HomeMy WebLinkAboutItem 5f. Annual Special Tax Levy Report for Community Facilities District No. 2019-1 (San Luis Ranch) Item 5f
Department: Finance
Cost Center: 2001
For Agenda of: 7/6/2021
Placement: Consent
Estimated Time: N/A
FROM: Brigitte Elke, Finance Director
Prepared By: Esteban Cano-Gutierrez, Financial Analyst – Infrastructure Financing
SUBJECT: ANNUAL SPECIAL TAX LEVY REPORT FOR THE CITY OF SAN LUIS
OBISPO COMMUNITY FACILITIES DISTRICT NO. 2019-1 (SAN LUIS
RANCH)
RECOMMENDATION
Receive and file the Annual Special Tax Levy Report for the City of San Luis Obispo
Community Facilities No. 2019-1 (San Luis Ranch).
DISCUSSION
Background
The San Luis Ranch Specific Plan was approved on July 18, 2017, and a year later, on
July 17, 2018, the City Council approved its Development Agreement which provided the
basis for the formation of the City of San Luis Obispo Community Facilitie s District No.
2019-1 (San Luis Ranch) (CFD) according to the Mello-Roos Community Facilities Act of
1982. The CFD was formed to fund major road improvements, potable and non -potable
water system improvements, drainage system improvements, wastewater system
improvements, solid waste improvements, park and paseo improvements, open space
improvements, utilities, and other authorized facilities under the Mello -Roos Act, serving
the Project as a condition of the City’s approval of the development.
Subsequently, on February 19, 2019, the City Council, as the legislative body of the CFD,
adopted a Resolution of Intention, including the Rate and Method of Apportionment
(RMA) that specified the special tax to be levied by and within the District. The RM A was
updated on April 20, 2021, to allow the CFD to incur bonded indebtedness in the
aggregate principal amount of not to exceed $25,000,000 secured by the levy of the
mentioned special tax within the CFD.
As one of the steps on the approval of bond issu ance, on May 5, 2021, the City Council
adopted Ordinance No. 1697 (2021 Series) (attachment B), approving the levy of a
special tax within the CFD for the fiscal year 2021-22 and all subsequent fiscal years and
is solely applicable within the boundaries of the San Luis Ranch CFD.
The purpose of the levy of the special tax within the CFD is to cover authorized costs
identified in the RMA such as administrative expenses, debt service, the payment of other
costs associated with the bonds, etc.
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Item 5f
The City has already established the necessary accounts with the County of San Luis
Obispo Tax Collector to administer the special tax within the San Luis Ranch CFD. All
necessary documentation and information will be provided to the County of San Luis
Obispo Tax Collector in proper form and required timelines to bill and collect the special
tax on the secured property tax roll of the County beginning in FY 2021-22. This does not
exclude the City’s right to utilize any other lawful means of billing, collecting, and enfor cing
the special tax, including direct billing, supplemental billing, and, when lawfully available,
judicial foreclosure of the special tax lien.
Annual Special Tax Levy Report
The CFD Annual Special Levy Tax Report covers all assessor parcels of land wit hin the
boundaries of the City of San Luis Obispo Community Facilities District No. 2019 -1 (San
Luis Ranch). The special tax attributed to each parcel was computed in accordance with
the amended Rate and Method of Apportionment as approved by Council in Re solution
No. 11233 (2021 Series). The report is divided into 4 chapters including an introduction,
information about the taxable CFD land uses, the annual CFD costs, the assignment of
the maximum special tax and special tax levy for FY 2021 -22, and the proposed special
tax levy for FY 2021-22 - Appendix A.
Previous Council or Advisory Body Action
On April 20, 2021, the City Council adopted Resolutions No. 11233, 11238, 11239, 11240
(2021 Series) amending the Rate and Method of Apportionment and approving the issue
of bonds for the San Luis Ranch CFD.
On May 5, 2021, the City Council adopted Ordinance No. 1697 (2021 Series) authorizing
the levy of a special tax for the fiscal year 2021-22 and subsequent fiscal years.
Policy Context
The approved San Luis Ranch Specific Plan and related entitlements are consistent with
the City’s adopted General Plan, and findings to that effect were made in both the original
project approved in July 2017 as well as the amended project approval in August 2018.
An evaluation of the project's consistency with General Plan policies is discussed at
length in Section 4.9 of the certified Final Environmental Impact Report.
The Specific Plan requires that funding mechanisms be included to ensure that public
infrastructure is coordinated with future development under the plan. The formation of a
CFD was consistent with this requirement. A CFD, as enabled by the Community
Facilities District Act of 1982, allows a local jurisdiction to levy a special tax within a
specified area to pay for public services and/ or infrastructure needed within the area.
Over the past three decades, CFDs have become a common mechanism for cities to fund
services and finance development-related infrastructure, and the use of a CFD, in this
case, is consistent with the City’s Economic Development Strategic Plan and the General
Plan.
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Item 5f
The General Plan provides specific policies related to the funding of infrastructure noted
below:
1.13.6. Required Plans: The City shall not allow the development of any
newly annexed private land until the City has adopted a specific or
development plan for land uses, open space protection, roads, utilities, the
overall pattern of subdivision, and financing of public facilities for the area.
1.13.9. Costs of Growth: The City shall require the costs of public facilities
and services needed for new development to be borne by the new
development unless the community chooses to help pay the costs for a
certain development to obtain community-wide benefits. The City shall
consider a range of options for financing measures so that new
development pays its fair share of costs of new services and facilities which
are required to serve the project, and which are reasonably related to the
new growth attributable to the developm ent.
This report and the levying of the special tax are consistent with these General Plan
policies and with the City’s Local Goals and Policies for Community Facilities Districts.
Public Engagement
The annual special tax report requires a "notify" level of public engagement that was
accomplished through the publication of the agenda, associated report, and the
acceptance of the report during a public session of the City Council.
CONCURRENCE
The Community Development Department concurs with the information contained within
this report.
ENVIRONMENTAL REVIEW
Annual special tax reporting for the City of San Luis Obispo Community Facilities District
No. 2019-1 (San Luis Ranch) is categorically exempt from California Environmental
Quality Act (CEQA) under CEQA Guidelines Section 15306 (Information Collection) and
that the action otherwise qualifies for a "general rule" exemption according to Section
15061(b)(3), which covers activities "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." Annual reporting does not change any aspect of the approved San Luis
Ranch project, nor does it introduce the potential for any new environmental impacts.
Under Section 15306, the Secretary for the California Natural Resources Agency has
concluded that "basic data collection, research, and resource evaluation activities which
do not result in a serious or major disturbance to an environmental resource" are exempt
from CEQA. Therefore, the proposed action is categorically exempt from further analysis
under CEQA.
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Item 5f
FISCAL IMPACT
Each fiscal year, the District Administrator will calculate the maximum amount of special
tax revenue that may be collected from all taxable parcels in the CFD. Given the fact that
the district is currently being build-out, the levy for FY 2021-22 is based on the number of
building permits issued by the first week of June 2021. Currently, the developer has
issued 58 building permits (23 for low-density residential and 35 for medium-density
residential). By allocating 100 percent of the assigned special tax for all developed
parcels, the total special tax levy for the FY 2021-22 amounts to $153,238.44.
The initial debt service will be paid for by capitalized interest funds established through
the issuance of CFD bonds. In total, interest -only debt service payments for September
2021, and Calendar Year 2022, in the amount of $962,086.67 will be paid by the funds
deposited in the Capitalized Interest Fund.
The City is authorized to fund the annual cost of the CFD from the special tax collected .
While not required under the provisions of the RMA, the City may levy the maximum
special tax for developed parcels each fiscal year. Special tax revenues collected, that
are not otherwise needed to fund the administration of the CFD, debt service, or to
replenish the bond reserve fund, may be allocated to pay-as-you-go cost.
In taxing developed parcels for FY 2021-22, there will be a total of $118,488.44 collected
that is not required for other authorized costs of the CFD. This amount may be used to
fund pay-as-you-go costs or could be held by the City to offset FY 2022-23 annual costs.
In accordance with the Acquisition Agreement entered into in October 2020 between the
City and the developer, any amount not required to cover other authorized costs for the
CFD must be used in half to reimburse the developer (pay-as-you-go) for the shortfall
between the anticipated costs of the public infrastructure built and the bonds’ net
proceeds, and the other half to the City to cover administrative costs, delinquencies for
subsequent fiscal years and any other applicable cost pertaining to the CFD.
ALTERNATIVES
The annual Special Tax report is a requirement of the CFD under the Mello-Ross Act
and is a receive and file item.
ATTACHMENTS
A – City of San Luis Obispo Community Facilities District 2019-1 Tax Report
B – Ordinance No. 1697 (2021 Series)
Page 78 of 847
Tax Report
San Luis Obispo CFD No.
2019-1 (San Luis Ranch)—
FY 2021-22
Prepared for:
City of San Luis Obispo
Prepared by:
Economic & Planning Systems, Inc. (EPS)
EPS #211048
June 15, 2021
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Table of Contents
1.Introduction ........................................................................................... 1
Purpose of the CFD ....................................................................................... 1
Structure of this Report ................................................................................. 2
2.Taxable CFD Land Uses ........................................................................... 4
3.Annual CFD Costs ................................................................................... 8
Annual Costs for FY 2021-22 .......................................................................... 8
4.Assignment of the Maximum Special Tax and Special Tax Levy for
FY 2021-22 ........................................................................................... 13
Assignment of the Special Tax ...................................................................... 13
Assignment of Special Tax Priorities ............................................................... 15
Allocation of the Special Tax for FY 2021-22 ................................................... 15
Assignment of the Special Tax Levy to CFD Parcels .......................................... 18
List of Maps and Tables
Map 1 CFD Boundary Map ........................................................................... 3
Map 2 CFD Single-Family Residential Large Lots ............................................. 6
Map 3 CFD High-Density Residential Large Lots ............................................. 7
Table 1 CFD Parcels and Land Uses ................................................................ 5
Table 2 Annual Cost for FY 2021-22 ............................................................. 10
Table 3 Annual Debt Service ....................................................................... 12
Table 4 Special Tax Rates by Tax Category ................................................... 14
Table 5 Development Status of CFD Parcels .................................................. 16
Table 6 Allocation of the Special Tax for FY 2021-22 ....................................... 17
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Tax Report: San Luis Obispo CFD No. 2019-1 (San Luis Ranch)—FY 2021-22
June 15, 2021
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1.Introduction
The City of San Luis Obispo (City) created a Mello-Roos Community Facilities District
(CFD) for the San Luis Ranch development (Project), located in the San Luis Ranch
Specific Plan (SLRSP) area, located west of US Highway 101 in the southwest quadrant of
the City. The CFD was formed in March 2019 to create a land-secured funding
mechanism to help fund construction of authorized facilities of the CFD.
At the time of formation of the CFD, development plans for single-family residential
product were fully developed, but the development plan for multifamily residential uses
was still being evaluated by the developer. In addition, the location and number of
affordable housing units (which are to be tax-exempt under the CFD) were being finalized
between the developer and the City. A Change Proceeding for the CFD was started in the
Spring of 2021 to amend the Rate and Method of Apportionment to reflect changes being
made to the scope of the special tax related to final taxable unit counts for multifamily
residential and assignment of affordable units to large lot parcels in the Project.
The boundaries of the proposed CFD are coterminous with the SLRSP. Overall, the Project
area includes approximately 131.4 acres approved for up to 580 dwelling units and
commercial development, including a 200-room hotel, 100,000 square feet of office
space, and 150,000 square feet of retail and service commercial uses. The Project
includes 7.8 acres of parks, waterways, and other interior open space. There will be
52.3 acres of farmed agricultural land in the Project area.
EPS prepared the “San Luis Ranch Financing Plan” (Financing Plan) in June 2018, which
addressed how the infrastructure needed to serve the Project will be funded. The
Financing Plan identified total infrastructure improvement costs of $54.2 million, of which
approximately $22.8 million is attributable to the Project as a “fair-share” cost allocation
for required infrastructure.
Purpose of the CFD
The CFD was formed to fund major road improvements, potable and non-potable water
system improvements, drainage system improvements, wastewater system
improvements, solid waste improvements, park and paseo improvements, open space
improvements, utilities, and other authorized facilities under the Mello-Roos Act, serving
the Project as a condition of the City’s approval of the development.
The CFD is authorized to issue up to $25 million in bonds. CFD bonds were issued in
June 2021 in the amount of $19,660,000. It is anticipated that more than one CFD bond
issuance will occur as the Project is built out.
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Tax Report: San Luis Obispo CFD No. 2019-1 (San Luis Ranch)—FY 2021-22
June 15, 2021
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The CFD was authorized to begin collecting the special tax in FY 2018-19. FY 2021-22 will
be the first year in which the special tax will be levied against taxable parcels of the CFD.
Map 1 shows the proposed boundaries of the CFD.
Structure of this Report
This report is divided into 4 chapters, including this introductory chapter, and includes
Appendix A: Proposed Special Tax Levy for FY 2021-22 (forthcoming).
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1050 Southwood Drive
San Luis Obispo, CA 93401
P 805.544.7407 F 805.544.3863 Map 1Page 83 of 847
Tax Report: San Luis Obispo CFD No. 2019-1 (San Luis Ranch)—FY 2021-22
June 15, 2021
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2.Taxable CFD Land Uses
When the CFD was formed, it was intended that only market-rate residential land uses
would be subject to the special tax. The CFD is planned to allow development of
577 residential units. Included in these 577 residential units are 22 workforce/affordable
units, which will remain tax-exempt as long as they maintain their deed-restricted
affordable status. Residential uses occupy approximately 29.55 acres of the
approximately 131 total acres encompassing the CFD.
CFD land uses are shown in Table 1, which identifies the Lot Numbers for each land use
category. The Lot Numbers correspond to those numbers shown in Map 2 and Map 3.
There are 198 low-density residential (LDR) units and 83 medium-density residential
(MDR) units that have been created by the recordation of final maps. Lot Numbers for
these residential uses are shown in Map 2.
High-density residential (HDR) units are defined as townhomes, condominiums, and
efficiency units. These land use categories are assigned to Lot Numbers shown in Map 3.
It is anticipated that there will be 80 townhomes, 96 condominiums, and 120 efficiency
units constructed in the CFD.
In addition to the taxable uses discussed above, the CFD includes approximately
18.58 acres of nonresidential uses (commercial) and 81.16 acres of public uses.
Page 84 of 847
Table 1
CFD No. 2019-1 (San Luis Ranch)
CFD Parcels - FY 2021-22
Land Use Lot No. Acres Units Density
[1]
Residential Uses
Low Density Residential (LDR) 11-208 15.51 0 0.00
Medium Density Residential (MDR) 220-302 5.14 0 0.00
High Density Residential (HDR) [2]
Townhomes 5-7 3.33 72 21.62
Condominiums 1-2 1.35 36 26.67
Efficiency Units 3-4 0.14 20 145.69
Residential Use Totals 25.47 128
Nonresidential Uses
Commercial 7 11.44
Commercial 8 3.33
Commercial 9 3.81
Nonresidential Use Totals 18.58
Public Uses
Parks 3.19
Open Space 7.81
Agricultural 52.32
Regional Road 9.00
Local Road 8.84
Public Use Totals 81.16
CFD Totals 125.21 128
"cfd_LU"
Source: Cannon
[1] Lot numbers are designated on the final map for the development.
[2] Lot numbers refer to those shown in Map 3.
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1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863Map 2Page 86 of 847
Map 3Page 87 of 847
Tax Report: San Luis Obispo CFD No. 2019-1 (San Luis Ranch)—FY 2021-22
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3.Annual CFD Costs
The Rate and Method of Apportionment (RMA) identifies authorized costs of the CFD that
can be funded through the annual levy of the special tax on taxable parcels. The amount
of the annual levy is determined by the annual costs of the CFD, as established by the
Administrator. This chapter discusses annual CFD costs for FY 2021-22.
Annual Costs for FY 2021-22
The RMA identifies annual costs as:
a.Administrative Expenses for such Fiscal Year.
b.Debt Service to be paid from Special Taxes during the Bond Year commencing during
such Fiscal Year.
c.The amount needed to pay other periodic costs on the Bonds, including but not
limited to credit enhancement and any rebate payments on the Bonds.
d.The amount needed to replenish the reserve fund for the Bonds to the level required
under the Bond Indenture, to the extent not included in a computation of Annual
Costs in a previous Fiscal Year.
e.The amount needed to (1) cure any delinquencies in the payment of principal or
interest on Bonds, which have occurred in the prior Fiscal Year, to the extent not
otherwise included in a computation of Annual Costs in the current or any previous
Fiscal Year, and (2) to fund any foreseeable deficiency of the amount to be available
for the payment of principal or interest on Bonds, which are expected to occur in such
Fiscal Year, to the extent not included in a computation of Annual Costs in the current
or any previous Fiscal Year.
f.The amount needed to (1) cure any delinquencies in the payment of the Special Tax
in the prior Fiscal Year, to the extent not otherwise included in a computation of
Annual Costs in the current or any previous Fiscal Year, and (2) to fund any
foreseeable deficiency in the payment of the Special Tax for that Fiscal Year which is
expected to occur in such Fiscal Year, to the extent not included in a computation of
Annual Costs in the current or any previous Fiscal Year.
g.Costs of acquisition, construction, and improvements of Authorized Facilities to be
funded on a Pay-As-You-Go Basis, in amounts determined by the Administrator.
h.Less any Capitalized Interest and any credits provided under a Bond Indenture.
i.Less any available earnings on the reserve fund, Special Tax funds, available
capitalized interest, or any other available revenues of the CFD or the City that may
be used to fund Annual Costs, to the extent determined by the Administrator.
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Table 2 identifies the total annual costs for FY 2021-22 as $153,238.44. These costs are
detailed below.
CFD Administrative Costs
The City is authorized to fund the costs associated with the administration of the CFD
each fiscal year:
a. Costs of computing Special Taxes and preparing annual Special Tax collection
schedules (whether by the City or any designee thereof or both).
b. Costs of collecting the Special Taxes (whether by the County, the City, or otherwise).
c. Costs of remitting the Special Taxes to the Trustee.
d. Costs of the Trustee (including its legal counsel) in the discharge of the duties
required of it under the Bond Indenture.
e. Costs to the City, CFD, or any designee thereof of complying with arbitrage rebate
requirements.
f. Costs to the City, CFD, or any designee thereof of complying with City, CFD, or
obligated persons disclosure requirements.
g. Costs associated with preparing Special Tax disclosure statements.
h. Costs incurred in responding to public inquiries regarding the Special Taxes.
i. Costs to the City, CFD, or designee thereof related to any appeal of the Special Taxes.
j. Costs associated with the release of funds from an escrow account, if any.
k. Costs to the City for the issuance of Bonds authorized by the CFD that are not
recovered through the Bond sale proceeds.
l. Amounts estimated to be advanced or already advanced by the City for any other
administrative purposes, including attorney’s fees and other costs related to collection
of the Special Taxes and commencing and pursuing to completion any foreclosure of
delinquent Special Taxes.
The City has identified costs of $25,000 for City staff costs for FY 2021-22. In addition to
City costs, the City’s tax administrator has identified costs totaling $7,000 for the fiscal
year. Estimated Trustee costs are $2,750.
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Table 2
CFD No. 2019-1 (San Luis Ranch)
Annual Cost for FY 2021-22
Item Amount
Beginning Special Tax Fund Balance [1]$0.00
Capitalized Interest Fund Balance [2]$962,086.67
Total Funds Available for Annual Costs $962,086.67
Debt Service Requirement
September 1, 2021 Interest $178,486.67
March 1, 2022 Interest $391,800.00
September 1, 2022 Interest $391,800.00
September 1, 2022 Principal $0.00
Applied Capitalized Interest ($962,086.67)
Total Debt Service $0.00
CFD Administrative Costs
City Staff Costs $25,000.00
CFD Administration - EPS $7,000.00
Trustee Fees $2,750.00
Auditor Fees $0.00
Tax Collection Services [3] $0.00
Other Authorized Uses [4]$118,488.44
Administrative Expenses Total $153,238.44
Delinquency Coverage [5]$0.00
Total Annual Costs $153,238.44
Estimated Earnings on Reserve [6]$0.00
Net Annual Costs $153,238.44
"annual_costs"
[1] The fund balance for the Special Tax Fund as of June 30, 2021.
[2] Capitalized interest available for debt service costs for the
period covered by the FY 2021-22 special tax levy.
[3] The County adds a $2 charge per parcel for collection of
direct charges placed on the property tax bill. As such, this amount
is not included in these costs.
[4] Amounts specified for other uses allowed under Authorized
Facilities, which may include Pay-As-You-Go Costs.
[5] An allowance for special tax delinquencies for the previous fiscal
year, and amounts placed on the tax roll for draws on the Bond
Reserve Fund.
[6] Total Annual Costs are reduced by estimated earnings on the
Bond Reserve Fund.
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San Luis Obispo County (County) adds a $2 charge per parcel for the collection of the
annual special tax levy. The County retains this $2 charge and remits the special tax levy
amount for each parcel, as identified in this report. As such, the collection charges are
not included in the annual cost calculation.
Debt Service
Annual debt service costs for FY 2021-22 will be offset by capitalized interest funds
established under the issuance of CFD bonds. In total, interest-only debt service
payments set for September 1, 2021, and for Calendar Year 2022, in the amount of
$962,086.67 will be offset by the $962,086.67 in CFD bonds funds deposited in the
Capitalized Interest Fund.
Table 3 shows the debt service schedule.
Total debt service costs for the FY 2021-22 levy are $0.
Other Authorized Costs of the CFD
The City is authorized to fund the annual costs identified above. Pay-as-you-go costs are
included in this category. While not required under the provisions of the RMA, the City
MAY levy the maximum special tax for “developed parcels” each fiscal year. Special tax
revenues collected, that are not otherwise needed to fund administration of the CFD, debt
service, or to replenish the bond reserve fund, may be allocated to pay-as-you-go costs
identified by the developer.
In taxing “developed parcels” for FY 2021-22, there will be a total of $118,238.44
collected that is not required for other authorized costs of the CFD. This amount may be
used to fund pay-as-you-go costs or could be held by the City to offset FY 2022-23
annual costs. It is anticipated that in addition to taxing “developed parcels” at the
maximum amount, “final map parcels,” and perhaps “undeveloped parcels,” will need to
be taxed in FY 2022-23. These additional funds could be used to reduce the amount of
the FY 2022-23 levy on “final map parcels” or “undeveloped parcels.”
Delinquency Coverage and Replenishment of the Bond Reserve Fund
This is the first fiscal year in which the special tax levy is required. There are no past
delinquencies or draws on the bond reserve fund. The County employs the Tetter Plan for
the direct charges, guaranteeing the City that all amounts levied will be remitted to the
City.
Estimated Earnings on the Bond Reserve Fund and Other Special Funds
Annual costs may be offset by any interest earnings on the bond reserve fund, special tax
fund, or any other funds where special tax revenues have been deposited. No such funds
are anticipated for FY 2021-22 to offset annual costs.
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Table 3
CFD No. 2019-1 (San Luis Ranch)
Annual Debt Service
Period Total
Ending Principal Interest Interest Debt
September 1 9/1 3/1 9/1 Service
2021 $0.00 $0.00 $178,486.67 $178,486.67
2022 $0.00 $391,800.00 $391,800.00 $783,600.00
2023 $130,000.00 $391,800.00 $391,800.00 $913,600.00
2024 $150,000.00 $389,850.00 $389,850.00 $929,700.00
2025 $175,000.00 $387,600.00 $387,600.00 $950,200.00
2026 $200,000.00 $393,100.00 $393,100.00 $986,200.00
2027 $230,000.00 $380,100.00 $380,100.00 $990,200.00
2028 $255,000.00 $375,500.00 $375,500.00 $1,006,000.00
2029 $285,000.00 $370,400.00 $370,400.00 $1,025,800.00
2030 $320,000.00 $364,700.00 $364,700.00 $1,049,400.00
2031 $355,000.00 $358,300.00 $358,300.00 $1,071,600.00
2032 $390,000.00 $351,200.00 $351,200.00 $1,092,400.00
2033 $425,000.00 $343,400.00 $343,400.00 $1,111,800.00
2034 $465,000.00 $334,900.00 $334,900.00 $1,134,800.00
2035 $505,000.00 $325,600.00 $325,600.00 $1,156,200.00
2036 $550,000.00 $315,500.00 $315,500.00 $1,181,000.00
2037 $595,000.00 $304,500.00 $304,500.00 $1,204,000.00
2038 $645,000.00 $292,600.00 $292,600.00 $1,230,200.00
2039 $695,000.00 $279,700.00 $279,700.00 $1,254,400.00
2040 $745,000.00 $265,800.00 $265,800.00 $1,276,600.00
2041 $805,000.00 $250,900.00 $250,900.00 $1,306,800.00
2042 $860,000.00 $234,800.00 $234,800.00 $1,329,600.00
2043 $920,000.00 $217,600.00 $217,600.00 $1,355,200.00
2044 $985,000.00 $199,200.00 $199,200.00 $1,383,400.00
2045 $1,055,000.00 $179,500.00 $179,500.00 $1,414,000.00
2046 $1,125,000.00 $158,400.00 $158,400.00 $1,441,800.00
2047 $1,195,000.00 $135,900.00 $135,900.00 $1,466,800.00
2048 $1,275,000.00 $112,000.00 $112,000.00 $1,499,000.00
2049 $1,355,000.00 $86,500.00 $86,500.00 $1,528,000.00
2050 $1,440,000.00 $59,400.00 $59,400.00 $1,558,800.00
2051 $1,530,000.00 $30,600.00 $30,600.00 $1,591,200.00
Totals $19,660,000.00 $8,281,150.00 $8,459,636.67 $36,400,786.67
"debt_service"
Source: Official Statement
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Tax Report: San Luis Obispo CFD No. 2019-1 (San Luis Ranch)—FY 2021-22
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4.Assignment of the Maximum Special
Tax and Special Tax Levy for FY 2021-22
Each fiscal year, the Administrator will calculate the maximum amount of special tax
revenue that may be collected from all taxable parcels in the CFD. First, the
Administrator will increase the maximum special tax category for each tax category by
the Tax Escalation Factor of 2 percent.
The annual assignment of the maximum special tax and determination of the special tax
levy for FY 2021-22 are discussed below.
Assignment of the Special Tax
Each fiscal year, the Administrator assigns the special tax to all taxable parcels in the
CFD. For LDR and MDR parcels, a minimum annual special tax and maximum annual
special tax are assigned. For the 3 HDR categories, the minimum and maximum annual
special taxes are the same.
Tax Categories
Table 4 shows the tax categories defined by the RMA, with the stated minimum and
maximum annual special taxes. The first year in which the special tax was authorized was
FY 2018-19 (as shown in Table 4). The minimum and maximum annual special tax is
increased by the Tax Escalation Factor of 2 percent each fiscal year through FY 2021-22
for each tax category.
For LDR and MDR tax categories, 2 tax categories are established. For LDR, minimum
annual special tax rates are the same for homes less than 1,850 building square feet and
for those equal to or greater than 1,850 building square feet. For MDR, minimum annual
special tax rates are the same for homes less than 1,600 building square feet and for
those equal to or greater than 1,600 building square feet.
A higher maximum annual special tax rate is assigned to LDR and MDR parcels that have
homes constructed that fall into the higher range of building square footages. Because
the building square footage for a structure is not known until a building permit is issued,
LDR and MDR parcels are taxed at the minimum annual special tax until a building permit
has been issued, establishing the total building square footage for a parcel.
Because the issuance of the initial building permit establishes the maximum
annual square footage for a parcel, it is not intended that future additions to a
residential structure will trigger a future increase in the maximum annual
special tax established with the initial building permit.
Page 93 of 847
Table 4CFD No. 2019-1 (San Luis Ranch)Special Tax Rates by Tax Category [1]Minimum Annual Maximum Annual Minimum Annual Maximum Annual Minimum Annual Maximum Annual Minimum Annual Maximum AnnualTax CategorySpecial Tax Special Tax Special Tax Special Tax Special Tax Special Tax Special Tax Special TaxLDR1,850 SF and Greater$2,630.00$3,110.00 $2,682.60$3,172.20 $2,736.25$3,235.64 $2,790.98$3,300.36<1,850 SF$2,630.00$2,630.00 $2,682.60$2,682.60 $2,736.25$2,736.25 $2,790.98$2,790.98Workforce/Affordable Units$0$0$0$0$0$0$0$0MDR1,600 SF and Greater$2,150.00$2,630.00 $2,193.00$2,682.60 $2,236.86$2,736.25 $2,281.60$2,790.98<1,600 SF$2,150.00$2,150.00 $2,193.00$2,193.00 $2,236.86$2,236.86 $2,281.60$2,281.60Workforce/Affordable Units$0$0$0$0$0$0$0$0TownhomesMarket Rate Units$1,910.00$1,910.00$1,948.20$1,948.20$1,987.16$1,987.16$2,026.91$2,026.91Workforce/Affordable Units$0$0$0$0$0$0$0$0CondominiumsMarket Rate Units$1,600.00$1,600.00 $1,632.00$1,632.00 $1,664.64$1,664.64 $1,697.93$1,697.93Workforce/Affordable Units$0$0$0$0$0$0$0$0Efficiency UnitsMarket Rate Units$1,199.00$1,199.00 $1,222.98$1,222.98 $1,247.44$1,247.44 $1,272.39$1,272.39Workforce/Affordable Units$0$0$0$0$0$0$0$0"max_tax"[1] The Minimum and Maximum Annual Special Tax is increased by 2-percent each Fiscal Year following the Base Year of 2018-19.FY 2019-20FY 2020-21FY 2021-22Base Year - 2018-19Prepared by EPS 6/14/2021Z:\shared\Projects\Oakland\211000s\211048_San Luis Ranch CFD Administration\Models\211048 Model14Page 94 of 847
Tax Report: San Luis Obispo CFD No. 2019-1 (San Luis Ranch)—FY 2021-22
June 15, 2021
Z:\Shared\Projects\Oakland\211000s\211048_San Luis Ranch CFD Administration\Reports\211048 rd1 Tax Report.docx 15 Economic & Planning Systems, Inc. (EPS)
HDR parcels will not see an increased maximum annual special tax as a result of the
issuance of a building permit.
Assignment of Special Tax Priorities
The special tax levy is allocated to parcels based on the prioritization of land use
development categories. The special tax allocation priorities are as follows:
1. Developed Parcel—a parcels with an issued building permit.
2. Final Map Parcel—a parcel created by the recordation of a final map.
3. Large Lot Parcel—a parcel shown in Map 2 or Map 3, as identified by Lot Number.
4. Undeveloped Parcel—a parcel not otherwise defined above.
Table 5 shows the current development status of parcels by tax category and shows
each tax category (LDR, MDR, and the 3 HDR categories), acreage, number of total units
assigned to each tax category in the RMA, number of building permits issued, final maps
lots, and undeveloped lots. The RMA specifies that building permits issued through May 1
of the previous fiscal year will become “developed parcels” for the upcoming fiscal year.
There is a total of 58 building permits issued as of May 1, 2021. LDR has 23 building
permits, and MDR has 35 building permits. Note that 2 of the building permits for MDR
were issued as Workforce/Affordable Units. Such parcels are tax-exempt. In total,
58 building permits have been issued, with 56 of these parcels being taxable.
There are a total of 223 final map parcels identified for FY 2021-22, with 10 of these
parcels identified as Workforce/Affordable Units.
HDR parcels would be considered Large Lot Parcels.
Allocation of the Special Tax for
F Y 2021-22
Table 6 shows the FY 2021-22 minimum and maximum annual special taxes from
Table 4 and the taxable units assigned by tax priority and category. The number of units
for each category comes from Table 5.
By allocating 100 percent of the assigned special tax for all developed parcels, a total
special tax levy of $153,238.44 would be assigned for developed parcels.
Total special tax revenue available from final map parcels is $572,065.40. Total special
tax revenue from large lot parcels is $462,756.73.
The total recommended special tax levy for FY 2021-22 is $153,238.44.
Page 95 of 847
Table 5
CFD No. 2019-1 (San Luis Ranch)
Development Status of CFD Parcels
Building Final
Total Permits Map Large Lot Total
Tax Category Acres Units Issued Parcels Parcels Taxed
[1]
Low Density Residential (LDR)
1,850 sq. ft. and greater 15.51 98 14 84 0 98
Less than 1,850 sq. ft.94 9 85 0 94
Workforce/Affordable Units 6 0 6 0 6
LDR Subtotal 15.51 198 23 175 0 198
Medium Density Residential (MDR)
1,600 sq. ft. and greater 5.14 44 13 31 0 44
Less than 1,600 sq. ft.33 20 13 0 33
Workforce/Affordable Units 6 2 4 0 6
MDR Subtotal 5.14 83 35 48 0 83
High Density Residential (HDR)
Townhomes
Lot 5 0.32 8 0 0 8 8
Lot 6 1.66 36 0 0 36 36
Lot 7 1.67 34 0 0 34 34
Workforce/Affordable Units 2 0 0 2 2
Townhomes Subtotal 3.65 80 0 0 80 80
Condominiums
Lot 1 1.98 60 0 0 60 60
Lot 2 1.35 34 0 0 34 34
Workforce/Affordable Units 2 0 0 2 2
Condominiums Subtotal 3.33 96 0 0 96 96
Efficiency Units
Lot 3 1.79 100 0 0 100 100
Lot 4 0.14 14 0 0 14 14
Workforce/Affordable Units 6 0 0 6 6
Efficiency Units Subtotal 1.93 120 0 0 120 120
Residential Use Totals 29.55 577 58 223 296 577
"dev_status"
[1] Building permits issued through May 1, 2021.
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Table 6
CFD No. 2019-1 (San Luis Ranch)
Allocation of the Special Tax for FY 2021-22
Total Special Tax
Assigned Assigned Special Tax Allocation
Tax Categories Units Special Tax Special Tax Allocation Per Unit
[1][2]
Developed Parcels
Low Density Residential (LDR)100%
1,850 square feet or greater 14 $3,300.36 $46,205.00 $46,205.00 $3,300.36
Less than 1,850 square feet 9 $2,790.98 $25,118.79 $25,118.79 $2,790.98
Workforce/Affordable Units 0 $0.00 $0.00 $0.00 $0.00
LDR Subtotal 23 $71,323.79 $71,323.79
Medium Density Residential (MDR)100%
1,600 square feet or greater 13 $2,790.98 $36,282.70 $36,282.70 $2,790.98
Less than 1,600 square feet 20 $2,281.60 $45,631.94 $45,631.94 $2,281.60
Workforce/Affordable Units 2 $0.00 $0.00 $0.00 $0.00
MDR Subtotal 35 $81,914.65 $81,914.65
Townhomes 100%
Market Rate Units 0 $2,026.91 $0.00 $0.00 $0.00
Workforce Units 0 $0.00 $0.00 $0.00 $0.00
Townhomes Subtotal 0 $0.00 $0.00
Condominium 100%
Market Rate Units 0 $1,697.93 $0.00 $0.00 $0.00
Workforce Units 0 $0.00 $0.00 $0.00 $0.00
Condominium Subtotal 0 $0.00 $0.00
Efficiency Units 100%
Market Rate Units 0 $1,272.39 $0.00 $0.00 $0.00
Workforce Units 0 $0.00 $0.00 $0.00 $0.00
Efficiency Units Subtotal 0 $0.00 $0.00
Developed Parcel Totals 58 $153,238.44 $153,238.44
Final Map Parcels 0%
Low Density Residential 169 $2,790.98 $471,675.12 $0.00 $0.00
Medium Density Residential 44 $2,281.60 $100,390.28 $0.00 $0.00
Final Map Totals 213 $572,065.40 $0.00
Undeveloped Parcels 0%
Townhomes 78 $2,026.91 $158,098.77 $0.00 $0.00
Condominiums 94 $1,697.93 $159,605.68 $0.00 $0.00
Efficiency Units 114 $1,272.39 $145,052.28 $0.00 $0.00
Undeveloped Parcel Totals 286 $462,756.73 $0.00
CFD Totals 557 $1,188,060.56 $153,238.44
"tax_alloc"
[1] From Table 4.
[2] Proposed special tax allocation per unit for FY 2021-22.
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Tax Report: San Luis Obispo CFD No. 2019-1 (San Luis Ranch)—FY 2021-22
June 15, 2021
Z:\Shared\Projects\Oakland\211000s\211048_San Luis Ranch CFD Administration\Reports\211048 rd1 Tax Report.docx 18 Economic & Planning Systems, Inc. (EPS)
Assignment of the Special Tax Levy to CFD
Parcels
Appendix A shows the list of all CFD parcels, the assigned special tax from Table 6, and
the special tax allocation per unit for each parcel, based on the categories assigned to
each parcel.
Page 98 of 847
Appendix A: Proposed Special Tax Levy for
FY 2021-22
Page 99 of 847
Appendix A
Page 1 of 7
Assessor's Minimum Maximum Proposed
Parcel Tax Tax Annual Annual Tax Special Tax
Number Category Status Special Tax Special Tax Allocation Levy
053-153-002 Exempt Exempt $0.00 $0.00 0% $0.00
053-153-003 Exempt Exempt $0.00 $0.00 0% $0.00
053-153-004 Exempt Exempt $0.00 $0.00 0% $0.00
053-153-005 HDR Large Lot $462,756.73 $462,756.73 0% $0.00
053-153-006 Comm Comm $0.00 $0.00 0% $0.00
053-153-007 Comm Comm $0.00 $0.00 0% $0.00
053-153-008 Exempt Exempt $0.00 $0.00 0% $0.00
053-153-009 Exempt Exempt $0.00 $0.00 0% $0.00
053-153-010 Comm Comm $0.00 $0.00 0% $0.00
053-153-011 Exempt Exempt $0.00 $0.00 0% $0.00
053-153-012 Exempt Exempt $0.00 $0.00 0% $0.00
053-153-013 Exempt Exempt $0.00 $0.00 0% $0.00
053-153-014 Exempt Exempt $0.00 $0.00 0% $0.00
053-153-015 Exempt Exempt $0.00 $0.00 0% $0.00
053-154-001 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-002 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-003 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-004 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-005 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-006 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-007 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-008 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-009 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-010 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-011 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-012 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-013 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-014 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-015 AW FM $2,790.98 $3,300.36 0% $0.00
053-154-016 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-017 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-018 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-019 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-020 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-021 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-022 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-023 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-024 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-025 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-026 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-027 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-028 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-029 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-030 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-031 LDR AW $2,790.98 $3,300.36 0% $0.00
053-154-032 LDR FM $2,790.98 $3,300.36 0% $0.00
Proposed Special Tax Levy for FY 2021-22
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Appendix A
Page 2 of 7
Assessor's Minimum Maximum Proposed
Parcel Tax Tax Annual Annual Tax Special Tax
Number Category Status Special Tax Special Tax Allocation Levy
Proposed Special Tax Levy for FY 2021-22
053-154-033 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-034 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-035 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-036 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-037 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-038 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-039 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-040 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-041 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-042 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-043 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-044 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-045 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-046 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-047 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-048 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-049 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-050 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-051 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-052 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-053 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-054 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-055 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-056 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-057 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-058 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-059 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-060 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-061 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-062 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-063 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-064 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-065 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-066 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-067 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-068 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-069 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-070 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-071 LDR AW $2,790.98 $3,300.36 0% $0.00
053-154-072 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-073 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-074 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-075 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-076 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-077 LDR FM $2,790.98 $3,300.36 0% $0.00
053-154-078 Exempt Exempt $0.00 $0.00 0% $0.00
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Appendix A
Page 3 of 7
Assessor's Minimum Maximum Proposed
Parcel Tax Tax Annual Annual Tax Special Tax
Number Category Status Special Tax Special Tax Allocation Levy
Proposed Special Tax Levy for FY 2021-22
053-154-079 Exempt Exempt $0.00 $0.00 0% $0.00
053-154-080 Exempt Exempt $0.00 $0.00 0% $0.00
053-154-081 Exempt Exempt $0.00 $0.00 0% $0.00
053-155-001 Exempt Exempt $0.00 $0.00 0% $0.00
053-155-002 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-003 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-004 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-005 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-006 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-007 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-008 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-009 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-010 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-011 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-012 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-013 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-014 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-015 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-016 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-017 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-018 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-019 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-020 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-021 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-022 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-023 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-024 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-025 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-026 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-027 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-028 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-029 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-030 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-031 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-032 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-033 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-034 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-035 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-036 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-037 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-038 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-039 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-040 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-041 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-042 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-043 LDR FM $2,790.98 $3,300.36 0% $0.00
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Appendix A
Page 4 of 7
Assessor's Minimum Maximum Proposed
Parcel Tax Tax Annual Annual Tax Special Tax
Number Category Status Special Tax Special Tax Allocation Levy
Proposed Special Tax Levy for FY 2021-22
053-155-044 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-045 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-046 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-047 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-048 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-049 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-050 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-051 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-052 LDR AW $0.00 $0.00 0% $0.00
053-155-053 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-054 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-055 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-056 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-057 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-058 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-059 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-060 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-061 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-062 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-063 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-064 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-065 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-066 LDR DP $2,790.98 $3,300.36 100% $3,300.36
053-155-067 LDR DP $2,790.98 $3,300.36 100% $3,300.36
053-155-068 LDR DP $2,790.98 $3,300.36 100% $3,300.36
053-155-069 LDR DP $2,790.98 $3,300.36 100% $3,300.36
053-155-070 LDR DP $2,790.98 $3,300.36 100% $2,790.98
053-155-071 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-072 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-073 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-074 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-075 LDR FM $2,790.98 $3,300.36 0% $0.00
053-155-076 Exempt Exempt $0.00 $0.00 0% $0.00
053-155-077 Exempt Exempt $0.00 $0.00 0% $0.00
053-155-078 Exempt Exempt $0.00 $0.00 0% $0.00
053-155-079 Exempt Exempt $0.00 $0.00 0% $0.00
053-155-080 Exempt Exempt $0.00 $0.00 0% $0.00
053-155-081 Exempt Exempt $0.00 $0.00 0% $0.00
053-156-001 Exempt Exempt $0.00 $0.00 0% $0.00
053-156-002 Exempt Exempt $0.00 $0.00 0% $0.00
053-156-003 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-004 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-005 LDR AW $2,790.98 $3,300.36 0% $0.00
053-156-006 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-007 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-008 LDR FM $2,790.98 $3,300.36 0% $0.00
Prepared by EPS 6/16/2021 Z:\Shared\Projects\Oakland\211000s\211048_San Luis Ranch CFD Administration\Models\211048 Parcels for FY 2021-22Page 103 of 847
Appendix A
Page 5 of 7
Assessor's Minimum Maximum Proposed
Parcel Tax Tax Annual Annual Tax Special Tax
Number Category Status Special Tax Special Tax Allocation Levy
Proposed Special Tax Levy for FY 2021-22
053-156-009 LDR AW $2,790.98 $3,300.36 0% $0.00
053-156-010 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-011 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-012 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-013 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-014 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-015 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-016 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-017 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-018 LDR DP $2,790.98 $3,300.36 100% $2,790.98
053-156-019 LDR DP $2,790.98 $3,300.36 100% $3,300.36
053-156-020 LDR DP $2,790.98 $3,300.36 100% $3,300.36
053-156-021 LDR DP $2,790.98 $3,300.36 100% $3,300.36
053-156-022 LDR DP $2,790.98 $3,300.36 100% $2,790.98
053-156-023 LDR DP $2,790.98 $3,300.36 100% $2,790.98
053-156-024 LDR DP $2,790.98 $3,300.36 100% $2,790.98
053-156-025 LDR DP $2,790.98 $3,300.36 100% $3,300.36
053-156-026 LDR DP $2,790.98 $3,300.36 100% $2,790.98
053-156-027 LDR DP $2,790.98 $3,300.36 100% $2,790.98
053-156-028 LDR DP $2,790.98 $3,300.36 100% $3,300.36
053-156-029 LDR DP $2,790.98 $3,300.36 100% $3,300.36
053-156-030 LDR DP $2,790.98 $3,300.36 100% $3,300.36
053-156-031 LDR DP $2,790.98 $3,300.36 100% $2,790.98
053-156-032 LDR DP $2,790.98 $3,300.36 100% $3,300.36
053-156-033 LDR DP $2,790.98 $3,300.36 100% $3,300.36
053-156-034 LDR DP $2,790.98 $3,300.36 100% $2,790.98
053-156-035 LDR DP $2,790.98 $3,300.36 100% $3,300.36
053-156-036 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-037 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-038 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-039 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-040 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-041 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-042 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-043 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-044 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-045 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-046 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-047 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-048 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-049 LDR FM $2,790.98 $3,300.36 0% $0.00
053-156-050 Exempt Exempt $0.00 $0.00 0% $0.00
053-156-051 Exempt Exempt $0.00 $0.00 0% $0.00
053-156-052 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-053 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-054 MDR FM $2,281.60 $2,790.98 0% $0.00
Prepared by EPS 6/16/2021 Z:\Shared\Projects\Oakland\211000s\211048_San Luis Ranch CFD Administration\Models\211048 Parcels for FY 2021-22Page 104 of 847
Appendix A
Page 6 of 7
Assessor's Minimum Maximum Proposed
Parcel Tax Tax Annual Annual Tax Special Tax
Number Category Status Special Tax Special Tax Allocation Levy
Proposed Special Tax Levy for FY 2021-22
053-156-055 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-056 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-057 MDR DP $2,281.60 $2,790.98 100% $2,790.98
053-156-058 MDR DP $2,281.60 $2,790.98 100% $2,790.98
053-156-059 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-156-060 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-156-061 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-062 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-063 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-064 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-065 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-066 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-067 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-068 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-069 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-070 MDR AW $2,281.60 $2,790.98 0% $0.00
053-156-071 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-072 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-073 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-074 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-075 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-076 MDR AW $2,281.60 $2,790.98 0% $0.00
053-156-077 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-078 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-079 MDR FM $2,281.60 $2,790.98 0% $0.00
053-156-080 MDR AW $0.00 $0.00 0% $0.00
053-156-081 Exempt Exempt $0.00 $0.00 0% $0.00
053-157-001 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-002 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-003 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-004 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-005 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-006 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-007 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-008 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-009 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-010 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-011 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-012 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-013 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-014 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-015 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-016 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-017 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-018 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-019 MDR AW $2,281.60 $2,790.98 0% $0.00
Prepared by EPS 6/16/2021 Z:\Shared\Projects\Oakland\211000s\211048_San Luis Ranch CFD Administration\Models\211048 Parcels for FY 2021-22Page 105 of 847
Appendix A
Page 7 of 7
Assessor's Minimum Maximum Proposed
Parcel Tax Tax Annual Annual Tax Special Tax
Number Category Status Special Tax Special Tax Allocation Levy
Proposed Special Tax Levy for FY 2021-22
053-157-020 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-021 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-022 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-023 MDR FM $2,281.60 $2,790.98 0% $0.00
053-157-024 MDR DP $2,281.60 $2,790.98 100% $2,790.98
053-157-025 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-026 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-027 MDR DP $2,281.60 $2,790.98 100% $2,790.98
053-157-028 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-029 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-030 MDR DP $2,281.60 $2,790.98 100% $2,790.98
053-157-031 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-032 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-033 MDR DP $2,281.60 $2,790.98 100% $2,790.98
053-157-034 MDR DP $2,281.60 $2,790.98 100% $2,790.98
053-157-035 MDR AW $2,281.60 $2,790.98 0% $0.00
053-157-036 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-037 MDR DP $2,281.60 $2,790.98 100% $2,790.98
053-157-038 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-039 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-040 MDR DP $2,281.60 $2,790.98 100% $2,790.98
053-157-041 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-042 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-043 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-044 MDR DP $2,281.60 $2,790.98 100% $2,790.98
053-157-045 MDR AW $2,281.60 $2,790.98 0% $0.00
053-157-046 MDR DP $2,281.60 $2,790.98 100% $2,790.98
053-157-047 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-048 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-049 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-050 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-051 MDR DP $2,281.60 $2,790.98 100% $2,790.98
053-157-052 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-053 MDR DP $2,281.60 $2,790.98 100% $2,281.60
053-157-054 MDR DP $2,281.60 $2,790.98 100% $2,790.98
Totals $1,199,670.18 $1,341,787.15 $153,238.44
"2122_levy"
Prepared by EPS 6/16/2021 Z:\Shared\Projects\Oakland\211000s\211048_San Luis Ranch CFD Administration\Models\211048 Parcels for FY 2021-22Page 106 of 847
O 1697
ORDINANCE NO. 1697 2021 SERIES
AN UNCODIFIED ORDINANCE OF THE CITY OF SAN LUIS OBISPO,
CALIFORNIA, LEVYING A SPECIAL TAX FOR THE FISCAL YEAR 2021-2022
AND FOLLOWING FISCAL YEARS SOLELY WITHIN AND RELATING TO
THE CITY OF SAN LUIS OBISPO COMMUNITY FACILITIES DISTRICT NO.
2019-1 (SAN LUIS RANCH)
WHEREAS, the City Council of San Luis Obispo (the Council) conducted proceedings
under and pursuant to the terms and provisions of the Mello-Roos Community Facilities Act of
1982, as amended (Chapter 2.5, Part 1, Division 2, Title 5 of the Government Code of the State of
California), and all laws amendatory thereof or supplemental thereto to form its Community
Facilities District No. 2019-1 San Luis Ranch and authorized a special tax to finance certain public
facilities; and
WHEREAS, the Council also authorized the issuance of debt to finance the facilities, and
established the appropriations limit for the Community Facilities District, all as set forth in
Resolution No. 10998 (2019 Series) and Resolution No. 10999 (2019 Series) adopted on April 2,
2019; and
WHEREAS, the Council adopted Ordinance No. 1661 (2019 Series) on April 16, 2019, to
approve the levy of a Special Tax in connection with San Luis Ranch Communities Facilities
District and its approved Rate and Method of Apportionment; and
WHEREAS, on March 16, 2021, the Council adopted its Resolution No. 11233 (2021
series) (the “Resolution of Consideration”) in which it determined to consider updating the Rate
and Method of Apportionment due to substantial changes in the development; and
WHEREAS, on April 20, 2021 the City Council adopted a Resolution Calling a Special
Mailed-Ballot Election, related to change proceedings within the San Luis Ranch Community
Facilities District; and
WHEREAS, the landowners within the San Luis Ranch Community Facilities District
have completed the ballots and return the results to the City Clerk with at least two-thirds
approving the amendment; and
WHEREAS, in connection with the ballot results, the City Council has therefore adopted
a Resolution of Change on April 20, 2021 related to the San Luis Ranch Community Facilities
District Rate and Method of Apportionment; and
WHEREAS, the action does not constitute a “Project” under California Environmental
Quality Act Guidelines Sec. 15378 and therefore they are not applicable.
THEREFORE, IT BE ORDAINED by the City Council of the City of San Luis Obispo
does as follows:
Page 107 of 847
Resolution No. 1697 (2021 Series) Page 2
O 1697
SECTION 1. Pursuant to Government Code section 53340, Resolution No. 10998 (2019
Series), adopted by the City Council (the “City Council”) of the City of San Luis Obispo (the
City”) on April 2, 2019 (the “Resolution of Formation”), Resolution No. 11233 (2021 Series),
adopted by the City Council on March 16, 2021 (the “Resolution of Consideration”) and
Resolution No. 11239 (2021 Series) adopted by the City Council on April 20, 2021 (the
Resolution of Change” and, collectively with the Resolution of Formation and the Resolution of
Consideration, the “Resolutions”), and in accordance with the Amended and Restated Rate and
Method of Apportionment of Special Tax (the “RMA”) set forth in Exhibit A to the Resolution of
Consideration, relating to the City of San Luis Obispo Community Facilities District No. 2019-1
San Luis Ranch) (the “Community Facilities District”), a special tax is hereby levied on the
Community Facilities District for the 2021-2022 fiscal year and for all subsequent fiscal years in
the amount of the maximum special tax authorized under the Resolutions and the RMA, provided
that this amount may be adjusted annually, subject to the maximum authorized special tax under
the Resolutions and the RMA.
SECTION 2. The Finance Director of the City of San Luis Obispo or designee thereof
the “CFD Administrator”) or such other officer or staff member succeeding to the duties of the
CFD Administrator with respect to the Community Facilities District, with the aid of the
appropriate officers and agents of the City and without further action of the City Council, is
authorized and directed (a) to determine each year the appropriate amount of the special tax
pursuant to and as provided in the Resolutions and the RMA), (b) to prepare the annual special
tax roll in accordance with the Resolutions and the RMA and (c) to provide all necessary and
appropriate information to the County of San Luis Obispo (the “County”) Tax Collector in proper
form, and in proper time, necessary to effect the correct and timely billing and collection of the
special tax on the secured property roll of the County; provided, that as provided in Section 53340
of the California Government Code, the Resolutions and the RMA, the City Council has reserved
the right to utilize any other lawful means of billing, collecting, and enforcing the special tax,
including direct billing, supplemental billing, and, when lawfully available, judicial foreclosure of
the special tax lien.
SECTION 3. The appropriate officers and agents of the City are authorized to make
adjustments to the Special Tax roll prior to the final posting of each Special Tax to the County tax
roll each fiscal year, as may be necessary to achieve a correct match of each Special Tax levy with
the assessor’s parcel numbers finally utilized by the County in sending out property tax bills.
SECTION 4. The City agrees that, in the event either Special Tax is collected on the
secured tax roll of the County, the County may add its reasonable and agreed charges for collecting
the related Special Tax from the amounts collected, prior to remitting the related Special Tax
collections to the City.
Page 108 of 847
Resolution No. 1697 (2021 Series) Page 3
O 1697
SECTION 5. Taxpayers who have requested changes or corrections of the Special Tax
pursuant to Section 8 of the RMA and who are not satisfied with the decision of the CFD
Administrator (whether the CFD Administrator disagrees with the taxpayer or concludes that the
City is not authorized to consider the change requested), may appeal to the City Council. The
appeal must be in writing and fully explain the grounds of appeal and must be based solely on the
correction of mistakes in the levy based upon the status of the property, and no other appeals will
be allowed. The CFD Administrator shall schedule the appeal for consideration within a reasonable
time at a City Council meeting.
SECTION 6. If, for any reason, any portion of this ordinance is found to be invalid, or
if the special tax is found inapplicable to any particular parcel by a court of competent jurisdiction,
the balance of this ordinance, and the application of the special tax to the remaining parcels shall
not be affected.
SECTION 7. This ordinance shall take effect and be in force immediately as a tax
measure; and before the expiration of twenty (20) days after its passage the same shall be published
in summary, with the names of the members voting for and against the same, at least once in a
newspaper of general circulation published and circulated in the Community Facilities District.
Page 109 of 847
Resolution No. 1697 (2021 Series) Page 4
O 1697
SECTION 8. Ordinance No. 1661 (2019 Series) adopted by the City Council on April 16,
2019, is hereby superseded to the extent it is inconsistent with this ordinance.
INTRODUCED on the 20th day of April 2021, AND FINALLY ADOPTED by the
Council of the City of San Luis Obispo on the 4th day of May 2021, on the following vote:
AYES: Council Member Christianson, Pease, Vice Mayor Stewart, and Mayor
Harmon
NOES: None
ABSENT: Council Member Marx
Mayor Heidi Harmon
ATTEST:
Teresa Purrington
City Clerk
APPROVED AS TO FORM
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, on ____________________________.
Teresa Purrington
City Cl
Page 110 of 847