HomeMy WebLinkAbout04 ENGINEER'S REPORT/PUBLIC HEARING-LEVY ANNUAL ASSESSMENTS FOR 2011-12 TUSTIN LANDSCAPE AND LIGHTING DIST• A enda Item 4
~~ ~ AGENDA REPORT Reviewed:
City Manager
Finance Director
MEETING DATE: MAY 3, 2011
TO: WILLIAM A. HUSTON, INTERIM CITY MANAGER
FROM: DOUGLAS S. STACK, DIRECTOR OF PUBLIC WORKS/CITY ENGINEER
SUBJECT: APPROVE THE ENGINEER'S REPORT FOR THE TUSTIN LANDSCAPE AND
LIGHTING DISTRICT AND SET A PUBLIC HEARING TO CONSIDER LEVYING
FISCAL YEAR 2011-2012 ASSESSMENTS
SUMMARY
At their February 15, 2011 meeting, the City Council ordered the preparation of an Engineer's
Report for the Levy of Annual Assessments for the Tustin Landscape and Lighting District. The
Engineer's Report has now been completed and is ready for City Council approval. Additionally, it
is requested that the City Council declare its intention to levy annual assessments and set a public
hearing for June 7, 2011.
RECOMMENDATION
It is recommended that the City Council adopt the following resolutions:
Resolution No. 11-35 approving the Engineer's Report for the Tustin Landscape and
Lighting District for Fiscal Year 2011-2012; and
2. Resolution No. 11-36 declaring its intention to levy annual assessments for Fiscal Year
2011-2012 and setting a public hearing for June 7, 2011.
FISCAL IMPACT
The landscape maintenance and public street lighting expenses within the Tustin Ranch area are
typically recovered through the levy of the annual assessments for the District. However, in order
to meet the district's budget needs, the City must consider additional funding for a shortfall of
$147,820, which will be funded from the Reassessment District 95-1 (RAD 95-1) Construction
Fund during the adoption of the Fiscal Year 2011/2012 budget. The proposed assessment on City
parkland within the District is $9,369.65 and will be paid through the City's Fiscal Year 2011-2012
property tax expense fund.
DISCUSSION/ BACKGROUND
The Tustin Landscape and Lighting District was formed in 1985 to install and maintain certain
street lighting and landscaping in the area generally bounded by Browning Avenue, Irvine
Boulevard, Jamboree Road (formerly Myford Road) and the I-5 Freeway within the City of Tustin.
Assessments for the benefiting properties were first confirmed for Fiscal Year 1985-1986 and each
fiscal year thereafter. As property developed in the Tustin Ranch area, such development was
required to annex to the District.
Tustin Landscape and Lighting District
May 3, 2011
Page 2
As a result of procedures required by the passage of Proposition 218 on the November 1996
Statewide ballot, which added Article XIID to the State Constitution, the City re-analyzed the
District regarding the special benefits associated with the improvements for each property in the
District, commencing with Fiscal Year 1997-1998. Notices and ballots to approve the assessment
including future adjustments based on increases in the Consumer Price Index (CPI) were mailed in
the spring of 1997 to all property owners in the District. Subsequently, at the conclusion of a public
hearing on July 7, 1997, the majority of returned ballots, weighted by assessed amount, approved
the annual assessments.
Based on the results of the ballot proceedings, the base assessment rate for Fiscal Year 1997-
1998 may be increased in subsequent years by no more than the increase in the CPI for all urban
consumers for the Los Angeles, Anaheim, and Riverside area. The percentage increase in the CPI
for calendar year 2010 is 1.3%. The District's budget for Fiscal Year 2011-2012 has been
increased per the maximum allowed by Proposition 218 to offset anticipated increases in operating
expenses.
Each year, the City estimates the cost to provide the street lighting and landscape maintenance
services in the Tustin Ranch area. This total cost is divided among the parcels on a proportionate
share, based on a report prepared by consultant engineers. The precise method used to establish
each parcel's special benefit may vary according to land usage and benefit area, but similar
parcels with equal benefit from the District pay equal assessments.
There are 5,704 parcels within the District for Fiscal Year 2011-2012, which remains unchanged
from the previous fiscal year.
The District includes three separate benefit areas based upon the special benefits received.
Benefit Area "A" Properties located in Benefit Area "A" pay only for Arterial and Collector
Street Lighting (ACCT).
Benefit Area "B" Properties located in Benefit Area "B" pay for Arterial and Collector Street
Lighting, plus Parkway, Slope, and Trail Landscaping (ACCT +PSTL).
Benefit Area "C" Properties located in Benefit Area "C" pay for Arterial and Collector Street
Lighting, plus Parkway, Slope, Trail Landscaping, plus Local Residential
Street Lighting (ACCT +PSTL + LRLT). Those parcels that pay for local
residential street lighting are located within the residential tracts that have
public streets.
Typically, owners of single-family residential parcels in each area pay an equal share. The
proposed assessments to be paid by single family residential parcels in each of the following
benefit areas are:
Benefit Area "A" (ACCT) .......................................... $11.39 per year
Benefit Area "B" (ACCT +PSTL) ............................. $72.57 per year
Benefit Area "C" (ACCT +PSLT + LRLT) ...............$100.79 per year
Tustin Landscape and Lighting District
May 3, 2011
Page 3
The total costs to be assessed for lighting and landscape maintenance for Fiscal Year 2011-2012
are $108,350.00 and $470,530.00, respectively, for a total operating and maintenance assessment
of $578,880.00.
The Engineer's Report prepared by Harris & Associates has been filed with the City Clerk and
contains the following proposed levy of assessments for Fiscal Year 2011-2012 along with a
comparable listing to last year's assessment.
ASSESSMENT RATE SUMMARY BY LAND USE
FY 2010-11 FY 2011-12
BENEFIT AREA A B C A B C
ACLT + ACLT+PSTL ACLT + ACLT+PSTL
LAND USE ACLT PSTL +LRLT ACLT PSTL +LRLT
Single Family Res. ($/Dwelling Unit) $71.64/DU $99.50/DU $72.57/DU $100.79/DU
Multi-family Res. ($/Dwelling Unit) $53.73/DU $54.43/DU
Non-Residential ($/ac) $429.84/ac $435.42/ac
Non-Res -Tustin Market Place
($/ac) $67.44/ac $68.34/ac
Golf Course ($/ac) $286.56/ac $290.28/ac
Vacant and Parks ($/ac $143.28/ac $145.14/ac
It is recommended that the City Council adopt the two attached resolutions. These resolutions
provide for the following:
• Resolution No. 11-35 approves the Engineer's Report for the Tustin Landscape and Lighting
District for Fiscal Year 2011-2012.
• Resolution No. 11-36 declares the City Council's intention to provide for an annual levy of
assessment for the Tustin Landscape and Lighting District to levy and collect assessments
pursuant to the Landscape and Lighting Act of 1972. Resolution No. 11-36 also sets the date,
time, and place for a public hearing concerning the annual levy of assessment for the District.
The hearing is scheduled for Tuesday, June 7, 2011 at 7:00 p.m. in the City Council Chambers,
300 Centennial Way, Tustin, California.
°1,f
~~
D u las S. Stack, P.E.
Dire, tdf of Public Works/City Engineer
Attachments: Resolution No. 11-35 and No. 11-36
Engineer's Report for Tustin Landscape and Lighting District, Fiscal Year 2011-2012
S:\City Council Items\2011 Council Items\Set a Public Hearing for TL&LD 11-12.docx
RESOLUTION NO. 11-35
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN,
CALIFORNIA APPROVING THE ENGINEER'S REPORT FOR THE TUSTIN
LANDSCAPE AND LIGHTING DISTRICT LEVY OF ANNUAL ASSESSMENTS
FOR FISCAL YEAR 2011-2012
WHEREAS, by Resolution No. 11-10, the City Council initiated proceedings for the
2011-2012 Fiscal Year for the levy of annual assessments and ordered the Engineer to prepare a
report in accordance with Section 22565 of the State of California Streets and Highways Code and
Proposition 218; and
WHEREAS, pursuant to said Resolution, the Engineer has filed the report with the City
Clerk; and
WHEREAS, the City Clerk has submitted the report to the City Council and the City
Council now has reviewed and examined the report as so submitted.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Tustin that it
determines and orders as follows:
Section 1: That the report entitled "Engineer's Report for Tustin Landscape and Lighting District,
Fiscal Year 2011-12" prepared by the Engineer, Harris & Associates, dated April 15, 2011,
including description of improvement, estimated costs and diagram, as filed with the City Clerk, is
hereby approved.
Section 2: A copy of this report shall remain on file in the office of the City Clerk.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Tustin
held on the 3~d day of May 2011.
Jerry Amante
Mayor
ATTEST:
Pamela Stoker
City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
I, Pamela Stoker, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California,
do hereby certify that the whole number of the members of the City Council is five; that the above
and foregoing Resolution No. 11-35 was duly and regularly passed and adopted at a regular
meeting of the City Council held on the 3~d day of May, 2011 by the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
PAMELA STOKER,
City Clerk
RESOLUTION NO. 11-36
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN,
CALIFORNIA DECLARING ITS INTENTION TO PROVIDE FOR AN ANNUAL
LEVY OF ASSESSMENT FOR FISCAL YEAR 2011-2012 FOR THE
IMPROVEMENT, MAINTENANCE AND SERVICING OF PUBLIC
LANDSCAPING AND LIGHTING FACILITIES IN THE TUSTIN RANCH AREA
WITHIN THE BOUNDARIES OF THE TUSTIN LANDSCAPE AND LIGHTING
DISTRICT AND TO LEVY AND COLLECT ASSESSMENTS PURSUANT TO
THE LANDSCAPING AND LIGHTING ACT OF 1972 AND PROPOSITION 218
AND GIVING NOTICE THEREOF
WHEREAS, the City Council by Resolution No. 11-10 initiated proceedings for the
annual levy of assessments for the Tustin Landscape and Lighting District pursuant to the
provisions of the Landscaping and Lighting Act of 1972 (Part 2, Division 15 of the California Streets
and Highways Code) as amended and Proposition 218; and
WHEREAS, by said Resolution No. 11-10, the City Council ordered the City Engineer to
prepare a report pursuant to Section 22565 of said Code and Proposition 218; and
WHEREAS, the City Engineer did prepare and file such a report and it was approved by
the City Council on the 3rd day of May 2011, with the passage and adoption of Resolution No. 11-
35.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Tustin that it
determines and orders as follows:
Section 1: That the public interest and convenience require and it is the intention of the City Council
of the City of Tustin to order the annual levy of assessments for Fiscal Year 2011-2012 and to levy
and collect said assessments pursuant to the provision of said Landscaping and Lighting Act of
1972 (Part 2 of Division 15 of said Streets and Highways Code) as amended and Proposition 218.
Section 2: That the improvements to be undertaken consist of the installation, maintenance,
servicing and operations of those certain public landscaping and lighting facilities located within the
Tustin Landscape and Lighting District. The Assessment District designated as Tustin Landscape
and Lighting District generally encompasses the portion of the City known as East Tustin, being
north of the I-5 Freeway and east of Browning Avenue except the areas of all public streets,
avenues, lanes, alleys, and rights-of-way provided, however, notwithstanding property owned by
the railroad and public utility companies not used for public purposes shall be included in the
district and not be excluded pursuant to the aforesaid exceptions.
Section 3: That reference is hereby made to the Engineer's Report on file with the City Clerk and
open to inspection for a fully detailed description of the improvements, the boundaries of the
Assessment District and any areas therein, and the proposed assessments upon assessable lots
and parcels of land within the District.
Section 4: That said proposed maintenance, servicing and operation of landscaping and lighting, in
the opinion of the City Council of the City of Tustin will be to the benefit of the property lying within
the described boundaries of the Assessment District as said Assessment District is described and
defined in said Engineer's Report.
Resolution 11-36
May 3, 2011
Page 2
Section 5: Notice is hereby given that Tuesday, June 7, 2011, at the hour of 7:00 p.m. in the Tustin
City Council Chambers, 300 Centennial Way, Tustin, California 92780 is hereby fixed as the time
and place where all interested persons may appear before the City Council and be heard
concerning the annual levy of assessments of the District, and extent of the District, the services to
be performed, and the proposed assessment and all other matters relating thereto.
Protests must be in writing and must be filed with the City Clerk prior to the conclusion of the
hearing. Any such protest shall state all grounds of the objection and, if filed by the property owner,
shall contain a description sufficient to identify the property.
Section 6: The City Clerk shall cause notice of the hearing to be given by causing the Resolution of
Intention to be posted and published in the manner required by Part 2 of Division 15 of the Streets
and Highways Code.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Tustin
held on the 3~d day of May 2011.
Jerry Amante
Mayor
ATTEST:
Pamela Stoker
City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
I, Pamela Stoker, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California,
do hereby certify that the whole number of the members of the City Council is five; that the above
and foregoing Resolution No. 11-36 was duly and regularly passed and adopted at a regular
meeting of the City Council held on the 3`d day of May, 2011 by the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
PAMELA STOKER,
City Clerk
i
Engineer's Report
for
Tusti n
Landscape and Lighting
Fiscal Year 2011-12
Presented to the
City of Tustin
Orange County, California
District
April 15, 2011
City ofTustin -Landscape and Lighting District, FY 2011.12 April 15, 2011
Engineer's Report Page 1
ENGINEER'S REPORT
TUSTIN
LANDSCAPE AND LIGHTING DISTRICT
The undersigned respectfully submit the enclosed report as directed by the City Council. The
undersigned certifies that he or she is a Professional Engineer, registered in the State of California.
~~pFESS/pN DATED: April 15, 2011
O '9
~~~, ~~PN E:. Cpl" `Fc~ Harris ~ Associates
i
,~ m
r N0. 41965 ~
* EXP. 3/31 /12
\qj, Civic ~~'\P Jo .Cox, P.E.
~`' n~ ,.,.~ ~F~ R.C.E. No. 41965
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll and
Assessment Diagram thereto attached, was filed in the office of the City Clerk on the day of
2011.
City of Tustin
Orange County, California
By
I HF,REBY CERTIFY that the enclosed Engineer's Report, together with Assessment Roll thereto
attached, was approved and confirmed by the City Council of the City of Tustin, California, on the
day of , 2011.
By
,City Clerk,
City of Tustin
Orange County, California
I HEREBY CERTIFY that the enclosed Assessment Roll was filed with the County Auditor of the
County of Orange, on the day of , 2011.
By
,City Clerk,
City of Tustin
Orange County, California
r.\tustin\fy1~-12\reportsUlmd7112 rpt(ina125apr11.dx ~ I Hams & Associates,.
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Page 2
TABLE OF CONTENTS
Submittal and Acknowledgments ........................................................................... .......1
Introduction ............................................................................................................ .......3
Report ..................................................................................................................... .......4
Part A -Plans and Specifications ..................................................................... .......6
Part B -Estimate of Cost .................................................................................. .......9
Part C -Assessment Roll .................................................................................. .....10
Part D -Method of Apportionment of Assessment .......................................... .....11
Part E -Property Owner List ............................................................................ .....19
Part F -Assessment Diagram ........................................................................... .....19
Appendix
Budget Detail /Maximum Assessment Rate Calculations
Budget & Assessment Comparison
Government Parcels
Landscape Maintenance Facilities Map
Assessment Diagram/Boundary Map
Land Use Map
Preliminary Assessment Roll (under separate cover)
r:\tustin\fy11-12\reports111md1112 rpt final 25apr11.doc ~ I Harris & Associates,.
City of Tustin -Landscape and Lighting District, FY 2011.12 April 15, 2011
Engineer's Report Page 3
INTRODUCTION
HISTORY
The purpose of this report is to set forth findings and the engineering analysis to levy the assessments
in the Tustin Landscape and Lighting District for the 2011-12 fiscal year.
The District was formed on July 15, 1985 to install and maintain certain street lighting and
landscaping in the area bounded by Browning Avenue, Irvine Boulevard, Jamboree Road (formerly
Myford Road) and the I-5 Freeway within the City of Tustin. Assessments for the benefiting
property were confirmed for the first fiscal year, 1985-86, and each fiscal year thereafter. As
property developed in the Tustin Ranch area, such development was required to annex to the District.
The current boundary is shown on the Assessment Diagram/Boundary Map, which is included in the
Appendix.
As a result of the new procedures required by Proposition 218 (Prop. 218), which was approved on
the November 1996 Statewide ballot and added Article XIIID to the State Constitution, the City
re-analyzed the District regarding the special benefits associated with the improvements for each
property in the District, for the 1997-98 fiscal year. Notices and ballots to approve the
Assessment, including a Consumer Price Index (CPI) adjustment, were mailed to all property
owners in the District, and a majority of the returned Assessment ballots approved the Assessment,
including potential adjustments for increases in the CPI in future years.
IMPROVEMENTS
The District improvements consist solely of parkway landscaping, trail landscaping, slope
landscaping, arterial and collector street lighting, and local residential street lighting in public rights-
of-way and dedicated easements. The District does not install or maintain parks or median islands in
roadways.
SCOPE OF REPORT
This report covers the levy of annual assessments for the 2011-12 fiscal year. The base assessment
rate which may be levied for each Equivalent Dwelling Unit (EDU) may be increased by the CPI for
all Urban Consumers for the Los Angeles, Anaheim, Riverside Area in any calendar year. The intent
of applying the annual CPI adjustment to the base assessment rate is to maintain the value of the
maintenance work, in relation to the increased cost of the maintenance. Therefore, the rates applied
in FY 1997-98 are equal to the maximum rates today, when you consider the increased cost of living.
In 1997, property owners within the District were noticed for and they approved, by assessment
ballot proceeding, potential adjustments in the rates based on the annual CPI. The CPI for Calendar
Year 2010 (December 2009 to December 2010) is 1.3%. Since the notice to property owners in 1997
included a potential CPI adjustment each subsequent year, and the property owners approved the
potential range of rates, it is not necessary to hold an assessment ballot proceeding any year in which
such an adjustment is made. For the calculation of the maximum assessment for each Fiscal Year,
please refer to the Appendix.
r:ltustin\fy11-12\reports\IImd1112 rpt final 25apr11.doc ~ I Harris & Associates,.
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Page 4
CITY OF TUSTIN
FISCAL YEAR 2011-12
ENGINEER'S REPORT
PREPARED PURSUANT TO THE PROVISIONS OF THE
LANDSCAPING AND LIGHTING ACT OF 1972
SECTION 22500 THROUGH 22679
OF THE CALIFORNIA STREETS AND HIGHWAYS CODE
AND ARTICLE XIIID OF THE
CALIFORNIA CONSTITUTION
Pursuant to Part 2 of Division 15 of the Streets and Highways Code of the State of California (the
1972 Act), Article XIIID of the California Constitution and in accordance with the Resolution of
Initiation adopted by the City Council of the City of Tustin, State of California, in connection with
the proceedings for:
TUSTIN
LANDSCAPE AND LIGHTING DISTRICT
hereinafter referred to as the "Assessment District" or "District", I, Joan E. Cox, P.E., the authorized
representative of Harris & Associates, the duly appointed ENGINEER OF WORK, submit herewith
the "Report" consisting of six (6) parts as follows:
PART A
PLANS AND SPECIFICATIONS
Plans and specifications for the improvements are as set forth on the lists thereof, are on file in the
Office of the City Engineer and are incorporated herein by reference.
PART B
ESTIMATE OF COST
An estimate of the costs of the proposed improvements, including incidental costs and expenses in
connection therewith, is as set forth on the lists thereof, attached hereto, and are on file in the Office
of the City Clerk and incorporated herein by reference.
PART C
ASSESSMENT ROLL
An assessment of the estimated cost of the improvements on each benefited lot or parcel of land
within the Assessment District is on file in the Office of the City Clerk and incorporated herein by
reference.
r:\tustin\fy11-12\reports\IImd1112 rpt final 25apr11.doc ~ I Harris & Associates,.
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Page 5
PART D
METHOD OF APPORTIONMENT
The method of apportionment of assessments indicates the proposed assessment of the net amount of
the costs and expenses of the improvements to be assessed upon the several lots and parcels of land
within the Assessment District in proportion to the estimated special benefits to be received by such
lots and parcels.
PART E
PROPERTY OWNER LIST
A list of the names and addresses of the owners of real property within this Assessment District, as
shown on the last equalized roll of the Assessor of the County of Orange, is keyed to the records of
the Assessor of the County of Orange which are incorporated herein by reference.
PART F
ASSESSMENT DISTRICT DIAGRAM
The Diagram of the Assessment District Boundaries showing the exterior boundaries of the
Assessment District, the boundaries of any benefit areas within the Assessment District and the lines
and dimensions of each lot or parcel of land within the Assessment District is on file in the Office of
the City Engineer and is incorporated herein by reference.
The lines and dimensions of each lot or parcel within the Assessment District are those lines and
dimensions shown on the maps of the Assessor of the County of Orange for the fiscal year to which
this Report applies. The Assessor's maps and records are incorporated by reference herein and made
part of this Report.
r:ltustin1fy11-12\reports\IImd1112 rpt final 25apr11.doc ~ Harris & Associates,.
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Page 6
PART A
PLANS AND SPECIFICATIONS
The facilities, which have been constructed within the City of Tustin, and those which may be
subsequently constructed, will be serviced and maintained as generally described as follows:
DESCRIPTION OF IMPROVEMENTS
FOR THE CITY OF TUSTIN
LANDSCAPE AND LIGHTING DISTRICT
FISCAL YEAR 2011-12
The existing facilities to be maintained and serviced include street lighting and arterial landscaping
as described herein.
• LIGHTING
The street lighting system in the District consists of 760 lights. A summary by type and size
follows:
No. Size of Lumens
375 16,000
11 9,500
374 5,800
Type of Light
High Pressure Sodium Vapor
High Pressure Sodium Vapor
High Pressure Sodium Vapor
The area is built-out; therefore no additional street lights are anticipated.
• LANDSCAPING
The arterial landscaping includes parkway, slope and trail landscaping in the Tustin Ranch area,
specifically:
• the southerly side of Bryan Avenue between Browning Avenue and Tustin Ranch Road
• the northerly side of Bryan Avenue between Browning Avenue and Jamboree Road, excepting
that portion adjacent to the SCE substation
• the easterly side of Browning Avenue between the northerly corner of Tract No. 13094
(southerly of Bent Twig Lane) and El Camino Real, including area from APN 500-201-02 for
a future overcrossing, but excepting that portion adjacent to the SCE substation
• the westerly side of Tustin Ranch Road between the Santa Ana I-5 Freeway and Jamboree
Road, excepting that portion between the northerly boundary of Tract No. 16782 0350 feet
northerly of Rawlings Way) and Portola Parkway.
• the easterly side of Tustin Ranch Road between Bryan Avenue and Jamboree Road, excepting
that portion adjacent to Heritage Park between Heritage Way and Kinsman Circle, that portion
adjacent to the Golf Course northerly and southerly of the main entrance, and that portion
adjacent to the Citrus Ranch Park site at Tustin Ranch Road and Portola Parkway
r:ltustin\fy11-12\reports\IImd1112 rpt final 25apr11.doc iiiii i I Harris & Associates.
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Page 7
• the southerly side of Irvine Boulevard between the westerly boundary of Tract No. 13053 and
the easterly boundary of Tract No. 13038 (±630 feet easterly of Myford Road)
• the northerly side of Irvine Boulevard between the westerly City limits and Jamboree Road
• the westerly side of Jamboree Road from Bryan Avenue northerly 1,100 feet to the northerly
boundary of Tract No. 13030
• the westerly side of Jamboree Road between Irvine Boulevard and the northerly City limits,
except that portion adjacent to the Tustin Sports Park
• the slopes on the westerly side of Jamboree Road between the northerly City limits and 600
feet southerly
• the slopes and parkways on the easterly side of Jamboree Road between the northerly City
limits and Tustin Ranch Road, including the slopes granted to the City by the Transportation
Corridor Agency per Instrument No. 1999048101 recorded January 22, 1999 (net acreage
increase of 4.11 acres)
• La Colina Drive, northerly and southerly sides, between Tustin Ranch Road and the westerly
City limits
• Portola Parkway, both northerly and southerly sides, between Jamboree Road and Tustin
Ranch Road
• Equestrian/Hiking Trail between Tustin Ranch Road/Portola Parkway and Peters Canyon
Regional Park
• Paseo for public access between Jamboree Road and Pioneer Road adjacent to Tract Numbers
14366 and 14576
The total landscaped area is approximately 51 acres. These areas are shown on the Landscape
Maintenance Facilities Map, in the Appendix.
The District will fund costs in connection with the District maintenance and servicing including, but
not limited to, personnel, electrical energy, water, materials, contracting services, and other expenses
necessary for the satisfactory operation of these facilities. Reference is made to Part "D" of this
report for a discussion of the Benefit Areas and the facilities associated with them which are serviced
and maintained. The facilities are described as follows:
Landscapin ag nd Appurtenant Facilities
Facilities include but are not limited to: Landscaping, planting, shrubbery, trees, irrigation
systems, hardscapes, fixtures, sidewalk maintenance resulting from landscape growth and
appurtenant facilities, in public rights-of--way, parkways, and dedicated easements within the
boundaries of said Assessment District.
r:\tustin\fy11-12\reports\IImd1112 rpt final 25apr11.doc iii ~ Harris & Associates,.
City of Tustin -Landscape and Lighting District, FY 2011.12 April 15, 2011
Engineer's Report Page 8
Lighting and Appurtenant Facilities
Facilities include but are not limited to: Poles, fixtures, bulbs, conduits, conductors, equipment
including guys, anchors, posts and pedestals, metering devices and appurtenant facilities as
required to provide lighting in public rights-of--way and dedicated easements within the
boundaries of said Assessment District.
The public lighting system shall be maintained to provide adequate illumination. Electricity for
street lights shall be furnished by the Southern California Edison Company, and it shall be
adequate for the intended purpose. Rates for power shall be those authorized by the California
Public Utilities Commission.
Maintenance means the furnishing of services and materials for the ordinary and usual operation,
maintenance and servicing of the landscaping, public lighting facilities and appurtenant facilities,
including repair, removal or replacement of all or part of any of the landscaping, public lighting
facilities or appurtenant facilities; providing for the life, growth, health and beauty of the
landscaping, including cultivation, irrigation, trimming, spraying, fertilizing and treating for disease
or injury; the removal of trimmings, rubbish, debris and other solid waste.
Servicing means the furnishing of water for the irrigation of the landscaping and the maintenance of
any of the public lighting facilities or appurtenant facilities and the furnishing of electric energy for
the public lighting facilities, or for the lighting or operation of landscaping or appurtenant facilities.
The plans and specifications for the improvements, showing the general nature, location and the
extent of the improvements to be serviced and maintained, are on file in the office of the City
Engineer and are by reference herein made a part of this report.
r:ltustin1fy11-12\reports111md1112 rpt final 25apr11.doc ~ I Harris & Associates,.
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Page 9
PART B
ESTIMATE OF COST
The City's budget for the maintenance and service costs, shown below, details the estimated costs
and fund balances for Fiscal Year 2011-12 as available at the time of preparation of this report. The
1972 Act provides that the total cost can be recovered in the assessment spread including incidental
expenses. This was not changed by Article XIIID of the California Constitution. The costs can
include engineering fees, legal fees, printing, mailing, postage, publishing, and all other related costs
identified with the district proceedings.
The Reserves, District Administration and Projected Fund Balance items have been prorated based
on the budget amounts.
FY 2011-12 BtiDGET & ASSESSMENT
District Less Projected
Reserve Admin. Fund Balance City Total to
Service Cate or Budget (50% Max.) (*No. 6018) 6/30/2011 Contribution Asmt
Arterial and Collector Street Lighting $ 101,200 $0 $1,945 $0 ($5,210) $97,935
*Object No. 6220
Local Residential Lighting $13,800 50 $265 50 ($3,650) $10,415
*Object No. 6220
Parkway, Slope and Trail Landscaping ;598,000 $0 511,490 $0 ($138,960) $470,530
*Object Nos. 6028, 6132, 6335, 6350
Totals $713,000 $0 $13,700 $0 ($147,820) $578,880
Total to Assessment: $578,880
* For descriptions of the object numbers, refer to the Budget Detail' table in the Appendix.
Note: District Administration Costs are prorated based on the Budget Amounts and include Orange County's
charge of 0.3% of the assessment for placement and collection on the property tax roll.
The 1972 Act requires that a special fund be set-up for the revenues and expenditures of the District.
Funds raised by assessment shall be used only for the purpose as stated herein. The City will make
funds available to the District to ensure adequate cash flow, and will be reimbursed upon receipt of
assessments. Any balance or deficit remaining on July 1 must be carried over to the next fiscal year.
The 1972 Act allows a reserve for cash flow not to exceed 50% of the budget.
For a breakdown of the costs by Service Category and Benefit Area, please see "Benefit Areas" on
page 16 of this report.
r:ltustin1fy11-12\reports\IImd1112 rpt final 25apr11.doc ~ I Harris & Associates,.
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Page 10
PART C
ASSESSMENT ROLL
The Assessment Roll is a listing of the proposed assessment and the amount of assessment for Fiscal
Year 2011-12 apportioned to each lot or parcel, as shown on the latest roll at the Assessor's Office,
and contained in the Assessment Roll on file in the office of the City Clerk of the City of Tustin,
which is incorporated herein by reference.
The description of each lot or parcel is part of the records of the Assessor of the County of Orange
and these records are, by reference, made part of this Report.
r:\tustin\fy11-12\reports\IImd1112 rpt final 25apr11,doc i I Harris & Associates,.
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Page 11
PART D
METHOD OF APPORTIONMENT OF ASSESSMENT
GENERAL
The 1972 Act permits the establishment of assessment districts by cities for the purpose of providing
certain public improvements which include the construction, maintenance and servicing of street
lights, traffic signals and landscaping facilities.
Street and Highways Code Section 22573 requires that maintenance assessments be levied according
to benefit rather than according to assessed value. This section states:
The net amount to be assessed upon lands within an assessment district may be
apportioned by any formula or method which fairly distributes the net amount among
all assessable lots or parcels in proportion to the estimated benefits to be received by
each such lot or parcel from the improvements.
The 1972 Act permits the designation of areas of benefit within any individual assessment district if
"by reason of variations in the nature, location, and extent of the improvements, the various areas
will receive different degrees of benefit from the improvements." (Sec. 22574). Thus, the 1972 Act
requires the levy of a true "assessment" rather than a "special tax."
In addition, Proposition 218 (Prop. 218), the "Right to Vote on Taxes Act" which was approved on
the November 1996 Statewide ballot and added Article XIIID to the California Constitution, requires
that a parcel's assessment may not exceed the reasonable cost of the proportional special benefit
conferred on that parcel. Prop. 218 provides that only special benefits are assessable and the City
must separate the general benefits from the special benefits. Prop. 218 also requires that publicly
owned property which benefit from the improvements be assessed.
REASON FOR THE ASSESSMENT
The assessment is proposed to be levied to defray the costs of the maintenance and servicing of
landscaping, lighting and appurtenant facilities, including but not limited to, personnel, electrical
energy, utilities such as water, materials, contracting services, and other items necessary for the
satisfactory operation of these services.
EQUIVALENT DWELLING UNITS
Since the assessment will be levied against parcels of property as shown on the tax roll, the fmal charges
must be assigned by Assessor's Parcel Number. If assessments were to be spread just by parcel, not
considering land use or parcel size, a single family parcel would be paying the same as a 50 unit
apartment parcel or a large commercial establishment in a similar zone and this would not be equitable.
The single family residential lot has been selected as the basic unit for calculation of assessments and is
defined as one Equivalent Dwelling Unit (EDU). A methodology has been developed to calculate the
EDU's for other residential land uses and for non-residential parcels. Every land-use is converted to
EDU's: parcels containing apartments are converted to EDU's based on the number of dwelling units on
each parcel of land; commercial parcels are converted based on the lot size of each parcel of land.
r:\tustin\fy11-12\reports111md1112 rpt final 25apr11.doc ~ I Harris & Associates.
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Page 12
The EDU method is seen as the most appropriate and equitable method of spread for landscape and
lighting districts, as the benefit to each parcel from the improvements are apportioned as a function of
land-use type and size.
Single Family Residential (SFR). Parcels zoned for single family residential uses are assessed
1 EDU per dwelling unit. Parcels designated as SFR land-use will be assessed 1 EDU per
dwelling unit, including vacant subdivided residential lots and vacant land zoned for single
family residential uses with a tentative or final tract map.
Multiple Family Residential. Multiple-residential (including condominiums) land use
equivalencies are determined based on the number of dwelling units on each parcel. Due to
population density and size of structure relative to the typical single family residence, each
dwelling unit defined as multi-family residential, including condominiums, would be 0.75 EDU.
The EDU's assigned to amultiple-residential parcel are calculated by multiplying the number of
dwelling units by the EDU factor of 0.75. This includes vacant multi-family residential parcels
zoned for multiple-residential uses with a tentative or final tract map.
Non-Residential. In converting non-residential properties to EDU's, the factor used is the City
of Tustin's typical standard single family residential lot area and the number of lots that could be
subdivided into an acre of land. All properties that are developed for non-residential uses are
therefore assigned 6 EDU's per acre. These include commercial, industrial, church, school and
other non-residential uses.
Vacant Parcels with No Development Designation. Vacant parcels with no development
designation or without a tentative or final map are assigned a reduced equivalency due to their
current lack of immediate development potential. Based upon the opinions of professional
appraisers appraising current market property values for real estate in Southern California, the
land value portion of a property typically ranges from 20 to 30 percent of the total value of the
property. In Tustin Ranch, the land value portion of a single family detached residence appears
to be typically one-third or higher of the total value based on the County Assessor's tax rolls.
Therefore, vacant parcels are assigned equivalency units at the rate of one-third of improved
property which is 6 EDU/acre xone-third = 2 EDU/acre. Park parcels are also considered as
vacant with no development potential, and are assessed at that rate.
Peters Canyon Regional Park is a large, natural, open space park with very few facilities, which
straddles the cities of Orange and Tustin and a portion of unincorporated county area. The park has
many access points around its perimeter and one is within the Tustin Ranch area. This park
receives a very small amount of benefit relative to its size, and it seems reasonable to compare it to
other existing parks within Tustin Ranch. At the time the district was formed, there were seven
developed parks, five public parks (Camino Real, Cedar Grove, Heritage, Laurel Glen, and the
Tustin Sports Park) and two private parks, with an average park size of 6.26 acres'. Therefore, 6.26
acres have been used to estimate the relative benefit Peters Canyon Regional Park receives.
Golf Course Property. Golf Course parcels are developed commercial property, but the
development is at a very low level. Therefore, golf course parcels are assessed at a rate between
developed and vacant land, at twice the rate of vacant parcels with no development designation,
which is 2.0 EDU/acre x 2 = 4.0 EDU/acre.
lAs of FY 1997-98, when the District was approved by property owner ballot.
r:\tustin\fy11-121reports111md1112 rpt final 25apr11.doc
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Page 13
Public Property. Article XIIID of the California Constitution requires that all benefiting public
properties be assessed for their fair share of the special benefit. Public property which is
designated for residential or non-residential purposes (such as schools and fire stations) will be
assessed the same as private property with the same designation. Public parks will be assessed
the same as vacant parcels with no development designation.
Exempt Property. Excepted from the assessment would be the areas of public streets, public
avenues, public lanes, public roads, public drives, public courts, public alleys, public drainage,
public easements and rights-of--ways, public greenbelts and parkways. Also excepted from
assessment would be utility rights-of--way, common areas (such as in condominium complexes),
landlocked parcels, unbuildable parcels vacated by the City, and parcels designated on Tract or
Parcel Maps for landscaping.
EQUIVALENT DWELLING UNIT (EDU) FORMULA
Land Use Basic Unit x EDU Factor = EDU Rates
Sin le Famil Res. SFR 1 D.U. x 1.00 = 1 EDU/DU
Multi-famil Res. (includin Condos) 1 D.U. x 0.75 = 0.75 EDU/DU
Commercial/Industrial and other
Non-Residential (includin Schools)
1 Acre
x
6.00 =
6.0 EDU/ac
Vacant (includin Parks) 1 Acre x 2.00 = 2.0 EDU/ac
Golf Courses 1 Acre x 4.00 = 4.0 EDU/ac
SPECIAL BENEFIT ANALYSIS
STREET LIGHTING BENEFIT
Proper maintenance and servicing of the street lighting system benefits all properties within the
District by providing security, safety and community character and vitality as outlined below. Street
lights provide only incidental benefits to motorists traveling to, from or through the area.
BENEFITS OF STREET LIGHTING
Security and Safety Community Character and Vitality
• Mitigates crime Promotes social interaction
• Alleviates the fear of crime • Promotes business and industry
• Enhances pedestrian safety • Contributes to a positive nighttime visual image
A large portion of the City of Tustin is within an Ad Valorem Lighting Maintenance District and is
paying for the operation and maintenance of street lights in a similar manner. The area of the
District, being a recent annexation to the City, was not a part of this Ad Valorem Maintenance
District. Therefore, to fund the public street lights in the developing area, in 1985 the City
established the 1972 Landscape and Lighting District. Those properties that are adjacent to private
streets pay for their local private street lights through their Home Owners Association fees.
r:ltustin\fy11-12\reports111md1112 rpt final 25apr11.doc ~ I Harris & Associates,.
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Page 14
Arterial and Collector Lighting. Street lighting on the arterial and collector streets provides
special and direct benefits to all properties within the District, as these lighting benefits are
directly related to the positive enhancement of the Community and therefore increase property
desirability and quality of life. All properties within the District receive a special benefit from
lighting on the arterials and collectors.
Lighting at intersections, which is defined as safety lighting, is considered to be the minimum
lighting requirement for vehicular safety; therefore, safety lighting represents the general benefit
portion of street lighting and is not assessed. Traffic Signals are also considered to provide a
general benefit and are not assessed.
Street lights which are not adjacent to the development in the District are deemed not to benefit
the area. Street lights on the east side of Jamboree Road, north of the I-5 Freeway, which
provide benefit to the property on the east side of Jamboree, are not included in this District and
the costs will not be assessed.
The following table shows the number of parcels, dwellings, acres and EDUs for each land use
type that receive this benefit.
Arterial & Collector Li h6n Benefit
FY 2010-11 FY 2011-12
B Land Use Parcels Dwellin s Acres ®U's Parcels Dwellin s Acres EDLJ's
Single Family Res. 2,626 2,626 2,626.000 2,626 2,626 2,626.000
Multi-family Res. 2,974 5,100 3,825.000 2,974 5,100 3,825.000
Non-Residential 60 183.454 1,100.724 60 183.454 1,100.724
Schools 10 48.573 291.438 10 48.573 291.438
Vacant 0 0.000 0.000 0 0.000 0.000
Parks 22 72.135 144.270_ 22 72.135 144.270
GolfCou~e 12 151.991 607.964 12 151.991 607.964
Total 5 704 7 726 456.153 8 595.396 5 704 7 726 456.153 8 595.396
Local Residential Lighting. Many of the residential units in the District have private street
lighting systems directly adjacent to their homes. This lighting is usually provided by a Home
Owners Association, and payment for the lights are usually made through association dues or
assessments. Parcels that have local residential street lighting provided by the City receive
special and direct local lighting benefit and are assessed for those local lights. There are eighty-
seven local residential 5,800 lumen lights and four 9,500 lumen lights. The cost for these lights
is assessed only to these benefiting parcels.
The following table shows the number of parcels, dwellings and EDUs that receive this benefit.
There were no changes from the previous fiscal year.
Local Residential Lighting Benefit
B Land Use Parcels Dwellings EDU's
Sin le Famil Residential 369 369 369.000
369 369 369.000
r:ltustin1fy11-12\reports\IImd1112 rpt final 25apr11.doc iiiii~ f Harl'ls & ASSOCIates,.
~,
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Page 15
LANDSCAPING BENEFIT
Trees, landscaping, hardscaping and appurtenant facilities, if well maintained, provide beautification,
shade and enhancement of the desirability of the surroundings, and therefore increase property value.
In Parkways and Land Values, written by John Nolan and Henry V. Hubbard in 1937, it is stated:
...there is no lack of opinion, based on general principals and experience and common
sense, that parkways do in fact add value to property, even though the amount cannot
be determined exactly.... Indeed, in most cases where public money has been spent for
parkways the assumption has been definitely made that the proposed parkway will
show a provable financial profit to the City. It has been believed that the establishment
of parkways causes a rise in real estate values throughout the City, or in parts of the
City,...
It should be noted that the definition of "parkways" above may include the roadway as well as the
landscaping along side the roadway.
Landscaping along recreational trails and greenbelts, if well maintained, provide beautification and
enhancement of the desirability of the surroundings, and therefore increase property value.
In Greenways for America by Charles E. Little, it is stated:
... [real estate] agents routinely advertise properties as being on or near the
trail....property near but not immediately adjacent to the Burke-Gilman Trail is
significantly easier to sell and, according to real estate agents, sells for an average of
6 percent more as a result of its proximity to the trail. Property immediately adjacent
to the trail, however, is only slightly easier to sell....trails are an amenity that helps
sell homes, increase property values and improve the quality of life.
Additionally, the National Recreation and Park Association, in June 1985, stated:
The recreation value is realized as a rise in the value of land and other property in or
near the recreation area, and is of public interest to the taxpayers, who have a stake in
a maximum of total assessed values.
The District enjoys a higher level of landscaping and streetscaping in their parkways and slopes than
the rest of the City of Tustin. The City provides funding for the landscaped medians in the area, so
these costs are not assessed. Additionally, a pedestrian and equestrian trail, linked with the regional
trail system, is landscaped and beautified by the District. The landscape improvements along the
arterial and collector streets, in the parkways and slopes, and the regional trail enhance the beauty of
the area and benefit all parcels in the community.
Excepted from this landscaping benefit are the Tustin Marketplace, Tustin Annex, and the Tustin
Auto Center, which provide their own landscaping adjacent to their properties at an even higher level
than the rest of the District. Landscaping along roadways provides only incidental benefits to
motorists traveling to, from or through the area.
-__
r:\tustin\fy11-121reports\IImd1112 rpt final 25apr11.doc ~ Harris & Associates,.
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Page 16
The following table shows the number of parcels, dwellings, acres and EDUs for each land use type
that receive this benefit.
Landscaped Parkway, Slope & Trail Benefit
FY 2010-11 FY 2011-12
B Land Use Parcels Dwellin s Acres IDU's Parcels Dwellin s Acres IDU's
Single Family Res. 2,626 2,626 2,626.000 2,626 2,626 2,626.000
Multi-family Res. 2,974 5,100 3,825.000 2,974 5,100 3,825.000
Non-Residential 19 32.624 195.744 19 32.624 195.744
Schools 10 48.573 291.438 10 48.573 291.438
Vacant 0 0.000 0.000 0 0.000 0.000
Parks 22 72.135 144.270 22 72.li5 144.270
Go If Course 12 151.991 607.964 12 151.991 607.964
Total 5,663 7,726 305.323 7,690.416 5,663 7,726 305.323 7,690.416
BENEFIT AREAS
There are three benefit areas within the District:
Benefit Area A -parcels that receive only Arterial and Collector Street Light benefit.
Benefit Area B - parcels that receive Arterial and Collector Street Light benefit and Parkway,
Slope, and Trail Landscaping benefit.
Benefit Area C - parcels that receive Arterial and Collector Street Light benefit, Parkway,
Slope, and Trail Landscaping benefit, and Local Residential Lighting benefit.
The following tables provide a summary of parcels, dwellings, acres, EDU's and Costs by Benefit
Area for the District. The Service Category Costs are based on the EDU's and rates for each benefit
area.
FY 2010-11 FI' 2 011-12
B Benefit Area Parcels Dwellin s Acres EDU's Parcels Dwellin s Acres IDU's
A
__
B
C 41
_
5,294
369 --
_
7,357
369 150.830
305.323
0.000 904.980
7,321.416
369.000 41
- -
5,294
369 -
7,357
369 150.830
305.323
0.000 904.980
7,321.416
369.000
Total: 5,704 7,726 456.153 8,595.396 5,704 7,726 456.153 8,595.396
Service Category Costs by Benefit Area
Fv zolo-11 Fv 2011-12
Beneft
Area Arterial &
Collector
Street Li hts Local
Residential
Li htin Parkway,
Slope & Trail
Landsca in
Total to
Assessment Arterial &
Collector
Street Li hts Local
Residential
Li htin Parkway,
Slope & Trail
Landsca in
Total to
Assessment
A $10,172 $10,172 $10312 X10312
B $82,293 $442,214 $524,507 $83 419 $447 954 X531,373
C $4,148 $10,280 $22,287 $36,715 $4,204 $10,415 $22,576 $37,195
Totals $96,613 $10,280 $464,501 $571,394 $97 935 $10 415 $470 530 $578 880
r:\tustin\fy11-12\reports\IImd1112 rpt final 25apr11.doc ~ ~ Harris & Associates
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Page 17
ASSESSMENT RATE SUMMARY
The tables below summarize the assessment amounts per EDU for each Benefit Area.
Service Category and Benefit Area FY 2011-12 ASSESSMENT RATE SUMMARY
ACLT -Arterial & Collector Lighting $1139 /EDU FY 2010-ll FY 2011-12
LRLT -Local Residential Lighting
__ _ $28.22 /EDU
__ Actual Max. Asmt Rates Actual Total
PSTL -Pkwy, Slope & Trail Landscape $61.18 /EDU Asmt Rates (incl. CPI)* Asmt Rates Asmt
Benefit Area A (ACLT)_ $11.24 /EDU $11.39 /EDU $11.39 /EDU $10,312
Benefit Area B (ACLT +PSTL)
__ $71.64 /EDU
__ $72.57 /EDU
-__ $72.57 /EDU $531,373
Benefit Area C (ACLT +PSTL + LRLT) $99.50 /EDU $100.79 /EDU $100.79 /EDU $37,195
$578,880
* See "Maximum Assessment Rate Calculations" in the Appendix for details on the calculation of the Max. Assessment Rates
The base assessment rate which may be levied for each Equivalent Dwelling Unit (EDU) may be
increased by the annual change in CPI for all Urban Consumers for the Los Angeles, Anaheim,
Riverside Area in any calendar year by City Council approval each year. The CPI change for
Calendar Year 2010 (December 2009 to December 2010) is 1.3%.
As discussed previously, each benefit area assessment rate is a combination of the service category
cost per EDU. The maximum assessment rates per benefit area are fixed rates that increase based on
CPI. The proposed assessed rates for each Benefit Area equal the maximum allowable rates.
The proposed assessment rates by land use category for each Benefit Area are shown below.
AS S ES S MFNT RATE S IIMMARY BY LAND US E
FY 2010-11 FY2011-12
BENEFIT AREA: A B C A B C
ACLT + ACLT +PSTL ACLT + ACLT + PS
LAND USE ACLT PSTL + LRLT ACLT PSTL + LRLT
Single Family Res. ($/Dwelling Unit) $71.64 / DU $99.50 / DU $72.57 / DU $100.79 / DU
Multi-family Res. ($/Dwelling Unit) $53.73 / DU $54.43 / DU
Non-Residential ($/ac) $429.84 / ac $435.42 / ac
Non-Res -Tustin Market Place ($/ac $67.44 / ac $68.34 / ac
Golf Course ($/ac) $286.56 / ac $290.28 / ac
Vacant and Parks ($/ac) $143.28 / ac $145.14 / ac
r:\tustin\fy11-12\reports\IImd1112 rpt final 25apr11.doc ~ ~ Harris & Associates..
City of Tustin -Landscape and Lighting District, FY 2011.12 April 15, 2011
Engineer's Report Page 18
I, Joan E. Cox, P.E. the authorized representative of Harris & Associates, the duly appointed
Assessment Engineer, am of the opinion that the assessments have been apportioned in accordance
with the estimated special benefit derived by each parcel and that the assessments do not exceed the
reasonable cost of the proportional special benefit, per the assessment apportionment methodology
approved by the City Council and the property owners within the assessment district via a property
owner balloting proceeding in 1997 per the provisions of Article XIIID of the California Constitution.
DATED: April 15, 2011 Harris & Associates
/ROFESS/ON
~ ~ 2 B
m N E. CO , P.E.
oWC N0. 41965 ~ ASSESSMENT ENGINEER
* EXP. 3/31/12 ,Ilr R.C.E. No. 41965
~~q CIVIC ~?\~
TF OP CAI-\FO
r:ltustinlfyll-12keportsUlmd1112 rpt final 25apr11.doc ~ I Hams & Assodates.
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Page 19
PART E
PROPERTY OWNERS LIST
The property owner list with the names and addresses of each property owner of each lot or parcel, as
shown on the Assessment Diagram referenced in Part F herein, is the list of property owners within
the District boundaries as shown on the last equalized roll of the Assessor of the County of Orange
and is, by reference, made part of this report.
PART F
ASSESSMENT DIAGRAM
An Assessment Diagram for the District is on file in the office of the City Clerk. The lines and
dimensions of each lot or parcel within the District are those lines and dimensions shown on the
maps of the Assessor of the County of Orange, for the year when this Report was prepared, and are
incorporated by reference herein and made part of this Report.
r:\tustin\fy11-121reports\IImd1112 rpt final 25apr11.doc ~ I Harris & Associates,.
City of Tustin -Landscape and Lighting District, FY 2011.12 April 15, 2011
Engineer's Report Appendix
Appendix
r:\tustin\fy11-12\reports\IImd1112 rpt final 25apr11.doc i ~ I Harris & Associates,
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Appendix
BUDGET DETAIL
FY 2011.12
DISTRICT ANALYSIS WORKSHEET
Ob'ect No.
Descri tion
City's
Budget ($) District
Estimate of
Costs ($)
Comments
6018
ArchitectBn Services
13,700
13,700 Annual Falgineer's Report -Dist. Admin.;
County charge of 0.3% for placement on
property taxbills
6028 Landsca e Maintenance 344,000 344,000 Contract -Turf & groundcover maim.
6132 Tree Trimmin Contract 110,000 110,000 Contract - approx 1,500 trees/yr
6220 Street Light Energy 115,000 101,200
13,800 Street lights -Arterial & Collector
Street lights -Local
6335 Electric 14,000 14,000 For irrigation equipment
6350 Water 130,000 130,000 IRWDserviceareas
DISTRICT TOTAL 726,700 726,700
Maximum Assessment Rate Calculations
by Consumer Price Index (CPI) increases
FY 2011-12 CPI WORKSHEET
Benefit Area A
Max Actual
Base Year CPl Rate ($) Rate ($)
FY 1997-1998 7.91 7.91
FY 1998-1999 1.2% 8.00 7.87
FY 1999-2000 2.2% 8.18 8.04
FY 2000-2001 2.8% 8.41 8.04
FY 200]-2002 3.7% 8.72 8.40
FY 2002-2003 2.1 % 8.90 8.90
FY 2003-2004 3.7% 9.23 9.23
FY 2004-2005 1.8% 9.40 9.40
FY 2005-2006 4.4% 9.81 9.81
FY 2006-2007 4.5% 10.25 10.25
FY 2007-2008 3.3% 10.59 9.79
FY 2008-2009 4.2% 11.03 10.82
FY 2009-2010 0.1 % 11.04 11.04
FY 2010-2011 1.8% 11.24 11.24
FY 2011-2012 1.3% 11.39 11.39
Benefit Area B
CPI Max
Rate (8) Actual
Rate ($)
50.38 50.38
1.2% 50.98 50.98
2.2% 52.10 52.10
2.8% 53.56 52.10
3.7% 55.54 55.54
2.1% 56.71 56.71
3.7% 58.81 58.81
1.8% 59.87 59.87
4.4% 62.50 62.50
4.5% 65.31 65.31
3.3% 67.47 67.47
4.2% 70.30 70.30
0.1% 70.37 70.37
1.8% 71.64 71.64
1.3% 72.57 72.57
Benefit Area C
CPI Max
Rate ($) Actual
Rate ($)
69.96 69.96
1.2% 70.80 70.27
2.2% 72.36 71.82
2.8% 74.39 71.82
3.7% 77.14 76.38
2.1 % 78.76 78.76
3.7% 8].67 81.67
1.8% 83.14 83.14
4.4% 86.80 86.80
4.5% 90.71 90.71
3.3% 93.70 93.70
4.2% 97.64 97.18
0. l % 97.74 97.74
1.8% 99.50 99.50
1.3% 100.79 100.79
r:\tustin\fy11-12\reports\IImd1112 rpt final 27apr11.doc
~ I Harris & Associates
City of Tustin -Landscape and Lighting District, FY 2011-12 April 15, 2011
Engineer's Report Appendix
Budget & Assessment Comparison
FY 2011.12 Budget & Assessment
District Less Projected
Reserve Admin. Fund Balance City Total to
Service Cate or Budget (50% Max.) (*No. 6018) 6/30/2011 Contribution Asmt
Arterial and Collector Street Lighting $101,200 50 ~ 1,945 SO 05,210) $97,935
*Object No. 6220
Local Residential Lighting $13,800 SO $265 50 ($3,650) $10,415
*Object No. 6220
Parkway, Slope and Trail Landscaping 5598,000 50 51 1,490 50 0138,960) $470,530
*Object Nos. 6028, 6132, 6335, 6350
Totals $713,000 $0 $13,700 $0 ($147,820) $578,880
Total to Assessment: $578,880
FY 2010.11 Budget & Assessment
(from previous Engineer's Report)
District Less Projected
Reserve Admin. Fund Balance City Total to
Service Category Budget (50% Max.) (*No. 6018) 6/30/2010 Contribution Asmt
Arterial and Collector Street Lighting $101,200 $0 $1,793 50 06,380) $96,613
*Object No. 6220
Local Residential Lighting $13,800 $0 5245 50 (53,765) $10,280
*Object No. 6220
Parkway, Slope and Trail Landscaping 5657,215 50 $I 1,646 50 0204,360) $464,501
*Object Nos. 6028, 6132, 6335, 6350
Totals $772,215 $0 $13,684 $0 ($214,505) $571,394
Total to Assessment: $571,394
* For descriptions of the object numbers, refer to the'Budget Detail' table in the Appendix.
Li,, hc~ting and Landscape District Fund Balance Projection
Beginning Fund Balance, 7/01/2010 $0 per Mid Year Budget
Projected Expenditures, FY 2010-11 $762,500 per Mid Year Budget Projections
Projected Revenues, FY 2010-ll $557,200 Projected annual Assessment District Revenues
Projected Contribution to make budget whole $205,300 Projected contribution from RAD 95-1 Construction Fund
Projected Ending Fund Balance, 6/30/2011 $0
r:\tustin\fy11-12\reports\IImd1112 rpt final 25apr11.doc ~ ~ Harris & Associates
r r
~ N
N_ ~
~ ~
O ~
r
Z '
r
H ~
N ~
~ N
~ }
LL V'
O~
J
U J
0
o° °o °o °o ~
L
U L
U L
U ~
U U
U U
~
Y
L ~ ~ ~ ~ ~
(~ Y Y Y Y ~ Y Y Y Y Y ~ Y ~ Y ~ i ~ Y
~ (0 Y N (U N ~ (II N (U (6 (6 ~ (0 ~ f0 ~ N W `'
c a m a w d w a a w a a w a w a. w ~ ~ a
~/~
y~ O LL
`
V riR
V ~
~ ~
U L
U L
U L
~..~ In
~ (yA
L V)
~ .~In+
L (yn
L .~
U UI
~ L
U (yn
L ~
U C~
C ~. A,
;
Z (Q ~ /
~
d /~
d ~1
~
N C C C C O O O O O ~ O C U C ~1
~
W ~
0
W U O ~ ~ ~ ~ ~ Q
(A ~
(n Q
(A Q
(n Q
(n ~
~ Q
(n ~
~ Q
(n ~
~ w U U'
C
C VI C rn
N
y~ rn
N N VI N ~ C C C C C C C ~ C = ~ U i
O ~ N a~ a~ ~ Y y ~ cn U U U m u, u, cn U U U -o LL/ ~
U ~ U = = J _
U U U ~ ~ F- ~ ~ ~-- ~ ~ f-- ~ ~ J d U
N N N N N O
~
~
C
~
C
~ w
C
~ :.=
C
~ 4..
C
~ p
-~
~
~ C C C C C C C ~ C C C C C ~ C ~ C ~ ~ a C
_ ~ U U ~ U U ~ U ~ U ~ ~ N N ~ ~
~ ~ I- F- H H F- ~ H ~' ~ F- ~ H F- ~ F- F' ~ ~' ~ ~ I-
Z ~
0
U
U
~
U
0
~
~
~
U
U
~
U
~
U
~
U
~
~
~
Q
O U U U U U U U U cn U U U U U cn U cA U Cn (~ ~ U
(n H M M r 00 O O M V f~ O t!) O I~ ~ O ~ M M ~ ~ O O
J ~ Z O O M tL~ O Cp to ~ M 07 00 M 00 M ~ M ~ '~ O a0 00 ~
W T W O O ~ ~ O OD O ~ ~ ~ ~ ~ 00 O ~ M O
O
O ~ O
0 O r O M 00 00 lf') O L() M M M Cp lf) I~ M Cfl ~ LC) (+
') p7
~ p CD In r ~ r r 64 ~ N N ER O Efl In r M Efl 0p N M N
O ~ EA ER EA K} EA N (f} N Fj} Efl N E!-? 69 Efl d4 ~ ~ fFT
Q N W EA EA EA fA Efl
a ~- ~
~ w~
z a
w
Z F' I~ O r O 00 f~ CD O lt') M ~' ~ O V N 00 r 00 O (O ~
N Z In O Ln r l() O 00 r I~ N O 00 M N ~ O O M O O ~-- V
W r W 00 CO N I~ O ti N L()
' O r O ~ Lf) f~ ~ I.f) M l() l() r cr O
O
O r
O N
~ O M
Y r Op t1
) N
d (O d' M M (D CO I~ ~ CO O r Lf7 O
O r
O ~
~
~3
~ r
~ t
~ N
N r
~ Efl Lt
N N
~ N
~ Efl O
N EA lf)
~ ~-
~ M
~ 69 O
~ M M
~ M
~
'^
V N W VT (f} EA ~ fA
~ ~
LL (~
Q
~
W O
(O r
~ O
O 00 d0 ~ O O O O O O O M I~ O O O O r O O
~
N
N
O Lf~
M O
O f~
N CO
N Op
M r
OJ O
M CO
O V
N M
N CO
~ O
N r
N W
~ lf)
~ 00
O O
O r
r f~
O
U CO V' M r M L(7 ~ O Lf) r r O ~ O r r O O N O M N
Q r r
F-
W
'
^
Z ^
~ ~ Y Y Y Y Y Y Y Y 2 Y Y Y Y Y 2 Y 2 Y 2 2 2 Y
~ Z ~ ~ ~ 2 ~ ~ ~ ~ U ~ ~ ~ ~ ~ U ~ U ~ U U U ~
~ Q ~ n- a 4. d d ~ d N ~ d ~ d 4. cn d cn d (A cn U1 d
U J
H
,~ a
W~ 00 m m m m m m m m m m m m m m m m m m m m m
W Q
00
CO
N r
O f~
O O
r N
O r
O
' Op
O O
O r
O L(')
O (p
O I~
O M
O N
r M
r V
r In
~--~ CO
r I~
r In
M ~
N In
N
O
O M
O r
N r
N M
M )
t1
O In
61 Lf)
O N
r N
r N
r N
r N N N N N N N r r r
'
Z
N
'
N
N
N
N
O
O
O
r
r
r
r r
r r
r r
r r
r r
r r
r r
r Op
(~J In
~ lf
)
~
a
Q d
o
- O
0 O
0 O
0 O
0 r
0 r
0 r
0 r
0 r
0 r
0 r
0 ~-
0 r
0 r
0 r
0 r
0 r
0 r
0 r
0 N
0 N
0
~ ~n ~n ~n ~n ~n ~n ~n ~ ~n ~n ~n ~n ~ ~n ~n ~n ~n ~n ~n ~n ~n
0 0 0
~ N L ~ ~
~ U U U
~ ~ ~ ~
N O
N
O a
Y
N
O
~
Y
O O
U
Y
~ W W ~ ~ W (!) ~
~ c c a ~ c a~
H
>
c 0
c
>
> 0
c
~
-°-
o
Z ~
~ cv
U cu
U ~
U ~
U m
U o ~ ~
~ T ~ ~ ~
O m a~ m m a~ a~ ~ o 0
U U d ~ U U ~ ii a. d
° ° °
o o o
~
u ~
~ ~
i '~
~
~ n n
c
w ap
N ~
~ c
Y c
++ a
~ c
a7 ~ c_
~ ~~ « [n [n ~. (n ~
~ llUI
r ~ ~ ~ r
Z O O O F O O O
}, }, '
O U Fes- ~ U U ~ U cn U
N r ~ M ~
~
N
O
J r, Z ~ N N N O
O M c- (A
W e- W rn rn v rn ~ N ti ~ co
O~ ~ I~ O ~ t!7 I~ M a0 N
~ ~ ~ ~ CV ~ ~ ~ ~ ~ ~ ~
Q N W EA Ct}
a ~- ~
F ~~
z a
w
Z Z O ~ N O ~ ~ N
N C
O tt ~
W ~ W M I~
O O N M a0 d' M N
~ ~ ~ ~ O ~
~ ~ Ef} ~ b
4 Efl Cf~ ~
N W
~ ~
W N
Q
N
W ~ ~ 000 ~ a0o O ~ chi o00
~ N O O CC) ap r- N M O
U N ~ ~ ~ M r- ~ 00 N
Q ~
F- W
Z fn
~ ~ Y 2 = Y Y 2 2 Y
a a ~ a a u U u ~
~ Q
U J
H
N ~ Q
~ W W m m m m m m m m m
H r W Q
fn N m
F- ~
LL ~
f~
00
(A
O
~
N
M
I~
M
~ N N N M M M ~ O O
O
Q
~
Z
N
N
N
N
N
N M
N ~ N
~
1_ N C
U J Q o ~0 0 0 ~ ~ ~ ~ ~
REDUCED SCALE
sxs-161-01 rxRU 3/
szs-161-sB TXRU BB
323-171-18 TXRU b
523-172-07 TXRU 33 `FL
TRACT Ma M
~
11797
{
1517!
13/28 ~,
I61J0 a~J
R'¢~' s2s-RI2-RI
Cjl 1 1 Or 1 VS~N ~ I~z szs-131-01 nwu 7s
LANDSCAPE AND LIGHTING DISTRICT PETERS TRACT ,368,
~T
No
3
CANYON 11 °""s
REGIONAL sxs-lez-ol Tx9u u
575-163-01 TMRU 19
ASSESSMENT DIAGRAM
O1
525-184-01 TNRU 33 ~
FOR THE PARK 5 -07 RI
RU 9
!1 TNRU 6T
7
2011-12 FISCAL YEAR -
,
523-011-RI TXRU T
/ 525-051-OI TNRU 10, 77 TNRU 98
i/UCi
I 325-061-Of TNRU 06, 63 1NRU 6a
Na3 l/381
LANDSCAPE MAINTENANCE FACILITIES MAP m"
;'°
r
I s2s-ofil-I3 rxau u
I szs-on-ol nlRU 77
mAa
Nr. 11367
11Nn 978-21-6
6~
6
TM
R
7
1
T
H
U
TRACT
xa lino
,>. N.rz
~~rt ~
52 iNRU1501 N"~ur'r ~
LEGEND 525-131-OI 1" szs-o91-B1 TXRU u
TNRU bs
TENT. TRACT No. 15997 s2s-IU-o1 ~~rt
TNRU I3,TI Tw;A576
302-/31-15 uwrz 525-112-01 ~rls
LANDSCAPE MAINTENANCE sot-asl-s3 TNRU 50
~~
~
~ SLOPE MAINTENANCE ~Y
~ ~ ~
~
>
~~~
6181
~7
TRACT N
.
7
~
3
~/.
•)7
502-671-01 TNRU 12 02-131- -bt-Ot TNRU 36
502-632-01 TNRU 29 23,27,30.31 30 191-01 TXRU Q
soz-677-01 TNRU 7z soz- 1-01 TXRU a
~
e"N' ~T
wz-sTl-ol n1RU is
a]r Aa No. 13568
f3
502-~J
~
502-15.T-I2
orslNC oww
IA
TRACT No. 15567
IAm C T
r errs 502-521-07 ~ I 302-171-k TXRU 56
soz-s22-ol TNRU 16 sot-a,-ol TNRU 2e
TRAg~{y 1s3os soz-Ial-7J TNRU e9
502-471-57 TNRU 69
TR,1~~,15507 502-162-0/ TXRU 20
TRACT 502-{61-22 TNRU /2
IS62) TpgC) 502-161-K TNRU 69
ss wrs~ AQj4,
NO. 1~50a 502-a61-O1 TXRU 21
7
TRACT No. 13563 'tbJ '~I
o. 13302
TRACT
Na I360I
r wrs
501-095-01,08,09
502-5f 1-0I Tun r
TXRU k
rrul-Ir
(OORrrI
SOUID~ •wR
~ 501-096-
SOI-111-0 `8~
+i
T181V zb oals~iOW"iror 30/_ 01 1IMl ~ I
TRACT sM.>o. >~ 501-III- I
01,02,03
Na
11
P8
r
~
/e
~ ~ sot-o9s-17. TRACT
~
II,IS Na Is7B6
501-IBI-01 '
~
)m IC yr
TNRU 3i SOT-III-OI
TNRU 91 ~
TRACE
No. 11669 501-095-01
Ia K-18 501-097-01 i7•m ec. 9JB-IS-IBI
TNRU ~
TRACT Na 13120 fl Ml 219 OYIU 3I
I
TRACT TRACT
A Ir/IS
BB Na I
/ I
rv I~
rz
mo
I
SOT-371-01 TXRU 7 501 {-01 r
TRACE zm K
Na 11168 0°Arz`
501-121-01 re `r 971-08-117 Ewa ~~
n TNFU `~! SOT-ITS-13
I TNRU 67 501-211-01
TXRU 89 TRAC ~N~. RJ796 ~'~
II 501-SIC-iB
1
I ~~
~
TRACT Ne. 13908 SOIµ K01 93{-U-IB2 TNRU 27! I
uxrs ~
n
958-?2-SOT TXRU 398 I
1-ITS-/g
l TRACE No.1a761 wM
501-III-01
a
arr No.110.T7
TNRU SO
301-191-0I 501-117-08
I ~g
1'0
TNRU s2
AW K
TRACT 13751 Mr»t 301-~JC07
1
501-101-01 501-717-D-
SOI-109-0I
TNRU 70 T~ ~ :1a r
TRACE Nar iSBSS
I
.51-2a-2S3
TRACT fNRll 765 301-261-01 O6 1357{
I No. 13701 LOO 4c TIM/ 11, I4 ra uwn 931-08-530 TNRU 619
103~ TRACT N~~a117 93/-08-617 TNRU 82!
m urrs 710
w
a
r
972-71-057 mr 301-II1-0.5
TXRU 379 ~~ TXRU D0.
SOT-IOB-01 TRACT No. 1189.5 11, la, 16
TXRU 68 m u.n mml K
rRACr saR-10a-07 ~°"n 1""'
I Nv. wjrs~ nne IRIC7 No. 17737
I 971-k-573
501-107-01 TNRU 372 501-111-0I, I5,
TNRU 23 ~ ly rr I5, t i7
z un .~
TRACT No. ISQk 500-311-37 TXRU 52 (16 UNffS) CI 978-IS-S03 711RU BZO
TRACT Ns. 15475: 500-311-01 TNRU 21 (21 UNffS) Ci _~ Noa TRACp~~rs3718 urr
TRACT No. 15127: 500-311-59 TNRU 7{ (26 UNffS) o IJ lNRU 1 15Q4,
15Q5, TRACT No. 13730
sro-2s1-01 tsuT soo-ssl-01 TNRU 11 '"$
a 31.urs ~~
z6r-9 TRACr
500-721
~
TNRU 1{
No. 13078 3~21S7T6
go
-07 s to
"
'~ 500-III-II ISr AC
1 -262-01 e~.1a ~
~
I 9 zss
.alRra
B
R
1
IJl61
No
N •
B-025
971-O
~_ r9acr TN~ 169 wAm eu„
T! No. 13080 urors )3~ a iRtCi TRACT
5 2 500-271-07 tiy0 500-2JS-0I Y3h~ ~ Ne. 17070
~fi
500-2U-01
~
TRAC! ~,~ 93hI8-167 TXRU 111
iMrs
m
No. ISI06 TXRU 860 TNRU IO
y 500-171-OI ~ 500-271-0I >a +r+*~
300-T1t-06. IS TNRU 16 SOp TII-01 i TNRU S3 1/ ~~ TRAC~Nwrs11781
0~1 ~
TRACT No. TRACT Na
I?dbs II7JI TRACT No. II6I0 $ TRACT Nw IS557
500-105-01 • 300-JI2-01 TNRU 09
7107U rs5 -37-II-118 ~-18~ifRU 06 ~ 31d1r AC
76
nr wn
-771-OI
300- 500- 300-
500- 187- IBJ- B!-0J
a "Ib~ 183- O2 OS
G.`_b ~ OI
~~) 500- C
TRACT
NO. 500-182-06 Io _ TRACT No. ISSS6
~
RUL7 I
300-291-02 TIM! 12, 16
130u
Ne
.
u
500-191-Ia
300-207-0I 1'~ K
5
gj_ 50p_
TXRU a7 ar uxn 1
SOD-206-OI IS IM-01 501-
I
TNNU 80 500_
m u1rs I8I-0I _ _
1-0
5 701-01
101_552_ 300-161-1 18
ol.ozoJ 10a-JSI-a s9o-sol-os.
os
~»
rraEN.n T6r6Nen
c
s6o-sBl-oe soo-291-Il,la
HARRIS & ASSOCIATES `~'
34 Executive Park. Suite 150
Irvine, CA 92614
(949) 655-3900 • FAX (949) 655-3995
R'~\fustN\/yti-I2Id10gi0n3la5*RtdlaO 2011-12 1onOSCgx.dNO 2/2/2011
REDUCED SCALE
525-181-01 TH9U 31
525-1fi1-SB TNRU 68
525-777-18 THRU IB
~
525-172-07 TNRU 53
iRAC7 No.
7!797
ISl28
15179 I
°
~
3.
~p
rsb ~ ~.
3
4~rr ` su-DTZ-a3
rwxe ~bor
TRAUT ~4
9Y 525_151-0i TNRU 75
i
CffY OF TUSl1N ~'
?a
a w
LANDSCAPE AND LIGHTING DISTRICT PETERS TRACE 15681
~
CANYON "! DN'~ "°
ASSESSMENT DIAGRAM REGIONAL 525-,d2-°' TXRU l2
525-163-O1 THRU 39
_0 01
STS-1M-01 TXRU SS
FOR THE PARK ; s a m
nwla
STS-0l1-01 MRI2 77, !I THRU 6T
2011-12 FISCAL YEAR ~~
TRACT 5z3-O5f-01 THRU 10. 7S TNRU 96
L
Noa 1{301 ~ 525-O6I-OI THRU 06. 6S TNRU 6
ASSESSMENT DIAGRAM/BOUNDARY MAP °"m'~
'~'
.
I 525-Ohl-IS THRU II
I szs-071-OI THRU 3S
rAACr
IwR7
No
~
sae-TZ-a°s
'"
x"'
u
5
T
XR
il
iwcr
No. lum
LEGEND '"'"' ~
,
sTTMa
ol ~~" ~
l
s
u
szs-171-01 ~ 5z5-091-01 THRU u
_
BENEFIT AREA A " -`' Tr3+r. TRACr NR. Is993 szs eiil6ol ~~~.}, ~
TNRU 13.211576
sDZ-151-15 '=°"n ~
30 'IO~'~
iHRU
BENEFIT AREA B
soz-0.51-u
~
BENEFIT AREA C ~`o`a~ ~
~ ~T~ ~ ~
a
CITY BOUNDARY - - - TRACr x°
Ifi1B1 ~Di_ °~
.
~~ze'~r.
>r ours ~31
50z-631-01 THRU IT SOZ-,151_ bl-01 TXRU 36
~/
502-63z-01 TNRU T8 25,27,50,51
SD !91-01 TNRU a
SOY 1-01 TNRU Q
SOT-635-01 nIRU u
~
502-63l-07 THRU I8 ~ ~~
< No. 15568
-ISS
SOZ
IS '
~
~
Spz~SS_12
inslic o.,ww
~° pP`°
TRACr x°. IS363
r~ ~
~
~
r U++s
NSS Oil- 501-tit-3! TNRU 56
, 502-521-07
~
502-{71-0I TNRU 28
~
501-522-01 THRU I6 ~E~
IRA~~I3508 302-161-73 TNRU 69
ri.im aG 502-{71-57 TXRU 69
iRl%~13307 302-{62-Oa TNRU YB
Rp,M( 502-161-2z 7HRU 12
. _ _ _ _ _
_
aCT 502-a61-k THRU 69
~
IS6Y7 TR
~
,
~drNo. 15501 502-161-01 TXRU 21
!RACY No. 15563 d ~~ '~~
Na I730T
IRALi
No. 15601
.. uirs
301-095-OI,Od,09
502-511-D1 lun ~
TXRU {{
°
~
~ vxer
501 I
° ~
~ d` `i SOI-036- miQ
r. ~. ~' OI TNRU I
~iHRYI T6 _
~
IRAA swm~ ~ 501-IlI- I
No. I~I88 r 01,0205
° ~~- °0 501-095-12 IRACl
~~
i~,IS N
l
sm-Ia1-BI ~
~
~
TNRU 71 ' SO~~ I-101 <j c .n C
IRA(7
Na 71660 SOI-093-0!
w 9!1-Id 1-097-0I nmK 958-IS-IB3
1HRU 199
I
TRACT Na 13/20 ROU 179 THRU 31
n uirs No. 1U1'a379B Na 1SC11 I
SOI-T7I-OI 7HRU 7 m uWn ~~
'AI- 1!-0I
IRACi tm ac
No. I{I8B W ''~
9S/
G4
117
-
-
~rz•rwr
SOI-121-01 ~ '"'
n THRU 5T! 301-113-IS
I THRU 67 1501-2l1-Of
I \ RU 69 /RACi NW. rs3796 ~'~'
SOI-IIS-IS 501-IIJ-18
w is lau m
IRAC
1500B / 501~101~ 931-l1-182 iFWU 253 I
°1 ~
_ 976-YI-301 THRU 398 i
/
1 1RAC( Na Il78/ and
501-ISI-01 W'~ 1-717-
a ~
7HRU 30 %
no wn
501-191-01
~~ TNRU 52 5°,IA,11~-08
I SOI-CIS-07
i TRACT o. 1~373I aC.
'r
501-201-01 507-IIS-09
501-109-01
THRU 70 TNRU 66 tra ac
TRACT N°.rr 13855
iR.1Ci 9'ShT~2S5 and 15571
7HRU '~
3
T6
1W~
Nw IS70I
1 { Hewn 93a-OB-530 TXRU 819
THRU
~~ m wn a ~{I IO OBI-Irz0.7-OT TRACT No. 1!!q 93a-06-617 TNRU 621
932-71-057 501-III-OS
TNRU 279 O°"~ TNRU W.
501-IOB-01 TRACT Na 1188.7 77, 1/, I8
THRU 68 3 ma uia maa+aa
3
iR1Ci SOIII-101-07 /~ X1
°~
N fl. 5990 d n w: TAACf N I37SS ~, swa
5 /' 3h 775 °°r. '~0a
SOI-107-01 ~ / S1I 301-IIT-0I, IS.
THRU TS y I5, t !7
2 un as
TRAC7 No. 1517k 500-3l1~S7 THRU 52 (16 UNffS) °u TRACT 958-IS-303 711RI1 820
~
"~e TRACT N 15716 ~r.Wr
T No.i
TRACT No. 15Q5: 500-K1-01 TXRU Ti (21 UNITS) -TSY- A° u'.n
I705S '
TRACT No. 15127: 500-311-59 TNRU 71 (T6 UNffS)
fHRll I a 1
7AAC! No. 15330
s
„$
~,y
15127
500-251-OI s00-751-OI TNAU 11 n '`'b
u rii uns _
261-0
C
S 300-Y1I-26
TNRU 1! -pj-t 10 0~ Na I
tiR
n
300-211-I! TMyp a
[.
I J 261-01 v
I d4f
R
4 8 Nw
17161
N • 951-Od-075
7' YdS TR./Ci iH~ X169
2l No. 1308D A - ~~ }}~3` ~ iiGCf iR,tCl 'z
1 500-271-01 ,I+~a 500-235-02 ~ ~ 175 No. ISO.SO
01
2I/-
T RU ~I II 500-
~~ ao wrs
~~ 9M
7
~ T
"A~
~
~
0
z
3106
B60
N
A
500-231-01 f m°.rwer.
500-272-OI 5
500-211-06. I3 THRU I6 .SW-111-01 3 ~U ~, ,~ TNRU EB TRACT No. 11782
(6~0
1286E °~ TRACT Na F TRACE Na IS557
12752 iR,1CT Nu. 11810 ' S
500-705-0I $ 300.185-01 TNRU O6 b' ° SOD-JI2-OI IHRU 09
n~uars5 957-11-129 as3n Ac
~~~ 6 u.sn K ~'
500-SII-Ol h
h r~an.•o cra Q (omrz0
i
30D- ~ ~ 500
Id7- OY OS 181-OS ~ ~*b
a,ra. °a
a a7J ~ 07
'
'19rdr~Yr ~
TRAG7 Na 500-18Y-06 500 -
` TRACT 12759 1oT- 7RACT Nb. iS556
~ Na 1701! 500-191-II 700-291-02 THIN IT, I6
uJ1iK
`
0
300-207-OI 500_
ST
°p 1On
~
-
TXRU a '
181- 181-01 501-
~ 500.206-01 /S I
i
,°, ~jp ~ IBIS-02 ~
i
I
500-
d IBI-OS
$
.N11-02
Iw-3sz- soo-tat-1
01,03,05 f0a-552-0/ 300-701-05, I
300-701-08 500-291-IS,I!
HARRIS & ASSOCIATES RED
34 Executive Pork, Suite 150
Irvine, CA 92614
(949) 655-3900 • FAX (949) 655-3995
R: \lusts\/yIl-12\di9gioma\Asmtdiog 2011-I2 bandmydwg z/z/z01I
REDUCED SCALE
. -~'
s~..; s2s-161-01 rx9u 7!
~
`7 ~'~.:, 325-761-58 TXRU 68
~'.~~~'- '- 325-171-18 THRU b
~4€`f.,. 325-172-07 THRU SS
TRACT Na \
1{797 ~.
15128
13119
~~`~ ~ S
0
nu
ars
w
°?~ ~ ' 525-012-0.S
0
r .°~
a
~~
°,~
Cf f Y OF 1US11N ~cr a ~ s2s-151-01 THRU is
5292
Nod X
LANDSCAPE AND LIGHTING DISTRICT PETERS TAALT 15681
~
CANYON "! °""~ "°
"
ASSESSMENT DIAGRAM REGIONAL 525-182-01 TXRU 62
525-1B3-01 THRU 39 _0 01
525-18h01 THRU 13 RU
FOR THE PARK s -R~ 9}
2011-12 FISCAL YEAR nom, 525-B11-0I THRU 27, a THRU 62
~.~~
/~ szs-os-ol THRU w, n THRU 9a
TRACr
s IIJBI 525-O6I-01 niRU O6, 67 THRU 68
~' No
.
LAND USE MAP I °"m"
:'°
~
szs-o6l-IS THRU a
1 ~
~
I 325-071-OI THRU 37
TRACT F
1
7 ~
No
~
\
¢
938-TT-
06
TM
~
6
\
Il 627
T
IW
TRACT
No. INTO
~
LEGEND '°""'~ °
PA
9 a
`
3AA9
~
325-IZI-Ot (
s ~ ~
THRU 50 NOtae ~p
Residential ~ 525-731-OI 525-091-OI THRU U
THRU 65
~
\
1ENI. 17GCT Na 15997 525-III-01
a THRU IJ,ZI t9N~~57fi
1°'rs 515-I1Z-01
~~
\
N°a Nts
502-/51-15
Commercial
THRU 30
501-151-53
1
C
VCICOnt ~ 77a66A7 `..
~
Parks "~oxtrK 2~~.0
`
~0~
TRACT No. 1618! 2~?-u.
Government fir ~ 2971
. _ i
502-fill-01 THRU 12 502-/51- -U1-01 TXRU 36
Golf Course ~ I 502-672-01 THRU 2B 23.T7,JO,SI 70 191-01 THRU {7
- 502-677-OI THRU 11 502 1-01 THRU u
City Boundary - - - - ws-fiu-o1 THRU IB ~ ~ ~nTN~~
soz~-u.~17 \ '
wz-u7-IZ ,
~~ 1
P °~ ^ 1~
TRACT No. 15563
~ TRACT
~
"
N 061 ~ 502-671-J6 TMRU 36
«~ 502-5
2
1-07 ^~ ~~~ 5pT-171-01 TXRU I6
~
~
~
502-521-01 THRU 16 xmorc aron '
iRA~~IS5051 502-N1-73 THRU 09
rsJ70 to 502-{71-57 TXRU 69
7RAg~I5507 _ 502-lfi2-04 TXRU 28
~+, -}-502-161-T2 TXRU 12
~
~502-667-56 THRU 69
No
i5627 /7p,TCi ~1
1
No. 155011 502-!61-01 THRU 21
~~
jL
,
r
,y
~
I TRACT No. 15563 ~t1j~-r57 ripACT I~
-
Xo~ 13t30Z i
IIUCi
i No. 15601 --
_
« UIR
i 501-095-01,08,09
', 502-511-01 Tars aC
THAU N
u
w7a
_
(~~!
attar
501 IC
`
501-096-
501-171-0 ~8 `
I
'' oI THRU
iHRU zb
50
7
~s<
...
TRACT svl-ur= - I
~~
. 11188 I
OI,OT,OS
N
~~
¢
s
twa ~ nS 501-095-12, TRALI I
501-181-01
rAIS ~
1
1
l
6
Z
9-9
SOTM 2
iHAU SI ~! - .n Ae
sss
iwrs
fRACi
"~w~ SOI-095-0!
_
tote 978-IS-I83
501-097-01 .
TRACT Nw 13{10 THRU 51 THRU 199 I
TR/CI TRACE
~ usrs
Nod 15788 /
S8Z/ I
Na
I
~
SOI-Z71-Ot THRU 7 TRACT 501 I/-KI s a
Na III68 m g
501-121-OI ®ut 93n-08-{17 ~~~r~
501-211-01 ~ THRU 521 501 ~I~-IS
'
1
I THRU 67
THRU 69 ~ Jp, )3A6 a
I sow la-IS sv1-1116
"«
TRACrtNw 1s9oB ~vi~lvl~ 1}1-Il-fez
I
't"n
_ 95B-n-sot
501-ISI-01 m x 1-IIJ-10,7 TRACT Na Il78a and
THRU 70 tut ~' Nw 1185/
100
501-191-01 rvuz 501-11J-08
I THRU 52
tm K
_
301 ~~17-07
I
TRACT Noe IM37S! muff ew
SOI-109-01 301-201-01 }pI-117-09
THRU 6B
THRU 70
na we TRAC1 No.a 13635
I '~. f31-28-275 Rnd 13576
TRACT THRU Sp} 301-Z61-0I
vw I N°. 13701 i Zm ~ THRU I I, I { t« arts 931-01-530 TXRU 819
ro wrs i ~ ~(TI10 0~1-103 TAT No. 1 W7 934-06-U7 THRU 82A
t tss wrs
932-71-057 ~ 501-112-OS
MRU 279 THRU 08.
I
~ TRACT No. IIdBS I7, I( 16
501-108-Of
tra urns teov ~,
~o
TRACT SOURI04-07 '-^\ 9YlR9 art
1 N~. 1590 d w: TRACE No. I77S7 ~.n,. 1
I 5 9N-N-775 m. >tHSa
501-107-07 THRU 511 501-112-01, I7J
I
THRU T7 rse ua I7. A 17
~~ untc i
I
IAACT ~~ 9}B-IS-SOS ii1M/ 820
TRACE No. IS{7k 500-N7-}7 THRU 52 (16 UNIfS) ~~ -- 3
qr"
~
r 1R1C~s o~rsS7K ~mr art
_~ NO.s
TRACT No. 15{75: 500-311-0I THRU 21 (27 UNI1S) CT
TRACE No. 15!27: 500-N1-59 THPU 74 (2fi UNffS) 1!057 IXAU I ~'~
75175
,
, TP.1Cf No. 15750 II ~„
500-231-01 115127
I
'^
$ .rV''`O
.
i
_- _-
500-551-OI THRU I
u ,
~
261-0 , svv-z71 ~~a TRACT a
nn
~
iFNU I{ ie
-I
Na IS038 500-111-Z6
I I I I ~ \\ es ~p ~ r R .,~ THRU s]
U l ss 500-211-IA
_ _ ~RU-~.SUI ,.vr F~ ~RU~B S1fi I[.
X~ \
,Y
8 \ TRACT
~~ A Na ISI6I ~.y,'vi:-ir`'~
~r Cl ^T' \\ 9S1-M-075 ~ . ~
283- TRACE ~RU 9 W,rn ,
u x Nn lspbv ///+/ p` o.,na ~ ' TRACT rnACr
y`+ `~t 500-277 02 ~
2 500 171-01 ~,~.~ //
fJ0J0
No
6
\
~
\
ti
~ pe
.
75
rs m uars5 ~+~~ ,p
7 ~ THRU {II ~
'~, ~RU 10
N'l~p, 9
~
~ r 1
3108
1"RU 860
500-271-0t 5 ' IRACi No. Il7B7 „0 awr
w arts
300-211-06. IS T"RU 16 500-ZII-O1%= THRU 73 \
I_.-1. -_.... __
.nr~r
___ _.
f
TRACT No. 7RACT~ xrv
12868 12752 TRACT No. 1/610 ~ ~ TRACT No. 17557
~
' ~ 300-711-0I THRU 09
500-105-OI ~
~iRl/ 06
n ~
500-1
1
9
~
~ sss
tsnr
~,
iHRU
578
m8wri3
~~
I
~-r- t«uro ', - 00-711-OI E
~_
S 500- 500-µ 4
500- 187- I8S- 500
OS
,y~ 182- p2 p} 8!-
3
n~'T170 01 tl
~ S
~
~ 4
HO. 500-182-06 I~
TRACT No. 15556
TIT
759
700-ri1-OZ THRU 11, 16
~
W No. 130(4
500-191-1! I 'i
500- asrt K.
y 100-207-07
- "
.
~ xs errs
s - 161- 300-
~, ,J 161-p13a1-
599_ I
111-0: ,~ Soo-
7, 500-181-1 IBI -OS 501-02
la-u1-
OI,01,OJ IOl-75Z-0! 300-J01 -O3.
rt>~Nan rtt~an ~ tan
300-701-OB 5pp-191-17,11
HARRIS & ASSOCIATES
34 Executive Parkr Suite 150
Irvine, CA 92614
(949) 655-3900 • FAX (949) 655-3995
R \fusfm\fyll-12\dpgrans\asmtdag ZOII-12 Imd use.drq 2/2/Z0/1