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HomeMy WebLinkAbout600-030-010-A002 Ontiveros - Fee Appraisal (Space 1) 12-20-18APPRAISAL REPORT Proposed Acquisition City of La Quinta Dune Palms Road Bridge Project OWNERSHIP: Ivette Ontiveros 46400 Dune Palms Road, Space 1 La Quinta, California 92253 Prepared for: Overland, Pacific & Cutler, LLC 2280 Market Street, Suite 200 Riverside, California 92501 Date of Valuation November 6, 2018 Date of Report December 20, 2018 December 20, 2018 John M. Cutler, Sr. Project Manager Overland, Pacific & Cutler, LLC 2280 Market Street, Suite 200 Riverside, California 92501 Re: Our File No. 18-6206 OWNERSHIP: Ivette Ontiveros Appraisal of the Improvements Pertaining to the Realty (mobile home coach) located at 46400 Dune Palms Road, Space 1, in the city of La Quinta, California 92253 Dear Mr. Cutler: In accordance with your authorization, the subject mobile home coach has been examined for the purpose of forming an opinion of the fair market value of the Improvements Pertaining to the Realty as of November 6, 2018. The function of the appraisal is for use by Overland, Pacific & Cutler, LLC (OPC), the City of La Quinta, Bengal Engineering and the California Department of Transportation to assist in the possible acquisition of the improvements on an “in-place” basis. The subject mobile home coach is being appraised to provide an opinion of the fair market value. This appraisal will be used in negotiations with the property owner for the possible acquisition of the Improvements Pertaining to the Realty (mobile home coach) as part of the Dune Palms Road Bridge Project. The City of La Quinta proposes to construct an all-weather crossing and remove the existing low-water crossing of Dune Palms Road at the Coachella Valley Storm Water Channel. The crossing will consist of a 480-foot long by 86-foot wide, four-span bridge. The bridge’s typical section consists of six-foot sidewalks on both sides of the bridge, two (2) eight-foot outside shoulders also serving as bike/golf cart lanes, a 10-foot wide raised median, two (2) eleven-foot travel lanes and two (2) twelve-foot travel lanes. Additional project features include reconstruction of the north and south bridge approaches to accommodate the raised profile of the roadway to meet the bridge elevation, installation of a concrete slope protection at the northwest and southeast corners of the bridge, relocation of overhead electrical distribution lines and relocation of sewer lines at the northern bridge abutment. Overland, Pacific & Cutler, LLC December 20, 2018 Page Two The subject of this appraisal report is a single-wide mobile home coach, approximately 750 square feet in size, located within the Dune Palms Mobile Estates. The larger mobile home park is an approximate 11.29 acre site with 103 mobile homes. In addition, the replacement cost new of the site improvements is also estimated. The project as proposed includes the acquisition of the coach and compensation for the site improvements, which will be permanently impacted by the project. The following is an Appraisal Report as identified under Section 2-2(a) of the Uniform Standards of Professional Appraisal Practice (USPAP). The appraisal is made in compliance with the guidelines set forth in the Code of Professional Ethics and the Standards of Professional Practice of the Appraisal Institute, and USPAP, adopted by the Appraisal Standards Board of The Appraisal Foundation. The appraisal is made in compliance with the guidelines set forth by California Eminent Domain Law, the California Department of Transportation, and the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (the Uniform Act). APPRAISAL CONCLUSION As of November 6, 2018, the opinion of compensation for the Improvements Pertaining to the Realty, is as follows: APPRAISAL CONCLUSION Concluded Fair Market Value (Mobile Home Coach) $29,000 Site Improvements $14,456 TOTAL $43,456 ROUNDED TO: $43,500 Kiley Company Overland, Pacific & Cutler, LLC December 13, 2018 Page Three The following is an appraisal report which sets forth the investigation, data, and analyses upon which the conclusion is predicated. This letter must remain attached to the appraisal report in order for the value to be considered valid. Respectfully submitted, Elizabeth M. Kiley, MAI, AI-GRS Meredith McDonald Certified General Real Estate Appraiser Certified General Real Estate Appraiser Certificate No. AG005391 Certificate No. AG043409 Expiration Date: April 13, 2020 Expiration Date: December 13, 2019 Kiley Company TABLE OF CONTENTS Transmittal Letter ...................................................... i Table of Contents ...................................................... iv Introduction .......................................................... 1 Area Description........................................................ 7 Market Conditions ...................................................... 21 Project Description...................................................... 24 Parcel Valuation ........................................................ 27 Appraisal Conclusion .................................................... 43 Certification ........................................................... 44 Qualifications .......................................................... 45 Market Data ........................................................... 49 Addenda ............................................................. 50 Kiley Company Page iv INTRODUCTION Property Location:46400 Dune Palms Road, Space 1 La Quinta, California 92253 Assessor’s Parcel Number:The larger mobile home park is situated on Assessor’s Parcel Number 600-030-010. Purpose and Intended Use of Report:To provide an opinion of the fair market value. This appraisal will be used in negotiations with the property owner for the possible acquisition of the Improvements Pertaining to the Realty. Client:Overland, Pacific & Cutler, LLC Intended Users:Overland, Pacific & Cutler, LLC, the City of La Quinta, Bengal Engineering and the California Department of Transportation Date of Owner Notification:September 20, 2018 by Overland, Pacific & Cutler, LLC; October 22, 2018 by Kiley Company Date of Inspection:November 6, 2018 Date of Value Opinion:November 6, 2018 Date of Report:December 20, 2018 Property Rights Appraised:Unit “in-place” Non-Realty Rights:This appraisal report values the Improvements Pertaining to the Realty. Fair Market Value: Fair market value is defined by Sections 1263.320 and 1263.330 of the State of California Code of Civil Procedure as follows: 1263.320. (a) The fair market value of the property taken is the highest price on the date of valuation that would be agreed to by a seller, being willing to sell, but under no particular or urgent necessity for so doing, nor obliged to sell, and a buyer, being ready, willing and able to buy but under no particular necessity for so doing, each dealing with the other with full knowledge of all the uses and purposes for which the property is reasonably adaptable and available. Kiley Company Page 1 (b) The fair market value of property taken for which there is no relevant comparable market is its value on the date of valuation as determined by any method of valuation that is just and equitable. 1263.330. The fair market value of the property taken shall not include any increase or decrease in the value of the property that is attributable to any of the following: (a) The project for which the property is taken. (b) The eminent domain proceeding in which the property is taken. (c) Any preliminary actions of the plaintiff relating to the taking of the property. Improvements Pertaining to the Realty:As defined in Article 3 of the California Civil Code, Section 1263.205, Improvements Pertaining to the Realty is defined as follows: “Improvements pertaining to the realty include any machinery or equipment installed for use on property taken by eminent domain, or on the remainder if such property is part of a larger parcel, that can not be removed without substantial economic loss or without substantial damage to the property on which it is installed, regardless of the method of installation.” In determining whether a particular property can be removed “without a substantial economic loss” within the meaning of this section, the value of the property in place is considered as part of the realty should be compared with its value if it were removed and sold. Compensation for Improvements Pertaining to the Realty:Article 1 of the California Civil Code, Section 1263.210 provides for compensation for improvements pertaining to the realty as follows: (a) Except as otherwise provided by statute, all improvements pertaining to the realty shall be taken into account in determining compensation; (b) Subdivision (a) applies notwithstanding the right or obligation of a tenant, as against the owner of any other interest in real property, to remove such improvements at the expiration of his term Appraisal Scope:As part of this appraisal, a number of independent investigations and analyses were made. Three approaches to value have been considered in this appraisal: the cost Kiley Company Page 2 approach, the sales comparison approach and the income approach. This appraisal report will provide the fair market value of the Improvements Pertaining to the Realty; a sales comparison approach for comparable mobile home coaches is considered the primary approach to value. The income approach is not applicable or relevant for this valuation and is omitted from this assignment. Portions of the cost approach are used in the valuation of the site improvements impacted by the project as proposed. To value the improvements pertaining to the realty, sales of mobile home coaches are analyzed. The summary of the scope of work should be considered in conjunction with the assumptions and limiting conditions set forth in this report. The investigations and analyses undertaken include the following: • A physical inspection of the improvements was made on November 6, 2018, with the mobile home coach owner and Patti Feist, a representative with Overland, Pacific & Cutler, LLC; • Collection and verification of relevant market data gathered from sources such as area brokers and MLS. Direct and indirect verification was used for this assignment. Direct verification confirms information with a party directly involved in the transaction. Direct verification is attempted for all sales. Indirect verification uses information obtained from a secondary data source such as a public records database, a secondary data provider or another appraiser; • Interviews with knowledgeable professionals as well as local governmental representatives and a review of website information regarding real property values, real estate taxes, and zoning issues in the area; • A primary field study of potentially competitive properties and projects for sale; and • Preparation of an appraisal report, which includes the most pertinent data and analyses used in developing the final value conclusion. Type of Report:Appraisal report USPAP Competency:The appraisers have the required knowledge and experience in the appraisal of similar property types. Kiley Company Page 3 Estimated Marketing and Exposure Period:A review of the marketing and exposure times of comparable coach sales was done as part of our analysis. The review indicated that typical marketing and exposure times for properties similar to the improvements range from three to six months. Based on a review of the market data, the subject mobile home coach would have an estimated marketing and exposure time of three months. Ownership:According to public records, ownership of the larger mobile home park is vested in Chin Family Properties, LTD. According to the title provided by the mobile home coach owner is Ivette Ontiveros. Property History:According to the title provided by the coach owner, the subject mobile home coach was registered by the current owner in 2015; however, information provided by the coach owner indicates that the coach was actually purchased over five years ago. Legal Description:The legal description for the larger parcel is included in the Addenda. Assumptions and Limiting Conditions The certification of the appraisers appearing in this appraisal report is subject to the following extraordinary and general assumptions and limiting conditions: Extraordinary Assumptions USPAP defines an Extraordinary Assumption to be “an assumption directly related to a specific assignment, as of the effective date of the assignment results, which, if found to be false, could alter the appraiser’s opinion or conclusion.” The use of an extraordinary assumption may have an effect on the assignment results. This appraisal has the following extraordinary assumptions: Section 1263.330 of the California Code of Civil Procedure requires the appraisers to not consider any effect on value of the project, the eminent domain proceeding, or any preliminary actions of the acquiring agency. The appraisers investigated the real estate market for any influence these issues may have had in the market data selected and analyzed and could not find any. Therefore, we have prepared the appraisal analysis of the subject property under the extraordinary assumption that these activities have no effect on the value conclusions stated in this appraisal report. Kiley Company Page 4 Hypothetical Conditions USPAP defines a hypothetical condition as “a condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results, but is used for the purpose of analysis.” There are no hypothetical conditions used in this appraisal report. General Assumptions The approximate coach size is based on physical measurements taken during the site inspection. An approximate coach size of 750 square feet is reflected and used in this appraisal report. If precise calculations or measurements are required, it is recommended that an architect or surveyor be retained. The date of value, for which the opinion of value is expressed in this report, is set forth in the letter of transmittal. The dollar amount of the value opinion is based on the purchasing power of the United States dollar on that date. Title reports are not available for mobile home coaches; however, a copy of the State of California Department of Housing and Community Development Certificate of Title was provided and is included in the Addenda. The reader is advised that the current title of this property should be checked carefully. The appraisers retain the right to adjust the conclusion of value if adverse title issues would so warrant. An environmental report was not provided for review. For purposes of this appraisal, it is assumed that there are no hazardous materials on the site, that the site is free of any type of contamination, and that there are no hazardous materials on or in the property that would cause a loss in value. During the inspection, evidence of the existence of potentially hazardous waste materials, endangered species or native habitats was not observed. However, the appraisers are not qualified to detect such substances. The property is appraised assuming that all applicable zoning and use regulations and restrictions have been complied with, unless otherwise stated. The appraisers are not experts in interpreting zoning ordinances and are not experts in legal matters. As far as can be ascertained, the zoning and development standards are as presented. A complete zoning study is beyond the scope of work of this assignment. If verification of the zoning and development standards is necessary, it is recommended that a qualified professional make such a determination. No responsibility is assumed for matters legal in character and no opinion is rendered as to title, which is assumed to be good and marketable. The premises are assumed to be free and clear of all leases, use restrictions and reservations, covenants, conditions, easements, cases or actions pending, tax liens, and bonded indebtedness, except as specified. The property is assumed to be under responsible ownership and competent management. Neither all nor any part of the contents of this report, or copy thereof, shall be conveyed to the public through advertising, public relations, news, sales, or any other media, without the prior written consent and approval of the appraisers. This limitation Kiley Company Page 5 pertains to any valuation conclusion(s), the identity of the appraisers or the firm, and any reference to the professional organization with which the appraisers are affiliated or to the designations thereof. No responsibility is assumed for any conditions not readily observable during the customary inspection of the subject which might affect the valuation, except those items specifically mentioned in this report. The right is reserved to change the valuation if so warranted, when supplied with further information if that information so dictates. No survey, legal, or engineering analyses of this property have been made. It is assumed that the legal description and area computations furnished are accurate. However, it is recommended that such analyses be made for exact verification through appropriate professionals before demising, hypothecating, purchasing, or lending occurs, or any decision is made requiring exact survey, legal, or engineering analyses. Maps, plats, and exhibits included in this report are for illustration only, as an aid for the reader in visualizing matters discussed within the report. They should not be considered as surveys or relied upon for any other purpose, nor should they be removed from, reproduced, or used apart from this report. The information furnished by others is believed to be reliable. However, no warranty is given for its accuracy. Oil, gas, mineral, and subsurface rights, if any exist, were not considered in making this appraisal, unless otherwise stated, and are not a part of the appraisal. No responsibility is assumed for economic or physical factors which may occur after the date of this appraisal. In rendering this opinion, no responsibility is assumed for subsequent changes in management, tax laws, or economic or physical factors which may or may not affect said conclusion or opinion. The property is appraised assuming it is in full compliance with all applicable federal, state, and local environmental regulations and laws, unless otherwise stated. The property is appraised assuming that all required licenses, certificates of occupancy, consents, or other legislative or administrative authority from any local, state, or national government or private entity or organization have been or can be obtained or renewed for any use on which the value estimate contained in this report is based, unless otherwise stated. No opinion is intended to be expressed for matters that require legal expertise or specialized investigation or knowledge beyond that customarily employed by real estate appraisers. There is no evidence that the site has special resource value for natural, cultural, recreational, or scientific concerns. Kiley Company Page 6 AREA DESCRIPTION Riverside County - Inland Empire The larger parcel is located in Riverside County, California. Riverside is often grouped with adjacent San Bernardino County to form the Riverside-San Bernardino Metropolitan Statistical Area (“MSA”). This region is commonly referred to as the “Inland Empire.” The urbanized areas are concentrated in the western portion of the county. Riverside County is bordered to the west by Los Angeles and Kern counties, to the south by San Diego and Imperial counties, to the southwest by Orange County, to the north by Inyo County, and to the east by Nevada and Arizona. Riverside County (more than 7,200 square miles in area) is the fourth largest county in the state. The county consists of fertile river valleys, low deserts, mountains, foothills and rolling plains. Most of the county’s population and employment are located in the southwestern portion of the county. Riverside and San Bernardino counties have been the biggest beneficiaries of adjacent counties being built out, resulting in both becoming two of the fastest growing counties in the country during some of the last 10 years. Strong growth into outlying areas is made possible by the extensive freeway system that exists throughout Southern California. The Ontario International Airport provides the majority of air transportation for the Inland Empire. Several major airlines, as well as regional commuter airlines, serve the Ontario International Airport. A network of freeways links urbanized areas of the Inland Empire. The major north and south arterials are the Ontario (I-15) Freeway and the Escondido (I-215) Freeway. The Riverside (SR-91), Pomona (SR-60) and San Bernardino (I-10) freeways provide east and west access to Los Angeles and to the desert communities. The following information is provided by the LAEDC Kyser Center for Economic Research, from its economic forecast in February 2017 (the most recent available for the Inland Empire). LAEDC provides some of the most detailed and current data on the economic health of the county. The following pages have been extracted from the 2017-2018 Forecast and Industry Outlook to provide a summary of the outlook for Riverside and San Bernardino counties. Kiley Company Page 7 Kiley Company Page 8 Kiley Company Page 9 Kiley Company Page 10 Kiley Company Page 11 Kiley Company Page 12 Kiley Company Page 13 Kiley Company Page 14 Coachella Valley The Coachella Valley is located in the eastern area of Riverside County and spans approximately 45 miles southeast from the San Bernardino Mountains to the Salton Sea. The valley is approximately 15 miles wide and surrounded on the southwest by the San Jacinto and Santa Rosa Mountains and on the northeast by the Little San Bernardino Mountains. The valley has ±410,000 permanent residents plus 1,000,000 temporary seasonal residents. Tourism brings additional visitors. The valley has some of the warmest winters in the United States, and in a typical year, more than 350 days of sunshine. Nine cities make up the Coachella Valley including Cathedral City, Coachella, Desert Hot Springs, Indian Wells, Indio, La Quinta, Palm Desert, Palm Springs, and Rancho Mirage, plus various unincorporated communities. There are nearly 200 golf courses throughout the valley, as well as countless hiking trails, world class resorts, spas, and restaurants. The Coachella Valley is served by the I-10 Freeway which runs primarily east and west from Los Angeles into Arizona and beyond. Highway 111 branches off of, and runs primarily parallel to, the I-10 from Palm Springs in the north to Indio in the southeast. Coachella Valley Population City 1/1/2000 1/1/2010 1/1/2018 Percentage Change (Last Year) Cathedral City 42,647 51,037 54,791 0.90% Coachella 22,724 40,464 45,635 0.80% Desert Hot Springs 16,582 25,852 29,742 1.30% Indian Wells 3,816 4,941 5,574 0.50% Indio 49,116 75,122 87,883 1.40% La Quinta 23,694 37,307 41,204 1.50% Palm Desert 41,155 48,132 52,769 1.40% Palm Springs 42,807 44,385 74,406 1.20% Rancho Mirage 13,249 17,168 18,738 0.90% Coachella Valley Total 255,790 344,408 410,742 8.20% Source: California Dept. of Finance Kiley Company Page 15 City of La Quinta The city of La Quinta is a resort town, located at the southeastern corner of the Coachella Valley. It is approximately 20 miles east of Palm Springs, 100 miles east of Riverside and 150 miles east of Los Angeles. According to the U.S. Census Bureau, the city has a total of 35.6 square miles, of which 35.1 square miles are land and 0.4 square miles is water. The city’s elevation is approximately 56 feet above sea level. The city has a strong tourism industry, especially during the cooler winter months when “snowbird” tourists visit. According to the city, approximately 18,000 call La Quinta home between the months of October to May. The most prominent industry is golfing with more than 20 golf courses, including the world-famous PGA West, which has been host to numerous prestigious golf tournaments. The number of retail shopping centers has increased over the past 10 years with discount retailers and high-end retailers bringing in millions of revenue dollars to the City. According to the 2016/2017 Comprehensive Annual Financial Report, the top 10 employers within the city are as follows: Employers Activity Number of Employees Desert Sands Unified School District Government 2,677 La Quinta Resort & Club/PGA-West Hotel/Golf Resort 1,450 Walmart Retailer 340 Home Depot Retailer 198 Costco Retailer 180 Target Retailer 170 Lowe’s Home Improvement Retailer 140 Imperial Irrigation District Utility Company 131 Rancho La Quinta Golf Resort 127 Traditions Golf Club Golf Resort 96 Kiley Company Page 16 Kiley Company Page 17 Immediate Neighborhood Description The larger parcel is located on the northern portion of the city of La Quinta, in a populated area of the city, north of the majority of the resorts. Commercial development is located mostly to the south, along Highway 111, which runs throughout Coachella Valley. The immediate neighborhood includes a range of commercial, retail and residential uses. Demographic information reported by STDBOnline.com reports the following information within one-, three- and five-mile radii of the larger parcel. Demographic Profile One Mile Three Mile Five Mile 2018 Population 8,099 76,671 167,843 2023 Population Forecast 8,744 81,055 180,196 2018 Total Households 3,133 27,801 59,783 2018 Household Size 2.58 2.74 2.79 2023 Household Forecast 3,391 29,338 64,145 New Households Forecast 258 1,537 4,362 2018 Median Household Income $78,432 $64,805 $65,292 2023 Median Household Income $95,526 $78,379 $78,917 2018 Average Household Income $109,795 $98,840 $98,052 2023 Average Household Income $133,318 $119,888 $118,784 In conclusion, the larger parcel’s neighborhood and surrounding area is characterized as part of a relatively-densely populated desert area. The following pages provide a neighborhood location map and aerial photograph. Kiley Company Page 18 Kiley Company Page 19 Neighborhood Aerial Kiley Company Page 20 MARKET CONDITIONS Limited published data is available regarding market conditions specific to mobile home sales in Southern California. As such, a survey of market participants, including brokers, developers and investors, has been conducted. In addition, trends in prices of sales over time and housing market trends have been reviewed in order to determine the current market conditions. Local Housing Market Trends The following table illustrates the findings of the Corelogic monthly housing survey for Southern California. Southern California Highlights C 5,300 home equity lines of credit; a decrease of 6.0% year-over-year C Absentee buyers, mostly investors and some vacation home buyers, bought 24% of all homes; generally stable year-over-year C Cash buyers accounted for 25.8% of home sales; generally stable year-over-year C Jumbo mortgages accounted for 13.6% of home sales; up 13.2% year-over-year C FHA loans accounted for 20.0% of home loans; down 21.9% year-over-year C REO sales accounted for 3.0% of home sales; down 4.4% year-over-year SFR Only County No. Sold Median 9/2018 Yr/Yr Change No. Sold Median 9/2018 Yr/Yr Change Median $/SF Los Angeles 4,432 $616,000 5.30% 1,645 $520,000 7.20% $420 Orange 1,695 $765,000 2.70% 787 $510,000 9.70% $422 Riverside 2,477 $383,000 5.80% 448 $255,000 1.20% $202 San Bernardino 2,192 $312,000 3.80% 147 $312,000 11.40% $202 San Diego 1,937 $610,000 5.60% 927 $415,000 1.50% $356 Ventura 591 $643,000 6.30% 214 $425,000 5.30% $361 So. Cal 13,324 $554,833 4.92% 4,168 $406,167 6.05% $327 SFR's Condominiums Southern California Home Sales - October 2018 Kiley Company Page 21 Local Residential Market Trends The following table illustrates the findings of the CoreLogic resale activity for the Coachella Valley and includes all cities and communities in the desert region. The population of data for any single month is small and is especially susceptible to changes in the mix of homes selling, and should be taken in context as price shifts can be exaggerated by sales of lower-priced homes, foreclosures and other distressed properties. It is noted that this data reflects a significantly lower median home price then reported by MLS for the area. The MLS data is considered more reliable as it is more specific. Local Market Analysis - Manufactured/Mobile Home Sales A Multiple Listing Search (MLS) for homes in the city of Coachella Valley, taking into consideration only manufactured or mobile homes The survey includes manufactured/mobile homes that sold in the Coachella Valley within the past 12 months. SFR Only City Zip Code No. Sold Median 10/2018 Yr/Yr Change No. Sold Median 10/2018 Yr/Yr Change Median $/SF Cathedral City 92234 59 $295,000 -6.40% 7 $123,000 -20.80% $186 Coachella 92236 17 $245,000 5.60% 0 N/Av N/Av $149 Desert Hot Springs 92240 50 $215,000 0.70% 5 $43,000 9.00% $139 Desert Hot Springs 92241 8 $284,000 66.80% 0 N/Av N/Av $170 Indian Wells 92210 8 $1,235,000 59.70% 6 $440,000 38.80% $335 Indio 92201 63 $300,000 7.10% 5 $145,000 -12.10% $181 Indio 92203 57 $341,000 6.60% 1 $290,000 -10.80% $257 La Quinta 92253 100 $458,000 23.60% 25 $334,000 -12.70% $214 Palm Desert 92211 57 $390,000 3.90% 39 $265,000 7.20% $208 Palm Desert 92260 22 $420,000 -16.00% 44 $290,000 16.30% $241 Palm Springs 92264 38 $688,000 -1.50% 39 $303,000 32.30% $296 Rancho Mirage 92270 33 $738,000 6.10% 106 $65,000 -81.00% $264 Sun City 92585 37 $311,000 -11.30% 0 N/Av N/Av $200 Sun City 92586 55 $233,000 -11.10% 3 $195,000 16.10% $178 CondominiumsSFRs Coachella Valley Kiley Company Page 22 MLS Statistics Results Manufactured/Mobile Homes in Coachella Valley Yr. Blt. Bed Bath Sq Ft List Price LP/Sq Ft Sale Price SP/SF SP/LP DOM Closed - 773 Properties Found Avg 1929 2 2 1,329 $128,492 $97 $122,639 $92 95% 86 Active - 269 Properties Found Avg 1842 2 2 1,182 $140,591 $119 N/A N/A N/A 95 Pending Sales - 44 Properties Found Avg 1892 2 2 1,316 $130,165 $99 N/A N/A N/A 83 Active Under Contract - 50 Properties Found Avg 1987 2 2 1,316 $134,427 $102 N/A N/A N/A 143 Expired - 176 Properties Found Avg 1925 2 2 1,208 $116,575 $97 N/A N/A N/A 147 Canceled - 159 Properties Found Avg 1925 2 2 1,348 $165,995 $123 N/A N/A N/A 104 In summary, the data shows that on average, sellers receive near asking price, properties have quick marketing times and the market has extremely low inventory levels. These indicators are reflective of a supply-constrained market. Local Area Trends - Manufactured/Mobile Homes Transactions The subject is a small, older single-wide unit located in a family park, which generally reflects the lower end of the range. The MLS data shows newer double-wide coaches located in 55+ communities, which are more typical in this market and reflect the upper end of the range. The sales survey completed as part of the sales comparison approach reflects unadjusted sale prices ranging from $13,900 to $76,000. The data is limited by a lack of supply and prices which are influenced by differences in physical characteristics. Conclusion Market conditions for improved properties are stable in this specific submarket. Kiley Company Page 23 PROJECT DESCRIPTION Project Purpose The purpose of the project is to replace the existing low-water crossing spanning the Coachella Valley Storm Water Channel (CVSC) at Dune Palms Road with an all-weather access. The proposed improvements will accomplish the following: • Provide reliable route for emergency vehicles, motorists, pedestrians, and bicyclists traveling the corridor • Provide safe access across the CVSC (Whitewater River) and along the corridor during all-weather events • Improve traffic circulation Project Description The project proposes to remove the existing low-water crossing of Dune Palms Road at the CVSC in the City of La Quinta, Riverside County. The crossing will be replaced with a 480 feet long and 86 feet wide four-span bridge. The bridge typical section consists of six-foot sidewalk on both sides of the bridge, two (2) eight-foot outside shoulders also serving as bike/golf cart lanes, a raised median, two (2) eleven-foot travel lanes, and two (2) twelve-foot travel lanes. The proposed improvements will include a reconstruction of the north and south bridge approaches to accommodate the significant raised profile of the roadway. In order to match the roadway section on the south side of the bridge, the project’s construction limits will be extended to 239 feet of Highway 111. As a part of the bridge construction, concrete slope protection will be installed along the north side of the channel. Additionally, minor removal and replacement of slope protection will be required on the south side of channel west of the proposed bridge and extension of slope protection approximately 465 feet east (downstream) of the proposed bridge. The slope protection is needed for scour countermeasures. As a result of the proposed cast-in-place drilled shaft bridge construction, scour protection within the bottom of the channel should not be required. The installation of the concrete slope protection will require the existing channel bank to be excavated at a 1.5:1 (horizontal to vertical) slope to the bottom of the channel, then at a 1:1 slope to the bottom of the slope protection. The current dirt channel bank is at an approximate slope of 2:1 to 2.5:1. Kiley Company Page 24 Existing Roadway The existing low-water roadway crossing width is 68 feet that would accommodate a four lane roadway section with no median, and eight foot wide sidewalk along the western edge and an eight foot shoulder along the eastern edge of the road. Immediately north of the channel crossing the existing right-of-way width does accommodate a second northbound through lane, however the existing mobile home park has a number of encroachments with site improvements within the street right of way. In addition, Dune Palms Road approximately one quarter mile north of the channel low- water crossing is a four lane roadway with a median, and immediately south of the channel crossing, the existing roadway width is sufficient to accommodate four through lanes. Subject Larger Parcel Impacts The project as proposed includes the full acquisition of the Improvements Pertaining to the Realty (mobile home coach). Kiley Company Page 25 Kiley Company Page 26 PARCEL VALUATION Appraisal Summary and Valuation Proposed Acquisition Dune Palms Road Bridge Project PROPERTY IDENTIFICATION Property Location:46400 Dune Palms Road, Space 1 La Quinta, California 92253 Ownership:According to public records, ownership of the larger mobile home park is vested in Chin Family Properties, LTD. According to the title provided by the mobile home coach owner, ownership of the coach is vested in Ivette Ontiveros. Mailing Address:46400 Dune Palms Road, Space 1 La Quinta, California 92253 Assessor’s Parcel Number: The larger mobile home park is situated on assessor’s parcel number 600-030-010. Legal Description:Included in the Addenda APPRAISAL INFORMATION Date of Owner Notification: September 20, 2018 by Overland, Pacific & Cutler, LLC; October 22, 2018 by Kiley Company Date of Inspection: November 6, 2018 Date of Value: November 6, 2018 Date of Report: December 20, 2018 Property Rights Appraised: Unit “in-place” Proposed Acquisitions: The project as proposed includes the acquisition of the mobile home coach. Owner Notification and Interview: The property owner was notified of the intent to appraise the property via a letter from Overland, Pacific & Cutler, LLC, dated September 20, 2018. The property owner was notified of the intent to appraise the property via a letter from Kiley Company dated October 22, 2018. Kiley Company Page 27 Ms. Ivette Ontiveros responded to the notice and an inspection was set for November 6, 2018. Ms. Patti Feist with Overland, Pacific & Cutler, LLC attended the site inspection as a Spanish-speaker. The project as proposed and impacts to the property were explained by Ms. Feist, who also did a Relocation Assessment Interview at the same time. The appraisers took photographs of the improvements and physical measurements of the coach and site improvements. Ms. Ontiveros expressed concerns regarding the existing site improvements and fruit trees that have been planted within the space and wanted to ensure that compensation would be provided for said site improvements. DESCRIPTION OF THE L ARGER PARCEL SITE DESCRIPTION (Underlying Land - Dune Palms Mobile Estates) The subject of this appraisal report is an existing mobile home coach located within an existing mobile home park. The description of the larger parcel includes information on the larger parcel mobile home park. Larger Parcel Area: The mobile home park is located on one parcel with a site area of 11.29 acres. Address: 46400 Dune Palms Road La Quinta, California 92253 Assessor’s Parcel Number: 600-030-010 Use: The present use is a mobile home park with 103 spaces; mostly level and slightly above street grade along the southern and southwestern property lines. Occupancy: The existing mobile home park is mostly occupied: The mobile home coaches are not the property of the Dune Palms Mobile Estates; each individual lot is leased to the mobile coach owner. The homes within the park are purchased to be owner-occupied with the sites leased. The mobile park operator does not lease mobile home coaches, only the individual home sites. Kiley Company Page 28 DESCRIPTION - Subject Mobile Home Coach (Improvements Pertaining to the Realty) The following describes the impacted mobile home coach. Address: 46400 Dune Palms Road, La Quinta, California 92253 Space: 1 Coach Owner: Ivette Ontiveros Home Manufacturer/Model: Angelus MH (Patrician) Home Serial Number: S10399 Year Manufactured: 1963 Decal Number: AAM7960 HUD Label/Insignia No.: A63840 Total Square Footage: According to the measurements taken, the total square footage is estimated at 750 square feet; this includes add- on’s. The length and width reflected in the title page are 55 by 10, which equals 550 square feet. Year of Purchase: 2015 Space Rent Per Month: Varies; estimated at $530 per month plus utilities Lease Term: Month to month Description: The subject mobile home coach has two bedrooms and one bathroom, a small kitchen, dining room and living room with a total living area of approximately 750 square feet. Interior: Flooring includes tile and laminate flooring Textured drywall and painted wood paneling walls Textured drywall ceiling Recessed lighting in living room and kitchen Tiled kitchen countertops with stainless steel sink Formica countertops in bathroom Air conditioning units Exterior: Aluminum paneling Two and two attached covered carports Kiley Company Page 29 Site Improvements: Wood shed (approximately 10' x 15') Approximately 600 square feet of gravel ground cover Multiple fruit trees with timed, drip irrigation system Comments: The interior and exterior improvements appear to be in average to good condition for its age. The coach owner has upgraded the exterior site improvements and maintains the exterior very well. Kiley Company Page 30 Subject Photo Page Dune Palms Road Looking North from South Side of Riverbed Dune Palms Looking North from Mobile Home Park Kiley Company Page 31a Subject Photo Page Dune Palms Road Looking South from Mobile Home Park Dune Palms Road Looking South and Mobile Home Park Entrance Kiley Company Page 31b Subject Photo Page Mobile Home Coach Entrance Mobile Home Coach and Improvements Kiley Company Page 31c Subject Photo Page Mobile Home Coach and Improvements Mobile Home Coach and Improvements Kiley Company Page 31d Subject Photo Page Mobile Home Coach Interior Mobile Home Coach Interior Kiley Company Page 31e Subject Photo Page Mobile Home Coach Interior Mobile Home Coach Exterior Kiley Company Page 31f Subject Photo Page Mobile Home Coach Exterior Mobile Home Coach Exterior and Site Improvements Kiley Company Page 31g Mobile Home Park Aerial Kiley Company Page 32 Space 1 Aerial Kiley Company Page 33 PROPOSED PROJECT INFORMATION Proposed Acquisition: The project as proposed includes the acquisition of the existing improvements pertaining to the realty (mobile home coach) and site improvements. Site Improvements in the Acquisition Area:Site improvements impacted by the proposed project include the following. Compensation is provided. Existing Site Improvements Improvement Quantity Gravel Ground Cover 600 square feet Medium Box Trees (Fruit) 25 each Medium Bushes 10 each Drip Irrigation System with Timer 1 each Shed +/-150 Square Feet VALUE OF THE SUBJECT PROPERTY (Improvements Pertaining to the Realty) In valuing the subject mobile home coach, the Sales Comparison Approach is relied on. For purposes of this appraisal discussion, reference to both mobile and manufactured homes is made as “mobile homes.” Sales Comparison Approach The estimated fair market value of the improvements is based on sales data for other properties with essentially the same utility and amenities. To estimate the value of the improvements, a search was conducted of the market area for similar mobile homes. The unadjusted values for the comparable mobile home coaches range from $13,900 to $76,000 and includes coaches in mobile home parks in Indio and Palm Springs. The transactions closed between August 2018 and November 2018 and are considered to reflect the most recent market data available. The comparison grid has been included in order to illustrate the magnitude and direction of the adjustments which may be applicable for varying characteristics. The size of the submarket Kiley Company Page 34 limits the amount of data for paired sales or statistical comparison. In such markets, the appraisers utilize their best judgement to make reasonable estimates for adjustments based on the available data, conversations with market participants and professional experience. The use of the grid is a way to model buyer actions and analyze sales data to quantify the impact of certain characteristics on value. Quantitative and qualitative techniques can be used to estimate the relative significance of differences. On the following pages, the reader will find a Comparable Improved Sales Summary, Comparable Sales Map and Improved Sales Comparison Grid. A brief discussion on the comparables follows. Kiley Company Page 35 Location GLA (SF) Year Built Sales Price Mobile Home Park COE Date Body Type Bed/Bath Price PSF/Bldg Comments Subject Property 46400 Dune Palms Road, Space 1 N/Av 750 1963 --- La Quinta, CA 92253 Single Plus 2/1 --- Dune Palms Mobile Estates Comparable No. 1 81351 Avenue 46, Space 47 8/20/2018 924 1984 $13,900 Indio, CA 92201 Single Plus 3/2 $15.04 Puebla Del Sol Comparable No. 2 47340 Jefferson Street 11/16/2018 400 2005 $22,400 Indio, CA 92201 Single Plus 1/1 $56.00 Not Applicable Comparable No. 3 80000 Avenue 48, Space 60 8/18/2018 792 1979 $29,000 Indio, CA 92201 Single Plus 2/2 $36.62 Las Palmas de La Quinta Comparable No. 4 22840 Sterling Avenue, Space 19 10/5/2018 1,176 1999 $64,000 Palm Springs, CA 92264 Double Wide 2/2 $54.42 Sun Canyon Estates Comparable No. 5 127 Pali Drive, Space 127 11/9/2018 800 1968 $76,000 Palm Springs, CA 92264 Double-Wide 2/2 $95.00 Palm Springs Mobile Club COMPARABLE IMPROVED SALES SUMMARY Subject mobile coach; 2bd/1ba, living room, dining room and kitchen, small entry way. Updated site improvements and overall average to good condition Sale of double-wide coach in Palm Springs; average quality and average condition; four to six car covered carport with concrete flooring; fenced backyard and low monthly rental rate Sale of an average quality, one-story, single- family mobile home coach with two bedrooms, two bathrooms in average condition; covered carport on two sides of home. Single-wide trailer with average location within existing park; uncovered parking area in front of coach with concrete flooring; average condition Sale of an average quality, one-story, single- wide mobile home coach with two bedrooms, two baths in average condition. Covered carport and asphalt paved parking area Single-wide trailer with good location within mobile home park; covered carport with concrete flooring; average condition with some renovations needed. Kiley Company Page 36 Kiley Company Page 37 Subject PropertyComparable No. 1Comparable No. 2Comparable No. 3Comparable No. 4 Comparable No. 5Location 81351 Avenue 46, Space 47 47340 Jefferson Street 80000 Avenue 48, Space 60 127 Pali Drive, Space 127City, State La Quinta, CA 92253 Indio, CA 92201 Indio, CA 92201 Indio, CA 92201 Palm Springs, CA 92264 Palm Springs, CA 92264Year Built 1963 1984 2005 1979 1999 1968Bed/Bath 2/1 3/2 1/1 2/2 2/2 2/2Total Sale Price Price/SF of GLA $15.04 $56.00 $36.62 $54.42 $95.00ADJUSTMENTSRights Conveyed In-Place 0% $0 In-Place 0% $0 In-Place 0% $0 In-Place 0% $0 In-Place0% $0 Adjusted Price $13,900 $22,400 $29,000 $64,000 $76,000Financing Terms Cash 0% $0 Cash 0% $0 Cash 0% $0 Cash 0% $0 Cash 0% $0 Adjusted Price $13,900 $22,400 $29,000 $64,000 $76,000Conditions of Sale None 0% $0 None 0% $0 None 0% $0 None 0% $0 None 0% $0 Adjusted Price $13,900 $22,400 $29,000 $64,000 $76,000Exp. After Purchase None 0% $0 None 0% $0 None 0% $0 None 0% $0 None 0% $0 Adjusted Price $13,900 $22,400 $29,000 $64,000 $76,000 Date of Sale 08/20/18 0% $0 11/16/18 0% $0 08/18/18 0% $0 10/05/18 0% $0 11/09/18 0% $0 Adjusted Price $13,900 $22,400 $29,000 $64,000 $76,000Adjusted Sale Price $13,900 $22,400 $29,000 $64,000 $76,000Living Area (SF) 750 924 10.0% $1,390 400 -10.0% -$2,240 792 0.0% $0 1,176 5.0% $3,200 8000.0% $0Body TypeSingle PlusSingle Plus 0.0% $0 Single Plus 0.0% $0 Single Plus 0.0% $0 Double Wide -10.0% -$6,400 Double-Wide -10.0% -$7,600Adjusted Sale Price $15,290 $20,160 $29,000 $60,800 $68,400Location La Quinta/Average Bedroom/Bathroom 2/1Year Built 1963 Quality/Condition Average to Good Site Improvements Average ParkingCovered Carport Park Amenities Average Overall Comparability* Differences may be due to roundingInferiorSimilarIMPROVED SALES COMPARISON ADJUSTMENT GRID SHEETSuperiorSimilar Similar Similar Similar SimilarSl. Superior Sl. SuperiorSimilarInferiorSuperiorSuperiorSuperiorSuperiorSimilarSimilarSl. InferiorSl. SuperiorSl. SuperiorInferiorInferiorSimilarSuperiorInferiorInferiorSl. InferiorInferiorSuperiorSimilarSimilarInferior22840 Sterling Avenue, Space 19Sl. InferiorSuperiorSl. SuperiorInferiorSuperiorSuperiorSuperiorPage 38Kiley Company $76,000$13,900$64,000$22,400 $29,00046400 Dune Palms Road, Space 1 VALUE OF THE SUBJECT PROPERTY, Continued The sales found were analyzed and reviewed for the following items of comparison: rights conveyed, financing terms, conditions of sale, expenditures after purchase, date of sale (market conditions), and physical characteristics of the property including: living area, body type, location, bedroom/bathroom, year built, quality/condition, site improvements, parking and park amenities. Transactional Considerations The comparable sales each conveyed the in-place interest of the mobile home coach only without consideration for the value of the underlying land; no adjustments are applied for property rights conveyed. The comparable transactions were all-cash or purchased with cash-equivalent financing and no adjustments are applied for financing terms. There are no reported conditions of sale that influenced the selling prices, and no adjustments are applied for conditions of sale. There are no reported expenditures immediately after purchase that impacted the selling prices and no adjustments are applied for expenditures immediately after purchase. To evaluate any changes in market conditions, sale and listing data, along with brokers’ opinions and published market reports regarding the market, were analyzed. Local area brokers report limited demand and long listing times, but a stable trend in land prices in this submarket. The transactions occurred within the past six months; local brokers and agents reflect mostly stable market conditions within this specific submarket type. The data indicates no measurable increase in trends over the exposure period and no adjustments for time are indicated. Physical Considerations The comparables range in size from 400 to 1,176 square feet, compared to the subject’s 750 square foot size. Smaller coaches tend to sale on a higher price per square foot basis, due to economies of scale and vice versa for larger coaches, which tend to sell for less on a price per square foot basis. Adjustments are made where indicated. Care is taken to not duplicate adjustments considered for bedroom/bathroom count. While two mobile homes may reflect a similar living area, the width of a double-wide home offers greater functionality. Conversely, double-wide homes require additional transport and assemble. The transactions were not purchased to relocate, so this factor considers functionality. Kiley Company Page 39 The subject coach is a single-wide with add-ons constructed to increase the living area. The majority of the comparables are considered generally similar with the exception of Comparable Nos. 4 and 5, which are double-wide trailers and considered superior. The location rating reflects differences in general and specific location. The comparable sales are located in the Coachella Valley; consideration is given the specific location within the respective cities. Comparable Nos. 4 and 5 are located in the city of Palm Springs, in a general area considered superior. The remaining comparables are located in the city of Indio in an area considered slightly inferior. Residential properties typically consider an adjustment for bedroom/bathrooms. Similarly sized homes can reflect a difference in bedrooms; the number of rooms relates to the functionality and utility of the home/coach. The subject coach has two bedrooms and one bath room. The subject coach was manufactured in 1963; consideration is given for year built. Construction quality can vary among comparable sales. Based on verifications with the agents, brokers and parties familiar with the properties, as well as the site inspections done, consideration is given for various quality/condition factors, as warranted. Site improvements such as landscaping, hardscaping and other various factors (sheds, etc.) are considered. The subject coach’s area has upgraded site improvements and a shed; Comparable No. 2 is considered similar while the remaining comparables are considered to have inferior site improvements. The subject coach area has two covered carport areas; the comparables are considered generally similar in terms of parking. Park amenities are considered; Dune Palms Mobile Estates has one common area pool and two common area laundry rooms and is located on leased land. The on-site common area improvements are in fair to average condition. The comparables are all located within mobile home parks, set up as similar leased properties; differences in on-site amenities, as well as the general condition of the mobile home parks are taken into consideration and considered slightly superior to superior for all comparables. Conclusion The adjusted values range from $15,290 to $68,400. Comparable Sale Nos. 1 through 3 are single-plus coaches located in the nearby community of Indio. Two of the three comparables are considered generally inferior and reflect adjusted prices of $15,290 and $20,160. Comparable Kiley Company Page 40 No. 3 is considered similar and reflects an adjusted price of $29,000. The adjusted comparables and overall comparability factors reflect the following: INDICATED VALUES Comparable Overall Comparability Indicated Price/SF Comparable No. 1 Similar $15,290 Comparable No. 2 Similar $20,160 SUBJECT COACH ---- $29,000 Comparable No. 3 Similar $29,000 Comparable No. 4 Superior $60,800 Comparable No. 5 Superior $68,400 Based on the preceding investigation and analysis, the fair market value of Improvements Pertaining to the Realty (subject mobile home coach) as of the effective date of this appraisal report is concluded to be $29,000. Including the existing coach improvements, compensation is provided for the replacement cost new for the site improvements. Based on the site inspection, the subject space includes the following site improvements. The replacement cost new is provided in order for the coach owner to replace the site improvements. Replacement Cost New for Existing Site Improvements MULTIPLIERS Improvement Base Cost Cost Local Est. Cost Quantity Total Gravel Ground Cover $3.06/SF x 1.08 x 1.22 = $4.03/SF X 600 SF = $2,418 Medium Box Trees (Fruit) $150/ea x 1.08 x 1.22 = $197.64/ea X 25 each = $4,941 Medium Bushes $28/ea x 1.08 x 1.22 = $36.90/ea X 10 each = $369 Drip Irrigation System with Timer (Retail Price) $1,500 Shed (Retail Price)$2,200 TOTAL SITE IMPROVEMENTS $11,428 Kiley Company Page 41 Indirect costs include cost items not already covered in the Marshall & Swift cost estimates and retail pricing. Items included in this estimate are contingency and consulting costs, if applicable. An indirect cost allowance of 15% of the total direct costs is applied. An entrepreneurial incentive of 10% of the costs is included based on research of developer profit expectations. As Marshall & Swift includes some profit in its cost estimates, this estimate is considered reasonable. Accrued depreciation is the loss in value from the replacement cost of the improvements due to any cause as of the date of appraisal. Depreciation is derived from one of three sources: physical deterioration, curable and incurable; functional obsolescence, curable and incurable; and external obsolescence. The estimated replacement cost new of the subject improvements is summarized in the following table. VALUE OF THE SITE IMPROVEMENTS DIRECT COSTS Site Improvements $11,428 TOTAL DIRECT COSTS $11,428 Plus Indirect Costs 15% $1,714 Replacement Cost New $13,142 Entrepreneurial Incentive on RCN 10% of $13,142 $1,314 Total Replacement Cost New $14,456 Less Depreciation: Not applicable $0 TOTAL SITE IMPROVEMENTS COST $14,456 Kiley Company Page 42 APPRAISAL CONCLUSION The total combined value of the mobile home coach plus the indicated site improvements, as of the effective date of this appraisal report, is concluded as follows: APPRAISAL CONCLUSION Concluded Fair Market Value (Mobile Home Coach) $29,000 Site Improvements $14,456 TOTAL $43,456 ROUNDED TO: $43,500 Kiley Company Page 43 CERTIFICATION We certify that, to the best of our knowledge and belief: 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are our personal, impartial, and unbiased professional analyses, opinions, and conclusions. 3. We have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. 4. We have performed no services, as appraisers or in any other capacity, regarding the property that is the subject of this report within the past three-year period immediately preceding acceptance of this assignment. 5. We have no bias with respect to the property that is the subject of this report or to the parties involved in this assignment. 6. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 7. Our compensation is not contingent on the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 8. Our analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. 9. Meredith McDonald has made an inspection of the property that is the subject of this report. Elizabeth M. Kiley has not made an inspection of the subject property, but has fully participated in the analyses, opinions and conclusions concerning real estate contained in this report and fully concurs with the conclusions expressed herein. 10. No one provided real property appraisal assistance to the persons signing this certification. 11. The reported analyses, opinions and conclusions were developed, and this report has been prepared in conformity with the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. 12. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 13. As of the date of this report, Elizabeth M. Kiley has completed the continuing education program for Designated Members of the Appraisal Institute. Elizabeth M. Kiley, MAI, AI-GRS Certified General Real Estate Appraiser Certificate No. AG005391 Expiration Date: April 13, 2020 Meredith McDonald Certified General Real Estate Appraiser Certificate No. AG043409 Expiration Date: December 13, 2019 Kiley Company Page 44 ELIZABETH M. KILEY, MAI, AI-GRS STATEMENT OF QUALIFICATIONS EMPLOYMENT Appraiser/Consultant/President, 1990 to Present Elizabeth M. Kiley, Inc., DBA Kiley Company, Irvine, CA Assistant Vice President/Senior Appraiser, 1984 to 1989 Interstate Appraisal Corporation, Newport Beach, CA Chief Appraiser/Commercial Underwriter, 1982, 1983 to 1984 Cambridge Capital Group, Santa Ana, CA Appraiser, 1982 to 1983 Harold Davidson & Associates, Los Angeles, CA Senior Appraiser, 1979 to 1981 Bank of America NT & SA, Riverside/San Bernardino District, CA EDUCATION Bachelor of Science, Business Administration, 1974 San Diego State University, San Diego, CA Appraisal Institute Courses Appraisal Principles; Appraisal Procedures; Income Capitalization; Advanced Income Capitalization; Standards of Professional Practice A, B & C; Report Writing and Valuation Analysis; Litigation Valuation; Case Studies in Real Estate Valuation; USPAP Professional Seminars 2011 Estate Tax Changes; Update on Climate Change Regulations Affecting Local Governments; Litigation Valuation; Condemnation-Partial Takes and Super Funds Sites; Property Acquisition, Appraisal, and Relocation in an Upside Down Market; Appraising in a Declining or Changing Market; Appraising Apartments; Leasehold Valuation; Easement Valuation; Appraising in the New Regulatory Climate; Feasibility Analysis and Highest and Best Use; Faculty Training Seminar; Federal and State Law and Regulation Workshop; Service Station; Restaurant Seminar; OCTA Partial Take Appraisal Workshop; Moderator E-commerce Panel, 2000 Summer Conference EXPERIENCE Commercial High-rise, mid-rise and garden offices; community and neighborhood shopping centers; single tenant NNN properties; convenience stores; restaurants and fast-food stores; auto dealerships; service stations; bank branches; special-use properties; valuation of fee simple, leased fee, and leasehold interests Industrial Existing and proposed multi-tenant industrial parks; single-tenant buildings; research and development buildings; and self-storage facilities Kiley Company Page 45 ELIZABETH M. KILEY, MAI (Continued) Residential Apartments; proposed subdivisions; condominium complexes; apartment conversions and CBD lofts; mass appraisal for acquisitions Vacant Land Planned community developments; business parks; industrial subdivisions; commercial sites; agricultural land; desert land; and Indian Trust property Litigation Whole and partial take condemnation appraisals; redevelopment agency analyses; ground lease negotiations; bankruptcy appraisals; foreclosures; partnership valuations; estate tax valuations; and contaminated properties Public Agency Railway corridors; transmission line easements, easement upgrades, and electrical substations; open space valuations; water tank sites; libraries; fire stations; correctional institutions; freeway widenings; railroad grade separations QUALIFICATIONS MAI Designation No. 8339, Appraisal Institute Certified General Real Estate Appraiser, Certificate No. AG005391, State of California Expert Witness, Superior Court of California, Los Angeles and Riverside Districts Expert Witness, U. S. District Court, Los Angeles Expert Witness, U. S. Bankruptcy Court, Central District, Los Angeles and Orange Counties Qualified Instructor, Appraisal Principles Course, Appraisal Institute Qualified Instructor, Legal Consideration in Appraisal, Cal State Fullerton AFFILIATIONS Appraisal Institute Elected Regional Representative, 2011; Public Relations Chair, 2003; Moderator for Summer Program, 2000; Executive Committee Member, 1995 to 1996; Member National Public Relations Committee, 1994 to 1996; Assistant Secretary, 1994; Public Relations Chair, 1993; Representative, Regional Committee, 1992 to 1996; Program Chairperson, Orange County, 1991; Co-chair, Highest and Best Use Seminar, 1991; Co-chair, Easement Valuation Seminar, 1990 Commercial Real Estate Women (CREW - Orange County) Regional Conference Chair, 1998; First Vice President, 1997; Second Vice President, 1995; Marketing Publications Chair, 1994 to 1996; Network Lunch Program Chair, 1993; Chapter President, 1991; Membership Chair, 1990; Program Chair, 1990 International Right-of-Way Association Public Agency Liaison, 2010 Member, Board of Directors 2009 and 2010 Presenter for 2010 Spring Seminar - How Energy is Changing Land Use and Values Kiley Company Page 46 MEREDITH A. MCDONALD STATEMENT OF QUALIFICATIONS Appraiser/Consultant, 2016 to Present Elizabeth M. Kiley, Inc., DBA Kiley Company, Irvine, CA Senior Valuation Analyst, 2014 to 2015 Overland, Pacific and Cutler, Irvine, CA Appraiser/Consultant, 2003 to 2014 Elizabeth M. Kiley, Inc., DBA Kiley Company, Tustin, CA Construction Management Administrator, 2001 to 2003 PGP Partners, Inc., Lake Forest, CA Lease Administrator/Property Manager, 2000 PM Realty Group, LP, Newport Beach, CA Assistant Property Manager, 1998 to 2000 Puente Hills Regional Mall The Krausz Companies, Inc., City of Industry, CA EDUCATION Fullerton College, Fullerton, CA Appraisal Institute Courses Basic Appraisal Principles, National 15-Hour USPAP Course, Demonstration Appraisal Report Writing Course, Condemnation Appraising: Principles and Applications Allied Business School Courses Intermediate Real Estate Appraisal Course, Fundamentals of Real Estate Appraisal Course, Real Estate Principles, Real Estate Practices APPRAISAL EXPERIENCE Commercial Single and multi-tenant offices; single-tenant triple-net, retail properties; multi-tenant retail properties (shopping centers, strip retail centers); convenience stores; special use properties; fee simple and leased fees; regional and super-regional shopping centers and malls; banks; fast-food restaurants Industrial Existing and proposed single and multi-tenant buildings; research and development buildings; multi-tenant industrial parks Kiley Company Page 47 MEREDITH A. McDONALD (Continued) Residential Proposed subdivisions; condominium complexes; apartments Vacant Land Planned community developments; commercial sites; residential sites; agricultural land Public Agency Open space valuations; libraries; fire stations; right-of-way and eminent domain; freeway and street widening; grade separations; full and partial acquisitions; easement valuations, public utility easements and temporary construction easements; cut and face building valuations; damages and special benefits analysis; before and after analysis; highest and best analysis for complex acquisitions GENERAL REAL ESTATE EXPERIENCE Lease negotiations including tenant correspondence and review of lease drafts provided by attorneys; construction management including obtaining construction bids, managing construction budgets and construction reconciliation; annual CAM reconciliations for regional mall including invoicing and collections of CAM charges, tracking monthly operating expenses and database maintenance of operating expenses. QUALIFICATIONS Certified General Real Estate Appraiser Certificate No. AG043409, State of California AFFILIATIONS International Right-of-Way Association (IRWA) Associate Member, Treasurer (2017-2018), Secretary (2018-2019) Membership Chair (2011 to 2014) and Nominations/Elections Chair (2015 to Present) Kiley Company Page 48 MARKET DATA Kiley Company Page 49 COMPARABLE NO. 1 Address: 81351 Avenue 46, Indio, CA 92201 Unit Number: 47 Date of Sale: August 20, 2018 Home Manufacturer/Model: Champion HM Builders Year Manufactured: 1984 Decal Number: N/Av Total Square Footage: 924 TOTAL SALES PRICE: $13,900 Number of Bedrooms: 3 Number of Bathrooms: 2 Verification: Maria Estela Razo, Bennion Deville Homes Comments: Single-wide trailer with good location within mobile home park; covered carport with concrete flooring; average condition with some renovations needed. COMPARABLE NO. 2 Address: 47340 Jefferson Street, Indio, CA 92201 Unit Number: Unknown Date of Sale: November 16, 2018 Home Manufacturer/Model: Unknown Year Manufactured: 2005 Decal Number: N/Av Total Square Footage: 400 TOTAL SALES PRICE: $22,400 Number of Bedrooms: 1 Number of Bathrooms: 1 Verification: Public records Comments: Single-wide trailer with average location within existing park; uncovered parking area in front of coach with concrete flooring; average condition COMPARABLE NO. 3 Address: 80000 Avenue 48, Indio, CA 92201 Unit Number: 60 Date of Sale: August 18, 2018 Home Manufacturer/Model: Unknown Year Manufactured: 1979 Decal Number: N/Av Total Square Footage: 792 TOTAL SALES PRICE: $29,000 Number of Bedrooms: 2 Number of Bathrooms: 2 Verification: Public records Comments: Sale of an average quality, one-story, single-wide mobile home coach with two bedrooms, two baths in average condition. Covered carport and asphalt paved parking area ** Dated Picture taken before escrow closed; no longer for sale COMPARABLE NO. 4 Address: 22840 Sterling Avenue, Palm Springs, CA 92264 Unit Number: 19 Date of Sale: October 5, 2018 Home Manufacturer/Model: Fleetwood Year Manufactured: 1999 Decal Number: N/Av Total Square Footage: 1,176 TOTAL SALES PRICE: $64,000 Number of Bedrooms: 2 Number of Bathrooms: 2 Verification: Sean Carbajal, public records Comments: Sale of double-wide coach in Palm Springs; average quality and average condition; four to six car covered carport with concrete flooring; fenced backyard and low monthly rental rate Picture provided by MLS COMPARABLE NO. 5 Address: 127 Pali Drive, Palm Springs, CA 92264 Unit Number: 127 Date of Sale: November 9, 2018 Home Manufacturer/Model: Fleetwood Year Manufactured: 1968 Decal Number: N/Av Total Square Footage: 800 TOTAL SALES PRICE: $76,000 Number of Bedrooms: 2 Number of Bathrooms: 2 Verification: Christopher Bale, public records Comments: Sale of an average quality, one-story, single-family mobile home coach with two bedrooms, two bathrooms in average condition; covered carport on two sides of home. ADDENDA Page 50 DEFINITIONS Benefits 1 In eminent domain valuation, the advantageous factors that arise from a public improvement for which private property has been taken. The law in some jurisdictions makes a distinction between general benefits and special benefits because only special benefits are considered in determining the value of the remainder in a partial acquisition. The distinction between special benefits and general benefits is both a factual and a legal question, so appraisers may need to consult legal counsel to resolve questions about the classification of benefits. Comparable Sales When relevant to the determination of the value of property, a witness may take into account as a basis for his opinion the price and other terms and circumstances of any sale or contract to sell and purchase comparable property if the sale or contract was freely made in good faith within a reasonable time before or after the date of valuation. In order to be considered comparable, the sale or contract must have been made sufficiently near in time to the date of valuation, and the property sold must be located sufficiently near the property being valued and must be sufficiently alike in respect to character, size, situation usability, and improvements, to make it clear that the property sold and the property being valued are comparable in value and that the price realized for the property sold may fairly be considered as shedding light on the value of the property being valued. (State of California Evidence Code; Section 816) Damages 1 In condemnation, the loss in value to the remainder in a partial taking of property. Generally, the difference between the value of the whole property before the taking and the value of the remainder after the taking is the measure of the value of the part taken and the damages to the remainder. Note that different regions of the country and different courts may use terms such as consequential damages and severance damages differently. Easement 1 The right to use another’s land for a stated purpose. Fair Market Value Fair market value is defined by Section 1263.320 of the State of California Code of Civil Procedure as follows: (a) The fair market value of the property taken is the highest price on the date of valuation that would be agreed to by a seller, being willing to sell, but under no particular or urgent necessity for so doing, nor obliged to sell, and a buyer, being ready, willing and able to buy but under no particular necessity for so doing, each dealing with the other with full knowledge of all the uses and purposes for which the property is reasonably adaptable and available. (b) The fair market value of property taken for which there is no relevant comparable market is its value on the date of valuation as determined by any method of valuation that is just and equitable. Fee Simple Estate (Fee) 1 Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police powers and escheat. Highest and Best Use 1 1.The reasonably probable use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. 2.The use of an asset that maximizes its potential and that is possible, legally permissible, and financially feasible. The highest and best use may be for continuation of an asset’s existing use or for some alternative use. This is determined by the use that a market participant would have in mind for the asset when formulating the price that it would be willing to bid. (IVS) 3.The highest and most profitable use for which the property is adaptable and needed or likely to be needed in the reasonably near future. (Uniform Appraisal Standards for Federal Land Acquisitions) Highest and Best Use 2 The reasonably probable use of property that results in the highest value. Improvements Pertaining to Realty (a ) As used in this article, “improvements pertaining to the realty” include any machinery or equipment installed for use on property taken by eminent domain, or on the remainder if such property is part of a larger parcel, that cannot be removed without a substantial economic loss or without substantial damage to the property on which it is installed, regardless of the method of installation. (b) In determining whether particular property can be removed “without a substantial economic loss” within the meaning of this section, the value of property in place considered as a part of the realty should be compared with its value it if were removed and sold. (Section 1263.205 of the State of California Code of Civil Procedure) Just Compensation 1 In condemnation, the amount of loss for which a property owner is compensated when his or her property is taken. Just compensation should put the owner in as good a position pecuniarily as he or she would be if the property had not been taken. Larger Parcel 1 In governmental land acquisitions and in valuation of charitable donations of partial interests in property such as easements, the tract or tracts of land that are under the beneficial control of a single individual or entity and have the same, or an integrated, highest and best use. 1. Source: Appraisal Institute, The Dictionary of Real Estate Appraisal, 6th ed. (Chicago: Appraisal Institute, 2015) 2. Source: Appraisal Institute, The Appraisal of Real Estate, 14th Ed. (Chicago: Appraisal Institute, 2013) Elements for consideration by the appraiser in making a determination in this regard are contiguity, or proximity, as it bears on the highest and best use of the property, unity of ownership, and unity of highest and best use. In most states, unity of ownership, contiguity, and unity of use are the three conditions that establish the larger parcel for the consideration of severance damages. In federal and some state cases, however, contiguity is sometimes subordinated to unitary use. Personal Information The term “personal information” means any information that is maintained by an agency that identifies or describes an individual, including, but not limited to, his or her name, social security number, physical description, home address, home telephone number, education, financial matters and medical or employment history. It includes statements made by, or attributed to, the individual (Section 1798.3 of the State of California Code of Civil Procedure) Project Influence The fair market value of the property taken shall not include any increase or decrease in the value of the property that is attributable to any of the following: (a) The project for which the property is taken; (b) The eminent domain proceeding in which the property is taken; (c) Any preliminary actions of the plaintiff relating to the taking of the property. (Section 1263.330 of the State of California Code of Civil Procedure) Remainder 1 In condemnation, that portion of a larger parcel remaining in the ownership of the property owner after a partial taking. Temporary Easement 1 An easement granted for a specific purpose and applicable for a specific time period. Unit Rule, or Individual Fee Rule 1 In condemnation appraisal, a valuation rule with two aspects, the first dealing with ownership interests and the second dealing with physical components. The first aspect of the rule, also referred to as the undivided fee rule, requires that property be valued as a whole rather than by the sum of the values of the various interests into which it may have been carved (such as lessor and lessee, life tenant and remainderman, and mortgagor and mortgagee, etc.). This is an application of the principle that it is the property, not the interests, that is being acquired. The second aspect of the rule is that different physic al elements or components of a tract of land (such as the value of timber and the value of minerals on the same land) are not to be separately valued and added together. October 22, 2018 Mobile Home Owner Dune Palms Mobile Estates 46400 Dune Palms Road, Space 1 La Quinta, CA 92253 RE: NOTICE OF INTENT TO APPRAISE REAL PROPERTY Assessor Parcel Number: 600-030-010 (portion of) Address: Dune Palms Mobile Estates, Space 1 Dear Property Owner: The City of La Quinta (the “City”) has requested an appraisal of your mobile home at the above referenced address for possible acquisition purposes by the City as part of the Dune Palms Bridge Project. The City, in order to maintain the safety and efficient operation of its roads and bridges, is proposing the replacement of the existing low water crossing that spans the Coachella Valley Storm Water at Dune Palms Road, a north-south arterial highway. The Kiley Company, an independent real estate appraisal firm, has been retained to appraise the property that is subject to a possible acquisition. We would like to inspect the property at your earliest convenience. If you or one of your representatives would like the opportunity to accompany us during our inspection, please notify us as soon as possible. Your attendance is completely optional. You are invited to provide information about your property if you feel it has an effect on the value. If the property is leased it would be helpful if you would provide us with the terms of the lease or leases. If you have any questions regarding our inspection, please contact Meredith McDonald or myself in our office at (714) 665-6515 during normal business hours. Thank you for your cooperation. Elizabeth M. Kiley, MAI, AI-GRS Certified General Real Estate Appraiser Certificate No. AG005391 www.OPCservices.com | 2280 Market Street, Suite 200, Riverside, CA 92501 ph 951.683.2353 | fx 951.683.3901 September 20, 2018 Mobile Home Owner Dune Palms Mobile Estates 46400 Dune Palms Road, Space 1 La Quinta, CA 92253 Regarding: Notice of Decision to Appraise Mobile Home Park APN: 600-030-010 Dune Palms Mobile Estates – Space 1 Dear Mobile Home Owner; The City of La Quinta, (hereinafter called the “City”) is considering the construction of the Dune Palms Bridge Project for the purpose of the installation bridge and street improvements over the Coachella Valley Storm Water Channel at Dune Palms Road. This is a public project which may require the purchase of a roadway and public utility easement over a portion of Dune Palms Mobile Estates, located at 46400 Dune Palms Road, Space 1, La Quinta, California, along with your mobile home that is located on that space. No decision has yet been made by the City to acquire your mobile home or the easement interests from the referenced property. Before that decision can be made, the law provides that the mobile home and other property interests first be appraised. The purpose of this letter is to advise you of the decision to appraise and shall serve as advance written notice of your opportunity to accompany the appraiser during their inspection of the property. The City has retained the services of Overland, Pacific & Cutler, LLC. (OPC), a right of way consulting firm, to discuss this project with you, explain the proposed transaction and related affects and benefits, and coordinate the acquisition process. This is a preliminary notice only and does not constitute the City’s determination to acquire any property interests for the Project nor is this a request or demand that you vacate your property. Additionally, this notice does not establish eligibility for relocation payments or any other relocation assistance by the City. The Kiley Company., an independent appraisal firm, has been contracted by the City to appraise your property interests that are subject to possible acquisition. You will be contacted by their appraiser to arrange an appointment to inspect your property. All services and/or benefits to be derived from any right-of-way activity will be administered without regard to race, color, national origin, or sex, in accordance with Title VI of the Civil Rights Act of 1964 2000d, et seq.) and Section 162(a) of the Federal Highway Act of 1973 (23 U.S.C. 324). Enclosed for your information are a copy of Title VI Statutes and Regulations, the Title VI Complaint Process, and a booklet entitled “Caltrans and You” that discusses these right-of-way requirements. {Name/Agency} {Proposal or Reference} P a g e |2 Page 2 September 20, 2018 The enclosed brochure, Your Transportation Project – Your Property contains information pertaining to the process involved in the property acquisition. In the meantime, if you need additional information or have any questions, please contact your OPC acquisition agent: Angie Luna (Habla Espanol) Sr. Acquisition/Relocation Consultant Overland, Pacific & Cutler, LLC 2280 Market Street, Suite 200, Riverside, CA 92501 Phone (760) 776-1238 Sincerely, John M. Cutler Right of Way Sr. Project Manager Enclosures: Exhibit A Title VI – Caltrans and You Your Transportation Project - Your Property cc: OPC, LLC – Angie Luna Elizabeth Kiley, MAI. DUNE PALMS BRIDGE PROJECT TITLE VI PACKAGE The project proposed by The City of La Quinta will be receiving federal financial assistance. Pursuant to Title VI of the Civil Rights Act of 1964, no person in the United States shall, on the grounds of race, color, or national origin, be excluded from participation in, be denied the benefits of, or be subjected to discrimination under any program or activity receiving Federal financial assistance. Other statutes provide protection against discrimination on the basis of sex, age or disability. The enclosed Title VI Package is being provided for your information to further explain your rights. The Package includes the following documents:  Title VI Booklet  Title VI of the 1964 Civil Rights Act and Related Statutes  The U.S. Department of Commerce of the Census, Language Identification Flashcard  Right of Way Title VI Surve y Form with Self-Addressed Stamped Envelope  Right of Way Title VI Discrimination Complaint Form It is requested the Right of Way Title VI Surve y form be completed and returned in the self-addressed stamped envelope. If you read or speak a language different than English, please write your name and address on the top of the page and check the appropriate box on the Language Identification Flashcard; or, if you believe you have been subjected to discrimination, please fill out the Right of Way Title VI Discrimination Complaint form and return to the following: John Cutler Project Manager Overland, Pacific & Cutler, LLC 2280 Market Street, Suite 200 Riverside, CA 92501 Jan 2017 Your Rights Under Title VI and Related Statutes This brochure is designed to inform you of the requirements of Title VI of the Civil Rights Act of 1964 and your rights under those requirements. Caltrans& You District 1 Equal Employment Opportunity (EEO) Office 1656 Union Street Eureka, CA 95501 (707) 445-5318 District 2 EEO Office 1657 Riverside Drive Redding, CA 96001 (530) 225-3055 District 3 EEO Office 703 B Street Marysville, CA 95901 (530) 741-7130 District 4 EEO Office P.O. Box 23660, MS 6A Oakland, CA 94623 (510) 286-5871 District 5 EEO Office 50 Higuera Street San Luis Obispo, CA 93401 (805) 549-3037 District 6 EEO Office 1352 West Olive Avenue Fresno, CA 93728 (559) 444-2522 District 7 EEO Office 100 S. Main Street Los Angeles, CA 90012 (213) 897-0797 District 8 EEO Office 464 West 4th Street, MS 1249 San Bernardino, CA 92401 (909) 383-6396 District 9 EEO Office 500 S. Main Street Bishop, CA 93514 (760) 872-0752 District 10 EEO Office 1976 East Dr. Martin Luther King Jr. Blvd. Stockton, CA 95205 (209) 948-3911 District 11 EEO Office 4050 Taylor Street, MS 251 San Diego, CA 92110 (619) 688-4249 District 12 EEO Office 1750 East 4th Street, Suite 100 Santa Ana, CA 92705 (657) 328-6595 This publication will be made available in alternative formats: Braille Large print Computer disc Audio version or in a different language upon request by calling the Caltrans Office of Business & Economic Opportunity (916) 324-8379 711 (TTY) Headquarters Title VI Coordinator 1823 14th Street, MS 79 Sacramento, CA 95811 (916) 324-8379 What does this mean? That Caltrans strives to ensure that access to and use of all programs, services, or benefits derived from any Caltrans activity will be administered without regard to race, color, national origin, sex, age, disability or socioeconomic status. Caltrans will not tolerate discrimination by a Caltrans employee or recipients of federal funds such as cities, counties, contractors, consultants, suppliers, universities, colleges, planning agencies, and any other recipients of federal-aid highway funds. Caltrans prohibits all discriminatory practices, which may result in: • Denial to any individual of any service, financial aid, or benefit provided under the program to which he or she may be otherwise entitled; • Different standards or requirements for participation; • Segregation or separate treatment in any part of the program; • Distinctions in quality, quantity, or manner in which the benefit is provided; • Discrimination in any activities conducted in a facility built in whole or part with federal funds. To ensure compliance with Title VI, related statutes, and the Presidential Executive Order on Environmental Justice, Caltrans will: • Avoid or reduce harmful human health and environmental effects on minority and low-income populations; • Ensure the full and fair participation by all communities including low-income and minority populations in the transportation decision-making process; • Prevent the denial of, reduction in, or significant delay in the receipt of benefits by minority and low-income populations. Additionally, any recipient, including, but not limited to, Metropolitan Planning Organizations and cities and counties, who receive federal financial aid bears a responsibility to administer its program and activities without regard to race, color, national origin, sex, age, disability, or socioeconomic status. Benefits and Services Caltrans’ mission is to provide the people of California with a safe, efficient, and effective inter-modal transportation system. All of the work Caltrans performs is intended to assist the transportation needs of all the people of California regardless of race, color, national origin, sex, age, disability, or socioeconomic status. Are your rights being violated? If you believe that you have been discriminated against because of your race, color, national origin, sex, age, or disability, you may file a written complaint with the Caltrans Equal Employment Opportunity (EEO) Office. District EEO offices are located statewide. The addresses and telephone numbers are located on the back of this brochure. Title VI complaints are forwarded to Sacramento for investigation by the Caltrans Office of Business & Economic Opportunity Title VI Program. Who bears the responsibility to Title VI? All of Caltrans employees and its functional programs.The Caltrans Office of Business & Economic Opportunity Title VI Program provides continuous leadership, guidance, and technical assistance to ensure ongoing compliance with Title VI and the Executive Order on Environmental Justice. What is Title VI? Title VI is a statute provision of the Civil Rights Act of 1964. Title VI (Sec. 601) of the Civil Rights Act of 1964 provides: “No person in the United States shall, on the grounds of race, color, or national origin, be excluded from participation in, be denied the benefits of, or be subjected to discrimination under any program or activity receiving Federal financial assistance.” (42 U.S.C. Sec. 2000d) Additionally, Executive Order 12898, Federal Actions to Address Environmental Justice in Minority Populations and Low-Income Populations 1994 provides: “Each Federal agency shall make achieving environmental justice part of its mission by identifying and addressing, as appropriate, disproportionately high and adverse human health or environmental effects of its programs, policies, and activities on minority populations and low-income populations.” Related statutes provide protection against discrimination on the basis of sex, age, or disability by programs receiving federal financial assistance.