Developers and bond experts on the Gwinoc Mixed Use Project told the Lake County Board of Supervisors at a workshop that a Community Facilities District (CFD) and tax‑exempt bonds under the Mello‑Roos framework would be used to finance roads, water, sewer, drainage and park improvements, and that the county would not be legally liable for the bond debt.

Lou Feldman, a public‑finance consultant for the project, opened the presentation and said the team expects the development to create jobs and intends the CFD to cover large upfront infrastructure costs. "We end up with money, you end up with infrastructure, from that money and we all end up with 2,886 jobs," Feldman said.

Kevin Case, a project representative, told the board the team is advancing subdivision maps and environmental review and aims to break ground in April. The presenters emphasized the CFD is one element of a broader capital stack and not the only source of financing for on‑site construction and private improvements.

Bridal Thorbeth, who identified themselves in the presentation as bond counsel, explained that a CFD is a legally distinct public entity formed under the Mello‑Roos framework and that bonds issued by a CFD are payable only from annual special taxes levied on property inside the district. "Those bonds that are issued are not a debt or a liability of Lake County," Thorbeth said, adding that investors are told the special tax secures the bonds and that foreclosure remedies exist for unpaid taxes.

James Hamill, managing director at the California Statewide Communities Development Authority (CSCDA), said CSCDA would handle issuance, public hearings and administrative requirements on the county's behalf while the county would retain decision‑making authority. "You are still involved deeply," Hamill said of the board's role in any future resolutions or terms.

Public Services Director Lars Ewing, speaking as a member of the public record, listed technical and coordination questions he expects county staff to resolve before the board acts: which public agencies will accept and maintain infrastructure, whether water and wastewater districts will be involved, how administrative plan‑review and inspection costs will be reimbursed, and whether the county can speak with other jurisdictions that have used similar structures.

Supervisors also pressed presenters on specific liabilities and long‑term maintenance. Supervisor Sabatier asked what Lake County's exposure would be in a worst‑case default; counsel replied that defaults stem from unpaid special taxes and that CSCDA — not the county — would pursue collection and foreclosure as provided in the CFD documents. Supervisor Sabatier also asked whether future homeowners would retain the ability to protest a levy once the CFD is formed; presenters said the relevant landowner/voter elections for special taxes are governed by state rules and are not reopened after formation.

Supervisor Owen asked whether private systems inside gated portions would remain privately funded and whether the CFD could provide perpetual maintenance revenue for public portions of the project. Presenters said private facilities would be funded privately while CFD proceeds must be used mainly for public facilities (counsel noted roughly 95% of proceeds typically pay for public infrastructure to preserve tax exemption) and that special taxes can be structured to include ongoing maintenance collections.

The board treated the item as a workshop and did not take a formal vote. Presenters asked the board to study the materials and return on Dec. 9 to consider a resolution authorizing CSCDA to serve as conduit issuer; Ben Rickelman (Deputy County Administrative Officer) confirmed staff would bring the item back for action and follow up on the technical questions raised.

Next steps: staff will compile the requested clarifications on jurisdictional acceptance of improvements, maintenance funding options, administrative cost reimbursements and examples from other counties; the board is scheduled to consider a resolution regarding CSCDA involvement at the Dec. 9 meeting.