Agenda packet — San Rafael City Council, June 15, 2026 (part 2 of 2)

ENGINEER'S ANNUAL REPORT
2026-27
LOCH LOMOND DISTRICT #10

CITY OF SAN RAFAEL, MARIN COUNTY, CALIFORNIA
Mello-Roos Community Facilities District
The undersigned respectfully submits the enclosed annual report as directed by the City Council.

DATED: ____________, 2026.

JOANNA KWOK, City of San Rafael, City Engineer
By ______________________________________
I HEREBY CERTIFY that the enclosed Engineer's Annual Report, together with Assessment and Assessment Diagram thereto attached, was filed with me on the ____________________ day of ___________________, 2026.

LINDSAY LARA, City Clerk, City of San Rafael, Marin County, California
By ______________________________________
I HEREBY CERTIFY that the enclosed Engineer's Annual Report, together with Assessment and Assessment Diagram thereto attached, was approved on __________, 2026 and confirmed by the City Council of the City of San Rafael, Marin County, California, on the ___________________ day of ___________________, 2026.

LINDSAY LARA, City Clerk, City of San Rafael, Marin County, California
By ______________________________________
I HEREBY CERTIFY that the enclosed Engineer's Annual Report, together with Assessment and Assessment Diagram thereto attached, was filed with the County Auditor of the County of Marin on the ____________________ day of ____________________, 2026.

LINDSAY LARA, City Clerk, City of San Rafael, Marin County, California
By ______________________________________

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ENGINEER'S ANNUAL REPORT
2026-27
LOCH LOMOND DISTRICT #10

CITY OF SAN RAFAEL, MARIN COUNTY, CALIFORNIA
Mello-Roos Community Facilities District
Joanna Kwok, Assistant Director of Public Works, Engineer of Work for Loch Lomond #10 District (“District”), City of San Rafael, Marin County, California, makes this annual report, as directed by the City Council, by its Resolution No. ___________, adopted ______________, 2026.

The improvements which are the subject of this report are briefly described as follows:

The District was created to have three funds of money with which to maintain and operate the storm drain system and insure against damage from potential landslides.

The three funds are defined as a maintenance fund, a sinking fund and insurance reserve fund. These functions were defined in the formation of Community Facilities District No. 1992-1 and passed by resolution #8839 by the City Council Meeting on March 1, 1993. The resolution and formation of the District was meant to be a mitigation for potential impacts to the downstream drainage facilities from the development of the 28 lots which encompass the District. Maintaining drainage facilities within the District boundary to include annual cleaning of drainage structures, monitoring structures during storm events, cleaning facilities as required during storm events. Provide a sinking fund to provide monies to replace facilities as those facilities fall into disrepair. Lastly provide a fund to provide $500,000 plus accumulated interest to provide the deductible amount of the City’s insurance should a landslide occur in the watershed above the District.

This report consists of six parts, as follows:

PART A – Plans and Specifications: These plans include the Improvement As-Built Plans prepared by Oberkamper and Associates and dated March 4, 1996. These items are filed with the City Clerk.

Although separately bound, the plans and specifications are a part of this report and are included in it by reference.

PART B - An Amended Estimated Cost of the District.

PART C - Assessment Roll - An assessment of the estimated cost of the improvement on each benefited parcel of land within the District.

PART D - Method of Apportionment of Assessment - A statement of the method by which the undersigned has determined the amount proposed to be assessed against each parcel.

PART E - List of Property Owners - A list of the names and addresses of the owners of real property within the District, as shown on the last equalized assessment roll for taxes, or as known to the Clerk.

PART F - Assessment Diagram - A diagram showing all of the parcels of real property within the District.

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Respectfully submitted,
By ______________________________________
Joanna Kwok, City of San Rafael, City Engineer
PART A

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INTRODUCTION, HISTORY, AND PURPOSE:

In 2017 the residents of the District requested that the City review the expenditures and provide an accounting of the finances of the District. The residents also requested that the City review the maintenance schedules which the City had provided on behalf of the District. Through research and discussion with City staff, the homeowners association (HOA) Board, residents and consulting staff, a clearer picture of the funding available in each of the three spending tranches identified in the formation documents (maintenance fund, sinking fund, and insurance reserve fund) has been identified. The funding to support the maintenance of the District is very limited and does not cover the annual cost to maintain and repair the system. Given the limited funding that the District generates, the finances of the District are insufficient to fund the level of service and repair of the infrastructure. Therefore, this report identifies the minimum work required to maintain the storm water system and fire/maintenance access roads within the District. The City intends to continue to use District funding for maintenance and use additional City storm water funding as it may be available to supplement the maintenance costs.

The City has actively and regularly maintained the system by performing pre-storm inspections and performing needed maintenance of the drainage facilities since the District was formed. Interviews with current maintenance staff verify that facilities within the District are maintained on an annual basis (pre-storm) and as needed before, during, and after storm events throughout each rainy season.

In addition, since the District’s formation in 1993 there have been sporadic, as-needed repairs of the system (particularly the debris basins 2 and 3 above Las Casas) as a result of storm damage and/or silt and debris accumulation. In general, the overall storm drain system has performed well given the fact that it has been in place for over 30 years. The condition of the overall system is evidence that the City has performed regular maintenance on the system. The regular maintenance notwithstanding, there have been a number of major storm events which have required repairs of facilities within the watershed, particularly the debris basins. In recent years the City has often had to clean debris and silt after, and in some cases during storm events to maintain the function of the two major basins above Las Casas Drive.

The District was formed, in part, to mitigate the impacts of the development on the surrounding community. This was extensively documented in the EIR documents, comments on the Draft EIR, and the subsequent approvals. The final conditional approval of the development required the District to be formed. The work required of the District was laid out in the three categories shown below.

Preliminary estimates of maintenance cost were stated, as well as the contribution to the sinking fund.

The District was formed to provide financing for three specific items:

1. Annual and periodic maintenance of the storm drain system and fire access/maintenance roads.

2. A Sinking Fund which provides long term capital replacement of the infrastructure.

3. A $500,000 amount to reimburse the City in the event the City’s insurance was tapped and the City would be required to use the $500,000 deductible to satisfy a claim.

COVERED FACILITIES:

The District was formed to provide a source of funding for ongoing maintenance and capital replacement of storm water improvements within the District and to provide funding for the deductible portion of the City’s insurance policy to cover potential damage from slides and rain events within the open space known as Parcel A. Parcel A is owned as open space by the 27 lots and three PART A

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condominiums within the boundary of the District as well as to maintain the storm water systems integrated into the 28 parcels within the District. Note that one of the 28 lots (lot 9, specifically) has been further subdivided into three below market rate (BMR) units.

The District area drains into two distinct drainage systems maintained by the City. The larger westerly watershed includes 10 lots and three BMR units mostly off the extension of Las Casas Drive. The second, eastern watershed is located above Manderly Road on the extension of Inverness Drive and includes the remaining 17 lots and drains to three culverts (two 18 inch and one 24 inch) which cross Manderly Road.

The westerly watershed is significantly larger and includes areas both inside the District as well as areas beyond the District boundary and owned by other private parties as well as the City. The watershed is approximately 111.3 acres including private lots and City Open Space upstream and outside the District boundary, and the District’s open space and the 11 lots within the District. The easterly watershed includes approximately 21.2 acres all of which are within the District boundary.

Within the district there are approximately 2,855 feet of storm drain culverts, 762 feet of v-ditches, 27 catch basins, inlets and manholes, 2 outlet structures and 6 headwalls according to the Engineer’s estimates provided with the subdivision improvements. The City typically maintains storm drain lines draining major watersheds, pipes, catch basins and manholes within the street or public rights-of-way, and catchment/debris basins. Within the District, the City also maintains the local v-ditches and swales and other smaller private drainage systems on private property as directed in the formation of the District.

MAINTENANCE COSTS
The maintenance costs of the District were estimated by Mr. Lloyd Strom in 1992 to be $36,140 per year. City Council Resolution 8839 states that “except where other funds are otherwise available, a special tax sufficient to pay for such facilities and services, will be annually levied within CFD 1992-1”, and City Council Resolution 8243 clearly states that “maintenance shall be funded by the Community Facilities District.” However, the tax rate developed at the time the Community Facilities District was established does not cover the cost of the maintenance needs of the District. The anticipated maintenance included: cleaning silt basins, maintaining access/fire roads, cleaning the storm drain system (pipes, boxes and v-ditches) and replacing debris fences.

Based on a discussion between consultants and staff, the City used an updated maintenance plan to include annual pre-season inspection and cleaning, observation of the drainage system, observation and cleaning as necessary for large storms during the season (assumed two per year), a 15-year schedule to provide minor repairs to the main water course ditch and pipe systems, a three-year schedule to remove brush and vegetation within the main open swales, a once-in-five-years access road maintenance schedule for 1,952 feet of roads, and three-year schedule for removal of accumulated silt in the catchment basins. It should be noted that small concrete v-ditches and minor swales elsewhere in the City are maintained by the individual property owner consistent with the City’s policy. The original annual maintenance cost for the District was budgeted at $37,512. The details of this budget are shown below.

PART A

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Prior Year’s Activities
Consult prior years’ Engineer Reports for corresponding status details.

Activities for 2025-2026
The City continues to prioritize maintenance of the storm drain system and fire management efforts.

Regular fall and spring maintenance includes checking and clearing debris from the drainage system and annual mowing, cutting, and removal of vegetation to reduce fire risk. This year, the City continued to support drainage infrastructure maintenance and vegetation management on an asneeded basis throughout the year.

An overview of the three components of the District funds follows:

Self-Insurance Fund: Provides a fund balance of $500,000 plus accumulated interest to cover the deductible amount of the City’s insurance should a landslide occur in the watershed above the District. The balance in this fund is $866,101 and no contributions are necessary at this time.

PART A

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Sinking Fund: Provides for long-term capital replacement of drainage infrastructure and facilities as the original may fall into disrepair. The balance in this fund is $56,427. The District is allowed to collect a small portion of the overall annual assessment for this use. As shown in part D, the 2026- 27 contribution will be $188.44 per parcel for an additional $5,276 to add to the current balance.

The balance in the fund should be $61,703 less any amount paid to repair capital improvements which might occur in the 2026-27 fiscal year.

Maintenance Fund: Provides for maintaining drainage facilities within the District boundary to include annual cleaning of drainage structures, monitoring structures during storm events, and cleaning facilities as required during storm events. The District is allowed to collect increasing assessments for this use. As shown in part D, the 2026-27 contribution will be $1,021.73 per parcel for an additional $32,674.59 to be available for the coming fiscal year.

As noted above, the City continues to provide maintenance for the District, recognizing the funds provided by the District are inadequate. While the current residents and Board have not expressed interest in increasing the contribution to the maintenance or sinking funds, the documents forming the District allowed for annual increase to be based on the Consumer Price Index or Personal Income Growth for maintenance and 2% annual increases for the sinking fund. For the 2026-2027 season the District is increasing the assessments as shown in Part D.

The City is exploring a drainage basin access design that includes a catwalk structure to enhance worker safety and ensure reliable access during future weather events. The engineer has recommended that the District begin planning for this improvement by setting aside funding in the coming years to support further exploration and design development.

PART B

ESTIMATE OF COSTS

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District Status:

Total Estimated Fund Balance June 30, 2025 (per 2025-26 report) $900,610 Adjustment to match Estimated funds to Actual City Records -$7,015 Actual Available Funds on July 1, 2025 $893,595
ASSESSMENT DISTRICT ACTIVITY 2025-2026:

Assessment District Revenues:

Assessment District Proceeds $32,000
Interest $25,887
Total District Revenues: $57,887

Assessment District Expenditures through March 31, 2026:

City Staff Time: Maintenance and Vegetation Management Services $8,925 Contractual Services: Landscaping (Crane for clearing brush) $0 City Staff Time: Administration (Annual Report) $1,500
County Administrative Fees $54
Estimated Assessment District Expenditures April 1 - June 30, 2026:

City Staff Time: Maintenance and Vegetation Management Services $2,975 Contractual Services: Vegetation Management $15,000
City Staff Time: Administration (Annual Report) $500
County Administrative Fees $0
Total District Expenditures: $28,954
Total Projected Available Funds on July 1, 2026 $922,528 PROJECTED ASSESSMENT DISTRICT ACTIVITY 2026-2027:

Assessment District Revenues:

Assessment District Proceeds $31,199
Interest $26,664
Total District Revenue: $57,862
Assessment District Expenditures:

City Staff Time: Maintenance and Vegetation Management Services $18,000 Contractual Service: Emergency Crane Service to Clear Drainage Basin $8,000 County Administrative Fees $80
Contractual Service: Basin Safety Improvement Design $15,000 Total District Expenditures: $41,080
Estimated Unallocated Funds: $16,782
PART B

ESTIMATE OF COSTS

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Assessment District Fund Balances:

Sinking Fund Balance on July 1, 2025 $56,427
Sinking Fund Contribution for FY 2026-2027 $5,276
Self-Insurance Fund Balance on July 1, 2025 $866,101
Unallocated Funds $11,506
Total Projected Available Funds on June 30, 2026: $934,034 PART C

ASSESSMENT ROLL
(Please Refer to Part D – Method of Apportionment of Assessment for a Summary of Changes to Part C – Assessment Roll)

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See attachment titled “Part C – Assessment Roll.”
Each parcel is as shown on the maps of the County Assessor of the County of Marin.

Property descriptions are lot or parcel numbers as shown on the recorded final maps of the District (Loch Lomond #10), recorded in Book 21 of Maps at Page 21, Marin County Records.

PART D

METHOD OF APPORTIONMENT OF ASSESSMENT

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ORIGINAL APPORTIONMENT
There are 27 single family dwelling units and three below market rate units that were a further tax division of lot 9 in the original subdivision existing within the District boundary.

Each of the single-family dwelling unit lots are assessed for equal portions of the total assessment and Lot 9 is assessed at zero.

This assessment is exempt from the procedures and requirements of the (recently enacted Proposition 218) California Constitution, Article 13D, Section 4 pursuant to the exemption contained in Article 13D, Section 5(d) [previously majority voter approval or] Section 5(b) [petition signed by persons owning all the property]. The benefits are entirely special benefits and there are no general benefits. Additionally, the proposed assessment is within the limits of that allowed by the annual increases.

Assessment Parcels 1 through 8, 10 through 28, are each assessed 1/27 of the total assessment.

Assessment Parcel 9-1, 9-2, 9-3, 29, and 30 each have zero ($0.00) assessment.

The following changes were made to the Assessment Rolls and Assessment Diagram in 1993, although do not appear to have been noted in the Annual Engineer’s Reports. Mapping Changes at the Marin County Assessor's Office are noted as follows:

Our office contacted the Marin County Assessor's Office due to changes to the Assessor's Parcel Maps for the District development. According to information received from Mapping Department staff, in calendar year 1993 a change was made to Parcel 9 splitting it into 3 APNs to accommodate the special status of the ownership of that lot. (see map below) PART D

METHOD OF APPORTIONMENT OF ASSESSMENT

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PART D

METHOD OF APPORTIONMENT OF ASSESSMENT

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2026-2027 ASSESSMENT CALCULATIONS
Applying the method outlined the following increases are allowed:

Maintenance:

Original Assessment $225/unit
Personal Income Index 1992 28,789
Personal Income Index 2023 (latest available) 130,730

Factor 130,730 / 28,789= 4.541
2026-27 Maintenance Assessment (4.541) x $225 = $1,021.73 Sinking Fund:

Original Assessment $100 / unit
34 years at 2%, current assessment $188.44 / unit
TOTAL PROPOSED ASSESSMENT 2026-2027 $1,210.17 per unit
Total Available Funds (27 units) $32,674.59
NOTE: Per Capita Personal Income in San Francisco-Oakland-Hayward, CA (MSA): U.S.

Bureau of Economic Analysis, Per Capita Personal Income in San Francisco-OaklandHayward, CA (MSA) [SANF806PCPI], retrieved from FRED, Federal Reserve Bank of St. Louis; https://fred.stlouisfed.org/series/SANF806PCPI, May 2026.

PART E

LIST OF PROPERTY OWNERS

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See attachment titled “Part E – List of Property Owner.” PART F

ASSESSMENT DIAGRAM

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The original Assessment Diagram is no longer available in the City’s files. The following represents the current District Engineer’s best re-creation of the Assessment Diagram likely used to form the District. It is based on the Record Map of the District (Loch Lomond #10) prepared by Oberkamper & Associates Map Recorded May 27, 1993, in Book 21 of Maps, at Page 21 and the Assessment Diagram used for the Pt. San Pedro Road Median Landscaping Assessment District.

SPECIAL

ASSESSMENT
NUMBER

AMOUNT OF

ASSESSMENT

PROPERTY

DESCRIPTION

ASSESSOR'S PARCEL
NUMBER
1 $1,210.17 1 016-330-01
2 $1,210.17 2 016-330-02
3 $1,210.17 3 016-330-03
4 $1,210.17 4 016-330-04
5 $1,210.17 5 016-330-05
6 $1,210.17 6 016-330-06
7 $1,210.17 7 016-330-07
8 $1,210.17 8 016-330-08
9-1 $0.00 Portion of 9 016-330-12
9-2 $0.00 Portion of 9 016-330-13
9-3 $0.00 Portion of 9 016-330-14
10 $1,210.17 10 016-330-10
11 $1,210.17 11 016-330-11
12 $1,210.17 12 016-321-04
13 $1,210.17 13 016-321-03
14 $1,210.17 14 016-321-05
15 $1,210.17 15 016-321-01
16 $1,210.17 16 016-321-02
17 $1,210.17 17 016-321-06
18 $1,210.17 18 016-321-07
19 $1,210.17 19 016-321-08
20 $1,210.17 20 016-321-09
21 $1,210.17 21 016-321-10
22 $1,210.17 22 016-322-01
23 $1,210.17 23 016-322-02
24 $1,210.17 24 016-322-03
25 $1,210.17 25 016-322-04
26 $1,210.17 26 016-322-05
27 $1,210.17 27 016-322-06
28 $1,210.17 28 016-322-07
29 $0.00 Parcel A 186-520-19
30 $0.00 Parcel B 186-520-20
TOTAL
ASSESSMENT $32,674.59
PART C

ASSESSMENT ROLL
PARTE

LIST OF PROPERTY OWNERS

SPECIAL ASSESSOR'S
ASSESSMENT PARCEL Mail to Mailing Address City State Zip

NUMBER NUMBER
1 016-330-01
2 016-330-02
3 016-330-03
4 016-330-04
5 016-330-05
6 016-330-06
7 016-330-07
8 016-330-08
9-1 016-330-12
9-2 016-330-13
9-3 016-330-14
10 016-330-10
11 016-330-11
12 016-321-04
13 016-321-03
14 016-321-05
15 016-321-01

SPECIAL ASSESSOR'S
ASSESSMENT PARCEL Mail to Mailing Address City State Zip

NUMBER NUMBER
16 016-321-02
17 016-321-06
18 016-321-07
19 016-321-08
20 016-321-09
21 016-321-10
22 016-322-01
23 016-322-02
24 016-322-03
25 016-322-04
26 016-322-05
27 016-322-06
28 016-322-07
29 186-520-19
30 186-520-20
____________________________________________________________________________________

FOR CITY CLERK ONLY
Council Meeting:

Disposition:

Agenda Item No: SM 1.n
Meeting Date: June 15, 2026

SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: Public Works
Prepared by: April Miller, Public Works Director
Jonathan Schellin, Deputy Director
City Manager Approval: ______________
TOPIC: THE VILLAGE AT LOCH LOMOND MARINA – MELLO-ROOS DISTRICT NO. 2 SUBJECT: RESOLUTION SETTING THE SPECIAL TAX FOR CITY OF SAN RAFAEL COMMUNITY FACILITIES DISTRICT NO. 2 (THE VILLAGE AT LOCH LOMOND MARINA) FOR FISCAL YEAR 2026-27
RECOMMENDATION:

Staff recommends that the City Council adopt a resolution setting the special tax rates for Fiscal Year 2026-27 for Community Facilities District No. 2 (The Village at Loch Lomond Marina).

BACKGROUND:

In August 2007, the City granted land use and subdivision approvals for the Village at Loch Lomond Marina development. The Loch Lomond development project is a mixed-use development that includes the construction of single-family homes, flats, townhomes, commercial facilities, and the existing marina.

The project originally included the approval of 81 residential units, 17 of which were below-market units.

In 2020, the developer and City reached an agreement on an in-lieu fee for six of the below-market units, leaving 11 below-market units in the District at present.

As one condition of approving the project, the City required the developer, Marina Village Associates (MVA), to provide certain park and recreation improvements and to impose a special tax on homes in the development to pay for the maintenance of the landscaping, streets, sidewalks, and wetland monitoring.

By adoption of Resolution No. 13014 on July 19, 2010, the City Council officially formed the community facilities district, which included all the parcels within the Village at Loch Lomond Marina Subdivision, as “City of San Rafael Community Facilities District No. 2”, pursuant to the Mello-Roos Community Facilities Act of 1982 (Government Code sections 53311 - 53368.3). It should be noted that the residential Below Market Rate (BMR) units within the district are exempt from the annual special tax.

The facilities to be maintained by the Loch Lomond #2 CFD include:
• The marina green and boardwalk
• Kayak launch
• Park play equipment and area
• Pedestrian pathways along the west jetty/spit and east jetty/spit • Viewing areas along the west jetty/spit, east jetty/spit • Public restrooms (2), one on the east jetty/spit and one at the entrance to the breakwater SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
• Fishing cleaning station located near the entrance to the breakwater • Park and informational signs within these areas
• Lawn/turf, shrubs and ground cover, irrigation systems, storm water drainage inlets within the boundaries of the area, lighting pole standards, and fixtures above the foundation, benches, trash receptacles, and bicycle racks
• Conservation/seasonal wetland area
• Roadways and sidewalks
While some of these facilities require regular maintenance (e.g., landscaping and restroom maintenance), others will need to build reserves over a longer period to fund future repairs or reconstruction (e.g., playground structures, roads, pedestrian pathways).

The special tax has two components:

1. Capital Reserve
A portion of the annual assessment is set aside to fund larger, long-term capital improvements such as the eventual replacement of pavement, curb and gutter, roadway, and other improvements that were constructed as a part of the development. At the end of the useful life of these large-scale public improvements, enough funds need to have been accumulated to replace them, e.g., resurfacing the access road, etc.

As of June 30, 2026, the Capital Reserve Fund is projected to have a fund balance of $956,754, and an additional $238,600 will be added this upcoming year. As shown in Part B of the Engineer’s Report, at the end of fiscal year (FY) 2026-27, the fund balance is anticipated to be $1,195,354 before unforeseen distributions in FY 2026-27.

2. Annual Maintenance
In FY 2025–26, the City continued its maintenance operations within the District while initiating a capital reserve study for improved financial and long-term planning. The Village Master Association and Strand Homeowners Association have remained actively engaged, with both groups continuing to play important advisory roles in guiding the City’s work within the District.

The City continued its use of the Gardeners Guild contractor for landscaping maintenance, and Safe Harbor Marinas (SHM) for janitorial services. Both contractors have met the district’s expectations, and therefore, their contracts have been extended into FY 2026-27. Of note, SHM has taken on the role of notifying the City when the pit toilets need to be pumped, which has allowed the District to shift to a far more cost-effective schedule of pumping only when needed instead of the previous monthly cadence.

A capital reserve study was recently conducted to assess the District's future reserve requirements. The capital reserve study results confirmed that the assessment district fund has sufficient reserves and is financially sound. Current and future assessment calculations are in line with the study's recommendations to keep reserves ready for major replacements. Capital replacement costs are expected to exceed $1.6M over the next decade, so maintaining adequate reserves and annual assessments is crucial as infrastructure ages. The District will continue to decide replacement schedules based on the condition of each asset with input from stakeholders, while using the study as a guide for long-term planning. Given the reserve study and current financial plans, keeping the FY 2026-27 assessment level unchanged from FY 2025-26 is recommended.

SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3
The District will continue to focus on key service improvements aimed at meeting residents’ requests related to landscape conditions, facility cleanliness, and infrastructure upkeep.

Reporting is supported by both internal quality checks and community member input submitted via the City’s request portal on SeeClickFix.

Additional maintenance accomplishments included continued work on refurbishing benches, realigning and maintaining lights, improved clarity on electrical use and responsibility, and repainting the restroom facilities following incidents of vandalism. Service tracking and responsiveness via SeeClickFix has improved the City’s ability to align field operations with community feedback and service needs more effectively while tracking progress for future reference. The City will continue to prioritize consistent service provision and deeper engagement with District stakeholders to ensure operations align with evolving needs and expectations. While fiscal constraints remain, the progress made in FY 2025–26 lays a strong foundation for more consistent and accountable maintenance practices in FY 2026–27 and beyond.

ANALYSIS:

The City has prepared the Engineer’s Annual Report (Attachments 2, 3, 4, and 5), which provides a summary of activities funded by the District for the given fiscal year and an accounting of its revenues and expenses.

Proposed Assessments: Based on the prior year’s expenses and the estimated costs for the services under contract, the Engineer recommends that the District maintain the same assessment for 2026-27 as calculated in Part D and noted below.

Proposed Assessments for the year 2026-27:

Residential $2,660.34 per residential unit
(70 residential units: 70 x $2,660.34 = $186,223.80)
Non-Residential $1.24 per square foot of non-residential floor area (22,250 ft2 non-residential: 22,250 x $1.24 = $27,590
Marina $80,943.46 Lump Sum
$294,757 Calculated Revenue for the year 2026-27
Of note, with the recent Planning Commission’s approval of Lot 2’s new development plan, which would allow for the construction of 14 residential units, Staff recommends updating the assessment structure during FY 2026-27. An updated assessment calculation structure would account for these new residential units by acknowledging their smaller footprint and corresponding lesser impact on the District than the standard residential unit, while striving to maintain the whole District’s funding needs to ensure both annual maintenance expenditures and long-term capital reserves are sufficient. Staff plans to explore this further and provide Council a recommendation over the course of the upcoming year so that a new assessment can be used for next year’s report.

While the total commercial assessment is correct, the calculated assessment between the three commercial properties was off due to a carryover from corrections made to the prior year’s assessment SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 4
calculations. The chart below shows the amount assessed last year, the amount that should have been assessed, and applies that difference to this year’s calculated amount:

Due to the discrepancy, Lot 2 ended up paying less than required, while Lots 3 and 4 paid more than they should have. The charged assessments and corrected assessments are shown in the following chart:

Parcel no 2025-26 Assessment Corrected Assessment Delta Lot 2 $15,058.94 $21,168.62 $6,109.68
Lot 3 $21,726.56 $16,588.03 ($5,138.53)
Lot 4 $ 4,106.20 $ 3,135.05 ($ 971.15)
To correct the over- and underpayments, the Assessments for Lots 2, 3, and 4 will be adjusted for the 2026-27 year as follows:

Parcel no 2026-27 Assessment Adjustment Update FY2026-27 Lot 2 $21,168.62 $6,109.68 $27,278.30
Lot 3 $16,588.03 ($5,138.52) $11,449.49
Lot 4 $3,135.05 ($ 971.14) $2,163.91
These adjustments will bring all assessments for the commercial areas to parity over the past two years.

FY 2026-27 Projected Expenses:

Assessment District Expenditures:

Janitorial Contract Services $28,700
Landscaping Contract Services $64,000
Contingency Project Funding $50,000
City Staff Time $25,000
County Administrative Fees $140
Utilities $50,000
Pit Toilet Pumping / Servicing $3,924
Signage Enhancement $2,500
Restroom Painting / Graffiti Removal $5,000
Stamped asphalt update $65,000
Trash Receptacle Replacements $10,000
Bench Assessment & Routine Service $5,000
Electrical Investigative Work for Lighting $3,000
Total District Expenditures: $312,264
The special tax is not term-based, nor does it sunset. The special tax will continue to be levied in perpetuity as specified in the formation documents.

Staff prepared a resolution for the City Council to consider for adoption to impose the required special tax for the fiscal year 2026-27. The special taxes will be included on the County property tax bills and will be collected by the County of Marin.

SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 5
FISCAL IMPACT:

The fiscal year 2026-27 assessment will generate $294,757 in revenue required to support maintenance and capital reserves towards the new City facilities in Community Facilities District No. 2. All special tax revenues and expenditures related to the district will be maintained in the Loch Lomond Marina Assessment District Fund (fund no. 237).

OPTIONS:

The City Council has the following options to consider on this matter:

1. Adopt the resolution as presented, setting the special tax rates for Fiscal Year 2026-27.

2. Adopt the resolution with modifications.

3. Direct staff to return with more information.

4. Take no action.

RECOMMENDED ACTION:

Staff recommends that the City Council adopt a resolution setting the special tax rates for Fiscal Year 2026-27 for Community Facilities District No. 2 (The Village at Loch Lomond Marina).

ATTACHMENTS:

1. Resolution Setting the Mello-Roos Special Tax for City of San Rafael Community Facilities District No. 2 for Fiscal Year 2026-27

2. Annual Engineers Report for Loch Lomond CFD No. 2

3. Annual Engineers Report Part C: Assessment Roll

4. Annual Engineers Report Part E: Owners List

5. Annual Engineers Report Part F: Assessment Diagram
1 RESOLUTION NO.

RESOLUTION OF THE SAN RAFAEL CITY COUNCIL SETTING THE SPECIAL TAX FOR CITY OF SAN RAFAEL COMMUNITY FACILITIES DISTRICT NO. 2 (THE VILLAGE AT LOCH LOMOND MARINA) FOR FISCAL YEAR 2026-27
WHEREAS, on July 19, 2010, the San Rafael City Council by Resolution No. 13014 formed the City of San Rafael Community Facilities District No. 2 (hereafter “CFD No. 2); and WHEREAS, the landowners of CFD No. 2 voted in a mail ballot election called by the City Council by Resolution No. 13015, and unanimously approved the imposition of a special district tax; and
WHEREAS, on August 16, 2010, the City Council adopted Ordinance No. 1886 levying special taxes within CFD No. 2; and
WHEREAS, on or about August 16, 2010, the City of San Rafael prepared and caused to be recorded a “Notice of Special Tax Lien” for all of the parcels within CFD No. 2, which specified the facilities and services to be funded by the tax and the approved method for establishing a rate and calculating the apportionment of the tax; and WHEREAS, at the request of the Director of Public Works, Joanna Kwok, City Engineer of San Rafael, has prepared an Engineer’s Annual Report for Community Facilities District No. 2 for Fiscal Year 2026-27, recommending the amount of the special taxes to be assessed; and
WHEREAS, the City Council wishes to set the specific tax rate to be imposed on the parcels within CFD No. 2 in Fiscal Year 2026-27.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of San Rafael hereby sets the amount of the special tax to be imposed on all nonexempt parcels within CFD No. 2 for Fiscal Year 2026-27, as set forth in the Engineer’s Annual Report for Fiscal Year 2026-27 on file with the City Clerk and incorporated herein by reference.

I, LINDSAY LARA, City Clerk of the City of San Rafael, hereby certify that the foregoing Resolution was duly and regularly introduced and adopted at a special meeting of the City Council of said City held on Monday, the 15th day of June 2026, by the following vote, to wit:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:
________________________
LINDSAY LARA, City Clerk

ENGINEER'S ANNUAL REPORT
FOR
COMMUNITY FACILITIES DISTRICT NO. 2

LOCH LOMOND MARINA AND THE STRAND
2026-2027

FOR THE CITY OF SAN RAFAEL

CALIFORNIA

COUNCIL MEETING
June 15, 2026
Prepared By:

City of San Rafael

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ENGINEER'S ANNUAL REPORT
2026-2027
COMMUNITY FACILITIES DISTRICT NO. 2 LOCH LOMOND MARINA AND THE STRAND

CITY OF SAN RAFAEL, MARIN COUNTY, CALIFORNIA
(Mello-Roos Community Facilities Act of 1982)
The undersigned respectfully submits the enclosed annual report as directed by the City Council.

DATED: ____________, 2026.

Engineer of Work
By ______________________________________
Joanna Kwok, City of San Rafael, City Engineer
I HEREBY CERTIFY that the enclosed Engineer's Annual Report, together with Assessment and Assessment Diagram thereto attached, was filed with me on the ____________________ day of ___________________, 2026.

LINDSAY LARA, City Clerk, City of San Rafael, Marin
County, California
By ______________________________________
I HEREBY CERTIFY that the enclosed Engineer's Annual Report, together with Assessment and Assessment Diagram thereto attached, was approved on __________, 2024 and confirmed by the City Council of the City of San Rafael, Marin County, California, on the ___________________ day of ___________________, 2026.

LINDSAY LARA, City Clerk, City of San Rafael, Marin
County, California
By ______________________________________
I HEREBY CERTIFY that the enclosed Engineer's Annual Report, together with Assessment and Assessment Diagram thereto attached, was filed with the County Auditor of the County of Marin on the ____________________ day of ____________________, 2026.

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ENGINEER'S ANNUAL REPORT
2026-2027
COMMUNITY FACILITIES DISTRICT NO 2 LOCH LOMOND MARINA AND THE STRAND

CITY OF SAN RAFAEL, MARIN COUNTY, CALIFORNIA
(Mello-Roos Community Facilities Act of 1982)
Joanna Kwok, Assistant Director of Public Works, Engineer of Work for the Community Facilities District Loch Lomond #2, City of San Rafael, Marin County, California, makes this annual report, as directed by the City Council, by its Resolution No. ___________, adopted ______________, 2026.

The improvements which are the subject of this report are briefly described as follows:

Maintenance of Improvements including streets, curbs, gutter, sidewalks, storm drain, storm inlets, street surfaces, Landscaping, street furniture, lighting, pathways, restrooms, park play equipment, picnic tables, fish cleaning stations, signage, and parking. The maintenance includes providing irrigation, paying water and utility bills as well as oversight. The improvements are also anticipated to need major capital funding in future years and a capital improvement allowance is included as part of the Community Finance District.

This report consists of six parts, as follows:

PART A – Plans for the improvements are filed with the City Clerk. Although separately bound, the plans and specifications are a part of this report and are included in it by reference.

PART B - An Estimated Cost of the Assessment District.

PART C - Assessment Roll - An assessment of the estimated cost of the improvement on each benefited parcel of land within the assessment district.

PART D – Rate and Method of Apportionment of Special Taxes - A statement of the method by which the undersigned has determined the amount proposed to be assessed against each parcel.

PART E - List of Property Owners - A list of the names and addresses of the owners of real property within this assessment district, as shown on the last equalized assessment roll for taxes, or as known to the Clerk. The list is keyed to Part "C" by assessment number.

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Respectfully submitted,
By ______________________________________
Joanna Kwok, City of San Rafael, City Engineer
PART A

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INTRODUCTION AND BACKGROUND INFORMATION
The Loch Lomond Project
The Loch Lomond development project (the “Project”) is a mixed-use development which will include the construction of single-family homes, townhomes and commercial facilities and will include the existing marina, which is located in San Francisco Bay.

The Project is located in the City of San Rafael (“City”), off of Point San Pedro Road. It was approved by the San Rafael City Council (“City Council”) of the City in 2007, by means of a series of approvals, including Resolution 12332 (“the Approval Resolution”).

As one condition of approving the Project, the City required the developer to provide certain park and recreation improvements and to provide for their maintenance by means of a special tax to be imposed by means of a Mello-Roos Community Facilities District (“CFD”). Since the approval of the Project, the developer has determined that it would be more beneficial to the property owners, and more cost-efficient if the maintenance of certain additional facilities, consisting of landscaping and street and sidewalk improvements, as well as wetland monitoring, could also be financed by means of the CFD. Collectively, the park and recreation improvements, landscaping, streets, and sidewalks and these additional facilities are referred to herein as the “Facilities.”
On June 7, 2010, the City Council adopted a Resolution of Intention to form a CFD (the “Resolution of Intention”) in accordance with the Mello-Roos Community Facilities District Act of 1982 (the “Act”). The Resolution of Intention indicated that the maintenance of the Facilities would be financed by means of a special tax imposed pursuant to the Act. The Resolution of Intention requested the preparation of this Report, directing that the report describe the facilities to be maintained and an estimate of the cost of maintaining those facilities.

For purposes of imposing a special tax to fund the maintenance of the Facilities, the development will be split into four tax categories: Residential; Non-residential; Mixeduse and Marina. As approved, the Project features 81 residential units, of which 76 units will be located in the Residential tax category and 5 units will be in the Mixed-use category, as they will be located above commercial space. Of these residential units, 11 will be below-market units, located in the residential category area. There is expected to be 22,500 square feet in the Non-residential category, which will be devoted to neighborhood commercial/retail businesses and marina-support facilities.

The Marina category contains areas serving the existing marina area, including the yacht club.

The Mello-Roos Community Facilities Act of 1982
In the Approval Resolution, the City Council determined that the Act would be an effective tool for funding the maintenance of the park and recreation improvements and conservation area. The Act provides substantial flexibility as to the range of facilities and services that can be funded and the method by which their cost can be allocated.

As the financing mechanism is a special tax, and not an assessment, the costs can be allocated according to any method that is reasonable, without the need to make a PART A

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Purpose of the CFD Report
As directed in the Resolution of Intention, this CFD Report has been prepared and is being submitted pursuant to Section 53321.5 of the Act. The Act requires that this report describe the facilities to be maintained (see “Description of Facilities to be Maintained” below)
Formation of the CFD
On June 7, 2010, the City Council adopted the Resolution of Intention. A map identifying the boundaries is attached as Exhibit A to this work.

On July 19, 2010 the City Council held a public hearing, as required by the Act, to hear any protests to the formation of the CFD and to consider this report. Following the public hearing, the Council adopted a Resolution of Formation and called an election to allow the qualified electors to consider the special tax to fund the services described herein. With at least two-thirds of the votes cast in favor of the special tax, the CFD was formed, and the levy of the special tax was authorized.

Description of Facilities to be Maintained
The facilities to be maintained include those specifically described in Condition 45 of the Approval Resolution:
• The Marina Green and Boardwalk
• Kayak Launch
• Park Play Equipment and Area
• Pedestrian pathways along the west jetty/spit and east jetty/spit • Viewing areas along the west jetty/spit, east jetty/spit • Public restrooms (2), one on the east jetty/spit and one at the entrance to the breakwater
• Fishing cleaning station located near the entrance to the breakwater • Park and informational signs within these areas
• Lawn/turf, shrubs and ground cover, irrigation systems, storm water drainage inlets within the boundaries of the area, lighting pole standards, and fixtures above the foundation, benches, trash receptacles and bicycle racks • Conservation/seasonal wetland area
• Roads, streets, sidewalks, and stormwater infrastructure In addition, the CFD will also maintain the common access road shown on the map attached as Exhibit D, its landscaping, lighting and sidewalk areas.

In July 2017, the San Rafael City Council approved levying the first assessment for PART A

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https://cityofsanrafael.sharepoint.com/sites/CityCouncilMeetings/Shared Documents/General/__Agenda Item Approval Process/2026-06-15/PW - LOCH LOMOND MARINA – MELLO-ROOS DISTRICT NO. 2/2. Loch Lomond CFD #2 Annual Engineer's Report 2026-27.docx Community Facilities District No. 2 (“CFD-2”) at the Village at Loch Lomond Marina. The CFD activity during Fiscal Year 2017-2018 was very minimal. After a number of assurances in 2017, the developer, TH Loch Lomond, LLC (“MVA”) did not finish the work to a point where the City could accept a portion of the improvements as anticipated in the beginning of Fiscal Year 2017-2018. On June 1, 2018, the City received a letter from MVA requesting an extension of the Subdivision Improvement Agreements through December 31, 2019 and, by implication, acceptance of a portion of the improvements. The City answered this letter on June 20, 2018, including a final punch list which the letter directed the developer to complete prior to August 1, 2018.

The successful completion of the punch list would set the process in motion to accept the improvements, begin the warranty period, and provide a partial reduction in bond amount for the improvements.

Prior Status and Actions
For previous year’s status reports consult prior Engineer’s Reports.

June 2026 Status and Actions
In FY2025–26, the City continued its maintenance operations within the Assessment District while initiating a capital reserve study for improved financial and long-term planning. The Village Master Association and Strand Homeowners Association have remained actively engaged, with both groups continuing to play important advisory roles in guiding the City’s work within the District.

The City continued its use of Gardeners Guild contractor for landscaping maintenance, and Safe Harbor Marinas (SHM) for janitorial services. Both contractors have met the district’s expectations and therefore their contracts have been extended into FY26-27.

Of note, SHM has taken on the role of notifying the City when the pit toilets need to be pumped, which has allowed the district to shift to a far more cost-effective schedule of pumping only when needed instead of the previous monthly cadence.

The capital reserve study results confirmed that the assessment district fund has sufficient reserves and is financially sound. Current and future assessment calculations are in line with the study's recommendations to keep reserves ready for major replacements. Capital replacement costs are expected to exceed $1.6M over the next decade, so maintaining adequate reserves and annual assessments is crucial as infrastructure ages. The District will continue to decide replacement schedules based on the condition of each asset with input from stakeholders, while using the study as a guide for long term planning. Given the reserve study and current financial plans, keeping the FY26-27 assessment level unchanged from FY25-26 is recommended.

The District will continue to focus on key service improvements aimed at meeting residents’ requests related to landscape conditions, facility cleanliness, and PART A

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Service tracking and responsiveness via SeeClickFix has improved the City’s ability to align field operations with community feedback and service needs more effectively while tracking progress for future reference. The City will continue to prioritize consistent service provision and deeper engagement with District stakeholders to ensure operations align with evolving needs and expectations. While fiscal constraints remain, the progress made in FY2025–26 lays a strong foundation for more consistent and accountable maintenance practices in FY2026–27 and beyond.

Based on prior year’s expenses and the estimated costs for the services under contract, the Engineer recommends that the District maintain the same assessment for 2026- 2027 as calculated in Part D and noted below.

Proposed Assessments for the year 2026-2027:

Residential $2,660.34 per residential unit
(70 residential units: 70 x $2,660.34 = $186,223.80)
Non-Residential $1.24 per square foot of non-residential floor area (22,250 ft2 non-residential: 22,250 x $1.24 = $27,590
Marina $80,943.46 Lump Sum
$294,757 Calculated Revenue for the year 2026-2027
Of note, with the recent Planning Commission’s approval of Lot 2’s new development plan, which would allow for the construction of 14 residential units, Staff recommends updating the assessment structure during FY26-27. An updated assessment calculation structure would account for these new residential units in a way that acknowledges their smaller footprint, and corresponding lesser impact on the District than the standard residential unit, while striving to maintain the whole District’s funding needs to ensure both annual maintenance expenditures and long term capital reserves are sufficient.

Staff plan to explore this further and provide Council a recommendation over the course of the upcoming year so that a new assessment can be used for next year’s report.

The District collects assessments to cover three areas of funding: Capital Reserve Fund, Annual Maintenance needs and a Contingency. The 2026 status of these funds are discussed below.

Capital Reserve Fund: The Capital Reserve Fund needs to be collected annually for the District to have funds available to replace pavements, curb and gutter and other PART A

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The amount of the Capital Reserve currently stands at $956,754 and an additional $238,600 will be added next year.

Annual Maintenance: Current assessment revenues continue to cover expected maintenance costs along with small-scale work projects needed to keep the area in good working order and meet the needs of the local residents. Based on the level of maintenance expected by the residents, the Engineer recommends the District continue to assess properties in the District.

Unallocated / Contingency Funds: Currently the District is carrying $438,744 in unallocated funds. This unallocated balance allows for fluctuations in projected expenses compared with actuals, along with the continued build up of capital reserves.

Each year the District updates the unallocated funding balance based on actual revenues, minus actual expenses for the prior year, minus the funds set aside for capital reserves from the overall district fund balance. This balance had grown substantially in prior years with anticipation of accepting the full district responsibilities. It is being brought down to manageable levels with improved forecasting, routine maintenance operations, contracted upkeep, and the setting aside of funds for capital reserves. Staff continue to recommend allocating more funds into the Capital Reserve Fund and reducing the unallocated fund amount as shown in Part B.

It should be noted that future increases may need to be made to bring the assessment funding in line with the max assessments allowed in the District formation documents.

At that point, further increases would be only based on the index allowed for the District.

The District will be assuming all costs from the developer upon final acceptance. Since the District will be accepting infrastructure that is several years old, the Engineer recommends that any monies not used in District maintenance be allocated for future repairs of infrastructure under the Capital Reserve Fund.

Reconcile 2025-26 Assessment distributions for commercial properties: After the 2025- 26 Engineers Report was approved and filed, a discrepancy was found in the levying of assessments to the commercial properties Lots 2, 3, and 4 (Assessment Nos. 2, 3, and 4, APNs 016-070-14, -16, and -17). While the total commercial assessment is correct, the calculated assessment between the three commercial properties was off due to a carryover from corrections made to the prior year’s assessment calculations. The below chart shows the amount assessed last year, the amount that should have been assessed, and applies that difference to this year’s calculated amount:

Parcel no 25-26 Assessment Corrected Assessment Delta
Lot 2 $15,058.94 $21,168.62 $6,109.68
Lot 3 $21,726.56 $16,588.03 ($5,138.53)
Lot 4 $ 4,106.20 $ 3,135.05 ($ 971.15)
PART A

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Parcel no 26-27 Assessment Adjustment Update FY26-27
Lot 2 $21,168.62 $6,109.68 $27,278.30
Lot 3 $16,588.03 ($5,138.52) $11,449.49
Lot 4 $3,135.05 ($ 971.14) $2,163.91
These adjustments will bring all assessments for the commercial areas to parity over the past two years.

END OF PART A
PART B

ESTIMATE OF COSTS

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Estimated Fund Balance June 30, 2025 (per 2025-26 report) $1,239,635 Adjustment to match Estimated funds to Actual City Records $31,711 Actual Available Funds on July 1, 2025 $1,271,346
ASSESSMENT DISTRICT ACTIVITY 2025-2026:

Assessment District Revenues:

Assessment District Proceeds $294,757
Interest $34,722
Total District Revenues: $329,480
Assessment District Expenditures through March 31:

Janitorial Contract Services $17,808
Landscaping Contract Services $44,267
Utilities $31,839
Pit Toilet Pumping / Servicing $1,308
Capital Reserve Study $9,200
City Staff Time $14,644
Estimated Assessment District Expenditures April 1 - June 30:

Janitorial Contract Services $7,678
Landscaping Contract Services $15,043
City Staff Time $10,000
Utilities $20,000
Pit Toilet Pumping / Servicing $1,308
Landscaping Project Work $32,093
County Administrative Fees $140
Total District Expenditures: $205,328
Total Projected Available Funds on July 1, 2026 $1,395,498 PROJECTED ASSESSMENT DISTRICT ACTIVITY 2026-2027:

Assessment District Revenues:

Assessment District Proceeds $294,757
Interest $35,070
Total District Revenue: $329,827
Assessment District Expenditures:

Janitorial Contract Services $28,700
Landscaping Contract Services $64,000
Contingency Project Funding $50,000
PART B

ESTIMATE OF COSTS

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Capital Reserve Fund Balance on July 1, 2026 $956,754
Capital Reserve Fund Contribution FY 2026-2027 $238,600 Estimated Capital Reserve Fund Balance June 30, 2027 $1,195,354 Unallocated/Contingency Funds Balance on July 1, 2026 $438,744 Unallocated Fund Change for FY 2026-2027 -$221,037
Estimated Unallocated Funds Balance June 30, 2027 $217,707 Total Projected Available Funds on June 30, 2027: $1,413,061

END OF PART B
PART C

ASSESSMENT ROLL
(Please Refer to Part D – Method of Apportionment of Assessment for a Summary of Changes to Part C – Assessment Roll)

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Property descriptions are lot or parcel numbers as shown on the recorded final maps of Loch Lomond, recorded:

PART D

METHOD OF APPORTIONMENT OF ASSESSMENT

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https://cityofsanrafael.sharepoint.com/sites/CityCouncilMeetings/Shared Documents/General/__Agenda Item Approval Process/2026-06-15/PW - LOCH LOMOND MARINA – MELLO-ROOS DISTRICT NO. 2/2. Loch Lomond CFD #2 Annual Engineer's Report 2026-27.docx I. INTRODUCTION
A special tax authorized under the Mello-Roos Community Facilities Act of 1982, as amended (“Act”) shall be levied on each Parcel of land within Community Facilities District No. 2 of the City of San Rafael (“CFD No. 2”), and collected according to the Special Tax Liability determined by the City, the City of San Rafael)”City”), through the application of the following procedures. The Special Tax is being levied for the purpose of providing and guaranteeing long-term funding and maintenance of park and recreation improvements that are approved for public use, and an adjacent conservation area (seasonal wetland) as more particularly described in the Approval Resolution, as well as appurtenant roadways, sidewalk and landscaping areas.

All of the property within CFD No. 2, unless otherwise exempted by law or the express provisions of the rate and method of apportionment expressed below, shall be taxed to the extent and in the manner provided below.

It is intended that all special taxes applicable to Parcels be collected in the same manner and at the same time as ordinary ad valorem property taxes, and that special taxes so levied will be subject to the same penalties and procedures, sale and lien priority in case of delinquency as is provided for ad valorem taxes.

II. DEFINITIONS
Act means the Mello-Roos Community Facilities Act of 1982, as amended, Sections 53311 et seq. of the California Government Code.

Approval Resolution means Resolution No. 12332, adopted on August 6, 2007 by the City Council of the City of San Rafael.

Area of Use means the area falling within a single tax category of a Parcel devoted to multiple uses.

Base Year means the Fiscal Year commencing July 1, 2011.

BMR Unit means a Dwelling Unit that is classified as “low or moderate income housing” pursuant to that certain agreement among San Rafael Marina, LLC, the City of San Rafael, and the Housing Authority of the County of Marin, dated July 1, 2088 and recorded as document 2008-0038363 in the Official Records of the County of Marin on August 14, 2008.

Building Floor Area means a measurement of the area contained within the perimeter of each non-residential structure on a given Parcel, which can be or has been developed on that Parcel based on a building permit. If a building permit is not available, the amount shall be based on the Master Use Permit, or other planning approval. This figure shall be determined in accordance with the standard practice of PART D

METHOD OF APPORTIONMENT OF ASSESSMENT

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CFD No. 2 means the Community Facilities District No. 2 of the City of San Rafael.

City means the City of San Rafael.

Dwelling Unit means each separate building, or housing unit within a common building, used to provide living accommodations which are intended, design, or legally required to be occupied by a single family unit. For Parcels which have not yet been subdivided into the number of lots shown on the Tentative Map, the number of Dwelling Units shall be the number of lots shown on the Tentative Map within the limits of that Parcel. BMR Units do not count as Dwelling Units. For Parcels with mixed uses, the number of Dwelling Units shall be the number of residential units allowed under the Master Use Permit, not counting any BMR Units.

Fiscal Year means the period starting on July 1, and ending the following June

30. Master Use Permit means that certain Master Use Permit as approved by the City Council of the City of San Rafael by means of Resolution No. 12332, adopted on August 6, 2007.

Maximum Special Tax means the greatest amount of Special Tax that can be levied against a Parcel in any Fiscal Year. The Maximum Special Tax for each Category of Taxable Property is established in Section III.

Parcel means any County Assessor’s Parcel or that portion thereof that is within the boundaries of CFD No. 2 based on the equalized tax rolls of the County as of March 1 of each Fiscal Year. Parcels referred to by a specific number indicate the parcels shown on the Tentative Map.

Service Annual Cost(s) means for each Fiscal Year, the total of 1) the estimated cost of providing and guaranteeing long-term funding and maintenance of park and recreation improvements that are approved for public use and an adjacent conservation area (seasonal wetland) as more particularly described in Vesting Tentative Map Condition No. 45 in the Approval Resolution (the “Improvements”); 2) the estimate costs of providing additional landscaping and maintenance costs; and 3) any amounts needed to cure actual or estimated delinquencies in Special Taxes for the current or previous Fiscal Year.

Special Tax Escalation Factor means the annual percentage increase in the Consumer Price Index for the San Francisco-Oakland-San Jose area as published in “Consumer Price Indexes – Pacific Cities and U.S. City Average” from the U.S.

Department of Labor, Bureau of Labor Statistics or, in the event such index ceases to be published, by a comparable index designated by the City Council.

PART D

METHOD OF APPORTIONMENT OF ASSESSMENT

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Taxable Property means Parcels that are not in public ownership, but excludes privately-held Parcels used solely for vehicular and pedestrian access, utilities, or as common areas. Such areas include Parcels A through W, inclusive, as shown on the Tentative Map. However, Taxable Properties that are acquired by a public agency after the CFD is formed or subsequent Final Subdivision Maps are recorded will remain subject to the applicable Special Tax.

Tentative Map means that certain tentative map as approved by the City Council of the City of San Rafael by means of Resolution 12332, adopted on August 6, 2007.

III. CATEGORIES OF SPECIAL TAX AND DESIGNATION OF MAXIMUM SPECIAL TAX
A. RESIDENTIAL CATEGORY: The Residential Category includes each Parcel of developed Taxable Property within CFD No. 2 that is zoned or permitted to be used for residential purposes. This consists of Parcels 2 through 76, inclusive, as well as the second floor residential use permitted on Parcel 78, all as shown on the Tentative Map. The Maximum Special Tax that may be levied annually on Taxable Property within the Residential Category during the Base Year is $2,439.22 per Dwelling Unit.

B. MARINA CATEGORY: The Marina includes that Parcel of Taxable Property within CFD No. 2 that is designated as Parcels 80 and 82 on the Tentative Map. The Maximum Special Tax that may be levied annually on Taxable Property within the Marina Category during the Base Year is $74,216.22. In the event that Parcel 80 is subdivided, the Maximum Special Tax shall be allocated to the subdivided Parcels in proportion to the number of marina slips contained in each subdivided Parcel within the Marina Category. In the event that Parcel 82 is subdivided from the other property within the Marina Category, it shall be taxed on the same rate and basis (per square foot) as property within the Non-Residential Category and the Maximum Special Tax for the remainder of the Marina Category shall be the amount calculated above, less the tax for Parcel 82.

PART D

METHOD OF APPORTIONMENT OF ASSESSMENT

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https://cityofsanrafael.sharepoint.com/sites/CityCouncilMeetings/Shared Documents/General/__Agenda Item Approval Process/2026-06-15/PW - LOCH LOMOND MARINA – MELLO-ROOS DISTRICT NO. 2/2. Loch Lomond CFD #2 Annual Engineer's Report 2026-27.docx C. NON-RESIDENTIAL CATEGORY: The Non-Residential Category includes each Parcel of developed Taxable Property within CFD No. 2 which has been zoned or is permitted to be used for non-residential uses (including office, retail, industrial, and other commercial uses) but not property within the Marina Category. These Parcels consist of Parcels 79, and 81 shown on the Tentative Map, as well as portions of Lot 78 devoted to Non-Residential Uses. The Maximum Special Tax that may be levied annually on Taxable Property inti nth Non-Residential Category during the Base Year is $1.15 per square foot of Building Floor Area.

D. MIXED USE CATEGORY: Parcels within CFD No. 2 which are zoned or permitted to be used for uses which fall in more than one of the above Categories shall be taxed for each category of use. The calculation of the Maximum Special Tax shall be performed separately for each Area of Use. For example, the Special Tax Liability for a Parcel featuring two Dwelling Units and 10,000 square feet of Non-Residential Use shall be the sum of the Special Tax for the two Dwelling Units at the rate applied to all Dwelling Units in the CFD and for the Non-Residential tax rate per square foot times 10,000. The Maximum Special Tax for Parcels in the Mixed Use Category shall be calculated accordingly.

E. ADJUSTMENTS TO MAXIMUM SPECIAL TAX: The Maximum Special Tax for all Categories shall increase each Fiscal Year as determined annually by the City Council by the Consumer Price Index for the San Francisco-OaklandSan Jose area, All Urban Consumers/All Items, as published by the U.S> Department of Labor, Bureau of Labor Statistics, or, in the event such index ceases to be published, by a comparable index designated by the City Council.

IV. SETTING THE ANNUAL SPECIAL TAX LIABILITY FOR TAXABLE

PROPERTIES
On or about July 1 of each year, but in an event in sufficient time to include the levy of the special taxes on the County’s secured tax roll, the City shall determine the Category or Categories representing each Parcel of land within CFD No. 2. Parcels subject to levy and their respective Tax Category shall be determined based upon the records of the County Assessor as of the March 1 preceding such July.

For each Fiscal Year, the City shall determine the Special Tax Liability for each Parcel for the Fiscal Year. The City shall make available for review by the general public information regarding the Category to which each Parcel is assigned and the information used to calculate the Special Tax Liability for each Parcel.

Attachment 1 shows the Base Year Maximum Special Tax rates. Each Fiscal Year following the Base Year, the Maximum Special Tax rate shall be increased in accordance with the Special Tax Escalation Factor.

PART D

METHOD OF APPORTIONMENT OF ASSESSMENT

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The City shall calculate the Special Tax Liability for each Taxable Property for each fiscal year as follows:

A. STEP ONE: Determine if the Improvements have been inspected and accepted by the City. If not, the Special Tax Liability shall be zero for that fiscal year.

B. STEP TWO: The District formation documents allow an annual increase of up to 3% or the Consumer Price Index for the San
Francisco/Oakland/Hayward region, whichever is greater. The CPI as of February 2026 is 363.21. The base year index (2010) is 227.27. This allows a 59.81% increase since the District’s formation. The maximum assessments would be as follows:

Residential $3,898.22 per residential unit
Non-Residential $1.84 per square foot of non-residential floor area
Marina $118,608.14Lump Sum
C. Since the District (and the City) have not accepted all the improvements for the CFD to maintain, not all available funding is required at this time. The Engineer recommends recategorizing excess contingency funds as Capital Reserves funds in anticipation of accepting the improvements. Using the capital reserve study conducted in FY25-26 as a guide, the District recommends no increase in the assessment this year, yielding the following assessments for 2026-2027:

Residential $2,660.34 per residential unit
Non-Residential $1.24 per square foot of non-residential area Marina $80,943.46 Lump Sum
Setting the amount in 2026-2027 does not preclude future increases in future years to the maximum allowable assessment based on the CPI.

D. STEP THREE: Calculate the Special Tax Liability for each Parcel of Taxable Property by the following steps:

Step 1: Compute the potential Maximum Special Tax revenue for all Parcels in the CFD by summing the Maximum Special Tax assigned to each Parcel for that Fiscal Year.

PART D

METHOD OF APPORTIONMENT OF ASSESSMENT

Page 18 ends

Step 3: If the Service Annual Costs are less than the Maximum Special Tax revenue from Step 1, decrease proportionately the Maximum Special Tax amount for each Parcel until the total Special Tax revenue equals the Service Annual Cost. These amounts will be that year’s Special Tax Liability for each Parcel.

Step 4: If the Service Annual Costs are great than or equal to the potential Maximum, Special Tax revenue calculated in Step 1, the amount of the Special Tax Liability for each Taxable Property shall be the Maximum Special Tax assigned to each Parcel in II above.

E. STEP FOUR: After the Special Tax Liability for each Parcel has been calculated, consult Section V of this Rate and Method in order to prepare the Tax Collection Schedule.

V. PREPARATION OF TAX COLLECTION SCHEDULE
Prepare the Tax Collection Schedule listing the Special Tax Liability for each Parcel of Taxable Property and send it to the County Auditor, requesting that it be placed on the general, secured property tax roll for the Fiscal Year. The Tax Collection Schedule shall not be sent later than the date required by the Auditor for such inclusion.

The City shall make every effort to correctly calculate the Special Tax Liability for each Parcel. It shall be the burden of the taxpayer to correct any errors in the determination of the Parcels subject to the tax and the Special Tax Liability assigned to them. The City will maintain a file available for public inspection of each current County Assessor’s Parcel Number within the CFD, its Maximum Special Tax, and the Maximum Special Tax for all Parcels within the CFD.

PART E

LIST OF PROPERTY OWNERS

Page 19 ends

ASSESSMENT DIAGRAM

Page 20 ends

SPECIAL

ASSESSMENT
NUMBER

AMOUNT OF

ASSESSMENT

PROPERTY

DESCRIPTION

ASSESSOR'S PARCEL
NUMBER
2 $27,278.30 Lot 2 016-070-14
3 $11,449.49 Lot 3 016-070-16
4 $2,163.91 Lot 4 016-070-17
5 $80,943.46 Lot 5 016-070-09
A $0.00 Lot A 016-070-12
B $0.00 Lot B 016-070-10
C $0.00 Lot C 016-070-13
D $0.00 Lot D 016-070-19
E $0.00 Lot E 016-070-15
F $0.00 Lot F 016-070-18
G $0.00 Lot G 016-070-21
H $0.00 Lot H 016-070-22
I $0.00 Lot I 016-070-20
1-1 $0.00 1 016-341-01
2-1 $2,660.34 2 016-341-02
3-1 $0.00 3 016-341-03
4-1 $2,660.34 4 016-341-04
5-1 $2,660.34 5 016-341-05
6-1 $2,660.34 6 016-341-06
7-1 $2,660.34 7 016-341-07
8-1 $2,660.34 8 016-341-08
9-1 $2,660.34 9 016-341-09
10-1 $2,660.34 10 016-341-10
11-1 $2,660.34 11 016-341-11
12-1 $2,660.34 12 016-341-12
13-1 $2,660.34 13 016-341-13
14-1 $2,660.34 14 016-341-14
15-1 $2,660.34 15 016-341-15
16-1 $2,660.34 16 016-341-16
17-1 $2,660.34 17 016-341-17
18-1 $2,660.34 18 016-341-18
19-1 $2,660.34 19 016-341-19
20-1 $2,660.34 20 016-341-20
21-1 $2,660.34 21 016-341-21
22-1 $2,660.34 22 016-341-22
23-1 $2,660.34 23 016-341-23
24-1 $2,660.34 24 016-341-24
PART C

ASSESSMENT ROLL

SPECIAL

ASSESSMENT
NUMBER

AMOUNT OF

ASSESSMENT

PROPERTY

DESCRIPTION

ASSESSOR'S PARCEL
NUMBER
25-1 $2,660.34 25 016-341-25
26-1 $2,660.34 26 016-341-26
27-1 $2,660.34 27 016-341-27
28-1 $2,660.34 28 016-341-28
29-1 $2,660.34 29 016-341-29
30-1 $2,660.34 30 016-341-30
31-1 $2,660.34 31 016-341-31
32-1 $2,660.34 32 016-341-32
33-1 $2,660.34 33 016-341-33
34-1 $2,660.34 34 016-341-34
35-1 $2,660.34 35 016-341-35
36-1 $0.00 36 016-341-36
37-1 $2,660.34 37 016-341-37
38-1 $0.00 38 016-341-38
39-1 $2,660.34 39 016-341-39
40-1 $2,660.34 40 016-341-40
41-1 $0.00 41 016-341-41
42-1 $2,660.34 42 016-341-42
43-1 $0.00 43 016-341-43
44-1 $2,660.34 44 016-341-44
45-1 $2,660.34 45 016-341-45
46-1 $0.00 46 016-341-46
47-1 $2,660.34 47 016-341-47
48-1 $0.00 48 016-341-48
49-1 $2,660.34 49 016-341-49
50-1 $2,660.34 50 016-341-50
51-1 $0.00 51 016-341-51
52-1 $2,660.34 52 016-341-52
53-1 $2,660.34 53 016-341-53
54-1 $2,660.34 54 016-341-54
55-1 $2,660.34 55 016-341-55
56-1 $2,660.34 56 016-341-56
57-1 $0.00 57 016-341-57
58-1 $2,660.34 58 016-341-58
59-1 $2,660.34 59 016-341-59
60-1 $0.00 60 016-341-60
61-1 $2,660.34 61 016-341-61
62-1 $2,660.34 62 016-341-62
63-1 $2,660.34 63 016-341-63

SPECIAL

ASSESSMENT
NUMBER

AMOUNT OF

ASSESSMENT

PROPERTY

DESCRIPTION

ASSESSOR'S PARCEL
NUMBER
64-1 $2,660.34 64 016-341-64
65-1 $2,660.34 65 016-341-65
66-1 $2,660.34 66 016-341-66
67-1 $2,660.34 67 016-341-67
68-1 $2,660.34 68 016-341-68
69-1 $2,660.34 69 016-341-69
70-1 $2,660.34 70 016-341-70
71-1 $2,660.34 71 016-341-71
72-1 $2,660.34 72 016-341-72
73-1 $2,660.34 73 016-341-73
74-1 $2,660.34 74 016-341-74
75-1 $2,660.34 75 016-341-75
76-1 $2,660.34 76 016-341-76
K $0.00 K 016-341-77
L $0.00 L 016-341-78
M $0.00 M 016-341-79
D $0.00 D 016-341-80
N $0.00 N 016-341-81
E $0.00 E 016-341-82
O $0.00 O 016-341-83
F $0.00 F 016-341-84
P $0.00 P 016-341-85
H $0.00 H 016-341-86
A $0.00 A 016-341-87
I $0.00 I 016-341-88
B $0.00 B 016-341-89
J $0.00 J 016-341-90
C $0.00 C 016-341-91
G $0.00 G 016-341-92
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3 016-070-16
4 016-070-17
5 016-070-09
Part E
List of Property Owners

ASSESSMENT
NUMBER

ASSESSOR'S PARCEL

NUMBER NAME AND ADDRESS
2 016-070-14
D 016-070-19
E 016-070-15
F 016-070-18
A 016-070-12
B 016-070-10
C 016-070-13
1-1 016-341-01
G 016-070-21
H 016-070-22
I 016-070-20

ASSESSMENT
NUMBER

ASSESSOR'S PARCEL

NUMBER NAME AND ADDRESS
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1-1 016-341-01
2-1 016-341-02
3-1 016-341-03
7-1 016-341-07
8-1 016-341-08
9-1 016-341-09
4-1 016-341-04
5-1 016-341-05
6-1 016-341-06
13-1 016-341-13
14-1 016-341-14
15-1 016-341-15
10-1 016-341-10
11-1 016-341-11
12-1 016-341-12

ASSESSMENT
NUMBER

ASSESSOR'S PARCEL

NUMBER NAME AND ADDRESS
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15-1 016-341-15
19-1 016-341-19
20-1 016-341-20
21-1 016-341-21
16-1 016-341-16
17-1 016-341-17
18-1 016-341-18
25-1 016-341-25
26-1 016-341-26
27-1 016-341-27
22-1 016-341-22
23-1 016-341-23
24-1 016-341-24
28-1 016-341-28
29-1 016-341-29

ASSESSMENT
NUMBER

ASSESSOR'S PARCEL

NUMBER NAME AND ADDRESS
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31-1 016-341-31
32-1 016-341-32
33-1 016-341-33
29-1 016-341-29
30-1 016-341-30
37-1 016-341-37
38-1 016-341-38
39-1 016-341-39
34-1 016-341-34
35-1 016-341-35
36-1 016-341-36
43-1 016-341-43
40-1 016-341-40
41-1 016-341-41
42-1 016-341-42

ASSESSMENT
NUMBER

ASSESSOR'S PARCEL

NUMBER NAME AND ADDRESS
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43-1 016-341-43
44-1 016-341-44
45-1 016-341-45
49-1 016-341-49
50-1 016-341-50
51-1 016-341-51
46-1 016-341-46
47-1 016-341-47
48-1 016-341-48
55-1 016-341-55
56-1 016-341-56
57-1 016-341-57
52-1 016-341-52
53-1 016-341-53
54-1 016-341-54

ASSESSMENT
NUMBER

ASSESSOR'S PARCEL

NUMBER NAME AND ADDRESS
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57-1 016-341-57
61-1 016-341-61
62-1 016-341-62
63-1 016-341-63
58-1 016-341-58
59-1 016-341-59
60-1 016-341-60
67-1 016-341-67
68-1 016-341-68
69-1 016-341-69
64-1 016-341-64
65-1 016-341-65
66-1 016-341-66
70-1 016-341-70
71-1 016-341-71

ASSESSMENT
NUMBER

ASSESSOR'S PARCEL

NUMBER NAME AND ADDRESS
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73-1 016-341-73
74-1 016-341-74
75-1 016-341-75
71-1 016-341-71
72-1 016-341-72
M 016-341-79
D 016-341-80
N 016-341-81
76-1 016-341-76
K 016-341-77
L 016-341-78
P 016-341-85
E 016-341-82
O 016-341-83
F 016-341-84

ASSESSMENT
NUMBER

ASSESSOR'S PARCEL

NUMBER NAME AND ADDRESS
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P 016-341-85
H 016-341-86
A 016-341-87
C 016-341-91
G 016-341-92
I 016-341-88
B 016-341-89
J 016-341-90
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1 ~, ,' 6. R = 24.50 L m26.27
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6. N 33° 35' 59" W 38.00

7. N 56° 24' 01 • E 3.43 - 8. R = 22.50 L = 10.08

9. N 60° 59' 16° E 7.57
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1. N28°33'03W 63.11 1. N71"57'27"E 12.24

2. R • 50.50 L .. 22.22 2. N31°13'36"E 31.45

3. R • 2.50 L m 3.11 3. R ,. 65.00 L • 25.16

4. N74°30'39W 27.35 4. N61°27'01"E 59.48

5. R = 29.50 L = 12.74 5. N71"57'27"E 1234

6. R = 20.50 L = 18.31 6. N18"02'33"W 28.00

7. N48"05'02W 1.76 7. N71 °57'27"E 25.00

8. R = 10.50 L = 4.48 8. N18"02'3Y W 69.52

9. N21"40'35'W 6.18 9. N71°57'27"E 76. 76

10. R "' 65.00 L • 59.61 10. N18"02'33"W 62. 14
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1. R = 24.50 L • 38.48

2. N 56" 24' 01" E 10.43

3. R .. 24.50 L = 38 .. 48

4. N 33• 35' 59" W 16.00

5. R = 970.00 L = 53.42

6. R = 22.50 L = 39.50
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N 83" 43' 34" W
252.92
N 12' 04' 14" W
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36.61 APN 01&-07(>.13

1. R • 50.0 L "' 33.69

2. R • 251.50 L • 48.86

3. R • 20.0 L • 7.69

4. R ,. 40.0 L ., 20.65

5. N 44° 48' 38" W 4-0.50

6. R • 150.0 L • 56.72

7. N 23" 08' 44" W 63.32

8. R = 20.0 L = 6.52

9. R=40.0 L = 12.51
SEC.36 TWP 2 N.,R6W
/" N28' 36'43"W
3-4-67
81121'2015 MEM

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San Rafael City CouncilJune 15, 2026

San Rafael City Council
June 15, 2026