for a shortening of the time for the special election to expedite the process of formation of the CFD and waiving any requirement for notice, analysis and arguments in connection with the election. Accordingly, this Council finds and determines that the qualified electors have been fully apprised of and have agreed to the shortened time for the election and waiver of analysis and arguments, and have thereby been fully protected in these proceedings. This Council also finds and determines that the City Clerk has concurred in the shortened time for the election.

Analysis and arguments with respect to the ballot measures are hereby waived, as provided in Section 53327 of the Act.

6. Accountability. The City Council hereby finds that the proposed debt issuance constitutes a “local bond measure” within the meaning of Sections 53410, et seq. of the California Government Code. As a result, the bond measure shall include the propositions set forth above and the following: (a) the specific purpose of the bonds shall be as set forth in the propositions; (b) any proceeds received from the sale of any bonds shall be applied only to the purposes set forth in the propositions; (c) the proceeds of any bonds shall be deposited into special accounts 3 to be created therefor as part of the issuance of the bonds; and (d) the City shall cause a report to be prepared annually under Section 53411 of the Government Code. 4 7. Effective Date. This Resolution shall take effect upon its adoption. * * * * * *
The foregoing Resolution was adopted by the City Council of the City of Roseville on the day of , 2023, on the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

Mayor
ATTEST:

City Clerk
A-1

EXHIBIT A

CITY OF ROSEVILLE
AMORUSO RANCH COMMUNITY FACILITIES DISTRICT NO. 1
(PUBLIC FACILITIES)

OFFICIAL BALLOT

SPECIAL TAX ELECTION
This ballot is for a special, landowner election. You must return this ballot in the enclosed postage paid envelope to the office of the City Clerk of the City of Roseville no later than the hour of 6:00 p.m. on May 17, 2023, either by mail or in person. The City Clerk’s office is located at 311 Vernon Street, Roseville, California 95678.

To vote, mark a cross (X) on the voting line after the word “YES” or after the word “NO”. All marks otherwise made are forbidden. All distinguishing marks are forbidden and make the ballot void.

If you wrongly mark, tear, or deface this ballot, return it to the City Clerk of the City of Roseville and obtain another.

The amount of money to be raised annually by the special tax within the initial boundary of the CFD is $ in the base year (and subject to escalation annually), the duration of the special tax is perpetual, and the rate of the special tax shall be determined in accordance with the rate, method of apportionment, and manner of collection of special tax for the CFD.

BALLOT MEASURE: Shall the measure pursuant to which (i) the City of Roseville shall incur an indebtedness and issue bonds in the maximum aggregate principal amount of not to exceed $594,000,000 (the “Authorization”), initially allocated as follows: (i) for Improvement Area No. 1, $124,000,000 and (ii) for the Future Annexation Area, $470,000,000, (excluding bonds described in Section 53364.2(e) of the California Government Code) with interest at a rate or rates not to exceed the maximum interest rate permitted by law at the time of sale of such bonds on behalf of the City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities) (the “CFD”), the proceeds of which bonds will be used to acquire and/or construct certain facilities and pay for the costs of issuing the bonds and related expenses; (ii) a special tax payable solely from lands within the CFD shall be levied annually, commencing in the City’s fiscal year 2023-24, upon lands within the CFD to pay for the principal and interest upon such bonds, to pay the costs of the City in administering the CFD, and to pay for the costs of acquiring and/or constructing certain facilities and pay for certain public services; and (iii) the annual appropriations limit of the CFD shall be established in an amount equal to the bond authorization be adopted?
YES:

NO:

A-2
By execution in the space provided below, you also indicate your waiver of (i) the time limit pertaining to the conduct of the election, (ii) any requirement for analysis and arguments with respect to the ballot measure, and (iii) any irregularity in the proceedings that may be claimed as a result of the application of such waivers.

Number of Acres:

Number of Votes:

Property Owner:
, a
By:

Name :

Its:

CITY COUNCIL OF THE CITY OF ROSEVILLE
RESOLUTION NO. 23-183

A RESOLUTION DECLARING RESULTS OF SPECIAL ELECTION AND DIRECTING

RECORDING OF NOTICE OF SPECIAL TAX LIEN REGARDING CITY OF ROSEVILLE AMORUSO RANCH COMMUNITY FACILITIES DISTRICT NO. 1
(PUBLIC FACILITIES)
WHEREAS, the City Council (the “City Council”) of the City of Roseville (the “City”) has adopted a resolution entitled “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ROSEVILLE TO FORM A COMMUNITY FACILITIES DISTRICT, DESIGNATE AN

IMPROVEMENT AREA THEREIN, ESTABLISH A FUTURE ANNEXATION AREA, PROVIDE

FOR ADDITIONAL FUTURE ANNEXATION AREAS THEREIN, AND TO AUTHORIZE THE

LEVY OF A SPECIAL TAX THEREIN TO FINANCE PUBLIC FACILITIES AND PUBLIC SERVICES IN AND FOR SUCH COMMUNITY FACILITIES DISTRICT” (the “Resolution of Formation”), ordering the formation of the “City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities)” (the “CFD”) and Improvement Area No. 1 therein, and “City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities) (Future Annexation Area)”, authorizing the levy of a special tax on property within the CFD and preliminarily establishing an appropriations limit for the CFD, all pursuant to the Mello-Roos Community Facilities Act of 1982, Chapter 2.5 of Part 1 of Division 2 of Title 5, commencing with Section 53311, of the California Government Code (the “Act”); and WHEREAS, this City Council has also adopted a resolution entitled “A RESOLUTION

DETERMING NECESSITY TO INCUR BONDED INDEBTEDNESS OF THE CITY COUNCIL

OF THE CITY OF ROSEVILLE FOR THE CITY OF ROSEVILLE AMORUSO RANCH COMMUNITY FACILITIES DISTRICT NO. 1 (PUBLIC FACILITIES)" (the “Resolution of Necessity”), determining the necessity to incur bonded indebtedness in the maximum aggregate principal amount of $594,000,000 for the CFD, initially allocated as follows: (i) for Improvement Area No. 1, $124,000,000 and (ii) for the portion of the CFD that is not in Improvement Area No. 1, $470,000,000, pursuant to the Act; and
WHEREAS, under the provisions of the Resolution of Formation and the Resolution Necessity and pursuant to “A RESOLUTION CALLING SPECIAL ELECTION OF THE CITY

COUNCIL OF THE CITY OF ROSEVILLE REGARDING THE CITY OF ROSEVILLE AMORUSO RANCH COMMUNITY FACILITIES DISTRICT NO. 1 (PUBLIC FACILITIES)” (the “Election Resolution”) heretofore adopted by this City Council the propositions of the levy of the special tax, the establishment of the appropriations limit and the incurring of the bonded indebtedness were submitted to the qualified electors of the CFD as required by the provisions of the Act; and
WHEREAS, pursuant to the terms of the Election Resolution, which are by this reference incorporated herein, the special election has been held and the City Clerk has on file a Canvass and Statement of Results of Election (the “Canvass”), a copy of which is attached hereto as Exhibit A; and
WHEREAS, this City Council has reviewed the Canvass, finds it appropriate and wishes to complete its proceedings for the CFD.
2 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ROSEVILLE RESOLVES AS FOLLOWS:

1. Recitals. The foregoing recitals are all true and correct.

2. Issues Presented. The issues presented at the special election were the levy of a special tax within the CFD, the incurring of a bonded indebtedness in the maximum aggregate principal amount of $594,000,000 for the CFD, initially allocated as follows: (i) for Improvement Area No. 1, $124,000,000 and (ii) for the portion of the CFD that is not in Improvement Area No. 1, $470,000,000, and the approval of an annual appropriations limit in an amount equal to the bond authorization, all pursuant to the Resolution of Formation and the Resolution of Necessity.

3. Canvass and Issues Approved. The Council hereby approves the Canvass and finds that it shall be a permanent part of the record of its proceedings for the CFD. Pursuant to the Canvass, the issues presented at the special election were approved by the qualified electors of the CFD by more than two-thirds (2/3) of the votes cast at the special election.

4. Proceedings Approved. Pursuant to the voter approval, the CFD is hereby declared to be fully formed with the authority to levy the special taxes, to incur the approved bonded indebtedness and to have the established appropriations limit, all as heretofore provided in these proceedings and in the Act. It is hereby found that all prior proceedings and actions taken by this City Council with respect to the CFD were valid and in conformity with the Act.

5. Notice of Tax Lien. The City Clerk is hereby directed to complete, execute and cause to be recorded in the office of the County Recorder of the County of Placer a notice of special tax lien in the form required by the Act, such recording to occur no later than fifteen (15) days following adoption by the Council of this Resolution.

6. Effective Date. This Resolution shall take effect upon its adoption. * * * * * * * * * * * *
3 The foregoing Resolution was adopted by the City Council of the City of Roseville on the ______ day of ________, 2023, on the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

Mayor
ATTEST:

City Clerk

EXHIBIT A

CANVASS AND STATEMENT OF RESULT OF ELECTION

CITY OF ROSEVILLE
AMORUSO RANCH COMMUNITY FACILITIES DISTRICT NO. 1
(PUBLIC FACILITIES)
I hereby certify that on May 17, 2023, I canvassed the returns of the election held on May 17, 2023, in the City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities) and the total number of ballots cast in said election and the total number of votes cast for and against the measure are as follows and the totals as shown for and against the measure are full, true and correct:

Qualified
Landowner Votes
Votes Cast YES NO
City of Roseville Amoruso Ranch
Community Facilities District
No. 1 (Public Facilities),
Special Tax Election, May 17, 2023
BALLOT MEASURE: Shall the measure pursuant to which (i) the City of Roseville shall incur an indebtedness and issue bonds in the maximum aggregate principal amount of not to exceed $594,000,000 (the “Authorization”), initially allocated as follows: (i) for Improvement Area No. 1, $124,000,000 and (ii) for the Future Annexation Area, $470,000,000, (excluding bonds described in Section 53364.2(e) of the California Government Code) with interest at a rate or rates not to exceed the maximum interest rate permitted by law at the time of sale of such bonds on behalf of the City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities) (the “CFD”), the proceeds of which bonds will be used to acquire and/or construct certain facilities and pay for the costs of issuing the bonds and related expenses; (ii) a special tax payable solely from lands within the CFD shall be levied annually, commencing in the City’s fiscal year 2023-24, upon lands within the CFD to pay for the principal and interest upon such bonds, to pay the costs of the City in administering the CFD, and to pay for the costs of acquiring and/or constructing certain facilities and pay for certain public services; and (iii) the annual appropriations limit of the CFD shall be established in an amount equal to the bond authorization be adopted?
YES:_
___
NO:__
___
IN WITNESS WHEREOF, I HAVE HEREUNTO SET MY HAND this ____ day of ________, 2023.

By:

City Clerk
ORDINANCE NO. 6655

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ROSEVILLE LEVYING

SPECIAL TAXES WITHIN CITY OF ROSEVILLE AMORUSO RANCH COMMUNITY FACILITIES DISTRICT NO. 1 (PUBLIC FACILITIES)
WHEREAS, on April 5, 2023, this City Council (the “City Council”) of the City of Roseville (the “City”), adopted a resolution stating its intention to establish “City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities)” (the “CFD”) and Improvement Area No. 1 therein, and “City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities) (Future Annexation Area)” (the “Future Annexation Area”) pursuant to the Mello-Roos Community Facilities Act of 1982, as amended, sections 53311, et. seq., of the California Government Code (the “Act”), to finance certain public services and the acquisition and construction of certain facilities; and
WHEREAS, parcels within the Future Annexation Area shall be annexed to the CFD only with the unanimous approval (each, a “Unanimous Approval”) of the owner or owners of each parcel or parcels at the time that parcel or those parcels are annexed to the CFD, without any requirement for further public hearings or additional proceedings; and WHEREAS, in connection with any future annexation, the City may designate a parcel or parcels as an improvement area (each, a “Future Improvement Area”) within the CFD without additional hearings or procedures, and thereafter all proceedings for approval of the appropriations limit, the rate and method of apportionment and manner of collection of special taxes, and the authorization to incur bonded indebtedness for the improvement area, which may be different from other areas of the CFD, shall apply only to the Future Improvement Area; and WHEREAS, notice was published as required by the Act relative to the intention of this City Council to form the CFD and the Future Annexation Area, to provide for certain facilities and services, and to incur bonded indebtedness for the initial boundaries of the CFD; and WHEREAS, this City Council has held noticed public hearings as required by the Act relative to (i) the determination to proceed with the formation of the CFD and the Future Annexation Area, and the rate and method of apportionment of the special tax to be levied within the CFD to finance a portion of the costs of the facilities and services and (ii) the issuance of not to exceed $ $594,000,000 of bonded indebtedness (the “Authorization”), initially allocated as follows: (i) for Improvement Area No. 1, $124,000,000 and (ii) for the Future Annexation Area, $470,000,000, secured by the special tax levied in the initial boundaries of the CFD (excluding bonds described in Section 53364.2(e) of the California Government Code) for the CFD; and
WHEREAS, at said hearing all persons desiring to be heard on all matters pertaining to the formation of the CFD and the Future Annexation Area, and the levy of said special taxes within the CFD were heard, substantial evidence was presented and considered by this City Council and a full and fair hearing was held; and
WHEREAS, subsequent to the hearing, this City Council adopted resolutions entitled “A Resolution of the City Council of the City of Roseville to Form a Community Facilities District, 2 Designate an Improvement Area Therein, Establish a Future Annexation Area, Provide for Additional Future Improvement Areas Therein, and to Authorize the Levy of a Special Tax Therein to Finance Public Facilities and Public Services in and for such Community Facilities District (the “Resolution of Formation”), “A Resolution Determining Necessity to Incur Bonded Indebtedness of the City Council of the City of Roseville for the City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities)” (the “Resolution of Necessity”) and “A Resolution Calling Special Election of the City Council of the City of Roseville Regarding the City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities),” which resolutions defined the public facilities and services to be financed by the CFD (the “Facilities” and “Services,” respectively), established the CFD and the Future Annexation Area, authorized the levy of a special tax with the CFD, determined the necessity to incur bonded indebtedness in the CFD and called an election within the CFD on the propositions of incurring indebtedness, levying a special tax, and establishing an appropriations limit within the CFD, respectively; and WHEREAS, on May 17, 2023, a special election was held within the CFD at which the eligible landowner-electors approved such propositions by the two-thirds vote required by the Act.

NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ROSEVILLE, as follows:

Section 1. By the passage of this Ordinance, the City Council hereby authorizes and levies special taxes within the CFD (including any parcels in the Future Annexation Area that annex into the CFD) and each Future Improvement Area, if any, pursuant to the Act, at the rate and in accordance with the rate and method of apportionment of special tax for Improvement Area No. 1 of the CFD set forth as an exhibit to the Resolution of Formation or the rate and method of apportionment of special tax for the Future Improvement Area set forth in the Unanimous Approval(s) for such Future Improvement Area (each, a “Rate and Method”), which Resolution of Formation and Unanimous Approval(s) are by this reference incorporated herein.

For Future Improvement Areas, a different rate and method may be adopted if the annexed territory is designated as a separate improvement area, as provided in the Resolution of Formation. The special taxes for the payment of Facilities and Services are hereby levied commencing in fiscal year 2023-24 and in each fiscal year thereafter as provided in each applicable Rate and Method. A special tax shall not be levied to finance the Facilities and Services after the fiscal year identified in the applicable Rate and Method, except that a special tax that was lawfully levied in or before the final tax year and that remains delinquent may be collected in subsequent years.

Section 2. The Chief Financial Officer of the City is hereby authorized and directed each fiscal year to determine the specific special tax rate and amount to be levied for the next ensuing fiscal year for each parcel of real property within the CFD and each Future Improvement Area, if any, in the manner and as provided in the Resolution of Formation.

Section 3. Except as set forth in the Rate and Method, properties or entities of the State, federal or local governments shall be exempt from any levy of the special taxes. In no event shall the special taxes be levied on any parcel within the CFD (including any parcels in the Future Annexation Area that annex into the CFD) or a Future Improvement Area, if any, in excess of the maximum tax specified in the Resolution of Formation and the applicable Rate and Method.
3 Section 4. All of the collections of the special tax shall be used as provided for in the Act, the applicable Rate and Method and in the Resolution of Formation including, but not limited to, the payment of principal and interest on bonds secured by the special taxes (the “Bonds”), the replenishment of the reserve fund for the Bonds, the payment of the costs of the Facilities and Services, the payment of the costs of the City in administering the CFD (including any parcels in the Future Annexation Area that annex into the CFD), or a Future Improvement Area, if any, and the costs of collecting and administering the special tax.

Section 5. The special taxes shall be collected in the same manner as ordinary ad valorem taxes are collected and shall have the same lien priority, and be subject to the same penalties and the same procedure and sale in cases of delinquency as provided for ad valorem taxes; provided, however, that this City Council may provide for other appropriate methods of collection by resolutions of this City Council. In addition, the provisions of Section 53356.1 of the Act shall apply to delinquent special tax payments. The Chief Financial Officer of the City is hereby authorized and directed to provide all necessary information to the auditor/tax collector of the County of Placer in order to effect proper billing and collection of the special tax, so that the special tax shall be included on the secured property tax roll of the County of Placer for fiscal year 2023-24 and for each fiscal year thereafter as provided in each applicable Rate and Method.

Section 6. If for any reason any portion of this Ordinance is found to be invalid, or if the special tax is found inapplicable to any particular parcel within the CFD (including any parcels in the Future Annexation Area that annex into the CFD), or a Future Improvement Area, if any, by a court of competent jurisdiction, the balance of this Ordinance and the application of the special tax to the remaining parcels within the CFD or a Future Improvement Area, if any, shall not be affected.

Section 7. The Mayor shall sign this Ordinance and the City Clerk shall cause the same to be published within fifteen (15) days after its passage at least once in a newspaper of general circulation published and circulated in the City.

Section 8. This Ordinance shall take effect 30 days from the date of final passage. * * * * * * * * * * *
4 The foregoing Ordinance was adopted by the City Council of the City of Roseville on the ______ day of _______, 2023, on the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

Mayor
ATTEST:

City Clerk

RECORDING REQUESTED BY AND
WHEN RECORDED PLEASE RETURN TO:

City Clerk Department
City of Roseville
311 Vernon Street, Suite 208
Roseville, CA 95678
Telephone: (916) 774-5263

SPACE ABOVE THIS LINE FOR RECORDER'S USE

NOTICE OF SPECIAL TAX LIEN

CITY OF ROSEVILLE
AMORUSO RANCH COMMUNITY FACILITIES DISTRICT NO. 1
(PUBLIC FACILITIES)

COUNTY OF PLACER, STATE OF CALIFORNIA
Pursuant to the requirements of Section 3114.5 of the Streets and Highways Code and Section 53328.3 of the Government Code, the undersigned, City Clerk of the City of Roseville, hereby gives notice that a lien to secure payment of a special tax which the City Council of the City of Roseville, County of Placer, State of California is authorized to levy is hereby imposed.

The special tax secured by this lien is authorized to be levied for the purpose of paying for the facilities and services described in Exhibit A attached hereto, including paying principal and interest on bonds, the proceeds of which are being used to finance facilities, paying the cost of administering the CFD (defined below) and the incidental expenses related thereto.

The special tax is authorized to be levied within City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities) (the “CFD”) which has now been officially formed and the lien of the special tax is a continuing lien which shall secure each annual levy of the special tax and which shall continue in force and effect until the special tax obligation is prepaid, permanently satisfied, and canceled in accordance with law, or until the special tax ceases to be levied and a notice of cessation of special tax is recorded in accordance with Section 53330.5 of the Government Code.

The rate and method of apportionment of the authorized special tax is shown on Exhibit B attached hereto and hereby incorporated herein by this reference. The special tax authorized to be levied in the CFD is comprised of a component to be used to finance facilities and component to be used to finance services. Conditions under which the obligation to pay the component of the special tax to be used to facilities may be prepaid and permanently satisfied is set forth in Exhibit B. The special tax proceeds to be used for services is not levied simultaneously with the levy of the special tax to be used for facilities, and may not be prepaid; the special tax to be used for services commences at the time the special tax for facilities is no longer levied on any property within the CFD.

Notice is further given that upon the recording of this notice in the office of the county recorder, the obligation to pay the special tax levy shall become a lien upon all nonexempt real property within the CFD in accordance with Section 3115.5 of the Streets and Highways Code. 2 The names of the owners and the assessor's parcel numbers of the real property included within this community facilities district and not exempt from the special tax are set forth on Exhibit C hereto.

Reference is made to the Boundary Map of the CFD recorded in the Placer County Recorder’s Office on April 11, 2023 in Book 4 at Page 83, as Document No. 2023-0018570 of Maps of Assessment and Community Facilities Districts, which map is now the final boundary map of the CFD. The map includes a designated improvement area and a future annexation area.

For further information concerning the current and estimated future tax liability of owners or purchasers of real property subject to this special tax lien, interested persons should contact the Finance Director, City of Roseville, 311 Vernon Street, Roseville, CA 95678.

Dated: _________, 2023
City Clerk of the City of Roseville
EXHIBIT A - Description of Authorized Facilities and Services EXHIBIT B - Rate and Method of Apportionment
EXHIBIT C - Property Owners and Parcel Numbers

EXHIBIT A
List of Authorized Facilities And Services

AUTHORIZED FACILITIES
Transportation Improvements
Public roadway improvements designed to meet the needs of the project, including those improvements identified in the project Development Agreement (DA), including but not limited to; • Westbrook Boulevard
• West Sunset Boulevard
Eligible roadway improvements include the following items: acquisition of land and easements; roadway design; project management; geotechnical engineering, testing and observations; bridge crossings and culverts; clearing, grubbing, and demolition; grading, intract subdivision roadway improvements, soil import/export, paving (including slurry seal), and decorative/enhanced pavement concrete or pavers; power pole relocations; joint trenches, underground utilities, and undergrounding of existing utilities; dry utilities and appurtenances; curbs, gutters, sidewalks, bike trails (including on- and off-site), park and ride facilities, bus rapid transit improvements, including transfer stations and regional public transit improvements; retaining walls, sound walls, enhanced fencing, and access ramps; street lights, signalization, and traffic signal control systems; bus turnouts; signs and striping; erosion control; median and parkway landscaping and irrigation; entry monumentation; bus shelters; masonry walls; traffic control and agency fees; and other improvements related thereto. Eligible improvements for the roads listed above also include any and all necessary underground potable and non-potable water, sanitary sewer, dry utilities, and storm drainage system improvements.

Potable and Non-Potable Water System Improvements
Authorized facilities include any and all on- and off-site backbone water facilities designed to meet the needs of development of the project. These facilities include potable and non-potable mains, valves, services, and appurtenances; wells; and water treatment and storage facilities, and related improvements, including but not limited to: site clearing, grading, and paving; curbs and gutters; recycled water storage tanks, booster pump stations, and all appurtenances thereto; wells; water treatment; stand-by generator; site lighting, drainage, sanitary sewer, and water service; landscaping and irrigation; access gates and fencing; striping and signage; and the following:
• Water lines in/associated with authorized facility roads • Recycled water lines in/associated with authorized facility roads • Well construction or financial contributions thereto
• Water Tank Site Improvements
• Recycled Water Storage Tank Facility or financial contributions thereto Drainage System Improvements
Authorized facilities include any and all on- and off-site backbone drainage and storm drainage improvements designed to meet the needs of development of the project. These facilities include mains, pipelines and appurtenances, outfalls and water quality measures, temporary drainage facilities, detention/retention basins, and drainage pretreatment facilities; drainage ways/channels, pump stations, landscaping, and irrigation; access roads, gates, and fencing; striping and signage; and the following:
• All storm drain lines and facilities in/associated with authorized facility roadways • Retention, detention, hydro-modification, and other drainage facilities Wastewater System Improvements
Authorized facilities include any and all on- and off-site backbone wastewater facilities designed to meet the needs of development of the project. These facilities include pipelines and all appurtenances thereto; manholes; tie-in to existing main line; force mains; lift stations; storage tanks; odor-control facilities; sewer treatment plant improvements and permitting related thereto; and related sewer system improvements, including but not limited to:
• All wastewater facilities in/associated with authorized facility roadways • Sewer pump station/lift station
Solid Waste Improvements
Authorized facilities include any and all backbone solid waste improvements designed to meet the needs of development of the project. Eligible improvements also include the project’s pro-rata contribution to shared facilities.

Park, Landscape Corridor and Paseo Improvements
Authorized facilities include any and all improvements to parks, landscape corridors and paseos located in the project, including but not limited to:
• Construction of Park Sites
• Construction of Paseos
• Construction of Trails
Open Space Improvements
Authorized facilities include any and all open space improvements designed to meet the needs of development of the project, including bike trails, bike/pedestrian bridges, storm drain crossings, storm drain detention/retention, wetland mitigation, tree mitigation, on-and off-site hawk/raptor mitigation, agricultural mitigation or other environmental mitigation, property acquisition, endowment payments/PCA fees for open space management monitoring, landscaping and irrigation, access gates and fencing, and related open space improvements, including but not limited to:
• Improvements related to all Preserved and General Open Space Parcels • Wetland creation mitigation monitoring, fencing, etc.

Utilities
Authorized facilities include any and all on- and off-site utility improvements designed to meet the needs of development of the project. All utility improvements, easement payments, and land acquisition not located under or alongside transportation improvements are considered authorized facilities. Authorized facilities also shall include costs related to the off-site electric substation site; site clearing; grading; street frontage improvements, including curbs, gutters, and paving; and construction of an all-weather access road to the site from the nearest public street or extension of temporary overhead lines as described in the project DA, including but not limited to:
• Electric Substation improvements
Other Public Facilities
Authorized facilities include any and all public facilities or infrastructure, including the project’s improvements to the fire station site, site clearing, grading, and street frontage improvements including curbs, gutters, and paving.

Development Impact Fees
Authorized facilities include development impact fees paid and not otherwise reimbursed, whether standard City or County fees levied at the time of the issuance of a building permit or required as part of the DA for the property. Fees include, but are not limited to, City Traffic Fees, Placer Conservation Authority (PCA) Fee, the South Placer Regional Transportation Authority Tier II Traffic Fee, City of Roseville City Wide Park Fee, City of Roseville Public Facilities Fee, Pre-paid DA Fees, and Public Benefit Fee.

Formation, Administrative, and Incidental Expenses
In addition to the above facilities, other expenses incidental to the above and authorized by the Mello-Roos Community Facilities Act of 1982, including but not limited to: the cost of planning, permitting, and designing the facilities (including the cost of environmental evaluation, orthophotography, environmental remediation/mitigation monitoring, and preparation of an overarching Operation and Maintenance Plan for the City of Roseville Open Space Preserves); land acquisition and easement payments for the facilities; project management; construction staking; engineering studies and reports; utility relocation and demolition costs incidental to construction of the facilities, wetland/Species mitigation purchase; reimbursements to other areas for infrastructure facilities or planning serving development in the CFD; Amoruso Ranch Specific Plan planning, legal, engineering, technical studies costs related to the facilities and any other expenses incidental to the construction, completion, and inspection of the facilities.

In addition, costs eligible to be financed by the CFD shall include all costs associated with the formation and ongoing administration of the CFD and issuance of bonds; determination of the amount of taxes and collection of taxes; inspection, plan check and other costs related to acceptance of the facilities by the City, payment of taxes; and any other costs incurred to carry out the authorized purposes of the CFD.

AUTHORIZED SERVICES
The authorized services to be funded from the levy and collection of annual maintenance special taxes are the provision of public services, maintenance and operation related to any facilities authorized to be funded by the CFD with a useful life of five or more years, including but not limited to performance by employees of functions and repair activities. Maintenance as used herein includes replacement and the creation and funding of a reserve fund to pay for a replacement of such facilities. The maintenance special taxes shall only fund authorized services to the extent that they are in addition to those provided to land within the CFD prior to the creation of the CFD.

EXHIBIT B
Rate and Method of Apportionment
[INSERT RMA]
Economic & Planning Systems, Inc. (EPS) B-1

EXHIBIT B
Improvement Area No. 1 of the
City of Roseville
Amoruso Ranch Community Facilities District No. 1
(Public Facilities)
Placer County, State of California

RATE, METHOD OF APPORTIONMENT, AND

MANNER OF COLLECTION OF SPECIAL TAX
1 . B a s i s o f S p e c i a l T a x L e v y
A Special Tax authorized under the Mello-Roos Community Facilities Act of 1982 (Act) applicable to the land in Improvement Area No. 1 of the City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities) shall be levied and collected according to the tax liability determined by the City through the application of the appropriate amount or rate, as described below.
2 . D e f i n i t i o n s
“Acre” or “Acreage” means the land area of an Assessor’s Parcel as shown on an Assessor’s Parcel Map, or if the land area is not shown on an Assessor’s Parcel Map, the land area shown on the applicable final map or other Development Plan. “Act” means the Mello-Roos Community Facilities Act of 1982, as amended, Sections 53311 and following of the California Government Code. “Administrative Expenses” means the actual or reasonably estimated costs related to the administration of Improvement Area No. 1, including, but not limited to, these for Improvement Area No. 1:
a. Costs of computing Special Taxes and preparing annual Special Tax collection schedules (whether by the City or any designee thereof or both). b. Costs of collecting the Special Taxes (whether by the County, the City, or otherwise). c. Costs of remitting the Special Taxes to the Trustee. d. Costs of the Trustee (including its legal counsel) in the discharge of the duties required of it under the Bond Indenture.
e. Costs to the City, CFD, or any designee thereof, of complying with arbitrage rebate requirements.

Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-2
f. Costs to the City, CFD, or any designee thereof, of complying with City, CFD, or Master Builder disclosure requirements.
g. Costs associated with preparing Special Tax disclosure statements. h. Costs incurred in responding to public inquiries regarding the Special Taxes. i. Costs to the City, CFD, or designee thereof related to any appeal of the Special Taxes. j. Costs associated with the release of funds from an escrow account, if any. k. Costs to the City for the issuance of Bonds authorized by the CFD that are not recovered through the Bond sale proceeds.
l. Amounts estimated to be advanced or already advanced by the City for any other administrative purposes, including attorney’s fees and other costs related to collection of the Special Taxes and commencing and pursuing to completion any foreclosure of delinquent Special Taxes.
“Administrator” means a City official in the Finance Department, or their designee responsible for determining or overseeing the levy and collection of the Special Taxes. “Affordable Housing Director” means, at any point in time, the person in the City who serves as head of the department that is in charge of the City’s affordable housing program.
“Affordable Unit” means a Unit built on a Residential Use Parcel for which an Affordable Unit agreement has been entered into for the property designating the Unit as affordable.

A Multifamily Parcel may have only a portion of the Units assigned as Affordable Units.

The City Manager, or his or her designee, shall determine which Units are designated as Affordable Units and maintain an Affordable Unit listing, which shall contain all designated buildable parcels by tract and lot number, and in the case of Large Lot Parcels remaining before May 1 of the preceding Fiscal Year, the number of designated Affordable Units for each such Large Lot Parcel; all entries shall indicate the effective date of designation.

The Affordable Unit listing also shall be updated to reflect those Units no longer qualifying as Affordable Units, also known as Market-Rate Units. The Affordable Unit listing, which shall contain all qualifying Affordable Units as of April 30, shall be made available to the Administrator by July 1 of each year for purposes of determining the Maximum Annual Special Tax for Parcels pursuant to Section 4.
“Annexation Parcels” means a Parcel or Parcels annexed to Improvement Area No. 1 of the CFD after formation. The Maximum Annual Special Tax will be assigned to Parcels in the annexation area using the provisions of Section 4. “Annual Facilities Costs” means, for any Fiscal Year, the total of these for Improvement Area No. 1:
a. Debt Service to be paid from Facilities Special Taxes.

Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-3
b. The amount needed to replenish the reserve fund for the Bonds to the level required under the Bond Indenture, to the extent not included in a computation of Annual Facilities Costs in a previous Fiscal Year.
c. Administrative Expenses for such Fiscal Year.
d. The amount needed to (1) cure any delinquencies in the payment of the Facilities Special Tax in the prior Fiscal Year, to the extent not otherwise included in a computation of Annual Facilities Costs in the current or any previous Fiscal Year, and (2) to fund any foreseeable deficiency in the payment of the Facilities Special Tax for that Fiscal Year which is expected to occur in such Fiscal Year, to the extent not included in a computation of Annual Facilities Costs in the current or any previous Fiscal Year.
e. Authorized Pay-As-You-Go Costs so long as the inclusion of these costs does not increase the Special Tax levy on Undeveloped Property, Large Lot Parcels, Small Lot Tentative Map Parcel, or Final Use Small Lot Parcels.
f. During the Deferral Bonding Period, the amount needed to pay Development Impact Fee Deferrals not financed by Bonds.
g. Less any available earnings on any reserve fund or Facilities Special Tax funds, available capitalized interest or any other available revenues of Improvement Area No. 1 or the City that may be used to fund Annual Facilities Costs. “Annual Maintenance Costs” means, for any Fiscal Year, the total of these for Improvement Area No. 1:
a. Authorized Services costs to be paid from Maintenance Special Taxes. b. Administrative Expenses for such Fiscal Year.
c. The amount needed to (1) cure any delinquencies in the payment of the Maintenance Special Tax in the prior Fiscal Year, to the extent not otherwise included in a computation of Annual Maintenance Costs in the current or any previous Fiscal Year, and (2) to fund any foreseeable deficiency in the payment of the Maintenance Special Tax for that Fiscal Year which is expected to occur in such Fiscal Year, to the extent not included in a computation of Annual Maintenance Costs in the current or any previous Fiscal Year.
d. Less any available earnings on any reserve fund, Maintenance Special Tax funds or any other available revenues of Improvement Area No. 1 or the City that may be used to fund Annual Maintenance Costs.
“Anticipated Construction Proceeds” means the amount anticipated to be available through Improvement Area No. 1 for acquiring or constructing Authorized Facilities, which is equal to $27.8 million at formation of Improvement Area No. 1 of the CFD. This amount is increased on July 1 of the current Fiscal Year for the prior calendar year by the average increase in the ENR-CCI.

Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-4
“Assessor’s Parcel” means a lot or Parcel with an assigned Assessor’s Parcel Number in the maps used by the County Assessor in preparing the tax roll. “Assessor’s Parcel Map” means an official map of the County Assessor designating Parcels by Assessor’s Parcel Number.
“Assessor's Parcel Number” means the Parcel and Parcel Number as assigned by the County Assessor on the equalized tax roll.
“Assigned Maximum Annual Special Tax” means the maximum Facilities Special Tax or Maintenance Special Tax assigned to each Large Lot Parcel that is an Original Parcel based on the Expected Land Uses for Improvement Area No. 1 at the CFD formation, or at annexation, as shown in Attachment 1.
“Authorized Facilities” means those facilities and fees to be financed by the CFD (including Improvement Area No. 1), as identified in the resolution forming the CFD. “Authorized Services” means those services authorized to be funded by the CFD (including Improvement Area No. 1), as defined in the resolution forming the CFD. “Base Year” means the Fiscal Year beginning July 1, 2023, and ending June 30, 2024. “Benefit Share” means the Maximum Annual Facilities Special Tax for a Parcel divided by the Maximum Annual Facilities Special Tax Revenue for all Taxable Parcels at their assigned Maximum Annual Facilities Special Tax.
“Bond(s)” means any bond(s) issued by the City for Improvement Area No. 1 under the Act secured by Special Taxes and any other debt, as defined in the Act, the City incurs that is secured by Special Taxes to further the CFD’s purposes. “Bond Indenture(s)” means the indenture(s), resolution(s), fiscal agent agreement(s), or other financing document(s) pursuant to which any Bonds are issued. “Bond Share” means the share of Outstanding Bonds assigned to a Parcel as specified in Section 8 hereof.
“Building Permit” means a permit issued by the City for the construction of a Residential Use or Nonresidential Use structure.
“Business Professional” means a Parcel or Parcels zoned to provide for office uses and other uses that are related to and supportive of office uses. “CFD” means the City of Roseville Amoruso Ranch Community Facilities District No. 1 (Public Facilities), Placer County, State of California, including all Improvement Areas therein.
“Chief Financial Officer” or “CFO” means the Chief Financial Officer of the City, or his/her designee.
“City” means the City of Roseville in Placer County, California. “Council” means the City Council of the City acting for the CFD under the Act.

Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-5
“County” means the County of Placer, California.
“Debt Service” means the total annual amount of Bond principal, interest, and the scheduled sinking fund payments of the Bonds in a calendar year. “Deferral Bonding Period” means the period, for Improvement Area No. 1, after the Initial Bonding Period has ended and during which the City finances the Development Impact Fee Deferral.
“Developed Parcel” means, in any Fiscal Year:
a. For Single-Family Parcels: All Parcels for which a Final Small Lot Subdivision Map was recorded before May 1 of the preceding Fiscal Year.
b. For Multifamily Parcels: All Parcels for which a Building Permit for new construction of a Residential Use structure was issued before May 1 of the preceding Fiscal Year. c. For all Nonresidential Use Parcels: All Parcels for which a Building Permit for new construction of a Nonresidential Use structure was issued before May 1 of the preceding Fiscal Year.

Once a Parcel is defined as a Developed Parcel it shall remain as a Developed Parcel. “Development Agreement” means the Development Agreement By and Between the City of Roseville and Brookfield Sunset, LLC, Brookfield Sacramento Holdings, LLC, and Angela Eisenpress relative to the Amoruso Ranch Specific Plan dated May 11, 2022, or as may be amended from time to time.
“Development Impact Fee Deferral” means the deferred payment of development impact fees due to the City or the South Placer Regional Transportation Authority (SPRTA) for Developed Parcels, using the approach and amounts identified in the Development Agreement, which may be amended from time to time. “Development Plan” means a condominium plan, apartment plan, site plan, or other development plan that identifies such information as the type of structure, acreage, square footage, or number of Units that are approved to be developed on Single-Family Parcels, Multifamily Parcels, and Nonresidential Parcels. “ENR-CCI” means the Engineering News Record—Construction Cost Index for San Francisco in the prior calendar year, as determined on July 1 of the current Fiscal Year. “Expected Land Use(s)” means, for Improvement Area No. 1, the total number of Units or Acres of each land use type by Tax Category expected in each Large Lot Parcel and Original Parcel at CFD formation as identified in Attachment 3 of this RMA, or as to Annexation Parcels, the total number of Units or Acres of each land use type by Tax Category expected in each Large Lot Parcel and Original Parcel at the time of annexation as identified in a subsequent attachment to RMA.
“Facilities Special Tax” means the Special Tax authorized to be levied in Improvement Area No. 1 to fund Annual Facilities Cost. Facilities Special Taxes are shown in Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-6
Attachments 2 and 3, or as to Annexation Parcels, as shown in a subsequent attachment to the RMA.
“Final Use Small Lot Parcel” means a Parcel designated for development as a singlefamily residence, which is part of a Final Small Lot Subdivision Map. “Final Small Lot Subdivision Map” means a recorded map designating the final Parcel subdivision for individual Single-Family Parcels.
“First Bond Sale” means issuance of the first series of Bonds secured, in whole or in part, by Facilities Special Taxes levied and collected from Parcels in Improvement Area No. 1.
“Fiscal Year” means the period starting July 1 and ending the following June 30. “Full Prepayment” means the fulfillment of a Parcel’s Facilities Special Tax obligation, as determined by following the procedures in Section 8.
“High Density Residential” means, per the Amoruso Ranch Specific Plan, a land use designation that primarily accommodates attached housing, but depending on the unit type, could also include detached housing, within the density range of 13.0 or greater dwelling units per gross developable acre. Typical housing product types include, but shall not be limited to, detached townhomes, courtyard townhomes/condominiums, garden-style apartments, and podium design apartments/condominiums. “Improvement Area No. 1” means the area designated as such on Map 1. “Initial Bonding Period” means, for Improvement Area No. 1, the period in which Bonds are outstanding, whether issued in a single or multiple series, which financed Authorized Facilities costs or refunded prior Bonds other than the Development Impact Fee Deferral.
“Large Lot Parcel” means a Parcel created by a Large Lot Subdivision Map. “Large Lot Subdivision Map” means a recorded subdivision map creating Parcels by land use. However, the Large Lot Subdivision Map does not delineate Final Use Small Lot Parcels. A Final Small Lot Subdivision Map will create individual Single-Family Parcels. “Low Density Residential” means, per the Amoruso Ranch Specific Plan, a land use designation that supports single-family detached homes on conventional lots within the density range of up to 6.9 dwelling units per gross developable acre. Typical housing product types include, but shall not be limited to, standard, alley-loaded, or clustered, single-family detached units.
“Maintenance Special Tax” means the Special Tax authorized to fund Annual Maintenance Costs. The Maintenance Special Tax will be levied and collected beginning with the Transition Year. Maintenance Special Taxes are shown in Attachment 4. “Market-Rate Unit” means a Unit that is not an Affordable Unit. “Master Builder” means Brookfield Sacramento Holdings LLC and its successors and assigns.

Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS)
B-7
“Maximum Annual Special Tax” means the greatest amount of Facilities Special Tax or Maintenance Special Tax that can be levied against a Parcel in a given Fiscal Year, as shown in Attachments 2, 3, and 4.
“Maximum Annual Facilities Special Tax” means the greatest amount of Facilities Special Tax that can be levied against a Parcel in a given Fiscal Year, as shown in Attachments 2, 3, or 4.
“Maximum Annual Maintenance Special Tax” means the greatest amount of Maintenance Special Tax that can be levied against a Parcel in a given Fiscal Year, as shown in Attachments 2, 3, or 4.
“Maximum Annual Special Tax Rate” means the maximum rate of Facilities Special Tax or Maintenance Special Tax charged per Unit or per Taxable Acre each Fiscal Year, as shown in Attachments 2, 3, and 4, as subsequently escalated by the Tax Escalation Factor.
“Maximum Annual Facilities Special Tax Revenue” means the greatest amount of Facilities Special Tax revenue that can be collected in total from a group of Parcels (such as Developed Parcels) by levying the Maximum Annual Facilities Special Tax. “Maximum Annual Maintenance Special Tax Revenue” means the greatest amount of Maintenance Special Tax revenue that can be collected in total from a group of Parcels (such as Developed Parcels) by levying the Maximum Annual Maintenance Special Tax. “Maximum Annual CFD Special Tax Revenue” means the sum of the Maximum Annual Special Tax levied on all Taxable Parcels in the CFD in a Fiscal Year. “Medium Density Residential” means, per the Amoruso Ranch Specific Plan, a land use designation that accommodates both single-family detached homes and attached homes within the density range of 7.0 to 12.9 dwelling units per gross developable acre. Typical housing product types include, but shall not be limited to, standard or alley-loaded lots, courtyard lots, green court lots, auto courts, alley clusters, zero-lot lines, or z-shaped lots. In addition, duet/half-plex homes, townhomes, or condominiums may be accommodated in Medium Density Residential areas.
“Mixed Use Parcel” means a Parcel or Parcels designated for a combination of Residential Uses and Nonresidential Uses.
“Multifamily For-Rent” or “Multifamily For-Rent Parcel” means any Parcel designated or developed for more than one residential dwelling Unit per Parcel and where such units are initially offered for rent to the general public and cannot be purchased by individual homeowners. Such uses may consist of apartments or structures such as duplexes or triplexes, including land uses defined as High Density Residential. Each residential dwelling Unit within Multifamily For-Rent or Multifamily For-Rent Parcels is not expected to have its own distinct Assessor’s Parcel Number. “Multifamily For-Sale” or “Multifamily For-Sale Parcel” means any Parcel designated or developed for more than one residential dwelling Unit within a single building or structure and that may share at least one common wall where such units are not initially Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-8
offered for rent to the general public and initially may be offered for sale to individual homeowners. Such uses may consist of condominiums or buildings such as half-plexes or time-share units, including land uses defined as High Density Residential. Multifamily For-Sale Parcels are anticipated to have their own distinct Assessor’s Parcel Number as is the case in residential condominium projects. Once designated as Multifamily For-Sale or Multifamily For-Sale Parcel, the Parcel shall remain so designated unless the original structures are demolished.
“Nonresidential Use” means a Taxable Parcel zoned for land uses other than Residential Uses which may include Business Professional, Community Commercial and Mixed Use. “Original Parcel” means a Taxable Parcel in Improvement Area No. 1 identified in Attachment 1 at formation of the CFD.
“Outstanding Bonds” means the total principal amount of Bonds that have been issued and not fully repaid or legally defeased.
“Parcel” means any Assessor’s Parcel in Improvement Area No. 1 based on the equalized tax rolls of the County as of January 1 of each Fiscal Year. “Partial Prepayment” means the partial fulfillment of a Parcel’s Facilities Special Tax obligation, as determined by following the procedures in Section 8. “Pay-As-You-Go Costs” means that portion of costs of acquisition, construction, and improvement of Authorized Facilities not financed by Bonds that are eligible for funding from the Facilities Special Tax.
“Prepayment” means the Full Prepayment or Partial Prepayment of a Parcel’s Facilities Special Tax obligation, as determined by following the procedures in Section 8. “Proportionately” means that the ratio of the actual Special Tax levy to the Maximum Annual Special Tax is equal for all Developed Parcels. For Small Lot Tentative Map Parcels, Proportionately means that the ratio of the actual Special Tax levy to the Maximum Annual Special Tax is equal for all Small Lot Tentative Map Parcels. For Large Lot Parcels, Proportionately means that the ratio of the actual Special Tax levy to the Maximum Annual Special Tax is equal for all Large Lot Parcels. For Undeveloped Parcels, Proportionately means that the ratio of the actual Special Tax levy to the Maximum Annual Special Tax is equal for all Undeveloped Parcels. “Public Parcel” means any Parcel that is or is intended to be publicly owned, as designated in any final map, that is normally exempt from the levy of general ad valorem property taxes under California law, including, but not limited to, public streets, schools, parks, and public drainageways, landscaping, wetlands, greenbelts, and open space. “Remainder Parcel” means a portion of a unit of land that is created as a result of the recording of a Large Lot Parcel Map or Final Small Lot Subdivision Map, which results in a designated remainder as defined in Government Code Section 66424.6(a) (Remainder Parcel). Such a Remainder Parcel may contain taxable and tax-exempt uses, such as Residential Uses, and Public Parcels, such as park sites. Once designated as a Remainder Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-9
Parcel, such Parcel will be considered a Large Lot Parcel for the purposes of future Subdivisions and for the provisions of Sections 4 through 6. “Remaining Facilities Costs” means the amount of Anticipated Construction Proceeds less construction proceeds from previous Bond issuances and less costs of Authorized Facilities funded on a Pay-As-You-Go Basis from the levy of the Special Tax. “Remaining Facilities Cost Share” means the Remaining Facilities Costs multiplied by the Benefit Share.
“Residential Use” means a Parcel designated for residential use, such as single-family residential Units, residential condominiums, townhouses, or apartments that would be included in the definitions of Low-Density Residential, Medium Density Residential or High Density Residential.
“RMA” means this Rate and Method of Apportionment, and Manner of Collection of Special Tax, as it may be amended from time to time in connection with Annexation Parcels or otherwise.
“Single-Family Parcel” means, in any Fiscal Year, all Parcels in Improvement Area No. 1 for which a building permit was issued or may be issued for construction of a Unit that is a single-family residential, residential condominium, or townhouse Unit. “Small Lot Tentative Map” means a map that is approved by the City for the purpose of showing the design of a proposed Subdivision, including the individual buildable lots expected in the Subdivision, as well as the conditions pertaining thereto. The Small Lot Tentative Map designation for this RMA is in reference only to the areas shown on the map on which Low-Density Residential and Medium-Density Residential uses would be permitted. A Small Lot Tentative Map is not based on a detailed survey of the property in the map and is not recorded at the County Recorder’s Office to create legal lots. “Small Lot Tentative Map Parcel” means, in any Fiscal Year, all Parcels included in a Small Lot Tentative Map that was approved before May 1 of the prior Fiscal Year that are planned for Low-Density Residential and Medium-Density Residential and which have not yet become a Developed Parcel.
“Special Tax(es)” mean(s) any tax levy under the Act in Improvement Area No. 1. “Subdivision” or “Subdivided” means a division of a Parcel into two or more Parcels through Parcel reconfiguration, lot-line adjustments, or the Subdivision Map Act process.

A Subdivision also may include the merging of two or more Parcels to create new Parcels. “Successor Parcel” means a Parcel created by the Subdivision of an Original Parcel or a Successor Parcel.
“Tax Category” means the categories of taxable land uses shown in Attachments 2, 3, and 4.
“Tax Collection Schedule” means the document prepared by the Administrator for the County Auditor-Controller to use in levying and collecting the Special Taxes each Fiscal Year.

Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-10
“Tax Escalation Factor” means a factor of 2 percent by which the Maximum Annual Facilities Special Tax, Maximum Annual Maintenance Special Tax and related Maximum Annual Special Tax Rates shall be increased annually until the Transition Event. In the Fiscal Year following the Transition Event, the Maximum Annual Maintenance Special Tax may be increased up to 2 percent annually at the City’s discretion. The Administrator should refer to Section 4a for application of the Tax Escalation Factor. “Taxable Acreage” means that area of a Parcel determined by the Administrator to become a Taxable Parcel or Parcels upon further Subdivision. An example might be that a Large Lot Parcel Map creates a Remainder Parcel that, according to Attachment 1, contains both taxable uses and tax-exempt uses.
“Taxable Parcel” means any Parcel that is not a Tax-Exempt Parcel. “Tax-Exempt Parcel” means a Parcel not subject to the Annual Special Tax. TaxExempt Parcels include (a) Public Parcels, and (b) Parcels owned by the City, school districts, special districts, or the state or federal government. A Taxable Parcel that is acquired by a public agency shall remain a Taxable Parcel as per the provisions of Section 4.i.

Certain privately-owned Parcels also may be exempt from the levy of Annual Special Taxes, including common areas owned by homeowner’s associations or property owner associations, wetlands, detention basins, water quality ponds, and open space, as determined by the Administrator.
“Transition Event” means for Improvement Area No. 1, the earlier of (a) after the Initial Bonding period, the Fiscal Year in which the Administrator determines the Development Impact Fee Deferral, including any Debt Service and Administrative Expenses associated with any Bonds issued to satisfy Development Impact Fee Deferrals, and any eligible PayAs-You-Go Costs have been repaid in full to the City and City determines funding is no longer needed for Annual Facilities Costs, or (b) Fiscal Year 2088-89. “Transition Year” means, for Improvement Area No. 1, the first Fiscal Year following the Fiscal Year in which the Transition Event occurred.
“Trustee” means a national banking association organized and existing under the laws of the United States acting as a trustee or fiscal agent for Bonds. “Undeveloped Parcel” means a Taxable Parcel that is not a Developed Parcel, Small Lot Tentative Map Parcel, or a Large Lot Parcel.
“Unit” means, for a Single-Family Parcel, the individual residential unit on such Parcel, or for a Multifamily For-Rent Parcel or Multifamily For-Sale Parcel, an individual residential unit in a multifamily building.
3 . D u r a t i o n o f t h e S p e c i a l T a x
The Facilities Special Tax will be levied and collected until the earlier of (i) the Transition Year or (ii) Fiscal Year 2088-89. The Maintenance Special Tax will be levied and collected beginning in the Transition Year. The Maintenance Special Tax will thereafter be collected in perpetuity.

Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-11
4 . A dm i n i s t r a t i v e T a s k s f o r t h e F a c i l i t i e s S p e c i a l T a x
The provisions of Section 4 shall apply to Improvement Area No. 1:
a. Annual Special Tax Escalation. Until the Fiscal Year following the Transition Event, the Administrator shall increase the Maximum Annual Facilities Special Tax, the Maximum Annual Maintenance Special Tax and Maximum Annual Special Tax Rates by the Tax Escalation Factor in all Fiscal Years following the Base Year. In the Transition Year and thereafter, the City, in its sole discretion, may determine whether to apply the Tax Escalation Factor to the Maximum Annual Maintenance Special Tax in any Fiscal Year.
b. Assignment of the Maximum Annual Facilities Special Tax to Original Parcels.

Attachment 3 identifies the Assigned Maximum Annual Facilities Special Tax for each Original Parcel included in Improvement Area No. 1, which is determined for each Large Lot Parcel based on the Expected Land Uses in each Large Lot Parcel at CFD Formation. The Assigned Maximum Annual Facilities Special Tax shall continue to apply to the geographic area to which it was assigned. If, before further Subdivision, the Administrator determines there are multiple Assessor’s Parcels in a Large Lot Parcel, the Administrator shall assign the Maximum Annual Facilities Special Tax to each Assessor’s Parcel on a pro rata basis to all Assessor’s Parcels in that Large Lot Parcel based on the percentage share of Taxable Acreage identified for each Assessor’s Parcel. Similarly, if the Administrator determines there are multiple Large Lot Parcels in an Assessor’s Parcel, the Maximum Annual Facilities Special Tax shall equal the sum of the Assigned Maximum Annual Facilities Special Tax for all Large Lot Parcels in that Assessor’s Parcel.
c. Assignment of the Maximum Annual Facilities Special Tax to Annexation Parcels.

Upon annexation of property to Improvement Area No. 1, Parcels will be assigned Maximum Annual Facilities Special Taxes using Attachments 2, 3, and 4. Once annexed, these annexed Parcels shall be considered Original and Successor Parcels and will be subject to the same procedures for assignment of the Maximum Annual Facilities Special Tax to Successor Parcels described in Section 4.d. The owner of the Annexation Parcels shall be responsible for paying all costs associated with annexing the Annexation Parcels to Improvement Area No. 1, but otherwise shall not be required to pay any other charge, fee or catch-up special tax in connection with or as a condition of such annexation unless otherwise agreed to by the owner of the Annexation Parcel in connection with the annexation.
d. Assignment of the Maximum Annual Facilities Special Tax to Successor Parcels. As Original Parcels and Successor Parcels are Subdivided through creation of Final Small Lot Subdivision Maps, lot line adjustments or other Parcel amendments through the Subdivision Map Act process, the Administrator shall use the following steps to assign the Maximum Annual Facilities Special Tax to new Successor Parcels. As a result of each assignment of the Maximum Annual Facilities Special Tax upon Subdivision of an Original Parcel or Successor Parcel, the sum of the Maximum Annual Facilities Special Taxes assigned to the newly created Taxable Parcels shall never be less, but may be Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-12
greater, than the Assigned Maximum Annual Facilities Special Tax for that Original Parcel or Successor Parcel.

1. If an Original Parcel or Successor Parcel is Fully Subdivided into Single-Family Parcels with No Remainder Parcel(s). There shall be no net loss of Maximum CFD Special Tax Revenue as a result of the assignment of the Maximum Annual Facilities Special Tax to Single-Family Parcels. The Administrator shall use the following procedures to assign the Maximum Annual Facilities Special Tax to Single-Family Parcels. All references to Maximum Annual Facilities Special Taxes in the attachments are subject to application by the Tax Escalation Factor by the Administrator:

A. Multiply the Maximum Annual Facilities Special Tax per Unit by Tax Category from Attachment 2 by the number of Units for each Single-Family Parcel created by the Subdivision. Sum the Maximum Annual Facilities Special Taxes for all Single-Family Parcels created by the Subdivision.

B. If the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.1.A above is equal to or greater than the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel that was Subdivided, assign the Maximum Annual Facilities Special Tax per Unit by Tax Category as calculated in Step 4.1.d.A above to each Single-Family Parcel created by the Subdivision.

C. If the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.1.A above is less than the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel that was Subdivided, unless 100 percent of the Units are designated Affordable Units, (i) assign the Maximum Annual Facilities Special Tax for Affordable Units shown in Attachment 2 to each Affordable Unit (if any) and, (ii) Proportionately increase the Maximum Annual Facilities Special Tax per Unit for all Units that are not Affordable Units until the sum of resulting Maximum Annual Facilities Special Taxes from all Units (including Affordable Units) equals the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel that was Subdivided. Assign the Maximum Annual Facilities Special Tax calculated in this step to each new Single-Family Parcel created by the Subdivision.

D. If the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.1.A above is less than the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel that was Subdivided and if 100 percent of the Single-Family Parcels created by Subdivision are designated as Affordable Units, increase Proportionately the Maximum Annual Facilities Special Tax per Unit for each Affordable Unit until the sum of Maximum Annual Facilities Special Taxes from all Affordable Units on the new Single-Family Parcels created by the Subdivision equal the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel that was Subdivided. Assign the Maximum Annual Facilities Special Tax calculated in this step to each new Single-Family Parcel created by the Subdivision.

Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-13

2. If Original or Successor Parcel Is Subdivided into Single-Family Parcels and One or More Remainder Parcels. When an Original or Successor Parcel is Subdivided into Single-Family Parcels and one or more Large Lot Parcels (or Remainder Parcels), the Assigned Maximum Annual Facilities Special Tax is apportioned to the SingleFamily Parcels and Large Lot Parcels created by the Subdivision in the following manner:

A. Apportion the Assigned Maximum Annual Facilities Special Tax to the area(s) that is/are being Subdivided into Single-Family Parcels and to the area(s) that will be Remainder Parcel(s) on a pro rata basis, based on the percentage share of Taxable Acreage represented by each such area as compared to the total area of the Original or Successor Parcel.

B. For each area Subdivided into Single-Family Parcels, multiply the Maximum Annual Facilities Special Tax per Unit by Tax Category from Attachment 2 by the number of Units for each Single-Family Parcel created by the Subdivision.

Sum the Maximum Annual Facilities Special Taxes for all Single-Family Parcels created by the Subdivision.

C. For each area Subdivided into Single-Family Parcels, if the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.2.B above is equal to or greater than the Assigned Maximum Annual Facilities Special Tax apportioned to that area of the Original or Successor Parcel that was Subdivided into Single-Family Parcels, assign the Maximum Annual Facilities Special Tax per Unit by Tax Category as calculated in Step 4.d.2.B above to each SingleFamily Parcel created by the Subdivision.

D. For each area Subdivided into Single-Family Parcels, if the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.2.B above is less than the Assigned Maximum Annual Facilities Special Tax apportioned to that area of the Original or Successor Parcel that was Subdivided into Single-Family Parcels, unless 100 percent of the Units are designated Affordable Units, (i) assign the Maximum Annual Facilities Special Tax for Affordable Units shown in Attachment 2 to each Affordable Unit (if any) and, (ii) Proportionately increase the Maximum Annual Facilities Special Tax per Unit for all Units that are not Affordable Units until the sum of resulting Maximum Annual Facilities Special Taxes from all Units (including Affordable Units) equals the Assigned Maximum Annual Facilities Special Tax apportioned to that area of the Original or Successor Parcel that was Subdivided into Single-Family Parcels. Assign the Maximum Annual Facilities Special Tax calculated in this step to each new Single-Family Parcel created by the Subdivision.

E. For each area Subdivided into Single-Family Parcels, if the sum of Maximum Annual Facilities Special Taxes calculated in Step 4.d.2.B above is less than the Assigned Maximum Annual Facilities Special Tax apportioned to that area of the Original or Successor Parcel that was Subdivided into Single-Family Parcels and if 100 percent of the Single-Family Parcels created by Subdivision are designated as Affordable Units, increase Proportionately the Maximum Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-14
Annual Facilities Special Tax per Unit for each Affordable Unit until the sum of Maximum Annual Facilities Special Taxes from all Affordable Units on the new Single-Family Parcels created by the Subdivision equal the Assigned Maximum Annual Facilities Special Tax apportioned to that area of the Original or Successor Parcel that was Subdivided into Single-Family Parcels. Assign the Maximum Annual Facilities Special Tax calculated in this step to each new Single-Family Parcel created by the Subdivision.

F. For the Remainder Parcel or Parcels, identify the Maximum Annual Facilities Special Tax for the entire Original or Successor Parcel that has been Subdivided. Sum the Maximum Annual Facilities Special Tax for all SingleFamily Parcels created by the Subdivision, including Single-Family Parcels with Affordable Units. Subtract the sum of the Maximum Annual Facilities Special Tax for all Single-Family Parcels from the Assigned Maximum Annual Facilities Special Tax for the Original or Successor Parcel being subdivided and compare it to the Maximum Annual Facilities Special Tax assigned to the Remainder Parcel or Parcels in Step 4.d.2.A. Assign to each Remainder Parcel, the lesser of the calculations in this step or in Step 4.d.2.A, but in no event less than the difference between the previously Assigned Maximum Annual Facilities Special Tax for the Original Parcel or Successor Parcel being Subdivided and the total of the Maximum Annual Facilities Special Tax for all Single-Family Parcels created by such Subdivision.

Once designated as a Remainder Parcel, such Parcel will be considered a Large Lot Parcel for the purposes of future Subdivisions and for the provisions of Sections 4 through 6.

3. If an Original or Successor Parcel is Subdivided creating multiple land uses and Tax Categories or for any rezones of land uses on Original or Successor Parcels:

A. Identify the Assigned Maximum Annual Facilities Special Tax for the Original Parcel or Successor Parcel that is being Subdivided or rezoned.

B. For each Taxable Parcel subject to rezone or created by Subdivision multiply the Maximum Annual Facilities Special Tax per Unit or per Acre by the number of Units or by the number of Acres by the appropriate Tax Category. For each Taxable Parcel created by Subdivision that includes Affordable Units, multiply the number of Affordable Units by the Tax per Unit for such Affordable Units.

C. Sum the Maximum Annual Facilities Special Tax for each Taxable Parcel and compare it to the Assigned Maximum Annual Facilities Special Tax of the Original or Successor Parcel that is subject to rezone or is being Subdivided.

If the sum of Maximum Annual Facilities Special Tax for each Taxable Parcel is greater than the Assigned Maximum Annual Facilities Special Tax for the Original Parcel, the Administrator shall apply the Maximum Annual Facilities Special Tax calculated above for each Taxable Parcel.

D. If the Assigned Maximum Annual Facilities Special Tax for the Original Parcel or Successor Parcel subject to rezone or that is being subdivided is greater Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-15
than the sum of Maximum Annual Facilities Special Tax for each Successor Parcel being created, increase Proportionately the Maximum Annual Facilities Special Tax per Unit or per Acre for all Tax Categories on each Taxable Parcel such that the sum of Maximum Annual Facilities Special Tax for all Taxable Parcels equals the Assigned Maximum Annual Facilities Special Tax for the Original Parcel.

4. If Multifamily Residential Units are Constructed on an Original or Successor Parcel: If a Building Permit for Multifamily Residential—For Rent uses is issued for an Original or Successor Parcel, identify the Maximum Annual Facilities Special Tax for the Taxable Parcel in Attachment 3. Assign this amount as the Maximum Annual Facilities Special Tax for the Parcel.

If a Building Permit for Multifamily Residential—For Sale uses is issued for an Original or Successor Parcel, use the following procedure to assign the Maximum Annual Facilities Special Tax to Successor Parcels.

A. Multiply the Maximum Annual Facilities Special Tax per Unit for High Density Residential Units from Attachment 2 by the number of High Density Residential Units (excluding Affordable Units) created by the Building Permit.

Sum the Maximum Annual Facilities Special Taxes for all High Density Residential Units created by the Building Permit.

B. Multiply the Maximum Annual Facilities Special Tax per Unit High Density Residential Affordable Units from Attachment 2 by the number of High Density Residential Affordable Units created by the Building Permit. Sum the Maximum Annual Facilities Special Taxes for all High Density Residential Affordable Units created by the Building Permit.

C. Sum the results from Section 4.d.4.A and Section 4.d.4.B.and compare it to the Assigned Maximum Annual Facilities Special Tax of the Original or Successor Parcel with the issued Building Permit. If the sum of Maximum Annual Facilities Special Tax for each Taxable Parcel is greater than the Assigned Maximum Annual Facilities Special Tax for the Original Parcel, the Administrator shall apply the Maximum Annual Facilities Special Tax calculated above for each Taxable Parcel.

D. If the Assigned Maximum Annual Facilities Special Tax for the Original Parcel or Successor Parcel subject to the Building Permit is greater than the sum of Maximum Annual Facilities Special Tax for each Successor Parcel being created, increase Proportionately the Maximum Annual Facilities Special Tax per Unit for all Tax Categories on each Taxable Parcel such that the sum of Maximum Annual Facilities Special Tax for all Taxable Parcels equals the Assigned Maximum Annual Facilities Special Tax for the Original Parcel. e. Affordable Units that Become Market-Rate Units. If, in any Fiscal Year, the City Manager, or his or her designee, determines that a Unit that previously had been designated as an Affordable Unit no longer qualifies as such, the Affordable Housing Director shall update the Affordable Unit listing by denoting the change in status of Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-16
the Unit, together with the effective date thereof. For all Affordable Units that are converted to Market-Rate Units, such Units shall be assigned the Maximum Annual Facilities Special Tax per Unit based on their Tax Category as shown in Attachment 2, as adjusted by the Tax Escalation Factor so long as the Special Tax does not decrease on such a Unit.
f. Transfer of the Assigned Maximum Annual Facilities Special Tax from One Large Lot Parcel to Another. The Maximum Annual Facilities Special Taxes shown in Attachment 3 were determined based on the Expected Land Uses for each Large Lot Parcel shown in Attachment 1. If the number of planned residential Units or Nonresidential Acreage is transferred from one Large Lot Parcel to another before recording a Final Small Lot Subdivision Map in any portion of the Large Lot Parcel, the City may, in its sole discretion, allow for a transfer of the Maximum Annual Facilities Special Tax from one Large Lot Parcel to another. Such a transfer shall be allowed only if (1) all adjustments are agreed to in writing by the affected property owners and the CFO, and (2) there is no reduction in the Maximum Annual CFD Special Tax Revenues as a result of the transfer. Should a transfer result in an amendment to Attachments 2, 3, or 4 of the Notice of Special Tax Lien, the requesting property owner shall bear the costs to effect the transfer in the CFD records and prepare the required amendments to the Notice of Special Tax Lien and Attachments 2, 3, or 4.

Before the transfer, the City may require a deposit from the requesting property owner for such costs.
g. Reduction of the Maximum Annual Facilities Special Tax Prior to First Bond Sale. At the request of the Master Builder, the Maximum Annual Special Taxes set forth in Attachments 2, 3 and 4 may be reduced for a given Tax Category, once, prior to the First Bond Sale. The reduction in this paragraph (g) may occur in a single Tax Category or multiple Tax Categories, and there shall be no requirement that the reduction in one Tax Category be proportionate to the reduction in another Tax Category. Such reduction shall be made without a vote of the qualified electors within the CFD following discussion with the Master Builder and the City. Any such reduction shall occur at least 30 days prior to the First Bond Sale. The Special Tax reductions permitted pursuant to this paragraph shall be reflected in an Amended Notice of Special Tax Lien, which the Administrator shall cause to be recorded. h. Conversion of a Tax-Exempt Parcel to a Taxable Parcel. If a Tax-Exempt Parcel is not needed for public use and is converted to a taxable use or transferred to a private owner, it shall become subject to the Facilities Special Tax. The Maximum Annual Facilities Special Tax for the newly Taxable Parcel will be determined using the provisions of Sections 4 and 5 of the RMA.
i. Taxable Parcels Acquired by a Public Agency. A Taxable Parcel that is acquired by a public agency after the CFD is formed will remain subject to the applicable Special Tax unless the Special Tax obligation is satisfied pursuant to Section 53317.5 of the Government Code. An exception to this may be made if a Public Parcel, such as a park site, is relocated to a Taxable Parcel, in which case the previously Tax-Exempt Parcel of comparable acreage becomes a Taxable Parcel and the Maximum Annual Facilities Special Tax from the previously Taxable Parcel is transferred to the new Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-17
Taxable Parcel. This trading of a Parcel from a Taxable Parcel to a Public Parcel will be permitted to the extent there is no net loss in Maximum Annual CFD Special Tax Revenue and the transfer is agreed to by the owners of the Parcels involved in the transfer and the CFO.
5 . A dm i n i s t r a t i v e T a s k s f o r t h e M a i n t e n a n c e S p e c i a l T a x
This section discusses the administrative tasks for the Maintenance Special Tax, which shall be applicable after the Transition Event.

The provisions of Section 5 shall apply to Improvement Area No. 1. as set forth below:
a. Assignment of the Maximum Annual Maintenance Special Tax to Developed Parcels.

In the Fiscal Year following the Transition Event, the Administrator shall assign the Maximum Annual Maintenance Special Tax to all Developed Parcels using the Maximum Annual Special Tax Rates for the Maintenance Special Tax by Tax Category shown in Attachment 4, as adjusted by the Tax Escalation Factor. b. Assignment of the Maximum Annual Maintenance Special Tax to Successor Parcels.

After the Transition Event, if Original Parcels and Successor Parcels are Subdivided through creation of Final Small Lot Subdivision Maps, lot line adjustments or other Parcel amendments through the Subdivision Map Act process, the Administrator shall use the steps in Section 4.d to assign the Maximum Annual Maintenance Special Tax to new Successor Parcels. When applying Section 4.d after the Transition Event, the Administrator shall substitute Maintenance Special Tax for Facilities Special Tax and shall substitute Maximum Annual Maintenance Special Tax for Maximum Annual Facilities Special Tax.
c. Assignment of the Maximum Annual Maintenance Special Tax to Annexation Parcels.

If Parcels are annexed to Improvement Area No. 1 after formation, the Maximum Annual Maintenance Special Tax shall be assigned to these Annexation Parcels using the definitions in Section 2 and the Maximum Annual Maintenance Special Tax per Unit or Acre shown in Attachment 4 as adjusted by the Tax Escalation Factor applied by the Administrator, unless the Annexation Parcels are annexed with a new set of Maximum Annual Maintenance Special Taxes. Attachment 1 may be amended, or a new attachment created, to include the Annexation Parcels and, if necessary, the applicable tax rates. If new Maximum Annual Maintenance Special Taxes are created, Attachment 4 should be amended to reflect the Maximum Annual Maintenance Special Taxes for the Annexation Parcels. Once annexed, these annexed Parcels shall be considered Original and Successor Parcels and will be subject to the same procedures for assignment of the Maximum Annual Maintenance Special Tax to Successor Parcels described in this section. The owner of the Annexation Parcels shall be responsible for paying all costs associated with annexing the Annexation Parcels to Improvement Area No. 1, but otherwise shall not be required to pay any other charge, fee or catch-up special tax in connection with or as a condition of such annexation unless otherwise agreed to by the owner of the Annexation Parcel in connection with the annexation.

Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-18
d. Affordable Units that Become Market-Rate Units. If, in any Fiscal Year, the City Manager, or his or her designee, determines that a Unit that previously had been designated as an Affordable Unit no longer qualifies as such, the Affordable Housing Director shall update the Affordable Unit listing by denoting the change in status of the Unit, together with the effective date thereof. For all Affordable Units that are converted to Market-Rate Units, such Units shall be assigned the Maximum Annual Maintenance Special Tax per Unit based on their Tax Category as shown in Attachment 4, as adjusted by the Tax Escalation Factor. e. Conversion of a Tax-Exempt Parcel to a Taxable Parcel. If a Tax-Exempt Parcel is not needed for public use and is converted to a taxable use or transferred to a private owner, it shall become subject to the Maintenance Special Tax. The Maximum Annual Maintenance Special Tax for the newly Taxable Parcel will be determined using the provisions of Sections 5 and 6 of the RMA.
f. Taxable Parcels Acquired by a Public Agency. A Taxable Parcel that is acquired by a public agency after the CFD is formed will remain subject to the applicable Special Tax unless the Special Tax obligation is satisfied pursuant to Section 53317.5 of the Government Code. An exception to this may be made if a Public Parcel, such as a park site, is relocated to a Taxable Parcel, in which case the previously Tax-Exempt Parcel of comparable acreage becomes a Taxable Parcel and the Maximum Annual Maintenance Special Tax from the previously Taxable Parcel is transferred to the new Taxable Parcel. This trading of a Parcel from a Taxable Parcel to a Public Parcel will be permitted to the extent there is no net loss in Maximum Annual CFD Special Tax Revenue and the transfer is agreed to by the owners of the Parcels involved in the transfer and the CFO.
6 . A s s i g nm e n t o f t h e M a x im um A n n u a l S p e c i a l Ta x
The Administrator shall assign the Maximum Annual Special Tax using the procedures identified below:
a. Classification of Parcels. For purposes of the next Fiscal Year tax levy, by June 30 of each Fiscal Year, using the Definitions in Section 2, the Parcel records of the Assessor’s secured tax roll as of January 1, and other City development approval records, the Administrator shall cause:

1. Each Parcel to be classified as a Taxable Parcel or Tax-Exempt Parcel.

2. Each Parcel to be classified as a Developed Parcel, a Small Lot Tentative Map Parcel, a Large Lot Parcel (including Remainder Parcels), or an Undeveloped Parcel.
b. Assignment of the Maximum Annual Facilities Special Tax to Taxable Parcels. The Maximum Annual Facilities Special Tax will be assigned to each Taxable Parcel each Fiscal Year using the procedures (not all steps may be applicable for each such Parcel) in Section 4.

Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-19
c. Assignment of the Maximum Annual Maintenance Special Tax to Taxable Parcels. In the Fiscal Year following the Transition Event, the Maximum Annual Maintenance Special Tax will be assigned to each Taxable Parcel each Fiscal Year using the procedures (not all steps may be applicable for each such Parcel) in Sections 4 and

5. 7 . C a l c u l a t i n g A n n u a l S p e c i a l T a x e s This section discusses the levy of the Facilities Special Tax and the Maintenance Special Tax. Collectively, these Special Taxes are included in the discussion of the assignment of the Maximum Annual Special Taxes. For the period following CFD formation until the Fiscal Year in which the Transition Event occurs, the Maximum Annual Special Tax shall refer to the Facilities Special Tax. Beginning with the Transition Year, the Maximum Annual Special Tax shall refer to the Maintenance Special Tax.

The Administrator will compute the Annual Facilities Costs or Annual Maintenance Costs and determine the annual Special Tax levy for each Taxable Parcel based on the assignment of the Special Tax in Sections 4, 5, and 6. The Administrator then will determine the tax levy for each Taxable Parcel using the following process.

Facilities Special Tax Levy
a. Compute the Annual Facilities Costs using the definition of Annual Facilities Costs in Section 2.
b. For all Taxable Parcels, calculate the Facilities Special Tax levy for each using the following steps:

Step 7.b.1. The Facilities Special Tax shall be levied proportionately on all Developed Parcels up to the amount of Annual Facilities Cost or up to 100 percent of the Maximum Annual Facilities Special Tax Revenue for all Developed Parcels, whichever is less.

Step 7.b.2. If additional revenue is needed after Step 7.b.1., the Facilities Special Tax shall be levied proportionately on each Small Lot Tentative Map Parcel until the revenue from the Facilities Special Tax levy in this step, when added to the levy amount computed in Step 7.b.1., equals the Annual Facilities Costs, or up to 100 percent of the Maximum Annual Facilities Special Tax Revenue for all Small Lot Tentative Map Parcels.

As necessary, the Facilities Special Tax shall be levied on Small Lot Tentative Map Parcels for the entire portion of Annual Facilities Costs, excluding Pay-As-You-Go Costs.

Step 7.b.3. If additional revenue is needed after Step 7.b.2., the Facilities Special Tax shall be levied proportionately on each Large Lot Parcel until the revenue from the Facilities Special Tax levy in this step, when added to the levy amount computed through Step 7.b.2., equals the Annual Facilities Costs, or up to 100 percent of the Maximum Annual Facilities Special Tax Revenue for all Large Lot Parcels. As necessary, the Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-20
Facilities Special Tax shall be levied on Large Lot Parcels for the entire portion of Annual Facilities Costs, excluding Pay-As-You-Go Costs.

Step 7.b.4. If additional revenue is needed after Step 7.b.3., the Facilities Special Tax shall be levied on each Undeveloped Parcel until the revenue from the Facilities Special Tax levy in this step, when added to the levy amounts computed through Step 7.b.3., equals the Annual Facilities Costs, or up to 100 percent of the Maximum Annual Facilities Special Tax Revenue for all Undeveloped Parcels. As necessary, the Facilities Special Tax shall be levied on Undeveloped Parcels for the entire portion of Annual Facilities Costs, excluding Pay-As-You-Go Costs.

Maintenance Special Tax Levy
c. Beginning in the Transition Year, compute the Annual Maintenance Cost using the definition of Annual Maintenance Costs in Section 2.
d. For all Taxable Parcels, calculate the Maintenance Special Tax levy for each using the following steps:

Step 7.d.1. The Maintenance Special Tax shall be levied proportionately on all Developed Parcels up to the amount of Annual Maintenance Cost or up to 100 percent of the Maximum Annual Maintenance Special Tax Revenue for all Developed Parcels, whichever is less.

Step 7.d.2. If additional revenue is needed after Step 7.d.1., the Maintenance Special Tax shall be levied proportionately on each Small Lot Tentative Map Parcel until the revenue from the Maintenance Special Tax levy in this step, when added to the levy amount computed in Step 7.d.1., equals the Annual Maintenance Costs, or up to 100 percent of the Maximum Annual Maintenance Special Tax Revenue for all Small Lot Tentative Map Parcels.

Step 7.d.3. If additional revenue is needed after Step 7.d.2., the Maintenance Special Tax shall be levied proportionately on each Large Lot Parcel until the revenue from the Maintenance Special Tax levy in this step, when added to the levy amount computed through Step 7.d.2., equals the Annual Maintenance Costs, or up to 100 percent of the Maximum Annual Maintenance Special Tax Revenue for all Large Lot Parcels.

Step 7.d.4. If additional revenue is needed after Step 7.d.3., the Maintenance Special Tax shall be levied on each Undeveloped Parcel until the revenue from the Maintenance Special Tax levy in this step, when added to the levy amounts computed through Step 7.d.3., equals the Annual Maintenance Costs, or up to 100 percent of the Maximum Annual Maintenance Special Tax Revenue for all Undeveloped Parcels. e. Levy on each Taxable Parcel the amount calculated above. f. Prepare the Tax Collection Schedule and, unless an alternative method of collection has been selected pursuant to Section 10, send it to the County Auditor requesting Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-21
that it be placed on the general, secured property tax roll for the Fiscal Year. The Tax Collection Schedule will be sent no later than the date required by the County Auditor for such inclusion.

The Administrator will make every effort to calculate the Special Tax correctly for each Parcel. It will be the burden of the taxpayer to identify any errors in determining which Parcels are subject to the tax and their Special Tax assignments. 8 . P r e p a ym e n t o f t h e F a c i l i t i e s S p e c i a l T a x O b l i g a t i o n
Calculations of a Prepayment shall reflect the Improvement Area within which the Parcel seeking to prepay resides. A property owner may at any time prepay either 25 percent or 50 percent of the Full Prepayment, except that the City may allow a partial prepayment of any percentage up to 50 percent of the Full Prepayment to be made as a “buy down” of the rate for purposes of marketing the property by a builder or developer of land to be sold for Residential Use. In the event such a builder or developer has prepaid a portion of the Facilities Special Tax, the allowable 25 percent or 50 percent partial prepayment of the Facilities Special Tax that can be made by a subsequent owner shall be reduced by the amount so prepaid by the builder or developer. Full Prepayment is permitted only for Nonresidential Use Parcels; Full Prepayment is not allowable for Residential Use Parcels.

Prepayments must be made in sufficient time to, in the City’s opinion, have the Prepayment reflected in the following Fiscal Year’s Special Tax levy.

Prepayment is permitted only under the following additional conditions:
• The landowner prepaying the Facilities Special Tax on a Parcel has paid any delinquent Facilities Special Tax and penalties on that Parcel at or before or at the time of Prepayment.
• Following Prepayment, amounts in any debt service reserve fund are equal to or greater than the reserve fund requirement.
• The City determines that the Prepayment will not jeopardize its ability to make timely payments of Debt Service and maintain a 110 percent annual Debt Service coverage based on Maximum Annual Special Tax Revenues in all years in which issued Bonds will be outstanding.
• The portion of the Prepayment for the Development Impact Fee Deferral shall only be used to pay for the Development Impact Fee Deferral whether it was or is to be funded through annual special tax payments or through bonded indebtedness.

When permitted, the Administrator shall calculate Prepayments using the following steps:
a. The Full Prepayment amount shall be established by following the steps below:

Step 8.a.1: Determine the percentage of the Maximum Facilities Special Tax for the Taxable Parcel for which the Facilities Special Tax is to be prepaid using Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-22
the provisions of Sections 4, 5, and 6. If the Parcel is not designated as a Developed Parcel, determine the applicable Facilities Special Tax for the Parcel assuming it is a Developed Parcel.

Step 8.a.2: Increase the Maximum Facilities Special Tax by 2 percent per annum for the longer of (i) 30 years from the year in which the Parcel was first subject to the Facilities Special Tax as a Developed Parcel, or (ii) the end of the then-remaining Initial Bonding Period.

Step 8.a.3: Using a discounted rate equal to the most current yield for the 30-Year Treasury Constant Maturity, calculate the net present value of the revenue stream determined Step 8.a.2. If this yield is no longer available, the Administrator will select a yield rate from the most comparable type of security.

Step 8.a.4: Calculate this Parcel’s Maximum Annual Facilities Special Tax as a percentage of the Maximum Annual Facilities Special Tax Revenue, assuming all Taxable Parcels are Developed Parcels to determine the Benefit Share for the prepaying Parcel. Multiply the Benefit Share by the Outstanding Bonds to determine the Bond Share for the prepaying Parcel. Multiply the Benefit Share by the Remaining Facilities Costs, as increased by ENR-CCI from the Base Year, to determine the Remaining Facilities Cost Share for the prepaying Parcel. Add the Bond Share to Remaining Facilities Cost Share for the prepaying Parcel.

Step 8.a.5: Use the greater of the amounts determined in Step 8.a.3 or Step 8.a.4 for the following calculations.

Step 8.a.6: Add to the amount from in Step 8.a.5 interest on the Bonds being redeemed to the next redemption date.

Step 8.a.7: Add to the amount calculated in Step 8.a.6 a redemption premium on the Bonds being redeemed (if any) as identified in the Bond Indenture(s).

Step 8.a.8: Add to the amount calculated in Step 8.a.7 the Development Impact Fee Deferral amount applicable to the Parcel, as adjusted for inflation. If Bonds have been issued to finance the Development Impact Fee Deferral, follow Steps 8.a.2 and 8.a.3, using for Step 8.a.2 the longer of (i) 30 years from the year in which the Parcel was first subject to the Facilities Special Tax during the Deferral Bonding Period, or (ii) the end of the then-remaining Deferral Bonding Period.

Step 8.a.9: Add the administrative cost of processing the Prepayment to the amount calculated in Step 8.a.8.

Step 8.a.10: The amount in Step 8.a.9 is the amount of the Full Prepayment of the Maximum Annual Special Tax for the Taxable Parcel.
b. Partial Prepayments will be calculated as described below:

Exhibit B
March 3, 2023
Economic & Planning Systems, Inc. (EPS) B-23
The amount of any Partial Prepayment is limited to a maximum of 50 percent of the Full Prepayment amount determined in Step 8. a.10. When a Partial Prepayment is made, the full amount of Administrative fees and expenses determined in Step 8.a.7 shall be included in the Partial Prepayment calculation. The Facilities Special Tax that can be levied on a Parcel after a Partial Prepayment is made is equal to the Maximum Facilities Special Tax multiplied by one minus the percentage that has been prepaid. 9 . I n t e r p r e t a t i o n , A p p l i c a t i o n , a n d A p p e a l o f S pe c i a l T a x F o rm u l a a n d P r o c e d u r e s Any taxpayer who feels the amount of the Special Tax assigned to a Parcel is in error may file a notice with the CFO appealing the levy of the Special Tax. The CFO then will promptly review the appeal and, if necessary, will meet with the applicant. If the CFO verifies that the tax should be modified or changed, the Special Tax levy will be corrected and, if applicable in any case, a credit or refund will be granted.

Interpretations may be made by the City, without Resolution or Ordinance of the Council, for purposes of clarifying any vagueness or ambiguity as it relates to the Special Tax rate, the method of apportionment, the classification of properties, or any definition applicable to the CFD.

Without Council approval, the CFO may make minor, non-substantive administrative and technical changes to the provisions of this RMA that do not materially affect the rate, method of apportionment, or manner of collection of the Special Tax for purposes of administrative efficiency or convenience or to comply with new applicable federal, state, or local law.

The City, upon request of an owner of land in Improvement Area No. 1 that is not a Developed Parcel, also may amend this RMA in any manner acceptable to the City, without Resolution or Ordinance of the Council, upon the affirmative vote of such owner and without the vote of owners of any other land in Improvement Area No. 1, provided such amendment is only applicable to such owner’s land and does not reduce the total Maximum Annual CFD Special Tax Revenue.
1 0 . M a n n e r o f C o l l e c t i o n
The Special Tax will be collected in the same manner and at the same time as ad valorem property taxes, provided, however, the Administrator or its designee may directly bill the Special Tax and may collect the Special Tax at a different time, such as on a monthly or other periodic basis, or in a different manner, if necessary, to meet the City’s financial obligations.

LDR/RS-DS
AR-6

LDR/RS-DS
AR-5

LDR/RS-DS
AR-4

LDR/RS-DS
AR-11

LDR/RS-DS
AR-12
AR-21
AR-25

LDR/RS-DS
AR-34

LDR/RS-DS
AR-26

LDR/RS-DS
AR-22

LDR/RS-DS
AR-13

LDR/RS-DS
AR-30

LDR/RS-DS
AR-35

LDR/RS-DS
AR-24
AR-37
AR-32

MDR/RS-DS
AR-33
P/R
AR-66
AR-72A
OS
AR-71
OS
AR-75
OS
AR-81
OS
AR-79
OS
OS
AR-80
P/R
MDR/RS-DS AR-64A

MDR/RS-DS

MDR/RS-DS

MDR/RS-DS
LOT A1-A
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
LOT A7
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
LOT A2-B
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
LOT A4-A
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
LOT A9-C
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3301 C St, Bldg. 100-B Tel 916.341.7760
Sacramento, CA 95816 Fax 916.341.7767
Attachment 1
Attachment 2
Amoruso Ranch CFD No. 1 (Public Infrastructure)
Maximum Annual Facilities Special Taxes by Tax Category for the Base Year of FY 2023-24 (Improvement Area No. 1) [1] Before After
Transition Transition
Expected Land Uses (Tax Category) Event Event
[1]
Residential Uses per Unit per Unit
Low Density Residential (LDR) $4,300.00 $0.00
Large Lots AR-4, AR-5, AR-6, AR-11, AR-34, AR-35
Low Density Residential (LDR) $3,600.00 $0.00
Large Lots AR-12, AR-13, AR-22, AR-24, AR-26, AR-30
Medium Density Residential (MDR) $3,000.00 $0.00
High Density Residential (HDR) [2]
High Density Residential (HDR) For-Sale [2] $0.00 $0.00 High Density Residential (HDR) For-Rent [2] $0.00 $0.00 Affordable Medium Density Residential $1,500.00 $0.00
Affordable High Density Residential [2] $0.00 $0.00
Very Low Affordable High Density Residential [2] $0.00 $0.00 Nonresidential Uses [2] per Taxable Acre per Taxable Acre Mixed Use (MU) [2] $0.00 $0.00
Business Professional (BP) [2] $0.00 $0.00
Community Commercial (CC) [2] $0.00 $0.00
Undeveloped Property $27,772.37 $0.00
att2
[1] This amount is subject to increase by the Tax Escalation Factor in each Fiscal Year following the Base Year as described in this RMA.
[2] If a Low Density Residential, Medium Density Residential or Affordable Medium Density Residential Parcel with a Special Tax is rezoned to a use with an identified Special Tax of $0 in this attachment, the Special Tax would be assigned to the Parcel using the provisions of Section 4 of this RMA.

Facilities Special Tax per Unit/Taxable Acre
Prepared by EPS 3/14/2023 Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\Models\222064 model Attachment 3
Amoruso Ranch CFD No. 1 (Public Infrastructure)Assigned Maximum Annual Facilities Special Taxes for Original Parcels for the Base Year of FY 2023-24 (Improvement Area No. 1) Large Lot Number [1] Original Parcel(s) Tax Category Acres Planned
Units
Improvement Area No. 1 [2] [3] [2] [3] [2] [3]
Phase 1 (Sub-phase 1A)AR-4 017-480-001-000 LDR 7.21 31 4.30 $4,300 $0 $133,300 AR-5 017-480-003-000 LDR 2.39 10 4.18 $4,300 $0 $43,000 AR-6 017-480-004-000 LDR 5.37 25 4.66 $4,300 $0 $107,500 AR-11 017-480-023-000 LDR 8.24 38 4.61 $4,300 $0 $163,400AR-12 017-480-007-000 LDR 3.13 16 5.11 $3,600 $0 $57,600 AR-13 017-480-006-000 LDR 5.39 30 5.57 $3,600 $0 $108,000 AR-21 017-480-009-000 MDR 2.05 15 7.32 $3,000 $0 $45,000 AR-22 017-480-010-000 LDR 6.05 32 5.29 $3,600 $0 $115,200 AR-24 017-480-030-000 LDR 2.50 12 4.80 $3,600 $0 $43,200 AR-25 017-480-011-000 MDR 5.29 38 7.18 $3,000 $0 $114,000 AR-26 017-480-012-000 LDR 9.26 48 5.18 $3,600 $0 $172,800 AR-30 017-480-013-000 LDR 2.89 13 4.50 $3,600 $0 $46,800 AR-32 017-480-046-000 MDR 7.78 58 7.46 $3,000 $0 $174,000 AR-33 017-480-045-000 MDR 5.14 42 8.17 $3,000 $0 $126,000AR-34 017-480-021-000 LDR 3.21 14 4.36 $4,300 $0 $60,200 AR-35 017-480-019-000 LDR 4.82 20 4.15 $4,300 $0 $86,000AR-37 017-480-031-000 MDR 4.96 39 7.86 $3,000 $0 $117,000 AR-64A Por. 017-480-014-000 Park 0.74 n/a n/a $0 $0 $0
AR-71 017-480-002-000 OS/(Paseos) 0.33 n/a n/a $0 $0 $0AR-72A Por. 017-480-048-000 OS/(Paseos) 0.64 n/a n/a $0 $0 $0AR-75 017-480-008-000 OS/(Paseos) 0.84 n/a n/a $0 $0 $0AR-79 017-480-018-000 OS/(Paseos) 0.39 n/a n/a $0 $0 $0AR-80 017-480-047-000 OS/(Paseos) 1.16 n/a n/a $0 $0 $0AR-81 017-480-022-000 OS/(Paseos) 1.19 n/a n/a $0 $0 $0A1-A 0 ROW 6.30 n/a n/a $0 $0 $0 A2-B 0 ROW 1.07 n/a n/a $0 $0 $0A4-A 0 ROW 7.00 n/a n/a $0 $0 $0A-7 0 ROW 0.41 n/a n/a $0 $0 $0A9-C 0 ROW 0.13 n/a n/a $0 $0 $0Totals 105.88 481 $1,713,000 att3
[1] Indicates village identifier assigned by City in the Amoruso Ranch Specific Plan. [2] This amount may be increased by the Tax Escalation Factor in each Fiscal Year following the Base Year as described in this RMA. [3] If amended to include Annexation Parcels, the Maximum Annual Special Tax for Annexation Parcels would also be subject to the Tax Escalation Factor.

Assigned
Maximum Annual
Facilities Special
Tax per Unit
Assigned
Maximum Annual
Facilities Special
Tax per Taxable
Acre
Assigned
Maximum Facilities
Special Tax per
Village
Expected Land Uses
Planned
Units per
Acre
Prepared by EPS 3/14/2023 Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\Models\222064 model Attachment 4
Amoruso Ranch CFD No. 1 (Public Infrastructure)
(Improvement Area No. 1
Maximum Annual Maintenance Special Taxes by Tax Category for the Base Year of FY 2023-24 (Improvement Area No. 1) [1] Before After
Transition Transition
Expected Land Uses (Tax Category) Event Event
[1] [1]
Residential Uses per Unit per Unit
Low Density Residential (LDR) $0.00 $2,150.00
Large Lots AR-4, AR-5, AR-6, AR-11, AR-34, AR-35
Low Density Residential (LDR) $0.00 $1,800.00
Large Lots AR-12, AR-13, AR-22, AR-24, AR-26, AR-30
Medium Density Residential (MDR) $0.00 $1,500.00
High Density Residential (HDR) [2]
High Density Residential (HDR) For-Sale [2] $0.00 $0.00 High Density Residential (HDR) For-Rent [2] $0.00 $0.00 Affordable Medium Density Residential $0.00 $750.00
Affordable High Density Residential [2] $0.00 $0.00
Very Low Affordable High Density Residential [2] $0.00 $0.00 Nonresidential Uses [2] per Taxable Acre
Mixed Use (MU) [2] $0.00 $0.00
Business Professional (BP) [2] $0.00 $0.00
Community Commercial (CC) [2] $0.00 $0.00
Undeveloped Property $0.00 $0.00
att4
[1] This amount is subject to increase by the Tax Escalation Factor in each Fiscal Year following the Base Year as described in this RMA.
[2] If a Low Density Residential, Medium Density Residential or Affordable Medium Density Residential Parcel with a Special Tax is rezoned to a use with an identified Special Tax of $0 in this attachment, the Special Tax would be assigned to the Parcel using the provisions of Section 4 of this RMA.

Maintenance Special Tax per Unit/Taxable Acre
Prepared by EPS 3/14/2023 Z:\Shared\Projects\SAC\222000\222064 Roseville Amoruso Ranch CFD Formation\Models\222064 model Sheet of 1 1

AMORUSO RANCH
BEING A PORTION OF SECTIONS 11 AND 14,
T. 11 N., R. 5 E., MOUNT DIABLO MERIDIAN

CITY OF ROSEVILLE COUNTY OF PLACER STATE OF CALIFORNIA

PROPOSED BOUNDARY MAP
(PUBLIC FACILITIES)
NOVEMBER 2022

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3301 C St, Bldg. 100-B Tel 916.341.7760
Sacramento, CA 95816 Fax 916.341.7767
COMMUNITIES FACILITIES DISTRICT NO. 1
LEGEND

BOOK OF COMMUNITY FACILITIES DISTRICT, PAGE

CITY CLERK'S MAP STATEMENT

CITY CLERK'S MAP FILING STATEMENT

RECORDER'S STATEMENT
Map 1

EXHIBIT C

CITY OF ROSEVILLE
AMORUSO RANCH COMMUNITY FACILITIES DISTRICT NO. 1
(PUBLIC FACILITIES)

PLACER COUNTY, CALIFORNIA
Property Owner and Assessor Parcel Number

APN OWNER
017-480-001-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-003-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-004-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-023-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-007-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-006-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-009-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-010-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-030-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-011-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-012-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-013-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-046-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-045-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-021-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-019-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-031-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-014-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-002-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-048-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-008-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-018-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-047-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
017-480-022-000 BROOKFIELD SACRAMENTO HOLDINGS LLC
Final Hearing Report
Amoruso Ranch
Community Facilities District No. 2
(Public Services)
Prepared for:

City of Roseville
Prepared by:

Economic & Planning Systems, Inc. (EPS)
April 2023
EPS #222064
Table of Contents
Introduction ................................................................................... 1 Background ....................................................................................... 1 Purpose of the CFD ............................................................................. 1 Organization of the Report ................................................................... 3 Land Uses ...................................................................................... 4 Authorized Services and Estimated Services Costs ............................. 7 Authorized Services of the CFD ............................................................. 7 Authorized Services Estimated Costs ..................................................... 9 Structure of the CFD ..................................................................... 11 Description of the CFD ....................................................................... 11 The CFD Funding Program .................................................................. 11 Allocation of CFD Annual Costs to Taxable Land Uses ............................. 11 Determining the Maximum Annual Special Tax ...................................... 11 Base Year ........................................................................................ 17 Annual Tax Escalation Factor .............................................................. 17 Termination of the Special Tax ............................................................ 17 Definition of Annual Costs .................................................................. 17 Assignment of Maximum Annual Special Tax ......................................... 17 Affordable Units ................................................................................ 18 Transfer of the Assigned Maximum Annual Special Tax ........................... 19 Conversion of a Tax-Exempt Parcel to a Taxable Parcel .......................... 19 Taxable Parcels Acquired by a Public Agency ......................................... 19 Determination of Parcels Subject to the Special Tax ............................... 19 Setting the Special Tax Levy for Taxable Parcels .................................... 20 Prepayment of the Special Tax Obligation ............................................. 20 Interpretation, Application, and Appeal of
Special Tax Formula and Procedures .................................................... 21 Manner of Collection .......................................................................... 21 Exhibits:

Exhibit A: Rate, Method of Apportionment, and
Manner of Collection of Special Tax
Exhibit B: List of Authorized Facilities and Services
List of Map and Tables
Map 1. Amoruso Ranch CFD No. 2 ...................................................... 2 Table 1. CFD Parcels (2 pages) ............................................................ 5 Table 2. Summary of Annual Maintenance Costs ................................... 10 Table 3. Allocation of Maintenance Costs to Land Uses ........................... 12 Table 4. Maximum Annual Special Tax by Tax Category—
Base Year ........................................................................... 13 Table 5. Maximum Annual Special Tax by Large Lot—
Base Year (3 Pages) ............................................................. 14 Amoruso Ranch Community Facilities District No. 2 (Public Services) April 2023
Economic & Planning Systems, Inc. (EPS) 1
Introduction
B a c k g r o u nd
The City of Roseville (City) retained Economic & Planning Systems, Inc. (EPS) to support its efforts to create a Mello-Roos Community Facilities District (CFD) for the Amoruso Ranch Specific Plan (ARSP). The objective of establishing a CFD is to create a land-secured funding mechanism to be used to fund maintenance of authorized services of the CFD. The CFD is being formed for the entire project area included in the ARSP. The ARSP consists of an approximately 695-acre site located in the northwest edge of the City of Roseville. The overall project area is approved for approximately 2,827 dwelling units (approximately 1,100 lowdensity residential [LDR] units, 695 medium-density residential [MDR] units, 1,032 high-density residential [HDR] units and approximately 51.1 acres of commercial uses.

The CFD boundary initially is proposed to include all of the territory included in ARSP.

Formation of the City’s CFD No. 2 (Public Services) has been initiated with the adoption of the Resolution of Intention (ROI) to form the CFD. The City Council (Council) adopted the ROI on April 5, 2023. The Resolution of Formation (ROF) will be considered by the Council on May 17, 2023.

P u rp o s e o f t h e C F D
The CFD is being formed to fund maintenance and operation of authorized services of the ARSP under the Mello-Roos Act. Map 1 shows the boundaries of the CFD.
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
LDR/R1
LDR/R1
LDR/R1

LDR/RS-DS

LDR/RS-DS

LDR/RS-DS

LDR/RS-DS

LDR/RS-DS

LDR/RS-DS

LDR/RS-DS

LDR/RS-DS

LDR/RS-DS

LDR/RS-DS

LDR/RS-DS

LDR/RS-DS

LDR/RS-DS

MDR/RS-DS

MDR/RS-DS MDR/RS-DS

MDR/RS-DS

MDR/RS-DS
HDR/R3
HDR/R3
(AFFORDABLE)
HDR/R3
HDR/R3
(AFFORDABLE)
P/QP
P/QP
(SCHOOL)
P/QP
P/QP
(FIRE)
P/QP
CC
CMU/SA
CMU/SA
P/R
P/R
P/R
P/R
P/R
OS
OS
OS
OS
OS
OS
OS
OS
OS
OS
OS
OS
OS
OS
OS
OS
OS
OS
OS
OS
OS
P/R
OS

LDR/RS-DS
OS OS
OS
OS
OS
OS
OS
OS
P/QP
P/QP
OS
OS
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
OS
OS
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)
(WESTBROOK

BOULEVARD &

INTERIOR ROADS)

LDR/RS-DS
AR-6

LDR/RS-DS
AR-5

LDR/RS-DS
AR-4

LDR/RS-DS
AR-11

LDR/RS-DS
AR-12
AR-21
AR-25

LDR/RS-DS
AR-34

LDR/RS-DS
AR-26

LDR/RS-DS
AR-22

LDR/RS-DS
AR-13

LDR/RS-DS
AR-30

LDR/RS-DS
AR-35

LDR/RS-DS
AR-24
AR-37
AR-32

MDR/RS-DS
AR-33
P/R
AR-66
AR-72A
OS
AR-71
OS
AR-75
OS
AR-81
OS
AR-79
OS
OS
AR-80
P/R
MDR/RS-DS AR-64A

MDR/RS-DS

MDR/RS-DS

MDR/RS-DS
LOT A1-A
LOT A7
LOT A2-B
LOT A4-A
LOT A9-C
AR-2
AR-1
AR-3
AR-9
AR-17
AR-18
AR-23
AR-16
AR-8
AR-46
AR-7
AR-14
AR-31
AR-27
AR-15
AR-43
AR-40
AR-10
AR-28 AR-39
AR-42
AR-45
AR-38
AR-19
AR-36
AR-44
AR-56
AR-50
AR-57
AR-54
AR-58
AR-53
AR-52
AR-51
AR-62
AR-61
AR-64B
AR-67
AR-63
AR-104
AR-100
AR-91
AR-90
AR-99
AR-98A
AR-94
AR-101
AR-102
AR103
AR-74
AR-77
AR-76
AR-73
AR-78
AR-113
AR-97
AR-95
AR-105
AR-92
AR-93
AR-60
AR-70
AR-106 AR-107
AR-108
AR-109
AR-111
AR-112
AR-114
AR-115
AR-55
AR-59
AR-96
LOT A9-A
AR-116
AR-98B
AR-72B
LOT A3
LOT A2-A
LOT A11
LOT A4-B
LOT A8
LOT A6
LOT A5
LOT A10
LOT A1-B
LOT A2-B
LOT A4-C
LOT A9-B
LOT A9-C

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3301 C St, Bldg. 100-B Tel 916.341.7760
Sacramento, CA 95816 Fax 916.341.7767
Map 1
Amoruso Ranch Community Facilities District No. 2 (Public Services) April 2023
Economic & Planning Systems, Inc. (EPS) 3
O rg a n i z a t i o n o f t h e R e p o r t
This report consists of these 4 chapters and 2 exhibits:
• Chapter 1 includes this introduction.
• Chapter 2 describes the proposed land uses in the CFD. • Chapter 3 describes authorized services to be funded in the CFD and the estimated maintenance costs.
• Chapter 4 describes the structure of the CFD.
• Exhibit A provides the Rate, Method of Apportionment, and Manner of Collection of Special Tax (RMA).
• Exhibit B provides the List of Authorized Services.

Amoruso Ranch Community Facilities District No. 2 (Public Services) April 2023
Economic & Planning Systems, Inc. (EPS) 4
Land Uses
The City intends to form Amoruso Ranch CFD No. 2 over the territory included in the ARSP. The ARSP consists of an approximately 695-acre site located in the northwest edge of the City of Roseville. The overall project area is approved for approximately 2,827 dwelling units (approximately 1,100 low-density residential [LDR] units, 695 medium-density residential [MDR] units, 1,032 high-density residential [HDR] units and approximately 51.1 acres of commercial uses.

Table 1, below, identifies the villages as designated in the ARSP that are within the proposed CFD boundary.