Agenda packet — West Sacramento City Council, November 19, 2025 (part 2 of 3)

the Public Park Preservation Act of 1971. Additional details regarding the larger parcel and acquisition area can be found in the attached report.

The appraisal conforms to the Uniform Standards of Professional Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, applicable state appraisal regulations, and The Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970.

To report the assignment results, we use the Appraisal Report option of Standards Rule 2- 2(a) of USPAP. As USPAP gives appraisers the flexibility to vary the level of information in an Appraisal Report depending on the intended use and intended users of the appraisal, we adhere to the Integra Realty Resources internal standards for an Appraisal Report – Standard Format. This format summarizes the information analyzed, the appraisal methods employed, and the reasoning that supports the analyses, opinions, and conclusions.

Based on the valuation analysis in the accompanying report, and subject to the definitions, assumptions, and limiting conditions expressed in the report, our opinion of value is as follows:

Value Conclusion
Value Type Interest Appraised Date of Value Value Conclusion Market Value Fee Simple August 25, 2025 $1
Extraordinary Assumptions and Hypothetical Conditions
None

1. As of the effective date of value, the City of West Sacramento is considering the described acquisition for a park land acquisition project (the "Project"). The fair market value of the part acquired ("before" value) is premised on the basis of the subject property's condition without regard to the proposed acquisition and under the presumption that the Project does not exist.

2. In order to consider potential severance damages and benefits, the "after" value (value of the remainder) is based on the hypothetical condition that the Project has been completed.

3. The City and school district have a joint use agreement which covers use and improvement of the park area, among other properties. In conformance with the definition of Market Value (“open competitive market”), the appraisal is based upon a hypothetical condition that the property is not part of the joint use agreement, and that the school district would have the ability to sell the land to an entity other than the City.

The use of any extraordinary assumption or hypothetical condition may have affected the assignment results.

The value conclusions are based on the following hypothetical conditions. A hypothetical condition is a condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results, but is used for the purpose of analysis.

Page 3 ends

If you have any questions or comments, please contact the undersigned. Thank you for the opportunity to be of service.

Respectfully submitted,

INTEGRA REALTY RESOURCES - SACRAMENTO
Noah Kauffman, MAI, R/W-AC
Certified General Real Estate Appraiser
California Certificate # 3004618
Telephone: 916.773.3258
Email: [email protected]
Kevin Ziegenmeyer, MAI
Certified General Real Estate Appraiser
California Certificate # AG013567
Telephone: 916.435.3883, ext. 224
Email: [email protected]
189
Table of Contents
Bryte Park Land Acquisition (Existing Roadway)
Executive Summary 1
Identification of the Appraisal Problem 2
Identification of Subject 2
Sale History 2
Purpose of the Appraisal 2
Definition of Fair Market Value 2
Definition of Property Rights Appraised 3
Client and Intended User(s) 3
Intended Use 3
Applicable Requirements 3
Report Format 3
Prior Services 4
Scope of Work 4
Economic Analysis 6
Area Analysis – Sacramento MSA 6
Surrounding Area Analysis 15
Residential Market Analysis 19
Property Analysis 24
Larger Parcel Determination 24
Land Description and Analysis 25
Project Description 28
Acquisition 28
Real Estate Taxes 33
Highest and Best Use 34
Valuation 36
Valuation Methodology 36
Sales Comparison Approach 37
Adjustment Factors 40
Land Value Conclusion 43
Summation 45
Acquisition 45
Remainder 45
Conclusion of Fair Market Value 47
Exposure Time 48
Marketing Time 48
Certification 49
Assumptions and Limiting Conditions 51
Addenda
A. Appraiser Qualifications
B. Definitions
C. Comparable Data
D. Preliminary Title Report
E. Appraisal Exhibits
F. Legal & Plat
G. Appraisal Summary
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Executive Summary 1
Executive Summary
Project Name
Address
Property Type
Owner of Record
Tax ID
Land Area (Larger Parcel) 44.70 acres; 1,947,132 SF
Acquisition Area (in fee) 4.076 acres; 177,551 SF
Zoning Designation
Highest Economic Use
Effective Date of the Appraisal August 25, 2025
Date of the Report November 12, 2025
Property Interest Appraised
Fair Market Value Conclusion $1
Washington Unified School District of Yolo County
014-580-002
Bryte Park Land Acquisition (Existing Roadway)
Todhunter Ave.

West Sacramento, Yolo County, California 95605
Land - Park and School Site
The values reported above are subject to the definitions, assumptions, and limiting conditions set forth in the accompanying report of which this summary is a part. No party other than CMD West and City of West Sacramento may use or rely on the information, opinions, and conclusions contained in the report. It is assumed that the users of the report have read the entire report, including all of the definitions, assumptions, and limiting conditions contained therein.

RP / PQP, Recreation and Parks / Public/Quasi Public
Single-family residential development
Fee Simple
Extraordinary Assumptions and Hypothetical Conditions
None

2. In order to consider potential severance damages and benefits, the "after" value (value of the remainder) is based on the hypothetical condition that the Project has been completed.

The use of any extraordinary assumption or hypothetical condition may have affected the assignment results.

The value conclusions are subject to the following extraordinary assumptions. An extraordinary assumption is an assignment-specific assumption as of the effective date regarding uncertain information used in an analysis which, if found to be false, could alter the appraiser’s opinions or conclusions. 191
Identification of the Appraisal Problem 2
Identification of the Appraisal Problem
Identification of Subject
We have analyzed market data for the purpose of estimating the fair market value of a 4.076-acre acquisition area (fee simple). The acquisition area is a portion of existing public roadway. The City of West Sacramento plans to acquire the acreage as part of a park land acquisition project (herein referred to as “The Project”). The acquisition affects Assessor’s parcel number 014-580-002, which is comprised of 1,947,132 square feet (44.70 acres) and is currently used as a public park and school site.

The subject property is used as an existing park and school site, is zoned for public use, but is owned by the Washington Unified School District. The typical measure of market value for similar scenarios (school and park sites) is not the highest and best use under the existing zoning but an alternative non-public economic highest and best use. As a condition of the assignment the value concluded for the land herein assumes the land would be available for an alternative non-public economic highest and best use, which is development of single-family detached homes at a similar density to nearby development. This also conforms with the Public Park Preservation Act of 1971.

A legal description of the Larger Parcel is included within the Preliminary Title Report which can be found in the addenda of this report.

Property Identification
Address Todhunter Ave.

West Sacramento, California 95605
Tax ID 014-580-002
Owner of Record Washington Unified School District of Yolo County Sale History
To the best of our knowledge, no sale or transfer of ownership has occurred within the past five years.

As of the effective date of this appraisal, the property is not subject to an agreement of sale or option to buy, nor is it listed for sale.

Purpose of the Appraisal
The purpose of this appraisal is to determine the fair market value of the proposed acquisition as of the effective date of the appraisal, August 25, 2025. The date of the report is November 12, 2025. The appraisal is valid only as of the stated effective date.

Definition of Fair Market Value
The fair market value is a measure of just compensation, which is defined for the purposes of eminent domain in Section 1263.320 of the Code of Civil Procedure. Fair market value is defined as follows:
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Identification of the Appraisal Problem 3
 The fair market value of the property taken is the highest price on the date of valuation that would be agreed to by a seller, being willing to sell but under no particular or urgent necessity for so doing, nor obliged to sell, and a buyer, being ready, willing, and able to buy but under no particular necessity for so doing, each dealing with the other with the full knowledge of all of the uses and purposes for which the property is reasonably adaptable and available.  The fair market value of the property taken for which there is no relevant, comparable market is its value on the date of valuation as determined by any method of valuation that is just and equitable.
(Source: California Code of Civil Procedure, Title 7, Sec. 1263.320.) Definition of Property Rights Appraised
Fee simple estate is defined as, “Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat.”
(Source: Appraisal Institute, The Dictionary of Real Estate Appraisal, 7th ed. Chicago: Appraisal Institute, 2022)
Client and Intended User(s)
The client is CMD West. The intended users are CMD West and City of West Sacramento. No other party or parties may use or rely on the information, opinions, and conclusions contained in this report.

Intended Use
The intended use of the appraisal is for acquisition purposes. The appraisal is not intended for any other use.

Applicable Requirements
This appraisal conforms to the requirements of the following:
 Uniform Standards of Professional Appraisal Practice (USPAP);  Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute;
 The Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970;  Applicable state appraisal regulations;
 Eminent domain law in the State of California.

Report Format
Standards Rule 2-2 (Content of a Real Property Appraisal Report) contained in the Uniform Standards of Professional Appraisal Practice (USPAP) requires each written real property appraisal report to be prepared as either an Appraisal Report or a Restricted Appraisal Report. This report is prepared as an 193
Identification of the Appraisal Problem 4
Appraisal Report as defined by USPAP under Standards Rule 2-2(a), and incorporates practical explanation of the data, reasoning, and analysis used to develop the opinion of value.

Prior Services
USPAP requires appraisers to disclose to the client any other services they have provided in connection with the subject property in the prior three years, including valuation, consulting, property management, brokerage, or any other services. We have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding the agreement to perform this assignment.

Scope of Work
To determine the appropriate scope of work for the assignment, we considered the intended use of the appraisal, the needs of the user, the complexity of the property, and other pertinent factors. Our concluded scope of work is described below.

The physical description of the property is based upon our site inspection of August 25, 2025. Several legal and physical aspects of the subject property were researched and documented. Sales history information was obtained from public records. Zoning and entitlement information was collected from City of West Sacramento Planning Department. The subject’s earthquake zone and flood zone were obtained from the respective agencies, and property tax information was obtained from the Yolo County Tax Collector’s Office.

Data relating to the subject’s neighborhood and surrounding market area were analyzed and documented. This information was obtained through personal inspections of portions of the neighborhood and market area; newspaper articles; real estate conferences; and interviews with various market participants, including property owners, property managers, land brokers, developers, and local government agencies.

The subject property is used as an existing park by the City, is zoned for public use, but is owned by the Washington Unified School District. The typical measure of market value for similar scenarios (school and park sites) is not the highest and best use under the existing zoning but an alternative non-public economic highest and best use. As a condition of the assignment the value concluded for the land herein assumes the land would be available for an alternative non-public economic highest and best use, which is development of single-family detached homes at a similar density to nearby development. This also conforms with the Public Park Preservation Act of 1971.

Valuation Methodology
Appraisers usually consider the use of three approaches to value when developing a market value opinion for real property. These are the cost approach, sales comparison approach, and income capitalization approach. Use of the approaches in valuing the larger parcel are summarized as follows:
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Identification of the Appraisal Problem 5
Approaches to Value
Approach Applicability to Subject Use in Assignment
Cost Approach Not Applicable Not Utilized
Sales Comparison Approach Applicable Utilized
Income Capitalization Approach Not Applicable Not Utilized The cost approach is not applicable because there are no building improvements within the acquisition area and the income approach is not applicable because the subject’s land is not likely to generate rental income commensurate with its value in its current state.

In determining the fair market value of the partial acquisition, we used the summation method.

Therefore, the valuation of the subject property (“before" value) as well as the part acquired is premised on the basis of the subject property's condition without regard to the proposed acquisition and under the presumption that the Project does not exist. The "after" value of the remainder presumes that the Project has been completed.

The City and school district have entered into a joint use agreement reportedly under the context that the school district would ultimately be paid market value for the land, which is assumed to be accurate.

Inspection
Details regarding the property inspection conducted as part of this appraisal assignment are summarized as follows:

Property Inspection
Party Inspection Type Inspection Date
Noah Kauffman, MAI, R/W-AC On-site August 25, 2025
Kevin Ziegenmeyer, MAI None N/A
The property owner was provided the opportunity to meet at the property for the inspection and a representative was present for the inspection.
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Area Analysis – Sacramento MSA 6
Bryte Park Land Acquisition (Existing Roadway)
Economic Analysis
Area Analysis – Sacramento MSA
The subject is located in the Sacramento-Roseville-Folsom, CA Metropolitan Statistical Area, hereinafter called the Sacramento MSA, as defined by the U.S. Office of Management and Budget. The Sacramento MSA is 5,094 square miles in size and is the 27th most populous metropolitan area in the nation. The Sacramento MSA is comprised of four counties – El Dorado, Placer, Sacramento and Yolo – and spans from the Sacramento River Delta in the west to the Sierra Nevada mountain range in the east. It represents portions of two key regions in California – the Central Valley and the Sierra Nevada mountains. The region’s largest city, Sacramento, is the state capital and the seat of government for Sacramento County. Sacramento is located approximately 385 miles north of Los Angeles, 500 miles south of Oregon, 85 miles northeast of San Francisco, 105 miles west of South Lake Tahoe, and 135 miles southwest of Reno, Nevada.

The Sacramento MSA represents a key governmental and economic hub in Northern California. As the state capital, the region benefits from a stable employment base driven by public sector, healthcare, education, and a growing advanced manufacturing and technology presence. Notably, substantial investments in semiconductor manufacturing, such as Bosch's $1.9 billion project in Roseville, underscore Sacramento's growing prominence in high-tech industries. The healthcare sector continues to be a significant employment driver, with expansions in outpatient services and ongoing demand for skilled professionals. However, the MSA is experiencing overall moderating economic growth, with unemployment rising, reflecting a cooling labor market. Residential affordability remains a concern, with significant increases in median home prices and mortgage costs since 2020. In the commercial real estate sector, fundamentals have softened, particularly in the office market, where vacancy rates have climbed upwards of 11%, the highest level in nearly a decade. Nonetheless, the industrial and multifamily sectors remain relatively stable, supported by sustained demand and limited new supply. Despite the broader economic and longer-term concerns, the Sacramento MSA is expected to maintain gradual growth, supported by infrastructure investment, population inflows from more expensive coastal metros, and ongoing economic diversification.

Population
The Sacramento MSA has an estimated 2025 population of 2,413,840, which represents an average annual 0.1% increase over the 2020 census of 2,397,382. The Sacramento MSA added an average of 3,292 residents per year over the 2020-2025 period, and its growth in population contrasts with the State of California which had a 0.3% average annual decrease in population over this time.

Looking forward, the Sacramento MSA's population is projected to increase at a 0.1% annual rate from 2025-2030, equivalent to the addition of an average of 3,379 residents per year. The Sacramento MSA's growth contrasts with California, which is projected to decline at a 0.1% rate. 196
Area Analysis – Sacramento MSA 7
Bryte Park Land Acquisition (Existing Roadway)
Employment
Total employment in the Sacramento MSA was estimated at 1,102,700 jobs at year-end 2024.

Between year-end 2014 and 2024, employment rose by 199,100 jobs, equivalent to a 22.0% increase over the entire period. There were gains in employment in nine out of the past ten years. The Sacramento MSA's rate of employment growth over the last decade surpassed that of California, which experienced an increase in employment of 14.1% or 2,247,500 jobs over this period.

A comparison of unemployment rates is another way of gauging an area’s economic health. Over the past decade, the Sacramento MSA unemployment rate has been consistently lower than that of California, with an average unemployment rate of 5.3% in comparison to a 5.8% rate for California. 197
Area Analysis – Sacramento MSA 8
Bryte Park Land Acquisition (Existing Roadway)
Recent data shows that the Sacramento MSA unemployment rate is 4.4% in comparison to a 5.0% rate for California, a positive sign that is consistent with the fact that the Sacramento MSA has outperformed California in the rate of job growth over the past two years.

Employment Sectors
The composition of the Sacramento MSA job market is depicted in the following chart, along with that of California. Total employment for both areas is broken down by major employment sector, and the sectors are ranked from largest to smallest based on the percentage of Sacramento MSA jobs in each category.

The Sacramento MSA has greater concentrations than California in the following employment sectors:

1. Government, representing 24.0% of the Sacramento MSA payroll employment compared to

14.9% for California as a whole. This sector includes employment in local, state, and federal government agencies.

Employment Sectors - 2024

24.0%

18.7%

15.8%

12.2%

10.1%

6.9%

4.2%

3.6%

3.5%

0.9%

14.9%

18.5%

17.6%

15.4%

11.0%

5.1%

4.4%

6.8%

3.3%

3.0%
0% 5% 10% 15% 20% 25% 30%
Government
Education and Health Services
Trade; Transportation; and Utilities
Professional and Business Services
Leisure and Hospitality
Mining & Construction
Financial Activities
Manufacturing
Other Services
Information
Sacramento MSA California
Source: U.S. Bureau of Labor Statistics and Moody's Analytics 198
Area Analysis – Sacramento MSA 9
Bryte Park Land Acquisition (Existing Roadway)

2. Education and Health Services, representing 18.7% of the Sacramento MSA payroll employment compared to 18.5% for California as a whole. This sector includes employment in public and private schools, colleges, hospitals, and social service agencies.

The Sacramento MSA is underrepresented in the following sectors:

1. Trade; Transportation; and Utilities, representing 15.8% of the Sacramento MSA payroll employment compared to 17.6% for California as a whole. This sector includes jobs in retail trade, wholesale trade, trucking, warehousing, and electric, gas, and water utilities.

2. Professional and Business Services, representing 12.2% of the Sacramento MSA payroll employment compared to 15.4% for California as a whole. This sector includes legal, accounting, and engineering firms, as well as management of holding companies.

Major Employers
Major employers in the Sacramento MSA are shown in the following table.

Gross Domestic Product
Gross Domestic Product (GDP) is a measure of economic activity based on the total value of goods and services produced in a defined geographic area, and annual changes in Gross Domestic Product (GDP) are a gauge of economic growth.

Economic growth, as measured by annual changes in GDP, has been somewhat lower in the Sacramento MSA than California overall during the past decade. The Sacramento MSA has grown at a

2.8% average annual rate while the State of California has grown at a 3.3% rate. However, the Sacramento MSA has recently performed better than California. GDP for the Sacramento MSA rose by

2.2% in 2023 while California's GDP rose by 2.0%.

The Sacramento MSA has a per capita GDP of $63,169, which is 24% less than California's GDP of $82,877. This means that Sacramento MSA industries and employers are adding relatively less value to the economy than their counterparts in California.
199
Area Analysis – Sacramento MSA 10
Bryte Park Land Acquisition (Existing Roadway)
Household Income
The Sacramento MSA is more affluent than California. Median household income for the Sacramento MSA is $112,508, which is 18.7% greater than the corresponding figure for California.

The following chart shows the distribution of households across twelve income levels. The Sacramento MSA has a greater concentration of households in the middle income levels than California.

Specifically, 46% of Sacramento MSA households are between the $50,000 - $150,000 levels in household income as compared to 43% of California households. A lesser concentration of households is apparent in the higher income levels, as 28% of Sacramento MSA households are at the $150,000 or greater levels in household income versus 30% of California households. 200
Area Analysis – Sacramento MSA 11
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Education Levels
Residents of the Sacramento MSA have a slightly lower level of educational attainment than those of California. An estimated 36% of Sacramento MSA residents are college graduates with four-year degrees, versus 37% of California residents.

Household Income Distribution - 2025

7.6%

5.5%

5.7%

8.5%

13.3%

11.7%

9.9%

7.8%

10.5%

5.4%

7.7%

6.3%

7.2%

5.2%

5.6%

8.1%

14.4%

12.8%

10.8%

8.3%

10.9%

5.5%

7.0%

4.3%

0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0% 16.0%
Less than $15,000
$15,000 - $24,999
$25,000 - $34,999
$35,000 - $49,999
$50,000 - $74,999
$75,000 - $99,999
$100,000 - $124,999
$125,000 - $149,999
$150,000 - $199,999
$200,000 - $249,999
$250,000 - 499,999
$500,000 and more
El Dorado County California
Source: Claritas
201
Area Analysis – Sacramento MSA 12
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Transportation
A significant strategic advantage of the Sacramento MSA is its proximity to large markets and transportation accessibility to them via extensive highway, rail, water and air systems.

The region has over 800 miles of state highways. The hub of freeways in the region makes the area desirable for freight distribution. U.S. Highway 50, Interstate 80, and the Capital City Freeway are the principal routes for commuters living in the densely populated eastern suburbs. Commuters from the north and south of Sacramento travel on Interstate 5 and State Highway 99. State Highways 65 and 70 link Placer County to Yuba and Sutter Counties to the north. Interstate 5 provides a direct route to Redding, Oregon and Washington to the north and Los Angeles to the south. Interstate 80 extends travel to Nevada and Utah to the east and the San Francisco Bay Area to the west. Lake Tahoe and Nevada are accessible to the east on U.S. Highway 50, which originates in Sacramento. State Highway 99 provides access from the upper Sacramento Valley through the San Joaquin Valley to the south.

The main public transit system in the Sacramento area is operated by Sacramento Regional Transit District (SacRT), with additional service provided by other local public and private transit operators.

SacRT covers nearly 400 square miles and transports approximately 23 million passengers annually by means of 205 buses, 23 shuttle vans and 97 light rail vehicles. Light Rail began operation in 1987 along a two-pronged route linking Downtown Sacramento with populous suburbs to the east and north; various extensions have been completed in the years since to encompass an expanded service area.

The district operates three light rail lines, with 53 stations across Sacramento County.

The Sacramento region has access to various railroads. The north-south and east-west main lines of the Union Pacific Railroad intersect in Sacramento; Sacramento also has access to the Burlington Northern Santa Fe Railway as a result of the merger of Union Pacific and Southern Pacific in 1996.

Union Pacific’s major freight classification facility for Northern California, Nevada and Oregon is located in Roseville (Placer County). Amtrak provides daily passenger service from Sacramento. The Capital Corridor system provides high-speed commuter rail service from Roseville to San Jose.

The region has good water transportation capabilities. The Port of Sacramento is a deep-water port located 79 miles northeast of San Francisco in the city of West Sacramento, serving ocean-going vessels handling a variety of cargo types. The 30-foot depth of the channel, along with extensive rail and truck cargo handling facilities, make the Port highly productive for long distance shipping. The Port is equipped for handling bulk cargo and some agricultural and forest products.

Finally, the region includes several air transport facilities. Most notably, Sacramento International Airport is served by 13 passenger carriers, including American Airlines, Delta, United Airlines, Air Canada, Aeromexico, Alaska Airlines, Frontier, Hawaiian Airlines, Horizon, Jet Blue, Southwest, Spirit and Volaris, and four cargo carriers. Major expansions of the terminals and parking facilities were completed between 2004 and 2012. In February 2023, the airport announced SMForward – a multiproject plan to expand capacity at the airport. Some of the proposed projects began construction in 2024 and are scheduled to be completed by late 2027.

The Sacramento International Airport serviced 12.05 million passengers (includes total enplaned and deplaned) in 2018 and 13.17 million passengers in 2019. Service declined significantly in 2020 as a 202
Area Analysis – Sacramento MSA 13
Bryte Park Land Acquisition (Existing Roadway)
result of the pandemic and restrictions on travel, with an estimated 5.58 million passengers. In 2021, the airport serviced 9.7 million passengers as the economy began to recover, followed by 12.31 million passengers in 2022; 12.98 million passengers in 2023 and 13.64 million passengers in 2024. The region is also served by Sacramento Executive Airport, Lincoln Regional Airport, McClellan Airfield, Mather Airport (the latter two being former Air Force Bases) and several smaller airports and airfields.

Recreation & Culture
The Sacramento region offers innumerable recreational and cultural opportunities. The American River Parkway offers 5,000 acres of recreation area along both sides of the river for 30 miles, with Folsom Lake situated at the eastern end. The Sacramento-San Joaquin Delta has over 1,000 miles of waterways. The rivers and lakes within the Sacramento Area offer boating, fishing and water-skiing opportunities. In addition, numerous parks and golf courses are located throughout the region.

Professional sports teams in the Sacramento metro include the Sacramento Kings, an NBA team which plays out of the Golden 1 Center downtown; the Sacramento Republic FC, a MLS (major league soccer) team which plays out of Heart Health Park within the grounds of Cal Expo, though a new stadium is being planned in the Downtown Railyards District; and the River Cats, a Triple-A minor league baseball team which plays out of Sutter Health Park in West Sacramento.

Cultural attractions in the region include the Old Sacramento Historic District, California State Railroad Museum, Crocker Art Museum, Historic Governor’s Mansion, Sutter’s Fort State Historic Park and Sacramento Zoo. Sacramento is home to several theaters and performing arts centers offering worldclass shows. Annual events in Sacramento include the California State Fair and the Music Circus.

In terms of higher education, the region’s largest universities are the University of California Davis and California State University, Sacramento. Six community colleges are located in the region, including Sierra College, American River, Cosumnes River, Folsom Lake, Sacramento City and Woodland Community College. Several private colleges are located in the area, as well as satellite campuses of colleges headquartered elsewhere. The region also contains numerous vocational schools.

Other recreational and cultural opportunities are available within a short drive of the Sacramento area. To the west are the San Francisco Bay Area, the Napa Valley wine country, the coastal redwood forests, and the beaches of the Pacific Ocean. To the east are Lake Tahoe and the Sierra Nevada Mountains, which are home to more than a dozen snow-skiing resorts. Legalized casino gambling is available in Nevada, as well as several tribal casinos in the Sacramento region.

Conclusion
The Sacramento metropolitan area benefits from a diversified economy encompassing government, healthcare, education, and an expanding technology sector. However, the area faces challenges from a cooling labor market, rising commercial real estate vacancies, and housing affordability issues exacerbated by elevated mortgage rates and insurance costs. Despite these obstacles, Sacramento's strategic initiatives in infrastructure development, workforce training, and economic diversification position the region for sustainable growth, provided that proactive measures are taken to address pressing economic and market concerns.
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Area Analysis – Sacramento MSA 14
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Area Map
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Surrounding Area Analysis 15
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Surrounding Area Analysis
The subject is located in West Sacramento within the greater Sacramento market. Area boundaries and delineation are indicated in the following table. A map identifying the location of the property follows this section.

Boundaries & Delineation
Boundaries
Market Area Sacramento
Submarket West Sacramento
Area Type Suburban
Delineation
North Sacramento River
South Sacramento River Deep Water Ship Channel
East Sacramento River
West Prospect Slough
Access and Linkages
Primary access and linkages to the subject area, including highways, roadways, public transit, traffic counts, and airports, are summarized in the following table.

Access & Linkages
Vehicular Access
Major Highways Interstate 80, Interstate 5, Highway 50
Primary Corridors Sacramento Avenue, W. Capitol Avenue and Harbor Boulevard Vehicular Access Rating Good
Public Transit
Providers Yolobus | Amtrak & Capitol Corridor
Nearest Stop/Station Bryte Avenue & Lisbon Avenue (Route 40) | Sac. Valley Station Transit Access Rating Average
Airport(s)
Name Sacramento International Airport
Distance 12 Miles
Driving Time 15 Minutes
Primary Transportation Mode Automobile
Population and Income
A demographic profile of the surrounding area, including population, households, and income data, is presented in the following table.
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As shown above, the current population within the city is 54,796, and the average household size is

2.7. Population in the area has grown since the 2020 census, and this trend is projected to continue over the next five years. Compared to the Sacramento MSA overall, the population within the city is projected to grow at a faster rate.

Median household income is $89,565, which is lower than the household income for the wider MSA.

Residents within the city have a lower level of educational attainment compared to the wider MSA, and median owner-occupied home values are also lower.

Demand Generators
The typical generators of demand affecting the subject property and its market are discussed and analyzed below.

Employment and Employment Centers
Industrial development continues to be the backbone of West Sacramento’s economy. From the Port of Sacramento to major trucking operations, the city has historically attracted heavy industrial users.

Significant industrial developments within the city include The Riverside Commerce Center with 450,000 square feet of industrial space and 350,000 square feet of office space and the Southport Industrial Park located on the south bank of the Sacramento deep water ship channel.

Nearby Residential Uses
The subject property is located at the northern end of the City and residential development is located in close proximity to the east, west and south. Nearby residential development is primarily comprised of detached single-family homes.

Surrounding Area Demographics
2025 Estimates 1-Mile Radius 3-Mile Radius 5-Mile Radius West Sacramento Sacramento MSA Population 2020 13,753 89,923 240,362 53,915 2,397,382
Population 2025 14,443 92,096 244,027 54,796 2,413,840
Population 2030 14,972 94,761 249,478 56,537 2,430,734
Compound % Change 2020-2025 1.0% 0.5% 0.3% 0.3% 0.1%
Compound % Change 2025-2030 0.7% 0.6% 0.4% 0.6% 0.1%
Households 2020 5,029 33,722 94,100 19,553 868,460
Households 2025 5,446 34,950 95,618 19,959 871,441
Households 2030 5,719 36,194 97,829 20,676 876,843
Compound % Change 2020-2025 1.6% 0.7% 0.3% 0.4% 0.1%
Compound % Change 2025-2030 1.0% 0.7% 0.5% 0.7% 0.1%
Median Household Income 2025 $91,298 $73,303 $87,509 $89,565 $93,280 Average Household Size 2.72.4 2.42.7 2.7
College Graduate % 30% 29% 40% 29% 36%
Owner Occupied % 54% 39% 44% 57% 61%
Renter Occupied % 46% 61% 56% 43% 39%
Median Owner Occupied Housing Value $484,684 $466,903 $570,264 $500,945 $606,372 Median Year Structure Built 1985 1984 1982 1989 1983
Average Travel Time to Work in Minutes 2526252729
Source: Claritas
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Surrounding Area Analysis 17
Bryte Park Land Acquisition (Existing Roadway)
Nearby Retail Uses
Commercial uses are primarily located along major thoroughfares. Most commercial developments in West Sacramento are neighborhood centers, strip centers and freestanding buildings. A regional retail center, Riverpoint Marketplace, is located within the southeast quadrant of Reed Avenue and Interstate 80. IKEA, the Swedish furniture chain, opened its 265,000 square foot store in 2006, followed by Wal-Mart and Home Depot stores in 2007. The subject property is located approximately two and a half miles northwest of the 188-acre Bridge District, which is planned for over 5 million square feet of commercial/retail space.

Land Use
Land use characteristics of the area are summarized below.

Surrounding Area Land Uses
Character of Area Suburban
Predominant Age of Improvements (Years) 40+
Predominant Quality and Condition Average
Approximate Percent Developed 95%
Land Use Allocation
Single-Family 45%
Multifamily 5%
Retail 10%
Office 5%
Industrial 30%
Vacant Land 5%
Infrastructure and Planning Average
Predominant Location of Undeveloped Land Eastern, north eastern, and infill sites Immediate Surroundings
North Flood levee and Sacramento River
South School (Washington Middle College High School) and low density residential development East School (Riverbank Elementary School)
West Low density residential development
As of the effective date of value, the City of West Sacramento is considering acquiring the subject property for continued park use (the "Project"). No evidence of a positive or negative effect on the subject’s market value is noted from market indicators. Therefore, employment of a jurisdictional exception or hypothetical condition related project influence is not necessary. This is also consistent with California Code of Civil Procedure 1263.330.

Outlook and Conclusions
The area is in the stable stage of its life cycle. Given the history of the area and the growth trends, it is anticipated that property values will remain relatively stable in the near future. 207
Surrounding Area Analysis 18
Bryte Park Land Acquisition (Existing Roadway)
Surrounding Area Map
208
Residential Market Analysis 19
Bryte Park Land Acquisition (Existing Roadway)
Residential Market Analysis
The subject property is used as an existing park and school site, is zoned for public use, and is owned by the Washington Unified School District. The typical measure of market value for similar scenarios (school and park sites) is not the highest and best use under the existing zoning but an alternative non-public economic highest and best use. As a condition of the assignment the value concluded for the land herein assumes the land would be available for an alternative non-public economic highest and best use. This also conforms with the Public Park Preservation Act of 1971.

The highest economic use of the subject property as vacant is development of single-family detached homes at a similar density to nearby development. In the following paragraphs, we examine supply and demand indicators for residential use in the subject’s area.

Single-Family Building Permits
Single-family building permits for the city of West Sacramento as well as Yolo County totals are shown in the following table, which shows recent demand for home construction.

Single-Family Building Permits
Year
City of West
Sacramento % Change
County of
Yolo % Change
2016 643,464 -- 585 75.15%
2017 646,916 0.54% 351 -40.00%
2018 642,477 -0.69% 391 11.40%
2019 641,766 -0.11% 664 69.82%
2020 648,964 1.12% 588 -11.45%
2021 675,377 4.07% 492 -16.33%
2022 709,211 5.01% 498 1.22%
2023 688,791 -2.88% 490 -1.61%
2024 696,000 1.05% 448 -8.57%
2025 YTD 687,405 -- 166 --
Source: SOCDS Building Permits Monthly Request
New Home Pricing and Sales
The Gregory Group surveys active new home projects in California and Nevada. In the following table we present indicators for active single-family residential projects in the subject’s County for the past three years. The data include both attached and detached projects, but the vast majority of units are detached homes.
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Bryte Park Land Acquisition (Existing Roadway)
New Home Sales History
Quarter Average Price
% Change
Average Price
Average Home
Size (SF)
Avg. Price /
Avg. SF
% Change
Price / SF
Quarter
Sold
Number of
Projects
Sold per Project
per Month
1Q 2023 $643,464 -- 2,266 $283.96 -- 95 16 1.98
2Q 2023 $646,916 0.54% 2,293 $282.13 -0.65% 91 16 1.90
3Q 2023 $642,477 -0.69% 2,281 $281.66 -0.16% 137 15 3.04 4Q 2023 $641,766 -0.11% 2,281 $281.35 -0.11% 111 15 2.47 1Q 2024 $648,964 1.12% 2,292 $283.14 0.64% 191 17 3.75
2Q 2024 $675,377 4.07% 2,325 $290.48 2.59% 151 13 3.87
3Q 2024 $709,211 5.01% 2,306 $307.55 5.87% 111 13 2.85
4Q 2024 $688,791 -2.88% 2,255 $305.45 -0.68% 65 12 1.81 1Q 2025 $696,000 1.05% 2,242 $310.44 1.63% 91 11 2.76
2Q 2025 $687,405 -1.23% 2,056 $334.34 7.70% 43 9 1.59
Source: The Gregory Group

In terms of the number of home sales in Yolo County, over the last 12 months, the average was 2.25 sales per month per project, which was down from the average for the prior 12-month period of 3.36 sales per month per project.

Active New Home Projects Pricing and Absorption
Residential development proximate to the subject property comprises single-family homes on lots ranging in size from approximately 4,000 to 7,000 square feet. There are ten active projects in the area with a similar average lot size, though only one project is located within the City of West Sacramento. These projects are summarized in the following tables, based on data from the Second Quarter of 2025 (most recent available).

Active Projects
Project Name Community Developer
Average
Price
Avg. Home
Size (SF)
Average
Price/SF
Typical Lot
Size (SF)
Units
Planned
Units
Offered
Units
Sold
Units
Unsold
Coronado Sacramento Signature Homes $773,981 2,685 $288.26 4,250 87 74 65 9 Edgewater Sacramento KB Home $611,240 2,239 $273.00 5,500 80 46 28 18 Bridgeport Natomas Meritage Homes $653,833 2,536 $257.82 4,500 139 4 1 3 Durham Natomas Meritage Homes $733,667 2,725 $269.24 5,500 76 4 0 4 Bleau Natomas Lennar Homes $728,990 2,923 $249.40 5,000 348 250 249 1 Crestvue Natomas Lennar Homes $745,430 2,558 $291.41 4,675 235 145 137 8 Drifton Natomas Lennar Homes $847,234 3,037 $278.97 5,500 236 161 150 11 Wavmor Natomas Lennar Homes $730,553 2,483 $294.22 4,500 320 169 163 6 The Estates West Sacramento Seeno Homes $797,250 2,710 $294.19 5,000 99 80 72 8 Casera Meadows Woodland Lennar Homes $709,620 2,483 $285.79 4,250 124 124 124 0 Minimum $611,240 $2,239 $249 4,250
Maximum $847,234 $3,037 $294 5,500
Average $733,180 $2,638 $278 4,868
Source: The Gregory Group

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Residential Market Analysis 21
Bryte Park Land Acquisition (Existing Roadway)
Absorption
Project Name Community Developer
Avg. Home
Price
Avg. Home
Size
Typical Lot
Size (SF)
2Q
2025
1Q
2025
4Q
2024
3Q
2024
12-Month
Total
Average per
Quarter
Average per
Month
Coronado Sacramento Signature Homes $773,981 2,685 4,250 4 10 3 3 20 5.0 1.7 Edgewater Sacramento KB Home $611,240 2,239 5,500 0 5 6 4 15 3.8 1.3 Bridgeport Natomas Meritage Homes $653,833 2,536 4,500 1 -- -- -- 1 1.0 0.3 Durham Natomas Meritage Homes $733,667 2,725 5,500 0 -- -- -- 0 0.0 0.0 Bleau Natomas Lennar Homes $728,990 2,923 5,000 10 10 0 38 58 14.5 4.8 Crestvue Natomas Lennar Homes $745,430 2,558 4,675 7 6 10 15 38 9.5 3.2 Drifton Natomas Lennar Homes $847,234 3,037 5,500 5 1 9 4 19 4.8 1.6 Wavmor Natomas Lennar Homes $730,553 2,483 4,500 9 3 1 2 15 3.8 1.3 The Estates West Sacramento Seeno Homes $797,250 2,710 5,000 6 6 6 6 24 6.0 2.0 Casera Meadows Woodland Lennar Homes $709,620 2,483 4,250 3 23 20 15 61 15.3 5.1 45 64 55 87
10 8 8 8

4.5 8.0 6.9 10.9

1.5 2.7 2.3 3.6

2.5 Average Monthly Pro-Rata
Monthly Pro-Rata
Source: The Gregory Group
Total
No. of Active Projects
Quarterly Pro-Rata
Resale Pricing
Often home buyers consider housing purchase options that cover both the new home market as well as the resale market. The following table shows recent resale data for homes in the subject’s city. We again restricted our search to lot sizes of 4,000 to 7,000 square feet.

Resales
Address Sale Date
Living Area
(SF) Sale Price
Last List
Price
Sales
Price/SF Sale/List Year Built
Days on
Market
Lot Size
(SF)
1921 Delaware Ave 8/21/2025 1,400 $520,000 $495,000 $371 105.05% 1950 5 6,050 801 Douglas St 8/20/2025 952 $385,000 $384,999 $404 100.00% 1956 19 5,227 3962 Martis St 8/18/2025 2,549 $590,000 $599,000 $231 98.50% 2005 8 4,792 1045 Milton St 8/15/2025 1,080 $348,000 $350,000 $322 99.43% 1961 7 5,227 1498 Highland Dr 8/15/2025 2,495 $699,000 $699,000 $280 100.00% 2009 7 6,098 3320 Coyote Rd 8/15/2025 2,784 $670,000 $699,000 $241 95.85% 2006 47 6,534 1709 Monte Vista Ct 8/15/2025 2,366 $655,000 $675,000 $277 97.04% 2005 57 6,970 960 Anna St 8/13/2025 1,153 $420,000 $414,900 $364 101.23% 1958 26 5,227 712 Inglewood Dr 8/13/2025 1,484 $425,000 $435,000 $286 97.70% 1956 40 6,098 861 Beardsley Dr 8/12/2025 1,008 $415,000 $410,000 $412 101.22% 1954 4 5,227 3856 Prosser St 8/8/2025 2,947 $725,000 $699,000 $246 103.72% 2006 66 6,534 3501 Cooper Isl Rd 8/6/2025 1,675 $585,000 $580,000 $349 100.86% 2003 17 5,227 1927 Spoonbill Rd 8/5/2025 1,763 $550,000 $549,900 $312 100.02% 2008 5 5,663 1461 Cortina Rd 8/5/2025 3,215 $735,000 $765,000 $229 96.08% 2004 71 6,534 2459 Bear River Ct 8/4/2025 2,250 $665,000 $675,000 $296 98.52% 2005 48 6,534 1671 Powell Pl 7/29/2025 1,466 $605,000 $599,999 $413 100.83% 2000 4 5,663 1156 Longcroft St 7/21/2025 1,590 $544,000 $549,000 $342 99.09% 1954 14 6,120 1510 Cedarbrook Rd 7/18/2025 2,350 $610,000 $629,800 $260 96.86% 2004 23 5,227 3110 King Edward Rd 7/16/2025 1,733 $615,000 $610,000 $355 100.82% 2001 7 6,970 1010 Taber St 7/15/2025 1,097 $449,000 $439,000 $409 102.28% 1971 10 5,000 3735 Solomon Island Rd 7/9/2025 1,452 $525,000 $539,000 $362 97.40% 2002 42 5,227 1873 Redondo Rd 7/7/2025 2,916 $715,000 $724,900 $245 98.63% 2005 54 6,970 Total Sales 22 1,897 $565,909 $569,204 $318 99.60% 1987 26 5,869 (avg.) (avg.) (avg.) (avg.) (avg.) (avg.) (avg.) (avg.) Source: Local Multiple Listing Service (MLS)
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Residential Market Analysis 22
Bryte Park Land Acquisition (Existing Roadway)
Ability to Pay
In this section, we will examine the ability to pay among prospective buyers for a typical price point of $730,000 . First, we will estimate the required annual household income based on typical mortgage parameters in the subject’s market area. Specifically, we will employ a loan-to-value ratio of 80% (down payment of 20%), mortgage interest rate of 6.00%, 360 monthly payments, and a 40% ratio for the housing costs as a percent of monthly income (inclusive of principal, interest, all taxes and insurance). Property tax payments are also accounted for in the analysis. The following table shows the estimate of the annual household income that would be required to afford homes priced at the representative price point.

Income Required
Home Price $730,000
Loan % of Price (Loan to Value) 80%
Loan Amount $584,000
Interest Rate 6.00%
Mortgage Payment $3,501
Property Taxes $717 Based on 1.163800% and direct charges of: $111 Property Insurance $152
Total Monthly Obligation $4,371
Mortgage Payment % of Income 40%
Monthly Income $10,927
Annual Income $131,121
We have obtained income data from Claritas Spotlight by Environics Analytics for a 5-mile radius surrounding the subject property, which is considered representative of typical buyers within the Subject’s area. In the following table we show the income brackets within the noted area, along with estimates of the percentage of households able to afford homes priced at the representative price point within each income bracket.

Household Ability
Household Income Households
Percent of
Households
Percent Able to
Pay Households
Households
Able to Pay
< $15,000 58,616 45.6% 0.0% 0 0.0%
$15,000 - $24,999 5,337 4.2% 0.0% 0 0.0%
$25,000 - $34,999 3,618 2.8% 0.0% 0 0.0%
$35,000 - $49,999 3,903 3.0% 0.0% 0 0.0%
$50,000 - $74,999 6,253 4.9% 0.0% 0 0.0%
$75,000 - $99,999 11,121 8.7% 0.0% 0 0.0%
$100,000 - $124,999 10,099 7.9% 0.0% 0 0.0%
$125,000 - $149,999 8,499 6.6% 75.5% 6,418 5.0%
$150,000 - $199,999 6,248 4.9% 100.0% 6,248 4.9%
$200,000 - $249,999 7,495 5.8% 100.0% 7,495 5.8%
$250,000 - $499,999 3,408 2.7% 100.0% 3,408 2.7%
$500,000+ 3,891 3.0% 100.0% 3,891 3.0%
128,488 100.0% 27,460 21.4%
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Residential Market Analysis 23
Bryte Park Land Acquisition (Existing Roadway)
Interest rates continue to play a key role in housing affordability, with a generally inverse relationship between rates and the price point buyers can afford. While mortgage rates hovered at or below 3.0% during the pandemic years, creating an attractive buying environment, today’s rates have normalized closer to the 6–7% range. Most buyers now appear to accept that the ultra-low-rate era was temporary and are recalibrating expectations accordingly.

Throughout 2022 and into early 2023, rising interest rates and record-high home prices significantly impacted affordability, particularly for entry-level buyers.

By mid-2023, the rapid pace of home sales seen in prior years had slowed to more sustainable levels, better aligning with builders’ construction timelines. The increase in mortgage rates clearly tempered demand, but by late 2023 and into 2024, the market showed signs of stabilization. Buyers who had previously delayed purchases in hopes of falling home prices or rates began returning to the market, adjusting to the new normal.

As of early-2025, market conditions had largely stabilized. Inventory remained low, especially in the resale market, which had continued to support demand for new construction. Sales activity had held steady, with some builders reporting modest increases in base prices over the past year. However, as of the effective date of value, builders have noted a slowing in sales pacing and the slowdown appears to be negatively impacting home pricing.

Conclusions
Overall, demand for homes in the subject’s market area remains steady though a slowing in sales pacing along with challenges in wider economic conditions (home price increases outpacing income growth, increased costs, less predictability in the economy) is likely to continue to negatively impact home pricing in the near term.
213
Larger Parcel Determination 24
Bryte Park Land Acquisition (Existing Roadway)
Property Analysis
Larger Parcel Determination
In conducting our appraisal of the subject property, we have examined the issue of the “Larger Parcel” as it relates to the economic unit that is appropriate for analysis. Issues considered in this Larger Parcel analysis include:

1. Commonality of ownership;

2. Physical contiguity; and,

3. Common use and/or common highest and best use.

The following table details the subject Larger Parcel.

Land Area Summary
Tax ID SF Acres
014-580-002 1,947,132 44.70
The determined Larger Parcel meets the standards of common ownership, physical contiguity, and common use. We have relied on the land area indicated on the Assessor’s parcel map for this property’s gross acreage.

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Land Description and Analysis 25
Bryte Park Land Acquisition (Existing Roadway)
Land Description and Analysis
Land Description
Land Area 44.70 acres; 1,947,132 SF (Larger Parcel)
Source of Land Area Public Records
Primary Street Frontage Todhunter Ave.

Secondary Street Frontage Carrie St.

Shape Rectangular
Corner Yes
Topography Generally level and at street grade
Drainage No problems reported or observed
Environmental Hazards None reported or observed
Ground Stability No problems reported or observed
Flood Area Panel Number 06072800005B
Date January 19, 1995
Zone X
Description Outside of 500-year floodplain
Insurance Required? No
Zoning; Other Regulations
Zoning Jurisdiction City of West Sacramento
Zoning Designation RP / PQP
Description Recreation and Parks / Public/Quasi Public
Legally Conforming? Appears to be legally conforming
Zoning Change Likely? No
Permitted Uses Recreation and Parks designated area allows for recreational features for public use while the Public/Quasi Public designated area allows for government-owned facilities or schools
Minimum Setbacks (Feet) 20 (front) 15 (street side)
Maximum Building Height 30 / 45
Maximum Floor Area Ratio 0.2 / 0.5
Utilities
Service Provider
Water City of West Sacramento
Sewer City of West Sacramento
Electricity PG&E
Natural Gas PG&E
Local Phone Various providers
The City plans to continue to use the subject property as a park site and rezoning is not anticipated.

The value concluded for the land herein assumes the land would be available for an alternative nonpublic economic highest and best use, which is development of single-family detached homes at a similar density to nearby development. Single-family development proximate to the subject is zoned R1-A, which allows for residential densities in the range of 1.1 to 6.0 units per gross acre. The following table summarizes applicable zoning requirements for the R1-A zone. 215
Land Description and Analysis 26
Bryte Park Land Acquisition (Existing Roadway)
Easements, Encroachments and Restrictions
We reviewed a preliminary title report for the subject property prepared by Fidelity National Title Company and dated July 23, 2025. The report identifies exceptions to title, which include rights within roads and various easements for ingress and egress, right-of-way, flood control, and a pole line. The existing easements would not appear to have an adverse effect on value. This valuation assumes no adverse impacts from easements, encroachments or restrictions and further assumes that the subject has clear and marketable title.

The City and school district have a joint use agreement which covers use and improvement of the park area, among other properties. In conformance with the definition of Market Value (“open competitive market”), the appraisal is based upon a hypothetical condition that the property is not part of the joint use agreement, and that the school district would have the ability to sell the land to an entity other than the City.

Environmental Hazards
An environmental assessment report was not provided for review, and during the inspection, no obvious signs of contamination on or near the subject were observed. However, environmental issues are beyond the scope of expertise of the assignment participants. It is assumed the property is not adversely affected by environmental hazards.

Seismic Hazards
All properties in California are subject to some degree of seismic risk. The Alquist-Priolo Earthquake Fault Zoning Act was enacted by the State of California in 1972 to regulate development near active earthquake faults. The Act required the State Geologist to delineate “Earthquake Fault Zones” (formerly known as “Special Studies Zones”) along known active faults in California. Cities and counties affected by the identified zones must limit certain development projects within the zones unless geologic investigations demonstrate that the sites are not threatened by surface displacement from future faulting.

Zoning Summary
Zoning Jurisdiction City of West Sacramento
Zoning Designation R1-A
Description: Residential - One Family
Legally Conforming? Would appear to be legally conforming Permitted Uses: Single-family residential development
Category Zoning Requirement
Minimum Lot Area 5,000 SF
Minimum Lot Width (Feet) 50
Minimum Setbacks (Feet) 20
Maximum Building Height 30 feet
Maximum Site Coverage 50%
Maximum Density 6 units/acre
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Land Description and Analysis 27
Bryte Park Land Acquisition (Existing Roadway)
According to information from the California Geological Survey (formerly known as the Division of Mines and Geology), the subject is not located within a zone of required investigation for fault rupture, liquefaction, or seismic landslide hazards. Seismic issues are beyond our scope of expertise, and the appraisers have assumed that the subject property meets all seismic requirements and that there are no seismic issues with the subject property. Integra Realty Resources and the appraisers are not qualified to determine the severity of seismic risk, nor are they qualified to determine the appropriate level of seismic insurance nor its availability for the subject property. We recommend the reader contact a qualified insurance broker for additional clarification.

Conclusion of Land Analysis
Overall, the physical characteristics and the availability of utilities result in a functional site, suitable for a variety of uses.
217
Project Description 28
Bryte Park Land Acquisition (Existing Roadway)
Project Description
The subject is used as an existing public park called Bryte Park as well as a school site; however, the underlying land is not owned by the City. The City of West Sacramento plans to acquire the parkland for continued park use as well as the adjacent roadway, which is the purpose of this appraisal.

Acquisition
Description of the Acquisition Area
The acquisition includes a 4.076-acre acquisition area (fee simple).

The acquisition area and valuation are based on the legal and plat description, a copy of which is included in the Addenda.

The acquisition area comprises a portion of public roadway. Details pertaining to the roadway are provided in the following table.

Streets, Access and Frontage
Street Todhunter Ave. Carrie St. Riverbank Rd.

Paving Yes Yes Yes
Curbs Yes Yes Yes
Sidewalks Partial Yes No
Lanes 2 way, 1 lane each way 2 way, 1 lane each way 2 way, 1 lane each way Direction of Traffic N/S E/W E/W
Condition Average Average Average
Traffic Levels Low Low Low
Signals/Traffic Control Stop sign Stop sign Stop sign
Access/Curb Cuts None Average Average
Visibility Average Average Average
A summary of the property and acquisition areas is shown in the following table.

Land Area
Identification Square Feet Acres
Larger Parcel 1,947,132 44.70
Acquisition Area (in fee) 177,551 4.076
The purpose of this appraisal is to determine the fair market value of the proposed acquisition as of the effective date of the appraisal, August 25, 2025.

Impact on the Subject Parcel and Remainder
The acquisition area as proposed would not leave any uneconomic remnants of land. The highest and best use of the property after acquisition does not change and no damages are anticipated by the Project.
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Acquisition 29
Bryte Park Land Acquisition (Existing Roadway)
Parcel Map
219
Acquisition 30
Bryte Park Land Acquisition (Existing Roadway)
Project Exhibits
220
Acquisition 31
Bryte Park Land Acquisition (Existing Roadway) 221
Acquisition 32
Bryte Park Land Acquisition (Existing Roadway)
Looking northeast along Carrie St. Looking southwest along Carrie St.

Looking northwest along Todhunter Ave. Looking southeast along Todhunter Ave.

Looking northeast along Riverbank Rd. Looking west along Riverbank Rd. 222
Real Estate Taxes 33
Bryte Park Land Acquisition (Existing Roadway)
Real Estate Taxes
The property tax system in California was amended in 1978 by Article XIII to the State Constitution, commonly referred to as Proposition 13. It provides for a limitation on property taxes and for a procedure to establish the current taxable value of real property by reference to a base year value, which is then modified annually to reflect inflation (if any). Annual increases cannot exceed 2% per year.

The base year was set at 1975-76 or any year thereafter in which the property is substantially improved or changes ownership. When either of these two conditions occurs, the property is to be reappraised at market value, which becomes the new base year assessed value. Proposition 13 also limits the maximum tax rate to 1% of the value of the property, exclusive of bonds and direct charges.

Bonded indebtedness approved prior to 1978, and any bonds subsequently approved by a two-thirds vote of the district in which the property is located, can be added to the 1% tax rate.

The applicable tax rate for the subject property (2025-26) is 1.16380%. The subject is owned by a school district and the property is not assessed for property taxes.

The subject does not have any special assessment obligations relating to Mello-Roos or Assessment District bonds and no delinquent taxes are noted.

Note: Tax information has been provided for compliance purposes to meet regulatory requirements for appraisals. It is not germane to this valuation analysis. 223
Highest and Best Use 34
Bryte Park Land Acquisition (Existing Roadway)
Highest and Best Use
Process
Before a property can be valued, an opinion of highest and best use must be developed for the subject site, both as if vacant, and as improved or proposed. By definition, the highest and best use must be:
 Legally permissible under the zoning regulations and other restrictions that apply to the site.  Physically possible.
 Financially feasible.
 Maximally productive, i.e., capable of producing the highest value from among the permissible, possible, and financially feasible uses.

As If Vacant
Legally Permissible
The site is zoned RP / PQP, Recreation and Parks / Public/Quasi Public. Permitted uses include recreation and Parks designated area allows for recreational features for public use while the Public/Quasi Public designated area allows for government-owned facilities or schools. The City and school district have a joint use agreement which covers use and improvement of the park area, among other properties.

Due to the subject property’s existing park use, public use zoning, and ownership by a public school district, as a condition of the assignment the value concluded for the land herein assumes the land would be available for an alternative non-public economic highest and best use. Therefore, identifying a legally permissible use of the subject property under the RP / PQP zoning is not applicable.

The most proximate economic use is residential development. The alternative non-public economic highest and best use of the subject property is development of single-family detached homes at a similar density to nearby development. Single-family development proximate to the subject is zoned R1-A, which allows for residential densities in the range of 1.1 to 6.0 units per gross acre (minimum 5,000 square foot lot size).

In conformance with the definition of Market Value (“open competitive market”), the appraisal is based upon a hypothetical condition that the property is not part of the joint use agreement, and that the school district would have the ability to sell the land to an entity other than the City.

Physically Possible
The physical characteristics of the site do not appear to impose any unusual restrictions on development. Overall, the physical characteristics of the site and the availability of utilities result in functional utility suitable for a variety of uses.
224
Highest and Best Use 35
Bryte Park Land Acquisition (Existing Roadway)
Financially Feasible
Based on our analysis of the market, there is continued demand for residential homes within the area.

Based upon recent sales of land for residential use, residential development with a density similar to nearby homes would appear to be financially feasible.

Maximally Productive
There does not appear to be any reasonably probable use of the site that would generate a higher residual land value than residential development. Accordingly, residential development is the maximally productive use of the property.

Conclusion
The highest economic use of the subject property as vacant is development of single-family detached homes at a similar density to nearby development.

As Improved
The subject site is used as an existing park and school and is improved with buildings and equipment for the those uses. The acquisition area comprises public roadway. The City does not own the underlying land and the appraisal therefore is concerned only with the value of the land. In addition, as noted the typical measure of market value for similar scenarios (school and park sites) is not the highest and best use under the existing zoning but an alternative non-public economic highest and best use. As a condition of the assignment the value concluded for the land herein assumes the land would be available for an alternative non-public economic highest and best use, which is development of single-family detached homes at a similar density to nearby development.

Most Probable Buyer
Taking into account the size and characteristics of the property, while under the highest and best use the likely buyer would be the City, considering the alternative highest economic use of the property, the likely buyer is a developer.
225
Valuation Methodology 36
Bryte Park Land Acquisition (Existing Roadway)
Valuation
Valuation Methodology
Appraisers usually consider three approaches to estimating the market value of real property. These are the cost approach, sales comparison approach and the income capitalization approach.

The cost approach assumes that the informed purchaser would pay no more than the cost of producing a substitute property with the same utility. This approach is particularly applicable when the improvements being appraised are relatively new and represent the highest and best use of the land or when the property has unique or specialized improvements for which there is little or no sales data from comparable properties.

The sales comparison approach assumes that an informed purchaser would pay no more for a property than the cost of acquiring another existing property with the same utility. This approach is especially appropriate when an active market provides sufficient reliable data. The sales comparison approach is less reliable in an inactive market or when estimating the value of properties for which no directly comparable sales data is available. The sales comparison approach is often relied upon for owner-user properties.

The income capitalization approach reflects the market’s perception of a relationship between a property’s potential income and its market value. This approach converts the anticipated net income from ownership of a property into a value indication through capitalization. The primary methods are direct capitalization and discounted cash flow analysis, with one or both methods applied, as appropriate. This approach is widely used in appraising income-producing properties.

Reconciliation of the various indications into a conclusion of value is based on an evaluation of the quantity and quality of available data in each approach and the applicability of each approach to the property type.

The methodology employed in this assignment is summarized as follows:

Approaches to Value
Approach Applicability to Subject Use in Assignment
Cost Approach Not Applicable Not Utilized
Sales Comparison Approach Applicable Utilized
Income Capitalization Approach Not Applicable Not Utilized 226
Sales Comparison Approach 37
Bryte Park Land Acquisition (Existing Roadway)
Sales Comparison Approach
To develop an opinion of the subject’s land value, as though vacant and available to be developed to its alternative highest economic use, the sales comparison approach is used. This approach develops an indication of value by researching, verifying, and analyzing sales of similar properties. The research focused on transactions within the following parameters:
 Location: West Sacramento and similar market areas
 Use: Vacant land available for residential development  Transaction Date: Within the prior 24 months
The sales analyzed were concluded to be the best indicators of value we were able to confirm.

For this analysis, price per acre is used as the appropriate unit of comparison because market participants typically compare sale prices and property values for unentitled land, similar to the subject’s condition, on this basis. The most relevant sales are summarized in the following table:
227
Sales Comparison Approach 38
Bryte Park Land Acquisition (Existing Roadway)
Summary of Comparable Land Sales
No. Name/Address
Sale Date;
Status Sale Price
SF;
Acres Zoning $/Acre
1 Morvai South Apr-25 $12,002,000 1,589,940 RD-5 $328,822 Hollandaise Way Closed 36.50
Sacramento
Sacramento County
2 Waterman & Gerber Rd. Jan-25 $7,130,000 755,330 RD-5 $411,188 Sacramento Closed 17.34
Sacramento County
3 5725 Tegan Rd. Jun-24 $2,028,000 363,944 RD-5 $242,729 Elk Grove Closed 8.36
Sacramento County
4 Florin Vineyards I & II Apr-24 $17,300,000 3,409,441 RD-5 and -7 $221,030 S. Watt Ave. Closed 78.27
Sacramento
Sacramento County
5 Wildhawk - Unit 11 Feb-24 $4,987,052 622,908 RD-5 $348,745 Mesa Verde Way Closed 14.30
Sacramento
Sacramento County
6 9132 Gerber Rd. Oct-23 $4,995,000 1,659,200 AR-10 $131,137 Sacramento Closed 38.09
Sacramento County
Subject 1,947,132 RP / PQP
Todhunter Ave. 44.70
West Sacramento, CA
Comments: This is a sale of two properties that were purchased by a landbank from two parties, which went under contract within a week of each other. The landbank had a contract with Beazer Homes to develop and build out the residential lots.

The sales consist of 172 paper lots with a typical lot size of 5,300 square feet.

Comments: This is a sale of 92 paper lots with a typical lot size of 5,775 square feet.

Comments: The property was on the market for three years and closed to a local builder. The two sellers allocated the sale price as follows: Mark Priest $202,800 and Hensley Family Trust $1,825,200. The two sellers retained their existing homes on lots within the mapped project. Given the subject’s in-fill location, number of units, power lines running across the property, and the sellers retaining their existing homes at the project, national and regional builders passed on the property.

Comments: This is a sale of 285 tentatively mapped lots with a typical lot size of 5,169 square feet.

Comments: This is a sale of 72 paper lots with a typical lot size of 5,500 square feet. The sale price was $5,365,000, but the buyer was credited $377,948 in escrow against environmental mitigation measures in connection with the development of the project.

Comments: This is the sale of 38.09 acres for future development of single family homes within the Sacramento FlorinVineyard Plan. The land use designation is RD 3-5 which allows for a density of 3 to 5 units per acre. The plan utilizes an average or assumed density of 4.5.
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Sales Comparison Approach 39
Bryte Park Land Acquisition (Existing Roadway)
Comparable Land Sales Map
229
Sales Comparison Approach 40
Bryte Park Land Acquisition (Existing Roadway)
Adjustment Factors
The sales are compared to the subject and adjusted to account for material differences that affect value. Adjustments are based on a rating of each comparable sale in relation to the subject. If a comparable is superior to the subject, a downward adjustment is applied to reflect the subject’s relative attributes. Conversely, if a comparable is inferior to the subject, an upward adjustment is applied. The terms Superior or Inferior are utilized and are specific to the direction of adjustment applied but not intended to represent an equal weighting across adjustment factors or imply magnitude of adjustment. Adjustments are considered for the following factors, in the sequence shown below.

Adjustment Factor Accounts For Comments
Real Property Rights Fee simple, leased fee, leasehold, partial interest, etc.

No adjustments required.

Financing Terms Seller financing, or assumption of
existing financing, at non-market
terms.

To the best of our knowledge the
transactions were cash or market
financing and no adjustments for
financing terms are required.

Conditions of Sale Extraordinary motivation of buyer
or seller, assemblage, forced sale.

The comparables represent market
transactions and no adjustments are
required for conditions of sale.

Market Conditions Changes in the economic
environment over time that affect
the appreciation and depreciation
of real estate.

The date of value is August 25,
2025. The sales transferred
between October 2023 and April
2025. Prices for residential land
have fluctuated over this period.

Prices were increasing in the late
2024 and the beginning of 2025, but
a slower sales pace of new homes
has led to a slight reduction more
recently. Comparables 2 and 3
transferred during slightly superior
market conditions and are adjusted
downward. No adjustment for
market conditions is warranted for
the remaining comparables.

Location Market or submarket area
influences on sale price;
surrounding land use influences.

Comparables 1, 2, 4, 5, and 6 are
adjusted upward for inferior
locational characteristics.

Comparable 3 offers generally
similar locational characteristics
compared to the subject and does
230
Sales Comparison Approach 41
Bryte Park Land Acquisition (Existing Roadway)
Adjustment Factor Accounts For Comments
not require adjustment for this
characteristic.

Size / Number of
Units
Inverse relationship that often
exists between parcel size or
number of units and unit value.

The subject property has an area of

44.70 total acres. Comparable 4 is
larger than the subject and was
planned for more than 250 units,
warranting an upward adjustment.

Conversely, Comparable 3 is
adjusted downward for its smaller
size. The remaining comparables
exhibit different sizes and number
of units compared to the subject
though no additional adjustment for
this characteristic is warranted.

Typical Lot Size /
Density
Relationship that often exists
between typical lot size or project
density and sale price achieved.

Each of the comparables offers a
typical lot size or density similar to
what would be anticipated for the
subject property and no
adjustments for this characteristic
are necessary.

Site Utility Shape, topography, and other
characteristics such as paving and
fencing may enhance or detract
from a property’s utility and
desirability.

The subject property offers average
utility overall. Comparable 3
incorporated two existing homes in
the project and was crossed by
power lines, warranting an upward
adjustment for inferior site utility.

No additional adjustments are
warranted for this characteristic.

Entitlements A property’s approved entitlements
can directly impact its desirability
and value.

Comparables 1 through 5 sold with
entitlements (approved tentative
map) in place and are adjusted
downward to account for the
contributory value of entitlements
in the transaction.

The table on the following page summarizes the adjustments applied to the comparable sales. 231
Sales Comparison Approach 42
Bryte Park Land Acquisition (Existing Roadway)
Land Sales Adjustment Grid
Subject Comparable 1 Comparable 2 Comparable 3 Comparable 4 Comparable 5 Comparable 6 Address Todhunter Ave. Hollandaise Way Waterman &
Gerber Rd.
5725 Tegan Rd. S. Watt Ave. Mesa Verde Way 9132 Gerber Rd.

City West Sacramento Sacramento Sacramento Elk Grove Sacramento Sacramento SacramentoCounty Yolo Sacramento Sacramento Sacramento Sacramento Sacramento Sacramento Sale Date Apr-25 Jan-25 Jun-24 Apr-24 Feb-24 Oct-23
Sale Status Closed Closed Closed Closed Closed Closed
Sale Price $12,002,000 $7,130,000 $2,028,000 $17,300,000 $4,987,052 $4,995,000 Acres 44.70 36.50 17.34 8.36 78.27 14.30 38.09
Typical Lot Size 4,000 to 7,000 5,300 5,775 5,850 5,169 5,500 N/Av.

Number of Units -- 172 92 39 285 72 171 (estimated)
Density (Units/Acre) Up to 6.0 4.7 5.3 4.7 3.6 5.0 4.5
Price per Acre $328,822 $411,188 $242,729 $221,030 $348,745 $131,137Property Rights Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Ranking ––––––
Financing Terms Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller Cash to seller Ranking ––––––
Conditions of Sale Arm's-length Arm's-length Arm's-length Arm's-length Arm's-length Arm's-length Ranking ––––––
Market Conditions 8/25/2025 Apr-25 Jan-25 Jun-24 Apr-24 Feb-24 Oct-23 Ranking –Superior Superior– – –
Location Inferior Inferior – Inferior Inferior Inferior Size / Number of Units – – Superior Inferior – –
Typical Lot Size / Density ––––––Site Utility ––Inferior– – – Entitlements Superior Superior Superior Superior Superior –Overall Ranking Superior Superior Superior Similar Superior InferiorIndicated Value $220,000 232
Sales Comparison Approach 43
Bryte Park Land Acquisition (Existing Roadway)
Land Value Conclusion
The market data set consists of land sales that are considered to be reasonable indicators of market value for the larger parcel. Adjustments were required to the sales for differing characteristics. The comparable sales reflect a price range of $131,137 - $411,188 per acre. Overall, the comparables are deemed reliable and applicable to produce a credible estimate of the land value for the property. The following table arrays the indicators from the Sales Comparison Approach along with the subject.

Sales Ranking
Comparable Ranking Indicator
2 Superior $411,188
5 Superior $348,745
1 Superior $328,822
3 Superior $242,729
4 Similar $221,030
Subject Property
6 Inferior $131,137
Comparable 6 is a sale of unentitled land for future residential development. The location is inferior to the subject’s infill site. Comparable 4 is located in an inferior area but overall is generally similar to the subject. Comparable 3 was entitled at the time of sale but due to inferior site utility most builders were not interested in the project. This comparable is overall slightly superior to the subject. The balance of the data set represents overall superior comparables.

Comparable 1 comprised two transactions believed to be negotiated by the buyer at the same time; however, considering the two separate sellers, less reliance is warranted on the indicator in the conclusion. The remaining indicators warrant reliance in the conclusion. Given the subject property’s lack of entitlements while most of the comparables had an approved tentative map at the time of sale, a conclusion for the subject below the midpoint of the data would be anticipated. In general, a market value estimate for the subject’s larger parcel close to the indicator provided by Comparable 4 of $221,030 is reasonable. Considering the characteristics of the subject property and indicators within the data set, a land value indicator of $220,000 per acre is concluded for the subject property which will be used in estimating the market value of the subject via the sales comparison approach.

There is a possibility, at some point in the future, the Right-of-Way may be abandoned by the city, and the land rights would than revert to the underlying fee simple property owner. The likelihood of the easement being abandoned is low, however, and the reversionary interest is concluded to be nominal 233
Sales Comparison Approach 44
Bryte Park Land Acquisition (Existing Roadway)
($1). Therefore, the value of the whole prior to the acquisition must be adjusted to account for the rights within the roadway which have already transferred for public use.

Based on the preceding analysis, we reach a land value conclusion as follows, which represents the value of the whole prior to acquisition:

Land Value Conclusion
Indicated Value per Acre $220,000
Subject Acres 44.70
Indicated Value $9,834,000
Adjustments
Existing Roadway -$896,720 ($220,000 per acre x 4.076 roadway acres) $1 Roadway reversionary interest
Total Adjustments -$896,719
Indicated Value $8,937,281
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Summation 45
Bryte Park Land Acquisition (Existing Roadway)
Summation
Acquisition
Value of the Part Acquired as Part of the Whole (Land Only) The acquisition includes a 4.076-acre acquisition area (fee simple) comprised of public roadway (already maintained by the city). The city-maintained portion contributes nominal value as an implied dedication (California Codes Civil Code Section 1009 (d)) and as a Right-of-Way dedication, the only value would be a reversionary interest.

A unit rate derived from the overall value conclusion has been applied in the valuation of the part acquired, as follows:

Remainder
Value of the Remainder as Part of the Whole (Land Only) The value of the remainder as part of the whole is calculated as the difference between the value of the whole before acquisition and the value of the part acquired as part of the whole, as follows:

Value of the Remainder as Part of the Whole (Land)
Value of the whole prior to acquisition $8,937,281
Value of the part acquired as part of the whole -$1
Value of the remainder as part of the whole $8,937,280
Value of the Remainder After the Acquisition Before Considering Benefits The highest and best use of the property in the after condition does not change. The acquisition as proposed would not leave any uneconomic remnants of land. 235
Summation 46
Bryte Park Land Acquisition (Existing Roadway)
The value of the remainder after the acquisition is shown in the following table which accounts for the fee simple acquisition.

Value of Remainder After Acquisition Before Benefits (Land) Remainder Areas Land Area (SF) Value Indicator (Per Acre) Residual Conclusion Remaining Area (Fee Interest) 40.624 x $220,000 x 100% = $8,937,280 Value of Remainder After Acquisition Before Benefits $8,937,280 The most common method of estimating severance damages is to determine the extent to which the remainder has decreased in value. Damages are computed simply by subtracting the market value of the remainder in its after condition from the market value of the remainder in its before condition.

Condemnation Practice in California (3d ed Cal CEB 2005) The permanent value of the remainder property, after the acquisition is the same as the permanent value of the remainder as part of the whole and therefore no damages are concluded, as shown in the following table.

236
Summation 47
Bryte Park Land Acquisition (Existing Roadway)
Conclusion of Fair Market Value
For the reader’s reference, the entire summation method discussed on the preceding pages is summarized in the following table.

Summation
Identification Conclusion
A Value of the whole prior to acquisition Land only $8,937,281 B Value of the part acquired as part of the whole Land only $1 Improvements $0
Total $1
C Value of the remainder as part of the whole (A-B) $8,937,280 D Value of the remainder after the acquisition, disregarding benefits $8,937,280 E Severance Damages (C-D) $0
F Benefits $0
G Fair Market Value of Rights Acquired (B+E) $1
Total Fair Market Value of Rights Acquired $1
As a result of our analysis, it is our opinion the fair market value of the proposed acquisition, in accordance with the definitions, certifications, assumptions and limiting conditions contained within this document, is:

Value Conclusion
Value Type Interest Appraised Date of Value Value Conclusion Market Value Fee Simple August 25, 2025 $1
237
Summation 48
Bryte Park Land Acquisition (Existing Roadway)
Extraordinary Assumptions and Hypothetical Conditions
None

2. In order to consider potential severance damages and benefits, the "after" value (value of the remainder) is based on the hypothetical condition that the Project has been completed.

The use of any extraordinary assumption or hypothetical condition may have affected the assignment results.

Construction Contract Work Items
According to information provided the following items are anticipated to be impacted by the project and remedied during construction of the project.

None noted.

Exposure Time
Exposure time is the length of time the subject property would have been exposed for sale in the market had it sold on the effective valuation date at the concluded market value.

Marketing Time
Marketing time is an estimate of the time to sell a property interest in real estate at the estimated market value during the period immediately after the effective date of value.

According to Real Estate Valuation in Litigation by J. D. Eaton, MAI, SRA, neither a conclusion of exposure time nor marketing time is relevant to an estimate of market value for eminent domain purposes and “no such estimates should be included in an appraisal report for eminent domain purposes.” (Real Estate Valuation in Litigation, 2nd Ed., Page 19) 238
Certification 49
Bryte Park Land Acquisition (Existing Roadway)
Certification
We certify that, to the best of our knowledge and belief:

1. The statements of fact contained in this report are true and correct.

2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are our personal, impartial, and unbiased professional analyses, opinions, and conclusions.

3. We understand that the appraisal is to be used in connection with the acquisition of rights necessary for the Bryte Park Land Acquisition (Existing Roadway).

4. That such appraisal has been made in conformity with the appropriate State laws, Title VI of the 1964 Civil Rights Act, and regulations, policies and procedures applicable to appraisal of right of way for such purposes; and that to the best of my knowledge no portion of the value assigned to such property consists of items which are noncompensable under the established law of said State.

5. We have no direct or indirect present or prospective personal interest in the property that is the subject of this report or in any benefit from the acquisition of such property appraised.

We also have no personal interest with respect to the parties involved.

6. We have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding the agreement to perform this assignment.

7. We have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.

8. We have not revealed the findings and results of such appraisal to anyone other than the client, and we will not do so until so authorized by proper officials, or until we are required to do so by due process of law, or until we are released from this obligation by having publicly testified to such findings.

9. Our opinion of fair market value of the rights taken, as indicated in this report is made a part hereof by reference, as of August 25, 2025, is $1 (nominal), and that said conclusion was derived without collusion, coercion or direction as to value.

10. Our engagement in this assignment was not contingent upon developing or reporting predetermined results.

11. Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.

12. Our analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice as well as applicable state appraisal regulations.
239
Certification 50
Bryte Park Land Acquisition (Existing Roadway)

13. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute.

14. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.

15. Noah Kauffman, MAI, R/W-AC, made a personal inspection of the property that is the subject of this report and met a representative of the property owner at the site. Kevin Ziegenmeyer, MAI, has not personally inspected the subject.

16. No one provided significant real property appraisal assistance to the person(s) signing this certification.

17. We have experience in appraising properties similar to the subject and are in compliance with the Competency Rule of USPAP.

18. As of the date of this report, Noah Kauffman, MAI, R/W-AC, and Kevin Ziegenmeyer, MAI, have completed the continuing education program for Designated Members of the Appraisal Institute.

Noah Kauffman, MAI, R/W-AC
Certified General Real Estate Appraiser
California Certificate # 3004618
Kevin Ziegenmeyer, MAI
Certified General Real Estate Appraiser
California Certificate # AG013567
240
Assumptions and Limiting Conditions 51
Bryte Park Land Acquisition (Existing Roadway)
Assumptions and Limiting Conditions
This appraisal and any other work product related to this engagement are limited by the following standard assumptions, except as otherwise noted in the report:

1. The title is marketable and free and clear of all liens, encumbrances, encroachments, easements and restrictions. The property is under responsible ownership and competent management and is available for its highest and best use.

2. There are no existing judgments or pending or threatened litigation that could affect the value of the property.

3. There are no hidden or undisclosed conditions of the land or of the improvements that would render the property more or less valuable. Furthermore, there is no asbestos in the property.

4. The revenue stamps placed on any deed referenced herein to indicate the sale price are in correct relation to the actual dollar amount of the transaction.

5. The property is in compliance with all applicable building, environmental, zoning, and other federal, state and local laws, regulations and codes.

6. The information furnished by others is believed to be reliable, but no warranty is given for its accuracy.

This appraisal and any other work product related to this engagement are subject to the following limiting conditions, except as otherwise noted in the report:

1. An appraisal is inherently subjective and represents our opinion as to the value of the property appraised.

2. The conclusions stated in our appraisal apply only as of the effective date of the appraisal, and no representation is made as to the effect of subsequent events.

3. No changes in any federal, state or local laws, regulations or codes (including, without limitation, the Internal Revenue Code) are anticipated.

4. No environmental impact studies were either requested or made in conjunction with this appraisal, and we reserve the right to revise or rescind any of the value opinions based upon any subsequent environmental impact studies. If any environmental impact statement is required by law, the appraisal assumes that such statement will be favorable and will be approved by the appropriate regulatory bodies.

5. Unless otherwise agreed to in writing, we are not required to give testimony, respond to any subpoena or attend any court, governmental or other hearing with reference to the property without compensation relative to such additional employment.

6. We have made no survey of the property and assume no responsibility in connection with such matters. Any sketch or survey of the property included in this report is for illustrative purposes only and should not be considered to be scaled accurately for size. The appraisal 241
Assumptions and Limiting Conditions 52
Bryte Park Land Acquisition (Existing Roadway)
covers the property as described in this report, and the areas and dimensions set forth are assumed to be correct.

7. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if any, and we have assumed that the property is not subject to surface entry for the exploration or removal of such materials, unless otherwise noted in our appraisal.

8. We accept no responsibility for considerations requiring expertise in other fields. Such considerations include, but are not limited to, legal descriptions and other legal matters such as legal title, geologic considerations such as soils and seismic stability; and civil, mechanical, electrical, structural and other engineering and environmental matters. Such considerations may also include determinations of compliance with zoning and other federal, state, and local laws, regulations and codes.

9. The distribution of the total valuation in the report between land and improvements applies only under the reported highest and best use of the property. The allocations of value for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used. The appraisal report shall be considered only in its entirety. No part of the appraisal report shall be utilized separately or out of context.

10. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraisers, or any reference to the Appraisal Institute) shall be disseminated through advertising media, public relations media, news media or any other means of communication (including without limitation prospectuses, private offering memoranda and other offering material provided to prospective investors) without the prior written consent of the persons signing the report.

11. Information, estimates and opinions contained in the report and obtained from third-party sources are assumed to be reliable and have not been independently verified.

12. Any income and expense estimates contained in the appraisal report are used only for the purpose of estimating value and do not constitute predictions of future operating results.

13. If the property is subject to one or more leases, any estimate of residual value contained in the appraisal may be particularly affected by significant changes in the condition of the economy, of the real estate industry, or of the appraised property at the time these leases expire or otherwise terminate.

14. Unless otherwise stated in the report, no consideration has been given to personal property located on the premises or to the cost of moving or relocating such personal property; only the real property has been considered.

15. The current purchasing power of the dollar is the basis for the values stated in the appraisal; we have assumed that no extreme fluctuations in economic cycles will occur.

16. The values found herein are subject to these and to any other assumptions or conditions set forth in the body of this report but which may have been omitted from this list of Assumptions and Limiting Conditions.

17. The analyses contained in the report necessarily incorporate numerous estimates and assumptions regarding property performance, general and local business and economic 242
Assumptions and Limiting Conditions 53
Bryte Park Land Acquisition (Existing Roadway)
conditions, the absence of material changes in the competitive environment and other matters. Some estimates or assumptions, however, inevitably will not materialize, and unanticipated events and circumstances may occur; therefore, actual results achieved during the period covered by our analysis will vary from our estimates, and the variations may be material.

18. The Americans with Disabilities Act (ADA) became effective January 26, 1992. We have not made a specific survey or analysis of the property to determine whether the physical aspects of the improvements meet the ADA accessibility guidelines. We claim no expertise in ADA issues, and render no opinion regarding compliance of the subject with ADA regulations.

Inasmuch as compliance matches each owner’s financial ability with the cost to cure the nonconforming physical characteristics of a property, a specific study of both the owner’s financial ability and the cost to cure any deficiencies would be needed for the Department of Justice to determine compliance.

19. The appraisal report is prepared for the exclusive benefit of the Client, its subsidiaries and/or affiliates. It may not be used or relied upon by any other party. All parties who use or rely upon any information in the report without our written consent do so at their own risk.

20. No studies have been provided to us indicating the presence or absence of hazardous materials on the subject property or in the improvements, and our valuation is predicated upon the assumption that the subject property is free and clear of any environment hazards including, without limitation, hazardous wastes, toxic substances and mold. No representations or warranties are made regarding the environmental condition of the subject property. Integra Realty Resources – Sacramento, Integra Realty Resources, Inc., Integra Strategic Ventures, Inc. and/or any of their respective officers, owners, managers, directors, agents, subcontractors or employees (the “Integra Parties”), shall not be responsible for any such environmental conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because we are not experts in the field of environmental conditions, the appraisal report cannot be considered as an environmental assessment of the subject property.

21. The persons signing the report may have reviewed available flood maps and may have noted in the appraisal report whether the subject property is located in an identified Special Flood Hazard Area. We are not qualified to detect such areas and therefore do not guarantee such determinations. The presence of flood plain areas and/or wetlands may affect the value of the property, and the value conclusion is predicated on the assumption that wetlands are nonexistent or minimal.

22. Integra Realty Resources – Sacramento is not a building or environmental inspector. Integra Sacramento does not guarantee that the subject property is free of defects or environmental problems. Mold may be present in the subject property and a professional inspection is recommended.

23. The appraisal report and value conclusions for an appraisal assume the satisfactory completion of construction, repairs or alterations in a workmanlike manner.

24. It is expressly acknowledged that in any action which may be brought against any of the Integra Parties, arising out of, relating to, or in any way pertaining to this engagement, the 243
Assumptions and Limiting Conditions 54
Bryte Park Land Acquisition (Existing Roadway)
appraisal reports, and/or any other related work product, the Integra Parties shall not be responsible or liable for any incidental or consequential damages or losses, unless the appraisal was fraudulent or prepared with intentional misconduct. It is further acknowledged that the collective liability of the Integra Parties in any such action shall not exceed the fees paid for the preparation of the appraisal report unless the appraisal was fraudulent or prepared with intentional misconduct. Finally, it is acknowledged that the fees charged herein are in reliance upon the foregoing limitations of liability.

25. Integra Realty Resources – Sacramento, an independently owned and operated company, has prepared the appraisal for the specific intended use stated elsewhere in the report. The use of the appraisal report by anyone other than the Client is prohibited except as otherwise provided. Accordingly, the appraisal report is addressed to and shall be solely for the Client’s use and benefit unless we provide our prior written consent. We expressly reserve the unrestricted right to withhold our consent to your disclosure of the appraisal report or any other work product related to the engagement (or any part thereof including, without limitation, conclusions of value and our identity), to any third parties. Stated again for clarification, unless our prior written consent is obtained, no third party may rely on the appraisal report (even if their reliance was foreseeable).

26. The conclusions of this report are estimates based on known current trends and reasonably foreseeable future occurrences. These estimates are based partly on property information, data obtained in public records, interviews, existing trends, buyer-seller decision criteria in the current market, and research conducted by third parties, and such data are not always completely reliable. The Integra Parties are not responsible for these and other future occurrences that could not have reasonably been foreseen on the effective date of this assignment. Furthermore, it is inevitable that some assumptions will not materialize and that unanticipated events may occur that will likely affect actual performance. While we are of the opinion that our findings are reasonable based on current market conditions, we do not represent that these estimates will actually be achieved, as they are subject to considerable risk and uncertainty. Moreover, we assume competent and effective management and marketing for the duration of the projected holding period of this property.

27. All prospective value opinions presented in this report are estimates and forecasts which are prospective in nature and are subject to considerable risk and uncertainty. In addition to the contingencies noted in the preceding paragraph, several events may occur that could substantially alter the outcome of our estimates such as, but not limited to changes in the economy, interest rates, and capitalization rates, behavior of consumers, investors and lenders, fire and other physical destruction, changes in title or conveyances of easements and deed restrictions, etc. It is assumed that conditions reasonably foreseeable at the present time are consistent or similar with the future.

28. The appraisal is also subject to the following:
244
Assumptions and Limiting Conditions 55
Bryte Park Land Acquisition (Existing Roadway)
Extraordinary Assumptions and Hypothetical Conditions
None

2. In order to consider potential severance damages and benefits, the "after" value (value of the remainder) is based on the hypothetical condition that the Project has been completed.

The use of any extraordinary assumption or hypothetical condition may have affected the assignment results.

Kevin Ziegenmeyer, MAI Integra Realty
Resources - Sacramento
irr.com
T 916.435.3883
F 916.435.4774
516 Gibson Drive
Suite 290
Roseville, CA 95678
Experience
Mr. Ziegenmeyer is a Certified General real estate appraiser and holds the Appraisal Institute's MAI designation. In 1989, Mr. Ziegenmeyer began his career in real estate as a controller for a commercial and residential real estate development corporation. In 1991 he began appraising and continued to be involved in appraisal assignments covering a wide variety of properties, including office, retail, industrial, residential income and subdivisions throughout the state of California, and Northern Nevada. Mr. Ziegenmeyer handles many of the firm’s master planned property appraisals and over the past two decades has developed expertise in the valuation of Community Facilities Districts and Assessment Districts.In fact, Mr. Ziegenmeyer was one of five appraisers to collaborate with other professionals in developing the appraisal guidelines for the California Debt and Investment Advisory Commission (Recommended Practices in the Appraisal of Real Estate for Land Secured Financing 2004). He has developed the experience and background necessary to deal with complex assignments covering an array of property types, with a particular focus on urban redevelopment in the cities and counties of San Francisco, Dublin, Monterey, Newport Beach, Alameda, Napa and San Mateo. In early 2015, Mr.

Ziegenmeyer obtained the Appraisal Institute's MAI designation. Mr. Ziegenmeyer is currently Senior Managing Director of the Integra-Sacramento office, and Managing Director of the Integra-Orange County, Integra-San Francisco and Integra-Los Angeles offices.

Licenses
California, California Certified General Real Estate Appraiser, AG013567, Expires June 2027 Education
Academic:

Bachelor of Science in Accounting, Azusa Pacific University, California

Appraisal and Real Estate Courses:

Standards of Professional Practice, Parts A, B & C
Basic Valuation Procedures
Real Estate Appraisal Principles
Capitalization Theory and Techniques, Part A
Advanced Income Capitalization
Report Writing and Valuation Analysis
Advanced Applications
IRS Valuation Summit I & II
2008, 2009, 2010 & 2011 Economic Forecast
Business Practices and Ethics
Contemporary Appraisal Issues with Small Business Administration Financing General Demonstration Appraisal Report Writing Seminar
7-Hour National USPAP Update Course
Valuation of Easements and Other Partial Interests
2009 Summer Conference
Uniform Appraisal Standards for Federal Land Acquisitions (Yellowbook) 2008 Economic Update
Valuation of Conservation Easements
[email protected] - 916.435.3883 x224
247

Kevin Ziegenmeyer, MAI Integra Realty
Resources - Sacramento
irr.com
T 916.435.3883
F 916.435.4774
516 Gibson Drive
Suite 290
Roseville, CA 95678
Education (Cont'd)
Subdivision Valuation
2005 Annual Fall Conference
General Comprehensive Exam Module I, II, III & IV
Advanced Income Capitalization
Advanced Sales Comparison & Cost Approaches
2004 Central CA Market Update
Computer-Enhanced Cash Flow Modeling
Forecast 2000, 2001, 2002, 2003 & 2004
Land Valuation Assignments
Land Valuation Adjustment Procedures
Highest & Best Use and Market Analysis
Entitlements, Land Subdivision & Valuation
Real Estate Value Cycles
El Dorado Hills Housing Symposium
Federal Land Exchanges
M & S Computer Cost-Estimating, Nonresidential
[email protected] - 916.435.3883 x224
248

249

Noah Kauffman, MAI, R/W-AC Integra Realty
Resources - Sacramento
irr.com
T 916.435.3883
F 916.435.4774
516 Gibson Drive
Suite 290
Roseville, CA 95678
Experience
Mr. Kauffman is a Certified General real estate appraiser with Integra Realty Resources, a real estate appraisal firm that engages in a wide variety of real estate valuation and consultation assignments. After completing his bachelor's degree at the University of California, Davis, he began his career in real estate appraisal with House Agricultural Consultants on agricultural and rural property appraisals. He subsequently joined the firm in 2014 and has been writing narrative appraisal reports for a variety of commercial and agricultural properties. He is now involved in appraisal assignments covering right of way, land, multifamily residential, industrial, office, retail and mixed use properties. Mr. Kauffman has developed the experience and background necessary to deal with complex assignments covering an array of property types.

Noah Kauffman holds the Appraisal Institute's MAI designation and the Right of Way – Appraisal Certification (R/W-AC) from the International Right of Way Association.

Licenses
California, Certified General Real Estate Appraiser, 3004618, Expires June 2027 Education
Academic:

Bachelor of Science in Agricultural Management and Rangeland Resources, University of California, Davis
Appraisal and Real Estate Courses:

Advanced Income Capitalization
Advanced Market Analysis & Highest and Best Use
Advanced Concepts & Case Studies
Quantitative Analysis
The Valuation of Partial Acquisitions
Farm and Rural Resources Appraisal
Laws and Regulations for California Appraisers
Uniform Standards of Professional Appraisal Practice
General Appraiser Sales Comparables Approach
General Appraiser Site Valuation and Cost Approach
General Appraiser Market Analysis and Highest and Best Use General Appraiser Report Writing and Case Studies
General Appraiser Income Capitalization Approach Part I & II Residential Sales Comparables and Income Approach
Residential Site Valuation and Cost Approach
Residential Market Analysis and Highest and Best Use
Residential Report Writing and Case Studies
Basic Appraisal Principles
Basic Appraisal Procedures
Problems in the Valuation of Partial Acquisitions
The Uniform Act Executive Summary
Uniform Appraisal Standards for Federal Land Acquisitions: Practical Applications [email protected] - 916.773.3258
250
251
About IRR
Integra Realty Resources, Inc. (IRR) provides world-class commercial real estate valuation, counseling, and advisory services. Routinely ranked among leading property valuation and consulting firms, we are now the largest independent firm in our industry in the United States, with local offices coast to coast and in the Caribbean.

IRR offices are led by MAI-designated Senior Managing Directors, industry leaders who have over 25 years, on average, of commercial real estate experience in their local markets. This experience, coupled with our understanding of how national trends affect the local markets, empowers our clients with the unique knowledge, access, and historical perspective they need to make the most informed decisions.

Many of the nation's top financial institutions, developers, corporations, law firms, and government agencies rely on our professional real estate opinions to best understand the value, use, and feasibility of real estate in their market.

Local Expertise...Nationally!
irr.com
252
Addenda
Bryte Park Land Acquisition (Existing Roadway)
Addendum B
Definitions
253
Addenda
Bryte Park Land Acquisition (Existing Roadway)
Definitions
The source of the following definitions is the Appraisal Institute, The Dictionary of Real Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022), unless otherwise noted.

Effective Date

1. The date on which the appraisal or review opinion applies.

2. In a lease document, the date upon which the lease goes into effect.

Entitlement
In the context of ownership, use, or development of real estate, governmental approval for annexation, zoning, utility extensions, number of lots, total floor area, construction permits, and occupancy or use permits.

Entrepreneurial Profit

1. A market-derived figure that represents the amount an entrepreneur receives for his or her contribution to a project and risk; the difference between the total cost of a property (cost of development) and its market value (property value after completion), which represents the entrepreneur’s compensation for the risk and expertise associated with development. An entrepreneur is motivated by the prospect of future value enhancement (i.e., the entrepreneurial incentive). An entrepreneur who successfully creates value through new development, expansion, renovation, or an innovative change of use is rewarded by entrepreneurial profit. Entrepreneurs may also fail and suffer losses.

2. In economics, the actual return on successful management practices, often identified with coordination, the fourth factor of production following land, labor, and capital; also called entrepreneurial return or entrepreneurial reward.

Exposure Time

1. The time a property remains on the market.

2. The estimated length of time that the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal; a retrospective opinion based on an analysis of past events assuming a competitive and open market.

Fee Simple Estate
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat.

Highest and Best Use

1. The reasonably probable use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity.
254
Addenda
Bryte Park Land Acquisition (Existing Roadway)

2. The use of an asset that maximizes its potential and that is possible, legally permissible, and financially feasible. The highest and best use may be for continuation of an asset’s existing use or for some alternative use. This is determined by the use that a market participant would have in mind for the asset when formulating the price that it would be willing to bid. (ISV)

3. [The] highest and most profitable use for which the property is adaptable and needed or likely to be needed in the reasonably near future. (Uniform Appraisal Standards for Federal Land Acquisitions)
Lease
A contract in which rights to use and occupy land, space, or structures are transferred by the owner to another for a specified period of time in return for a specified rent.

Leased Fee Interest
The ownership interest held by the lessor, which includes the right to receive the contract rent specified in the lease plus the reversionary right when the lease expires.

Leasehold Interest
The right held by the lessee to use and occupy real estate for a stated term and under the conditions specified in the lease.

Fair Market Value
The fair market value is a measure of just compensation, which is defined in Section 1263.320 of the Code of Civil Procedure. Fair market value is defined as follows:
 The fair market value of the property taken is the highest price on the date of valuation that would be agreed to by a seller, being willing to sell but under no particular or urgent necessity for so doing, nor obliged to sell, and a buyer, being ready, willing, and able to buy but under no particular necessity for so doing, each dealing with the other with the full knowledge of all of the uses and purposes for which the property is reasonably adaptable and available.  The fair market value of the property taken for which there is no relevant, comparable market is its value on the date of valuation as determined by any method of valuation that is just and equitable.
(Source: California Code of Civil Procedure, Title 7, Sec. 1263.320.) 255
Addenda
Bryte Park Land Acquisition (Existing Roadway)
Addendum C
Comparable Data
256
Land Sale Profile Sale No. 1
Location & Property Identification
Property Name: Morvai South
Sub-Property Type: Residential, Single Family
Development Land
Address: Hollandaise Way
City/State/Zip: Sacramento, CA 95829
County: Sacramento
Market Orientation: Suburban
IRR Event ID: 3373488
Sale Information
Sale Price: $12,002,000
Effective Sale Price: $12,002,000
Recording Date: 04/18 & 4/28/2025
Contract Date: 01/08/2025
Sale Status: Closed
$/Acre(Gross): $328,822
$/Land SF(Gross): $7.55
Grantor/Seller: T&T Investment LLC & Mariam
Estates LLC
Grantee/Buyer: MRP California LLC
Assets Sold: Real estate only
Property Rights: Fee Simple
% of Interest Conveyed: 100.00
Financing: Cash to seller
Conditions of Sale: Arm's-length
Document Type: Deed
Recording No.: 202504180356 &
202504180357
Verified By: Blake Fassler
Verification Date: 06/16/2025
Confirmation Source: Doug Dieter
Verification Type: Confirmed-Buyer
Improvement and Site Data
Legal/Tax/Parcel ID: 066-0070-049 and -050
Acres(Gross): 36.50
Land-SF(Gross): 1,589,940
Typical Lot Size: 5,300
No. of Units: 172
Zoning Code: RD-5
Zoning Desc.: Residential
Source of Land Info.: Public Records
Comments
This is a sale of two properties that were purchased by a landbank from two parties, which went under contract within a week of each other. The landbank had a contract with Beazer Homes to develop and build out the residential lots. The sales consist of 172 paper lots with a typical lot size of 5,300 square feet. The property was used as a rural residential home site at the time of sale but the highest and best use was residential development.

Morvai South 257
Land Sale Profile Sale No. 2
Location & Property Identification
Property Name: Waterman & Gerber Road
Sub-Property Type: Residential, Single Family
Development Land
Address: Waterman Rd.

City/State/Zip: Sacramento, CA 95829
County: Sacramento
Market Orientation: Suburban
IRR Event ID: 3373492
Sale Information
Sale Price: $7,130,000
Effective Sale Price: $7,130,000
Sale Date: 01/06/2025
Contract Date: 10/08/2024
Sale Status: Closed
$/Acre(Gross): $411,188
$/Land SF(Gross): $9.44
Grantor/Seller: Waterman At Gerber 39 LLC
Grantee/Buyer: Meritage Homes Of California
Inc
Assets Sold: Real estate only
Property Rights: Fee Simple
% of Interest Conveyed: 100.00
Financing: Cash to seller
Conditions of Sale: Arm's-length
Document Type: Deed
Recording No.: 20250106.471
Verified By: Blake Fassler
Verification Date: 06/16/2025
Confirmation Source: Jack Yoder
Verification Type: Confirmed-Buyer
Improvement and Site Data
Legal/Tax/Parcel ID: 065-0260-017 and -018
Acres(Gross): 17.34
Land-SF(Gross): 755,330
Typical Lot Size: 5,775
No. of Units: 92
Zoning Code: RD-5
Zoning Desc.: Residential
Source of Land Info.: Public Records
Comments
This is a sale of 92 paper lots with a typical lot size of 5,775 square feet. The property was unimproved agricultural land at the time of sale with a highest and best use of residential development.

Waterman & Gerber Road 258
Land Sale Profile Sale No. 3
Location & Property Identification
Property Name: 5725 Tegan Road
Sub-Property Type: Residential, Single Family
Development Land
Address: 5725 Tegan Rd.

City/State/Zip: Elk Grove, CA 95758
County: Sacramento
Market Orientation: Suburban
IRR Event ID: 3225699
Sale Information
Sale Price: $2,028,000
Effective Sale Price: $2,028,000
Sale Date: 06/01/2024
Recording Date: 06/24/2024
Contract Date: 02/01/2024
Sale Status: Closed
$/Acre(Gross): $242,729
$/Land SF(Gross): $5.57
$/Unit (Potential):

Grantor/Seller: Hensley Family Trust and Mark
F Priest
Grantee/Buyer: Riverland Homes
Assets Sold: Real estate only
Property Rights: Fee Simple
% of Interest Conveyed: 100.00
Financing: Cash to seller
Conditions of Sale: Arm's-length
Document Type: Deed
Recording No.: 202406260587
Verified By: Blake Fassler
Verification Date: 04/23/2024
Confirmation Source: Doug Bayless
Verification Type: Confirmed-Seller Broker
Improvement and Site Data
MSA: Sacramento--Roseville--ArdenArcade, CA
119-0151-031, 119-0151-032
and 119-0151-033
Legal/Tax/Parcel ID:

Acres(Gross): 8.36
Land-SF(Gross): 363,944
Typical Lot Size: 5,850
No. of Units: 39
Shape: Irregular
Topography: Level
Corner Lot: No
Frontage Desc.: Tegan Road
Zoning Code: RD-5
Zoning Desc.: Residential Low Density
Source of Land Info.: Public Records
5725 Tegan Road 259
Land Sale Profile Sale No. 3
Comments
The property was on the market for three years and closed to a local builder. The two sellers allocated the sale price as follows: Mark Priest $202,800 and Hensley Family Trust
$1,825,200. The two sellers retain their existing homes, which are located on Lots 6 and 11. Given the subject’s in-fill location, number of units, power lines running across the property, and the seller’s retaining their existing homes at the project, national and regional builders passed on the property.

The property was used as two home sites but had a highest and best use as residential development.
5725 Tegan Road 260
Land Sale Profile Sale No. 4
Location & Property Identification
Property Name: Florin Vineyards I & II
Sub-Property Type: Residential, Single Family
Development Land
Address: S. Watt Ave.

City/State/Zip: Sacramento, CA 95828
County: Sacramento
Market Orientation: Suburban
IRR Event ID: 3236292
Sale Information
Sale Price: $17,300,000
Effective Sale Price: $17,300,000
Sale Date: 04/19/2024
Sale Status: Closed
$/Acre(Gross): $221,030
$/Land SF(Gross): $5.07
Grantor/Seller: Florin Vineyards 273 LLC
Grantee/Buyer: Taylor Morrison / California
LLC
Assets Sold: Real estate only
Property Rights: Fee Simple
% of Interest Conveyed: 100.00
Financing: Cash to seller
Conditions of Sale: Arm's-length
Document Type: Deed
Recording No.: 20240419.398
Verified By: Blake Fassler
Verification Date: 05/21/2024
Confirmation Source: Scott Trickle
Verification Type: Confirmed-Seller Broker
Improvement and Site Data
064-0072-024, 064-0072-040,
064-0072-043, 064-0071-045
Legal/Tax/Parcel ID:

Acres(Gross): 78.27
Land-SF(Gross): 3,409,441
Typical Lot Size: 5,169
No. of Units: 285
Zoning Code: RD-5 and -7
Zoning Desc.: Residential
Source of Land Info.: Broker
Comments
This is a sale of 285 tentatively mapped lots with a typical lot size of 5,169 square feet. The property had a limited
agricultural and rural residential use use at the time of sale but the highest and best use was residential development.

Florin Vineyards I & II 261
Land Sale Profile Sale No. 5
Location & Property Identification
Property Name: Wildhawk - Unit 11
Sub-Property Type: Residential, Single Family
Development Land
Address: Mesa Verde Way
City/State/Zip: Sacramento, CA 95829
County: Sacramento
Market Orientation: Suburban
IRR Event ID: 3373253
Sale Information
Sale Price: $4,987,052
Effective Sale Price: $4,987,052
Sale Date: 02/26/2024
Sale Status: Closed
$/Acre(Gross): $348,745
$/Land SF(Gross): $8.01
Grantor/Seller: Bruce L Speckert 1993 Trust et
al.

Grantee/Buyer: Taylor Morrison of California
LLC
Assets Sold: Real estate only
Property Rights: Fee Simple
% of Interest Conveyed: 100.00
Financing: Cash to seller
Conditions of Sale: Arm's-length
Document Type: Deed
Recording No.: 20240226.707
Verified By: Blake Fassler
Verification Date: 06/16/2025
Confirmation Source: Dave Kalemba
Verification Type: Confirmed-Buyer
Improvement and Site Data
Legal/Tax/Parcel ID: 122-0020-009
Acres(Gross): 14.30
Land-SF(Gross): 622,908
Typical Lot Size: 5,500
No. of Units: 72
Zoning Code: RD-5
Zoning Desc.: Residential
Source of Land Info.: Public Records
Comments
This is a sale of 72 tentatively mapped lots with a typical lot size of 5,500 square feet. The sale price was $5,365,000, but the buyer was credited $377,948 in escrow against
environmental mitigation measures in connection with the development of the project. The property was vacant land with limited agricultural use at the time of sale but the highest and best use was residential development.

Wildhawk - Unit 11 262
Land Sale Profile Sale No. 6
Location & Property Identification
Property Name: 9132 Gerber Rd.

Sub-Property Type: Residential, Single Family
Development Land
Address: 9132 Gerber Rd.

City/State/Zip: Sacramento, CA 95829
County: Sacramento
Market Orientation: Suburban
IRR Event ID: 1995334
Sale Information
Sale Price: $4,995,000
Effective Sale Price: $4,995,000
Sale Date: 10/31/2023
Sale Status: Closed
$/Acre(Gross): $131,137
$/Land SF(Gross): $3.01
Grantor/Seller: Eugene K. and Elizabeth N.

Miyamaoto TTEs
Grantee/Buyer: CDB Gerber LLC & KRM
Investors LLC
Property Rights: Fee Simple
Exposure Time: 16 (months)
Financing: Cash to seller
Conditions of Sale: Arm's-length
Document Type: Deed
Recording No.: 20231031.738
Verified By: Noah Kauffman, MAI, R/W-AC
Verification Date: 06/15/2024
Confirmation Source: Cheng Chi Lee / Re/Max Gold
Fair Oaks
Verification Type: Confirmed-Buyer Broker
Improvement and Site Data
Legal/Tax/Parcel ID: 121-0010-007
Acres(Gross): 38.09
Land-SF(Gross): 1,659,200
Zoning Code: AR-10
Zoning Desc.: Agricultural Residential
Source of Land Info.: Public Records
Comments
This is the sale of 38.09 acres for future development of single family homes within the Sacramento Florin-Vineyard Plan. The property had a limited agricultural use at the time of sale but the highest and best use was for future residential
development.
9132 Gerber Rd. 263
Addenda
Bryte Park Land Acquisition (Existing Roadway)
Addendum D
Preliminary Title Report
264
CLTA Preliminary Report Form - Modified (11.17.06) Printed: 08.01.25 @ 03:13 PM by G SCA0002402.doc / Updated: 07.30.24 1 CA-FT-FSSE-01500.083804-SPS-1-25-FSSE-0102501156

PRELIMINARY REPORT
In response to the application for a policy of title insurance referenced herein, Fidelity National Title Company hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a policy or policies of title insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an exception herein or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations or Conditions of said policy forms.

The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said policy or policies are set forth in Attachment One. The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than that set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Limitations on Covered Risks applicable to the CLTA and ALTA Homeowner's Policies of Title Insurance which establish a Deductible Amount and a Maximum Dollar Limit of Liability for certain coverages are also set forth in Attachment One. Copies of the policy forms should be read. They are available from the office which issued this report.

This report (and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title insurance, a Binder or Commitment should be requested.

The policy(ies) of title insurance to be issued hereunder will be policy(ies) of Fidelity National Title Insurance Company, a Florida corporation.

Please read the exceptions shown or referred to herein and the exceptions and exclusions set forth in Attachment One of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under the terms of the title insurance policy and should be carefully considered.

It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects and encumbrances affecting title to the land.

Fidelity National Title Insurance Company
By:

Countersigned By:

Bryan Shank
Authorized Officer or Agent
Michael J. Nolan, President
Attest:

Marjorie Nemzura, Secretary
265
CLTA Preliminary Report Form - Modified (11.17.06) Printed: 08.01.25 @ 03:13 PM by G SCA0002402.doc / Updated: 07.30.24 2 CA-FT-FSSE-01500.083804-SPS-1-25-FSSE-0102501156 Visit Us on our Website: www.fntic.com
ISSUING OFFICE: 11320 Trade Center Drive, Ste C, Rancho Cordova, CA 95742 FOR SETTLEMENT INQUIRIES, CONTACT:

Fidelity National Title Company
8525 Madison Avenue, Suite 110  Fair Oaks, CA 95628
(916)646-6018  FAX (916)244-0941
Another Prompt Delivery From Fidelity National Title Company Title Department Where Local Experience And Expertise Make A Difference

PRELIMINARY REPORT
Title Officer: Shannon Dalton
Email: [email protected]
Title No.: FSSE-0102501156-SD
Escrow Officer: Audra Meyer
Email: [email protected]
Escrow No.: FSSE-0102501156 -AM
TO: City of West Sacramento
1110 West Capitol Ave, 1st Floor
West Sacramento, CA 95691
Attn: Fred Arnold
Your Ref No.: Bryte Park
PROPERTY ADDRESS(ES): APN: 014-580-002-000, West Sacramento, CA EFFECTIVE DATE: July 23, 2025 at 07:30 AM
The form of policy or policies of title insurance contemplated by this report is:

CLTA Standard Coverage Owner's Policy - 2022

1. THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED TO COVERED BY THIS REPORT IS:

A Fee

2. TITLE TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN:

Washington Unified School District of Yolo County

3. THE LAND REFERRED TO IN THIS REPORT IS DESCRIBED AS FOLLOWS:

SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF
266
EXHIBIT "A"
Legal Description
CLTA Preliminary Report Form - Modified (11.17.06) Printed: 08.01.25 @ 03:13 PM by G SCA0002402.doc / Updated: 07.30.24 3 CA-FT-FSSE-01500.083804-SPS-1-25-FSSE-0102501156 For APN/Parcel ID(s): 014-580-002-000

THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF WEST SACRAMENTO, COUNTY OF YOLO, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS:

Beginning at a point on the Easterly line of Todhunter Avenue, where the same is intersected by the Easterly prolongation of the South property line of Carrie Street of Riverbank Extension No. 1, as same is shown on the Official Map thereof, filed in the Office of the Recorder of Yolo County, on January 6, 1913, in Book 2 of Maps, at

Page 65 ends

Avenue to a point on the North line of a proposed 60' wide street, thence at right angles North 71° 50' 45" East 176.00 feet along the North line of said 60 foot strip, thence North 69° 08' 45" East 440.87 feet, thence North 83° 11' 30" East 570.25 feet; thence North 78° 05' 30" East 668.48 feet, thence North 84° 00' 50" East 225.23 feet; thence South 0° 16' 00" West 961.50 feet, to a point on the center line of a proposed 60.00 foot street, thence North 89° 44' 00" West 45.47 feet, thence along a curve to the left, radius of 1000 feet, central angle 17° 52' 45", an arc distance of 312.05 feet, thence South 72° 23' 15" West, 416.89 feet, thence South 18° 08' 45" East, 30.00 feet, thence South 72° 23' 15" West 990.00 feet to the point of beginning. 267
Title No.: FSSE-0102501156-SD
CLTA Preliminary Report Form - Modified (11.17.06) Printed: 08.01.25 @ 03:13 PM by G SCA0002402.doc / Updated: 07.30.24 4 CA-FT-FSSE-01500.083804-SPS-1-25-FSSE-0102501156

AT THE DATE HEREOF, EXCEPTIONS TO COVERAGE IN ADDITION TO THE PRINTED EXCEPTIONS AND EXCLUSIONS IN SAID POLICY FORM WOULD BE AS FOLLOWS:

1. Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes to be levied for the fiscal year 2025-2026.

2. There were no taxes levied for the fiscal year 2024-2025 as the property was vested in a public entity.

3. Prior to close of escrow, please contact the Tax Collector's Office to confirm all amounts owing, including current fiscal year taxes, supplemental taxes, escaped assessments and any delinquencies.

4. The lien of supplemental or escaped assessments of property taxes, if any, made pursuant to the provisions of Chapter 3.5 (commencing with Section 75) or Part 2, Chapter 3, Articles 3 and 4, respectively, of the Revenue and Taxation Code of the State of California as a result of the transfer of title to the vestee named in Schedule A or as a result of changes in ownership or new construction occurring prior to Date of Policy.

5. If your property is within the City of Woodland, the following will apply: Municipal refuse (garbage) charges, if any, contact Waste Management, (530) 662-3949, Utilities, contact: (530) 661-5831.

If your property is within the City of Winters, for utilities, if any, contact (530) 795-4910, Waste Management (530) 662-3949.

If your property is within the City of Davis, for utilities, if any, contact (530) 757-5651.

If your property is within the City of West Sacramento, for utilities, if any, contact (916) 617-4589.

Esparto Community Services District, call (530) 787-4502.

Knights Landing Services District, call (530) 735-6492.

Madison Service District, call (530) 666-8518.

6. Rights of the public as to any portion of the land lying within the area commonly known as any roads.

7. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document:

Granted to: Pacific Gas and Electric Company, a Corporation Purpose: Pole line
Recording Date: September 4, 1923
Recording No.: Book 107, Page 3, of Deeds
The exact location and extent of said easement is not disclosed of record.

8. Matters as shown on that certain Record of Survey Map, filed for record March 2, 1961 in Book 8 of Record of Surveys, Page 118, Official Records.
268
Title No.: FSSE-0102501156-SD

EXCEPTIONS
(continued)
CLTA Preliminary Report Form - Modified (11.17.06) Printed: 08.01.25 @ 03:13 PM by G SCA0002402.doc / Updated: 07.30.24 5 CA-FT-FSSE-01500.083804-SPS-1-25-FSSE-0102501156

9. A lease with certain terms, covenants, conditions and provisions set forth therein.

Lessor: East Yolo Community Services District
Lessee: Washington Unified School District
Recording Date: May 14, 1979
Recording No.: Book 8413, Book 1366, Page 244, of Official Records The present ownership of the leasehold created by said lease and other matters affecting the interest of the lessee are not shown herein.

10. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document:

Granted to: City of West Sacramento
Purpose: Public right-of-way
Recording Date: February 20, 2015
Recording No.: 2015-0003905, of Official Records
Affects; As described therein

11. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document:

Granted to: West Sacramento Area Flood Control Agency
Purpose: As described therein
Recording Date: November 23, 2015
Recording No.: 2015-0032614, of Official Records
Affects; As described therein

12. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document:

Granted to: West Sacramento Area Flood Control Agency
Purpose: As described therein
Recording Date: February 22, 2016
Recording No.: 2016-0004309, of Official Records
Affects; As described therein

13. Matters contained in that certain document
Entitled: Joint Use Agreement
Dated: May 10, 2022
Executed by: West Sacramento Area Flood Control Agency and Sacramento and San Joaquin Drainage District, acting by and through The Central Valley Flood Protection Board Recording Date: June 21, 2022
Recording No.: 2022-0014843, of Official Records
Reference is hereby made to said document for full particulars. 269
Title No.: FSSE-0102501156-SD

EXCEPTIONS
(continued)
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14. Any rights of the parties in possession of a portion of, or all of, said Land, which rights are not disclosed by the public records.

The Company will require, for review, a full and complete copy of any unrecorded agreement, contract, license and/or lease, together with all supplements, assignments and amendments thereto, before issuing any policy of title insurance without excepting this item from coverage.

The Company reserves the right to except additional items and/or make additional requirements after reviewing said documents.

15. The transaction contemplated in connection with this Report is subject to the review and approval of the Company’s Corporate Underwriting Department. The Company reserves the right to add additional items or make further requirements after such review.

16. The Company will require that an Owner’s Affidavit be completed by the party(s) named below before the issuance of any policy of title insurance.

Party(ies): Washington Unified School District of Yolo County The Company reserves the right to add additional items or make further requirements after review of the requested Affidavit.

END OF EXCEPTIONS
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Title No.: FSSE-0102501156-SD
CLTA Preliminary Report Form - Modified (11.17.06) Printed: 08.01.25 @ 03:13 PM by G SCA0002402.doc / Updated: 07.30.24 7 CA-FT-FSSE-01500.083804-SPS-1-25-FSSE-0102501156 NOTES
Note 1. Note: The Company is not aware of any matters which would cause it to decline to attach CLTA Endorsement Form 116 indicating that there is located on said Land a Commercial Property, known as APN: 014-580-002-000, West Sacramento, CA, to an Extended Coverage Loan Policy.

Note 2. Note: The name(s) of the proposed insured(s) furnished with this application for title insurance is/are:

No names were furnished with the application. Please provide the name(s) of the buyers as soon as possible.

Note 3. Note: There are NO conveyances affecting said Land recorded within 24 months of the date of this report.

Note 4. Note: The charge for a policy of title insurance, when issued through this title order, will be based on the Basic Title Insurance Rate.

Note 5. Note: If a county recorder, title insurance company, escrow company, real estate broker, real estate agent or association provides a copy of a declaration, governing document or deed to any person, California law requires that the document provided shall include a statement regarding any unlawful restrictions. Said statement is to be in at least 14-point bold face type and may be stamped on the first page of any document provided or included as a cover page attached to the requested document.

Should a party to this transaction request a copy of any document reported herein that fits this category, the statement is to be included in the manner described.

Note 6. Note: Any documents being executed in conjunction with this transaction must be signed in the presence of an authorized Company employee, an authorized employee of a Company agent, an authorized employee of the insured lender, or by using Bancserv or other Company-approved third-party service. If the above requirement cannot be met, please call the Company at the number provided in this report.

Note 7. Notice: Please be aware that due to the conflict between federal and state laws concerning the cultivation, distribution, manufacture or sale of marijuana, the Company is not able to close or insure any transaction involving Land that is associated with these activities.

Note 8. The application for title insurance was placed by reference to only a street address or tax identification number. The proposed Insured must confirm that the legal description in this report covers the parcel(s) of Land requested to be insured. If the legal description is incorrect, the proposed Insured must notify the Company and/or the settlement company in order to prevent errors and to be certain that the legal description for the intended parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance.

Note 9. Pursuant to Government Code Section 27388.1, as amended and effective as of 1-1-2018, a Documentary Transfer Tax (DTT) Affidavit may be required to be completed and submitted with each document when DTT is being paid or when an exemption is being claimed from paying the tax. If a governmental agency is a party to the document, the form will not be required. DTT Affidavits may be available at a Tax Assessor-County Clerk-Recorder.
271
Title No.: FSSE-0102501156-SD
NOTES
(continued)
CLTA Preliminary Report Form - Modified (11.17.06) Printed: 08.01.25 @ 03:13 PM by G SCA0002402.doc / Updated: 07.30.24 8 CA-FT-FSSE-01500.083804-SPS-1-25-FSSE-0102501156 Note 10. Note: The policy of title insurance will include an arbitration provision. The Company or the insured may demand arbitration. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the insured arising out of or relating to this policy, any service of the Company in connection with its issuance or the breach of a policy provision or other obligation. Please ask your escrow or title officer for a sample copy of the policy to be issued if you wish to review the arbitration provisions and any other provisions pertaining to your Title Insurance coverage.

END OF NOTES
272
Wire Fraud Alert
Original Effective Date: 5/11/2017
Current Version Date: 5/11/2017 FSSE-0102501156-AM
TM and © Fidelity National Financial, Inc. and/or an affiliate. All rights reserved

WIRE FRAUD ALERT
This Notice is not intended to provide legal or professional advice.

If you have any questions, please consult with a lawyer.

All parties to a real estate transaction are targets for wire fraud and many have lost hundreds of thousands of dollars because they simply relied on the wire instructions received via email, without further verification. If funds are to be wired in conjunction with this real estate transaction, we strongly recommend verbal verification of wire instructions through a known, trusted phone number prior to sending funds.

In addition, the following non-exclusive self-protection strategies are recommended to minimize exposure to possible wire fraud.
 NEVER RELY on emails purporting to change wire instructions. Parties to a transaction rarely change wire instructions in the course of a transaction.
 ALWAYS VERIFY wire instructions, specifically the ABA routing number and account number, by calling the party who sent the instructions to you. DO NOT use the phone number provided in the email containing the instructions, use phone numbers you have called before or can otherwise verify. Obtain the number of relevant parties to the transaction as soon as an escrow account is opened. DO NOT send an email to verify as the email address may be incorrect or the email may be intercepted by the fraudster.  USE COMPLEX EMAIL PASSWORDS that employ a combination of mixed case, numbers, and symbols.

Make your passwords greater than eight (8) characters. Also, change your password often and do NOT reuse the same password for other online accounts.
 USE MULTI-FACTOR AUTHENTICATION for email accounts. Your email provider or IT staff may have specific instructions on how to implement this feature.

For more information on wire-fraud scams or to report an incident, please refer to the following links:

Federal Bureau of Investigation: Internet Crime Complaint Center:
http://www.fbi.gov http://www.ic3.gov
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FIDELITY NATIONAL FINANCIAL

PRIVACY NOTICE
Effective January 1, 2025
Fidelity National Financial, Inc. and its majority-owned subsidiary companies (collectively, "FNF," "our," or "we") respect and are committed to protecting your privacy. This Privacy Notice explains how we collect, use, and protect personal information, when and to whom we disclose such information, and the choices you have about the use and disclosure of that information.

A limited number of FNF subsidiaries have their own privacy notices. If a subsidiary has its own privacy notice, the privacy notice will be available on the subsidiary's website and this Privacy Notice does not apply.

Collection of Personal Information
FNF may collect the following categories of Personal Information:
 contact information (e.g., name, address, phone number, email address);  demographic information (e.g., date of birth, gender, marital status);  identity information (e.g., Social Security Number, driver's license, passport, or other government ID number);  financial account information (e.g., loan or bank account information);  biometric data (e.g., fingerprints, retina or iris scans, voiceprints, or other unique biological characteristics; and  other personal information necessary to provide products or services to you.

We may collect Personal Information about you from:
 information we receive from you or your agent;
 information about your transactions with FNF, our affiliates, or others; and  information we receive from consumer reporting agencies and/or governmental entities, either directly from these entities or through others.

Collection of Browsing Information
FNF automatically collects the following types of Browsing Information when you access an FNF website, online service, or application (each an "FNF Website") from your Internet browser, computer, and/or device:
 Internet Protocol (IP) address and operating system;
 browser version, language, and type;
 domain name system requests; and
 browsing history on the FNF Website, such as date and time of your visit to the FNF Website and visits to the pages within the FNF Website.

Like most websites, our servers automatically log each visitor to the FNF Website and may collect the Browsing Information described above. We use Browsing Information for system administration, troubleshooting, fraud investigation, and to improve our websites. Browsing Information generally does not reveal anything personal about you, though if you have created a user account for an FNF Website and are logged into that account, the FNF Website may be able to link certain browsing activity to your user account.

Other Online Specifics
Cookies. When you visit an FNF Website, a "cookie" may be sent to your computer. A cookie is a small piece of data that is sent to your Internet browser from a web server and stored on your computer's hard drive. Information gathered using cookies helps us improve your user experience. For example, a cookie can help the website load properly or can customize the display page based on your browser type and user preferences. You can choose whether or not to accept cookies by changing your Internet browser settings. Be aware that doing so may impair or limit some functionality of the FNF Website.

Web Beacons. We use web beacons to determine when and how many times a page has been viewed. This information is used to improve our websites.

Do Not Track. Currently our FNF Websites do not respond to "Do Not Track" features enabled through your browser.
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Links to Other Sites. FNF Websites may contain links to unaffiliated third-party websites. FNF is not responsible for the privacy practices or content of those websites. We recommend that you read the privacy policy of every website you visit.

Use of Personal Information
FNF uses Personal Information for these main purposes:
 To provide products and services to you or in connection with a transaction involving you.  To improve our products and services.
 To prevent and detect fraud;
 To maintain the security of our systems, tools, accounts, and applications;  To verify and authenticate identities and credentials;  To communicate with you about our, our affiliates', and others' products and services, jointly or independently.  To provide reviews and testimonials about our services, with your consent.

When Information Is Disclosed
We may disclose your Personal Information and Browsing Information in the following circumstances:
 to enable us to detect or prevent criminal activity, fraud, material misrepresentation, or nondisclosure;  to affiliated or nonaffiliated service providers who provide or perform services or functions on our behalf and who agree to use the information only to provide such services or functions;  to affiliated or nonaffiliated third parties with whom we perform joint marketing, pursuant to an agreement with them to jointly market financial products or services to you;  to law enforcement or authorities in connection with an investigation, or in response to a subpoena or court order; or
 in the good-faith belief that such disclosure is necessary to comply with legal process or applicable laws, or to protect the rights, property, or safety of FNF, its customers, or the public.

The law does not require your prior authorization and does not allow you to restrict the disclosures described above. Additionally, we may disclose your information to third parties for whom you have given us authorization or consent to make such disclosure. We do not otherwise share your Personal Information or Browsing Information with nonaffiliated third parties, except as required or permitted by law.

We reserve the right to transfer your Personal Information, Browsing Information, and any other information, in connection with the sale or other disposition of all or part of the FNF business and/or assets, or in the event of bankruptcy, reorganization, insolvency, receivership, or an assignment for the benefit of creditors. By submitting Personal Information and/or Browsing Information to FNF, you expressly agree and consent to the use and/or transfer of the foregoing information in connection with any of the above described proceedings.

Security of Your Information
We maintain physical, electronic, and procedural safeguards to protect your Personal Information.

Choices With Your Information
Whether you submit Personal Information or Browsing Information to FNF is entirely up to you. If you decide not to submit Personal Information or Browsing Information, FNF may not be able to provide certain services or products to you.

State-Specific Consumer Privacy Information:

For additional information about your state-specific consumer privacy rights, to make a consumer privacy request, or to appeal a previous privacy request, please follow the link Privacy Request, or email [email protected] or call (888) 714-2710.

Certain state privacy laws require that FNF disclose the categories of third parties to which FNF may disclose the Personal Information and Browsing Information listed above. Those categories are:
 FNF affiliates and subsidiaries;
 Non-affiliated third parties, with your consent;
 Business in connection with the sale or other disposition of all or part of the FNF business and/or assets; 275
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 Service providers;
 Law endorsement or authorities in connection with an investigation, or in response to a subpoena or court order.

For California Residents: We will not share your Personal Information or Browsing Information with nonaffiliated third parties, except as permitted by California law. For additional information about your California privacy rights, please visit the "California Privacy" link on our website (fnf.com/california-privacy) or call (888) 413-1748.

For Nevada Residents: We are providing this notice pursuant to state law. You may be placed on our internal Do Not Call List by calling FNF Privacy at (888) 714-2710 or by contacting us via the information set forth at the end of this Privacy Notice. For further information concerning Nevada's telephone solicitation law, you may contact:

Bureau of Consumer Protection, Office of the Nevada Attorney General, 555 E. Washington St., Suite 3900, Las Vegas, NV 89101; Phone number: (702) 486-3132; email: [email protected].

For Oregon Residents: We will not share your Personal Information or Browsing Information with nonaffiliated third parties for marketing purposes, except after you have been informed by us of such sharing and had an opportunity to indicate that you do not want a disclosure made for marketing purposes. For additional information about your Oregon consumer privacy rights, or to make a consumer privacy request, or appeal a previous privacy request, please email [email protected] or call (888) 714-2710 FNF is the controller of the following businesses registered with the Secretary of State in Oregon:

Chicago Title Company of Oregon, Fidelity National Title Company of Oregon, Lawyers Title of Oregon, LoanCare, Ticor, Title Company of Oregon, Western Title & Escrow Company, Chicago Title Company, Chicago Title Insurance Company, Commonwealth Land Title Insurance Company, Fidelity National Title Insurance Company, Liberty Title & Escrow, Novare National Settlement Service, Ticor Title Company of California, Exos Valuations, Fidelity & Guaranty Life, Insurance Agency, Fidelity National Home Warranty Company, Fidelity National Management Services, Fidelity Residential Solutions, FNF Insurance Services, FNTG National Record Centers, IPEX, Mission Servicing Residential, National Residential Nominee Services, National Safe Harbor Exchanges, National Title Insurance of New York, NationalLink Valuations, NexAce Corp., ServiceLink Auction, ServiceLink Management Company, ServiceLink Services, ServiceLink Title Company of Oregon, ServiceLink Valuation Solutions, Western Title & Escrow Company
For Vermont Residents: We will not disclose information about your creditworthiness to our affiliates and will not disclose your personal information, financial information, credit report, or health information to nonaffiliated third parties to market to you, other than as permitted by Vermont law, unless you authorize us to make those disclosures.

Information From Children
The FNF Websites are not intended or designed to attract persons under the age of eighteen (18). We do not collect Personal Information from any person that we know to be under the age of thirteen (13) without permission from a parent or guardian.

International Users
FNF's headquarters is located within the United States. If you reside outside the United States and choose to provide Personal Information or Browsing Information to us, please note that we may transfer that information outside of your country of residence. By providing FNF with your Personal Information and/or Browsing Information, you consent to our collection, transfer, and use of such information in accordance with this Privacy Notice.

FNF Website Services for Mortgage Loans
Certain FNF companies provide services to mortgage loan servicers, including hosting websites that collect customer information on behalf of mortgage loan servicers (the "Service Websites"). The Service Websites may contain links to both this Privacy Notice and the mortgage loan servicer or lender's privacy notice. The sections of this Privacy Notice titled When Information is Disclosed, Choices with Your Information, and Accessing and Correcting Information do not apply to the Service Websites. The mortgage loan servicer or lender's privacy notice governs use, disclosure, and access to your Personal Information. FNF does not share Personal Information collected through the Service Websites, except as required or authorized by contract with the mortgage loan servicer or lender, or as required by law or in the good-faith belief that such disclosure is 276
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necessary: to comply with a legal process or applicable law, to enforce this Privacy Notice, or to protect the rights, property, or safety of FNF or the public.

Your Consent To This Privacy Notice; Notice Changes
By submitting Personal Information and/or Browsing Information to FNF, you consent to the collection and use of the information in accordance with this Privacy Notice. We may change this Privacy Notice at any time. The Privacy Notice's effective date will show the last date changes were made. If you provide information to us following any change of the Privacy Notice, that signifies your assent to and acceptance of the changes to the Privacy Notice.

Accessing and Correcting Information; Contact Us
If you have questions or would like to correct your Personal Information, visit FNF's Privacy Request website or contact us by phone at (888) 714-2710, by email at [email protected], or by mail to:

Fidelity National Financial, Inc.
601 Riverside Avenue,
Jacksonville, Florida 32204
Attn: Chief Privacy Officer
277

ATTACHMENT ONE
Attachment One (11/04/22)

CALIFORNIA LAND TITLE ASSOCIATION
STANDARD COVERAGE POLICY - 1990 (11-09-18)

EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of:

1. (a) Any law, ordinance or governmental regulation (including but not limited to building or zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien, or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.
(b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.

2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge.

3. Defects, liens, encumbrances, adverse claims or other matters:
(a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant;
(b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy;
(c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy.

4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with the applicable doing business laws of the state in which the land is situated.

5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law.

6. Any claim, which arises out of the transaction vesting in the insured the estate or interest insured by this policy or the transaction creating the interest of the insured lender, by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights laws.

EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART I
This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of:

1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records.

Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records.

2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof.

3. Easements, liens or encumbrances, or claims thereof, not shown by the public records.

4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records.

5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records.

6. Any lien or right to a lien for services, labor or material unless such lien is shown by the public records at Date of Policy.

EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART II
(Variable exceptions such as taxes, easements, CC&R’s, etc., are inserted here) 278

ATTACHMENT ONE
(CONTINUED)
Attachment One (11/04/22)

CALIFORNIA LAND TITLE ASSOCIATION
STANDARD COVERAGE OWNER'S POLICY (02-04-22)

EXCLUSIONS FROM COVERAGE
The following matters are excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys’ fees, or expenses that arise by reason of:

1. a. any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) that restricts, regulates, prohibits, or relates to:
i. the occupancy, use, or enjoyment of the Land;
ii. the character, dimensions, or location of any improvement on the Land; iii. the subdivision of land; or
iv. environmental remediation or protection.
b. any governmental forfeiture, police, regulatory, or national security power. c. the effect of a violation or enforcement of any matter excluded under Exclusion 1.a. or 1.b.

Exclusion 1 does not modify or limit the coverage provided under Covered Risk 5 or 6.

2. Any power of eminent domain. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 7.

3. Any defect, lien, encumbrance, adverse claim, or other matter:
a. created, suffered, assumed, or agreed to by the Insured Claimant; b. not Known to the Company, not recorded in the Public Records at the Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy;
c. resulting in no loss or damage to the Insured Claimant; d. attaching or created subsequent to the Date of Policy (Exclusion 3.d. does not modify or limit the coverage provided under Covered Risk 9 or 10); or
e. resulting in loss or damage that would not have been sustained if consideration sufficient to qualify the Insured named in Schedule A as a bona fide purchaser had been given for the Title at the Date of Policy.

4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights law, that the transaction vesting the Title as shown in Schedule A is a:
a. fraudulent conveyance or fraudulent transfer;
b. voidable transfer under the Uniform Voidable Transactions Act; or c. preferential transfer:
i. to the extent the instrument of transfer vesting the Title as shown in Schedule A is not a transfer made as a contemporaneous exchange for new value; or
ii. for any other reason not stated in Covered Risk 9.b.

5. Any claim of a PACA-PSA Trust. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 8.

6. Any lien on the Title for real estate taxes or assessments imposed or collected by a governmental authority that becomes due and payable after the Date of Policy.

Exclusion 6 does not modify or limit the coverage provided under Covered Risk 2.b. 7 Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land.

EXCEPTIONS FROM COVERAGE
Some historical land records contain Discriminatory Covenants that are illegal and unenforceable by law. This policy treats any Discriminatory Covenant in a document referenced in Schedule B as if each Discriminatory Covenant is redacted, repudiated, removed, and not republished or recirculated. Only the remaining provisions of the document are excepted from coverage.

This policy does not insure against loss or damage and the Company will not pay costs, attorneys’ fees, or expenses resulting from the terms and conditions of any lease or easement identified in Schedule A, and the following matters:

PART I

1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records.

2. Any facts, rights, interests, or claims that are not shown by the Public Records at Date of Policy but that could be (a) ascertained by an inspection of the Land, or (b) asserted by persons or parties in possession of the Land.

3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records at Date of Policy.

4. Any encroachment, encumbrance, violation, variation, easement, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records at Date of Policy.

6. Any lien or right to a lien for services, labor, material or equipment unless such lien is shown by the Public Records at Date of Policy.

PART II
(Variable exceptions such as taxes, easements, CC&R’s, etc., are inserted here) 279

ATTACHMENT ONE
(CONTINUED)
Attachment One (11/04/22)
CLTA/ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (7-01-21)

EXCLUSIONS FROM COVERAGE
The following matters are excluded from the coverage of this policy and We will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:

1. a. any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) that restricts, regulates, prohibits, or relates to:
i. the occupancy, use, or enjoyment of the Land;
ii. the character, dimensions, or location of any improvement on the Land; iii. the subdivision of land; or
iv. environmental remediation or protection.
b. any governmental forfeiture, police, or regulatory, or national security power. c. the effect of a violation or enforcement of any matter excluded under Exclusion 1.a. or 1.b.

Exclusion 1 does not modify or limit the coverage provided under Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23, or 27.

2. Any power to take the Land by condemnation. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 17.

3. Any defect, lien, encumbrance, adverse claim, or other matter:
a. created, suffered, assumed, or agreed to by You;
b. not Known to Us, not recorded in the Public Records at the Date of Policy, but Known to You and not disclosed in writing to Us by You prior to the date You became an Insured under this policy; c. resulting in no loss or damage to You;
d. attaching or created subsequent to the Date of Policy (Exclusion 3.d. does not modify or limit the coverage provided under Covered Risk 5, 8.f., 25, 26, 27, 28, or 32); or
e. resulting in loss or damage that would not have been sustained if You paid consideration sufficient to qualify You as a bona fide purchaser of the Title at the Date of Policy.

4. Lack of a right:
a. to any land outside the area specifically described and referred to in Item 3 of Schedule A; and b. in any street, road, avenue, alley, lane, right-of-way, body of water, or waterway that abut the Land.

Exclusion 4 does not modify or limit the coverage provided under Covered Risk 11 or 21.

5. The failure of Your existing structures, or any portion of Your existing structures, to have been constructed before, on, or after the Date of Policy in accordance with applicable building codes. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 14 or 15.

6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights law, that the transfer of the Title to You is a:
a. fraudulent conveyance or fraudulent transfer;
b. voidable transfer under the Uniform Voidable Transactions Act; or c. preferential transfer:
i. to the extent the instrument of transfer vesting the Title as shown in Schedule A is not a transfer made as a contemporaneous exchange for new value; or
ii. for any other reason not stated in Covered Risk 30.

7. Contamination, explosion, fire, flooding, vibration, fracturing, earthquake, or subsidence.

8. Negligence by a person or an entity exercising a right to extract or develop oil, gas, minerals, groundwater, or any other subsurface substance.

9. Any lien on Your Title for real estate taxes or assessments, imposed or collected by a governmental authority that becomes due and payable after the Date of Policy. Exclusion 9 does not modify or limit the coverage provided under Covered Risk 8.a or 27.

10. Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land.

LIMITATIONS ON COVERED RISKS
Your insurance for the following Covered Risks is limited on the Owner’s Coverage Statement as follows:
• For Covered Risk 16, 18, 19 and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A.

The deductible amounts and maximum dollar limits shown on Schedule A are as follows:

Your Deductible Amount Our Maximum Dollar Limit of Liability Covered Risk 16: 1.00% of Policy Amount Shown in Schedule A or $2,500.00 (whichever is less)
$ 10,000.00
Covered Risk 18: 1.00% of Policy Amount Shown in Schedule A or $5,000.00 (whichever is less)
$ 25,000.00
Covered Risk 19: 1.00% of Policy Amount Shown in Schedule A or $5,000.00 (whichever is less)
$ 25,000.00
Covered Risk 21: 1.00% of Policy Amount Shown in Schedule A or $2,500.00 (whichever is less)
$ 5,000.00
280

ATTACHMENT ONE
(CONTINUED)
Attachment One (11/04/22)
CLTA/ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (12-02-13)

EXCLUSIONS
In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from:

1. Governmental police power, and the existence or violation of those portions of any law or government regulation concerning:
a. building;
b. zoning;
c. land use;
d. improvements on the Land;
e. land division; and
f. environmental protection.

This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23 or 27.

2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 14 or 15.

3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17.

4. Risks:
a. that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; c. that result in no loss to You; or
d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28.

5. Failure to pay value for Your Title.

6. Lack of a right:
a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or waterways that touch the Land.

This Exclusion does not limit the coverage described in Covered Risk 11 or 21.

7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy, state insolvency, or similar creditors’ rights laws.

8. Contamination, explosion, fire, flooding, vibration, fracturing, earthquake or subsidence.

9. Negligence by a person or an Entity exercising a right to extract or develop minerals, water, or any other substances.

LIMITATIONS ON COVERED RISKS
Your insurance for the following Covered Risks is limited on the Owner’s Coverage Statement as follows:
• For Covered Risk 16, 18, 19 and 21, Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A.

The deductible amounts and maximum dollar limits shown on Schedule A are as follows:

ATTACHMENT ONE
(CONTINUED)
Attachment One (11/04/22)
ALTA OWNER’S POLICY (07-01-2021)

EXCLUSIONS FROM COVERAGE
The following matters are excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:

Exclusion 1 does not modify or limit the coverage provided under Covered Risk 5 or 6.

2. Any power of eminent domain. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 7.

4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights law, that the transaction vesting the Title as shown in Schedule A is a:
a. fraudulent conveyance or fraudulent transfer;
b. voidable transfer under the Uniform Voidable Transactions Act; or c. preferential transfer:
i. to the extent the instrument of transfer vesting the Title as shown in Schedule A is not a transfer made as a contemporaneous exchange for new value; or
ii. for any other reason not stated in Covered Risk 9.b.

5. Any claim of a PACA-PSA Trust. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 8.

6. Any lien on the Title for real estate taxes or assessments, imposed or collected by a governmental authority that becomes due and payable after the Date of Policy. Exclusion 6 does not modify or limit the coverage provided under Covered Risk 2.b.

7. Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land.

This policy does not insure against loss or damage and the Company will not pay costs, attorneys' fees, or expenses resulting from the terms and conditions of any lease or easement identified in Schedule A, and the following matters:

NOTE: The 2021 ALTA Owner’s Policy may be issued to afford either Standard Coverage or Extended Coverage. In addition to variable exceptions such as taxes, easements, CC&R’s, etc., the Exceptions from Coverage in a Standard Coverage policy will also include the Western Regional Standard Coverage Exceptions listed as 1 through 7 below:

2. Any facts, rights, interests, or claims that are not shown by the Public Records at Date of Policy but that could be (a) ascertained by an inspection of the Land or (b) asserted by persons or parties in possession of the Land.

3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records at Date of Policy.

6. Any lien or right to a lien for services, labor, material or equipment unless such lien is shown by the Public Records at Date of Policy.

ATTACHMENT ONE
(CONTINUED)
Attachment One (11/04/22)
2006 ALTA OWNER’S POLICY (06-17-06)

EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:

1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to
(i) the occupancy, use, or enjoyment of the Land;
(ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or
(iv) environmental protection;
or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5.
(b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6.

2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.

3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy;
(c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or
(e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title.

4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights laws, that the transaction vesting the Title as shown in Schedule A, is
(a) a fraudulent conveyance or fraudulent transfer; or
(b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy.

5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A.

EXCEPTIONS FROM COVERAGE
This policy does not insure against loss or damage, and the Company will not pay costs, attorneys’ fees, or expenses that arise by reason of:

NOTE: The 2006 ALTA Owner’s Policy may be issued to afford either Standard Coverage or Extended Coverage. In addition to variable exceptions such as taxes, easements, CC&R’s, etc., the Exceptions from Coverage in a Standard Coverage policy will also include the Western Regional Standard Coverage Exceptions listed below as 1 through 7 below:

3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records at Date of Policy.

6. Any lien or right to a lien for services, labor, material or equipment unless such lien is shown by the Public Records at Date of Policy.]

7. Any claim to (a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal, lignite, oil, gas, uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and (b) any rights, privileges, immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in (a) or (b) appear in the Public Records or are shown in Schedule B.
283
Notice of Available Discounts
Notice of Available Discounts Printed: 08.01.25 @ 03:13 PM by G SCA0002402.doc / Updated: 07.10.19 CA-FT-FSSE-01500.083010-FSSE-0102501156 Pursuant to Section 2355.3 in Title 10 of the California Code of Regulations Fidelity National Financial, Inc. and its subsidiaries ("FNF") must deliver a notice of each discount available under our current rate filing along with the delivery of escrow instructions, a preliminary report or commitment. Please be aware that the provision of this notice does not constitute a waiver of the consumer's right to be charged the filed rate. As such, your transaction may not qualify for the below discounts.

You are encouraged to discuss the applicability of one or more of the below discounts with a Company representative. These discounts are generally described below; consult the rate manual for a full description of the terms, conditions and requirements for such discount. These discounts only apply to transactions involving services rendered by the FNF Family of Companies. This notice only applies to transactions involving property improved with a one-to-four family residential dwelling.

Not all discounts are offered by every FNF Company. The discount will only be applicable to the FNF Company as indicated by the named discount.

FNF Underwritten Title Companies Underwritten by FNF Underwriters CTC - Chicago Title Company CTIC - Chicago Title Insurance Company CLTC - Commonwealth Land Title Company CLTIC - Commonwealth Land Title Insurance Co.

FNTC - Fidelity National Title Company FNTIC - Fidelity National Title Insurance Co.

FNTCCA - Fidelity National Title Company of California NTINY - National Title Insurance of New York TICOR - Ticor Title Company of California
LTC - Lawyer's Title Company
SLTC - ServiceLink Title Company
Available Discounts

CHURCHES OR CHARITABLE NON-PROFIT ORGANIZATIONS (CTIC, CLTIC, FNTIC, NTINY) On properties used as a church or for charitable purposes within the scope of the normal activities of such entities, provided said charge is normally the church's obligation the charge for an owner's policy shall be fifty percent (50%) to seventy percent (70%) of the appropriate title insurance rate, depending on the type of coverage selected. The charge for a lender's policy shall be forty percent (40%) to fifty percent (50%) of the appropriate title insurance rate, depending on the type of coverage selected.

DISASTER AREA TRANSACTIONS (CTIC, CLTIC, FNTIC, NTINY)
This rate is available for individuals or entities that were victims of a national or state disaster. The rate can be used for a Lender's Policy (Standard or Extended), or an Owner's Policy (Standard or Homeowners coverage).

To qualify for this rate, the applicant must, prior to the closing of the applicable transaction, make a written request, including a statement meeting the following criteria:

A. The subject property is in a disaster area declared by the government of the United States or the State of California.

B. The subject property was substantially or totally destroyed in the declared disaster.

C. The subject property ownership has not changed since the time of the disaster.

The rate will be fifty percent (50%) of the applicable rate, and the transaction must be completed within sixty (60) months of the date of the declaration of the disaster.
284
Notice of Available Discounts
(continued)
Notice of Available Discounts Printed: 08.01.25 @ 03:13 PM by G SCA0002402.doc / Updated: 07.10.19 CA-FT-FSSE-01500.083010-FSSE-0102501156

DISASTER AREA ESCROWS (CTC, CLTC, FNTC, TICOR, LTC)
This rate is available for individuals or entities that were victims of a national or state disaster. The rate can be used for a loan or a sale escrow transaction. To qualify for this rate, the applicant must, prior to the closing of the applicable transaction, make a written request, including a statement meeting the following criteria:

A. The subject property is in a disaster area declared by the government of the United States or the State of California.

B. The subject property was substantially or totally destroyed in the declared disaster.

C. The subject property ownership has not changed since the time of the disaster.

The rate will be fifty percent (50%) of the applicable rate, and the transaction must be completed within sixty (60) months of the date of the declaration of the disaster. Standard minimum charge applies based upon property type. No other discounts or special rates, or combination of discounts or special rates, shall be applicable.

Applies to a single transaction per property.

This rate is applicable to the following Zones/Counties:

Zone 1.A: Orange County
Zone 1.B: Riverside and San Bernardino Counties
Zone 2: Los Angeles County
Zone 3: Ventura County
Zone 10: San Diego County
Zone 12: Imperial County
If used for a sale transaction, the application of this rate assumes the charge for the Residential Sale Escrow Services (RSES) fee will be split evenly between buyer and seller. As such and regardless of how the calculated applicable RSES will be split between the disaster victim and the other principal, the rate will be applied only to one half (1/2) of the calculated applicable RSES fee, regardless of whether the disaster victim is paying half (1/2) of the RSES fee (as is customary) or paying the entire fee. The rate under this provision will be fifty percent (50%) of disaster victims' one half (1/2) portion only and shall not apply to any portion paid by non-disaster victim.

Additional services will be charged at the normal rates.

MILITARY DISCOUNT RATE (CTIC, CLTIC, FNTIC)
Upon the Company being advised in writing and prior to the closing of the transaction that an active duty, honorably separated, or retired member of the United States Military or Military Reserves or National Guard is acquiring or selling an owner occupied one-to-four family property, the selling owner or acquiring buyer, as applicable, will be entitled to a discount equal to fifteen percent (15%) of the otherwise applicable rates such party would be charged for title insurance policies. Minimum charge: Four Hundred Twenty-Five And No/100 Dollars ($425.00)
The Company may require proof of eligibility from the parties to the transaction verifying they are entitled to the discount as described. No other discounts or special rates, or combination of discounts or special rates, shall be applicable.

MILITARY RATE (SLTC)
A discount of twenty percent (20%) off the purchase transaction closing and settlement fee or a discount of One Hundred And No/100 Dollars ($100.00) off the refinance closing and settlement fee, will be applied when the loan is guaranteed by the United States Veterans Administration and the escrow fee is being paid by the consumer and is listed as paid by borrower on the Closing Disclosure and final Settlement Statement. 285
Addenda
Bryte Park Land Acquisition (Existing Roadway)
Addendum E
Appraisal Exhibits
286

CARRIE STREET CARRIE STREET RIVERBANK ROAD
LEGEND

RIGHT-OF-WAY/LOT LINE

REMAINDER LOT

PROPSED LOT LINE

FENCE LINE

EASEMENT LINE

BUILDING LINE

BLDG BUILDING

BFP BACK FLOW PREVENTER

CONC CONCRETE

DI DRAIN INLET

MON FOUND STANDARD MONUMENT

AS NOTED

LP LIGHT POLE

TRANS TRANSFORMER

WM WATER METER
COPYRIGHT © BKF ENGINEERS 2025 1 BRYTE PARK SURVEY PROPOSED PARCEL 1 AND PARCEL 2 1100 CARRIE ST, WEST SACRAMENTO YOLO COUNTY 09/19/2025 PRELIMINARY NOT FOR CONSTRUCTION DATE: BKF ENGINEERS 1646 N. CALIFORNIA BLVD. SUITE 400 WALNUT CREEK, CA 94596 (925) 940-2200 www.bkf.com Plot Sep 19, 2025 at 4:50pm 250956_Bryte_Park_BDY.dwg 1

SURVEY NOTES

1. FIELD SURVEY DATE: 08-28-2025.

2. BOUNDARY NOTE: LOT LINES & RIGHT-OF-WAY LINES WERE BASED ON RECORD MAPS IN COMBINATION WITH FOUND STANDARD STREET MONUMENTS. A FORMAL BOUNDARY SURVEY MAY REQUIRE THE BENEFIT OF A PRELIMINARY TITLE REPORT AND A MORE EXTENSIVE FIELD SURVEY.

3. HORIZONTAL CONTROL IS BASED ON THE CALIFORNIA STATE PLANE COORDINATE SYSTEM, ZONE 3, NAD83(2011) EPOCH 2024.75, DETERMINED BY UTILIZING GLOBAL NAVIGATIONAL SATELLITE SYSTEM (GNSS) SURVEY METHOD.

4. BACKGOUND IMAGE SHOWN FOR REFERENCE PURPOSES ONLY.

5. UNAUTHORIZED CHANGES & USES: THE PROFESSIONAL PREPARING THIS MAP WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, UNAUTHORIZED CHANGES TO OR USES OF THIS MAP. CHANGES TO THIS MAP MUST BE REQUESTED IN WRITING AND MUST BE APPROVED BY THE PROFESSIONAL. 80 80
scale 0
1" = 80'
160
feet
287
Addenda
Bryte Park Land Acquisition (Existing Roadway)
Addendum F
Legal & Plat
288
October 9, 2025
BKF No. 290956

Page 1 of 2 ends

EXHIBIT “A”
Legal Description
Real property in the City of West Sacramento, County of Yolo, State of California, described as follows:

Being a portion of that certain real property described in and shown on the Public Right-of-Way Easement Deed recorded February 20, 2015, in Document 2015-0003905, Official Records of Yolo County, said portion of real property also shown on that certain record of survey, filed for record on March 2, 1961, in Book 8 of Maps & Surveys, at Page 112, Yolo County Records, more particularly described as follows:

COMMENCING at the found 2-1/2” brass disc, stamped, “LS 2787”, in lieu of the 1-1/2" button head pipe at the northeasterly terminus of a line shown as North 72°23’15” East lying at the end of curvature of the boundary line lying along the centerline of Carrie Street as shown on said Record of Survey; thence along said line, South 72°23'15" West, 279.00 feet to the POINT OF BEGINNING;
Thence leaving said centerline, North 17°36’45” East 30.00 feet to the northwesterly right-of-way line of Carrie Street;
Thence along said right-of-way, South 72°23’15” West 1088.19 feet to the westerly right-of-way of Todhunter Avenue;
Thence along said right-of-way, North 18°08’45” West 955.38 feet to the southerly right-of-way of Riverbank Road;
Thence along said right-of-way, North 69°08’45” East 434.89 feet; Thence, North 83°11’30” East 565.53 feet;
Thence, North 78°05’30” East 82.17 feet;
Thence leaving said right-of-way North 11°54’30” West 60.00 feet to the northwesterly right-of-way of Riverbank Road;
Thence along said right-of-way, South 78°05’30” East 79.49 feet; Thence, South 83°11’30” West 570.25 feet;
Thence, South 69°08’45” West 440.87 feet;
Thence, South 71°50’45” West 136.00 feet to the northeasterly right-of-way of Todhunter Avenue; Thence leaving said right-of-way, South 71°50’45” West 40.00 feet; Thence, South 18°08’45” East 1075.00 feet;
Thence, North 72°23’15” East 39.44 feet to the southerly right-of-way of Carrie Street; Thence along said right-of-way, North 72°23’15” East 950.56 feet; Thence, leaving said right-of-way, North 18°08’45” West 30.00 feet to the centerline of Carrie Street; 289
EXHIBIT “A”

Page 2 of 2 ends

Thence along said centerline, North 72°23'15" East 137.92 feet to the POINT OF BEGINNING.

Containing 4.076 acres, more or less.

As shown on EXHIBIT “B” attached hereto and made a part hereof.

This description was prepared by me or under my direct supervision.

BKF Engineers
_________________________
Benjamin H. Santos
P.L.S. No. 9251
_________________________
Date
BASIS OF BEARINGS:

The bearing of North 18°08'45" West between the monuments along Todhunter Avenue as shown on that certain record of survey filed for record on March 2, 1961 in Book 8 of Maps at Page 112, Yolo County Records, was taken as the basis of bearings for this legal description. 10/09/2025
290
291
Bryte Park Land Acquisition (Existing Roadway)
Addendum G
Appraisal Summary
292
Bryte Park Land Acquisition (Existing Roadway)
Appraisal Summary Statement
Property Summary and Conclusion
Project Name
Address
Property Type
Owner of Record
Tax ID
Land Area (Larger Parcel) 44.70 acres; 1,947,132 SF
Acquisition Area (in fee) 4.076 acres; 177,551 SF
Zoning Designation
Highest Economic Use
Effective Date of the Appraisal August 25, 2025
Date of the Report November 12, 2025
Property Interest Appraised
Fair Market Value Conclusion $1
Washington Unified School District of Yolo County
014-580-002
Bryte Park Land Acquisition (Existing Roadway)
Todhunter Ave.

RP / PQP, Recreation and Parks / Public/Quasi Public
Single-family residential development
Fee Simple
Statutory Basis of Valuation
The fair market value for the property to be acquired is based upon an appraisal prepared in accordance with accepted appraisal principles and procedures. The fair market value is based upon Code of Civil Procedures Section 1263.320 as defined below.

Code of Civil Procedure Section 1263.320 defines Fair Market Value as follows:
a) The fair market value of the property taken is the highest price on the date of valuation that would be agreed to by a seller, being willing to sell but under no particular or urgent necessity for so doing, nor obliged to sell, and a buyer, being ready, willing, and able to buy but under no particular necessity for so doing, each dealing with the other with full knowledge of all the uses and purposes for which the property is reasonably adaptable and available. b) The fair market value of property taken for which there is no relevant, comparable market is its value on the date of valuation as determined by any method of valuation that is just and equitable.

According to California Code of Civil Procedure 1263.330, the fair market value of the property taken shall not include any increase or decrease in the value of the property that is attributable to any of the following:
(a) The project for which the property is taken.
(b) The eminent domain proceeding in which the property is taken. (c) Any preliminary actions of the plaintiff relating to the taking of the property. 293
Bryte Park Land Acquisition (Existing Roadway)
Therefore, the valuation of the subject property (“before" value) as well as the part acquired is premised on the basis of the subject property's condition without regard to the proposed acquisition and under the presumption that the Project does not exist. The "after" value of the remainder presumes that the Project has been completed.

Summary of the Basis for Just Compensation
Primary reliance was placed upon the sales comparison approach, which is most relevant for valuing the subject property’s underlying land. The sales comparison approach is based on a comparison of the subject property to similar recent land sales. The appraiser searched for comparable land sales.

Adjustments made to the comparables included transactional characteristics (financing terms, conditions of sale, contributory value of improvements, market conditions at the time of sale, etc.), location, and physical characteristics (e.g. access & visibility, size & shape of parcel, topography & utility, off-sites, zoning & entitlements, etc.). Following is a list of principal transactions used to value the subject land.
294
Bryte Park Land Acquisition (Existing Roadway)
Summary of Comparable Land Sales
No. Name/Address
Sale Date;
Status Sale Price
SF;
Acres Zoning $/Acre
1 Morvai South Apr-25 $12,002,000 1,589,940 RD-5 $328,822 Hollandaise Way Closed 36.50
Sacramento
Sacramento County
2 Waterman & Gerber Rd. Jan-25 $7,130,000 755,330 RD-5 $411,188 Sacramento Closed 17.34
Sacramento County
3 5725 Tegan Rd. Jun-24 $2,028,000 363,944 RD-5 $242,729 Elk Grove Closed 8.36
Sacramento County
4 Florin Vineyards I & II Apr-24 $17,300,000 3,409,441 RD-5 and -7 $221,030 S. Watt Ave. Closed 78.27
Sacramento
Sacramento County
5 Wildhawk - Unit 11 Feb-24 $4,987,052 622,908 RD-5 $348,745 Mesa Verde Way Closed 14.30
Sacramento
Sacramento County
6 9132 Gerber Rd. Oct-23 $4,995,000 1,659,200 AR-10 $131,137 Sacramento Closed 38.09
Sacramento County
Subject 1,947,132 RP / PQP
Todhunter Ave. 44.70
West Sacramento, CA
Comments: This is a sale of two properties that were purchased by a landbank from two parties, which went under contract within a week of each other. The landbank had a contract with Beazer Homes to develop and build out the residential lots.

The sales consist of 172 paper lots with a typical lot size of 5,300 square feet.

Comments: This is a sale of 92 paper lots with a typical lot size of 5,775 square feet.

Comments: This is a sale of 285 tentatively mapped lots with a typical lot size of 5,169 square feet.

A portion of the Larger Parcel has been included in Right-of-Way dedications and is used as public roadway. The entire size of the dedicated area is not known but the acquisition area is a portion of the dedicated area and existing roadway (already maintained by the city). For simplicity, the acquisition area size is used in the calculation of the existing encumbrance. The city-maintained portion contributes nominal value as an implied dedication (California Codes Civil Code Section 1009 (d)) and as a Right-of-Way dedication, the only value would be a reversionary interest. 295
Bryte Park Land Acquisition (Existing Roadway)
There is a possibility, at some point in the future, the Right-of-Way may be abandoned by the city, and the land rights would than revert to the underlying fee simple property owner. The likelihood of the easement being abandoned is low, however, and the reversionary interest is concluded to be nominal ($1). Therefore, the value of the whole prior to the acquisition must be adjusted to account for the rights within the roadway which have already transferred for public use.

Based on the preceding analysis, we reach a land value conclusion as follows, which represents the value of the whole prior to acquisition:

Land Value Conclusion
Indicated Value per Acre $220,000
Subject Acres 44.70
Indicated Value $9,834,000
Adjustments
Existing Roadway -$896,720 ($220,000 per acre x 4.076 roadway acres) $1 Roadway reversionary interest
Total Adjustments -$896,719
Indicated Value $8,937,281
Value of the Part Acquired as Part of the Whole (Land Only) The acquisition includes a 4.076-acre acquisition area (fee simple) comprised of public roadway (already maintained by the city). The city-maintained portion contributes nominal value as an implied dedication (California Codes Civil Code Section 1009 (d)) and as a Right-of-Way dedication, the only value would be a reversionary interest.

Part Acquired (Land)
Acquisition Areas
Land Area
(Acres) Value Indicator
% of Fee
Interest
Reversionary
Interest Conclusion
Acquisition Area (in fee) 4.076 x $220,000 x 0% + $1.00 = $1 Contributory Value of Improvements
The existing roadway improvements are already maintained by the city and no contributory value is considered.
296
Bryte Park Land Acquisition (Existing Roadway)
Value of the Remainder as Part of the Whole (Land Only) The value of the remainder as part of the whole is calculated as the difference between the value of the whole before acquisition and the value of the part acquired as part of the whole, as follows:

The value of the remainder after the acquisition is shown in the following table.

Damages
Value of Remainder as Part of the Whole $8,937,280
- After Value before Considering Benefits $8,937,280
Resultant Damages $0
As there are no damages estimated, benefits are not measured and the appraisers reserve the right to re-analyze benefits at a later date if warranted.
297
Bryte Park Land Acquisition (Existing Roadway)
Conclusion of Fair Market Value of Rights Acquired
For the reader’s reference, the entire summation method is summarized in the following table.

Summation
Identification Conclusion
A Value of the whole prior to acquisition Land only $8,937,281 B Value of the part acquired as part of the whole Land only $1 Improvements $0
Total $1
C Value of the remainder as part of the whole (A-B) $8,937,280 D Value of the remainder after the acquisition, disregarding benefits $8,937,280 E Severance Damages (C-D) $0
F Benefits $0
G Fair Market Value of Rights Acquired (B+E) $1
Temporary Construction Easement $0
Total Fair Market Value of Rights Acquired $1
As a result of our analysis, it is our opinion the fair market value of the proposed acquisition, in accordance with the definitions, certifications, assumptions and limiting conditions contained within this document, is:

Value Conclusion
Value Type Interest Appraised Date of Value Value Conclusion Market Value Fee Simple August 25, 2025 $1
298
Bryte Park Land Acquisition (Existing Roadway)
Extraordinary Assumptions and Hypothetical Conditions
None

2. In order to consider potential severance damages and benefits, the "after" value (value of the remainder) is based on the hypothetical condition that the Project has been completed.

The use of any extraordinary assumption or hypothetical condition may have affected the assignment results.

Construction Contract Work Items
According to information provided the following items are anticipated to be impacted by the project and remedied during construction of the project.

None noted.

299
Bryte Park Land Acquisition (Existing Roadway)
Integra Realty Resources
Sacramento
This summary statement is provided in compliance with the Uniform Act and is not intended to be an appraisal report under the Uniform Standards of Professional Appraisal Practice (USPAP). Supporting information related to the summary and assignment is retained within our workfile.

Noah Kauffman, MAI, R/W-AC
Certified General Real Estate Appraiser
California Certificate # 3004618
Kevin Ziegenmeyer, MAI
Certified General Real Estate Appraiser
California Certificate # AG013567

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AGREEMENT FOR PURCHASE AND SALE OF REAL PROPERTY

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This Agreement for Purchase and Sale of Real Property and Joint Escrow Instructions (“Agreement”) entered into on ___________, 2025 (“Effective Date”), is made by and between the WASHINGTON UNIFIED SCHOOL DISTRICT, a California public school district (“District”) and the CITY OF WEST SACRAMENTO, a California municipal corporation (“City”).

District and City may be referred to collectively as the “Parties”.

RECITALS
WHEREAS, District is the sole owner of certain surplus real property, described below; WHEREAS, on July 24, 2025, the District’s Board of Education (“Board”) adopted Resolution No. 2526-50, which authorized staff to provide statutory notices to park and recreational entities, pursuant to the priority set forth in Education Code section 17464(b), of the property’s availability for purchase, subject to the property being maintained, operated, and improved as a public park in perpetuity, and with the District retaining a priority right to use the property for its educational and extracurricular needs; WHEREAS, in response to the District’s priority notice to the City, dated July 25, 2025, the City sent a written letter of intent to purchase the property for park and recreational purposes on August 15, 2025, and the Parties negotiated the price and terms and conditions of the purchase and sale of the property, subject to the contingencies set forth herein; and WHEREAS, District desires to sell said real property, and City desires to acquire District’s real property, on and subject to the terms and conditions contained in this Agreement.

AGREEMENT
NOW THEREFORE, in consideration of the covenants and agreements set forth in this Agreement, District and City agree as follows:

I. THE PROPERTY

1. District agrees to sell and convey to City, and City agrees to purchase from District, subject to the terms and conditions set forth in this Agreement, the real property described in the legal description attached hereto as EXHIBIT A (the “Land”), including without limitation, all rights and privileges appurtenant to the Land, including all mineral and subsurface rights, if any, together with all appurtenant and development rights (the “Appurtenances”). The Land consists of approximately 24. 62± acres of land and 4.076 acres of adjacent road in total (a portion of APN 014-580-002), commonly known as Bryte Park, located at 425 Todhunter Avenue in West Sacramento, California, and includes the improvements located thereon which are owned by the District such as the tennis courts and teen center, together with all mechanical systems and equipment (the “Improvements”); as well as the intangible personal property owned by the District and used in the operation of the Improvements including, without limitation, all warranties or guarantees received by the District from any contractors, subcontractors, suppliers or materialmen in connection with any construction, repairs or alteration of the Improvements, all of the District’s right, title, and interest in all plans, specifications, construction drawings, project files, architect's 301
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agreements, consulting agreements, service agreements, maintenance agreements, permits, licenses, entitlements, development rights, and other similar rights relating to the use and operation of the Land and Improvements (the “Intangible Property”). There is no tangible personal property being assigned from the District to the City. The Land, Improvements, Appurtenances and Intangible Property are collectively defined as the “Property.” The Intangible Property, if any exist, shall be assigned to the City pursuant to a bill of sale in the form of the Bill of Sale and Assignment attached as EXHIBIT B hereto (the “Bill of Sale”) to the extent such Intangible Property is permitted to be assigned.

II. PURCHASE PRICE
A. The Purchase Price. The purchase price for the Property is five million four hundred and twenty thousand and one dollar ($5,420,001.00) (“Purchase Price”). The Purchase Price shall be paid as follows

1. Deposit. Escrow has been opened with Placer Title Company, located at 301 University Avenue, Suite 120, in Sacramento, California 95825 (“Escrow Holder”), attention to Jenny Vega, Senior Commercial Escrow Officer. Within three (3) business days after the mutual execution of this Agreement, the Parties shall deposit the fully executed Agreement with the Escrow Holder, and City will deposit the sum of One Hundred Thousand and 00/100 Dollars ($100,000.00) (“Deposit”) with Escrow Holder. Escrow Holder shall place the Deposit into an interest-bearing account as an earnest money deposit with interest accruing to the benefit of the District. The Deposit shall be applied, without interest, to the Purchase Price at Close of Escrow. If the sale fails to close for any reason other than default by District, this non-refundable deposit, with interest, shall remain the property of District, and shall be paid by Escrow Holder to District at District’s direction.

2. Balance of Purchase Price. At least three (3) days prior to Close of Escrow (as defined below), or as instructed by the Escrow Holder, City shall deposit with the Escrow Holder, in immediately available funds for delivery to District at the Close of Escrow, the balance of the Purchase Price.

B. Payment of Balance Upon Closing. Upon the Close of Escrow, the Deposit and the balance of the Purchase Price shall be paid by Escrow Holder to or at the direction of District on account of the Purchase Price.

III. CONDITIONS TO CLOSE
A. Conditions to City’s Obligation. City’s obligation to purchase the Property under this Agreement is subject to the fulfillment of each of the following conditions, each of which is for the benefit of the City and any or all of which may be waived by City in writing at its option:

1. Delivery of Title. Delivery of title to the Property in the condition set forth in this Agreement.

2. Issuance of a Preliminary Title Report and Title Insurance. Within five (5) calendar days after the opening of Escrow, Escrow Holder shall provide the City and District with a current preliminary title report, with respect to the Property, setting forth all liens, encumbrances, easements, restrictions, conditions, pending litigation, judgments, administrative proceedings, and other matters title to the Property (the “Preliminary Report”), 302
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accompanied by legible copies of all documents referred to in the report and a map containing any easement, rights-of-way, license, or other real property rights encumbering the Property to the extent available, and Title Company’s commitment to provide CLTA policy of title insurance for the Property. The City shall approve or disapprove any exceptions to title shown on any subsequent or supplemental title reports in writing within twenty (20) days after receipt of such reports and copies of all recorded documents shown as exceptions to title on those reports. The District shall notify the City in writing of whether the District is willing to remove the items disapproved by the City within twenty (20) days after receipt of the City's title objections; provided, however, that the District shall remove, by or at the Closing, all monetary liens, if any (excluding only the lien for non-delinquent real property taxes and assessments). If the District does not agree or is unable to remove any one or more of such disapproved exceptions prior to the expiration of the 20-day period, the City shall have the choice of: (i) terminating this Agreement and the Escrow, in which event the Deposit shall be returned to the City with interest, and neither the District nor the City shall have any further rights or obligations under this Agreement except for those expressly surviving such termination; or (ii) waiving such objection and completing the purchase called for in this Agreement with such disapproved exception(s) listed as exceptions on the title policy to be issued to the City at Close of Escrow. If after expiration of the Contingency Period any additional items appear which would show as exceptions to title insurance in the title policy, and the District fails to agree to or is unable to remove the same within (5) days, the City may terminate this Agreement, in which event the Deposit shall be returned to the City with interest and neither the District nor the City shall have any further rights or obligations under this Agreement except for those expressly surviving such termination.

3. Grant Award. City’s deposit of funds pursuant to a grant award from the State of California’s Outdoor Recreation Legacy Partnership Program (“ORLP”) in an amount greater than or equal to the Purchase Price of the Property or the City Council’s approval to use City funds for the purchase of the Property.

4. City Council Approval. Approval of this Agreement, the condition of the Property to serve the public for park and recreational purposes, and closing of this transaction by the City Council, as may be required.

5. Site Condition Representations. District’s representations and warranties with respect to the condition of the Property are true and correct as set forth in this Agreement. Between the execution of this Agreement and Close of Escrow, District will not have sustained any material loss or damage to the Property.

6. Hazardous Materials Representations. In accordance with Health and Safety Code section 25359.7, District’s representations are true and correct with respect to “Hazardous Substances” (as defined in EXHIBIT C) and underground storage, as described in Section VII of this Agreement.

7. District’s Performance. District shall have timely performed all of the obligations required by the terms of this Agreement to be performed by District.

8. District’s Representations. All representations and warranties made by District to City in this Agreement shall be true and correct as of the execution of this Agreement and as of the Close of Escrow.
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9. Bill of Sale. The District has provided an original executed Bill of Sale to the City for Intangible Property, if any exist, and to the extent such Intangible Property is permitted to be assigned.

B. Exempt Surplus Land. The Parties acknowledge and understand that the Property, unless exempt, is subject to the Surplus Land Act, commencing at Government Code section 54220 et seq and that, by adopting Resolution No. 2526-50, the District’s Board of Education has declared the Property “exempt surplus land.” City acknowledges and agrees that District is required to submit notice of the Property’s exemption under the Surplus Land Act to the California Department of Housing and Community Development (“HCD”) at least thirty (30) days prior to the Close of Escrow. In the event that HCD finds and determines that the sale of the Property is not exempt from the Surplus Land Act, then (i) either Party shall have the right to immediately terminate this Agreement with written notice to the other Party, or (ii) City may, at its option in writing, waive its right to terminate and agree to any title restrictions or other requirements that may be required by the HCD pursuant to the Surplus Land Act.

IV. CONTINGENCY PERIOD
A. Contingency Period. City shall have a “Contingency Period”, commencing on the date the Purchase and Sale Agreement is mutually executed, for a period of sixty (60) days during which City will evaluate the economics and physical feasibility of City’s use of the Property for public park and recreational purposes. If City determines, within its sole judgment and discretion, that the Property is not suitable for its intended purposes, the City may, by written notice to District prior to the expiration of the Contingency Period, terminate this Agreement. City shall be solely responsible for all escrow costs and expenses, including any cancellation costs imposed by Escrow Holder, and neither the District nor the City shall have any further liability or obligations under this Agreement except as otherwise provided for herein. The Deposit, together with all interest earned thereon shall be returned to the City.

B. District’s Documents. Within five (5) days following mutual execution of this Agreement, District shall have delivered to City any documents related to the Property, including, but not limited to copies, in its possession, of (i) any and all soils reports, plans, engineering studies, surveys, building permits, property condition reports, governmental notices, environmental studies and any other reports, studies or disclosures relating to or affecting the Property to assist City with its feasibility study during the Contingency Period; and (ii) any and all existing leases, licenses, contracts, service and maintenance agreements, rental agreements, covenants, development agreements, redevelopment plans, tract map conditions of approval, improvement agreements and bonds, easements, profits-à-prendre, party wall agreements, franchises, CC&Rs, commitments, undertakings, liens, water, oil, gas, or mineral rights. District’s obligation to deliver and share with City any relevant Property documents, reports, and disclosures is an ongoing obligation and shall be a continuing obligation up until the Close of Escrow. District makes no warranties or representations regarding documents or reports being delivered to City except that, to the best of District’s knowledge, they are true and correct.

C. License to Enter Property. Upon forty-eight (48) hours prior written notice, City and its agents and consultants may access and enter the Property in order to conduct any testing, investigations, and inspections. City will comply will all applicable federal, state, and local laws, and shall use reasonable effort not to damage the Property or interrupt the District’s use thereof during the conduct of any such Contingency Period activities. City will be responsible to repair any damage to the Property caused by said activities. To the furthest 304
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extent permitted under California law, City will defend, indemnify and hold District and its Board of Education free and harmless from and against any and all claims, damages and liabilities with respect to City’s exercise of this right of entry and will keep the Property free from mechanics lien claims. City’s indemnity obligations as set forth herein shall survive termination of this Agreement. City shall, before entering the Property, secure and maintain throughout the term of this Agreement, and cause any of its contractors, subcontractors, consultants, subconsultants, and representatives entering the Property to secure and maintain, a combined, single-limit commercial general liability insurance policy in the amount of not less than One Million Dollars ($1,000,000), naming District, its Board of Education, officers, employees, agents, and representatives as an additional insured to insure against damages, claims, charges, costs, and other expenses related to or arising out of any activities on or about the Property by the City and/or its contractors, subcontractors, consultants, subconsultants and/or representatives.

V. CONDITION OF PROPERTY

THE PARTIES ACKNOWLEDGE AND AGREE THAT THE CITY IS PURCHASING THE PROPERTY IN ITS “AS IS” PHYSICAL AND TITLE CONDITION. The Property is sold in an “As Is” condition, without any warranty, express or implied, and subject to all liens, encumbrances, easements, and other exceptions to title, whether recorded or not. Any removal of title exceptions shall be at the sole discretion of the District in accordance with Section III.A.2. The District makes no representations or warranties, express or implied, concerning the condition of the Property, the location of property lines, the exact area of the Property, the condition of any improvements on the Property, or any environmental or other conditions affecting the Property. The District does not assume any liability for any possible encumbrances to the Property. The District makes no warranty whatsoever as to existing or future zoning or availability of utilities for City’s development of the Property.

VI. WARRANTIES OF TITLE
District warrants and represents that:

A. No Pending Litigation. District has not received any notice of pending litigation respecting the Property as of the Effective Date and on or before Close of Escrow.

B. Contracts Concerning the Property. Except for the written joint-use agreement between the District and the City for City’s use of the Property as a public park, District has not entered into any contracts, licenses, commitments, leases, or undertakings respecting the Property or the performance of services on the Property, or the use of the Property or any part of it by which City would become obligated or liable to any person.

C. Violations. District has not received any notice of any violation of any statute, ordinance, regulation or administrative or judicial order or holding, whether or not appearing in public records, with respect to the Property or any improvements on the Property.

D. Material Defects. District has not received any notice that, and is not aware of or informed that, any material defect in the Property exists at present or as of the Close of Escrow.

E. Easements Not of Record. District has no knowledge, actual or constructive, and has not received any notice of the title to be conveyed to City being encumbered by any easements, licenses, or other rights not disclosed by the public record. 305
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VII. HAZARDOUS SUBSTANCES
District warrants that District has not received any notice from any local, state, or federal agency of any Hazardous Substances of any type or nature, solid, liquid or gaseous, which exists or has existed above, on, or beneath the Property. To the best of District’s knowledge, there has been no use, discharge, release, generation, storage or disposal of in, on, or under any of the Properties of any Hazardous Substances (as defined in EXHIBIT C) except in accordance with applicable law. Further District agrees that District will not discharge, release, use, generate, store or dispose, or permit or suffer the discharge, release, use, generation, storage or disposal (collectively “Release”) of any Hazardous Substances above, in, on or under the Property in violation of any environmental law prior to the Close of Escrow.

City acknowledges and agrees that the foregoing sentence shall not apply to any Release of Hazardous Substances from outside the Property unless such Release is caused by District.

District further warrants that to the best of its knowledge, there is no underground storage tanks located on the Property. District agrees to provide and disclose to City within five (5) days of execution of the Agreement any and all documents in District’s possession regarding the existence, use, application or removal of Hazardous Substances on or from the Property including any and all disclosures by current and former tenants of District, if any, of the use or presence of Hazardous Substances on or in the vicinity of the Property.

VIII. CONDITIONS TO DISTRICT’S OBLIGATIONS
For the benefit of District, the Close of Escrow shall be conditioned upon the occurrence and/or satisfaction of each of the following conditions (or District’s written waiver thereof, it being agreed that District may waive any or all of such conditions):

A. Property Boundaries. The Parties shall have mutually agreed upon the boundaries and acreage of the Property, including, without limitation, the legal description and plat map, for the Property to be split from the District’s school site(s).

B. Priority Use Agreement. Approval of an agreement for the District’s priority use of the Property by the District’s Board of Education and the City Council, which terms shall be negotiated, in good faith, prior to the expiration of the Contingency Period (“Priority Use Agreement”).

C. City’s Obligations. City shall have timely performed by the Close of Escrow, all of the obligations required by the terms of this Agreement to be performed by City, including, without limitation, timely payment of the Deposit and balance of the Purchase Price into escrow, and all other payments or documents required.

D. City’s Representations. All representations and warranties made by City to District in this Agreement shall be true and correct as of the Close of Escrow.

E. Board of Education Approval. This Agreement is subject to approval by the District’s Board of Education.

F. Closing Statement. District shall have approved Escrow Holder’s estimated closing statement in writing.
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IX. JOINT INSTRUCTIONS FOR CLOSE OF ESCROW
A. Close of Escrow. Close of Escrow shall occur within thirty (30) days following the conclusion of the Contingency Period (“Close of Escrow”), or as may be revised in writing by the Parties, or as requested in writing by the Escrow Holder.

B. Closing Costs. At least three (3) days prior to the Close of Escrow, City shall deposit or cause to be deposited with Escrow Holder, in cash or a certified, bank cashier's or treasury check made payable to Escrow Holder or a confirmed wire transfer of funds, the amount of Escrow Holder's estimate of all closing costs, prorations, and charges payable pursuant to this Agreement.

C. Grant Deed and Bill of Sale. At least three (3) days prior to the Close of Escrow, District shall deposit with Escrow Holder the executed Bill of Sale, and an executed and notarized grant deed conveying to City good and marketable fee simple title to the Property (“Grant Deed”).

D. Deed Restriction. At least three (3) days prior to the Close of Escrow, City shall deposit with Escrow Holder the executed and notarized deed restriction requiring that the City use the Property only for park and recreational purposes for the public’s benefit in perpetuity, in substantially the same form attached hereto as Exhibit D prepared by the California Department of Parks and Recreation (“Deed Restriction”).

E. Memorandum of Priority Use Agreement. At least three (3) days prior to the Close of Escrow, City and District shall deposit with Escrow Holder the executed and notarized Memorandum of Priority Use Agreement, in substantially the same form attached hereto as Exhibit E (“Memorandum”).

F. Certificate of Acceptance. At least three (3) days prior to Close of Escrow, City shall deposit with Escrow Holder an executed and notarized Certificate of Acceptance that accepts the conveyance of the Property’s title to City and authorizes the recordation of the Grant Deed.

G. Recordation of Documents and Conveyance of Title. At the Close of Escrow, District shall convey to City title to the Property, “as is”, in fee simple by recordation of the Grant Deed. Escrow Holder shall record the documents in the following order: (1) Grant Deed, (2) Deed Restriction, and (3) Memorandum.

H. Delivery of Property. On Close of Escrow, District shall deliver the Property to City in substantially the same condition, reasonable wear and tear excepted, as on the date of this Agreement.

I. Issuance of Title Insurance. Evidence of title to the Property shall be the issuance at Close of Escrow by the Escrow Holder of a CLTA owner’s policy of title insurance in the full amount of the Purchase Price, insuring fee simple title to the Property in the condition required by this Agreement and containing such endorsements as City shall require.

Indemnification of the unpermitted exception to title shall not be allowed except with the prior consent of City after full disclosure to City of the nature and substance of such exception and indemnity.
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J. Fees and Costs. Fees and costs shall be paid as follows:

1. District will pay the premium of a CLTA title policy.

2. City will pay the premium of any requested endorsements for the CLTA title policy.

3. City will pay any premium for any ALTA Extended Coverage Title Insurance Policy and all endorsements requested thereon by City.

4. Because no real property taxes have been assessed against the Property while owned by the District, there shall be no proration of real property taxes against the District. The City shall be responsible for all real property taxes and assessments against the Property upon transfer of title, and any supplemental taxes and assessments, and other real property taxes, assessments, or fees assessed against the Property, if any are applicable to City as a government entity.

5. City and District will each pay one-half of Escrow Holder’s fees and other customary charges for document drafting and miscellaneous charges.

6. Other fees, costs, expenses and charges that may be payable through Escrow Holder shall be prorated and paid in accordance with the customs and standards prevailing in the County of Yolo, California at the time of Close of Escrow.

7. Neither the City nor the District has engaged a real estate broker to assist with the sale of the Property and therefore, no commission will be paid to a broker representing the City or the District from the sale proceeds upon closing. The City shall be solely responsible for payment of any finder’s fee, sales or brokerage fee, or commissions to real estate brokers or salespersons used or consulted by the City in any manner in connection with the purchase of the Property, and no such payment on City’s behalf shall be paid from the sale proceeds upon closing. The District shall be solely responsible for payment of any finder’s fee, sales or brokerage fee, or commissions to real estate brokers or salespersons used or consulted by the District in any manner in connection with the sale of the Property, and no such payment on the District’s behalf shall be required to be paid by the City upon closing. Further, City shall indemnify, protect, defend and hold harmless District and its Board of Education, and the District shall indemnify, protect, defend and hold harmless the City and its City Council, from and against any and all claims, liabilities, obligations, losses, damages, costs and expenses, including, without limitation, reasonable attorney’s fees, court costs and litigation expenses, arising from or in connection with any sales or brokerage commissions, finder’s fees or other commissions which are (or are claimed to be) payable in connection with the transaction which is the subject of this Agreement by reason of the actions (or alleged actions) of such indemnifying Party.

8. If, as a result of no fault of the Parties, escrow fails to close, City and District shall share equally all of Escrow Holder’s fees and charges. In such event, Escrow Holder shall return the Deposit, with interest, to the City.

9. In the event this escrow fails to close through the fault of District, District shall pay any and all escrow costs and expenses and City shall not be responsible for 308
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any expense with respect to the same. In such an event, Escrow Holder shall return the Deposit, with interest, to City.

10. In the event this escrow fails to close through the fault of City, or City determines it is not satisfied with the Property for its intended use, City shall pay any and all escrow costs and expenses and District shall be at no expense with respect to the same.

Escrow Holder shall transmit the Deposit, with interest, to District in this event.

X. CITY’S REPRESENTATIONS AND WARRANTIES
In consideration of District entering into this Agreement and as an inducement to District to sell the Property to City, City makes the following representations and warranties, each of which is material and is being relied upon by District (the continued truth and accuracy of which shall constitute a condition precedent to District’s obligations hereunder):

A. Authority of City and Executing Officers. The individuals executing this Agreement on behalf of City represents, for the benefit of District, that City is an entity legally authorized to enter into this Agreement and is in compliance with all required state and federal grant requirements for acquisition of the Property, and that he/she as executing officers of this Agreement are duly authorized to execute and deliver this Agreement on behalf of City.

B. Validity of City’s Representations and Warranties at Close of Escrow. The representations and warranties of the City set forth in this Agreement shall be true on and as of the Close of Escrow as if those representations and warranties were made on and as of such time.

XI. DISTRICT’S REPRESENTATIONS AND WARRANTIES
A. District makes no representation or warranty concerning any matter or thing affecting or relating to the Property, except to the extent specifically stated in this Agreement.

City acknowledges that: (i) except as expressly contained in this Agreement, neither District, nor anyone acting for or on behalf of District, has made any representation, statement, warranty or promise to City concerning the physical aspects and condition of the Property, any dimensions or specifications of the Property, the feasibility, desirability or convertibility of the Property into any particular use, the zoning, building and land use restrictions applicable to the Property, the presence of toxic wastes and Hazardous Substances or materials in, on or under the Property; (ii) in entering into this Agreement, City has not relied on any representation, statement, warranty or promise of District, or anyone acting for or on behalf of District, other than as expressly contained this Agreement; and (iii) all matters concerning the Property shall be independently verified by City and that City shall purchase the Property on City’s own examination thereof (or its election not to do so) and that City is purchasing the Property in its “AS IS” physical condition. City assumes the risk that adverse physical, environmental, or other conditions may not have been revealed by its investigation. Without limiting the foregoing, District shall have no liability or responsibility to City for any remediation or investigation concerning Hazardous Substances on or under the Property except to the extent District is aware of such investigation and/or remediation and fails to disclose that information to City. The provisions of this Section shall survive Close of Escrow or termination of this Agreement.

B. In consideration of City entering into this Agreement and as an inducement to City to purchase the Property from District, District makes the following representations and 309
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warranties, each of which is material and is being relied upon by City (the continued truth and accuracy of which shall constitute a condition precedent to City’s obligations hereunder):

1. District’s Authority to Execute Agreement. District warrants: (i) that District is legally authorized and able to execute this Agreement and constitutes all persons with a legal interest in the Property necessary to convey clear title to a fee simple interest in the Property; and (ii) that District has the legal right to enter into this Agreement and to consummate the transaction contemplated by this Agreement.

2. Validity of District’s Representations and Warranties at Close of Escrow.

The representations and warranties of the District set forth in this Agreement shall be true on and as of the Close of Escrow as if those representations and warranties were made on and as of such time. District shall promptly notify City of any facts that would cause any of the representations contained in this Agreement to be untrue as of the Close of Escrow.

XII. MUTUAL INDEMNIFICATION
A. District shall indemnify City and hold City harmless from and against any and all claims, demands, liabilities, costs, expenses, penalties, damages and losses, including, without limitation, reasonable attorneys' fees, resulting from any misrepresentations or breach of warranty or breach of covenant made by District in this Agreement or in any document, certificate, or exhibit given or delivered to City pursuant to or in connection with this Agreement. The indemnification provisions of this Section shall survive the delivery of the Grant Deed and transfer of title or, if title is not transferred pursuant to this Agreement, any termination of this Agreement.

B. City shall indemnify District and hold District harmless from and against any and all claims, demands, liabilities, costs, expenses, penalties, damages and losses, including, without limitation, reasonable attorneys' fees, resulting from any misrepresentations or breach of warranty or breach of covenant made by City in this Agreement or in any document, certificate, or exhibit given or delivered to District pursuant to or in connection with this Agreement. The indemnification provisions of this Section shall survive the delivery of the Grant Deed and transfer of title or, if title is not transferred pursuant to this Agreement, any termination of this Agreement.

XIII. TERMINATION
A. Exercise of Rights to Terminate. If City elects to exercise its rights to terminate this Agreement and the escrow as provided herein, City may do so by giving written notice of such termination to District and Escrow Holder prior to the Close of Escrow. If District elects to exercise its rights to terminate this Agreement and the escrow as provided herein, District may do so by giving written notice of such termination to City and Escrow Holder prior to the Close of Escrow. In the event of a termination, payment of any termination fees or charges to Escrow Holder shall be paid as set forth in Section IX.J, above (“Termination Costs”). Upon such termination, all other obligations and liabilities of the Parties under this Agreement that do not specifically survive termination shall cease and terminate.

B. District’s Breach. In the event of a material default by District which District is to perform prior to the Close of Escrow, and District fails to cure such breach within a reasonable period of time following written notice from City, then City may, at City’s option, (i) terminate this Agreement and the escrow by giving written notice of such termination to 310
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District and Escrow Holder upon which the Deposit with any interest shall be returned to the City; or (ii) initiate an action for specific performance of this Agreement.

C. District’s Termination for Cause and Liquidated Damages. If the City defaults in any obligations hereunder, District shall retain, as liquidated damages, the Deposit, including interest thereon, in escrow at the time of the default. This amount constitutes liquidated damages for such default (“Liquidated Damages”). The Parties agree that this is a reasonable sum considering all of the circumstances existing on the date of this Agreement, including the relationship of the sum to the range of harm to District that reasonably could be anticipated, and the anticipation that proving actual damages would be costly, impractical, and extremely difficult. In placing their initials at the places provided below, each Party agrees to this liquidated damages provision and confirms the accuracy of the statements in this paragraph and the fact that each Party has either sought counsel who explained the consequences of this liquidated damages provision at the time this Agreement was made or waived the right to seek counsel for this purpose.

Moreover, in such event of City’s default, City shall pay all Termination Costs.

City’s Initials: ________ District’s Initials: __________ XIV. POSSESSION/RISK OF LOSS
City shall be entitled to sole possession of the Property immediately upon Close of Escrow.

All risk of loss or damage to the Property will pass from District to the City at the Close of Escrow. District covenants and agrees that it will keep the Property fully insured through Close of Escrow. If the Property is materially damaged or destroyed prior to Close of Escrow due to an uninsured casualty, City may elect to terminate this Agreement.

XV. GENERAL PROVISIONS
A. Time of Essence. Time is of the essence of each provision of this Agreement in which time is an element.

B. Notice. Any notice required or permitted to be given under this Agreement shall be deemed to have been given, served and received if given in writing and personally delivered or either deposited in the United States mail, registered or certified mail, postage prepaid, return receipt required, or sent by overnight delivery service or electronic mail or facsimile transmission, addressed as follows:
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AGREEMENT FOR PURCHASE AND SALE OF REAL PROPERTY PAGE 12

AND JOINT ESCROW INSTRUCTIONS
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If to District:

Washington Unified School District
Attn: Monique Stovall,
Chief Business Officer
930 Westacre Road
West Sacramento, CA 95691
Fax: __________________
Email: [email protected]
If to City:

City of West Sacramento
Attn: Aaron Laurel, City Manager
1110 West Capitol Avenue
West Sacramento, CA 95691
Fax: __________________
Email: [email protected]
With a copy to:

Samuel R. Santana, Esq.

Dannis Woliver Kelley
444 W. Ocean Boulevard
Long Beach, CA 90802
Fax: 562.366.8505
Email: [email protected]
With a copy to:

Jeffrey A. Mitchell, Esq.

Kronick Moskovitz Tiedemann & Girard
1331 Garden Hwy, 2nd Floor
Sacramento, CA 95833
Fax: (916) 321-4555
Email: [email protected]
Any notice personally given or sent by electronic mail or facsimile transmission shall be effective upon receipt. Any notice sent by overnight delivery service shall be effective the business day next following delivery thereof to the overnight delivery service. Any notice given by mail shall be effective five (5) days after deposit in the United States mail.

C. Entire Agreement of Parties. This Agreement constitutes the entire Agreement between the Parties and supersedes all prior discussions, negotiations and agreements, whether oral or written. This Agreement may be amended or modified only by a written instrument executed by the District and the City.

D. Joint and Several Liability. If City in this Agreement is more than one person or entity, each such person or entity shall be jointly and severally liable for the obligations and representations of City under this Agreement.

E. California Law. This Agreement shall be governed by and the rights, duties, and obligations of the Parties shall be determined and enforced in accordance with the laws of the State of California.

F. Disputes. Any actions or proceedings arising under, growing out of, or in any way related to this Agreement shall be instituted and prosecuted only in courts located in the County of Yolo, State of California.

G. Attorneys’ Fees. If either Party files any action or brings any proceedings against the other arising out of this Agreement, or is made a Party to any action or proceeding brought by the Escrow Holder, then, as between the Parties, each Party shall be responsible for its own costs and fees in connection with such action or proceeding.

H. Waiver. No waiver by either Party of any provision of this Agreement shall be considered a waiver of any other provision or of any subsequent breach of the same or any other provision, including the time for performance of any such provision. The exercise by a Party of any remedy provided in this Agreement or at law shall not prevent the exercise by that Party of any other remedy provided in this Agreement or at law or in equity. 312
AGREEMENT FOR PURCHASE AND SALE OF REAL PROPERTY PAGE 13

AND JOINT ESCROW INSTRUCTIONS
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I. Binding Agreement. This Agreement shall be binding upon and inure to the benefit of the Parties and their respective heirs, legal representatives, successors, and assigns.

J. Captions. The captions contained in this Agreement are for convenience only and shall not in any way affect the meaning or interpretation hereof nor serve as evidence of the interpretation hereof, or of the intention of the Parties.

K. Severability. The unenforceability, invalidity, or illegality of any provision of this Agreement shall not render the other provisions hereof unenforceable, invalid, or illegal.

L. Survival of Warranties, Covenants, and Obligations. Only the warranties, covenants, and obligations of each of the Parties expressly specified in this Agreement shall survive the Close of Escrow through which the purchase is consummated.

M. Incorporation of Recitals and Exhibits. The Recitals and the Exhibits attached to this Agreement are hereby incorporated into this Agreement by reference.

N. Required Actions. City and District agree to execute such instruments and documents and to diligently undertake such actions as may be required in order to consummate the purchase and sale herein contemplated and shall use their best efforts to accomplish the Close of Escrow in accordance with the provisions hereof.

O. Counterparts and Copies. This Agreement and all amendments and supplements to it may be executed in counterparts, and all counterparts together shall be construed as one document. A photocopy or electronic copy of the executed Agreement shall have the same force and effect as an original for all purposes. [SIGNATURES AND EXHIBITS FOLLOW.]
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AGREEMENT FOR PURCHASE AND SALE OF REAL PROPERTY PAGE 14

AND JOINT ESCROW INSTRUCTIONS
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The Parties have executed this Agreement on the dates indicated below, but to be effective upon the Effective Date indicated on the first page.

DISTRICT:

WASHINGTON UNIFIED SCHOOL DISTRICT
By: __
Cheryl P. Hildreth, Ed.D.,
Superintendent
Date: __
CITY:

CITY OF WEST SACRAMENTO
By: __
Aaron Laurel, City Manager
Date: ________
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EXHIBIT A (LEGAL DESCRIPTION)
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EXHIBIT A

LEGAL DESCRIPTION
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EXHIBIT B (FORM OF BILL OF SALE)
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EXHIBIT B
(SEE ATTACHED FORM BILL OF SALE)
316
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BILL OF SALE
This Bill of Sale is made and entered into as of ________________, 202_, by the WASHINGTON UNIFIED SCHOOL DISTRICT, a California public school district (“District”) in favor of the CITY OF WEST SACRAMENTO, a California municipal corporation (“City”).

RECITALS
A. The District and the City entered into that certain Purchase and Sale Agreement and Joint Escrow Instructions dated ______________, 2025 (“Agreement”), whereby the City purchased approximately 24.12± acres of land in total (a portion of APN 014-580-002) of improved real property commonly known as Bryte Park, located at 425 Todhunter Avenue in West Sacramento, California, including the improvements located thereon owned by the District such as the tennis courts and teen center, together with all mechanical systems and equipment (the “Improvements”); as well as the intangible personal property owned by the District and used in the operation of the Improvements including, without limitation, all warranties or guarantees received by the District from any contractors, subcontractors, suppliers or materialmen in connection with any construction, repairs or alteration of the Improvements, all of the District’s right, title, and interest in all plans, specifications, construction drawings, project files, architect's agreements, consulting agreements, service agreements, maintenance agreements, permits, licenses, entitlements, development rights, and other similar rights relating to the use and operation of the Land and Improvements (the “Intangible Property”).

B. The terms of the Agreement provide that the District agrees to transfer to City the building and other Improvements, and the Intangible Property.

NOW, for valuable consideration, the receipt and sufficiency of which is hereby expressly acknowledged, Seller agrees as follows:

1. The District assigns and transfers to the City all of the District’s right, title, and interest in the Improvements and Intangible Property.

2. The District represents and warrants that the Improvements and Intangible Property are free and clear of all security agreements, financing statements or other liens and encumbrances, and that the District has full legal and equitable title to, and is the lawful owner of, each of them, has good right to sell and assign them, and shall warrant and defend such title against the lawful claims and demands of anyone claiming through the District. (Signatures on Next Page)
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IN WITNESS WHEREOF, the Parties have executed this Agreement as of the date and year hereinabove written.

DISTRICT:

WASHINGTON UNIFIED SCHOOL DISTRICT
By: __
Cheryl P. Hildreth, Ed.D.,
Superintendent
Date: __
CITY:

CITY OF WEST SACRAMENTO
By: __
Aaron Laurel, City Manager
Date: ________
318

EXHIBIT C (HAZARDOUS SUBSTANCES)
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EXHIBIT C
(HAZARDOUS SUBSTANCES)
As used in this Agreement, the term "hazardous substances" means any hazardous, toxic, and/or harmful substance, material, component, subcomponent, product, byproduct, and/or waste that is now, or will become, regulated or prohibited pursuant to all applicable laws, regulations, ordinances, and binding actions of the United States Government, the State of California, a local governmental authority, or any subdivision thereof, including, but not limited to, the United States Environmental Protection Agency, the California Environmental Protection Agency and its constituent boards, departments, and offices (including, but not limited to, the State Water Resources Control Board, Regional Water Quality Control Boards, Department of Toxic Substances Control, and Department of Pesticide Regulation), the State Department of Public Health, and local governmental operations equivalent thereto.

Furthermore, the term "hazardous substances" as used in this Agreement includes, without limitation, any substance, material, component, subcomponent, product, byproduct, or waste that is or may be reasonably defined as: (i) “hazardous waste” under Section 6903(5) of the Resource Conservation and Recovery Act (42 U.S.C. § 6901 et seq.); (ii) a “hazardous substance” under Section 9601(14) of the Comprehensive Environmental Response, Compensation and Liability Act (“Superfund”) (42 U.S.C. § 9601 et seq.); (iii) a “toxic pollutant” under Section 1317(a) of the Federal Water Pollution Control Act (33 U.S.C. § 1311 et seq.); (iv) a “contaminant” under Section 300f(6) of the Safe Drinking Water Act (42 U.S.C. § 300f et seq.); (v) material creating “unreasonable adverse effects on the environment” under Section 136(z)(bb) of the Federal Insecticide, Fungicide, and Rodenticide Act (7 U.S.C. § 136 et seq.); (vi) “hazardous air pollutants” under Section 7412(b) of the Clean Air Act (42 U.S.C. § 7401 et seq.); (vii) a “byproduct material” under Section 2014(e) of the Atomic Energy Act (42 U.S.C. § 2011 et seq.); (viii) a “hazardous substance” under Section 13050(p) of the Porter-Cologne Water Quality Control Act (Water Code § 13000 et seq.); (ix) “hazardous waste” under Section 25117(a) of the Hazardous Waste Control law (Health and Safety Code § 25100 et seq.); (x) “hazardous waste” under Section 25208.2(k) of the Toxic Pits Cleanup Act (Health and Safety Code § 25208 et seq.); (xi) “hazardous waste” under Section 25159.12 of the Toxic Injection Well Control Act (Health and Safety Code § 25159.10 et seq.); (xii) a “hazardous substance” under Section 252814(h) of the Underground Storage of Hazardous Substances Law (Health and Safety Code § 25280 et seq.); (xiii) a “hazardous substance” under Section 25316 of the Carpenter-Presley-Tanner Hazardous Substance Account Law (Health and Safety Code § 25300 et seq.); (xiv) a “hazardous material” under Section 25395.74 of the California Land Reuse and Revitalization Act (Health and Safety Code § 25395.60 et seq.); (xv) a “hazardous material,” “hazardous substance,” or “hazardous waste” under Section 25501(p-r) of the Hazardous Materials Release Response Plans and Inventory law (Health and Safety Code § 25500 et seq.); (xvi) substances regulated under the Toxic Mold Protection Act (Health and Safety Code § 21600 et seq.); (xvii) chemicals of carcinogenic and reproductive toxicity regulated under the Safe Drinking Water and Toxic Enforcement Act (Proposition 65) (Health and Safety Code § 25249.5 et seq.); (xviii) “hazardous waste,” “extremely hazardous waste,” “restricted hazardous waste,” a “hazardous substance,” or a “hazardous material,” as those terms are defined, in relation to the terms and conditions of this Agreement and this Exhibit, throughout Division 20, Chapters 1 through 20, inclusive, of the Health and Safety Code; (xix) petroleum; (xx) methyl tert-butyl ethers (MTBEs); (xxi) asbestos; (xxii) lead; (xxiii) mercury; (xxiv) dichlorodiphenyltrichloroethane (DDT); (xxv) polychlorinated biphenyl (PCBs); and (xxvi) chlorofluorocarbons (CFCs). 319

EXHIBIT D (FORM OF DEED RESTRICTION)
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EXHIBIT D
(SEE ATTACHED FORM OF DEED RESTRICTION)
320
SPACE ABOVE THIS LINE RESERVED FOR RECORDER’S USE

DEED RESTRICTION
I. WHEREAS, the City of West Sacramento (hereinafter referred to as “Owner” is recorded owner of the real property described in Exhibit A, attached and incorporated herein by reference (hereinafter referred to as the “Property”); and
II. WHEREAS, the California Department of Parks and Recreation (hereinafter referred to as “DPR”) is a public agency created and existing under the authority of section 5001 of the California Public Resources Code (hereinafter referred to as the “PRC”); and III. WHEREAS, Owner applied to DPR for grant funds available pursuant to the Land and Water Conservation Fund, Competitive Program for [SCOPE] on the Property; and IV. WHEREAS, on July 1, 2022 , DPR’s Office of Grants and Local Services and the National Park Service approved Grant 06-01874 (hereinafter referred to as “Grant”) for [SCOPE] on the Property, subject to, among other conditions, recordation of this Deed Restriction on the Property; and V. WHEREAS, but for the imposition of the Deed Restriction condition of the Grant, the Grant would not be consistent with the public purposes of the Land and Water Conservation Fund, Competitive Program and the funds that are the subject of the Grant could therefore not have been granted; and VI. WHEREAS, Owner has elected to comply with the Deed Restriction of the Grant, so as to enable Owner, to receive the Grant funds and perform the work described in the Grant; RECORDING REQUESTED BY:

California Department of Parks and Recreation
Office of Grants and Local Services
WHEN RECORDED MAIL TO:

Office of Grants and Local Services
PO Box 942896
Sacramento, CA 94296-0001
Attn: [PROJECT OFFICER]
321
NOW, THEREFORE, in consideration of the issuance of the Grant funds by DPR, the undersigned Owner for itself and for its assigns, and successors-in-interest, hereby irrevocably covenants with DPR that the condition of the grant (set forth at paragraphs 1 through 5 and in Exhibit B hereto) shall at all times on and after the date on which this Deed Restriction is recorded constitute for all purposes covenants, conditions and restrictions on the use and enjoyment of the Property that are hereby attached to the deed to the Property as fully effective components thereof.

1. DURATION. (a) This Deed Restriction shall remain in full force and effect and shall bind Owner(s) and all their assigns or successors-in-interest for the period running from [PROJECT START DATE] through perpetuity.

2. TAXES AND ASSESMENTS. It is intended that this Deed Restriction is irrevocable and shall constitute an enforceable restriction within the meaning of a) Article XIII, section 8, of the California Constitution; and b) section 402.1 of the California Revenue and Taxation Code or successor statue. Furthermore, this Deed Restriction shall be deemed to constitute a servitude upon and burden to the Property within the meaning of section 3712(d) of the California Revenue and Taxation Code, or successor statue, which survives a sale of tax-deeded property.

3. RIGHT OF ENTRY. DPR or its agent or employees may enter onto the Property at times reasonably acceptable to Owner(s) to ascertain whether the use restrictions set forth above are being observed.

4. REMEDIES. Any act, conveyance, contract, or authorization by Owner(s) whether written or oral which uses or would cause to be used or would permit use of the Property contrary to the terms of this Deed Restriction will be deemed a violation and a breach hereof. DPR may pursue any and all available legal and/or equitable remedies to enforce the terms and conditions of this Deed Restriction. In the event of a breach, any forbearance on the part of DPR to enforce the terms and provisions hereof shall not be deemed a waiver of enforcement rights regarding any subsequent breach.

5. SEVERABILITY. If any provision of these restrictions is held to be invalid, or for any reason becomes unenforceable, no other provision shall be affected or impaired. 322
Dated: , 20
Business Name (if property is owned by a business):

Owner(s) Name(s):

Signed: Signed:

PRINT/TYPE NAME & TITLE OF ABOVE PRINT/TYPE NAME & TITLE OF ABOVE (GRANTEE’S AUTHORIZED REPRESENTATIVE) (ADDITIONAL SIGNATURE, AS REQUIRED) **NOTARY ACKNOWLEDGEMENT ON THE NEXT PAGE**
323
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

ACKNOWLEDGEMENT
State of California )
County of _____________________ )
On ____________________, before me, ____________________________, Notary Public, personally appeared _______________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument, and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Notary Public (Notary Seal)
324

EXHIBIT E (FORM OF MEMORANDUM)
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EXHIBIT E
(SEE ATTACHED FORM OF MEMORANDUM)
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No recording fee required pursuant to
Government Code Section 27383.

Recording Requested by and
When Recorded Return to:

Washington Unified School District
930 Westacre Road
West Sacramento, CA 95691
Attn: _____________________
______________________________________________________________________ SPACE ABOVE THIS LINE FOR RECORDER’S USE

MEMORANDUM OF PRIORITY USE AGREEMENT
(Bryte Park)
This Memorandum of Priority Use Agreement (this "Memorandum") is made as of ____________, 202_, by and between WASHINGTON UNIFIED SCHOOL DISTRICT, a California public school district (“District”), and the CITY OF WEST SACRAMENTO, a California municipal corporation (”City”), who agree as follows:

1. Agreement. Pursuant to a Priority Use Agreement executed concurrently herewith (“PUA”), the City and District have agreed to certain terms for the District’s priority use of certain real property, commonly known as Bryte Park, being a portion of APN 014- 580-002, and located at 425 Todhunter Avenue in West Sacramento, State of California, as legally described in Exhibit A, attached hereto and incorporated herein (“Property”).

2. Term. The term of the PUA begins on the same date herewith and continues in perpetuity until mutually terminated by the parties.

3. Notice. This Memorandum has been prepared for the purpose of giving notice of the PUA, and of its terms, covenants, and conditions, and for no other purposes.

This Memorandum shall not be deemed to modify, alter or amend the provisions of the PUA, the terms of which remain in full force and effect. In the event of any conflict between the terms of the PUA and this Memorandum, the terms of the PUA shall for all purposes govern and determine the relationship between the District and the City and their respective rights and duties.

5. Counterparts. This Memorandum may be executed in multiple counterparts, each of which shall be deemed an original and all of which shall constitute one agreement after each party has executed such counterpart. (Signatures on Next Page)
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IN WITNESS WHEREOF, the parties hereto have executed this Memorandum as of the day and year first above-written.

DISTRICT:

WASHINGTON UNIFIED SCHOOL DISTRICT
By: __
Cheryl P. Hildreth, Ed.D.,
Superintendent
Date: __
CITY:

CITY OF WEST SACRAMENTO
By: __
Aaron Laurel, City Manager
Date: ________
327
4911-0849-5197.11 007203.004 Exhibit A

EXHIBIT A

LEGAL DESCRIPTION

ALL THAT REAL PROPERTY SITUATE IN THE CITY OF WEST SACRAMENTO, COUNTY OF YOLO, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:
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A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Notary Public (Notary Seal)
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PRIORITY USE AGREEMENT

BETWEEN THE CITY OF WEST SACRAMENTO AND

WASHINGTON UNIFIED SCHOOL DISTRICT
(Bryte Park)
This Priority Use Agreement ("Agreement") is entered into on ________________, 2025, by and between the Washington Unified School District, a California public school district (“District”) and the City of West Sacramento, a California municipal corporation (“City”). The District and City are collectively referred to herein as "Parties”.

RECITALS
A. On July 24, 2025, the District’s Board of Education (“Board”) adopted Resolution No. 2526-50, which authorized staff to provide statutory notices to park and recreational entities, pursuant to the priority set forth in Education Code section 17464(b), of the availability of a portion of APN 014-580-002 for sale, commonly known as Bryte Park, located at 425 Todhunter Avenue in West Sacramento, California, consisting of approximately 24.12± acres of land (the “Property”), as legally described in Exhibit A, and depicted in Exhibit B, attached hereto and incorporated herein.

B. The sale of the Property was subject to the Property being maintained, operated, and improved as a public park in perpetuity, and with the District retaining a priority right to use the Property for its educational and extracurricular needs.

C. After the District sent a notice to the City on July 25, 2025 in connection with the availability of the Property, on August 15, 2025, the City sent the District a written letter of intent to purchase the Property, and the Parties thereafter negotiated the terms and conditions of an Agreement for Purchase and Sale of Real Property and Joint Escrow Instructions dated ___________, 2025 (“Agreement”).

D. Pursuant to the terms of the Agreement, the City and District agreed to enter into a Priority Use Agreement, to be executed concurrent with the closing on the District’s sale and the City’s purchase of the Property.

NOW, THEREFORE, the City and District hereby agree as follows:

1. Grant of Priority Use; Purpose. Subject to the terms set forth in this Agreement, the City grants to the District first priority in reserving use of the park Property and its recreational facilities for District-sponsored activities, which include those affiliated with Riverbank Elementary public education, youth development, and extracurricular programs. The activities include but are not limited to physical education classes, athletic practices and competitions, school events, and educational programming.

2. Priority Use Areas. Priority use will only apply to reservable areas, which may change from time to time as determined by the City, including, but not limited to, tennis courts, soccer fields, softball fields, picnic shelters, outdoor amphitheater, basketball court, and handball court.

The pool will be available only seasonally and only during regular operating hours. Restrooms, walkways, parking lots, concessions, splash park, dog park, and fitness stations will not be considered reservable spaces.

3. Reservation Priority Period. All reservations, including first priority reservations, must be made by a Riverbank Elementary or District staff member. To ensure first priority availability, 330
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the District shall have an advance reservation window of up to 30 days prior to the opening of the reservation period to the general public each season. The seasons are as follows: Fall (August – November); Winter (December – February); Spring (March – May); and Summer (June-July).

During the 30-day priority window, the District may submit requests for facility use before nonpriority users. After the 30-day window closes, reservations will be accepted on a first-come firstserve basis combined with public reservations. All reservations requests must adhere to the existing reservation policy requiring 30-day minimum notice. In the event of scheduling conflicts between the District and other users, the City shall make reasonable efforts to honor the District’s priority use designation. If conflicts cannot be resolved through standard administrative procedures, the matter shall be elevated to designated representatives from both the District and the City for resolution.

4. Priority Use Access Hours. The District’s priority use shall generally apply during the following hours when school is in session:
(a) Weekdays from 7:00 AM to 3:30 PM during regularly scheduled school days from August (first day of school) – June (last day of school). (b) Exceptions may be granted from 7:00am to 3:30pm for events, tournaments, or special programs with prior coordination.
(c) All activities must take place within the park’s regularly posted operating hours and abide with the City’s municipal code.

5. Term. This Agreement shall become effective upon signature by both Parties and shall continue for an initial thirty (30)-year term, unless earlier terminated in accordance with this Agreement (“Term”). If not earlier terminated, at the end of the Term the Parties may mutually agree to extend this Agreement by amendment, and the Parties agree to discuss any potential issues or modifications to the Agreement.

6. Annual Scheduling Meeting. The City and the District shall hold an annual coordination meeting (typically before the start of each school year) to review anticipated facility needs, seasonal schedules, and any changes in use patterns. This will ensure collaborative planning and minimize scheduling conflicts.

7. City Priority Use. Notwithstanding the priority use granted for the District set forth herein, the City shall have priority use over District use for City programs during school breaks, intersession, school holidays, and schoolwork days to provide programming and camps to the community.

8. District Fees and Payments. The District shall be responsible for all standard facility reservation fees, staffing costs (if applicable), and any additional charges related to field lighting, custodial services, special equipment required for its events, or other third-party services associated with the District use. The City may, at its discretion, apply discounted rates in accordance with its established policies for public or educational partners.

9. Compliance with City Procedures. The District shall comply with the City’s policies and procedures in the use of the park Property and its facilities, including but not limited to special events, applications, and permits and other provisions of Chapter 12.2 of the City Municipal Code. 331
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10. Possession and Condition of the Property and Facilities. The District hereby acknowledges, understands, and agrees that the Property and facilities are used by the District on an “AS-IS”,“WHERE-IS”, and “WITH ANY AND ALL FAULTS” basis, subject to any existing easements and encumbrances, without representation or warranty by the City, whether express or implied, of any kind whatsoever, including, without limitation, any representation or warranty of fitness or suitability for the Property and facilities, and the District expressly waives all claims for damages by reason of any statement, representation, warranty, promise or agreement, if any, not contained in this Agreement. The City shall not be required to make or construct any alterations, including structural changes, additions, or facilities, to the Property. By entry into and taking possession of the Property pursuant to this Agreement, the District accepts the Property and facilities as being in good and sanitary order, condition, and repair and accepts the Property and facilities in the condition existing as of the commencement date of this Agreement. Any future facilities to be made by the City shall be in City’s sole discretion. The District acknowledges that the City has not made any representation or warranty as to the suitability of the Property or facilities or their proposed use. Any agreements, warranties or representations not expressly contained herein shall in no way bind either the City, and the District expressly waives all claims for damages by reason of any statement, representation, warranty, promise or agreement, if any, not contained in this Agreement. The City shall in no event be liable for any latent defects.

11. Supervision. At all times, the District shall provide adequate personnel to supervise District-sponsored activities conducted on the Property. The Director of the City Department of Parks and Recreation or the Director's designee shall be consulted in the planning and administration of any program to be conducted by the District on the Property.

12. Damage. The District shall be responsible for any damages to the Property or facilities caused by the District or any of its directors, officers, employees, members, consultants, contractors, service recipients, guests, attendees, volunteers, invitees or participants (“District Parties”). The District shall promptly repair such damage after discovery. Should the Property or facilities be damaged or abused beyond normal wear and tear, and such damage is attributable to any acts or omissions of the District and/or any District Parties, such damage shall be promptly repaired or paid for by the District (at the City’s election), shall constitute sufficient cause for a determination of an occurrence of default, and may result in denial of future use of the Property or facilities by the District or termination of this Agreement.

13. Compliance with Laws. The District shall at all times comply with all State and Federal laws and County and municipal ordinances and regulations. The District shall not use or permit the Property or facilities to be used in whole or in part for any purpose or use in violation of the laws or ordinances. The District shall indemnify, defend, and hold the City harmless against any loss, expense, damage, attorneys’ fees or liability arising out of failure of the District or District Parties to comply with any applicable law, regulation, rule or ordinance in connection with this Agreement.

14. Maintenance. Except as provided in this Agreement, or unless otherwise agreed by the Parties, the City shall maintain the facilities and the Property. All park playfields and facilities are subject to periodic closures for maintenance or inclement weather. The District shall not dump or leave waste materials or refuse upon the Property except in trash containers designated for that purpose. During and after the District’s use of the facilities and Property, the District shall leave the facilities and Property areas used in good and clean condition free of litter and trash. District shall comply with all environmental and hazardous materials laws and shall not cause or permit any hazardous material to be generated, brought onto, used, stored, or disposed of in or about the Property. The District shall not install any improvements or facilities on the Property. 332
4937-1299-5952.3 4

15. Prohibited Uses and Restrictions. Any uses that are inconsistent with or in violation of the federal or state law, or the City of West Sacramento Municipal Code, are hereby prohibited

16. Insurance. The District agrees to maintain in full force and effect, at its own expense, with insurers of recognized responsibility, or through a program of self-insurance, adequate insurance sufficient to fully protect all personal or real property owned or controlled by the City from loss or damage during its uses of the Property and facilities and provide satisfactory evidence of such insurance coverage upon request. In addition, the District shall maintain insurance sufficient to fully insure against any claims for damages, including death, personal injury, bodily injury or property damage arising from its use of the Property and facilities, or as a result of the willful or negligent acts of its officers, employees and/or agents and representatives in connection with such use. Such insurance shall afford protection with a combined single limit of not less than Two Million Dollars ($2,000,000.00) per occurrence and may be satisfied by selfinsurance.

17. Indemnification. To the fullest extent permitted by California law, the District shall defend, indemnify, and hold harmless the City, its officers, council members, employees, volunteers, agents, consultants, contractors, and representatives (“City Indemnified Parties”) from any and all third-party claims (including losses, liabilities, claims, suits, and actions of any kind, nature, and description, including, but not limited to, reasonable attorneys’ fees and costs), directly or indirectly arising out of, connected with, or resulting from the District’s use or occupancy of the Property or the facilities, or from any activity, work, or thing done, permitted, or suffered by the District in conjunction with the performance of this Agreement, unless solely caused by the sole negligence or willful misconduct of the City Indemnified Parties. This provision shall survive termination of this Agreement.

18. Default and Termination. The failure of the District to comply with the terms of this Agreement may result in the City declaring a default. Default shall include, without limitation:

District’s nonpayment of any fees that may become due or payable pursuant to this Agreement; material violation of this Agreement; failure to adhere to the City Municipal Code; damage to the Property or facilities; failure to supervise; or any act by the District exposing the City to liability to others for personal injury or damage to the Property or facilities. The City may declare a default by giving written notice to the District of its failure to comply. If the District does not cure the default within thirty (30) days, the City may terminate this Agreement. Upon termination, the District shall provide a release of the Memorandum of Agreement to the City for recordation to remove this Agreement from encumbering title to the Property.

19. Modification and Waiver. No supplement, modification or amendment of this Agreement shall be binding unless executed in writing by the City and District. No waiver by the District or City or any of their officers, agents, or employees or the failure of either party, or its officers, agents or employees to take action with respect to any right conferred by, or any breach of any obligation or responsibility of this Agreement shall be deemed to constitute a waiver of any other provisions, whether or not similar, nor shall any waiver constitute a continuing waiver. No waiver shall be binding unless executed in writing by the parties making the waiver.

20. Notices. All communications and notices require by or permitted by this Agreement shall be in writing and shall be deemed to have been given on the earlier of the date when actually delivered to one party by the other or five (5) days after being deposited with the United States Postal Service, postage pre-paid, and addressed as follows:

District City
Washington Unified School District City of West Sacramento 333
4937-1299-5952.3 5
930 Westacre Road 1110 West Capitol Avenue
West Sacramento, CA 95691 West Sacramento, CA 95691
Attn: Asst. Superintendent Business Services Attn: Director, Parks and Recreation

21. Governing Law. This Agreement shall be construed and interpreted under, and governed and enforced according to, the laws of the State of California. In the event of litigation arising under this Agreement, venue shall reside exclusively in the County of Yolo.

22. Attorneys’ Fees. If any legal action or proceeding is brought on account of any breach of or to enforce or interpret any of the terms or conditions of this Agreement, the prevailing Party shall be entitled to recover from the other Party, as part of prevailing Party’s costs, reasonable attorneys’ fees, the amount of which shall be fixed by the court and shall be made a part of any judgment rendered.

23. Assignment. The District shall not assign or transfer, either directly or by operation of law, this Agreement or any interest herein without the prior written consent of City, which may be withheld in the City’s sole discretion.

24. Time of Essence. Time is of the essence in this Agreement.

25. Severability. Nothing contained herein shall be construed so as to require the commission of any act contrary to law, and wherever there is any conflict between and provision contained herein and any present or future statute, law, ordinance or regulation contrary to which the parties have no legal right to contract or act, the latter shall prevail and the provision of this Agreement which is affected shall be curtailed and limited but only to the extent necessary to bring it within the requirements of the law. If such curtailment or limitation is not possible, the affected provision shall be of no force and effect. Except as aforesaid, such illegality shall not affect the validity of this Agreement.

26. No Third-Party Beneficiaries. There are no intended third-party beneficiaries of any right or obligation assumed by the Parties.

27. Complete Agreement. This Agreement supersedes any and all agreements, either oral or in writing, between the parties with respect to the subject matter herein. Each party to this Agreement acknowledges that no representation by any party which is not embodied herein or any other agreement, statement or promise not contained in this Agreement shall be valid and binding.

28. Memorandum. The Parties agree that a Memorandum of this Agreement shall be recorded in the official records of the county where the Property is located.

29. Counterparts. This Agreement may be executed simultaneously or in counterparts, each of which shall be deemed to be an original, but all of which together shall constitute one and the same Agreement.
(Signatures on Next Page)
334
4937-1299-5952.3 6
IN WITNESS WHEREOF, the Parties have executed this Agreement on the dates indicated below.

DISTRICT:

WASHINGTON UNIFIED SCHOOL DISTRICT
By: __
Cheryl P. Hildreth, Ed.D.,
Superintendent
Date: __
CITY:

CITY OF WEST SACRAMENTO
By: __
Aaron Laurel, City Manager
Date: ________

335
4937-1299-5952.3
Exhibit A
(Property Legal Description)
336
4937-1299-5952.3
Exhibit B
(Depiction of Property)
337

CITY COUNCIL AGENDA REPORT
MEETING DATE: November 19, 2025 ITEM # 9
SUBJECT:

CONSIDERATION OF A RESOLUTION 25-121 ADOPTING PROCEDURES FOR

RATEPAYER AND PROPERTY OWNER OBJECTIONS TO PROPOSED UTILITY FEES OR SPECIAL ASSESSMENTS (“EXHAUSTION PROCEDURES”) PURSUANT TO GOVERNMENT CODE SECTION 53759.1
INITIATED OR REQUESTED BY: REPORT COORDINATED OR PREPARED BY:
[ ] Council [X] Staff
[ ] Other
Rebecca Scott, Director
Public Works, Operations & Maintenance
Department
ATTACHMENT [X] Yes [ ] No [ ] Information [ ] Direction [X] Action

OBJECTIVE
The purpose of this report is to provide the City Council with sufficient information to consider adoption of a Resolution establishing formal procedures for ratepayer and property owner objections to proposed new or amended water or sewer fees (“utility fees”) or special assessments, consistent with Proposition 218 and the new state requirements in Government Code Section 53759.1 (AB 2257, 2024).

RECOMMENDED ACTION
Staff respectfully recommends that the City Council:
1) Adopt Resolution 25-121, establishing procedures for ratepayer and property owner objections to proposed utility fees or special assessments (“Exhaustion Procedures”) pursuant to Government Code Sections 53759.1 and 53759.2; and
2) Authorize the City Manager, or designee, to take all necessary actions to implement the adopted procedures and ensure compliance with applicable state law.

BACKGROUND
Article XIII D of the California Constitution (Proposition 218) requires the City to follow procedural requirements, which include substantive limitations, when adopting or amending property-related fees and benefit assessments.

In 2024, the California Legislature enacted Assembly Bill 2257, codifying a uniform statewide “exhaustion of administrative remedies” process for utility fee and assessment challenges under Proposition 218. This process, if adopted, requires local agencies to provide a meaningful opportunity for ratepayers or property owners to present written objections to proposed new or amended fees or assessments prior to judicial review.

In alignment with AB 2257's requirements, the proposed Resolution (Attachment 1) and Procedures (Attachment 2) establish the City’s local framework for administering this process, ensuring consistency with state law and the City’s transparency objectives.

ANALYSIS
The proposed Exhaustion Procedures provide the City and the public with a clear, standardized sequence of actions to follow prior to final adoption of any new or increased utility fee or special assessment.

Key provisions include:
 Notice and Posting: The City will notify property owners and ratepayers of the start of the objection period and post the written basis for the proposed fees or assessments on the City’s website.  Written Objections Period: Property owners and ratepayers will have at least 45 days to provide written objections to the City.
 Staff Response and Council Review: City staff will review all timely objections, prepare written responses, and present both to the City Council prior to the close of the Proposition 218 protest hearing.  Public Record: The City will adopt the administrative record principles in Government Code §53759.2 to ensure a transparent and legally sufficient record.
 Judicial Bar: A person or entity may not pursue legal action alleging noncompliance with Proposition 218 without first submitting a timely written objection in accordance with the adopted procedures. 338
Resolution 25-121 Exhaustion Procedures
November 19, 2025

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West Sacramento City CouncilNovember 19, 2025

West Sacramento City Council
November 19, 2025