HomeMy WebLinkAbout05 APPROVE THE ENGINEER’S REPORT FOR THE TUSTIN LANDSCAPE AND LIGHTING DISTRICT AND SET A PUBLIC HEADocusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
MEETING DATE
TO
FROM
Agenda Item 5
Initial
AGENDA REPORT Reviewed: rafs
City Manager
Finance Director 9a
MAY 6, 2025
ALDO E. SCHINDLER, CITY MANAGER
MICHAEL GRISSO, DIRECTOR OF PUBLIC WORKS
SUBJECT: APPROVE THE ENGINEER'S REPORT FOR THE TUSTIN
LANDSCAPE AND LIGHTING DISTRICT AND SET A PUBLIC
HEARING TO CONSIDER LEVYING FISCAL YEAR 2025-2026
ASSESSMENTS
SUMMARY:
At the February 4, 2025 City Council meeting, the 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 is now complete and 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 3, 2025.
RECOMMENDATION:
It is recommended that the City Council:
1. Adopt Resolution No. 25-33 approving the Engineer's Report for the Tustin Landscape
and Lighting District for Fiscal Year 2025-2026; and
2. Adopt Resolution No. 25-34 declaring its intention to levy annual assessments for Fiscal
Year 2025-2026 and setting a public hearing for June 3, 2025.
FISCAL IMPACT:
Landscape maintenance and public street lighting expenses within the Tustin Ranch area
are recovered through the levy of the annual assessments for the Tustin Landscape and
Lighting District and a General Benefit Contribution. The proposed Fiscal Year 2025-2026
budget is $931,800, with proposed assessments of $841,739, including City -paid
assessments totaling $14,110.85 for parkland and facilities, which will be paid through the
City's General Fund. The Engineer's Report calculates a General Benefit Contribution of
$90,061, which is also paid through the City's General Fund operating budget.
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City Council Agenda Report
Tustin Landscape and Lighting District
May 6, 2025
Page 2
CORRELATION TO THE STRATEGIC PLAN:
This item contributes to the fulfillment of the City's Strategic Plan Goal B: Public Safety and
Protection of Assets by ensuring Tustin is an attractive and well -maintained community in
which people feel pride.
BACKGROUND:
The Tustin Landscape and Lighting District (District) was formed in 1985 to fund the
maintenance of perimeter landscaping on the arterial highways and for the operation and
maintenance of street lighting on public streets within the Tustin Ranch area. 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. The District currently consists of 5,704 parcels
encompassing 457.186 acres.
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.
Assessment Districts AD 85-1 and AD 86-2 were formed in 1986 and 1988, respectively,
and $132,050,000 in bonds were issued to fund the design and construction of public
improvements, including streets, traffic signals, drainage facilities, utility improvements, and
landscaping. Streets constructed within these Districts included, but were not limited to,
Jamboree Road, Tustin Ranch Road, Irvine Boulevard, Bryan Avenue, Portola Parkway,
and Pioneer Road.
On January 15, 1996, Reassessment District No. 95-1 (RAD 95-1) was formed by
Resolution No. 96-8, thereby consolidating AD 85-1 and AD 86-2 within the City of Tustin
into a single district and authorizing the issuance of bonds to exonerate the previous bonds.
Assessments levied under RAD 95-1 cover the same public infrastructure improvements
within the City of Tustin as the previous Assessment Districts.
On November 17, 2009, the City Council declared that construction of all required
improvements was complete and pursuant to Section 10427 of the California Streets and
Highways Code, the remaining funds in RAD 95-1 were surplus and, as such, the remaining
funds could be utilized for maintenance projects within the Tustin Landscape and Lighting
District. These one-time funds have been utilized to offset annual District deficits each year
since Fiscal Year 2009-2010. Annual deficits were a result of planned annual landscape
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City Council Agenda Report
Tustin Landscape and Lighting District
May 6, 2025
Page 3
enhancements in the District in excess of normal maintenance activities. There is no longer
sufficient funding in RAD 95-1 to offset annual deficits related to District landscape
enhancements.
In 2021, property owners were provided an opportunity to vote on increasing the annual
assessment to bring revenue in line with the cost to provide ongoing landscape
maintenance and enhancements in the Tustin Ranch community. There was not sufficient
property owner support to increase the assessment and therefore, annual expenses have
been reduced according to the amended workplan approved by City Council on September
21, 2021. Service reductions include the following:
• Landscape maintenance has been reduced from monthly to every other month.
• All plant replacement eliminated (previously—$200,000 annually).
• Tree trimming extended from every other year to every three years.
• Limited tree planting.
• Irrigation reduced and at times turned off.
Services to ensure public safety, such as street lighting and removal of dead trees, were not
reduced. Repairing irrigation leaks is prioritized to avoid unnecessary costs while
maintaining a sufficient watering schedule for shrubs and trees. Turf is generally susceptible
to drought and is noticeably dry as the weather warms each summer. On July 1, when new
funds are available, watering is increased to ensure the landscape survives the heat of late
summer and early fall.
Staff will soon be engaging with property owners to gauge the community's desired service
level and sentiment surrounding an increase in the assessment for Fiscal Year 2026-2027.
Based on information gathered, staff will create a proposed budget and engage a consultant
engineer to re -analyze the District. This will be followed by balloting of the District property
owners as a vote to increase assessments. Property owner support/opposition is based on
the weighted responses received. Those who choose not to participate have no impact on
the outcome.
DISCUSSION
Based on the results of the 1997 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
consumer price index (CPI) for all urban consumers for the Los Angeles, Anaheim, and
Riverside area. The percentage increase in the CPI for calendar year 2024 was 3.4%. The
District's budget for Fiscal Year 2025-2026 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 within the District. Staff estimates the proposed FY 2025-2026 budget
to be $931,800, comprised of the following major components: arterial and collector street
lighting, local residential lighting, and parkway, slope, and trail landscaping.
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City Council Agenda Report
Tustin Landscape and Lighting District
May 6, 2025
Page 4
The resulting total costs to be assessed for lighting and landscape maintenance for Fiscal
Year 2025-2026 are $77,385 and $764,354, respectively, for a total operating and
maintenance assessment of $841,739. This total cost is then 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 2025-2026, which is unchanged
from last 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 (ACLT). Currently this only includes commercial property
along Jamboree Road
• Benefit Area "B": Properties located in Benefit Area "B" pay for Arterial and Collector
Street Lighting, plus Parkway, Slope, and Trail Landscaping (ACLT + 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 (ACLT + 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" (ACLT)......................................................... Not Applicable
• Benefit Area "B" (ACLT + PSTL).............................................$106.97 per year
• Benefit Area "C" (ACLT +PSLT + LRLT)...................................$140.01 per year
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City Council Agenda Report
Tustin Landscape and Lighting District
May 6, 2025
Page 5
ASSESSMENT RATE SUMMARY BY LAND USE
FY 2024-25 (Current)
FY 2025-26 (Proposed)
BENEFIT AREA
A
B
C
A
B C
LAND USE
ACLT
ACLT +
ACLT+PSTL
ACLT
ACLT +
ACLT+PSTL
PSTL
+ LRLT
PSTL
+ LRLT
Single Family Res. ($/Dwelling Unit)
$103.54/DU
$131.08/DU
$106.97/DU
$140.01/DU
Multi -family Res. ($/Dwelling Unit)
$77.66/DU
$80.23/DU
Non -Residential ($/ac)
$621.24/ac
$641.824/ac
Non -Res - Tustin Market Place ($/ac)
$45.00/ac
$45.48/ac
Golf Course ($/ac)
$414.16/ac
$427.88/ac
Vacant and Parks ($/ac)
$207.08/ac
$213.94/ac
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 2025-2026, along
with a comparable listing to last year's assessment.
It is recommended that the City Council adopt the two attached resolutions. These
resolutions provide for the following:
• Resolution No. 25-33 approves the Engineer's Report for the Tustin Landscape and
Lighting District for Fiscal Year 2025-2026.
• Resolution No. 25-34 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.
25-34 also sets the date, time, and place for a public hearing concerning the annual
levy of assessment for the District. The Public Hearing is proposed for Tuesday, June
3, 2025, at 6:00 p.m. in the City Council Chamber, 300 Centennial Way, Tustin,
California.
Michael Grisso,
Director of Public Works
Attachment:
1. Resolution No. 25-33 — Approving the Engineer's Report
2. Resolution No. 25-34 — Intention to Levy Assessments and Set Public Hearing
3. Engineer's Report for Tustin Landscape and Lighting District, Fiscal Year 2025-2026
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ATTACHMENT 1
Resolution No. 25-33
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RESOLUTION NO. 25-33
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 2025-2026
WHEREAS, by Resolution No. 25-08, the City Council initiated proceedings for the
2025-2026 Fiscal Year for the levy of annual assessments and ordered the preparation
of the Engineer's 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 has now reviewed and examined the report as 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 2025-2026" prepared by the Engineer, Harris & Associates, dated
April 22, 2025, 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 6th day of May, 2025.
AUSTIN LUMBARD,
Mayor
ATTEST:
ERICA N. YASUDA,
City Clerk
Resolution 25-33
Page 1 of 2
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APPROVED AS TO FORM:
F
cuSigned by:
Z'179
DA 'FAK'ENDIG,
City Attorney
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
I, Erica N. Yasuda, 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. 25-33 was duly and regularly passed
and adopted at a regular meeting of the City Council held on the 6t" day of May, 2025 by
the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
COUNCILMEMBER RECUSED:
ERICA N. YASUDA,
City Clerk
Resolution 25-33
Page 2 of 2
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ATTACHMENT 2
Resolution No. 25-34
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RESOLUTION NO. 25-34
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN,
CALIFORNIA DECLARING ITS INTENTION TO PROVIDE FOR AN ANNUAL
LEVY OF ASSESSMENTS FOR FISCAL YEAR 2025-2026 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. 25-08 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. 25-08, 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 6t" day of May, 2025, with the passage and
adoption of Resolution No. 25-33.
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
2025-2026 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 1-5 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.
Resolution 25-34
Page 1 of 3
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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.
Section 5: Notice is hereby given that Tuesday, June 3, 2025 at the hour of 7:00 p.m. in
the Tustin City Council Chamber, 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 6t" day of May, 2025.
AUSTIN LUMBARD,
Mayor
ATTEST:
ERICA N. YASUDA,
City Clerk
Resolution 25-34
Page 2 of 3
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APPROVED AS TO FORM:
F
cuSigned by:
Z'79
DA 'E'REIDIG,
City Attorney
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
I, Erica N. Yasuda, 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. 25-34 was duly and
regularly passed and adopted at a regular meeting of the City Council held on the 6th
day of May, 2025 by the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
COUNCILMEMBER RECUSED:
ERICA N. YASUDA,
City Clerk
Resolution 25-34
Page 3 of 3
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ATTACHMENT 3
Engineer's Report for Tustin Landscape and Lighting District
Fiscal Year 2025-2026
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IEngineer's Report
Tustin Landscape and Lighting District
Fiscal Year 2025-26
April 11, 2025
Prepared for:
City of Tustin
300 Centennial Way
Tustin, CA 92780
Prepared by:
MI Harris &Associates
101 Progress, Suite 250
Irvine, California 92618
(949) 655-3900
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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.
DATED: April 11, 2025
M. \9*\\ Harris & Associates
j T No. C61383 .7t"
CrwL �`W BY: Alison Bouley, P.E.
of CN.�f°� R.C.E. No. C61383
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 2025.
City of Tustin
Orange County, California
LIZ
I HEREBY 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 , 2025.
City Clerk,
City of Tustin
Orange County, California
City of Tustin i April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
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Table of Contents
Introduction.................................................................................................................................1
Report...................................................................................................................................... 3
Section 1
Plans and Specifications........................................................................1-1
Section 2
Estimate of Costs....................................................................................2-1
Section 3
Assessment Roll......................................................................................3-1
Section 4
Method of Apportionment of Assessment............................................4-1
Section 5
Property Owner List................................................................................5-1
Section 6
Assessment Diagram..............................................................................6-1
Appendices
Appendix A: Budget Detail / Maximum Assessment Rate Calculations
Appendix B: Cost & Assessment Comparison
Appendix C: Government Parcels
Appendix D: District Maps
Preliminary Assessment Roll (under separate cover)
City of Tustin ii April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
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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 (the "District") for the 2025-26 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 1-5 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.
Annual landscape rehabilitation projects have occurred every year since 2009 to improve the
aesthetics of The District and ensure the landscaping meets the expectations of property owners.
The rise in annual service costs has significantly outpaced the rise in annual district revenue
resulting in the planned use of funds from the Reassessment District No. 95-1("RAD 95-1").
RAD 95-1 no longer has sufficient funds to cover the annual landscape rehabilitation projects. In
2021, proceedings were initiated to revise the assessments in order to cover ensure the additional
expense of ongoing plant replacement and irrigation repairs. A Public Hearing was conducted,
ballots were tabulated and there was a majority protest which did not allow for any changes to
the current assessment methodology. As a result, the assessment methodology has remained the
same and landscape maintenance levels have been reduced.
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.
City of Tustin 1 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
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Scope of Report
This report covers the levy of annual assessments for the 2025-26 fiscal year, based on the
methodology adopted by the City Council in the 1997-98 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, Long Beach, Anaheim 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 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, Long Beach and
Anaheim areas (Los Angeles -Long Beach -Anaheim", CA, CPI-U) in any calendar year. The CPI
for Calendar Year 2024 (December 2023 to December 2024) is 3.4%. 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.
(CPI-U) Los Angeles- Anaheim- Riverside was used prior to December 2017 when the Inland Empire was split off to become a
new CPI reporting area and Long Beach replaced Riverside in the name for the remaining CPI reporting area.
City of Tustin 2 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
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Report
CITY OF TUSTIN
FISCAL YEAR 2025-26
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, Alison Bouley, 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:
SECTION 1
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.
SECTION 2
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.
SECTION 3
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.
City of Tustin 3 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
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SECTION 4
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.
SECTION 5
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.
SECTION 6
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.
City of Tustin 4 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
Section 1 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 2025-26
The existing facilities to be maintained and serviced include street lighting and arterial
landscaping as described herein.
LIGHTING
In 2018, the City purchased all the street lights from Edison and converted them from High
Pressure Sodium Vapor to Light Emitting Diode (LED). The purchase and LED Conversion was
funded through the City's General Fund and Street Lighting Fund.
The street lighting system in the District consists of 760 lights. A summary by type and size
follows:
No. Size of Lumens Type of Light
386 6,550 Light Emitting Diode
374 2,900 Light Emitting Diode
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 (-350 feet northerly of Rawlings Way) and Portola Parkway
City of Tustin 1-1 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
• 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
• 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
• Pasco 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:
City of Tustin 1-2 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
Landscaping and 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.
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.
City of Tustin 1-3 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
Section 2 Estimate of Costs
The City's budget for the maintenance and service costs, shown below, details the estimated
costs and fund balances for Fiscal Year 2025-26 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.
FY 2025-26 BUDGET & ASSESSMENT
District
Less Projected
General
Reserve
Admin.
Fund Balance
Benefit
Total to
Service Category
Budget
(50% Max.)
(*No. 6018)
6/30/2025
Contribution
Asmt
Arterial and Collector Street Lighting
$88,000
$0
$1,391
$0
($24,196)
$65,195
*Object No. 6220
Local Residential Lighting
$12,000
$0
$190
SO
s0
$12,190
*Object No. 6220
Parkway, Slope and Trail Landscaping
$817,300
$0
$12,919
$0
($65,865)
$764,354
*Object Nos. 6028, 6132, 6335, 6350
Totals
1 $917,300
1 $0
1 $14,500
I $0
1 ($90,061)
1 $841,739
Total to Assessment: $841,739
* 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 District Administration has been prorated based on the budget amounts.
The Total to Assessment shows the total amount that can be spread to the parcels within the
district.
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 4-7 of this report.
City of Tustin 2-1 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
Section 3 Assessment Roll
The Assessment Roll is a listing of the proposed assessment and the amount of assessment for
Fiscal Year 2025-26 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.
City of Tustin 3-1 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
Section 4 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 final
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.
City of Tustin 4-1 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
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.
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 a multiple -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
City of Tustin 4-2 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
EDU/acre x one-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 containing the clubhouse are considered
developed commercial property and therefore assigned 6 EDU's per acre. The Golf
Course parcels that contain the course greens are also considered 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.
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
Single Family Res. SFR
1 D.U.
x
1.00 =
1 EDU/DU
Multi -family Res.(including Condos
1 D.U.
x
0.75 =
0.75 EDU/DU
Commercial/Industrial and other
Non -Residential (including Schools)
1 Acre
x
6.00 =
6.0 EDU/ac
Vacant(including Parks
1 Acre
x
2.00 =
2.0 EDU/ac
Golf Courses - Greens
1 Acre
x
4.00 =
4.0 EDU/ac
City of Tustin 4-3 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
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.
SPECIAL 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
covered by this District was not a part of this Ad Valorem Maintenance District. Therefore, in
1985, to fund the public street lights in the developing area, 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.
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.
The portion of the arterial lighting above what is required to illuminate a typical residential
neighborhood is for vehicular traffic and is a general benefit. The typical local light is 2,900
lumens whereas the arterial light is 6,550 lumens, therefore 55.73% of the arterial light cost is
general benefit and the remaining 44.27% is special benefit, representing the local lighting
portion of the arterial lights.
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
City of Tustin 4-4 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
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 Lighting Benefit
FY 2024-25
FY 2025-26
By Land Use
Parcels
Dwellings Acres
EDU's
Parcels
Dwellings
Acres
EDU'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
184.487
1,106.922
60
184.487
1,106.922
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
Golf Course
1 12
151.991
607.9641
12
151.991
607.964
Total:
1 5,704
7,726 457.186
8,601.5941
5,704
7,726
457.186
8,601.594
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 ninety-
one local residential street 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
By Land Use Parcels Dwellings EDU's
Single Family Residential 369 369 369.000
369 369 369.000
LANDSCAPING BENEFIT
The District enjoys a higher level of landscaping and streetscaping in their parkways and slopes
than the rest of the City of Tustin. Trees, landscaping, hardscaping and appurtenant facilities, if
well maintained, provide beautification, shade and enhancement of the desirability of the
surroundings. 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.
City of Tustin 4-5 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
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.
Slopes along the easterly side of Jamboree Road are considered general benefit and reflect 8.1%
of the total landscaping maintained in the district (4.11 AC/51 AC).
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 2024-25
FY 2025-26
By Land Use
Parcels
Dwellings
Acres
EDU's
Parcels
Dwellings
Acres
EDU'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
0
32.624
195.744
19
0
32.624
195.744
Schools
10
0
48.573
291.438
10
0
48.573
291.438
Vacant
0
0
0.000
0.000
0
0
0.000
0.000
Parks
22
0
72.135
144.270
22
0
72.135
144.270
Golf Course
1 12
0
151.991
607.964
1 12
0
151.991
607.964
Total:
1 5,663
7,726
305.323
7,690.416
1 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 table provide a summary of parcels, dwellings, acres and EDU's by Benefit Area
for the District.
FY 2024-25
FY 2025-26
By Benefit Area
Parcels
Dwellings
Acres
EDU's
Parcels
Dwellings
Acres
EDU's
A
41
--
151.863
911.178
41
--
151.863
911.178
B
5,294
7,357
305.323
7,321.416
5,294
7,357
305.323
7,321.416
C
1 369
369
0.000
369.0001
369
369
0.000
369.000
Total:
1 5,704
7,726
457.186
8,601.594
1 5,704
7,726
457.186
8,601.594
City of Tustin 4-6 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
The Service Category Costs are based on the EDU's and rates for each Benefit Area. The Special
Benefit Costs broken out by Benefit Area and Service Category is shown in the following table.
Special Benefit Costs Breakdown
FY 2024-25
FY 2025-26
Benefit
Area
Local Portion
of Arterial &
Collector
Street Lights
Local
Residential
Lighting
Parkway,
Slope & Trail
Landscaping
Total
Local Portion
of Arterial &
Collector
Street Lights
Local
Residential
Lighting
Parkway,
Slope & Trail
Landscaping
Total
A
$6,832
$6,832
$6,906
$6,906
B
$54,892
$703,169
$758,061
$55,492
$727,679
$783,171
C
$2,767
$10,162
$35,440
$48,369
$2,797
$12,190
$36,675
$51,662
Totals
$64,491
$10,162
$738,609
$813,262
$65,195
$12,190
$764,354
$841,739
Note: FY 2025-26 totals may differ from the budgeted totals for each category due to rounding
of the assessments.
ASSESSMENT RATE SUMMARY
The table below summarize the calculated service amounts per EDU for each Service Category
in order to recover the full costs.
Service Category
Cost of
Service
EDU's
FY 2025-26
Service Costs
ACLT - Arterial & Collector Lighting
$65,195
8601.594
$7.58 / EDU
LRLT - Local Residential Lighting
$12,190
369.000
$33.04 / EDU
PSTL - Pkwy, Slope & Trail Landscape
$764,354
7690.416
1 $99.39 / EDU
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, Long Beach and Anaheim
areas (Los Angeles -Long Beach -Anaheim, CA, CPI-U) in any calendar year by City Council
approval each year. The CPI change for Calendar Year 2024 (December 2023 to December
2024) is 3.4%.
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 are equal to or less
than the maximum allowable rates.
The following table summarizes the calculated assessment rates and the maximum assessment
rates for each Benefit Area.
City of Tustin 4-7 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
ASSESSMENT RATE SUMMARY
Benefit Area
FY 2024-25
FY 2025-26
Actual Asmt
Rates
Calculated
Service Costs
Max. Asmt Rates
(incl. CPI)*
Actual Asmt
Rates
Total from Asmt
Benefit Area A (ACLT)
$7.50 / EDU
$7.58 / EDU
$16.80 / EDU
$7.58 / EDU
$6,906
Benefit Area B (ACLT + PSTL)
$103.54 / EDU
$106.97 / EDU
$107.07 / EDU
$106.97 / EDU
$783,171
Benefit Area C (ACLT + PSTL + LRLT)
1 $131.08 / EDU
1 $140.01 / EDU
1 $148.72 / EDU
1 $140.01 / EDU
$51,662
$841,739
* See "Maximum Assessment Rate Calculations" in the Appendix for details on the calculation of the Max. Assessment Rates
Previously, cost of services for Benefit Areas B and C exceeded the amount generated at the
maximum allowable rate for these Benefit Areas. Therefore, historically an additional City
contribution is required to cover the deficit for the PSTL service category. Since FY 2022-23, the
City reduced their landscape maintenance budget and no additional City contribution amounts
will be required.
Benefit Area A (ACLT)
Benefit Area B (ACLT + PSTL)
Benefit Area C (ACLT + PSTL + LRLT)
Special Benefit
Cost for Service
Total
Assessment to be
Collected
Additional City
Contribution
Required
$6,906
$6,906
$0
$783,171
$783,171
$0
$51,662
$51,662
$0
$841,739
$841,739
$0
The proposed assessment rates by land use category for each Benefit Area are shown below.
ASSESSMENT RATE SUMMARY BY LAND USE
FY 2024-25
FY 2025-26
BENEFIT AREA:
A
B
C
A
B
C
ACLT +
ACLT + PSTL
ACLT +
ACLT + PST
LAND USE
ACLT
PSTL
+ LRLT
ACLT
PSTL
+ LRLT
Single Family Res. ($/Dwelling Unit)
$103.54 / DU
$131.08 / DU
$106.97 / DU
$140.01 / DU
Multi -family Res. ($/Dwelling Unit)
$77.66 / DU
$80.23 / DU
Non -Residential ($/ac)
$621.24 / ac
$641.82 / ac
Non -Res - Tustin Market Place ($/ac)
$45.00 / ac
$45.48 / ac
Golf Course ($/ac)
$414.16 / ac
$427.88 / ac
Vacant and Parks ($/ac)
$207.08 / ac
$213.94 / ac
City of Tustin 4-8 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
I, Alison Bouley, 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 11, 2025 Harris & Associates
m By:
NO. C61383 :0
* * Alison Bouley, P.E.
Cow— �ASSESSMENT ENGINEER
c�-�FR.C.E. No. C61383
City of Tustin 4-9 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
Section 5 Property Owner 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.
City of Tustin 5-1 April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1 EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
Section 6 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.
City of Tustin April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1 EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
Appendix A: Budget Detail / Maximum Assessment Rate Calculations
City of Tustin April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
BUDGET DETAIL
FY 2025-26
DISTRICT ANALYSIS WORKSHEET
Object No.
Description
City's Budget
($)
District
Estimate of
Costs ($)
Comments
6018
Architect/Eng Services
14,500
12,000
2,500
Annual Engineer's Report - Dist. Admin.
County charge of 0.3% for placement on
property tax bills
6028
Landscape Maintenance
477,000
477,000
Contract - Maintenance & Rehab Projects
6132
Tree Trimming Contract
157,650
157,650
Contract - approx. 1,500 trees/yr
6220
Street Light Energy
100,000
88,000
12,000
Street lights - Arterial & Collector
Street lights - Local
6335
Electric
10,000
10,000
For irrigation equipment
6350
Water
172,650
172,650
IRWD service areas
DISTRICT TOTAL
931,800
931,800
City of Tustin April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
Maximum Assessment Rate Calculations
by Consumer Price Index (CPI) increases
FY 2025-26 CPI WORKSHEET
Benefit Area A
CPI
Max
Rate ($)
Actual
Rate ($)
Base Year
FY 1997-1998
7.91
7.91
FY 1998-1999
1.2%
8.00
7.87
FY 1999-2000
2.2%
8.18
8.04
FY 2000-2001
2.8%
8.41
8.04
FY 2001-2002
3.7%
8.72
8.40
FY 2002-2003
2.1%
8.90
8.90
FY 2003-2004
3.7%
9.23
9.23
FY 2004-2005
1.8%
9.40
9.40
FY 2005-2006
4.4%
9.811
9.81
FY 2006-2007
4.5%
10.25
10.25
FY 2007-2008
3.3%
10.59
9.79
FY 2008-2009
4.2%
11.03
10.82
FY 2009-2010
0.1 %
11.04
11.04
FY 2010-2011
1.8%
11.241
11.24
FY 2011-2012
1.3%
11.39
11.39
FY 2012-2013
2.2%
11.64
8.29
FY 2013-2014
1.9%
11.86
8.29
FY 2014-2015
1.1%
11.99
8.29
FY 2015-2016
0.7%
12.071
8.52
FY 2016-2017
2.0%
12.31
8.92
FY 2017-2018
2.0%
12.56
9.34
FY 2018-2019
3.6%
13.01
9.34
FY 2019-2020
3.2%
13.43
4.11
FY 2020-2021
3.0%
13.831
4.88
FY 2021-2022
1.5%
14.04
4.11
FY 2022-2023
6.6%
14.97
4.14
FY 2023-2024
4.9%
15.70
4.14
FY 2024-2025
3.5%
16.25
7.50
FY 2025-2026
3.4%
16.801
7.58
City of Tustin
Landscape and Lighting District, FY2025-26
Engineer's Report
Benefit Area B
CPI
Max
Rate ($)
Actual
Rate ($)
50.38
50.38
1.2%
50.98
50.98
2.2%
52.10
52.10
2.8%
53.56
52.10
3.7%
55.54
55.54
2.1%
56.71
56.71
3.7%
58.81
58.81
1.8%
59.87
59.87
4.4%
62.50
62.50
4.5%
65.31
65.31
3.3%
67.47
67.47
4.2%
70.30
70.30
0.1%
70.37
70.37
1.8%
71.64
71.64
1.3%
72.57
72.57
2.2%
74.17
64.89
1.9%
75.58
66.85
1.1%
76.41
68.03
0.7%
76.94
76.94
2.0%
78.48
78.48
2.0%
80.05
80.05
3.6%
82.93
82.93
3.2%
85.58
85.58
3.0%
88.15
88.15
1.5%
89.47
89.47
6.6%
95.38
95.38
4.9%
100.05
100.05
3.5%
103.551
103.54
3.4%
1 107.071
106.97
Benefit Area C
CPI
Max
Rate ($)
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%
81.67
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
0.1 %
97.74
97.74
1.8%
99.50
99.50
1.3%
100.79
100.79
2.2%
103.01
103.01
1.9%
104.97
104.97
1.1%
106.12
106.12
0.7%
106.86
106.86
2.0%
109.00
109.00
2.0%
111.18
111.18
3.6%
115.18
115.18
3.2%
118.87
118.87
3.0%
122.44
122.44
1.5%
124.28
124.28
6.6%
132.48
114.69
4.9%
138.97
119.34
3.5%
143.831
131.08
3.4%
148.721
140.01
April 11, 2025
Docusign Envelope ID: C1 EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
Appendix B: Cost & Assessment Comparison
City of Tustin April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1 EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
FY 2025-26 Cost & Assessment
FY 2025-26 COSTS,
CONTRIBUTIONS & ASSESSMENTS
Service Category
Total Cost
of Service
Benefit
Contribution
City
Contribution
Total from
Assessment
Arterial and Collector Street Lighting
$89,391
$24,196
$0
$65,195
Local Residential Lighting
$12,190
$0
1 $0
1 $12,190
Parkway, Slope and Trail Landscaping
$830,219
$65,865
$0
$764,354
$931,800
$90,061
$0
$841,739
FY 2024-25 Cost & Assessment
(from previous year)
FY 2024-25 COSTS,
CONTRIBUTIONS & ASSESSMENTS
Service Category
Total Cost
of Service
Benefit
Contribution
City
Contribution
Total from
Assessment
Arterial and Collector Street Lighting
$88,413
$23,922
$0
$64,491
Local Residential Lighting
$10,162
$0
1 $0
1 $10,162
Parkway, Slope and Trail Landscaping
$802,225
$63,616
$0
$738,609
$900,800
$87,538
$0
$813,262
Lighting and Landscape District Fund Balance Projection
Landscape and Lighting District Fund Balance Projection
Beginning Fund Balance, 7/01/2024
Projected Expenditures, FY 2024-25
Projected Revenues, FY 2024-25
Projected Contribution to make budget whole
$0 per Mid Year Budget
$911,200 * per Mid Year Budget Projections
$813,000 Projected annual Assessment District Revenues
$98,200 * Projected contribution from RAD 95-1 Construction Fund and
City Contribution
Projected Ending Fund Balance, 6/30/2025 $0 1
*amounts provided by the City
City of Tustin April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1 EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
Appendix C: Government Parcels
City of Tustin April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1 EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
CITY OF TUSTIN
LLM D - FY 2025-26
GOVERNMENT PARCELS
BENEFIT CURRENT FY 2025-26 FY 2024-25
APN AREA LANDUSE ACRES DU'S ASSESSMENT ASSESSMENT OWNER COMMENTS
104-290-38
B
PRK
6.26
0
$1,339.26
$1,296.32
COUNTY OF ORANGE
500-203-01
B
PRK
4.251
0
$909.46
$880.30
CITY OF TUSTIN
500-221-07
B
PRK
3.6
0
$770.19
$745.49
CITY OF TUSTIN
500-221-10
B
PRK
1.358
0
$290.53
$281.21
CITY OF TUSTIN
500-233-02
B
PRK
3.008
0
$643.53
$622.90
CITY OF TUSTIN
500-291-26
A
C/I
1.562
0
$71.04
$70.29
CITY OF TUSTIN
501-095-01
B
PRK
15.275
0
$3,267.93
$3,163.15
501-095-08
B
PRK
1.26
0
$269.56
$260.92
501-095-09
B
PRK
0.38
0
$81.30
$78.69
501-112-01
B
SCH
5.81
0
$3,728.98
$3,609.40
501-112-05
B
PRK
1.8
0
$385.09
$372.74
501-112-06
B
PRK
1.66
0
$355.14
$343.75
501-112-07
B
PRK
0.24
0
$51.35
$49.70
501-112-08
B
PRK
14.23
0
$3,044.37
$2,946.75
501-112-12
B
PRK
0.463
0
$99.06
$95.88
501-112-13
B
SCH
1.297
0
$832.44
$805.75
501-112-14
B
PRK
1.21
0
$258.86
$250.57
501-112-15
B
SCH
0.79
0
$507.04
$490.78
501-112-16
B
PRK
0.45
0
$96.27
$93.19
501-112-17
B
SCH
2.08
0
$1,334.99
$1,292.18
501-281-35
B
SCH
9.901
0
$6,354.66
$6,150.90
CITY OF TUSTIN
CITY OF TUSTIN
CITY OF TUSTIN
SCHOOL, TUSTIN UNIFIED DISTRICT
CITY OF TUSTIN
CITY OF TUSTIN
CITY OF TUSTIN
CITY OF TUSTIN
CITY OF TUSTIN
SCHOOL, TUSTIN UNIFIED DISTRICT
CITY OF TUSTIN
SCHOOL, TUSTIN UNIFIED DISTRICT
CITY OF TUSTIN
SCHOOL, TUSTIN UNIFIED DISTRICT
SCHOOL, TUSTIN UNIFIED DISTRICT
4/11/2025
Page 1 of 2
PETERS CANYON PARK
CAMINO REAL PARK
HERITAGE PARK
HERITAGE PARK
LAUREL GLEN PARK
Gov owned in FrolI19, open car
storage per aerial
CITRUS RANCH PARK
CITRUS RANCH PARK
CITRUS RANCH PARK
TUSTIN RANCH ELEM. SCHOOL
TUSTIN SPORTS PARK
TUSTIN SPORTS PARK
TUSTIN SPORTS PARK
TUSTIN SPORTS PARK
TUSTIN SPORTS PARK
TUSTIN RANCH ELEM. SCHOOL
TUSTIN SPORTS PARK
TUSTIN RANCH ELEM. SCHOOL
TUSTIN SPORTS PARK
TUSTIN RANCH ELEM. SCHOOL
LADERA ELEMENTARY SCHOOL
Docusign Envelope ID: C1 EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
BENEFIT
CURRENT
FY 2025-26
FY 2024-25
APN
AREA
LANDUSE
ACRES
DU'S
ASSESSMENT
ASSESSMENT
OWNER
502-451-24
B
SCH
3.11
0
$1,996.06
$1,932.06
TUSTIN UNIFIED SCHOOL DISTRICT
502-451-25
B
PRK
2.07
0
$442.85
$428.66
CITY OF TUSTIN
502-451-27
B
PRK
2.23
0
$477.09
$461.79
CITY OF TUSTIN
502-451-28
B
SCH
5.07
0
$3,254.02
$3,149.69
TUSTIN UNIFIED SCHOOL DISTRICT
502-451-29
B
SCH
1.08
0
$693.17
$670.94
TUSTIN UNIFIED SCHOOL DISTRICT
502-451-30
B
PRK
1.53
0
$327.32
$316.83
CITY OF TUSTIN
502-451-31
B
PRK
3.88
0
$830.09
$803.47
CITY OF TUSTIN
502-451-32
B
SCH
1.1
0
$706.00
$683.36
TUSTIN UNIFIED SCHOOL DISTRICT
502-453-13
B
C/I
1.25
0
$802.28
$776.55
CITY OF TUSTIN
502-521-07
B
SCH
18.335
0
$11,767.77
$11,390.44
SCHOOL, TUSTIN UNIFIED DIST
525-022-03
B
PRK
2.98
0
$637.54
$617.10
CITY OF TUSTIN
COMMENTS
PETERS CANYON ELEM. SCHOOL
CEDAR GROVE PARK
CEDAR GROVE PARK
PETERS CANYON ELEM. SCHOOL
PETERS CANYON ELEM. SCHOOL
CEDAR GROVE PARK
CEDAR GROVE PARK
PETERS CANYON ELEM. SCHOOL
FIRE STATION
PIONEER MIDDLE SCHOOL
PIONEER ROAD PARK
Docusign Envelope ID: C1 EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
Appendix D: District Maps
Landscape Maintenance Facilities Map
Assessment Diagram/Boundary Map
Land Use Map
City of Tustin April 11, 2025
Landscape and Lighting District, FY2025-26
Engineer's Report
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
REDUCED SCALE
CITY OF TUSTIN
LANDSCAPE AND LIGHTING DISTRICT
ASSESSMENT DIAGRAM
FOR THE
2025-26 FISCAL YEAR
LANDSCAPE MAINTENANCE FACILITIES MAP
LEGEND
LANDSCAPE MAINTENANCE
SLOPE MAINTENANCE
TRACE No. 15474. 500-341-V 71R8f 52 (16
TRACT No. ,8475: 590-341-01 THRU 21 (21
TRACE No. 15427: 560-34139 TNRU 74 (26
500-211-M 13
14
w 101 Progress, Suite 250 — Irvine, CA 92618
016 PHONE: (949) 655-3900 FAX: (866) 785-0180
s25-161-01 THRU 34
525-161-58 THRU 68
525-171-18 THRU 48
525-172-07 THRU 53
ons
i 525-151-01 THRU 75
525-041-01 7HRU 27, 41 THRU 62
525-051-01 MR 40, 73 THRU 98
525-O6f-01 THRU 06, 63 THRU 68
525-061-13 THRU 41
525-071-01 THRU 33
\� 938-� 6/6 TNRRU 6623
- 525-091-01 THRU 43
sn 4c
501-113-f3 501-1f3-f8
II=}3 AG I4M 4G'.
-291-13, 14
ME"
50-481-01 THRU 39
5%-491-01 THRU 47
502-501-01 THRU 47
502-471-34 THRU 56
502-471-01 THRU 26
502-461-73 THRU 89
502-471-57 THRU 69
502-462-04 THRU 28
502-461-22 THRU 42
502-461-54 THRU 69
502-461-01 THRU 21
THRU 919
THRU 824
M\ran\:-,m^rr azs4w�W�\'�� n.�rsw aorszs � ar/n/rozs
Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2
CrTY OF TUSTIN
LANDSCAPE AND LIGHTING DISTRICT
ASSESSMENT DIAGRAM
FOR THE
2025-26 FISCAL YEAR
ASSESSMENT DIAGRAM/BOUNDARY MAP
LEGEND
BENEFIT AREA A
BENEFIT AREA B
BENEFIT AREA C
CITY BOUNDARY
TRACT No. 154174. 500-341-37 THRU 52 (16
TRACT No. IU75: 500-341-01 TIM 21 (21
TRACT No. 15427: 500-341-59 THRU 74 (26
500-211-M 13 THRU 16
REDUCED SCALE
525-161-01 THRU 34
525-161-58 THRU 68
525-171-18 THRU 48
525-172-07 THRU 53
ACT No.
14797
15428 �a
15429�-
25-151-01 THRU 75
PETERS TRACT 15601 �
CANYON 114 UNITS
52s-182-01 THRU 42
REGIONAL 525-183-0, THRU 39 f
525-184-0 THRU 33
PARK RU 91
mars
525-04I-01 THRU 27, 41 THRU 62
TRACT 525-051-01 THRU 40, 7.1 THRU 98
Na.a 14381 525-061-01 THRU 06. 63 THRU 68
and 14746
wrs
525-061-13 THRU 41
�525-071-01 THRU 33
TRACT
No. 14567
ACT
°4 wrs 938-22-301 THRU 500
TRACT 616 1HRU 623
No. 14410
m oars
52THRU 50
525-131-01 525-091-01 THRU 43
THRU 65
TENT. TRACT Na 15993 525-141-01
THRU 13
502-/51-/5 "oars 525-1l2-I" T 8
502-451-53 THRU 50 �+s
T9�`A566
N0' 1pY0 �
Aar
T?MpU A5 �
IalA AC. dpb
TRACT A. 16184 �
? +(fJ`
502-631-01 THRU 12 502-451- 602-481-01 THRU 36
502-632-01 THRU 28 25,27,30,31 502-491-01 THRU 47
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