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Home My WebLink About2018-084-09/18/2018-APPROVING THE CONSOLIDATED SERVICE PLAN FOR WATERS' EDGE METROPOLITAN DISTRICT NOS. 1-5 RESOLUTION 2018-084 OF THE CITY COUNCIL OF THE CITY OF FORT COLLINS APPROVING THE CONSOLIDATED SERVICE PLAN FOR WATERS' EDGE METROPOLITAN DISTRICT NOS. 1-5 WHEREAS,Title 32 of the Colorado Revised Statutes("C.R.S.")authorizes the formation of various kinds of governmental entities to finance and operate public services and infrastructure, including metropolitan districts; and WHEREAS, in July 2008, the City Council adopted Resolution 2008-069 in which it approved a policy setting forth various guidelines, requirements and criteria concerning the City's ~review and approval of service plans for metropolitan districts (the "2008 Policy"); and WHEREAS, on August 21, 2018, City Council adopted Resolution 2018-079 approving the"City of Fort Collins Policy for Reviewing Service Plans for Metropolitan Districts"(the"2018 Policy")setting forth guidelines,requirements and criteria applicable to the City's consideration a metropolitan district service plan to replace and supersede those in the 2008 Policy, except for the fee and notice requirements when they have been satisfied by a service plan applicant under the 2008 Policy before the adoption of the 2018 Policy; and WHEREAS, pursuant to the provisions of Article 1 of Title 32 of the Colorado Revised Statutes (the "Special District Act"), Waters' Edge Investments LLLP (the "Petitioner") has submitted to the City a Consolidated Service Plan (the "Service Plan") for the Waters' Edge Metropolitan District Nos. 1-5 (each a"District" and collectively the "Districts"); and WHEREAS, a copy of the Service Plan is attached as Exhibit"A"and incorporated herein by reference; and WHEREAS,the Districts will be organized to provide for the planning,design,acquisition, construction, installation, relocation, redevelopment and operation and maintenance of certain public improvements, as,more specifically described in the Service Plan; and WHEREAS,the 2008 Policy includes the requirement that the Petitioner must cause notice of the public hearing at which the approval resolution for the Service Plan is to be considered by the City Council, to be mailed by first class mail to the owners of record all property within the proposed Districts and within any inclusion area specifically identified in the Service Plan (the "Property Owners") at least 10 days in advance of the public hearing; and WHEREAS, in lieu of mailing the notice required in the 2008 Policy, the Petitioner has published and provided actual notice to each of the Property Owners at least 10 days in advance of the City Council's September 4, 2018, public hearing on the Service Plan (the "Public Hearing"),and the Petitioner has secured and provided to the City Clerk before the Public Hearing copies of an "Acknowledgment of Notice" from each of the Property Owners; and WHEREAS, each of the Property Owners has expressly waived in their respective Acknowledgement of Notice all rights to any additional notice under the 2008 Policy, the 2018 Policy and Resolution 2018-079; and -1- WHEREAS, at its September 4, 2018 meeting; the City Council conducted the Public Hearing reviewing the Service Plan,the Acknowledgements of Notice and received testimony and evidence and then voted to continue the Public Hearing to its September 18, 2018 meeting, and at that meeting has received additional testimony and evidence; and WHEREAS,the Special District Act requires,that any service plan submitted to the district. court for the creation of a metropolitan district must first be approved by resolution of the governing body of the municipality within which the proposed district lies; and WHEREAS, the City Council wishes to approve the Service Plan for the Districts. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FORT COLLINS, COLORADO, as follows: Section 1, That the City Council hereby makes and adopts the determinations and findings contained in the recitals set forth above. Section 2. That the City Council hereby determines that the Petitioner has substantially complied with the City's notice requirements in the 2008 Policy, the 2018 Policy and Resolution 2018-079 with regard to the Public Hearing on the Service Plan, and that the Property Owners have each received actual notice of the Public Hearing and expressly waived any further notice of the Public Hearing that might otherwise be required under the 2008 Policy, the 2018 Policy and Resolution 2018-079. Section 3. That the City Council hereby finds that the Service Plan contains, or sufficiently provides for,,the items described in Section 32-1-202(2), C.R.S., and that: (a) There is sufficient existing and projected need for organized service in the area to be serviced by the proposed Districts; (b) The existing service in the area to be served by the proposed Districts is inadequate for present and projected needs; (c) The proposed Districts are capable of providing economical and sufficient service to the area within their proposed boundaries; and (d) The area to be included within the proposed Districts has, or will have, the financial ability to discharge the proposed indebtedness on a reasonable basis. Section 4. The City Council's findings are based solely upon the evidence in the Service Plan as presented at the Public Hearing and the City has not conducted any independent investigation of the evidence. The City makes no guarantee as to the financial viability of the Districts or the achievability of the desired results. Section 5. That the City Council hereby approves the Service Plan. -2- Section 6. That the City Council's approval of the Service Plan is not a waiver or a limitation upon any power that the City Council is legally permitted to exercise regarding the property within the Districts. Passed and adopted at a regular meeting of the Council of the City of Fort Collins this 18th day of September, A.D. 2018. ayor ATTEST: +pF FOR?. AA V� •��Z city clot = SEAg, UA awl -3- EXHIBIT A CONSOLIDATED SERVICE PLAN FOR WATERS ' EDGE METROPOLITAN DISTRICT NOS. 1 -5 CITY OF FORT COLLINS, COLORADO Prepared by: White Bear Ankele Tanaka & Waldron, Professional Corporation 748 Whalers Way, Suite 210 Fort Collins, Colorado 80525 Submitted On: August 29, 2018 Approved On: September 18 , 2018 Table of Contents INTRODUCTION. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Purposeand Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I l Needfor Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I l Objective of the City regarding Districts ' Service Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 CityApprovals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 DEFINITIONS .... ...... .. .. .. .. .. .. .........................................................................................................2 BOUNDARIES AND LOCATION ..............................................................................................6 DESCRIPTION OF PROJECT, PLANNED DEVELOPMENT, PUBLIC BENEFITS & ASSESSEDVALUATION ............................................................................................................7 Project and Planned Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 PublicBenefits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 AssessedValuation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 INCLUSION OF LAND IN THE SERVICE AREA ....... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8 DISTRICTGOVERNANCE ............................................. .. .. .. .. .. .. .. .. .. .........................................9 AUTHORIZED AND PROHIBITED POWERS ........................................................................9 Prohibited Improvements and Services and other Restrictions and Limitations . . . . . . . . . . . . . . . . . . . . . . . . 9 Eminent Domain Restriction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 FeeLimitation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110 Operations and Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Fire Protection Restriction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110 Public Safety Services Restriction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Grants from Governmental Agencies Restriction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110 Golf Course Construction Restriction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Television Relay and Translation Restriction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Potable Water and Wastewater Treatment Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I I I Sales and Use Tax Exemption Limitation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Sub-district Restriction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1 InitialDebt Limitation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1 Privately Placed Debt Limitation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Special Assessments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 112 i PUBLIC IMPROVEMENTS AND ESTIMATED COSTS ..................................................... 12 DevelopmentStandards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Contracting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Land Acquisition and Conveyance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Equal Employment and Discrimination . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 FINANCIAL PLAN/PROPOSED DEBT .................................................................................. 14 FinancialPlan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 MillLevies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Aggregate Mill Levy Maximum . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Regional Mill Levy Not Included in Other Mill Levies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 OperatingMill Levy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 GallagherAdjustments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Excessive Mill Levy Pledges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 RefundingDebt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Maximum Debt Authorization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Maximum Voted Interest Rate and Underwriting Discount . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Interest Rate and Underwriting Discount Certification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Disclosure to Purchasers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 External Financial Advisor. . I I I I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Disclosure to Debt Purchasers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Securityfor Debt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 TABORCompliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Districts ' Operating Costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 RegionalImprovements............................................................................................................... 18 Regional Mill Levy Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 Regional Mill Levy Imposition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 City Notice Regarding Regional Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 Regional Improvements Authorized Under Service Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 Expenditure of Regional Mill Levy Revenues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 Intergovernmental Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 No Intergovernmental Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 ii RegionalMill Levy Term . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 Completion of Regional Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 City Authority to Require Imposition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 Regional Mill Levy Not Included in Other Mill Levies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 GallagherAdjustment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 CityFees . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .20 BankruptcyLimitations . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .20 Annual Reports and Board Meetings .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. .. .. .. . . . . . . . . . . .20 General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 BoardMeetings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 ReportRequirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Narrative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 FinancialStatements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 CapitalExpenditures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 FinancialObligations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 OtherInformation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 Reporting of Significant Events . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 Failureto Submit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 ServicePlan Amendments .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. .22 MaterialModifications . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .22 Dissolution . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .23 Sanctions .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .23 Conclusion . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .23 Resolutionof Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 EXHIBITS EXHIBIT A- 1 Legal Description of District No . 1 Boundaries EXHIBIT A-2 Legal Description of District No . 2 Boundaries EXHIBIT A-3 Legal Description of District No . 3 Boundaries EXHIBIT A-4 Legal Description of District No . 4 Boundaries EXHIBIT A-5 Legal Description of District No . 5 Boundaries EXHIBIT 13- 1 District No . 1 Boundary Map EXHIBIT B-2 District No . 2 Boundary Map EXHIBIT B-3 District No . 3 Boundary Map EXHIBIT B-4 District No . 4 Boundary Map EXHIBIT B-5 District No . 5 Boundary Map EXHIBIT C Legal Description of Inclusion Area Boundaries EXHIBIT D Inclusion Area Boundary Map EXHIBIT E Vicinity Map EXHIBIT F Legal Description of Annexation Area Boundaries EXHIBIT G Annexation Area Boundary Map EXHIBIT H Public Improvement Cost Estimates EXHIBIT I Public Improvements Maps EXHIBIT J Financial Plan EXHIBIT K Public Benefits EXHIBIT L Disclosure Notice iv I. INTRODUCTION A. Purpose and Intent. The Districts, which are intended to be independent units of local government separate and distinct from the City, are governed by this Service Plan, the Special District Act and other applicable State law. Except as may otherwise be provided for by State law, City Code or this Service Plan, the Districts ' activities are subject to review and approval by the City Council only insofar as they are a material modification of this Service Plan under C .R. S . Section 32- 1 -207 of the Special District Act. It is intended that the Districts will provide all or part of the Public Improvements for the Project for the use and benefit of all anticipated inhabitants and taxpayers of the Districts . The primary purpose of the Districts will be to finance the construction of a portion of these Public Improvements by the issuance of Debt. It is also intended under this Service Plan that no District shall be authorized to issue any Debt, impose a Debt Mill Levy or impose any Fees for payment on Debt unless and until the delivery of the applicable Public Benefits described in Section IV.B of this Service Plan has been secured in accordance with Section IV.B of this Service Plan. It is further intended that this Service Plan requires the Districts to pay a portion of the cost of the Regional Improvements , as provided in Section X of this Service Plan, as part of ensuring that those privately-owned properties to be developed in the Districts that benefit from the Regional Improvements pay a reasonable share of the associated costs. The Districts are not intended to provide ongoing operations and maintenance services except as expressly authorized in this Service Plan. It is the intent of the Districts to dissolve upon payment or defeasance of all Debt incurred or upon a court determination that adequate provision has been made for the payment of all Debt, except that if the Districts are authorized in this Service Plan to perform continuing operating or maintenance functions, the Districts shall continue in existence for the sole purpose of providing such functions and shall retain only the powers necessary to impose and collect the taxes or Fees authorized in this Service Plan to pay for the costs of those functions . It is intended that the Districts shall strictly comply with the provisions of this Service Plan and that the City may enforce any non-compliance with these provisions as provided in Section XVII of this Service Plan. B. Need for the Districts. There are currently no other governmental entities, including the City, located in the immediate vicinity of the Districts that consider it desirable, feasible or practical to undertake the planning, design, acquisition, construction, installation, relocation, redevelopment and financing of the Public Improvements needed for the Project. Formation of the Districts is therefore 1 necessary in order for the Public Improvements required for the Project to be provided in the most economic manner possible. C . Objective of the City Regarding Districts ' Service Plan. The City' s objective in approving this Service Plan is to authorize the Districts to provide for the planning, design, acquisition, construction, installation, relocation and redevelopment of the Public Improvements from the proceeds of Debt to be issued by the Districts, but in doing so, to also establish in this Service Plan the means by which both the Regional Improvements and the Public Benefits will be provided. Except as specifically provided in this Service Plan, all Debt is expected to be repaid by taxes and Fees imposed and collected for no longer than the Maximum Debt Mill Levy Imposition Term for residential properties , and at a tax mill levy no higher than the Maximum Debt Mill Levy Fees imposed for the payment of Debt shall be due no later than upon the issuance of a building permit unless a majority of the Board which imposes such a Fee is composed of End Users as provided in Section VII.B .2 . Debt which is issued within these parameters and, as further described in the Financial Plan, will insulate property owners from excessive tax and Fee burdens to support the servicing of the Debt and will result in a timely and reasonable discharge of the Debt. D. City Approvals. Any provision in this Service Plan requiring "City" or "City Council" approval or consent shall require the City Council ' s prior written approval or consent exercised in its sole discretion. Any provision in this Service Plan requiring "City Manager" approval or consent shall require the City Manager' s prior written approval or consent exercised in the City Manager' s sole discretion. II. DEFINITIONS In this Service Plan, the following words, terms and phrases which appear in a capitalized format shall have the meaning indicated below, unless the context clearly requires otherwise : Annexation Area Boundaries : means the boundaries of the area legally described in Exhibit "F" and depicted on the Annexation Area Boundary Map, Annexation Area Boundary Map : means the map attached hereto as Exhibit "G," depicting the property which may be included within a District subject to the limitations set forth in Sections III. 0 and V of this Service Plan. Aggregate Mill LevX: means the total mill levy resulting from adding a District ' s Debt Mill Levy and Operating Mill Levy. A District ' s Aggregate Mill Levy does not include any Regional Mill Levy that the District may levy. Aggregate Mill Levy Maximum : means the maximum number of combined mills that each District may levy for its Debt Mill Levy and Operating Mill Levy, at a rate not to exceed the limitation set in Section IX.B . 1 of this Service Plan. Approved Development Plan: means a City-approved development plan or other land-use application required by the City Code for identifying, among other things, public improvements necessary for facilitating the development of property within the Service 2 Area, which plan shall include, without limitation, any development agreement required by the City Code. Board or Boards : means the duly constituted board of directors of any of the Districts, or the boards of directors of all of the Districts in the aggregate. Bond, Bonds or Debt: means bonds, notes or other multiple fiscal year financial obligations for the payment of which a District has promised to impose an ad valorem property tax mill levy, Fees or other legally available revenue . Such terms do not include contracts through which a District procures or provides services or tangible property. City: means the City of Fort Collins, Colorado, a home rule municipality. City Code : means collectively the City' s Municipal Charter, Municipal Code, Land Use Code and ordinances as all are now existing and hereafter amended. City Council : means the City Council of the City of Fort Collins, Colorado. City Manager: means the City Manager of the City of Fort Collins, Colorado . C .R. S . : means the Colorado Revised Statutes . Debt Mill Levy: means a property tax mill levy imposed on Taxable Property within a District for the purpose of paying Debt as authorized in this Service Plan, at a rate not to exceed the limitations set in Section IX. B . Developer: means a person or entity that is the owner of property or owner of contractual rights to property in the Service Area that intends to develop the property. District: means Waters ' Edge Metropolitan District No. 1 , Waters ' Edge Metropolitan District No . 2 , Waters ' Edge Metropolitan District No . 3 , Waters ' Edge Metropolitan District No. 4 and Waters ' Edge Metropolitan District No. 5 , individually, each organized under and governed by this Service Plan. District No . 1 Boundaries : means the boundaries of the area legally described in Exhibit "A-1 " attached hereto and incorporated by reference and as depicted in the District No . I Boundary Map. District No . 2 Boundaries : means the boundaries of the area legally described in Exhibit "A-2 " attached hereto and incorporated by reference and as depicted in the District No . 2 Boundary Map. District No . 3 Boundaries : means the boundaries of the area legally described in Exhibit "A-Y attached hereto and incorporated by reference and as depicted in the District No . 3 Boundary Map. District No . 4 Boundaries : means the boundaries of the area legally described in Exhibit "A-4" attached hereto and incorporated by reference and as depicted in the District No . 4 Boundary Map. District No . 5 Boundaries : means the boundaries of the area legally described in Exhibit "A-5" attached hereto and incorporated by reference and as depicted in the District No . 5 Boundary Map. 3 District No . 1 Boundary Map : means the map of the District No . 1 Boundaries attached hereto as Exhibit "B-1 " and incorporated by reference. District No . 2 Boundary Map : means the map of the District No . 2 Boundaries attached hereto as Exhibit "B-2" and incorporated by reference. District No . 3 Boundary Map : means the map of the District No . 3 Boundaries attached hereto as Exhibit "B-3 " and incorporated by reference. District No . 3 Boundary Map : means the map of the District No . 4 Boundaries attached hereto as Exhibit "B4" and incorporated by reference. District No . 3 Boundary Map : means the map of the District No . 5 Boundaries attached hereto as Exhibit "B-5" and incorporated by reference. Districts : means Waters ' Edge Metropolitan District No . 1 , Waters ' Edge Metropolitan District No . 2 , Waters ' Edge Metropolitan District No . 3 , Waters ' Edge Metropolitan District No . 4 and Waters ' Edge Metropolitan District No . 5 , collectively, organized under and governed by this Service Plan. End User: means any owner, or tenant of any owner, of any property within the Districts, who is intended to become burdened by the imposition of ad valorem property taxes and/or Fees . By way of illustration, a resident homeowner, renter, commercial property owner or commercial tenant is an End User. A Developer and any person or entity that constructs homes or commercial structures is not an End User. External Financial Advisor: means a consultant that: ( 1 ) is qualified to advise Colorado governmental entities on matters relating to the issuance of securities by Colorado governmental entities including matters such as the pricing, sales and marketing of such securities and the procuring of bond ratings, credit enhancement and insurance in respect of such securities ; (2) shall be an underwriter, investment banker, or individual listed as a public finance advisor in the Bond Buyer' s Municipal Market Place or, in the City' s sole discretion, other recognized publication as a provider of financial projections ; and (3 ) is not an officer or employee of the Districts or an underwriter of the Districts ' Debt. Fees : means the fees, rates, tolls, penalties and charges each District is authorized to impose and collect under this Service Plan. Financial Plan: means the Financial Plan described in Section IX of this Service Plan which is prepared by D .A. Davidson and Co . in accordance with the requirements of this Service Plan and describes (a) how the Public Improvements are to be financed; (b) how the Debt is expected to be incurred; and (c) the estimated operating revenue derived from property taxes and any Fees for the first budget year through the year in which all of the Districts ' Debt is expected to be defeased or paid in the ordinary course. Inclusion Area Boundaries : means the boundaries of the property that is anticipated to be added to the District Boundaries after the District organization, which property is legally described in Exhibit "C" attached hereto and incorporated by reference and depicted in the map attached hereto as Exhibit "D" and incorporated herein by reference. Maximum Debt Authorization: means the total Debt the Districts are permitted to issue as set forth in Section IX.B . 7 of this Service Plan. 4 Maximum Debt Mill Levy Imposition Term: means the maximum term during which a District ' s Debt Mill Levy may be imposed on residential property within its boundaries , which shall include residential properties in mixed-use developments . This maximum term shall not exceed forty (40) years from December 31 of the year this Service Plan is approved by City Council. Operating Mill Levy: means a property tax mill levy imposed on Taxable Property for the purpose of funding District administration, operations and maintenance as authorized in this Service Plan, including, without limitation, repair and replacement of Public Improvements, and imposed at a rate not to exceed the limitations set in Section IX.B of this Service Plan. Planned Development: means the private development or redevelopment of the properties in the Service Area, commonly referred to as the Waters ' Edge development, under an Approved Development Plan. Project: means the installation and construction of the Public Improvements for the Planned Development. Public Improvements : means the improvements and infrastructure the Districts are authorized by this Service Plan to fund and construct for the Planned Development to serve the future taxpayers and inhabitants of the Districts, except as specifically prohibited or limited in this Service Plan. Public Improvements shall include, without limitation, the improvements and infrastructure described in Exhibit "H" attached hereto and incorporated by reference . Public Improvements do not include Regional Improvements . Regional Improvements : means any regional public improvement identified by the City, as provided in Section X of this Service Plan, for funding, in whole or part, by a Regional Mill Levy levied by the Districts . Regional Mill Levy: means the property tax mill tax imposed on Taxable Property for the purpose of planning, designing, acquiring, funding, constructing, installing, relocating and/or redeveloping the Regional Improvements and/or to fund the administration and overhead costs related to the Regional Improvements, as provided in Section X of this Service Plan. Service Area: means the property collectively within the District No . 1 Boundaries, District No. 2 Boundaries, District No. 3 Boundaries, District No . 4 Boundaries, District No . 5 Boundaries, Inclusion Area Boundaries and any property within the Annexation Area Boundaries which is included into any of the Districts in accordance with this Service Plan. Special District Act: means Article 1 in Title 32 of the Colorado Revised Statutes, as amended. Service Plan: means this service plan for the Districts approved by the City Council. Service Plan Amendment : means a material modification of the Service Plan approved by the City Council in accordance with the Special District Act, this Service Plan and any other applicable law. State : means the State of Colorado . 5 Taxable Property: means the real and personal property within the Service Area that will subject to the ad valorem taxes imposed by the Districts . TABOR: means Colorado ' s Taxpayer' s Bill of Rights in Article X, Section 20 of the Colorado Constitution. Vicinity Map : means the map attached hereto as Exhibit "E" and incorporated by reference depicting the location of the Service Area within the regional area surrounding it. III. BOUNDARIES AND LOCATION A. District Boundaries . The area of the District No . 1 Boundaries includes approximately 0 .0574 acres, District No . 2 Boundaries includes approximately 88 . 354 acres ; District No . 3 Boundaries includes approximately 0 . 0574 acres; District No. 4 Boundaries includes approximately 0. 0574 acres and District No . 5 Boundaries includes approximately 0 . 0574 acres . A legal description and map of the District No. 1 Boundaries are attached hereto as Exhibit A-1 and Exhibit B-1 , respectively, a legal description and map of the District No. 2 Boundaries are attached hereto as Exhibit A-2 and Exhibit B-2 , respectively, a legal description and map of the District No . 3 Boundaries are attached hereto as Exhibit A-3 and Exhibit B-3 , respectively, a legal description and map of the District No. 4 Boundaries are attached hereto as Exhibit A-4 and Exhibit B-4, respectively and a legal description and map of the District No . 5 Boundaries are attached hereto as Exhibit A-5 and Exhibit B-5, respectively. It is anticipated that the Districts ' boundaries may expand or contract from time to time as the Districts undertake inclusions or exclusions pursuant to the Special District Act, subject to the limitations set forth in this Service Plan. B. Inclusion Area Boundaries. The legal description and boundary map of the Inclusion Area Boundaries are attached hereto as Exhibit C and Exhibit D, respectfully. All property within the Inclusion Area Boundaries is within the Service Area and may be included into or excluded from any District without the prior approval of the City subject to the limitations of Section V of this Service Plan. The location of the Service Area is further depicted in the Vicinity Map attached as Exhibit E . C . Annexation Area Boundaries. The legal description and boundary map of the Annexation Area Boundaries are attached hereto as Exhibit F and Exhibit G, respectfully. The Annexation Area Boundaries are not currently within the boundaries of the City. If, in the future, the City annexes any or all of the Annexation Area Boundaries, and with prior City Manager approval, the then property owner of the annexed property within the Annexation Area Boundaries may petition any of the Districts for inclusion of such property into the boundaries of a District. Upon inclusion of any property within the Annexation Area Boundaries into any of the Districts, in accordance with this Section III.C , such property shall be included within the Service Area. 6 IV. DESCRIPTION OF PROJECT, PLANNED DEVELOPMENT, PUBLIC BENEFITS & ASSESSED VALUATION A. Project and Planned Development. The current Developer of the Project and Planned Development is Waters ' Edge Investments LLLP . The Development Plan for the Project includes approximately 848 single family residential and multi-family units, a community garden, a community center, a sustainability center, a commercial center and substantial open space and walking trails . The goal of this Project and Planned Development is to create an age-targeted community that allows residents to remain in their homes as long as possible; a segment of the City' s population which is currently under-served. The Planned Development is currently intended to reach build out in 2027, with an estimated population of 2, 120 persons. In accordance with the Financial Plan, the estimated assessed valuation of the Planned Development in 2023 will be $ 14,281 ,485 , and in 2028 will be $42,9859737 . Approval of this Service Plan by the City Council does not imply approval of the development of any particular land-use for any specific area within the Districts . Any such approval must be contained within an Approved Development Plan. B. Public Benefits. In addition to providing a portion of the Public Improvements and Regional Improvements, the organization of the Districts is intended to enable the Project and Planned Development to deliver a number of direct and indirect public benefits, including : (i) Affordable Housing, (ii) Significant Water Reduction of Potable Water, (iii) Enhanced and Expanded Open Space, Parks and Trails, (iv) Rehabilitation of the Windsor No. 8 Ditch, and (v) Delayed Assisted Living . The public benefits to be provided under this Service Plan are specifically described in Exhibit K attached hereto and incorporated herein by reference (collectively the "Public Benefits") . This Project and Planned Development will result in an extraordinary community exhibiting the newest aspects of smart growth, included but not limited to, providing housing options to an under-served segment of the City' s population, energy and water conservation, reduction in the City' s carbon footprint, substantial community services , enhancements to the natural environment and smart and purposeful growth. The Service Area includes approximately 40% open space, incorporating direct access to such open space from each lot through a system of expansive trails to allow bike/pedestrian/scooter access to community parks and other amenities . The Project' s planned non-potable water system is designed not just to save potable water supplies, but also reduce overall irrigation uses by approximately 30%. The Planned Development includes single family house designs of 100% single level living, nearly all ranches, and many with stepless entries designed to allow seniors to age-in-place independently and delay re-location to assisted living facilities . The purpose of the Districts is to provide for the planning, design, acquisition, construction, installation, relocation and redevelopment of a portion of the Public Improvements necessary to enable the Project and Planned Development to develop as planned. 7 Therefore, notwithstanding any provision to the contrary contained in this Service Plan, no District shall be authorized to issue any Debt or to impose a Debt Mill Levy or Fees for the payment of Debt on any Taxable Property unless and until the delivery of the Public Benefits specifically related to the phase of the Planned Development or portion of the Project to be financed with such Debt, Debt Mill Levy or Fees, are secured in a manner approved by the City Council. To satisfy this precondition to the issuance of Debt and to the imposition of the Debt Mill Levy and Fees, delivery of the Public Benefits for each phase of the Project and Planned Development must be secured by the following methods, as applicable : 1 . For any portion of the Public Benefits to be provided by one or more of the Districts, each such District must enter into an intergovernmental agreement with the City either (i) agreeing to provide those Public Benefits as a legally enforceable multiple-fiscal year obligation of the District under TABOR, or by (ii) securing performance of that obligation with a surety bond, letter of credit or other surety acceptable to the City, and any such intergovernmental agreement must be approved by the City Council by resolution; 2 . For any portion of the Public Benefits to be provided by one or more Developers of the Planned Development, each such Developer must either (i) enter into a development agreement with the City under the Developer' s applicable Approved Development Plan, which agreement must legally obligate the Developer to provide those Public Benefits before the City is required to issue building permits and/or certificates of occupancy for structures to be built under the Approved Development Plan for that phase of the Planned Development, or (ii) secure such obligations with a surety bond, letter of credit or other security acceptable to the City, and all such development agreements must be approved by the City Council by resolution; or 3 . For any portion of the Public Benefits to be provided in part by one or more of the Districts in the Project and in part by one or more of the Developers in the Planned Development or the Project, an agreement between the City and the affected District(s) and Developers that secures such Public Benefits as legally binding obligations using the methods described in subsections 1 and 2 above, and all such agreements must be approved by the City Council by resolution. C. Assessed Valuation. The current assessed valuation of the Service Area is approximately Seven Hundred Thirty-Five Thousand Dollars ($735 ,000) and, at build out, is expected to be approximately Forty Three Million Dollars ($43 ,000,000). These amounts are expected to be sufficient to reasonably discharge the Debt as demonstrated in the Financial Plan. V. INCLUSION OF LAND IN THE SERVICE AREA The Districts shall not add any property to the Service Area without the City Council ' s prior written approval and in compliance with the Special District Act. The Districts shall be entitled to include within their boundaries any property within the Annexation Area Boundaries with prior approval of the City Manager so long as such property is first annexed into the City, and g the then property owner of property within the Annexation Area Boundaries petitions for inclusion into one of the Districts in accordance with Section III. 0 of this Service Plan and the Special District Act. Upon inclusion of any property within the Annexation Area Boundaries into a District in accordance with this Service Plan, such property will be included within the Service Area. Once a District has issued Debt, it shall not exclude real property from the District ' s boundaries without the prior written consent of the City Council. VI. DISTRICT GOVERNANCE The Districts ' Boards shall be comprised of persons who are a qualified "eligible electors" of the Districts as provided in the Special District Act. It is anticipated that over time, the End Users who are eligible electors will assume direct electoral control of the Districts ' Boards as development within the Service Area progresses . The Districts shall not enter into any agreement by which the End Users ' electoral control of the Boards is removed or diminished. VII. AUTHORIZED AND PROHIBITED POWERS A. General Grant of Powers. The Districts shall have the power and authority to provide the Public Improvements, the Regional Improvements and related operation and maintenance services, within and without the Service Area, as such powers and authorities are described in the Special District Act, other applicable State law, common law and the Colorado Constitution, subject to the prohibitions, restrictions and limitations set forth in this Service Plan. If, after the Service Plan is approved, any State law is enacted to grant additional powers or authority to metropolitan districts by amendment of the Special District Act or otherwise, such powers and authority shall be deemed to be a part hereof and available to or exercised by the Districts if the City Council first approves the exercise of such powers or authority by the Districts . Such approval by the City Council shall not constitute a Service Plan Amendment. B. Prohibited Improvements and Services and other Restrictions and Limitations. The Districts ' powers and authority under this Service Plan to provide Public Improvements and services and to otherwise exercise its other powers and authority under the Special District Act and other applicable State law, are prohibited, restricted and limited as hereafter provided. Failure to comply with these prohibitions, restrictions and limitations shall constitute a material modification under this Service Plan and shall entitle the City to pursue all remedies available at law and in equity as provided in Section XVII of this Service Plan: 1 . Eminent Domain Restriction The Districts shall not exercise their statutory power of eminent domain without first obtaining resolution approval from the City Council. This restriction on the Districts ' exercise of the eminent domain power is being voluntarily acquiesced to by the Districts and shall not be interpreted in any way as a limitation on the Districts ' sovereign powers and shall not negatively affect the Districts ' status as political subdivision of the State as conferred by the Special District Act. 9 2 . Fee Limitation Any Fees imposed for the repayment of Debt, as authorized by this Service Plan, shall not be imposed by the Districts upon or collected from an End User. In addition, Fees imposed for the payment of Debt shall not be imposed unless and until the requirements for securing the delivery of the relevant portion of the Public Benefits have been satisfied in accordance with Section IV.B of this Service Plan. Notwithstanding any of the foregoing, this Fee limitation shall not apply to any Fee imposed to fund the operation, maintenance, repair or replacement of Public Improvements or the administration of the Districts . 3 . Operations and Maintenance The primary purpose of the Districts is to plan for, design, acquire, construct, install, relocate, redevelop and finance a portion of the Public Improvements . The Districts shall dedicate the Public Improvements to the City or other appropriate jurisdiction or owners ' association in a manner consistent with the Approved Development Plan and the City Code, provided that nothing herein requires the City to accept a dedication. Each District is specifically authorized to operate and maintain any part or all of the Public Improvements not otherwise conveyed or dedicated to the City or another appropriate governmental entity. Additionally, the Districts are authorized to operate and maintain any part or all of the Public Improvements not otherwise conveyed or dedicated to the City or another appropriate governmental entity until such time that the Districts dissolve. 4. Fire Protection Restriction The Districts are not authorized to plan for, design, acquire, construct, install, relocate, redevelop, finance, own, operate or maintain fire protection facilities or services, unless such facilities and services are provided pursuant to an intergovernmental agreement with the Poudre Fire Authority. The authority to plan for, design, acquire, construct, install, relocate, redevelop, finance, own, operate or maintain fire hydrants and related improvements installed as part of the water system shall not be limited by this subsection. 5 . Public Safety Services Restriction The Districts are not authorized to provide policing or other security services . However, the Districts may, pursuant to C .R. S . § 32- 1 - 1004(7), as amended, furnish security services pursuant to an intergovernmental agreement with the City. 6 . Grants from Governmental Agencies Restriction The Districts shall not apply for grant funds distributed by any agency of the United States Government or the State without the prior written approval of the City Manager. 10 This does not restrict the collection of Fees for services provided by the Districts to the United States Government or the State . 7 . Golf Course Construction Restriction Acknowledging that the City has financed public golf courses and desires to coordinate the construction of public golf courses within the City' s boundaries, the Districts shall not be authorized to plan, design, acquire, construct, install, relocate, redevelop , finance, own, operate or maintain a golf course unless such activity is pursuant to an intergovernmental agreement with the City. 8 . Television Relay and Translation Restriction The Districts are not authorized to plan for, design, acquire, construct, install, relocate, redevelop, finance, own, operate or maintain television relay and translation facilities and services, other than for the installation of conduit as a part of a street construction project, unless such facilities and services are provided pursuant to prior written approval from the City Council. 9 . Potable Water and Wastewater Treatment Facilities Acknowledging that the City and other existing special districts operating within the City currently own and operate treatment facilities for potable water and wastewater that are available to provide services to the Service Area, the Districts shall not plan, design, acquire, construct, install, relocate, redevelop, finance, own, operate or maintain such facilities without obtaining the City Council ' s prior written approval either by intergovernmental agreement or as a Service Plan Amendment. 10. Sales and Use Tax Exemption Limitation The Districts shall not exercise any City sales and use tax exemption otherwise available to the Districts under the City Code . 11 . Sub-district Restriction The Districts shall not create any sub-district pursuant to the Special District Act without the prior written approval of the City Manager. 12 . Privately Placed Debt Limitation Prior to the issuance of any privately placed Debt, the issuing District shall obtain the certification of an External Financial Advisor substantially as follows : We are [I am] an External Financial Advisor within the meaning of the District ' s Service Plan. We [I] certify that ( 1 ) the net effective interest rate (calculated as defined in C .R. S . Section 32- 1 - 103 ( 12)) to be borne by [insert the designation of the Debt] does not exceed a reasonable current [tax- exempt] [taxable] interest rate, using criteria deemed appropriate by us [me] and based upon our [my] analysis of comparable high yield securities ; and (2) the structure of [insert designation of the Debt] , including maturities and early redemption provisions, is reasonable considering the financial circumstances of the District. 13 . Special Assessments The Districts shall not impose special assessments without the prior written approval of the City Council . VIII. PUBLIC IMPROVEMENTS AND ESTIMATED COSTS Exhibit H summarizes the type of Public Improvements that are projected to be constructed and/or installed by the Districts. The cost, scope, and definition of such Public Improvements may vary over time. The total estimated costs of Public Improvements, as set forth in Exhibit H, excluding any improvements paid for by the Regional Mill Levy necessary to serve the Planned Development, are approximately Ninety Eight Million Five Hundred Twelve Thousand Five Hundred Seventy Seven Dollars ($98 , 512, 577) in Project costs in 2018 dollars as set forth in Exhibit H, of which Twenty Eight Million One Hundred Twenty Thousand Two Hundred Fifty Eight Dollars ($28 , 120,258) are costs related to "Non-Basic Infrastructure" and which does not include approximately Three Million Four Hundred Seventeen Thousand One Hundred and Five Dollars ($3 ,417 , 105 ) in "Indirect Costs" of the Planned Development which are necessary to provide a portion of the extraordinary Public Benefits as set forth in Exhibit L . The cost estimates are based upon preliminary engineering, architectural surveys, and reviews of the Public Improvements and include all construction cost estimates together with estimates of costs such as land acquisition, engineering services, legal expenses and other associated expenses . Maps of the anticipated location, operation, and maintenance of Public Improvements are attached hereto as Exhibit I. Changes in the Public Improvements or costs, which are approved by the City in an Approved Development Plan, shall not constitute a Service Plan Amendment. In addition, the City shall not be bound by this Service Plan in reviewing and approving the Approved Development Plan and the Approved Development Plan shall supersede the Service Plan with regard to the cost, scope and definition of Public Improvements . Provided, however, any agreement approved and entered into under Section IV.B of this Service Plan for the provision of a Public Improvement that is also a Public Benefit, shall supersede both this Service Plan and the applicable Approved Development Plan. Except as otherwise provided by an agreement approved under Section IV.B of this Service Plan: (i) the design, phasing of construction, location and completion of Public Improvements will be determined by the Districts to coincide with the phasing and development of the Planned Development and the availability of funding sources ; (ii) the Districts may, in their discretion, phase the construction, completion, operation, and maintenance of Public Improvements or defer, delay, reschedule, rephase, relocate or determine not to proceed with the construction, completion, operation, and maintenance of Public Improvements, and such actions or determinations shall not 12 constitute a Service Plan Amendment; and (iii) the Districts shall also be permitted to allocate costs between such categories of the Public Improvements as deemed necessary in its discretion. The City Code has development standards, contracting requirements and other legal requirements related to the construction and payment of public improvements and related to certain operation activities . Relating to these, the Districts shall comply with the following requirements : A. Development Standards. The Districts shall ensure that the Public Improvements are designed and constructed in accordance with the standards and specifications of the City Code and of other governmental entities having proper jurisdiction, as applicable. The Districts directly, or indirectly through any Developer, will obtain the City' s approval of civil engineering plans and will obtain applicable permits for construction and installation of Public Improvements prior to performing such work. Unless waived by the City Council, the Districts shall be required, in accordance with the City Code, to post a surety bond, letter of credit, or other approved development security for any Public Improvements to be constructed by the Districts . Such development security may be released in the City Manager' s discretion when the constructing District has obtained funds, through Debt issuance or otherwise, adequate to insure the construction of the Public Improvements, unless such release is prohibited by or in conflict with any City Code provision, State law or any agreement approved and entered into under Section IV.B of this Service Plan. Any limitation or requirement concerning the time within which the City must review the Districts ' proposal or application for an Approved Development Plan or other land use approval is hereby waived by the Districts . B. Contracting. The Districts shall comply with all applicable State purchasing, public bidding and construction contracting. C. Land Acquisition and Conveyance. The purchase price of any land or improvements acquired by the Districts from the Developer shall be no more than the then-current fair market value as confirmed by an independent MAI appraisal for land and by an independent professional engineer for improvements. Land, easements, improvements and facilities conveyed to the City shall be free and clear of all liens, encumbrances and easements, unless otherwise approved by the City Manager prior to conveyance. All conveyances to the City shall be by special warranty deed, shall be conveyed at no cost to the City, shall include an ALTA title policy issued to the City, shall meet the environmental standards of the City and shall comply with any other conveyance prerequisites required in the City Code . D. Equal Employment and Discrimination. In connection with the performance of all acts or activities hereunder, the Districts shall not discriminate against any person otherwise qualified with respect to its hiring, discharging, promoting or demoting or in matters of compensation solely because of race, color, religion, national origin, gender, age, military status, sexual orientation, gender identity or gender expression, marital status, or physical or mental disability, and further shall insert the foregoing provision in contracts or subcontracts entered into by the Districts to accomplish the purposes of this Service Plan. 13 IX. FINANCIAL PLAN/PROPOSED DEBT This Section IX of the Service Plan describes the nature, basis, method of funding and financing limitations associated with the acquisition, construction, completion, repair, replacement, operation and maintenance of Public Improvements . A. Financial Plan. The Districts ' Financial Plan, attached as Exhibit J and incorporated by reference, reflects the Districts ' anticipated schedule for incurring Debt to fund Public Improvements in support of the Project. The Financial Plan also reflects the schedule of all anticipated revenues flowing to the Districts derived from Districts ' mill levies, Fees imposed by the Districts, specific ownership taxes, and all other anticipated legally available revenues . The Financial Plan is based on economic, political and industry conditions as they exist presently and reasonable projections and estimates of future conditions . These projections and estimates are not to be interpreted as the only method of implementation of the Districts ' goals and objectives but rather a representation of one feasible alternative. Other financial structures may be used so long they are in compliance with this Service Plan. The Financial Plan incorporates all of the provisions of this Section IX. Based upon the assumptions contained therein, the Financial Plan projects the issuance of Bonds to fund Public Improvements and anticipated Debt repayment based on the development assumptions and absorptions of the property in the Service Area by End Users . The Financial Plan anticipates that the Districts will acquire, construct, and complete all of the Public Improvements needed to serve the Service Area. The Financial Plan demonstrates that the Districts will have the financial ability to discharge all Debt to be issued as part of the Financial Plan on a reasonable basis . Furthermore, the Districts will secure the certification of an External Financial Advisor who will provide an opinion as to whether such Debt issuances are in the best interest of the Districts at the time of issuance. B. Mill Levies. It is anticipated that the Districts will impose a Debt Mill Levy and an Operating Mill Levy on all property within the Service Area. In doing so, the following shall apply: 1 . Aggregate Mill Levy Maximum The Aggregate Mill Levy shall not exceed in any year the Aggregate Mill Levy Maximum, which is fifty (50) mills . 2 . Regional Mill Levy Not Included in Other Mill Levies The Regional Mill Levy shall not be counted against the Aggregate Mill Levy Maximum. 3 . Operating Mill LevX Each District may impose an Operating Mill Levy of up to fifty (50) mills until such District imposes a Debt Mill Levy. Once a District imposes a Debt Mill Levy of any 14 amount, such District' s Operating Mill Levy shall not exceed ten ( 10) mills at any point. 4. Gallagher Adjustments In the event the State ' s method of calculating assessed valuation for the Taxable Property changes after January 1 , 2018, or any subsequent constitutionally mandated tax credit, cut or abatement, the Districts ' Aggregate Mill Levy, Debt Mill Levy, Operating Mill Levy, and Aggregate Mill Levy Maximum, amounts herein provided may be increased or decreased to reflect such changes ; such increases or decreases shall be determined by the District' s Board in good faith so that to the extent possible, the actual tax revenues generated by such mill levies, as adjusted, are neither enhanced nor diminished as a result of such change occurring after January 1 , 2018 . For purposes of the foregoing, a change in the ratio of actual valuation to assessed valuation will be a change in the method of calculating assessed valuation. 5 . Excessive Mill Levy Pledges Any Debt issued with a mill levy pledge , or which results in a mill levy pledge, that exceeds the Aggregate Mill Levy Maximum or the Maximum Debt Mill Levy Imposition Term, shall be deemed a material modification of this Service Plan and shall not be an authorized issuance of Debt unless and until such material modification has been approved by a Service Plan Amendment. 6 . Refunding Debt The Maximum Debt Mill Levy Imposition Term may be exceeded for Debt refunding purposes if. ( 1 ) a majority of the issuing District' s Board is composed of End Users and have voted in favor of a refunding of a part or all of the Debt; or (2) such refunding will result in a net present value savings . 7 . Maximum Debt Authorization The Districts anticipate approximately Ninety Eight Million Five Hundred Twelve Thousand Five Hundred Seventy Seven Dollars ($ 98 ,512 ,577) in Project costs in 2018 dollars as set forth in Exhibit H, of which Twenty Eight Million One Hundred Twenty Thousand Two Hundred Fifty Eight Dollars ($28 , 120,258) are costs related to "Non- Basic Infrastructure" and which does not include approximately Three Million Four Hundred Seventeen Thousand One Hundred and Five Dollars ($3 ,417, 105 ) in "Indirect Costs" of the Planned Development which are necessary to provide a portion of the extraordinary Public Benefits as set forth in Exhibit K. The Districts project to have the ability to issue approximately Forty Nine Million Eight Hundred Sixty Thousand Six Hundred Twenty Five Dollars (49, 868 ,625) in Debt, as set forth in Exhibit J, and anticipate issuing approximately Thirty One Million Five Hundred Thousand Dollars ($31 ,500 ,000) in Debt to pay for a portion of the Project costs, which such Debt issuance amount plus any associated and reasonable costs of issuance shall be the 15 amount of the Maximum Debt Authorization. Intergovernmental Capital Pledge Agreements among two or more of the Districts pledging the collection and payment of property taxes or Fees by one District for the repayment of Debt by a separate issuing District shall not count against the Maximum Debt Authorization. The Districts collectively shall not issue Debt in excess of the Maximum Debt Authorization. In addition, no District shall issue any Debt unless and until delivery of the relevant portion of the Public Benefits have been secured as required in Section IV.B of this Service Plan. Bonds, loans, notes or other instruments which have been refunded shall not count against the Maximum Debt Authorization. The Districts must seek prior resolution approval by the City Council to issue Debt in excess of the Maximum Debt Authorization to pay the actual costs of the Public Improvements set forth in Exhibit H plus inflation, contingencies and other unforeseen expenses associated with such Public Improvements . Such approval by the City Council shall not constitute a material modification of this Service Plan requiring a Service Plan Amendment so long as increases are reasonably related to the Public Improvements set forth in Exhibit H and any Approved Development Plan. C. Maximum Voted Interest Rate and Underwriting Discount. The interest rate on any Debt is expected to be the market rate at the time the Debt is issued. The maximum interest rate on any Debt, including any defaulting interest rate, is not permitted to exceed Twelve Percent ( 12%) . The maximum underwriting discount shall be three percent (3 %) . Debt, when issued, will comply with all relevant requirements of this Service Plan, the Special District Act, other applicable State law and federal law as then applicable to the issuance of public securities . D. Interest Rate and Underwriting Discount Certification. The Districts shall retain an External Financial Advisor to provide a written opinion on the market reasonableness of the interest rate on any Debt and any underwriter discount paid by the Districts as part of a Debt financing transaction. The Districts shall provide this written opinion to the City before issuing any Debt based on it. E. Disclosure to Purchasers. In order to notify future End Users who are purchasing residential lots or dwellings units in the Service Area that they will be paying, in addition to the property taxes owed to other taxing governmental entities, the property taxes imposed under the Debt Mill Levy, the Operating Mill Levy and possibly the Regional Mill Levy, the Districts shall not be authorized to issue any Debt under this Service Plan until there is included in the Developer' s Approved Development Plan provisions that require the following: I . That the Developer, and its successors and assigns, shall prepare and submit to the City Manager for his approval a disclosure notice in substantially the form attached hereto as Exhibit L (the "Disclosure Notice") ; 2 . That when the Disclosure Notice is approved by the City Manager, the Developer shall record the Disclosure Notice in the Larimer County Clerk and Recorders Office; and 16 3 . That the approved Disclosure Notice shall be provided by the Developer, and by its successors and assigns, to each potential End User purchaser of a residential lot or dwelling unit in the Service Area before that purchaser enters into a written agreement for the purchase and sale of that residential lot or dwelling unit. F. External Financial Advisor. An External Financial Advisor shall be retained by the Districts to provide a written opinion as to whether any Debt issuance is in the best interest of the issuing District once the total amount of Debt issued by the Districts exceeds Five Million Dollars ($ 5 ,000,000) . The External Financial Advisor is to provide advice to the issuing District ' s Board regarding the proposed terms and whether Debt conditions are reasonable based upon the status of development within the District, the projected tax base increase in the District, the security offered and other considerations as may be identified by the Advisor. The issuing District shall include in the transcript of any Bond transaction, or other appropriate financing documentation for related Debt instrument, a signed letter from the External Financial Advisor providing an official opinion on the structure of the Debt, stating the Advisor' s opinion that the cost of issuance, sizing, repayment term, redemption feature, couponing, credit spreads, payment, closing date, and other material transaction details of the proposed Debt serve the best interest of the issuing District. Debt shall not be undertaken by the Districts if found to be unreasonable by the External Financial Advisor. G. Disclosure to Debt Purchasers. Any Debt of the Districts shall set forth a statement in substantially the following form : "By acceptance of this instrument, the owner of this Debt agrees and consents to all of the limitations with respect to the payment of the principal and interest on this Debt contained herein, in the resolution of the District authorizing the issuance of this Debt and in the Service Plan of the District. This Debt is not and cannot be a Debt of the City of Fort Collins" Similar language describing the limitations with respect to the payment of the principal and interest on Debt set forth in this Service Plan shall be included in any document used for the offering of the Debt for sale to persons, including, but not limited to, a Developer of property within the Service Area. H. Security for Debt. The Districts shall not pledge any revenue or property of the City as security for the indebtedness set forth in this Service Plan. Approval of this Service Plan shall not be construed as a guarantee by the City of payment of any of the Districts ' obligations ; nor shall anything in the Service Plan be construed so as to create any responsibility or liability on the part of the City in the event of default by the Districts in the payment of any such obligations . I. TABOR Compliance. The Districts shall comply with the provisions of TABOR. In the discretion of the Districts ' Boards, the Districts may set up other qualifying entities to manage, fund, construct and operate 17 facilities, services, and programs . To the extent allowed by law, any entity created by a District will remain under the control of the District ' s Board. J. Districts ' Operating Costs. The estimated cost of acquiring land, engineering services, legal services and administrative services, together with the estimated costs of the Districts ' organization and initial operations, are anticipated to be $200,000, which will be eligible for reimbursement from Debt proceeds. In addition to the capital costs of the Public Improvements, the Districts will require operating funds for administration and to plan and cause the Public Improvements to be operated and maintained. The first year' s operating budget is estimated to be $ 100,000 , Ongoing administration, operations and maintenance costs may be paid from property taxes collected through the imposition of an Operating Mill Levy as set forth in Section IX.B . 3 of this Service Plan, as well as other revenues legally available to the Districts . X. REGIONAL IMPROVEMENTS The Districts shall be authorized to provide for the planning, design, acquisition, funding, construction, installation, relocation, redevelopment, administration and overhead costs related to the provision of Regional Improvements . At the discretion of the City, the Districts shall impose a Regional Improvement Mill Levy on all property within the Districts ' boundaries under the following terms : A. Regional Mill Levy Authority. The Districts shall seek the authority to impose an additional Regional Mill Levy of five (5 ) mills as part of the Districts ' initial TABOR election. The Districts shall also seek from the electorate in that election the authority under TABOR to enter into an intergovernmental agreement with the City obligating the Districts to pay as a multiple-fiscal year obligation the proceeds from the Regional Mill Levy to the City. Obtaining voter-approval of the Regional Mill Levy and this intergovernmental agreement shall be a precondition to the Districts issuing any Debt and imposing the Operating Mill Levy, the Debt Mill Levy and any Fees for the repayment of Debt under this Service Plan. B. Regional Mill Levy Imposition. The Districts shall each impose the Regional Mill Levy at a rate not to exceed five (5) mills within one year of receiving written notice from the City Manager to the Districts requesting the imposition of the Regional Mill Levy and stating the mill rate to be imposed. C. City Notice Regarding Regional Improvements. Such notice from the City shall provide a description of the Regional Improvements to be constructed and an analysis explaining how the Regional Improvements will be beneficial to property owners within the Service Area. The City shall make a good faith effort to require that planned developments that (i) are adjacent to the Service Area and (ii) will benefit from the Regional Improvement also impose a Regional Mill Levy, to the extent possible . 18 D. Regional Improvements Authorized Under Service Plan. If the Districts are so notified by the City Manager, the Regional Improvements shall be considered public improvements that the Districts would otherwise be authorized to design, construct, install re-design, re-construct, repair or replace pursuant to this Service Plan and applicable law. E. Expenditure of Regional Mil Levy Revenues. Revenue collected through the imposition of the Regional Mill Levy shall be expended as follows : 1 . Intergovernmental Agreement If the City and the Districts have executed an intergovernmental agreement concerning the Regional Improvements, then the revenue from the Regional Mill Levy shall be used in accordance with such agreement; or 2 . No Intergovernmental Agreement If no intergovernmental agreement exists between the Districts and the City, then all revenue from the Regional Mill Levy shall be paid to the City, for use by the City in the planning, designing, constructing, installing, acquiring, relocating, redeveloping or financing of Regional Improvements which benefit the End Users of the Districts as prioritized and determined by the City. F. Regional Mill Levy Term. The imposition of the Regional Mill Levy shall not exceed a term of twenty-five (25) years from December 31 of the tax collection year after which the Regional Mill Levy is first imposed. G. Completion of Regional Improvements. All Regional Improvements shall be completed prior to the end of the twenty-five (25) year Regional Mill Levy term. H. City Authority to Require Imposition. The City' s authority to require the initiation of the imposition of a Regional Mill Levy shall expire fifteen ( 15) years after December 31st of the year in which a District first imposes a Debt Mill Levy. I. Regional Mill Levy Not Included in Other Mill Levies. The Regional Mill Levy imposed shall not be applied toward the calculation of the Aggregate Mill Levy Maximum. J. Gallagher Adjustment. In the event the method of calculating assessed valuation is changed after January 1 , 2018 , or any subsequent constitutionally mandated tax credit, cut or abatement, the Regional Mill Levy may be increased or shall be decreased to reflect such changes; such increases or decreases shall be determined by the District ' s Board in good faith so that to the extent possible, the actual tax revenues generated by the Regional Mill Levy, as adjusted, are neither enhanced nor diminished as a result of such change occurring after January 1 , 2018 . For purposes of the foregoing, a change 19 in the ratio of actual valuation to assessed valuation will be a change in the method of calculating assessed valuation XI. CITY FEES The Districts shall pay all applicable City fees as required by the City Code . XII. BANKRUPTCY LIMITATIONS All of the limitations contained in this Service Plan, including, but not limited to, those pertaining to the Aggregate Mill Levy Maximum, Maximum Debt Mill Levy Imposition Term and Fees, have been established under the authority of the City in the Special District Act to approve this Service Plan. It is expressly intended that by such approval such limitations : (i) shall not be set aside for any reason, including by judicial action, absent a Service Plan Amendment; and (ii) are, together with all other requirements of State law, included in the "political or governmental powers" reserved to the State under the U. S . Bankruptcy Code ( I I U. S . C . ) Section 903 , and are also included in the "regulatory or electoral approval necessary under applicable non-bankruptcy law" as required for confirmation of a Chapter 9 Bankruptcy Plan under Bankruptcy Code Section 943 (b)(6) , XIII. ANNUAL REPORTS AND BOARD MEETINGS A. General. Each of the Districts shall be responsible for submitting an annual report to the City Clerk no later than September 1 st of each year following the year in which the Order and Decree creating the Districts have been issued. The Districts may file a consolidated annual report. The annual report may be made available to the public on the City' s website . B. Board Meetings . Each of the Districts ' Boards shall hold at least one public board meeting in three of the four quarters of each calendar year, beginning in the first full calendar year after the Districts ' creation. Notice for each of these meetings shall be given in accordance with the requirements of the Special District Act and other applicable State Law. This meeting requirement shall not apply until there is at least one End User of property within the District. Also, this requirement shall no longer apply when a majority of the directors on the District ' s Board are End Users . C. Report Requirements. Unless waived in writing by the City Manager, each of the Districts ' annual reports must include the following: 1 . Narrative A narrative summary of the progress of the District in implementing its Service Plan for the report year. 2 . Financial Statements Except when exemption from audit has been granted for the report year under the Local Government Audit Law, the audited financial statements of the District for the report year including a statement of financial condition (i. e. , balance sheet) as 20 of December 31 of the report year and the statement of operation (i . e. , revenue and expenditures) for the report year. 3 . Capital Expenditures Unless disclosed within a separate schedule to the financial statements, a summary of the capital expenditures incurred by the District in development of improvements in the report year. 4. Financial Obligations Unless disclosed within a separate schedule to the financial statements, a summary of financial obligations of the District at the end of the report year, including the amount of outstanding Debt, the amount and terms of any new District Debt issued in the report year, the total assessed valuation of all Taxable Property within the Service Area as of January I of the report year and the current total District mill levy pledged to Debt retirement in the report year. 5 . Board Contact Information The names and contact information of the current directors on the District ' s Board, any District manager and the attorney for the District shall be listed in the report. The District' s current office address, phone number, email address and any website address shall also be listed in the report. 6 . Other Information Any other information deemed relevant by the City Council or deemed reasonably necessary by the City Manager. D. Reporting of Significant Events. The annual report of each District shall also include information as to any of the following that occurred during the report year: I . Boundary changes made or proposed to the District ' s boundaries as of December 31 of the report year. 2 . Intergovernmental Agreements with other governmental entities, either entered into or proposed as of December 31 of the report year. 3 . Copies of the District ' s rules and regulations, if any, or substantial changes to the District' s rules and regulations as of December 31 of the report year. 4. A summary of any litigation which involves the District ' s Public Improvements as of December 31 of the report year. 5 . A list of all facilities and improvements constructed by the District that have been dedicated to and accepted by the City as of December 31 of the report year. 6 . Notice of any uncured events of default by the District, which continue beyond a ninety (90) day period, under any Debt instrument. 21 7 . Any inability of the District to pay its obligations as they come due, in accordance with the terms of such obligations, which continue beyond a ninety (90) day period. E. Failure to Submit. In the event the annual report is not timely received by the City Clerk or is not fully responsive, notice of such default shall be given to the District ' s Board at its last known address . The failure of the District to file the annual report within forty-five (45 ) days of the mailing of such default notice by the City Clerk may constitute a material modification of the Service Plan, at the discretion of the City Manager. XIV. SERVICE PLAN AMENDMENTS This Service Plan is general in nature and does not include specific detail in some instances . The Service Plan has been designed with sufficient flexibility to enable the Districts to provide required improvements, services and facilities under evolving circumstances without the need for numerous amendments . Modification of the general types of improvements and facilities making up the Public Improvements, and changes in proposed configurations, locations or dimensions of the Public Improvements , shall be permitted to accommodate development needs provided such Public Improvements are consistent with the then-current Approved Development Plans for the Project and any agreement approved by City Council pursuant to Section IV.B of this Service Plan . Any action of one or more of the Districts, which is a material modification of this Service Plan requiring a Service Plan Amendment as provided in Section XV of this Service Plan or that is a violation or breach of any other provision of this Service Plan, shall be deemed to be a material modification to this Service Plan unless otherwise expressly provided in this Service Plan. All other departures from the provisions of this Service Plan shall be considered on a case -by-case basis as to whether such departures are a material modification under this Service Plan or the Special District Act. XV. MATERIAL MODIFICATIONS Material modifications to this Service Plan may be made only in accordance with C .R. S . Section 32- 1 -207 as a Service Plan Amendment. No modification shall be required for an action of the Districts that does not materially depart from the provisions of this Service Plan, unless otherwise provided in this Service Plan. Departures from the Service Plan by any of the Districts that constitute a material modification requiring a Service Plan Amendment include, without limitation: 1 . Actions or failures to act that create materially greater financial risk or burden to the taxpayers of any of the Districts ; 2 . Performance of a service or function, construction of an improvement, or acquisition of a major facility that is not closely related to an improvement, service, function or facility authorized in the Service Plan; 3 . Failure to perform a service or function, construct an improvement or acquire a facility required by the Service Plan; and 4. Failure to comply with any of the preconditions, prohibitions, limitations and restrictions of this Service Plan. 22 XVL DISSOLUTION Upon independent determination by the City Council that the purposes for which any District was created have been accomplished, the District shall file a petition in district court for dissolution as provided in the Special District Act. In no event shall dissolution occur until such District has provided for the payment or discharge of all of its outstanding indebtedness and other financial obligations as required pursuant to the Special District Act or any other applicable State law. In addition, if within three (3 ) years from the date of the City Council ' s approval of this Service Plan no agreement contemplated under Section IV.B of this Service Plan has been entered into by the City with any of the Districts and/or any Developer, despite the parties conducting good faith negotiations attempting to do so, the City may opt to pursue the remedies available to it under C .R. S . Section 32- 1 -701 (3 ) in order to compel the Districts to dissolve in a prompt and orderly manner. In such event: (i) the limited purposes and powers of the Districts, as authorized herein, shall automatically terminate and be expressly limited to taking only those actions that are reasonably necessary to dissolve ; (ii) the Board of Directors of each of the Districts will be deemed to have agreed with the City regarding its dissolution without an election pursuant to C .R. S . § 32- 1 -704(3 )(b); (iii) the Districts shall take no action to contest or impede the dissolution of the Districts and shall affirmatively and diligently cooperate in securing the final dissolution of the Districts, and (iv) subject to the statutory requirements of the Special District Act, the Districts shall thereupon dissolve. XVIL SANCTIONS Should any of the Districts undertake any act without obtaining prior City Council approval or consent or City Manager approval or consent under this Service Plan that constitutes a material modification to this Service Plan requiring a Service Plan Amendment as provided herein or under the Special Districts Act, or that violates or is in breach of any provision of this Service Plan, the City Council may impose one ( 1 ) or more of the following sanctions, as it deems appropriate : 1 . Exercise any applicable remedy under the Special District Act; 2 . Withhold the issuance of any permit, authorization, acceptance or other administrative approval, or withhold any cooperation, necessary for the District' s development or construction or operation of improvements or provision of services ; 3 . Exercise any legal remedy under the terms of any intergovernmental agreement under which the District is in default; or 4. Exercise any other legal and equitable remedy available under the law, including seeking prohibitory and mandatory injunctive relief against the District, to ensure compliance with the provisions of the Service Plan or applicable law. XVIIL CONCLUSION It is submitted that this Service Plan, as required by C .R. S . Section 32- 1 -203 (2), establishes that: 1 . There is sufficient existing and projected need for organized service in the Service Area to be served by the Districts ; 23 2 . The existing service in the Service Area to be served by the Districts is inadequate for present and projected needs; 3 . The Districts are capable of providing economical and sufficient service to the Service Area; and 4. The Service Area does have, and will have, the financial ability to discharge the proposed indebtedness on a reasonable basis . XIX. RESOLUTION OF APPROVAL The Districts agree to incorporate the City Council ' s resolution approving this Service Plan, including any conditions imposed by the City Council on such approval, into the copy of the Service Plan presented to the District Court for and in Larimer County, Colorado . 24 EXHIBIT A-1 Legal Description of District No. 1 Boundaries WATERS' EDGE METROPOLITAN DISTRICT NO, 1 A parcel of land, located in the Southwest Quarter (SW1 /4) of Section Twenty-nine (29), Township 8 North (T. 8N.), Range Sixty-Eight West (R.68W.) of the Sixth Principal Meridian (6th P.M.), City of Fort Collins, County of Larimer, State of Colorado and being more particularly described as follows: COMMENCING at the Southwest corner of said Section 29 and assuming the West line of Section 29 as bearing North 00°28 '06" East being a Grid Bearing of the Colorado State Plane Coordinate System, North Zone, North American Datum 1983/2011 , a distance of 2638.33 feet and with all other bearings contained herein relative thereto; THENCE North 00°28 ' 06" East along said West line a distance of 1705 .41 feet to the extension of centerline of Morningstar Way; THENCE South 8991 ' 52" East along said extension a distance of 30.00 feet to the East Right-of- Way line of Turnberry Road; THENCE continuing along said extension South 8991 '52" East a distance of 24.00 feet to the POINT OF BEGINNING; THENCE North 00°28 '06" East a distance of 50.00 feet; THENCE South 8991 ' 52" East a distance of 50.00 feet; THENCE South 00°28 '06" West a distance of 50.00 feet; THENCE North 8991 '52" West a distance of 50.00 feet to the POINT OF BEGINNING. ; Said described parcel of land contains 2,500 Square Feet or 0.057 Acres, more or less (f). SURVEYOR'S STATEMENT I, Steven Parks, a Colorado Licensed Professional Land Surveyor do hereby state that this Parcel Description was prepared under my personal supervision and checking, and that it is true and correct to the best of my knowledge and belief o�NDO LICFN c,o.•'�EN •P4 , .aFO GD 3834800 o �%02 • L LA Steven Parks - on behalf of King Surveyors Colorado Licensed Professional Land Surveyor #38348 KING SURVEYORS 650 East Garden Drive Windsor, Colorado 80550 (970) 686-5011 EXHIBIT A-2 Legal Description of District No. 2 Boundaries WATERS' EDGE METROPOLITAN DISTRICT NO. 2 A parcel of land, located in the South Half (S 1 /2) of Section Thirty (30), Township 8 North (T. 8N.), Range Sixty-Eight West (R.68W.) of the Sixth Principal Meridian (6th P.M.), City of Fort Collins, County of Larimer, State of Colorado and being more particularly described as follows: Lots 1 through 345 and Tracts AA, BB, A, B, C, D, E, F, G, H, I, J, K, K- 1 , K-2, L, L- 1 , L-2, M, M- 1 , M-25 N, O, P, Q, R, S, T, U, V, W, X, Y and Z of Waters Edge as recorded July 19, 2010 as Reception No. 20100041008 of the records of the Larimer County Clerk and Recorder, located in the South Half (S1 /2) of Section Thirty (30), Township Eight North (T.8N.), Range Sixty-eight West (R.68W.) of the Sixth Principal Meridian (6th P.M.), City of Fort Collins, County of Larimer, State of Colorado. Said described parcel of land contains 88. 126 acres, more or less. SURVEYOR'S STATEMENT I, Steven Parks, a Colorado Licensed Professional Land Surveyor do hereby state that this Parcel Description was prepared under my personal supervision and checking, and that it is true and correct to the best of my knowledge and belief. p�KDO LI^ '060G�;•�J EN •P� i 383489 o i LA Steven Parks - on behalf of King Surveyors Colorado Licensed Professional Land Surveyor #38348 KING SURVEYORS 650 East Garden Drive Windsor, Colorado 80550 (970) 686-5011 0:\2015374-B\PROP_DESC\2015374B-D2-OVERALL BD.docPage 1 of 2 EXHIBIT A-3 Legal Description of District No. 3 Boundaries WATERS' EDGE METROPOLITAN DISTRICT NO. 3 A parcel of land, located in the Southwest Quarter (SW1 /4) of Section Twenty-nine (29), Township 8 North (T. 8N.), Range Sixty-Eight West (R.68W.) of the Sixth Principal Meridian (6th P.M.), City of Fort Collins, County of Larimer, State of Colorado and being more particularly described as follows: COMMENCING at the Southwest corner of said Section 29 and assuming the West line of Section 29 as bearing North 00°28 '06" East being a Grid Bearing of the Colorado State Plane Coordinate System, North Zone, North American Datum 1983/2011 , a distance of 2638.33 feet and with all other bearings contained herein relative thereto; THENCE North 00°28 ' 06" East along said West line a distance of 1705 .41 feet to the extension of centerline of Morningstar Way; THENCE South 89°31 ' 52" East along said extension a distance of 30.00 feet to the East Right-of- Way line of Tumberry Road; THENCE continuing along said extension South 89°31 ' 52" East a distance of 24.00 feet to the POINT OF BEGINNING; THENCE South 89°31 ' 52" East a distance of 50.00 feet; THENCE South 00°28 '06" West a distance of 50.00 feet; THENCE North 89°31 '52" West a distance of 50.00 feet; THENCE North 00°28 ' 06" East a distance of 50.00 feet to the POINT OF BEGINNING; Said described parcel of land contains 2,500 Square Feet or 0.057 Acres, more or less (f). SURVEYOR'S STATEMENT I, Steven Parks, a Colorado Licensed Professional Land Surveyor do hereby state that this Parcel Description was prepared under my personal supervision and checking, and that it is true and correct to the best of my knowledge and belief. D�pDO [IOF i 38348 o 0 : : 46068668696 goo LLA Steven Parks - on behalf of King Surveyors Colorado Licensed Professional Land Surveyor #38348 KING SURVEYORS 650 East Garden Drive Windsor, Colorado 80550 (970) 686-5011 0:\2015374-B\PROP_DESC\2015374B-D3-PARCEL.doc Page 1 of 2 EXHIBIT A-4 Legal Description of District No. 4 Boundaries WATERS' EDGE METROPOLITAN DISTRICT NO. 4 A parcel of land, located in the Southwest Quarter (SW1 /4) of Section Twenty-nine (29), Township 8 North (T. 8N.), Range Sixty-Eight West (R.68W.) of the Sixth Principal Meridian (6th P.M.), City of Fort Collins, County of Larimer, State of Colorado and being more particularly described as follows: COMMENCING at the Southwest corner of said Section 29 and assuming the West line of Section 29 as bearing North 00°28 '06" East being a Grid Bearing of the Colorado State Plane Coordinate System, North Zone, North American Datum 1983/2011 , a distance of 2638.33 feet and with all other bearings contained herein relative thereto; THENCE North 00°28 ' 06" East along said West line a distance of 1705 .41 feet to the extension of centerline of Morningstar Way; THENCE South 89°31 ' 52" East along said extension a distance of 30.00 feet to the East Right-of- Way line of Tumberry Road; THENCE continuing along said extension South 89°31 ' 52" East a distance of 74.00 feet to the POINT OF BEGINNING; THENCE North 00°28 '06" East a distance of 50.00 feet; THENCE South 89°31 ' 52" East a distance of 50.00 feet; THENCE South 00°28 '06" West a distance of 50.00 feet; THENCE North 89°31 '52" West a distance of 50.00 feet to the POINT OF BEGINNING; Said described parcel of land contains 2,500 Square Feet or 0.057 Acres, more or less (f). SURVEYOR'S STATEMENT I, Steven Parks, a Colorado Licensed Professional Land Surveyor do hereby state that this Parcel Description was prepared under my personal supervision and checking, and that it is true and correct to the best of my knowledge and belief. O? pN00 LICFN v� ;• y EN Pq •., FO :�� Ito -0 e 38348 oo 0 ' ss/0 �ANaSJ� Steven Parks - on behalf of King Surveyors Colorado Licensed Professional Land Surveyor #38348 KING SURVEYORS 650 East Garden Drive Windsor, Colorado 80550 (970) 686-5011 0:\2015374-B\PROP_DESC\2015374B-D4-PARCEL.doc Page 1 of 2 EXHIBIT A-5 Legal Description of District No. 5 Boundaries WATERS' EDGE METROPOLITAN DISTRICT NO. 5 A parcel of land, located in the Southwest Quarter (SW1 /4) of Section Twenty-nine (29), Township 8 North (T. 8N.), Range Sixty-Eight West (R.68W.) of the Sixth Principal Meridian (6th P.M.), City of Fort Collins, County of Larimer, State of Colorado and being more particularly described as follows: COMMENCING at the Southwest corner of said Section 29 and assuming the West line of Section 29 as bearing North 00°28 '06" East being a Grid Bearing of the Colorado State Plane Coordinate System, North Zone, North American Datum 1983/2011 , a distance of 2638.33 feet and with all other bearings contained herein relative thereto; THENCE North 00°28 ' 06" East along said West line a distance of 1705 .41 feet to the extension of centerline of Morningstar Way; THENCE South 89°31 ' 52" East along said extension a distance of 30.00 feet to the East Right-of- Way line of Tumberry Road; THENCE continuing along said extension South 89°31 ' 52" East a distance of 74.00 feet to the POINT OF BEGINNING; THENCE South 89°31 ' 52" East a distance of 50.00 feet; THENCE South 00°28 '06" West a distance of 50.00 feet; THENCE North 89°31 '52" West a distance of 50.00 feet; THENCE North 00°28 ' 06" East a distance of 50.00 feet to the POINT OF BEGINNING; Said described parcel of land contains 2,500 Square Feet or 0.057 Acres, more or less (# SURVEYOR'S STATEMENT I, Steven Parks, a Colorado Licensed Professional Land Surveyor do hereby state that this Parcel Description was prepared under my personal supervision and checking, and that it is true and correct to the best of my knowledge and belief. D�NO0 Lic ao•••J SN •Pq i 38348 o o • as LLA Steven Parks - on behalf of King Surveyors Colorado Licensed Professional Land Surveyor #38348 KING SURVEYORS 650 East Garden Drive Windsor, Colorado 80550 (970) 686-5011 0:\2015374-B\PROP_DESC\2015374B-D5-PARCEL.doc Page 1 of 2 EXHIBIT B- 1 District No. 1 Boundary Map WATERS' EDGE METROPOLITAN SW 1 /4, SEC. 29 , T8N , DISTRICT NO. 1 R68W, 6TH P. M . WEST QUARTER CORNER SECTION 29, T.8N., I R.68W. 54' I 30 - -I I I I I � I N M I S89 °31 ' 52 " E 50 , 00 ' I I N00.2806E S00 °28' 06 " W 45. 5 50 , 00' 50 . 00' S89°31 '52"E MORNINGSTAR 30.00' I SUBJECT WAY - - I �- - - - PARCEL 2500 SQ.FT, S89 31 '52"E RIGHT OF WAY DEDICATED ` � I 0.057ACRES ° 00 45. 5' PER REC. N0. n N89 °31 ' S2" W 24.00' 20100041008 (PLAT) N I w I 50 , 00' - - - a I POINT OF BEGINNING N I z Lo W Nl0 D Z a I � I m q � I 0I I � L mew 42' 30' I SOUTHWEST CORNER SECTION 29, T.8N., R.68W. \ POINT OF COMMENCEMENT 40 20 0 40 0\yp00 LICFN 1 "= 40 ' Gam;•�J EN •Pq f;••sF0 �� • Co �� NOTICE: According to Colorado law you must commence any legal action based upon any defect in this survey within three years after you first discover 0 ; such defect. In no event may any action based upon -� l� any defect in this survey be commenced more than S+s%.,�••••••••,:J� ten years from the date of the certification shown /0NALLAtWOy hereon. ( 13-80- 105 C.R.S. 2012) NOTE: This exhibit drawing is not intended to be a monumented land survey. It's sole purpose is as a Steven Parks — On Behalf Of King Surveyors graphic representation to aid in the visualization of Colorado Licensed Professional the written property description which it accompanies. Land Surveyor #38348 The written property description supersedes the exhibit drawing. KING SURVEYORS PROJECT NO: 2015374- B 650 E. Garden Drive Windsor, Colorado 80550 DATE: 7/20/2017CLIENT: WATERS EDGE EAST, LLC phone: (970) 686-5011 1 fax: (970) 686-5821 DWG: 2015374—B—EXH -D1 -PARCEL email: contact@KingSurveyors.com DRAWN : MM CHECKED: SP EXHIBIT B-2 District No. 2 Boundary Map WATERS' EDGE METROPOLITAN WATERS EDGE, S 1 /2 , DISTRICT NO. 2 SEC. 30, T8N, R68W, 6TH P. M . i I i � I J H C _ I � I I \ VE y I m I y I a 4 D Y NOTE: This exhibit drawing is not intended to be a monumented land survey. 500 250 0 500 1 "= 500 ' KING SURVEYORS PROJECT NO: 2015374- B 01 650 E. Garden Drive Windsor, Colorado 80550 DATE: 7/20/2017CLIENT: WATERS EDGE EAST, LLC phone: (970) 686-5011 fax: (970) 686-5821 DWG: 2015374—B—EXH—D2—OVERALL B email: contact@KingSurveyors.com DRAWN : MM CHECKED: SP EXHIBIT B-3 District No. 3 Boundary Map WATERS' EDGE METROPOLITAN SW 1 /4, SEC. 29 , T8N , DISTRICT NO. 3 R68W, 6TH P. M . WEST QUARTER CORNER SECTION 29, T.8N., I R.68W. 54 30' I I I I � I N M I I I I S89'31 '52"E 24.00' POINT OF BEGINNING 45. 5' S89 .31 ' 52 " E S89'31 '52"E I , MORNINGSTAR 30.00' I 50 , 00 W;fy - - - � - - I ' RIGHT OF WAY DEDICATED PER REC. NO. N00 "28 ' 06 '' E S00028 ' 06 " W 45. 5' 201000411008 (PLAT) 50 . 00 ' 50 . 00 ' I M SUBJECT z Li n PARCEL w N I 2500 SQ.FT. m 0.057ACRES � I ^ o N89 .31 ' 52 " W w m o i q 50, 00' QL W 42' 30' I SOUTHWEST CORNER SECTION 29, T.8N., R.68W. O�pDO LIOFN POINT OF COMMENCEMENT VO00� EN Pj 10 co ��N � i 38348 i o 0 S • • � • •J ss�oYVA L LAWS 40 20 0 40 Steven Parks — On Behalf Of King Surveyors Colorado Licensed Professional 1 "= 40 ' Land Surveyor #38348 NOTICE: According to Colorado law you must NOTE: This exhibit drawing is not intended to be a commence any legal action based upon any defect in monumented land survey. It's sole purpose is as a this survey within three years after you first discover graphic representation to aid in the visualization of such defect. In no event may any action based upon the written property description which it accompanies. any defect in this survey be commenced more than The written property description supersedes the exhibit ten years from the date of the certification shown drawing. hereon . ( 13-80- 105 C. R.S. 2012) KING SURVEYORS PROJECT NO: 2015374- B 650 E. Garden Drive Windsor, Colorado 80550 DATE: 7/20/2017CLIENT: WATERS EDGE EAST, LLC phone: (970) 686-5011 1 fax: (970) 686-5821 DWG: 2015374—B—EXH —D3—PARCEL email: contact@KingSurveyors.com DRAWN : MM CHECKED: SP EXHIBIT B -4 District No. 4 Boundary Map WATERS' EDGE METROPOLITAN SW 1 /4, SEC. 29 , TBN , DISTRICT NO. 4 R68W, 6TH P. M . WEST QUARTER CORNER SECTION 29, T.BN., I R.68W. 54 30' I I I I � I S00 .28 ' 06 " W 50 , 00 ' S89 .31 ' 52 " E 50 , 00 ' I N 00 .28 ' 06 " E 50 , 00 ' 45. 5' S89'31 '52"E POINT OF MORNINGSTAR 30.00' BEGINNING S89'31 '52"E Y — — — — � - - - - - - - - 1 74.00' RIGHT OF WAY DEDICATED VN89 .31 ' 52 " W 5. 5' PER REC. NO. 00 r7 50 . 00 ' 20100041008 (PLAT) to N Q w I a I SUBJECT N I PARCEL 0.• o 2500 SQ.FT. fy% z I 0.057 ACRES Ui W N0 o Z � a I � I m q � I 0I I � L Caew 42' 30' I SOUTHWEST CORNER SECTION 29, T.BN., R.68W. �pDO LICFN � POINT OF COMMENCEMENT *099600. EN po co ••.rF0 ��N i 38348 e o 0 S • �� • •J .�J NA L LAW 40 20 0 40 Steven Parks — On Behalf Of King Surveyors Colorado Licensed Professional 1 "= 40 ' Land Surveyor #38348 NOTICE: According to Colorado law you must NOTE: This exhibit drawing is not intended to be a commence any legal action based upon any defect in monumented land survey. It's sole purpose is as a this survey within three years after you first discover graphic representation to aid in the visualization of such defect. In no event may any action based upon the written property description which it accompanies. any defect in this survey be commenced more than The written property description supersedes the exhibit ten years from the date of the certification shown drawing. hereon . ( 13-80- 105 C. R.S. 2012) KING SURVEYORS PROJECT NO: 2015374- B 650 E. Garden Drive Windsor, Colorado 80550 DATE: 7/20/2017CLIENT: WATERS EDGE EAST, LLC phone: (970) 686-5011 1 fax: (970) 686-5821 DWG: 2015374—B—EXH —D4—PARCEL email: contact@KingSurveyors.com DRAWN : MM CHECKED: SP EXHIBIT B-5 District No. 5 Boundary Map WATERS' EDGE METROPOLITAN SW 1 /4, SEC. 29 , T8N , DISTRICT NO. 5 R68W, 6TH P. M . WEST QUARTER CORNER SECTION 29, T.8N., I R.68W. 54 30' I I I I � I N M I I I I SUBJECT POINT OF PARCEL BEGINNING 2500 SQ.FT, 0.057 ACRES 5. 5' S89'31152"E S89'31 '52"E 74. 00' S89 .31 ' 52" E MORNINGSTAR 30.00' I I 50, 00' — — - - - - - - - - - - - - - - - M RIGHT OF WAY DEDICATED M I N00 `28 ' 06 " E 5. 5' PER REC. NO. °00 20100041008 (PLAT) N 50 . 00 ' Q w I o I N I ol � Z I o N89 .31 ' 52 " W wN 50 , 00' Z w S00.28106 " W I m I q N 50, 00' oI I � I N QL ml � W 42' 30' Q I � SOUTHWEST CORNER SECTION 29, T.8N., R.68W. �pDO LICFN � POINT OF COMMENCEMENT *099600. EN pq '•S co FO ��N i 38348 e o 0 S • �� • •J . J s(9,o�A L LAW 40 20 0 40 Steven Parks — On Behalf Of King Surveyors Colorado Licensed Professional 1 "= 40 ' Land Surveyor #38348 NOTICE: According to Colorado law you must NOTE: This exhibit drawing is not intended to be a commence any legal action based upon any defect in monumented land survey. It's sole purpose is as a this survey within three years after you first discover graphic representation to aid in the visualization of such defect. In no event may any action based upon the written property description which it accompanies. any defect in this survey be commenced more than The written property description supersedes the exhibit ten years from the date of the certification shown drawing. hereon . ( 13-80- 105 C. R.S. 2012) KING SURVEYORS PROJECT NO: 2015374- B 650 E. Garden Drive Windsor, Colorado 80550 DATE: 7/20/2017CLIENT: WATERS EDGE EAST, LLC phone: (970) 686-5011 1 fax: (970) 686-5821 DWG: 2015374—B—EXH —D5—PARCEL email: contact@KingSurveyors.com DRAWN : MM CHECKED: SP EXHIBIT C Legal Description of Inclusion Area Boundaries WATERS' EDGE METROPOLITAN DISTRICT INCLUSION AREA A parcel of land, located in Section Twenty-nine (29), Township 8 North (UN.), Range Sixty- Eight West (R.68W.) of the Sixth Principal Meridian (6th P.M.), City of Fort Collins, County of Larimer, State of Colorado and being more particularly described as follows: All that portion of Section 29 including Lind Property, Second Filing, Final Plat Recorded January 18, 2007 as Reception No. 20070004594, according to County of Larimer Records, excepting therefrom the following parcels : ( I .) That portion of Section 29 lying east of the centerline of the W.P. Elder Reservoir Outlet Canal. (2 .) Water's Edge Metropolitan Districts 1 , 3 , 4 and 5 . (3 .) All of that tract of land known as Lind Property, Final Plat Recorded December 2, 2003 as Reception No. 258077, according to County of Larimer records. 0:\2015374-B\PROP DESC\2015374B-INCLUSION AREA docPage 1 of 2 EXHIBIT D Inclusion Area Boundary Map INCLUSION AREA WATERS' EDGE SEC , 29 , T. 8N . , R. 68W. 6TH P. M. METROPOLITAN DISTRICT PAGE 2 OF 2 � • r NW CORNER NE CORNER SECTION 29, SECTION 29, —h 'T_8N., R.68W. � T.8N. , R.68W. . C .� �►: ' WWII 1 J i a. i ANNEXAT 769 ' L ARPA 14'A7`ERS EDGE I WrP, EIDER RESER OUTLET CANAL AfORMlNGSTAR IVII Y W a i • +v� :1bY7JPX[11Y:N7'3: W go Kr SW CORNER - ML _ SE CORNER SECTION 29 +1j SECTION 29 T.8N., R.68W. - 'r 1 ''1 - 7r' T.8N., R.68W. M' . ..: 4. NOTE: This exhibit drawing is not intended to be a monumented land survey. 1000 500 0 1000 AERIAL PHOTOGRAPHY TAKEN FROM GOOGLE EARTH 2O17. 1 "= 1000' KING SURVEYORS PROJECT N0: 2015374- B 650 E. Garden Drive Windsor, Colorado 80550 DATE: 7/27/2015 CLIENT: WATERS EDGE INV. phone: (970) 686-5011 fax: (970) 686-5821 DWG: 2015374-BIXH-INCLUSION AREA www.kingsurveyors.com DRAWN : MM CHECKED: SIP EXHIBIT E Vicinity Map VICINITY MAP WATERS EDGE SEC . 29 & 30 , T. 8N . 1 METROPOLITAN DISTRICTS R . 68W . 6TH P . M . o WATERS ' EDGE METROPOLITAN DISTRICT .a, LCR .54 tj Z LCRS2 RICHARDSLAKEROAD Lk '� MOUNTAIN VISTA DR. 3 U J E. VINEDK �l J Q FORT COLLINS h h1ULHFRR 3 "ST. 5000 2500 0 5000 1 "= 5000 ' KING SURVEYORS PROJECT N0: 2015374— B 650 E. Garden Drive Windsor, Colorado 80550 DATE: 7/28/2017 CLIENT: WATERS EDGE INV. phone: (970) 686-5011 1 fax: (970) 686-5821 DWG • 2015374—BEXH—VICINITY MAP www.kingsurveyors.com DRAWN : MM CHECKED: SIP EXHIBIT F Legal Description of Annexation Area Boundaries WATERS' EDGE METROPOLITAN DISTRICT ANNEXATION AREA A parcel of land, located in Section Twenty-nine (29), Township 8 North (T. 8N.), Range Sixty- Eight West (R.68 W.) of the Sixth Principal Meridian (6th P.M.), City of Fort Collins, County of Larimer, State of Colorado and being more particularly described as follows : All that portion of Section 29 except that portion lying west of the centerline of the W.P. Elder Reservoir Outlet Canal, Township 8 North, Range 68 West of the Sixth P.M., City of Fort Collins, County of Larimer, State of Colorado. 0:\2015374-BkPROP_UESC\2015374B-ANNEX AREA docPage 1 of 2 EXHIBIT G Annexation Area Boundary Map ANNEXATION AREA WATERS EDGE SEC , 29 , T. 8N . , R. 68W, 6TH P . M . METROPOLITAN DISTRICTS PAGE 2 OF 2 NW CORNER , . NE CORNER SECTION 29, SECTION 29, _ T. 8N . , R. 68W. r' Jjh T.8N., R. 68W. i , UNPLATTED j .1#Rk" 'T6• !I (TAIAti PARCEL SPECIAL K'ARRANN / .RS EDGE DEED REC• NO. 2012002M#2 1,1111) PROPER•IT tiYr.- 2ND FILING 4 PIGGVP7 - [inVFW �'*" RICHAROSLAKEROAD • � SW CORNER IF - i �r � ? jSE CORNER SECTION 29, • :_i •? SECTION 291 T.8N. , R.68W. - ._ T.8N., RASK 7 . . . -, . -71 NOTE: This exhibit drawing is not intended to be a monumented land survey. 1000 500 0 1000 AERIAL PHOTOGRAPHY TAKEN FROM GOOGLE EARTH 2O17. 1 pp= 1000 DING SURVEYORS PROJECT N0: 2015374— B 650 L. Garden Drive Windsor, Colorado 80550 DATE* 7/27/2015CLIENT' WATERS EDGE INV. phone: (970) 686-5011 fax: (970) 686-5821 DWG: 2015374—BEXH—ANNEX AREA ww\v.hingsurvcyors.com DRAWN : MM CHECKED: SIP EXHIBIT H Public Improvement Cost Estimates EXHIBIT H INFRASTRUCTURE PRELIMINARY DEVELOPMENT PLAN Description of Phase I Public Infrastructure and Estimated Costs Descriptions Units Unit Type Unit Cost Total Cost Estimates Non- Basic Non-potable Water System Irrigation System Non - potable pump station 1 $ 585, 000 $ 585, 000 Irrigation Distribution System 1 $ 1, 972, 270 $ 1, 972, 270 Open Space Irrigation System 1 $ 548, 230 $ 548, 230 Total Irrigation System $ 3, 105, 500 Open Space, Parks and Recreation Sustainability Center ( composting, solar 1 $ 11500, 000 $ 1, 500, 000 farm , charging for electric mowers ) Plantings Turfgrass Sod 1851600 sf $ 0 . 50 $ 92, 800 Dryland Grass Seeding 7691120 sf $ 0 . 06 $46, 147 Dryland Grass Seeding ( buffer) 1501700 sf $ 0 . 06 $9, 042 Steel Edging 101900 If $ 2 . 80 $ 30, 520 Weed Barrier Fabric 2031600 sf $ 0 . 20 $40, 720 Rock Mulch 2031600 sf $ 1 . 40 $ 285, 040 Crusher Fines Paths 71100 sf $ 2 . 25 $ 15, 975 Plant Materials Shade Trees 540 $ 375 $ 202, 500 Ornamental Tress 691 $ 250 $ 172, 750 Evergreen Trees 319 $ 310 $ 98, 890 Junipers 148 $ 200 $ 29, 600 Fruit Trees 232 $ 75 $ 17, 400 Shrubs Deciduous shrubs 31750 $40 $ 150, 000 Evergreen shrubs 609 $ 50 $ 30, 450 Ornamental grass ( 5 gal ) 21433 $ 22 $ 53, 526 Ornamental grass ( 1 gal ) 2, 160 $ 15 $ 32, 400 Boulders 35 tons $ 175 $ 6, 125 Total Plantings $ 1, 313, 885 Site Furnishings Benches 10 $ 1, 000 $ 10, 000 Open Space Arbor 12 $ 2, 500 $ 30, 000 Patio with Fire Pit 2 $4, 500 $9, 000 Patio w/fountain 2 $ 5, 000 $ 10, 000 Median Arbor 2 $ 2, 500 $ 5, 000 Arbor Structure and Seat Wall 4 $ 6, 000 24 000 EXHIBIT H INFRASTRUCTURE PRELIMINARY DEVELOPMENT PLAN Description of Phase I Public Infrastructure and Estimated Costs Total Site Furnishings $ 88, 000 Top Soil, Fine Grading & Prep Soil prep for seed and sod areas 389, 200 sf $ 0 . 16 $ 62, 272 Soil prep for dryland seed 688, 510 sf $ 0 . 13 $ 89 , 506 Total Soil Prep $ 151, 778 Masonry Neighbor Entry Columns 12 $ 3, 500 $42, 000 Primary Entry Monument 1 $ 24, 000 $ 24, 000 Sculpture 1 $ 60, 000 $ 60, 000 Total Masonry $ 126, 000 Less 1/2 of Plantings, Site Furnishings, ( $ 8391832 ) Top Soil and Masonry Total Open Space, Parks and Recreation $ 2, 339, 832 Total Cost Estimates - Non - Basic $ 5,445, 332 Plus allowance @18% for design, 18% 9801160 engineering, etc . Plus Construction Management 3 .40% 1851141 Contingency 20% 1/ 322/ 127 Total - Non - Basic $ 7, 932, 759 Basic Phase 1 & 2 Lots ( 209 lots) Allocation ( 50%) of Overlot Grading $ 752, 500 General conditions, removals, erosion 1/ 437/ 151 control & earthwork Sanitary Sewer 1/ 584/ 628 Storm Drain 1, 266, 319 Waterline 1/ 524/ 885 Retaining walls 1, 033, 982 Utility Sleeving 1271500 Concrete Flatwork 1, 961, 008 Base Course and Paving 2/ 396/ 827 Traffic Control 1091700 Sub-total Phases 1 & 2 $ 12/ 194/ 500 EXHIBIT H INFRASTRUCTURE PRELIMINARY DEVELOPMENT PLAN Description of Phase I Public Infrastructure and Estimated Costs Phase 3 Lots ( 38 lots) General conditions, removals, erosion 2191501 control & earthwork Storm Drain 171706 Waterline 1831890 Utility Sleeving 101000 Concrete Flatwork 1781235 Base Course and Paving 1821568 Traffic Control 31100 Sub-total Phase 3 $ 7951000 Phases 4 & 5 Lots ( 130 townhome and condo lots) General conditions, removals, erosion 5511201 control & earthwork Sanitary Sewer 3341441 Storm Drain 951177 Waterline 3041626 Concrete Flatwork 4101862 Base Course and Paving 6121561 Traffic Control 351450 Sub-total Phases 4 & 5 $ 2/ 344/ 318 Open Space, Parks and Recreation Artisan Workshop/ Inventors Center 1 $ 3, 500, 000 $ 3, 500, 000 Open Space Fencing Rail Fence 201580 If $ 20 $411, 600 Courtyard Gates 50 $ 600 $ 30, 000 Total Fencing $441, 600 Plus 1/2 of Plantings, Site Furnishings, $839, 832 Top Soil and Masonry Sub-total Open Space, Parks and Rec . $4, 781,432 Total Cost Estimates - Basic $ 20/ 115/ 250 Plus allowance @18% for design, 18% $ 3, 620, 745 engineering, etc . Plus Construction Management 3 .40% $ 683, 918 Contingency 20% $4, 883, 983 EXHIBIT H INFRASTRUCTURE PRELIMINARY DEVELOPMENT PLAN Description of Phase I Public Infrastructure and Estimated Costs Total - Basic $ 29, 303, 896 Grand Total Phase 1 $ 37, 236, 655 EXHIBIT H INFRASTRUCTURE PRELIMINARY DEVELOPMENT PLAN Description of Phase II Public Infrastructure and Estimated Costs Descriptions Units Unit Type Unit Cost Total Cost Estimates Non- Basic Non-potable Water System Total Irrigation System $ 2, 611, 000 Open Space, Parks and Recreation Senior Activities Center 1 $ 7, 000, 000 $ 7, 000,000 Rehabilitate Windsor No 8 Ditch 1 $ 21000, 000 $ 2, 000,000 Total Plantings $ 1, 531,000 Total Site Furnishings $ 103 , 000 Top Soil, Fine Grading & Prep $ 177, 000 Total Masonry $ 147, 000 Total Retaining Walls - Open Space $ 542 , 000 Less 1/2 of Plantings, and Top Soil , ( 979, 000 ) Site Furnishings & Masonry Total Parks and Recreation $ 10, 521,000 Plus allowance @18% for design, 18% $ 2 / 363 / 760 engineering, etc . Plus Construction Management 3 . 40% $ 4461488 Contingency 20% $ 3 / 188/450 Grand Total Non - Basic $ 19/ 130/ 698 * Phase II is 1 . 165 times larger than Phase I so Phase II cost estimates are calculated at 1 . 165 of Phase I estimates . EXHIBIT H INFRASTRUCTURE PRELIMINARY DEVELOPMENT PLAN Description of Phase II Public Infrastructure and Estimated Costs Basic Estimated Phase II lots (471 lots) Allocation ( 50%) of Overlot Grading $ 1/ 693/ 000 General conditions, removals, erosion 3 / 234/ 000 control & earthwork Sanitary Sewer 3/ 565 / 000 Storm Drain 2/ 849/ 000 Waterline 3 /431/ 000 Retaining walls 2/ 326/ 000 Utility Sleeving 2871000 Concrete Flatwork 4/412 / 000 Base Course and Paving 5 / 393 / 000 Traffic Control 2471000 Total Open Space Fencing $ 514, 000 Plus 1/2 of Plantings, and Top Soil , 9791000 Site Furnishings & Masonry ( basic portion ) Sub-total Phase II Basic $ 28/ 930/000 Note : Since Phase II is not platted, cost estimates are factored in relationship to the bids for Phases 1 and 2, in Phase I . Plus allowance @18% for design, 18% $ 5 / 207/400 engineering, etc . Plus Construction Management 3 .40% $ 9831620 Contingency 20% $ 7/ 024/ 204 Total Basic - Phase II $ 42 / 145/ 224 Grand Total Phase II $ 61/ 275/ 922 * Phase II is 1 . 165 times larger than Phase I so Phase II cost estimates are calculated at 1 . 165 of Phase I estimates . Grand Total Phases I and 11 $ 98/ 512/ 577 EXHIBIT I Public Improvement Maps EXHIBIT E INFRASTRUCTURE PRELIMINARY DEVELOPMENT PLAN PHASE 1 55 ' LANDSCAPE BUFFER I --- - - - -- -- — ---- -- -- _ _ .. —' F ...PLUGGED-A ---- / •� ' ..,.i r r w . a.. r r r WELL •• � COMMUNITY CENTER. ` t POOL �* N' �I 1 1 . ARTISAN/WORKSHOy/ I ^ r l rJ -1 r r. ; i., ` r L : I III , rI e >. A, INVENTORS• CNLER " r — a:, COMMUNITY GARDENS : � � I r ; r ; � k No I a•' . - 1 .. r " l-l:�l L'1 °' l ; rl_1312 AND ORCHARDIN AfD_sfp0,;y 1j o . :,. • — PLUGGED AND Bi6NDONED OI � en WEL oil 0 p 0lem Aw me IN IN In v • i° Y • i d^ T ' d^ ' i, a" 1' 1'°' t' A �" ]^ ' r w � oe - OC 0 He W I IN \ %no IN I E3111,40VION ; Z no In Iowa . I d tl LUGGED AND \ \ �•'� NDONED OIL o "-�• �� i i It � '" CITY PARK " 6 ACRES ' e BRIGHTWATER DRIVE BEACH FRONT Y• Ile r FI elm I� SUSTAINABILITY CENTER . . RICHARDS LAKE I " • COMPOST COLLECTION i r ' CHARGING OF ELECTRIC MOWERS AND COLLECTION VEHICLES . J L LAND FOR SOLAR FARM NON-POTABLE IRRIGATION � WATERS EDGE VIGNETTE � OPEN SPACE PLANTINGS FORT COLLINS , COLORADO , t � d , os JULY 24, 2017 EXHIBIT G INFRASTRUCTURE PRELIMINARY 1EYELOPMENT PLAN PHASING PLA o PHASE 1 PHASE 2 CITY PARK 6 ACRES BRIGHTWATER DRIVE RICHARDS LAKE VIGNETTE WATERS ' EDGE Tj o . FORT COLLINS, COLORADO JULY 24, 2017 RICHARDS LAKE ROAD EXHIBIT J Financial Plan WATERS ' EDGE METROPOLITAN DISTRICTS 11 \ 1 ) % \ I n % t I N Development Projection at 40.000 (target) Mills for Debt Service, plus fees -- Service Plan Series 2029, G.O. Bonds, Pay & Cancel Refg of (proposed) Series 2019 + New Money, Assumes Investment Grade, 100x, 30-yr. Maturity « « « « Residential » » » » < Platted/Developed Lots > « « « « « Commercial » » » » » Mkt Value As'ed Value" As'ed Value Mkt Value As'ed Value District District District Biennial @ 7.20% @ 29.00% Biennial @29.00% Total D/S Mill Levy D/S Mill Levy S.O. Taxes Total Total Total Reasses'mt Cumulative of Market Cumulative of Market Total Comm'I Reasses'mt Cumulative of Market Assessed [40.000 Target] Collections Collected Facility Fees Available YEAR Res'I Units @ 6.0% Market Value (2-yr lag) Market Value (2-yr lag) Sq. Ft. @ 6.0% Market Value (2-yr lag) Value [40.000 Cap] @ 98% @ 6% Collections Revenue 2016 0 0 0 0 0 $0 0 2017 0 0 0 0 0 0 0 2018 0 0 0 0 4,356,166 0 0 0 0 0 $0 40.000 0 0 0 0 2019 84 44,432,891 0 6,063,733 0 0 0 0 0 40.000 0 0 252,000 252,000 2020 109 2,665,973 110,185,943 0 6,063,733 1 ,263,288 0 0 0 0 1 ,263,288 40.000 49,521 2,971 342,500 394,992 2021 109 174,534,762 3,199,168 5,913,733 1 ,758,483 0 0 0 4,957,651 40.000 194,340 11 ,660 342,500 548,500 2022 108 10,472,086 249,018,996 7,933,388 5,963,733 1 ,758,483 0 0 0 0 9,691 ,870 40.000 379,921 22,795 340,000 742,717 2023 105 309,343,023 12,566,503 5,463,733 1 ,714,983 20,000 5,520,404 0 14,281 ,485 40.000 559,834 33,590 332,500 925,924 2024 105 18,560,581 389,434,112 17,929,368 5,963,733 1 ,729,483 0 331 ,224 5,851 ,628 0 19,658,850 40.000 770,627 46,238 332,500 1 ,149,365 2025 105 452,195,230 22,272,698 4,932,550 1 ,584,483 20,000 11 ,595,057 1 ,600,917 25,458,097 40.000 997,957 59,877 332,500 1 ,390,335 2026 92 27,131 ,714 537,119,625 28,039,256 2,582,083 1 ,729,483 0 695,703 12,290,760 1 ,696,972 31 ,465,711 40.000 1 ,233,456 74,007 284,250 1 ,591 ,713 2027 31 559,014,713 32,558,057 0 1 ,430,439 30,000 21 ,253,954 3,362,566 37,351 ,062 40.000 1 ,464,162 87,850 77,500 1 ,629,511 2028 0 33,540,883 592,555,596 38,672,613 0 748,804 0 1 ,275,237 22,529,192 3,564,320 42,985,737 40.000 1 ,685,041 101 ,102 0 1 ,786,143 2029 0 592,555,596 40,249,059 0 0 0 22,529,192 6,163,647 46,412,706 40.000 1 ,819,378 109,163 0 1 ,928,541 2030 0 35,553,336 628,108,932 42,664,003 0 0 0 1 ,351 ,751 23,880,943 6,533,466 49,197,468 40.000 1 ,928,541 115,712 0 2,044,253 2031 0 628,108,932 42,664,003 0 0 0 23,880,943 6,533,466 49,197,468 40.000 1 ,928,541 115,712 0 2,044,253 2032 0 37,686,536 665,795,468 45,223,843 0 0 0 1 ,432,857 25,313,800 6,925,473 52,149,317 40.000 2,044,253 122,655 0 2,166,908 2033 0 665,795,468 45,223,843 0 0 0 25,313,800 6,925,473 52,149,317 40.000 2,044,253 122,655 0 2,166,908 2034 0 39,947,728 705,743,196 47,937,274 0 0 0 1 ,518,828 26,832,628 7,341 ,002 55,278,276 40.000 2,166,908 130,015 0 2,296,923 2035 0 705,743,196 47,937,274 0 0 0 26,832,628 7,341 ,002 55,278,276 40.000 2,166,908 130,015 0 2,296,923 2036 0 42,344,592 748,087,787 50,813,510 0 0 0 1 ,609,958 28,442,585 7,781 ,462 58,594,972 40.000 2,296,923 137,815 0 2,434,738 2037 748,087,787 50,813,510 0 28,442,585 7,781 ,462 58,594,972 40.000 2,296,923 137,815 2,434,738 2038 44,885,267 792,973,055 53,862,321 0 1 ,706,555 30,149,140 8,248,350 62,110,670 40.000 2,434,738 146,084 2,580,823 2039 792,973,055 53,862,321 0 30,149,140 8,248,350 62,110,670 40.000 2,434,738 146,084 2,580,823 2040 47,578,383 840,551 ,438 57,094,060 0 1 ,808,948 31 ,958,089 8,743,251 65,837,311 40.000 2,580,823 154,849 2,735,672 2041 840,551 ,438 57,094,060 0 31 ,958,089 8,743,251 65,837,311 40.000 2,580,823 154,849 2,735,672 2042 50,433,086 890,984,524 60,519,704 0 1 ,917,485 33,875,574 9,267,846 69,787,549 40.000 2,735,672 164,140 2,899,812 2043 890,984,524 60,519,704 0 33,875,574 9,267,846 69,787,549 40,000 2,735,672 164,140 2,899,812 2044 53,459,071 944,443,596 64, 150,886 0 2,032,534 35,908,109 9,823,916 73,974,802 40,000 2,899,812 173,989 3,073,801 2045 944,443,596 64, 150,886 0 35,908, 109 9,823,916 73,974,802 40,000 2,899,812 173,989 3,073,801 2046 56,666,616 1 ,001 ,110,211 67,999,939 0 2,154,487 38,062,595 10,413,351 78,413,290 40,000 3,073,801 184,428 3,258,229 2047 1 ,001 ,110,211 67,999,939 0 38,062,595 10,413,351 78,413,290 40,000 3,073,801 184,428 3,258,229 2048 60,066,613 1 ,061 ,176,824 72,079,935 0 2,283,756 40,346,351 11 ,038,153 83,118,088 40.000 3,258,229 195,494 3,453,723 2049 1 ,061 ,176,824 72,079,935 0 40,346,351 11 ,038,153 83,118,088 40.000 3,258,229 195,494 3,453,723 2050 63,670,609 1 ,124,847,433 76,404,731 0 2,420,781 42,767,132 11 ,700,442 88,105,173 40.000 3,453,723 207,223 3,660,946 2051 1 ,124,847,433 76,404,731 0 42,767,132 11 ,700,442 88,105,173 40.000 3,453,723 207,223 3,660,946 2052 67,490,846 1 ,192,338,280 80,989,015 0 2,566,028 45,333,160 12,402,468 93,391 ,483 40.000 3,660,946 219,657 3,880,603 2053 1 ,192,338,280 80,989,015 45,333,160 12,402,468 93,391 ,483 40.000 3,660,946 219,657 3,880,603 2054 71 ,540,297 1 ,263,878,576 85,848,356 2,719,990 48,053,149 13,146,616 98,994,972 40,000 3,880,603 232,836 4,113,439 2055 1 ,263,878,576 85,848,356 48,053,149 13,146,616 98,994,972 40.000 3,880,603 232,836 4,113,439 2056 75,832,715 1 ,339,711 ,291 90,999,257 2,883,189 50,936,338 13,935,413 104,934,671 40.000 4,113,439 246,806 4,360,245 2057 1 ,339,711 ,291 90,999,257 50,936,338 13,935,413 104,934,671 40.000 4,113,439 246,806 4,360,245 2058 80,382,677 1 ,420,093,968 96,459,213 3,056,180 53,992,518 14,771 ,538 111 ,230,751 40.000 4,360,245 261 ,615 4,621 ,860 2059 1 ,420,093,968 96,459,213 53,992,518 14,771 ,538 111 ,230,751 40.000 4,360,245 261 ,615 4,621 ,860 848 919,909,610 70,000 33,765,492 98,931 ,551 5,935,893 2,636,250 107,503,694 M FAR @ 7.96% thru 2017 Prepared by D.A.Davidson & Co. 7/30/2018 F WEMD Fin Plan 18 NR SP Fin Plant +2029 IG Refg Draft: For discussion purposes only. 1 49111111 WATERS' EDGE METROPOLITAN DISTRICTS 1 I 1 ) %N 11 ) tit ] N Development Projection at 40.000 (target) Mills for Debt Service, plus fees -- Service Plan Series 2029, G.O. Bonds, Pay & Cancel Refg of (proposed) Series 2019 + New Money, Assumes Investment Grade, 100x, 30-yr. Maturity Series 2019 Ser. 2029 $33,535,000 Par $50,330,000 Par Surplus Senior Senior Cov. of Net DS: Cov. of Net DS: [Net $24.449 MM] [Net $19.204 MM] Total Annual Release @ Cumulative Debt/ Debt @ 40.000 Target @ 40.000 Cap Net Available Net Debt Net Debt Net Debt Funds on Hand* Surplus Surplus Assessed Act'I Value YEAR for Debt Svc Service Service Service Used as Source to $5,033,000 $5,033,000 Target Ratio Ratio 2016 0 n/a 2017 0 n/a 0 n/a n/a 0.0% 0.0% 2018 0 n/a 0 n/a n/a 0.0% 0.0% 2019 252,000 $0 252,000 252,000 2655% 29% 0.0% 0.0% 2020 394,992 0 0 394,992 0 646,992 676% 19% 0.0% 0.0% 2021 548,500 0 0 548,500 0 1 ,195,492 346% 13% 0.0% 0.0% 2022 742,717 0 0 742,717 0 1 ,938,209 235% 10% 0.0% 0.0% 2023 925,924 1 ,676,750 1 ,676,750 (750,826) 0 1 ,187,383 171 % 8% 55.2% 55.2% 2024 1 ,149,365 1 ,676,750 1 ,676,750 (527,385) 0 659,998 132% 7% 68.5% 68.5% 2025 1 ,390,335 1 ,676,750 1 ,676,750 (286,415) 0 373,583 107% 6% 82.9% 82.9% 2026 1 ,591 ,713 1 ,676,750 1 ,676,750 (85,037) 0 288,546 90% 6% 94.9% 94.9% 2027 1 ,629,511 1 ,676,750 1 ,676,750 (47,239) 0 241 ,307 78% 5% 97.2% 97.2% 2028 1 ,786,143 1 ,781 ,750 1 ,781 ,750 4,393 0 245,701 72% 5% 100.2% 100.2% 2029 1 ,928,541 1 ,926,500 $0 1 ,926,500 245,000 (242,959) 0 2,741 0% 0% 100.1 % 100.1 % 2030 2,044,253 [Refd by ser. '29] 2,013,200 2,013,200 31 ,053 0 33,795 102% 8% 101 .5% 101 .5% 2031 2,044,253 2,043,200 2,043,200 1 ,053 0 34,848 96% 7% 100.1 % 100.1 % 2032 2,166,908 2,162,000 2,162,000 4,908 0 39,756 96% 7% 100.2% 100.2% 2033 2,166,908 2,166,000 2,166,000 908 0 40,665 90% 7% 100.0% 100.0% 2034 2,296,923 2,294,600 2,294,600 2,323 0 42,988 90% 7% 100. 1 % 100.1 % 2035 2,296,923 2,292,800 2,292,800 4,123 0 47,110 84% 6% 100.2% 100.2% 2036 2,434,738 2,430,600 2,430,600 4,138 0 51 ,249 84% 6% 100.2% 100.2% 2037 2,434,738 2,432,400 2,432,400 2,338 0 53,587 78% 6% 100. 1 % 100.1 % 2038 2,580,823 2,578,400 2,578,400 2,423 0 56,010 77% 6% 100.1 % 100.1 % 2039 2,580,823 2,577,800 2,577,800 3,023 0 59,032 72% 5% 100.1 % 100.1 % 2040 2,735,672 2,731 ,200 2,731 ,200 4,472 0 63,504 70% 5% 100.2% 100.2% 2041 2,735,672 2,732,400 2,732,400 3,272 0 66,776 65% 5% 100. 1 % 100.1 % 2042 2,899,812 2,897,200 2,897,200 2,612 0 69,388 64% 5% 100. 1 % 100.1 % 2043 2,899,812 2,899,000 2,899,000 812 0 70,201 58% 4% 100.0% 100.0% 2044 3,073,801 3,069,000 3,069,000 4,801 0 75,002 57% 4% 100.2% 100.2% 2045 3,073,801 3,070,400 3,070,400 3,401 0 78,402 52% 4% 100. 1 % 100.1 % 2046 3,258,229 3,254,600 3,254,600 3,629 0 82,032 50% 4% 100.1 % 100.1 % 2047 3,258,229 3,254,200 3,254,200 4,029 0 86,061 45% 3% 100.1 % 100.1 % 2048 3,453,723 3,451 ,200 3,451 ,200 2,523 0 88,583 42% 3% 100. 1 % 100.1 % 2049 3,453,723 3,452,600 3,452,600 1 ,123 0 89,706 38% 3% 100.0% 100.0% 2050 3,660,946 3,655,800 3,655,800 5,146 0 94,852 35% 3% 100.1 % 100.1 % 2051 3,660,946 3,657,600 3,657,600 3,346 0 98,198 30% 2% 100.1 % 100.1 % 2052 3,880,603 3,880,600 3,880,600 3 0 98,201 27% 2% 100.0% 100.0% 2053 3,880,603 3,875,800 3,875,800 4,803 0 103,004 23% 2% 100. 1 % 100.1 % 2054 4,113,439 4,111 ,800 4,111 ,800 1 ,639 0 104,643 20% 1 % 100.0% 100.0% 2055 4,113,439 4,108,800 4,108,800 4,639 0 109,282 16% 1 % 100.1 % 100.1 % 2056 4,360,245 4,355,800 4,355,800 4,445 0 113,728 12% 1 % 100.1 % 100. 1 % 2057 4,360,245 4,357,600 4,357,600 2,645 0 116,373 8% 1 % 100.1 % 100. 1 % 2058 4,621 ,860 4,618,400 4,618,400 3,460 0 119,834 4% 0% 100.1 % 100. 1 % 2059 4,621 ,860 4,617,600 4,617,600 4,260 124,094 0 0% 0% 100.1 % 100. 1 % 107,503,694 12,092,000 95,042,600 107,134,600 124,094 124,094 [FJul301819nrspFll [FJul3018291g19nFl] Prepared by D.A.Davidson & Co. 7/30/2018 F WEMD Fin Plan 18 NR SP Fin Plant +2029 IG Refg Draft: For discussion purposes only. 2 WATERS' EDGE METROPOLITAN DISTRICTS n n t 1 1 n ti f l Operations Revenue and Expense Projection Total Total S.O. Tax Total Assessed Oper'ns Collections Collections Available Total YEAR Value Mill Levy @98% @98% For O&M Mills 2016 2017 2018 0 10.000 0 0 0 50.000 2019 0 10.000 0 0 0 50.000 2020 1 ,263,288 10.000 12,380 12,133 24,513 50.000 2021 4,957,651 10.000 48,585 47,613 96,198 50.000 2022 9,691 ,870 10.000 94,980 93,081 188,061 50.000 2023 14,281 ,485 10.000 139,959 137,159 277,118 50.000 2024 19,658,850 10.000 192,657 188,804 381 ,460 50.000 2025 25,458,097 10.000 249,489 244,500 493,989 50.000 2026 31 ,465,711 10.000 308,364 302,197 610,561 50.000 2027 37,351 ,062 10.000 366,040 358,720 724,760 50.000 2028 42,985,737 10.000 421 ,260 412,835 834,095 50.000 2029 46,412,706 10.000 454,845 445,748 900,592 50.000 2030 49,197,468 10.000 482,135 472,492 954,628 50.000 2031 49,197,468 10.000 482,135 472,492 954,628 50.000 2032 52,149,317 10.000 511 ,063 500,842 1 ,011 ,905 50.000 2033 52,149,317 10.000 511 ,063 500,842 1 ,011 ,905 50.000 2034 55,278,276 10.000 541 ,727 530,893 1 ,072,620 50.000 2035 55,278,276 10.000 541 ,727 530,893 1 ,072,620 50.000 2036 58,594,972 10.000 574,231 562,746 1 ,136,977 50.000 2037 58,594,972 10.000 574,231 562,746 1 ,136,977 50.000 2038 62,110,670 10.000 608,685 596,511 1 ,205,195 50.000 2039 62,110,670 10.000 608,685 596,511 1 ,205,195 50.000 2040 65,837,311 10.000 645,206 632,302 1 ,277,507 50.000 2041 65,837,311 10.000 645,206 632,302 1 ,277,507 50.000 2042 69,787,549 10.000 683,918 670,240 1 ,354,158 50.000 2043 69,787,549 10.000 683,918 670,240 1 ,354,158 50.000 2044 73,974,802 10.000 724,953 710,454 1 ,435,407 50.000 2045 73,974,802 10.000 724,953 710,454 1 ,435,407 50.000 2046 78,413,290 10.000 768,450 753,081 1 ,521 ,531 50.000 2047 78,413,290 10.000 768,450 753,081 1 ,521 ,531 50.000 2048 83,118,088 10.000 814,557 798,266 1 ,612,823 50.000 2049 83,118,088 10.000 814,557 798,266 1 ,612,823 50.000 2050 88,105,173 10.000 863,431 846,162 1 ,709,593 50.000 2051 88,105,173 10.000 863,431 846,162 1 ,709,593 50.000 2052 93,391 ,483 10.000 915,237 896,932 1 ,812,168 50.000 2053 93,391 ,483 10.000 915,237 896,932 1 ,812,168 50.000 2054 98,994,972 10.000 970,151 950,748 1 ,920,898 50.000 2055 98,994,972 10.000 970,151 950,748 1 ,920,898 50.000 2056 104,934,671 10.000 1 ,028,360 1 ,007,793 2,036,152 50.000 2057 104,934,671 10.000 1 ,028,360 1 ,007,793 2,036,152 50.000 2058 111 ,230,751 10.000 1 ,090,061 1 ,068,260 2,158,321 50.000 2059 111 ,230,751 10.000 1 ,090,061 1 ,068,260 2,158,321 50.000 24,732,888 24,238,230 48,971 ,118 Prepared by D.A.Davidson & Co. 7/30/2018 F WEMD Fin Plan 18 NR SP Fin Plant +2029 IG Refg Draft: For discussion purposes only. 3 0,1111 WATERS ' EDGE METROPOLITAN DISTRICTS D A DAVIDSON Development Summary . .to "`""' Development Projection -- Buildout Plan (updated 7/30/18) Residential Development Commercial Development Custom Water Courtyard Ranch Standard Ranch - Standard Ranch - Large Active Townhome Condominium Comm'I Prop.Estate Front 2 car 3 Car Adult Patio Product Type Base $ ('18) $1 ,125,000 $1 ,5009000 $4599333 $536,250 $608,333 $730,000 $408,750 $340,667 $250/sf Res'I Totals Comm'I Totals 2015 2017 - - - - - - - - - - - 2018 - - 2019 - - 15 24 11 10 24 - 84 - - 2020 5 4 15 24 11 10 24 16 109 - 2021 5 4 15 24 11 10 24 16 109 - - 2022 5 3 15 24 11 10 24 16 108 - 2023 5 - 15 24 11 10 24 16 105 20,000 202000 2024 5 - 15 24 11 10 24 16 105 - 2025 5 - 15 24 11 10 24 16 105 20,000 202000 2026 5 - 11 24 11 10 18 13 92 - - 2027 1 - - 18 10 2 - - 31 30,000 302000 2028 - - - - - - - - 2029 - - - - - - - - - - - 2030 - - - - - - - 2031 - - - - - - - - - - - 2032 - - - - - - - 2033 - - - - - - - - - - - 2034 - 2035 - - - - - - - - - - - 2036 - 36 11 116 210 98 82 186 109 848 705000 705000 MV @ Full Buildout $40,500,000 $16,500,000 $53,282,628 $112,612,500 $59,616,634 $59,860,000 $76,027,500 $37, 132,703 $455$ 31 ,965 $17,500,000 $17,500,000 (base prices;un-infl.) notes: Platted/Dev Lots = 10% MV; one-yr prior Base MV $ inflated 2% per annum Res'I Fac. Fees: SFD @ $2,500/SFD, $1 ,750/SFA 7/30/2018 F WEMD Fin Plan 18 Dev Summ Prepared by D.A. Davidson & Co. 4 D ;1 DAVIDSON nttD nl COu! <Nnq vuat0 SOURCES AND USES OF FUNDS WATER'S EDGE METROPOLITAN DISTRICT GENERAL OBLIGATION BONDS , SERIES 2019 40. 000 (target) Mills Non -Rated , 100x, 30-yr. Maturity (SERVICE PLAN : Full Growth + 6 .00% Bi-Reassessment Projections) [ Preliminary -- for discussion only ] Dated Date 12/01 /2019 Delivery Date 12/01 /2019 Sources : Bond Proceeds : Par Amount 33535,000.00 33535 ,000.00 Uses : Project Fund Deposits : Project Fund 24 ,449 ,310.42 Other Fund Deposits: Capitalized Interest Fund 5 ,030,250.00 Debt Service Reserve Fund 3 ,084,739.58 8, 114 , 989 . 58 Cost of Issuance: Other Cost of Issuance 300,000.00 Delivery Date Expenses: Underwriter's Discount 670,700.00 33 , 535 ,000.00 Jul 30 , 2018 11 : 09 am Prepared by D .A, Davidson & Co Quantitative Group-PM (Water's Edge MD 17 : FJUL3018- 19NRSPF1 ) 5 1911111 D ,k DAVIDSON nttD nl COu! <Nnq vuatH BOND SUMMARY STATISTICS WATER'S EDGE METROPOLITAN DISTRICT GENERAL OBLIGATION BONDS , SERIES 2019 40. 000 (target) Mills Non -Rated , 100x, 30-yr. Maturity (SERVICE PLAN : Full Growth + 6 .00% Bi-Reassessment Projections) [ Preliminary -- for discussion only ] Dated Date 12/01 /2019 Delivery Date 12/01 /2019 First Coupon 06/01 /2020 Last Maturity 12/01 /2049 Arbitrage Yield 5 .000000% True Interest Cost (TIC) 5 . 148087% Net Interest Cost (NIC) 5 .000000% All-In TIC 5.215746% Average Coupon 5.000000% Average Life (years) 24 . 153 Weighted Average Maturity (years) 24. 153 Duration of Issue (years) 13 .931 Par Amount 33,535, 000 . 00 Bond Proceeds 33535, 000 . 00 Total Interest 40 ,4987750.00 Net Interest 41 , 1697450 . 00 Bond Years from Dated Date 809 ,975, 000 . 00 Bond Years from Delivery Date 809 ,975, 000 . 00 Total Debt Service 7470333750 . 00 Maximum Annual Debt Service 615365250 . 00 Average Annual Debt Service 21467791 .67 Underwriter's Fees (per $ 1000) Average Takedown Other Fee 20.000000 Total Underwriter's Discount 20 . 000000 Bid Price 98 . 000000 Average Par Average Average Maturity PV of 1 by Bond Component Value Price Coupon Life Date change Term Bond due 2049 33 , 535 ,000.00 100.000 5.000% 24. 153 01 /25/2044 51 , 979 .25 33 , 535 ,000 .00 24 . 153 51 , 979 .25 All-In Arbitrage TIC TIC Yield Par Value 33 , 535 ,000 .00 33 , 535 ,000 .00 33 , 535 ,000 .00 + Accrued Interest + Premium ( Discount) - Underwriter's Discount -670700 .00 -670700 .00 - Cost of Issuance Expense -300 ,000 .00 - Other Amounts Target Value 32 , 8645300 .00 32 , 5645300 .00 33, 535 , 000 .00 Target Date 12/01 /2019 12/01 /2019 12/01 /2019 Yield 5. 148087% 5.215746% 5. 000000% Jul 30 , 2018 11 : 09 am Prepared by D .A, Davidson & Co Quantitative Group-PM (Water's Edge MD 17 : FJUL3018- 19NRSPF1 ) 6 DIAJDAV[ DSON BOND DEBT SERVICE WATER'S EDGE METROPOLITAN DISTRICT GENERAL OBLIGATION BONDS , SERIES 2019 40 . 000 (target) Mills Non -Rated , 100x , 30 -yr. Maturity (SERVICE PLAN : Full Growth + 6 . 00% Bi -Reassessment Projections ) [ Preliminary -- for discussion only ] Annual Period Debt Debt Ending Principal Coupon Interest Service Service 06/01 /2020 838,375 838,375 12/01 /2020 838,375 8383375 1 ,676,750 06/01 /2021 838,375 8383375 12/01 /2021 838,375 8385375 1 ,676,750 06/01 /2022 838,375 838,375 12/01 /2022 838,375 8383375 1 ,676,750 06/01 /2023 838,375 8383375 12/01 /2023 838,375 8385375 1 ,676,750 06/01 /2024 838,375 838,375 12/01 /2024 838,375 8383375 1 ,676,750 06/01 /2025 838,375 8383375 12/01 /2025 838,375 8385375 1 ,676,750 06/01 /2026 838,375 838,375 12/01 /2026 838,375 8383375 1 ,676,750 06/01 /2027 838,375 8383375 12/01 /2027 838,375 8385375 1 ,676,750 06/01 /2028 838,375 838,375 12/01 /2028 1057000 5.000% 8383375 9433375 1 ,7817750 06/01 /2029 835,750 8353750 12/01 /2029 255,000 5.000% 835,750 150905750 1 ,926,500 06/01 /2030 829,375 829,375 12/01 /2030 3857000 5.000% 829,375 132143375 21043,750 06/01 /2031 819,750 8193750 12/01 /2031 400,000 5.000% 819,750 152195750 21039,500 06/01 /2032 809,750 809,750 12/01 /2032 545,000 5.000% 809,750 11354,750 2, 164,500 06/01 /2033 796, 125 7963125 12/01 /2033 570,000 5.000% 796, 125 153665125 21162,250 06/01 /2034 781 ,875 781 ,875 12/01 /2034 730,000 5.000% 781 ,875 1 ,511 ,875 272937750 06/01 /2035 763,625 7633625 12/01 /2035 765,000 5.000% 763,625 155285625 21292,250 06/01 /2036 744,500 744,500 12/01 /2036 945,000 5.000% 744,500 11689,500 21434,000 06/01 /2037 720,875 7203875 12/01 /2037 990,000 5.000% 720,875 157105875 21431 ,750 06/01 /2038 6969125 696, 125 12/01 /2038 11185,000 5.000% 6963125 11881 , 125 275777250 06/01 /2039 666,500 6663500 12/01 /2039 11245,000 5.000% 666,500 11911 ,500 21578,000 06/01 /2040 635,375 635,375 12/01 /2040 11460,000 5.000% 6353375 21095,375 277307750 06/01 /2041 598,875 5983875 12/01 /2041 11535,000 5.000% 598,875 251335875 2,7321750 06/01 /2042 560,500 560,500 12/01 /2042 177757000 5.000% 5603500 21335,500 27896,000 06/01 /2043 516, 125 5163125 12/01 /2043 11865,000 5.000% 516, 125 233813125 21897,250 06/01 /2044 469,500 469,500 12/01 /2044 2, 130,000 5.000% 4693500 21599,500 3,069,000 06/01 /2045 416,250 4163250 12/01 /2045 21240,000 5.000% 416,250 236563250 31072,500 06/01 /2046 360,250 360,250 12/01 /2046 2,535,000 5.000% 3603250 21895,250 3,255,500 06/01 /2047 296,875 2963875 12/01 /2047 21660,000 5.000% 296,875 239563875 31253,750 06/01 /2048 230,375 2305375 12/01 /2048 2,990,000 5.000% 2303375 31220,375 3,450,750 06/01 /2049 155,625 1553625 12/01 /2049 61225,000 5.000% 1553625 633803625 61536,250 33,535,000 40,498,750 7430333750 74,033,750 Jul 30 , 2018 11 :09 am Prepared by D.A, Davidson & Co Quantitative Group-PM (Water's Edge MD 17: FJUL3018-19NRSPF1 ) 7 DIAJDAV[ DSON HIM m<on <..i..k WAA „ NET DEBT SERVICE WATER'S EDGE METROPOLITAN DISTRICT GENERAL OBLIGATION BONDS , SERIES 2019 40 . 000 (target) Mills Non -Rated , 100x , 30 -yr. Maturity (SERVICE PLAN : Full Growth + 6 . 00% Bi -Reassessment Projections ) [ Preliminary -- for discussion only ] Capitalized Period Total Debt Service Interest Net Ending Principal Interest Debt Service Reserve Fund Fund Debt Service 12/01 /2020 11676,750 11676,750 11676,750 12/01 /2021 116761750 116761750 116761750 12/01 /2022 116761750 116761750 116761750 12/01 /2023 116763750 116763750 15676,750 .00 12/01 /2024 11676,750 11676,750 1 ,676,750 .00 12/01 /2025 11676,750 11676,750 1 ,676,750 .00 12/01 /2026 116761750 116761750 1 ,676,750 .00 12/01 /2027 116763750 116763750 15676750.00 12/01 /2028 105,000 11676,750 11781 ,750 1 ,781 ,750 .00 12/01 /2029 255,000 1 ,671 ,500 11926,500 1 ,926,500.00 12/01 /2030 3851000 1 ,658,750 210431750 2,043,750.00 12/01 /2031 4003000 116393500 210393500 23039,500.00 12/01 /2032 545,000 1 ,619,500 2 , 164,500 2, 164,500.00 12/01 /2033 570,000 1 , 592 ,250 2 , 162,250 2, 162,250.00 12/01 /2034 7301000 1563750 22931750 21293750.00 12/01 /2035 7651000 11527250 212921250 2,292,250.00 12/01 /2036 9451000 114891000 214341000 214343000.00 12/01 /2037 990,000 1 ,441 ,750 2 ,4311750 2,431 ,750.00 12/01 /2038 1185,000 17392250 215771250 2,577,250.00 12/01 /2039 112451000 113331000 215781000 2,578,000.00 12/01 /2040 114601000 1 ,2701750 217301750 217303750.00 12/01 /2041 11535,000 19197,750 21732,750 2,732,750.00 12/01 /2042 11775,000 11121 ,000 218961000 2,896,000.00 12/01 /2043 118651000 110321250 218971250 2,897,250.00 12/01 /2044 211301000 9391000 310691000 310693000.00 12/01 /2045 21240 ,000 832 ,500 31072,500 3,072,500.00 12/01 /2046 2 , 535,000 720,500 3,2551500 3,255,500.00 12/01 /2047 216601000 5931750 312531750 3,253,750.00 12/01 /2048 219901000 4601750 314501750 334503750.00 12/01 /2049 61225,000 311 ,250 69536,250 3,084,739.58 3,451 ,510.42 3335352000 4034982750 743033750 3,084739.58 53030250 65,918,760.42 Jul 30 , 2018 11 :09 am Prepared by D.A, Davidson & Co Quantitative Group-PM (Water's Edge MD 17: FJUL3018-19NRSPF1 ) 8 DIAJDAV[ DSON HIM m<on <..i..k WAA „ BOND SOLUTION WATER'S EDGE METROPOLITAN DISTRICT GENERAL OBLIGATION BONDS , SERIES 2019 40 . 000 (target) Mills Non -Rated , 100x , 30 -yr. Maturity (SERVICE PLAN : Full Growth + 6 . 00% Bi -Reassessment Projections ) [ Preliminary -- for discussion only ] Period Proposed Proposed Debt Service Total Adj Revenue Unused Debt Sery Ending Principal Debt Service Adjustments Debt Service Constraints Revenues Coverage 12/01 /2020 12676,750 -116761750 521492 525492 12/01 /2021 116769750 -19676,750 206 ,000 206,000 12/01 /2022 116761750 -11676750 402717 402,717 12/01 /2023 116761750 116762750 5931424 -110831326 35.39134% 12/01 /2024 13676,750 13676,750 8161865 -8591885 48.71713% 12/01 /2025 116769750 116765750 19057,835 -618,915 63.08841 % 12/01 /2026 11676,750 1 ,676,750 1 ,307,463 -369,287 77 .97604% 12/01 /2027 116761750 116761750 115521011 -1241739 92 .56069% 12/01 /2028 1051000 13781 ,750 13781 ,750 1 ,7861143 4,393 100 .24658% 12/01 /2029 2553000 119265500 119269500 11928,541 29041 100 . 10593% 12/01 /2030 385 ,000 2,043,750 21043,750 2 ,044 ,253 503 100 .02462% 12/01 /2031 400 ,000 210391500 210392500 21044253 41753 100.23306% 12/01 /2032 5451000 23164500 23164500 211661908 2A08 100. 11127% 12/01 /2033 570 ,000 211625250 211625250 211663908 49658 100.21544% 12/01 /2034 730 ,000 2,293,750 2,293,750 21296,923 3, 173 100. 13833% 12/01 /2035 765,000 212922250 212922250 212961923 41673 100.20386% 12/01 /2036 9451000 214342000 214341000 214341738 738 100.03033% 12/01 /2037 9901000 234311750 234311750 2,4341738 2,988 100. 12289% 12/01 /2038 1 , 185,000 21577,250 21577,250 2,5801823 3,573 100. 13862% 12/01 /2039 11245,000 21578,000 21578,000 275801823 21823 100 . 10949% 12/01 /2040 114601000 217301750 217301750 2 /7351672 41922 100 . 18024% 12/01 /2041 115351000 237325750 237321750 217351672 2,922 100. 10692% 12/01 /2042 11775,000 21896,000 21896,000 21899,812 39812 100. 13164% 12/01 /2043 17865,000 21897,250 21897,250 218991812 21562 100 .08844% 12/01 /2044 211301000 310691000 310691000 310731801 41801 100. 15643% 12/01 /2045 2,2401000 330721500 320725500 3,0731801 1 ,301 100.04234% 12/01 /2046 29535,000 31255,500 31255,500 39258,229 29729 100.08383% 12/01 /2047 216%000 3,253,750 3,2539750 3,2581229 4,479 100. 13766% 12/01 /2048 27990 ,000 31450,750 314507750 31453723 21973 100.08615% 12/01 /2049 612251000 625361250 -3,0841740 324511510 314531723 21212 100.06410% 3315352000 74,033,750 -82114,990 65,918,760 6315932256 -2,325504 Jul 30 , 2018 11 :09 am Prepared by D.A, Davidson & Co Quantitative Group-PM (Water's Edge MD 17: FJUL3018-19NRSPF1 ) 9 D ;1 DAVIDSON nttD nl COu! <Nnq vuat0 SOURCES AND USES OF FUNDS WATER'S EDGE METROPOLITAN DISTRICT GENERAL OBLIGATION REFUNDING BONDS , SERIES 2029 Pay & Cancel Refunding of (proposed ) Series 2019 + New Money 40. 000 (target) Mills Assumes Investment Grade , 100x, 30-yr. Maturity (SERVICE PLAN : Full Growth + 6% Bi-Reassessment Projections) [ Preliminary -- for discsussion only ] Dated Date 12/01 /2029 Delivery Date 12/01 /2029 Sources : Bond Proceeds : Par Amount 50 ,3307000.00 Other Sources of Funds: Funds on Hand' 245 ,000.00 Series 2019 - DSRF 3 ,0847740.00 3 , 329740.00 53 ,659 ,740.00 Uses : Project Fund Deposits : Project Fund 19203715.00 Refunding Escrow Deposits : Cash Deposit' 34 ,0047375.00 Cost of Issuance: Other Cost of Issuance 200,000.00 Delivery Date Expenses: Underwriter's Discount 251 ,650.00 53 ,659740.00 ['] Estimated balances, (tbd ). Jul 30 , 2018 11 : 12 am Prepared by D .A, Davidson & Co Quantitative Group—PM (Water's Edge MD 17: FJUL3018-291G19F1 ,291G19F1 ) 10 1911111 D ,k DAVIDSON nttD nl COu! <Nnq vuat0 BOND SUMMARY STATISTICS WATER'S EDGE METROPOLITAN DISTRICT GENERAL OBLIGATION REFUNDING BONDS , SERIES 2029 Pay & Cancel Refunding of (proposed ) Series 2019 + New Money 40. 000 (target) Mills Assumes Investment Grade , 100x, 30-yr. Maturity (SERVICE PLAN : Full Growth + 6% Bi-Reassessment Projections) [ Preliminary -- for discsussion only ] Dated Date 12/01 /2029 Delivery Date 12/01 /2029 First Coupon 06/01 /2030 Last Maturity 12/01 /2059 Arbitrage Yield 4 .000000% True Interest Cost (TIC) 4 .035174% Net Interest Cost (NIC ) 4 .000000% All-In TIC 4.063305% Average Coupon 4.000000% Average Life (years) 22 .210 Weighted Average Maturity (years) 22.210 Duration of Issue (years) 14 .524 Par Amount 5073303000 . 00 Bond Proceeds 507330, 000 . 00 Total Interest 4471200.00 Net Interest 44 ,964,250 . 00 Bond Years from Dated Date 1 , 117 , 815 ,000 .00 Bond Years from Delivery Date 1 , 117 , 815 ,000 .00 Total Debt Service 95,042 , 600 . 00 Maximum Annual Debt Service 416183400 . 00 Average Annual Debt Service 33168 , 086 .67 Underwriter's Fees (per $ 1000) Average Takedown Other Fee 5.000000 Total Underwriter's Discount 5. 000000 Bid Price 99 . 500000 Average Par Average Average Maturity PV of 1 by Bond Component Value Price Coupon Life Date change Term Bond due 2059 503330 ,000.00 100.000 4.000% 22.210 02/16/2052 873574 .20 50 , 330 ,000 .00 22 .210 87, 574 .20 All-In Arbitrage TIC TIC Yield Par Value 50J3301000 .00 50J3301000 .00 503330 ,000 .00 + Accrued Interest + Premium (Discount) - Underwriter's Discount -2511650 .00 -2511650 .00 - Cost of Issuance Expense -2001000 .00 - Other Amounts Target Value 50, 078 , 350 .00 49, 878 , 350 .00 50, 330 , 000 .00 Target Date 12/01 /2029 12/01 /2029 12/01 /2029 Yield 4.035174% 4 . 063305% 4 . 000000% Jul 30 , 2018 11 : 12 am Prepared by D .A, Davidson & Co Quantitative Group—PM (Water's Edge MD 17: FJUL3018-291G19F1 ,291G19F1 ) 11 DIAJDAV[ DSON BOND DEBT SERVICE WATER'S EDGE METROPOLITAN DISTRICT GENERAL OBLIGATION REFUNDING BONDS , SERIES 2029 Pay & Cancel Refunding of ( proposed ) Series 2019 + New Money 40 . 000 (target) Mills Assumes Investment Grade , 100x, 30 -yr. Maturity (SERVICE PLAN : Full Growth + 6% Bi -Reassessment Projections ) [ Preliminary -- for discsussion only ] Annual Period Debt Debt Ending Principal Coupon Interest Service Service 06/01 /2030 110063600 130063600 12/01 /2030 11006,600 150065600 21013,200 06/01 /2031 11006,600 11006,600 12/01 /2031 307000 4.000% 110063600 130363600 27043,200 06/01 /2032 110063000 130063000 12/01 /2032 150,000 4.000% 11006,000 151565000 21162,000 06/01 /2033 11003,000 11003,000 12/01 /2033 1607000 4.000% 110033000 131633000 27166,000 06/01 /2034 999,800 9993800 12/01 /2034 295,000 4.000% 999,800 1 ,2945800 21294,600 06/01 /2035 993,900 993,900 12/01 /2035 3057000 4.000% 993,900 132983900 272927800 06/01 /2036 987,800 9873800 12/01 /2036 455,000 4.000% 987,800 154425800 21430,600 06/01 /2037 978,700 978,700 12/01 /2037 475,000 4.000% 978,700 134533700 274327400 06/01 /2038 9693200 9693200 12/01 /2038 640,000 4.000% 969,200 156095200 21578,400 06/01 /2039 956,400 956,400 12/01 /2039 6657000 4.000% 956,400 136213400 21577,800 06/01 /2040 9433100 9433100 12/01 /2040 845,000 4.000% 943, 100 1 ,7885100 21731 ,200 06/01 /2041 926,200 926,200 12/01 /2041 880,000 4.000% 926,200 11806,200 277327400 06/01 /2042 908,600 9083600 12/01 /2042 11080,000 4.000% 908,600 159885600 2,8971200 06/01 /2043 887,000 887,000 12/01 /2043 1 , 125,000 4.000% 8873000 21012,000 27899,000 06/01 /2044 864,500 8643500 12/01 /2044 11340,000 4.000% 864,500 252045500 31069,000 06/01 /2045 837,700 837,700 12/01 /2045 1 ,3951000 4.000% 8373700 21232,700 3,070,400 06/01 /2046 8093800 8093800 12/01 /2046 11635,000 4.000% 80%800 2,4445800 31254,600 06/01 /2047 777, 100 777, 100 12/01 /2047 117005000 4.000% 7773100 21477, 100 3,254,200 06/01 /2048 743, 100 7433100 12/01 /2048 11965,000 4.000% 743, 100 2,7085100 31451 ,200 06/01 /2049 703,800 703,800 12/01 /2049 27045,000 4.000% 7033800 21748,800 3,452,600 06/01 /2050 662,900 6623900 12/01 /2050 21330,000 4.000% 662,900 259925900 31655,800 06/01 /2051 616,300 616,300 12/01 /2051 2,425,000 4.000% 6163300 31041 ,300 3,657,600 06/01 /2052 567,800 5673800 12/01 /2052 21745,000 4.000% 567,800 333123800 31880,600 06/01 /2053 512,900 512,900 12/01 /2053 2,850,000 4.000% 5123900 31362,900 3,875,800 06/01 /2054 455,900 4553900 12/01 /2054 31200,000 4.000% 455,900 336553900 411113800 06/01 /2055 391 ,900 391 ,900 12/01 /2055 373257000 4.000% 3913900 31716,900 4, 108,800 06/01 /2056 325,400 3253400 12/01 /2056 31705,000 4.000% 325,400 430303400 41355,800 06/01 /2057 251 ,300 251 ,300 12/01 /2057 378557000 4.000% 2513300 41106,300 4,357,600 06/01 /2058 174,200 1743200 12/01 /2058 432703000 4.000% 174,200 434443200 41618,400 06/01 /2059 88,800 885800 12/01 /2059 4,440,000 4.000% 883800 41528,800 476177600 50,330,000 44,712,600 9550425600 95,042,600 Jul 30 , 2018 11 : 12 am Prepared by D.A, Davidson & Co Quantitative Group-PM (Water's Edge MD 17: FJUL3018-29lG19F1 ,291G19F1 ) 12 DIAJDAV[ DSON HIM m<on <..i..k WAA „ NET DEBT SERVICE WATER'S EDGE METROPOLITAN DISTRICT GENERAL OBLIGATION REFUNDING BONDS , SERIES 2029 Pay & Cancel Refunding of ( proposed ) Series 2019 + New Money 40 . 000 (target) Mills Assumes Investment Grade , 100x , 30 -yr. Maturity (SERVICE PLAN : Full Growth + 6% Bi -Reassessment Projections ) [ Preliminary -- for discsussion only ] Period Total Net Ending Principal Interest Debt Service Debt Service 12/01 /2030 210131200 210131200 21013200 12/01 /2031 301000 210131200 210431200 210431200 12/01 /2032 1503000 230123000 211621000 211621000 12/01 /2033 160,000 21006,000 21166,000 21166,000 12/01 /2034 2951000 1 ,9991600 21294,600 21294,600 12/01 /2035 3051000 119871800 212921800 212921800 12/01 /2036 4553000 119753600 214301600 214301600 12/01 /2037 475,000 11957,400 23432,400 23432,400 12/01 /2038 640,000 11938,400 2 ,5781400 2 ,5781400 12/01 /2039 6651000 119121800 21577,800 257700 12/01 /2040 8453000 118863200 217311200 217311200 12/01 /2041 880,000 1 ,852,400 21732,400 23732,400 12/01 /2042 11080,000 1 ,817,200 21897,200 2 ,8971200 12/01 /2043 111251000 17741000 21899,000 21899,000 12/01 /2044 113401000 17291000 310691000 310691000 12/01 /2045 11395,000 1 ,675,400 31070,400 31070,400 12/01 /2046 11635,000 1 ,619,600 31254,600 31254,600 12/01 /2047 117001000 15541200 3254200 31254,200 12/01 /2048 119651000 1A861200 314511200 314511200 12/01 /2049 210453000 114073600 314521600 314521600 12/01 /2050 21330,000 1 ,325,800 31655,800 31655,800 12/01 /2051 214251000 12321600 31657,600 31657,600 12/01 /2052 217451000 1 , 1351600 318801600 318801600 12/01 /2053 238503000 1 ,025,800 318751800 318751800 12/01 /2054 31200,000 911 ,800 41111 ,800 41111 ,800 12/01 /2055 31325,000 783,800 41108,800 41108,800 12/01 /2056 317051000 6501800 413551800 413551800 12/01 /2057 338553000 5023600 413571600 413571600 12/01 /2058 41270,000 348,400 41618,400 41618,400 12/01 /2059 41440,000 177,600 41617,600 41617,600 50,330,000 44,712,600 95,042,600 95,042,600 Jul 30 , 2018 11 : 12 am Prepared by D.A, Davidson & Co Quantitative Group-PM (Water's Edge MD 17: FJUL3018-29lG19F1 ,291G19F1 ) 13 19111111 D ;1 DAVIDSON nttD nl COu! <Nnq vuat0 SUMMARY OF BONDS REFUNDED WATER'S EDGE METROPOLITAN DISTRICT GENERAL OBLIGATION REFUNDING BONDS , SERIES 2029 Pay & Cancel Refunding of (proposed ) Series 2019 + New Money 40. 000 (target) Mills Assumes Investment Grade , 100x, 30-yr. Maturity (SERVICE PLAN : Full Growth + 6% Bi-Reassessment Projections) [ Preliminary -- for discsussion only ] Maturity Interest Par Call Call Bond Date Rate Amount Date Price 7/30/ 18 : Ser 19 NR SP, 5.00% , 100x, 40mis , FG +6% BiRE : TERM49 12/01 /2030 5 .000% 3851000 . 00 12/01 /2029 100 . 000 12/01 /2031 5 .000% 4001000 . 00 12/01 /2029 100 . 000 12/01 /2032 5 .000% 5451000 . 00 12/01 /2029 100 . 000 12/01 /2033 5 .000% 570, 000 . 00 12/01 /2029 100 . 000 12/01 /2034 5 .000% 7301000 . 00 12/01 /2029 100 . 000 12/01 /2035 5 .000% 7651000 . 00 12/01 /2029 100 . 000 12/01 /2036 5 .000% 9451000 . 00 12/01 /2029 100 . 000 12/01 /2037 5 .000% 9903000 . 00 12/01 /2029 100 . 000 12/01 /2038 5 .000% 1 , 185, 000 . 00 12/01 /2029 100 . 000 12/01 /2039 5 .000% 12451000 . 00 12/01 /2029 100 . 000 12/01 /2040 5 .000% 1 ,460, 000 . 00 12/01 /2029 100 . 000 12/01 /2041 5 .000% 115353000 . 00 12/01 /2029 100 . 000 12/01 /2042 5 .000% 17751000 . 00 12/01 /2029 100 . 000 12/01 /2043 5 .000% 1 ,865, 000 . 00 12/01 /2029 100 . 000 12/01 /2044 5 .000% 2 , 1301000 . 00 12/01 /2029 100 . 000 12/01 /2045 5 .000% 212403000 . 00 12/01 /2029 100 . 000 12/01 /2046 5 .000% 25351000 . 00 12/01 /2029 100 . 000 12/01 /2047 5 .000% 2001000 . 00 12/01 /2029 100 . 000 12/01 /2048 5 .000% 2 ,9901000 . 00 12/01 /2029 100 . 000 12/01 /2049 5 .000% 612253000 . 00 12/01 /2029 100 . 000 33 , 1751000 . 00 Jul 30 , 2018 11 : 12 am Prepared by D .A, Davidson & Co Quantitative Group-PM (Water's Edge MD 17: FJUL3018-29lG19F1 ,29IG19F1 ) 14 4 DIAIDAVIDSO .\ PIMP Nave -.+n <. ua,aeq ESCROW REQUIREMENTS WATER'S EDGE METROPOLITAN DISTRICT GENERAL OBLIGATION REFUNDING BONDS , SERIES 2029 Pay & Cancel Refunding of ( proposed ) Series 2019 + New Money 40 . 000 (target) Mills Assumes Investment Grade , 100x , 30 -yr. Maturity (SERVICE PLAN : Full Growth + 6% Bi -Reassessment Projections ) [ Preliminary -- for discsussion only ] Dated Date 12/01 /2029 Delivery Date 12/01 /2029 7/30/18 : Ser 19 NR SP , 5 . 00% , 100x, 40mis , FG +6% BiRE Period Principal Ending Interest Redeemed Total 12/01 /2029 829,375.00 33, 175 ,000 .00 347004,375.00 829, 375. 00 333175 ,000 .00 34 ,004, 375 . 00 Jul 30 , 2018 11 : 12 am Prepared by D .A, Davidson & Co Quantitative Group—PM (Water's Edge MD 17 : FJUL3018-29lG19F1 ,29lG19F1 ) 15 DIAJDAV[ DSON HIM m<on <..i..k WAA „ PRIOR BOND DEBT SERVICE WATER'S EDGE METROPOLITAN DISTRICT GENERAL OBLIGATION REFUNDING BONDS , SERIES 2029 Pay & Cancel Refunding of ( proposed ) Series 2019 + New Money 40 . 000 (target) Mills Assumes Investment Grade , 100x , 30 -yr. Maturity (SERVICE PLAN : Full Growth + 6% Bi -Reassessment Projections ) [ Preliminary -- for discsussion only ] Annual Period Debt Debt Ending Principal Coupon Interest Service Service 12/01 /2029 8291375 8291375 06/01 /2030 8291375 829,375 12/01 /2030 385,000 5.000% 829,375 112149375 2 ,873, 125 06/01 /2031 8191750 8191750 12/01 /2031 4001000 5.000% 8191750 112191750 210391500 06/01 /2032 8091750 809,750 12/01 /2032 545,000 5.000% 809,750 113549750 2 , 164,500 06/01 /2033 796, 125 796, 125 12/01 /2033 5701000 5.000% 7961125 113661125 211621250 06/01 /2034 7811875 781 ,875 12/01 /2034 730,000 5.000% 781 ,875 1 , 511 ,875 2 ,293 ,750 06/01 /2035 763 ,625 763,625 12/01 /2035 7651000 5.000% 763 ,625 175281625 2292250 06/01 /2036 744500 7441500 12/01 /2036 9453000 5.000% 7443500 116895500 2 ,434,000 06/01 /2037 720,875 720,875 12/01 /2037 990 ,000 5.000% 7201875 1 ,7101875 2A311750 06/01 /2038 6961125 6961125 12/01 /2038 11185 ,000 5.000% 6961125 11881 , 125 215771250 06/01 /2039 666,500 666,500 12/01 /2039 1 ,245 ,000 5.000% 6661500 1 ,911 ,500 2 ,5781000 06/01 /2040 6351375 6351375 12/01 /2040 1 ,4601000 5.000% 6351375 21095,375 217301750 06/01 /2041 598,875 5989875 12/01 /2041 17535,000 5.000% 5981875 2, 1331875 27321750 06/01 /2042 560500 5601500 12/01 /2042 117751000 5.000% 5601500 21335500 218961000 06/01 /2043 5163125 5165125 12/01 /2043 11865,000 5.000% 516 , 125 21381 , 125 2 ,8971250 06/01 /2044 469 ,500 4691500 12/01 /2044 211301000 5.000% 4691500 25599,500 310691000 06/01 /2045 4163250 4169250 12/01 /2045 2,2401000 5.000% 416 ,250 21656,250 3 ,0721500 06/01 /2046 360250 3601250 12/01 /2046 215351000 5.000% 360250 218951250 31255500 06/01 /2047 2963875 2969875 12/01 /2047 21660,000 5.000% 296,875 21956,875 3 ,253 ,750 06/01 /2048 230,375 2301375 12/01 /2048 219901000 5.000% 2301375 312201375 314501750 06/01 /2049 1551625 155,625 12/01 /2049 6,2251000 5.000% 155,625 61380,625 6,5361250 339175,000 249565,875 57,7409875 57,740,875 Jul 30 , 2018 11 : 12 am Prepared by D.A, Davidson & Co Quantitative Group-PM (Water's Edge MD 17: FJUL3018-29lG19F1 ,291G19F1 ) 16 DIAJDAV[ DSON HIM m<on <..i..k WAA „ BOND SOLUTION WATER'S EDGE METROPOLITAN DISTRICT GENERAL OBLIGATION REFUNDING BONDS , SERIES 2029 Pay & Cancel Refunding of ( proposed ) Series 2019 + New Money 40 . 000 (target) Mills Assumes Investment Grade , 100x , 30 -yr. Maturity (SERVICE PLAN : Full Growth + 6% Bi -Reassessment Projections ) [ Preliminary -- for discsussion only ] Period Proposed Proposed Total Adj Revenue Unused Debt Sery Ending Principal Debt Service Debt Service Constraints Revenues Coverage 12/01 /2030 270131200 21013,200 21044 ,253 311053 101 .54248% 12/01 /2031 301000 210431200 21043,200 21044253 11053 100.05155% 12/01 /2032 150,000 2, 1621000 21162,000 211661908 4,908 100.22703% 12/01 /2033 1605000 21166,000 211665000 2 , 166,908 908 100.04194% 12/01 /2034 295,000 22941600 2,2941600 22961923 27323 100. 10123% 12/01 /2035 305,000 212921800 212921800 212961923 41123 100. 17982% 12/01 /2036 455,000 214301600 2143000 214341738 4, 138 100. 17026% 12/01 /2037 4755000 2 ,4323400 214329400 2 ,4343738 29338 100.09613% 12/01 /2038 640,000 2 , 578 ,400 21578,400 2 , 5801823 2,423 100.09396% 12/01 /2039 665,000 2 , 577 ,800 2,5771800 2 ,5801823 37023 100. 11725% 12/01 /2040 845,000 217311200 21731 ,200 217351672 41472 100. 16373% 12/01 /2041 8805000 2 , 7323400 217329400 2 , 735,672 31272 100. 11975% 12/01 /2042 1 ,080,000 2 ,897 ,200 21897,200 2 ,8991812 21612 100.09016% 12/01 /2043 111251000 2 ,899 ,000 2,8991000 2 ,8991812 812 100.02802% 12/01 /2044 113401000 31069 ,000 310691000 310731801 41801 100. 15643% 12/01 /2045 113959000 3,0703400 310709400 3,073,801 39401 100. 11077% 12/01 /2046 1 ,635,000 3,254 ,600 31254,600 3 ,2581229 3,629 100. 11150% 12/01 /2047 117001000 3254200 3,254,200 32581229 41029 100. 12381 % 12/01 /2048 119651000 31451200 31451 ,200 314531723 21523 100.07310% 12/01 /2049 23045,000 314521600 31452,600 314531723 1 , 123 100.03252% 12/01 /2050 2$ 30,000 3 ,6551800 31655,800 3 ,6601946 51146 100. 14077% 12/01 /2051 21425,000 3,6571600 3,657,600 3001946 31346 100.09148% 12/01 /2052 217451000 318801600 318801600 318801603 3 100.00008% 12/01 /2053 22850,000 318751800 31875,800 318801603 4,803 100. 12392% 12/01 /2054 312009000 4 , 1113800 411119800 411139439 19639 100.03986% 12/01 /2055 31325,000 4 , 108 ,800 41108,800 41113,439 4,639 100. 11291 % 12/01 /2056 317051000 413551800 413551800 413601245 4,445 100. 10206% 12/01 /2057 33855,000 413571600 41357,600 413601245 2,645 100.06071 % 12/01 /2058 412705000 4,618,400 416189400 4,621 ,860 39460 100.07492% 12/01 /2059 41440,000 4,6171600 41617,600 4,6211860 4,260 100.09226% 50,3309000 959042,600 95,0429600 95, 163,952 1219352 Jul 30 , 2018 11 : 12 am Prepared by D.A, Davidson & Co Quantitative Group-PM (Water's Edge MD 17: FJUL3018-29lG19F1 ,291G19F1 ) 17 EXHIBIT K Public Benefits EXHIBIT K " PUBLIC BENEFITS" Affordable Housing : Waters' Edge commitment to affordable housing for seniors is a different way to look at the subject . The City' s Affordable Housing Strategic Plan dated October 6, 2015 states : There is also a need for 55+ for-sale communities ( page 44 ) . The Plan recognizes the need for housing for seniors to forestall the move to independent living or assisted living . Additionally, Waters' Edge commits to providing, in our second phase ( Waters' Edge East ) , that at least 10% of the housing units in that phase will be affordable defined at 80% of area median income . Some units may meet that standard in our first phase including auxiliary dwelling units planned in our courtyard product . These housing units will be guaranteed to remain affordable, as defined above, for at least twenty years . Likely we will use the land trust or land bank model while determining if Low- Income Housing Tax Credits can assist with affordable rental units . For 10% of Phase II ' s estimated 471 lots @ $ 7, 254 (taken from Thrive' s cost estimate from Stapleton ) _ $3,417, 105 Significant Reduction in Potable Water : Non - potable water system : This system is essential to be able to affordably create and maintain the project' s expansive natural areas . The non - potable system will be operated by the metropolitan districts and supply all irrigation water to the natural areas and private lots . Cost to the consumer will be lower and water savings will be increased because of comprehensive management, including on private lots . Our non - potable water system , which requires management by a district, not an HOA, will reduce water consumption by 55 % benefiting the residents by lower operating costs and benefiting recreation and agriculture in Northern Colorado . The system will also allow liquefied fertilization which , while saving residents' money, also reduces the runoff of fertilizers to our natural drainages and streams . Traditional non - native and high -water use landscaping would require 158 acre feet of irrigation per year according to estimates from Hines Inc . Water planning, smart engineering, and successful performance management can reduce that to 87 acre feet during the initial grow- in period then down to 65 acre feet after the native grasses are established . Controlling the irrigation by the metro district' s contractor is essential to realizing these water savings . Enhanced and Expanded Open Space , Parks and Trails : Enhanced and Expanded trail system and natural areas : Promotes walking/cycling and scooter use while discouraging vehicle use ; green spaces and enhanced vegetation promote carbon sequestration . Waters' Edge West is designed with nearly 40% open space, double nearby subdivisions : Maple Hill Richard ' s Lake Waters' Edge Gross Area 154 . 79 acres 114. 45 acres 108 .45 acres Open Space 30 . 47 acres 21 . 54 acres 40 . 11 acres * % of Open Space 19 . 7% 18 . 8% 37 . 0% * Includes the 36 . 64 acres of open space in the approved site plan plus the 3 .47 acres of oil wells since all those have been plugged and abandoned and the land incorporated into open space . Waters' Edge, with open space adjacent to nearly every lot and an interconnected trail system , will be a friendly place for pedestrians, bicyclists and even electric scooters . The mixed - use community design , with significant public spaces, multiple housing types, on - site recreation and a small commercial center exemplifies smart growth . Enhanced Landscaping : Vegetative landscape will be focused on creating a quality environment for humans and wildlife with native species; ongoing stewardship will be performed by the proposed metropolitan districts . There will be edible plants (for both humans and wildlife ) throughout the community . Within the double open space, plantings and sire furnishings also substantially exceed the norm . These planting designs are in the approved site plans and subject to the fully executed Development Agreement . Rehabilitation of the Windsor #8 Ditch will feature : The existing ditch is 6, 208 feet long along the eastern boundary of Phase II and is best described as an aesthetic and environmental disaster . The rehabilitation will involve the entire reach of the ditch and will include : Creation of wetlands to improve water quality and provide habitat for wildlife Trails to link the region Transformation of an eyesore to a high -quality useful community natural area Improved storm water retention OTHER EXTRAORDINARY BENEFITS OF THE PROJECT Waters' Edge will support the needs of the City' s residents, the surrounding community, and the City' s stated missions and objectives . Enabling the Districts to finance a portion of the "basic" Public Improvements is essential to offset the higher costs associated with delivering public benefit and extraordinary development outcomes . POLICY OBJECTIVES Environmental Sustainability Outcomes • Waters' Edge community design is focused on reducing off-site travel of its residents, reducing greenhouse gas emissions . • Our planned Sustainability Center will teach by example using solar power to charge electric lawn mowers and community buildings while exhibiting the capped oil well pump — the " new energy economy" vs . the old . Reduced greenhouse gases and reduced noise from lawn maintenance equipment is one goal for the Center. • Waters' Edge resiliency is strengthened by incorporating the latest design of Low Impact Development with bioretention facilities and permeable pavement systems . • Waters' Edge commits that houses built in the community will include enhanced building standards for water and energy conservation outcomes . 65 % of lots are solar oriented in Waters' Edge Phase I . • Five oil and gas wells, three of which were in operation , were purchased , plugged and abandoned under the oversight of the developer' s experts, City staff and the Colorado Oil and Gas Conservation Commission . The COGCC has certified the plugging and abandonment of these wells which went beyond the specifications and protocol of the Commission . The developer paid $ 709, 924 for acquiring and P &A' ing these wells to eliminate this environmental issue for Waters' Edge residents and the surrounding neighborhoods . The mineral rights holder has relinquished all rights to use the surface in Waters' Edge Second Filing leaving over 10, 000 bbl of oil in the ground . Critical Public Infrastructure • Waters' Edge is contributing to regional transportation needs with construction of a traffic signal at Turnberry and Country Club Road and a $ 250, 000 contribution to resolving the vexing intersection at Timberline and Vine . The Waters' Edge districts will also participate in the Regional Improvement Mill Levy which will contribute over $4 . 3 million to regional improvements . Smart Growth Management • Waters' Edge promotes social interaction through development design , creating gathering places that attract people and facilitate connections . These include strategically placed benches, fire pits and arbors in the abundant open space, community gardens, some with edible plants and a community kitchen . • Reducing the need for off-site travel benefits the residents, by reducing costs and hassles, and benefits the planet by reducing greenhouse gases . • The community design will encourage healthier living patterns which is one of our primary goals . Other plans, which have not yet been fully designed or approved by the City, and will be subject to site planning requirements of the City and , ultimately, Development Agreements or intergovernmental agreements : • Health , Wellness and Senior Activity Center : This walkable facility, planned for the second phase in Waters Edge, will be the gathering place for the community . A focal point in the town center, it will be a community center with spaces to gather, work, recreate , volunteer, and enjoy social , educational , creative, and cultural activities . The Center will include a large multi - purpose room , community kitchen , arts and crafts room and business office spaces . A swimming pool will be included as will therapy pools . We expect to provide examination and treatment rooms where visiting health care providers could address those aliments that affect seniors the most like hearing loss and neuropathy . The grounds for the Center are expected to be approximately three acres with walking paths and outdoor sport courts including the very popular pickle ball . We expect to request a variance to limit parking since we have planned the Center to be accessed by walking, biking, ridesharing and other alternative forms of transportation . The building is expected to be approximately 4, 000 to 5 , 000 square feet in size with an inviting design to encourage greater use and set the standard for the town center . Preliminary cost estimates are $ 7 million including site work . The Center will reduce the community' s carbon footprint by reducing car travel to the existing Senior Center of 8 miles and travel to existing recreation of 4 . 5 miles . The metro district will operate the Center and will program the facilities to ensure opportunities for social connections though classes, activities and events which will be open to the general public in addition to district residents . • The Waters' Edge Sustainability Center, located on two acres around the site of three former oil and gas wells, is intended to display that old energy economy in juxtaposition to the new with a solar array charging electric lawn maintenance equipment and vehicle charging stations . Approximately $ 1 . 5 million will be used to finance and construct this Center . This facility will be owned and operated by the metro district and will be available for use by the general public in addition to district residents . The Center will be both a functioning center as well an educational center . Kitchen and landscape waste will be collected on the site and a solar array and charging facilities for electric vehicles and mowers will be located to provide clean energy for the community . The carbon reduction from these provisions is significant : The U . S . Environmental Protection Agency ( EPA) estimates that 5 percent of air pollution is attributable to annual spills from gasoline powered lawn mowers . Curbside pick- up of compost throughout the community by electric vehicles for use in the landscape reduces the amount of driving offsite, further reducing the carbon footprint . The old energy economy will be demonstrated with the old , detached pump jack that has been left on the property . The three plugged and abandoned wells will be memorialized with placards with historical records of pumping and estimates of the greenhouse gases generated from the use of those carbons . The new energy economy will be demonstrated with the solar charging, composting and will be recognized with signs proclaiming the difference between the use of carbon vs . renewable energy on the ecosystem . And the use of electric lawn maintenance equipment will provide a very real reduction in emissions since the small gas engines on trimmers, blowers and mowers are notorious high polluters, especially the two - stroke engines used for leaf blowers and related devices . • Community Kitchen : Will be used to educate the community on nutrition , healthy eating and sustainable agriculture . • Greenhouses and aquaponics facility : Additional elements of urban agriculture . INDIRECT COSTS AND ENHANCED DEVELOPMENT OUTCOMES Enabling the Districts to finance a portion of the " basic" Public Improvements is essential to offset the higher costs associated with delivering public benefit and extraordinary development outcomes . We posit that a community designed to allow seniors to stay in Fort Collins and stay in their homes longer provides a public benefit . Indirect Costs : Necessary extraordinary developer and builder costs associated with delivering public benefits/extraordinary development outcomes that will not be incurred by the Districts and will not be approved in the Districts' Public Improvement Cost Estimates . Affordable Housing Subsidy . For 10 % of Phase II ' s estimated 471 lots @ $ 7 , 254 ( taken from Thrive' s cost estimate from Stapleton ) _ $3,417, 105 SUMMARY Waters' Edge Investments asks the City of Fort Collins to be its partner in developing an innovative and exceptional community by supporting and approving metropolitan districts to provide the infrastructure, amenities and services described herein . We believe that the features that the proposed districts will provide or will allow by offsetting other costs are truly extraordinary and in sync with many of the City' s important initiatives as well as the major themes of City Plan : " Innovate — Sustain — Connect" . This community cannot be achieved without the financing and operating opportunities afforded by metropolitan districts . If the City wants this type of development, and wants to achieve its stretch goals, it must be willing to give extraordinary developments the tools to achieve those outcomes . EXHIBIT L Disclosure Notice NOTICE OF INCLUSION IN A RESIDENTIAL METROPOLITAN DISTRICT AND POSSIBLE PROPERTY TAX CONSEQUENCES Legal description of the property and address : (Insert legal description and property address) . This property is located in the following metropolitan district: (Insert District Name) . In addition to standard property taxes identified on the next page, this property is subject to a metropolitan district mill levy (another property tax) of up to : (Insert mill levy maximum) . Based on the property' s inclusion in the metropolitan district, an average home sales price of $300,000 could result in ADDITIONAL annual property taxes up to : (Insert amount) . The next page provides examples of estimated total annual property taxes that could be due on this property, first if located outside the metropolitan district and next if located within the metropolitan district. Note : property that is not within a metropolitan district would not pay the ADDITIONAL amount. The metropolitan district board can be reached as follows : (Insert contact information) . You may wish to consult with: ( 1 ) the Larimer County Assessor' s Office, to determine the specific amount of metropolitan district taxes currently due on this property; and (2) the metropolitan district board, to determine the highest possible amount of metropolitan district property taxes that could be assessed on this property. ESTIMATE OF PROPERTY TAXES Annual Tax Levied on Residential Property With $300,000 Actual Value Without the District Taxing Entity Mill Levies Annual tax levied (2017 * *) Insert entity Insert amount $ Insert amount Larimer County Insert amount $ Insert amount City of Fort Collins Insert amount $ Insert amount Insert entity Insert amount $ Insert amount Insert entity Insert amount $ Insert amount Insert entity Insert amount $ Insert amount TOTAL: Insert total $ Insert amount Annual Tax Levied on Residential Property With $300,000 Actual Value With the District (Assuming Maximum District Mill Levy) TaxingE ntity Mill Levies Annual tax levied (2017 * *) Insert District Name Insert amount $ Insert amount Insert entity Insert amount $ Insert amount Larimer County Insert amount $ Insert amount City of Fort Collins Insert amount $ Insert amount Insert entity Insert amount $ Insert amount Insert entity Insert amount $ Insert amount Insert entity Insert amount $ Insert amount TOTAL: Insert total $ Insert total "This estimate of mill levies is based upon mill levies certified by the Larimer County Assessor's Office in December 20_ for collection in 20_, and is intended only to provide approximations of the total overlapping mill levies within the District. The stated mill levies are subject to change and you should contact the Larimer County Assessor' s Office to obtain accurate and current information. FINANCIAL HEALTH OF METROPOLITAN DISTRICT Financial information for (Insert District Name Here) as of (Insert Date of Last Annual Report Here) : Notes Amount Total Assessed Value Insert Notes Insert Amount Current Mill Levy & Annual Revenue Insert Mill Insert Amount Current Debt Mill Levy & Annual Revenue Insert Mill Insert Amount Outstanding Debt Insert Term Insert Amount Anticipated Payoff Year Insert Notes Insert Amount Additional information regarding (Insert District Name Here) financial health and formation can be found at the City of Fort Collins website, available at: fcgov. com. In addition, the Colorado Department of Local Affairs may have the following materials available : ■ Audited Financial Statements ■ Annual Budget ■ Annual Report on the Service Plan ■ Certification of Election Results ■ Certification of Tax Levies ■ Notice of Authorization of General Obligation Debt ■ Notice of Issuance of General Obligation Debt ■ Transparency — Notice to Electors Available at: https://dola. colorado. gov/lgisll Finances.esf Or Division of Local Government 1313 Sherman Street, Room 521 Denver, Colorado 80203 (303 ) 864-7720 Fax : (303 ) 864-0751 OR Contact the District at: Metropolitan District [Address] [Address] [Phone] [Fax] [Email]