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HomeMy WebLinkAboutORD 1431 (2013)ORDINANCE NO. 1431 AN ORDINANCE OF THE CITY OF TUSTIN, CALIFORNIA, LEVYING SPECIAL TAXES WITHIN CITY OF TUSTIN COMMUNITY FACILITIES DISTRICT NO. 13-01 WHEREAS, on March 5, 2013, the City Council of the City of Tustin (the "City Council"), pursuant to the Mello -Roos Community Facilities Act of 1982 (the "Act"), adopted a resolution entitled "A Resolution of the City Council of the City of Tustin, California of Intention to Establish a Community Facilities District and to Authorize the Levy of Special Taxes" stating its intention to establish City of Tustin Community Facilities District No. 13-01 (the "Community Facilities District") and to finance certain public services (the "Services") and administrative expenses ("Administrative Expenses") and setting the date for a public hearing to be held on the establishment of the Community Facilities District; and WHEREAS, on April 16, 2013, the City Council held a public hearing and determined to continue the public hearing to May 7, 2013; and WHEREAS, on May 7, 2013, the City Council held a noticed public hearing on the establishment of the Community Facilities District as required by the Act; and WHEREAS, subsequent to the close of said hearing, on May 7, 2013, the City Council adopted resolutions entitled "A Resolution of the City Council of the City of Tustin, California, of Formation of City of Tustin Community Facilities District No. 13- 01, Authorizing the Levy of a Special Tax within the District and Establishing an Appropriations Limit for the District" (the "Resolution of Formation"); and "A Resolution of the City Council of the City of Tustin, California, Calling Special Election for City of Tustin Community Facilities District No. 13-01" (the "Resolution Calling Election"), which resolutions established the Community Facilities District, authorized the levy of a special tax within the Community Facilities District, established an appropriations limit for the Community Facilities District and called for an election of same; and WHEREAS, subsequent to the close of said hearing and adoption of the Resolution of Formation and Resolution Calling Election on May 7, 2013, an election was held in which the qualified electors of the Community Facilities District approved said proposition by more than the two-thirds vote required by the Act. THE CITY COUNCIL OF THE CITY OF TUSTIN DOES ORDAIN AS FOLLOWS: Section 1. The City Council hereby authorizes and levies special taxes within the Community Facilities District pursuant to Sections 53328 and 53340 of the Act, at the rate and in accordance with the method of apportionment set forth in Exhibit "B" to the Resolution of Formation (the "Rate and Method of Apportionment"). The special taxes are hereby levied commencing in fiscal year 2013-14 and in each fiscal year thereafter. Ordinance No. 1431 Page 1 of 4 Section 2. The City Council may, in accordance with subdivision (b) of Section 53340 of the Act, provide, by resolution, for the levy of the special tax in future tax years at the same rate or at a lower rate than the rate provided by this Ordinance. In no event shall the special tax be levied on any parcel within the Community Facilities District in excess of the maximum tax specified in the Rate and Method of Apportionment. Section 3. The special tax shall be levied on all of the parcels in the Community Facilities District, unless exempted by law or by the Rate and Method of Apportionment. Section 4. The proceeds of the special tax shall only be used to pay, in whole or in part, the cost of providing the Services and Administrative Expenses pursuant to the Act. Section 5. The special tax shall be collected in the same manner as ordinary ad valorem property taxes are collected and shall be subject to the same penalties and the same procedure, sale and lien priority in the case of delinquency as is provided for ad valorem taxes, unless another procedure is adopted by the City Council. Section 6. If for any reason any portion of this Ordinance is found to be invalid, or if the special tax is found inapplicable to any particular parcel within the Community Facilities District, by a court of competent jurisdiction, the balance of this Ordinance and the application of the special tax to the remaining parcels within the Community Facilities District shall not be affected. Section 7. This Ordinance shall take effect and shall be in force 30 days after the date of its adoption and prior to the expiration of 15 days from the passage thereof shall be published at least once in the Tustin News, a newspaper of general circulation, printed and published in the City of Tustin, State of California, together with the names of the City Council members voting for and against the same. PASSED and ADOPTED this 21st day of May, 2013, by the City-- Council of the City of Tustin, California. ELWYN A. WOR Mayor Ordinance No. 1431 Page 2 of 4 City Aftomey ORDINANCE CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF ORANGE ss. CITY OF TUSTIN ORDINANCE NO. 1431 1, Jeffrey C. Parker, City Clerk and ex -officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Ordinance No. 1431 was duly and regularly introduced at a regular meeting of the Tustin City Council, held on the 7th day of May, 2013, and was given its second reading, passed, and adopted at a regular meeting of the City Council held on 21st day of May, 2013, by the following vote: COUNCILPERSONS AYES: Murray, Puckett, Gomez, Bernstein (4) COUNCILPERSONS NOES: None (0) COUNCILPERSONS ABSTAINED: Nie? sen (1) COUNCILPERSONS ABSENT: None (0) 49 100 JEF C. PARKER, Ci Clerk lerk Ordinance No. 1431 Page 3 of 4 CLERK'S CERTIFICATE STATE OF CALIFORNIA COUNTY OF ORANGE CITY OF TUSTIN 1, Jeffrey C. Parker, City Clerk of the City of Tustin, California hereby certify that the foregoing is a full, true and correct copy of the Ordinance introduced at a regular meeting of the City Council of the City of Tustin duly held on May 7, 2013, of which meeting all of the members of said City Council had due notice and at which a majority thereof were present; and was finally passed and adopted not less than five days thereafter on May 21, 2013, by the following vote: 4-0-1 AYES: COUNCIL MEMBERS: Murray, Puckett, Gomez, Bernstein (4) NOES: COUNCIL MEMBERS: None (0) ABSTAINED COUNCILMEMBERS: Nielsen ABSENT: COUNCIL MEMBERS: None (1) (0) An agenda of said meeting was posted at least 72 hours before said meeting at 300 Centennial Way, Tustin, California, a location freely accessible to members of the public, and a brief general description of said Ordinance appeared on said agenda. I further certify that I have carefully compared the same with the original minutes of said meeting on file and of record in my office; that the foregoing Ordinance is a full, true and correct copy of the original Ordinance adopted at said meeting and entered in said minutes; and that said Ordinance has not been amended, modified or rescinded since the date of its adoption, and the same is now in full force and effect. Ordinance No. 1431 Page 4 of 4 RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: Office of the City Clerk 300 Centennial Way Tustin, California 92780 Attention: City Clerk — Jeffrey C. Parker This Document was electronically recorded by City of Tustin Recorded in Official Records, Orange County Hugh Nguyen, Clerk -Recorder FEE 93 406 NO3 11 2013000296640 10:42am 05/16/13 0.00 0.00 0.00 0.00 30.00 0.00 0.00 0.00 No Recording Fee Required (Cal. Gov't Code § 6103) NOTICE OF SPECIAL TAX LIEN CITY OF TUSTIN COMMUNITY FACILITIES DISTRICT NO. 13-01 Pursuant to the requirements of Section 3114.5 of the California Streets and Highways Code and the Mello -Roos Community Facilities Act of 1982, as amended, commencing with Section 53311 of the California Government Code (the "Act"), the undersigned City Clerk of the City of Tustin, County of Orange, State of California, hereby gives notice (the "Notice") of the foregoing and that a lien to secure payment of a special tax is hereby imposed by the City Council of the City of Tustin, County of Orange, State of California. The special tax secured by this lien is authorized to be levied for the purpose of financing the costs of services as described in Exhibit "A". The special tax is authorized to be levied within the City of Tustin Community Facilities District No. 13-01 (the "District"), which has now been officially formed and the lien of special tax is a continuing lien which shall secure each annual levy of the special tax and which shall continue in force and effect until the special tax ceases to be levied and a notice of cessation of special tax is recorded in accordance with Section 53330.5 of the Act. The rate, method of apportionment, and manner of collection of the authorized special tax is as set forth in the Rate and Method of Apportionment of the special tax (the "Rate and Method") attached hereto as Exhibit `B" and by this reference incorporated herein. Notice is further given that upon the recording of this Notice in the office of the County Recorder of the County of Orange, the obligation to pay the special tax levy shall become alien upon all nonexempt real property within the District, in accordance with Section 3115.5 of the California Streets and Highways Code. The names of the owner(s) and the assessor's tax parcel number(s) of the real property included within the District are set forth in Exhibit "C" attached hereto and by this reference made a part hereof. Reference is made to the Map of Proposed Boundaries of the District recorded on March 13th, 2013 as Instrument Number 2013-152922 in Book 97 of Maps of Assessment and Community Facilities Districts at Page 37, in the office of the County Recorder for the County of Orange, State of California, which map is the final boundary map of the District. For further information concerning the current and estimated future tax liability of owners or purchasers of real property subject to this special tax lien, interested persons should contact the Director of Finance at the City of Tustin, 300 Centennial Way, Tustin, California 92780, telephone number (714) 573-3060. Dated:`d 2013 A - By4e, Xet,i 4L_. C. Parker, City Clerk f Tustin EXHIBIT A CITY OF TUSTIN Community Facilities District No. 13-01 DESCRIPTION OF SERVICES CFD No. 13-01 is being formed to finance police protection services and fire protection and suppression services, including but not limited to (i) the costs of contracting services, (ii) equipment, vehicles, ambulances and paramedics, fire apparatus, supplies, (iii) the salaries and benefits of City staff that directly provide police protection services and fire protection and suppression services and other services as defined herein, respectively, and (iv) City overhead costs associated with providing such services for the benefit of properties within the District. On each July 1 following the Base Year the increases attributed to salaries and benefits shall be calculated and limited to the increase based on the Annual Escalation Factor as provided in the Rate and Method of Apportionment of the Special Taxes. The Special Tax will finance Services that are in addition to those provided in or required for the territory within the District and will not be replacing services already available. The Special Tax provides only partial funding for police and fire services. CFD No. 13-01 is also being formed to finance park maintenance, including but not limited to, labor, material, administration, personnel, equipment, and utilities necessary to maintain park improvements, including recreational facilities, trees, plant material, sod, irrigation systems, sidewalks, drainage facilities, weed control and other abatements, public restrooms, signs, monuments, and associated appurtenant facilities. At the discretion of the City, these services may be provided directly by the City and/or by contracting for such services. CFD No. 13-01 is also being formed to finance flood and storm drainage system maintenance and operations, including but not limited to, labor, material, administration, personnel, equipment, and utilities necessary to maintain and operate the flood and storm drainage system. CFD No. 13-01 may also finance the following services, including but not limited to: parkways, open space, street, and sidewalk maintenance. Lastly, CFD revenues will also be used to offset general city costs and expenses directly connected with the administration of the District and provision of the services such as; finance, building & planning services, city clerk, and city management. This includes administrative costs related to the annual administration of the District, determination and calculation of the annual Special Tax, coordination with Orange County Auditor -Controller for placement of the Special Taxes on the secured property tax roll, and monitoring and collection of payments. A-1 COMMUNITY FACILITIES DISTRICT NO. 13-01 (SERVICES) OF THE CITY OF TUSTIN A Special Tax as hereinafter defined shall be levied on all Assessor's Parcels within Community Facilities District No. 13-01 (CFD No. 13-01) of the City of Tustin, other than Assessor's Parcels classified as Exempt Property as defined herein, and collected each Fiscal Year commencing in Fiscal Year 2013- 2014, in an amount determined by the CFD Administrator through the application of the procedures described below. All of the real property within CFD No. 13-01, unless exempted by law or by the provisions hereof, shall be taxed for the purposes, to the extent, and in the manner herein provided. A. DEFINITIONS The terms hereinafter set forth have the following meanings: "Act" means the Mello -Roos Communities Facilities Act of 1982, as amended, being Chapter 2.5, Part 1, Division 2 of Title 5 of the Government Code of the State of California. "Administrative Expenses" means the following actual or reasonably estimated expenses related to the administration of CFD No. 13-01: the costs of determining the amount of the levy of Special Taxes, the collection of Special Taxes, including the expenses of collecting delinquencies, the payment of a proportional share of salaries and benefits of any City employees and City overhead whose duties are related to the administration of CFD No. 13-01, costs associated with responding to public inquiries regarding CFD No. 13-01, and any and all other costs incurred in connection with the administration of CFD No. 13-01. "Affordable Units" means residential dwelling units located on one or more Assessor's Parcels of Residential Property that are subject to deed restrictions, resale restrictions, and/or regulatory agreements recorded in favor of the City providing for affordable housing. Affordable Units shall be units that are classified as either Moderate Income, Lower Income, or Very Low Income (as defined in Sections 50093, 50079.5, and 50105, respectively, of the California Health and Safety Code). "Assessor's Parcel" means a lot or parcel shown in an Assessor's Parcel Map with an assigned assessor's parcel number. "Assessor's Parcel Map" means an official map of the Assessor of the County designating parcels by assessor's parcel number. "Boundary Map" means the map of the boundaries of CFD No. 13-01 recorded on March 13, 2013 in the Orange County Recorder's Office in Book 97, Page 37, of Maps of Assessments and Community Facilities Districts (instrument number 2013-152922). "Building Permit" means a permit for new construction for a residential dwelling or non- residential structure. For purposes of this definition, `Building Permit" shall not include permits for construction or installation of retaining walls, utility improvements, or other such improvements not intended for human habitation. KM "Building Square Footage" or "BSF" for Non -Residential Property `Building Square Footage" means all of the square footage within the perimeter of a non-residential structure, not including any carport, walkway, garage, overhang, patio, enclosed patio, or similar area. The determination of "Building Square Footage" for a non-residential structure will be based on the Building Permit(s) issued for such structure and/or by reference to appropriate records kept by the City. "Calendar Year" means the period commencing January 1 of any year and ending the following December 31. "CFD Administrator" means an official of the City, or designee thereof, responsible for determining the Special Tax Requirement for Facilities, and the Special Tax Requirement for Services, and providing for the levy and collection of the Special Taxes for CFD No. 13-01. "CFD No. 13-01" means Community Facilities District No. 13-01 of the City of Tustin established by the City under the Act to fund Services. "City" means the City of Tustin. "City Council" means the City Council of the City, acting as the legislative body of CFD No. 13- 01. "Commercial Property" means all Assessor's Parcel of Non -Residential Property for which a Building Permits) has been issued by the City which is primarily used for, but not limited to: retail; food services; shopping centers; grocery stores; gas stations; restaurants; hotels and motels, recreational facilities, factory/light manufacturing, factory/heavy manufacturing, warehouse - processing and storage, research and development, storage- bulk (tanks, etc), mining and extractive, automotive garages (small), industrial condominiums, or for any other uses that are consistent with commercial land use designations as determined by the City or CFD Administrator. "County" means the County of Orange. "Developed Property" means an Assessor's Parcel of Taxable Property for which a Building Permit was issued on or before June 1 preceding the Fiscal Year for which Special Taxes are being levied. "Exempt Property" means all Assessor's Parcels within CFD No. 13-01 that are exempt from the Special Taxes pursuant to the Act or Section G herein. "Fiscal Year" means the period commencing on July 1 of any year and ending the following June 30. "Land Use Type" means any of the land use types listed in Table 1 below. "Maximum Special Tax" means the maximum Special Tax determined in accordance with Section C, which may be levied by in any Fiscal Year on an Assessor's Parcel of Taxable Property. "Mixed Use Property" means an Assessor's Parcel of Taxable Property upon which more than one Land Use Type is located. "Multi -Family Residential" or "MFR Property" means an Assessor's Parcel classified as Residential Property for which a Building Permit has been issued for purposes of constructing a residential structure consisting of two or more Residential Units for rent, exclusive of condominiums. "Non -Conforming Property" means an Assessor's Parcel of Non -Residential Property that is not classified as Commercial Property, Office Property, or Industrial Property. "Non -Residential Property" means an Assessor's Parcel of Taxable Property for which a Building Permit has been issued by the City for the construction of one or more non-residential buildings or facilities. "Office Property" means an Assessor's Parcel of Non -Residential Property for which a Building Permit(s) has been issued for office and/or profession use, including, but not limited to, office, general office, medical -dental office, hospitals, professional building, and bank or financial institution. "Property Owner Association Property" means, for each Fiscal Year, any property within the boundaries of CFD No. 13-01 that was owned by a property owner association, including any master or sub -association, as of January 1 of the prior Fiscal Year. "Proportionately" means for Developed Property, the ratio of the actual Special Tax levied on Developed Property to the Maximum Special Tax for Developed Property is equal for all Assessor's Parcels of Developed Property. "Public Property" means all Assessors' Parcels of Taxable Property that is owned by, dedicated or irrevocably dedicated to the City, the County, the State of California, the federal government or any other public agency (each, a "Public Entity'D. "Residential Property" means all Assessors' Parcels of Taxable Property within CFD No. 13-01 for which a Building Permit has been issued for purposes of constructing one or more Residential Unit(s). "Residential Unit" means any residence in which a person or persons may live, which is not considered to be useable for non-residential purposes. "Services" means those authorized services that may funded by CFD No. 13-01 pursuant to the Act, as amended. "Special Tax" means the special tax authorized to be levied within CFD No. 13-01 pursuant to the Act to fund the Special Tax Requirement. "Special Tax Requirement" means the amount, as determined by the CFD Administrator, for any Fiscal Year to: (i) pay the costs of providing the Services during such Fiscal Year, (ii) pay Administrative Expenses associated with Special Tax, (iii) establish or replenish any operational reserve fund established for Services, (iv) pay incidental expenses related to the Services as authorized pursuant to the Act, (v) fund an amount equal to a reasonable estimate of delinquencies expected to occur in the Fiscal Year in which Special Taxes will be levied ("Estimated Special Tax Delinquency Amount's and (vi) fund the shortfall, if any, in Special Tax revenues collected in the preceding Fiscal Year necessary to fund the Special Tax Requirement for such Fiscal Year where the shortfall resulted from delinquencies in the payment of Special Taxes in such Fiscal Year that exceeded the Estimated Special Tax Delinquency Amount included in the Special Tax Requirement. "Taxable Property" means all Assessor's Parcels, including Public Property, that are not exempt from the Special Tax pursuant to the Act or Section G. "Undeveloped Property" means an Assessor's Parcel for which a Building Permit has not been issued on or before June 1 preceding the Fiscal Year for which Special Taxes are being levied. B. CLASSIFICATION OF ASSESSOR'S PARCELS Each Fiscal Year, beginning with Fiscal Year 2013-2014, each Assessor's Parcel shall first be classified by the CFD Administrator as Taxable Property or Exempt Property. In addition, each such Fiscal Year, each Assessor's Parcel of Taxable Property shall be further classified by the CFD Administrator as Developed Property or Undeveloped Property. Lastly, each such Fiscal Year, each Assessor's Parcel of Developed Property shall be further classified by the CFD Administrator as MFR Property, Non - Residential Property, Public Property, or Mixed Use Property, and each Assessor Parcel of Non - Residential Property shall be further classified as Commercial Property, Office Property, or Non - Conforming Property. Commencing with Fiscal Year 2013-2014 and for each subsequent Fiscal Year, all Taxable Property shall be subject to the levy of Special Taxes pursuant to Section C below. C. MAXIMUM SPECIAL TAXES 1. Developed Property Each Fiscal Year commencing in Fiscal Year 2013-2014, each Assessor's Parcel of Developed Property shall be subject to the Special Tax. The Maximum Special Tax for Developed Property for Fiscal Year 2013-2014 is shown in Table 1. TABLE 1 DEVELOPED PROPERTY MAXIMUM SPECIAL TAX RATES Land Use Type Maximum Special Tax Residential Property MFR Property $346 per Residential Unit Affordable Unit — Moderate $346 per Residential Unit Affordable Unit — Low N/A Affordable Unit — Very Low N/A Public Property $0.29 per BSF Non -Residential Property Commercial Property $0.35 per BSF Office Property $0.29 per BSF Non -Conforming Property $0.35 per BSF For each subsequent Fiscal Year following Fiscal Year 2013-2014, the Maximum Special Tax shall be increased by 2%. EMI. 2. Undeveloped Property For any Fiscal Year, each Assessor's Parcel classified as Undeveloped Property shall be exempt from the levy of Special Taxes. 3. Mixed Use Property Each Fiscal Year commencing in Fiscal Year 2013-2014, each Assessor's Parcel of Mixed Use Property shall be subject to a Special Tax. The Maximum Special Tax for an Assessor's Parcel classified as Mixed Use Property shall be equal to the sum of Maximum Special Taxes that may be applied to each Land Use Type located on that Assessor's Parcel. D. METHOD OF APPORTIONMENT OF SPECIAL TAX Commencing in Fiscal Year 2013-2014 and for each subsequent Fiscal Year as provided in Section F, the CFD Administrator shall levy a Special Tax on all Taxable Property until the total amount of Special Taxes levied equals the Special Tax Requirement. The Special Tax shall be levied Proportionately on each Assessor's Parcel of Developed Property, up to 100% of the applicable Maximum Special Tax to satisfy the Special Tax Requirement. E. PREPAY ENT OF SPECIAL TAX The Special Tax is levied for the purpose of financing ongoing Services and therefore may not be prepaid. F. TERMINATION OF SPECIAL TAX The Special Tax shall be levied as long as necessary to meet the Special Tax Requirement for Service. G. EXEMPTIONS The CFD Administrator shall classify as Exempt Property: (i) Undeveloped Property, (ii) Property Owner Association Property, (iii) Affordable Units that are considered Low Income or Very Low Income, or (iv) Assessor's Parcels subject to public or utility easements, including Assessor's Parcels designated as open space, endangered species habitat or for flood control purposes, making impractical the utilization of such Assessor's Parcels for other purposes than those set forth in the easement. H. APPEALS Any property owner claiming that the amount or application of the Special Tax is not correct may file a written notice of appeal with the CFD Administrator not later than twelve months after having paid the first installment of the Special Tax that is disputed. The CFD Administrator shall promptly review the appeal, and if necessary, meet with the property owner, consider written and oral evidence regarding the amount of the Special Tax, and rule on the appeal. If the decision of the CFD Administrator requires that the Special Tax for an Assessor's Parcel be modified or changed in favor of the property owner, a cash refund shall not be made, but an adjustment shall be made to the Special Tax on that Assessor's Parcel in the subsequent Fiscal Year(s) to compensate for the overpayment of the Special Tax. 1. MANNER OF COLLECTION' The annual Special Taxes shall be collected in the same manner and at the same time as ordinary ad valorem property taxes, provided, however, that the Special Taxes may be billed and collected at a different time or in a different manner if necessary to meet the financial obligations of CFD No. 13-01. EXHIBIT C CITY OF TUSTIN Community Facilities District No. 13-01 Assessor's Parcel Numbers ASSESSOR'S PARCEL NUMBER LANDOWNER 430-271-03 CITY OF TUSTIN 430-271-04 CITY OF TUSTIN 430-271-05 CITY OF TUSTIN 430-271-08 CITY OF TUSTIN 430-271-09 CITY OF TUSTIN 430-271-35 CITY OF TUSTIN 430-271-36 CITY OF TUSTIN 430-271-37 CITY OF TUSTIN 430-271-38 CITY OF TUSTIN 430-271-39 CITY OF TUSTIN 430-271-40 CITY OF TUSTIN 430-271-41 CITY OF TUSTIN 430-271-42 CITY OF TUSTIN 430-271-43 CITY OF TUSTIN 430-271-44 CITY OF TUSTIN 430-271-45 CITY OF TUSTIN 430-271-46 CITY OF TUSTIN 430-271-47 CITY OF TUSTIN 430-271-48 CITY OF TUSTIN 430-271-49 CITY OF TUSTIN 430-271-50 CITY OF TUSTIN 430-271-51 CITY OF TUSTIN 430-271-52 CITY OF TUSTIN 430-271-53 CITY OF TUSTIN 430-271-54 CITY OF TUSTIN 430-271-55 CITY OF TUSTIN 430-271-56 CITY OF TUSTIN 430-271-57 CITY OF TUSTIN 430-271-58 CITY OF TUSTIN 430-271-59 CITY OF TUSTIN 430-271-60 CITY OF TUSTIN 430-271-61 CITY OF TUSTIN C-1 C-2 ASSESSOR'S PARCEL NUMBER LANDOWNER 430-271-62 CITY OF TUSTIN 430-271-63 CITY OF TUSTIN 430-271-64 CITY OF TUSTIN 430-271-65 CITY OF TUSTIN 430-271-66 CITY OF TUSTIN 430-271-67 CITY OF TUSTIN 430-271-68 CITY OF TUSTIN 430-271-69 CITY OF TUSTIN 430-271-70 CITY OF TUSTIN 430-271-71 CITY OF TUSTIN 430-271-72 CITY OF TUSTIN 430-271-73 CITY OF TUSTIN 430-271-74 CITY OF TUSTIN 430-271-75 CITY OF TUSTIN 430-271-77 CITY OF TUSTIN 430-271-78 CITY OF TUSTIN 430-271-79 CITY OF TUSTIN 430-271-80 CITY OF TUSTIN 430-271-81 CITY OF TUSTIN 430-271-82 CITY OF TUSTIN 430-271-83 CITY OF TUSTIN 430-271-84 CITY OF TUSTIN 430-271-85 CITY OF TUSTIN 430-271-86 CITY OF TUSTIN 430-271-87 CITY OF TUSTIN 430-271-88 CITY OF TUSTIN 430-271-89 CITY OF TUSTIN 430-271-90 CITY OF TUSTIN 430-271-91 CITY OF TUSTIN 430-271-92 CITY OF TUSTIN 430-271-93 CITY OF TUSTIN 430-371-20 CITY OF TUSTIN 430-371-22 CITY OF TUSTIN 430-371-25 CITY OF TUSTIN 430-371-26 CITY OF TUSTIN 430-371-27 CITY OF TUSTIN 430-371-29 CITY OF TUSTIN 430-371-30 CITY OF TUSTIN 430-371-31 CITY OF TUSTIN C-2 C-3 ASSESSOR'S PARCEL NUMBER LANDOWNER 430-371-33 CITY OF TUSTIN 430-371-34 CITY OF TUSTIN 430-371-35 CITY OF TUSTIN 430-371-36 CITY OF TUSTIN 430-371-37 CITY OF TUSTIN 430-371-38 CITY OF TUSTIN 430-371-39 CITY OF TUSTIN 430-371-40 CITY OF TUSTIN 430-371-41 CITY OF TUSTIN 430-371-42 CITY OF TUSTIN 430-371-43 CITY OF TUSTIN 430-371-44 CITY OF TUSTIN 430-371-45 CITY OF TUSTIN 430-371-46 CITY OF TUSTIN 430-371-47 CITY OF TUSTIN 430-371-48 CITY OF TUSTIN 430-371-49 CITY OF TUSTIN 430-371-50 CITY OF TUSTIN 430-371-51 CITY OF TUSTIN 430-371-52 CITY OF TUSTIN 430-371-53 CITY OF TUSTIN 430-371-54 CITY OF TUSTIN 430-371-55 CITY OF TUSTIN 430-371-56 CITY OF TUSTIN 430-371-57 CITY OF TUSTIN 430-371-58 CITY OF TUSTIN 430-371-59 CITY OF TUSTIN 430-371-60 CITY OF TUSTIN 430-371-61 CITY OF TUSTIN 430-371-67 CITY OF TUSTIN 430-371-68 CITY OF TUSTIN 430-371-69 CITY OF TUSTIN 430-371-70 CITY OF TUSTIN 430-371-71 CITY OF TUSTIN 430-371-72 CITY OF TUSTIN 430-371-73 CITY OF TUSTIN 430-371-74 CITY OF TUSTIN 430-371-75 CITY OF TUSTIN 430-381-26 CITY OF TUSTIN C-3 ASSESSOR'S PARCEL NUMBER LANDOWNER 430-381-27 CITY OF TUSTIN 430-381-29 CITY OF TUSTIN 430-381-30 CITY OF TUSTIN 430-381-32 CITY OF TUSTIN 430-381-33 CITY OF TUSTIN 430-381-36 CITY OF TUSTIN 430-381-37 CITY OF TUSTIN 430-381-43 CITY OF TUSTIN 430-381-62 CITY OF TUSTIN 430-381-64 CITY OF TUSTIN 430-381-65 CITY OF TUSTIN 430-381-67 CITY OF TUSTIN 430-381-74 CITY OF TUSTIN 430-391-09 CITY OF TUSTIN 430-391-12 CITY OF TUSTIN 430-391-18 CITY OF TUSTIN 430-391-31 CITY OF TUSTIN 430-391-33 CITY OF TUSTIN 430-391-34 CITY OF TUSTIN 430-391-35 CITY OF TUSTIN 430-391-36 CITY OF TUSTIN 430-391-37 CITY OF TUSTIN 430-391-38 CITY OF TUSTIN 430-391-39 CITY OF TUSTIN 430-391-40 CITY OF TUSTIN 430-391-41 CITY OF TUSTIN 430-391-71 CITY OF TUSTIN C-4