HomeMy WebLinkAbout600-030-010-A001 Bedolla - Fee Appraisal r1 12-21-18APPRAISAL REPORT
Proposed Acquisition
City of La Quinta
Dune Palms Road Bridge Project
OWNERSHIP: Hilda Bedolla
46400 Dune Palms Road, Space 31
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 21, 2018
December 21, 2018
John M. Cutler, Sr. Project Manager
Overland, Pacific & Cutler, LLC
2280 Market Street, Suite 200
Riverside, California 92501
Re: Our File No. 18-6207
OWNERSHIP: Hilda Bedolla
Appraisal of the Improvements Pertaining to the Realty (mobile home coach) located at
46400 Dune Palms Road, Space 31, 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 21, 2018
Page Two
The subject of this appraisal report is a single-wide mobile home coach, approximately 968
square feet in size, located within the Dune Palms Mobile Estates. The coach has four bedrooms
and two bathrooms. The larger mobile home park is a 11.29 acre site with 97 mobile home
spaces. 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 $6,616
TOTAL $35,616
ROUNDED TO: $35,600
Kiley Company
Overland, Pacific & Cutler, LLC
December 20, 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 .................................................... 44
Certification ........................................................... 43
Qualifications .......................................................... 44
Market Data ........................................................... 49
Addenda ............................................................. 50
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INTRODUCTION
Property Location:46400 Dune Palms Road, Space 31
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 12, 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.
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(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
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value have been considered in this appraisal: the cost
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.
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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 registration provided, the mobile
home coach is registered to Hilda Bedolla.
Property History:According to the title provided by the coach owner, the
subject mobile home coach was purchased by the current
owner in 2013.
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.
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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 968 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
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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.
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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.
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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
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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
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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.
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Neighborhood Aerial
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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
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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
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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.
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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 31
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 registration provided by the mobile
home coach owner, ownership of the coach is registered to
Hilda Bedolla.
Mailing Address:46400 Dune Palms Road, Space 31
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 21, 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. Hilda Bedolla 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.
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 97 spaces;
mostly level and slightly above street grade along the
southern and southwestern property lines.
Occupancy: The existing mobile home park appears to be mostly
occupied; actual occupancy is unknown.
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.
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: 31
Kiley Company Page 28
Coach Owner:Hilda Bedolla
Home Manufacturer/Model: Fleetwood Broadmore
Home Serial Number:S1647
Year Manufactured:1968
Decal Number:AAW9653
HUD Label/Insignia No.:18287
Total Square Footage:According to the measurements taken, the total square
footage is estimated at 968 square feet; this includes add-
ons. The length and width reflected in the title registration
are 60 by 14, which equals 840 square feet.
Year of Purchase:2013
Space Rent Per Month:Varies; estimated at $530 per month plus utilities
Lease Term:Month to month
Description:The subject mobile home coach has four bedrooms and two
bathrooms, a small kitchen, dining room and living room
with a total living area of approximately 968 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
Uncovered parking area
Site Improvements:
Two sheds
Wooden fence
Landscaping with irrigation
Kiley Company Page 29
Comments:
The interior and exterior improvements appear to be in
average condition with some deferred maintenance items
noted.
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 Exterior and Site Improvements
Mobile Home Coach Exterior and Site Improvements
Kiley Company Page 31c
Subject Photo Page
Mobile Home Coach Exterior, Site Improvements and Parking Area
Mobile Home Coach Exterior and Site Improvements (Western Side of Coach)
Kiley Company Page 31d
Subject Photo Page
Mobile Home Coach Exterior and Site Improvements (Eastern Side of Coach)
Mobile Home Coach Exterior and Site Improvements
Kiley Company Page 31e
Subject Photo Page
Mobile Home Coach Exterior and Site Improvements
Mobile Home Coach Interior
Kiley Company Page 31f
Subject Photo Page
Mobile Home Coach Interior
Mobile Home Coach Interior
Kiley Company Page 31g
Subject Photo Page
Mobile Home Coach Interior
Mobile Home Coach Interior
Kiley Company Page 31h
Subject Photo Page
Mobile Coach Interior (Laundry Room)
Kiley Company Page 31i
Mobile Home Park Aerial
Kiley Company Page 32
Space 31 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
Landscaping/Irrigation 36 Square Feet
Wooden Fence 66 Square Feet
Metal Shed 1 each
Wood Shed 1 each
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 include 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
limits the amount of data for paired sales or statistical comparison. In such markets, the
Kiley Company Page 34
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 31 N/Av 968 1968 ---
La Quinta, CA 92253 Single Plus 4/2 ---
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; four bedroom/two
bathrooms, living room, dining room and
kitchen
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 1968 1984 2005 1979 1999 1968Bed/Bath 4/2 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) 968 924 0.0% $0 400 -10.0% -$2,240 792 0.0% $0 1,176 0.0% $0 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 $13,900 $20,160 $29,000 $57,600 $68,400Location La Quinta/Average Bedroom/Bathroom 4/2Year Built 1968 Quality/Condition Average Site Improvements Average ParkingUncovered Park Amenities Average Overall Comparability* Differences may be due to roundingSimilarSuperiorIMPROVED SALES COMPARISON ADJUSTMENT GRID SHEETSuperiorSimilar Similar Similar Similar SimilarSl. Superior Sl. SuperiorSimilarSimilarSuperiorSuperiorInferiorSuperiorSimilarSuperiorSl. InferiorInferiorSl. SuperiorSimilarSimilarSimilarSuperiorSimilarInferiorSl. InferiorInferiorSuperiorSimilarSimilarSimilar22840 Sterling Avenue, Space 19Sl. InferiorInferiorSl. SuperiorInferiorSuperiorInferiorSuperiorPage 38Kiley Company $76,000$13,900$64,000$22,400 $29,00046400 Dune Palms Road, Space 31
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
968 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
assembly. 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 areas
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 four bedrooms and two bathrooms.
The subject coach was manufactured in 1968; 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 various other factors (sheds, etc.)
are considered. The subject coach’s area has minimal site improvements (landscaping, etc.) but
does have two sheds. The comparables are considered to have similar site improvements.
The subject coach has one small uncovered parking area; the comparables are considered
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 $13,900 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 inferior and similar reflect adjusted prices of $13,900 and $20,160, respectively.
Kiley Company Page 40
Comparable No. 3 is considered overall 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 Inferior $13,900
Comparable No. 2 Similar $20,160
SUBJECT COACH ---- $29,000
Comparable No. 3 Similar $29,000
Comparable No. 4 Superior $57,600
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
Landscaping/Irrigation $6.50/SF x 1.08 x 1.22 = $8.56/SF x 36 SF = $308
Wooden Fence $19.80/SF x 1.08 x 1.22 = $26.09/SF x 66 SF = $1,722
Metal Shed (Retail Price) $1,000
Wood Shed (Retail Price) $2,200
TOTAL SITE IMPROVEMENTS $5,230
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 $5,230
TOTAL DIRECT COSTS $5,230
Plus Indirect Costs 15% $785
Replacement Cost New $6,015
Entrepreneurial Incentive on RCN 10% of $6,015 $601
Total Replacement Cost New $6,616
Less Depreciation: Not applicable $0
TOTAL SITE IMPROVEMENTS COST $6,616
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 $6,616
TOTAL $35,616
ROUNDED TO: $35,600
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
Mr. and Mrs. Robles
Dune Palms Mobile Estates
46400 Dune Palms Road, Space 31
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 31
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.