HomeMy WebLinkAbout1695-W Notice PU Code 790 Transaction Request - County of Los AngelesCALIFORNIA PUBLIC UTILITIES COMMISSION
DIVISION Ok VVA'I'tl,(ANL) AUDITS
Uxiliry Name:
GOLDEN STATE WATER L.UMPAN Y
vate Mailed to Service List:
/30/207
Distrirt:
REgim, 2
CPUC Utility fF:
133 W
Froiest ea lute (Wh Day):
4/19/2017
Advice Letter #:
1695-w
Re,,ievv Deadline (30n, Day):
4/29/2017
Tier
E31 E12 E13 M
Requested affective vate:
TBD
Autho, Lation
Pu cuouzgo
WMSMB�-�
Description: Request by Golden Stutz Wat,-. Co ... Fany tu. Authurity
tu Sell'l'wu Very Small Portions of Unnecesso.y La.d (5)
S%juare Feet and 42 SLjuare Feet) Under Public Utilities
t-uaz Szrtiu. 7W, Fur Fe..ding OREL anil Agmenient tu
Cunvey and Claim for P"znt, With thu o—uu.ty uf Lu,
Angeleb Deparument of Public Works, i nz—by
Avuicting Unnecrs�,aiy Eminent Dumain Litigation
The protest or response deadline for uhis advice leve, is 20 dzryD f, oin the Ziatu: tnut tnis advice letter was mailed to the z5e, vicu
IL'z,r. Plezrz5e aee the "teapu,,:5e u, rxvte,3t-�ectivit 1H the advice letter for more informario.,
Utility Cuiataut: Ruitald Mume
Phone: (909) 394-3ouu x 632
Email: Mrn
DWA (,:ontct:
I aritt Unit
Phone:
(415)/U3-1133
Exitail:
WaFei.D1v1'3j'0j
DAff STAFF
APPROVED r I VVI I HL)RAWN
Signature: Comments:
nate:
Utility Contact: Nguyea tQuzuk
Phniae: (909) 394-3ouu x w4
tmail:
0
94 Gulden State
Water Co M P a rly
March 30, 201Y
It a
MIMM
Golden State Water Company (GSWC) herr-by transmits une original and three
con-torme7l copies of this advice letter, which is applicable to the Region 2n�rvicr-
territory.
KIWFOI HVIIJ W-
IntoWFAMICs r j r rPF"I
I "IMM Uri
Voinain Litigation I
WWJNIZJ7�1
GSWC respectfully informs and requt-sts authority to sell two very small portions (5
�iquare Feet anJ 42 Square Fcer) of parcels land it owns in the unincurporated area in
the Uounty of LOS Angeles ((-�ounty), known as Athens, on the terms and conditions
specified in the pending Offer and PurchaSe Agreement to (--onvey an7j (--laim for
payment (Agrcemcia), bcrvvc!(-n GSWC and the County, under the authority of
Ualifornia Vublic utilities (LoFle Section/90 (IIU Codc �'/90).
F U C.Zc qY90 , ecids,
(t) Wlicnet,er a zoater corporation sells any real property Old'anis at any tinie, but
i . s no longer llVr'['SSr7ry o, Ili Hit- perjornialicc of the 7i7ater corporatifflis
!pities to the public, the water Corporation sliall invest the liet pr0ifffris, lfdhy,
, I nciadME init-reit tit tli(- rat(- that the coininissioll prescribusfior nienivrandion
anfounts, fru-ni the stile tit u,ritrr systelli ipifrastrtirturc, plant, fixili . tits, allif
propi-rhes I'liat are necessary or useful in the performance of its 1111ties to the
Public. t -or purposes Of trackiiLy dit, to- t pru-ccc-&5 raid tliel r invCstillen t, the coliter
corporation shall Illaititain records necessary to riorutnent tile inve5tnient of t/,( -
Litt procttds pursuant to this article. The 1711101,111t of the net proceeds S111711 tae a
7oater corporr7tion's pri . lildry S0111 -CC of cripitaijor iior,r,t,ueitt Ir, utility
infrastructure, plant, fiicllltl'(,s, anil propci-tics tliat are Tlt'('(',5S(7ry or us(ful in tilt,
perfor, I lrllW[I Of ti I[' (VOC r Cof Porlitio I I'S I Ili tiCS I I I I, l'O??I'(Ii I 1X 71,at(T utility sero I ce to
the publif'.
(b) All u7ater utility illj'TrWritctire, pirait, jra'11;iies, antl propt-rh(-s coiistructeil or
acquiteil by, antl use and useful to, 11 71'r7ter corporation by Investilirlit pursilrolt
to subriit,I'sioiL (a) ,Iioll bt- Incluiled 17111011� the 'a,ater corporati011'S otlier utility
Aavice Letter 15 5- -2- March 30, 2017
property upon 7ohicn the commission authorizes the zoater corporation the
opportunity to earn a reasonable return,
(c) J his article shall apply to the 1n,,e!;tmen t of the net proceeds referred to in
subdivision (a) for a period of S years from the end of the calendar year in n1hich
the ?eater corporation receives the net proceeds. The balance of any net proceeds
and interest thereon that is not invested after the eight-year period shall be
allocated solely to ratepayers.
(d) Upon application by a zt,ater corporation 7t,ith iOF7uu or fewer seruiLT
connections, the commission may, after a hearing, by rule or order exempt the
v,ater corporation from the requirements of this article.
(e) i he commission retains continuing authority to 77etermine the used, useful, or
itucessary status of any and all infrastructure improvements and investments,
The two very small land portions (5 SLluare Feet and 42 Square Feet), that are the subject
in this a3vice letter, are a very small paj- i of a to.L,Ltej- tal Lk site parcels that are not used
for operation purposes and are unnecessary. I lie release of these two very small parcel
portions will not impact GSWCs operations, and it will avoid any eminent domain
litigation and reEuce liability to USWC based upon the County's intended use of the
portions of the parcels consisting of a bike Vath ant associated public works
improvements.
the C-ou nty intends to use the portions of the parcels as part of a bike path
development project, as designated by the County.
1. he County has offered to purchase the two portions for $1,550, per av vi- alsa
and our review. The amount covers the transfer of u5vv(.-'s interest in the
poi,uio, L of the paicels descs Ibed above.
GSvvC and the County have agreed to enter into the pending Agree int for the
County to ac,4uire the two very small portions of the parcels for a combined total of
$-1,550. the pending Agreement is subject to the Crimmission's approval of this Advice
Letter request. UnEer the terms of the Agreement, the County will pay all rash to, the
portions of the parcels. The purchase will nut be completecl unless anti until the
Commission aFFroves the transaction. by acceptance 4 this Advice Letter. i he
accounting treatment for financial proceeds from the sale of the Fortions of the parcels
will be custributed in accordance witi-i the Commission's adoptect Gain an Sate
allocation process.
ENVIRUNMLid TFAL ltd kUKMA I IUN
This transaction will allow the County to develop a bike path. ['lie two portions of the
parcels have t-iu Fotenticil foo causing a direct or indirect physical change in the envirunment,
the Commission's approval of the property antis.icuo,, md the A-reernentwould not be a
0
Advice Lt Ater 1695vv -3® March 30, 2017
project pursuant to thu California tnviromnental Quality Act (t_hQA) 14 U.U. K 153/8.
UJHLK1NFUKMA"1"1(JN
1c entity anct aU71resses of all parties to the proposed
TransaLtion:
Golden State WaTer Company
U30 Last t-oothill 1310.
San Dimas, California 91773
1 e1pplione: (909) 394-J6OO
Facsimile: (909) 394-/42/
rkmoore(o-)gs wa ter. co..
County of Los Angeles
Uepartment of Public VVarks
Attn: Mark Takeichl
900 5outh t-remont Avenue
Alhambra, CA 9t 03
I eleplione* (626) 458-/61EE
2. A c0l"Flere duscciption of the FroFerty, including its present
location, conilition, anct use:
V V
Assessor's i u No. 609-011-800 (b squarefeet, portion only) and
Assessor's ID 6089-006-801 (42 squarefeet, portion only).
). ilie portions of
tuan
e parcels are located witinn unincorporated arm, Ufrhe County of Los
Angeles knozon as Athens, at budlong Ave. and Street, SOO VV 122nd
Street (at Budlong Ave.) nad 807 W 122iid Street (at BudlonN Ave.).
3. Transferee's intended use of the property:
�_ountV of Lus Angeles proposect use
The County intends to use the ta,o portions of the parcels for its
IJ i ke Pain 7evelopmen t p, oJect.
4. A complete description of the financial terms of the
proposed transoctioll:
Tli(- purchase price for the two portions oi-the parcels is $`1,7557
t -air ruarket value was 77eternurzei7 by appraisal, i'E771'e7u4ttid
transfer negotiation ?wth the County Of LOS Angeles, Uepartmeiit
of PuRic vvo,k,,, Piritsu se(- ArtrLdimeW A.
A71vice Letter 1695 -VV -4- March 30, 2017
5. A aescriprion of how the financial Frcjc,::ed!; of the
transaction will be distributed:
b5VV(- request that the Conimission allocate the financial
pf urerds in accordance 7vi th the Coninfission decision
(0.06-12-04J), u7hich deternanes GSWC's proms3for allocatinx
gains (arid losses) on the sale of curtain utility assets.
6. A statement of the imFact of the transaction on ratebase,
(I. his requirement dues not apply to telecommunications
provider!; subject to URF or is are i tot subject to rate of
return., egularlon), abed any effect on the ability off the utility
to serve customers ani the public:
C;SVVC request that the Coninfission allocutu thu financial
proceeds in accordance 714th the Coninussion 7ecision
(U, 06-12-04J), it7hich deternii,,us GSWC's process for allocatinN
gains (and losses) on the sale of certain utility assets,
In addition, the ptopry,�rd rr,,nsacrion ?iill not have an aduerse
effect on the public interest ecause it Will not interfere in any Way
7144, GSWC's facilities, or prODiSions to serve custoniers.
T For sales of real property and depreciable assets, the original
cclst, Fresent book value, and ,resent fair market value, and
a detailect description of how the tali maickei value vvas
determined (e.g., appraisal):
'i lie original cost oTthe parcels i's $4.E-10.63
I -air n'larket value uses deterinined by app, al',Pal aial 116NONITtion
zoith the County of Los ,kngeles, See Attacurnent A
Por leases or real property, the tair mask rental value, a
detailed description of how the tair market rental value was
determined, and any additional information necessary to
sho6v compi lzrare , I th Rule 3 (g) above:
This transaction does not invoh,e a lease.
9, for easements or rights-of-way, the fair market V.11UC 01 [hr
ease vent or right-of-way and a cletaileci description of now
the f.,ir market value was determined:
Advice Letter JLb95-VV -5- March 30 ZU17
10. A complete description of any recent past (within the prior
t years) or anticipated future transactions that may
appear to be related to the Fresent transaction, such as sales
or leases of real property that are located near the property
at issue or that are being transferred) to the same transferee;
or for depreciable assets, sales of similar assets or sales to the
same transteree:
it Sufficient information and documentation (including
e, L v 1ro, mental documentation) to shuw that all oft e
eligibility criteria stated in Secrion 1. A. above have been
met:
I lie Uounty 01 Los Angeles, Oepartnient of Public I/Vorks is thE7 Livid
Agencyfor the Bike Path development project, CLOA reuiea, is not
requireil by the Comnussion.
12. 1 1 he tiling ut'LlIty a,,ay submit additional information to assist
in the review of the advice letter, including receac
phutugraphs, scaled maps, drawings:
vlease see A ttaciliven t 13
13. hnvironmenu-if Information:
a. if the -Coul
review Linder CEQi-�. if the applicant believes that the
rx'an.sacrioi, is exempt fru, m environmental review under a
statutory or categorica [ exempnon from CEQA, LhE!
applicant shall provide the following intormation:
(1) Has the proposed transaction been found exempt from
UhQA by oaothnc gove!, itmeitL agency?
M
(a) if yes, the applicant shall attach rhe Notice of
Exemption to the advice letter and snail state the
name of tl.-ie applicable public agency, the date of
the Notice of EAemFLIOx"L cm El State Clearinghouse
;L
(b) It ,c,, the applicant shall state the specific CEQA
exemption or exempriotis that the applicant claims
apply to tfie trai-i,,-,action, inclucling citations to the
applicable State CEQA Guideline(s) and/or
s ia u LA re
-s, A, id an explanation of why the applicant
Advice Letter 1695 -vv -6- march 3u, zur/
believes that each exemption applies. The
applicant shall confirm that no exceptions to the
claimed CtQA exemption(s) apply,
b° if the Ap-P licai it believes I hat the 'transaction Is of a
Er!,Ju�t-tunder . If the applicant believes that the
transaction is not a project under CEQA, the applicants all
incluUe an explanation cit its position,
I his transaction is not subject to CEQA. Ovemll project is under
the Jurisdiction of the County OI LOS Angeles, Uepartment of
PuElir We, ks, ii,hich is the Lead Agency.
Environ ental Review of the Project and the
Applicant believes that the Co .. .LL1ssioL is a Responsible
Agency under C.LQA. if another public agency, acting as the
Lead Age, Lcy under CEQA, has completed an environmental
review of the project and has aFF.Loved the final CEQA
documents, and. the cornmissiun is a lKesponsible Agency
.nde, CEQA, the applicants all submit the following
in-tormation to the Commission L, Le, gy Div i3iun CEQA
Team:
i lie county Of Los Angeles, Uepartnient of Public Works T", ME
Le,,d Agency.
(1) '1 he name, aFiFlress, and phone number of Elic! Lead
Agency, the type of CEQA document that was
prepare -,I (Env I.onmental Impact Report, Negative
Ueclaration, Mitigated Negative Ueclarario.,,), the date
on which the Lead Agency approved the (-LQA
doruiiient, the date on which a Nutice of Determination
mz�
(2) A copy of all c-tQlk 00CUrnents prepared by or for the
Lead Agency regarding the project and the Lead
Agency's resolution, or other dOCUmem approving the
U, -QA clocuments:
(3) A list of section and page number,, for the environmental
impacts, rniui0-.iEio,, measures, and findings in the prior
�-hQA documents that relaFz! to the approval sought from
the Commissiun:
AZ!vice Letter 1595 -VV -7- March 30, 2017
(4) An explanation. of any aspect of the project or its
environentalsetting which has changed since the issuance
ofthe prior CEQA documint:
(5) A statumunt of whethtr t project will require approval by
additional public agencies uther thant e Commission and the
LeaEl Agency, and, it so, the name and address of mach age, icy
and the type of approval required.
Not applicable, Hie Conimission ;s ,or a Responsible AKencl
A true ai,Z1 co-Lrect coFy of the Fending Agreement is being provided to the
�_ommissiun as supporting workpapers Uocuments art.rhed to this advice letter.
..I .1 VESIUNATION
This advice letter does not have a tier designation, u5VVC requests disposition by the
Director of the Division of Water and Audits.
1't IL I I V L UA I L
U5VVC is _cequcsri.Iig that this filing become effective upon regular statutory notice.
R I mse 0—illrutest
Anyone may submit a response or protest for this Advice Letter (AL.). When submiuring a
response or protest, please incluile the aatil.uyas naau aiad ady ik:Ll lettLr number in the
subjL'U Kiae.
A response supports the tiling and ay conEaln Hdoemariuu thou Moves aseful to the
III ffie advice letter. A Frotest objects to the AL, in whole or in part
and must set forth the specific grounds on which it is based'. these grounds ace:
1. The Utility did ca piopedy serve or wive notice of the AL.
2. the relief reliLtested in the AL would violate statute or commission ofaer, oa is tint
authorized by sEatuEe or Commission niJe, oat vvhlr-h the utility relies;
3. Lite uicily313, r—dr-ulation,,, or data in the AL contain material error oro
4. 'j he relief reLluested, in the AL is pending before itie comm-nissioa iII i fn,annul
proceerfing; or
5. 'The cellet i-etjaestea in the AL reLiuires consideration in a formal hearing, or is
otherwise inappropriate for the AL process; or
6. the relief reqriesEed in Ehz7 AL 13 LujL13t, LlAtieasonablr_, or discriminatory, provided
that such ca. protest may not be matte where it would require re -litigating a prior
order of the uornmission.
TV protest may not rely on policy objections to an AL where the relief requested in the AL
follows rules or directions established by sraEuEE or Conn uLasa nu ojxlec applicable to the
AZIvice Letter Ib95-VV -8- March 30,2017
utility. A protest shall provide citations or proofs where available to allow staff to FIMFe!LIY
consider the protest.
U VV A must receive a response or protest via email (2r postal mail) within 20 Elays ot fla
date the AL is tileEl. When subuLit-dixg a eSFnnse or FroteSt Flease include the utilityl
name and advice letter number in the subject line.
The addresses for submitting a response 01 F -t otest are:
Email Address: mailing Adarens:
CA Vublic Utilities Commission
Wztre.t Divisimt
505 Van Ness Avenue
San Prancisco, CA 941W
Un the same day the , eSFOI LOLT or F, otest is submitted to DWA, the respondent or protestant
shall send a copy of the protest to Golden State Water Uompany at:
Email AZlilreas: Mailing Address:
rey-ulato, Yaffzirs@Y,Z5WaLeI.COIn Golden State water �-ompany
Konala Moorr-
630 Ea,,t Fc,othill 131vd.
San Dimas, CA 91773
(.-ities and counties t—hat need board of Supervisors -,)r board r)f Cumixilsatnitr,,, aFF, oval to
protest shoula inform DWA, withu, thr 20 aziy piOLrSt Feriod, so that a late filed protest
�-ZIII be (:ItLr!i tainc-d. The informing document should include an estimate of the date the
proposed protest might be voted on.
R-4res
The utility shall reply to each protest and may reply to any response. Any reply must be
received by UWA within five business days atL-,. the eixt ®;f the protest period, and shall be
se, v kni Chi sant r! duty r),, c.id, person who filed the protestor response to the AL.
Cities and counties that need tioard of Supervisors or board of Commissioners approvhl to
protest should inform the Water I)ivision, ft ii` the 20 flay Fiotr!.;t period, so that a late filed
Fiviesi cai, be The informing document should include an estimate of the date
the proposed protest might be voted on.
The CIC6011S rL-LiLleStUd in this advice letter are not now the subject of any formal filings with
the c-alifornia Public utilities (-ommission, including a formal complaint, ii0j: aCtiVit iii city
court of law.
It YOLI have 1101 ATCiVC-d vi CeFly to your protest within 10 business clays, contact this
person at
No individuals or utilities have requested notification of filing of taritts. Uistriburion of
this advice lerrec is NJ, g i,tade to the attached service list in accordance with general
Advice Letter 1695-W -9- ch 30, 2017
Urder. No. 96-1:3.
/Xunald
RM Uff rg M7*7 ell
Jim Boothe, C-ruC - Uivision ot Water and Aud"
Lisa 13ilir, CPUC- Watur Bran,.�h, UIKA
Hani Moussa, CFUC- Water Bran, -h, ORA
Mail Takcichi, County ot Los Angeles I
LAY=
jz4g-M
Uity uT Belfflower
Water Department
gig
City of Duvyney
11111 BrooRshire Avenu
Duvvney, CA 9UZ41-/Ull
Ulty uT Flantinytun Parl?
Water Department
655u miles titreet
Huntington Park, CA guz55
.iqumt�zCa).5untinqtonpark.or
City of Lakewoua
vvatt-r Department
P.U. SUA ZZU
EaRewood. GA 90714-0220
l9unurar)le Mayor Erit; (3arcetti
City at Los Angeles
zuu N. Spriny Street, Room 303
Los Angeles, CA Oiz
uity ut l9orwall?
Water Depari
tment
121UU norwalk Blvd.
MurwalR, uA 9Ub5U
ww'z
Uity ut �ianta Fe bprings
Donald K. Jensen — Direutur ut Pur)lic VVorRs
11 13(i t-ast I elegraph Road
Santa Fe Sprinys, uA w67u
City UT i urranue
Water Department
3u31 i orrance Blvd.
Torrance, CA 9u5O3
City uf Cerritus
Water Department
P.O. BUX 313U
Uerritos, CA 907
,),yerritys.us
City UT inylewwa
Une Manchester Blvd. — Saite guu
F'.U. Bux (j5UU
Inglewood, CA 9u3ui
Long Beach vvait::r DepaFtment
Ul'iris (3arner, General Manager
1 6uu E. vvaraluvv Kuad
Long Beach, CA 90807-qu�)4
[AUvw,
F.U. Box 515407
105 Anyeles, UA 90051-5707
Uity ut Paramuiant
Water Department
16420 Colorado Street
Paramuont, UA 9ut23
Uity ot Souttl (3ate
Water Depaffment
bb5U Ualiturnia 3treei
SuUtM Uate, UA gu28u
dtorres(cDso.q ate. com
uity Manager
City of Vernun
43u5 Santa Fe—&
LTA -71 111011 EM�U Wiwi
�11111K!
City Managur
City ot Whittier
13230 Penn z5treet
Whittier, CA 90602
iuullier•cit utw5ittier.urq,
Liberty Wilftiv5
w5u VVas5l5urn Road
Duvvnr,y, CA vUz4i
Diawa-Eeuoli•IiWY--tL [itilitip-snom
Mayvvuua mutual vvatt:�r Nu.2
•
3o2i E. zjlautiun Street
Playwood, CA 9027U
(justavurivi lla(o)_va5oo. cum
Orchard Dalc Cuunty
water District
Whittier, CA 90604
Et.,c3stant:daccy-odvva.urq
lVllisReV(@.odwd.org
l7silvett(a_)udwg.urg
Pico County Water Distri,-t
P. U. Box lbs
Pico Rivera, CA ijumu-ut]
Robert Kelly, vP ut Reyulatury Attai
bubur5an Water Systems
urana Avenue, Suite 1 UO
Covina, CA 91724-7044 1
General Managzr
4U4U Paramount Blvd.
LaRcwuud, UA uu71z-4ut
Rw5itaker(•wrd.ora
vvest Basin MwD
Richard Nagel, General Managt-,r
i 04u S. Avalon Blvd. Suite 210
Carson, CA %74u-12�16
richardn gVwugl5asin.orq
*to
J2jjgjLC
majul
M.
Mayvvuua Mutual water Mu.3
6151 Heliotrope Avenue
Maywood, UA guziu-3418
Park Waier Curnpany
97bu VVas5l5urn Road
P. 0. BuA tuuz
Downey, CA 90241-7002
P --"'Lr-' �—Li�` �-7
Ua--n--U—anr-eI 'T'alley vvatt:r
i i 142 (3arVey Ave.
El Monte, CA
544 E. Florence Av"-.
Uuaany, UA 9U2UI
T r a ci 1 tm a •l. u o�m
ut:�ntral Basin MVVD
General Mlanayer
6252 1 elegraph Road
uvmmerue, UA gUu4u-2512
Uluria Rlolina - Vt Districi
I A County board oT 6upurvisois
85(i Funneffi Rahn Hall of Aamini5tration
500 Wust i emple Street
Los Angeles, CA 900-1 z
Los Angeles, CA 90012
ONE=
City at Aftesia
UTIM MOYTMIIYZI��
City Manager
Uity at bell (3ardens
7100 S. GarTkvia Avtv"u
Bell (3ardens, CA 9021
City Atturntvy & uity L;lt:-rR
City at Cerritos
P.U. 130A 313U
Cerritos, CA 90tO3
yEEat��
City Manager & City u6n
Uity at Uuda5y
5250 Santa A"a Street
Uuda5y7 CA 90201
City at Downey
P. u. Bux 13u
Downey, CA 902,q -i
Uity at (3ardena
1700 West 16z"u ,jtrtvet
(3ardena, CA 90247
City at Hawthorne
446u vvest 1z6t5 St.
Hawthorne, CA 9uz5u
1%. 141VI-IlLy 0UdI,,V 111 01
Room 8uu, _Mir Administration
500 West i emple Street
Los Angeiea, CA 90012
Mark rid lev-thumn(a) bos. lagou nty.gov
City of Bell
6330 Pine Avenue
Bell, CA 90201
•=!NJ E LIA U# I ONM♦-♦
City of Carsuri
IU1 East Carson Stre
Carsun, uA vut45 I
City uT Uurnytun, City UlurR
City of Culver uity
9(fU Culver Blvd.
Cuivt�r uity, UA 9UZ3U
City of El Segumau
35U Main 6treet
El Segumau, uA VU245
City at Hawaiian Gardens
2118io Pioneer Blvd.
Hawaiian Gardens, uA VU(16
5unciepyuucj@5g(;Lity.org
City of Humtinyton ParR, uity Cie
655U Miles Avenue
Humimytun ParR, UA w255
Uity at IaRewuud, City Clerk
5050 No. ClarR Avv.
EaRuwuud. CA 90714
,CityClerR
Uity at Eawndale
14 t i t Scirin Avenue
Lawndale, CA 90260
Administrative Services Director
City of Los Allamitv5
3191 Fatella Avenue
Los Alarnitus, UA gu7zu
VVUUiWtaTa
Uity at Paramouni
it)4uu S. uoluradu Avenue
Paramouni. CA 90723
- OO •
City of South Gate
County Clerk
uunnty cjt uranye
12 Givic Center Plaza
Santa Ana, (;A 927f-ILJ
-3 LRM
Malir)u, uA wztj5
Attn: Mark Carney
Megan Somogyi
Goodin, MacBride, Squeri & Day; C
505 Sansorne Street, Suite 900
SanFrancisco,CA 94111
Y I I'kni Z
Uity ut La Miraaa
431041f '1" we7-
IEno
Uty Clerk
City uf r -ung Bt:�aul`i
333 West Ocean Blvd.
lung BtL-at;5, (;A 9U602
cityclerk(@
donglbuaul.•
Uity at 19urwalk
12700 Nui—vva!R Blvd. - Ruum 5
l9urwalk, CA 90650
City at Santa Fe Springs
i 17 1 u East I elegra ph Road
Santa Fe Sprinys, uA uutjt U
4-baUQ6W-A qkgffi- . -
County ClerR
Gounty at Eos Angeles
1Z4uu Imperial Hwy
Norwalk, CA 90650
Attn: Rat;Hel Matthews, Room #520(
County Counsel
LJty ot urange
333 W. Santa Ana blvd., 4 tn Floor
Santa Ana, CA 927u -i
Frt-a u. Yanney
Yanney Eaw Offi,,t,-
174OU Marquardt AUnit C --q
Cerritos, CA wtu3
FrtdYanney(q-).qmail.cor-,,
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PROJECT: BUDLONG AVENUE -MANCHESTER
AVENUE/EL SEGUNDO BOULEVARD-SRzS
PROGK�AM
PARCtLS: 7-23RF:.l AND 7-45RE
PROJECT ID NC.: RDC0015824
FEuERAL ID NO.: SR2SL05953(663)
VVRI r -I -EN SUMMARY uF jUS i UUMPENSATION
[Ea5t-,mentj
A. Date at Value:
Fel5ruary 23, 20.1 u.
B. Hiynest and Best Use:
Residential ase.
U. Zoniny:
Los Angeles uounty, R-1
1). Compensation for property to en:
ParL,td /-;e3 .1 - Easement
Land: 5 5T A $25/St =
$125
bubtatal
Paruu,l 1-45RE - Easement
Land: 42 st A $25/st =
1.u5U
So5total
Urand Total
Parcels 7-23RE.1 and 1-45RE
,� � ��
<�
,� : s �
Paragon Partmer, Ltd APN: 6089-011-800 (Parcel 7-zzjfKE.1)
BUDLONG AvE — Manchester Av/El Segundo BI Date of Value: February 23, 20 16
Highest and Best Use is defi,,eM as the reasonably probable and /ever use of vacant land or a,,
improved property, which is legally permissible, physically possible, fhm,icially feasible, and that
results in the highest value.
Highest and best use analysis is use7i m Mentify comparable properries anM, vyhere applicable, to
Metermine whether the existing improvements zhould be retained, renovated, Dr Memolished. The
NvMest and best use of a proper7y is analy/-el7l in two parts: as if vacant and az, improved. It is
recngn;/_ed that when a site has existing improvements on it, the highest and best mcm az, if vacant
may weli be different from the existing use. The eAotimg use will continue until the lann valne in its
highest onn DeDt use exceeds the total value of the propeffy in its existing use.
In analyzing Me Hiyhezt and Best Use of the subject propelTy, vve have considered those usumn that
are 1) legally permissible, e) pnjysically possible, 3) economically fL-ciz5iote, and which would result in a
4) positive return to rhe land, vvu also considered the surroundiny land uses and the supply amO
demand for property in the lorai real estate market.
i he subject property is located within the vvest Athens -Westmont zoned dist, is[, and is zoned R-1
Single Family Residence Zone. This zone permits residential -type uses. The existing uses in the
immeMiate area are residential, with some commercial along the freeway and bo"ie, streets along the
borMe,o or ine neighborhood. The range of user in ille subject area supports the legally permissible
uses as prcocrilleM by the local zoning standards. i Me subject property is noted azi leval, non-
conforming.
The subject site is apprOAMUTEly 0,96 acres and generally providing good development
potential for all of the permiooilll� noes identified above.
/Among the legally permissible and phyoirally possible uses, those whi7-h are liKely to cater to the
largnz�t market segment and capture the stronvest demand constitute the site's rua,,�Zie uses. Given
illr7 physical characteristics and permiire�! uses, all of the legally and pnyoically possible
rez,Oentiol uses allowed are considered financially rn-asible.
After comoiMerimg such factors as the physical c1laracteiistics of the land, its location, I-oning,
surrounding lamO ores, and supply and demand for properties in the area, it is our opinion iMat tMe
Highest and Boot Uzz or tMe subject property is for residential ocm.
The proposed acquisition will impact 57- square feet or 0.01% or iMe total site of 41,977 square feet
and is situated at the norihvve�t coiner of the parcel. The site in Me "after" condition will have similar
design and utility. Therefore, Me highest and best use in the "before" ani "after" conditions remain the
same:
t-tjt,.j.m5.i uOM & ASSOCIATES Page 20
Paragon Partners, Ltd APN: 6089-011-800 (Parcel ' '--,3RE.1)
BURLG AVE — Manchester Av/El Segundo BI Date of Value: February _/z3, 416
"Before" Condition: As if vacant: Residential use
As improved:
"After" Condition: AS if vacant: Residential use
Az5 improved:
There are three iraZlitionally recognized approaches to the valuation of real property; the Cost Approach,
Sales Comparison Approach, and Income Capitalization Approo7n.
The Cost Appproposition that the informed pmr,-,Maser would pay no more for
property than the cost of prmarming a substitute property with the same nti0ty as the subject properTy,
is particularly applicable when ihz� property being appraised involves nevv improve,, ents which represe
3'
the highest and best use of the land or when relatively unique or specialized improvements are locat
on the site for which there are no comporaMm properties on the market, I
I Me 5ates Comparison Approach produces am eziimate of value by comparing the :ur)ject property
vviih ,imilor properties of the same type which ham recently sold or are currently offered for ,ale in the
same or rrimpeiiny market areas. The reliability of this mcnmiyue is dependent upon the avaiio3ility of
comparable z5orez5 M,,_,to and the degree of comparability.
The Income Capiral;zar;o,, pro ch is based on an estimate of tMe present value of the future
potential income stream generate M 15y tree subject property. The income opproach is widely applied in
appraising income-producing properde,,,
Ire use of all three approaches to value, vvMile desirable, is not always appropriae Tor all apprais
pronjerns. After considering the approaches otili4un, the appraiser critically examine,, ond weighs th
value im7irotimm, in the reconciliation before reachimy amZ1 presenting a final conclusion of value. I
Iniroducdon an Mevio0ology
The intended use of tMi-, appraisal is to develop an opinion of to market value to supporT an offer of
just compensation for ci permanent road easement acquisition of Me -,ubject property.
For this appraisal assignmrmi, the valuation is based on the Icima cio it vacant for the following
reasons: (1) none of the prinuipai improvements located on the snbjem property are going to be
affected by the proposed paRial edzmmemt for road purposes accordim�j to [Me Project documents; (2)
the majority of the area to be acquireM iz, concrete sidewalk area that is ersmmtiolly a portion of a right-
ot-way area,- and (3) the proposed area to 5e acquired represents only 0.0 1 % MT Me total site area.
In our analysis, we have considered the appliroDility of each of the approaches in value including the
Coot, Sales Comparison, and Income Capiiali,-oiinn approaches. The Cost and Income approaches are
not rnn-,iflerel!] appropriate in the valuation of varom land, thus the only valuation meiMod utilized in this
assignment io Me 5ales Comparison Approach.
t71JLLMsTR0M & ASSOCIATES Page 21
Paragon PaRnera, U0
BUDLONG AVE ® Manchester Av/El Segundo BI
APN: 6089-011-800 (Parcel -7-23RE.1)
Date of Value: February /-3, 2016
HjhLMSTROM & ASSOCIATES Page 23
COMI'ARAGEt: EAND SALES SUMMARY
Location
Location
tion
bale Uate
She
ApN
APN
Doc No.
V (A C)
Zoning
5ale p, ice
Price PEE
Er i �ce :PS Fj
rSALE
P
Parcel 5030 vv
U
10 vv , ,nU r.
5EIEBJECT
an _ -0
I 89_011
AHn: 6089-011-800
M/A
4.96- —
R --i
N/A
N . hA
L I
I
1243 vv 12V Street
//Z:3/Z0-14
P 9 F
APN: 6089-Fj j B-UFj;3
J10
130 61
U. I IT
N-1
$160,000
$21.32
Seller: St. Goren, 1mr,
Buyer: Rraarr Investment..
EEC;
SALE z
1252 VV 1241" Street
I/zj1z014
APN: 603x -u -i 5-00z
f60557
0.11±
R-1
$X60,000
$zi.32
Seller: St. Corer, inc
Buyer: Rraarr lnve3imemi.-
EEC
SALE 3
8220 S Normandie Ave
q/q/z013
APM: 5(J33-005-014
1307097
0.l 1:t
LAC2
$ j4u,000
$29'(9
Seller: Cesar villapuZlua
Buyer: Samana lm�mzirurzi, EEC
HjhLMSTROM & ASSOCIATES Page 23
Paragon Partners, Lid
Comparable Land Sale i
1248 W 124 1h Streex, ArN 6089-018-003
This 0.17:t acre (7,506 SF) land sale sold in Joiy 2014 tor
$160,000. This reciangolur shaped parcel is locama on the
north side of 124 1h Strevi, two parcels east of Raymond
Avenue in the Gounty of Loz, Angeles. The topograpMy is
generally level with the elevaiinn at or above street level.
The Dayers were Rraarr Investments, LLC and the sellero
were St. Goran, Inc. This sale recorded on a Grant Deed
(Doc #/60561). This was an acqa;o;tion and development
along w;ih -.,c;me construction mon;ez.. According to a neighbor-, the property alomy with the
neighboring property had an old dwelling vvhich was removed prior to tne sale. The buyer mipr-oved
the property wRh a mew, two-story, frame amr! olucco, dwelling. The new home sold on May -15, 2015
for T525,000.
APN: 6089-011-000 (Parcel -1�23RE.
Date of value: February 23, 20-1
This 0.1 t± aure (7,504 SF) land site soid in July 2014
T160,000. Tnl,,, rectangular shaped parceN K, located on th
north side of izzr' 3treet, three parcels inuot of Raymon
Avenue in the County or r -os Angeles. This propeFFy is locate
next door to Comparable Land Sale 1. The topography i
,,imilar to Comp 1, level with ine elevation at or above -,tvee
level. The buyers were Rraavr Investments, LLC amM th,1.
cmller,-, were St. Goran, Inc. Trliz- -,ale recorded on a Gr -on
de,mlicipment transaction where the l7nmer obtained funds !NW, 3qM1RW*r
monieo. According to a neighbor, thz! property along with the neiyMr)oring property had an old dwelling
which ,vazi re:1moved prior to the sale. The Dayer improved the prmpeFFY with a new, two-sir'Fy-.. rrame and
stucco dwelling. i Me new home also sold on May 15, 2015 for $52S.FJOU,
Comparable Land Sale 3
z013 for $149,000 via a Grant Deed (Doc #130701it). This
property is located on the east side of S Normandlin-, one
parcel north of W 83 Id Street. The parcel is recram�jnlar in
z.nape and appears to be levin-I and at or above street yvade.
TnE7 buyer was Santana Ine�mv,-,, LLC and the selle, vva,-,
Cmzia, vljlapudua. This transaction appears to be an all cazirl
sale. Trie property is zoned LAC2 wnich allows either sinylu-
Paragon Paffners, Ltd APN: 6089-011-800 (Parcel `i -2'_R .1)
BUDLONG Fav E — Manchester Av/El Segundo BI Date of Value: February 23, 2016
this panes, inic owner constructed a new dupleA. irle duplex sold on September -17, 2014 for
$525.000.
It is noted that ihe comparables; used for this valuation are much smaller than the subjeci parcel. As it
is determined thai ihE; hignest and best use of the subject property is to develop into a leyal and
conforming product, ihai l5cing a detached residential dwelling on a conforming lot as in the
neighborhood and the regulated zoning requirements- This will bring the highest return to the land.
Factoring on the highest return to the land, the decision was made to use sales of conforminv lot
sizes.
Arter viewing all of the comparable prnpuffies, the following properly characteristics or elements of
comparability have been considered relevai it vynen analyzing land values:
Location ® Site size and shape
Zoning 0 Tupoyraphy
Access a Availability of utilities
Frontage 0 Development potentia!
For thiz5 az)slynmient, a Relative Comparison Amalysis (RCA) has been conancted between the
individual comparable properties and the subject property. RCA is a qualitative technique for
analyzing compara5le ,dles, and is a valuable tool empinyed to illustrate whether the rnaracteristics
of a comparable properly are Inferior, superior, or similar to ihrj,,e ot the subject properly.
The primary objective is to bracket the subject property be —n ine comparable properliez, vvitri
respect to overall similarity, snpnrlurity, and inferiority. Superior rharacteristics of a comparaMe
properly suggest a downward adjustment to the value indication. Converoely, inferior elements
zmyyest an upward adjustment.
It 6 important to note that the above elemento of comparability were not az5wynnd equal weight. All
the comparableo are located in the same or competing neighborhoods with zlmilar availability of
wilitiez. 5pi5i7ifiC location, development potential, an proximity to commercial services were
considered ac. impoFTant tactors; in the subject case.
Marketability is the prarifical aspect of selling a properly anM includes the transactional nimminnis such
as rights conveyed, conaitionz, of sale, financing terms, arIZI McijKTt conditions. All of the iranoactions
were market transactionz5, mirl one being a cash sale. AdJoziments for conditions of ziale usually
reflect the motivations of Me buyer and seller. None of ihe zales were reported to be RED or
under distress conditions: all of ine sales are considered standarZI, Lirms-length transactions.
Comparable Sale I is located wiihim inm oame neighborhood as the z5object, within the County of Los
Angeles and has a similar zone. ThIz5 ziuln has a mid -block location anM io omaller than the subject, The
�n5ject has a corner location but is vimvvr!d as having more traffic. Trim impography is also noted as
ziimilar. This property is presently developen vvith a new, two-story dwelling.
1-1j]--LMSTROM & ASSOCIA'm Page 25
Paragon Partners, Lid
BUDLONG AVE — MancMeste, Av/El Segundo Bl
Comparable Sale 2 is al.. -.,o located within the same neigMnoihood as the subject, within ine County of
Los Angeles and has a zimiiar zone. This sale has a mid -block location and is smaller than tne subject,
The subject has a comer lunation but is viewed as having more traffic. The topography is aloo noted as
similar. This property is prezounfly developed with a new. iwo-,-.tory dwelling.
COmparable 3 is located within rhe City of Los Angeles, on the miat -,15e of Normandie Avenm;, one
porcel north of vv 83rd Street. Arme,,,-, and parking for this properTy are noted as inferior to ihol OT the
snoJect as Normandie is a major arterial street and street parkinu R, limited. This property was
developed with a duplex dwelling, which jszaipehor to that of the subject's zh gle family residence,
Comparable oates that occurred under differe,a market conditions than rhooin on the date of value
require adjuziment if it has an impact on value. vvhile the market is improv ' I ig, we were unable to
substantiate n ,�;iiable indicator of market condir;u, Rz, for vacant land in the Immediate area, Given the
insufficient claia in oupport an adjustment, no adjuarment has been made for mark,�;i conditions.
/All of the comparable properTim-2 were considered helpful i„ irlo valuation analysis of iMe on5ject
. proyerty. The indicated values reflect a market range for the snMject land. The adjusted rm,uln- in
mnicated land values is from $21-3,e to $29.79 per square foot ni land area. The followirig criort
prop; Mez, a summary of the overall cuumpaiobility relative to the subject poperty:
FIJEL,w5 i KOm & ASSOCIA:rES
Page 26
COMPARABU i Y AMAEY51�
5avim-'t
S1
52
53
Addoezb
I'dicel 800 W 122"U20
Sheet 1248 W 124ttatrcut
1252 VV 124im Stiee,
S Narmandie
Ave
6089-011-600
6080-015-003
6089-018-00z
6033 -005 -i -h4
Sale Price
'0 lbu,ouu
$ 160,uuO
5 149.000
Price PSF
---
$21.32
$ Z1.32
$29.79
Ri9Mt5 umlveynd
Fee
Fee
Fee
------- -- -----
- -- - --
Fee
E.onnitiumz; or sale
----- ----------
N/APrivate
Canv
Financing i eFrms
N/A
-atu
---- - ------
Private
------------ I .... ------
MarRet
Date at Sale
NiA
------------------------------------------------------------------
July 2u14
Joly 2014
sept Z013
Adju5ied Price PSF
$ z7,32
$ 2132
5 29,19
Gaiieral Location
LA Coonty
Similar
Similar
CA City
Spedlic
Mu_ard
Similar
Similac
IMI'erior
Zo.ing
R-1
R-1
R-1
LACz
Site 317c (AC)
0.96±
U.17z
4.17-±-
0.11 x
Fruniaye Feet
440±
50±
50±
Auuebb
Goad
Inferior
Interim
lopograpMy
Ce.el
Similar
similar
Similar
Development
Potential
7vera9c
Similar
similar
Sita lnTO,icir
SIL SaPUFIUF
/All of the comparable properTim-2 were considered helpful i„ irlo valuation analysis of iMe on5ject
. proyerty. The indicated values reflect a market range for the snMject land. The adjusted rm,uln- in
mnicated land values is from $21-3,e to $29.79 per square foot ni land area. The followirig criort
prop; Mez, a summary of the overall cuumpaiobility relative to the subject poperty:
FIJEL,w5 i KOm & ASSOCIA:rES
Page 26
Paragon Partners, Ltd
BUDLONG AvE — Manchester Av/EI Segundo BI
SuppoRing Mix, kat Data
The followi,,� active listings provide additional insiyMi into me value of vacant land in tMe area. All are
located within similar or competing market areas.
1. 6211 S Vermont A,,e, CA u0044 - APN 6003-030-013
This commercial zoned parcel is listed and is located near the intersection of two very busy ,t, cots,
This property is listed for $3u9,000 and is reported as have 0.13 acres or 5,605 square feet. As
such, the unit price for thi,, property is placed at 71.19 per, square foot. This property has
approximately 42 feet of fro„ tai along the west side of S Vermo,it. The properties fronting 5
vermont are primarily commercial min re,-,idential located behind the rommercial use properties.
2. -izzoi vv 57'n SL, LA 90037 - APN 5002-0-i4-u1u
This N, a C-34 zoned pending sale. The Im la 0.34 acres (14,821 SF) and na" a listed priced of
$400:000 or $zr3,uu per square foot. As per the li3ift iv broker, multi -family project will De allowed.
The property I,, !orated on the south side of W 57"', a Tevv parcels west of S Budlong Avenue.
In conclusion,
-einot the most probable unit value for trie subject site would fall between
$21.00 and $30.00 of the adjmteZ range indicated by the comparable transaction data reported.
Considering the definition of marKet value, the highest price is yiven emphasis. Based on ine
preceding investigation and analysis, me Tee simple fair market value of Me oubject parcel, as vacant
a-, or February 23, 2016 is concluded to rie $z5.00 per square foot- whirn 1z, udIculated as follows:
41.977 SF ,& $zb/SF = $ 1,049,425
RonnneZl to$ 1,049,000
i Me proposed acquisition is a triangrilor 5± square foot area situated at ine northwest corner of the
zlte. The proposed acquisition is to be rised as a permanent road easement a, ld represents 0,01 % of
n total site which is primarily public sidnYvalk. The proposed acquisition area was not staked. The
insportinn estimates were made by memsnrintj me distance from the existing property lines.
The Salr!z, 7,omparison approach has been employed to estimate the underly1mv land value of the
propoc)eM aaAnioltion. The fee simple land valne was estimated at $2r'-.00 per sAnare loot. Thus, the
value of the land to Do acquired is calculated as fall m-,:
HJEi_,MSTR0M & ASSOCIATE5 Page 27
Overall
Price PSF
Comparable Property
par ilii
Unadjusted Adjusted
S5 APN 6033-005-014
Sir Soperior
--------------------------------------------
$29.79 $29.79
--------------------
SUBJECT
---------- --------------
$25.00
--- — -------------------------
S2 APN 60894018-Duz
_ ------------------------------
Sit. Inferior
--------- ------
$ z -i 32 $2132
51 APN 6189-018-003
Sit. Inferior
$ 2132 $21,32
SuppoRing Mix, kat Data
The followi,,� active listings provide additional insiyMi into me value of vacant land in tMe area. All are
located within similar or competing market areas.
1. 6211 S Vermont A,,e, CA u0044 - APN 6003-030-013
This commercial zoned parcel is listed and is located near the intersection of two very busy ,t, cots,
This property is listed for $3u9,000 and is reported as have 0.13 acres or 5,605 square feet. As
such, the unit price for thi,, property is placed at 71.19 per, square foot. This property has
approximately 42 feet of fro„ tai along the west side of S Vermo,it. The properties fronting 5
vermont are primarily commercial min re,-,idential located behind the rommercial use properties.
2. -izzoi vv 57'n SL, LA 90037 - APN 5002-0-i4-u1u
This N, a C-34 zoned pending sale. The Im la 0.34 acres (14,821 SF) and na" a listed priced of
$400:000 or $zr3,uu per square foot. As per the li3ift iv broker, multi -family project will De allowed.
The property I,, !orated on the south side of W 57"', a Tevv parcels west of S Budlong Avenue.
In conclusion,
-einot the most probable unit value for trie subject site would fall between
$21.00 and $30.00 of the adjmteZ range indicated by the comparable transaction data reported.
Considering the definition of marKet value, the highest price is yiven emphasis. Based on ine
preceding investigation and analysis, me Tee simple fair market value of Me oubject parcel, as vacant
a-, or February 23, 2016 is concluded to rie $z5.00 per square foot- whirn 1z, udIculated as follows:
41.977 SF ,& $zb/SF = $ 1,049,425
RonnneZl to$ 1,049,000
i Me proposed acquisition is a triangrilor 5± square foot area situated at ine northwest corner of the
zlte. The proposed acquisition is to be rised as a permanent road easement a, ld represents 0,01 % of
n total site which is primarily public sidnYvalk. The proposed acquisition area was not staked. The
insportinn estimates were made by memsnrintj me distance from the existing property lines.
The Salr!z, 7,omparison approach has been employed to estimate the underly1mv land value of the
propoc)eM aaAnioltion. The fee simple land valne was estimated at $2r'-.00 per sAnare loot. Thus, the
value of the land to Do acquired is calculated as fall m-,:
HJEi_,MSTR0M & ASSOCIATE5 Page 27
Paragon Partner;5- cia
APN: 6039-011-800 (Parcel 7 -Z3RE. 1)
BUDLONG AVE ® ivianchester Av/EI Segundo BI Dote of Value: February 23, 2016
Land to be Acquired 5 S X $25/SF 125
Sfte Improvements on Part Acquired
The proposen arqoisition area is located on the northwest cormer of the site and consists primarily of
public ;5ic1e,,valX,
Any improvemenio affemed by an acquisition must be reimbursed or relocated or replaced in like and
kind. Based on discnsziinn,3 with the Client, we have assumed that none of the property owner
improvements will be imparron 5y this acquisition. As such, no reimbur;5emurtt is required for the
,emoval of any site improvement).
VALUE OF THE REMAINDER, BEFORE ACuUISITION
The value of the remaining portion of Me -,u5ject larger land parcel, after acyni;5itlom, before
consideration of severance damages and project benefits, is estimated as follows:
Value of larger land parcel, before am4nizition (41,977 SF X $25/SF) $-i u49,425
Less land value Or part acquired (5 SF X $25/SF) -125
Value of remainder, after acuinisition $1,049,300
VALUE OF REMAINDER, AF i ER ACQUISITION
In the after condition, Me lani!j area of the larger parcel will be 41:9iz square feet. Existing land
features such as the accez);5 Tor vehicles, safety, general land configuration, present or intended use.
and highest and best use will re in amchanged. (41,977 SF ® 5 SF = 41,97z 5F)
Market Value of the remnlm5er (41,972 SF X $25/SF) $1,049,300
SEVERANCE DAMAGE5
Based on the field imnpertlon, the configuration of the part to be acqriiren, the small size of the par? to
be acquired relative to the vvle, and a review of the plans of the part t® 5e acquired, we are of the
opinion that no severance clalmlaye,3 would accrue to the remaining portion of t larger land parcel by
the development proposed for the pa5lic project.
Value of land parcel remc5inMer $1,049,300
l7oz,z. value of land parcel remainder, after
I , n�tu; 300
Wlirare?jzmverance damages $ 0
PR0Jt:U i BENEFITS
rN-u direct benefits to the subject propel7y art-- aritimpated as a result of the Project,
HJ1--tM51 KUNI & ASSOCIATES Faye z3
Paragon Parine,,,, r -td
BLIDLONG AvE - Manchester Av/EI Segundo
SUMMARY OF ziuS i COMPENSATION
Based on the aforementioned data, the total just compen.-,ation that would apply to the partial
acquisition of the subject larger parcel is estimated as follows:
Value of the Part Acquired
Land value (5+- SF x $25.00 PSF) $125
Site Improvements on Part Acquired 0
Total Value of Part Acquired $125
Severance Damages 0
Project Benefits 0
Total Just Compensation $12n
RunnZI63 to: $500 (Nominal)
Nominal value is defimeM a,. a value to the acquisition that is $2,500 of 6 -ss, If the amount of all propury
rights or interests is $2,500 OT less, value of the required properTy shall 1515 Zhown as"Nominal" in the total
valuation amount column. However- caiculations shall be shown in the vaiciation report to illustrate the
basis for the $0 to $2,500 conclusion.
IT tMe valuation amount is between $0 ariM $z)00, show $500 (nominal) in Me mmourit column. If the
vairiation amount is between $501 and $2,5uu, zMnvv tMe actual amount rounded to the mma,est $50 with
the wo, M (nominal) after the arriount.'
Gal rano RiOit of Way Manual, Seerion 7.02-13 —14(iev, 8,2015)
HJELMSTROM & ASSOCIATES Page 29
Paragon Partners, Ltd APN: 6089-006-aU1 (Parcel 7-45RE)
BU LONG AVE ® Manchester Av/EI Segundo BI Date of Value: February 23, 2016
Highest and Best Use is defined as rhe reasoiiaoly probable and legal use of vacanr icitiff or an
68,p vu property, which is legally permissible, phyzicully possible, financially feasible, n;O that
I vzyrdr� i,, the highest value,
Aighest a,,d Dust use analysis is used to identify comparable properties and, where applicable, to
determine whether Me existing improvements should be rezained, renovated, or demolished. TMe
highest and beza m�e nT a property is analyzed in two pproved. 11 is
recognized that when a zJRn Mas existing improvements on it, the hignest and best use as if vacant
may well be different from il'in existing use. The existing use will crincinue until the land value in its
highest and best use excee7h-, tein total value of the property in its exisdr-qj nze.
In analyzing the Highest and Best Ozie MT the subject property, we have com,,Mevea those uses that
are 1) legally permissible, 2) physically pozzi;o/e, i) economically feasible- and whicM woulM result in a
4) positive return to the land. We also conwMereli the surrounding land uses ami!] Me zrlpply and
Zlemand for property in the local real estate morRei,
The subject property is located within the West Arhenz,-vveimont zoned district, and is zoned ECA1,
Single Family reed erre Zone. This zone permits residential -type uses. The existing uses Inte
immediate area are reo'Oerltial, with some commercial along to Treeway and busier streets along to
borders of the neighborhooM. i ne range of uses in the subject cirea z3opyorts the legally permissible
uses as prescribed by the local -oning standards. The subject propeny is noted as legal, non-
conforming.
The subject site is approximately 0.95 or-rez, and generally level- providing VOOM development
potential for all of the permissible uses ideniffieZI a5ave,
Amony [Mn Inyolly permissible and physically possible! nznz,, those which are likely to 7,nier to iMe
largest market zmyrneni and capture the strongest demariZI ennstitute the site's feasible uses. F71vTM
the site's phyzical rMdraeteristics and permitted uses. all OT inn legally and physically
residential usnz, cdlevvu-M ave considered financially feasible.
After considering such focior. as the physical characteristics of ine land, its location, zoning,
surrounding land uses, an soppiy and demand for properties in the area, it is our opinion that the
Highest and Best Use of the subject property is for residential use.
The proposed acquisition will impact 42± �„Iaare feet or 01% of the total site of 4z,005 square feet
and is situated on the southwest corner of to parcel. The site in the "after” condition vvill have similar
design and utility, Therefore, the highest anZi dent use in the "before" and "after" coriMitions remain the
z,ame:
I-IJEI,MSTROM & ASSOCIATE5
R'CrC 20
Paragon Partners, Lid
BUDLONG AVE — Manchester AvZ Segundo BI
"Before" Condition-. A� IT vacant: Residential use
As improved:
"After" Condition: As if vacant: Rezidential use
As improved:
APN: 6089-006-80-1 (Parcel 7-45RE)
Date of Value: February 23, 2016
Sales Comparison Approach. and Income Capitalization Approach,
The Cost Approach is based on the proposition iMai the informed purchaser would pay no more Tor a
property than the cost of producing a substitute property vvith the same utility as the subject propeffy, it
iz. !,:grficularl�,, aFplicable when the �tm�L To*,.
the migneza llezt use of the land or when relatively unique u, specialized improvements are locaie7l
on the site for vvMicn tMere are no comparable properties on the mcir!77t.
The Sales Comparlsoi, Appiciach produces an estimate of value by ,;omparing the subject property
with similar properties of the z5ame type which have recently sold or are currently orrered for sale in the
same or competing market areas. The reliability of this technique is dependent upon the availability of
comparable sales data and the degree or comparability.
The Income Capitalization Approach is bazeM m, aii estimate of the present value of the Tutum
pore, itial Income stream generated by the subject property. i he income approach is widely appl iuZ1 in
appraloiny inrome-proclocing properties.
The use of all inren approaches to value, while desirable, is nor alvvayzappropriate for all appraisal
problems. After ,or izJMerii y the approaches utilized, the appraiser cridually examines and weighs their
value indications in the rc,,m uiliation 5efore reaching and presenting a final ,m iclusion or value.
Introduction and Methodology
The intended use of this appraisal is in neveInp an opinion of the market value to C)UpPOFT an offer of
just compensation for a permanent read nazement acquisition of the subject property,
I I e n1lo,
For this appraisal assignment, the valuaiinn ia bazu-O on the land as if vacant for h f
reaz,ons: (1) none of the principal improvemeniz, lnucirn-5 on the subject property are gnin�; in Me
armuteO My the proposed partial easement for road porpnzez, according to the Project documeniz,- (z)
the maJurity ot the area to be acquired is concrete sidevvc3lK area Mat is essentially a pof7ion of a rigMi-
of-way area,- cmZl (,3) tMe proposed area to be acquired reprez5eiao u,ily 0.10% of the total site area.
In our analysis, vvr! Move considered the applicability of each of the approaches to value including the
Cost, Sales Compariz5om, Income Capitalization approaches, The Cost and Income approaches are
not considered appropriate in t valuation of vacant land, thus the only valuation method utilized in this
assignment is the Sales Compar6og, Approach.
1?,gr Z I
Paragon Partners, Ltd
BUDLONG AAE — Manchester Av/El Sayanao B1
APM: 6089-006-801 (Parcel i-45RE)
uate of Value: February zZ3, 2016
COMPARABLE SALES LUt;ATION MAP
da 1WAZT1 I.-
ri
r
HJELivi5 i KDm & ASSOCIATES
rage 23
Paragon Partners, Ltd
BUDLOMG AVE - Manchester Av/EI Segonno
Comparable Land Sale 1
1248 W lZ4' Street, APN 6089-018-003
This 0. 1 / ± acre (7,506 SF) land sale soiO in July 2014 Tor
$160,000. Tnin rectangular shaped parcel is iocated on the
north side of 1Z4" Street, two parcels east UT Raymond
Avenue in the Connty of Los Angeles. The topography is
generally level ,,,iih tne elevation at or above street level.
The buyers were Rrca,r investments, LLC and the sellers
were St. Goran, Inc. Thic, ,afe recorded on a Grant Dena
(Doc #760561). This was an acquisition and developmei-it
transaction where the h -Luer v*i_
along with some construction monies. According to a neighbor, the property alon�j with the
meignboring property had an old avveiling which was removed prior to the sale. The buyer i, ,proved
the property with a new, two-story, frame and stucco dwelling. The new home sold on May -15, 2015
for $525,000,
APN: 603�j-Uu6-801 (Parcel 7-45RE)
Date of value: February 23, 20-16
-n�.
L.01[U 00 Z
1252 W 124" Streei, APN 60v-0118-002
I his 0. 1 TM acre (7,504 SF) iamM ,Ite soldin July 2014 fo
$1(30,000. This rectangular shaveM parcel is located on th
mur[M side of 124 Street- three parumls east of Raymo
Ju
)c
ly
a
f
te
Avenne in tMe County of Los Angeles. Thi,, property is locate
2
d
a0
y
s 10
0
1 4
n
m
ca0
f
n
teh
0
next doo, in uomparable Land Sale 1. TMe topography i I
similar to Comp -i , level with the elevation at or aMove stree
d th
level. The buyerz, were Rraarr Investments, LLC and th
sellers were St. G;-jram- inc. This salM a r
e recorded on a Gran
Deed (Doc #760557). 1 Mis was an ac =wa _,O_
development transaction wrierm the buyer obtained funds for the purchase along with ,orrim construction
monies. According to a neighMor, the property along with the neighboring property had an old dwelling
which was removed prior to Me .,ale. The buyer improved the property with a new- two-smr-y, trame and
zaacco dwelling. The new homeakn ,old on May 15, 2015 for $5zz),000.
Comparable Land Sale 3
8220 S lqormandie Avenue, APN 6033-005-014
This 0. 1 i± acre (b,002 SF) vacant land site znld in September
2013 for $149,00 via a Grant Deed (Doc #-i,30t097). It is
located on the ea,,t ,ide of S Normandie, one parcel north of
W 830 Street. i Me parcel is rectangula, in sMape and
appears to be level and at or above street grc0e. i he buyer
was Santana Invezrorz,, LLC and the seller vvcizCesar
Villapudua. This transaction appears to be an all ca�n zale,
The property is zoned LAows eiiher sim�jle or
multi -family residential development. After the purcnaz5e of
HjELMSTKFjivi & ASSOCIATES
11agr- '214
Paragon PafTners, Ltd APN: 6089-006-801 (Parcel 7-45RE)
BUDLONG AVE — Manchester Av/El Segundo E31 Date of value: February 23, 20x6
this parcel, ine owner constructed a new duplex. The duplex sold ov, September 17, 2014 Tor
$525,000.
It is noted that the comparables used for this valuation are much smaller than the subject parcel. As it
is determined that the highest and best use of the ,ubject property is to develop into a legal and
conforming product, that being a detached residential dwelling on a conforming lot as to the
neighborhood and the reyalated zoning requirements, i niz, will bring the highest retort, to the land.
Factoring on the highest reinin to the land, the decision was made to use sales of conforming lot
sizes.
Afte, viewing all of the comparable pioperties, the following prnpint-ty characteristics or elements of
compuromlity have been considered relevant when analyzing land values:
Location a Sliezo/_e and shape
Zoning 0 Topography
Access 0 Availability of aillil;ms
Frontage . Developme, it potential
For this a,,zJynment, a Relative Compudz5on Analysis (RCA) has l3eeii conducted betwee, Me
individual rompara5le properties and the z5n3ject property. RCA is a Llualitative technique TOF
analyzing comparal3lum zales, and is a valuable lool employed to illustrate ,,hetner the characteristicz,
of a comparable property are inferior, superior- or simila, in those of the subject property.
The primary objective is in musket the subject props 5etween the comparable properties with
respect to overall similarity, 5operiority, and inferiority. Superior characteristics of a comparable
pinpef7y suggest a downward aMJnziment to the value indiratimi. Conversely, interior elements
snuyooi an upward adjustment.
It is Impoilunt to note that the above elements of comparability were not assigned equal vve'ynt. All
the comparal!llo5 are located in the same or competing neighborhintunz, with similar availability of
utilities. SperITIC: location, development potential, and proximity in commercial services vveio
considered as impuffant factors in the subject case,
Marketability is the prartical aspect of selling a property and includes the tran;,actional elements such
as rights conveyed, 715n7litions of sale, financing term,.,, ond market conditiori,, /All of the transactions
were market transactions, with one being a cash Sule. Adjustments for cor,7111inns of sale usually
reflect the motivations of tMe buyer and seller. None ot tMe sales were reporTed to be REO or
under distress conditions-, all or the sales are considereM 3icii0ard, arms -length iranzjcimions.
Computable Sale 1 is located minin the same neighborhood o5 ine subject, within the Coarity of Los
Amyelez, and has a similar zone. 1116 zale has a mid -block location and is smaller than z 5object. The
su5j'ert as a corner location but iz, viewed as having more rrarric. The topography is also noted as
similm-, i pies property is presently developed with a new, two-story dwelling,
HJELMSTROxvi;R AaSOCIATES
r'lgc 23
Pairaxymn Partners, Ltd
BUDLONG AVE — Manchester Av/El Segundo BI
Compaiable Sale 2 is also located within the same neighborhood ins ine subject, within the County of
Loz, /Angeles and has a similar zone. This sale has a mid -block location c2nd is smaller than the subject,
The snbjem rla-n, a corner location but is viewed as having more traffic. I ne topography is also noted as
similar. i MN, property is presently developed with a new, rwo-story dwv-llll 19.
Comparable 3 is locaren w0in tMe City of Los Angeles, on the east side of Normandie AvenuO ' one
parcel north of W 831d Sri uet. Arcess and parking for this property are noted uz, inre, ior to that of the
subject as Normandie is a nialicir arterial street and street parking is limited. Thlo property was
developed with a duplex dwelling, vvhlrn is superior to that of the subject's single family reoirlence.
Comparable sales that occurred under dWere, it market conditions than those on the date of veilue
require adjustment if it has an impact so value. vvnile the market is improving, we were unable -4
substantiate a reliable indicator of market conclitin, Pa TOP vacant land in the immediate area. Gvu,, the
,nsufficient data to support an adjustment; no adjustment haz, 5een made for market conditions.
COMPARABILi I T AlqAiLY5]5
SuBject
S1
5Z
S3
ANirou.
Parcel 5u1 vy 1z2"
1248 W 1241" Street
-125z vy iz4" Street
822U 5 M7,rma, �cflw
Street
Ave
AP N
6059-Uu6-907
6089-07g-003
6089-018-u02
5033-005-014
Sale Price
a I 6u,U00
$ 160,000
$ 174%OU0
Price PSF
$21.32
2132
$29.79
Rights Conveyed
Fee
Fee
Fee
Fee
Conditiom, of Sale
M7APrivate
— — -------- - — -
---
Cc'm
Financing I armz,
---
N/A
------ - -- - ---- - - — ------ — - - - - --
--------
Private
---------
MarRet
Date or Sole
n/A
--------
July 2u 14
— -----------
Joly 2014
Sept 2013
Ariju;5 ] Price PSF
---
$ 21.32
5 27.32
$ 29.19
General Eocatim,
[A Comity
Similar
LA City
SpeciTir rocntton
Floward
Similar
Similar
Interior
Zoning
17-11
R-1
R-1
LACE
Site Sil-a (AC)
O.zj6±
0.17±
0.17 ¢
01 -1
Frm,tayis Feet
440±
50±
50±
5U±
Armezo
(300a
Inferior
haerior
Inferior
Topograpny
CCvel
Similar
Similar
Similar
Potential
Aeuraye
Similar
similar
Similar
Overall
Comparal3ility
51t. InTerio,
5 ft. Inferior
Sit. 5UPG,i-_r
All of the rompararlin properties were considered helpful in the valuation analysis of the subject
property. The indicated values reflect a market range for the subject ianO. I no adjusted range in
indicated land values is from $21.32 to $29.79 per square foot of laiM area. The following chart
provides a summary of the u�eraill comparability relative to the subject property:
HjhLM� I KO M & ASSOCIATES
P,,gc 26
Paragon Partners, Ltd APN: 6089-006-80-1 (Parcel 7-45RE)
17L AVE AVE — Manchester Av/E1 Segundo BI Date of Val e: February 23, 2016
Supponinu MaMet Data
The following active listings provide additional insitil'it into the value of vacant land in the area. All are
located within ,filar or competing market areas.
6211 S Vermo,a Ave, LA 90044 - APN 6003-030-ri-i 3
This commercial _onun parcel is listed and is located near the intersection of two wer—y Dosy streets,
This property is listed Ter $399,000 and is reporTed az, nave 0.13 acres or 5,605 sAciare feet. As
such, the unit price for mi-, property is placed at 71.-iu per square foot. This property has
approximately 42 feet of frontage along the west side of S vermont. The properties fromung S
vermont are primarily commercial vvith residential located behind me commercial use properllTz,..
2. 12zUW57"'St.,LA90037-APN 500z-Di4-019
ThIz, 6 a C-34 zoned pending sale. The Int is 0.34 acres (14,821 SF) Zinn has a listed priced of
$400.000 or $26.99 per square foot. As per to Hating broker, multi -family project will be allowed.
The property 6 located on the south side of W 5t", a few parcels west of S Bunlring Avenue.
In conclusion, we estimate inat the most probable unit valne for the subject site WMITIld TdlI between
$21-00 and $30.00 of the aMjusted range indicated by inum comparable transaction date, reported.
Considering the definition of marRet value, the highest price I-, given emphasis. BasmM n; , the
preceding investigation and analyz,1z,, tMe fee simple fair market alne of the subject parcel, as vacant
ao OT February 23, 2016 is conclnde7l to be $25.00 per square foot, wMich is calculated as followz5:
42.005 5F X $25/SF = $ 1,050,125
MHMBZH�1�
I Me proposed acquisition is a rriangolar 421: square foot area zitnared at the southwest corner OT the
-,ite. The proposed acquisition iz, to Me used as a permanent roan easement and represenu, 0. -1% Or
Me total site which is primarily pnblir, ,Rlewalk. The proposed aryni,.ition area was not stakeM. i ne
iriz,poction estimates were made by meauring the distance from the nAi,.ting property lines.
The 5alez, Comparison approach has been employed to estimate the nrinerlying land value of the
proynz,en acquisition. The fee simple lano value was estimated at $25.00 per square foot. Thus. the
value of the la mZl to be acquired is calculaieM a. follows:
HJEEfvi5 j. Kum & ASSOCIATES
Pae -17
1�
Overall
Price PSF
Comparable Property
Comparability
unadjusted Adjusted
S3 APN 6033-005-014
--------------
Sit Superior
---------- ---------- -------------------------------------
$29.79 $29079
SUBJECT
------------------- -----------------------
-------
$25.00
S2 APN 6089 -013 -OW
------------------- ----------------
Sit. Inferior
-------------------- -------
$ 21.32 $21,32
51 APN 6189-018-003
Sit. Inferior
$21.32 $21.32
Supponinu MaMet Data
The following active listings provide additional insitil'it into the value of vacant land in the area. All are
located within ,filar or competing market areas.
6211 S Vermo,a Ave, LA 90044 - APN 6003-030-ri-i 3
This commercial _onun parcel is listed and is located near the intersection of two wer—y Dosy streets,
This property is listed Ter $399,000 and is reporTed az, nave 0.13 acres or 5,605 sAciare feet. As
such, the unit price for mi-, property is placed at 71.-iu per square foot. This property has
approximately 42 feet of frontage along the west side of S vermont. The properties fromung S
vermont are primarily commercial vvith residential located behind me commercial use properllTz,..
2. 12zUW57"'St.,LA90037-APN 500z-Di4-019
ThIz, 6 a C-34 zoned pending sale. The Int is 0.34 acres (14,821 SF) Zinn has a listed priced of
$400.000 or $26.99 per square foot. As per to Hating broker, multi -family project will be allowed.
The property 6 located on the south side of W 5t", a few parcels west of S Bunlring Avenue.
In conclusion, we estimate inat the most probable unit valne for the subject site WMITIld TdlI between
$21-00 and $30.00 of the aMjusted range indicated by inum comparable transaction date, reported.
Considering the definition of marRet value, the highest price I-, given emphasis. BasmM n; , the
preceding investigation and analyz,1z,, tMe fee simple fair market alne of the subject parcel, as vacant
ao OT February 23, 2016 is conclnde7l to be $25.00 per square foot, wMich is calculated as followz5:
42.005 5F X $25/SF = $ 1,050,125
MHMBZH�1�
I Me proposed acquisition is a rriangolar 421: square foot area zitnared at the southwest corner OT the
-,ite. The proposed acquisition iz, to Me used as a permanent roan easement and represenu, 0. -1% Or
Me total site which is primarily pnblir, ,Rlewalk. The proposed aryni,.ition area was not stakeM. i ne
iriz,poction estimates were made by meauring the distance from the nAi,.ting property lines.
The 5alez, Comparison approach has been employed to estimate the nrinerlying land value of the
proynz,en acquisition. The fee simple lano value was estimated at $25.00 per square foot. Thus. the
value of the la mZl to be acquired is calculaieM a. follows:
HJEEfvi5 j. Kum & ASSOCIATES
Pae -17
1�
Paragon Partners, Ltd
BUDLONG AVE — Manchester Av/tI Segundo BI
VALUE OF THE AREA TO BE ACuUIRED
Land to be Acquired 4z SF X $25/SF $1,050.00
Site Improvements on PaIT ACquired
The proposed acquisition area is located at the southwest corner or the site and consists primarily of
public sidewalk.
Any improvements affected by an arynizition must be reimbursed or relocamM or replaced in like ani,
M. Based on discussions with the Cllun,t, ne have assumed that none of Me property owner
improvements will be impacted by this acqnlwrion. As such, no reimbursement is required for the
removal of any site improvements.
11ALTE OF THE RtMAINDER, BEFORE ACQUISITIOrm
The value UT Me remaining portion of the subject larger land parcel, after acquisill'oji, before
consideration of z5evurcince damages and project benefiiz,, 1z, ez-timated as follows:
Value of larger land parcel, before acquisition (4z,00b SF X $25/ F) $1;055--1Z5
Less land value of pa rT acquireZI (4z SF X $25/SF) -11050
value of remainder, after acquisition $1,049;075
VALTE OF REMAINDER, AFTER ACQUIzo i ION
In
e. condition, the land area of the loryer parcel will be 41,963 gross Zik4mare teet. Existing land
featam�,, such as the access for vehicles, safety, general land configuration: prezerit or intended use,
and h1yMeA and best use will remain unchanged. (4z,005 SF — 42 SF = 41:963 SF)
Market Value of the remainder (41,963 5F A $25/SF) $1,049,075
5EVERANCE DAMAGES
Based on the field inspection. the confiyoration of the part to be acquired, the zmall size of the part to
5e acquired relative to the whole- and a review of the plans of the pan to be arynired, we are of the
opinion that no severance damages would ar-r-roe to the remaining porTion of then laryer land parcel by
the Oevelopment proposed for the public project.
value of land parcel remainder $1,049,075
Less value of lanZ] parcel remainder, after acquisiti 4 1-041J.O(tj
Indicated severance Zlamages $ U
PROJECT BEnEFi 15
No direct be Tito to the subject property are amicipainM az- a result of the ProjecL.
HJELMSTROM & ASSOCIATE5 mm
11."C! Z8
Paragon Partners, Ltd APN: 1-0089-006-801 (Parcel 7-45RE)
BUDLONG AVE - Manchester Av/EI Segun BI Date of Value: February 23, 2016
SUMMARY OF JUST COMPENSATIOM
Based on the aforementioned data, the total just compensation inert would apply to the partial
ar'quisition of the subject larger parcel is eatimated as follows:
Value of the Part Acquired
Land Value (42± SF x $25.00 FF)
Site Improvements on Pan! Acquired
Total Value of Part Acquired
'.-rojecz Benefits
$1,050
0
1.050
0
0
$-I :050
$11050 (Nominal)
nomimcil value is defined as a value in the acquisition that is $2,500 or le3z,. if the amount of all propery
rigFltz, or interests is $2,500 of less, value of Me required property shall be sMovvm as "Nominal" in the totai
valuation cimnant column. However, calculatinnu znail be shown in the valuniinvi report to illustrate tht
basis for the $0 to $z,500 conclusion.
If the valuation a ... onmi i,, between $0 and $500. On,, $000 (nominal) in the amount column. If the
valuation amount is between $bOi and $2,500, show the actual amount rounded to the neareza $bO with
the word (nominal) after thea sant.'
-.:izrP-5 Hichr of
z, -e c t 7. 0 2, . -13 14 t r a;`;'=.3
1-1jh LMSI'ROM & ASSOCIATf�s
N6c 29
I
r 6
z Z
z
TI
CD
77
AV
o
CD
PrVj'vF,i narnt-: SUDIUMU AVL-MA19UHES (ER AV/
EL SEuuM0u L- 2S PK(J(3RAM
BUDLONYG AvEMut t -45R
A.I.N, 6089-Oufo-80i
1 (3. 734 (A1 j
I M. U84-197
Secund District
XMzzuuu599
LEGAI UESL;RIP i to
PARuEE l9ua i -45R (Ft -e tur puDlic road and highway purpuse5)-
Fhat portion of Loi zu, BlucR E, i uvvnsitu or 19uward (tormerly Townsite of
Nu5ecrans), as shown on map retic, riled in BouR zz, pages 59 through 62, of
Plisct-dianuous Reuorcis, in the uttice of the Reg istrn r--Rmorder/uounty ulurF of the
uFjunty uT LUS Aq yelus, wit5in the Tollowing described boundaries:
Beginning at the sucahvvemeny uurritr tit said lot; tPence easterly, along The
suat5erly line cat said lot, to the beginning of a Fu cunLzve nurtMeasturly, having a
raaius ut 14.00 reet, tangent to said southerly line, and Tangent to the westurly line at
saia iFit; tnenue norl5westerly, along said curve, to said westerly line; tnenue sucitHerly,
along said vvestedy line, to tMe puint uT l5eyinniny.
1 a de Rnown as SUDEUNG AVENUE.
Uantaining: 42:t square feet
C,
? —c
XP
NCO. 15-5 99
APPKUVf:D AS TO ?E CRT i i0r�
By
Ei(-LnbED LAND SURVEYOR/
r?1" �'
Lm, Ange�L�, C+ un' y Depar'�ment of PUWL 'u, o7ks
M a t L. Cj LA
NOMMMM
Pruj'ek;t name: SUDWNU AV-MANCHES I ER AW
El SEGUNDU BE-SR2S PROGRAM
SUDEURU AVENUE 7-23R.1
A.I.N. ouSu-Lai i-duu
T G. 734 (A -i)
1,17, 069-197
Second District
AM221JOU599
LEUAB 13ESCRIPTIC)
N
PARUtE nu. Y-z3i (Fee for public road and highway purpust-s):
That purtion of F-ot i, blOCK FI: I uvvnsite or Howard (formerly i ownsite of
Hoseurans), as shown on map recorclea in Souk 22-
. pages 59 through 62, of
Miscellaneous Records, in the office of the Registrar--Keuoider/uounty Clerk of the
uounty OT Los Angeles- within t hallowing described ocjundaries:
Beginning ai the nortl1westerly corner oat said lot; thence easterly, along tMe
northerly line of said lot, to the beyinniny of a curve umicave southeasterly, having a
radius at 5,UU feet, tangent to said northerly line, and tangent to tMe westerly line of said
lot; mence 5oatMvvtjsterIy, along said curve, to said westerly line', tMence noff5erly, along
said vvesTerly line, to tMe puint of 5eyinniny.
I as be Known as BUDLONG AVS MOE.
Containing: 5� square feet
APPF,'OVED A , 1-0 DESURIP I IUN
aENSED LAME) 5U- /P)
Lm, Angeles County Deparrttrnrmt- r -,F Pnw, Vvnf""S
OoLed IJI-E,
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