Agenda packet — Wildomar City Council, March 12, 2025 (part 5 of 7)

Seventh: To the Surplus Fund established by the Indenture such remaining amounts in the Special Tax Fund after making the foregoing transfers on September 1.

Reserve Account of the Special Tax Fund
In order to secure further the payment of principal of and interest on the Bonds, the District is required, upon delivery of the Bonds, to deposit in the Reserve Account and thereafter to maintain in the Reserve Account an amount equal to the Reserve Requirement. The term “Reserve Requirement” is defined in the Indenture to mean, that amount as of any date of calculation, equal to the lesser of: (i) 10% of the initial principal amount of the Bonds and Parity Bonds, if any; (ii) Maximum Annual Debt Service on the then Outstanding Bonds and Parity Bonds, if any; and (iii) 125% of average Annual Debt Service on the then Outstanding Bonds and Parity Bonds, if any; provided, however, that the Reserve Requirement shall not exceed $__________ except in connection with the issuance of Parity Bonds. The Reserve Requirement may be satisfied in whole or in part by cash, a Reserve Policy (as defined in the Indenture), or a combination thereof. On the date of issuance of the Bonds, the Reserve Requirement will be satisfied from a deposit of $__________ into the Reserve Account from proceeds of the Bonds.

Subject to the limits on the maximum annual Special Tax levy set forth in the Rate and Method and in the Indenture, the District will covenant in the Indenture to levy Special Taxes in an amount sufficient, in light of the other intended uses of the Special Tax proceeds, to maintain the balance in the Reserve Account at the Reserve Requirement. Amounts in the Reserve Account are to be applied: (i) to pay debt service on the Bonds, or any Parity Bonds, including Sinking Fund Payments, to the extent that other monies are not available therefor; (ii) to redeem Bonds or Parity Bonds in the event of prepayment of Special Taxes, to optionally redeem Bonds or Parity Bonds or in connection with a partial defeasance of Bonds or Parity Bonds, in accordance with the Indenture; and (iii) to pay any rebate requirements. See Appendix E under the caption “CREATION OF FUNDS AND APPLICATION OF PROCEEDS — Reserve Account of the Special Tax Fund.” No Teeter Plan
Although the Riverside County Board of Supervisors has adopted the Alternative Method of Distribution of Tax Levies and Collections and of Tax Sale Proceeds (the “Teeter Plan”) which allows each entity levying secured property taxes in the County to draw on the amount of property taxes levied rather than the amount actually collected, as provided for in Section 4701 et seq. of the California Revenue and Taxation Code, the District is not included in the County Teeter Plan. Consequently, the District may not draw on the County Tax Loss Reserve Fund in the event of delinquencies in Special Tax payments within the District.

Parity Bonds for Refunding Purposes Only
The District will covenant in the Indenture not to issue Parity Bonds except as provided in the Indenture and only for the purposes of refunding all or a portion of the Bonds and any Parity Bonds. See Appendix E under the caption “DEFEASANCE AND PARITY BONDS.”

THE DISTRICT
General Description of the District
The City is located in the western portion of the County. The District contains approximately 10.75 net taxable acres and is located on the southwest corner of Elizabeth Lane and Bunny Trail in the City. 896
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The property within the District is being developed by Lennar Homes into 136 single-family townhomes (with two to four units per building) in a project being marketed as “Horizon Place.” As of January 6, 2025 (the date of value of the Appraisal Report), Lennar Homes had completed and conveyed 110 homes within the District to individual homeowners. As of such date Lennar Homes owned three model homes, 16 homes under construction and near-finished and vacant lots for seven homes. Lennar Homes has obtained building permits for all 136 planned homes in the District and expects to complete and convey all remaining homes to be constructed in the District to individual homeowners by mid-2025.

Water and sewer service to the property within the District is currently supplied by the Elsinore Valley Municipal Water District. Electricity is currently supplied by Southern California Edison and gas by Southern California Gas Company. Public education instruction is provided by the Lake Elsinore Unified School District.

The property within the District is not located in an Alquist-Priolo Earthquake Study Zone, however, there are fault zones within the vicinity of the District. The Elsinore/Temecula fault is located approximately one mile to the southwest. Additionally, the District is not located in a flood plain area. Based on maps adopted by the Department of Forestry and Fire Protection of the State of California, the District is located in an area designated as a very high fire hazard severity zone. The property in the District may be subject to unpredictable seismic activity, fires, flood, or other natural disasters. See “SPECIAL RISK FACTORS — Natural Disasters.” A map showing the location of the District and an aerial photograph thereof appear following the Table of Contents.

Authorized Uses of Bond Proceeds
Proceeds of the Bonds are authorized to be used to pay for the costs of construction of City facilities, including, but not limited to, certain storm drain and street improvements and other public facilities as well as the costs of certain water and sewer system improvements to be owned and operated by the Elsinore Valley Municipal Water District and school facilities to be owned and operated by the Lake Elsinore Unified School District. See the caption “FINANCING PLAN.”
Appraisal Report
The estimated assessed value of the property within the District, as shown on the County’s assessment roll for Fiscal Year 2024-25 is approximately $5,952,311, which as a result of timing of the County’s determination of the assessed values for Fiscal Year 2024-25, does not reflect the development activity and home closings that have taken place since such value was determined.

A property’s assessed value is not necessarily indicative of its market value. In order to provide information with respect to the value of the taxable property within the District, the City engaged the Appraiser to prepare the Appraisal Report. The Appraiser has an “MAI” designation from the Appraisal Institute and has prepared numerous appraisals for the sale of land-secured municipal bonds. The Appraiser was selected by the City and has no material relationships with the City or the owners of the land within the District other than the relationship represented by the engagement to prepare the Appraisal Report. The City instructed the Appraiser to prepare its analysis and report in conformity with City-approved guidelines and the Appraisal Standards for Land Secured Financings published in 1994 and revised in 2004 by the California Debt and Investment Advisory Commission. A copy of the Appraisal Report is included as Appendix D — “APPRAISAL REPORT” to this Official Statement.
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Subject to the assumptions and limiting conditions set forth in the Appraisal Report, the Appraiser concluded that, as of January 6, 2025, the market value of the Taxable Property within the District was $54,520,000. Reference is made to Appendix D for a complete list of the extraordinary assumptions, assumptions and limiting conditions and a full discussion of the appraisal methodology and the basis for the Appraiser’s opinions.

The Appraisal Report indicates the Appraiser’s opinion as to the market value of the property referred to therein as of the date and under the conditions specified therein. The Appraiser’s opinion reflects conditions prevailing in the applicable market as of the Date of Value. The Appraiser’s opinion does not predict the future value of the subject property, and there can be no assurance that market conditions will not change in the future.

In the event that any of the extraordinary assumptions, assumptions and limiting conditions are not actually realized, the value of the property within the District may be less than the amount reported in the Appraisal Report. The City, the Underwriter and the District make no representation as to the accuracy of the Appraisal Report. There is no assurance that the property within the District can be sold for the prices set forth in the Appraisal Report or that any parcel can be sold for a price sufficient to pay the Special Tax for that parcel in the event of a default in payment of Special Taxes by the landowner. See “SPECIAL RISK FACTORS — Property Values” and Appendix D — “APPRAISAL REPORT.”
Estimated Appraised Value-to-Lien Ratios
The aggregate appraised value of property within the District is $54,520,000. Dividing the aggregate estimate of value by the principal amount of the Bonds results in value to lien ratio of 7.28-to-1* for the District.

There is currently no other direct or overlapping special tax or assessment debt on the property within the District.

Including the overlapping general obligation debt in the District and the Bonds, the estimated appraised value to lien ratio for the District is approximately 7.25-to-1* . See “SPECIAL RISK FACTORS — Direct and
Overlapping Indebtedness.”
Table 2 below sets forth the appraised value-to-lien ratio of the Taxable Property within the District based on the appraised values set forth in the Appraisal Report, the principal amount of the Bonds and overlapping general obligation debt and is based on ownership status as of the January 6, 2025, Date of Value of the Appraisal Report. Based on ownership status as of the Date of Value (and assuming no additional transfers of property), individual homeowners and Lennar Homes are expected to be responsible for approximately

80.79% and 19.21%, respectively, of the estimated Fiscal Year 2025-26 Special Tax levy.

Table 3 below sets forth the estimated appraised value-to-lien ratios for Taxable Property within the District by various ranges based upon the principal amount of the Bonds and overlapping general obligation debt. Other than the Bonds, there is currently no overlapping land-secured special tax and assessment debt on the property

* Preliminary, subject to change.
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TABLE 2

CITY OF WILDOMAR
COMMUNITY FACILITIES DISTRICT NO. 2022-2 (HORIZON PLACE)

ESTIMATED APPRAISED VALUE-TO-LIEN RATIOS
Property Owner(1)
No. of
Parcels
Appraised
Property
Value(2)
% of
Appraised
Value
Maximum
Special
Tax(3)
Percentage
of Maximum
Special Tax
Estimated
Fiscal Year
2025-26
Special Tax
Levy (4)
% of
Estimated
Fiscal Year
2025-26
Special Tax
Levy
CFD 2022-2
Bonds (5)*
All Other
Overlapping
Debt Issued (6)
Appraised
Value-toLien
Ratio*
Developed - Individually Owned 110 $ 48,400,000 88.77% $403,079 80.88% $329,788 80.79% $6,051,050 $25,179 7.97:1 Developed - Lennar Homes Owned 26 6,120,000 11.23 95,273 19.12 78,424 19.21 1,438,950 5,988 4.24:1 Total 136 $ 54,520,000 100.00% $498,352 100.00% $408,212 100.00% $7,490,000 $31,167 7.25:1 * Preliminary, subject to change. (1) Property ownership status as of January 6, 2025. See “PROPERTY OWNERSHIP AND THE DEVELOPMENT” below. (2) Based on the appraised value set forth in the Appraisal Report as of January 6, 2025. (3) Based on the greater of the Assigned Special Tax rate or the Backup Special Tax rate on Developed Property depending on the Land Use Category (as defined in the Rate and Method).

See “SOURCES OF PAYMENT FOR THE BONDS — Special Taxes — Rate and Method of Apportionment of Special Tax.” (4) Estimated Fiscal Year 2025-26 Special Tax Levy based on all 136 parcels of Taxable Property taxed as Developed Property and an Administrative Expense Cap for Fiscal Year 2025-26 of $31,212. The estimated levy on Developed Property shown is equal to 90.7% of the Assigned Special Tax rates on Developed Property. See “SOURCES OF PAYMENT FOR THE BONDS — Special Taxes — Rate and Method of Apportionment of Special Tax.” (5) Allocated based on the estimated Fiscal Year 2025-26 Special Tax levy. (6) Includes overlapping debt set forth in Table 4 below.

Source: County of Riverside Assessor’s Office; Spicer Consulting Group, LLC. 899
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TABLE 3

CITY OF WILDOMAR
COMMUNITY FACILITIES DISTRICT NO. 2022-2 (HORIZON PLACE) VALUE-TO-LIEN STRATIFICATION*
Value-to-Lien Category
No. of
Parcels
Taxable
Property
% of
Taxable
Property
Appraised
Value(1)
% of
Appraised
Value
Estimated
Fiscal Year
2025-26
Special Tax
Levy
Percent
Share of
Estimated
Fiscal Year
2025-26
Special Tax
Levy
CFD 2022-2
Bonds (2)
Percent
Share of
2022-2
Bonds
All Other
Overlapping
Debt(3)
Aggregate
Value-to-Lien
Less than 3.00:1(3) 7 5.15% $ 990,000 1.82% $ 21,046 5.16% $ 386,155 5.16% $ 1,607 2.55:1

3.01:1 to 5.00:1 16 11.76 4,080,000 7.48 48,443 11.87 888,855 11.87 3,699 4.57:1

5.01:1 to 7.00:1 3 2.21 1,050,000 1.93 8,935 2.19 163,941 2.19 682 6.38:1 Greater than 7.00:1(3) 110 80.88 48,400,000 88.77 329,788 80.79 6,051,050 80.79 25,179 7.97:1 Totals 136 100.00% $ 54,520,000 100.00% $408,212 100.00% $ 7,490,000 100.00% $31,167 7.25:1 * Preliminary, subject to change. (1) Based on the appraised value set forth in the Appraisal Report as of January 6, 2025, the Date of Value. (2) Allocated based on the estimated Fiscal Year 2025-26 Special Tax levy. (3) Includes overlapping debt set forth in Table 4 below. (4) The minimum value to lien in the District is 2.42:1*. The maximum value to lien in the Greater than 7.00:1 category is 8.29:1* .

Source: County of Riverside Assessor’s Office; Spicer Consulting Group, LLC. 900
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Direct and Overlapping Debt
The District is included within the boundaries of overlapping local agencies providing governmental services. Some of these local agencies have outstanding bonds, and/or the authority to issue bonds, payable from taxes or assessments. The existing and authorized overlapping indebtedness payable from taxes and assessments that may be levied upon the property within the District as of January 6, 2025 is shown in Table 4 below. In addition to current debt, new community facilities districts and/or special assessment districts could be formed in the future encompassing all or a portion of the property within the District; and such districts or the agencies that formed them could issue more bonds and levy additional special taxes or assessments.

TABLE 4

CITY OF WILDOMAR
COMMUNITY FACILITIES DISTRICT NO. 2022-2 (HORIZON PLACE)

DIRECT AND OVERLAPPING DEBT
I. Appraisal Value (1) $54,520,000
II. Land Secured Bond Indebtedness
Outstanding Direct and Overlapping Bonded Debt Type Issued Outstanding % Applicable Parcels in
CFD No.
2022-2 (3)
Amount
Applicable
CITY OF WILDOMAR CFD NO. 2022-2, SERIES 2025(2) CFD $7,490,000 $7,490,000 100.000% 136 $ 7,490,000* TOTAL LAND SECURED BONDED DEBT $ 7,490,000*
Authorized but Unissued Direct and Overlapping Indebtedness Type Authorized Unissued % Applicable Parcels in
CFD No.
2022-2 (3)
Amount
Applicable
CITY OF WILDOMAR CFD NO. 2022-2, SERIES 2025(2) CFD $10,000,000 $0 100.000% 136 $ $ 0
TOTAL OUTSTANDING AND UNISSUED LAND SECURED INDEBTEDNESS $ 7,490,000* III. General Obligation Bond Indebtedness
Outstanding Direct and Overlapping Bonded Debt Type Issued Outstanding % Applicable Parcels in
CFD No.
2022-2 (3)
Amount
Applicable
METROPOLITAN WATER DEBT SERVICE GO $850,000,000 $18,210,000 0.004% 136 $ 719 MT. SAN JACINTO JR. COLLEGE DISTRICT DEBT SERVICE GO $295,000,000 $237,330,000 0.004% 136 10,427 LAKE ELSINORE UNIFIED SCHOOL DISTRICT DEBT SERVICE GO $68,915,000 $61,520,000 0.033% 136 20,020 TOTAL OUTSTANDING GENERAL OBLIGATION BONDED DEBT (2) $ 31,167 Authorized but Unissued Direct and Overlapping Indebtedness Type Authorized Unissued % Applicable Parcels in
CFD No.
2022-2 (3)
Amount
Applicable
METROPOLITAN WATER DEBT SERVICE GO $850,000,000 $0 0.004% 136 $ 0 MT. SAN JACINTO JR. COLLEGE DISTRICT DEBT SERVICE GO $295,000,000 $0 0.004% 136 0 LAKE ELSINORE UNIFIED SCHOOL DISTRICT DEBT SERVICE GO $105,000,000 $36,085,000 0.033% 136 11,743 TOTAL UNISSUED GENERAL OBLIGATION INDEBTEDNESS (2) $ 11,743 TOTAL OUTSTANDING AND UNISSUED GENERAL OBLIGATION INDEBTEDNESS $ 42,910 TOTAL OF ALL OUTSTANDING DIRECT AND OVERLAPPING BONDED DEBT $ 7,521,167* TOTAL OF ALL OUTSTANDING DIRECT AND UNISSUED DIRECT OVERLAPPING INDEBTEDNESS $ 7,532,910* IV. Ratios to Appraisal Value
Outstanding Land Secured Bonded Debt 7.28:1*
Total Outstanding Bonded Debt 7.25:1*
* Preliminary, subject to change. (1) Based on the appraised value set forth in the Appraisal Report as of January 6, 2025, the Date of Value. (2) Parity Bonds may be issued for refunding purposes only.

Source: County of Riverside Assessor’s Office; Spicer Consulting Group, LLC. 901
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Table 5 below describes the estimated Fiscal Year 2025-26 effective tax burden for Lennar Homes’ development in the District based on base sales prices as provided by Lennar Homes, the estimated Fiscal Year 2025-26 Special Tax levy and Fiscal Year 2024-25 actual levies for all other overlapping taxing jurisdictions.

Based on the foregoing and the projected debt service on the Bonds, the Administrative Expenses Cap of $31,212 (which amount shall escalate at 2.00% per Fiscal Year), in Fiscal Year 2025-26, the projected effective tax rates to be levied on Developed Property in the District will range from approximately 1.84% to 1.85%.

TABLE 5

CITY OF WILDOMAR
COMMUNITY FACILITIES DISTRICT NO. 2022-2 (HORIZON PLACE) ESTIMATED FISCAL YEAR 2025-26 TAX OBLIGATION

FOR A SAMPLE OF DEVELOPED PROPERTY

HORIZON PLACE
Plan Type 1 2 3
CFD Tax Category 1,400 to 1,400 to Greater than
1,600 S.F. 1,600 S.F. 1,600 S.F.

Home Size Class SF(1) 1,463 1,506 1,776
Home Price(2) $467,990 $476,990 $509,990
Ad Valorem Property Taxes:

Ad-Valorem Tax Rate (1.00%) $ 4,680 $ 4,770 $ 5,100
Lake Elsinore Unified School (0.01900%) 290 296 316
Mt. San Jacinto Jr. College (0.00268%) 13 13 14
Metro Water West (0.00700%) 33 33 36
Total General Property Taxes $ 5,015 $ 5,112 $ 5,466
Assessment, Special Taxes & Parcel Charges:

Flood Control Stormwater / Cleanwater / Santa Ana $ 4 $ 4 $ 4 MWD Standby charge 9 9 9
CFD No. 2022-1 - Maintenance Services Tax A 254 254 254 CFD No. 2022-1 - Safety Services Tax B 498 498 498
CFD No. 2022-2 - Facilities Special Tax(3) 2,880 2,880 3,176 Total Assessments & Special Taxes $ 3,645 $ 3,645 $ 3,941 Projected Total Property Tax $ 8,660 $ 8,757 $ 9,407
Projected Effective Tax Rate 1.85% 1.84% 1.84%
(1) Reflects the average home size of each plan type within the District. (2) Based on the base sales prices as provided by Lennar Homes. (3) Reflects the estimated Fiscal Year 2025-26 Special Tax levy and includes the Fiscal Year 2025-26 Administrative Expenses Cap of $31,212.

Source: County of Riverside Assessor’s Office; Spicer Consulting Group, LLC; Lennar Homes.

Delinquency History
The first installment of the Special Tax levy becomes delinquent on December 10 and the second installment becomes delinquent on April 10 of each year. Fiscal Year 2023-24 was the first year of the Special Tax levy. Table 6 below sets forth the Special Tax levy, collections and delinquency rates in the District as of January 6, 2025.
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TABLE 6

CITY OF WILDOMAR
COMMUNITY FACILITIES DISTRICT NO. 2022-2 (HORIZON PLACE)

SPECIAL TAX LEVIES, DELINQUENCIES AND DELINQUENCY RATES Delinquencies as of January 22, 2025
Fiscal Year Amount Levied Parcels Levied
Parcels
Delinquent
Amount
Delinquent
Percent
Delinquent
2023-24 $133,204 42 0 $0 0.00%
2024-25(1) 366,113 113 1 1,556 0.23
(1) Delinquency information shown is for the first installment of Fiscal Year 2024-25.

Source: County of Riverside Assessor’s Office; Spicer Consulting Group, LLC.

PROPERTY OWNERSHIP AND THE DEVELOPMENT
The information about the property in the District under this caption has been provided by representatives of Lennar Homes, and has not been independently confirmed or verified by the Underwriter, the City or the District. The Underwriter, the City, and the District make no representation as to the accuracy or adequacy of the information contained in this caption. There may be material adverse changes in this information after the date of this Official Statement. Neither the Bonds nor the Net Taxes securing the Bonds and any Parity Bonds are personal obligations of Lennar Homes or any affiliate thereof or any other property owner and, in the event that any property owner defaults in the payment of its Special Taxes, the District may proceed with judicial foreclosure but has no direct recourse to the assets of any property owner or any affiliate thereof. See the caption “SPECIAL RISK FACTORS.”
Notwithstanding the belief of Lennar Homes that it will have sufficient funds to complete its planned development in the District, no assurance can be given that amounts necessary to fund the remaining planned development by Lennar Homes in the District will be available when needed. None of Lennar Homes, or any other entity or person is under any legal obligation of any kind to expend funds for the development of the property as planned by Lennar Homes in the District. Any contributions by Lennar Homes or any other entity or person to fund the costs of its development are entirely voluntary. If and to the extent the aforementioned sources are inadequate to pay the costs to complete the planned development by Lennar Homes within the District, the remaining portions of such development may not be completed. Lennar Homes has no legal obligation to Bondholders to make any such funds available for construction or development, or the payment of ad valorem property taxes or the Special Taxes. See the caption “SPECIAL RISK FACTORS.” General
The District contains approximately 10.75 net taxable acres. The District is located on the southwest corner of Elizabeth Lane and Bunny Trail in the City. The property within the District is being developed by Lennar Homes into 136 single-family townhomes (with two to four units per building) in a project being marketed as “Horizon Place.” As of January 6, 2025 (the date of value of the Appraisal Report), Lennar Homes had completed and conveyed 110 homes within the District to individual homeowners. As of such date Lennar Homes owned three model homes, 16 homes under construction and near-finished and vacant lots for event seven homes. Lennar Homes has obtained building permits for all 136 planned homes in the District. Lennar Homes expects to complete and convey all remaining homes to be constructed in the District to individual homeowners by mid-2025.

The backbone infrastructure (sewer, water, storm drains, utilities, and arterial roads) necessary to develop the property within the District has been completed. Remaining improvements include finishing of minor in-tract improvements for the remaining homes to be constructed and final off-site surface paving and 903
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striping improvements. Within the Horizon Place project, Lennar Homes has completed amenities consisting of a clubhouse, a pool, barbeque area and related facilities.

The table below shows the planned product mix of homes in the District as of January 6, 2025.

COMMUNITY FACILITIES DISTRICT NO. 2022-2 (HORIZON PLACE) (As of January 6, 2025)
Owned by Lennar Homes
Plan
Total
Units
Planned
Estimated
Home
Square
Footage Closings
Completed
Homes/Homes
Under
Construction(1)
Finished
Lots
Base Home
Prices(2)
1 39 1,378 33 5 1 $467,990
2 41 1,418 33 5 3 476,990
3 56 1,692 44 9 3 477,990
Total 136 110 19 7
(1) Completed Homes/Homes Under Construction consist of three model homes (one in each Plan) and 16 homes under construction.
(2) Base home prices shown exclude lot premiums, options and extras and any incentives or price reductions. Base sales prices are subject to change.

No assurance can be given that Lennar Homes’ home construction and sales will be carried out on the schedule and according to the plans outlined herein, or that the home construction and sale plans or base prices set forth above will not change after the date of this Official Statement. Additionally, homes sold may not result in closed escrows as sales contracts are subject to cancellation. In changing market conditions, builders will often revise the product lines and prices and the rate of sales can fluctuate. Lennar Homes continuously evaluates its product lines and prices in light of the then current market conditions. See “SPECIAL RISK FACTORS” herein for a discussion of risk factors.

Lennar Homes
General. As previously defined in this Official Statement, “Lennar Homes” refers to Lennar Homes of California, LLC, a California limited liability company. Lennar Homes is based in Irvine, California, and has been in the business of developing residential real estate communities in California since 1996. Lennar Homes is wholly-owned by U.S. Home, LLC, a Delaware limited liability company (“U.S. Home”). U.S. Home is wholly-owned by Lennar Corporation, which is based in Miami, Florida (“Lennar Corporation”). Founded in 1954, Lennar Corporation completed its initial public offering in 1971 and listed its common stock on the New York Stock Exchange in 1972. Lennar Corporation’s Class A and Class B common stock are listed on the New York Stock Exchange under the symbols “LEN” and “LEN.B.” respectively. Lennar Corporation is one of the largest homebuilders in the United States based on home sales revenues and net earnings, and operates under a number of brand names, including Lennar Homes and U.S. Home. Lennar Corporation primarily develops residential communities both within the Lennar Corporation family of builders and through consolidated and unconsolidated partnerships in which Lennar Corporation maintains an interest.

Lennar Corporation is subject to the informational requirements of the Securities Exchange Act of 1934, as amended, and, in accordance therewith, files reports, proxy statements, and other information, including financial statements, with the Securities and Exchange Commission (the “SEC”). Such filings, particularly Lennar Corporation’s annual report on Form 10-K and its most recent quarterly report on Form 10-Q, may be inspected and copied at the public reference facilities maintained by the SEC at 450 Fifth Street, N.W., Washington, D.C. 20549 at prescribed rates. Such filings can also be accessed over the internet at the SEC’s website at www.sec.gov.
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The foregoing website addresses and references to filings with the SEC are given for reference and convenience only, and the information on such websites and on file with the SEC does not form a part of this Official Statement and is not incorporated by reference herein. No representation is made in this Official Statement as to the accuracy or adequacy of the information contained on such websites. Lennar Corporation and Lennar Homes are not obligated to advance funds for construction or development or to pay ad valorem property taxes or the Special Taxes and investors should not rely on the information and financial statements contained on such websites in evaluating whether to buy, hold or sell the Bonds.

Financing Plan. To date, Lennar Homes has financed its land acquisition and various site development costs related to its property in the District through internally generated funds. As of January 1, 2025, Lennar Homes has expended approximately $53.6 million on land acquisition and development and homebuilding costs in the District. Lennar Homes expects to incur approximately $4.3 million on remaining land development, homebuilding, marketing, and sales costs for its project in the District. Lennar Homes expects to use home sales revenues and internal funding to complete its development within the District, and believes that it will have sufficient funds available to complete its planned development as described in this Official Statement.

Although Lennar Homes expects to have sufficient funds available to complete its development in the District as described in this Official Statement, there can be no assurance that amounts necessary to finance the development costs will be available from Lennar Homes, Lennar Corporation or any other source when needed.

None of Lennar Homes or Lennar Corporation, nor any of their subsidiaries or related entities, are under any legal obligation of any kind to expend funds for the development of and construction of homes on its property in the District. Any contributions by Lennar Homes or Lennar Corporation to fund the costs of such development are entirely voluntary.

If and to the extent that internal funding, including but not limited to home sales revenues, are inadequate to pay the costs to complete the planned development by Lennar Homes within the District and other financing is not put into place, there could be a shortfall in the funds required to complete the planned development by Lennar Homes in the District.

Except as described in this Official Statement and except for those consents, permits, authorizations, certifications and approvals of governmental entities required in the ordinary course of development, Lennar Homes has no actual knowledge of any impediment to construction or obtaining land use entitlements which could be reasonably expected to have a material adverse effect on its ability to complete the planned development of its property within the District as described in the Official Statement. Although the information in this Official Statement reflects the current development expectations of Lennar Homes, no assurance can be given that home construction and sales will be carried out on the schedule and according to the plans described herein, or that the home construction and sale plans or base prices set forth herein will not change after the date of this Official Statement. Lennar Homes reserves the right to change its development at any time without notice. Additionally, homes under contract to be sold may not result in closed escrows as sales contracts are subject to cancellation.

See “SPECIAL RISK FACTORS – Concentration of Property Ownership.”

SPECIAL RISK FACTORS
The Bonds have not been rated by any rating agency, and the purchase of the Bonds involves significant risks that are not appropriate for certain investors. The following is a discussion of certain risk factors which should be considered, in addition to other matters set forth herein, in evaluating the investment quality of the Bonds. This discussion does not purport to be comprehensive or definitive and does not purport to be a complete statement of all factors which may be considered as risks in evaluating the credit quality of the Bonds. The occurrence of one or more of the events discussed herein could adversely affect the ability or willingness of property owners in the District to pay their Special Taxes when due. Such failures to pay Special Taxes could result in the inability of the District to make full and punctual payments of debt service on the Bonds. In addition, the occurrence of one or more of the events discussed herein could adversely affect the value of the property in the District. See “— Property Values” below.
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Risks of Real Estate Secured Investments Generally
The Bond Owners will be subject to the risks generally incident to an investment secured by real estate, including, without limitation: (i) adverse changes in local market conditions, such as changes in the market value of real property in the vicinity of the District, the supply of or demand for competitive properties in such area, and the market value of residential property or buildings and/or sites in the event of sale or foreclosure; (ii) changes in real estate tax rates and other operating expenses, governmental rules (including, without limitation, zoning laws and laws relating to endangered species and hazardous materials) and fiscal policies; (iii) natural disasters (including, without limitation, earthquakes, wildfires and floods), which may result in uninsured losses; (iv) adverse changes in local market conditions; and (v) increased delinquencies due to rising mortgage costs and other factors.

No assurance can be given that the property owners within the District will pay Special Taxes in the future or that they will be able to pay such Special Taxes on a timely basis. See the caption “— Enforcement Delays — Bankruptcy” for a discussion of certain limitations on the District’s ability to pursue judicial proceedings with respect to delinquent parcels.

Insufficiency of Special Tax Revenues
As discussed below, the Special Taxes may not produce revenues sufficient to pay the debt service on the Bonds either due to nonpayment of the amounts levied or because acreage within the District becomes exempt from taxation due to the transfer of title to a public agency.

In order to pay debt service on the Bonds, it is generally necessary that the Special Taxes be paid in a timely manner. Should the Special Taxes not be paid on time, the District has established a Reserve Account under the Indenture to be maintained in an amount equal to the Reserve Requirement to pay debt service on the Bonds to the extent other funds are not available. See “SOURCES OF PAYMENT FOR THE BONDS — Reserve Account of the Special Tax Fund.” The District will covenant in the Indenture to maintain in the Reserve Account an amount equal to the Reserve Requirement, subject, however, to the availability of Net Taxes in amounts sufficient to do so and to the limitation that the District may not levy the Special Tax in any Fiscal Year at a rate in excess of the maximum amounts permitted under the Rate and Method. See Appendix A and Appendix E hereto. As a result, if a significant number of Special Tax delinquencies occurs within the District, the District could be unable to replenish the Reserve Account to the Reserve Requirement due to the limitations on the amount of the Special Tax that may be levied. If such defaults were to continue in successive years, the Reserve Account could be depleted and a default on the Bonds could occur.

The Act provides that, if any property within the District not otherwise exempt from the Special Tax is acquired by a public entity through a negotiated transaction, or by gift or devise, the Special Tax will continue to be levied on and enforceable against the public entity that acquired the property. In addition, the Act provides that, if property subject to the Special Tax is acquired by a public entity through eminent domain proceedings, the obligation to pay the Special Tax with respect to that property is to be treated as if it were a special assessment and be paid from the eminent domain award. The constitutionality and operation of these provisions of the Act have not been tested in the courts, but it is doubtful that they would be upheld as to, for example, property owned by the federal government. If for any reason property within the District becomes exempt from taxation by reason of ownership by a non-taxable entity such as the federal government or another public agency, subject to the limitation of the Maximum Special Tax, the Special Tax will be reallocated to the remaining taxable parcels within the District. This would result in the owners of such property paying a greater amount of the Special Tax and could have an adverse impact upon their willingness and/or ability to pay the Special Tax. Moreover, if a substantial portion of additional land within the District became exempt from the Special Tax because of public ownership, or otherwise, the Maximum Special Tax which could be levied upon the remaining acreage might not be sufficient to pay principal of and interest on the Bonds when due and a default will occur with respect to the payment of such principal and interest.
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The District will covenant in the Indenture that, under certain circumstances, it will institute foreclosure proceedings to sell any property with delinquent Special Taxes in order to obtain funds to pay debt service on the Bonds. If foreclosure proceedings were ever instituted, any mortgage or deed of trust holder could, but would not be required to, advance the amount of the delinquent Special Tax to protect its security interest. See “SOURCES OF PAYMENT FOR THE BONDS — Special Taxes — Proceeds of Foreclosure Sales” for provisions which apply in the event of such foreclosure and which the District is required to follow in the event of delinquencies in the payment of the Special Tax.

In the event that sales or foreclosures of property are necessary, there could be a delay in payments to Owners of the Bonds (if the Reserve Account has been depleted) pending such sales or the prosecution of such foreclosure proceedings and receipt by the City on behalf of the District of the proceeds of sale. The District may adjust the future Special Tax levied on taxable parcels in the District, subject to limitations described above under the caption “SOURCES OF PAYMENT FOR THE BONDS — Special Taxes — Rate and Method of Apportionment of Special Tax,” to provide an amount required to pay interest on and principal of the Bonds, and the amount, if any, necessary to replenish the Reserve Account to an amount equal to the Reserve Requirement, and to pay all current expenses. There is, however, no assurance that the total amount of the Special Tax that could be levied and collected against taxable parcels in the District will be at all times sufficient to pay the amounts required to be paid by the Indenture, even if the Special Tax is levied at the Maximum Special Tax rates. See “— Enforcement Delays — Bankruptcy.”
No assurance can be given that the real property subject to sale or foreclosure will be sold, or if sold, that the proceeds of sale will be sufficient to pay any delinquent installments of the Special Tax. The Act does not require the City to purchase or otherwise acquire any lot or parcel of property to be sold at foreclosure if there is no other purchaser at such sale. The Act and the Indenture do specify that the Special Tax will have the same lien priority as for ad valorem property taxes in the case of delinquency. Section 53356.6 of the Act requires that property sold pursuant to foreclosure under the Act be sold for not less than the amount of judgment in the foreclosure action, plus post judgment interest and authorized costs, unless the consent of the owners of 75% of the Outstanding Bonds is obtained.

Prior to July 1, 1983, the right of redemption from foreclosure sales was limited to a period of one year from the date of sale. Under legislation effective July 1, 1983, the statutory right of redemption from such foreclosure sales has been repealed. However, a period of 20 days must elapse after the date on which the notice of levy of the interest in real property was served on the judgment debtor before the sale of such lot or parcel can be made. Furthermore, if the purchaser at the sale is the judgment creditor (e.g., the District), an action may be commenced by the delinquent property owner within 90 days after the date of sale to set aside such sale. The constitutionality of the aforementioned legislation, which repeals the one year redemption period, has not been tested and there can be no assurance that, if tested, such legislation will be upheld. (Section 701.680 of the Code of Civil Procedure of the State.)
Impact of Economic Conditions on the Development in the District Certain events and factors which negatively affect the regional, State and national economies could have an adverse effect on the pace at which the Lennar Homes can complete the remaining infrastructure and future homes, and demand by, and the ability of individuals to purchase homes within the District. Such events and factors could include rising inflation and interest rates, persistent supply chain issues and global market instability caused by geopolitical events. Any adverse impact of the foregoing and other economic factors on the project in the District and the real estate market in general cannot be predicted.

Increasing Mortgage Interest Rates
Increases in mortgage interest rates could have a negative impact on the estimated absorption rates of the planned for-sale residential units in the District described herein. With respect to entry-level households, increased mortgage interest rates may adversely impact the affordability of homes and may increase mortgage 907
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payment levels for owning a lower-priced home relative to renting a residence, thereby making purchasing less attractive. With respect to move-up households, higher mortgage interest rates may impact the desire of current homeowners to move from their present home due to the fact that their present home likely has a relatively low mortgage interest rate. In addition, in such instances, a new home would likely have a higher interest rate on a new mortgage loan as well as a higher purchase price and property taxes. Such considerations may decrease the desire for move-up households to purchase a new home. The foregoing factors could reduce demand for and/or the ability to achieve the sales prices of the planned for-sale homes within the District as described herein.

Concentration of Ownership
Based on ownership status as of January 6, 2025 (and assuming no additional transfers of property), individual homeowners and Lennar Homes are expected to be responsible for approximately 80.79% and

19.21%, respectively, of the estimated Fiscal Year 2025-26 Special Tax levy.

The timely payment of principal of and interest on the Bonds depends upon the willingness and ability of the current and future property owners in the District to pay the Special Taxes prior to delinquency. General and local economic conditions and governmental requirements or restrictions may affect the willingness of the current property owners, or any successor property owners, to pay the Special Taxes, and there is no assurance that the current property owners, or any successor property owners, will pay such Special Taxes even if financially able to do so. Due to the concentration of ownership of the property within the District, a failure by Lennar Homes or any successor property owner thereto to pay the Special Taxes may result in a default in the payment of debt service on the Bonds. See “PROPERTY OWNERSHIP AND THE DEVELOPMENT.” Property Insurance
In recent years, homeowners in many areas in the State have experienced significant increases in premiums for property and homeowners’ insurance policies as well as difficulty in obtaining such insurance from commercial insurance companies. The increases have been driven by, among other factors, the risk of wildfire damage to property in the State. Such increases in the overall cost of homeownership could have a material adverse effect on the rate of absorption of the remaining units in the District and on a homeowner’s willingness and/or ability to pay the Special Taxes.

In addition, no assurances can be made that adequate homeowners’ insurance coverage will be available in the future from reputable insurance companies, with premiums comparable to historical rates, or at all. The inability to obtain adequate insurance coverage could impact the ability of the homeowners’ in the District to reconstruct their homes in the event of damage.

Property Values
The value of the property within the District is a critical factor in determining the investment quality of the Bonds. If a property owner is delinquent in the payment of Special Taxes, the District’s only remedy is to commence foreclosure proceedings against the delinquent parcel in an attempt to obtain funds to pay the Special Taxes. Reductions in property values due to a downturn in the economy, physical events such as earthquakes, fires or floods, stricter land use regulations, delays in development or other events will adversely impact the security underlying the Special Taxes. See “THE DISTRICT — Appraisal Report” and Appendix D — “APPRAISAL REPORT.”
The Appraiser has estimated, on the basis of certain assumptions and limiting conditions contained in the Appraisal Report, that as of the Date of Value, the market value of the land and improvements within the District was approximately $54,520,000. See “THE DISTRICT — Appraisal Report.” The Appraisal Report indicates the Appraiser’s opinion as to the market value of the properties referred to therein as of the date and under the conditions specified therein. The Appraiser’s opinion reflects conditions prevailing in the applicable 908
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market as of the Date of Value. The Appraiser’s opinion does not predict the future value of the subject property, and there can be no assurance that market conditions will not change adversely in the future.

Prospective purchasers of the Bonds should not assume that the taxable land within the District could be sold for the appraised amount or for the assessed values at a foreclosure sale for delinquent Special Taxes. In arriving at the estimate of market value of the property in the District, the Appraiser assumes that any sale will be unaffected by undue stimulus and will occur following a reasonable marketing period, which is not always present in a foreclosure sale. See Appendix D for a description of other assumptions made by the Appraiser and for the definitions and limiting conditions used by the Appraiser. Any event which causes one of the Appraiser’s assumptions to be untrue could result in a reduction of the value of the taxable land and improvements within the District from the market value estimated by the Appraiser.

No assurance can be given that any bid will be received for a parcel with delinquent Special Taxes offered for sale at foreclosure or, if a bid is received, that such bid will be sufficient to pay all delinquent Special Taxes. See “SOURCES OF PAYMENT FOR THE BONDS — Special Taxes — Proceeds of Foreclosure Sales.”
Natural Disasters
The District, like all California communities, may be subject to unpredictable seismic activity, fires, flood, or other natural disasters. Southern California is a seismically active area. Seismic activity represents a potential risk for damage to buildings, roads, bridges and property within the District. In addition, land susceptible to seismic activity may be subject to liquefaction during the occurrence of such event. The property within the District is not located in an Alquist-Priolo Earthquake Study Zone, however, there is an unnamed fault of the Elsinore Fault Zone within the District. The Elsinore/Temecula fault is located approximately one mile to the southwest. Additionally, the District is not located in a flood plain area.

In recent years, wildfires have caused extensive damage throughout the State, including within the County. Certain of these fires have burned thousands of acres and destroyed hundreds and in some cases thousands of homes. In some instances entire neighborhoods have been destroyed. Several fires in recent years damaged or destroyed property in areas that were not previously considered to be at risk from such events. Based on maps adopted by the Department of Forestry and Fire Protection of the State of California, the District is located in an area designated as a very high fire hazard severity zone. There is a risk of residential property within the District being destroyed by wildfires and no assurance can be given as to the severity or frequency of wildfires within the vicinity of the District. Additionally, property located adjacent to burn areas can be subject to mudslides and flooding, which can cause significant damage and destruction to property.

In the event of a severe earthquake, fire, flood or other natural disaster, there may be significant damage to both property and infrastructure in the District. As a result, a substantial portion of the property owners may be unable or unwilling to pay the Special Taxes when due. In addition, the value of land in the District could be diminished in the aftermath of such a natural disaster, reducing the resulting proceeds of foreclosure sales in the event of delinquencies in the payment of the Special Taxes.

Hazardous Substances
While government taxes, assessments and charges are a common claim against the value of a parcel, other less common claims may also be relevant. One of the most serious in terms of the potential reduction in the value of a parcel is a claim with regard to a hazardous substance. In general, the owners and operators of a parcel may be required by law to remedy conditions relating to releases or threatened releases of hazardous substances. The federal Comprehensive Environmental Response, Compensation and Liability Act of 1980, sometimes referred to as “CERCLA” or the “Super Fund Act,” is the most well-known and widely applicable of these laws, but California laws with regard to hazardous substances are also stringent and similar in effect. Under many of these laws, the owner (or operator) is obligated to remedy a hazardous substance condition of a parcel 909
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whether or not the owner (or operator) had anything to do with creating or handling the hazardous substance.

The effect, therefore, should any of the parcels within the District be affected by a hazardous substance, is to reduce the marketability and value by the costs of remedying the condition.

The District is not aware of the presence of any federally or state classified hazardous substances in violation of any environmental laws, located on the property within the District. However, it is possible that such materials do currently exist and that the District is not aware of them.

It is possible that property in the District may be liable for hazardous substances in the future as a result of the existence, currently, of a substance presently classified as hazardous but which has not been released or the release of which is not presently threatened, or the existence, currently, on the property of a substance not presently classified as hazardous but which may in the future be so classified. Additionally, such liabilities may arise not simply from the existence of a hazardous substance but from the method of handling such substance.

All of these possibilities could have the effect of reducing the value of the applicable property.

Enforcement Delays – Bankruptcy
In the event of a delinquency in the payment of the Special Taxes, the District is required to commence enforcement proceedings under the circumstances described under the caption “SOURCES OF PAYMENT FOR THE BONDS — Special Taxes — Proceeds of Foreclosure Sales.” However, prosecution of such proceedings could be delayed due to crowded local court calendars or by bankruptcy, insolvency and other laws generally affecting creditors’ rights (such as the Soldiers’ and Sailors’ Relief Act of 1940) and by the laws of the State relating to judicial and non-judicial foreclosure. Although bankruptcy proceedings would not cause the liens of the Special Taxes to become extinguished, bankruptcy of a person or entity with an interest in the applicable property could result in a delay in the enforcement proceedings because federal bankruptcy laws provide for an automatic stay of foreclosure and tax sale proceedings. Any such delay could increase the likelihood of delay or default in payment of the principal of and interest on the Bonds. The various legal opinions to be delivered in connection with the issuance of the Bonds, including Bond Counsel’s approving legal opinion, are qualified as to the enforceability of the Bonds and the Indenture by reference to bankruptcy, reorganization, moratorium, insolvency and other laws affecting the rights of creditors generally or against public entities such as the District.

Special Tax Delinquencies
Under provisions of the Act, the Special Taxes, from which funds necessary for the payment of principal of, and interest on, the Bonds are derived, will be billed to the properties within the District on the regular ad valorem property tax bills sent to owners of such properties by the County Tax Collector. The Act currently provides that such Special Tax installments are due and payable, and bear the same penalties and interest for non-payment, as do ad valorem property tax installments.

See APPENDIX E — “SUMMARY OF THE INDENTURE — COVENANTS AND WARRANTY — Covenants” for a discussion of the provisions which apply, and procedures which the District is obligated to follow under the Indenture, in the event of delinquencies in the payment of Special Taxes. See “— FDIC/Federal Government Interests in Parcels” for a discussion of the policy of the Federal Deposit Insurance Corporation regarding the payment of special taxes and assessment and limitations on the District’s ability to foreclosure on the lien of the Special Taxes in certain circumstances.

FDIC/Federal Government Interests in Parcels
The ability of the District to collect interest and penalties specified by the Act and to foreclose the lien of delinquent Special Taxes may be limited in certain respects with regard to parcels in which the Federal Deposit Insurance Corporation (the “FDIC”), or other federal government entities such as Fannie Mae or Freddie Mac, has or obtains an interest.
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In the case of the FDIC, in the event that any financial institution making a loan which is secured by parcels is taken over by the FDIC and the applicable Special Tax is not paid, the remedies available to the District may be constrained. The FDIC’s policy statement regarding the payment of state and local real property taxes (the “Policy Statement”) provides that taxes other than ad valorem taxes which are secured by a valid lien in effect before the FDIC acquired an interest in a property will be paid unless the FDIC determines that abandonment of its interests is appropriate. The Policy Statement provides that the FDIC generally will not pay installments of non-ad valorem taxes which are levied after the time the FDIC acquires its fee interest, nor will the FDIC recognize the validity of any lien to secure payment except in certain cases where the Resolution Trust Corporation had an interest in property on or prior to December 31, 1995. Moreover, the Policy Statement provides that, with respect to parcels on which the FDIC holds a mortgage lien, the FDIC will not permit its lien to be foreclosed out by a taxing authority without its specific consent, nor will the FDIC pay or recognize liens for any penalties, fines or similar claims imposed for the nonpayment of taxes.

The FDIC has taken a position similar to that expressed in the Policy Statement in legal proceedings brought against Orange County in United States Bankruptcy Court and in Federal District Court. The Bankruptcy Court issued a ruling in favor of the FDIC on certain of such claims. Orange County appealed that ruling, and the FDIC cross-appealed. On August 28, 2001, the Ninth Circuit Court of Appeals issued a ruling favorable to the FDIC except with respect to the payment of pre-receivership liens based upon delinquent property tax.

The District is unable to predict what effect the application of the Policy Statement would have in the event of a delinquency with respect to parcels in which the FDIC has or obtains an interest, although prohibiting the lien of the FDIC to be foreclosed out at a judicial foreclosure sale would prevent or delay the foreclosure sale.

In the case of Fannie Mae and Freddie Mac, in the event a parcel of taxable property is owned by a federal government entity or federal government sponsored entity, such as Fannie Mae or Freddie Mac, or a private deed of trust secured by a parcel of taxable property is owned by a federal government entity or federal government sponsored entity, such as Fannie Mae or Freddie Mac, the ability to foreclose on the parcel or to collect delinquent Special Taxes may be limited. Federal courts have held that, based on the supremacy clause of the United States Constitution “this Constitution, and the Laws of the United States which shall be made in Pursuance thereof; and all Treaties made, or which shall be made, under the Authority of the United States, shall be the supreme Law of the Land; and the Judges in every State shall be bound thereby, anything in the Constitution or Laws of any State to the contrary notwithstanding.” In the absence of Congressional intent to the contrary, a state or local agency cannot foreclose to collect delinquent taxes or assessments if foreclosure would impair the federal government interest. This means that, unless Congress has otherwise provided, if a federal government entity owns a parcel of taxable property but does not pay taxes and assessments levied on the parcel (including Special Taxes), the applicable state and local governments cannot foreclose on the parcel to collect the delinquent taxes and assessments.

Moreover, unless Congress has otherwise provided, if the federal government has a mortgage interest in the parcel and the District wishes to foreclose on the parcel as a result of delinquent Special Taxes, the property cannot be sold at a foreclosure sale unless it can be sold for an amount sufficient to pay delinquent taxes and assessments on a parity with the Special Taxes and preserve the federal government’s mortgage interest. For a discussion of risks associated with taxable parcels within the District becoming owned by the federal government, federal government entities or federal government sponsored entities, see “—Insufficiency of Special Tax Revenues.”
The District’s remedies may also be limited in the case of delinquent Special Taxes with respect to parcels in which other federal agencies (such as the Internal Revenue Service and the Drug Enforcement Administration) have or obtain an interest.
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Direct and Overlapping Indebtedness
The ability of an owner of property within the District to pay the applicable Special Taxes could be affected by the existence of other taxes and assessments imposed upon taxable parcels. See “THE DISTRICT — Direct and Overlapping Debt” herein. The City and other public agencies whose boundaries overlap those of the District could impose additional taxes or assessment liens on the property within the District in order to finance public improvements or services to be located or provided inside of or outside of such area. The lien created on the property within the District through the levy of such additional taxes may be on a parity with the lien of the Special Taxes applicable to the property within the District.

The imposition of additional liens on a parity with the Special Taxes may reduce the ability or willingness of property owners to pay the Special Taxes and increase the possibility that foreclosure proceeds will not be adequate to pay delinquent Special Taxes. The District will covenant in the Indenture not to issue Parity Bonds other than for refunding all of a portion of the Bonds or Parity Bonds.

Payment of Special Taxes is not a Personal Obligation of the Property Owners An owner of a taxable parcel is not personally obligated to pay Special Taxes. Rather, Special Taxes are an obligation which is secured only by a lien against the taxable parcel. If the value of a taxable parcel is not sufficient, taking into account other liens imposed by public agencies, to secure fully Special Taxes, the District has no recourse against the property owner.

No Acceleration Provision
Neither the Bonds nor the Indenture contain a provision allowing for the acceleration of the Bonds in the event of a payment default or other default under the terms of the Bonds or the Indenture.

Limited Obligations
The Bonds and interest thereon are not payable from the general funds of the City. Except with respect to the Net Taxes, neither the credit nor the taxing power of the District or the City is pledged for the payment of the Bonds or the interest thereon, and, except as provided in the Indenture, no Owner of the Bonds may compel the exercise of any taxing power by the District or the City or force the forfeiture of any City or District property.

The principal of, premium, if any, and interest on the Bonds are not a debt of the City or a legal or equitable pledge, charge, lien or encumbrance upon any of the City’s or the District’s property or upon any of the City’s or the District’s income, receipts or revenues, except the Net Taxes and other amounts pledged under the Indenture.

The District’s legal obligations with respect to any delinquent Special Taxes are limited to: (i) payments from the Reserve Account to the extent of funds on deposit therein; and (ii) the institution of judicial foreclosure proceedings under certain circumstances with respect to any parcels for which Special Taxes are delinquent. See the caption “SOURCES OF PAYMENT FOR THE BONDS — Special Taxes — Proceeds of Foreclosure Sales.” The Bonds cannot be accelerated in the event of any default.

The obligation to pay Special Taxes does not constitute a personal obligation of the current or subsequent owners of the respective parcels which are subject to such liens. See the caption “— Payment of Special Taxes is Not a Personal Obligation of the Property Owners.” Enforcement of Special Tax payment obligations by the District is limited to judicial foreclosure in the Superior Court of California, County of Riverside. There is no assurance that any current or subsequent owner of a parcel subject to a Special Tax lien will be able to pay the amounts due or that such owner will choose to pay such amounts even though financially able to do so.
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Failure by owners of the parcels to pay Special Tax installments when due, delay in foreclosure proceedings, or the inability of the District to sell parcels that have been subject to foreclosure proceedings for amounts sufficient to cover the delinquent installments of Special Taxes levied against such parcels may result in the inability of the District to make full or timely payments of debt service on the Bonds, which may in turn result in the depletion of the Reserve Account. See the caption “— Enforcement Delays — Bankruptcy.” Proposition 218
An initiative measure entitled “The Right to Vote on Taxes Act” (“Proposition 218”) was approved by the voters at the November 5, 1996 statewide general election. Among other things, Proposition 218 added a new Article XIII C to the California Constitution which states that “. . . the initiative power shall not be prohibited or otherwise limited in matters of reducing or repealing any local tax, assessment, fee or charge.” The Act provides for a procedure which includes notice, hearing, protest and voting requirements to alter the rate and method of apportionment of an existing special tax. However, the Act prohibits a legislative body from adopting any resolution to reduce the rate of any special tax or terminate the levy of any special tax pledged to repay any debt incurred pursuant to the Act unless such legislative body determines that the reduction or termination of the special tax would not interfere with the timely retirement of that debt. While the application of Proposition 218 in this context has not yet been interpreted by the courts and the matter is not completely free from doubt, it is not likely that Proposition 218 has conferred on the voters the power to effect a repeal or reduction of the Special Tax if the result thereof would be to impair the security of the Bonds.

It may be possible, however, for voters or the City Council, acting as the legislative body of the District, to reduce the Special Taxes in a manner which does not interfere with the timely repayment of the Bonds, but which does reduce the maximum amount of Special Taxes that may be levied in any year below the existing levels. Therefore, no assurance can be given with respect to the future levy of Special Taxes in amounts greater than the amount necessary for the timely retirement of the Bonds. Nevertheless, to the maximum extent that the law permits it to do so, the District will covenant that it will not initiate proceedings under the Act to reduce the maximum Special Tax rates for the District, unless, in connection therewith, (i) such changes do not reduce the maximum Special Taxes that may be levied in each year on property within the District to an amount which is less than the Administrative Expenses Cap plus 110% of the Annual Debt Service due in each corresponding future Bond Year with respect to the Bonds and Parity Bonds Outstanding as of the date of such proposed reduction; and (ii) the District is not delinquent in the payment of the principal of or interest on the Bonds or any Parity Bonds. The District also will covenant that, in the event an initiative is adopted which purports to reduce or otherwise alter the Rate and Method, it will commence and pursue legal action in order to preserve its ability to comply with the foregoing covenant. However, no assurance can be given as to the enforceability of the foregoing covenants.

Ballot Initiatives
Under the California Constitution, the power of initiative is reserved to the voters for the purpose of enacting statutes and constitutional amendments. Articles XIII A, XIII B, XIII C, and XIII D of the California Constitution were adopted pursuant to measures qualified for the ballot pursuant to the State’s constitutional initiative process, including through Proposition 13 in 1978, Proposition 218 in 1996 and Proposition 26 in 2010.

From time to time, other initiative measures could be adopted by California voters. The adoption of any such initiative might place limitations on the ability of the State, the City, or other local agencies to increase revenues or to increase appropriations. In addition, such initiatives may include provisions which apply retroactively.

Litigation with Respect to Community Facilities Districts Shapiro. The California Court of Appeal, Fourth Appellate District, Division One, issued its opinion in City of San Diego v. Melvin Shapiro (2014) 228 Cal.App.4th 756 (the “San Diego Decision”). The case involved a Convention Center Facilities District (the “CCFD”) established by the City of San Diego (“San Diego”). The CCFD is a financing district much like a community facilities district established under the 913
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provisions of the Act. The CCFD is comprised of all of the real property in San Diego. However, the special tax to be levied within the CCFD was to be levied only on hotel properties located within the CCFD.

The election authorizing the special tax was limited to owners of hotel properties and lessees of real property owned by a governmental entity on which a hotel is located. Thus, the election was not a registered voter election. Such approach to determining who would constitute the qualified electors of the CCFD was modeled after Section 53326(c) of the Act, which generally provides that, if a special tax will not be apportioned in any tax year on residential property, the legislative body may provide that the vote shall be by the landowners of the proposed district whose property would be subject to the special tax. The Court held that the CCFD special tax election was invalid under the California Constitution because Article XIIIA, Section 4 thereof and Article XIIIC, Section 2 thereof require that the electors in such an election be the registered voters within the district.

Horizon. The Sacramento County Superior Court issued a ruling in Horizon Capital Investments, LLC v. City of Sacramento et al. (Case No. 34-2017-80002661), which was a case involving an election to approve the levy of a special tax within a community facilities district (“CFD”) formed under the Act.

In 2017, the City of Sacramento initiated proceedings to form a CFD to finance certain costs to operate and maintain a streetcar line. As permitted by the Act, the proposed district included non-contiguous parcels of non-residential property. Because there were fewer than 12 registered voters residing within the territory of the proposed CFD, the City Council submitted the special tax proposed to be levied within the proposed CFD to the owners of land within the proposed CFD, as required by the Act. The proposed special tax received the requisite two-thirds vote in the landowner election.

Petitioners Horizon Capital Investments, LLC et al. filed a writ of mandate and complaint for reverse validation and declaratory relief. Petitioners argued, and the superior court agreed in its final ruling, that under section 4(a) of article XIII A of the California Constitution (which provides that “Cities, Counties and special districts, by a two-thirds vote of the qualified electors of such district [sic], may impose special taxes on such district…”) the phrase “qualified electors” means the registered voters of the entire City of Sacramento and not just the owners of the property within the boundaries of the proposed CFD. Citing the San Diego Decision, the tentative ruling states that the phrase “qualified electors of the district” refers to the registered voters of the entity imposing the special tax, which in this case was the City of Sacramento. Because the vote within the proposed CFD was by landowners only and not by all registered voters in the City of Sacramento, the final ruling states that the special tax is invalid.

The superior court’s final ruling is not binding upon other courts within the State and does not directly apply to the District, the Special Taxes, or the Bonds. The City of Sacramento did not appeal the superior court’s ruling.

The Special Tax Election in the District. With respect to the San Diego Decision, the facts of such case show that there were thousands of registered voters within the CCFD (viz., all of the registered voters in San Diego). The elections held in the District had less than 12 registered voters at the time of the election to authorize the Special Taxes. In the San Diego Decision, the court expressly stated that it was not addressing the validity of landowner voting to impose special taxes pursuant to the Act in situations where there are fewer than 12 registered voters. Thus, by its terms, the court’s holding in the San Diego Decision does not apply to the Special Tax election in the District. Moreover, Section 53341 of the Act provides that any “action or proceeding to attack, review, set aside, void or annul the levy of a special tax…shall be commenced within 30 days after the special tax is approved by the voters.” Similarly, Section 53359 of the Act provides that any action to determine the validity of bonds issued pursuant to the Act be brought within 30 days of the voters approving the issuance of such bonds. The petitioners in Horizon filed the writ of mandate within 30 days of the landowner election.

Voters in the District approved the Special Tax to be levied in accordance with the Rate and Method on June 8, 2022.
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Loss of Tax Exemption
As discussed under the heading “TAX MATTERS,” interest on the Bonds could cease to be excluded from gross income for purposes of federal income taxation, retroactive to the date the Bonds were issued, as a result of future acts or omissions of the District or the City. In addition, it is possible that future changes in applicable federal tax laws could cause interest on the Bonds to be included in gross income for federal income taxation or could otherwise reduce the equivalent taxable yield of such interest and thereby reduce the value of the Bonds.

No Ratings – Limited Secondary Market
The District has not applied to have the Bonds rated by any nationally recognized bond rating company, and it does not expect to do so in the future.

There can be no guarantee that there will be a secondary market for the Bonds or, if a secondary market exists, that such Bonds can be sold for any particular price. Although the District has committed to provide certain financial and operating information, there can be no assurance that such information will be available to Bond owners on a timely basis. The failure to provide the required annual financial information does not give rise to monetary damages but merely an action for specific performance. Occasionally, because of general market conditions, lack of current information, the absence of a credit rating for the Bonds or because of adverse history or economic prospects connected with a particular issue, secondary marketing practices in connection with a particular issue are suspended or terminated. Additionally, prices of issues for which a market is being made will depend upon then prevailing circumstances. Such prices could be substantially different from the original purchase price.

Limitations on Remedies
Remedies available to the Owners of the Bonds may be limited by a variety of factors and may be inadequate to assure the timely payment of principal of and interest on the Bonds or to preserve the tax-exempt status of interest on the Bonds.

Bond Counsel has limited its opinion as to the enforceability of the Bonds and of the Indenture to the extent that enforceability may be limited by bankruptcy, insolvency reorganization, fraudulent conveyance or transfer, moratorium or other similar laws affecting generally the enforcement of creditor’s rights, by equitable principles and by the exercise of judicial discretion and by limitations on remedies against public agencies in the State of California. The lack of availability of certain remedies or the limitation of remedies may entail risks of delay, limitation or modification of the rights of the Owners.

Potential Early Redemption of Bonds from Prepayments or Community Facilities District Bond Proceeds
Property owners within the District are permitted to prepay their Special Taxes at any time. Such prepayments could also be made from the proceeds of bonds issued by or on behalf of an overlapping community facilities district. Such prepayments will result in a redemption of the Bonds on the Interest Payment Date for which timely notice may be given under the Indenture following the receipt of the prepayment. The resulting redemption of Bonds that were purchased at a price greater than par could reduce the otherwise expected yield on such Bonds. See the caption “THE BONDS — Redemption — Special Mandatory Redemption from Special Tax Prepayments.”
Cybersecurity
The City, like many other public and private entities, rely on computer and other digital networks and systems to conduct their operations. The City is potentially subject to multiple cyber threats, including without 915
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limitation hacking, viruses, ransomware, malware and other attacks. No assurance can be given that the efforts of the City to manage cyber threats and attacks will be successful in all cases, or that any such attack will not materially impact the operations or finances of the City, or the administration of the Bonds. The City is also reliant on other entities and service providers in connection with the administration of the Bonds, including without limitation the County tax collector for the levy and collection of Special Taxes and the Trustee. No assurance can be given that the City and these other entities will not be affected by cyber threats and attacks in a manner that may affect the Bond owners.

CONTINUING DISCLOSURE
Pursuant to a Continuing Disclosure Certificate, dated as of April 1, 2025 (the “Disclosure Certificate”), to be executed and delivered by the District at the time of issuance of the Bonds, the District will covenant for the benefit of the holders and Beneficial Owners of the Bonds to provide certain financial information and operating data relating to the District by March 31 following the end of the District’s Fiscal Year (currently its Fiscal Year ends on June 30) (the “Annual Report”), commencing with the report for the Fiscal Year ending June 30, 2025, and to provide notices of the occurrence of certain enumerated events. The Annual Report and the notices of enumerated events will be filed by the District with EMMA. The specific nature of the information to be contained in the Annual Report and the notice of enumerated events is set forth in Appendix F — “FORM OF DISTRICT CONTINUING DISCLOSURE CERTIFICATE.” These covenants have been made in order to assist the Underwriter in complying with subsection (b)(5) of Rule 15c2-12.

Neither the City nor the District has had any continuing disclosure undertakings outstanding during the previous five-year period.

The City has retained Spicer Consulting Group, LLC to serve as Dissemination Agent for the continuing disclosure undertaking related to the Bonds, and has adopted policies and procedures with respect to its continuing disclosure practices.

TAX EXEMPTION
In the opinion of Stradling Yocca Carlson & Rauth LLP, Newport Beach, California, Bond Counsel, under existing statutes, regulations, rulings and judicial decisions, and assuming the accuracy of certain representations and compliance with certain covenants and requirements described herein, interest (and original issue discount) on the Bonds is excluded from gross income for federal income tax purposes and is not an item of tax preference for purposes of calculating the federal alternative minimum tax imposed on individuals.

However, it should be noted that, with respect to applicable corporations as defined in Section 59(k) of the Internal Revenue Code of 1986, as amended (the “Code”), generally certain corporations with more than $1,000,000,000 of average annual adjusted financial statement income, interest (and original issue discount) with respect to the Bonds might be taken into account in determining adjusted financial statement income for purposes of computing the alternative minimum tax imposed by Section 55 of the Code on such corporations.

In the further opinion of Bond Counsel, interest (and original issue discount) on the Bonds is exempt from State of California personal income tax.

The excess of the stated redemption price at maturity of a Bond over the issue price of a Bond (the first price at which a substantial amount of the Bonds of a maturity is to be sold to the public) constitutes original issue discount. Original issue discount accrues under a constant yield method, and original issue discount will accrue to a Beneficial Owner before receipt of cash attributable to such excludable income. The amount of original issue discount deemed received by the Beneficial Owner will increase the Beneficial Owner’s basis in the applicable Bond.

Bond Counsel’s opinion as to the exclusion from gross income of interest (and original issue discount) on the Bonds is based upon certain representations of fact and certifications made by the District, the City and others and is subject to the condition that the District, the City and others making such representations comply 916
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with all requirements of the Code that must be satisfied subsequent to the issuance of the Bonds to assure that interest (and original issue discount) on the Bonds will not become includable in gross income for federal income tax purposes. Failure to comply with such requirements of the Code might cause the interest (and original issue discount) on the Bonds to be included in gross income for federal income tax purposes retroactive to the date of issuance of the Bonds. The District and the City will covenant to comply with all such requirements.

The amount by which a Beneficial Owner’s original basis for determining loss on sale or exchange in the applicable Bond (generally, the purchase price) exceeds the amount payable on maturity (or on an earlier call date) constitutes amortizable Bond premium, which must be amortized under Section 171 of the Code; such amortizable Bond premium reduces the Beneficial Owner’s basis in the applicable Bond (and the amount of tax-exempt interest received), and is not deductible for federal income tax purposes. The basis reduction as a result of the amortization of Bond premium may result in a Beneficial Owner realizing a taxable gain when a Bond is sold by the Beneficial Owner for an amount equal to or less (under certain circumstances) than the original cost of the Bond to the Beneficial Owner. Purchasers of the Bonds should consult their own tax advisors as to the treatment, computation and collateral consequences of amortizable Bond premium.

The Internal Revenue Service (the “IRS”) has initiated an expanded program for the auditing of taxexempt bond issues, including both random and targeted audits. It is possible that the Bonds will be selected for audit by the IRS. It is also possible that the market value of the Bonds might be affected as a result of such an audit of the Bonds (or by an audit of other similar bonds). No assurance can be given that in the course of an audit, as a result of an audit, or otherwise, Congress or the IRS might not change the Code (or interpretation thereof) subsequent to the issuance of the Bonds to the extent that it adversely affects the exclusion from gross income of interest (and original issue discount) on the Bonds or their market value.

SUBSEQUENT TO THE ISSUANCE OF THE BONDS THERE MIGHT BE FEDERAL, STATE, OR

LOCAL STATUTORY CHANGES (OR JUDICIAL OR REGULATORY CHANGES TO OR

INTERPRETATIONS OF FEDERAL, STATE, OR LOCAL LAW) THAT AFFECT THE FEDERAL, STATE,

OR LOCAL TAX TREATMENT OF THE BONDS INCLUDING THE IMPOSITION OF ADDITIONAL

FEDERAL INCOME OR STATE TAXES BEING IMPOSED ON OWNERS OF TAX-EXEMPT STATE OR LOCAL OBLIGATIONS, SUCH AS THE BONDS. THESE CHANGES COULD ADVERSELY AFFECT THE MARKET VALUE OR LIQUIDITY OF THE BONDS. NO ASSURANCE CAN BE GIVEN THAT

SUBSEQUENT TO THE ISSUANCE OF THE BONDS STATUTORY CHANGES WILL NOT BE

INTRODUCED OR ENACTED OR JUDICIAL OR REGULATORY INTERPRETATIONS WILL NOT OCCUR HAVING THE EFFECTS DESCRIBED ABOVE. BEFORE PURCHASING ANY OF THE BONDS,

ALL POTENTIAL PURCHASERS SHOULD CONSULT THEIR TAX ADVISORS REGARDING

POSSIBLE STATUTORY CHANGES OR JUDICIAL OR REGULATORY CHANGES OR INTERPRETATIONS, AND THEIR COLLATERAL TAX CONSEQUENCES RELATING TO THE BONDS.

Bond Counsel’s opinions may be affected by actions taken (or not taken) or events occurring (or not occurring) after the date of issuance of the Bonds. Bond Counsel has not undertaken to determine, or to inform any person, whether any such actions or events are taken or do occur. The Indenture and the Tax Certificate relating to the Bonds permit certain actions to be taken or to be omitted if a favorable opinion of Bond Counsel is provided with respect thereto. Bond Counsel expresses no opinion as to the effect on the exclusion from gross income of interest (and original issue discount) on the Bonds for federal income tax purposes with respect to any Bond if any such action is taken or omitted based upon the advice of counsel other than Stradling Yocca Carlson & Rauth LLP.

Although Bond Counsel will render an opinion that interest (and original issue discount) on the Bonds is excluded from gross income for federal income tax purposes provided that the District and the City continue to comply with certain requirements of the Code, the ownership of the Bonds and the accrual or receipt of interest (and original issue discount) with respect to the Bonds may otherwise affect the tax liability of certain persons.

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of the Bonds, all potential purchasers should consult their tax advisors with respect to collateral tax consequences relating to the Bonds.

Should interest on the Bonds (including any original issue discount) become includable in gross income for federal income tax purposes, the Bonds are not subject to early redemption and will remain outstanding until maturity or until redeemed in accordance with the Indenture.

A copy of the proposed form of opinion of Bond Counsel is attached hereto as Appendix C.

LEGAL OPINION
The legal opinion of Bond Counsel approving the validity of the Bonds, in substantially the form set forth as Appendix C hereto, will be made available to purchasers of the Bonds at the time of original delivery of the Bonds. Certain legal matters will be passed upon for the City and the District by Burke, Williams & Sorensen, LLP, Riverside, California, City Attorney, and for the District by Stradling Yocca Carlson & Rauth LLP, Disclosure Counsel, for the Underwriter by Kutak Rock LLP, Irvine, California, and for the Trustee by its counsel. Bond Counsel undertakes no responsibility to the purchasers of the Bonds for the accuracy, completeness or fairness of this Official Statement.

ABSENCE OF LITIGATION
There is no action, suit, proceeding or investigation at law or in equity before or by any court, public board or body now pending against and notice of which has been received by the City or the District or, to the best knowledge of their respective officers, threatened in writing, seeking to restrain or enjoin the execution or delivery of the Bonds or contesting or affecting the validity of the Bonds or any proceedings of the City or the District taken with respect to the execution and delivery thereof or the pledge or application of the Special Taxes for the payment of the Bonds or the use of the Bond proceeds..

NO RATING
The District has not made, and does not contemplate making, an application to any rating organization for the assignment of a rating on the Bonds.

UNDERWRITING
The Bonds are being purchased by Raymond James & Associates, Inc. (the “Underwriter”). The Underwriter has agreed to purchase the Bonds at a price of $__________ (being the $________ aggregate principal amount of the Bonds, less an Underwriter’s discount of $________ and plus original issue premium of $_________). The Bond Purchase Agreement relating to the Bonds provides that the Underwriter will purchase all of the Bonds if any are purchased, the obligation to make such purchase being subject to certain terms and conditions set forth in the Bond Purchase Agreement, the approval of certain legal matters by counsel and certain other conditions. The Underwriter’s compensation is contingent upon the successful issuance of the Bonds.

Under certain circumstances, the Underwriter may offer and sell the Bonds to certain dealers and others at prices lower or yields higher than those stated on the page immediately following the cover page of this Official Statement. The offering prices may be changed from time to time by the Underwriter.

FINANCIAL INTERESTS
The fees being paid to the Underwriter and its counsel, Bond Counsel, Disclosure Counsel and the Trustee are contingent upon the issuance and delivery of the Bonds. From time to time, Stradling Yocca Carlson & Rauth LLP, represents the Underwriter on matters unrelated to the Bonds. 918
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MUNICIPAL ADVISOR
The District has retained CSG Advisors Incorporated, San Francisco, California, as Municipal Advisor for the sale of the Bonds. The Municipal Advisor is not obligated to undertake, and has not undertaken to make, an independent verification or to assume any responsibility for the accuracy, completeness or fairness of the information contained in this Official Statement.

CSG Advisors Incorporated, is an independent advisory firm and is not engaged in the business of underwriting, trading or distributing municipal or other public securities.

MISCELLANEOUS
So far as any statements made in this Official Statement involve matters of opinion, assumptions, projections, anticipated events or estimates, whether or not expressly stated, they are set forth as such and not as presentations of fact, and actual results may differ substantially from those set forth therein. Neither this Official Statement nor any statement that may have been made verbally or in writing is to be construed as a contract with the Owners of the Bonds.

The summaries of certain provisions of the Bonds, statutes and other documents or agreements referred to in this Official Statement do not purport to be complete, and reference is made to each of them for a complete statement of their provisions. Copies are available for review by making requests to the City.

The execution and delivery of this Official Statement by the City Manager of the City has been duly authorized by the City Council of the City acting in its capacity as the legislative body of the District.

COMMUNITY FACILITIES DISTRICT NO. 2022-2
(HORIZON PLACE) OF THE CITY OF WILDOMAR
By:

City Manager of the City of Wildomar
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APPENDIX A

RATE AND METHOD OF APPORTIONMENT OF SPECIAL TAX
COMMUNITY FACILITIES DISTRICT NO. 2022-2 (HORIZON PLACE)

OF THE CITY OF WILDOMAR
A Special Tax (all capitalized terms not otherwise defined herein are defined in Section A, “Definitions”, below) shall be applicable to each Assessor’s Parcel of Taxable Property located within the boundaries of the City of Wildomar Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar (“CFD No. 2022- 2”). The amount of Special Tax to be levied in each Fiscal Year on an Assessor’s Parcel shall be determined by the City Council of the City of Wildomar, acting in its capacity as the legislative body of CFD No. 2022-2, by applying the appropriate Special Tax for Developed Property, Approved Property, Undeveloped Property, and Provisional Undeveloped Property that is not Exempt Property as set forth below. All of the real property, unless exempted by law or by the provisions hereof in Section F, shall be taxed for the purposes, to the extent and in the manner herein provided.

A. DEFINITIONS
The terms hereinafter set forth have the following meanings:
“Accessory Dwelling Unit” means a residential unit of limited size including a smaller second unit that shares an Assessor’s Parcel as a Single Family Residential Property with a stand-alone Residential Unit. “Acre” or “Acreage” means the land area of an Assessor's Parcel as shown on an Assessor's Parcel Map, or if the land area is not shown on an Assessor’s Parcel Map, the land area shown on the applicable final map, parcel map, condominium plan, or other recorded parcel map or instrument. The square footage of an Assessor’s Parcel is equal to the Acreage multiplied by 43,560.
“Act” means the Mello-Roos Community Facilities Act of 1982, as amended, being Chapter 2.5 (commencing with Section 53311) of Part 1 of Division 2 of Title 5 of the Government Code of the State of California. “Administrative Expenses” means the following actual or reasonably estimated costs directly related to the administration of CFD No. 2022-2: the costs of computing the Special Taxes and preparing the Special Tax collection schedules (whether by the City or designee thereof or both); the costs of collecting the Special Taxes (whether by the City or otherwise); the costs of remitting Special Taxes to the Trustee; the costs of the Trustee (including legal counsel) in the discharge of the duties required of it under the Indenture; the costs to the City, CFD No. 2022-2 or any designee thereof of complying with arbitrage rebate requirements; the costs to the City, CFD No. 2022-2 or any designee thereof of complying with continuing disclosure requirements of the City, CFD No. 2022-2 and any major property owner associated with applicable federal and state securities laws and the Act; the costs associated with preparing Special Tax disclosure statements and responding to public inquiries regarding the Special Taxes; the costs of the City, CFD No. 2022-2 or any designee thereof related to an appeal of the Special Tax; the costs associated with the release of funds from an escrow account; and the City’s annual administration fees and third party expenses. Administration Expenses shall also include amounts estimated by the CFD Administrator or advanced by the City or CFD No. 2022-2 for any other administrative purposes of CFD No. 2022-2, including attorney’s fees and other costs related to commencing and pursuing to completion any foreclosure of delinquent Special Taxes.
“Approved Property” means all Assessor’s Parcels of Taxable Property: (i) that are included in a Final Map that was recorded prior to the January 1st preceding the Fiscal Year in which the Special Tax is being levied, (ii) that have an assigned Assessor’s Parcel Number from the County shown on an Assessor’s Parcel Map for the individual lot included on the Final Map, and (iii) that have not been issued a building permit on or before May 1st preceding the Fiscal Year in which the Special Tax is being levied. 920
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“Assessor’s Parcel” means a lot or parcel of land designated on an Assessor’s Parcel Map with an assigned Assessor’s Parcel Number.
“Assessor’s Parcel Map” means an official map of the Assessor of the County designating parcels by Assessor’s Parcel Number.
“Assessor’s Parcel Number” means that number assigned to an Assessor’s Parcel by the County for purposes of identification.
“Assigned Special Tax” means the Special Tax of that name described in Section D below. “Backup Special Tax” means the Special Tax of that name described in Section D below. “Bonds” means any obligation to repay a sum of money, including obligations in the form of bonds, certificates of participation, long-term leases, loans from government agencies, or loans from banks, other financial institutions, private businesses, or individuals, or long-term contracts, or any refunding thereof, to which the Special Tax of CFD No. 2022-2 has been pledged.
“Building Permit” means the first legal document issued by the City giving official permission for new construction. For purposes of this definition, “Building Permit” may or may not include expired or cancelled building permits, or any subsequent building permit document(s) authorizing new construction on an Assessor’s Parcel that are issued or changed by the City after the first original issuance, as determined by the CFD Administrator, provided that following such determination the Maximum Special Tax that may be levied on all Assessor’s Parcels of Taxable Property will be at least 1.1 times annual debt service on all outstanding Bonds plus the estimated annual Administrative Expenses.
“Building Square Footage” or “BSF” means the square footage of assessable internal living space, exclusive of garages or other structures not used as living space, as determined by reference to the Building Permit for such Assessor’s Parcel.
“Calendar Year” means the period commencing January 1 of any year and ending the following December 31. “CFD” or “CFD No. 2022-2” means Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar established by the City under the Act.
“CFD Administrator” means an official of the City, or designee thereof, responsible for determining the Special Tax Requirement, and providing for the levy and collection of the Special Taxes. “City” means the City of Wildomar, State of California. “City Council” means the City Council of the City of Wildomar, acting as the legislative body of CFD No. 2022-2.
“Condominium Plan” means a condominium plan pursuant to California Civil Code, Section 6624. “County” means the County of Riverside, State of California. “Developed Property” means all Assessor’s Parcels that: (i) are included in a Final Map that was recorded prior to the January 1st preceding the Fiscal Year in which the Special Tax is being levied, (ii) have an Assessor’s Parcel Number from the County shown on an Assessor’s Parcel Map for the individual lot included on the Final Map, and (iii) for which a Building Permit for new construction was issued on or before May 1st preceding the Fiscal Year in which the Special Tax is being levied.
“Exempt Property” means all Assessor’s Parcels designated as being exempt from Special Taxes as provided for in Section F.
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“Final Map” means a subdivision of property by recordation of a final map, parcel map, or lot line adjustment, pursuant to the Subdivision Map Act (California Government Code Section 66410 et seq.) or recordation of a Condominium Plan pursuant to California Civil Code Section 6624 that creates individual lots for which Building Permits may be issued without further subdivision. “Fiscal Year” means the period commencing on July 1st of any year and ending the following June 30th. “Indenture” means the indenture, fiscal agent agreement, resolution or other instrument pursuant to which Bonds are issued, as modified, amended and/or supplemented from time to time, and any instrument replacing or supplementing the same.
“Land Use Category” means any of the categories listed in Table 1 of Section D. “Maximum Special Tax” means for each Assessor’s Parcel, the maximum Special Tax, determined in accordance with Section D below, that can be levied by CFD No. 2022-2 on such Assessor’s Parcel. “Multifamily Property” means all Assessor’s Parcels of Developed Property for which a Building Permit has been issued for the purpose of constructing a building or buildings comprised of attached Residential Units available for rental by the general public, not for sale to an end user, and under common management, as determined by the CFD Administrator.
“Non-Residential Property” means all Assessor's Parcels of Developed Property for which a Building Permit(s) was issued for a non-residential use. The CFD Administrator shall make the determination if an Assessor’s Parcel is Non-Residential Property.
“Partial Prepayment Amount” means the amount required to prepay a portion of the Special Tax obligation for an Assessor’s Parcel, as described in Section G.2.
“Prepayment Amount” means the amount required to prepay the Special Tax obligation in full for an Assessor’s Parcel, as described in Section G.1.
“Proportionately” means for Taxable Property that is (i) Developed Property, that the ratio of the actual Special Tax levy to the Assigned Special Tax is the same for all Assessor’s Parcels of Developed Property, (ii) Approved Property, that the ratio of the actual Special Tax levy to the Maximum Special Tax is the same for all Assessor’s Parcels of Approved Property, and (iii) Undeveloped Property or Provisional Undeveloped Property, that the ratio of the actual Special Tax levy per Acre to the Maximum Special Tax per Acre is the same for all Assessor’s Parcels of Undeveloped Property or Provisional Undeveloped Property, as applicable. “Provisional Undeveloped Property”means all Assessor’s Parcels of Taxable Property that would otherwise be classified as Exempt Property pursuant to the provisions of Section F, but cannot be classified as Exempt Property because to do so would be reduce the Acreage of all Taxable Property below the required minimum Acreage set forth in Section F.
“Residential Property” means all Assessor’s Parcels of Developed Property for which a Building Permit has been issued for purposes of constructing one or more Residential Units. “Residential Unit” or “RU” means a residential unit that is used or intended to be used as a domicile by one or more persons, as determined by the CFD Administrator. An Accessory Dwelling Unit that shares an Assessor’s Parcel with a Single Family Residential Property shall not be considered a Residential Unit for purposes of this RMA.
“RMA” means this Rate and Method of Apportionment of Special Taxes. 922
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“Single Family Residential Property” means all Assessor’s Parcels of Residential Property other than Multifamily Property.
“Special Tax” or “Special Taxes” means any of the special taxes authorized to be levied within CFD No. 2022- 2 pursuant to the Act to fund the Special Tax Requirement. “Special Tax Requirement “ means the amount required in any Fiscal Year to pay: (i) the debt service or the periodic costs on all outstanding Bonds due in the Calendar Year that commences in such Fiscal Year, (ii) Administrative Expenses, (iii) the costs associated with the release of funds from an escrow account, (iv) any amount required to replenish any reserve funds established in association with the Bonds (provided that the same amount was not previously levied), (v) an amount up to any anticipated shortfall (based on the prior year’s delinquency rate) due to Special Tax delinquencies and (vi) for the collection or accumulation of funds for the acquisition or construction of facilities authorized by CFD No. 2022-2 or the payment of debt service on Bonds anticipated to be issued, provided that the inclusion of such amount does not cause an increase in the levy of Special Tax on Approved Property or Undeveloped Property as set forth in Steps Two or Three of Section E., less (vii) any amounts available to pay debt service or other periodic costs on the Bonds pursuant to the Indenture. “Taxable Property” means all Assessor’s Parcels within CFD No. 2022-2, which are not Exempt Property. “Taxable Unit” means either a Residential Unit or an Acre. “Trustee” means the trustee, fiscal agent, or paying agent under the Indenture. “Undeveloped Property” means all Assessor’s Parcels of Taxable Property which are not Developed Property, Approved Property, or Provisional Undeveloped Property.

B. SPECIAL TAX
Commencing Fiscal Year 2022-2023 and for each subsequent Fiscal Year, the City Council shall levy Special Taxes on all Taxable Property, up to the applicable Maximum Special Tax, to fund the Special Tax Requirement.

C. ASSIGNMENT TO LAND USE CATEGORY FOR SPECIAL TAX
Each Fiscal Year, beginning with Fiscal Year 2022-2023, each Assessor’s Parcel within CFD No. 2022-2 shall be classified as Taxable Property or Exempt Property. In addition, each Assessor’s Parcel of Taxable Property shall be further classified as Developed Property, Approved Property, Undeveloped Property or Provisional Undeveloped Property.

Assessor’s Parcels of Developed Property shall further be classified as Residential Property or Non-Residential Property. Each Assessor’s Parcel of Residential Property shall further be classified as a Single Family Residential Property or Multifamily Property. Each Assessor’s Parcel of Single Family Residential Property shall be further assigned to a Land Use Category based on its Building Square Footage.

In the event that there are Assessor’s Parcel(s) for which one or more Building Permits for Residential Units have been issued and the County has not yet assigned final Assessor’s Parcel Number(s) to such Assessor’s Parcel(s) (in accordance with the Final Map or Condominium Plan), the amount of the Special Tax levy on such Assessor’s Parcel for each Fiscal Year shall be determined as follows: (1) the CFD Administrator shall first determine an amount of the Maximum Special Tax for such Assessor’s Parcel, based on the classification of such Assessor’s Parcel as Undeveloped Property; (2) the amount of the Special Tax for the Residential Units on such Assessor’s Parcel for which Building Permits have been issued shall be determined based on the Developed Property Special Tax rates and such amount shall be levied as Developed Property in accordance with Step 1 of Section E below; and (3) the amount of the Special Tax on the Taxable Property in such Assessor’s Parcel not subject to the Special Tax levy in clause (2) shall be equal to: (A) the percentage of the Maximum Special Tax rate levied on Undeveloped Property pursuant to Step 3 of Section E below, multiplied by the total of the amount determined in clause (1), less (B) the amount determined in clause (2). 923
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D. MAXIMUM SPECIAL TAX

1. Developed Property
The Maximum Special Tax for each Assessor’s Parcel of Single Family Residential Property in any Fiscal Year shall be the greater of (i) the Assigned Special Tax for such Assessor’s Parcel or (ii) the Backup Special Tax.

The Maximum Special Tax for each Assessor’s Parcel of Multifamily Property and Non-Residential Property shall be the applicable Assigned Special Tax described in Table 1 of Section D. a. Assigned Special Tax
Each Fiscal Year, each Assessor’s Parcel of Single Family Residential Property, Multifamily Property or Non-Residential Property shall be subject to an Assigned Special Tax. The Assigned Special Tax for Fiscal Year 2022-2023 applicable to an Assessor's Parcel of Developed Property shall be determined pursuant to Table 1 below.

TABLE 1

ASSIGNED SPECIAL TAX FOR DEVELOPED PROPERTY
FISCAL YEAR 2022-2023

LAND USE CATEGORY
TAXAB
LE
UNIT

BUILDING SQUARE

FOOTAGE

ASSIGNED

SPECIAL TAX
PER

TAXABLE
UNIT

1. Single Family Residential Property RU Less than 1,400 sq. ft $2,963.00

2. Single Family Residential Property RU 1,400 sq. ft to 1,600 sq. ft $2,992.00

3. Single Family Residential Property RU Greater than 1,600 sq. ft $3,300.00

4. Multifamily Property Acre N/A $44,644.00

5. Non-Residential Property Acre N/A $44,644.00
On each July 1, commencing July 1, 2023, the Assigned Special Tax rate for Developed Property shall be increased by two percent (2.00%) of the amount in effect in the prior Fiscal Year. b. Multiple Land Use Categories
In some instances an Assessor’s Parcel of Developed Property may contain more than one Land Use Category. The Maximum Special Tax levied on an Assessor’s Parcel shall be the sum of the Maximum Special Tax for each Taxable Unit for all Land Use Categories located on the Assessor’s Parcel. The CFD Administrator’s allocation to each type of property shall be final. c. Backup Special Tax
The Backup Special Tax for an Assessor’s Parcel within a Final Map classified as Single Family Residential Property shall be $3,453 per Residential Unit.

Notwithstanding the foregoing, if all or any portion of the applicable Final Maps and/or condominium plan contained within the boundaries of CFD No. 2022-2 is subsequently changed or modified, then the Backup Special Tax for Single Family Residential Property or Approved Property in such Final Map or condominium plan area that is changed or modified shall be recalculated as follows:
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1. Determine the total Backup Special Taxes anticipated to apply to the changed or modified Final Map or condominium plan area prior to the change or modification.

2. The result of paragraph 1 above shall be divided by the total number of Residential Units constructed and/or anticipated to be constructed within such changed or modified Final Map or condominium plan area, as reasonably determined by the CFD Administrator.

The result of paragraph 2 is the Backup Special Tax per Residential Unit which shall be applicable to Assessor’s Parcels of Single Family Residential Property or Approved Property in such changed or modified Final Map or condominium plan area contained within the boundaries of CFD No. 2022-2.

Notwithstanding the foregoing, the Backup Special Tax for an Assessor’s Parcel of Developed Property for which a certificate of occupancy has been granted may not be revised.

On each July 1, commencing July 1, 2023, the Backup Special Tax rate shall be increased by two percent (2.00%) of the amount in effect in the prior Fiscal Year.

2. Approved Property
The Maximum Special Tax for each Assessor’s Parcel of Approved Property expected to be classified as Single Family Residential Property shall be the Backup Special Tax computed pursuant to Section D.1.c above.

The Maximum Special Tax for each Assessor’s Parcel of Approved Property not expected to be classified as Single Family Residential Property shall be $44,644 per Acre.

On each July 1, commencing July 1, 2023, the Maximum Special Tax rate for Approved Property shall be increased by two percent (2.00%) of the amount in effect in the prior Fiscal Year.

3. Undeveloped Property and Provisional Undeveloped Property The Maximum Special Tax for each Assessor’s Parcel of Undeveloped Property and Provisional Undeveloped Property shall be $44,644 per Acre.

On each July 1, commencing July 1, 2023, the Maximum Special Tax rate for Undeveloped Property and Provisional Undeveloped Property shall be increased by two percent (2.00%) of the amount in effect in the prior Fiscal Year.

E. METHOD OF APPORTIONMENT OF THE SPECIAL TAX
Commencing Fiscal Year 2022-2023 and for each subsequent Fiscal Year, the City Council shall levy Special Taxes on all Taxable Property in accordance with the following steps:

Step One: Prior to the first issuance of Bonds, the Special Tax shall be levied at 100% of the applicable Assigned Special Tax rates on Developed Property and (ii) subsequent to the first issuance of Bonds, the Special Tax shall be levied Proportionately on each Assessor’s Parcel of Developed Property at up to 100% of the applicable Assigned Special Tax rates in Table 1 to satisfy the Special Tax Requirement.

Step Two: If additional moneys are needed to satisfy the Special Tax Requirement after the first step has been completed, the Special Tax shall be levied Proportionately on each Assessor’s Parcel of Approved Property at up to 100% of the Maximum Special Tax applicable to each such Assessor’s Parcel as needed to satisfy the Special Tax Requirement. 925
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Step Three: If additional moneys are needed to satisfy the Special Tax Requirement after the first two steps have been completed, the Special Tax shall be levied Proportionately on each Assessor’s Parcel of Undeveloped Property up to 100% of the Maximum Special Tax applicable to each such Assessor’s Parcel as needed to satisfy the Special Tax Requirement.

Step Four: If additional moneys are needed to satisfy the Special Tax Requirement after the first three steps have been completed, then the Special Tax levy on each Assessor's Parcel of Developed Property for which the Maximum Special Tax is the Backup Special Tax shall be increased in equal percentages from the Assigned Special Tax up to 100% of the Backup Special Tax as needed to satisfy the Special Tax Requirement.

Step Five: If additional moneys are needed to satisfy the Special Tax Requirement after the first four steps have been completed, the Special Tax shall be levied Proportionately on each Assessor’s Parcel of Provisional Undeveloped Property up to 100% of the Maximum Special Tax applicable to each such Assessor’s Parcel as needed to satisfy the Special Tax Requirement.

Notwithstanding the above, under no circumstances will the Special Taxes levied in any Fiscal Year against any Assessor’s Parcel of Residential Property as a result of a delinquency in the payment of the Special Tax applicable to any other Assessor’s Parcel be increased by more than ten percent (10%) above the amount that would have been levied in that Fiscal Year had there never been any such delinquency or default.

F. EXEMPTIONS
The City shall classify as Exempt Property, in the chronological order in which they become exempt, (i) Assessor’s Parcels which are owned by, irrevocably offered for dedication, encumbered by or restricted in use by the State of California, Federal or other local governments, including school districts, (ii) Assessor’s Parcels which are used as places of worship and are exempt from ad valorem property taxes because they are owned by a religious organization, (iii) Assessor’s Parcels which are owned by, irrevocably offered for dedication, encumbered by or restricted in use by a homeowners' association, (iv) Assessor’s Parcels with public or utility easements making impractical their utilization for other than the purposes set forth in the easement, (v) Assessor’s Parcels which are privately owned and are encumbered by or restricted solely for public uses, (vi) Assessor’s Parcels which are classified as Non-Residential Property or (vii) Assessor’s Parcels restricted to other types of public uses determined by the City Council, provided that no such classification would reduce the sum of all Taxable Property to less than 9.47 Acres.

Notwithstanding the above, the City Council shall not classify an Assessor’s Parcel as Exempt Property if such classification would reduce the sum of all Taxable Property to less than 9.47 Acres. Assessor's Parcels which cannot be classified as Exempt Property because such classification would reduce the Acreage of all Taxable Property to less than 9.47 Acres will be classified as Provisional Undeveloped Property, and will be subject to Special Tax pursuant to Step Five in Section E.

G. PREPAYMENT OF SPECIAL TAX
The following additional definitions apply to this Section G:
“CFD Facilities” means $8,000,000 expressed in 2022 dollars, which shall increase by the Construction Inflation Index on July 1, 2023, and on each July 1 thereafter, or such lower amount (i) determined by the City Council as sufficient to provide the facilities under the authorized bonding program for CFD No. 2022-2, or (ii) determined by the City Council concurrently with a covenant that it will not issue any more Bonds to finance additional facilities to be supported by Special Tax levied under this RMA. “Construction Fund” means an account specifically identified in the Indenture or functionally equivalent to hold funds, which are available for expenditure to acquire or construct facilities eligible to be financed by CFD No. 2022-2.
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“Construction Inflation Index” means the greater of (i) 2% and (ii) the annual percentage change in the Engineering News-Record Building Cost Index for the city of Los Angeles, measured as of the Calendar Year which ends in the previous Fiscal Year. In the event this index ceases to be published, the Construction Inflation Index shall be another index as determined by the City that is reasonably comparable to the Engineering NewsRecord Building Cost Index for the City of Los Angeles. “Future Facilities Costs” means the CFD Facilities minus (i) amounts deposited in the Construction Fund, (ii) amounts deposited in any escrow accounts funded by the Outstanding Bonds and anticipated to fund public facilities costs, and (iii) public facility costs funded by interest earnings on the Construction Fund actually earned prior to the date of prepayment, but in no event shall such amount be less than zero. “Outstanding Bonds” means all previously issued Bonds issued and secured by the levy of Special Tax which will remain outstanding after the first interest and/or principal payment date following the current Fiscal Year, excluding Bonds to be redeemed at a later date with the proceeds of prior prepayments of Special Tax.

1. Prepayment in Full
The Special Tax obligation may be prepaid and permanently satisfied for (i) Assessor’s Parcels of Developed Property, (ii) Assessor’s Parcels of Approved Property or Undeveloped Property for which a Building Permit has been issued, (iii) Assessor’s Parcels of Approved Property or Undeveloped Property for which a Building Permit has not been issued and (iv) Assessor’s Parcels of Provisional Undeveloped Property. The Special Tax obligation applicable to an Assessor’s Parcel may be fully prepaid and the obligation to pay the Special Tax for such Assessor’s Parcel permanently satisfied as described herein; provided that a prepayment may be made only if there are no delinquent Special Taxes with respect to such Assessor’s Parcel at the time of prepayment. An owner of an Assessor’s Parcel intending to prepay the Special Tax obligation for such Assessor’s Parcel shall provide the CFD Administrator with written notice of intent to prepay, and within 5 business days of receipt of such notice, the CFD Administrator shall notify such owner of the amount of the nonrefundable deposit determined to cover the cost to be incurred by the CFD in calculating the Prepayment Amount (as defined below) for the Assessor’s Parcel. Within 15 days of receipt of such non-refundable deposit, the CFD Administrator shall notify such owner of the Prepayment Amount for the Assessor’s Parcel. Prepayment must be made not less than 60 days prior to the redemption date for any Bonds to be redeemed with the proceeds of such prepaid Special Taxes.

The Prepayment Amount shall be calculated as follows (some capitalized terms are defined below):

Bond Redemption Amount
plus Redemption Premium
plus Future Facilities Amount
plus Defeasance Amount
plus Administrative Fees and Expenses
less Reserve Fund Credit
Equals: Prepayment Amount
The Prepayment Amount shall be determined as of the proposed prepayment date as follows:

1. Confirm that no Special Tax delinquencies apply to such Assessor’s Parcel.

2. For an Assessor’s Parcel of Developed Property, compute the Maximum Special Tax for the Assessor’s Parcel. For an Assessor’s Parcel of Approved Property or Undeveloped Property for which a Building Permit has been issued, compute the Maximum Special Tax for the Assessor’s Parcel as though it was already designated as Developed Property, based upon the Building Permit which has been issued for the Assessor’s Parcel. For an Assessor’s Parcel of Approved Property or Undeveloped Property for which 927
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a Building Permit has not been issued, or Provisional Undeveloped Property, compute the Maximum Special Tax for the Assessor’s Parcel.

3. Divide the Maximum Special Tax derived pursuant to paragraph 2 by the total amount of Maximum Special Taxes that could be levied assuming build out of all Assessor’s Parcels of Taxable Property based on the applicable Maximum Special Tax for Assessor’s Parcels of Developed Property not including any Assessor’s Parcels for which the Special Tax obligation has been previously prepaid.

4. Multiply the quotient derived pursuant to paragraph 3 by the principal amount of the Outstanding Bonds to determine the amount of Outstanding Bonds to be redeemed with the Prepayment Amount (the “Bond Redemption Amount”).

5. Multiply the Bond Redemption Amount by the applicable redemption premium, if any, on the Outstanding Bonds to be redeemed (the “Redemption Premium”).

6. Determine the Future Facilities Costs.

7. Multiply the quotient derived pursuant to paragraph 3 by the amount determined pursuant to paragraph 6 to determine the amount of Future Facilities Costs for the Assessor’s Parcel (the “Future Facilities Amount”).

8. Determine the amount needed to pay interest on the Bond Redemption Amount from the first bond interest and/or principal payment date following the current Fiscal Year until the earliest redemption date for the Outstanding Bonds on which Bonds can be redeemed from Special Tax prepayments.

9. Determine the Special Taxes levied on the Assessor’s Parcel in the current Fiscal Year which have not yet been paid.

10. Determine the amount the CFD Administrator reasonably expects to derive from the investment of the Bond Redemption Amount and the Redemption Premium from the date of prepayment until the redemption date for the Outstanding Bonds to be redeemed with the Prepayment Amount.

11. Add the amounts derived pursuant to paragraphs 8 and 9 and subtract the amount derived pursuant to paragraph 10 (the “Defeasance Amount”).

12. Verify the administrative fees and expenses of the CFD, the cost to invest the Prepayment Amount, the cost of redeeming the Outstanding Bonds, and the cost of recording notices to evidence the prepayment of the Special Tax obligation for the Assessor’s Parcel and the redemption of Outstanding Bonds (the “Administrative Fees and Expenses”).

13. The reserve fund credit (the “Reserve Fund Credit”) shall equal the lesser of: (a) the expected reduction in the reserve requirement (as defined in the Indenture), if any, associated with the redemption of Outstanding Bonds as a result of the prepayment, or (b) the amount derived by subtracting the new reserve requirement (as defined in the Indenture) in effect after the redemption of Outstanding Bonds as a result of the prepayment from the balance in the reserve fund on the prepayment date, but in no event shall such amount be less than zero.

14. The Prepayment Amount is equal to the sum of the Bond Redemption Amount, the Redemption Premium, the Future Facilities Amount, the Defeasance Amount and the Administrative Fees and Expenses, less the Reserve Fund Credit.

15. From the Prepayment Amount, the Bond Redemption Amount, the Redemption Premium, and Defeasance Amount shall be deposited into the appropriate fund as established under the Indenture and be 928
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used to redeem Outstanding Bonds or make debt service payments. The Future Facilities Amount shall be deposited into the Construction Fund. The Administrative Fees and Expenses shall be retained by the CFD.

The Prepayment Amount may be sufficient to redeem other than a $5,000 increment of Bonds. In such event, the increment above $5,000 or an integral multiple thereof will be retained in the appropriate fund established under the Indenture to be used with the next redemption from other Special Tax prepayments of Outstanding Bonds or to make debt service payments.

As a result of the payment of the current Fiscal Year’s Special Tax levy as determined pursuant to paragraph 9 above, the CFD Administrator shall remove the current Fiscal Year’s Special Tax levy for the Assessor’s Parcel from the County tax roll. With respect to any Assessor’s Parcel for which the Special Tax obligation is prepaid, the City Council shall cause a suitable notice to be recorded in compliance with the Act, to indicate the prepayment of Special Tax obligation and the release of the Special Tax lien for the Assessor’s Parcel, and the obligation to pay the Special Tax for such Assessor’s Parcel shall cease.

Notwithstanding the foregoing, no Special Tax prepayment shall be allowed unless the amount of Maximum Special Tax that may be levied on all Assessor’s Parcels of Taxable Property after the proposed prepayment will be at least 1.1 times maximum annual debt service on the Bonds that will remain outstanding after the prepayment plus the estimated annual Administrative Expenses.

Tenders of Bonds in prepayment of the Special Tax obligation may be accepted upon the terms and conditions established by the City Council pursuant to the Act. However, the use of Bond tenders shall only be allowed on a case-by-case basis as specifically approved by the City Council.

2. Prepayment in Part
The Special Tax obligation for an Assessor’s Parcel of Developed Property, Approved Property, Undeveloped Property, or Provisional Undeveloped Property may be partially prepaid. For purposes of determining the Partial Prepayment Amount, the provisions of Section G.1 shall be modified as provided by the following formula:

PP = ((PE – A) x F) + A
These terms have the following meaning:

PP = Partial Prepayment Amount
PE = the Prepayment Amount calculated according to Section G.1 F = the percent by which the owner of the Assessor’s Parcel(s) is partially prepaying the Special Tax obligation
A = the Administrative Fees and Expenses determined pursuant to Section G.1 The owner of an Assessor’s Parcel who desires to partially prepay the Special Tax obligation for the Assessor’s Parcel shall notify the CFD Administrator of (i) such owner’s intent to partially prepay the Special Tax obligation, (ii) the percentage of the Special Tax obligation such owner wishes to prepay, and (iii) the company or agency that will be acting as the escrow agent, if any. Within 5 days of receipt of such notice, the CFD Administrator shall notify such property owner of the amount of the non-refundable deposit determined to cover the cost to be incurred by the CFD in calculating the Partial Prepayment Amount. Within 15 business days of receipt of such non-refundable deposit, the CFD Administrator shall notify such owner of the amount of the Partial Prepayment Amount for the Assessor’s Parcel. A Partial Prepayment Amount must be made not less than 60 days prior to the redemption date for the Outstanding Bonds to be redeemed with the proceeds of the Partial Prepayment Amount.

With respect to any Assessor’s Parcel for which the Special Tax obligation is partially prepaid, the CFD Administrator shall (i) distribute the Partial Prepayment Amount as provided in Paragraph 15 of Section G.1, 929
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and (ii) indicate in the records of the CFD that there has been a partial prepayment for the Assessor’s Parcel and that a portion of the Special Tax obligation equal to the remaining percentage (1.00 - F) of the applicable Special Tax will continue to be levied on the Assessor’s Parcel pursuant to Section E.

H. TERMINATION OF SPECIAL TAX
For each Fiscal Year that any Bonds are outstanding the Special Tax shall be levied on all Assessor’s Parcels subject to the Special Tax pursuant to Section E. The Special Tax shall cease not later than the 2064-2065 Fiscal Year, however, Special Taxes will cease to be levied in an earlier Fiscal Year if the CFD Administrator has determined (i) that all the required interest and principal payments on the CFD No. 2022-2 Bonds have been paid; (ii) all authorized facilities of CFD No. 2022-2 have been acquired and all reimbursements to the developer have been paid, (iii) no delinquent Special Taxes remain uncollected and (iv) all other obligations of CFD No. 2022-2 have been satisfied.

I. MANNER OF COLLECTION
The Special Tax shall be collected in the same manner and at the same time as ordinary ad valorem property taxes, provided, however, that CFD No. 2022-2 may collect Special Taxes at a different time or in a different manner if necessary to meet its financial obligations, and may covenant to foreclose and may actually foreclose on delinquent Assessor’s Parcels as permitted by the Act.

J. APPEALS OF SPECIAL TAXES
Any taxpayer may file a written appeal of the Special Taxes levied on his/her Assessor’s Parcel(s) with the CFD Administrator, provided that the appellant is current in his/her payments of Special Taxes. During pendency of an appeal, all Special Taxes previously levied must be paid on or before the payment date established when the levy was made. The appeal must specify the reasons why the appellant claims the Special Tax is in error. The CFD Administrator shall review the appeal, meet with the appellant if the CFD Administrator deems necessary, and advise the appellant of its determination. If the CFD Administrator agrees with the appellant, the CFD Administrator shall grant a credit to eliminate or reduce future Special Taxes on the appellant’s Assessor’s Parcel(s). No refunds of previously paid Special Taxes shall be made unless approved by the CFD Administrator.

The CFD Administrator shall interpret this RMA and make determinations relative to the annual levy and administration of the Special Taxes and any taxpayer who appeals, as herein specified. 930
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APPENDIX B

CERTAIN ECONOMIC AND DEMOGRAPHIC INFORMATION
The following information relating to the City of Wildomar (the “City”) and the County of Riverside, California (the “County”), California (the “State”) is supplied solely for purposes of information. Neither the City nor the County is obligated in any manner to pay principal of or interest on the Bonds or to cure any delinquency or default on the Bonds. The Bonds are payable solely from the sources described in the Official Statement.

General
The City was founded in 1886 and incorporated as a general law city effective July 1, 2008 in Riverside County. The City encompasses approximately 24 square miles along Interstate 15 in Riverside County.

Population
The following table offers population figures for the City and the County for 2020 through 2024.

Area 2020 2021 2022 2023 2024
City of Wildomar 36,963 36,646 36,306 36,093 36,327
County of Riverside 2,440,719 2,419,165 2,427,832 2,428,580 2,442,378 Source: California State Department of Finance, Demographic Research Unit. 2010 Census Benchmark for 2020 and 2020 Census Benchmark for 2021 through 2024
Building Activity
The following tables provide summaries of the building permit valuations and the number of new dwelling units authorized in the City and County from 2019 through 2023.

BUILDING PERMIT VALUATIONS
City of Wildomar
2019-2023
(Dollars in Thousands)
2019 2020 2021 2022 2023
Valuation ($000):

Residential $ 1,136,789 $12,585,611 $15,563,559 $17,373,268 $ 5,254,037 Non-residential 1,392,516 20,283,426 2,750,536 23,721,559 655,114 Total* $ 2,529,305 $32,869,037 $18,314,095 $41,094,827 $ 5,909,151 Residential Units:

Single family 7 50 52 61 6
Multiple family 0 0 0 23 26
Total 7 50 52 84 32
* Totals may not add to sums because of rounding.

Source: Construction Industry Research Board.
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BUILDING PERMIT VALUATIONS
County of Riverside
2019-2023
(Dollars in Thousands)
2019 2020 2021 2022 2023
Valuation ($000):

Residential $2,275,405 $2,519,303 $2,262,642 $2,921,112 $3,306,086 Non-residential 1,285,856 1,153,778 1,154,998 1,701,615 1,676,498 Total* $3,561,261 $3,673,081 $3,417,640 $4,622,727 $4,982,584 Residential Units:

Single family 6,563 8,443 7,360 8,863 8,894
Multiple family 1,798 723 1,126 2,861 6,428
Total 8,361 9,166 8,486 11,724 15,322
* Totals may not add to sums because of rounding.

Source: Construction Industry Research Board.

Employment
The following tables show the largest employers located in the City and the County as of June 30, 2024.

LARGEST EMPLOYERS
City of Wildomar
(as of June 30, 2024)
Rank Name of Business Employees Type of Business

1. Lake Elsinore Unified School District 2,381 School District

2. Inland Valley Medical Center 945 Medical Center

3. Southern California Edison 232 Utilities Company

4. Cornerstone Community Church & School 130 Religious Center

5. Stater Bros Markets 124 Supermarket

6. Kaiser Permanente Wildomar Medical Offices 120 Medical Offices

7. Albertson’s 105 Supermarket

8. Animal Friends of the valleys 83 Animal Clinic

9. Wildomar Senior Leisure Community 67 Assisted Living Facility

10. FCP Inc. 62 Industrial Business
Source: City of Wildomar Comprehensive Annual Financial Report for the year ending June 30, 2024. 932
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LARGEST EMPLOYERS
County of Riverside
(as of June 30, 2024)
Rank Name of Business Employees Type of Business

1. County of Riverside 23,722 County Government

2. Amazon 14,317 E-Commerce
3 University of California-Riverside 8,593 University

4. State of California 8,398 State Government

5. Walmart 6,465 Retail Company

6. Moreno Valley Unified School District 6,020 School District

7. Kaiser Permanente Riverside Medical Center 5,817 Medical Center

8. Riverside Unified School District 5,431 School District

9. Stater Brothers Market 4,990 Retail

10. Mt. San Jacinto Community College District 4,638 School District Source: County of Riverside Comprehensive Annual Financial Report for the year ending June 30, 2024.

Employment and Industry
Employment data by industry is not separately reported on an annual basis for the City but is compiled for the Riverside-San Bernardino-Ontario Metropolitan Statistical Area (the “MSA”), which includes all of Riverside and San Bernardino Counties. In addition to varied manufacturing employment, the MSA has large and growing commercial and service sector employment, as reflected in the table below. [Remainder of Page Intentionally Left Blank]
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The following table represents the Annual Average Labor Force and Industry Employment for the period from 2019 through 2023.

RIVERSIDE-SAN BERNARDINO-ONTARIO METROPOLITAN STATISTICAL AREA

INDUSTRY EMPLOYMENT & LABOR FORCE - BY ANNUAL AVERAGE
2019 2020 2021 2022 2023
Civilian Labor Force(1) 2,071,600 2,091,700 2,120,600 2,148,700 2,171,500 Employment 1,987,500 1,885,400 1,964,300 2,058,400 2,068,800 Unemployment 84,000 206,200 156,300 90,200 102,700
Unemployment Rate 4.1% 9.9% 7.4% 4.2% 4.7%
Wage and Salary Employment:(2) 15,400 14,100 13,700 13,800 Agriculture 1,200 1,300 1,400 1,500 13,100
Mining and Logging 107,200 104,900 110,100 114,700 1,500 Construction 101,300 96,000 96,100 100,000 115,700
Manufacturing 67,700 65,600 67,400 69,500 98,900
Wholesale Trade 180,700 168,800 177,000 181,000 68,700
Retail Trade 146,600 172,500 198,800 214,400 182,700
Transportation, Warehousing and
Utilities
14,100 12,400 12,500 13,000 205,100
Information 24,800 24,600 24,400 23,800 13,300
Finance and Insurance 20,200 19,500 20,700 22,200 22,300 Real Estate and Rental and Leasing 155,300 152,100 166,600 173,900 22,500 Professional and Business Services 250,300 248,800 254,300 267,500 164,800 Educational and Health Services 175,900 141,300 160,200 180,900 287,500 Leisure and Hospitality 46,200 40,200 43,600 47,400 186,500 Other Services 21,100 22,100 21,100 20,900 49,300
Federal Government 31,100 31,300 30,400 28,400 21,200
State Government 209,000 194,600 190,500 200,700 28,800 Local Government 209,000 194,600 190,500 200,300 210,900 Total All Industries 1,568,100 1,509,900 1,588,800 1,673,500 1,692,900 (1) Labor force data is by place of residence; includes self-employed individuals, unpaid family workers, household domestic workers, and workers on strike.
(2) Industry employment is by place of work; excludes self-employed individuals, unpaid family workers, household domestic workers, and workers on strike.

Source: State of California, Employment Development Department. [Remainder of Page Intentionally Left Blank]
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The following table summarizes the labor force, employment and unemployment figures for the period from 2019 through 2023 for the City, the County, the State and the nation as a whole.

CITY OF WILDOMAR,

COUNTY OF RIVERSIDE,

STATE OF CALIFORNIA AND UNITED STATES
Average Annual Civilian Labor Force, Employment and Unemployment Year and Area Labor Force Employment(1) Unemployment(2) Unemployment
Rate (%)(3)
2019
City of Wildomar 30,800 29,600 1,200 3.9%
County of Riverside 1,104,000 1,057,900 46,100 4.2
State of California 19,411,600 18,627,400 784,200 4.0
United States 163,539,000 157,538,000 6,001,000 3.7
2020
City of Wildomar 31,300 28,100 3,100 10.1%
County of Riverside 1,107,700 997,700 110,000 9.9
State of California 18,821,200 16,913,100 1,908,100 10.1 United States 160,472,000 147,795,000 12,947,000 8.1
2021
City of Wildomar 30,100 27,800 2,300 7.6%
County of Riverside 1,129,600 1,046,700 82,800 7.3
State of California 18,923,200 17,541,900 1,381,200 7.3 United States 161,204,000 152,581,000 8,623,000 5.3
2022
City of Wildomar 30,700 29,400 1,300 4.2%
County of Riverside 1,152,100 1,104,100 48,000 4.2
State of California 19,252,000 18,440,900 811,100 4.2
United States 164,287,000 158,291,000 5,996,000 3.6
2023
City of Wildomar 18,000 17,200 800 4.4%
County of Riverside 1,157,900 1,102,300 55,600 4.8
State of California 19,308,300 18,388,300 920,000 4.8
United States 167,116,000 161,037,000 6,080,000 3.6
Note: Data is not seasonally adjusted.
(1) Annual averages, unless otherwise specified.
(2) Includes persons involved in labor-management trade disputes. (3) The unemployment rate is computed from unrounded data; therefore, it may differ from rates computed from rounded figures in this table.

Source: U.S. Department of Labor – Bureau of Labor Statistics, California Employment Development Department. 2023 Benchmark.
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Personal Income
Personal Income is the income that is received by all persons from all sources. It is calculated as the sum of wage and salary disbursements, supplements to wages and salaries, proprietors’ income with inventory valuation and capital consumption adjustments, rental income of persons with capital consumption adjustment, personal dividend income, personal interest income, and personal current transfer receipts, less contributions for government social insurance.

The personal income of an area is the income that is received by, or on behalf of, all the individuals who live in the area; therefore, the estimates of personal income are presented by the place of residence of the income recipients.

Total personal income in Riverside County increased by 76.1% between 2013 and 2023. The following tables summarize personal income for Riverside County for 2013 through 2023.

PERSONAL INCOME
Riverside County
2013-2023
(Dollars in Thousands)
Year Riverside County
Annual
Percent Change
2013 $76,069,949 2.7%
2014 79,630,223 4.7
2015 84,597,340 6.2
2016 88,997,439 5.2
2017 92,451,456 3.9
2018 96,994,918 4.9
2019 103,647,288 6.9
2020 115,370,344 11.3
2021 126,493,256 9.6
2022 126,174,731 -0.3
2023 133,968,557 6.2
Source: U.S. Department of Commerce, Bureau of Economic Analysis.

The following table summarizes per capita personal income for Riverside County, California and the United States for 2013-2023. This measure of income is calculated as the personal income of the residents of the area divided by the resident population of the area. [Remainder of Page Intentionally Left Blank]
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PER CAPITA PERSONAL INCOME
Riverside County, State of California and the United States 2013-2023
Year Riverside County California United States
2013 $33,565 $48,076 $44,401
2014 34,786 50,619 46,287
2015 36,590 53,817 48,060
2016 38,050 55,863 48,971
2017 39,060 58,214 51,004
2018 40,582 60,984 53,309
2019 43,086 64,219 55,566
2020 47,615 70,098 59,123
2021 51,558 76,882 64,460
2022 50,995 76,941 66,244
2023 53,750 81,255 69,810
Source: U.S. Department of Commerce, Bureau of Economic Analysis.

Taxable Sales
The table below presents taxable sales for the years 2019 through 2023 for the City.

TAXABLE SALES
City of Wildomar
2019-2023
(Dollars in Thousands)
Year Permits Taxable Transactions
2019 713 $ 176,945,036
2020 780 176,000,837
2021 676 223,006,883
2022 727 266,301,085
2023 777 262,619,293
Source: Taxable Sales in California, California Department of Tax and Fee Administration for 2019-2023.

The table below presents taxable sales for the years 2019 through 2023 for the County.

TAXABLE SALES
County of Riverside
2019-2023
(Dollars in Thousands)
Year Permits Taxable Transactions
2019 64,063 $40,626,998
2020 69,284 42,313,474
2021 64,335 55,535,196
2022 66,738 62,117,153
2023 68,670 61,094,594
Source: Taxable Sales in California, California Department of Tax and Fee Administration for 2019-2023. 937
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APPENDIX C

FORM OF OPINION OF BOND COUNSEL
Upon issuance of the Bonds, Stradling Yocca Carlson & Rauth LLP, Bond Counsel, proposes to render its final approving opinion in substantially the following form:

April __, 2025
Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar
Wildomar, California
Re: $__________ Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar Special Tax Bonds, Series 2025
Ladies and Gentlemen:

We have examined the Constitution and the laws of the State of California, a certified record of the proceedings of the City of Wildomar (the “City”) taken in connection with the formation of Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar (the “District”) and the authorization and issuance of the District’s Special Tax Bonds, Series 2025 in the aggregate principal amount of $______ (the “Bonds”) and such other information and documents as we consider necessary to render this opinion. In rendering this opinion, we have relied upon certain representations of fact and certifications made by the District, the City, the initial purchasers of the Bonds and others. We have not undertaken to verify through independent investigation the accuracy of the representations and certifications relied upon by us.

The Bonds have been issued pursuant to the Mello-Roos Community Facilities Act of 1982, as amended (comprising Chapter 2.5 of Part 1 of Division 2 of Title 5 of the Government Code of the State of California), a resolution adopted by the City Council of the City, acting in its capacity as the legislative body of the District (the “City Council”) on March 12, 2025 (the “Resolution”), and a Bond Indenture (the “Indenture”) dated as of April 1, 2025, by and between the District and Wilmington Trust, National Association, as trustee (the “Trustee”). All capitalized terms not defined herein shall have the meaning set forth in the Indenture.

Based upon our examination of the foregoing, and in reliance thereon and on all matters of fact as we deem relevant under the circumstances, and upon consideration of applicable laws, we are of the opinion that:
(1) The Bonds have been duly and validly authorized by the District and are legal, valid and binding limited obligations of the District, enforceable in accordance with their terms and the terms of the Indenture.

The Bonds are limited obligations of the District but are not a debt of the City, the State of California or any other political subdivision thereof within the meaning of any constitutional or statutory limitation, and, except for the Net Taxes, neither the faith and credit nor the taxing power of the City, the State of California, or any of its political subdivisions is pledged for the payment thereof. (2) The Indenture has been duly executed and delivered by the District. The Indenture creates a valid pledge of, and the Bonds are secured by, the Net Taxes and the amounts on deposit in certain funds and accounts established under the Indenture, as and to the extent provided in the Indenture. The Indenture is enforceable in accordance with its terms; provided, however, we express no opinion as to the enforceability of the covenant of the District contained in the Indenture to levy Special Taxes for the payment of Administrative Expenses or as to indemnification, penalty, contribution, choice of law, choice of forum or waiver provisions contained therein.
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(3) Under existing statutes, regulations, rulings and judicial decisions, interest (and original issue discount) on the Bonds is excluded from gross income for federal income tax purposes and is not an item of tax preference for purposes of calculating the federal alternative minimum tax imposed on individuals; however, it should be noted that, with respect to applicable corporations as defined in Section 59(k) of the Internal Revenue Code of 1986, as amended (the “Code”), interest (and original issue discount) with respect to the Bonds might be taken into account in determining adjusted financial statement income for purposes of computing the alternative minimum tax imposed on such corporations.
(4) Interest (and original issue discount) on the Bonds is exempt from State of California personal income tax.
(5) The difference between the issue price of a Bond (the first price at which a substantial amount of the Bonds of a maturity are to be sold to the public) and the stated redemption price at maturity with respect to such Bond constitutes original issue discount. Original issue discount accrues under a constant yield method, and original issue discount will accrue to a Bond Owner before receipt of cash attributable to such excludable income. The amount of original issue discount deemed received by a Bond Owner will increase the Bond Owner’s basis in the applicable Bond.
(6) The amount by which a Bond Owner’s original basis for determining loss on sale or exchange in the applicable Bond (generally the purchase price) exceeds the amount payable on maturity (or on an earlier call date) constitutes amortizable Bond premium which must be amortized under Section 171 of the Code; such amortizable Bond premium reduces the Bond Owner’s basis in the applicable Bond (and the amount of taxexempt interest received), and is not deductible for federal income tax purposes. The basis reduction as a result of the amortization of Bond premium may result in a Bond Owner realizing a taxable gain when a Bond is sold by the Owner for an amount equal to or less (under certain circumstances) than the original cost of the Bond to the Owner.

The opinion expressed in paragraph (3) above as to the exclusion from gross income for federal income tax purposes of interest (and original issue discount) on the Bonds is subject to the condition that the District and the City comply with all requirements of the Code, that must be satisfied subsequent to the issuance of the Bonds to assure that such interest (and original issue discount) will not become includable in gross income for federal income tax purposes. Failure to comply with such requirements of the Code might cause interest (and original issue discount) on the Bonds to be included in gross income for federal income tax purposes retroactive to the date of issuance of the Bonds. The District and the City have covenanted to comply with all such requirements.

Except as set forth in paragraphs (3), (4), (5) and (6) above, we express no opinion as to any tax consequences related to the Bonds.

Certain agreements, requirements and procedures contained or referred to in the Indenture, the Tax Certificate executed by the District and the City and other documents related to the Bonds may be changed and certain actions may be taken or omitted, under the circumstances and subject to the terms and conditions set forth in such documents. We express no opinion as to the effect on the exclusion from gross income for federal income tax purposes of interest (and original issue discount) on any Bond if any such change occurs or action is taken or omitted upon advice or approval of bond counsel other than Stradling Yocca Carlson & Rauth LLP.

Our opinion is limited to matters governed by the laws of the State of California and federal law. We assume no responsibility with respect to the applicability or the effect of the laws of any other jurisdiction. We call attention to the fact that the rights and obligations under the Bonds, the Indenture and the Tax Certificate may be limited by bankruptcy, insolvency, reorganization, arrangement, fraudulent conveyance, moratorium and other laws relating to or affecting creditors’ rights, by the application of equitable principles and the exercise of judicial discretion in appropriate cases and by the limitations on legal remedies against public agencies in the State of California.
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We express no opinion herein as to the accuracy, completeness or sufficiency of the Official Statement or other offering material relating to the Bonds and expressly disclaim any duty to advise the Owners of the Bonds with respect to matters contained in the Official Statement or other offering material.

The opinions expressed herein are based upon an analysis of existing statutes, regulations, rulings and judicial decisions and cover certain matters not directly addressed by such authorities. Such opinions may be affected by actions taken (or not taken) or events occurring (or not occurring) after the date hereof. We have not undertaken to determine, or to inform any person, whether such actions or events are taken (or not taken) or do occur (or do not occur).

Respectfully submitted,
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APPENDIX D

APPRAISAL REPORT
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APPENDIX E

SUMMARY OF THE INDENTURE
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APPENDIX F

FORM OF DISTRICT CONTINUING DISCLOSURE CERTIFICATE
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APPENDIX G

BOOK-ENTRY ONLY SYSTEM
The information in this Appendix concerning DTC and DTC’s book-entry only system has been obtained from sources that the District and the Underwriter believe to be reliable, but neither the District nor the Underwriter takes any responsibility for the completeness or accuracy thereof. The following description of the procedures and record keeping with respect to beneficial ownership interests in the Bonds, payment of principal, premium, if any, accreted value and interest on the Bonds to DTC Participants or Beneficial Owners, confirmation and transfers of beneficial ownership interests in the Bonds and other related transactions by and between DTC, the DTC Participants and the Beneficial Owners is based solely on information provided by DTC.

The Depository Trust Company (“DTC”), New York, NY, will act as securities depository for the Bonds.

The Bonds will be issued as fully-registered securities registered in the name of Cede & Co. (DTC’s partnership nominee) or such other name as may be requested by an authorized representative of DTC. One fully registered bond will be issued for each annual maturity of the Bonds, each in the aggregate principal amount of such annual maturity, and will be deposited with DTC.

DTC, the world’s largest securities depository, is a limited-purpose trust company organized under the New York Banking Law, a “banking organization” within the meaning of the New York Banking Law, a member of the Federal Reserve System, a “clearing corporation” within the meaning of the New York Uniform Commercial Code, and a “clearing agency” registered pursuant to the provisions of Section 17A of the Securities Exchange Act of 1934.

DTC holds and provides asset servicing for over 3.5 million issues of U.S. and non-U.S. equity issues, corporate and municipal debt issues, and money market instruments (from over 100 countries) that DTC’s participants (“Direct Participants”) deposit with DTC. DTC also facilitates the post-trade settlement among Direct Participants of sales and other securities transactions in deposited securities, through electronic computerized book-entry transfers and pledges between Direct Participants’ accounts. This eliminates the need for physical movement of securities certificates. Direct Participants include both U.S. and non-U.S. securities brokers and dealers, banks, trust companies, clearing corporations, and certain other organizations. DTC is a wholly-owned subsidiary of The Depository Trust & Clearing Corporation (“DTCC”). DTCC is the holding company for DTC, National Securities Clearing Corporation and Fixed Income Clearing Corporation, all of which are registered clearing agencies. DTCC is owned by the users of its regulated subsidiaries. Access to the DTC system is also available to others such as both U.S. and non-U.S. securities brokers and dealers, banks, trust companies, and clearing corporations that clear through or maintain a custodial relationship with a Direct Participant, either directly or indirectly (“Indirect Participants”). DTC has a Standard & Poor’s rating of AA+. The DTC Rules applicable to its Participants are on file with the Securities and Exchange Commission. More information about DTC can be found at www.dtcc.com.

Purchases of Bonds under the DTC system must be made by or through Direct Participants, which will receive a credit for the Bonds on DTC’s records. The ownership interest of each actual purchaser of each Bond (“Beneficial Owner”) is in turn to be recorded on the Direct and Indirect Participants’ records. Beneficial Owners will not receive written confirmation from DTC of their purchase. Beneficial Owners are, however, expected to receive written confirmations providing details of the transaction, as well as periodic statements of their holdings, from the Direct or Indirect Participant through which the Beneficial Owner entered into the transaction. Transfers of ownership interests in the Bonds are to be accomplished by entries made on the books of Direct and Indirect Participants acting on behalf of Beneficial Owners. Beneficial Owners will not receive certificates representing their ownership interests in the Bonds, except in the event that use of the book-entry system for the Bonds is discontinued.

To facilitate subsequent transfers, all Bonds deposited by Direct Participants with DTC are registered in the name of DTC’s partnership nominee, Cede & Co., or such other name as may be requested by an authorized representative of DTC. The deposit of Bonds with DTC and their registration in the name of Cede & Co. or such other DTC nominee do not effect any change in beneficial ownership. DTC has no knowledge of the actual Beneficial Owners of the Bonds; DTC’s records reflect only the identity of the Direct Participants to whose accounts such Bonds are credited, which may or may not be the Beneficial Owners. The Direct and Indirect Participants will remain responsible for keeping account of their holdings on behalf of their customers. 944
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Conveyance of notices and other communications by DTC to Direct Participants, by Direct Participants to Indirect Participants, and by Direct Participants and Indirect Participants to Beneficial Owners will be governed by arrangements among them, subject to any statutory or regulatory requirements as may be in effect from time to time.

Beneficial Owners of Bonds may wish to take certain steps to augment the transmission to them of notices of significant events with respect to the Bonds, such as redemptions, tenders, defaults, and proposed amendments to the Bond documents. For example, Beneficial Owners of Bonds may wish to ascertain that the nominee holding the Bonds for their benefit has agreed to obtain and transmit notices to Beneficial Owners. In the alternative, Beneficial Owners may wish to provide their names and addresses to the registrar and request that copies of notices be provided directly to them.

Redemption notices shall be sent to DTC. If less than all of the Bonds within a maturity are being redeemed, DTC’s practice is to determine by lot the amount of the interest of each Direct Participant in such maturity to be redeemed.

Neither DTC nor Cede & Co. (nor any other DTC nominee) will consent or vote with respect to Bonds unless authorized by a Direct Participant in accordance with DTC’s MMI Procedures. Under its usual procedures, DTC mails an Omnibus Proxy to the District as soon as possible after the record date. The Omnibus Proxy assigns Cede & Co.’s consenting or voting rights to those Direct Participants to whose accounts Bonds are credited on the record date (identified in a listing attached to the Omnibus Proxy).

Redemption proceeds, distributions, and dividend payments on the Bonds will be made to Cede & Co., or such other nominee as may be requested by an authorized representative of DTC. DTC’s practice is to credit Direct Participants’ accounts upon DTC’s receipt of funds and corresponding detail information from the District or the Trustee, on payable date in accordance with their respective holdings shown on DTC’s records. Payments by Participants to Beneficial Owners will be governed by standing instructions and customary practices, as is the case with securities held for the accounts of customers in bearer form or registered in “street name,” and will be the responsibility of such Participant and not of DTC, the Trustee, or the District, subject to any statutory or regulatory requirements as may be in effect from time to time. Payment of redemption proceeds, distributions, and dividend payments to Cede & Co. (or such other nominee as may be requested by an authorized representative of DTC) is the responsibility of the District or the Trustee, disbursement of such payments to Direct Participants will be the responsibility of DTC, and disbursement of such payments to the Beneficial Owners will be the responsibility of Direct and Indirect Participants.

A Bond Owner shall give notice to elect to have its Bonds purchased or tendered, through its Participant, to the Trustee, and shall effect delivery of such Bonds by causing the Direct Participant to transfer the Participant’s interest in the Bonds, on DTC’s records, to the Trustee. The requirement for physical delivery of Bonds in connection with an optional tender or a mandatory purchase will be deemed satisfied when the ownership rights in the Bonds are transferred by Direct Participants on DTC’s records and followed by a book-entry credit of tendered Bonds to the Trustee’s DTC account.

DTC may discontinue providing its services as depository with respect to the Bonds at any time by giving reasonable notice to the District or the Trustee. Under such circumstances, in the event that a successor depository is not obtained, physical certificates are required to be printed and delivered.

The District may decide to discontinue use of the system of book-entry only transfers through DTC (or a successor securities depository). In that event, bonds will be printed and delivered to DTC.

THE TRUSTEE, AS LONG AS A BOOK-ENTRY ONLY SYSTEM IS USED FOR THE BONDS, WILL SEND ANY NOTICE OF REDEMPTION OR OTHER NOTICES TO OWNERS ONLY TO DTC. ANY FAILURE

OF DTC TO ADVISE ANY DTC PARTICIPANT, OR OF ANY DTC PARTICIPANT TO NOTIFY ANY

BENEFICIAL OWNER, OF ANY NOTICE AND ITS CONTENT OR EFFECT WILL NOT AFFECT THE

VALIDITY OF SUFFICIENCY OF THE PROCEEDINGS RELATING TO THE REDEMPTION OF THE BONDS CALLED FOR REDEMPTION OR OF ANY OTHER ACTION PREMISED ON SUCH NOTICE. 945
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CONTINUING DISCLOSURE CERTIFICATE
THIS CONTINUING DISCLOSURE CERTIFICATE (this “Disclosure Certificate”), dated as of April 1, 2025, is executed and delivered by Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar (the “District”) in connection with the issuance of the Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar Special Tax Bonds, Series 2025 (the “Bonds”). The Bonds are being issued pursuant to a resolution adopted by the City Council of the City of Wildomar, acting as the legislative body of the District on March 12, 2025 and a Bond Indenture by and between the District and Wilmington Trust, National Association, as Trustee, dated as of April 1, 2025 (the “Indenture”).

The District covenants as follows:

SECTION 1. Purpose of the Disclosure Certificate. This Disclosure Certificate is being executed and delivered, for the benefit of the Owners and Beneficial Owners of the Bonds and in order to assist the Participating Underwriter in complying with the Rule.

SECTION 2. Definitions. In addition to the definitions set forth in the Indenture and the Rate and Method of Apportionment, which apply to any capitalized term used in this Disclosure Certificate unless otherwise defined in this Section, the following capitalized terms shall have the following meanings:
“Annual Report” shall mean any Annual Report provided by the District pursuant to, and as described in, Sections 3 and 4 of this Disclosure Certificate. “Beneficial Owner” shall mean any person who (a) has the power, directly or indirectly, to vote or consent with respect to, or to dispose of ownership of, any Bond (including a person holding Bond through a nominee, depository or other intermediary), or (b) is treated as the owner of any Bond for federal income purposes.
“City” shall mean the City of Wildomar, County of Riverside, California. “Disclosure Representative” shall mean the Administrative Services Director of the City, or such other officer or employee as the District shall designate in writing to the Dissemination Agent from time to time.
“Dissemination Agent” shall mean, initially, Spicer Consulting Group, LLC, or any successor Dissemination Agent designed in writing by the District. “EMMA” shall mean the Electronic Municipal Market Access System of the Municipal Securities Rulemaking Board, which can be found at www.emma.msrb.org, or any other repository of disclosure information that may be designated by the Securities and Exchange Commission in the future.
“Financial Obligation” means a (i) debt obligation; (ii) derivative instrument entered into in connection with, or pledged as security or a source of payment for, an existing or planned debt obligation; or (iii) guarantee of (i) or (ii). The term Financial Obligation shall not include municipal 946
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securities as to which a final official statement has been provided to the MSRB consistent with the Rule.
“Listed Events” shall mean any of the events listed in Section 5 of this Disclosure Certificate. “MSRB” shall mean the Municipal Securities Rulemaking Board or any other entity designated or authorized by the Securities and Exchange Commission to receive reports pursuant to the Rule. Until otherwise designated by the MSRB or the Securities and Exchange Commission, filings with the MSRB are to be made through the Electronic Municipal Market Access (EMMA) website of the MSRB, currently located at http://emma.msrb.org. “Official Statement” shall mean the District’s official statement with respect to the Bonds. “Participating Underwriter” shall mean Raymond James & Associates, Inc. “Rate and Method of Apportionment” means that certain Rate and Method of Apportionment of Special Tax approved pursuant to the Resolution of Formation. “Resolution of Formation” means the resolutions adopted by the City Council pursuant to which the City Council formed the District.
“Rule” shall mean Rule 15c2-12(b)(5) adopted by the Securities and Exchange Commission under the Securities Exchange Act of 1934, as the same may be amended from time to time.

SECTION 3. Provision of Annual Reports.
(a) Not later than March 31 of each year commencing March 31, 2026, the District shall, or shall cause the Dissemination Agent to, provide to EMMA and the Participating Underwriter an Annual Report which is consistent with the requirements of Section 4 of this Disclosure Certificate.

If the Dissemination Agent is other than the District, then not later than 15 business days prior to the date referred to in the prior sentence hereof, the District shall provide the Annual Report (in a form suitable for filing with EMMA) to the Dissemination Agent. The Annual Report may be submitted as a single document or as separate documents comprising a package and may include by reference other information as provided in Section 4 of this Disclosure Certificate; provided that the audited financial statements of the District may be submitted separately from and later than the balance of the Annual Report, if any, if they are not available by the date required above for the filing of the Annual Report.
(b) In the event that the Dissemination Agent is an entity other than the District, then the provisions of this Section 3(b) shall apply. Not later than fifteen (15) Business Days prior to the date specified in subsection (a) for providing the Annual Report, the District shall provide the Annual Report to the Dissemination Agent. If by fifteen (15) Business Days prior to the due date for an Annual Report the Dissemination Agent has not received a copy of the Annual Report, the Dissemination Agent shall contact the District to determine if the District will be filing the Annual Report in compliance with subsection (a). The District shall provide a written certification with each Annual Report furnished to the Dissemination Agent to the effect that such Annual Report constitutes the Annual Report required to be furnished by it hereunder. The Dissemination Agent may conclusively rely upon such certification of the District and shall have no duty or obligation to review such Annual Report.
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(c) If the Dissemination Agent is other than the District and if the Dissemination Agent is unable to verify that an Annual Report has been provided to EMMA by the date required in subsection (a), the Dissemination Agent shall send a notice in a timely manner to EMMA, in the form required by EMMA. If the District acts as its own Dissemination Agent, it shall file a notice with EMMA no later than the date specified in subsection (a) for filing an Annual Report if the District fails to file the Annual Report by that date.
(d) If the Dissemination Agent is other than the District, the Dissemination Agent shall:
(i) determine each year prior to the date for providing the Annual Report the name and address of the repository if other than the MSRB through EMMA; and (ii) promptly after receipt of the Annual Report, file a report with the District certifying that the Annual Report has been provided to EMMA and the date it was provided. (e) Notwithstanding any other provision of this Disclosure Certificate, all filings shall be made in accordance with the MSRB’s EMMA system or in another manner approved under the Rule.

SECTION 4. Content of Annual Reports. The District’s Annual Reports shall contain or include by reference:
(a) Financial Statements. The audited financial statements of the District, if any, for the prior fiscal year, prepared in accordance with generally accepted accounting principles as promulgated to apply to governmental entities from time to time by the Governmental Accounting Standards Board. If the District’s audited financial statements, if any are prepared, are not available by the time the Annual Report is required to be filed pursuant to Section 3, the Annual Report shall contain unaudited financial statements, and the audited financial statements shall be filed in the same manner as the Annual Report when they come available.
(b) Financial and Operating Data. The District’s Annual Report shall contain or incorporate by reference the following:
(i) the principal amount of Bonds outstanding as of the September 2 preceding the filing of the Annual Report;
(ii) the balance in each fund under the Indenture as of the September 2 preceding the filing of the Annual Report;
(iii) the aggregate assessed valuation of the Taxable Property within the District; (iv) any changes to the Rate and Method of Apportionment of the Special Tax approved or submitted to the qualified electors for approval prior to the filing of the Annual Report; (v) a table setting forth the annual Special Tax delinquency rate within the District at June 30 for each fiscal year on which a delinquency exists, listing for each fiscal year the total Special Tax levy, the amount delinquent and the percent delinquent; 948
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(vi) the status of any foreclosure actions being pursued by the District with respect to delinquent Special Taxes within the District; and (vii) an update of the value-to-lien of the property within the District based on the assessed value and the Special Tax levy for then current fiscal year, which update may be provided in a form similar to Table 2 in the Official Statement; provided that such update need not include overlapping special tax, assessment or general obligation indebtedness. (c) Any or all of the items listed in (a) or (b) above may be included by specific reference to other documents, including official statements of debt issues of the District or related public entities, which have been submitted to EMMA or the Securities and Exchange Commission. If the document included by reference is a final official statement, it must be available from the MSRB through EMMA. The District shall clearly identify each such other document so included by reference.

SECTION 5. Reporting of Significant Events.
(a) Pursuant to the provisions of this Section 5, the District shall give, or cause the Dissemination Agent to give, notice to EMMA in a timely manner not in excess of ten (10) business days after the occurrence of any of the following events with respect to the Bonds:

1. principal and interest payment delinquencies;

2. unscheduled draws on debt service reserves reflecting financial difficulties;

3. unscheduled draws on credit enhancements reflecting financial difficulties;

4. substitution of credit or liquidity providers, or their failure to perform;

5. adverse tax opinions or the issuance by the Internal Revenue Service of proposed or final determinations of taxability, Notices of Proposed Issue (IRS Form 5701-TEB);

6. defeasances;

7. tender offers;

8. bankruptcy, insolvency, receivership or similar proceedings of the obligated person;

9. ratings changes; and

10. default, event of acceleration, termination event, modification of terms, or other similar events under the terms of a Financial Obligation of the obligated person, any of which reflect financial difficulties.
(b) Additionally, the District shall give or cause the Dissemination Agent to give notice to EMMA in a timely manner not in excess of ten (10) business days after the occurrence of any of the following events with respect to the Bonds, if material:
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1. unless described in paragraph 5(a)(5), notices or determinations by the Internal Revenue Service with respect to the tax status of the Bonds or other material events affecting the tax status of the Bonds;

2. merger, consolidation, or acquisition involving the obligated person, or the sale of all or substantially all of the assets of the obligated person other than in the ordinary course of business, the entry into a definitive agreement to undertake such an action or the termination of a definitive agreement relating to any such actions, other than pursuant to its terms;

2. appointment of a successor or additional fiscal agent or the change of the name of a fiscal agent;

3. nonpayment related defaults;

4. modifications to the rights of Bondholders;

5. bond calls;

6. release, substitution or sale of property securing repayment of the Bonds; and

7. incurrence of a Financial Obligation of the obligated person, or agreement to covenants, events of default, remedies, priority rights, or other similar terms of a Financial Obligation of the obligated person, any of which affect security holders.
(c) In the event that the District’s fiscal year changes, the District shall report or shall instruct the Dissemination Agent to report such change in the same manner and to the same parties as Listed Events would be reported pursuant to Section 5(a). (d) The District hereby agrees that the undertaking set forth in this Disclosure Certificate is the responsibility of the District, and the Dissemination Agent, if other than the District, shall not be responsible for determining whether the District’s instructions to the Dissemination Agent under this Section comply with the requirements of the Rule.
(e) For purposes of this Disclosure Certificate, any event described in paragraph 5(a)(8) above is considered to occur when any of the following occur: the appointment of a receiver, fiscal agent, or similar officer for the District in a proceeding under the United States Bankruptcy Code or in any other proceeding under state or federal law in which a court or governmental authority has assumed jurisdiction over substantially all of the assets or business of the District, or if such jurisdiction has been assumed by leaving the existing governing body and officials or officers in possession but subject to the supervision and orders of a court or governmental authority, or the entry of an order confirming a plan of reorganization, arrangement, or liquidation by a court or governmental authority having supervision or jurisdiction over substantially all of the assets or business of the District.
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SECTION 6. Termination of Reporting Obligation. The obligations of the District and the Dissemination Agent under this Disclosure Certificate shall terminate upon the legal defeasance, prior redemption or payment in full of all of the Bonds. If such termination occurs prior to the final maturity of the Bonds, the District shall give notice of such termination in the same manner as for a Listed Event under Section 5.

SECTION 7. Dissemination Agent. The District may, from time to time, appoint or engage a Dissemination Agent to assist it in carrying out its obligations under the Disclosure Certificate, and may discharge any such Dissemination Agent, with or without appointing a successor Dissemination Agent. The initial Dissemination Agent shall be Spicer Consulting Group, LLC. The Dissemination Agent may resign by providing (i) thirty days written notice to the District, and (ii) upon appointment of a new Dissemination Agent hereunder.

SECTION 8. Amendment.
(a) This Disclosure Certificate may be amended, by written agreement of the parties, without the consent of the Owners, and any provision of this Disclosure Certificate may be waived, if all of the following conditions are satisfied: (1) such amendment or waiver is made in connection with a change in circumstances that arises from a change in legal (including regulatory) requirements, a change in law, or a change in the identity, nature or status of the District or the type of business conducted thereby, (2) the undertakings in this Disclosure Certificate as so amended or waived would, in the opinion of a nationally recognized bond counsel, have complied with the requirements of the Rule as of the date of this Disclosure Certificate, after taking into account any amendments or interpretations of the Rule, as well as any change in circumstances, and (3) the amendment or waiver either (i) is approved by the Owners of the Bonds in the same manner as provided in the Indenture for amendments to the Indenture with the consent of Owners or (ii) does not, in the determination of the District, materially impair the interests of the Owners or Beneficial Owners of the Bonds.
(b) To the extent any amendment to this Disclosure Certificate results in a change in the type of financial information or operating data provided pursuant to this Disclosure Certificate, the first Annual Report provided thereafter shall include a narrative explanation of the reasons for the amendment and the impact of the change in the type of operating data or financial information being provided.
(c) If an amendment is made to the basis on which financial statements are prepared, the Annual Report for the year in which the change is made shall present a comparison between the financial statements or information prepared on the basis of the new accounting principles and those prepared on the basis of the former accounting principles. Such comparison shall include a quantitative and, to the extent reasonably feasible, qualitative discussion of the differences in the accounting principles and the impact of the change in the accounting principles on the presentation of the financial information.

SECTION 9. Additional Information. Nothing in this Disclosure Certificate shall be deemed to prevent the District from disseminating any other information, using the means of dissemination set forth in this Disclosure Certificate or any other means of communication, or including any other information in any Annual Report or notice of occurrence of a Listed Event, in addition to that which is required by this Disclosure Certificate. If the District chooses to include any information in any Annual Report or notice of occurrence of a Listed Event in addition to that which 951
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is specifically required by this Disclosure Certificate, the District shall have no obligation under this Agreement to update such information or include it in any future Annual Report or notice of occurrence of a Listed Event.

SECTION 10. Default. In the event of a failure of the District or the Dissemination Agent to comply with any provision of this Disclosure Certificate, any Owner or Beneficial Owner of the Bonds may take such actions as may be necessary and appropriate, including seeking mandate or specific performance by court order, to cause the District and/or the Dissemination Agent to comply with their respective obligations under this Disclosure Certificate. A default under this Disclosure Certificate shall not be deemed an Event of Default under the Indenture, and the sole remedy under this Disclosure Certificate in the event of any failure of the District or the Dissemination Agent to comply with this Disclosure Certificate shall be an action to compel performance.

SECTION 11. Duties, Immunities and Liabilities of Dissemination Agent. Where an entity other than the District is acting as the Dissemination Agent, the Dissemination Agent shall have only such duties as are specifically set forth in this Disclosure Certificate, and the District agrees to indemnify and save the Dissemination Agent and its officers, directors, employees and agents, harmless against any loss, expense and liabilities which they may incur arising out of or in the exercise or performance of their powers and duties hereunder, including the costs and expenses (including attorney’s fees) of defending against any claim of liability, but excluding liabilities due to the Dissemination Agent’s negligence or willful misconduct. Any Dissemination Agent shall be paid (i) compensation by the District for its services provided hereunder in accordance with a schedule of fees to be mutually agreed to; and (ii) all expenses, legal fees and advances made or incurred by the Dissemination Agent in the performance of its duties hereunder. The Dissemination Agent shall have no duty or obligation to review any information provided to it by the District pursuant to this Disclosure Certificate. The obligations of the District under this Section shall survive resignation or removal of the Dissemination Agent and payment of the Bonds. No person shall have any right to commence any action against the Dissemination Agent seeking any remedy other than to compel specific performance of this Disclosure Certificate. The Dissemination Agent shall not be liable under any circumstances for monetary damages to any person for any breach under this Disclosure Certificate.

SECTION 12. Beneficiaries. This Disclosure Certificate shall inure solely to the benefit of the District, the Dissemination Agent, the Participating Underwriter and Owners and Beneficial Owners from time to time of the Bonds; and it shall create no rights in any other person or entity.

SECTION 13. Merger. Any person succeeding to all or substantially all of the Dissemination Agent’s corporate trust business shall be the successor Dissemination Agent without the filing of any paper or any further act.
952
8 4938-7634-6125/200945-0006
This Disclosure Certificate is executed as of the date and year first set forth above.

COMMUNITY FACILITIES DISTRICT NO. 2022-2
(HORIZON PLACE) OF THE CITY OF

WILDOMAR
By:

Heidi Schrader
Disclosure Representative
953
$__________
COMMUNITY FACILITIES DISTRICT NO. 2022-2 (HORIZON PLACE)

OF THE CITY OF WILDOMAR
SPECIAL TAX BONDS, SERIES 2025

BOND PURCHASE AGREEMENT
_________, 2025
Community Facilities District No. 2022-2
(Horizon Place)
of the City of Wildomar
23873 Clinton Keith Road, Suite 110,
Wildomar, California 92595
Attention: City Manager
Ladies and Gentlemen:

Raymond James & Associates, Inc., as underwriter (the “Underwriter”), acting not as a fiduciary or agent for you, but on behalf of itself, offers to enter into this Bond Purchase Agreement (this “Purchase Agreement”) with Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar (the “Community Facilities District”), which upon acceptance will be binding upon the Underwriter and the Community Facilities District. The agreement of the Underwriter to purchase the Bonds (as hereinafter defined) is contingent upon the Community Facilities District satisfying all of the obligations imposed upon it under this Purchase Agreement. This offer is made subject to the Community Facilities District’s acceptance by the execution of this Purchase Agreement and its delivery to the Underwriter at or before 11:59 p.m., local time, on the date hereof, and, if not so accepted, will be subject to withdrawal by the Underwriter upon notice delivered to the Community Facilities District at any time prior to the acceptance hereof by the Community Facilities District. All capitalized terms used herein, which are not otherwise defined, shall have the meaning provided for such terms in the Bond Indenture, dated as of April 1, 2025 (the “Indenture”), by and between the Community Facilities District and Wilmington Trust, National Association, as trustee (the “Trustee”).

1. Purchase, Sale and Delivery of the Bonds.

Subject to the terms and conditions and in reliance upon the representations, warranties and agreements set forth herein, the Underwriter hereby agrees to purchase from the Community Facilities District and the Community Facilities District hereby agrees to sell to the Underwriter all (but not less than all) of the $__________ aggregate principal amount of Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar Special Tax Bonds, Series 2025 (the “Bonds”), dated the Closing Date (as hereinafter defined), bearing interest at the rates and maturing on the dates and in the principal amounts set forth in Exhibit A hereto. The purchase price for the Bonds shall be $_____ (being 100% of the aggregate principal amount thereof, plus original issue premium of $_______ and less an Underwriter’s discount of $________). 954
2 2. The Bonds. The Bonds shall be substantially in the form described in, shall be issued and secured under the provisions of, and shall be payable from the Net Taxes and certain other funds pledged therefor as provided in, the Indenture, the Preliminary Official Statement (as hereinafter defined), and the Mello-Roos Community Facilities Act of 1982, as amended (Section 53311 et seq. of the Government Code of the State of California (the “State”)) (the “Community Facilities District Act”). The issuance of the Bonds has been duly authorized by the City Council of the City of Wildomar (the “City”), as the legislative body for the Community Facilities District, pursuant to a resolution adopted on _______, 2025 (the “Community Facilities District Resolution of Issuance”).

The proceeds of the Bonds will be used to: (i) finance certain public improvements benefitting the development within the Community Facilities District, including public improvements to be owned by the City, water and sewer facilities to be owned and operated by the Elsinore Valley Municipal Water District and school facilities to be owned and operated by the Lake Elsinore Unified School District; (ii) fund a reserve account for the Bonds; and (iii) pay costs of issuance for the Bonds.

3. Public Offering and Establishment of Issue Price.

A. The Underwriter agrees to make a bona fide public offering of all of the Bonds initially at the public offering prices (or yields) set forth in Exhibit A attached hereto and incorporated herein by reference. Subsequent to the initial public offering, the Underwriter reserves the right to change the public offering prices (or yields) as it deems necessary in connection with the marketing of the Bonds subject to this Section 3, provided that the Underwriter shall not change the interest rates set forth in Exhibit A. The Bonds will be offered and sold to certain dealers at prices lower than such initial offering prices.

The Community Facilities District hereby acknowledges that the Underwriter is entering into this Purchase Agreement in reliance on the representations, warranties and agreements made by the Community Facilities District herein, and the Community Facilities District shall take all action necessary to enforce its rights hereunder for the benefit of the Underwriter and shall immediately notify the Underwriter if it becomes aware that any representation, warranty or agreement made by the Community Facilities District herein is incorrect in any material respect.

The Community Facilities District knowledges and agrees that with respect to the transaction contemplated hereby: (i) the Underwriter is not acting as a municipal advisor within the meaning of Section 15B of the Securities Exchange Act, as amended; (ii) the primary role of the Underwriter, as an underwriter, is to purchase securities, for resale to investors, in an arm’s length commercial transaction between the Community Facilities District and the Underwriter and the Underwriter has financial and other interests that differ from those of the Community Facilities District; (iii) the Underwriter is acting solely as a principal and is not acting as a municipal advisor, financial advisor or fiduciary to the Community Facilities District and has not assumed any advisory or fiduciary responsibility to the Community Facilities District (irrespective of whether the Underwriter has provided other services or is currently providing other services to the Community Facilities District on other matters); (iv) the only obligations the Underwriter has to the Community Facilities District with respect to the transaction contemplated hereby are expressly set forth in this Purchase Agreement; and (v) the Community Facilities District has consulted its own financial and/or municipal, legal, accounting, tax and other advisors, as applicable, to the extent it has deemed appropriate. The Community Facilities District acknowledges that it has previously provided the Underwriter with an acknowledgement of receipt of the required Underwriter disclosure under Rule 955
3 G-17 of the Municipal Securities Rulemaking Board (“MSRB”). The Community Facilities District further acknowledges and represents that it has engaged CSG Advisors Incorporated (the “Municipal Advisor”) as its municipal advisor within the meaning of Section 15B of the Securities Exchange Act, as amended, and will rely solely on the financial advice of the Municipal Advisor with respect to the Bonds.

B. The Underwriter agrees to assist the Community Facilities District in establishing the issue price of the Bonds and shall execute and deliver to the Community Facilities District at Closing (as defined below) an “issue price” or similar certificate, together with the supporting pricing wires or equivalent communications, substantially in the form set forth in Exhibit E, with such modifications as may be appropriate or necessary, in the reasonable judgment of the Underwriter, the Community Facilities District and Bond Counsel (as such term is defined below), to accurately reflect, as applicable, the sales price or prices or the initial offering price or prices to the public of the Bonds. All actions to be taken by the Community Facilities District under this section to establish the issue price of the Bonds may be taken on behalf of the Community Facilities District by the Municipal Advisor and any notice or report to be provided to the Community Facilities District may be provided to the Municipal Advisor.

C. Except as otherwise set forth in Exhibit A, the Community Facilities District will treat the first price at which 10% of each maturity of the Bonds (the “10% test”), identified under the column “10% Test Used” in Exhibit A, is sold to the public as the issue price of that maturity. At or promptly after the execution of this Purchase Agreement, the Underwriter shall report to the Community Facilities District the price or prices at which it has sold to the public each maturity of Bonds. If at that time the 10% test has not been satisfied as to any maturity of the Bonds, the Underwriter agrees to promptly report to the Community Facilities District the prices at which it sells the unsold Bonds of that maturity to the public. That reporting obligation shall continue, whether or not the Closing Date has occurred, until either: (i) the Underwriter has sold all of the Bonds of that maturity; or (ii), the 10% test has been satisfied as to the Bonds of that maturity, provided that, the Underwriter’s reporting obligation after the Closing Date may be at reasonable periodic intervals or otherwise upon the request of the Community Facilities District or Bond Counsel. For purposes of this Section, if Bonds mature on the same date but have different interest rates, each separate CUSIP number within that maturity will be treated as a separate maturity of the Bonds. For clarity, and notwithstanding any other condition to Closing set forth in this Purchase Agreement, the sale of 10% of each maturity of the Bonds to the public prior to the Closing Date shall not be a condition to Closing.

D. The Underwriter confirms that it has offered the Bonds to the public on or before the date of this Purchase Agreement at the offering price or prices (the “initial offering price”), or at the corresponding yield or yields, set forth in Exhibit A. Exhibit A also sets forth, identified under the column “Hold the Offering Price Rule Used,” as of the date of this Purchase Agreement, the maturities, if any, of the Bonds for which the 10% test has not been satisfied and for which the Community Facilities District and the Underwriter agree that the restrictions set forth in the next sentence shall apply, which will allow the Community Facilities District to treat the initial offering price to the public of each such maturity as of the sale date as the issue price of that maturity (the “hold-the-offering-price rule”). So long as the hold-the-offering-price rule remains applicable to any maturity of the Bonds, the Underwriter will neither offer nor sell unsold Bonds of that maturity to any person at a price that is higher than the initial offering price to the public during the period starting on the sale date and ending on the earlier of the following:
956
4 1. the close of the fifth (5th) business day after the sale date; or

2. the date on which the Underwriter has sold at least 10% of that maturity of the Bonds to the public at a price that is no higher than the initial offering price to the public.

The Underwriter will advise the Community Facilities District promptly after the close of the fifth (5th) business day after the sale date whether it has sold 10% of that maturity of the Bonds to the public at a price that is no higher than the initial offering price to the public.

E. The Underwriter confirms that:
(1) any selling group agreement and any third-party distribution agreement relating to the initial sale of the Bonds to the public, together with the related pricing wires, contains or will contain language obligating each dealer who is a member of the selling group, and each broker-dealer that is a party to such third-party distribution agreement, as applicable, (A) (i) to report the prices at which it sells to the public the unsold Bonds of each maturity allocated to it, whether or not the Closing Date has occurred, until either all Bonds of that maturity allocated to it have been sold or it is notified by the Underwriter that the 10% test has been satisfied as to the Bonds of that maturity, provided that, the reporting obligation after the Closing Date may be at reasonable periodic intervals or otherwise upon request of the Underwriter, and (ii) to comply with the hold-the-offering-price rule, if applicable, if and for so long as directed by the Underwriter; (B) to promptly notify the Underwriter of any sales of Bonds that, to its knowledge, are made to a purchaser who is a related party to an underwriter participating in the initial sale of the Bonds to the public (each such term being used as defined below), and (C) to acknowledge that, unless otherwise advised by the dealer or broker-dealer, the Underwriter shall assume that each order submitted by the dealer or broker-dealer is a sale to the public; and
(2) any selling group agreement relating to the initial sale of the Bonds to the public, together with the related pricing wires, contains or will contain language obligating each dealer that is a party to a third-party distribution agreement to be employed in connection with the initial sale of the Bonds to the public to require each broker-dealer that is a party to such third-party distribution agreement to (A) report the prices at which it sells to the public the unsold Bonds of each maturity allocated to it, whether or not the Closing Date has occurred, until either all Bonds of that maturity allocated to it have been sold or it is notified by the Underwriter or the dealer that the 10% test has been satisfied as to the Bonds of that maturity, provided that, the reporting obligation after the Closing Date may be at reasonable periodic intervals or otherwise upon request of the Underwriter or the dealer and (B) comply with the hold-the-offering-price rule, if applicable, if and for so long as directed by the Underwriter or the dealer and as set forth in the related pricing wires.

F. The Community Facilities District acknowledges that, in making the representations set forth in this Section, the Underwriter will rely on (i) in the event a selling group has been created in connection with the initial sale of the Bonds to the public, the agreement of each dealer who is a member of the selling group to comply with the requirements for establishing issue price of the Bonds, including, but not limited to, its agreement to comply with the hold-the-offeringprice rule, if applicable to the Bonds, as set forth in a selling group agreement and the related pricing wires, and (ii) in the event that a third-party distribution agreement was employed in connection with the initial sale of the Bonds to the public, the agreement of each broker-dealer that is a party to such agreement to comply with the requirements for establishing issue price of the Bonds, including, but 957
5 not limited to, its agreement to comply with the hold-the-offering-price rule, if applicable to the Bonds, as set forth in the third-party distribution agreement and the related pricing wires. The Community Facilities District further acknowledges that the Underwriter shall not be liable for the failure of any dealer who is a member of a selling group, or of any broker-dealer that is a party to a third-party distribution agreement, to comply with its corresponding agreement to comply with the requirements for establishing issue price of the Bonds, including, but not limited to, its agreement to comply with the hold-the-offering-price rule, if applicable to the Bonds.

G. The Underwriter acknowledges that sales of any Bonds to any person that is a related party to an underwriter participating in the initial sale of the Bonds to the public (each such term being used as defined below) shall not constitute sales to the public for purposes of this section.

Further, for purposes of this section:

1. “public” means any person other than an underwriter or a related party;

2. “underwriter” means (A) any person that agrees pursuant to a written contract with the Community Facilities District (or with the lead underwriter to form an underwriting syndicate) to participate in the initial sale of the Bonds to the public and (B) any person that agrees pursuant to a written contract directly or indirectly with a person described in clause (A) to participate in the initial sale of the Bonds to the public (including a member of a selling group or a party to a third party distribution agreement participating in the initial sale of the Bonds to the public);

3. a purchaser of any of the Bonds is a “related party” to an underwriter if the underwriter and the purchaser are subject, directly or indirectly, to (A) more than 50% common ownership of the voting power or the total value of their stock, if both entities are corporations (including direct ownership by one corporation of another), (B) more than 50% common ownership of their capital interests or profits interests, if both entities are partnerships (including direct ownership by one partnership of another), or (C) more than 50% common ownership of the value of the outstanding stock of the corporation or the capital interests or profit interests of the partnership, as applicable, if one entity is a corporation and the other entity is a partnership (including direct ownership of the applicable stock or interests by one entity of the other); and

4. “sale date” means the date of execution of this Purchase Agreement by all parties.

4. The Official Statement.

A. Pursuant to the authorization of the Community Facilities District, the Underwriter has distributed copies of the Preliminary Official Statement dated [POS Date], relating to the Bonds, which, together with the cover page, inside cover page and appendices thereto is herein called the “Preliminary Official Statement.” By its acceptance of this Purchase Agreement, the Community Facilities District hereby ratifies the use by the Underwriter of the Preliminary Official Statement, and the Community Facilities District agrees to execute a final official statement relating to the Bonds (the “Official Statement”) which will consist of the Preliminary Official Statement with such changes as may be made thereto, with the approval of Stradling Yocca Carlson & Rauth LLP, as Bond Counsel (“Bond Counsel”), and as Disclosure Counsel (“Disclosure Counsel”), and the Underwriter, and to provide copies thereof to the Underwriter as set forth herein. The Community 958
6 Facilities District hereby authorizes the Underwriter to use and promptly distribute, in connection with the offer and sale of the Bonds, the Preliminary Official Statement, the Official Statement and any supplement or amendment thereto. The Community Facilities District further authorizes the Underwriter to use and distribute, in connection with the offer and sale of the Bonds, the Indenture, the Continuing Disclosure Certificate executed by the Community Facilities District in connection with the Bonds (the “Continuing Disclosure Certificate”), this Purchase Agreement and all information contained herein, and all other documents, certificates and statements furnished by or on behalf of the Community Facilities District to the Underwriter in connection with the transactions contemplated by this Purchase Agreement. This Purchase Agreement, the Indenture, the Bonds, and the Continuing Disclosure Certificate are collectively referred to herein as the “Community Facilities District Documents.”
B. To assist the Underwriter in complying with Securities and Exchange Commission Rule 15c2-12(b)(5) (the “Rule”), the Community Facilities District will undertake pursuant to the Continuing Disclosure Certificate, in the form attached as Appendix F to the Official Statement, to provide annual reports and notices of certain enumerated events. A description of this undertaking is set forth in the Preliminary Official Statement and will also be set forth in the Official Statement.

5. Closing. Except as the Underwriter and the Community Facilities District may otherwise agree, the Community Facilities District will deliver to the Underwriter, at the offices of Bond Counsel in Newport Beach, California, or at such other location as may be mutually agreed upon by the Underwriter and the Community Facilities District, the documents hereinafter mentioned; and the Community Facilities District will deliver to the Underwriter through the facilities of The Depository Trust Company (“DTC”), the Bonds, in definitive form (all Bonds bearing CUSIP numbers), duly executed by the Community Facilities District and authenticated by the Trustee in the manner provided for in the Indenture and the Community Facilities District Act at 8:30 a.m. California time, on [Closing Date] (the “Closing Date”), and the Underwriter will accept such delivery and pay the purchase price of the Bonds as set forth in paragraph (A) of this Section by wire transfer, payable in federal or other immediately available funds (such delivery and payment being herein referred to as the “Closing”). The Bonds shall be in fully registered book-entry form (which may be typewritten) and shall be registered in the name of Cede & Co., as nominee of DTC.

The Bonds shall be made available to the Underwriter at least one (1) business day before the Closing Date for purposes of inspection.

6. Representations, Warranties and Covenants of the Community Facilities District.

The Community Facilities District represents, warrants and covenants to the Underwriter on behalf of itself and the City that:

A. The City is duly organized and validly existing as a general law city under the Constitution and laws of the State and has duly authorized the formation of the Community Facilities District, the incurring of bonded indebtedness thereby pursuant to resolutions duly adopted by the City Council (collectively, the “Community Facilities District Formation Resolutions” and, together with the Community Facilities District Resolution of Issuance, the “Community Facilities District Resolutions”) and the Community Facilities District Act. The City Council, as the legislative body of the City and the Community Facilities District, has duly adopted the Community Facilities District Formation Resolutions and an ordinance of the City Council levying Special Tax within the Community Facilities District (the “Ordinance”), and has caused to be recorded in the real property records of the County of Riverside, a notice of special tax lien, and any required amendments thereof 959
7 (collectively, the “Notice of Special Tax Lien” and, together with the Community Facilities District Formation Resolutions and the Ordinance, the “Formation Documents”), and has duly adopted the Community Facilities District Resolution of Issuance. Each of its Formation Documents remains in full force and effect as of the date hereof and has not been amended or rescinded. The Community Facilities District is duly organized and validly existing as a community facilities district under the laws of the State. The Community Facilities District has, and at the Closing Date will have, as the case may be, full legal right, power and authority: (i) to execute, deliver and perform its obligations under the Community Facilities District Documents, and to carry out all transactions contemplated by each of such agreements; (ii) to issue, sell and deliver the Bonds as provided herein; and (iii) to carry out, give effect to and consummate the transactions contemplated by the Formation Documents, the Community Facilities District Documents and the Official Statement.

B. The Community Facilities District and the City, as applicable, have each complied, and will at the Closing Date be in compliance, in all material respects, with the Formation Documents and the Community Facilities District Documents, and any immaterial noncompliance by the Community Facilities District and the City, if any, will not impair the ability of the Community Facilities District and the City, as applicable, to carry out, give effect to or consummate the transactions contemplated by the foregoing. From and after the date of issuance of the Bonds, the Community Facilities District will continue to comply with the covenants of the Community Facilities District contained in the Community Facilities District Documents.

C. The information in the Preliminary Official Statement and in the Official Statement relating to the Community Facilities District, the City and the Bonds (other than statements therein pertaining to the DTC and its book-entry system, any statement provided by the Underwriter, information under the caption “PROPERTY OWNERSHIP AND THE DEVELOPMENT”, and “APPENDIX D - APPRAISAL REPORT”, as to which no view is expressed), is true and correct in all material respects and does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements therein, in light of the circumstances under which they were made, not misleading; and, upon delivery and up to and including 25 days after the End of the Underwriting Period (as defined in paragraph (D) below), the Official Statement will be amended and supplemented so as to contain no misstatement of any material fact or omission of any statement necessary to make the statements contained therein, in the light of the circumstances in which such statements were made, not misleading.

D. Up to and including 25 days after the End of the Underwriting Period, the Community Facilities District will advise the Underwriter promptly of any proposal to amend or supplement the Official Statement and will not affect or consent to any such amendment or supplement without the consent of the Underwriter, which consent will not be unreasonably withheld. The Community Facilities District will advise the Underwriter promptly of the institution of any proceedings known to it by any governmental agency prohibiting or otherwise materially affecting the use of the Official Statement in connection with the offering, sale or distribution of the Bonds. As used herein, the term “End of the Underwriting Period” means the later of such time as:
(i) the Bonds are delivered to the Underwriter; or (ii) the Underwriter does not retain, directly or as a member of an underwriting syndicate, an unsold balance of the Bonds for sale to the public. Unless the Underwriter gives notice to the contrary, the End of the Underwriting Period shall be deemed to be the Closing Date. Any notice delivered pursuant to this provision shall be written notice delivered to the Community Facilities District at or prior to the Closing Date, and shall specify a date (other than the Closing Date) to be deemed the “End of the Underwriting Period.” 960
8 E. Except as described in the Preliminary Official Statement, the Community Facilities District is not, in any respect material to the transactions referred to herein or contemplated hereby, in breach of or in default under, any law or administrative rule or regulation of the State, the United States of America, or of any department, division, agency or instrumentality of either thereof, or under any applicable court or administrative decree or order, or under any loan agreement, note, resolution, indenture, contract, agreement or other instrument to which the Community Facilities District is a party or is otherwise subject or bound, and the performance of its obligations under the Community Facilities District Documents and compliance with the provisions of each thereof, or the performance of the conditions precedent to be performed by the Community Facilities District pursuant to this Purchase Agreement, will not conflict with or constitute a breach of or default under any applicable law or administrative rule or regulation of the State, the United States of America, or of any department, division, agency or instrumentality of either thereof, or under any applicable court or administrative decree or order, or under any loan agreement, note, resolution, indenture, contract, agreement or other instrument to which the Community Facilities District is a party or is otherwise subject or bound, in any manner which would materially and adversely affect the performance by the Community Facilities District of its obligations under the Community Facilities District Documents or the performance of the conditions precedent to be performed by the Community Facilities District pursuant to this Purchase Agreement.

F. Except as may be required under the “blue sky” or other securities laws of any jurisdiction, all approvals, consents, authorizations, elections and orders of, or filings or registrations with, any governmental authority, board, agency or commission having jurisdiction which would constitute a condition precedent to, or the absence of which would materially adversely affect, the performance by the Community Facilities District of its obligations under the Community Facilities District Documents, and the performance of the conditions precedent to be performed by the Community Facilities District pursuant to this Purchase Agreement, have been or will be obtained at the Closing Date and are or will be in full force and effect at the Closing Date.

G. The Community Facilities District Documents conform in all material respects as to form and tenor to the descriptions thereof contained in the Official Statement.

H. The Bonds are payable from the Net Taxes of the Community Facilities District, as set forth in the Indenture, the levy of which has been duly and validly authorized pursuant to the Community Facilities District Act and the Special Tax within the Community Facilities District will be fixed and levied in an amount which, together with other available funds, is required for the payment of the principal of, and interest on, the Bonds when due and payable, all as provided in the Indenture. The Community Facilities District has covenanted to cause the Special Tax to be levied and collected at the same time and in the same manner as ordinary ad valorem property taxes or in such other manner as the City Council shall determine.

I. The Indenture creates a valid first pledge of and lien on the Net Taxes of the Community Facilities District, and in the moneys in the Special Tax Fund, including the Reserve Account therein (the “Reserve Account”), established pursuant to the Indenture, on the terms and conditions set forth in the Indenture.

J. Except as disclosed in the Preliminary Official Statement, there are, to the best of the Community Facilities District’s knowledge, no entities with outstanding assessment liens against any of the properties within the Community Facilities District or which are senior to or on a parity with the Special Tax of the Community Facilities District. 961
9 K. The information contained in the Preliminary Official Statement and in the Official Statement (other than statements therein pertaining to the DTC and its book-entry system, any statement provided by the Underwriter, information under the caption “PROPERTY OWNERSHIP AND THE DEVELOPMENT”, and “APPENDIX D - APPRAISAL REPORT”, as to which no view is expressed) is true and correct in all material respects and such information does not and shall not contain any untrue or misleading statement of a material fact or omit to state any material fact necessary to make the statements therein, in light of the circumstances under which they were made, not misleading.

L. The Preliminary Official Statement was deemed final by a duly authorized officer of the Community Facilities District prior to its delivery to the Underwriter, except for the omission of such information as is permitted to be omitted in accordance with paragraph (b)(1) of the Rule. The Community Facilities District hereby covenants and agrees that, within seven (7) business days from the date hereof, or upon reasonable written notice from the Underwriter within sufficient time to accompany any confirmation requesting payment from any customers of the Underwriter, the Community Facilities District shall cause a final printed form of the Official Statement to be delivered to the Underwriter in sufficient quantity to comply with Rule 15c2-12, rules of the MSRB and to meet potential customer requests for copies of the Official Statement.

M. At the time of acceptance hereof there is and as of the Closing there will be no action, suit, proceeding, inquiry or investigation, at law or in equity, before or by any court, government agency, public board or body (collectively and individually, an “Action”) pending (written notice of which has been served on the City or the Community Facilities District) or to the best knowledge of the Community Facilities District or the City overtly threatened in writing, in which any such Action: (i) in any way questions the existence of the Community Facilities District or the titles of the officers of the Community Facilities District to their respective offices; (ii) affects, contests or seeks to prohibit, restrain or enjoin the issuance or delivery of the Bonds or the payment or collection of Special Tax or any amounts pledged or to be pledged to pay the principal of and interest on the Bonds, or in any way contests or affects the validity of the Community Facilities District Documents or the consummation of the transactions on the part of the Community Facilities District contemplated thereby; (iii) contests the exemption of interest on the Bonds from federal or State income taxation, or contests the powers of the Community Facilities District which may result in any material adverse change relating to the financial condition of the Community Facilities District; or (iv) contests the completeness or accuracy of the Preliminary Official Statement or the Official Statement or any supplement or amendment thereto or asserts that the Preliminary Official Statement or the Official Statement contained any untrue statement of a material fact or omitted to state any material fact required to be stated therein or necessary to make the statements therein, in the light of the circumstances under which they were made, not misleading; and as of the time of acceptance hereof there is and, as of the Closing Date, there will be no basis for any action, suit, proceeding, inquiry or investigation of the nature described in clauses (i) through (iv) of this sentence.

N. Any certificate signed on behalf of the Community Facilities District by any officer or employee of the Community Facilities District authorized to do so shall be deemed a representation and warranty by the Community Facilities District to the Underwriter on behalf of itself and the Community Facilities District as to the statements made therein.

O. At or prior to the Closing, the Community Facilities District will have duly authorized, executed and delivered the Continuing Disclosure Certificate in substantially the form 962
10 attached as Appendix F to the Official Statement. Based upon a review of its previous undertakings, and except as disclosed in the Preliminary Official Statement, the City and its related entities, including the Community Facilities District, have not failed to comply in all material respects with any previous undertakings with regard to the Rule to provide annual reports or notices of enumerated events in the last five years.

P. The Community Facilities District will apply the proceeds of the Bonds in accordance with the Indenture and as described in the Preliminary Official Statement and Official Statement.

Q. Until such time as moneys have been set aside in an amount sufficient to pay all then outstanding Bonds at maturity or to the date of redemption if redeemed prior to maturity, plus unpaid interest thereon and premium, if any, to maturity or to the date of redemption if redeemed prior to maturity, the Community Facilities District will faithfully perform and abide by all of the covenants, undertakings and provisions contained in the Indenture.

R. Between the date of this Purchase Agreement and the date of Closing, the Community Facilities District will not offer or issue any bonds, notes or other obligations for borrowed money not previously disclosed to the Underwriter.

S. The City, on behalf of the Community Facilities District, has adopted local debt policies in accordance with Section 8855(i) of the California Government Code.

The Community Facilities District hereby approves the preparation and distribution of the Official Statement, consisting of the Preliminary Official Statement with such changes as are noted thereon and as may be made thereto, with the approval of Bond Counsel, Disclosure Counsel and the Underwriter, from time to time prior to the Closing Date.

The Community Facilities District hereby ratifies any prior use of and authorizes the future use by the Underwriter, in connection with the offering and sale of the Bonds, of the Preliminary Official Statement, the Official Statement, this Purchase Agreement and all information contained herein, and all other documents, certificates and written statements furnished by the City or the Community Facilities District to the Underwriter in connection with the transactions contemplated by this Purchase Agreement.

The execution and delivery of this Purchase Agreement by the Community Facilities District shall constitute a representation by the Community Facilities District to the Underwriter that the representations and warranties contained in this Section 6 with respect to the Community Facilities District and the City are true as of the date hereof.

7. Conditions to the Obligations of the Underwriter. The obligation of the Underwriter to accept delivery of and pay for the Bonds on the Closing Date shall be subject, at the option of the Underwriter, to the accuracy in all material respects of the representations and warranties on the part of the Community Facilities District contained herein, to the accuracy in all material respects of the statements of the officers and other officials of the Community Facilities District made in any certificates or other documents furnished pursuant to the provisions hereof, to the performance by the Community Facilities District of its obligations to be performed hereunder at or prior to the Closing Date, and in reliance upon the representations and covenants of Lennar Homes of California, LLC, a 963
11 California limited liability company (the “Developer”) contained in the certificate(s) delivered as of the Closing Date, and to the following additional conditions:

A. At the Closing Date, the Community Facilities District Resolutions and the Community Facilities District Documents shall be in full force and effect, and shall not have been amended, modified or supplemented, except as may have been agreed to in writing by the Underwriter, and there shall have been taken in connection therewith, with the issuance of the Bonds and with the Bonds, and with the transactions contemplated thereby, and by this Purchase Agreement, all such actions as, in the opinion of Bond Counsel, shall be necessary and appropriate.

B. At the Closing Date, except as described in the Preliminary Official Statement, the Community Facilities District shall not be, in any respect material to the transactions referred to herein or contemplated hereby, in breach of or in default under, any law or administrative rule or regulation of the State, the United States of America, or of any department, division, agency or instrumentality of either thereof, or under any applicable court or administrative decree or order, or under any loan agreement, note, resolution, indenture, contract, agreement or other instrument to which the Community Facilities District is a party or is otherwise subject or bound, and the performance of the conditions precedent to be performed hereunder will not conflict with or constitute a breach of or default under any applicable law or administrative rule or regulation of the State, the United States of America, or of any department, division, agency or instrumentality of either thereof, or under any applicable court or administrative decree or order, or under any loan agreement, note, resolution, indenture, contract, agreement or other instrument to which the Community Facilities District is a party or is otherwise subject or bound, in any manner which would materially and adversely affect the performance of the conditions precedent to be performed by the Community Facilities District hereunder.

C. At the Closing Date, except as described in the Preliminary Official Statement, the Community Facilities District shall not be, in any respect material to the transactions referred to herein or contemplated hereby, in breach of or in default under, any law or administrative rule or regulation of the State, the United States of America, or of any department, division, agency or instrumentality of either thereof, or under any applicable court or administrative decree or order, or under any loan agreement, note, resolution, indenture, contract, agreement or other instrument to which the Community Facilities District is a party or is otherwise subject or bound, and the performance by the Community Facilities District of its obligations under the Bonds, the Community Facilities District Resolutions, the Community Facilities District Documents, and any other instruments contemplated by any of such documents, and compliance with the provisions of each thereof, or the performance of the conditions precedent to be performed hereunder, will not conflict with or constitute a breach of or default under any applicable law or administrative rule or regulation of the State, the United States of America, or of any department, division, agency or instrumentality of either thereof, or under any applicable court or administrative decree or order, or under any loan agreement, note, resolution, indenture, contract, agreement or other instrument to which the Community Facilities District is a party or is otherwise subject or bound, in any manner which would materially and adversely affect the performance by the Community Facilities District of its obligations under the Community Facilities District Documents or the performance of the conditions precedent to be performed by the Community Facilities District hereunder.

D. The information contained in the Official Statement (other than statements therein pertaining to the DTC and its book-entry system, any statement provided by the Underwriter, information under the caption “PROPERTY OWNERSHIP AND THE DEVELOPMENT”, and 964
12 “APPENDIX D - APPRAISAL REPORT”, as to which no view is expressed) is, as of the Closing Date and as of the date of any supplement or amendment thereto pursuant hereto, true and correct in all material respects and does not, as of the Closing Date or as of the date of any supplement or amendment thereto, contain any untrue statement of a material fact or omit to state a material fact required to be stated therein or necessary to make the statements therein, in the light of the circumstances under which they were made, not misleading.

E. Between the date hereof and the time for Closing, this Purchase Agreement shall have not been terminated by the Underwriter pursuant to Section 8 hereof.

F. At or prior to the Closing Date, the Underwriter shall have received a counterpart original or certified copy of the following documents, in each case satisfactory in form and substance to the Underwriter:

1. The Official Statement, executed on behalf of the Community Facilities District by an authorized officer;

2. The Community Facilities District Documents, each duly executed and delivered by the respective parties thereto, with only such amendments, modifications or supplements as may have been agreed to in writing by the Underwriter;

3. The Community Facilities District Resolutions and the Formation Documents, together with a certificate dated as of the Closing Date of the City Clerk to the effect that such resolutions and documents are true, correct and complete copies of the ones duly adopted by the City Council;

4. An unqualified approving opinion for the Bonds, dated the Closing Date and addressed to the Community Facilities District, of Bond Counsel, to the effect that the Bonds are the valid, legal and binding obligations of the Community Facilities District and that the interest thereon is excluded from gross income for federal income tax purposes and exempt from personal income taxes of the State, in substantially the form included as Appendix C to the Official Statement, together with a letter of Bond Counsel, dated the Closing Date and addressed to the Underwriter and the Trustee, to the effect that such opinion addressed to the Community Facilities District may be relied upon by the Underwriter and the Trustee to the same extent as if such opinion was addressed to it;

5. A supplemental opinion or opinions of Bond Counsel dated the Closing Date and addressed to the Underwriter to the effect that:
(i) this Purchase Agreement and the Continuing Disclosure Certificate have been duly executed and delivered by the Community Facilities District and, assuming due authorization, execution and delivery by the other parties thereto, constitute the valid and binding obligations of the Community Facilities District, except to the extent that enforceability may be limited by moratorium, bankruptcy, reorganization, insolvency or other similar laws affecting creditors’ rights generally or by the exercise of judicial discretion in accordance with general principles of equity or otherwise in appropriate cases and by limitations on legal remedies against public agencies in the State;
965
13 (ii) the Bonds are not subject to the registration requirements of the Securities Act of 1933, as amended, and the Indenture is exempt from qualification under the Trust Indenture Act of 1939, as amended; and
(iii) the statements contained in the Official Statement under the captions “INTRODUCTION – Source of Payment for the Bonds,” “INTRODUCTION – Description of the Bonds,” “INTRODUCTION – Tax Exemption,” “INTRODUCTION – Parity Bonds for Refunding Purposes Only,” “THE BONDS,” “SOURCES OF PAYMENT FOR THE BONDS,” (except information under the caption “– Special Taxes” as to which no opinion is expressed), “TAX EXEMPTION,” Appendix C – “FORM OF OPINION OF BOND COUNSEL” and Appendix E – “SUMMARY OF THE INDENTURE,” excluding any material that may be treated as included under such captions by cross-reference or reference to other documents or sources, insofar as such statements expressly summarize certain provisions of the Indenture and Bond Counsel’s final approving opinion, are accurate in all material respects.

6. A letter, dated the Closing Date and addressed to the Underwriter, of Disclosure Counsel, to the effect that such counsel is not passing upon and has not undertaken to determine independently or to verify the accuracy or completeness of the statements contained in the Preliminary Official Statement or in the Official Statement, and is, therefore, unable to make any representation to the Underwriter in that regard, but on the basis of its participation in conferences with representatives of the City, the City Attorney, as issuer’s counsel, Bond Counsel, the appraisal of the taxable properties within the Community Facilities District with a date of value as of January 6, 2025 (the “Appraisal Report”) prepared by Stephen G. White, MAI (the “Appraiser”), Spicer Consulting Group, LLC, Murrieta, California (the “Special Tax Consultant”), the Municipal Advisor, representatives of the Underwriter and others, during which conferences the content of the Preliminary Official Statement and the Official Statement and related matters were discussed, and its examination of certain documents, and, in reliance thereon and based on the information made available to it in its role as Disclosure Counsel and its understanding of applicable law, Disclosure Counsel advises the Underwriter as a matter of fact, but not opinion, that no information has come to the attention of the attorneys in the firm working on such matter which has led them to believe that the Preliminary Official Statement as of its date and the date hereof and the Official Statement as of its date and as of the Closing Date (in each case excluding therefrom the financial and statistical data, forecasts, charts, numbers, estimates, projections, assumptions and expressions of opinion included in the Preliminary Official Statement and the Official Statement, information regarding DTC and its book entry system and the information set forth in Appendices A, B, C, D, E, F and G, as to all of which no opinion is expressed) contained any untrue statement of a material fact or omitted to state a material fact required to be stated therein or necessary to make the statements therein, in light of the circumstances under which they were made, not misleading;

7. A certificate dated the Closing Date and signed by an authorized representative of the Community Facilities District or an authorized designee, on behalf of the Community Facilities District to the effect that: (i) the representations and warranties made by the Community Facilities District contained herein are true and correct in all material respects on and as of the Closing Date with the same effect as if made on the Closing Date; (ii) the Community Facilities District Documents have been duly authorized and executed and are in full force and effect; (iii) to the best knowledge of such officer, no event has occurred since the date of the Official Statement which should be disclosed in the Official Statement for the purpose for which it is to be used or which it is necessary to disclose therein in order to make the statements and information therein not misleading in any material respect; (iii) the Community Facilities District has complied 966
14 with all the agreements and satisfied all the conditions on its part to be satisfied under this Purchase Agreement, the Community Facilities District Resolutions, the Community Facilities District Documents and the Official Statement at or prior to the Closing Date; and (iv) all information in the Official Statement relating to the Community Facilities District (other than information therein provided by the Special Tax Consultant) is true and correct in all material respects as of the date of the Official Statement and as of the Closing Date;

8. An opinion of Burke, Williams & Sorensen, LLP, Riverside, California, City Attorney, dated the date of Closing and addressed to the Underwriter and the Community Facilities District, substantially in the form attached hereto as Exhibit D;

9. A certificate dated the Closing Date from the Appraiser addressed to the Community Facilities District and the Underwriter substantially to the effect that (i) the assumptions made in the Appraisal Report are reasonable; (ii) the Appraisal Report fairly and accurately described, as of the stated date of value, the market values of the properties in the Community Facilities District that are subject to the Special Taxes; (iii) the Appraiser consents to the reproduction of the Appraisal Report as Appendix D to the Preliminary Official Statement and the final Official Statement, each with respect to the Bonds, and to the references to the Appraiser and the Appraisal Report made in the Preliminary Official Statement and the Official Statement; (iv) the Appraisal Report complies with the Appraisal Standards for Land-Secured Financings issued by the California Debt and Investment Advisory Commission dated July, 2004; (v) a true and correct copy of the Appraisal Report is attached as Appendix D to the Preliminary Official Statement and the Official Statement; (vi) to the best of the Appraiser’s knowledge, neither the Appraisal Report nor the information in the Preliminary Official Statement or the Official Statement referring to it contains any untrue statement of a material fact or omits to state a material fact necessary in order to make the statements therein, in light of the circumstances under which they were made, not misleading; and (vii) The Appraiser is aware that acts and events may have occurred since the date of the Appraisal Report which could result in both positive and negative effects on market value, however no events or occurrences have been ascertained by the Appraiser or have come to the Appraiser’s attention that, in the Appraiser’s opinion, would substantially and adversely impact the estimated market values of the properties in the Community Facilities District that are subject to the Special Taxes set forth in the Appraisal Report; provided, however, the Appraiser has not performed any procedures since the date of the Appraisal Report to obtain knowledge of such events or occurrences, the Appraiser is not obligated to perform any such procedures in the future, nor has the Appraiser prepared an updated appraisal of the properties in the Community Facilities District that are subject to the Special Taxes since the date of the Appraisal Report;

10. A certificate dated the Closing Date from the Special Tax Consultant addressed to the Community Facilities District and the Underwriter to the effect that: (i) the Special Tax, if levied and collected in the maximum amounts permitted pursuant to the Rate and Method of Apportionment of Special Tax of the Community Facilities District, as of the Closing Date, would generate at least 110% of the annual debt service payable with respect to the Bonds plus the Administrative Expenses Cap, based on such assumptions and qualifications as shall be acceptable to the Underwriter; (ii) the statements in the Preliminary Official Statement and the Official Statement provided by the Special Tax Consultant concerning the Special Tax and all information supplied by it for use in the Official Statement were as of the date of the Preliminary Official Statement, the date of the Official Statement and are as of the Closing Date true and correct, and do not contain any untrue statement of a material fact or omit to state a material fact necessary in order to make the statements therein, in light of the circumstances under which they were made, not misleading; (iii) all 967
15 information supplied by the Special Tax Consultant to the Appraiser is true and correct as of the date of the Preliminary Official Statement and the date of the Official Statement and as of the Closing Date, based on such assumptions as may have been supplied by it; (iv) the information contained in the Appraisal Report with respect to taxes and tax rates applicable, and projected to be applicable, to the property in the Community Facilities District is consistent with such information provided by the Special Tax Consultant to the Appraiser, which information so provided was based on information obtained by the Special Tax Consultant from the Community Facilities District, the Developer and the City; and (v) the Special Tax Consultant is duly authorized to execute and deliver the Continuing Disclosure Certificate in its capacity as dissemination agent thereunder, and the Special Tax Consultant has duly executed and delivered the Continuing Disclosure Certificate;

11. Certified copies of the general resolution of the Trustee authorizing the execution and delivery of certain documents by certain officers of the Trustee, which resolution authorizes the execution of the Indenture and the authentication of the Bonds;

12. A certificate of the Trustee, addressed to the Underwriter, and the Community Facilities District dated the Closing Date, to the effect that: (a) the Trustee is a national banking association organized and existing under and by virtue of the laws of the United States, having the full power and being qualified to enter into and perform its duties under the Indenture and to authenticate and deliver the Bonds to the Underwriter; (b) the Trustee is duly authorized to enter into the Indenture and to authenticate and deliver the Bonds to the Underwriter pursuant to the Indenture; (c) when delivered to and paid for by the Underwriter at the Closing, the Bonds will have been duly authenticated and delivered by the Trustee; (d) the execution and delivery of the Indenture and compliance with the provisions on the Trustee’s part contained therein, will not conflict with or constitute a breach of or default under any law, administrative regulation, judgment, decree, loan agreement, indenture, note, resolution, agreement or other instrument to which the Trustee is a party or is otherwise subject (except that no representation, warranty or agreement is made with respect to any federal or state securities or blue sky laws or regulations), which conflict, breach or default would materially impair the ability of the Trustee to perform its obligations under the Indenture, nor will any such execution, delivery, adoption or compliance result in the creation or imposition of any lien, charge or other security interest or encumbrance of any nature whatsoever upon any of the properties or assets held by the Trustee pursuant to the lien created by the Indenture under the terms of any such law, administrative regulation, judgment, decree, loan agreement, indenture, bond, note, resolution, agreement or other instrument, except as provided by the Indenture; and (e) to the best of the knowledge of the Trustee, it has not been served with any action, suit, proceeding, inquiry or investigation in law or in equity, before or by any court, governmental agency, public board or body, nor is any such action or other proceeding threatened against the Trustee, affecting the existence of the Trustee, or the titles of its officers to their respective offices or seeking to prohibit, restrain, or enjoining the execution and delivery of the Bonds or the collection of revenues to be applied to pay the principal, premium, if any, and interest with respect to the Bonds, or the pledge thereof, or in any way contesting or affecting the validity or enforceability of the Indenture, or contesting the powers of the Trustee or its authority to enter into, adopt or perform its obligations under any of the foregoing to which it is a party, wherein an unfavorable decision, ruling or funding would materially adversely affect the validity or enforceability of the Indenture or the power and authority of the Trustee to enter into and perform its duties under the Indenture and to authenticate and deliver the Bonds to or upon the order of the Underwriter;

13. An opinion of counsel to the Trustee dated the Closing Date, addressed to the Underwriter, and the Community Facilities District to the effect that (i) the Trustee 968
16 is a national banking association duly organized and validly existing under the laws of the jurisdiction of its organization and has the corporate power to execute and deliver the Indenture, (ii) the execution and delivery by the Trustee of the Indenture, and its performance of its obligations under the Indenture, have been and are as of the date hereof duly authorized by all necessary corporate action, (iii) no approval, authorization or other action by, or filing with, any governmental body or regulatory authority (which has not been obtained) is required in connection with the due execution, delivery and performance by the Trustee of the Indenture, (iv) the Indenture has been duly executed and delivered and constitutes the valid and legally binding obligation of the Trustee enforceable against it in accordance with its terms except as such enforceability may be limited by applicable bankruptcy, insolvency, reorganization, moratorium or similar laws affecting the enforcement of creditors' rights generally and by general principles of equity (regardless of whether enforcement is sought as a proceeding in equity or at law), and (v) the Bonds have been duly authenticated and delivered by the Trustee;

14. A certificate of the Community Facilities District dated the Closing Date, in a form acceptable to Bond Counsel and the Underwriter, that the Bonds are not arbitrage bonds within the meaning of Section 148 of the Internal Revenue Code of 1986, as amended;

15. A negative assurance letter of counsel to the Developer addressed to the Underwriter and the Community Facilities District, dated the date of the Closing, in form and substance acceptable to the Underwriter and Bond Counsel;

16. A Letter of Representations from the Developer dated the date of printing the Preliminary Official Statement, substantially in the form attached hereto as Exhibit B;

17. A Bring-Down Certificate from the Developer dated the Closing Date, substantially in the form attached hereto as Exhibit C or as such Bring-Down Certificate may be modified with the approval of the Underwriter and Disclosure Counsel;

18. An opinion of Kutak Rock LLP, Irvine, California, counsel to the Underwriter (“Underwriter’s Counsel”), dated the date of Closing and addressed to the Underwriter in form and substance acceptable to the Underwriter;

19. A certificate of the Municipal Advisor to the effect that the Municipal Advisor has participated in the preparation of the Preliminary Official Statement and the Official Statement and nothing has come to the attention of the Municipal Advisor which would lead it to believe that the Preliminary Official Statement or the Official Statement contain any untrue statement of a material fact or omits to state a fact necessary to make the statements made therein, in the light of the circumstances under which they were made, not misleading;

20. A copy of the Community Facilities District’s executed Blanket Letter of Representation to DTC; and

21. Such additional legal opinions, certificates, instruments and other documents as the Underwriter may reasonably request to evidence the truth and accuracy, as of the date hereof and as of the Closing Date, of the material representations and warranties of the Community Facilities District contained herein, and of the statements and information contained in the Official Statement and the due performance or satisfaction by the Community Facilities District at or prior to the Closing of all agreements then to be performed and all conditions then to be 969
17 satisfied by the Community Facilities District in connection with the transactions contemplated hereby and by the Indenture and the Official Statement.

All of the opinions, letters, certificates, instruments and other documents mentioned in this Purchase Agreement will be deemed to be in compliance with the provisions of this Purchase Agreement if, but only if, they are in form and substance satisfactory to the Underwriter. If the Community Facilities District shall be unable to satisfy the conditions to the obligations of the Underwriter to purchase, accept delivery of and pay for the Bonds contained in this Purchase Agreement, or if the obligations of the Underwriter to purchase, accept delivery of and pay for the Bonds shall be terminated for any reason permitted by this Purchase Agreement, this Purchase Agreement shall terminate and neither the Community Facilities District nor the Underwriter shall be under any further obligation hereunder, except that the respective obligations of the Underwriter and the Community Facilities District set forth in Section 9 hereof shall continue in full force and effect.

8. Termination Events. In recognition of the desire of the Community Facilities District and the Underwriter to effect a successful public offering of the Bonds, and in view of the potential adverse impact of any of the following events on such a public offering, this Purchase Agreement shall be subject to termination in the discretion of the Underwriter by notification, in writing, to the Community Facilities District prior to delivery of and payment for the Bonds, if between the date hereof and the time of Closing, in the Underwriter’s sole and reasonable judgment any of the following events shall occur (each a “Termination Event”):

A. the market price or marketability of the Bonds, or the ability of the Underwriter to enforce contracts for the sale of the Bonds, shall be materially adversely affected by any of the following events:

1. legislation shall have been enacted by the Congress of the United States or the legislature of the State or shall have been favorably reported out of committee of either body or be pending in committee of either body, or shall have been recommended to the Congress for passage by the President of the United States or a member of the President’s Cabinet, or a decision shall have been rendered by a court of the United States or the State or the Tax Court of the United States, or a ruling, resolution, regulation or temporary regulation, release or announcement shall have been made or shall have been proposed to be made by the Treasury Department of the United States or the Internal Revenue Service, or other federal or state authority with appropriate jurisdiction, with respect to federal or state taxation upon interest received on obligations of the general character of the Bonds;

2. there shall have occurred (1) an outbreak or escalation of hostilities or the declaration by the United States of a national emergency or war or (2) any other calamity or crisis in the financial markets of the United States or elsewhere or the escalation of such calamity or crisis; or

3. a general suspension of trading on the New York Stock Exchange or other major exchange shall be in force, or minimum or maximum prices for trading shall have been fixed and be in force, or maximum ranges for prices for securities shall have been required and be in force on any such exchange, whether by virtue of determination by that exchange or by order of U.S.

Securities and Exchange Commission (“SEC”) or any other governmental authority having jurisdiction; or
970
18 4. legislation shall have been enacted by the Congress of the United States or shall have been favorably reported out of committee or be pending in committee, or shall have been recommended to the Congress for passage by the President of the United States or a member of the President's Cabinet, or a decision by a court of the United States shall be rendered, or a ruling, regulation, proposed regulation or statement by or on behalf of the SEC or other governmental agency having jurisdiction of the subject matter shall be made, to the effect that any obligations of the general character of the Securities, or the Bonds are not exempt from registration under or other requirements of the Securities Act of 1933, as amended and as then in effect, or the Securities Exchange Act of 1934, as amended and as then in effect, or that the Indenture is not exempt from qualification under or other requirements of the Trust Indenture Act of 1939, as amended and as then in effect; or

5. except as disclosed in or contemplated by the Official Statement, any material adverse change in the affairs of the Community Facilities District shall have occurred; or B. any event or circumstance shall exist that either makes untrue or incorrect in any material respect any statement or information in the Official Statement (other than any statement provided by the Underwriter) or is not reflected in the Official Statement but should be reflected therein in order to make the statements therein, in the light of the circumstances under which they were made, not misleading and, in either such event, the Community Facilities District refuses to permit the Official Statement to be supplemented to supply such statement or information, or the effect of the Official Statement as so supplemented is to materially adversely affect the market price or marketability of the Bonds or the ability of the Underwriter to enforce contracts for the sale of the Bonds; or
C. a general banking moratorium shall have been declared by federal or State authorities having jurisdiction and be in force; or
D. a material disruption in securities settlement, payment or clearance services affecting the Bonds shall have occurred; or
E. any new restriction on transactions in securities materially affecting the market for securities (including the imposition of any limitation on interest rates) or the extension of credit by, or a charge to the net capital requirements of, underwriters shall have been established by the New York Stock Exchange, the SEC, any other federal or State agency or the Congress of the United States, or by Executive Order; or
971
19 F. a decision by a court of the United States shall be rendered, or a stop order, release, regulation or no-action letter by or on behalf of the SEC or any other governmental agency having jurisdiction of the subject matter shall have been issued or made, to the effect that the issuance, offering or sale of the Bonds, including the underlying obligations as contemplated by this Purchase Agreement or by the Official Statement, or any document relating to the issuance, offering or sale of the Bonds, is or would be in violation of any provision of the federal securities laws at the Closing Date, including the Securities Act of 1933, as amended and as then in effect, the Securities Exchange Act of 1934, as amended and as then in effect, or the Trust Indenture Act of 1939; or G. the commencement of one or more Actions.

Subject to Section 9, upon the occurrence of a Termination Event and the termination of this Purchase Agreement by the Underwriter, all obligations of the Community Facilities District and the Underwriter under this Purchase Agreement shall terminate, without further liability.

9. Expenses. Whether or not the Bonds are sold to the Underwriter as set forth herein:

A. The Underwriter shall be under no obligation to pay any expenses incident to the performance of the obligations of the Community Facilities District hereunder. If the Bonds are delivered by the Community Facilities District, the Community Facilities District shall pay, from the proceeds of the Bonds or from other funds of the Community Facilities District, the following expenses: (a) the cost of preparing, duplicating or printing, mailing and delivering the Community Facilities District Documents, the Preliminary Official Statement, the Official Statement and all other agreements and documents that are contemplated hereby (and drafts of any thereof); (b) the cost of preparation and printing of the definitive Bonds; (c) the fees and expenses of the Community Facilities District, the Trustee, Bond Counsel, Disclosure Counsel, the Municipal Advisor, the Special Tax Consultant, the Appraiser, any entity performing continuing disclosure compliance research or providing continuing disclosure compliance reports and any other experts or consultants retained by the Community Facilities District; (d) the charges of any rating agency with respect to the Bonds; (e) reimbursement to the Underwriter for payment of any fees and expenses reasonably incurred in connection with the initial offering, sale and delivery of the Bonds, including but not limited to industry fees (e.g., DTC, DAC, IPREO, CUSIP and Day Loan fees) only if the Community Facilities District and Underwriter have previously discussed and approved the allocation of proceeds towards these fees, and meal and travel expenses of the personnel of the Community Facilities District, but not including entertainment expenses or those to be paid by the Underwriter pursuant to the last paragraph of this Section 9, and (f) all other fees and expenses, not including entertainment expenses, reasonably incurred in connection with the preparation of the Community Facilities District Documents, the Preliminary Official Statement, the Official Statement and all other agreements and documents that are contemplated hereby (and drafts of any thereof) and/or the initial offering, sale and delivery of the Bonds. The Community Facilities District has authorized, and does hereby authorize, the Underwriter to pay such expenses on behalf of the Community Facilities District from proceeds of the Bonds at Closing as further described in the closing memorandum relating to the Bonds.

B. If the Bonds are sold to the Underwriter by the Community Facilities District, the Community Facilities District shall pay out of the proceeds of the Bonds the discount of the Underwriter or the purchase price paid for the Bonds shall reflect such discount. 972
20 Except as otherwise provided in this Section 9, the Underwriter shall pay the cost, if any, of qualifying the Bonds for sale in the various states chosen by the Underwriter, all advertising expenses in connection with the public offering of the Bonds and all other expenses incurred by it in connection with its public offering and distribution of the Bonds, not described above, including fees and disbursements of Underwriter’s Counsel.

10. Use of Documents. The Community Facilities District hereby authorizes the Underwriter to use, in connection with the public offering and sale of the Bonds, this Purchase Agreement, the Preliminary Official Statement, the Official Statement and the Community Facilities District Documents, and the information contained herein and therein.

11. Qualification of Bonds. The Community Facilities District will furnish such information, execute such instruments and take such other action in cooperation with the Underwriter as the Underwriter may reasonably request to qualify the Bonds for offer and sale under the Blue Sky or other securities laws and regulations of such states and other jurisdictions of the United States as the Underwriter may designate and to provide for the continuance of such qualification; provided, however, that the Community Facilities District will not be required to qualify as a foreign corporation or to file any general or special consents to service of process under the laws of any state.

12. Notices. Any notice or other communication to be given to the Community Facilities District under this Purchase Agreement may be given by delivering the same in writing to the City of Wildomar, 23873 Clinton Keith Road, Suite 110, Wildomar, California 92595, Attention: City Manager; any notice or other communication to be given to the Underwriter under this Purchase Agreement may be given by delivering the same in writing to Raymond James & Associates, Inc., 301 North Lake Avenue, Suite 1150, Pasadena, California 91101, Attention: Jose Vera.

13. Benefit. This Purchase Agreement is made solely for the benefit of the Community Facilities District and Underwriter (including any successors or assignees of the Underwriter) and no other person shall acquire or have any right hereunder or by virtue hereof. Except as otherwise expressly provided herein, all of the agreements and representations of the Community Facilities District contained in this Purchase Agreement and in any certificates delivered pursuant hereto shall remain operative and in full force and effect regardless of: (i) any investigation made by or on behalf of the Underwriter; (ii) delivery of and payment for the Bonds hereunder; or (iii) any termination of this Purchase Agreement.

14. Survival of Representations and Warranties. The representations and warranties of the Community Facilities District under this Purchase Agreement shall not be deemed to have been discharged, satisfied or otherwise rendered void by reason of the Closing and regardless of any investigations made by or on behalf of the Underwriter (or statements as to the results of such investigations) concerning such representations and statements of the Community Facilities District and regardless of delivery of and payment for the Bonds.

15. Execution in Counterparts. This Purchase Agreement may be executed by the parties hereto in separate counterparts, each of which when so executed and delivered shall be an original, but all such counterparts shall together constitute but one and the same instrument. 973
21 16. Effective. This Purchase Agreement shall become effective and binding upon the respective parties hereto upon the execution of the acceptance hereof by the Community Facilities District and shall be valid and enforceable as of the time of such acceptance.

17. No Prior Agreements. This Purchase Agreement contains the entire agreement between the parties relating to the subject matter hereof and supersedes all oral statements, prior writings and representations with respect thereto.

18. Waiver of Jury Trial. THE COMMUNITY FACILITIES DISTRICT HEREBY

IRREVOCABLY WAIVES TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW,

ANY AND ALL RIGHT TO TRIAL BY JURY IN ANY LEGAL PROCEEDING ARISING OUT

OF OR RELATING TO THIS PURCHASE AGREEMENT OR THE TRANSACTIONS CONTEMPLATED HEREBY.

19. Governing Law. This Purchase Agreement shall be governed by the laws of the State.
974
S-1

20. Effective Date. This Purchase Agreement shall become effective and binding upon the respective parties hereto upon the execution of the acceptance hereof by the Community Facilities District and shall be valid and enforceable as of the time of such acceptance.

Very truly yours,
RAYMOND JAMES & ASSOCIATES, INC.

By:

Its: Managing Director
The foregoing is hereby agreed to and
accepted as of the date first above written:

COMMUNITY FACILITIES DISTRICT NO. 2022-2

OF THE CITY OF WILDOMAR
By:

Authorized Officer
Time of Execution: _____________ California time
975
A-1

EXHIBIT A
COMMUNITY FACILITIES DISTRICT NO. 2022-2 (HORIZON PLACE)

OF THE CITY OF WILDOMAR
SPECIAL TAX BONDS, SERIES 2025

MATURITY SCHEDULE
Maturity
(September 1)
Principal
Amount
Interest
Rate Yield Price
10% Test
Satisfied*
10% Test
Not
Satisfied
Hold-TheOfferingPrice Used
2025
2026
2027
2028
2029
2030
2031
2032
2033
2034
20__(T)
20__(T)
20__(T)
_________________
(T) Term Bond.
(C) Priced to optional redemption date of September 1, 20__, at [par]. * At the time of execution of this Purchase Agreement and assuming orders are confirmed by the close of the business day immediately following the date of this Purchase Agreement. 976
A-2

REDEMPTION PROVISIONS
[TO COME]
977
B-1
4903-8273-3076.3

EXHIBIT B
COMMUNITY FACILITIES DISTRICT NO. 2022-2 (HORIZON PLACE)

OF THE CITY OF WILDOMAR
SPECIAL TAX BONDS, SERIES 2025

LETTER OF REPRESENTATIONS OF

LENNAR HOMES OF CALIFORNIA, LLC
[POS Date]
Community Facilities District No. 2022-2
of the City of Wildomar
23873 Clinton Keith Road, Suite 110,
Wildomar, California 92595
Raymond James & Associates, Inc.
301 North Lake Avenue, Suite 1150
Pasadena, CA 91101
Ladies and Gentlemen:

Reference is made to the Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar Special Tax Bonds, Series 2025 (the “Bonds”) and to the Bond Purchase Agreement to be entered into in connection therewith (the “Bond Purchase Agreement”). This Letter of Representations of Lennar Homes of California, LLC (the “Letter of Representations”) is delivered pursuant to and in satisfaction of Section 7(F)(16) of the Bond Purchase Agreement.

Capitalized terms used herein and not otherwise defined have the meanings ascribed to them in the Bond Purchase Agreement.

The undersigned certifies and represents that he is duly authorized on behalf of Lennar Homes of California, LLC, a California limited liability company (the “Developer”), to execute and deliver this Letter of Representations in connection with the issuance, sale and delivery by Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar (the “Community Facilities District”) of the Bonds. The Bonds are described in the Preliminary Official Statement dated [POS Date] relating to the Bonds (the “Preliminary Official Statement”).

As used in this Letter of Representations, the term “Actual Knowledge of the Undersigned” means as of the date of signing, the actual (as opposed to constructive) knowledge that the individual signing on behalf of the Developer currently has or has obtained through (i) interviews with such current officers and responsible employees of the Developer and its Relevant Entities as the undersigned has determined are reasonably likely, in the ordinary course of their respective duties, to have knowledge of the matters set forth in this Letter of Representations, and/or (ii) review of documents that were reasonably available to the undersigned and which the undersigned has reasonably deemed necessary for the undersigned to execute this Letter of Representations. The undersigned has not conducted any extraordinary inspection or inquiry other than such inspections or 978
B-2
inquiries as are prudent and customary in connection with the ordinary course of the Developer’s current business and operations. The individual signing this Letter of Representations has not contacted any individuals who are no longer employed by or associated with the Developer or its Relevant Entities. The Developer further notes that Lennar Corporation, a Delaware corporation (“Lennar Corporation”), completed a merger with CalAtlantic Group, Inc., a Delaware corporation (now CalAtlantic Group, LLC, herein “CalAtlantic”) in February, 2018, pursuant to which CalAtlantic merged with and into a subsidiary of Lennar Corporation, with the subsidiary of Lennar Corporation being the surviving entity. Separate and apart from Lennar Corporation’s due diligence efforts for purposes of completing the acquisition of CalAtlantic, for purposes of this Letter of Representations, individuals who were employees and officers of CalAtlantic and its subsidiaries prior to the merger have not been consulted or contacted and documents entered into by CalAtlantic and its subsidiaries or related to their properties and projects have not been reviewed.

As used in this Letter of Representations, the term “Relevant Entity” of the Developer means any other Person (i) who presently directly, or indirectly through one or more intermediaries, is currently controlling, controlled by or under common control with the Developer, and (ii) for whom information, including financial information or operating data, concerning such Person is material to potential investors in their evaluation of the Community Facilities District and investment decision regarding the Bonds (i.e., information regarding such Person’s assets or funds that would materially affect the Developer’s ability to develop the Property as described in the Preliminary Official Statement or to pay its Special Tax on the portion of the Property then owned by the Developer (to the extent the responsibility of the Developer) prior to delinquency). “Person” means an individual, a corporation, a partnership, a limited liability company, an association, a joint stock company, a trust, any unincorporated organization or a government or political subdivision thereof. For purposes hereof, the term “control” (including the terms “controlling,” “controlled by” or “under common control with”) means the possession, direct or indirect, of the power to direct or cause the direction of the management and policies of a Person, whether through the ownership of voting securities, by contract or otherwise. For purposes of this Letter of Representations, CalAtlantic, and its direct and indirect subsidiaries, shall not be considered a “Relevant Entity” of the Developer.

As used in this Letter of Representations, the term “Property” means the property currently owned by the Developer within the Community Facilities District as described in the Preliminary Official Statement.

The undersigned certifies that he is familiar with the facts set forth in this Letter of Representations, and further hereby certifies to the Actual Knowledge of the Undersigned as follows on behalf of the Developer:

1. The Developer has been duly organized and validly exists in good standing under the laws of the State of California and has or will have prior to the Closing, as required, all requisite limited liability company right, power and authority:
(i) to execute and deliver this Letter of Representations; (ii) to acquire, own, develop and sell the Property, as described in the Preliminary Official Statement, and
(iii) to carry on its business as described in the Preliminary Official Statement. 979
B-3

2. To the Actual Knowledge of the Undersigned, neither the Developer nor any of its Relevant Entities is currently in material default on any loans, lines of credit, agreements, or other contractual or financial obligations, or in breach of any applicable law, regulation, judgment or decree, and no event has occurred and is continuing that would constitute such a default or breach, the result of which could materially adversely affect the ability of the Developer:
(i) to acquire, own, develop and sell the Property, as described in the Preliminary Official Statement,
(ii) to pay the Special Tax on the Property (to the extent the responsibility of the Developer) prior to delinquency, or
(iii) to carry on its business as described in the Preliminary Official Statement.

3. Except as disclosed in the Preliminary Official Statement, to the Actual Knowledge of the Undersigned, the Developer has not assumed any obligations under any loans, lines of credit, agreements, or other contractual or financial arrangements, or any applicable judgment or decree, which could materially adversely affect the ability of the Developer:
(i) to acquire, own, develop and sell the Property, as described in the Preliminary Official Statement,
(ii) to pay the Special Tax on the Property (to the extent the responsibility of the Developer) prior to delinquency, or
(iii) to carry on its business as described in the Preliminary Official Statement.

4. Except as described in the Preliminary Official Statement, to the Actual Knowledge of the Undersigned, the Developer has no loans outstanding and unpaid and no lines of credit that are secured by the Property.

5. The Developer and its Relevant Entities have been developing or have been involved in the development of numerous projects over an extended period of time. It is likely that the Developer has been delinquent at one time or another in the payment of ad valorem property taxes, special assessments or special taxes. However, except as disclosed in the Preliminary Official Statement, to the Actual Knowledge of the Undersigned, neither the Developer nor any of its Relevant Entities is currently in default in, or, in the last five years, has ever defaulted to any material extent in, the payment of special taxes or assessments in connection with the Community Facilities District or any other community facilities districts or assessment districts in California that was not cured prior to the institution of any enforcement action with a court of law.

6. Except as disclosed in the Preliminary Official Statement, to the Actual Knowledge of the Undersigned, there is no litigation, inquiry, investigation or administrative proceeding of any nature pending against the Developer (with service of process to the Developer having been accomplished), or to the Actual Knowledge of the Undersigned, overtly threatened in writing against the Developer, or to the Actual Knowledge of the Undersigned, pending or overtly threatened in writing against any Relevant Entity of the Developer, in each case which, if successful, could:
980
B-4
(i) materially adversely affect the ability of the Developer to acquire, own, develop and sell the Property, as described in the Preliminary Official Statement, (ii) materially adversely affect the ability of the Developer to pay the Special Tax on the Property (to the extent the responsibility of the Developer) prior to delinquency, (iii) materially adversely affect the ability of the Developer to carry on its business as described in the Preliminary Official Statement,
(iv) challenge, question the validity or enforceability of, or restrain or enjoin the performance of, the Special Tax, the Bonds, the Community Facilities District Resolution of Issuance, the Indenture, or the Purchase Agreement, or
(v) restrain or enjoin collection of the Special Tax or other sums to be pledged to pay the principal of and interest on the Bonds.

7. Except as disclosed in the Preliminary Official Statement:
(i) to the Actual Knowledge of the Undersigned, the Developer and its Relevant Entities are solvent;
(ii) neither the Developer nor, to the Actual Knowledge of the Undersigned, any of its Relevant Entities, has filed for bankruptcy or been declared bankrupt in the last 10 years; and (iii) to the Actual Knowledge of the Undersigned, there are no proceedings pending (with service of process to the Developer having been accomplished) or overtly threatened in writing in which the Developer or any of its Relevant Entities may be adjudicated as bankrupt, become the debtor in a bankruptcy proceeding, be discharged from any or all of its respective debts or obligations, be granted an extension of time to pay its respective debts or obligations, or be granted a reorganization or readjustment of its respective debts or obligations or be subject to control or supervision of the Federal Deposit Insurance Corporation, which is reasonably likely to materially and adversely affect the Developer’s ability to develop the Property as described in the Preliminary Official Statement or to pay the Special Tax levied against the portion of the Property then owned by the Developer (to the extent the responsibility of the Developer) prior to delinquency.

8. As of the date hereof, the information in the section of the Preliminary Official Statement entitled “PROPERTY OWNERSHIP AND THE DEVELOPMENT” concerning the Developer and its Relevant Entities, the Property, the Developer’s development and financing plans, and the Developer’s contractual arrangements (but excluding any information cited as coming from a source other than the Developer) is true and correct in all material respects, and contains no untrue statement of a material fact and does not omit any material fact necessary in order to make the statements therein, in the light of the circumstances under which they were made, not misleading.

9. Except as disclosed in the Preliminary Official Statement, to the Actual Knowledge of the Undersigned, the Developer has not submitted an application for, nor received actual notice of, 981
B-5
(i) the formation or authorization of any other assessment district or community facilities district that would include any portion of the property within the Community Facilities District, or
(ii) the authorization or issuance of any debt secured by an assessment or another special tax to be levied on any portion of the property within the Community Facilities District, other than the Special Tax.

10. Except as set forth in the Preliminary Official Statement, to the Actual Knowledge of the Undersigned, there are no claims, disputes, lawsuits, actions or contingent liabilities of or against the Developer or its Relevant Entities, or among, by or between the Developer and any contractors working on the development of the Property in the Community Facilities District, which may materially and adversely affect:
(i) the ability of the Developer to acquire, own, develop and sell the Property, as described in the Preliminary Official Statement,
(ii) the ability of the Developer to pay the Special Tax on the Property (to the extent the responsibility of the Developer) prior to delinquency, or (iii) the ability of the Developer to carry on its business as described in the Preliminary Official Statement.

11. The Developer covenants that, while the Bonds or any refunding obligations related thereto are outstanding, the Developer will not bring any action, suit, proceeding, inquiry or investigation at law or in equity, before any court, regulatory agency, public board or body, that in any way:
(i) seeks to challenge or overturn the formation of the Community Facilities District, (ii) seeks to challenge the adoption of the ordinance levying the Special Tax within the Community Facilities District,
(iii) seeks to invalidate the Community Facilities District or any of the Bonds or any refunding obligations, or
(iv) seeks to invalidate the special tax lien imposed under Section 3115.5 of the Streets and Highways Code based on recordation of the notice of special tax lien relating thereto.

The foregoing covenant shall not prevent the Developer in any way from bringing any other action, suit, proceeding, inquiry or investigation at law or in equity before any court, regulatory agency, public board or body relating to the following:
(a) a claim that the Special Tax has not been levied in accordance with the Rate and Method of Apportionment,
(b) the application or use of the Special Tax levied and collected, or 982
B-6
(c) the enforcement of the obligations of the Community Facilities District under the Indenture or any agreements between the Developer or its Relevant Entities and the City or the Community Facilities District or under which the Developer or its Relevant Entities is a party or beneficiary

12. The Developer has received a copy of the Rate and Method of Apportionment containing the prepayment formula. The Developer acknowledges that any prepayment of the Special Tax may only be made in accordance with the Rate and Method of Apportionment.

13. The Developer shall comply with the provision of the Mello-Roos Community Facilities Act of 1982, as amended, relating to the Notice of Special Tax described in California Government Code Section 53341.5 in connection with the sale of any part of the Property.

14. Based upon its current development plans, including, without limitation, its current budget and subject to economic conditions and risks generally inherent in the development of real property, to the Actual Knowledge of the Undersigned, the Developer anticipates that it will have sufficient funds to (i) carry on its business as described in the Preliminary Official Statement, (ii) acquire, own, develop and sell the Property as described in the Preliminary Official Statement, and (iii) pay the Special Tax on the Property (to the extent the responsibility of the Developer) prior to delinquency.

However, no assurance can be given that sources of financing available to the Developer will be sufficient to complete the property development and home construction as currently anticipated and as described in the Preliminary Official Statement. While the Developer has made such internal financing available in the past, there can be no assurance whatsoever of its willingness or ability to do so in the future. Neither the Developer nor any of its Relevant Entities has any legal obligation of any kind to make any such funds available or to obtain loans. Other than pointing out the willingness of the Developer to provide internal financing in the past, the Developer has not represented in any way that it will do so in the future. If and to the extent that internal financing and home sales revenues are inadequate to pay the costs to complete the Developer’s planned development in the Community Facilities District and other financing by the Developer is not put into place, there could be a shortfall in the funds required to complete the proposed development by the Developer and portions of the Property may not be developed

15. The Developer consents to the issuance of the Bonds. The Developer expects that the proceeds of such Bonds will be used for the acquisition and construction of the improvements described in the Preliminary Official Statement. The Developer acknowledges that the costs to acquire and construct such improvements are estimates, and that any increase in costs in excess of the estimated costs relating to improvements will reduce the improvements which may be financed by the Community Facilities District, and neither the City nor the Community Facilities District has any obligation to provide moneys to pay for any such costs.

16. During the period between the date of this Letter of Representations and the Closing Date, if the Developer has actual knowledge of any event relating to or affecting the Developer, its Relevant Entities, or the acquisition, ownership, development or sale of the Property which could cause the information under the caption of the Preliminary Official Statement indicated in Section 8 of this Letter of Representations (and subject to the limitations and exclusions contained in Section 8 of this Letter of Representations) to contain an untrue statement of a material fact or to omit to state a material fact necessary to make the statements therein, in the light of the circumstances under which 983
B-7
they were made, not misleading, the Developer shall notify the Community Facilities District and the Underwriter and if, in the opinion of counsel to the Community Facilities District or the Underwriter, such event requires the preparation and publication of a supplement or amendment to the information described in the section of the Preliminary Official Statement referenced in Section 8 hereof (and subject to the limitations and exclusions contained in Section 8 hereof), the Developer shall reasonably cooperate with the Community Facilities District in the preparation of an amendment or supplement to the Preliminary Official Statement in form and substance satisfactory to counsel to the Community Facilities District and to the Underwriter.

17. As a condition to the issuance of the Bonds, the Developer agrees to deliver a bringdown certificate, dated the Closing Date, in substantially the form attached as Exhibit C to the Purchase Agreement, to affirm and restate the Developer’s certifications, representations and covenants made in this Letter of Representations. If any event related to or affecting the Developer, its Relevant Entities or the acquisition, ownership, development or sale of the Property occurs, as a result of which it is necessary to modify the bring-down certificate, the Developer agrees to deliver a new bring-down certificate revised to reflect such event

18. Solely as to the limited information described in the sections of the Preliminary Official Statement indicated in Section 8 herein (and subject to the limitations and exclusions set forth in Section 8), the Developer agrees to indemnify and hold harmless, to the extent permitted by law, the City, the Community Facilities District, and their officials and employees, and each Person, if any, who controls any of the foregoing within the meaning of Section 15 of the Securities Act of 1933, as amended, or of Section 20 of the Securities Exchange Act of 1934, as amended (each, an “Indemnified Party” and, collectively, the “Indemnified Parties”), against any and all losses, claims, damages or liabilities, joint or several, to which such Indemnified Party may become subject under any statute or at law or in equity and shall reimburse any such Indemnified Party for any reasonable legal or other expense incurred by it in connection with investigating any such claim against it and defending any such action, insofar as and solely to the extent such losses, claims, damages, liabilities or actions, or legal or other expenses, arise out of or are based upon any untrue statement or alleged untrue statement of a material fact or the omission or alleged omission of a material fact by the Developer in the above-referenced information in the Preliminary Official Statement, as of its date, necessary to make the statements made by the Developer contained therein, in light of the circumstances under which they were made not misleading. This indemnity provision shall not be construed as a limitation on any other liability which the Developer may otherwise have to any Indemnified Party, provided that in no event shall the Developer be obligated for double indemnification, or for the negligence or willful misconduct of an Indemnified Party.

19. If any suit, action, proceeding (including any governmental or regulatory investigation), claim or demand shall be brought or asserted against any Indemnified Party in respect of which indemnification may be sought pursuant to the above paragraph, such Indemnified Party shall promptly notify the Developer in writing; provided that the failure to notify the Developer shall not relieve it from any liability that it may have hereunder except to the extent that it has been materially prejudiced by such failure; and provided, further, that the failure to notify the Developer shall not relieve it from any liability that it may have to an Indemnified Party otherwise than under the above paragraph unless such liability was also conditioned upon such notice. If any such proceeding shall be brought or asserted against an Indemnified Party and it shall have notified the Developer thereof, the Developer shall retain counsel reasonably satisfactory to the Indemnified Party and approved thereby to represent the Indemnified Party in such proceeding and shall pay the fees and expenses of such counsel related to such proceeding, as incurred. In any such proceeding, 984
B-8
any Indemnified Party shall have the right to retain its own counsel, but the fees and expenses of such counsel shall be at the expense of such Indemnified Party unless (i) the Developer and the Indemnified Party shall have mutually agreed to the contrary; (ii) the Developer has failed within a reasonable time to retain counsel reasonably satisfactory to the Indemnified Party; (iii) the Indemnified Party shall have reasonably concluded that there may be legal defenses available to it that are different from or in addition to those available to the Developer such that a material conflict of interest exists for such counsel; or (iv) the named parties in any such proceeding (including any impleaded parties) include the Developer and the Indemnified Party and representation of both parties by the same counsel would be inappropriate due to actual or potential differing interest between them. It is understood and agreed that the Developer shall not, in connection with any proceeding or related proceedings in the same jurisdiction, be liable for the fees and expenses of more than one separate firm (in addition to any local counsel) for all Indemnified Parties, and that all such fees and expenses, to the extent reasonable, shall be paid or reimbursed as they are incurred.

Any such separate firm shall be designated in writing by such Indemnified Parties. The Developer shall not be liable for any settlement of any proceeding effected without its written consent, but if settled with such consent or if there be a final judgment for the plaintiff, the Developer agrees to indemnify each Indemnified Party from and against any loss or liability by reason of such settlement or judgment to the extent set forth above. If the Developer shall, after receiving notice of the indemnification obligation of the Developer and within a period of time necessary to preserve any and all defenses to any claim asserted, fails to assume the defense or to retain counsel for that purpose satisfactory to the Indemnified Party, the Indemnified Party shall have the right, but not the obligation, to undertake the defense of, and to compromise or settle the claim or other matter on behalf of, for the account of and at the risk of, the Developer. The Developer shall not, without the written consent of the Indemnified Party, effect any settlement of any pending or threatened proceeding in respect of which any Indemnified Party is a party and indemnification could have been sought hereunder by such Indemnified Party, unless such settlement (x) includes an unconditional release of such Indemnified Party, in form and substance reasonably satisfactory to such Indemnified Party, from all liability on claims that are the subject matter of such proceeding , and (y) does not include any statement as to or any admission of fault, culpability or a failure to act by or on behalf of any Indemnified Party.

20. The Developer acknowledges and agrees that:
(i) in connection with the purchase and sale of the Bonds under the Purchase Agreement, and with the discussions, undertakings and procedures leading up to the consummation of the purchase and sale of the Bonds under the Purchase Agreement, the Underwriter is and has been acting solely as principal and is not acting as the agent or fiduciary of the Developer,
(ii) the Underwriter has not assumed a fiduciary responsibility in favor of the Developer with respect to (a) the offering of the Bonds contemplated hereby or the process leading thereto (whether or not the Underwriter, or any affiliate of the Underwriter, has advised or is currently advising the Developer on other matters), or (b) any other obligation to the Developer with respect to the offering contemplated by the Purchase Agreement, and (iii) the Developer has consulted its own legal, financial and other advisors to the extent it has deemed appropriate in connection with the offering contemplated by the Purchase Agreement.
985
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On behalf of the Developer, the undersigned has reviewed the contents of this Letter of Representations and the Developer has consulted with counsel regarding the meaning of its contents.

The Developer acknowledges and understands that a variety of state and federal laws, including but not limited to the Securities Act of 1933, as amended, and Rule 10b-5 promulgated under the Securities Exchange Act of 1934, as amended, may apply to the Developer, and that under some circumstances certification as to the matters set forth in this Letter of Representations, without additional disclosures or other action, may not fully discharge all duties and obligations of the Developer under such laws.
[Remainder of Page Intentionally Left Blank; Signature Page Follows] 986
B-10
The undersigned has executed this Letter of Representations solely in his or her capacity as an authorized officer or representative of the Developer and he or she will have no personal liability arising from or relating to this Letter of Representations. Any liability arising from or relating to this Letter of Representations may only be asserted against the Developer.

LENNAR HOMES OF CALIFORNIA, LLC,
a California limited liability company
By:

Name:

Title:
[EXECUTION PAGE OF LETTER OF REPRESENTATIONS OF
LENNAR HOMES OF CALIFORNIA, LLC]
987
C-1

EXHIBIT C

FORM OF BRING-DOWN CERTIFICATE OF THE DEVELOPER
$__________
COMMUNITY FACILITIES DISTRICT NO. 2022-2 (HORIZON PLACE)

OF THE CITY OF WILDOMAR
SPECIAL TAX BONDS, SERIES 2025

BRING-DOWN CERTIFICATE OF LENNAR HOMES OF CALIFORNIA, LLC The undersigned certifies and represents that he or she is duly authorized on behalf of Lennar Homes of California, LLC, a California limited liability company (the “Developer”), to execute and deliver this Bring-Down Certificate of Lennar Homes of California, LLC (this “Bring-Down Certificate”) in connection with the issuance, sale and delivery by Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar (the “Community Facilities District”) of the bonds captioned above (the “Bonds”).

This Bring-Down Certificate is delivered pursuant to Section 7(F)(17) of the Bond Purchase Agreement with respect to the Bonds dated [BPA Date], between Raymond James & Associates, Inc., as underwriter, and the Community Facilities District (the “Purchase Agreement”).

In connection with the distribution of the Preliminary Official Statement relating to the Bonds, the Developer executed a Letter of Representations of Lennar Homes of California, LLC, dated [POS Date] (the “Letter of Representations”).

Capitalized terms used but not defined in this Bring-Down Certificate have the same meanings as set forth in the Purchase Agreement and the Letter of Representations.

The undersigned, on behalf of the Developer, further certifies as follows:
(1) The undersigned is familiar with the facts certified in the Letter of Representations and this Bring-Down Certificate, and is authorized and qualified to certify the same as an authorized representative of the Developer.
(2) Each statement made in the Letter of Representations is affirmed and restated as if made on the date hereof; provided that each statement made in the Letter of Representations referring to the Preliminary Official Statement is affirmed as it relates to the Official Statement dated [BPA Date] relating to the Bonds (the “Final Official Statement”). (3) To the Actual Knowledge of the Undersigned (as defined in the Letter of Representations), no event has occurred since the date of the Preliminary Official Statement that has, in any material way, adversely affected
(i) the business, properties, operations, prospects or financial condition of the Developer,
(ii) the Developer’s ability to acquire, own, develop and sell the Property, or 988
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(iii) the Developer’s ability to pay the Special Tax on the Property (to the extent the responsibility of the Developer) prior to delinquency.
(4) For a period of 90 days after the Closing Date, which the Developer may assume is the date hereof unless otherwise notified in writing by the Underwriter, if the Developer has actual knowledge of any event relating to or affecting the Developer, its Relevant Entities, or the acquisition, ownership development or sale of the Property which could cause the information under the caption of the Final Official Statement indicated in Section 8 of the Letter of Representations (and subject to the limitations and exclusions contained in Section 8 of the Letter of Representations) to contain an untrue statement of a material fact or to omit to state a material fact necessary to make the statements therein, in the light of the circumstances under which they were made, not misleading, the Developer shall notify the Community Facilities District and the Underwriter and if, in the opinion of counsel to the Community Facilities District or the Underwriter, such event requires the preparation and publication of a supplement or amendment to the information described in the section of the Preliminary Official Statement referenced in Section 8 of the Letter of Representations (and subject to the limitations and exclusions contained in Section 8 of the Letter of Representations), the Developer shall reasonably cooperate with the Community Facilities District in the preparation of an amendment or supplement to the Final Official Statement in form and substance satisfactory to counsel to the Community Facilities District and to the Underwriter.

The undersigned has executed this Bring-Down Certificate solely in his or her capacity as an authorized representative of Developer and he or she will have no personal liability arising from or relating to this Bring-Down Certificate. Any liability arising from or relating to this Bring-Down Certificate may only be asserted against the Developer.

Dated: [Closing Date]

LENNAR HOMES OF CALIFORNIA, LLC,
a California limited liability company
By:

Name:

Title:
[EXECUTION PAGE OF CLOSING CERTIFICATE OF
LENNAR HOMES OF CALIFORNIA, LLC]
989
D-1

EXHIBIT D
FORM OF OPINION OF THE ISSUER’S COUNSEL
[Closing Date]
Community Facilities District No. 2022-2 (Horizon
Place) of the City of Wildomar
Wildomar, California
Raymond James & Associates, Inc.

Pasadena, California
Re: $__________ Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar Special Tax Bonds, Series 2025
Ladies and Gentlemen:

I am the City Attorney of the City of Wildomar (the “City”), and in such capacity I have acted as counsel (“Issuer’s Counsel”) to Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar (the “Community Facilities District”) in connection with the issuance of the above-referenced bonds (the “Bonds”). This opinion is rendered at the request of the City and is satisfaction of the condition set forth in Section 7(F)(8) of that certain Bond Purchase Agreement, dated [BPA Date] (the “Bond Purchase Agreement”), by and between Raymond James & Associates, Inc., as underwriter, and the Community Facilities District, relating to the Bonds. All capitalized terms used herein but not otherwise defined shall have the meanings ascribed to them in the Bond Purchase Agreement.

In rendering this opinion, I have examined and relied upon originals or copies of the following upon which, with your permission, I am relying, without further inquiry or investigation:
(i) the Community Facilities District Resolution of Issuance, (ii) the Formation Documents consisting of Resolution No. 2022-12, Resolution No. 2022-13, Resolution No. 2022-32, Resolution No. 2022- 33, and Ordinance No. 221, (iii) the Community Facilities District Documents, and (iv) the Official Statement, relating to the Bonds. In rendering this opinion, I have made such other investigations of law and facts as I have deemed necessary, and as to questions of fact material to my opinions, I have relied upon representations of the Community Facilities District contained in the Community Facilities District Documents and in the certified proceedings and other certifications of public officials and others furnished in connection with the closing of the subject transaction, without undertaking to verify the same by independent investigation. . Acceptance of this opinion letter by you shall conclusively operate as your acknowledgement that this opinion letter is limited to and addresses all of the specific legal issues that are to be dealt with in our opinions set forth herein and no opinions are implied or may be inferred beyond the matters expressly stated herein.

The opinions expressed herein may be affected by actions taken or omitted or events occurring after the date hereof. We have not undertaken any duty, and we expressly disclaim any 990
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responsibility, to advise you as to actions taken or omitted or events occurring after the date hereof with respect to the Bonds or other matters concerning the Community Facilities District or the City.

In my examination, I have assumed, without independent investigation, the authenticity and completeness of all documents submitted to or reviewed by me as originals, the conformity in all respects to authentic originals of all documents submitted to or reviewed by me as certified or photostatic copies, and the accuracy of the statements and representations contained in such documents. In addition, I have assumed that each party to the documents referenced herein, other than the Community Facilities District and the City, has the power to enter into and perform its obligations thereunder and has duly authorized, executed, and delivered such documents.

Whenever a statement herein is qualified by "to my knowledge," it shall be deemed to indicate that, during the course of my representation of the Community Facilities Distrit in connection with this transaction, no information that would give me current actual knowledge of the inaccuracy of such statement has come to my attention. I have not, however, undertaken any independent investigation to determine the accuracy of such statements, and any limited inquiry undertaken by me during the preparation of this opinion letter should not be regarded as such investigation. No inference as to my knowledge of any matters bearing upon the accuracy of any such statements should be drawn from the fact of my representation of the Community Facilities District or the City.

My opinions set forth herein do not extend to, and I express no opinions herein with respect to, any laws other than the laws of the State of California, but exclusive of the tax and securities laws, rules and regulations of the State of California and the laws of the State of California relating to debt limitations and restrictions applicable to public entities.

On the basis of, and subject to and in reliance upon, the foregoing and the other qualifications and limitations set forth in this opinion letter, I am of the opinion that:
(i) the City is a municipal corporation and general law city, duly organized and existing under the Constitution and the laws of the State of California; (ii) the Community Facilities District is duly organized and validly existing as a community facilities district under and by virtue of the Constitution and laws of the State of California;
(iii) the Community Facilities District Resolution of Issuance and the Formation Documents have been duly adopted at meetings of the City Council of the City acting as the legislative body of the Community Facilities District, which were called and held pursuant to law and with all public notice required by law and at which a quorum was present and acting throughout, and the Community Facilities District Resolution of Issuance and the Formation Documents are in full force and effect and have not been modified, amended, rescinded or repealed since the respective dates of their adoption;
(iv) the Community Facilities District Documents and the Official Statement have been duly authorized, executed and delivered by the Community Facilities District; (v) except as may be stated in the Official Statement, to my knowledge, there is no action, suit, proceeding or investigation before or by any court, public board or body pending (proper 991
D-3
notice or process of which has been served on the City or the Community Facilities District) or overtly threatened in writing : (a) challenging the creation, organization, existence or powers of the City or the Community Facilities District, or the titles of their members and officers to their respective offices; or (b) challenging the validity of the Community Facilities District Documents or seeking to restrain or enjoin the repayment of the Bonds or contesting the validity of the Community Facilities District Documents or contesting the authority of the Community Facilities District to enter into or perform its obligations under any of the Community Facilities District Documents; or (c) questioning the right of the Community Facilities District to use Special Tax levied within the Community Facilities District for the repayment of the Bonds or the right or ability of the Community Facilities District to collect or pledge the Special Tax levied within the Community Facilities District for the repayment of the Bonds;
(vi) to my knowledge, the execution and delivery of the Bonds and the Community Facilities District Documents, and compliance with the provisions of each, will not conflict with or constitute a breach of or default under any material loan agreement, note, ordinance, resolution, indenture, contract, agreement or other instrument of which the Community Facilities District is a party or is otherwise subject or bound, a consequence of which could be to materially and adversely affect the ability of the Community Facilities District to perform its obligations under the Bonds or the Community Facilities District Documents;
(vii) To my knowledge, the Community Facilities District is not in breach of or default under any applicable law or administrative regulation of the State or any applicable judgment or decree or any material loan agreement, indenture, bond, note, resolution, agreement or other instrument to which the Community Facilities District is a party or is otherwise subject, which breach or default would materially adversely affect the Community Facilities District’s ability to enter into or perform its obligations under the Community Facilities District Documents.

This letter is furnished by me as Issuer’s Counsel. Other than the City and the Community Facilities District, no attorney-client relationship has existed or exists between the Issuer’s Counsel and you in connection with the Bonds or by virtue of this letter. I disclaim any obligation to update this letter. This letter is delivered to the addresses, is solely for their benefit and is not to be used, circulated, quoted or otherwise referred to or relied upon for any other purpose or by any other person; provided, however, an information copy may be included in the transcript of the proceedings for the Bonds. This letter is not intended to, and may not, be relied upon by owners of the Bonds.

I bring to your attention the fact that our legal opinions are an expression of professional judgment and are not a guarantee of a result.

Respectfully submitted,
992
E-1

EXHIBIT E
$__________
COMMUNITY FACILITIES DISTRICT NO. 2022-2 (HORIZON PLACE)

OF THE CITY OF WILDOMAR
SPECIAL TAX BONDS, SERIES 2025

FORM OF ISSUE PRICE CERTIFICATE
The undersigned, on behalf of Raymond James & Associates, Inc. (“Raymond James”) hereby certifies as set forth below with respect to the sale and delivery of the above-captioned obligations (the “Bonds”) based upon the information available to it.

1. Sale of the General Rule Maturities. As of the date of this certificate, for each Maturity of the General Rule Maturities, the first price at which at least 10% of such Maturity was sold to the Public is the respective price listed in Schedule A.

2. Defined Terms.
(a) General Rule Maturities means those Maturities of the Bonds listed in Schedule A hereto as the “General Rule Maturities.”
(b) Issuer means Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar.
(c) Maturity means Bonds with the same credit and payment terms. Bonds with different maturity dates, or Bonds with the same maturity date but different stated interest rates, are treated as separate maturities.
(d) Public means any person (including an individual, trust, estate, partnership, association, company, or corporation) other than an Underwriter or a related party to an Underwriter.

The term “related party” for purposes of this certificate generally means any two or more persons who have greater than 50 percent common ownership, directly or indirectly. (e) Underwriter means: (i) any person that agrees pursuant to a written contract with the Issuer (or with the lead underwriter to form an underwriting syndicate) to participate in the initial sale of the Bonds to the Public; and (ii) any person that agrees pursuant to a written contract directly or indirectly with a person described in clause (i) of this paragraph to participate in the initial sale of the Bonds to the Public (including a member of a selling group or a party to a third-party distribution agreement participating in the initial sale of the Bonds to the Public).

The representations set forth in this certificate are limited to factual matters only. Nothing in this certificate represents Raymond James’ interpretation of any laws, including specifically Sections 103 and 148 of the Internal Revenue Code of 1986, as amended, and the Treasury Regulations thereunder. The undersigned understands that the foregoing information will be relied upon by the Issuer with respect to certain of the representations set forth in the Tax Certificate and with respect to compliance with the federal income tax rules affecting the Bonds, and by Stradling Yocca Carlson & 993
E-2
Rauth LLP, Newport Beach, California, in connection with rendering its opinion that the interest on the Bonds is excluded from gross income for federal income tax purposes, the preparation of the Internal Revenue Service Form 8038-G, and other federal income tax advice that it may give to the Issuer from time to time relating to the Bonds. Except as expressly set forth above, the certifications set forth herein may not be relied upon or used by any third party or for any other purpose The certifications contained herein are not necessarily based on personal knowledge, but may instead be based on either inquiry deemed adequate by the undersigned or institutional knowledge (or both) regarding the matters set forth herein.

RAYMOND JAMES & ASSOCIATES, INC.

By:

Name:

Dated: [Closing Date]
994
E-3

SCHEDULE A

SALE PRICES OF THE GENERAL RULE MATURITIES
[TO BE ATTACHED]
995

APPRAISAL REPORT

COVERING
Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar
DATE OF VALUE: SUBMITTED TO:

January 6, 2025 City of Wildomar
23873 Clinton Keith Rd.

Wildomar, CA 92595
Attn: Heidi Schrader
Administrative Services Director

DATE OF REPORT: SUBMITTED BY:

January 21, 2025 Stephen G. White, MAI
1801 Lexington Dr.

Fullerton, CA 92835
996
January 21, 2025
City of Wildomar Re: Community Facilities District No. 2022-2 23873 Clinton Keith Rd. (Horizon Place) of the City of Wildomar Wildomar, CA 92595
Attn: Heidi Schrader
Administrative Services Director
Dear Ms. Schrader:

In accordance with your request and authorization, I have completed an appraisal of the taxable properties within the above-referenced Community Facilities District (CFD). These properties consist of 136 townhome-type lots for attached homes in various Condominium Plans that are being developed by Lennar Homes with a neighborhood of townhomes called Horizon Place. As of the January 6, 2025 date of value for this appraisal there were 110 completed-closed homes (closed builder sales), 3 completed-unclosed homes (the models), 16 homes under construction, and 7 vacant lots.

The purpose of this appraisal is to estimate the aggregate market value of the as is condition of these taxable properties, with the values allocated to Individual Owners (completedclosed homes) and to Builder Ownership (completed-unclosed homes, homes under construction and vacant lots). This appraisal reflects the proposed CFD bond financing, with the effective tax rate of ±1.9% based on recorded sale prices for completed-closed homes and including special taxes of this CFD and other overlapping debt.

Based on the general inspections of the properties and analysis of matters pertinent to value, the following conclusions of market value have been arrived at, subject to the Assumptions and Limiting Conditions, and as of January 6, 2025:

No. Market
Ownership Lots Value

Individual Owners (completed-closed homes): 110 $48,400,000 Builder Ownership (completed-unclosed homes): 3 $1,050,000 Builder Ownership (homes under construction): 16 $4,080,000 Builder Ownership (vacant lots): 7 $990,000

136 $54,520,000
$54,520,000
(FIFTY-FOUR MILLION FIVE HUNDRED TWENTY THOUSAND DOLLARS) 997
MS. HEIDI SCHRADER
JANUARY 21, 2025
PAGE 2
The following is the balance of this 36-page Appraisal Report which includes the Certification, Assumptions and Limiting Conditions, definitions, property data, exhibits, valuation and market data from which the value conclusions were derived.

Sincerely,

Stephen G. White, MAI
(State Certified General Real Estate
Appraiser No. AG013311)
SGW:sw
Ref: 24030
998

TABLE OF CONTENTS
PAGES
Appraisal Summary …………………………………………………... 5
Certification …………………………………………………………... 6
Assumptions and Limiting Conditions ………………………………… 7-8
Purpose and Intended Use/User of the Appraisal, Scope of the Appraisal, Date of Value, Property Rights Appraised,
Definitions, Exposure Time, Ownership/Sales History ………. 9-10

PROPERTY DATA
Location Map, Location, General Area Description, Aerial Photo, Legal Description, Assessor Data, Assessor Maps, No. Lots/ Lot Sizes, Streets & Access, Utilities, Zoning/General
Plan/Approvals, School District/Schools, Topography/
Views, Drainage/Flood Hazard, Fire Hazard Zone, Soil/
Geologic/Seismic Conditions, Environmental Conditions,
Title Report, Residential Market Overview, Map of Horizon Place, Description of Homes/Status of Construction,
Homeowners Association, Highest & Best Use ………………… 11-25

VALUATION
Method of Analysis, Analysis of Completed-Closed Homes, Analysis of Completed-Unclosed Homes, Analysis of
Homes Under Construction, Analysis of Vacant Lots,
Conclusion of Value ……….……………………………….…… 26-33

ADDENDA
Qualifications of Appraiser ……………………………………………… 34-36
999
5 APPRAISAL SUMMARY
Property Type: 110 completed-closed homes, 3 completed-unclosed homes, 16 homes under construction & 7 vacant lots;
136 total lots
Ownership: Individual Owners (completed-closed homes)
Builder Ownership (completed-unclosed homes,
homes under construction & vacant lots)
Date of Value/Effective
Date of the Appraisal: January 6, 2025
Date of Report: January 21, 2025
Location: SWC Elizabeth Ln. & Bunny Trail, Wildomar
APN: 380-541-001 to 005, 007 to 011, 013 to 018, 020 to 025, 027 to 041, 043 to 048, 050 to 055, 057 to
060 & 062 to 068
380-542-001 to 008, 010 to 015, 017 to 019, 021 to
031, 033 to 038, 040 to 045, 047 to 053, 055 to
061, 063 to 068, 070 to 077 & 079 to 086

Legal Description: Unit Nos. 1 to 136 of various Modules of Lot 1 of Tract No. 36672, as shown on various Condominium
Plans; referred to as Lots 1 to 136 in this appraisal
No. Lots/Lot Sizes: 136 units/lots; no specific lot sizes for attached homes Home Type/Sizes: Attached homes/1,378 s.f. to 1,692 s.f.

Years Built: 2023 to current/ongoing
Highest & Best Use: As Improved/As Planned
Method of Analysis: Sales Comparison Approach/Mass Appraisal Value Conclusions: 110 Completed-Closed Homes: $48,400,000 3 Completed-Unclosed Homes: $ 1,050,000
16 Homes Under Construction: $ 4,080,000
7 Vacant Lots: $ 990,000
Total: $54,520,000
1000
6 CERTIFICATION
I certify that, to the best of my knowledge and belief:
 The statements of fact contained in this report are true and correct.  The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.
 I have no present or prospective interest in the properties that are the subject of this report, and no personal interest with respect to the parties involved.  I have no bias with respect to the properties that are the subject of this report or to the parties involved with this assignment.
 My engagement in this assignment was not contingent upon developing or reporting predetermined results.
 My 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 the appraisal.
 I have made a general inspection of the properties that are the subject of this report.  No one provided significant real property appraisal assistance to the person signing this Certification, other than data research by my associate, Kirsten Patterson.  I have performed no services, as an appraiser or in any other capacity, regarding the subject properties within the three-year period prior to accepting this assignment.  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.  The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.

As of the date of this report, I have completed the continuing education program for Designated Members of the Appraisal Institute.

Stephen G. White, MAI
(State Certified General Real Estate
Appraiser No. AG013311)
1001
7 ASSUMPTIONS AND LIMITING CONDITIONS
This appraisal has been based upon the following assumptions and limiting conditions:

1. No responsibility is assumed for the legal descriptions provided or for matters pertaining to legal or title considerations. Title to the properties is assumed to be good and marketable unless otherwise stated.

2. The properties are appraised free and clear of any or all liens or encumbrances unless otherwise stated.

3. Responsible ownership and competent property management are assumed.

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

5. All engineering studies, if applicable, are assumed to be correct. Any plot plans or other illustrative material in this report are included only to help the reader visualize the property.

6. It is assumed that there are no hidden or unapparent conditions of the properties, subsoil, or structures that render them more or less valuable. No responsibility is assumed for such conditions or for obtaining the engineering studies that may be required to discover them.

7. It is assumed that the properties are in full compliance with all applicable federal, state and local environmental regulations and laws unless the lack of compliance is stated, described and considered in the appraisal report.

8. It is assumed that the properties conform to all applicable zoning and use regulations and restrictions unless a nonconformity has been identified, described and considered in the appraisal report.

9. It is assumed that all required licenses, certificates of occupancy, consents and other legislative or administrative authority from any local, state or national government or private entity or organization have been or can be obtained or renewed for any use on which the value estimates contained in the report are based.

10. It is assumed that the use of the land and improvements is confined within the boundaries or property lines of the properties described and that there are no encroachments or trespasses unless noted in the report.

11. Unless otherwise stated in this report, the existence of hazardous materials, which may or may not be present on the properties, was not observed by the appraiser.

However, the appraiser is not qualified to detect such substances. The presence of such substances may affect the value of the property, but the values estimated in this 1002
8 ASSUMPTIONS AND LIMITING CONDITIONS, Continuing
appraisal are based on the assumption that there is no such material on or in the properties that would cause a loss in value. No responsibility is assumed for such conditions or for any expertise or engineering knowledge required to discover them.

The client should retain an expert in this field, if desired.

12. Possession of this report, or a copy thereof, does not carry with it the right of publication, unless otherwise authorized. It is understood and agreed that this report will be utilized in the Official Statement, as required for the within-referenced CFD bond issuance.

13. The appraiser, by reason of this appraisal, is not required to give further consultation or testimony or to be in attendance in court with reference to the properties in question unless arrangements have previously been made.

EXTRAORDINARY ASSUMPTIONS

1. It has been assumed that there are no soil, geologic, seismic or environmental conditions that would negatively impact the existing or planned uses or valuation of the subject properties.

2. An estimate of the remaining costs and fees to get the subject lots from their as is condition to finished lot condition has been provided by the builder/property owner, and these estimates have been relied upon in this appraisal as being reasonably accurate and reliable; in addition, the valuations have reflected the proposed CFD bond financing such that the deductions of estimated remaining costs/fees do not include any amounts that are to be funded by the planned CFD bond proceeds. 1003
9 PURPOSE AND INTENDED USE/USER OF THE APPRAISAL
The purpose of this appraisal is to estimate the market value of the as is condition of the taxable properties located within Community Facilities District No. 2022-2 (Horizon Place) of the City of Wildomar, reflecting the proposed CFD bond financing. It is intended that this Appraisal Report is to be used by the client, consisting of the City of Wildomar, and other appropriate parties as part of the planned CFD bond issuance.

SCOPE OF THE APPRAISAL
It is the intent of this appraisal that all appropriate data considered pertinent in the valuation of the subject properties be collected, confirmed and reported in an Appraisal Report, in conformance with the Uniform Standards of Professional Appraisal Practice and the guidelines of the California Debt and Investment Advisory Commission. The scope of work has included an identification of the appraisal problem to be solved, which in this case is the market value of the taxable subject properties in as is condition as of the date of value of the appraisal; a general inspection of the subject properties and their surroundings; obtaining of pertinent property data on the subject properties, including review of various maps and documents relating to the properties and the home development; obtaining of comparable home sales and land sales from a variety of sources; analysis of all of the data to the value conclusions; and completion of the Appraisal Report.

DATE OF VALUE (EFFECTIVE DATE OF THE APPRAISAL)
The date of value or effective date of the appraisal is January 6, 2025.

PROPERTY RIGHTS APPRAISED
This appraisal is of the fee simple interest in the subject properties, subject to the applicable CFD special tax and assessment liens.

DEFINITION OF MARKET VALUE
The most probable price, as of a specified date, in cash, or in terms equivalent to cash, or in other precisely revealed terms, for which the specified property rights should sell after reasonable exposure in a competitive market under all conditions requisite to a fair sale, with the buyer and seller each acting prudently, knowledgeably, and for self-interest, and assuming that neither is under undue duress. (The Dictionary of Real Estate Appraisal, Seventh Edition)

DEFINITION OF FEE SIMPLE INTEREST (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. (The Dictionary of Real Estate Appraisal, Seventh Edition) 1004
10 DEFINITION OF MASS APPRAISAL
The process of valuing a universe of properties as of a given date using standard methodology, employing common data, and allowing for statistical testing. (USPAP, 2020- 2021 ed.) Often associated with real property tax assessment valuation. (The Dictionary of Real Estate Appraisal, Seventh Edition)

DEFINITION OF FINISHED LOT
This term describes the condition of residential lots in a residential subdivision for homes in which the lots are fully improved and ready for homes to be built. This reflects that the lots have all development entitlements, infrastructure improvements completed, finish grading completed, all in-tract utilities extended to the property line of each lot, street improvements completed, common area improvements/landscaping (associated with the tract) completed, resource agency permits (if necessary), and all development fees paid, exclusive of building permit fees, in accordance with the conditions of approval of the specific tract map.

EXPOSURE TIME
This is defined as the estimated length of time 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 or date of value of the appraisal. Assuming a reasonable marketing effort and at or reasonably near market value, I have concluded that the exposure time for the subject homes as well as the bulk of homes under construction and vacant lots would have been within 4 months for a sale to be negotiated, and with appropriate escrow time for the sales to close.

OWNERSHIP/SALES HISTORY
Lennar Homes of California, Inc. purchased the unimproved land for the subject neighborhood, including 3.8 acres of adjacent open space land, from Strata Keith, LLC by deed recorded December 9, 2021 at an indicated price of $2,000,000. The land was then transferred to Cal Hearthstone Lot Option Pool 01, L.P. on February 7, 2022 as a land bank, and all of the lots have subsequently been transferred back to Lennar Homes of California, LLC.

As of the January 6, 2025 date of value, individual owners owned 110 of the lots with completed homes (Lots 6 to 115) and Lennar Homes of California, LLC owned 26 of the lots (Lots 1 to 5 & 116 to 136) consisting of the 3 model homes, the 16 homes under construction and the 7 vacant lots. The closed builder sales closed and recorded from August 31, 2023 through December 4, 2024 at net sale prices ranging from $369,149 to $511,794. In addition, as of January 6, 2025 there were 7 pending builder sales that were scheduled to close from February 5 to 20, 2025.
1005
11 LOCATION MAP

1006
12 PROPERTY DATA

LOCATION
The subject neighborhood of Horizon Place is located at the southwest corner of Elizabeth Ln. and Bunny Trail in the City of Wildomar. This location is in the southeast part of Wildomar, ¼ mile south of Clinton Keith Rd. and ½ mile to the northeast of the 15 Freeway, with a full interchange at Clinton Keith Rd. to the northwest.

GENERAL AREA DESCRIPTION
To the north of Horizon Place across Bunny Trail, extending north to Clinton Keith Rd. and west from Elizabeth Ln., is a vacant 23-acre site planned for development with the Wildomar Commerce Center. This master-planned business park is to comprise five buildings ranging in size from 15,003 s.f. to 99,940 s.f. with construction of Phase I anticipated to commence in early 2025. Farther to the northwest is more vacant and undulating land with a ±17-acre ownership at the southwest corner of Clinton Keith Rd. and Yamas Dr. approved in 2016 for a mixeduse development of 162 apartments and 50,000 s.f. commercial retail center. Timing for development of this project is not known.

To the northeast, at the southeast corner of Elizabeth Ln. and Clinton Keith Rd., is a large self-storage facility built in 2006 on 8.67-acres. East of this is a boat and RV storage facility with access from Jane Ln. to the east; and at the southwest corner with Jana Ln. and Clinton Keith Rd. is a 4.35-acre site with approvals obtained in 2023 for a gas station, carwash, convenience store, two drive-thru restaurants and a 21,000 s.f. industrial building.

To the east of Horizon Place, south of the storage facilities and on the east side of Elizabeth Ln., are three parcels ranging in size from 2.16 to 4.47-acres, and each improved with a mobile home. South of these, at the northeast corner of Elizabeth Ln. and Prielipp Rd., is Tricon Wildomar which is a new gated rental home community. It comprises 170 for-rent townhomes ranging from 973 s.f. to 1,458 s.f. with 1-bedroom plus den and 1.5-baths up to 3-bedrooms 2.5 baths. Community amenities include clubhouse with fitness center, pool/spa, BBQ areas and firepit, tot lot and dog park. Further to the east are scattered residential properties on large lots.

Adjacent to the south, at the northwest corner of Elizabeth Lane and Prielipp Rd., is a 3.29-acre vacant site with approvals for a 2-story assisted living facility that were processed concurrently with the entitlements for the subject project. The site is currently available for sale. To the west of this site is a 3.83-acre lot designated as open space and improved with drainage facilities to serve the subject community and the assisted living site.
1007
13 1008
14 GENERAL AREA DESCRIPTION, Continuing
Farther south across Prielipp Rd. is a neighborhood of 67 homes called Briarwood, built by Lennar Homes in 2016-17. Homes range in size from 1,946 s.f. to 3,153 s.f. on 5,000 s.f. minimum size lots and two sales of the larger floorplans in 2024 indicated prices of $635,000 and $840,000. To the southeast, at the southeast corner of Prielipp Rd. and Elizabeth Ln., is a 148-unit apartment community called Gables Oak Creek. The community was constructed in 2005 comprising eleven 2- and 3- story buildings as well as clubhouse, pool/spa, barbecue areas and tot lot.

To the southwest, along the south side of Prielipp Rd., are several estate homes on large ±2 to ±4.5-acre parcels; then a Southern California Edison training and service facility on 17.76-acres; and then the Interstate Business Park built in 2007 with four large multi-tenant buildings ranging in size from 46,385 to 69,231 s.f.

Adjacent to the west of the subject community is a ±20-acre parcel, vacant but for a paved parking area on the southerly end which is enclosed with screened chain-link fencing and a sign indicating hospital staff parking. To the west of this are the Santa Rosa Apartments, 320 units built in 2008 with the main entrance from Yamas Ln. and a secondary access from Prielipp Rd. The community is gated and includes pool/spa, clubhouse with fitness center and lounge areas, covered picnic/barbecue areas and private garages.

Beyond this is vacant land, then several medical office buildings, and then the campus of Southwest Healthcare Inland Valley Hospital which extends to the 15 Freeway. The hospital is currently undergoing a large expansion including a new, 7- story patient tower.

LEGAL DESCRIPTION
The taxable properties are described as Units 1 to 136 of various Modules of Lot 1 of Tract No. 36672, as per Map filed on May 27, 2021, in Book 478 of Maps, Pages 31 through 34, inclusive, Official Records of Riverside County, California, as shown and described on various Condominium Plans for the various Modules. (Note: For appraisal purposes, the subject properties are referred to as Lots 1 to 136.) ASSESSOR DATA-2024/2025
The 136 lots comprise the following Assessor Parcel Nos.:
380-541-001 to 005, 007 to 011, 013 to 018, 020 to 025, 027 to 041, 043 to 048, 050 to 055, 057 to 060 & 062 to 068
380-542-001 to 008, 010 to 015, 017 to 019, 021 to 031, 033 to 038, 040 to 045, 047 to 053, 055 to 061, 063 to 068, 070 to 077 & 079 to 086 1009
15 ASSESSOR MAP

1010
16 ASSESSOR MAP

1011
17 ASSESSOR MAP

1012
18 ASSESSOR DATA-2024/2025, Continuing
The current assessed values for the 136 parcels are for land only and range from $32,125 to $68,111. The tax rate area is 025-007 which has an indicated tax rate of

1.028680%, but the effective tax rate including special taxes for this CFD and other overlapping debt is ±1.9% based on recorded sale prices for completed-closed homes.

NO. OF LOTS/LOT SIZES
The subject properties comprise a total of 136 townhome-type lots for attached homes, with 2 to 4 lots per building of the attached homes. The lots do not have specific individual sizes. The density of the subject neighborhood is 136 dwelling units on 10.75 net acres, or 12.7 units per acre.

STREETS AND ACCESS
Primary access to the Horizon Place neighborhood is from Elizabeth Ln. at A St., which is the main entrance into the neighborhood. Elizabeth Ln. is a two-lane northsouth collector road that extends along the east side of the neighborhood, connecting to Clinton Keith Rd. at the north and Prielipp Rd. to the south. The street has been widened and completed along the neighborhood frontage with curb, gutter, sidewalk and landscaped parkway, but still needs to be widening and completed along the east side.

Secondary access to the neighborhood is from Bunny Trail at D St. which extends into the neighborhood. Bunny Trail will be a two-lane collector road between Elizabeth Ln. and Inland Valley Dr. to the west, but is currently only completed along the north side of the subject neighborhood and terminates at the west end. It has curb, gutter and sidewalk along the subject neighborhood, but has not been widened or completed along the north side.

The in-tract streets on which the subject lots front or have vehicular access at the rear are signed as A St., B St., C St., D St., F St., H St., I St., J St., L St., M St., O St., P St. and Q St. These are narrow two-lane streets and driveways, not including several other driveways without lettered designations. (Note: All of the homes have addresses of 36351 Elizabeth Ln. with a numbered designation.)

UTILITIES
All utilities are available to the subject neighborhood, and have been installed in the in-tract streets as part of the land development that was completed. The utilities are provided as follows:
 Water & Sewer: Elsinore Valley Municipal Water District  Electric: Southern California Edison Company
 Gas: Southern California Gas Company
1013
19 ZONING/GENERAL PLAN/APPROVALS
The zoning designation for the subject neighborhood is R-3 (General Residential) which permits multi-family residential development in conjunction with an approved plot plan. The General Plan designation is High Density Residential (HDR) which permits single family attached townhouse/condominium residential development within a range of 8 – 14 units/acre. These designations permit the residential development that is completed and ongoing on the subject lots.

Tract Map No. 36672 was recorded on May 27, 2021 in Book 478 of Maps, Pages 31 to 34. Thereafter, the various Condominium Plans for the subject lots recorded from March through September 2023.

SCHOOL DISTRICT/SCHOOLS
The subject neighborhood is located within the boundaries of the Lake Elsinore Unified School District. It is served by Donald Graham Elementary School (less than 2 miles to the northwest in Wildomar); David A. Brown Middle School (just over 2.5 miles to the west in Wildomar); and Elsinore High School (just over 3.5 miles to the northwest in Wildomar).

TOPOGRAPHY/VIEWS
The overall subject neighborhood has a gradual slope and terracing down to the south and west. However, the land adjacent to the south and nearer to Elizabeth Ln. is terraced up above grade of the subject neighborhood, and then the land to the southwest slopes down into a lower drainage area. There are no resulting atypical views from any of the subject homes.

DRAINAGE/FLOOD HAZARD
Drainage is to the streets and in curbs within the neighborhood, with drainage flows directed southwesterly to the adjacent water quality detention basin. Per FEMA Flood Zone Panel No. 060221-2705G dated August 28, 2008, the subject neighborhood is located in Zone X which indicates areas that are determined to be outside of the 100- and 500-year floodplain and out of the Special Flood Hazard Area.

FIRE HAZARD ZONE
Per the County of Riverside, the subject neighborhood is located in a Very High Fire Hazard Severity zone within a Local Responsibility Area. This is consistent with the CalFire Fire Hazard Severity Zone map. The builder indicates that there has been compliance with the California Wildland Urban Interface Codes of the California Building Code, Chapter 7A – Materials and Construction Methods for Exterior Wildfire Exposure, and the homes are being constructed to these standards. 1014
20 SOIL/GEOLOGIC/SEISMIC CONDITIONS
It is noted that the subject properties are not located in a State of California Earthquake Fault Hazard Zone, with the nearest active fault being the Elsinore/Temecula fault approximately 2 miles to the west. In addition, the land comprising the subject neighborhood is not subject to liquefaction. The builder indicated that no mitigation measures were required for soil or geologic conditions.

ENVIRONMENTAL CONDITIONS
The builder indicated that no mitigation measures were required for environmental conditions.

TITLE REPORT
A Preliminary Report by Lennar Title and Doma Title Insurance, Inc. dated October 22, 2024, and covering the parcels owned by Cal Hearthstone Lot Option Pool 01, L.P. and Lennar Homes of California, LLC at that time, has been reviewed. (Note:

All lots have subsequently been transferred to Lennar Homes of California, LLC and no longer owned by Cal Hearthstone Lot Option Pool 01, L.P.) Pertinent exceptions to title include the following:
 The lien of special tax for Community Facilities District 2021-1 (Strata Horizons) as recorded March 2, 2021.
 The lien of special tax for Community Facilities District No. 2022-1 (Services) as recorded June 20, 2022.
 The lien of special tax for Community Facilities District No. 2022-2 (Horizon Place) as recorded June 20, 2022.
 Various easements for public road/utilities/services, drainage/flowage/flood control, slopes, solar energy equipment, and incidental purposes.
 Various agreements for road maintenance, subdivision improvement, development, onsite public improvement, and stormwater management.

It is noted that the first exception, CFD 2021-1 (Strata Horizons), has been dissolved.

The other exceptions to title for the Community Facilities Districts and the various easements and agreements are fairly typical for a residential subdivision such as the subject. These items have been incorporated into the approvals, the Tract Map and the Condominium Plans for the neighborhood so as to provide for the lots to be developable with homes that have been completed and with construction currently ongoing.

RESIDENTIAL MARKET OVERVIEW
The southern California housing market is poised and waiting to see what 2025 has in store. Analysts forecast slow but positive price growth in the market, supported by strong buyer demand and growing inventory levels, but interest rates and affordability remain sizable obstacles for many buyers to overcome. And while more homeowners are choosing to sell their homes, many borrowers are still 1015
21 RESIDENTIAL MARKET OVERVIEW, Continuing
reluctant to give up pandemic-era mortgage loans with interest rates below four percent.

According to data provided by Freddie Mac, the average rate on a 30-year fixed loan was 6.62% in January 2024, peaked at 7.22% in May and reached a low of 6.08% at the end of September. At that point many market participants were optimistic that rates would continue a downward trajectory through the end of the year in line with anticipated cuts to the Federal Reserve rate. However, rates ticked up through the fall and have remained elevated into the new year, with the current 30-year fixed loan average rate at 6.93% for week ending January 9, 2025.

On September 18, 2024 the Federal Reserve cut its benchmark interest rate by 0.5%, the first such cut in over four years. An additional reduction of 0.25% was made in November, and a third and final cut of a quarter percent was made in December, with the suggestion that the timing and extent of cuts in 2025 may be at a slower pace than previously anticipated. While mortgage rates do not directly follow the rate set by the Federal Reserve, as seen by the rising interest rates this past fall, many had hoped that mortgage rates would follow the downward trajectory of the federal funds rate. However, unexpectedly strong economic growth and uncertainty about the new administration’s economic policies have combined to keep mortgage rates elevated.

While higher interest rates have resulted in subdued market activity in the Fall months, a slow but increasing amount of housing supply has provided a glimmer of hope for buyers. Data provider Redfin reports that in November across California there were 90,665 homes for sale, up 18.8% year over year and including 20,555 newly listed homes. The median sale price of $827,100 was up 4.2% year over year with the number of homes sold up 12% at 21,078.

In Riverside County, Redfin reports a total of 1,809 homes sold in November 2024, up 7.7% from November 2023. Listings were on market for a median of 48 days, up nine days year over year and the median price of $605,000 reflected a 2.7% annual increase. Data assembled from various MLS databases by brokerage firm FirstTeam reports a total of 1,608 homes sold in Riverside County in December 2024 with a median sale price of $619,000 and an average of 50 days on market.

In the subject location of City of Wildomar, Redfin reports the median sale price was up 8.2% year over year for a median price of $677,000 in November 2024. A total of 14 homes were sold, down 39.1% year over year, and the median days on market was 53, up 26 days from November 2023.

More specific to the subject Horizon Place neighborhood, sales rates have been strong with 110 builder closed sales from August 2023 through early December 2024 1016
22 RESIDENTIAL MARKET OVERVIEW, Continuing
or just under 7 closed sales per month over that time period. In addition, there were 7 pending builder sales that were scheduled to close in February 2025.

Input obtained from various brokers noted a slowdown in home sales activity over the last couple of months with many attributing it to seasonality and the as yet unknown impacts of a new governmental administration. The upward trend in mortgage interest rates has once again had a negative impact on affordability but the number of for-sale listings has been increasing, expanding inventory and holding home prices steady. As 2025 begins, analysts will be keeping a close eye on changes to economic policy by a new administration, as well as ongoing issues of interest rates, inventory, affordability and geopolitical uncertainties. 1017
23 1018
24 DESCRIPTION OF HOMES/STATUS OF CONSTRUCTION
These 136 lots are being developed by Lennar Homes with the neighborhood of attached homes called Horizon Place. As of the January 6, 2025 date of value, there were 110 completed-closed homes (closed builder sales); 3 completed-unclosed homes (the models); 16 homes under construction that were considered to be an average of ±75% completed; and 7 vacant lots in near-finished condition, including the 2 lots formerly used for the model parking lot.
(Note: The 110 completed-closed homes are Lots 6 to 115; the 3 completed-unclosed homes are Lots 132 to 134; the 16 homes under construction are Lots 116 to 131; and the 7 vacant lots are Lots 1 to 5, 135 & 136).

There are three floor plans, and per marketing information are described as follows:

Residence 1: 1,378 s.f., two-story, with 3 bedrooms, 2.5 baths; first floor has great roomdining area-kitchen, half bath and front entry; second floor has 3 bedrooms, 2 baths (including owner’s suite) and laundry; plus 2-bay garage and small covered entry.

Residence 2: 1,418 s.f., two-story, with 3 bedrooms, 2.5 baths; first floor has great roomdining area-kitchen, half bath and front entry; second floor has 3 bedrooms, 2 baths (including owner’s suite) and laundry; plus 2-bay garage and small covered entry.

Residence 3: 1,692 s.f., two-story, with 3 bedrooms, 2.5 baths; first floor has great roomdining area-kitchen, half bath and side entry; second floor has 3 bedrooms, 2 baths (including two owner’s suites), loft and laundry; plus 2-bay garage and small covered entry.

It is noted that the 136 homes are comprised in 2 two-unit buildings, 24 three-unit buildings and 15 four-unit buildings. The Residence 1 and 2 floor plans are interior units in the three and four-unit buildings; the Residence 2 floor plans are end units in the two-unit buildings; and the Residence 3 floor plans are end units in all buildings.

Per building permit data, the 112 completed homes have sizes of 1,378 s.f. for Residence 1, 1,418 s.f. for Residence 2, and 1,692 s.f. for Residence 3; with average sizes of 1,516 s.f. for the 110 completed-closed homes and 1,496 s.f. for the 3 completed-unclosed homes.

HOMEOWNERS ASSOCIATION
The Horizon Place neighborhood has a Homeowners Association (HOA) with neighborhood amenities that include a recreation center with clubhouse, resort style pool, spa, and barbecue area, and tot lot. The monthly HOA dues are $282, which covers maintenance of the amenities and common areas.
1019
25 HIGHEST AND BEST USE
The term highest and best use is defined as the reasonably probable and legal use of vacant land or an improved property, which is physically possible, appropriately supported, financially feasible, and that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. Furthermore, the highest and best use of land or a site as though vacant is defined as among all reasonable, alternative uses, the use that yields the highest present land value, after payments are made for labor, capital, and coordination.

In terms of legal permissibility, single-family residential development is permitted by the zoning/General Plan designations, and by the recorded final Tract and Condominium Maps for the subject neighborhood. In terms of physical possibility, the lots within the subject neighborhood have been graded to fairly flat buildable pads, and with all needed infrastructure of streets, utilities and drainage completed for the home construction.

In terms of the financial feasibility, as previously discussed in the Residential Market Overview, the current residential market conditions still evidence good demand for new and resale homes in this general area, with indications of prices being stable or slightly increasing. The demand and pricing factors are also evident by the good home sales activity in the subject neighborhood, including the closed and pending builder sales.

In terms of the maximum productivity, this is represented by the homes that have been and are being built on the subject lots, with an appropriate array of home sizes, floor plans and pricing.

In summary, the highest and best use is concluded to be as improved for the completed homes, and as planned for the homes under construction and the remaining vacant lots.
1020
26 VALUATION

METHOD OF ANALYSIS
The analysis of the completed-closed homes is of the aggregate value on a mass appraisal basis, and by means of the Sales Comparison Approach. Consideration is given to the builder sales of the subject homes; recent sales of other homes in the general area; and new-home pricing from other active projects. For the completedunclosed homes, the analysis considers a discount due to the bulk ownership by the builder with the discount reflecting holding/sales costs, minor finishing costs and profit in order to sell off the homes.

For the homes under construction, a simplified Cost Approach is used in which the value is based on an estimate of construction costs expended plus the estimated value of the vacant lot. The analysis of the vacant lots as if in finished condition is based on the Sales Comparison Approach, considering recent sales of residential land or bulk lots in the general area, and then a deduction for the remaining land development costs and impact fees to get to finished lot condition, reflecting the value of the as is condition.

ANALYSIS OF COMPLETED-CLOSED HOMES
Builder Sales of Subject Homes: The builder sales of these 110 completed homes closed from August 31, 2023 through December 4, 2024. The net sale prices that were available for 109 of the homes ranged from $369,149 to $511,794, or an average of $426,399 for the average home size of 1,516 s.f., or $281.27 per s.f. It is noted that the net sale price includes the base price plus lot premiums and options, less or net of incentives. The lot premiums averaged $2,083, the options averaged $2,223 and the incentives averaged $35,163.

The contract dates when the closed sales were negotiated ranged from February 26, 2023 through November 10, 2024, with the closing dates previously noted from August 2023 through November 2024. Based on the contract dates, the changes in average net pricing, premiums/options and incentives over this period of time are shown in the following table:

No. of Time Frame Avg. Avg Home Avg. Avg.

Sales (Contract Dates) Net Price Size (s.f.) Price/s.f. Opt./Prem. Incentives

109 Feb’23-Nov’24 $426,399 1,516 $281.27 $4,306 ($35,163)

56 Feb-Dec’23 $407,972 1,508 $270.54 $3,310 ($33,328)

17 Jan-Mar’24 $432,184 1,487 $290.64 $2,353 ($25,689)

21 Apr-Jun’24 $442,967 1,520 $291.43 $5,211 ($40,520)

15 Jul-Nov’24 $465,441 1,567 $297.03 $8,968 ($45,250)
109
1021
27 ANALYSIS OF COMPLETED-CLOSED HOMES, Continuing
It is evident that the average net pricing has increased over these periods of time, and also when considering the differentials in average home size. This is particularly evident from the most recently negotiated sales which indicate the higher average net price and for a larger average home size but also reflecting a higher price per s.f. for the larger size. It is noted that the sales negotiated in the last two periods reflect higher average incentives, and this is reflected as a deduction in the net price.

Thus, it is concluded that the indication at $426,399 from all sales supports a far lower limit indication of average value at current date due to the older contract dates; the indication at $442,967 supports a closer but still firm lower limit indication of average value for the 110 closed sales due to the older dates of sale and similar average home size; the indication at $465,441 supports a firm upper limit due to the larger average home size, and conversely due to the larger size a firm lower limit at $297.03 per s.f., as follows:
1,516 s.f. @ $297.03/s.f. = $450,297
As of January 6, 2025 there were 7 pending builder sales that were scheduled to close from February 5 to 20, 2025. The sale contract dates were from November 3 through December 31, 2024, with average net pricing of $425,393, and an average home size of 1,434 s.f. These 7 sales are shown in the following table:

No. of Time Frame Avg. Avg Home Avg. Avg.

Sales (Contract Dates) Net Price Size (s.f.) Price/s.f. Opt./Prem. Incentives

7 Nov-Dec’24 $425,393 1,434 $296.65 $7,494 ($66,090)

It is noted that the average net price is much lower than for the most recently negotiated closed sales, though this is due in part to the smaller average home size of 1,434 s.f. However, it is also noted that average amount of incentives is significantly higher than for the most recently negotiated closed sales, which is an additional reason for the lower net pricing on the pending sales. Considering the smaller average home size at 1,434 s.f. than 1,516 s.f. for the 110 completed-close homes, the indication at $425,393 would support a firm lower limit of average value for the completed-closed homes. Conversely, the indication at $296.65 per s.f. would support a firm upper limit as follows:
1,516 s.f. @ $296.65/s.f. = $449,721
Resales of Homes from Nearby Neighborhoods: Next, recent resales of attached townhomes from two nearby neighborhoods in Murrieta have been considered. The first neighborhood is Solera by Lennar Homes that is located at the easterly corner of Washington Ave. and Retsina St., nearby to the southeast of Magnolia St., which is just under 2 miles southerly of Horizon Place. These sales are shown in the following table:
1022
28 ANALYSIS OF COMPLETED-CLOSED HOMES, Continuing
COE Net Home BR/ HOA/ Conces- Year
No. Address Date Price Size BA Assmts sions Built Comments

1 24139 Dolcetto Ave.,
#504
8/7/24 $502,000 1,466 3/2.5 $260
$1,949
$10,040 2020 Good condition; some
upgrades; interior unit

2 41984 Retsina St., #702 8/16/24 $495,000 1,466 3/2.5 $260 $1,949
$9,900 2022 Good condition; some
upgrades; interior unit
3 24131 Tuscany Ave.,
#1306
10/11/24 $510,900* 1,472 3/2.5 $260
$1,949
$23,580 2021 Good condition; some
upgrades; end unit

4 24139 Dolcetto Ave.,
#502
10/29/24 $490,000 1,396 3/2.5 $260
$1,929
$0 2020 Good condition; some
upgrades; interior unit

Avg. $499,475 1,450 ($339.22/s.f.)
*Net of seller concessions
In comparison to the subject homes, the location is superior; the average home size is slightly smaller; the ages of the homes at 3 to 5 years is fairly similar; the recreational amenities are similar; the monthly HOA dues are fairly similar; and the annual special assessments are lower than the subject (range from about $3,100 to $3,400), resulting in a lower effective tax rate. It is also noted that the seller concessions on Data No. 3 were $13,100 for mortgage interest rate buydown.

Overall, the superior factors of location and lower effective tax rate are only slightly offset by the smaller average home size, resulting in a far upper limit indication of average value for the subject homes at $499,475.

The second neighborhood is North Oaks by Western Pacific Housing that is located at the northwest corner of McElwain Rd. and Sierra Ln., nearby to the north of Clinton Keith Rd., which is just under 3 miles easterly of Horizon Place. These sales are shown in the following table:

COE Net Home BR/ HOA/ Conces- Year
No. Address Date Price Size BA Assmts sions Built Comments

1 27477 Hazelhurst St., #3 9/23/24 $520,000 1,761 3/2.5 $319 $2,294
$10,400 2007 Upgraded; large yard

2 35800 Lajune St., #2 11/7/24 $484,000* 1,456 3/2.5 $319 $2,141
$10,700 2010 Typical condition; yard
area
3 27544 Papillion St., #3 12/16/24 $493,975* 1,761 3/2.5 $319 $2,294
$18,525 2007 Typical condition; patio
area

Avg. $499,325 1,659 ($300.98/s.f.)
*Net of seller concessions
In comparison to the subject homes, the location is superior; the average home size is much larger; the age of the homes at 15 to 18 years is inferior; the recreational amenities are similar; the monthly HOA dues are fairly similar; and the annual 1023
29 ANALYSIS OF COMPLETED-CLOSED HOMES, Continuing
special assessments are lower than the subject, resulting in a lower effective tax rate.

It is also noted that the seller concessions were $1,000 on Data No. 1 as a credit and $6,025 on Data No. 3 for closing costs. Overall, the superior factors of location, larger size and lower effective tax rate are only slightly offset by the inferior age, resulting in a far upper limit indication of average value for the subject homes at $499,325. Due to the larger size, but partially offset by the other superior factors, the indication at $300.98 per s.f. supports a close upper limit indication for the subject homes as follows:
1,516 s.f. @ $300.98/s.f. = $456,286
Other New-Home Pricing: Lastly, a survey was made of current pricing in other neighborhoods of new townhomes in the general area, which is shown in the following table along with the base pricing of the subject homes:

Floor Bed/
Project Plan (s.f.) Bath Stories HOA CFD Base Price

Subject Horizon Place 1,378 3/2.5 2 $282 Yes $477,990
1,418 3/2.5 2 $486,990
1,692 3/2.5 2 $524,990

Sevilla 1,399 3/2.5 2 $327 Yes $471,990
(Lennar Homes) 1,408 3/2.5 2 $471,990
Winchester 1,599 3/2.5 2 $527,250

Sultana at Heirloom Farms 1,387 2/2.5 3 $280 Yes $537,295 (Meritage Homes) 1,698 3/2.5 3 $580,000
Temecula 1,893 4/3.5 3 $623,000
Discovery at Sommers Bend 1,340 3/2.5 2 $330 Yes $500,000 (Woodside Homes) 1,502 3/2.5 2 $512,000
Temecula 1,788 4/2.5 2 $570,000

Initially, it is noted that there is no other new-home competing product in Wildomar.

The location of the project in Winchester is considered to be slightly inferior but the locations in Temecula are considered to be superior. These projects are fairly similar to the subject in terms of recreational amenities, HOA dues and effective tax rates.

Overall, considering these factors, while the indicated base pricing is fairly supportive of the base pricing for the subject homes, the effect of builder incentives is not reflected as it tends to be confidential and also subject to widely varying negotiations on each project.

Conclusion: In summary, the indications of average value from the closed sales of the subject homes are a far lower limit at $426,399, firm lower limits at $442,967 and $450,297, and a firm upper limit at $465,441; from the pending builder sales of the subject homes are a firm lower limit at $425,393 and a firm upper limit at $449,721; from the resale data a close upper limit at $456,286 and far upper limits at 1024
30 ANALYSIS OF COMPLETED-CLOSED HOMES, Continuing
$499,325 and $499,475; and with general support from the other new-home pricing.

Greatest weight is given to the builder sales of the subject homes, particularly the most current indications from the pending sales, and the conclusion is an average of $440,000 for the 110 completed-closed homes.

ANALYSIS OF COMPLETED-UNCLOSED HOMES
These 3 homes consist of the 3 model homes with an average size of 1,496 s.f., which is slightly smaller than the average of 1,516 s.f. for the completed-closed homes. Considering the model upgrades offsetting the smaller average size, the initial conclusion is the same as for the completed-closed homes, or an average of $440,000. Then, a discount of 20% is made due to being part of the bulk ownership by the builder and reflecting sell-off time, holding/sales costs, minor finishing costs and profit. This results in the discounted average value rounded to $350,000 for these 3 homes.

ANALYSIS OF HOMES UNDER CONSTRUCTION
For the 16 homes that were estimated to be an average of ±75% completed, I have considered a cost amount of 75% of direct costs indicated to be an average of $98.67 per s.f., or $74.00 per s.f. This is applied to the average home size of 1,545 s.f. for these 16 homes, or an amount of $114,330. This is added to the estimated value of $141,378 for the vacant lot (as discussed in the following Analysis of Vacant Lots, $185,000 per finished lot less $43,622 per lot allocation of remaining costs to get to finished lot condition), resulting in a total of $255,708, rounded to $255,000 as an average for these 16 homes.

ANALYSIS OF VACANT LOTS
Finished Lot Value
The pertinent land sales data is shown in the following table, with discussion and analysis of the data thereafter.
1025
31 ANALYSIS OF VACANT LOTS, Continuing
Rec. No. Lots Price/Lot
No. Location/APN Date Type Price/Fin Lot Remarks

1 NWC Menifee Rd. & Rouse Rd., 1/14/25 162 $97,531 Vacant, flat unimproved land; entitled for 162 Menifee Attached $176,000 two-story townhomes; homes to range from 918- 331-250-028,029&030 1,336 s.f.

2 N/S Winchester Hill Dr., west from 10/18/24 164 $97,527 Creekstone project; vacant, flat, unimproved Leon Rd., Winchester Det. $184,000 land entitled for 65 detached condos and 99 461-160-052,053 Condo triplex homes

3 SW side Jackson St., ±800’ SE of 11/29/23 70 $83,333 Land in unimproved condition with several Indiana Ave., Riverside Attached $200,000 old houses and outbuildings; buyer planned 233-180-014 to 019 townhome project; 1,380 & 1,641 s.f.

Data No. 1 is located at the northwest corner of Menifee Rd. and Rouse Rd., in the northeast part of Menifee. This area includes newer neighborhoods of homes, much vacant land and nearby industrial uses. The property consists of ±7.5 acres of vacant and fairly flat land in unimproved condition, that was entitled for 162 two-story townhomes, with sizes ranging from 918 s.f. to 1,336 s.f. The sale to Lennar Homes closed in January 2025 at an indicated price of $15,800,000 or $97,531 per lot for the as is condition, and based on $176,000 per finished lot. The buyer planned to develop this project to be called Heritage Village.

In comparison to the subject, the date of sale/market conditions is similar; the location is considered to be slightly inferior; the density of the project is closer to 20 units per acre or much higher than the subject, resulting in smaller home sizes; and the unimproved physical condition at time of sale is inferior to the subject nearfinished lot condition, resulting in greater time and risk to get to buildable condition.

Overall, upward adjustments for the inferior location, size of homes and physical condition result in a firm lower limit indication of value for the subject lots at $176,000 per finished lot.

Data No. 2 is located on the north side of Winchester Hill Dr., west from Leon Rd., in the northerly part of unincorporated Winchester area and nearby to the north of Domenigoni Pkwy. This semi-rural area includes many new neighborhoods of homes and much remaining vacant land. The property consists of 14.9 acres of vacant, fairly flat and unimproved land that was entitled for 164 residential units comprised of 65 six-pack cluster detached homes and 99 bungalow-style detached tri-plex homes (including detached garages and one unit above the garages). The sale to KB Home closed in October 2024 at the price of $15,994,500 or $97,527 per lot in unimproved condition, with finished lots estimated at $184,000 per lot.

In comparison to the subject, the date of sale/market conditions is similar; the location is considered to be inferior; the product type is superior as detached homes, though a somewhat less desirable tri-plex type of home comprising a majority of the units; and the unimproved condition of the land was inferior. Overall, upward 1026
32 ANALYSIS OF VACANT LOTS, Continuing
adjustments for the inferior location and condition of the land are mostly offset by a downward adjustment for the superior product type of homes, resulting in a close indication for the subject at $184,000 per finished lot.

Data No. 3 is located on the westerly side of Jackson St., ±800’ southerly of Indiana Ave., in the southwest part of Riverside. This location is in an average residential area, across Jackson St. from Arlington High School and along the southerly side of the main railroad tracks through this area. The property consists of a 4.55-acre site comprising six Assessor parcels that was mostly land in unimproved condition, but including several old houses and outbuildings. The sale from two separate parties to Century Communities of California, LLC was negotiated in 2021 and closed concurrently in November 2023 at the total price of $6,000,000 or $83,333 per lot for a planned 70-unit townhome project, with finished lots estimated at $200,000 per lot.

The buyer processed the entitlements for the project, with the townhomes to be 1,380 s.f. and 1,641 s.f. in size, and current indicated pricing from the $500,000’s.

In comparison to the subject, the date of sale/market conditions is inferior; the location is considered to be superior; the density of 15.4 units per acre is slightly higher than the subject, with the planned homes being fairly similar in size but at a likely much higher price point; and the unimproved physical condition is inferior.

Overall, a downward adjustment for the superior location is partially offset by upward adjustments for the various inferior factors, resulting in a firm upper limit indication of value for the subject lots at $200,000 per finished lot.

In summary, on a finished lot basis the analysis of the data supports a firm lower limit indication of value at $176,000; a fairly close indication at $184,000; and a firm upper limit at $200,000.

An alternative analysis is by the finished lot ratio, which is calculated by the finished lot price divided by the projected or proforma average home price. A typical finished lot ratio for a lower-priced product type such as the subject is in the range of 40-45%. Applying this range to an average home price of $440,000 (average value previously concluded for the completed-closed homes), the resulting indication is as follows:
$440,000 x .40-.45 = $176,000 to $198,000/finished lot
The conclusion for the subject lots is $185,000 per lot if in finished condition.

Deduction of Costs to Complete
Then, a deduction is made for the remaining land development costs plus development impact fees to get all lots to a fully finished condition. Per information provided by the builder, the remaining cost amount is a total of $1,003,304. This amount includes items of Grading; Consultants (design, planning, engineering); 1027
33 ANALYSIS OF VACANT LOTS, Continuing
Streets; Sewer, Water & Storm Drain; Parks, Landscaping & Common Area; Walls; Dry Utilities; and Impact Fees. It is noted that none of these costs or fees are to be funded or reimbursed by the CFD bond proceeds.

This cost amount of $1,003,304 is allocated over the total of 23 lots that are either vacant lots or have homes under construction. This results in an allocation of $43,622 per lot to these 23 lots.

Conclusion for Vacant Lots – As Is Condition
Thus, relative to the 7 vacant lots, the following indication results:
7 vacant lots, if in finished condition @ $185,000/lot = $1,295,000 Less alloc. of remaining costs: 7 lots @ $43,622/lot = - 305,354 Value, As Is Condition: $ 989,646
Rd. $ 990,000

CONCLUSION OF VALUE
Based on the foregoing, the total value indication for the subject Horizon Place neighborhood in its as is condition, is calculated as follows:
110 completed-closed homes @ $440,000 = $48,400,000
3 completed-unclosed homes @ $350,000 = $ 1,050,000
16 homes under construction @ $255,000 = $ 4,080,000
7 vacant lots = $ 990,000
Value Indication, As Is Condition: $54,520,000
Thus, as the result of this analysis, I have arrived at the following overall conclusion of market value for the as is condition of the subject Horizon Place neighborhood, subject to the Assumptions and Limiting Conditions, and as of January 6, 2025:
$54,520,000
(FIFTY-FOUR MILLION FIVE HUNDRED TWENTY THOUSAND DOLLARS) 1028
43 ADDENDA
1029
34 QUALIFICATIONS
OF
STEPHEN G. WHITE, MAI

PROFESSIONAL EXPERIENCE
Real Estate Appraiser since 1976.
1983 through current date: Self-employed; office located at 1801 Lexington Dr., Fullerton, CA 92835 (Phone: 714-738-1595)
1976-1982: Employed by Cedric A. White, Jr., MAI, independent appraiser located in Anaheim.

Real estate appraisals have been completed on most types of properties for purposes of fair market value, leased fee value, leasehold value, easement value, partial acquisitions and severance damages.

PROFESSIONAL ORGANIZATIONS
Designated Member, Appraisal Institute; MAI designation obtained 1985 Affiliate Member, Pacific West Association of Realtors

LICENSES
Licensed by the State of California as a Certified General Real Estate Appraiser; BREA ID No.

AG013311; valid through September 22, 2026.

EDUCATION
B.A. Economics & Business, Westmont College, Santa Barbara (1976) Appraisal Institute Courses:

Basic Appraisal Principles, Methods and Techniques
Capitalization Theory and Techniques
Urban Properties
Litigation Valuation
Standards of Professional Appraisal Practice
Numerous seminars and continuing education on various appraisal subjects, including valuation of easements and leased fee interests, litigation, the money market and its impact on real estate, and standards of professional appraisal practice.

COURT/TESTIMONY EXPERIENCE
Qualified as an expert witness in the Superior Courts of Orange, Los Angeles, Riverside and San Bernardino Counties; also for the Assessment Appeals Board of Orange and Los Angeles Counties.

TYPES OF PROPERTY APPRAISED
Residential: vacant lots, acreage and subdivisions; single family residences, condominiums, townhomes and apartment complexes.

Commercial: vacant lots/acreage; office buildings, retail/shopping centers, restaurants, hotels/motels.

Industrial: vacant lots and acreage; warehouses, manufacturing buildings, R&D buildings, industrial parks, mini-warehouses.

Special Purpose: mobilehome parks, churches, automobile agencies, medical buildings, convalescent hospitals, easements, leased fee and leasehold interests. 1030
35 QUALIFICATIONS, Page 2

CLIENT LIST
Corporations:

Aera Energy La Habra Products, Inc.

British Pacific Properties MCP Foods
BSI Consultants Orangeland RV Park
Crown Central Petroleum Pacific Scientific
Firestone Building Materials Penhall International
Foodmaker Realty Corp. Pic 'N Save Stores
Greyhound Lines Sargent-Fletcher Co.

Holiday Rambler Corp. Shell-Western E&P
International Baking Co. Southern Distributors Corp.

Johnson Controls Southern California Edison
Kampgrounds of America The Home Depot
Knowlwood Restaurants Tooley and Company
Kroger Company Wastewater Disposal Co.

Developers:

Brighton Homes Kathryn Thompson Developers
BRIDGE Housing Mission Viejo Co.

Brookfield Premier Homes
Citation Builders Presley Homes
Davison-Ferguson Investment Devel. Rockefeller & Associates D.T. Smith Homes Taylor Woodrow Homes
Irvine Company Unocal Land & Development
Law Firms:

Atkinson, Andelson, Loya, Ruud & Romo Oliver, Barr & Vose Baldikoski, Klotz & Dragonette Ollestad, Freedman & Taylor Best, Best & Krieger LLP Palmieri, Tyler, Wiener, Wilhelm & Bowie, Arneson, Wiles & Giannone Waldron LLP
Bye, Hatcher & Piggott Paul, Hastings, Jonofsky &
Callahan, McCune & Willis Walker LLP
Cooksey, Coleman & Howard Piggott, George B.

Dawson & Dawson Pothier, Rose
Hamilton & Samuels Rosenthal & Zimmerman
Horgan, Rosen, Beckham & Coren Ross Wersching & Wolcott LLP Kirkland & Ellis Rutan & Tucker, LLP
Latham & Watkins LLP Sikora & Price, Inc.

McKee, Charles C. Smith & Politiski
Mosich, Nicholas J. Williams, Gerold G.

Long, David M. Woodruff, Spradlin & Smart, P.C.

Nossaman, Guthner, Knox & Elliott, LLP Yates, Sealy M.

Financial Institutions:

Ahmanson Trust Company NorthMarq
Barclays Bank Pacific Western Bank
Chino Valley Bank San Clemente Savings & Loan
Continental Bank Security Pacific Bank
First Interstate Mortgage Sunwest Bank
First Niagara Bank United Calif. Savings Bank
First Wisconsin Bank Washington Square Capital
1031
36 QUALIFICATIONS, Page 3
Cities:

Anaheim Laguna Beach San Diego
Baldwin Park Lake Elsinore San Marino
Buena Park Long Beach Santa Ana
City of Industry Mission Viejo Santee
Cypress Orange Seal Beach
Dana Point Palm Desert Stanton
Duarte Placentia Temecula
Fontana Rialto Tustin
Fullerton Riverside Wildomar
La Habra San Clemente Yorba Linda
Counties:

County of Orange County of Riverside
Other Governmental:

Agua Mansa Industrial Growth Association Lee Lake Water District Eastern Municipal Water District Metropolitan Water District El Toro Water District Orange County Water District
Federal Deposit Insurance Corporation (FDIC) Trabuco Canyon Water District Kern County Employees Retirement Association U.S. Postal Service School Districts:

Alvord Unified Irvine Unified Riverside Unified
Anaheim Union High Jurupa Unified Romoland
Anaheim Elementary Lake Elsinore Unified Saddleback Valley Unified Banning Unified Menifee Union San Jacinto Unified
Beaumont Unified Moreno Valley Unified San Marcos Unified Capistrano Unified Murrieta Valley Unified Santa Ana Unified Castaic Union Newhall Saugus Union
Cypress Newport-Mesa Unified Sulphur Springs Union
Etiwanda Orange Unified Westside Union
Fullerton Palm Springs Unified William S. Hart Union High Fullerton Jt. Union High Placentia-Yorba Linda Unif. Victor Elementary Garden Grove Unified Poway Unified
Hemet Unified Rialto Unified

Churches/Church Organizations:

Calvary Church, Santa Ana Lutheran Church, Missouri Synod Central Baptist Church, Pomona Presbytery of Los Rancho Christian & Missionary Alliance Church, Santa Ana St. Mark’s Lutheran Church, Hac. Hts.

Christian Church Foundation United Methodist Church
Congregational Church, Fullerton Vineyard Christian Fellowship First Church of the Nazarene Yorba Linda United Methodist Church Other:

Beverly Hospital
The Claremont College Services
GOALS (nonprofit org.)
1032

COMMUNITY FACILITIES DISTRICT
2022-2 (HORIZON PLACE)

SPECIAL TAX BONDS
SERIES 2025
1033
Background
CFD 2022-2 (Horizon Place) formed June 8 , 2022
• In cu r Bonded Indeb tedness NTE $10 ,000 ,000
• Bonds to be issued to Finan ce Ci t y Fa cili ti es , LEUSD Fa cili t y Cos ts , EVMWD Fa cili t y Cos ts and to Pay the Cos ts to Issue the Bonds
• ̃$211 ,5 62 in Bond P ro ceeds ‒ Ci t y Fee P remium to be Used Fo r Any Ci t y Capi tal P ro je c t
Levied Special Taxes Star ting FY 2024
Request for Bond Sale from Developer Lennar Homes
136 Parcels ‒ Over 81% Developed and Conveyed to
Individual Owners
JCFA Wi th LEUSD
1034
Proposed Transaction
Special Tax Bonds Secured by Special Tax Revenue Levied on CFD 2022-2 (Horizon Place)
Principal Not to Exceed $8 ,500 ,000
30 Year Maturity
Appraised Value o f Proper ty - $54 ,520 ,000 as o f January 6 , 2025 1035
Good Faith Estimates
True Interest Cost o f Bonds ‒ 4 .91%
Total Finance Charge - $287 ,000
Amount o f Bond Proceeds ‒ $6 ,665 ,000
Total Payment Amount to Final Maturity ‒ $15 ,687 ,000
These are not obligations o f the City o f Wildomar. They are secured by the Special Tax Levied on CFD 2022-2 . There is no Fiscal Impact to the City o f Wildomar
1036

QUESTIONS /

DISCUSSION
1037

CITY OF WILDOMAR

MEETING (CCR)

GENERAL BUSINESS
Agenda Staff Report # 3.3
Meeting Date: March 12, 2025
SUBJECT: City Council Review of an Update to the City's 2025 Landscape Design Standards and Guidelines
SUBMITTED BY: Matthew Bassi, CD Director
PREPARED BY: Abdu Lachgar, Senior Planner
ACTION:

The Planning Commission recommends the following actions:

1. Find and determine that the adoption of the 2025 Landscape Design Standards and Guidelines document is exempt from the California Environmental Act (CEQA) Guidelines in accordance with Section 15061(b)(3) and 15378(b)(2) and (b)(5); and

2. Adopt a Resolution entitled:

RESOLUTION NO. 2025 - ___

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WILDOMAR, CALIFORNIA, RESCINDING RESOLUTION NO. 2022-39 AND APPROVING AN UPDATE TO THE CITY OF

WILDOMAR LANDSCAPE DESIGN STANDARDS AND GUIDELINES DOCUMENT BACKGROUND:

The City Council on June 8, 2022 adopted the City’s first comprehensive Landscape Design Standards and Guidelines Document upon recommendation of the Planning Commission.

This document has been instrumental over the past 2+ years in ensuring all proposed projects within the City meet the highest standards when it comes to landscape design and conservation. While the document is comprehensive, it will need to be periodically updated to keep current with current standards, policies, and the City’s current goals. With multiple updates to the State’s fire prevention regulations over the past few years, there have been restrictions put in place, with several regulations for on-site design and landscaping.

Consequently, it is time to bring forward an updated landscape design standards and guidelines. For example, the State’s new fuel modification standards require that the landscape design standards be updated to meet all new State requirements. The new Landscape Design Standards and Guidelines will supersede the previous document adopted in 2022.

Planning Commission Summary:

The Planning Commission reviewed the new/updated Landscape Design Standards and Guidelines document at its February 19, 2025 meeting. The Commission had questions regarding the changes from the previously adopted document and how the new design standards/guidelines were affected by the new State fire codes. There were no public 1038
speakers on the agenda item. Therefore, the Planning Commission voted 5 – 0 to adopt PC Resolution No. 2025-02 recommending City Council approval of the 2025 update to the City’s Landscape Design Standards and Guidelines document.

DISCUSSION:

The new/updated design standards and guidelines booklet is provided in Attachment A, Exhibit 1 for City Council consideration. The Landscape Design Standards and Guidelines update reflects important input from the Planning and Fire departments and city’s Landscape Architect who prepared the update. Staff believes the updated standards and guidelines are consistent with current local and state policies, especially the new fire code requirements related to fire safety. The fire code requirements for properties in high-fire hazard severity zones include regulations such as combustible material, irrigation setbacks around structures, plant spacing requirements, as well as undesirable plant species lists.

Overview and Purpose:

The new Landscape Design Standards and Guidelines booklet will continue to provide developers, builders, and architects with a clear statement of the desired landscape design characteristics for new development in the City that will continue to enhance our community’s unique character while maintaining high quality landscape design. The new standards also will continue to require new development projects to be consistent with the standards that contribute to high-quality public spaces and create comfortable and memorable living experiences.

The updated document includes several changes to various chapters in order to streamline the city’s review and approval process and make it more user friendly for landscape architects to design developer projects. For example, two (2) new major components include: 1) preparation of fuel modification standards/guidelines to meet state law for development projects (Appendix 10.6), and 2) an objective design standards checklist so landscape architects can verify compliance with the new standards (Appendix 10.9).

New Fuel Modification Standards:

Staff has created new “fuel modification standards” to build upon the City’s current municipal codes and adopted landscape design standards, as well as meet the new state fire requirements. The new fuel modification standards will guide the development of all landscape plan submittals located within designated “High Fire and Very High Fire Hazard Severity Zones” areas by providing graphic illustrations and specific design descriptions that illustrate the design requirements for both preliminary (entitlement) and construction document (post entitlement) landscape fuel modifications plans.

Objective Design Standards Checklist:

This section provides a new checklist to complement the City’s current Municipal Code and the adopted Landscape Standards and Guidelines document. The revised objective design standards checklist will provide specific guidance for the development of residential projects (i.e., Single-Family & Multi-Family) and Commercial, Industrial and Public Facility development. It will provide specific, objective, and quantifiable requirements and reduce subjective language.

Conclusion:

Staff believes updating the adopted guidelines with the latest State fuel modification 1039
requirements for residential and commercial developments, as well as revising the guidelines to reduce subjective language, is important. The introduction of a clear objective design checklist for developers will provide a clearer path forward for Applicants and a more quantifiable baseline to improve quality landscaping design for the various types of development projects in the City. Further, the updated landscape design standards and guidelines will continue to achieve higher quality development projects that will not only look great visually but will achieve practical landscape design ideas that reflect our local arid conditions and unique characteristics of the Wildomar community, including excellent water conservation standards. To this end, the Planning Commission has recommended the City Council rescind Resolution No. 2022-39 (existing landscape design guidelines document) and approve the updated “Wildomar Landscape Design Standards and Guidelines” document as provided in Attachment A, Exhibit 1.

FISCAL IMPACT:

The City Council allocated $30,000 in the FY 2024/25 budget to prepare the Landscape Design Standards and Guidelines update document.

ACCOUNT CODE:
#100-4300-52127
ENVIRONMENTAL ANALYSIS:

In accordance with the requirements of the California Environmental Quality Act (Public Resources Code § 21000, et seq. (“CEQA”)), a review of the potential environmental impacts was conducted by the Planning Department related to the proposed Wildomar Landscape Design Standards and Guidelines document. This evaluation indicated no potential for significant impacts on the environment since adoption of the updated design guidelines only results in the establishment of standards and guidelines for future development projects.

Further, as the adoption of the updated guidelines and standards is defined as an administrative activity of government that will not result in any direct or indirect physical changes in the environment, the proposed amendment is not subject to the requirements of CEQA.

Thus, adoption of the City’s updated Landscape Design Standards and Guidelines document can be exempted from environmental review pursuant to CEQA Guidelines Section 15061(b) (3). This section states “that if an activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment and where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.” Further, CEQA Guidelines Section 15378(b)(2) and (b)(5) states adoption of the updated Landscape Design Standards and Guidelines document is an administrative activity that will not result in direct or indirect physical changes in the environment.. Therefore, the Planning Commission has recommended City Council adoption of these two CEQA exemptions.

ATTACHMENTS:

Attach A - CC Resolution-final [3-12-25].pdf
Attach A-Ex1-2025 Landscape Design Standards-Guidelines Document.pdf Attach B - Original Landscape Design Standards [Adopted 6-8-22].pdf Attach C - Power Point CC Presentation [3-12-25].pdf
1040
1041
RESOLUTION NO. 2025-___

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WILDOMAR, CALIFORNIA, RESCINDING RESOLUTION
NO. 2022-39 AND APPROVING AN UPDATE TO THE CITY

OF WILDOMAR LANDSCAPE DESIGN STANDARDS AND

GUIDELINES DOCUMENT
WHEREAS, the Planning Department has proposed for Planning Commission review and City Council adoption of an update to the City’s first comprehensive “Wildomar Landscape Design Standards and Guidelines” booklet for development projects in the City; and
WHEREAS, various new state regulations regarding fire modification requirements for on-site landscaping have created a need to update the adopted landscape design guidelines; and
WHEREAS, in accordance with the City policy, the Planning Commission has the authority to review the proposed update to the Wildomar Landscape Design Standards and Guidelines booklet for all future development projects, and make a recommendation to the City Council; and
WHEREAS, the Planning Commission held a public meeting on February 19, 2025 to review the updated Wildomar Landscape Design Standards and Guidelines booklet, at which time all interested persons had an opportunity to provide feedback and ideas in support of, or opposition to the proposed update to the design guidelines, and at which time the Planning Commission made a recommendation to the City Council; and WHEREAS, the City Council held a public meeting on March 12, 2025 to review the updated Wildomar Landscape Design Standards and Guidelines booklet, at which time all interested persons had an opportunity to provide feedback and ideas in support of, or opposition to, the proposed update to the design guidelines, and at which time the City Council moved to accept the Planning Commission’s recommendation to adopt the Wildomar Landscape Design Standards and Guidelines booklet.

NOW THEREFORE, the City Council of the City of Wildomar, California does hereby resolve, determine and order as follows:

SECTION 1. CEQA
In accordance with the requirements of the California Environmental Quality Act (Public Resources Code § 21000, et seq. (“CEQA”)), a review of the potential environmental impacts was conducted by the Planning Department related to the proposed Wildomar Landscape Design Standards and Guidelines document. This evaluation indicated no potential for significant impacts on the environment since adoption of the updated design 1042
guidelines only results in the establishment of standards and guidelines for future development projects. Further, as the adoption of the updated guidelines and standards is defined as an administrative activity of government that will not result in any direct or indirect physical changes in the environment, the proposed amendment is not subject to the requirements of CEQA. Thus, adoption of the City’s updated Landscape Design Standards and Guidelines document can be exempted from environmental review pursuant to CEQA Guidelines Section 15061(b)(3). This section states “that if an activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment and where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.” Further, CEQA Guidelines Section 15378(b)(2) and (b)(5) states adoption of the updated Landscape Design Standards and Guidelines document is an administrative activity that will not result in direct or indirect physical changes in the environment. Therefore, the City Council hereby adopts these two CEQA exemptions.

SECTION 2. CITY COUNCIL ACTION
The City Council hereby adopts a Council Resolution No. 2025-___ rescinding Resolution No. 2022-39 and approving the update to the Wildomar Landscape Design Standards and Guidelines booklet as shown in Exhibit 1, attached hereto this Resolution.

PASSED, APPROVED AND ADOPTED this 12th day of March, 2025. _____________________________
Ashlee Dephillippo
Mayor
APPROVED AS TO FORM: ATTEST:
___________________________ ______________________________ Thomas D. Jex Janet Morales, CMC
City Attorney City Clerk
1043

CITY OF WILDOMAR

LANDSCAPE DESIGN STANDARDS
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TABLE OF CONTENTS PAGE
SECTION 1. PURPOSE 5
SECTION 2. GOALS 5
SECTION 3. QUALITY LANDSCAPE DEVELOPMENT 6
SECTION 4. APPLICABILITY 7
SECTION 5. PLAN SUBMITTAL AND APPROVAL PROCESS 8

5.1 Phase 1 Discretionary Development 8

5.2 Phase 2 Post Entitlement 10

5.3 Phase 3 Landscape Construction and Final Inspection 11 SECTION 6. LANDSCAPE DOCUMENTATION PACKAGE REQUIREMENTS 12

6.1 Title Sheet and General Design Plan 12

6.2 Landscape Construction Design Plan 13

6.3 Planting Design Plan 13

6.4 Irrigation Design Plan 15

6.5 Soil Management Report 16

6.6 Grading Design Plan 17

6.7 Certification of Completion 17
SECTION 7. LANDSCAPE DESIGN STANDARDS 20

7.1 Landscape Standards 20

7.2 Irrigation Standards 29

7.3 Landscape Maintenance 33

7.4 Landscape Standards by Land Use 34

7.5 Residential Landscape Standards 34

7.6 Non-Residential Landscape Standards 38

7.7 Street Tree and Right-of-Way Landscape Standards 39

7.8 Landscape Standards for Public Projects 42
SECTION 8. PUBLIC WORKS LANDSCAPE STANDARDS AND 43

MAINTENANCE REQUIREMENTS

8.1 Preliminary Landscape Plans 44

8.2 Construction Landscape Plans 44
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8.3 Systems and Material Requirements 45

8.4 Landscape Maintenance 45

8.5 Inspection and Acceptance of Improvements 54
SECTION 9. GLOSSARY 59
SECTION 10. APPENDICES AND REFERENCES 62

10.1 Water Efficient Landscape Worksheet 62

10.2 Preliminary Landscape Review Comments 63

10.3 Landscape Plan Check Review Comments 66

10.4 Certificate of Completion 71

10.5 Climate-Appropriate Plant List 73

10.6 Landscape Fuel Modification Standard 87

10.7 Fuel Modification – Spacing Guide 101

10.8 Fuel Modification – Undesirable Plant List 103

10.9 Landscape Objective Design Standards 106
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1. PURPOSE
The goal of this document is to provide standards for the design and installation of landscaping and irrigation systems for the various development projects in the City of Wildomar. The intent is to guide applicants, qualified landscape professionals, and residents in creating water efficient landscapes that visually enhance the City through quality design, installation, and maintenance.

They will also provide guidance in implementing the City’s landscape related Municipal Code Chapters and the State’s Model Water Efficient Landscape Ordinance (MWELO) which outlines the minimum requirements for landscape construction documentation packages and the maximum water allowance for residential and non-residential landscape projects. If any conflict arises between these standards and the most current mandates of the State’s Model Water Efficient Landscape Ordinance, the stricter of the two shall apply.

The Landscape Design Standards shall supersede all requirements of Chapter 17.276 Water-Efficient Landscapes and City Of Wildomar Water Efficient / Conservation Landscape Standards Manual. In accordance with Ordinance No. 212, as applicable, all persons and/or entities subject to the State Model Water Efficient Landscape Ordinance (23 CCR, Division 2, Chapter 2.7) shall comply with Sections 492.6(a)(3)(B), (C), (D), and (G), of the State Model Water Efficient Landscape Ordinance, as amended September 15, 2015, as it may be amended in the future.

2. GOALS
• To promote environmental conservation, recognizing that beautiful and water efficient landscape designs are integral to the City’s character and community's quality of life. • To incorporate the main principles of water conservation in landscape design with the:
o use of water conserving plants
o reduction of turf area
o grouping of plants according to watering needs
o application of irrigation methods to meet plant needs • To provide guidance and standards to create beneficial landscape designs, that can also be utilized as criteria to evaluate design proposals.
• To ensure well designed
harmonious landscapes
that strengthen and
unify residential and
commercial
developments.
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3. QUALITY LANDSCAPE DEVELOPMENT
Local arid conditions and unique characteristics of Wildomar create landscape design challenges and possibilities within our community. The City is located along Interstate 15 freeway in Riverside County and is nestled in a valley bordered by the Santa Rosa Plateau to the west and rolling hills to the east.

Wildomar has a diverse mix of developments and land uses that blend the older rural design character with the newer more modern commercial and residential communities. This region requires carefully designed landscapes that are both water efficient and that respond to this blended environment to create connections, enhance function, beautify, and strengthen the City’s strong sense of community. 1049
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4. APPLICABILITY
These landscape design standards shall apply to the following:
• All new construction projects with an aggregate landscape area equal to or greater than 500 square feet requiring a building or landscape permit, plan check or design review. • Rehabilitated landscapes projects with an aggregate landscape area equal to or greater than 2,500 square feet requiring a building or landscape permit, plan check or design review. • Modification to existing structures and uses. Whenever an existing building is modified, or a use is expanded such that it creates an increase of more than 10% in the number of existing dwelling units for residential projects or more than 10% in the existing square footage of commercial or industrial projects, landscaping shall be provided as required under these standards to the greatest extent feasible.
• For existing landscaping and irrigation, the requirements for removal and replacement of required landscaping and maintenance within this document shall apply to all landscaping and irrigation within the City. When a homeowner replaces landscape and irrigation on projects with less than 2,500 square feet of landscape area, these design standards are encouraged to be used but are not mandatory.
• In the event of a declared water shortage or mandatory water conservation measures imposed by the State of California or other government agency having such authority, a development project shall comply with all water allocations programs adopted by the state or agency. 1050
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5. PLAN SUBMITTAL AND APPROVAL PROCESS
This section is intended to outline the phases and general requirements from plan preparation to final landscape inspection.
• A licensed landscape architect shall prepare all landscape submittals in fulfillment of this document’s requirements. The landscape architect must consult with City staff and the City’s landscape architect at the earliest possible stage of site development for a coordinated and wellprepared landscape plan submittal. • For projects greater than one (1) acre in land area, a landscape architect with a current California license shall certify to the preparation of all landscape plans. A certified irrigation designer may prepare the irrigation plans.
• Most landscape design proposals will require at leasttwo rounds of review to complete the review process. The Planning Department will provide plan review or plan check fee information prior to the submittal of each phase in the process.
• Upon submission to the City, the landscape concepts will be checked for the minimum required per Landscape Objective Design Standards, provided in Section 10. Appendix. The applicant will submit as part of their application package the applicant-completed Landscape Objective Design Standard checklist verifying all the of the minimum requirements have been provided. The City reviewer will then complete the City’s section of the checklist, confirming all items are provided and will deem the submission as “Complete” or “Incomplete” and notify the applicant of any deficient items. Applications without the checklist and those deemed incomplete will not be reviewed further until verified “Complete” by the City’s reviewer. • Once the landscape concept is verified as “Complete”, the concept(s) will then be reviewed for consistency with the Landscape Standards described in this document, Wildomar Municipal Code, and industry best practices. Applicant may receive corrections in both written and redlined plan format as part of the discretionary, entitlement process. • Review comment checklists for the Preliminary Landscape Plan and Landscape Documentation Package are provided in Section 10. Appendix. The checklists will be used by the City to review landscape plans for fundamental items, industry-standard best practices, required sheet elements, requirements per the State’s Model Water Landscape Ordinance, and similar. The designing landscape architect is strongly encouraged to use the checklists as a self-review tool when preparing landscape plans for city submittal.

5.1 Phase 1 - Discretionary Development
A Preliminary Landscape Plan is required as part of a development project application (i.e., Plot Plan, CUP, etc.) and with applications subject to design review or land use entitlement. After the preliminary plans are deemed “Complete” and ready for review, the City will review the plan for compliance with these standards, landscape related ordinances, and with special landscape requirements of any applicable master plan, specific plan or overlay area, as well as cohesiveness and compatibility with adjacent existing development.

The Preliminary Landscape Plan shall convey a fully developed landscape program. Irrigation plans are not required at this phase; however, a preliminary water budget calculation shall be included to show that 1051
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the proposed landscape program is compliant and preliminary hydrozoning for water efficiency should be evident.

The City's design review process represents the basis for approval or denial of a landscape design proposal, and no grading, building, or use permit can be issued until a project has received approval from the required approval authority.

The Preliminary Landscape Plan shall be developed to construction drawing level and at a minimum, include the following items:
• Identify all landscape planting material, including trees, shrubs, groundcover, and turf. The proposed planting layout shall be clearly communicated with hatches or symbols. Proposed plant quantities and sizes to be noted by estimated number or percentages. • List botanical name, common name, and water use classification (per current WUCOLS found at ucanr.edu/sites/WUCOLS/) for each plant.
• Identify any Special Landscape Areas (SLA) to be included in the Water Efficient Landscape Worksheet such as, reclaimed water use areas, edible landscape areas, or recreational turf fields. • Locate and identify all biofiltration or detention basin areas and provide a specialized plant palette for basin bottom (Zone A, periodic inundation) and slopes (Zone B, above inundation). • Locate and identify all existing protected trees, noting biological name, common name, and trunk diameter. Note trees proposed to be removed,
relocated on-site, or maintained in place. For
additional information, refer to Section 7.1.4
Existing and Protected Trees.
• Illustrate sloped areas, include slope ratio,
topographic lines, and elevations. Provide a
specialized plant palette that demonstrates
material suitable for slope stability.
• Provide a preliminary water efficient landscape
worksheet that reflects the proposed landscape
program (MAWA and estimated ETWU).
• For projects located within the Very High Fire
Severity Zone, provide a Conceptual Fuel
Modification Plan complete with zone
delineation, description, and restrictions and limit plant palette to fire resistive material.

Refer to Appendix 10.6 Landscape Fuel Modification Guidelines for requirements. • Locate and identify all decorative paving and hardscape material. Note if any materials are permeable.
• Locate and identify all buildings and structures, including the height and material of all walls, fences, and gates.
• Locate and identify all utilities, light standards, vehicular charging stations, and signs. • Locate and identify all outdoor amenity features, including, but not limited to pools, spas, various water features, trellises, gazebos, play equipment, bike racks, picnic tables and benches. 1052
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• Special design attributes may require elevations, detail drawings and/or the submittal of manufacturer's literature.
• Note required setback for landscaping. Minimum requirement by land use zones can be found in Title 17 (Zoning) of the Wildomar Municipal Code.
• Note the total square footage of the project, new landscape area, rehabilitated landscape area, turf area.
• Note the shade percentage required and provided for the parking space area. • Note the proposed irrigation method for each hydrozone or plant type.

These minimum items are included on the City’s Landscape Objective Standard checklist and plans. Again, without the required minimum information shall not proceed to consistency review.

It is the responsibility of the designing landscape architect to be aware of and comply with the requirements and standards of this document, all landscape related chapters of the Wildomar Municipal Code, the City’s current policies, and current State of California water efficient landscape requirements.

Revisions to the Preliminary Landscape Plan may be necessary until it complies with city standards and project requirements. Once complete, an approval letter with conditions of approval will be prepared and provided to applicant and the project’s design team as part of the discretionary review process for the project.

5.2 Phase 2 - Post Entitlement
A Landscape Documentation Package to be reviewed and approved during the grading and building plan check process.

Once a discretionary development project is approved by the Planning Commission or City Council, full landscape and irrigation construction drawings must be submitted to the Planning Department for plan check review. The Landscape Documentation Package shall be in substantial conformance with the approved Preliminary Landscape Plan, while incorporating the conditions of approval and any necessary revisions communicated at the conclusion of the discretionary design review phase. Clearly note if there are any changes or deviations from the approved Preliminary Landscape Plan.

The Landscape Documentation Package (required concurrently with submittal of the project grading plans) shall include the following elements:
• Stamped Approved Preliminary Landscape Plan.
• Landscape Construction Design Plan.
• Planting Design Plan.
• Irrigation Design Plan.
• Water Efficient Landscape Worksheet.
• Soil Management Report.
• Grading Design Plan.
• Details and specifications to fully support all elements of the design plans 1053
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• Project located within the Very High Fire Hazard Severity Zone of the Local Responsibility Area (LRA), a Precise Fuel Modification Plan will be required. Refer to Appendix 10.6 Landscape Fuel Modification Guidelines for information.

The above items are further outlined in Section 6. Landscape Documentation Package Requirements and Section 7. Landscape Design Standards.

The elements of the Landscape Documentation Package listed above will be thoroughly reviewed by City Staff for compliance with the criteria contained in these standards and the project’s conditions of approval. City Staff will provide detailed plan review comments after each review. Plans shall be revised and resubmitted along with correction response comments from the designing landscape architect. City Staff will review the revised plans and responses and continue this process until the construction landscape plans are approved to the satisfaction of the Planning Department.

5.3 Phase 3 - Landscape Construction and Final Inspection The designing landscape architect is required to monitor the installation of all irrigation and landscaping with site inspections after the completed review phases to ensure quality of work and adherence to the approved landscape documentation package.

All projects requiring approval of landscape plans must install and maintain the landscape in a manner which substantially conforms to the approved plans. Any changes to the approved landscape plans, prior to or during installation, must be approved by the City in advance. Any changes must be submitted to the Planning Department for review and must include a checklist detailing all changes.

Once the landscape installation is complete and the irrigation system is fully operational:
• Fully execute Parts 1-6 of the Certificate of Completion with all necessary plans, reports, and documentation to planning staff. Refer to Section 6. Landscape Documentation Package Requirements, as well as Appendix for certificate and outline of all required parts. • Submit the Certificate of Completion to the assigned planner with request for a final landscape inspection. Assigned planner will facilitate an inspection appointment with the City’s Landscape Consultant or Inspector. Fuel modification landscapes shall also be inspected and approved by the Fire Inspector / Fire Marshall for conformance with the approved Precise Fuel Modification Plan, prior to occupancy.
• For the inspection appointment, the owner’s representative, site superintendent, and landscape contractor shall be on site for questions and coordination. • Prior to Planning Department sign-off of certificate of occupancy, all landscape requirements and conditions must be fulfilled and verified during the final inspection. 1054
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6. LANDSCAPE DOCUMENTATION PACKAGE REQUIREMENTS

6.1 Title Sheet and General Design Plan
The following project information shall be provided on the title sheet of the Landscape Documentation Package:
• Date
• Project applicant name and contact information
• Project address (if available, parcel and/or lot number(s)) • Project type (e.g., new, rehabilitated, public, private, cemetery, homeowner-installed). Projects that include multiple maintenance entities (private homeowner, homeowner’s association, municipality, etc.) are to be separated into different plan sets. • Total project area, new landscape area, rehabilitated landscape area in square feet, as well as the area and percentage of turf area.
• Provided parking space shade area in square foot and percentage. • Water supply type (e.g., potable, recycled, well) and identify the local water purveyor • Project contacts to include information for the project applicant, property owner, landscape architect, architect, engineer, etc.
• Applicant signature and date with statement, “I agree to comply with the requirements of the water efficient landscape ordinance and submit a complete Landscape Documentation Package.” Each design plan sheet of the package shall provide the following information:
• North arrow
• Graphic scale, preferably an engineer's scale of 1"=10' or 1"=20', the same scale shall be used for all design
plans
• Delineated property lines and easements, including
utility easements
• Adjacent streets, including location, dimension, and centerline • Existing and proposed public improvements, including right-of-way and street dedications • All existing and planned buildings and structures on site with delineated architectural features such as, doors, windows, awnings, and attached trellis. • The stamp and signature of a licensed landscape architect. The City may allow other licensed or certified landscape design professionals to prepare a landscape documentation package, but approval must be obtained prior to package submittal.

Construction level details and specifications shall be provided for all proposed construction, planting, irrigation, and grading elements.

Plan reference information is to be noted for elements that impact the landscape documentation package but are included under separate submittals.
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It is the responsibility of the designing landscape architect to be aware of and comply with the requirements and standards of this document, as well as all landscape related chapters of the Wildomar Municipal Code, the City’s current policies, and current State of California water efficient landscape requirements.

6.2 Landscape Construction Design Plan
When a project has complex site improvements that cannot be clearly described on the planting plan, a landscape construction design plan is required.

The landscape construction design plan shall include, but not be limited to the following:
• General landscape construction notes and specifications. • Construction legend or schedule including item description, material, model, finish, manufacturer, etc.
• Construction details for all landscape features, including enhanced hardscape elements, fences, walls, gates, walkways, trails, landscape lighting, arbors, trellises, signs, and water features. • If any aspects of the landscape construction elements (including those items listed above) are to be constructed according to the architect’s or engineer’s plans, a general description of the element is to be included and a reference provided to other plans. • If signage is proposed on the landscape plans, include a note that all project signs and/or monument signs require a separate permit.

6.3 Planting Design Plan
With the approval of the Preliminary Landscape Plan, the proposed planting design program has been reviewed and revised to the satisfaction of the City. However, the applicant’s landscape architect is responsible to incorporate any outstanding City comments or conditions of approval.

Further revisions may be necessary during the Landscape Documentation Package phase if plans are found to be noncompliant with any State or City ordinances, standards, guidelines, policies, or if modifications have been made to site layout or planting design program.

The planting design plan, at a minimum, shall:
• Identify all landscape planting material, including trees, shrubs, groundcover, and turf. The proposed planting layout shall be clearly communicated with hatches or symbols. • List botanical name, common name, container size, on center spacing, quantities and water use classification (per current Water Use Classification of Landscape Species (WUCOLS) found at ucanr.edu/sites/WUCOLS/) for each plant. The plant region for WUCOLS IV 2014 is Region 4 South Inland Valley.
• Limit palette to fire resistive plant material.
• Identify type of mulch, application depth, and supplier • Identify soil amendments, type, and quantity as referenced from the soil report
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• Identify any Special Landscape Areas (SLA) to be included in Water Efficient Landscape Worksheet such as, reclaimed water use area, edible landscape areas, or recreational turf fields. • Locate all existing protected trees, noting biological name, common name, and trunk diameter.

Note trees proposed to be removed, relocated on-site, or maintained in place. Refer to Section

7.1.4 Existing and Protected Trees for additional information regarding protected trees. • Locate and identify all paving and hardscape material. Note if any materials are permeable. • Locate and identify all buildings and structures, including the height and material of all walls, fences, and gates.
• Locate and identify all utilities, light standards, vehicular charging stations, and signs. • Locate and identify all outdoor amenity features, including, but not limited to pools, spas, various water features, trellises, gazebos, play equipment, bike racks, picnic tables and benches.
• Delineate and label each hydrozone by number, letter, or other method
o Identify each hydrozone as low,
moderate, high water or mixed water
use.
o Identify recreational areas
o Identify areas permanently and solely
dedicated to edible plants
o Identify areas irrigated with recycled
water
o Identify areas of temporary irrigation
• Identify type and surface area of water
features
• Illustrate location, construction details, and cross-sections of any stormwater best management practices that facilitate on-site retention and infiltration of stormwater. Stormwater best management practices are encouraged, and examples include but are not limited to:
o Biofiltration beds, swales and basins that allow water to collect and soak into the ground o Constructed wetlands and retention ponds that retain water, handle excess flow and filter pollutants
o Pervious or porous surfaces (e.g., permeable pavers or blocks, pervious or porous concrete, etc.) that minimize runoff • Identify any applicable rain harvesting or catchment
technologies
• Identify any applicable graywater discharge piping system components and area(s) of distribution
Refer to Section 7. Landscape Design Standards for a more detailed explanation of planting design principals, requirements, and restrictions.

Edible plants can be used throughout the landscape.

Purple Basil, Raspberry, and Lemongrass
Decorative rain barrel
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6.4 Irrigation Design Plan
The irrigation design plan, at a minimum, shall contain the following:
• Point of connection to the public water supply, and location and size of separate water meters for landscape. Provide reference information when point of connection is to be installed or specified on a separate plan.
• A note to clearly identify the water source(s) as potable or recycled water. • Location, type, size, and manufacturer of all components of the irrigation system, including controllers, main and lateral lines, valves, sprinkler heads, moisture sensing devices, rain sensors, quick couplers, pressure regulators, backflow prevention devices, and emitter products. • Static water pressure at the point of connection to the public water supply and maximum flow rate for the irrigation system.
• Flow rate (gallons per minute), application rate (inches per hour) and design operating pressure (pressure per square inch) for each station.
• Recycled water irrigation systems as specified in Section 7.2.3 Recycled Water below. • The signature of a licensed landscape architect or certified irrigation designer. • Refer to Section 7.2 Irrigation Standards for a detailed explanation of irrigation design principals, requirements, and restrictions.

6.4.1 Water Efficient Landscape Worksheet
A project applicant shall submit the Water Efficient Landscape Worksheet, see Appendix, which contains information on the plant factor, irrigation method, irrigation efficiency, and area associated with each hydrozone. Calculations are to show that the evapotranspiration adjustment factor (ETAF) for the landscape project does not exceed a factor of 0.55 for residential areas and 0.45 for non-residential areas, exclusive of Special Landscape Areas. The Maximum Applied Water Allowance (MAWA) is calculated based on the maximum ETAF allowed and expressed as annual gallons required. The Estimated Total Water Use (ETWU) is calculated based on the plants used and irrigation method selected for the landscape design. The ETWU must be below the MAWA. In calculating the MAWA and ETWU, the ETo values from the CIMIS Reference Evapotranspiration Table, Department of Water Resources, 1999, City of Elsinore shall be used and is as follows:

Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
Annual
ETo

2.1 2.8 3.9 4.4 5.9 7.1 7.6 7.0 5.8 3.9 2.6 1.9 55.0
Water budget calculations shall adhere to the following requirements:
• The plant factor used shall be from the most current publication of the Water Use Classification of Landscape Species (WUCOLS). The plant factor ranges from 0 to 0.1 for low water use plants, from 0.4 to 0.6 for moderate water use plants and from 0.7 to 1.0 for high water use plants. • All water features shall be included in the high water use hydrozone and temporarily irrigated areas shall be included in the low water use hydrozone. 1058
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• All Special Landscape Areas shall be identified. The ET Adjustment Factor for new and existing (non-rehabilitated) Special Landscape Areas shall not exceed 1.0. • For determining Estimated Total Water Use, the average irrigation efficiency is assumed to be

0.75 for overhead spray devices and 0.81 for drip system devices.

Refer to the Section 7.2.2 Hydrozone for additional information.

The above information is subject to change with the most current State’s Model Water Efficient Landscape Ordinance or updated City’s Water Efficient Landscape Worksheet.

6.5 Soil Management Report
To reduce runoff and encourage healthy plant growth, a soil management report shall be completed by the project applicant, or his/her designee, as follows:

Submit soil samples to an accredited agronomic soil testing laboratory for analysis and recommendations.

Soil sampling shall be conducted in accordance with laboratory protocol, including procedures for adequate sampling depth for the intended plants.

Samples shall be taken from enough locations on the site to represent an adequate cross section of conditions. In projects with multiple landscape installations or a large landscape project of more than 10,000 square feet, a soil sampling rate of 1 in 7 lots or 15% shall serve as an adequate cross section.

The soil management report shall include, as applicable:
• Soil texture
• Infiltration rate determined by laboratory
test or soil texture infiltration rate table
• pH
• Total soluble salts
• Sodium
• Percent organic matter
• Amendment recommendations
• Maintenance soil treatment and/or amendments
The project applicant, or his/her designee, shall comply with one of the following:
• If significant mass grading is not planned or is completed, the soil analysis report shall be included on the landscape plans as part of the Landscape Documentation Package. • If significant mass grading is planned but not completed, the soil analysis report shall be submitted as part of the Certificate of Completion. All notes, details, and specifications on the landscape plans shall refer to the soil management report for amendments and irrigation scheduling.

Sand Silt Clay
Water infiltration with varying soil textures
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The soil management report shall be made available, in a timely manner, to the professionals preparing the landscape and irrigation design plans to make any necessary adjustments to the planting and irrigation design plans.

The project applicant, or his/her designee, shall submit documentation (photos, dated receipts, etc.) verifying implementation of soil analysis report recommendations with Certificate of Completion.

6.6 Grading Design Plan
For the efficient use of water, grading of a project site shall be designed to minimize soil erosion, runoff, and water waste. A grading plan, prepared by a licensed civil engineer, shall be provided as reference as part of the Landscape Documentation Package.

The project applicant shall include grading information on the landscape plan that indicates finished configurations and elevations of the landscape area including all the following:
• Height and ratio of graded slopes
• Flow lines and drainage patterns
• Pad and finish floor elevations for buildings
• Finish surface and finish grade elevations as necessary • Stormwater retention improvements, if applicable
To prevent excessive erosion and runoff, the following are required:
• Grade so that all irrigation and normal rainfall remains within property lines and does not drain on to non-permeable hardscapes.
• Avoid disruption of natural drainage patterns and undisturbed soil. • Avoid soil compaction in landscape areas. Compacted soils should be ripped or scarified to a minimum depth of 12 inches.

6.7 Certificate of Completion
Prior to the issuance of a Certificate of Occupancy or at the request for final landscape inspection a Certificate of Completion (Parts 1-6) shall be submitted to the City, refer to Appendix.

The completed Certificate shall supply the following:
• Part 1 - Project information
• Part 2 - A statement that the landscaping and irrigation system have been installed in substantial compliance with the approved Landscape Documentation Package. It acknowledges the evaluation of the landscape and irrigation system by a California licensed landscape architect, landscape contractor or other individual deemed qualified by the Planning Director. o Record drawings or “as-builts” are required where there have been significant changes made to the approved plans or field modifications during construction • Part 3 - Irrigation scheduling parameters used to set the controller. A diagram of the irrigation plan showing hydrozones shall be kept with the irrigation controller for subsequent management purposes. See Section 6.7.1 Irrigation Scheduling below 1060
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• Part 4 - Landscape and irrigation maintenance schedule. See Section 6.7.2 Landscape and Irrigation Maintenance Schedule below
• Part 5 - Irrigation audit report prepared by a certified irrigation auditor. See Section 6.7.3 Irrigation Audit Report below
• Part 6 - Soils analysis and amendment report and evidence of amendment implementation. See Section 6.5 Soil Management Report above.

The developer shall also submit approved copies of the Certificate of Completion to the local water purveyor and property owner or his or her designee.

6.7.1 Irrigation Scheduling
For the efficient use of water, all irrigation schedules shall be developed, managed, and evaluated to utilize the minimum amount of water required to maintain plant health. Irrigation schedules shall meet the following criteria:

Overhead irrigation shall be scheduled between the hours of 6:00 p.m. and 6:00 a.m. unless weather conditions prevent it. Verify watering window with Elsinore Valley Municipal Water District’s most current guidelines or restrictions. Operation of the irrigation system outside the normal watering window is only allowed for auditing and system maintenance.

For implementation of the irrigation schedule, particular attention must be paid to irrigation run times, emission device, flow rate and current reference evapotranspiration, so that applied water meets the Estimated Total Water Use. Total annual applied water shall be less than or equal to Maximum Applied Water Allowance. Actual irrigation schedules shall be regulated by automatic irrigation controllers using current reference evapotranspiration data (e.g., CIMIS) or soil moisture sensor data.

Irrigation scheduling parameters used to set the automatic controller shall be developed and submitted for each of the following:
• The plant establishment period
• The established landscape
• Temporarily irrigated areas.

A valve data table that provides the following for each station:
• Irrigation interval (days between irrigation)
• Soil infiltration rate as provided by the soil analysis report to restrict the following to avoid runoff
o Irrigation run times (hours or minutes per irrigation event) o Number of cycle starts (daily irrigation run times divided into shorter cycles with rest periods in between to allow for infiltration)
• Amount of applied water scheduled to be applied monthly • Application rate setting
• Root depth setting
• Plant type setting
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• Soil type
• Slope factor setting
• Shade factor setting
• Irrigation uniformity or efficiency setting
The valve data table shall be included on the irrigation plans as a reference to properly program the automatic irrigation controller.

6.7.2 Landscape and Irrigation Maintenance Schedule
Landscapes shall be maintained to ensure water use efficiency.

A regular maintenance schedule shall include, but not be limited to routine inspection, auditing, adjustment and repair of the irrigation system and its components, aerating and dethatching turf areas, topdressing with compost, replenishing mulch, fertilizing, pruning, weeding in all landscape areas, and removing obstructions to emission devices. Operation of the irrigation system outside the normal watering window is allowed for auditing and system maintenance.

Repair of all irrigation equipment shall be done with the originally installed components or their equivalents or with components with greater efficiency.

A project applicant is encouraged to implement established landscape industry sustainable Best Practices for all landscape maintenance activities.

6.7.3 Irrigation Audit Report
All landscape irrigation audits shall be conducted by a third party certified landscape irrigation auditor.

Irrigation audits shall not be conducted by the person who designed or installed the landscape or irrigation system. An irrigation audit report to include, but is not limited to inspection, system tune-up, system test with distribution uniformity, reporting overspray or run off that causes overland flow and preparation of an irrigation schedule, including configuring irrigation controllers with application rate, soil types, plant factors, slope, exposure, and any other factors necessary for the accurate programming.

In large projects or projects with multiple landscape installations (e.g., residential developments, multi-tenant commercial complexes, mixed-use sites) a rate of one audit per landscape phase shall be required unless otherwise approved by the City.

The city may require an irrigation water use analysis, irrigation audits, or irrigation surveys to ensure ongoing compliance with the Maximum Applied Water Allowance.

Irrigation performance testing kit including pressure gauge, catchment cups, anemometer, and marking flags to be used by a certified landscape irrigation auditor. 1062
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7. DESIGN STANDARDS
Together, the landscape and irrigation shall provide beautiful water efficient, low maintenance landscapes that utilize materials and equipment that are well suited for Wildomar’s unique conditions, climate, and varied land uses.

In addition to these requirements, all right-of-way landscaping shall also conform to the current version of the City of Wildomar’s Standard Plans and Specifications for Public Improvements (Road Standards) on file with the Public Works/Engineering Department. These Road Standards may include more stringent requirements than those found in this plan. Where there appears to be conflicting standards for right-ofway landscaping between this plan and the Road Standards, the apparent conflict shall be brought to the attention of the City for review and decision regarding which standard(s) shall govern.

7.1 Landscape Standards
The landscape shall be an integral part of any project. The character of the community, site architecture, as well as the intended function and aesthetic concerns of the project shall be carefully considered. A well designed and executed landscape design will improve the value, appearance, and function of the site.

Refer to Section 7.1.0 and Appendix 10.9 Landscape Objective Design Standards for the minimum requirements for all projects in the city Wildomar, as well as specific requirements based on the projects zone and maintenance entity.

Refer to Section 7.5 Residential Landscape Standards, 7.6 Non-Residential Landscape Standards, and 7.7 Street Tree and Right-of-Way Landscape Standards for additional project specific requirements such as minimum landscape areas and plant container sizes.

Refer to Section 8. Public Works Landscape Standards And Maintenance Requirements which outlines the requirements for City maintained Community Facilities District (CFD) improvements, as well as the Engineering Department Capital Improvement Projects (CIP).

7.1.0 Landscape Objective Design Standards
Objective design standards are standards that have no subjective judgement and are easily measurable, quantifiable, and verifiable by both the plan reviewer and the applicant.

All development projects in the City shall be required to meet the minimum objective landscape design standards. These standards ensure a baseline of consistent, quality landscape design within the City of Wildomar. Applications not meeting these minimum requirements will not be accepted for further review.

These standards are provided as a straight-forward checklist that applicants will complete and submit with their application to the City.

Refer to Appendix 10.9 Landscape Objective Design Standards for more information in regards to applicability, purpose, user guide, and the standards checklists.

7.1.1 Planting Design Principals
Plant selection shall consider water conservation through the appropriate use and groupings of plants that are well adapted to the project’s soil, have similar watering needs, and best suited for climatic, geological, and topographical conditions.
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Select plants that are from local and regional landscape program plant lists, such as Riverside County Guide of California Friendly Landscaping, Elsinore Valley Municipal Water District’s and Western Municipal Water District’s Water-Wise Landscaping, as well as bewaterwise.com. Visit their websites for publications and resources.

Use the Sunset Western Climate Zone System which considers temperature, humidity, elevation, terrain, latitude, and varying degrees of continental and marine influence on local climate. Wildomar is in Sunset Western Climate Zone 18 and USDA Plant Hardiness Zone 9b.

The use of the Water Use Classification of Landscape Species (WUCOLS) publication can also help identify plants that are regionally appropriate and low or very low water use. The plant region for WUCOLS IV 2014 is Region 4 South Inland Valley.

Recognize the horticultural attributes of plants (i.e., mature plant size, invasive surface roots) to minimize disruption to pathways, property, or infrastructure (e.g., buildings, hardscape, power lines).

Each hydrozone shall have plant materials with similar water use, except for hydrozones with plants of mixed water use, as specified in Section 7.2.2 Hydrozone.

High water use shrubs shall be restricted to accent areas of high aesthetic value and is conditional to a compliant Water Efficient Landscape Worksheet. Refer to Section 6. Landscape Documentation Package Requirements.

Consider the solar orientation
for plant placement to
maximize summer shade and
winter solar gain.

Landscaping shall be designed
toward a goal of providing a
pleasing and safe vehicular and
pedestrian experience.

Where proposed development
adjoins existing landscapes, the
new plant material and layout
should coordinate or
compliment adjacent projects.

Low impact development features are to be incorporated to support the stormwater design approach.

Retention or biofiltration basins, vegetated swales, and pervious pavement that increase on-site water retention are to be shown and coordinated on the landscape plan. LID features are part of the Water Quality Management Plan and will be reviewed and approved by Public Works/Engineering.

Projects within fire-prone areas shall address fire safety and prevention. A defensible space or zone around a building or structure is required pursuant to Public Resources Code Section 4291(a) and (b). All vegetation and plants shall follow the requirements of California Fire Code Chapter 49, Vegetation Management. Avoid fire-prone plant materials (refer to Appendix for restricted plant list) and highly flammable mulches. Refer to Appendices 10.6 through 10.8 for information for Fuel Modification Requirements in areas identified as within the Very High Fire Hazard Severity Zone within the Local Responsibility Area (LRA) and contact the City of Wildomar Office of the Fire Marshal for information and questions on requirements.
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Where decorative water features such as pools, ponds or waterfalls are used in landscaped areas, such features shall incorporate the recycling of water and where available, use of reclaimed water. Decorative water features shall be designed to minimize water loss.

Landscape surrounding pool enclosures shall adhere to the restrictions outlined in the California Health and Safety Code, Article 2.5. The Swimming Pool Safety Act.

The architectural guidelines of a common interest development, which include community apartment projects, condominiums, planned developments and stock cooperatives, shall not prohibit, or include conditions that have the effect of prohibiting the use of low-water use plants as a group.

The property owner shall be responsible for the maintenance of all landscaping, including parkways. The maintenance shall include, but is not limited to, watering, pruning, fertilizing, and replacing deteriorated plant materials.

If a portion of a project is to be developed in a future phase(s), these areas must be temporarily landscaped and irrigated. Specify drought-tolerant groundcovers and shrubs that complement the rest of the project’s landscape.

7.1.2 Planting Requirements and Restrictions
All new and rehabilitated landscape projects shall comply with the following landscape requirements.

Site areas not utilized for vehicular and pedestrian access, shall be landscaped with disease and pest resistant plant material that consists of trees, shrubs, and groundcover. Low water use plant material shall be used in at least 50 percent of the total planted area.

Invasive plant species are to be avoided, especially near parks, open space areas, greenbelts, and water bodies or water ways due to the potential to cause harm to environmentally sensitive areas. Visit cal-ipc.org for plants to avoid, as well their Don’t Plant a Pest substitution list.

Trees and shrubs shall be planted in a manner that protects the basic rights of adjacent property owners.

Decorative landscape material, such as exposed mulch,
rocks, or decomposed granite may be used but is to be an integral landscape design element and shall be limited to a maximum of 20 percent of the landscape area.

A minimum 3 inch layer of wood bark mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers or direct seeding applications where mulch is contraindicated. For low growing groundcovers, a 1 ½ inch layer shall be applied. The mulch shall not be treated with dyes or harmful preservatives.

To the greatest extent possible, planter areas are to be a minimum of 5 feet wide. Undersized planter widths will be considered for projects with site constraints but is subject to the approval of Planning Director. 1065
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Provide plant material with varying characteristics to avoid monocultural landscapes. Carefully select plants for their diverse use and benefits such as screening, background and accent planting, color, form, etc.

Screening plant material shall be used for utilities,
fences, site walls, trash enclosures, and unadorned
structure walls.

Trees and shrubs shall be planted so that at maturity
they do not require trimming to keep growth to a
restricted height or width. This particularly applies for traffic safety sight areas such as, street corners, project entries, drive aisles, and parking lot island planters
where maximum plant height shall be limited to 30
inches.

Project entries and corner landscaping (i.e., for
residential communities, commercial centers, etc.)
should include enhanced design elements that reflect
the character of the proposed development. Design elements may include, but are not limited to, low decorative walls, signage, lighting, specimen trees (36” box and 48” box container sizes and larger), upsized accent plants, or water features. Any built features shall be outside of the City’s right-of-way and anything over 30 inches in height is to be outside of traffic safety sight areas.

For projects that allow turf, the maximum area permitted shall be 30 percent of the total landscaped area of the site. Higher percentages may be permitted when turf is an essential part of the development such as playing fields for schools or parks. Turf usage shall only be permitted for functional use areas and shall utilize warm season varieties over cold season varieties.

Turf shall not be permitted in areas difficult to irrigate, areas adjacent to walls, narrow planters less than 10 feet wide, medians, parkways, or parking lot islands to avoid runoff or overspray.

Turf is not allowed on slopes steeper than 25 percent where the toe of the slope is adjacent to an impermeable hardscape. A 25 percent slope or 4:1 slope means 1 foot of vertical elevation change for every 4 feet of horizontal length (rise divided by run x 100 = slope percent).

Landscape screening that consists of a variety of plantsthat are allowed to grow to their natural form.
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Any proposed hydroseeded applications are subject to
the review and approval of the Planning Director
and/or the City’s Landscape Consultant during
construction plan review. Hydroseed information shall
include square footage, seed mix, rate, purity,
germination, fertilization, binder, and mulch
components.

Plant material for vegetated swales or bio-filtration
basins shall be
carefully selected
for both dry and
wet conditions and
provide slope
stabilization where
necessary.

In general, corner and commercial driveway traffic
safety sight areas are within a triangular zone drawn
from two points that are measured 25 feet in both
directions from the beginning of curve or driveway
apron. Refer to Sight Distance Triangle illustrations at right. For private driveways, the two points are
measured 15’.

The following minimum distances are required from
the center of trees:
• 10 feet from light standards and power poles
• 5 feet from property lines, fire hydrants, water
or sewer lines, water meters, backflow
prevention systems, and sewer cleanouts
Fire apparatus access roads shall be shown on planting
plan. Trees are to be located so that mature canopies
do not encroach into access road clear zone.

Tree root barrier at
parking lot planter
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Root barriers shall be installed adjacent and parallel to hardscape elements, not encircling root balls. Root barriers are to be 24 inches deep and a minimum of 16 feet long
centered on tree trunk, with increased length depending on tree species.

Trees that impact the City’s right-of-way shall also conform to the current version of the City of Wildomar’s Standard Plans and Specifications for Public Improvements (Road Standards) on file with the Public Works/Engineering Department.

For all 3:1 slopes or steeper that are 3’ or more in vertical height, low growing and low water use groundcovers are to be selected that provide a protective soil covering and stabilizing root system. The groundcover container size and on center spacing shall allow a solid cover within 2 years of installation.

For slopes 8’ or more in vertical height, shrubs and trees shall be added at the following minimum rates:
• One shrub per 100 square feet, that consists of 60% 1-gallon and 40% 5-gallon • One 15 gallon tree per 700 square feet
• Only the slope area over 8’ in height is to be used with the above rates to calculate the tree and shrub
quantities.
o For example, if the slope area over 8’ in height is
3,500 s.f., this would result in a minimum of (21) 1
gallon shrubs, (14) 5 gallon shrubs and (5) 15 gallon
trees.
• Distribute required trees, shrubs, and groundcover
over the entire slope area.

Costly and injureous damage to both hardscape and
tree may occur without the proper installation of
tree root barriers.
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7.1.3 Parking Lot Landscape
Parking lot design and minimum landscaping requirements shall be in accordance with Wildomar Municipal Code Chapter 17.188 Off-Street Parking. Only general guidance is listed below, refer the code chapter for more comprehensive requirements.
• All landscaping shall be separated from
parking areas by means of a raised six inch
concrete curb. Curb cuts that allow site
drainage to enter landscape areas and other
low impact development features are
encouraged. Refer to Section 7.1.8
Stormwater Management and Rainwater Retention for additional information.
• A landscape planter with a minimum width of 5 feet shall be provided between any parking area and abutting street right-of-way to screen vehicles with a combination of evergreen plants, berms, raised planters, or solid walls. All screening elements to be between 36 and 48 inches tall. • Where parking spaces are adjacent to planter areas, provide concrete step-out strips or widened curbs to allow drivers and passengers to safely exit parked vehicles. • Landscape fingers are required at the ends of parking rows, as well as within the rows to limit to approximately 10 consecutive parking spaces.
• A percentage of the total parking space area shall be shaded by broad canopy trees to promote energy conservation and reduce heat island effect, refer to Chapter 17.188.070, E. Shading Plan Requirements. This requirement is to be illustrated on the planting plan with tree diameters drawn at 15 year growth.
• Broad canopy shade trees shall be provided for every three parking spaces. The use of square tree planters at double-loaded rows and diamond tree planters where sidewalks are directly adjacent to head of parking rows are to be used to provide shade throughout the parking area.

Triangular ‘bump-out’ shall be used for unavoidably narrow planters. o Planting area for trees to be a minimum of 25 square feet. o Trees shall be a minimum of 15 gallon containers, although it is preferred to have parking lot trees installed from 24” boxes.

7.1.4 Existing and Protected Trees
The design of each project shall recognize the desirability of preserving existing and protected trees to the greatest extent feasible.

The following criteria is to be used to determine if an existing tree is a protected tree:

The Diameter at Standard Height (DSH) is to be used to include or exclude a protected tree from evaluation. DSH means the diameter of the main trunk measured at 4.5 feet above natural grade:
diameter = trunk circumference divided by 3.14
Mature native oak tree with a DSH of 4.0 inches or more, including, but not limited to, California or Coast 1069
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Live Oak (Quercus agrifolia), Coastal Sage Scrub Oak (Quercus dumosa), Engelmann Oak (Quercus engelmannii), Scrub Oak (Quercus berberidfolia), and the Valley Oak (Quercus lobata).

Mature native tree with a DSH of 4.0 inches or more, including but not limited to, the California Sycamore (Platanus racemosa), Western Cottonwood (Populus fremontii), California Bay Laurel (Umbellularia California), and California Black Walnut (Juglans California).

Mature tree, other than native oak or native tree, with a DSH of 9.5 inches or more.

Historically significant tree as designated by resolution of the City council.

Any tree required to be planted or preserved as environmental mitigation or condition of approval.

A protected tree shall not be cut down, removed, relocated, or otherwise destroyed without first obtaining the approval of the Planning Director. The director may require a tree report prepared by an arborist, horticulturist, or registered landscape architect.

A tree report shall identify and locate each protected tree by a unique number and list common name, botanical name, DSH, tree canopy diameter, and rating for health and aesthetic quality. The report will also note those trees to be preserved in place and those proposed for removal listing supporting evidence.

If a protected tree is approved for removal, the tree(s) shall be replaced at a 1:1 ratio with a container size to the satisfaction of the director.

Replacements for native oak trees or native trees shall be of the same species as those removed or a species acceptable to the director. Mature tree replacements shall be limited to drought tolerate, fireresistive tree species.

Detailed tree protection specifications shall be included on the landscape plan. The engineering plans shall note protected tree locations and reference the protection specifications on the landscape plans.

7.1.5 Artificial Turf
The use of artificial turf is discouraged. Its use and location is subject to the review and approval of the Planning Director and/or Landscape Consultant. It is not to be used in areas highly visible from public streets, such as front yards, commercial developments, or as part of the project’s perimeter landscape.

If artificial turf is found to be an appropriate substitute for living groundcover or turf, the combined square footage of artificial and living turf shall not exceed 30% of the required minimum landscape.

Artificial turf shall not be included as part of the landscape area when calculating the MAWA.

The quantity and quality of artificial turf will be evaluated on a case by case basis, and shall at a minimum:
• Consist of life-like individual blades of grass with varying lengths and color that emulate real grass. • Have a proper drainage system installed underneath the area to prevent excess runoff or pooling of water.
• Be installed and maintained, per manufacturer's
recommendations, to effectively simulate the appearance of a well-maintained lawn.
• Not be indoor or outdoor plastic or nylon carpeting
• Be installed in combination with natural plant materials (i.e., trees, shrubs, and groundcover) to soften or mask its use. 1070
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7.1.6 Water Features
Decorative water features such as pools, spas,
ponds, waterfalls, or fountains shall be designed to
minimize water loss and to use recirculating water
systems.

Where available, recycled water shall be used as a
source for decorative water features.

Surface area of a water feature shall be included in
the high water use hydrozone area of the water
budget calculation.

7.1.7 Mulch and Amendments
A minimum 3 inch layer of wood bark mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers or direct seeding applications where mulch is contraindicated. For low growing groundcovers, a 1 ½ inch layer shall be applied.

Stabilizing mulching products shall be used on slopes. Fire resistive mulching products shall be used in fire-prone areas and is required within 5 feet from structures for projects within the Very High Fire Hazard Severity Zone.

The mulching portion of the seed/mulch slurry in hydro-seeded applications shall meet the mulching requirement.

Soil amendments shall be incorporated according to recommendations of the soil management report and appropriately applied for each type of plant in the landscape.

Compacted soil should be ripped or scarified to a minimum depth of 12 inches.

All planted landscape areas are required to have friable soil to maximize water retention and infiltration.

7.1.8 Stormwater Management and Rainwater Retention
Stormwater management practices minimize runoff and increase infiltration which recharges groundwater and improves water quality.

Stormwater best management practices are to be
implemented into the landscape and grading design
plans to minimize runoff and to increase on-site
rainwater retention and infiltration.

Plant material for vegetated swales or bio-filtration
basins shall be carefully selected for both dry and wet conditions and provide slope stabilization where
necessary.

Stormwater best management elements are to be part
of the Water Quality Management Plan and will be
reviewed and approved by Public Works/Engineering.

Bioretention features minimize onsite runoff while adding to the interest and beauty of the landscape
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Project applicants shall refer to the Regional Water Quality Control Board for information on any applicable stormwater technical requirements.

7.2 Irrigation Standards
This section applies to all landscaped areas requiring permanent irrigation, not areas that require temporary irrigation solely for the plant establishment period. For the efficient use of water, an irrigation system shall meet all the requirements listed in this section and the manufacturers’ recommendations.

Also refer to Elsinore Valley Municipal Water District’s website for additional irrigation guidelines, resources, and valuable incentive programs.

The irrigation system and its related components shall be planned and designed to allow for proper installation, management, and maintenance.

7.2.1 Irrigation Principals and Requirements
An irrigation design plan meeting the following design criteria shall be submitted as part of the Landscape Documentation Package.

Landscape water meters, defined as either a dedicated water service meter or private submeter, shall be installed for all non-residential irrigated landscapes of 1,000 sq. ft. and residential irrigated landscaped of 5,000 sq. ft. or greater.

A landscape water meter may be either:
• a customer service meter dedicated to landscape use provided by the local water purveyor; or
• a privately owned meter or submeter.

Automatic irrigation controllers utilizing either evapotranspiration or soil moisture sensor data and equipped with a non-volatile memory shall be required for irrigation scheduling in all irrigation systems.

If the water pressure exceeds the recommended pressure of the specified irrigation devices, the installation of a pressure regulating device is required to ensure that the dynamic pressure at each emission device is within the manufacturer’s recommended pressure range for optimal performance.

If the static pressure is below the required dynamic pressure of the irrigation system, pressure-regulating devices such as inline pressure regulators, booster pumps or other devices shall be installed to meet the required dynamic pressure of the irrigation system.

Static water pressure, dynamic or operating pressure and flow reading of the water supply shall be measured at the point of connection. These pressure and flow measurements shall be conducted at the design stage. If the measurements are not available at the design stage, the measurements shall be conducted during installation.

Include all support equipment
that qualifies the irrigation
controller as “smart”
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Sensors (rain, freeze, wind, etc.), either integral or auxiliary, that suspend or alter irrigation operation during unfavorable weather conditions shall be required on all irrigation systems, as appropriate for local climatic conditions. Irrigation should be avoided during windy or freezing weather or during rain.

Manual shut-off valves (such as a gate valve, ball valve or butterfly valve) shall be required, as close as possible to the point of connection of the water supply, at street crossings, and at branching mainline segments to minimize water loss in case of an emergency (such as a main line break) or routine repair.

Backflow prevention devices shall be required to protect the water supply from contamination by the irrigation system.

Flow sensors that detect high flow conditions created by system damage or malfunction are required for all non-residential landscapes and residential landscapes of 5,000 sq. ft. or larger.

Master shut-off valves are required on all projects. The master valve shall be installed at the main water supply for the irrigation system and be connected to the automatic controller. A master valve is not required when the irrigation equipment makes use of technologies that allow for the individual control of sprinklers that are individually pressurized in a system equipped with low pressure shut down features.

The irrigation system shall be designed and maintained to prevent runoff, low head drainage, overspray, or other similar conditions where irrigation water flows onto non-targeted areas, such as adjacent property, non-irrigated areas, hardscapes, roadways, or structures.

Soil type and infiltration rate from the
soil analysis and recommendations
report shall be considered in designing
the irrigation systems and clearly noted
on the irrigation plan near valve
programming data table or controller
chart.

The design of the irrigation system shall
conform to the hydrozones of the planting design plan.

The irrigation system must be designed and installed to meet, at a minimum, the calculated Maximum Applied Water Allowance. It is strongly encouraged that the irrigation system is designed to be far less than the calculated maximum allowance.

All irrigation emission devices must meet the requirements set in the American National Standards Institute (ANSI) standard, American Society of Agricultural and Biological Engineers’/International Code Council’s (ASABE/ICC) 802-2014 “Landscape Irrigation Sprinkler and Emitter Standard”, All sprinkler heads installed in the landscape must document a distribution uniformity low quarter of 0.65 or higher using the protocol defined in ASABE/ICC 802-2014.

Sensor automatically adjusts
controller daily run times based on
local climate conditions to reduce
water usage
Wasteful overspray due to poor irrigation
design and maintenance
Runoff and soil erosion
caused by broken irrigation
equipment
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It is highly recommended that the project applicant obtains peak water operating demands (on the water supply system) or any water restrictions from the local water purveyor that may impact the effectiveness of the irrigation system.

In mulched planting areas, the use of low volume irrigation is required to maximize water infiltration into the root zone.

Subsurface dripline is preferred for all applications but is required where the planter is near pedestrian traffic. Subsurface irrigation shall also be used in planter areas that are less than ten (10) feet in width to not have runoff or overspray.

Irrigation heads and other emission devices operating from the same control valve shall have matched precipitation rates, unless otherwise directed by the manufacturer’s recommendations.

Irrigation devices shall provide head to head coverage. To achieve the required coverage, triangular spacing of irrigation devices is recommended. However, irrigation device spacing shall be designed to achieve the highest possible distribution uniformity using the manufacturer’s recommendations.

Swing joints or other riser-protection components are required on all risers subject to damage that are adjacent to hardscapes or in high traffic areas of turf grass.

Check valves or anti-drain valves are required on irrigation devices where low point drainage could occur.

Overhead irrigation shall not be permitted within 24 inches of any nonpermeable surface. Allowable irrigation within the setback from nonpermeable surfaces may include drip, drip line or other low flow non-spray technology. The setback area may be planted or unplanted. The surfacing of the setback may be mulch, gravel, or other porous material. These restrictions may be modified if:
• The landscape area is adjacent to permeable surfacing and no runoff occurs.
• The adjacent non-permeable surfaces are designed and constructed to drain entirely to an adjacent landscape area.
• The irrigation designer specifies an alternative design or technology, as part of the Landscape Documentation Package, and clearly demonstrates strict adherence to irrigation system design criteria as outlined in this document or per State water efficiency standards that are stricter than those listed here. Prevention of overspray and runoff must be confirmed during the irrigation audit.

Slopes steeper than 25 percent shall not be irrigated with an irrigation system with an application rate exceeding 0.75 inches per hour. This restriction may be modified if the landscape designer specifies an alternative design or technology, as part of the Landscape Documentation Package, and clearly demonstrates no runoff or erosion will occur. Prevention of runoff and erosion must be confirmed during the irrigation audit.

All landscaped areas shall be provided with an automatic irrigation system, unless the Planning Director finds that such an irrigation system, due to the size, location, or configuration of the landscaped area, cannot be reasonably installed and maintained.

7.2.2 Hydrozone
On-surface dripline installed in typical grid
layout provides low volume irrigation to
plants without overspray
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Each control valve shall irrigate a hydrozone with similar site, slope, sun exposure, soil conditions and plant materials with similar water use.

Irrigation heads and other emission devices shall be selected based on what is appropriate for the plant type within that hydrozone.

Where feasible, trees shall be irrigated from control valves separate from shrubs, groundcovers, and turf to apply the required amount of water to tree hydrozones. The mature size and extent of the root zone shall be considered when designing irrigation for trees.

Individual hydrozones that mix plants of moderate and low water use, or moderate and high water use may be allowed. The plant factor of the higher water using plant shall be used for calculations.

Individual hydrozones that mix high and low water use plants shall not be permitted.

Special Landscape Areas (SLA) consist of landscape areas irrigated by reclaimed water, edible landscape areas, or recreational turf fields.

Temporarily irrigated areas shall be included in the low water use hydrozone. Temporarily irrigated means the period of time when plantings only receive water until they become established and then no further supplemental irrigation is provided.

On the planting design plan and irrigation design plan, hydrozone areas shall be designated by number, letter, or other designation. On the irrigation design plan, designate the areas irrigated by each valve, and assign a number to each valve. Use this valve number in the hydrozone information table which is required in the Water Efficient Landscape Worksheet. This table can also assist with the irrigation audit and programming the controller.
• Irrigation systems shall be designed to provide the optimum amount of water to the landscape for plant growth without causing soil erosion and runoff. • Irrigation plans shall promote the industry standard for public safety in all aspects of the irrigation system.
• Stormwater best management practices, such as infiltration areas and rain harvesting technologies are encouraged for on-site retention and infiltration of storm water.

7.2.3 Recycled Water
•The design and installation of recycled water irrigation systems shall allow for the current and future use of recycled water. •Landscapes using recycled water shall have purple signs identifying and promoting recycled water usage.
•All recycled water irrigation systems shall be designed and operated in accordance with all applicable local and State laws. Refer to Elsinore Valley Municipal Water District website for design and installation standards and requirements. • Landscapes using recycled water are considered Special Landscape Areas. The ET Adjustment Factor for new and existing (non-rehabilitated) Special Landscape Areas shall not exceed 1.0. 1075
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7.2.4 Graywater Systems
• Greywater reuse offers substantial water
savings and is a consistent source of
water for dry areas.
• Any proposed graywater systems shall
conform to the current California
Plumbing Code and any applicable City
standards.

7.3 Landscape Maintenance
Landscaping and a permanent irrigation system shall be maintained in all areas visible to the public as follows:
• All landscaped areas shall be kept and maintained in a manner that does not detract from the appearance of the immediate neighborhood, and that protects the health, safety and welfare of the user, occupants, and the public.
• All landscaped areas shall be kept and maintained in a neat and clean condition, free of weeds, debris, litter, dead, diseased, or dying vegetation and broken or defective decorative elements. • Vegetation in landscaped areas shall be
mowed, groomed, trimmed, pruned, and
watered to maintain a healthy, growing
condition.
• Vegetative overgrowth shall not be
permitted in a manner that is likely to
harbor rodents, vermin, insects, or other
nuisances; or impedes, obstructs, or denies
pedestrian or other lawful travel on
sidewalks, walkways, or other public rightsof-way.
• Irrigation systems shall be kept in good
working condition and repair to prevent
leaks or public health hazards.
• All property owners shall water, prune, weed and otherwise maintain landscaping in the parkway portions of adjoining streets, including street trees.
• Parkway landscaping shall be maintained by the abutting property owner unless otherwise designated by the City.

Example of a common greywater system that can be easily installed during home construction or after by professional contractor or homeowner.

Good example of maintaining landscape growth off of
pedestrain pathways. However, it is also a good example of why it is important to chose plants with a suitable mature growth to avoid the need for maintenance.
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7.4 Landscape Standards by Land Use
Refer to Wildomar Municipal Code Title 17 Zoning for additional regulations, setback requirements, development standards, perimeter fence and wall requirements, and design guidelines for specific land use zones.

7.5 Residential Landscape Standards
In addition to the City’s Single Family Residential Design Standards, City’s Multi-Family Residential Objective Design Standards, and Section 7.1 Landscape Standards provided above, the following standards shall apply to residential projects:

7.5.1 Single Family Residential
Plant selection, container size and spacing shall be specified to achieve a filled in landscape within 2 years of installation and to allow sustained growth of planting materials.

Total turf area is dependent on gaining a compliant water efficient landscape worksheet but shall be restricted to a
maximum of 30% warm season turf varieties. Nomow turf alternative grasses that use less water are encouraged and can be installed from sod, plugs or
containers depending on availability and industry
recommendations.

Groundcovers are to be installed from a minimum of 1 gallon containers. Flatted groundcover material will be considered for approval with a maximum on-center spacing of 12 to 24 inches (depending on mature width and growth rate) primarily for slope areas for erosion control purposes.

In general, shrubs shall be installed from a minimum of 5 gallon containers. For required screening, 15 gallon shrubs shall installed and spaced a maximum of 36”-48” on center.

Each standard width lot to have a minimum of
three front yard streets. One of the three trees is
to be a 15 gallon minimum street tree. The two
remaining trees to be placed within the front
yard area and shall consist of (1) 15 gallon tree
and (1) 24 inch box tree. Corner lots shall have 15
gallon trees installed, on average, every 30 feet.

Exact spacing dependent on tree variety and
canopy width. Larger container sizes and/or
additional trees may be required, or fewer trees
may be allowed dependent on the lot width.

Refer to Section 7.7 Street Tree and Right-of-Way
Landscape Standards for additional
requirements.

Decorative landscape material, such as exposed
mulch, rocks, or decomposed granite may be
used but is to be an integral landscape design element and shall be limited to a maximum of 20 percent of the landscape area.

Turf alternatives, at left
Bouteloua gracilis (mowed)
and above Carex praegracilis
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Loose rocks or boulders shall not be used within the public right-of-way unless grouted in place.

In addition to the single family residential landscape standards, model home complex landscaping shall mainly consist of low water use shrubs and limit moderate water use plant materials or turf to 30% of the total lot area. Displayed information at the sales office and signs placed at each lot shall identify the water conserving aspects of the landscape design (low water use or native plant material, efficient irrigation methods, hydrozoning, rainwater retention systems, graywater systems, etc.). Signs shall be easily viewed from the roadway and main walkway into the model.

7.5.2 Multi-Family Residential
Minimum Required Outdoor Recreational-Leisure Areas (RLA) For additional information and context refer to City’s Multi-Family Residential Objective Design Standards.

Outdoor Recreational-Leisure Areas may consist of private areas, common areas, or a combination of both and shall be provided at a rate of 400 square feet per dwelling unit.

Minimum Dimensions (in either direction)
• Private areas - 7 feet
• Common areas - 20 feet
• Pedestrian walkway width - 6 feet
• Courtyard internal to a project, or enclosed on at least three sides - 40 feet Depending on the number of dwelling units, common outdoor recreational-leisure areas shall be provided to the meet the following criteria per dwelling unit:
• 10 to 50 dwelling units - minimum of 1 space at least 400 square feet total • 51 to 100 dwelling units - minimum of 1 space at least 900 square feet total • Over 100 dwelling units - minimum of 2 spaces of approximately of the same size, totaling 3,200 square feet
All common recreational-leisure
areas shall be improved as either
active (child play areas, pools,
recreation facilities, etc.) or
passive facilities (gardens,
barbeque facilities, seating areas,
etc.) with landscaping or
hardscape elements designed to
serve the residents.

All common open spaces shall
interface directly with adjacent
buildings through doors, windows, and entryways. Visual and physical connections are to be provided through enriched decorative pavements and signage.

Site elements such as benches, pots, waste receptacles, drinking fountains, site lighting, and water features are to be selected to complement the architectural theme. 1078
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No more than 25 percent of common recreational-leisure area can be hardscape.

Plant Material and Installation Standards
Plant selection, container size and spacing shall be specified to achieve a filled in landscape within 2 years of installation and to allow sustained growth of planting materials.

Turf shall be installed from sod. Lawn alternative grasses (mowed or no-mow) that use less water are encouraged and can be installed from sod, plugs or containers depending on availability and industry recommendations. Hydroseed applications may be considered but are subject to the review and approval of the Planning Director.

Groundcovers are to be installed from a
minimum of 1 gallon containers. Flatted
groundcover material shall be considered
for approval with a maximum on-center
spacing of 12 to 24 inches (depending on
mature width and growth rate) primarily for
slope areas for erosion control purposes.

In general, shrubs shall be installed from a
minimum of 5 gallon containers. For
required screening, 15 gallon shrubs shall
installed and spaced a maximum of 36”-48”
on center.

Trees to be installed at a rate of one every
30 feet of building frontage with 15 gallon
trees, minimum. Exact tree spacing dependent on tree variety, canopy width, and utilities. Larger container sizes and/or additional trees may be required. Refer to Section 7.7 Street Tree and Right-ofWay Landscape Standards for additional requirements.

The minimum container size for interior lot trees shall be 15 gallon. Tree sizes are to meet the following percentages, 24 inch box (or larger) at a minimum of 35% and 15 gallon at a maximum of 65% of the total trees.

Illustration showing larger specimen tree at focal point, with maximized exterior, interior, and street tree quantities. 1079
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Mature specimen trees in 36 and 48 inch boxes shall be provided for larger or prominent projects in sufficient quantity, subject to the approval of the director, to provide variety and emphasis at entries and main focal areas.

Tall narrow trees or small patio trees (both with restricted mature width) shall be used where larger canopy trees would interfere with buildings, signage, lighting, or fire equipment access.

Small scale landscaping at sidewalk edges is to be provided to allow unobstructed pedestrian traffic and to minimize plant maintenance and waste.

Background screening shrubs are to be provided at building foundations to soften the appearance of tall unadorned walls.

Parking lot landscaping shall be pursuant to Chapter 17.188 Off-Street Parking and Section 7.1.3 Parking Lot Landscape above. Example of planting for a narrow space that provides interest through
variety.
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7.6 Non-Residential Landscape Standards
In addition to Section 7.1 Landscape Standards provided above, the following non-residential standards shall apply to all new and rehabilitated landscaping plans undertaken in conjunction with any private development project on commercial, industrial, mixed-use, and other nonresidential properties, or those projects requiring a grading, building, use permit, or design review.

Plant Material and Installation Standards
Plant selection, container size and spacing shall be specified to achieve an immediate effect of a filled in landscape and to allow sustained growth of planting materials.

Groundcovers are to be installed from a minimum of 1 gallon containers. Flatted groundcover material shall be considered for approval with a maximum on-center spacing of 12 to 24 inches (depending on mature width and growth rate) primarily on slopes for erosion control purposes. Turf is not allowed for non-residential projects unless it provides a functional purpose vital to the project.

In general, shrubs shall be installed from a minimum of 5 gallon containers. For required screening, 15 gallon shrubs shall installed and spaced a maximum of 36”-48” on center.

Street trees to be installed at a rate of one every 30 feet of building frontage with 24” box trees, minimum.

Exact tree spacing dependent on tree variety and canopy width. Larger container sizes and/or additional trees may be required. Refer to Section 7.7 Street Tree and Right-of-Way Landscape Standards for additional requirements.

Mature specimen trees in 36 and 48 inch boxes shall be provided for larger or prominent projects in sufficient quantity, subject to the approval of the director, to provide variety and emphasis at entries main focal areas.

Tall narrow trees or
small patio trees (both
with restricted mature
width) shall be used
where larger canopy
trees would interfere
with buildings, signage,
lighting, or fire
equipment access.

Small scale landscaping at sidewalk edges is to be provided to allow unobstructed pedestrian traffic and to minimize plant maintenance and waste.

Background screening shrubs are to be provided at building foundations to soften the appearance of tall unadorned walls.

Parking lot landscaping shall be pursuant to Chapter 17.188 Off-Street Parking and Section 7.1.3 Parking Lot Landscape above.
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7.7 Street Tree and Right-of-Way Landscape Standards
Street trees and Right-of-Way landscape integrate new development into existing neighborhoods, visually buffer busy streets and enhance the visual qualities and experience of streetscapes. It is the intent of the City of Wildomar to promote the planting and long–term maintenance of street trees.

General Requirements
All right-of-way landscaping shall conform to the current version of the City of Wildomar’s Standard Plans and Specifications for Public Improvements (Road Standards) on file with the Public Works/Engineering Department. These Road Standards may include more stringent or updated requirements. Where there appears to be conflicting standards for right-of-way landscaping between this plan and the Road Standards, the apparent conflict shall be brought to the attention of the City for review and decision regarding which standard(s) shall govern.

Planting of street and parkway trees shall be in accordance with these standards, all appropriate City ordinances, and standard Conditions of Approval.

New street tree planting in older and developed areas of the City shall be compatible with plantings that currently exist. New street trees shall match with tree planting in adjacent existing residential and commercial developments.

If it is not possible to match due to site constraints or there is no nearby tree planting, tree shall be selected from the City’s Climate Appropriate Plant List in the Appendix which identifies street trees based on the type of street: arterial, collector or local.

Final street tree selection to be determined by the Public Works/Engineering Department.

Street tree planting in new developments shall generally require a theme tree for each street and a flowering tree flanking any project entries and drives. There should be a variety of tree types in neighborhoods to reduce potential for disease and pest problems.

Minimum acceptable size of street and parkway trees shall be 24” box container size, unless larger tree container sizes are required by Conditions of Approval or as determined by the City during the landscape plan review process. A variety of container sizes are appropriate for larger parkways and projects.

Spacing of street trees shall be 30 feet on center (average), and as appropriate to selected species.

Exceptions to the requirement shall be determined by the City of Wildomar Public Works/Engineering Department. Where fuel modification is required, trees may be required to provide 10 feet clear between mature tree canopies.

Street trees shall be planted in City–held or utility easements, only on approval by the Public Works/Engineering Department, and appropriate utility companies. • Street trees are required by the City as a condition of approval for development. Property owners/developers may be required to obtain from the City a Right–of–Way Permit or For residential developments, an overall street tree
plan will identify the tree species for each street, as well as the placement of front yard trees for each lot. 1082
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Encroachment Maintenance and Removal Agreement as determined by the Public Works/Engineering Department prior to the construction of any private improvements, including installation of required street trees, in the public rights–of–way and City–held easements.

Street trees in residential tracts shall be planted prior to issuance of occupancy permits. • Front yards: Street trees in front yards shall be planted at the rate of three (3) trees minimum per residential lot. Two trees shall be planted on property, and one tree planted in the right–of–way (three trees are to be planted on property if there is insufficient space in the right–of–way). • Required front yards trees, whether planted on property or in the right–of–way, shall be maintained by the individual property owner or Homeowner’s Association.

Tree wells shall have an interior planting area of 25 square feet, minimum. ADA approved tree grates are to be used when well area is within pedestrian path of travel or at the City’s direction.

Plant Placement and Location
Plant materials (natural mature height) and landscape improvements (boulders, fencing, walls, etc.) over 30 inches in height at street corners, in public rights–of–way, and CFD areas shall not be placed within landscape restricted zones per Sight Distance Triangle statement and illustration in Section 7.1.2.

Turf grasses (lawn) shall not be planted in right-of-way.

Trees shall be located and maintained to preserve clearance zones of at least ten feet from streetlights, fire hydrants, utility poles/meters and cable TV boxes, and backs of street and directional signs to tree trunks.
• Trees shall be planted a minimum of five feet horizontally from trunk to edge of underground utilities (verify clearances with utility companies).
• Tree placement shall be carefully determined to avoid limiting visibility of traffic control signals and signs.
• Comply with local utility companies’ requirements for vegetative management and clearances in utility easements and adjacent to utility structures/facilities. The more restrictive requirements (City or utility) shall apply.

The following minimum clearances shall be observed when planting:
• Trees: 30 inches from back–of–curb and edge of sidewalk to trunk. • Shrubs: three inches from back–of–curb and edge of sidewalk to outer spread of mature growth.

Trees planted within 6 feet of hardscape improvements, including but not limited to streets, public sidewalks, or trails (regardless of surface material), shall be separated from those surfaces by a linear root barrier to promote deep rooting and prevent physical disruption or damage. Root barriers shall be installed adjacent and parallel to hardscape elements, not encircling root balls. Root barriers are to be 24 inches deep and a minimum of 16 feet long centered on tree trunk, with increased length depending on tree species.

Plant Material Selection
Street and parkway tree species shall be approved by Public Works/Engineering Department.

Parkway widths and distance from hardscape elements shall be evaluated when selecting tree species. 1083
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The related mature growth of roots, trunk, and canopy shall be appropriate for these restricted situations.

Plant material selected for installation in rights–of–way and CFD–maintained areas shall have the following characteristics:
• trees shall be deep–rooting (no major surface roots)
• require minimal maintenance
• relatively free of diseases and pests
• low to moderate water requirements
Trees beneath overhead utility lines to have mature
canopies less than height of wires and shall be approved by the utility companies prior to planting. Generally, restrict height to twenty feet maximum.

Plant Material Installation
Trees and other plant material shall be installed in accordance with Section 8.4 Landscape Maintenance.

Required front and street side yard setbacks along streets and major roads (excluding sidewalks and driveway) shall be landscaped.

Areas not planted with groundcover or paved shall be covered with mulch at 3–inch depth minimum.

Trees planted in paved areas shall have adequate space for root growth through maturity. Planting area of 25 square feet minimum shall be provided for each tree.

Tree grates and trunk guards shall be utilized in paved areas with pedestrian traffic.

Plant Material Maintenance
Trees and shrubs shall be pruned to avoid
blocking walks, building entries, windows,
etc.

Mature trees shall be maintained to create
the following minimum vertical clearances
between sidewalks and streets, and lowest
lateral branches.
• eight (8) feet above sidewalks
• thirteen feet, six inches (13’-6”)
above streets
Trees shall not be topped. Tree pruning
shall be in accordance with ANSI A300, and other currently adopted, arboricultural industry standards.

Shrubs to be maintained three inches from edge of sidewalks and back of curbs.

Planting areas shall be kept free of weeds and litter.

Property owners/HOA and developers shall permanently and fully maintain landscaped areas within 1084
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adjacent public rights–of–way, which are not maintained by the City–wide CFD or L&LMD.

Irrigation Requirements
Street trees shall be irrigated with fully automatic systems utilizing low volume, low flow irrigation techniques and equipment such as bubblers, drip emitters, and drip tubing.

Drip or bubbler irrigation systems shall be installed in parkways.

Irrigation shall be scheduled and maintained to eliminate runoff onto sidewalks and pavement.

Additional irrigation requirements are outlined in Section 7 Landscape Design Standards and Section 8 Public Works Landscape Standards and Maintenance Requirements.

7.8 Public Projects
Projects that are maintain by the City’s Community
Facilities District (CFD) include, but are not limited to, parks, open spaces, medians, and selected rights of way.

Any project that includes landscape areas under the
jurisdiction of any other public agency such as California Department of Transportation (Caltrans) or California
Department of
Fish and Wildlife
(CDFW), shall
coordinate submittal, permit, and requirement expectations with those public agencies, as well as the City.

Site and landscape design for all public projects shall be fully coordinated and reviewed in the very early stages of planning.

Delays in early coordination is likely to have a negative impact on the applicant’s time and financial resources.

Section 7. Landscape Design Standards and Section 8. Public Works Landscape Standards and Maintenance Requirements shall be applied to CFD projects. In the case of conflicts between the sections, the City shall determine which is to take precedence.

Automatic irrigation controllers shall be as manufactured by Calsense, unless otherwise approved by the City. Consultants shall provide a Calsense Design Memo from the manufacturer’s representative prior to irrigation plan approval to verify that the controller assembly includes proper specifications to integrate into the City’s central irrigation control system.

All CFD maintained areas shall have separate water and electrical meters and services unless otherwise approved by the City.

PVC sleeves are required for irrigation pipes and control wires when crossing public streets.

The County of Riverside’s landscape standard details (landscape construction details) shall be utilized.

Additional design standards, requirements, or restrictions may be implemented at City’s direction.

Public projects shall be prepared on separate landscape plans with City’s engineering title block. 1085
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Medians
Drip or bubbler irrigation (low volume) shall be utilized.

Planting areas shall be within 100 feet of quick coupling valves.

Tree wells shall have an interior planting area of 25 square feet, minimum. ADA approved tree grates are to be used when well area is within pedestrian path of travel or at the City’s direction.

Turf grasses (lawn) shall not be planted in medians.

Medians shall have 18–inch wide (minimum) maintenance walks adjacent to six–inch wide curbs around planting areas. Paving material shall be approved by the Engineering Department.

Medians that are five feet in width and less, shall receive enhanced paving only (no planting). Enhanced paving shall be concrete paving with special finish treatment, such as color, pattern, texture, or a combination thereof, to enhance appearance of paved areas.

Plant material in medians adjacent to turning lanes and left turn pockets, and other areas where sight distance is critical, shall be 24 inches and less in height (or enhanced paving as approved by the City).

8. PUBLIC WORKS LANDSCAPE STANDARDS AND

MAINTENANCE REQUIREMENTS
This section outlines the requirements of the City of Wildomar for design and maintenance of landscapes created by new developments, the maintenance of which is financed through developer fees and assessments levied annually on property owners for Community Facilities District (CFD) improvements.

These standards shall also apply to Engineering Department Capital Improvement Projects (CIP).

Comprehensive landscape plans for CFD areas shall be reviewed by the City and shall conform to requirements in this section related to workmanship, materials, and equipment in public rights–of–way and other City–dedicated areas of public works landscape improvement projects.

Plans shall be prepared in conjunction with final approved Grading Plans and Conditions of Approval. CFD plans shall be completed and approved prior to issuance of building permits.

The City may authorize extensions of time schedules relating to Preliminary CFD plans, comprehensive landscape plans, and completion of landscape improvements due to extenuating circumstances.

CFD/Public Works landscape maintenance requirements can be found in Section 8.4 Landscape Maintenance below.
• The required landscape maintenance and plant establishment period for CFD areas (excluding parks and capital improvement projects) shall be one year, unless noted otherwise. The warranty period for all CFD and public projects shall be one year from date of City acceptance. • The Contractor shall continuously maintain landscaped areas within public rights–of–way and CFD areas during the progress of work and establishment period until final acceptance of work by the 1086
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City.
• The City reserves the right to assume maintenance of projects at the Developers’ or Contractors’ expense during the establishment period. Developers and Contractors may also request, at their expense, that the City assume maintenance responsibilities of the project.Bonding for CFD Improvements
• Bonds are required by the City of Wildomar in accordance with the approved bonding estimate submitted with the landscape plans. CFDs include recreational trails, parks, landscaped rights–of– way, landscaped easements, median as well as water quality BMPs and open space areas that are considered public improvements. Cash deposits and certificates of credit may also be used to bond projects. Bonds shall be posted with the Engineering/Public Works Department. If the City Engineer determines that maintenance work is not being performed to standards established within this manual, then the maintenance period shall be extended. Bonds held against projects shall not be released until CFD areas are satisfactorily maintained in accordance with these requirements, and City Council acceptance of all landscape improvements.

8.1 Preliminary Landscape Plans
Preliminary plans for each new CFD project require the review and approval by the City. Refer to Section

5. Plan Submittal and Approval Process, Section 6. Landscape Documentation Package Requirements, Section 7. Landscape Design Standards, and Section 8. Public Works Landscape Standards and Maintenance Requirements for guidance on plan preparation and design considerations.

Preliminary landscape plans shall identify CFD project boundaries including CFD, utility and City held easements, street medians, City dedicated open space and rights of way, creeks, parks, and recreational trails.

Preliminary landscape plans shall identify areas to be landscaped and display the landscape treatment of the development or project.

Preliminary landscape plans shall be approved as a condition of tentative tract maps, conditional use permits, and other discretionary actions.

8.2 Construction Landscape Plans
Construction landscape plans for each new CFD project require the review and approval by the City. Refer to Section 5. Plan Submittal and Approval Process, Section 6. Landscape Documentation Package Requirements, Section 7. Landscape Design Standards, and Section 8. Public Works Landscape Standards and Maintenance Requirements for guidance on plan preparation and design considerations.

Construction landscape plan shall be in substantial conformance with approved preliminary landscape plans.

CFD and CIP projects shall be prepared under a separate landscape package with City’s title block. The County of Riverside’s landscape details shall be applied and included on plans, unless otherwise directed by the City.

The Title Sheet shall note the square footage of the combined CFD area and shall also list the CFD areas by street or subsection.
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8.3 Systems and Materials Requirements
All landscape construction materials and methods for public works/CFD projects in the City of Wildomar shall conform to the Standard Specifications for Public Works Construction (Greenbook), latest adopted edition including modifications and supplements.

8.4 Landscape Maintenance
Requirements for acceptance of CFD/public works landscape improvements are outlined in Section 8.5 Inspection and Acceptance of Improvements.

8.4.1 Objectives
The objectives of this section are general results to be specified by designers and achieved by Contractors in their methods of performing work. The purpose of these objectives is to allow Contractors to assist in interpreting requirements for long–term appearance of landscaped areas, and to ensure that design criteria and objectives established by the City are met. If specified methods are not adequate to meet general appearance requirements, or if additional work and special maintenance programs are required, Contractors shall adjust maintenance schedules accordingly, with approval of the City.

City of Wildomar has established the goal of CFD landscapes to visually unify various land uses, maintain high standards of quality for community appearance, lower urban temperatures, and reduce water used for landscape irrigation.
• The objective of these landscape plantings is to establish an informal, natural appearance. Pruning activities that create formal hedge and topiary effects shall be avoided. Lawns should be minimized and well groomed, and ground covers should be maintained to have sharply defined edges adjacent to hardscape improvements.
• Landscaped areas such as street median islands, and parkways and slopes adjacent to streets, trails, and sidewalks, shall have a well-maintained appearance. Trash, as well as dead branches, leaves and flowers, should be removed from plants and landscaped areas on a continuous and regular basis, with extra attention to the appearance of highly visible areas. • Plant masses (except groundcovers) shall be allowed to develop informal edges adjacent to structures, masonry, and other landscape elements.
• In general, plant material in CFD landscaped areas shall be selected for low water use characteristics, with a gradual transition made from normal water use during the plant establishment period, to a reduced water use situation once established. This transition shall take place over a three-to-four-month period. Irrigate only as required to allow water penetration through soil to maximum rooting depth, avoiding any run–off. After plant material is established, water only to maintain healthy plant growth.

8.4.2 Scope of Work—CFD Maintenance
Contractor shall furnish labor, equipment, materials, tools, services, and special skills to perform complete landscape maintenance of CFD areas. Scope of work shall include, but not be limited to irrigation, pruning, shaping, trimming, and training of trees, shrubs and ground cover plants; tree surgery; fertilization; cultivation; weed control; control of plant diseases and pests; mowing, thatching, and aeration of lawns; sweeping; maintenance and repairs of trails, pathways, irrigation, and drainage systems, including natural 1088
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drainage features; litter removal; removal of illegal dumping; plant replacement and other work required to maintain CFD and public landscaped areas in a safe, attractive, and usable condition. Plant material shall be maintained in healthy condition with horticulturally acceptable growth and color.

Maintenance standards in this manual shall apply to work of Developers and Contractors during the required maintenance period for CFD contract maintenance areas, City parks, and Capital Improvement Projects.

Contractor shall submit Maintenance Schedule Charts approved by the City. Schedule of maintenance operations shall include, but not be limited to, tree pruning; weed control; insecticide and herbicide application; fertilizer types and frequency of application; growth inhibitor application; thatching, mowing, and aeration of lawns. Contractor shall provide irrigation controller schedules with controller identification numbers (keyed to as–built irrigation plans), station numbers, cycles per day, total time per station per week, and comments to City for approval prior to start of the plant establishment period.

All work performed within the public right-of-way is required to provide traffic control approved by the Public Works/Engineering Department.

8.4.3 Irrigation System Maintenance
Irrigation systems shall be operated efficiently to conserve water and maintain healthy plant growth.

Application of water should consider soil types, topography, weather conditions, and be tailored to distinct planting areas (hydrozones). Refer to EVMWD’s guidelines for current irrigation schedule and other restrictions.

Slope irrigation shall be monitored and maintained to prevent soil saturation and run off. Contractor is responsible for replacing plant materials that die because of poor irrigation scheduling.

Contractor shall observe irrigation systems while functioning at least once every week to ensure proper and efficient operation.

Contractor shall maintain irrigation equipment to provide proper coverage and operating capability.

Adjust irrigation systems to prevent excessive run–off and overspray into streets, sidewalks, rights–of– way, and other areas not intended to be irrigated. Sprinkler heads shall be maintained and adjusted, clean, and free from plant growth that may obstruct normal operation. Valves and heads shall be adjusted to keep systems operating at design pressures. Pressure–regulating valves and pressure–compensating screens shall be employed to prevent heads from fogging.

Contractor shall check weather and rain sensors monthly throughout the year to verify that sensors function properly. Normal controller schedules shall be bypassed if rainfall is sufficient to meet landscape water requirements.

Areas where irrigation system is temporarily inoperable shall be hand watered by Contractor to ensure healthy and thriving plant material. Contractor shall be responsible for providing equipment, nozzles, hoses, and couplers to accomplish the task.

Contractor shall replace plants lost due to irrigation system malfunctions, except malfunctions caused by natural disasters. Contractor is responsible for, and shall prevent to the greatest extent practicable, irrigation water run–off and overspray that impacts surrounding properties and creates traffic hazards.

Remote control valves shall not be operated manually unless electrical power is unavailable or temporarily interrupted, except for testing and periodic valve maintenance.

Moisture sensors and weather stations/sensors shall be monitored and adjusted monthly (or as required) 1089
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by the Contractor to assure proper performance.

Repairs to irrigation systems shall be made in accordance with original contract documents. Contractor shall make required repairs and operate systems as originally intended.

Contractor shall submit copies of irrigation schedules for automatic controllers to City for approval.

Irrigation system repairs caused by conditions over which Contractor has no control shall be performed by others or paid for by the City. Repairs under this category shall be extra work and are noted below:
• Loss due to theft
• Storm damage and other natural occurrences
• Damage by vandalism, and accidents caused by other than Contractor and his/her employees.

Contractor shall adjust heights of sprinkler risers to compensate for growth of plant materials.

Strainers at backflow preventers shall be flushed out semi–annually as a preventative maintenance measure.

Drip and bubbler irrigation (low volume) systems
• Strainers and filters shall be cleaned monthly, or as required, to maintain efficient operation. • Manual flush valves shall be flushed monthly, or as required, to eliminate accumulated debris in irrigation lines.
• Plant growth and vigor shall be monitored closely for signs of stress due to lack of water, which may indicate clogged emitters and other system malfunctions. • System pressure shall be monitored periodically to ensure proper emitter operation.

8.4.4 Planting Maintenance
Trees
Trees are a vital element of community character and provide important environmental benefits. The City’s goal is to maintain trees in CFD areas, parks, and other public area facilities in a healthy, vigorous, and growing condition for current and future residents. The objective of the following guidance is to promote proper tree maintenance.

Pruning
Trees shall be pruned for safety and appearance, and to encourage sound structure, healthy growth, and good form. Pruning shall be supervised and performed by certified consulting arborists and qualified tree care personnel utilizing proper arboricultural practices.

Contractor shall provide pruning and tree care in accordance with professional tree care industry standards, including Western Chapter of the International Society of Arboriculture and National Arborist Association standards.

Evergreen trees shall be thinned out and shaped when necessary to prevent wind and storm damage.

Major pruning of deciduous trees shall be performed during the dormant season. Damaged trees, and those that constitute health and safety hazards, shall be pruned when necessary to improve poor appearance and structure, as directed by the City’s representative. 1090
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Pruning cuts shall be made just above lateral branches and buds, or just outside branch bark collars, utilizing natural target pruning practices. Stub cuts and topping shall not be permitted.

Tree pruning shall be performed in accordance with ANSI Safety and Tree Care Standards, latest published editions. Contractor shall observe adequate safety precautions for protection of tree workers and the public.

No more than 25 percent of a tree’s foliage shall be removed during pruning operations unless authorized by the City representative.

Trees shall be pruned periodically (through maturity) to achieve adequate vertical clearances for vehicles, overhead utilities, and pedestrians.

Lower branches of young trees shall not be removed except for safety purposes. Lower branches may only be tipped back to encourage caliper growth large enough to support trees without stakes and guys.

Surface tree roots that present maintenance and/or safety problems may be removed or pruned upon approval by the City, especially those adjacent to paved areas. Surface roots shall be properly pruned, treated, and covered without delay.

If necessary, trees shall be trimmed during the dormant season only (November 15th to February 15th) to reduce pruning shock, allow sufficient recovery time for maximum summer shade, and lessen possibility of insect infestation.

Watering and Mulching
Watering basins shall be maintained around tree root balls during plant establishment periods. Irrigate as needed to establish adequate moisture throughout plant root zones.

Deep–rooting of trees is desirable and can be encouraged with appropriate irrigation scheduling and frequency of irrigation cycles.

Mulches shall be maintained at least three (3) inches deep to reduce evaporation and weed growth. Do not apply mulch in contact with tree trunks (maintain 6 inches clearance minimum).

Soil moisture checks shall be made periodically at locations representing various climatic exposures and plant material types. Soil moisture probes shall be used to check moisture in root balls and surrounding soil. Moisture requirements of plants shall determine watering frequency and timing by automatic irrigation systems.

Fertilizer Application and Pest Control
Fertilizers shall be City–approved, balanced commercial types determined by soils testing. Fertilizers should be applied to entire root zones of trees. Gently cultivate and thoroughly water fertilized areas to prevent burning tree roots. Apply fertilizers at minimum rates required to keep trees healthy and vigorous.

Unhealthy and/or stunted trees that fail to meet horticulturally acceptable standards for growth and vigor shall receive appropriate supplements to correct nutrient deficiencies.

Plant pests and diseases, and weeds, shall be controlled with proper application of insecticides, fungicides, and herbicides. Tree wells shall be weeded monthly.

Pesticides and herbicides shall be applied by licensed and certified pest control applicators. 1091
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Staking and Guying
Tree stakes, ties, and guys shall be checked monthly and adjusted if necessary. Ties shall be adjusted to prevent girdling of tree trunks. Broken stakes and guy wires shall be replaced. Stakes, ties, and guys shall be removed as directed by the City Representative.

Re–stake trees as deemed necessary by the City with two–inch diameter by ten–foot long treated lodge pole stakes. Tree ties shall be flexible vinyl straps. Nail straps to sides of stakes with one–inch roofing nails.

Stakes on fast–growing tree species, such as Eucalyptus species, shall be removed one year after planting, or at the start of the next growing season, whichever comes first.

For trees other than fast–growing species, existing stakes and guys shall be removed after two years, or after trees attain a trunk caliper of four inches. If trees are unable to support themselves, removal of stakes shall be determined by the City.

In CFD areas, 15-gallon size trees shall be double–staked, 24– and 36–inch box size trees shall be double– staked or guyed, and trees larger than 36–inch box size shall be guyed, unless directed otherwise by City representative.

Shrubs
Shrubs shall be maintained to promote vigorous and healthy growth in accordance with standard horticultural practices. Utilize proper pruning techniques, fertilizer applications, and pest control procedures.

Pruning
Prune shrubs as required to maintain public safety, as well as general health and appearance of plants.

Shrubs shall not be clipped into topiary forms. Natural characteristics and branching structure of plants shall be retained.

Pruning cuts shall be made just above lateral branches and buds, and just outside branch bark collars.

Stubbing shall not be permitted.

Pruning shall be accomplished by removing woody stems from inside of shrubs at least twice yearly.

Heading back of shrubs shall be performed only after completion of interior selective branch pruning.

Shrubs shall not be sheared and hedged unless directed by the City.

Dead flower stalks and spent blossoms shall be removed regularly for a tidy, well–groomed appearance.

Fertilizer Application and Pest Control
City–approved balanced commercial fertilizers shall be applied to promote optimum growth and vigor.

Fertilizers shall be watered in after application to prevent burning of plant tissues.

Insecticides, fungicides, and herbicides shall be applied as necessary by licensed pest control applicators only.

Mulches shall be maintained uniformly at least three (3) inches deep to reduce evaporation and weed growth. Do not apply mulch in contact with shrub stems. 1092
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Vines
Vines shall be maintained to promote vigorous and healthy growth in accordance with best horticultural standards. Utilize proper watering, tying, fertilizing, and pest control procedures to promote optimum growth.

Deep water vines in planting pockets to assure optimum growth and root depth.

Prune and maintain espaliered vines properly. Nails shall not be used in masonry walls. Secure vines with epoxy vine ties to promote directional growth.

City–approved, balanced commercial fertilizers shall be applied to promote optimum growth and vigor.

Vines shall be watered after fertilizer application to prevent burning of roots.

Insecticides, fungicides, and herbicides shall be applied as necessary by licensed pest control applicators only.

Groundcover
Ground cover shall be maintained to promote vigorous and healthy growth according to best horticultural standards. Utilize proper trimming, fertilizing, pest control, and renovation procedures.

Trimming
Groundcover shall be maintained within intended planting areas. Maintain edges of planting so that groundcover does not encroach into lawns, shrub beds, sidewalks, and adjacent areas.

Groundcover shall be trimmed away from controller enclosures, valve boxes, quick couplers, other plants, structures and walls, and walks. Maintain well–edged beds adjacent to walks for best appearance and safety.

Fertilizer
Apply City–approved, balanced commercial fertilizers at minimum rates required to promote healthy and vigorous growth. One application should be in early spring after new growth begins.

Pest Control
Groundcover areas shall be cultivated regularly and kept free of litter.

Control weeds, insects, diseases, gophers and snails.

Chemical pest controls shall be applied only if necessary by licensed pest control applicators.

Renovation and Replacements
Groundcover shall be renovated by cutting and mowing to promote new vigorous growth. Apply City– approved, balanced commercial fertilizer after renovation of groundcover areas.

If replanting is required to replace dead groundcover areas, then replacements shall be determined by City, using cuttings from adjacent groundcover areas, or other approved sources.

Lawns
Lawns shall be maintained to promote vigorous and healthy growth in accordance with best horticultural standards. Utilize proper watering, mowing, renovation, fertilizing, and pest control procedures. 1093
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Watering
Lawns shall be irrigated to maintain healthy seasonal growth and to encourage deep rooting. Avoid daily irrigation in favor of every other day, or twice weekly. Additional irrigations may be scheduled if unusually hot and dry weather conditions prevail for extended periods of time. Lawn areas shall not be in soggy, saturated condition, especially before mowing and aeration operations.

Mowing and Edging
Lawns shall be mowed to an optimum height on a weekly basis during growing seasons. Frequency of mowing should decrease during cooler months. Rotary and reel (for Bermuda grass) mowers with sharp blades shall be used. Avoid removing more than one–third of grass blade length at one mowing.

Damage to trees, obstacles, and lawns caused by wheel ruts shall be repaired by Contractor. Grass clippings shall be mulched in place with mulching mowers.

Trimming and edging shall be performed weekly. Frequency of trimming and edging may need to be adjusted during cooler months.

Renovation
Lawn areas shall be renovated yearly when the least amount of stress to lawns is likely, usually in winter.

Scheduling shall be recorded on Maintenance Schedule Charts approved by the City.

Lawns shall be mechanically aerated with plug aerators (one–half inch tines minimum) at least yearly to reduce compaction and improve water penetration to roots. Hybrid Bermuda grass shall be verticut as required to remove thatch.

Shaded and well–worn areas of lawn shall be re–seeded with approved seed species.

Fertilizing
City–approved, balanced commercial fertilizers should be applied to keep lawns green and healthy.

Fertilizer types will vary seasonally in accordance with good turf management practices.

Pest Control
Lawn areas shall be inspected regularly for signs of diseases and pests. Contractor shall have licensed pest control applicators apply appropriate controls at recommended rates.

Contractor shall maintain weed–free lawns by approved means. Contractor shall exercise caution if applying chemicals to control weeds to avoid damage to lawns and adjacent areas. Before herbicide applications are made, lawns should be well–established and in vigorous condition.

Hydroseeded Planting
Hydroseeded areas shall be maintained in the same manner as ground cover areas.

Pest Control
Contractor shall provide complete and continuous control and eradication of plant pests and diseases, including weeds. Comply with City, County, State, and Federal regulations and laws regarding chemical controls.

Contractor shall assume liability and responsibility for use of chemical controls.

Procedures for chemical use shall follow those outlined by State of California Department of Food and Agriculture, and County of Riverside for safe handling of pesticides, fungicides, and herbicides. 1094
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Contractor shall obtain all necessary licenses for application of pesticides.

Weed Control
All planting areas, including basins, shall be free of weeds.

Open space areas adjacent to homes shall be kept free of weeds.

Weeds shall be removed in street median islands, including those growing in paved and unpaved areas.

Trees in lawn areas shall have 36–inch diameter mulched circle maintained around bases of trunks. Avoid damage to tree trunks and roots by machinery and excess water. Properly applied growth regulators may be used to control vegetation in open areas around trees. Use mulches to help prevent weed seed germination. Weeds that have germinated shall be eradicated (do not use string trimmers near tree trunks) within three weeks of germination, or before setting seed.

Weeds shall be completely removed from lawn and shrub areas, groundcover beds, and planters.

Remove weeds weekly from cracks in paved areas: sidewalks, curbs, asphalt, hardscape, and areas covered with ornamental rocks. For the purpose of these requirements, weeds will be considered as any undesirable or troublesome plants. Weeds shall be controlled by hand, mechanical, or chemical methods. The City may restrict use of chemical weed control in certain areas.

Groundcover and hydroseeded plants that occur within four feet of improved surfaces (sidewalks, service roads, and pathways) should be continuously trimmed so that height does not exceed 12 inches.

Invasive plants are unacceptable in CFD–maintained areas and shall be promptly removed.

Annual plants over six inches in height shall be mechanically controlled upon completion of growth cycle in areas deemed necessary by the City.

Fertilizer Application
Contractor shall inform City at least 48 hours before beginning fertilizer application. Contractor shall have previously submitted schedules showing sites, dates, approximate times of fertilizer application, type of fertilizer and quantity of fertilizer to be applied.

Fertilizers shall be delivered in original unopened containers bearing manufacturers’ guaranteed analysis.

Damaged packages will not be acceptable to the City. Contractor shall furnish the City with duplicate signed legible copies of certificates and invoices for fertilizer. Invoices shall state grade and quantity of fertilizer delivered to site. Copies retained by the City and Contractor shall be signed by the City’s Representative before materials may be used. Contractor shall not begin fertilizer application until requirements noted above have been met.

Fertilizers shall have City–approved guaranteed analysis. Contractor shall follow the amendment recommendations of the soils report for type and application rate.

Fertilizers shall be applied to lawns at times noted below. • Nitrogen: as needed to maintain health and appearance • Complete: October 1-15, March 1-15
Fertilizers shall be applied to shrubs, groundcover, and small trees (three-inch caliper and smaller) at times noted below.
• Complete: March 1-15, July 1-15, October 1-15
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Adequate irrigation shall precede and immediately follow applications to carry fertilizers into soil. After fertilizer applications, adjust irrigation schedules to eliminate runoff and leaching of fertilizers.

Weather conditions may require adjustments to fertilizer application schedules. If possible, avoid application of fertilizers prior to forecast of windy weather and heavy rains.

Precautions shall be taken during broadcast application of fertilizers with cyclone spreaders to avoid overthrow onto paved areas. Use of gravity flow spreaders is encouraged to keep fertilizers contained in planting areas, eliminating, or reducing sidewalk stains.

Fertilizer tablets shall be applied to new replacement trees and shrubs at manufacturer’s recommended rate of application. Tablets (21–gram) shall also be applied to trees and shrubs that require supplemental fertilization. Annual fall fertilization of trees and shrubs shall be at the rate of one 21–gram tablet for each one–half inch of trunk caliper. Place tablets six to eight inches into root zones with soil probes and water in thoroughly.

Replacement of Plant Material
To ensure vigorous, healthy growth and pleasant appearance of plantings in CFD areas, it may be desirable to replace plants periodically. Plant replacement shall be determined by the City. Plants may be provided and installed by City forces at no expense to Contractor (if plants are not under Developer’s or Contractor’s guarantee/warranty) or may be replaced by Contractor with cost negotiated prior to planting.

Contractorshall notify City representative within two days of plant material losses due to any cause. Dead plants that are not replaced within one week after notification will be replaced by the City at Contractor’s expense.

Contractor shall supply labor and materials to replace plants that are damaged or die resulting from Contractor’s faulty maintenance or negligence. Container sizes and species of replacement plant materials shall be determined by the City Representative.

Plants damaged due to storm events or other natural causes, vehicular damage, theft, or events not resulting from negligence or inadequate performance of work by Contractor shall be replaced–in–kind with sizes as approved by the City. At City’s request, Contractor may supply and install replacement plants selected by City’s Representative and shall bill total replacement costs separately from normal maintenance billing.

Replacement planting shall conform to the requirements herein.

8.4.5 Maintenance of Open Space Areas
Open space areas designated by easement or dedication are necessary to protect resources, relieve density of community development, and provide greenbelt buffers between built–up neighborhoods. • The City’s goal is to establish healthy native plant communities in designated open space areas, and to maintain these areas as close as possible to natural conditions prevailing in the region. • The City Engineer and/or Public Works Maintenance Operations Manager shall determine maintenance activities and practices in open space areas that best meet public works requirements for safety and appearance.
• Litter and trash removal shall be scheduled monthly, or more often as required. 1096
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8.4.6 Clean-Up
Contractor shall promptly remove landscape debris generated by pruning, trimming, weeding, edging, and other work required in CFD–maintained areas. Areas near public streets, walks, driveways, and paved areas shall be cleaned immediately with suitable equipment. Debris and green waste shall be removed and disposed of off–site in a legal manner. No debris will be allowed to remain in CFD public areas at end of workdays.

Contractor shall remove litter from CFD areas immediately. Litter shall include, but is not limited to, bottles, animal droppings, cans, paper, cardboard, metallic items and other debris, and illegally dumped materials.

Shrub areas not planted with ground cover shall be raked, weeded, and cultivated at least twice monthly.

Walks shall be kept clean and free of soil, debris, and hazards to foot traffic at all times during maintenance operations.

8.5 Inspection and Acceptance of Improvements
The purpose of inspections on landscape projects is to determine substantial conformance to approved landscape plans, and to verify project Conditions of Approval are met prior to acceptance of the project by the City.

Inspections by the City’s Representative are required during installation of landscape improvements on all projects. Inspections shall be made, and work accepted by the City’s Representative before projects can receive final acceptance from the City. Contractor shall request inspections by notifying the City at least 48 hours (two working days) in advance of scheduled inspection times. Notification should be made by Owner’s or Developer’s representative, and only when Contractor agrees that work is completed and ready for inspection. If scheduled inspection visits cannot be performed due to incomplete work or Contractor’s absence, then Owner/Developer will be charged for additional time for rescheduled inspections.

Changes
Revisions to approved landscape plans shall be reviewed and accepted by the City before work is performed, to verify that the revisions are consistent with original construction documents. Submit two sets of revised plans to the City for review. Refer to Submittal Requirements for additional information.

Changes in the field to approved landscape construction documents (materials and installation) shall be prohibited unless written approval of changes are provided by the City’s Representative. Approved field changes shall be reflected on record drawings submitted to City at project closeout.

8.5.1 Inspection Requirements
Work items listed below are subject to inspection by the City’s Representative. Inspection requirements are variable from project to project and shall be determined during the plan review and approval process.

However, additional inspections other than the following may be required during the course of work as determined by the City’s representative.
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Required inspections
Some may be combined into one site visit, if possible
Pre–construction meeting prior to start of work
Grading and Construction
• Finish grading.
• Staking of flatwork.
• Concrete formwork and reinforcement.
• Trail improvements.
• Boulder placement.

Irrigation
• Trenching for irrigation main lines and lateral pipe. • Installation and pressure testing of main lines and lateral lines prior to backfilling trenches. • Installation and testing of backflow prevention devices, remote control valves, control wires, and automatic controllers.
• Operation and coverage tests (prior to planting) after irrigation system completion.

Planting
• Soil preparation and application of amendments (supply delivery slips and invoices). • Completion of finish grading prior to planting.
• Approval of plant materials upon delivery to site.
• Tree and shrub locations, before excavation of planting pits. • Installation of plant material.

Completion and Maintenance
• Approval/acceptance of completed landscape installation, start of maintenance period. • Final site inspection at completion of maintenance period. • Additional inspections may be required as determined by the City’s Representative. 1098
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CFD Inspections
Initial inspections of completed CFD area landscape improvements shall be performed prior to start of the maintenance and plant establishment period. Work shall be complete and in accordance with City requirements as determined by the City representative.
• Upon completion of irrigation installation, the entire Calsense controller assembly(s) shall be inspected and tested for proper connections, and complete and full operation by the Calsense field service representative, including full and proper operation and interface with flow sensor, sensor data interface, master control valve, and other sensor components as installed. Written certification of installation and operation in accordance with manufacturer’s specifications shall be provided to the City’s representative.

Projects in CFD areas that have not been maintained to City standards during maintenance period shall be held without acceptance until requirements and conditions of the project and City have been met.

Final inspections of CFD improvements shall be performed at the end of the maintenance period. City representative will determine whether or not maintenance requirements have been met by Contractor prior final acceptance/notice of completion. Refer to Section 8.5.2 Acceptance of Improvements, Subsection CFD Public Works Acceptance Procedures below.

8.5.2 Acceptance of Improvements
Acceptance of CFD and public works landscape improvements by the City will be made after work is substantially complete in accordance with approved construction documents and City of Wildomar landscape standards.

Maintenance/plant establishment and warranty periods shall be for the following time periods unless otherwise approved by the City:
• Parks: Owner or agent in control of properties shall maintain planting and irrigation systems for ninety (90) calendar days. Warranty period shall be for one (1) calendar year. • CFD areas, except parks: Owner or agent in control of properties shall maintain planting and irrigation systems for one (1) calendar year. Warranty period shall be for one (1) calendar year. • All other public works projects: As specified in the approved construction documents After final inspection of improvements by City’s Representative at the satisfactory conclusion of maintenance and the plant establishment period, and City acceptance of improvements, the Community Facilities District will be available to service the area for continuing maintenance, formally relieving Contractor of maintenance responsibilities.

CFD Public Works Acceptance Standards
Landscape improvements, walls, walkways, curbs, utilities, trails, benches, public improvements, and special conditions required within Community Facilities District and public works project boundaries shall be provided in accordance with approved construction documents prior to initial inspection and City acceptance of improvements.

Standards outlined below shall be met prior to final inspection by the City’s Representative. 1099
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Lawn
Lawn areas shall be completely filled in with grass. Turf shall be green and healthy with no discolored and dead patches, weeds, and insect pests. Turf shall be mowed weekly for at least two consecutive weeks, and at correct mowing heights.

Hydroseeded areas (non–turf)
Plant material shall be at least three inches in height, with 90 percent coverage of hydroseeded areas. If hydroseed has not germinated within 30 days after application, then bare areas shall be re–seeded. At that time, all hydroseeded areas shall be free of weeds and litter.

Hand–planted groundcover
Planted areas shall be healthy, vigorous, and free of weeds and litter.

Shrubs, Vines, and Trees
Plant material shall be healthy, showing no signs of discoloration, injury, fungus, and insect infestation.

Plants shall be pruned, trimmed, and neat in appearance. Trees shall be staked as required with approved tree ties. Nursery tape shall be removed.

Irrigation
Irrigation systems shall be fully functional and operating in accordance with project construction documents and City landscape standards.

Trails
Decomposed granite trails shall be stabilized and include all items indicated per the relevant Riverside County TLMA details for trails and decomposed granite surfacing. Stabilizer specifications to be submitted for review prior to implementation.

CFD Public Works Acceptance Procedures
The City’s Representative will recommend acceptance of improvements in CFD—maintained areas after initial inspections are performed. Work shall be substantially complete as determined by the City’s Representative.

After initial inspection and approval of installation work by the City’s representative, and provided that project Conditions of Approval have been met, the Contractor shall begin the maintenance/plant establishment period.

After initial acceptance, bonds, cash deposits, and secured letters of credit held against Developer or Contractor may be reduced.

At end of the maintenance and plant establishment period, the project shall undergo final inspection by City’s representative for turnover to the CFD. Final release of bonds, cash deposits, and secured letters of credit will take place after satisfactory completion of maintenance/plant establishment period and upon approval by the City Engineer.

Acceptance of other public landscape improvements after construction and maintenance period are completed shall be based on condition of the project at final inspection. City’s Representative shall determine whether requirements have been met, procedures followed, and equipment installed satisfactorily before recommending acceptance of the project. 1100
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9. GLOSSARY
For purposes only of this document, the terms used have the following meaning:

Applied Water. The portion of water supplied by the irrigation system to the landscape.

Artificial Turf. A product manufactured from synthetic materials that simulate the appearance of natural turf, grass, sod, or lawn. Indoor or outdoor plastic or nylon carpet is not considered artificial turf.

Automatic Irrigation Controller. A timing device used to remotely control valves that operate an irrigation system. Automatic irrigation controllers self-adjust and schedule irrigation events using either evapotranspiration (weather-based) or soil moisture data.

Backflow Prevention Device. A safety device used to prevent pollution or contamination of the water supply due to the reverse flow of water from the irrigation system.

Certificate of Completion. The document required prior to the issuance of a Certificate of Occupancy or at the request for final landscape inspection, refer to Appendix.

Certified Irrigation Designer. A person certified to design irrigation systems by an accredited academic institution, a professional trade organization or other program such as the US Environmental Protection Agency's WaterSense irrigation designer certification program or the Irrigation Association's Certified Irrigation Designer program Certified Landscape Irrigation Auditor. A person certified to perform landscape irrigation by an accredited academic institution, a professional trade organization or other program such as the US Environmental Protection Agency's WaterSense irrigation auditor certification program or the Irrigation Association's Certified Landscape Irrigation Auditor program.

Check Valve or Anti-Drain Valve. A valve located under a sprinkler head, or other location in the irrigation system, to hold water in the system to prevent drainage from sprinkler heads when the sprinkler is off.

Compost. The safe and stable product of controlled biologic decomposition of organic materials that is beneficial to plant growth.

Conversion Factor (0.62). The number that converts acre-inches per acre per year to gallons per square foot per year.

Distribution Uniformity. The measure of the uniformity of irrigation water over a defined area.

Drip Irrigation. Any non-spray low volume irrigation system utilizing emission devices with a flow rate measured in gallons per hour. Low volume irrigation systems are specifically designed to apply small volumes of water slowly at or near the root zone of plants.

Established Landscape. The point at which plants in the landscape have developed significant root growth into the soil. Typically, most plants are established after one or two years of growth.

ET Adjustment Factor or ETAF. A factor of.55 for residential areas and .45 for non-residential areas, that, when applied to reference evapotranspiration, adjusts for plant factors and irrigation efficiency, two major influences upon the amount of water that needs to be applied to the landscape. The ETAF for new and existing (non-rehabilitated) Special Landscape Areas shall not exceed 1.0. The ETAF for existing nonrehabilitated landscapes is 0.8.

Evapotranspiration. The process by which a quantity of water evaporates from adjacent soil and other surfaces and is transpired by plants during a specified time. Reference evapotranspiration for Wildomar is 55.0.
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Flow Sensor. An inline device installed at the supply point of the irrigation system that produces a repeatable signal proportional to flow rate. Flow sensors must be connected to an automatic combination flow sensor/controller may also function as a landscape water meter or submeter.

Hardscapes. Any durable material (pervious and non-pervious). Concrete, asphalt, cobble, gravel, and decomposed granite are considered hardscape materials and therefore not included in the water budget calculation.

Hydrozone. A portion of the landscaped area having plants with similar water needs and rooting depth that are served by one irrigation valve or set of valves with the same schedule. A hydrozone may be irrigated or non-irrigated.

Invasive Species. Non-indigenous species (e.g., plants or animals) that adversely affect the habitats they invade economically, environmentally, or ecologically and includes those species listed within the Western Riverside County Multi-Species Habitat Conservation Plan as such plan may be amended from time to time and any invasive species identified as such by the city. Lists of invasive plants are maintained at the California Invasive Plant Inventory and USDA invasive and noxious weeds database.

Irrigation Audit. An in-depth evaluation of the performance of an irrigation system conducted by a certified landscape irrigation auditor. An irrigation audit includes, but is not limited to inspection, system tune-up, system test with distribution uniformity or emission uniformity reporting overspray or runoff that causes overland flow, and preparation of an irrigation schedule. The audit must be conducted in a manner consistent with the Irrigation Association's Landscape Irrigation Auditor Certification program or other U.S Environmental Protection Agency Watersense labeled auditing program.

Landscape Area or LA. All the planting areas, turf areas, and water features in a landscape design plan subject to the maximum applied water allowance calculation. The landscape area does not include footprints of buildings or structures, sidewalks, driveways, parking lots, decks, patios, gravel or stone walks, other pervious or non-pervious hardscapes, and other non-irrigated areas designated for nondevelopment (e.g., open spaces and existing native vegetation). Landscape Area includes Special Landscape Areas as defined below.

Licensed Landscape Architect. A person who holds a license to practice landscape architecture in the State of California pursuant to the California Business and Professions Code section 5615.

Licensed Landscape Contractor. A person licensed by the State of California to construct, maintain, repair, install, or subcontract the development of landscape systems.

Local Water Purveyor. Any entity, including a public agency, city, county, or private water company that provides retail water service.

Low Volume Irrigation. The application of irrigation water at low pressure through a system of tubing or lateral lines and low-volume emitters such as drip, drip lines, and bubblers. Low volume irrigation systems are specifically designed to apply small volumes of water slowly at or near the root zone of plants.

Maximum Applied Water Allowance or MAWA. The upper limit of annual applied water for the established landscaped area.

Mulch. Any material placed on the soil to conserve soil moisture, moderate soil temperature, prevent soil erosion and/or prevent weed growth, including such materials as bark, wood chips, rock, gravel, decomposed granite, or other suitable material.

Non-Residential Landscape. Landscapes in commercial, institutional, industrial and public settings that may have areas designated for recreation or public assembly. It also includes portions of common areas 1103
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of common interest development with designated recreational areas.

Overspray. The irrigation water which is delivered beyond the target area.

Pervious. Any surface or material that allows the passage of water through the material and into the underlying soil.

Plant Factor. A value that, when multiplied by ETO, estimates the amount of water needed by plants. For purposes of this document, the plant factor range for very low water use plants is 0 to 0.1, the plant factor range for low water use plants is 0.1 to 0.3, the plant factor range for moderate water use plants is 0.4 to

0.6, and the plant factor range for high water use plants is 0.7 to 1.0. Plant factors used shall be derived from the current publication of the Water Use Classification of Landscape Species (WULCOLS). Plant factors may also be obtained from horticultural researchers from academic institutions or professional associations as approved by the California Department of Water Resources (DWR).

Recreational Area. Areas, excluding private single family residential areas, designated for active play, recreation or public assembly in parks, sports fields, picnic grounds, amphitheaters or golf courses, tees, fairways, roughs, surrounds and greens.

Recycled Water. Any kind of treated, reclaimed, or recycled wastewater of a quality suitable for nonpotable uses such as landscape irrigation and water features. This water is not intended for human consumption.

Reference Evapotranspiration or ETo. A standard measurement of environmental parameters which affect the water use of plants and is 55.0 inches per year for purposes of this document.

Rehabilitated Landscape. Any re-landscaping project that requires a permit, plan check, or design review, meets the applicability requirements of Section 16.28.020 and the modified landscape area is equal to or greater than two thousand five hundred (2,500) square feet.

Residential Landscapes. Landscaping surrounding single or multi-family homes.

Runoff. Water which is not absorbed by the soil or landscape to which it is applied and flows from the landscape area. For example, runoff may result from water that is applied at too great a rate (application rate exceeds infiltration rate) or when there is a slope.

Special landscape Area or SLA. An area of the landscape dedicated solely to edible plants, recreational areas, areas irrigated with recycled water, or water features using recycled water.

Water Feature. A design element where open water performs an aesthetic or recreational function. Water features include ponds, lakes, waterfalls, fountains, artificial streams, spas, and swimming pools (where water is artificially supplied). The surface area of water features is included in the high water use hydrozone of the landscape area. Constructed wetlands used for on-site wastewater treatment or stormwater best management practices that are not irrigated and used solely for water treatment or stormwater retention are not water features and, therefore, are not subject to the water budget calculation.

WUCOLS. The Water Use Classification of Landscape Species published by the University of California Cooperative Extension, and the Department of Water Resources. The plant region for WUCOLS IV 2014 is Region 4 South Inland Valley. The most current publication, region, and plant classification shall be used. 1104
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APPENDIX 10.1
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APPENDIX 10.2
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APPENDIX 10.2
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APPENDIX 10.2
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APPENDIX 10.3
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APPENDIX 10.3
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APPENDIX 10.3
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APPENDIX 10.3
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APPENDIX 10. 3
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APPENDIX 10.4
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APPENDIX 10.4
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APPENDIX 10.5 CLIMATE-APPROPRIATE PLANTS
Botanical Name Common Name
H - HighM - Moderate L - Low Classification Water Use Estimated Plant Native Species all species
 select speciesLMD/CFD Street
Arterial Street
 Collector Street Local Street
Mature HeightMature WidthPlanting AreaLarge AreaMedium Planting Planting AreaSmall High Fire AreasAllowed in High Fire AreasAvoid in Acacia baileyana 'Purpurea' Bailey acacia L  20-30 ft. 20-40 ft. x x Acacia cultriformis knife acacia L 10-15 ft. 10-15 ft. x x Acacia longifolia Sydney golden wattle L 20 ft. 20 ft. x x Acacia pendula weeping acacia M 25 ft. 15 ft. x x x
Acacia stenophylla eumong/shoestring acacia L 30 ft. 20 ft. x x x Acacia willardiana palo blanco L 20 ft. 10 ft. x x x
Aesculus californica California buckeye L  10-20 ft. 30 ft. x x x Afrocarpus gracilior (Podocarpus) African fern pine M 40-60 ft. 20-30 ft. x x x Agonis flexuosa peppermint tree L 25-35 ft. 15-30 ft. x x x Albizia julibrissin silk tree L 40 ft. 40 ft. x x
Aloe spp. aloe L  varies x x
Arbutus 'Marina' Marina arbutus M  25-30 ft. 25-35 ft. x x x Arbutus unedo strawberry tree L  8-35 ft. 8-35 ft. x x Bauhinia variegata (purpurea) purple orchid tree M 20-35 ft. 20-35 ft. x x Brachychiton acerifolius flame tree M  60-70 ft. 30 ft. x x Brachychiton discolor Queensland lace bark M 40-60 ft. 30 ft. x x Brachychiton populneus bottle tree L 30-50 ft. 30 ft. x x x Brahea armata blue hesper palm L 20-40 ft. 12-25 ft. x x x Brahea edulis Guadalupe palm L  30 ft. 15 ft. x x x
Butia odorata (Butia capitata) pindo palm L 10-20 ft. 10-15 ft. x x x Callistemon citrinus bottle brush L 10-15 ft. 10-15 ft. x x x Callistemon viminalis weeping bottle brush M 20-30 ft. 15 ft. x x x x Calodendrum capense cape chestnut M 20-40 ft. 20-40 ft. x x Cassia leptophylla gold medallion tree M 20-25 ft. 30 ft. x x Catalpa speciosa western catalpa M 40-60 ft. 20-40 ft. x x Cedrus atlantica Atlas cedar M 60 ft. 30 ft. x x
Cedrus deodora deodar cedar M 80 ft. 40 ft. x x
Ceiba speciosa (Chorisia) floss silk tree L 30-60 ft. 30-60 ft. x x Celtis occidentalis common hackberry M  40-50 ft. 40-50 ft. x Ceratonia siliqua carob L 20 ft. 20 ft. x
Cercis occidentalis western redbud L  10-18 ft. 10-18 ft. x x x Chamaerops humilis Mediterranean fan palm L 20 ft. 20 ft. x x x Chilopsis linearis desert willow L  15-30 ft. 10-20 ft. x x Chitalpa tashkentensis chitalpa L 20-30 ft. 20-30 ft. x x TREES
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Botanical Name Common Name
H - HighM - Moderate L - Low Classification Water Use Estimated Plant Native Species all species
 select speciesLMD/CFD Street
Arterial Street
 Collector Street Local Street
Mature HeightMature WidthPlanting AreaLarge AreaMedium Planting Planting AreaSmall High Fire AreasAllowed in High Fire AreasAvoid in Cinnamomum camphora camphor tree M 50 ft. 60 ft. x x
Citrus spp. orange, lemon etc. M x
Cordyline australis New Zealand cabbage tree M 20-30 ft. 10 ft. x Corymbia citriodora (Eucalyptus) lemon scented gum M 45-90 ft. 15-45 ft. x x Corymbia ficifolia (Eucalyptus) red flowering gum M 25-40 ft. 25-40 ft. x x x Cotinus coggygria smoke tree L 12-15 ft. 12-15 ft. x x
Cupaniopsis anacardioides carrotwood M 40 ft. 30 ft. x x x Cupressus arizonica ssp. arizonica Cuayamaca cypress L 40 ft. 20 ft. x x x x Cupressus sempervirens Italian cypress L 60 ft. 5-10 ft. x x x Dracaena draco dragon tree L 20 ft. 30 ft. x
Elaeocarpus decipiens Japanese blueberry tree M 30-60 ft. 20-30 ft. x x Eriobotrya deflexa bronze loquat M 15-30 ft. 15-30 ft. x x x Erythrina coralloides naked coral tree M 30 ft. 30 ft. x x x Erythryna x bidwillii Bidwell's coral tree M 24-30 ft. 24-30 ft. x x x Eucalyptus camaldulensis red gum L 60-100 ft. 40-60 ft. x x Eucalyptus nicholii Nichol's willow leaf peppermint M 30-40 ft. 20-30 ft. x x x Eucalyptus polyanthemos silver dollar gum L 30-75 ft. 15-45 ft. x x Eucalyptus sideroxylon red iron bark L 50-100 ft. 40-60 ft. x x Eucalyptus torquata coral gum M 18-36 ft. 15-30 ft. x x Eucalyptus viminalis manna gum M 40-120 ft. 50 ft. x x
Ficus carica edible fig M 15-30 ft. 15-30 ft. x x
Ficus microcarpa Indian laurel fig/ laurel fig M 25-30 ft. 35-40 ft. x x Ficus microcarpa 'Green Gem" green gem ficus M 20-30 ft. 20-30 ft. x x Ficus rubiginosa rusty leaf fig M 20-50 ft. 30-50 ft. x x Fraxinus augustifolia 'Raywood' raywood ash M 20-30 ft. 25 ft. x x x Fraxinus velutina Arizona ash M  30 ft. 30-40 ft. x x
Geijera parviflora Australian willow M 25-30 ft. 20 ft. x x Ginkgo biloba 'Princeton Sentry' maiden hair tree M  35-50 ft. 15-25 ft. x x Gleditsia triacanthos 'Shade Master' honey locust L   35-70 ft. 25-35 ft. x Handroanthus impetiginosus (Tabebuia) pink or lavender trumpet tree M 25-50 ft. 25-50 ft. x x Hymenosporum flavum sweet shade M 12-40 ft. 9-20 ft. x x x Jacaranda mimosifolia jacaranda M 25-40 ft. 15-30 ft. x x Jubaea chilensis Chilean wine palm M 50-60 ft. 25 ft. x x Juglans c. californica Southern California black walnut L  15-30 ft. 15-30 ft. x Juniperus scopulorum 'Tolleson's' Tolleson's juniper M 20 ft. 10 ft. x x x Koelreuteria bipinnata Chinese flame tree M  20-40 ft. 20-40 ft. x x varies
CITY OF WILDOMAR Landscape Design Standards
FEBRUARY 2025
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APPENDIX 10.5 CLIMATE-APPROPRIATE PLANTS
Botanical Name Common Name
H - HighM - Moderate L - Low Classification Water Use Estimated Plant Native Species all species
 select speciesLMD/CFD Street
Arterial Street
 Collector Street Local Street
Mature HeightMature WidthPlanting AreaLarge AreaMedium Planting Planting AreaSmall High Fire AreasAllowed in High Fire AreasAvoid in Koelreuteria paniculata golden rain tree L  20-35 ft. 20-40 ft. x x x Lagerstroemia indica and hybrids crape myrtle M  x x
Lagerstroemia fauriei Japanese crape myrtle M 20-30 ft. 20-30 ft. x x Laurus nobilis 'Saratoga' sweet bay L 12-40 ft. 12-40 ft. x x Leptospermum laevigatum Australian tea tree L 10-30 ft. 10-30 ft. x x Ligustrum lucidum glossy privet M 20-40 ft. 20-40 ft. x Lophostemon confertus Brisbane box M  35-40 ft. 25 ft. x x x x Magnolia grandiflora 'St. Mary' southern magnolia M  25 ft. 15-20 ft. x x Magnolia x soulangiana saucer magnolia M 25 ft. 25 ft. + x x Magnolia stellata star magnolia M 10 ft. 20 ft. x x x
Malus spp. (edible) apple M  x
Maytenus boaria mayten tree M 30-50 ft. 30-50 ft. x x
Melaleuca linariifolia flax leaf paper bark L 20-30 ft. 20-25 ft. x x Melaleuca nesophila pink melaleuca L 15-20 ft. 15-20 ft. x x x Melaleuca quinquinervia cajeput tree M 20-40 ft. 15-25 ft. x x x Nolina recurvata (Beaucarnea recurvata) bottle palm L 12-15 ft. 9-12 ft. x x x Olea europaea olive L 25-30 ft. 25-30 ft. x x
Parkinsonia aculeata Mexican palo verde/ Jerusalem thorn L 15-30 ft. 15-30 ft. x Parkinsonia x 'Desert Museum' palo verde L   20 ft. 20-25 ft. x x Parkinsonia microphyllum (Cercidium) little leaf palo verde L  20 ft. 20 ft. x Parkinsonia praecox (Cercidium) palo brea tree L 20 ft. 20 ft. x Phoenix canariensis Canary Island date palm L 60 ft. 50 ft. x x Phoenix dactylifera date palm L 80 ft. 20-40 ft. x x x
Phoenix reclinata Senegal date palm M 20-30 ft. 20-30 ft. x x Phoenix roebelenii pigmy date palm M 6-10 ft. 6-8 ft. x x Pinus eldarica afghan pine L 30-80 ft. 15-25 ft. x x x
Pinus canariensis Canary Island pine M 50-80 ft. 20-35 ft. x x x Pinus coulteri Coulter pine L  30-60 ft. 25-40 ft. x x x Pinus halepensis Aleppo pine L 30-60 ft. 20-40 ft. x x
Pinus pinea Italian stone pine L 40-80 ft. 40-60 ft. x x Pistacia chinensis Chinese pistache M   30-60 ft. 30-50 ft. x x x Pittosporum undulatum victorian box M 30-40 ft. 30-40 ft. x x x Platanus racemosa California sycamore M  30-80 ft. 20-50 ft. x x Platanus wrightii Arizona sycamore M 80 ft. 55 ft. x
Platanus x acerifolia 'Bloodgood' London plane M   40-80 ft. 30-40 ft. x x Podocarpus henkelii long leaf yellow wood M 30-50 ft. 15-20 ft. x varies
varies
CITY OF WILDOMAR Landscape Design Standards
FEBRUARY 2025
PAGE 75
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APPENDIX 10.5 CLIMATE-APPROPRIATE PLANTS
Botanical Name Common Name
H - HighM - Moderate L - Low Classification Water Use Estimated Plant Native Species all species
 select speciesLMD/CFD Street
Arterial Street
 Collector Street Local Street
Mature HeightMature WidthPlanting AreaLarge AreaMedium Planting Planting AreaSmall High Fire AreasAllowed in High Fire AreasAvoid in Populus fremontii western cottonwood M  40-60 ft. 30 ft. x x Populus nigra 'Italica' Lombardy poplar M 40-100 ft. 15-30 ft. x x Prosopis chilensis Chilean mesquite L 30 ft. 30 ft. x x Prunus spp. (ornamental) flowering plum M  varies x x
Punica granatum pomegranate L varies x x x
Pyrus calleryana cultivars Callery pear M varies x x
Pyrus kawakamii evergreen pear M 15-30 ft. 15-30 ft. x x Quercus agrifolia coast live oak L  20-70 ft. 20-80 ft. x x Quercus douglasii blue oak L  30-50 ft. 40-70 ft. x x
Quercus engelmannii mesa oak L  40-50 ft. 70-80 ft. x x Quercus ilex holly oak L   30-60 ft. 30-60 ft. x x x
Quercus suber cork oak L 30-60 ft. 30-60 ft. x x
Quercus virginiana southern live oak M 40-80 ft. 60-100 ft. x x Rhaphiolepis 'Majestic Beauty' majestic beauty M 15-20 ft. 8-10 ft. x x Rhus lancea African sumac L  20-30 ft. 20-35 ft. x x Robinia x ambigua 'Purple Robe' locust L 40 ft. 30 ft. x x Sambucus spp. elderberry L  varies x
Sapium sebiferum Chinese tallow tree M 30-40 ft. 25-30 ft. x Schinus molle California pepper tree L 25-40 ft. 25-40 ft. x x x Schinus terebinthefolius Brazilian pepper tree M 30 ft. 30 ft. x x Sequoiadendron giganteum giant sequoia M  60-100 ft. 30-50 ft. x Sophora japonica Japanese pagoda tree M 50-70 ft. 50-70 ft. x Strelitzia nicolai giant bird of paradise M 30 ft. 30 ft. x Syagrus romanzoffiana queen palm M 50 ft. 20-25 ft. x x Thevetia thevetioides giant thevetia M 12 ft. 12 ft. x x x Tipuana tipu tipu tree M 20-40 ft. 30-60 ft. x x
Trachycarpus fortunei windmill palm M 30 ft. 10 ft. x x x Tristaniopsis laurina Water gum M 45 ft. 30 ft. x x
Ulmus parvifolia 'True Green' Chinese evergreen elm M   40-60 ft. 50-70 ft. x x Umbellularia californica California bay M  20-25 ft. 20-25 ft. x Vachellia farnesiana (Acacia farnesiana) sweet acacia VL 20 ft. 15-25 ft. x Vitex agnus-castus chaste tree M 25 ft. 25 ft. x
Washingtonia filifera California fan palm L 60 ft. 20 ft. x x x Washingtonia robusta Mexican fan palm L 100 ft. 10 ft. x x x Zelkova serrata saw leaf zelkova M 60 ft. 60 ft. x x x
CITY OF WILDOMAR Landscape Design Standards
FEBRUARY 2025
PAGE 76
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APPENDIX 10.5 CLIMATE-APPROPRIATE PLANTS
Botanical Name Common Name
H - HighM - Moderate L - Low Classification Water Use Estimated Plant Native Species all species
 select speciesLMD/CFD Street
Arterial Street
 Collector Street Local Street
Mature HeightMature WidthPlanting AreaLarge AreaMedium Planting Planting AreaSmall High Fire AreasAllowed in High Fire AreasAvoid in Abelia x grandiflora glossy abelia M 8 ft. 5 ft. x x
Achillea millefolium & hybrids common yarrow L   2-3 ft. 2-3 ft. x x x Aeonium spp. Canary Island rose L x x
Agapanthus africanus lily-of-the-Nile M 1-2 ft. 2-3 ft. x x x Agapanthus orientalis lily-of-the-Nile M 3-5 ft. 2-3 ft. x x x Agave spp. agave L  x x x
Aloe spp. aloe L   x x x
Alyogyne huegelii blue hibiscus L 5-8 ft. 5-8 ft. x x
Anigozanthos flavidus & hybrids kangaroo paw L  x x
Anisacanthus spp. desert honeysuckle L 4 ft. 4 ft. x
Anisodontea scabrosa false mallow M 2-3 ft. 2-3 ft. x x Anisodontea X hypomadarum South African mallow M 4-6 ft. 4-6 ft. x x Arbutus unedo 'Compacta' compact strawberry tree L  6-10 ft. 5-6 ft. x x x Arctostaphylos spp. manzanita L  x x x
Asparagus densiflorus 'Myers' Myers asparagus M 2 ft. 3-4 ft. x Asparagus densiflorus 'Sprengeri' Sprenger asapragus M 2-3 ft. 3-6 ft. x Aspidistra elatior cast iron plant M 2 ft. 2-3 ft. x x
Atriplex spp. saltbush VL  x x
Baccharis 'Centennial' bentennial baccharis L   3 ft. 4-5 ft. x x x Baileya multiradiata desert marigold L   1-1 1/2 ft. 1-2 ft. x x x Bambusa spp. clumping bamboo M x x x
Berberis spp. barberry L/M  x x
Bougainvillea spp. bougainvillea L 3-6 ft. 3-6 ft. x x x Bouteloua curtipendula sideoats gramma L   1-2 ft. 2 ft. x x Bouteloua gracilis blue gramma L   1 1/2-2 ft. 1 ft. x x Buddleia marrubiifolia wooly butterfly bush L 5 ft. 5 ft. x x Bulbine frutescens stalked bulbine L 1 ft. 2-3 ft. x x
Buxus microphylla japonica Japanese boxwood M 4-6 ft. 4-6 ft. x x Caesalpinea gilliesii desert bird of paradise L 10 ft. 8 ft. x x x Caesalpinea mexicana Mexican bird of paradise L 10-12 ft. 6-8 ft. x x x Caesalpinea pulcherrima dwarf poinciana M 10 ft. 10 ft. x x x Calamagrostis spp. feather reed M  2-3 ft. 2-3 ft. x x Calliandra californica Baja fairy duster L   5 ft. 5-6 ft. x Calliandra eriophylla fairy duster VL   3 ft. 4-5 ft. x varies
varies
varies
varies
varies
SHRUBS
varies
varies
varies
CITY OF WILDOMAR Landscape Design Standards
FEBRUARY 2025
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APPENDIX 10.5 CLIMATE-APPROPRIATE PLANTS
Botanical Name Common Name
H - HighM - Moderate L - Low Classification Water Use Estimated Plant Native Species all species
 select speciesLMD/CFD Street
Arterial Street
 Collector Street Local Street
Mature HeightMature WidthPlanting AreaLarge AreaMedium Planting Planting AreaSmall High Fire AreasAllowed in High Fire AreasAvoid in Calliandra haematocephala pink powder puff M 10 ft. 10 ft. x x Calliandra tweedii Trinidad flame bush M 6-8 ft. + 6-8 ft. + x x Callistemon citrinus bottle brush L 10-15 ft. 10-15 ft. x x Callistemon 'Better John' dwarf bottle brush L  3 ft. 3 ft. x x Camellia sasanqua sasanqua camellia M x x
Campanula spp. bell flower M
Carex buchanani leatherleaf sedge M 3 ft. 2 1/2 ft. x x Carex conica snowline sedge M 2 ft. 2 ft. x x
Carex elata 'Aurea' Bowles golden sedge M 2 1/2 ft. 1 1/2 ft. x x Carex flagallifera New Zealand sedge M 3 ft. 2-2 1/2 ft. x x Carex morrowii expallida Japanese sedge M 1 ft. 1 1/2 ft. x x Carex pansa California meadow sedge M  6-8 in. 1 ft. x Carex tumulicola Berkeley sedge L   6-8 in. 1 ft. x Carissa spp. Natal plum M 2-4 ft. 3-6 ft. x x
Carpenteria californica bush anemone M  4-8 ft. 4-8 ft. x x x Ceanothus spp. California lilac L  3-15 ft. 3-15 ft. x x x Centaurea cineraria dusty miller (cineraria) M 1 ft. 1 ft. x Choisya ternata Mexican orange M 6-8 ft. 6-8 ft. x x x
Cistus spp. - low growing varieties rockrose L  2-5 ft. 2-5 ft. x x x Cistus spp. - taller varieties rockrose L 6-8 ft. 6-8 ft. x x x Clivia miniata Kaffir lily M 2 ft. 2 ft. x
Cocculus laurifolius laurel leaf cocculus M 25 ft. 25 ft. x x Convolvulus cneorum bush morning glory L 2-4 ft. 2-4 ft. x Coprosma x kirkii creeping coprosma M 1-3 ft. 4-6 ft. x x x Coprosma repens mirror plant M 10 ft. 6 ft. x x x
Cordyline stricta palm lily M 15 ft. 6 ft. x x
Cotoneaster congestus Pyrenees cotoneaster M 3 ft. 3 ft. x x Cotoneaster glaucophyllus bright bead cotoneaster M 5 ft. 5 ft. x x Cotoneaster parneyi Parney cotoneaster M 8 ft. 10 ft. x x Cotoneaster salicifolius willowleaf cotoneaster M 15-18 ft. 15-18 ft. x x Crassula spp. crassula L 1-4 ft. 1-4 ft. x x
Cuphea spp. cuphea M 1-3 ft. 1-3 ft. x x
Cycas revoluta sago palm M 2-3 ft. + 4-6 ft. x x
Dalea bicolor dalea (bicolor) L 8 ft. 5-6 ft. x x
Dasylirion spp. desert spoon L 3-5 ft. 4-5 ft. x x
Dendromecon harfordii island bush poppy L  8-20 ft. 8-20 ft. x x varies
varies
CITY OF WILDOMAR Landscape Design Standards
FEBRUARY 2025
PAGE 78
1121
APPENDIX 10.5 CLIMATE-APPROPRIATE PLANTS
Botanical Name Common Name
H - HighM - Moderate L - Low Classification Water Use Estimated Plant Native Species all species
 select speciesLMD/CFD Street
Arterial Street
 Collector Street Local Street
Mature HeightMature WidthPlanting AreaLarge AreaMedium Planting Planting AreaSmall High Fire AreasAllowed in High Fire AreasAvoid in Dendromecon rigida bush poppy L   4-8 ft. 4-6 ft. x x Deschampsia caespitosa tufted hairgrass L  1-2 ft. 2 ft. x x Dianella revoluta cultivars flax lily L  varies varies x x x Dianella tasmanica Tasmin flax lily M 3-4 ft. 1-2 ft. x x x Dianthus spp. pink/carnation M 1-1 1/2 ft. 1-1 1/2 ft. x x Dietes bicolor fortnight lily M 2-3 ft. 3 ft. x x x
Dietes iridioides fortnight lily M 3-4 ft. 3-4 ft. x x
Dodonaea viscosa 'Purpurea' purple hopseed bush M 10-15 ft. 10-15 ft. x x Dudleya spp. dudleya, live forever L  1 1/2 ft. 1-2 ft. x x Echeveria spp. hens and chickens L 3-6 in. 1 1/2 ft. x x Echinocactus spp. barrel cactus L  4 ft. 2 1/2 ft. x x Echinopsis spp. torch cactus L 4-12 in. varies x
Echium candicans pride of Madeira L  5-6 ft. 6-10 ft. x x Elaeagnus pungens silverberry L 10-15 ft. 10-15 ft. x x Elymus magellanicus Magellan wheatgrass M 1 1/2 ft. 1 1/2 ft. x Encelia californica California encelia L   3 ft. 4 ft. x x Encelia farinosa brittle bush L   3 ft. 4 ft. x x
Epilobium californica 'Everett's Choice' Everett's choice California fuschia L   2-4 in. 3-5 ft.

Epilobium californica varieties (Zauschneria) California fuschia L   varies x Eriogonum fasciculatum California buckwheat L   1-3 ft. 4 ft. x x Escallonia 'Compakta' compact escallonia M  3 ft. 3 ft. x Escallonia 'Frades' Frades escallonia M 5-6 ft. 5-6 ft. x x x Euryops pectinatus shrub daisy L  3-6 ft. 3-6 ft. x x Feijoa sellowiana pineapple guava M 10-25 ft. 10-25 ft. x x Felicia amelloides blue marguerite M 1 1/2 ft. 4-5 ft. x x Ferocactus spp. barrel cactus L  8-9 ft. 3 ft. x x x
Festuca californica California fescue M  2-3 ft. 1-2 ft. x x Festuca glauca blue fescue M 1 ft. 10 in. x
Fouquieria splendens ocotillo L  8-25 ft. 5-10 ft. x x Frangula californicus 'Little Sur' & 'Eve Case' coffeeberry L   4-6 ft. 4-6 ft. x x Frangula californicus (Rhamnus) coffeeberry L  15 ft. 8 ft. x x Fremontodendron spp. flannel bush L  20 ft. 12 ft. x x Gaillardia x grandiflora blanket flower M 2-4 ft. 1 1/2 ft. x x Galvesia speciosa island bush snapdragon L  3 ft. 5 ft. x Gardenia spp. gardenia M varies x
Garrya elliptica coast silktassel M  10-20 ft. 10-20 ft. x x CITY OF WILDOMAR Landscape Design Standards
FEBRUARY 2025
PAGE 79
1122
APPENDIX 10.5 CLIMATE-APPROPRIATE PLANTS
Botanical Name Common Name
H - HighM - Moderate L - Low Classification Water Use Estimated Plant Native Species all species
 select speciesLMD/CFD Street
Arterial Street
 Collector Street Local Street
Mature HeightMature WidthPlanting AreaLarge AreaMedium Planting Planting AreaSmall High Fire AreasAllowed in High Fire AreasAvoid in Geranium 'Johnson's Blue' Johnson's blue geranium M 1 1/2-2 ft. 2 ft. x Geranium sanguineum bloody cranesbill M 8-18 in. 2 1/2 ft. x Grevillea 'Noellii' Noel's grevillea L  4 ft. 4-5 ft. x x Grewia occidentalis lavender star flower M 6-10 ft. 6-10 ft. x x Helictotrichon sempervirens blue oat grass M 2-3 ft. 2-3 ft. x x Hemerocallis spp. day lily M  varies x x
Hesperaloe parviflora red/ yellow yucca L  3-4 ft. 3-4 ft. x Heteromeles arbutifolia toyon L   6-10 ft. 6-10 ft. x x Heuchera maxima island alum root M  1-2 ft. 3-4 ft. x x Heuchera sanguinea coral bells M 1-2 ft. 1-2 ft. x x
Hibiscus rosa-sinensis Chinese hibiscus M 8-15 ft. 5-8 ft. x x x Ilex cornuta and varieties Chinese holly M varies x x
Ilex vomitoria and varieties yaupon L varies x
Imperata cylindrica 'Rubra' Japanese blood grass M 1-2 ft. 1 ft. x Iris douglasiana Douglas iris M  1 1/2-2 ft. 1-1 1/2 ft. x x Iris spp. bearded iris M  varies x x
Juncus effusus soft rush M  2 1/2 ft. 2 1/2 ft. x x
Juncus patens California gray rush M  2 ft. 2 ft. x x
Juniperus spp. juniper L  varies x x x
Justicia brandegeana shrimp plant M 3-4 ft. 3-4 ft. x
Justicia californica chuparosa L  6 ft. 6 ft. x x x
Kalanchoe spp. kalanchoe, garden varieties L 1-2 ft. 1-2 ft. x x x Kniphofia uvaria and hybrids red hot poker L varies x x Lantana camara bush lantana L 6 ft. 6 ft. x x x
Lantana montevidensis and hybrids trailing lantana L varies x x Laurus nobilis sweet bay L 12-40 ft. 12-40 ft. x x
Lavandula spp. lavender L 2-4 ft. 2-6 ft. x
Lavatera assurgentiflora tree mallow L  12 ft. 12 ft. x x Lavatera maritima California tree mallow M 8 ft. 4 ft. x x Leonotis leonurus lion's tail L 6 ft. 6 ft. x x
Leptospermum scoparium New Zealand tea tree (shrub varieties) M 4-12 ft. 4-8 ft. x x Leucophyllum cvs. compact Texas ranger L  varies x x Leymus 'Canyon Prince' canyon prince rye M 4 ft. 3 ft. x x Ligustrum japonicum and varieties Japanese privet M varies x Limonium vulgare Mediterranean sea lavender L 1-2 ft. 1-2 ft. x x x Liriope muscari varieties lilyturf M 1-1 1/2 ft. 1-2 ft. x x CITY OF WILDOMAR Landscape Design Standards
FEBRUARY 2025
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1123
APPENDIX 10.5 CLIMATE-APPROPRIATE PLANTS
Botanical Name Common Name
H - HighM - Moderate L - Low Classification Water Use Estimated Plant Native Species all species
 select speciesLMD/CFD Street
Arterial Street
 Collector Street Local Street
Mature HeightMature WidthPlanting AreaLarge AreaMedium Planting Planting AreaSmall High Fire AreasAllowed in High Fire AreasAvoid in Lobelia laxiflora Mexican bush lobelia VL  3 ft. 6 ft. x x Loropetalum chinense fringe flower M 6-10 ft. 6-10 ft. x x Mahonia aquifolium Oregon grape M 6 ft. 5 ft. x x x
Mahonia 'Golden Abundance' golden abundance mahonia M 6 ft. 5 ft. x x Mahonia nervosa longleaf mahonia M 2-3 ft. 3 ft. x x x x Mahonia nevinii Nevin mahonia L 6 ft. 6 ft. x x
Melaleuca armillaris bracelet honey-myrtle M 12-15 ft. 15-30 ft. x x Mimulus aurantiacus sticky monkey flower L  4 1/2 ft. 4 1/2 ft. x x Miscanthus sinensis varieties eulalia grass M varies x x Molinia caerulea Moor grass L varies x
Muhlenbergia capillaris hairy awn muhly M  3 ft. + 6 ft. x x x Muhlenbergia rigens deer grass M   4 ft. + 4 ft. x x x Myrsine africana African boxwood M 8 ft. 6 ft. x x x
Myrtus communis true myrtle M 5-6 ft. 4-5 ft. x x x
Nandina domestica heavenly bamboo M varies x x
Nandina spp. compact, upright heavenly bamboo M 4-6 ft. 3 ft. x x x Nandina spp. low growing heavenly bamboo M 1-3 ft. 1-3 ft. x x x Nephrolepis exaltata 'Bostoniensis' Boston fern M 3 ft. 4 ft. x Nerium oleander oleander L 20 ft. 12 ft. x x
Nolina microcarpa bear grass VL  3 ft. 6 ft. x x
Ophiopogon japonicus mondo grass M 6-8 in. 6-8 in.

Opuntia macrocentra prickly pear cactus L 4 ft. 6 ft. x x Opuntia microdasys bunny ears L 2-3 ft. 4-5 ft. x x
Osmanthus fragrens sweet olive M 10 ft. 6-8 ft. x x
Pennisetum spp. fountain grass (no self sowing selections) L varies x x Penstemon hybrids border penstemon M  2-4 ft. 3 ft. x x x Penstemon heterophyllus varieties penstemon L/M  1 1/2-2 ft. 2-3 ft. x x x Phlomis fruticosa Jerusalem sage L  4 ft. 4 ft. x
Phormium hybrids flax M varies x x
Photinia x fraseri Fraser photinia M 15 ft. 15 ft. x x
Pittosporum crassifolium evergreen pittosporum M 25 ft. 20 ft. x x Pittosporum tobira mock orange M 15 ft. 15 ft. x x
Pittosporum tobira 'Wheelers Dwarf' dwarf pittosporum M 2-3 ft. 4-5 ft. x x Plumbago auriculata 'Monott' royal cape plumbago M 5 ft. 6-8 ft. x x x Podocarpus macrophyllus maki shrubby yew pine M 8-15 ft. 2-4 ft. x x Prunus caroliniana Carolina laurel cherry, compact varieties M 10 ft. 8 ft. x x CITY OF WILDOMAR Landscape Design Standards
FEBRUARY 2025
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APPENDIX 10.5 CLIMATE-APPROPRIATE PLANTS
Botanical Name Common Name
H - HighM - Moderate L - Low Classification Water Use Estimated Plant Native Species all species
 select speciesLMD/CFD Street
Arterial Street
 Collector Street Local Street
Mature HeightMature WidthPlanting AreaLarge AreaMedium Planting Planting AreaSmall High Fire AreasAllowed in High Fire AreasAvoid in Prunus ilicifolia holly leaf cherry VL  10-25 ft. 10-25 ft. x x Prunus lyonii Catalina cherry L  15-20 ft. 15-20 ft. x x Punica granatum 'Nana' dwarf pomegranate M 3 ft. 6 ft. x x Pyracantha spp. firethorn M 4-10 ft. 4-10 ft. x x
Rhaphiolepis spp. Indian hawthorne M 5 ft. 6 ft. x x x
Rhapis excelsa lady palm M 5-12 ft. 5-12 ft. x x
Rhus integrifolia lemonade berry L  10 ft. 10 ft. x x
Rhus laurina laurel sumac L  15 ft. 15 ft. x x
Rhus ovata sugar bush L   10 ft. 10 ft. x x
Ribes aureum golden currant L  6 ft. 6 ft. x x x
Romneya coulteri Matilija poppy L  6-8 ft. 6-8 ft. x x x Rosa californica California wild rose L   3-9 ft. 3-9 ft. x x Rosa, bush hybrids rose M  varies x
Rosa rugosa Ramana's rose M 3-6 ft. 3-6 ft. x x
Rosmarinus officinalis rosemary, upright varieties L  5-7 ft. 2-5 ft. x x Rudbeckia hirta and varieties Gloriosa daisy M 1-4 ft. 1 1/2 ft. x x Salvia spp. sage L  varies x x x
Salvia 'Dara's Choice' Sonoma sage L  2-3 ft. 3-6 ft. x x Salvia 'Mrs. Beard' Mrs. Beard sage L  2-4 ft. 4-6 ft. x x Salvia clevelandii & hybrids Cleveland/Alan Chickering etc. L   5 ft. 8 ft. x x x Salvia greggii & hybrids autumn sage L 4 ft. 4 ft. x x
Salvia mexicana Mexican sage M 10 ft. + 3-5 ft. x x
Salvia sonomensis creeping/Sonoma sage L  1 ft. 3-4 ft. x x Salvia spathacea hummingbird/pitcher sage M  1-2 ft. 3-4 ft. x x Sambucus spp. elderberry L  30 ft. 20 ft. x x
Santolina spp. lavender cotton L  2 ft. 3 ft. x x
Senecio cineraria dusty miller L 2-3 ft. 2-3 ft. x x x
Senna artemesioides (Cassia artemesioides) feathery cassia/senna L 5 ft. 5 ft. x Senna spectabilis (Cassia excelsa) senna/cassia (spectabilis/excelsa) L 6 ft. 6 ft. x x Sesleria autumnalis autumn moor grass M 8-18 in. 8-18 in. x x Sesleria caerulea blue moor grass M 6-8 in. 6-8 in. x x Simmondsia chinensis 'Vista' dwarf jojoba VL   6 ft. 6 ft. x x Stachys byzantina lamb's ears M 1 1/2 ft. 2 ft. x x
Stipa pulchra purple feather grass L  3 ft. 2 ft. x x x Strelitzia reginae bird of paradise M 5-6 ft. 5-6 ft. x x Syzygium paniculatum varieties Australian brush cherry M varies x x CITY OF WILDOMAR Landscape Design Standards
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APPENDIX 10.5 CLIMATE-APPROPRIATE PLANTS
Botanical Name Common Name
H - HighM - Moderate L - Low Classification Water Use Estimated Plant Native Species all species
 select speciesLMD/CFD Street
Arterial Street
 Collector Street Local Street
Mature HeightMature WidthPlanting AreaLarge AreaMedium Planting Planting AreaSmall High Fire AreasAllowed in High Fire AreasAvoid in Teucrium cossonii majoricum Majorcan germander L  8 in. 1 1/2 ft. x Teucrium fruticans bush germander L  4-8 ft. 4-8 ft. x x Thevetia peruviana yellow oleander M 8 ft. + 8 ft. + x x Thuja occidentalis varieties American arborvitae, garden selections M varies x x Trichostema lanatum woolly/mountain blue curls L   3-5 ft. 4-8 ft. x x Tulbaghia violacea society garlic M 10-24 in. 1-2 1/2 ft. x x x Verbena stricta hoary vervian M 3 ft. 1 1/2 ft. x x
Viburnum japonicum Japanese viburnum M 15 ft. 12 ft. x x Viburnum tinus and varieties laurustinus M varies x
Westringia 'Morning Light' morning light westringia L  3 ft. 3 ft. x x x x Westringia 'Blue Gem' upright coast rosemary L 4-6 ft. 4-6 ft. x x x Westringia 'Wynabbie Gem' morning light westringia L 3-6 ft. 5-8 ft. x x x x Westringia 'Mundi' & 'Low Horizon' low coast rosemary L  1-2 ft. 3-4 ft. x x x Woodwardia fimbriata giant chain fern M  4-5 ft. 3 ft. x Xylosma congestum shiny xylosma M 10 ft. 10 ft. x x
Yucca spp. yucca L  varies x x x
Zephryranthes spp. zephyr flower M 6-15 in. 1 ft. x x

GROUND COVERS
Abelia x grandiflora 'Prostrata' prostrate glossy abelia M 1 1/2-2 ft. 4-5 ft. x Acacia redolens prostrate acacia, low-growing forms L  2 ft. 12 ft. x x Achillea 'Moonshine' woolly yarrow L  6-10 in. 1 1/2 ft. x Agave 'Blue Glow' agave L  1-2 ft. 2-3 ft.

Agave 'Blue Elf' agave L  1-2 ft. 1-2 ft.

Arctostaphylos cultivars manzanita, ground cover cultivars L   x Arctotheca calendula cape weed M 6-12 in. 1 1/2-2 ft. x x Armeria maritima sea pink M  6-10 in. 1 ft. x x
Artemisia caucasica silver spreader L  3-6 in. 2 ft. x x x Baccharis pilularis cvs. dwarf coyote brush L   8-24 in. 6 ft. x x x Bougainvillea spp. bougainvillea L  1 1/2-4 ft. 6-30 ft. x x Bouteloua curtipendula sideoats grama grass L   1-2 ft. 1-2 ft. x x x Bouteloua 'Blonde Ambition' hybrid grama grass L   1-2 ft. 1-2 ft.

Campanula portenschlagiana Dalmatian bellflower M 4-6 in. 2 ft. x x Campanula poscharskyana Serbian bellflower M 8 in. 2 ft. x x Carissa macrocarpa Natal plum, speading varieties M  1-2 ft. 4 ft. x x varies
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APPENDIX 10.5 CLIMATE-APPROPRIATE PLANTS
Botanical Name Common Name
H - HighM - Moderate L - Low Classification Water Use Estimated Plant Native Species all species
 select speciesLMD/CFD Street
Arterial Street
 Collector Street Local Street
Mature HeightMature WidthPlanting AreaLarge AreaMedium Planting Planting AreaSmall High Fire AreasAllowed in High Fire AreasAvoid in Ceanothus gloriosus 'Point Reyes' Point Reyes L  1-2 1/2 ft. 15 ft. x x Cerastium tomentosum snow in summer M 6-8 in. 2-3 ft. x x Convolvulus sabatius ground morning glory L  1-2 ft. 3 ft. x x Coprosma petriei 'Verde vista' verde vista coprosma M 1-3 ft. 4-6 ft. x Coreopsis auriculata 'Nana' dwarf coreopsis L 5-6 in. 2 ft. x x Cotoneaster spp. (ground covers) cotoneaster M 1-3 ft. 6-15 ft. x x Dalea capitata dalea (capitata) L 8 in. 3 ft. x x
Dalea greggii trailing indigo bush L  1 1/2 ft. 6 ft. x x Dianella revoluta cvs flax lily L  1-2 ft. 1-2 ft. x x x Dianella caerulea cvs flax lily M 1-2 ft. 1-2 ft. x x x Drosanthemum floribundum rosea ice plant L 6 in. 5 ft. x x Dymondia margaretae dymondia L 2-3 in. 20 in. x x
Erigeron karvinskianus fleabane M 10-20 in. 3 ft. x x
Euonymus fortunei euonymum, prostrate forms M 1/2-2 ft. varies x Fragaria spp. strawberry M  4-8 in. 1-1 1/2 ft. x
Gazania hybrids gazania M 6-10 in. 3-4 ft.

Graptopetalum spp. graptopetalum L 7 in. 1 ft. x
Helianthemum nummularium sunrose L 6-8 in. 3 ft.

Hypericum calycinum Aaron's beard M 1 ft. 3-4 ft. x
Iberis sempervirens evergreen candy tuft M 8-12 in. 8-12 in. x Iva hayesiana poverty weed L  1 ft. 3 ft. x
Lampranthus spp. trailing ice plant L 1 ft. 1 1/2-2 ft. x x Lantana spp. trailing lantana L 2 ft. 3-6 ft. x x
Lonicera japonica 'Halliana' Hall's honeysuckle L 2 ft. + 15-30 ft. x x Mahonia repens creeping mahonia M 1 ft. 3 ft. x x
Myoporum parvifolium & cvs. myoporum L  3-6 in. 9 ft. x x x Myoporum 'Pacificum' pacifica saltbush M 2 ft. 30 ft. x x Osteospermum spp. African daisy L 6-12 in. 2-4 ft. x x x Pelargonium peltatum ivy geranium M 1 ft. 5 ft. x x
Rosmarinus 'Huntington Carpet' trailing rosemary L  1-2 ft. 6-8 ft. x x Scaevola 'Mauve Clusters' fan flower M 4-6 in. 3-5 ft. x Santolina chamaecyparissus grey lavender cotton L  1-2 ft. 3-4 ft. x x x Santolina virens 'Lemon Fizz' lavender cotton L  1-2 ft. 3-4 ft. x x x Sedum spp. stone crop L  1 ft. 1 1/2-2 ft. x x x
Senecio mandraliscae kleinia M 1-1 1/2 ft. 2 ft. x x x
Teucrium x lucidrys germander L  1 ft. 2 ft. x
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APPENDIX 10.5 CLIMATE-APPROPRIATE PLANTS
Botanical Name Common Name
H - HighM - Moderate L - Low Classification Water Use Estimated Plant Native Species all species
 select speciesLMD/CFD Street
Arterial Street
 Collector Street Local Street
Mature HeightMature WidthPlanting AreaLarge AreaMedium Planting Planting AreaSmall High Fire AreasAllowed in High Fire AreasAvoid in Teucrium cossonii majoricum Majorcan germander L  9 in. 2 1/2 ft. x Trachelospermum asiaticum Asian star jasmine M 18 in. 5 ft. x Trachelospermum jasminoides star jasmine M  2 ft. 10 ft. x x Verbena gooddingii Goodding verbena L  1 1/2-2 ft. 3-4 ft. x Verbena lilacina lilac verbena L  1 ft. 3 ft. x
Verbena peruviana Peruvian verbena L  18 in. 3 ft. x Verbena rigida vervian M  1-2 ft. 3-4 ft. x x
Vinca minor periwinkle M  4-6 in. 1 1/2 ft. x x x
Zinnia grandiflora prairie zinnia M 1 ft. 1 1/2 ft. x
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APPENDIX 10.5 CLIMATE-APPROPRIATE PLANTS
Botanical Name Common Name
H - HighM - Moderate L - Low Classification Water Use Estimated Plant Native Species all species
 select speciesLMD/CFD Street
Arterial Street
 Collector Street Local Street
Mature HeightMature WidthPlanting AreaLarge AreaMedium Planting Planting AreaSmall High Fire AreasAllowed in High Fire AreasAvoid in Bignonia capreolata cross vine M  x x
Bougainvillea spp. bougainvillea L x x
Campsis spp. trumpet creeper M x x
Cissus incisa Texas grape ivy M x x
Cissus rhombifolia grape ivy M x x x
Clytostoma callistigioides violet trumpet vine M x
Distictis buccinatoria blood red trumpet vine M  x x x Ficus pumila creeping fig M x x x
Gelsemium sempervirens Carolina jessamine M x x
Hardenbergia violacea lilac vine M x x
Hedera helix English ivy M x x
Jasminum polyanthum pink jasmine M x x
Lonicera japonica Japanese honeysuckle L x x x
Lonicera sempervirens trumpet honeysuckle M x x
Macfadyena unguis-cati cat's claw L  x x x
Pandorea jasminoides bower vine M x x x
Parthenocissus quinquefolia Virginia creeper M x x
Parthenocissus tricuspidata Boston ivy M  x x
Passiflora spp. passion vine M x x
Rosa banksiae Lady Banks rose M x x x
Rosa spp climbing roses M x x x
Vigna caracalla snail vine M x x
Vitis californica California wild grape L  x x
Vitis girdiana desert grape L  x x
Wisteria spp. wisteria M 15-30 ft. x x
30-50 ft.
20 ft.
20 ft.
20-30 ft.
20 ft.
varies
15-25 ft.
20-30 ft.
30 ft.
25-40 ft.
20-30 ft.
10-20 ft.
30 ft.
20 ft.
40-60 ft.
10-20 ft.
15-30 ft.
40 ft.

VINES
20 ft.
20 ft.
40-60 ft.
10 ft.
20 ft.
30 ft.

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APPENDIX 10.6
Introduction
Proper management of vegetation in areas at risk from wildfires has proven to be a major factor in reducing the chances of structures igniting and burning, especially when combined with construction techniques designed to further protect a structure from approaching flames and burning embers.

Wildomar is uniquely positioned between two wildland areas prone to wildfires and several areas of the city have been identified as within the Very High Fire Hazard Severity zone. This zone is commonly referred to as Local Responsibility Area (LRA). LRA areas are areas within the state in which the financial responsibility of preventing and suppressing fire is the primary responsibility of a city, county, city and county, or district.

Landscape for projects identified as within the Very High Fire Hazard Severity zone shall be designed with the principles of defensible space and meet all fuel modification requirements.

California State law requires landowners in areas at risk from wildfires to implement and maintain a defensible space landscape between buildings and potential approaching wildfires (Government Code 51175-51189).

Purpose
Managing the design and placement of vegetation in and around new structures will reduce the effects of a wildfire. For this reason, codes are adopted that require vegetation management and special construction features.

The Fuel Modification Program is a vegetation management code that requires landscaped areas adjacent to new structures be dedicated for permanent vegetation management activities.

The Fuel Modification Program brings fire-safe landscaping and construction features together to improve community safety and reduce property loss during wildfire emergencies. This guideline provides you with the information and steps needed to prepare a Fuel Modification Plan and maintain vegetation in Fuel Modification areas for a successful long-term outcome. Furthermore, it covers the timing of plans for construction, plan criteria needed for approval, plant lists for the zones, new construction inspection requirements, and introductory maintenance information.

Scope
All new single-family homes, multi-family residential, Accessory Dwelling Units (ADU), utility, and commercial structures built in, or adjacent to, a wildfire-risk area or such areas designated by the fire code official require a Fuel Modification Plan in conjunction with the 2022 California Fire Code (CFC), Chapter 49, and the City of Wildomar Municipal Code.

CITY OF WILDOMAR

LANDSCAPE FUEL MODIFICATION STANDARD
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The plan requires permanent vegetation management in dedicated land areas and is used indefinitely to facilitate on-going maintenance requirements.

For new structures proposed within the Local Responsibility Area (LRA) - Very High Fire Hazard Severity Zone (VHFHSZ), as defined in the Government Code Section 51175 – 51189, and the California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, a 30-foot setback from the structures to the property line shall be required as described in the Fuel Modification Zones section of this guideline.

Requirements vary based on project specifics and in some cases a Fuel Modification Plan may not be required based on lot size, configuration, or your property’s connection and proximity to grass, brush, and ornamental vegetation.

Applicants should contact the City of Wildomar Office of the Fire Marshal at (951) 972-8090 Ext: 8216 to verify project specific Fuel Modification requirements and to obtain the most current Fuel Modification information. Any new or updated publications from these departments will take precedence over this guideline, along with the latest adopted codes, standards, and local municipal regulations.

Fuel Modification Overview & Sequencing
There are two types of Fuel Modification Plans: Conceptual and Precise.

Each type is submitted at a different time during the development and construction process.

1. Conceptual (see Fuel Modification Plans – Required Information for requirements) a. Infrastructure of the zone widths and program
b. Land use restrictions
c. Tract and property line information
d. When to submit:
o Concurrent with Pre-Application and Development Application o Concurrent with Environmental Impact Report (EIR) processing o Prior to the tentative tract map, parcel map, or final tract map approval o Prior to the fire master plan submittal

2. Precise (see Fuel Modification Plans – Required Information for requirements) a. Approval of planting plans
b. Final details
c. Inspection information
d. When to submit:

Prior to the approval of planting plans from other permitting agencies Prior to either the precise grading or building permit issuance, whichever comes first
Prior to the fire master plan approval
It is recommended that the Precise Fuel Modification Plan be submitted to the City of Wildomar Office of the Fire Marshal for review prior to submitting to the Planning Department and City Landscape 1131
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Architect for Landscape Plan Check review for permitting so that initial feedback can be obtained and incorporated before the plans reach the City Landscape Architect for review.

Starting the process with the City of Wildomar Office of the Fire Marshal will help to reduce the number of landscape plan check corrections related to fuel modification requirements, for a more efficient, streamlined plan check process.

Fuel Modification Zones
Fuel modification programs vary in complexity and depend upon the type, quantity, and spacing of vegetation, topography, degree/type of exposure, local weather patterns, and the construction, design, and placement of structures.

A typical fuel modification installation consists of four Zones:

Zone 0: Extends from 0 to 5 feet from the structure and is irrigated. Also known as the Ember-Resistant Zone.

Zone 1: Extends 30 feet from the structure and is irrigated – includes Zone 0.

Zone 2: Extends 100 feet from the structure. It is thinned by a minimum of fifty (50) percent so that the maximum coverage does not exceed fifty (50) percent. Land within this zone must be free of debris, dead wood, branches touching the ground, and other dry or dead vegetation.

Zone 3: Extends 200 feet from the structure. Zone 3 thinned by a minimum of thirty (30) percent. Land within this zone must be free of debris, dead wood, branches touching the ground, and other dry or dead vegetation. Zones are described in detail below.

Zones 0 & 1 – Irrigated Structure Setback Zone:

The purpose of the setback zone is to provide defensible space for fire suppression forces and to protect structures from radiant and convective heat. Zone 1 shall not be less than a 30- foot minimum width (with the first 5 feet as Zone 0 – the Ember Resistant Zone).

The entire zone is to be located on a level, graded area at the top or base of the slope.

Zone 0 – Ember-Resistant Zone (First 5 feet measured from the structure out, all directions) a. No combustible bark or mulch.
b. Plants in this area to be irrigated, naturally low growing (natural growth height shall be no taller than 24 inches), non-woody and shall not impede foot-traffic nor limit firefighter access. c. Automatic irrigation shall be provided for proposed planting. d. No combustible construction, fencing, gates, patio covers, etc., is allowed.

Note: Requirements for this zone may change in due to Assembly Bill 3074. Assembly Bill 3074 became law in 2021. Enforcement of this bill has not begun but shall begin when the State Fire Marshal approves the vegetation clearance requirements which may take place in 2025. 1132
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Applicant shall verify latest state requirements and design the landscape based on the latest required state code if more stringent than the above listed requirements.

Zone 1 – Specific Maintenance Requirements:
a. Automatic irrigation systems are used to maintain healthy vegetation with high moisture content and regularly irrigate it.
b. Pruning foliage to reduce fuel load, maintain vertical continuity, and remove plant litter and dead wood in accordance with the horizontal spacing and vertical separation requirements. c. Complete removal of undesirable plant species. There is also minimal allowance for the retention of selected native vegetation.
d. Plants in this zone shall be highly fire-resistant and selected from the City of Wildomar approved plant list.
e. Tree species are not allowed within 10 feet of combustible structures (measured from the edge of a full-growth crown).
f. The horizontal distance between tree crowns (at full growth) shall not be less than 10 feet. g. Existing trees shall comply with items E & F above. In some cases, existing trees may require removal.
h. No shrubs over 48” inches (4 feet) are allowed within 30 feet of a structure. i. Accent shrubs growing 30”-48” high shall be single shrubs, spaced 2x the height of the shrub at maturity. Accent shrubs are allowed in the 5’ – 30’ area outside of the Zone 0. j. Shrubs growing 24-29” high are limited to groupings with a max aggregate diameter of 10 square feet.
k. Groundcover shall be provided between shrub clusters (no taller than 24” high). l. Where shrubs are located below or within a tree’s drip line, the lowest tree branch shall be a minimum of three times the height of the understory shrubs or 10 feet, whichever is greater.

All trees must be of standard form, no multi-trunk trees are permitted. m. Maintenance includes thinning and removing overgrowth, replacing dead/dying fire-resistant plantings, and maintaining the operation of the irrigation system. n. Devices that burn solid fuels are prohibited in any fuel modification zone. o. No combustible construction shall be allowed within Zone 1.

Zone 2 – Reduced Fuel Zone (30 to 100 feet from Structure Irrigated, 50% Thinning):

This portion of fuel modification consists of irrigated landscaping. This irrigated zone is a minimum of 70 feet in width, extending 100 feet from the structure, and may be increased as conditions warrant.

The plans must delineate the portion of the fuel modification area that will be permanently and regularly irrigated. The landscape architect shall select plant species, design an irrigation system, and design a maintenance program that sensitively addresses water conservation practices and includes methods of erosion control to protect against slope failure.

All irrigation shall be kept a minimum of 10 feet from the drip line of any existing native Quercus (oak) species – exceptions to this may be submitted for approval to the Fire Marshal on a site-specific basis. 1133
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Zone 2 shall be cleared of all undesirable plant species, irrigated, and planted with species from the City of Wildomar Approved Plant List. Exceptions to save desirable species may be submitted for approval to the FM on a site-specific basis.

Zone 2 – Specific Maintenance Requirements:
a. Groundcover shall be installed and maintained at a height not to exceed 24 inches. b. Native grasses shall be allowed to go to seed to maintain proper coverage. They shall be cut after annual seeding, at a cut height of approximately 4 inches. c. Apply irrigation rates to maintain healthy vegetation with high moisture content based on plant species-specific needs.
d. All plant species designed for Zone 2 shall be selected from the City of Wildomar Approved Plant List. Existing fuel modification maintenance programs are limited to the plants listed on the approved plans unless a revision is requested. Native vegetation not on the undesirable list is allowed to remain, providing vegetation coverage does not exceed 50 percent. e. The horizontal distance between tree crowns at full growth shall not be less than 10 feet. f. Tree species are not allowed within 10 feet of combustible structures (Measured from the edge of a full-growth crown).
g. Shrubs shall not exceed 6 feet in height.
h. Groupings of shrubs are limited to a maximum aggregate diameter of 10 feet. i. Shrub groupings shall be separated from other groupings a minimum of 15 feet. j. Where shrubs are located below or within a tree’s drip line, the lowest tree branch shall be a minimum of three times the height of the understory shrubs or 10 feet, whichever is greater.

All trees must be of standard form, no multi-trunk trees are permitted. k. Tree-form shrubs and shrubs that naturally exceed 24 inches in height shall be vertically pruned and horizontally spaced in accordance with this guideline. l. Removal of dead and dying vegetation and undesirable plant species from the City of Wildomar Unapproved Plant List.
m. Devices that burn solid fuels are prohibited in any fuel modification zone. n. Combustible construction is not allowed within Zone 2.

Zone 3 – Reduced Fuel Zone (100 to 200 feet from Structure – 30% Thinning) This portion of fuel modification consists of irrigated landscaping. This irrigated zone is a minimum of 100 feet in width, beginning 100 feet from the structure and extending 200 feet from the structure and may be increased as conditions warrant.

The plans must delineate the portion of the fuel modification area that will be permanently and regularly irrigated. The design of an irrigation system and the design of a maintenance program that sensitively addresses water conservation practices and includes erosion control methods to protect against slope failure.

Native vegetation not on the undesirable list is allowed to remain, providing the coverage of vegetation does not exceed 70 percent.
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Zone 3 – Specific Maintenance Requirements:
a. Native grasses shall be allowed to go to seed to maintain proper coverage. They shall be cut after annual seeding, at a cut height of approximately 4 inches. b. If irrigation is used, apply irrigation rates to maintain healthy vegetation with good moisture content based on plant species-specific needs.
c. Existing fuel modification maintenance programs are limited to the plants listed on the approved plans unless a revision is requested. Native vegetation, not on the undesirable list, is allowed to remain, providing the coverage of vegetation does not exceed 70 percent. d. Removal of dead and dying vegetation and undesirable plant species from the City of Wildomar Unapproved Plant List.
e. Devices that burn solid fuels are prohibited in any fuel modification zone. 1135
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Fuel Modification Plant Spacing – Plan View Diagram
Above fuel modification diagram shows the general spacing of groundcover, shrubs, and trees relative to the Fuel Modification Zones. Different types of groundcover can be used in tandem provide an aestheticaly-pleasing design.

LEGEND
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Fuel Modification Plans: Required Information
Section 1: Conceptual Fuel Modification Plans
Plans shall be prepared by a licensed landscape architect or other design professional with equivalent credentials. If you are not using a licensed Landscape Architect, contact the City of Wildomar prior to submittal for approval.

The Wildomar Fire Marshal must approve conceptual fuel modification plans, and this approval shall occur prior to and/or concurrent with the review and approval of any entitlement or conditions being set.

Note: Plans shall be submitted electronically to the City of Wildomar in PDF format. Paper plans will not be accepted.

The following information shall be included on Conceptual Fuel Modification Landscape Plans:
• Delineation of each zone (ember-resistant zone, setback, irrigated, and thinning) with a general description of each zone’s dimensions and character. • Copy the “Horizontal Spacing and Vertical Separation Requirements for Installation and Maintenance in All Fuel Modification Zones” document onto the plans indicating appropriate spacing requirements will also be incorporated into the design. See Appendix, Section 10.7. • Identify the removal of undesirable plant species in accordance with the “Fuel Modification Undesirable Plant Species List”. Copy document onto plans. See Appendix, Section 10.8. • Identify existing plant species within the required fuel modification area that are proposed to be retained and the proposed plant materials to be planted in the fuel modification area. • Identify the size of the proposed development by showing all tract and property lines and slope contour lines. Provide the proposed location of all structures. Show the location of any structures on adjacent parcels within 200 feet of the proposed onsite structures. • State on plans no combustible mulch shall be provided within the Ember-Resistant Zone (five feet from any structure). Identify general location and type of proposed combustible and noncombustible mulches. • State on plans that all plant species within the fuel modification zones will be selected from the approved options within the City’s Climate Appropriate Plant List. See Appendix, Section

10.5. • Show the location of all mulch areas and information on type, size, and depth. No combustible mulch within the first five feet from structures (Ember-Resistant Zone). 1137
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• The conceptual landscape fuel modification plan set shall also include all the general information normally required for conceptual landscape plans. See the Preliminary Landscape Review Comments form in the Appendix, Section 10.2.
• Slope contours and slope %. Indicate distance from structure to top of slope, 20 feet minimum.
• Location of all fire access roads for multi-family residential and commercial developments.

Wildomar City CouncilMarch 12, 2025

Wildomar City Council
March 12, 2025