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as all service providers, must provide accurate and detailed infrastructure costs to be incorporated into the Specific Plan' s financing plan. The allocation of costs . An important task for the County Planning Division will be to allocate capital costs in an equitable manner, both to properties within the Project Site and to properties outside of the Project Site (conceivably, some capital costs, such as those relating to highway improvements, would benefit properties outside of the Project site) . This allocation of costs must be performed prior to formation of special districts to finance services/facilities for the proposed Project and prior to the specification of impact fees (e . g . , fees for transportation facilities) that would be needed to pay for capital improvements . Ability to pay. The Specific Plan financing plan must ensure that capital cost burdens are reasonable and affordable for local property owners (i .e. , the lien amount should not exceed 33 percent of the value of the property or property taxes and assessments should not exceed two percent of the property value) . • At the Specific Plan stage, the County must negotiate a development agreement that obtains dedications of lands for park development, for streets, and other on-site improvements, and for other municipal-type public facilities . • Prior to commencement of development, the County must create a localized entity (or entities) within the Project site to support public facility improvement financing and ongoing maintenance costs . Such entities include special assessment districts and Mello-Roos community facilities districts . Bonds issued under either type of district could represent an important source of revenues for infrastructure construction, contingency funds, and, in certain cases , ongoing maintenance activities . • See FEIR, Section 4 . 10 . C2-48 1 r/0202r