03. LQHA - Waiver Valuation 08-30-18
Waiver Valuation of:
La Quinta Housing Authority
APN No. 773-145-022, 023
Street Easement
Located at:
N/E Corner of Calle Sinoloa and Avenida Bermudas, La Quinta Ca.
Date of Report: Date of Value:
August 30, 2018 August 28, 2018
Prepared By:
Overland, Pacific & Cutler, LLC.
2280 Market Street, Suite 200
Riverside, CA 92501
Ph: 760.776.1238
Fx: 951.683.3901
www.opcservices.com
Prepared For:
City of La Quinta California
78-495 Calle Tampico
La Quinta, CA 92253
STATE OF CALIFORNIA • DEPARTMENT OF TRANSPORTATION
CERTIFICATE OF WAIVER VALUATION
RW 7-6A (REV 10/2005)
DISTRICT EA City Project Number
08 N/A 2015-03
I Hereby Certify:
That I have personally inspected the property herein and that the property owner has been afforded an opportunity to
be present at the time of the inspection. That to the best of m y knowledge and belief, the statem ents contained in the
W aiver Valuation herein set forth are true, and the information upon which the opinions expressed therein are based is
correct, subject to lim iting conditions therein set forth.
That I understand that such W aiver Valuation is to be used in connection with the acquisition of right of way for a highway
to be constructed by the City of La Quinta with the assistance of State funds.
That such W aiver Valuation has been made in conformity with the appropriate State laws, Title VI of the 1964 Civil
Rights Act, and regulations, policies, and procedures applicable to determ ining just com pensation for the required right
of way, and that, to the best of m y knowledge, no portion of the value assigned to such property consists of items which
are non-compensable under the established law of said State.
That neither m y em ploym ent nor m y com pensation for making this W aiver Valuation and report are in any way
contingent upon the values reported herein.
That I have no direct or indirect present or contem plated future personal interest in such property or in any benefit from
the acquisition of such property.
That I understand I m ay be assigned as the Acquisition Agent for one or m ore of the parcels contained in this report,
but this has not affected m y professional judgment nor influenced m y opinions stated herein.
That I have not revealed the finds and results of such W aiver Valuation to anyone other than the proper officials of the
California Departm ent of Transportation or officials of the Federal Highway Administration and I will not do so until so
authorized by State officials, or until I am required to do so by due process of law, or until I am released from this
obligation by having publicly testified as to such finds. That my opinion of the total Waiver Valuation of the parcels
773-145-022, 023 included in this report and made a part hereof by reference, as of the 28th day of August, 2018,
is $9,900.00 and that such conclusion was derived without collusion, coercion or direction as to value.
__________________________
John M. Cutler
Sr. Project Manager
Overland, Pacific & Cutler, LLC
August 30, 2018
ADA Notice For individuals with sensory disabilities, this document is available in alternate formats. For information call (916) 654-6410 or TDD (916) 654-3880 or write
Records and Forms Management, 1120 N Street, MS-89, Sacramento, CA 95814.
STATE OF CALIFORNIA • DEPARTMENT OF TRANSPORTATION EXHIBIT
SENIOR REVIEW CERTIFICATE AND 7-EX-24A (NEW 10/2005)
APPRAISAL REVIEW REPORT
(Form #)
DIST CO RTE KP P.M. City Project # AR#
08 Riverside N/A N/A N/A 2015-03 N/A
1. I have not personally inspected the subject property and the comparable data. I have read this report and I am satisfied
with the relative comparability noted. I am familiar with the subject property neighborhood and general area and I have relied
upon the photographs and exhibits in this report in analyzing and concurring in the conclusions contained herein.
2. The highest and best use of each property, as shown in the report, is reasonable and proper.
3. Gross Income Multipliers are supported with factual data. Not applicable.
4. The Cost Approach is supported by data from recognized sources. Not applicable.
5. The Income Approach to value, including the interest rates, is supported by data from the market. Not applicable.
6. Damages, Benefits and Construction Contract Work are correct and are supported in accordance with existing instructions.
Not applicable.
7. The amount listed for each parcel in the certificate is the market value amount approved or recommended for approval to
govern negotiation and settlement.
8. I understand that the approved value may be used in connection with a Federal-Aid highway project.
9. I have no direct or indirect, present or contemplated future personal interest in such property or in any benefit from the
acquisition of such property appraised.
10. The amount approved or recommended for approval is not a directed amount; it was arrived at fairly, without coercion, and
is based on appraisals and other factual data of record.
COMMENTS: The date of value is August 28, 2018
Parcel No. Street Easement Waiver Valuation: Damages Benefits C. C. W.
773-145-022, 023 826 sq. ft. $9,900.00 $0.00 $0.00 $0.00
Date: September 3, 2018 Victoria Cook
ADA Notice For individuals with disabilities, this document is available in alternate formats. For information call (916) 654-5413, Voice,
CRS: 1-800-735-2929 or write Right of Way, 1120 N Street, MS-37, Sacramento, CA 95814.
STATE OF CALIFORNIA • DEPARTMENT OF TRANSPORTATION
WAIVER VALUATION ($10,000 OR LESS)
DIST CO RTE KP P.M. City Project # AR# DIST
08 Riverside N/A N/A N/A 2015-03 N/A 08
DATE: August 30, 2018
SUBJECT: Waiver Valuation ($10,000 or less)
DATE OF VALUE: August 28, 2018
OWNER: La Quinta Housing Authority, a public body corporate and politic
PROPERTY IDENTIFICATION: Assessor’s Parcel Number 773-145-022, 023
INTEREST VALUED: Street Easement
AREAS TO BE ACQUIRED: 826 sq. ft. of street easement
PROJECT DESCRIPTION: La Quinta Village Complete Streets Project.
PROPERTY DESCRIPTION: 10,280 square foot unimproved residential property
ZONING: CR – Cove Residential
HIGHEST and BEST USE: Commercial Development in compliance with the current zoning
Type of Take Square Feet Property Value/Sf. Rate* Term** TCE Value
Street Easement 826 $12.00 N/A N/A $9,900.00
STREET EASEMENT VALUATION: $9,900.00
IMPROVEMENTS***: $ 0.00
MITIGATION MEASURES: $ 0.00
DAMAGES: $ 0.00
OTHER PERTINENT DATA: The subject property is an approximate 10,280 sq. ft. parcel that is zoned CR (Cove Residential) and is currently
unimproved. The subject properties are located at the northerly end of La Quinta Cove at a busy intersection. Based upon the market data , the
values in “The Cove” tend to increase the further south the property is, to a higher elevation and typically a better view of the mountains either
to the west or the east. Therefore, the value of the subject property tends to be lower than the low end of the range. All of the comparable sales
are located in the “Cove” and all are south of the subject properties. The 4 selected sales range in lot values from $57,000 to $75,000 and square
foot values from $10.90 to $15.65. Quantitative adjustments were made to the comparable data, as necessary, to adjus t for various factors of
comparability, such as size, location, configuration, time of sale, etc. After taking all of the data into consideration, a value of $12.00 per sq.
ft. was concluded. When applied to the subject taking of 826 sq. ft., the Street Easement valuation for concluded to be $9,900.00
The proposed project improvements will convert the La Quinta Village into a bicycle and pedestrian friendly, Complete Street atmosphere. The
three major streets in the Village; Calle Tampico from Eisenhower Drive to Washington Street, Eisenhower Drive from Calle Tampico to Calle
Sinaloa, and Calle Sinaloa/Avenue 52 from Eisenhower Drive to Washington Street; will be reduced from four lanes down to two lanes and
include bicycle facilities and on-street parking. In addition, five roundabouts will be constructed in order to link the road diet segments together.
TOTAL WAIVER VALUATION: $9,900.00
Project Limits: The subject project
extends along Calle Tampico from
Desert Club Drive to Eisenhower
Street and Along Avenida
Bermudas from Calle Tampico
through Avenue 52.
CONFIDENTIAL
This document contains personal
information and pursuant to Civil Code
1798.21, it shall be kept confidential in
order to protect against unauthorized
disclosure.
The undersigned inspected and valued the property contained herein and recommend approval of this report:
John M. Cutler
Overland, Pacific & Cutler, LLC
The undersigned has reviewed and approved this report and certifies that the requirements of the R/W Manual have been met.
Victoria Cook
Overland, Pacific & Cutler, LLC
ADA Notice For individuals with disabilities, this document is available in alternate formats. For information call (916) 654 -5413, Voice,
CRS: 1-800-735-2929 or write Right of Way, 1120 N Street, MS-37, Sacramento, CA 95814.
Subject Property Parcel Map
Subject Property Photograph
Blue arrows indicate the general location of the southerly and easterly location of the street easement. Avenida
Bermudas is the street to the right of the picture and Calle Sinaloa is in the foreground.
Comparable Data
1. COMP ADDRESS Ave Bermudas, south of Calle Durango. APN: 773-235-014 (Sale)
Property Type Undeveloped Residential Buyer: RADOVCICH
Property Zoning: CR – Cove Residential Seller: CISNEROS
Sale Date: 07/06/2018 Confirmed: Public Records/MLS
Sale Price: $70,000.00
Lot Size: 5,227 sq. ft. Price per SF: $13.39
2. COMP ADDRESS Avenida Velasco at Madrid. APN: 774-215-006 (Sale)
Property Type Undeveloped Residential Buyer: RUGG
Property Zoning: CR-Cove Residential Seller: ROSINI
Sale Date: 04/19/2018 Confirmed: Public Records/MLS
Escrow Price: $75,000
Lot Size: 4,792 Price per SF: $15.65
3. COMP ADDRESS 54710 AVENIDA VELASCO. APN: 774-283-020 (Sale)
Property Type Undeveloped Residential Buyer: Tsai
Property Zoning: CR-Cove Residential Seller: Roberts
Sale Date: 04/23/2018 Confirmed: MLS/Public Records
Sale Price: $75,000
Lot Size: 4,792 Price per SF: $15.65
4. COMP ADDRESS Avenida Velasco north of Avenida Ensenada. APN: 773-264-020 (Sale)
Property Type Undeveloped Residential Buyer: Stemmer Construction
Property Zoning: CR – Cove Residential Seller: Scanny
Sale Date: 02/14/18 Confirmed: MLS/Public Records
Sale Price: $57,000
Lot Size: 5,227 per MLS Price per SF: $10.90
Discussion of Sales and Value Conclusion
Comparable Data #1 is a sale of an undeveloped CR zoned property located southerly of the subject property on
Avenida Bermudas. This property’s location is slightly superior to the subject. This sale is comparable to the subject
in time, comparable in size. Overall, this comparable is slightly superior to the subject.
Comparable Data #2. Is a recent sale of a CR zoned property located southerly of the subject, fairly high on the hill.
This sale is slightly smaller than the subject property, comparable as far as time and superior as to location. This
comparable is overall superior to the subject.
Comparable Data #3 is the sale of a CR zoned property located southerly of the subject, near the top of the hill. This
property is slightly smaller than the subject, comparable as to time but far superior as to location. This comparable is
overall superior to the subject.
Comparable Data #4 is the sale of a CR zoned property located southerly of the subject in a slightly superior location.
This sale is slightly inferior as to time of sale and comparable as to size. This comparable is overall superior to the
subject.
Based upon the sales and listings above, in comparison to the subject property, a value of $12.00 per sq. ft. for the
subject property was concluded.
Comparable Sales Location Map
Legal Description of Larger Parcel
Legal Descriptions and Plats of Takings