HomeMy WebLinkAboutItem 5d. Annual Special Tax Levy Report for Community Facilities District No. 2017-1 (Avila Ranch) Item 5d
Department: Finance
Cost Center: 2001
For Agenda of: 8/15/2023
Placement: Consent
Estimated Time: N/A
FROM: Emily Jackson, Finance Director
Prepared By: Brent Taylor – Financial Analyst, Infrastructure Finance
SUBJECT: ANNUAL SPECIAL TAX LEVY REPORT FOR THE CITY OF SAN LUIS
OBISPO COMMUNITY FACILITIES DISTRICT NO. 2017-1 (AVILA
RANCH) FOR FISCAL YEAR 2023/ 2024.
RECOMMENDATION
Receive and file the Annual Special Tax Levy Report for the City of San Luis Obispo
Community Facilities No. 2017-1 (Avila Ranch) for Fiscal Year 2023-24.
POLICY CONTEXT
On September 19, 2017, the City Council introduced Ordinance No. 1639, approving the
Development Agreement between the City of San Luis Obispo and Avila Ranch, LLC ,
and a resolution certifying the Final Environmental Report for the Project and CEQA
findings. The City Council agreed the Development Agreement was consistent with the
objectives, policies, general land uses, and programs specified in the General Plan of the
City of San Luis Obispo, and the Airport Area Specific Plan.
The adopted Development Agreement required the establishment of a funding
mechanism to cover the City’s General Fund shortfall for serving the Avila Ranch
development. To be consistent with this requirement, the Avila Ranch Communities
Facilities District (CFD) was formed with the adoption of Resolution No. 10844 on October
24, 2017. A CFD, as enabled by the Mello-Roos Community Facilities Act of 1982, allows
a local jurisdiction to levy a special tax within a specified area to pay for public services
and/or maintenance of infrastructure needed within that 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 General Plan.
Page 71 of 261
Item 5d
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 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 growth
attributable to the development.
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.
REPORT-IN-BRIEF
Annual Special Tax Levy Report
The CFD Annual Special Tax Levy Report (Attachment A) covers all assessor parcels of
land within the boundaries of the City of San Luis Obispo Community Facilities District
No. 2017-1 (Avila Ranch). The special tax attributed to each parcel was computed
following the Rate and Method of Apportionment as approved by Council in Resolution
No. 10844 (2017 Series). The report is divided into four chapters including an introduction,
information about the taxable CFD land uses, the annual CFD cost, the assignment of the
applicable maximum special tax, and the special tax levy for FY 2023 -24.
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 that the
district is currently being built-out, the levy for FY 2023-24 is based on the number of
building permits issued as of July 1, 2023. Currently, the developer has issued 76 building
permits (13 for Single Family Residential under 1,500 sq. ft. and 63 for Single Family
Residential over 1,500 sq. ft.). By allocating 100 percent of the assigned m aximum special
tax for all developed parcels, the total special tax levy for the FY 2023 -24 amounts to
$256,498.77 made up of $232,761.03 for services and $23,737.74 for infrastructure.
Currently, no municipal services, maintenance of public infrastructure, or incidental
expenses for the district have been incurred and only $15,000 in annual CFD
administrative cost applies for FY 2023-24. The City will therefore deposit $241,498.77 in
the City’s Avila Ranch CFD Fund for future obligations.
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Item 5d
DISCUSSION
Background
The Avila Ranch Development Agreement was approved on July 18, 2017, and provided
the basis for the formation of the Avila Ranch CFD. The CFD is authorized to levy a
special tax within the district to fund various municipal services and maintenance of public
infrastructure within its boundaries. On September 19, 2017, 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.
As one of the steps, on Nov 28, 2017, the City Council adopted Ordinance No. 1642
(Attachment B), approving the levy of a special tax within the CFD on an annual basis
and solely within the boundaries of the Avila 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
municipal services, public infrastructure, administrative expenses, and incidental
expenses.
The City has already established the necessary accounts with the County of San Luis
Obispo Tax Collector to administer the special tax within the Avila Ranch CFD. All
necessary documentation and information were 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 2022-23. This does not
exclude the City’s 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.
Previous Council or Advisory Body Action
On September 19, 2017, Council adopted Resolution No. 10833 declaring its intention to
establish the Avila Ranch CFD; on October 24, 2017, Council adopted Resolution No.
10844 establishing the Avila Ranch CFD and approving its Rate and Method of
Apportionment for the special tax assessment to be levied in the district; on November 7,
2017, Resolution No. 10846 was adopted by Council certifying the results of the special
election that approved the establishment of the special tax in the district; and finally,
Ordinance 1642 (2017) was introduced and adopted on November 21, 2017, to approve
the levying of the special tax assessment within the CFD.
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
consideration of the report during a public session of the City Council. Public comment
can be provided to the City Council through written correspondence prior to the meeting
and through public testimony at the meeting.
Page 73 of 261
Item 5d
CONCURRENCE
The Community Development Department concurs with this report.
ENVIRONMENTAL REVIEW
Annual special tax reporting for the City of San Luis Obispo Community Facilities District
No. 2017-1 (Avila Ranch) is categorically exempt from California Environmental Quality
Act (CEQA) under CEQA Guidelines Section 15306 (Information Collection) and 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 Avila 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.
FISCAL IMPACT
Budgeted: Yes Budget Year: 2023-24
Funding Identified: Yes
Fiscal Analysis:
Funding
Sources
Total Budget
Available
Current
Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund N/A N/A N/A N/A
State
Federal
Fees
Other:
Total N/A N/A N/A N/A
There are no expenditures directly associated with this item. Purpose of annual report is
to calculate the tax assessment for each parcel within CFD Boundary which will be used
to cover annual costs of the CFD. There are no obligations to the General Fund.
ALTERNATIVES
Council could decide not to receive and file the Special Tax Annual Report for Avila
Ranch. This is not recommended as the Annual Tax Report is a requirement of the CFD
under the Mello-Roos Act.
ATTACHMENTS
A - Avila Ranch CFD Annual Tax Report (FY 2023-24)
B - Ordinance No. 1642 (2017 Series)
Page 74 of 261
Tax Report
Avila Ranch CFD No. 2017-1
(Services)—FY 2023-24
Prepared for:
City of San Luis Obispo
Prepared by:
Economic & Planning Systems, Inc. (EPS)
EPS #211049
June 30, 2023
Page 75 of 261
Table of Contents
1. Introduction ................................................................................. 1
Purpose of the CFD ............................................................................. 1
Structure of this Report ....................................................................... 2
2. Taxable CFD Land Uses ................................................................. 3
3. Annual CFD Costs ......................................................................... 5
Annual Costs for FY 2023-24 ................................................................ 5
Authorized Services Costs .................................................................... 5
Authorized Infrastructure Costs ............................................................. 7
4. Assignment of the Maximum Special Tax and Special Tax Levy for
FY 2023-24 .................................................................................. 8
Annual Special Tax Escalation Process .................................................... 8
Assignment of the Special Tax ............................................................ 11
Assignment of Special Tax Priorities ..................................................... 11
Allocation of the Special Tax for FY 2023-24 ......................................... 11
Assignment of the Special Tax Levy to CFD Parcels ................................ 13
List of Tables
Table 1 Planned CFD Land Uses ............................................................... 4
Table 2 Annual CFD Costs—FY 2023-24 ..................................................... 6
Table 3 Annual Special Tax Escalation Calculation ....................................... 9
Table 4 Annual Services Special Tax Escalator .......................................... 10
Table 5 Proposed Annual Special Tax Levy ............................................... 12
Page 76 of 261
Tax Report: Avila Ranch CFD No. 2017-1 (Services)—FY 2023-24
June 30, 2023
Economic & Planning Systems, Inc. (EPS) 1
1. Introduction
The City of San Luis Obispo (City) created a Mello-Roos Community Facilities
District (CFD) for the Avila Ranch development (Project), located at the northeast
corner of Buckley Road and Vachell Lane. The CFD was formed in 2017 to create a
land-secured funding mechanism to help fund authorized services facilities of the
CFD. The Avila Ranch Development Plan allows up to 720 dwelling units; a “Town
Center” with 15,000 square feet of local-serving retail and office uses; 18 acres of
pocket parks, mini-parks, and neighborhood parks; and 53 acres of open space,
including riparian corridors and farmed agricultural land.
EPS prepared the “Avila Ranch Financing Plan” (Financing Plan) in August 2017,
which addressed how the services and infrastructure needed to serve the Project
will be funded. The Financing Plan set out the costs and cost allocations to land
uses that served as the basis for maximum special tax rates established in the
Rate and Method of Apportionment (RMA).
Purpose of the CFD
The authorized services to be funded from the levy and collection of annual
special taxes include those set forth below in addition to the costs associated with
collecting and administering the special taxes, annually administering the CFD,
and forming the CFD.
These are the authorized services to be funded:
1. Maintenance and lighting of parks, parkways, streets, roads, and open space.
2. Flood and storm protection services, including, but not limited to, the
operation and maintenance of storm drainage systems.
3. Police protection services, including, but not limited to, criminal justice
services. However, criminal justice services shall be limited to providing
services for jails, detention facilities, and juvenile halls.
4. Fire protection and suppression services, and ambulance and paramedic
services.
5. Maintenance and operation of any real property or other tangible property
with an estimated useful life of 5 or more years that is owned by the local
agency or by another local agency pursuant to an agreement entered into
under Section 53316.2.
Page 77 of 261
Tax Report: Avila Ranch CFD No. 2017-1 (Services)—FY 2023-24
June 30, 2023
Economic & Planning Systems, Inc. (EPS) 2
The authorized facilities to be funded from the levy and collection of annual
special taxes include those set forth below. These are the authorized services to
be funded:
1. Local park, recreation, parkway, and open space facilities.
2. The district may also finance the construction or undergrounding of water
transmission and distribution facilities, natural gas pipeline facilities, telephone
lines, facilities for the transmission or distribution of electrical energy, and
cable television lines to provide access to those services to customers who do
not have access to those services or to mitigate existing visual blight.
3. The district may also finance the acquisition, improvement, rehabilitation, or
maintenance of any real or other tangible property, whether privately or
publicly owned, for flood and storm protection services, including, but not
limited to, storm drainage and treatment systems and sandstorm protection
systems.
4. A community facilities district may also finance the purchase, construction,
expansion, improvement, or rehabilitation of any real or other tangible
property with an estimated useful life of 5 years or longer or may finance
planning and design work that is directly related to the purchase,
construction, expansion, or rehabilitation of any real or tangible property. The
facilities need not be physically located in the district.
The CFD was authorized to begin collecting the special tax in Fiscal Year
(FY) 2018-19. FY 2022-23 will be the first year in which the special tax will be
levied against taxable parcels 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 2023-24.
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Tax Report: Avila Ranch CFD No. 2017-1 (Services)—FY 2023-24
June 30, 2023
Economic & Planning Systems, Inc. (EPS) 3
2. Taxable CFD Land Uses
CFD land uses are shown in Table 1. Single-family and multifamily land uses
show the estimated number of planned units based on the building square
footage. Residential units are identified as being either greater than or equal to
1,500 building square feet or fewer than 1,500 building square feet. A total of
720 planned units are expected to be constructed in the CFD.
There are 398 single-family planned units and 322 multifamily planned units, as
shown in Table 1. Of the 322 multifamily planned units, 32 planned units are
expected to be affordable housing units.
A “developed parcel” is a parcel with a building permit issued for residential uses.
As of July 1, 2023, there are a total of 76 developed parcels. Of these developed
parcels, 63 have single-family residential units that are greater than or equal to
1,500 building square. The remaining 13 developed parcels have single-family
residential units that are fewer than 1,500 building square feet.
Page 79 of 261
Table 1
Avila Ranch CFD No. 2017-1 (Services)
Planned CFD Land Uses
Planned Developed
Land Use Category Units Parcels
Single Family Residential - ≥ 1,500 Sq. Ft. 322 63
Single Family Residential - <1,500 Sq. Ft. 76 13
Multifamily Residential - ≥ 1,500 Sq. Ft. 38 0
Multifamily Residential - < 1,500 Sq. Ft. 252 0
Affordable Multifamily Residential 32 0
Commercial Uses n/a n/a
Public and Deed Restricted Land n/a n/a
Totals 720 76
"land_use"
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Tax Report: Avila Ranch CFD No. 2017-1 (Services)—FY 2023-24
June 30, 2023
Economic & Planning Systems, Inc. (EPS) 5
3. Annual CFD Costs
The 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 2023-24.
Annual Costs for FY 2023-24
The RMA defines Annual Services Costs and Annual Infrastructure Costs. The RMA
identifies Annual Services Costs as:
1. Authorized Services costs for such Fiscal Year.
2. Administrative Expenses for such Fiscal Year.
3. Any amounts needed to cure actual or estimated delinquencies in Special
Taxes for the current or previous Fiscal Year.
The RMA identifies Annual Services Costs as:
1. Authorized Facilities costs for such Fiscal Year.
2. Any amounts needed to cure actual or estimated delinquencies in Special
Taxes for the current or previous Fiscal Year.
Table 2 identifies the total annual costs for FY 2023-24 as $256,499. These costs
are detailed below.
Authorized Services Costs
The estimated Authorized Services costs for the CFD in FY 2023-24 are $217,761.
CFD Administrative Costs
The City is authorized to fund the costs associated with administration of the CFD
each fiscal year, the actual or estimated costs incurred by the City to form the
CFD and to determine, levy, and collect the Special Taxes, including compensation
of City employees for administrative work performed in relation to the CFD, the
fees of consultants and legal counsel, the costs of collecting installments of the
Special Taxes on the general tax rolls, preparation of required reports, and any
other costs required to administer the CFD as determined by the City.
Page 81 of 261
Table 2
Avila Ranch CFD No. 2017-1 (Services)
Annual CFD Costs - FY 2023-24
Item Amount
Authorized Services Costs
Authorized Services Costs $217,761
Annual CFD Administration $15,000
Amount Needed to Cure Delinquencies $0
Total Authorized Services Costs $232,761
Authorized Infrastructure Costs
Authorized Infrastructure Costs $23,738
Amount Needed to Cure Delinquencies $0
Total Authorized Infrastructure Costs $23,738
Total CFD Costs for FY 2023-24 $256,499
"annual_costs"
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Tax Report: Avila Ranch CFD No. 2017-1 (Services)—FY 2023-24
June 30, 2023
Economic & Planning Systems, Inc. (EPS) 7
The City has identified costs of $15,000 for City staff for FY 2023-24.
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.
Amount Needed to Cure Delinquencies
FY 2023-24 is the first fiscal year in which the levy will occur. There are no past
delinquencies in the collection of the special tax.
Total Annual Service Costs of the CFD
Total Annual Services Costs of the CFD are $232,761 for FY 2023-24.
Authorized Infrastructure Costs
The estimated Authorized Infrastructure costs for the CFD in FY 2023-24 are
$23,738.
Amount Needed to Cure Delinquencies
FY 2023-24 is the first fiscal year in which the levy will occur. There are no past
delinquencies in the collection of the special tax.
Total Annual Infrastructure Costs of the CFD
Total Annual Infrastructure Costs of the CFD are $23,738 for FY 2023-24.
Page 83 of 261
Tax Report: Avila Ranch CFD No. 2019-1 (Services)—FY 2023-24
June 30, 2023
Economic & Planning Systems, Inc. (EPS) 8
4. Assignment of the Maximum Special
Tax and Special Tax Levy for
FY 2023-24
Each fiscal year, the Administrator will apply the Services Special Tax Escalation
Factor to the Services Special Tax to 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 Services Special Tax by the Services Special Tax
Escalation Factor for each tax category and will increase the Infrastructure Special
Tax by the Infrastructure Special Tax Escalation Factor.
The annual assignment of the maximum special tax and determination of the
special tax levy for FY 2023-24 are discussed below.
Annual Special Tax Escalation Process
Services Special Tax Escalation Factor
The Services Special Tax is escalated by the annual percentage increase in the
Services Special Tax based on the Consumer Price Index (CPI) (prior calendar
year annual average, San Francisco, All Urban Consumers [CPI-U] Index), the CPI
(prior calendar year annual average, Pacific West Cities, All Urban Wage Earners
and Clerical Workers), or the Municipal Cost Index annual average, whichever is
greater, but not exceeding 4 percent.
Table 3 shows the Services Special Tax by tax category for FY 2022-23, the
escalation factor used for FY 2023-24, and the new Services Special Tax by tax
category. Note that the tax escalator was 104 percent for FY 2023-24. Table 4
shows the results of the 3 indices. All three indices increased by an amount
greater than 4 percent. The “not-to-exceed” escalation factor of 4 percent was
used as a result.
Infrastructure Special Tax Escalation Factor
The Infrastructure Special Tax Escalator is set at 2 percent annually. Table 3
shows the Infrastructure Special Tax for FY 2022-23 and the 102 percent special
tax as increased for FY 2023-24.
Page 84 of 261
Table 3
Avila Ranch CFD No. 2017-1 (Services)
Annual Special Tax Escalation Calculation
FY 2022-23 Escalation FY 2023-24
Land Use Special Tax Factor [1] Special Tax
Services Special Tax
Single Family Residential - ≥ 1,500 Sq. Ft. $3,122.98 104.0% $3,247.90
Single Family Residential - <1,500 Sq. Ft. $2,081.60 104.0% $2,164.87
Multifamily Residential - ≥ 1,500 Sq. Ft. $3,122.98 104.0% $3,247.90
Multifamily Residential - < 1,500 Sq. Ft. $2,081.60 104.0% $2,164.87
Affordable Multifamily Residential $1,040.80 104.0% $1,082.43
Infrastructure Special Tax
Single Family Residential - ≥ 1,500 Sq. Ft. $324.73 102% $331.22
Single Family Residential - <1,500 Sq. Ft. $216.49 102% $220.82
Multifamily Residential - ≥ 1,500 Sq. Ft. $324.73 102% $331.22
Multifamily Residential - < 1,500 Sq. Ft. $216.49 102% $220.82
Affordable Multifamily Residential $108.24 102% $110.41
Total Special Tax
Single Family Residential - ≥ 1,500 Sq. Ft. $3,447.71 $3,579.13
Single Family Residential - <1,500 Sq. Ft. $2,298.09 $2,385.68
Multifamily Residential - ≥ 1,500 Sq. Ft. $3,447.71 $3,579.13
Multifamily Residential - < 1,500 Sq. Ft. $2,298.09 $2,385.68
Affordable Multifamily Residential $1,149.04 $1,192.84
"tax_esc"
[1] From Table 4.
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Table 4
Avila Ranch CFD No. 2017-1 (Services)
Annual Services Special Tax Escalator
Calendar Annual
Year MCI (3)Escalation (4)
2018 3.87% 3.10% 2.63%3.87%
2019 3.31% 2.60% 1.17%3.31%
2020 1.72% 1.70% 1.77%1.77%
2021 3.21% 4.90% 10.82%4.00%
2022 7.45% 8.38% 6.69%4.00%
"indices"
(1) https://data.bls.gov/timeseries/CUURS49BSA0&output_view=pct_12mths
(2) https://data.bls.gov/timeseries/CWUR0490SA0&output_view=pct_12mths
(3) https://www.americancityandcounty.com/municipal-cost-index/
(4) Services Special Tax Escalator is based on the highest inflator among - the three
options, but now greater than 4%
CPI - U San
Francisco (1)
CPI - W Pacific
Division (2)
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Tax Report: Avila Ranch CFD No. 2017-1 (Services)—FY 2023-24
June 30, 2023
Economic & Planning Systems, Inc. (EPS) 11
Assignment of the Special Tax
Each fiscal year, the Administrator assigns the special tax to all taxable parcels in
the CFD. Special tax categories include single-family, multifamily, and affordable
housing uses.
Tax Categories
As building permits for residential uses are issued for parcels in the CFD, the
special tax for services and infrastructure are assigned based on land use density
(single-family versus multifamily use) and by building square footage of the
residential units. Multifamily units will be further identified as market-rate or
affordable housing.
Table 5 shows the Services Special Tax and Infrastructure Special Tax rates by
tax category for FY 2023-24. These rates come from Table 3. Note that the
special tax rates shown are not rounded.
Assignment of Special Tax Priorities
The special tax levy is allocated only to developed parcels, which are parcels with
an issued building permit for residential uses. Final map parcels or undeveloped
parcels, as defined in the RMA, as not taxable under the CFD.
Table 5 shows the current development status of parcels by tax category and
shows each tax category (single-family, multifamily, and multifamily affordable)
and developed parcels assigned to each tax category in the RMA.
There are a total of 76 building permits issued as of July 1, 2023. All building
permits were issued for single-family uses. There were 63 building permits issued
for homes greater than or equal to 1,500 building square feet, and 13 building
permits for homes fewer than 1,500 building square feet.
Allocation of the Special Tax for
FY 2023-24
Table 5 shows the FY 2023-24 minimum and maximum annual special taxes and
the proposed allocation of the special tax. By allocating 100 percent of the
assigned special tax for all developed parcels, the results are total special tax
levies of $232,761 for Annual Services Costs and $23,738 for Infrastructure
Costs.
Page 87 of 261
Table 5
Avila Ranch CFD No. 2017-1 (Services)
Proposed Annual Special Tax Levy - FY 2023-24
Proposed
FY 2023-24 Developed Special Tax
Land Use Special Tax Parcels Allocation Levy
[1] [2] [3] [1] [2]
Services Special Tax
Single Family Residential - ≥ 1,500 Sq. Ft. $3,247.90 63 100% $204,617.78
Single Family Residential - <1,500 Sq. Ft. $2,164.87 13 100% $28,143.26
Multifamily Residential - ≥ 1,500 Sq. Ft. $3,247.90 0 0% $0.00
Multifamily Residential - < 1,500 Sq. Ft. $2,164.87 0 0% $0.00
Affordable Multifamily Residential $1,082.43 0 0% $0.00
Total Services Special Tax 76 $232,761.03
Infrastructure Special Tax
Single Family Residential - ≥ 1,500 Sq. Ft. $331.22 63 100% $20,867.13
Single Family Residential - <1,500 Sq. Ft. $220.82 13 100% $2,870.61
Multifamily Residential - ≥ 1,500 Sq. Ft. $331.22 0 0% $0.00
Multifamily Residential - < 1,500 Sq. Ft. $220.82 0 0% $0.00
Affordable Multifamily Residential $110.41 0 0% $0.00
Total Infrastructure Special Tax 76 $23,737.74
Total Special Tax Levy $256,498.77
"levy"
[1] From Table 4.
[2] Amounts are not rounded.
[3] From Table 1.
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Tax Report: Avila Ranch CFD No. 2017-1 (Services)—FY 2023-24
June 30, 2023
Economic & Planning Systems, Inc. (EPS) 13
Total special tax revenue available from developed parcels is $256,499.
The total recommended special tax levy for FY 2023-24 is $256,499.
Assignment of the Special Tax Levy to
CFD Parcels
Appendix A shows the list of all CFD parcels, the assigned special tax from
Table 5, and the special tax allocation per unit for each parcel, based on the
categories assigned to each parcel.
Page 89 of 261
APPENDIX A:
Proposed Special Tax Levy for
FY 2023-24
Page 90 of 261
Appendix A Page 1 of 5
Assessor's Proposed
Parcel Tax Developed Services Facilities Special Tax
Number Category Parcel Bldg. SF. Special Tax Special Tax Levy
053-290-005 UND N $0.00 $0.00 $0.00
053-290-006 UND N $0.00 $0.00 $0.00
053-290-007 UND N $0.00 $0.00 $0.00
053-290-008 UND N $0.00 $0.00 $0.00
053-290-009 UND N $0.00 $0.00 $0.00
053-290-012 UND N $0.00 $0.00 $0.00
053-290-013 UND N $0.00 $0.00 $0.00
053-290-014 UND N $0.00 $0.00 $0.00
053-291-001 MDR Y 1811 $3,247.90 $331.22 $3,579.13
053-291-002 MDR Y 2273 $3,247.90 $331.22 $3,579.13
053-291-003 MDR Y 2066 $3,247.90 $331.22 $3,579.13
053-291-004 MDR Y 1900 $3,247.90 $331.22 $3,579.13
053-291-005 MDR Y 1811 $3,247.90 $331.22 $3,579.13
053-291-006 MDR Y 2066 $3,247.90 $331.22 $3,579.13
053-291-007 MDR Y 2273 $3,247.90 $331.22 $3,579.13
053-291-008 MDR Y 1900 $3,247.90 $331.22 $3,579.13
053-291-009 MDR Y 1811 $3,247.90 $331.22 $3,579.13
053-291-010 MDR Y 2273 $3,247.90 $331.22 $3,579.13
053-291-011 MDR Y 2066 $3,247.90 $331.22 $3,579.13
053-291-012 MDR Y 1900 $3,247.90 $331.22 $3,579.13
053-291-013 MDR Y 1811 $3,247.90 $331.22 $3,579.13
053-291-014 MDR Y 2273 $3,247.90 $331.22 $3,579.13
053-291-015 MDR Y 2066 $3,247.90 $331.22 $3,579.13
053-291-016 MDR Y 1900 $3,247.90 $331.22 $3,579.13
053-291-017 MDR Y 1811 $3,247.90 $331.22 $3,579.13
053-291-018 MDR Y 2273 $3,247.90 $331.22 $3,579.13
053-291-019 MDR Y 2066 $3,247.90 $331.22 $3,579.13
053-291-020 MDR Y 1900 $3,247.90 $331.22 $3,579.13
053-291-021 MDR Y 1900 $3,247.90 $331.22 $3,579.13
053-291-022 MDR Y 2066 $3,247.90 $331.22 $3,579.13
053-291-023 MDR Y 2273 $3,247.90 $331.22 $3,579.13
053-291-024 MDR Y 1811 $3,247.90 $331.22 $3,579.13
053-291-025 MDR Y 1900 $3,247.90 $331.22 $3,579.13
053-291-026 MDR Y 2273 $3,247.90 $331.22 $3,579.13
053-291-027 MDR Y 1708 $3,247.90 $331.22 $3,579.13
053-291-028 MDR Y 1811 $3,247.90 $331.22 $3,579.13
053-291-029 UND N $0.00 $0.00 $0.00
053-291-030 UND N $0.00 $0.00 $0.00
053-292-001 MDR Y 1169 $2,164.87 $220.82 $2,385.68
053-292-002 MDR Y 1169 $2,164.87 $220.82 $2,385.68
053-292-003 MDR Y 1169 $2,164.87 $220.82 $2,385.68
053-292-004 MDR Y 1169 $2,164.87 $220.82 $2,385.68
053-292-005 MDR Y 1609 $3,247.90 $331.22 $3,579.13
053-292-006 MDR Y 819 $2,164.87 $220.82 $2,385.68
053-292-007 MDR Y 1169 $2,164.87 $220.82 $2,385.68
053-292-008 MDR Y 1708 $3,247.90 $331.22 $3,579.13
053-292-009 MDR Y 1811 $3,247.90 $331.22 $3,579.13
Proposed Special Tax Levy for FY 2023-24
Prepared by EPS 6/30/2023 Z:\Shared\Projects\Oakland\211000s\211049_Avila Ranch CFD Administration\2023 Admin\Models\211049 Avila Ranch CFD Master FY 2023-24Page 91 of 261
Appendix A Page 2 of 5
Assessor's Proposed
Parcel Tax Developed Services Facilities Special Tax
Number Category Parcel Bldg. SF. Special Tax Special Tax Levy
Proposed Special Tax Levy for FY 2023-24
053-292-010 MDR Y 2066 $3,247.90 $331.22 $3,579.13
053-292-011 MDR Y 2273 $3,247.90 $331.22 $3,579.13
053-292-012 MDR Y 2273 $3,247.90 $331.22 $3,579.13
053-292-013 MDR Y 2066 $3,247.90 $331.22 $3,579.13
053-292-014 MDR Y 1708 $3,247.90 $331.22 $3,579.13
053-292-015 MDR Y 1708 $3,247.90 $331.22 $3,579.13
053-292-016 MDR Y 819 $2,164.87 $220.82 $2,385.68
053-292-017 MDR Y 819 $2,164.87 $220.82 $2,385.68
053-292-018 MDR Y 1609 $3,247.90 $331.22 $3,579.13
053-292-019 MDR Y 1609 $3,247.90 $331.22 $3,579.13
053-292-020 MDR Y 1169 $2,164.87 $220.82 $2,385.68
053-292-021 MDR Y 819 $2,164.87 $220.82 $2,385.68
053-292-022 MDR Y 1708 $3,247.90 $331.22 $3,579.13
053-292-023 MDR Y 1811 $3,247.90 $331.22 $3,579.13
053-292-024 MDR Y 2066 $3,247.90 $331.22 $3,579.13
053-292-025 MDR Y 2273 $3,247.90 $331.22 $3,579.13
053-292-026 MDR Y 2273 $3,247.90 $331.22 $3,579.13
053-292-027 MDR Y 2006 $3,247.90 $331.22 $3,579.13
053-292-028 MDR Y 1900 $3,247.90 $331.22 $3,579.13
053-292-029 MDR Y 1708 $3,247.90 $331.22 $3,579.13
053-292-030 MDR Y 819 $2,164.87 $220.82 $2,385.68
053-292-031 MDR Y 1609 $3,247.90 $331.22 $3,579.13
053-292-032 MDR Y 1609 $3,247.90 $331.22 $3,579.13
053-292-033 MDR Y 1609 $3,247.90 $331.22 $3,579.13
053-292-034 MDR Y 819 $2,164.87 $220.82 $2,385.68
053-292-035 MDR Y 819 $2,164.87 $220.82 $2,385.68
053-292-036 MDR Y 1708 $3,247.90 $331.22 $3,579.13
053-292-037 MDR Y $3,247.90 $331.22 $3,579.13
053-292-038 MDR Y $3,247.90 $331.22 $3,579.13
053-292-039 MDR Y $3,247.90 $331.22 $3,579.13
053-292-040 MDR Y $3,247.90 $331.22 $3,579.13
053-292-041 MDR Y $3,247.90 $331.22 $3,579.13
053-292-042 MDR Y $3,247.90 $331.22 $3,579.13
053-292-043 MDR N $0.00 $0.00 $0.00
053-292-044 MDR N $0.00 $0.00 $0.00
053-292-045 MDR N $0.00 $0.00 $0.00
053-292-046 MDR N $0.00 $0.00 $0.00
053-292-047 MDR N $0.00 $0.00 $0.00
053-292-048 MDR N $0.00 $0.00 $0.00
053-292-049 MDR N $0.00 $0.00 $0.00
053-292-050 MDR N $0.00 $0.00 $0.00
053-292-051 MDR N $0.00 $0.00 $0.00
053-292-052 MDR N $0.00 $0.00 $0.00
053-292-053 MDR N $0.00 $0.00 $0.00
053-292-054 MDR N $0.00 $0.00 $0.00
053-292-055 MDR N $0.00 $0.00 $0.00
053-292-056 MDR N $0.00 $0.00 $0.00
Prepared by EPS 6/30/2023 Z:\Shared\Projects\Oakland\211000s\211049_Avila Ranch CFD Administration\2023 Admin\Models\211049 Avila Ranch CFD Master FY 2023-24Page 92 of 261
Appendix A Page 3 of 5
Assessor's Proposed
Parcel Tax Developed Services Facilities Special Tax
Number Category Parcel Bldg. SF. Special Tax Special Tax Levy
Proposed Special Tax Levy for FY 2023-24
053-292-057 UND N $0.00 $0.00 $0.00
053-293-001 MDR N $0.00 $0.00 $0.00
053-293-002 MDR N $0.00 $0.00 $0.00
053-293-003 MDR N $0.00 $0.00 $0.00
053-293-004 MDR N $0.00 $0.00 $0.00
053-293-005 MDR N $0.00 $0.00 $0.00
053-293-006 MDR N $0.00 $0.00 $0.00
053-293-007 MDR N $0.00 $0.00 $0.00
053-293-008 MDR N $0.00 $0.00 $0.00
053-293-009 MDR N $0.00 $0.00 $0.00
053-293-010 MDR N $0.00 $0.00 $0.00
053-293-011 MDR N $0.00 $0.00 $0.00
053-293-012 MDR N $0.00 $0.00 $0.00
053-293-013 MDR N $0.00 $0.00 $0.00
053-293-014 MDR N $0.00 $0.00 $0.00
053-293-015 MDR N $0.00 $0.00 $0.00
053-293-016 MDR N $0.00 $0.00 $0.00
053-293-017 MDR N $0.00 $0.00 $0.00
053-293-018 MDR N $0.00 $0.00 $0.00
053-293-019 MDR N $0.00 $0.00 $0.00
053-293-020 MDR N $0.00 $0.00 $0.00
053-293-021 MDR N $0.00 $0.00 $0.00
053-293-022 MDR N $0.00 $0.00 $0.00
053-293-023 MDR N $0.00 $0.00 $0.00
053-293-024 MDR N $0.00 $0.00 $0.00
053-293-025 MDR N $0.00 $0.00 $0.00
053-293-026 MDR N $0.00 $0.00 $0.00
053-293-027 MDR N $0.00 $0.00 $0.00
053-293-028 MDR Y 1900 $3,247.90 $331.22 $3,579.13
053-293-029 MDR Y 1900 $3,247.90 $331.22 $3,579.13
053-293-030 MDR N $0.00 $0.00 $0.00
053-293-031 MDR N $0.00 $0.00 $0.00
053-293-032 MDR N $0.00 $0.00 $0.00
053-293-033 MDR N $0.00 $0.00 $0.00
053-293-034 MDR N $0.00 $0.00 $0.00
053-293-035 MDR N $0.00 $0.00 $0.00
053-293-036 MDR N $0.00 $0.00 $0.00
053-293-037 MDR N $0.00 $0.00 $0.00
053-293-038 MDR N $0.00 $0.00 $0.00
053-293-039 MDR N $0.00 $0.00 $0.00
053-293-040 MDR N $0.00 $0.00 $0.00
053-293-041 MDR N $0.00 $0.00 $0.00
053-293-042 MDR N $0.00 $0.00 $0.00
053-293-043 MDR N $0.00 $0.00 $0.00
053-293-044 MDR N $0.00 $0.00 $0.00
053-293-045 MDR N $0.00 $0.00 $0.00
053-293-046 MDR N $0.00 $0.00 $0.00
Prepared by EPS 6/30/2023 Z:\Shared\Projects\Oakland\211000s\211049_Avila Ranch CFD Administration\2023 Admin\Models\211049 Avila Ranch CFD Master FY 2023-24Page 93 of 261
Appendix A Page 4 of 5
Assessor's Proposed
Parcel Tax Developed Services Facilities Special Tax
Number Category Parcel Bldg. SF. Special Tax Special Tax Levy
Proposed Special Tax Levy for FY 2023-24
053-293-047 MDR N $0.00 $0.00 $0.00
053-293-048 MDR N $0.00 $0.00 $0.00
053-293-049 MDR N $0.00 $0.00 $0.00
053-293-050 MDR N $0.00 $0.00 $0.00
053-293-051 MDR N $0.00 $0.00 $0.00
053-293-052 MDR N $0.00 $0.00 $0.00
053-293-053 MDR N $0.00 $0.00 $0.00
053-293-054 UND N $0.00 $0.00 $0.00
053-294-001 MDR N $0.00 $0.00 $0.00
053-294-002 MDR N $0.00 $0.00 $0.00
053-294-003 MDR N $0.00 $0.00 $0.00
053-294-004 MDR N $0.00 $0.00 $0.00
053-294-005 UND N $0.00 $0.00 $0.00
053-294-006 MDR N $0.00 $0.00 $0.00
053-294-007 MDR N $0.00 $0.00 $0.00
053-294-008 MDR N $0.00 $0.00 $0.00
053-294-009 MDR N $0.00 $0.00 $0.00
053-294-010 MDR N $0.00 $0.00 $0.00
053-294-011 MDR N $0.00 $0.00 $0.00
053-294-012 MDR N $0.00 $0.00 $0.00
053-294-013 MDR N $0.00 $0.00 $0.00
053-294-014 MDR N $0.00 $0.00 $0.00
053-294-015 MDR N $0.00 $0.00 $0.00
053-294-016 MDR N $0.00 $0.00 $0.00
053-294-017 MDR N $0.00 $0.00 $0.00
053-294-018 MDR Y 1900 $3,247.90 $331.22 $3,579.13
053-294-019 MDR Y 1811 $3,247.90 $331.22 $3,579.13
053-294-020 MDR Y 1900 $3,247.90 $331.22 $3,579.13
053-294-021 MDR Y 2273 $3,247.90 $331.22 $3,579.13
053-294-022 MDR N $0.00 $0.00 $0.00
053-294-023 MDR N $0.00 $0.00 $0.00
053-294-024 MDR N $0.00 $0.00 $0.00
053-294-025 MDR N $0.00 $0.00 $0.00
053-294-026 MDR N $0.00 $0.00 $0.00
053-294-027 MDR N $0.00 $0.00 $0.00
053-294-028 MDR N $0.00 $0.00 $0.00
053-294-029 MDR N $0.00 $0.00 $0.00
053-294-030 MDR N $0.00 $0.00 $0.00
053-294-031 MDR N $0.00 $0.00 $0.00
053-294-032 MDR N $0.00 $0.00 $0.00
053-294-033 MDR N $0.00 $0.00 $0.00
053-294-034 MDR N $0.00 $0.00 $0.00
053-294-035 MDR N $0.00 $0.00 $0.00
053-294-036 MDR N $0.00 $0.00 $0.00
053-294-037 MDR N $0.00 $0.00 $0.00
053-294-038 MDR N $0.00 $0.00 $0.00
053-294-039 MDR N $0.00 $0.00 $0.00
Prepared by EPS 6/30/2023 Z:\Shared\Projects\Oakland\211000s\211049_Avila Ranch CFD Administration\2023 Admin\Models\211049 Avila Ranch CFD Master FY 2023-24Page 94 of 261
Appendix A Page 5 of 5
Assessor's Proposed
Parcel Tax Developed Services Facilities Special Tax
Number Category Parcel Bldg. SF. Special Tax Special Tax Levy
Proposed Special Tax Levy for FY 2023-24
053-294-040 MDR N $0.00 $0.00 $0.00
053-294-041 MDR N $0.00 $0.00 $0.00
053-294-042 MDR N $0.00 $0.00 $0.00
053-294-043 UND N $0.00 $0.00 $0.00
053-259-008 UND N $0.00 $0.00 $0.00
Totals $232,761.03 $23,737.74 $256,498.77
"levy2324"
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