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HomeMy WebLinkAboutG-1 - Grant Deed for City Dump Site Study70 JUN JUN 12 By the CITY COUNCIL CITY VW #4VWN%*T BEACH CITY OF NEWPORT BEACH OFFICE OF THE CITY MANAGER June 12, 1972 Agenda Item C -/ TO: MAYOR AND CITY COUNCIL FROM: City Manager SUBJECT: RESULTS OF SEALED BIDDING FOR OFFERS TO PURCHASE 40.26 ACRE SURPLUS CITY PROPERTY LOCATED ON THE NORTH SIDE OF NINETEENTH STREET, ONE -HALF BLOCK WEST OF WHITTIER AVENUE RECOMMENDATIONS: 1. Award "Option to Purchase - Cash Terms" to Leadership Housing Systems, Inc., or nominee, for $616,010 as "highest and best" bidder; 2. Reject all other bids; and 3. Instruct the City Clerk to return bidders' deposits to all unsuccessful bidders. DISCUSSION: On March 13, 1972, the City Council adopted Resolution No. 7642 declaring the subject real property to be surplus, authorizing its sale, and setting out the procedures for its sale. Sealed bids for a $50,000 "Option to Purchase" were accepted between March 17, 1972, and the bid opening date, Friday, May 26, 1972. I - 2 - The results of the sealed bidding were as follows: Credit Bidder Or Cash Amount Bid Leadership Housing Systems, Inc. or nominee 3501 South Harbor Boulevard Santa Ana 92704 Diversified Communities Post Office Box 1960 Newport Beach 92663 American Mobile Home Corp. 4241 Redwood Avenue Los Angeles 90066 Kenneth R. Riley Construction Co 250 Hotel Circle North San Diego 92108 Keys Marina Inc. c/o Sikora and Price, Inc. 888 North Main Street Suite 902 Santa Ana 92701 Cash Cash Credit Credit Credit $ 616,010 508,500 475,000 475,000 475,000 * *This bid also provided as an alternate the statement, "Or 5% more than any bid, other than this bid." If it had been determined to be a valid bid, the Keys Marina offer would be $646,810.50, or $30,800.50, more than the Leader- ship bid. Section 11 of Resolution No. 7642 provides as follows: "Public Hearing. At the regular City Council meeting of Monday, June TY, 1972, at 7:30 p.m., the City Manager shall report the results of the bidding and shall declare the highest and best bid and the name of the bidder. The City Council may then determine whether it wishes to accept or reject the high bid, or the Council may continue the sale until its next regular meeting." The staff recommends that the bid of Leadership Housing Systems, Inc. be declared to be the "highest and best" bid for the following reasons: - 3 - With the exception of the invalid bid of Keys Marina, Inc. (See attached opinion from Newport Beach City Attorney) the bid of Leadership Housing Systems, Inc. is $107,500 higher than the next highest bid. The April 3, 1970, approximate fair market value reported in the Cedric A. White, Jr. appraisal report, was $503,250 to $583,770. The "Terms of Option to Purchase" provide in part that, "The City of Newport Beach reserves the right to reject any or all bids." 2. The Leadership bid is a cash bid and is not contingent upon any specific city performance not previously approved in the bidders' documents. 3. The Leadership development proposal for the property is a conventional condominium community with a low density of less than ten units per acre. The tentative development plan also contemplates nearly seventeen acres of open green space. 4. The Leadership company is a knowledgeable and respected home builder organization. 5. The city has complied with applicable California Government Code provisions which require that surplus municipally owned real estate first be offered to qualified public agencies to purchase at fair market value for park and recreation purposes before being offered on the open market. The State of California, County of Orange, and the City of Costa Mesa have not offered to purchase the property in accordance with the Government Code provisions. The City of Newport Beach has a need for the acquisition of park and open spaces for our residents and a need for the construction of more modern police facilities. To be denied the revenues from the sale of the subject property would further inhibit the city's ability to meet these needs of immediate concern to our citizens. Section 9 of Resolution 7642 provides in part that: "Deposit. Each bid must be accompanied by a deposit of cash or a certified or cashier's check payable to the City of Newport Beach a ual of $50,000. This deposit is to guarantee that within ninety M) days from the date that the City accepts the sealed bid, said bidder will. open a thirty -day escrow in accordance with the terms of this resolution and the Option to Purchase." - 4 - The "Terms of Option to Purchase" provide that, "Said deposit will be consideration for an option of ninety (90) days to .be exerci.sable from the date of the bid award and ten percent or five thousand dollars shall be non- refund- able in the event the successful bidder fails to comply with any and all terms of the option as provided herein." The terms further provide that, "The successful bidder shall pay all recording fees, documentary stamp taxes or other real estate transaction taxes or fees by whatever name known, including escrow fees or broker's commissions, if any." Escrow proceedings will be conducted by Title Insurance and Trust Company, 800 North Main Street, Santa Ana, California. Based on the City Council's acceptance of the bid as recommended, the Leadership company has indicated an interest in earnestly proceeding with the submittal of a Tentative Map and Use Permit application to the Newport Beach Planning Commission for its proposed development.program. QAM-�t a ROBERT L. WYNN RLW /PFB:sh Attachment c: Supervisor Ronald W. Caspers Newport Beach Greenbelt Citizens Advisory Committee City Manager, .City of Costa Mesa Leadership Housing Systems, Inc. 1 CITY OF NEWPORT BEACH Office of CITY ATTORNEY To: City Manager June 6, 1972 From: City Attorney Subject: Keys- Marina bid on City dump site property Background Keys - Marina, Inc., has submitted a bid for the City dump site property of "$475,000 or 5% more than any bid, other than this bid." Question Is this a valid bid? Answer No. Discussion In general, the purpose of requiring competitive bidding for the sale of City -owned surplus property is to invite competition and to guard against favoritism, fraud and corruption. Resolution No. 7642 authorized the sale procedure for its s+ one of the official The City Manager is bid and the name of to accept or reject adopted by the City Council on March 13, 1972 of the dump site property and set forth the ile. Each bid was required to be submitted on Option to Purchase forms (credit or cash). authorized to declare the highest and best the bidder, and the City Council is authorized the high bid, or may reject any and all bids. The bid of Keys- Marina, Inc., is not responsive to the bid invitation procedure as set forth in Resolution No..7642, in that the bid is not definite and certain, thereby defeating the basic purpose of requiring competitive bidding. The Keys- Marina bid is not an unqualified bid as required by the procedure, and in effect alters the terms of the bid invitation. . In other words, the Keys- Marina bid eliminates any competition by saying: "Whatever it takes to buy the property -- that is my bid!" This would clearly put the other bid prs at a distinct disadvantage, as they were not advised thaiYe,the Ci would accept a contingent bid. t� %V DON:mh cc: Assistant City Manager DENNIS O'NEIL N City Attorney APPRAISAL REPORT • 40.26 ACRE PROPERTY ON 19TH STREET • CEDRIC A. WHITE, JR., M.A.I. 1 1 '1 1 .1 1 1 1 ,1 1 i i DATE OF VALUE: April 3, 1970 DATED AT: Anaheim, California APPRAISAL REPORT covering 40.26 Acre Property on 19th Street City of Newport Beach SUBMITTED TO: City of Newport Beach 3300 Newport Boulevard Newport Beach, California Attn: Mr, James DeChaine Assistant City Manager SUBMITTED BY: Cedric A. White, Jr., M.A.I. S31 South Harbor Boulevard Anaheim, California 92805 I CEDRIC A. WHITE. JR., M.A.I. MEAL ESTATE APPRAISER 331 SOUTH HARBOR 19OULCVARO • ANAMCIM. CALIFORNIA 92008 1714) 774 -0510 April 3, 1970 City of Newport Beach 3300 Newport Boulevard Newport Beach, California Attn: Mr. James DeChaine RE: 40.26 -acre Property Assistant City Manager on 19th Street Dear Mr. DeChaine: In accordance with your authorization by letter dated November 3, 1969, I have completed an investigation of the above mentioned property. The purpose of my inspection and analysis has been to arrive at the approximate fair market value thereof. ' Date of Value: April 3, 1970 After inspection and analysis, I have arrived at the following con- clusion: Approximate Fair Market Value: ±$400,000- 485,000 Or 40.26 gross acres @ $10,000- 12,000 /acre ' (This evaluation is to be the basis of a land lease for 25 years; land to be leased "as is "; all deve- lopment burdens will be borne by the lessee.) ' This opinion is substantially below the bracket of $18- 20,000 /acre in the August 1968 report of Wilsey and Ham. Also, it is below the March 13, 1970 offer through Mullan Realty at $18,000 /net usable acre. 'A portion of this difference may be accounted for by my evalu- ation being for a 25 -year lease. The other evaluations are assuming an outright sale. The relatively short duration of your intended lease results in some reduction in value. My. opinion for outright sale, or for long term lease, would be increased by up to $2,500 /acre. However, the bulk of the difference would seem to be accounted for by my attitude toward the substantial development burdens. The most notable burden is the usefulness of the rubbish areas. My calcula- tions indicate 12.32 acres of rubbish area. There is no guarantee as to the usability of the rubbish areas and /or the substantial costs to make the rubbish area usable. I City of Newport Beach April 3, 1970 Page 2 Enclosed with this letter is a brief, summary -type report. Other data and analyses are retained in my files. This is to certify that the undersigned has no personal interest in the subject property, nor have I in the past; that the fee for the appraisal is in no way contingent upon the value conclusions derived; and that the appraisal has been made in conformity with the Rules of Professional Ethics of the American Institute of Real Estate Appraisers, of which I am a member. Very truly yours, C Cedric -A. White, Jr., M.A.I. CAW:mt PURPOSE OF THE APPRAISAL The purpose of this appraisal is to estimate the approximate fair market value of the 40.16 -acre parcel owned by the City o Newport Beach, an owed on the north side of 19th Street, westerly from Whittier Avenue. (Assessor Parcel No. 115- 36 -39) Date of Value: April 3, 1970 Note: The definition set forth below must reflect that this evaluation is to be the basis for a 25 -year lease. This be- comes an encumbrance to the land in that fair market value would normally be for outright sale or for lease over a normal period of years -- say 50 years or more. Fair market value, subject to the understanding noted above, is defined as the highest price estimated in terms of money which a property will bring if exposed for sale in the open market with a reasonable time allowed in which to find a purchaser buying with knowledge of all the uses and pur- poses to which it is best adapted and for which it is capable of being used. (Supreme Court of California) This definition further assumes that neither the buyer nor the seller are under any undue compulsion to sell or buy. In addition, "in terms of money" is construed as cash equivalent. In other words, it is the amount a seller would cash out. This reflects the fact that the face amount of some trust deed encumbrances would be discounted if exposed for sale in the open market. - 1 - PRINISE SECTION This appraisal has been based upon the following assumptions and limiting conditions: 1. That I assume no responsibility for matters legal in character,, nor do I render any opinion as to the title, which is assumed to be good. All existing liens, easements, leases, bonds and other encumbrances have been disregarded unless otherwise speci- fied. The property is appraised as though under responsible ownership and competent management. 2. That while information was obtained from sources felt to be reliable, it is in no sense guaranteed. 3. That the evaluation is to be the basis for a 25 -year ground lease as contracted to an evaluation which would be for out- right sale or lease over a term of 50+ years. 4. That the evaluation is ap roxximate. (A final conclusion of value on this type property woad require extensive engineering. Major fields of investigation would include soil analysis, testing and study of the rubbish area, design of a drainage system, method of sewering, and design of roads.) S. That a title report has not been reviewed. It is assumed that exceptions to title, if any, will not materially affect the evaluation. 2 - cfl 0 M G� n n h POW v OI O QQ� ha CO 3 s A rte` W H . O n h POW v OI m s A - 3 - 1 W o N !n V O Q04G r Q 0 t3 mm? SON 1 tea.' ti ►_ i r Q 0 tib aA ct i� PROPERTY DATA LOCATION Subject is located on the north side of 19th Street, one -half block west of Whittier Avenue. Property is within the City Limits of Newport Beach. SIZE AND SHAPE Dimensions: 1063' E/W x 1650' N/5 Size: 40.265 gross acres (use 40.26 acres as per assessor map) Less future 19th Street: 50' x 1063' = 53,150 sq.ft. or 1.22 acres Net Usable: Gross 40.26 acres Less 19th Street 1.22 acres Net Usable 7S72 —acres Shape: Rectangular ASSESSED VALUE Parcel No.: 115 -36 -39 Land: $50,320 Code Area: 07 -029 ($1,250 /acre) Tax Rate: $9.5187/100 Estimated Taxes: $9.5187/100 x $50,320 = $4,789.81 - 4 - SUMMA P OF WOODWARD ETAL BORINGS s` MRPS /" = /.so ' /7 0 0 350 150 I SIl T y'` SANG f2 2' SAND TrrEN CoNCRErq ELtv.7' I 300 /p p 7H4-iv Co/vc: 4'rc. O I I zzEv. 46' Sic T f SR ND I I I 44.ZV. /S i514.7- e S,v7vo rDA J ' 71{EN O I I Co�vc, Erg. I 8 Fs' EcEV. I OS/Y. r e SRND 40 , z/-4,V. O 40`Ezer• Ip SO E"[EV. II /3 SIt� �sRmd f — —300 — / E J5 663' O2Ya' S /LTY SRND THEN CONC. ErC 28 ' E.L E v. /063 I �J ?'oF SILTY SglvD 7-H, -N CONC. Crc. 58' Ec €v. � ' S/L rY SgVo iVrfv CONC. ETC. S3'CLzV. 5/L r SgNO 5/,L 7- IS,4ND 72' ,EL�-Y. No ._w.,. IPROPERTY DATA (Continued) SOIL, TOPOGRAPHY AND DRAINAGE Land Classification Dedication for 19th Street: 1.22 acres Native soil: 21.90 acres Filled depression in northwest: 4.82 acres Rubbish areas: 12.32 acres T97.2 Soil: The Wilsey and Ham report indicates native soils in the area are generally sandy and gravelly, alluvial and marine - terrace de- posits. The rubbish areas consist of organic as well as inorganic materials. Their investigation in 1968 indicated the rubbish is in a state of active decomposition, emitting a strong and unpleasant odor when the fill cover is removed. Review of the Wilsey and Ham report, and current interviews with Robert McNeill of Woodward -Clyde and Associates, indicate that many of the soil tests were shallow. It was not possible to ad- vance holes through certain materials in the rubbish fill. This also applies to the northwest corner of the property which con- tains land with inorganic fill as concrete, asphalt, etc. The rubbish thickness was discussed with Mr. Thompson of the General Services Office, City of Newport Beach. He indicated that the bottom of the rubbish areas would be +8' below the bot- tom of the present drainage channel. By study of the existing property topography, this results in the conclusion that the total rubbish fill ranges from +23' in the southwest part to 41' in the northeast part. This is ma3e up of layers of 2' of fill, then 1' of dirt, etc. Mr. Mynderse at City Offices indicated the earthen cap on the rub- bish fill was made in 1/67. During the immediate preceding 3 -4 years, the method of rubbish and soil placement was good. However, he was not conversant with the operation in the many preceding years. - 5 - PROPERTY DATA (Continued) ' HIGHEST AND BEST USE 1 Industrial• On 25-year lease -- could be used for operation with mi— nimm um uildings, considerable outside storage, etc., concrete plant, pipe and material storage, contractor yard. Commercial: No Residential Income: No ' Residential: Be satisfactory if had longer lease; could divide good land into homes on 5000 sq.ft. lots and use rubbish area for greenbelt. Special Purpose: Church -- not on 25 -year lease; possible on 1 t so�S Ii uYheast corner if outright sale. Recreation: Golf is physically possible, but not economically _eases e Mobile Herne: The most probable use on 25 -year lease; be good use it outright sale is proposed. Study A: 194 pads, 48 x 65; minimum grading of 187,000 yards and export of 164,000 yards Study B *: 195 pads, 50 x 65; substantial grading of 252,000 yards and export of 100,000 yards Study C: . 184 pads, 50 x 70; same grading as B Theoretical Potential: 21.90 native acres + 4.82 northwest fill acres = 26.72 usable acres. Since can use rubbish area for parking, trailer storage, landscaping and recreation, estimate up to 9 spaces per acre on usable: 26.72 x 9 = 240 spaces Considering slope losses along perimeters, shape difficulties, shade this down. Slopes will be .90 + .49 + .07 + .17 = 1.63 acres x 9 spaces per acre = 15 loss 240 - 1S = 225 net spaces are possible *Note: For information purposes, Study B is set forth on the following page. grin 1 1119 Fa ME 1 a 1@1 1 20'X /063 = .49 dc. FT(BTT //0 ME on ,QEG. HL1 L L ONINNE Imin ..LIM r 96 I ScA�: i " =io8' , t , r i I ?� h \ 30 P 05 i 0 1 /97h .52rOEE7- CUT AND FILL REQUIREMENTS FOR STUDIES BAND C Area 1 227,558 sq.ft. = 5.22 acres 227,558 sq.ft. x 71fill - 27 Area 2 193,201 sq.ft. = 4.44 acres 193,201 sq.ft. x 20' fill - 27 Area 3 263,105 sq.ft. = 6.04 acres 263,105 sq.ft. x 20 i 27 Area 4 249,267 sq.ft. = 5.70 acres 249,267 x 15' o- 27 Southeast Portion 4.13 acres x 43,560 sq.ft. /acre x 10' a 27 = 179,903 sq.ft. x 10/27 19th Street City indicates fill requirements of: SUMMATION OF FILL AVAILABLE - 59,000 yards fill required - 143,000 yards fill required +195,000 yards cut available +139,000 yards cut available + 67,000 yards cut available - 50,000 yards fill required Allowance for fill in rubbish area Net cut available COST OF EARTH MOVBfENT 100,000 yards @ 15¢ potential income Less required earth movement: 59,000 + 143,000 + 50,000 yards = 252,000 yards @ 60� /yard to move Net earth movement cost - 7 - 59,000 yards fill = 143,000 yards fill = 195,000 yards cut = 139,000 yards cut 67,000 yards cut 50,000 yards fill _ +149,000 = 49 G0 + Yards = +$ 15,000 _ - 151,200 $136,200 MOBILE HOME APPROACH PER PAD VALUE Based upon $30,000 /acre . 8 = $3,750 /pad SUBJECT POTENTIAL a) 184 -225 @ $3,750 b) Rubbish area, 12.32 acres; need +3 acres of this for roads, recreation, parking etc. in order to get pads on usable area; drainage course takes 2 -3 acres, say 3 acres; residual is 6.32 acres; after sur- charge, engineering, 3 -yr. minimum delay, may be worth $20,000 /acre; dis- count to $10,000 /acre present worth TOTAL POTENTIAL = $690,000- 843,750 = 63,000 LESS ABNORMAL COSTS compared to Fand which is worth $3,750 /pad) Sewer (pump plant and force main +1300 LF) _ Earth moving = Roads: 19th St. (exc.fill) _ $40,000 2 rubbish crossings @ 300 LF @ $40 = 24,000 = Rubbish removal: some may need removal, use lump sum = Drainage swale; leave as is but landscape;need several culverts, etc; lump sum = Beautification: Landscape 6.32 acre dump area not being used; lump sum = Engineering: Soils $ testing = $25,000 Extra civil engineering on normal costs; add loo to normal; loo x loo x $2000 /pad x 200 - = 4,000 = $753,200- 906,950 Say: 755,000- 910,000 $ 33,000 87,200- 136,200 64,000 10,000 20,000 5,000 MOBILE HOME APPROACH (Continued) Engineering on abnormal costs 10% x +$200,000 = $201000 = $ 49,000 Sub -total $268,200- 317,200 CONTINGENCIES ON ABNORMAL COSTS 10% x + $268,200 = 27,000- 32,000 TOTAL ABNORMAL COSTS RESIDUAL TO RAW LAND and profit-on 5bnormal costs LESS PROFIT INCENTIVE - x 150 RESIDUAL TO RAW LAND 9 = $2951200- 349,200 = $459,800- 560,800 = 44,300- 52,400 _ $415,500- 5081400 $415,500 - 40.26 acres = $10,320 /acre 508,400 e 40.26 acres = 12,630 /acre Newport locations for mobile home parks are limited. If longer lease term, or sale, were contemplated, it may be possible to leave out the profit incentive of $44,300 - 52,500. This would raise the value conclusion by +$1,000- 1,300 /acre. - 9 - ACREAGE APPROACH NET USABLE AREA 40.26 - 1.22 = 39.04 acres THEORETICAL VALUE 12.32 acres rubbish @ $10,000 /acre 26.72 acres native @ $30,000 /acre 377 —acres LESS ABNORMAL COSTS Costs: $295,200- 349,200 Profit 20 %: 59,040- 69,840 $570,560 - 40.26 acres = $14,170 /acre 505,760 a 40.26 acres = 12,560 /acre - 10 - = $123,200 = 801 600 $354,240- 419,040 $570,560- 505,760 �t ALTERNATE ACREAGE APPROACH One could contemplate removal of part or all of the rubbish. Then, all of the 39.04 acres could potentially be valued at the $30,000 per acre figure. Also, removal of part or all of the rubbish would lessen sane of the development costs -- engineering, roads, etc. -- but would sub- stantially increase the cost of earth and rubbish removal and then ad- ditional onsite grading to fill back up the excavated rubbish areas. THEORETICAL VALUE 39.04 acres @ $30,000 /acre = $1,171,200 LESS ABNORMAL COSTS Sewer = $ 33,000 Rubbish removal on portion, +5 acres x 25` average depth @ +$i,50 /yd. +5 x 43,560 x 25/27 7 +200,000 yards @ $1.50 /yard = 300,000 On site earth movement = 150,000 19th Street = 40,000 Drainage swale = 2S,000 Engineering = 10,000 Sub -total = $5S8,000 Contingencies 10% = 55,800 = 613,800 RESIDUAL TO LAND AND PROFIT ON ABNORMAL COSTS PROFIT ON COSTS, 20% x $613,800 RESIDUAL TO RAW LAND $434,600 t 40.26 acres = - 11 - = $ 557,400 = 122,800 = $ 434,600 $10,800/acre - 12 - INTERVIEWS DATE PERSON INTERVIEWED SUBJECT 4- 2 -70 Robert McNeill, Woodward -Clyde F, Soil matters Associates 4- 1 -70 Mr. Collins, William Messenger Mobile Home Park Company Land 3 -31 -70 William Gahegan, William Messenger Mobile Home Park Company Land 3 -31 -70 Robert McNeill, Woodward -Clyde F, Soil Associates 1 -13 -70 Bill Shrewsbury, The Irvine Market Data, Golf Company Course Data 1 -14 -70 Novell James, Riverview Golf Golf Course Data Course 1 -14 -70 Jacob Mynderse, City of Newport Fill Beach 1 -14 -70 Herbert Thompson, City of Newport Fill Beach 1 -14 -70 Ken Perry, City of Newport Beach Sewer 1 -12 -70 Willie Barber, Anaheim Driving Golf Course Data Range 1- 6 -70 Phil Taylor, U. S. Financial Mobile Home Leases Corporation 12 -19 -69 Bill Shrewsbury, The Irvine Mobile Home Parks Company Haviland W. Smith Mobile Home Parks Dr. Erwin Kersten Mobile Home Parks Phil Taylor, Swan Constructors Mobile Home Parks 12 -31 -69 Philip Walsh, American Mobile Home Mobile Home Parks Company - 12 - I 11 MARKET DATA MOBILE HOME PARKS Seven sales throughout Southern California were obtained and verified. These were of general interest, but were not directly comparable to subject. The sales are improved mobile home parks. MOBILE HOME LAND PURCHASES A study of Orange County indicated a number of land purchases for mobile home usage. Also, some leases were investigated for mobile hone park use. The price range tends to fall in the bracket of $25- 30,000 /acre. Such parcels would be relatively level, having few, if any, abnormal type development problems as are found on subject. The yield ranges around 8 spaces per net usable acre. (Net usable is after dedication for bounding arterial highways.) OTHER MARKET DATA General consideration has been given to acreage purchases in this area. Toward the west is the Huntington Beach area with residential prices in the bracket of $30- 35,000 /net usable acre. In the area southeast from subject is industrial land which falls in the bracket of $1.00 /sq.ft. If subject were a level parcel divided into +5 -acre industrial sites, then the value bracket would be $1.00 /sq.ft. However, the limitation imposed by a 25 -year lease would reduce this value somewhat. In addition, the price per acre would apply to the land area after deduction for loss in slopes and loss in interior streets to serve these parcels. - 13 - QUALIFICATIONS FOR CEDRIC A. WHITE, JR. Member, American Institute of Real Estate Appraisers (MAI) EDUCATIONAL: Hihool: Long Beach Polytechnic - graduated February 1945 College: Occidental College: February 1945 to June 1948, B.A. in Mathematics and - Economics. U.S.C.: June 1950, B.E. in Civil Engineering Advanced Construction, Costs and - Estimates, 9/51 to 2/52, U.S.C. Study: M.A.I. Courses I and II, 1051 -1952 Teaching: Appraising, Los Angeles High Adult Evening School, 5 Semesters, 1953 -1955. Advanced Appraising, U.S.C., Spring 1957. Appraising, U.C.L.A. Extension, Long Beach, Garden Grove, Santa Ana. Advanced Appraising, U.C.L.A. Extension Santa Ana. PROFESSIONAL: June Real Estate Appraiser, Union Bank-and Trust Company, Los 1950 Angeles. During last three years, held position of senior appraiser. to Primary Duty: Manager of Real Estate Appraisal Department June consisting of eight men and three women as of June 1956. 1956 Assignment of all appraisal work, involving about 500 per year; all property types in Los Angeles Metropolitan area. Review of all appraisal reports for adequacy of data and valuation procedure. Management of department involving judgment of caliber of work, suggested advancement, train- ing procedures, etc. Secondary Duties: General appraising, residential, and residential income, commercial, industrial, subdivision surveys. Cost estimating and analysis of plans on proposed construction. Examples include: Half- million dollar shop- ping centers in Covina; residential tracts in Los Angeles and Orange Counties; industrial subdivision in Torrance, church in Eagle Rock; restaurant in Manhattan Beach. Represented Union Bank and Trust Company in talks to Ameri- can Institute of Real Estate Appraisers, C.R.E.A. Appraisal Division, Beverly Hills Realty Board, U.C.L.A. Real Estate majors, San Diego Chapter of S.R.A. Appraisals during the las larger income properties. value appraisals for the estate in Beverly Hills, in downtown Los Angeles, In addition, fair market Bank premises and parking - 14 - t few years were primarily on Major assignments were fair market Trust Department, including $75,000 $650,000 multi -story retail building $115,000 apartment in Long Beach. appraisals were made of all Union lots. ' Cedric A. White, Jr., M.A.I. Page 2 June Areas appraised during bank employment included most cities 1950 in Los Angeles and Orange Counties as well as the following: to Atascadero: Vacant land; Carpinteria: Beach house; Corona: June Store building; Oxnard: Shopping center; Palm Springs: Golf 1956 course; Rancho Santa Fe: Houses and vacant sites; Rialto: (Continued) Gas stations, subdivision; San Bernardino: Subdivision; Ventura: Subdivisions; Yucaipa: Ranch, commercial houses. July Associated with employer, George Hamilton Jones, M.A.I., 1956 Anaheim, in appraisal of numerous properties including: to Residential and subdivision acreage in San Clemente Three residential income properties adjacent to Harbor August Freeway in Los Angeles 1957 Partial takings for highway use: Anaheim, Santa Ana Fair rental estimate of automobile agency, Anaheim ' Dumpsites: Monterey Park, Huntington Beach School Sites: Capistrano, Magnolia, Placentia, Westminster 10 to 640 -acre parcels; Edwards Air Force Base Two -story Store Building: Santa Ana Anaheim Memorial Hospital Chicken Ranch: Riverside area September Self- employed Real Estate Appraiser 1957 ' Qualified for court testimony as expert witness on real to estate evaluation in Superior Courts of Orange County, Los. Angeles County, Riverside County, San Diego County. September ' 1967 Representative clients include, in part, the following: Attorneys: ' -Thomas A. Baggot: Westminster property; Beverly Hills condemnation; downtown Los Angeles properties John D. Chinello: Huntington Beach acreage Stephen Claman: Fullerton property Hodge Dolle: Decorative eucalyptus grove, Chatsworth acreage, lumber yard, trailer park, acreage in Oceanside Gibson, Dunn & Crutcher: La Habra property ' Arthur Gray: 1200 acres in Yorba Linda John Kent: Various Anaheim properties Kindel & Anderson: Subdivision land in Westminster, Law Building, Los Angeles Civic Center Launer, Chaffee & Hanna: Various properties in Orange County John Maeno: Dairy Valley, Ventura and -San Dimas acreage Scott Richmond: Santa Ana property Rutan & Tucker: Numerous assignments in Orange County; acreage at Prado Dam, Riverside County; property in Newhall area; San Fernando Valley acreage William Wenke: Huntington Beach acreage 1 sL"M Cedric A. White, Jr., M.A.I. Page 3 September 1957 to September 1967 (Continued) Cities: 7ETHTieim: Parking lots; acreage; courthouse area; downtown area; ball park; convention center Avalon: Well site; vacant land Buena Park: Fire station, park sites, library sites Colton; Downtown area for potential renewal Costa Mesa: Street R/W Cypress: City hall site; flood control channel; park Fountain Valley: Flood control in Miles Square Fullerton: Park site; street widening Garden Grove: Street widening for West Street Laguna Beach: Street widening for Glenneyre La Habra: Street widening Newport Beach: Freeway alignments Norwalk: Street widening in downtown area Orange: Fire station site Santa Ana: Street widening, well site Westminster: City hall site, Trask Avenue widening, parcels Corporations and Individuals: A. Land Company: cue in Oceanside Anaheim Memorial Hospital: Property for expansion Anaheim Union Water Company: Wells and reservoir Assembly of God Church: Property in Santa Ana Bechtel Corporation: Sites for nuclear plants Casualty Insurance Company: Anaheim office building, acreage in Cherry Valley Catholic Welfare: House in Santa Ana Chapman College: Parcels in Orange Colwell Company: Food Giant Shopping .Center Cone Bros. Chevrolet: Used car lots Corporations Commissioner: Fullerton R -3 land Thomas Coughlin: Trailer park Curci -Turner Company: Vacant land in San Bernaraino, Santa Ana and Blythe sites acreage R. S. Diller: San Fernando Valley acreage Doyle and Shields: Liquor store, Huntington Beach land Edison Company: Homes in Orange; R/W in Mission Viejo R. H. Grant Company: Acreage in Riverside George Holstein & Sons: Acreage in Fountain Valley Irvine Company: High school site Kimco Corporation: SupeRx Drugs Lambuth, Sill & Company: Cold storage plants Howard Lawson: Santa Ana commercial; Town & Country center Metropolitan Water District: Various vacant parcels; ' reservoir in Hemet area; San Diego pipeline Mission Viejo Company: R/W for Edison lines Oil Companies: Gulf, Humble, Mdbil, Standard, Texaco, Union ' Pacific Telephone: Warehouse in Riverside; properties in downtown Anaheim; San Clemente office Rinker Development Corporation; Santiago Canyon parcel Rossmoor Corporation: Leisure World land; E1 Toro parcel Segerstrom & Sons: Freeway taking in Costa Mesa Yorba Linda County Water District: Various parcels - 16 - Cedric A. White, Jr., M.A.I. Page 4 September County of Orange: 1957 Various appraisals of full and partial takings for roads, flood control channels, retarding basins and dams,-refuse to transfer stations, civic center parcels, park site, etc. September School Districts: 1967 ABC, AlamiE-os, Anaheim Elementary, Anaheim Union High, Brea, Buena Park, Capistrano Unified, Capistrano Union (Continued) High, Costa Mesa, Cypress, Fullerton Elementary, Fuller- ton Union High, Garden Grove, Huntington Beach Elementary, LaHabra, Los Alamitos, Magnolia, North Orange County Junior College, Ocean View, Orange Unified, Placentia Unified, Rowland Union (Los Angeles County), San Clemente, San Juan, Savanna, Seal Beach Elementary, Tustin Elementary, Tustin High, Westminster State of California: Dept.ot Insurance: Office building in Anaheim; commercial land in Laguna.Niguel; acreage in Huntington Beach Div. of Beaches & Parks: Underwater lots in Newport Beach Div. of Finance: Fairview Hospital lands; motor vehicle building sites Div. of Highways: Various for freeways and highways U. S. Government: Dept. of Justice: Nike site in Brea area Dept of the Navy: Seal Beach property FHA: Residences in Orange County ' General Services Adminstration: Office building in Los Angeles, site for building in Van Nuys U. S. Treasury Dept.: Memorial 'park in Westminster ' Lending Institutions: Bank of America, Crocker - Citizens, Manufacturers Bank, Saddleback National, United California; Equitable Savings & Loan, Liberty Savings & Loan, Premier Savings & Loan, State Mutual Savings &Loan, Tustin Savings & Loan ' Residences for Em to ee Transfer: American Can, Automatic ectric, Bank of America, Bell Telephone, Bemis Co., Inc., Bethlehem Steel, Coin- C -Matic Equipment, Continental Can, Crocker Citizens, Dow Chemical, Essex Wire, First National City Bank of New York, Ford Motor Company, General Foods, General Mills, Homequity, Honeywell, Kraft Foods, Minute Main, Morgan Guaranty Trust ' Company of New York Membership in American Institute of Real Estate Appraisers - November 1957 ' Talks to Anaheim Board of Realtors, Long Beach Board of Realtors, Orange County SRA, Santa Ana /Tustin Board of Realtors, Long Beach SRA,'MAI Seminars. I hereby certify that the above information is true and correct to the best of my knowledge. 'Cedric A 7► tee , Irr., . ---------------- -------- - - - - -- CITY OF NEWPORT BEACH o NEWPORT BEACH, CALIFORNIA 92660 '-y DATE RECEIVED FROM Ob -y A-OvO - 6-{7 — RECEIPT No. 40161 � OD 60 ooe CITY OF NEWPORT BEACH OPTION TO PURCHASE - CASH TERMS To the Honorable City Council City of Newport Beach 3300 Newport Boulevard Newport Beach, California 92660 Gentlemen: For the purchase of the following real property in the CITY OF NEWPORT BEACH, COUNTY OR ORANGE, NORTHERLY SIDE OF WEST END OF 19TH STREET, ONE HALF BLOCK WEST OF WHITTIER AVENUE ADJACENT TO TRACT 7043: The undersigned declares that he has examined the location of the surplus property; has carefully read the City Council resolution declaring the property to be surplus, authorizing its sale, and setting out the procedure for its sale; has carefully examined the Cedric A. White, Jr., MAI, Approximate Fair Market Value Appraisal Report; and hereby agrees to the conditions of option hereinafter set forth and the TERMS OF OPTION TO PURCHASE, and further agrees to pay to the City of Newport Beach the sum of Six hundred siAteen thousand and ten dollars and no /100 ------------------------------ Dollars ($616,010.00 ) as full payment for the purchase of the sale property, $50,000 paid herewith and the balance, in the sum of Five hundred sixty -six thousand and ten dollars and no/ 100----------------- - - - - -- Dollars ($ 566.Oln.n0 ), plus deposits for recording fee and for Documentary Stamp Tax, to be paid on or before close of escrow. Escrow must be closed within thirty (30) days after date of opening. All payments must be made at Title Insurance & Trust Company, 800 North Main, Santa Ana, California 92702, in CASH, CASHIER'S CHECK or CERTIFIED CHECK, or MONEY ORDER. All provisions of the TERMS OF OPTION TO PURCHASE are hereby speci- fically incorporated by reference into the terms of this option, and bidder agrees to perform each of the sale TERMS. Bidder hereby acknowledges reading, and having read, hereby agrees to all terms, rights and remedies as set forth in the aforementioned TERMS OF 'OPTION TO PURCHASE. The property shall be conveyed by Corporation Grant Deed to Leadership Housing Systems, Inc. or nominee (Show how title is to be vested) Bidder may take possession of said real property as soon as said Corporation Grant Deed has been caused to be recorded by the City. It is also agreed that all noti arising in connection with this in person or by registered mail John F. Ha 901 Dover Newoort Be Dated: 5 -25 -72 Phone No. fi -4960 or 57 -57 -es and services pertaining to matters transaction may be made upon bidder addressed to bidder at- Is com )rive A-ftpr June 1, 1972. ach. Calif. 92663 / 0 S. H rbor Blvd. a to , C 2704 Signed: A r i da6t 3/8/72 onn , lvi n an er, L. A. M politan Area OPTION TO PURCHASE - -ASH T ssistant Secretary TERMS OF OPTION TO PURCHASE The successful'bidder will be required to submit an option _ d_eposit o.f.__.$SQ,OOA with his bid in the form of CASH, CASHIER'S CHECK, CE_RTIFIED_CHECK_.or MONEY_ORIER, payable to the City of Newport Beach. No personal check, business check or Savings & Loan check will be accepted. Said deposit will be consideration for an _option of ninety (90) days, to be exercisable from the date of the bid award, and 5,000 shall be non - refundable in the event the successful bidder fails to comply with any and all terms of the option as pro- vided herein. Either Option to Purchase (Cash o_r Credit) is also subject to the following additional terms:- "� A. The sale under this option is subject to the approval of the Newport Beach City Council. If the sale is not approved, and an award is not made, the Option Deposit money will be refunded without interest. The successful bidder may take possession when the Corporation Grant Deed has been recorded. B. The City of Newport Beach reserves the right to reject any or all bids. C. The right, title and interest in the property to be sold shall not exceed that vested in the City of Newport Beach, and this sale is subject to exceptions and reservations set forth in the accompanying Notice of Sale. Nor policy of Title Insurance will be furnished by the City in connection with this transaction:' -..' D. The successful bidder shall pay all recording fees, documentary stamp taxes or other real estate transaction taxes or fees by whatever name known, including escrow fees or broker's commission, if an E. The Corporation Grant Deed shall be submitted by the City for recording, at uhl e::per.7c of the successful bidder. The successful bidder may take possession when said Deed has been caused to be recorded by the City. F. The City does.not guarantee land uses that may be permitted on the subject parcel, nor does the -City guarantee that building permits will be issued in connection with the sale. 3/8/72 TERMS OF OPTION TO PURCHASE May 25, 1972 The Honorable City Council City of Newport Beach 3300 Newport Blvd. Newport Beach, California 92660 Attention: City Clerk Re: Purchaseof surplus real property on 19th Street Gentlemen: In connection with the submission of bid to purchase the above real property, enclosed are the following documents: 1. Option To Purchase - Cash terms, dated May 25, 1972 which has been fully completed and executed. 2. Our certified check in the amount of $50,000 as a deposit. Very truly yours, LEADERSHIP HOUSING SYSTEMS, INC. John F. Hanscom Director of Land Acquisition JFH:dh Attachments leadership housing SWSteffa InC. A 8ubalglary of Cerro Corporation, 901 Dover Drive, P.O. Box 2160, Newport Beach, Califomla 82663, (714) 6424880 JOSEPH ROSENER.JR. 175 VIA VENEZIA NEWPORT BEACH. CALIFORNIA 97660 June 12, 1972 The Honorable Mayor and City Council Members City of Newport Beach Dear Gentlemen: - -7c � JUN 12 197Z By the CITY COUNCIL CITY of Mr -WPORT BEACH At a meeting on June 9 of the "Citizens Advisory Greenbelt Committee ", the subject of the proposed sale by the City of the 40 acre site at 19th and Whittier was discussed G - � The Committee has not had time, since its recent formation, to recommend or approve any specific plan for coordination of Newport Beach with the ureenbelt concept. Under these circumstances, the Committee decided that its approach to fulfilling its responsibilities to the City was to recommend action optimizing the alternatives available for participating in the Greenbelt concept. It is the Committee's recommendation, therefore, that the approximate 12 acres of the 40 acre site that is refuse fill, be controlled in design and use as a public park. This approach will serve two useful purposes for the City. First it will provide a beginning step in the City's participation in the Greenbelt program by assuring some park area availability to the program. Second, it will provide present and future residents of Newport Beach with an addition of its presently very inadequate park system.. Since the proposed park is on the boundary of the Newport -Costa Mesa area and the proposed park may be included into the Greenbelt program, a joint sharing of maintenances costs might be arranged between the Condiminium Association, the two cities and the County who will all benefit from its availability. The fundamental point we wanted to emphasize is the desirability of public control of design of the park and public access to the park. Sincerely, seph �Rosener�J`r` Member-of the Citizens Advisory Committee cc: Mr. Charles R. Sackett Mr. Rod Gunn Citizens Advisory Committee Members June 12, 1972 Newport Beach City Council 3300 Newport Boulevard �G '�G l Newport Beach, California JUN 12 1571. Re: City Dump Property Oy ihk CITY COUNta +l, The Orange Coast League of Women Voters, which includes Newport Beach, urges you to consider this property as a part of the Orange County Santa Ana River - Santiago Creek 4reenbelt Plan rather than selling it to a private developer. After careful study and review of the County Greenbelt Plan the Orange Coast League of Women Voters reached consensus in support of the principles of this plan. The system of linear parks and trails along the Santa Ana River from the Coast to the County line would provide an easily accessible and much needed open space element to enhance the environment in this otherwise urbanized section of the county. Newport Beach's citizens would benefit from the recreational aspects as they could travel the width of the county on foot, bicycle or horseback from their own town to Featherly Park. Implementation of the Greenbelt Plan necessitates the cooperation of all city.councils and city staffs to make these lands available and to plan and administer the program. The property in question tonight is incorporated in the County Greenbelt Plana Its inclusion has been urged by Supervisor Baker. We support this position. Much of the area was formerly a dumpsite, unsuitable for development. However, the location of the property on the bluffs above the Santa Ana River area makes it most appropriate for a greenbelt. Section 21151 of the California Environmental Quality Act states: The legislative bodies of all cities and counties which have an officially adopted conservation element of a general plan shall make a finding that any project they intend to carry out, which may have a significant effect on the environ- ment, is in accord with the conservation element of the general plan. All other bocal governmental agencies shall make an environmental impact report on any projects they intend to carry out which may have a significant effect on the environment and shall submit it to the appropriate local Planning agency as part of the report required by Section 65402 of the Government Code. We feel that sale of this property necessitates such an environ- mental impact statement. Requiring this statement would provide the opportunity for the people of Newport Beach to comment on the environmental effect that the sale of this public land might have. We urge the City of Newport Beach to call for an environmental impact statement and to promote negotiations to make this area available for the Greenbelt. Let Newport Beach make its contribution to the County for the benefit of all citizens in the area. Do not set a precedent of ignoring the environmental impact of such a sale. Orange Coast League of Women Voters Gertrude Drollinger, President L.i RESOLUTI4. NO • 7 70 8 A RESOLUTION OF THE CITY COUNCIL OF THE CITY Or NEWPORT BEACH AUTHOR12ING EXECUTION OF A GRANT DEED COM/g7[ING PROPERTY LOCATED ON THE NORTH SIDE OF 19%71 STREET ONE -HALF BLOCK WEST OF WHITTIER r WHEREAS, by Resolution No. 7642 dated March 13, 1972, the City Council of the City of Newport Beach doclared certain' real property located on the nprt% side of 19th Street one -half block west of Whittier Avenue, in the City of Newport Bead:, legally described as follows, to be surplus, authori -ed its 3:1e and set out the procedure for its sala: and "All that certain real property in the Stat-- of California, County of Orange, City of Newport Beach, described as follows: Th:.;t portion of Lot A of the Banning Tract in the City of Newport Beach, County of Orange, State of California, as shown on a map of said tract filed in the Case of Hancock Banning and others vs. Mary H. B- anring fo:: Partition, and being Case No. 6385 upon the Register of Actions of the Superior Court of the State of California, in and for the County of Los Angeles, described as follows: Beginning at the intersection of the center lines of Whittier Avenue and Nineteenth Street; az3 shown on the w.p of Newport Res- Tract, recorded in Book 5, Page 1 of Miscellaneous Maps, the center line of said Nineteenth Street being the North line of said Newport Mesa Tract; thence Northerly along the Northerly cxtension of the center line of said Whittier Avenue., a distance of 30.00 feet; thence Westerly, parallel 'eith the Westerly extension of the Northerly :line of said Newport Mesa Tract, a distance of 330.00 feet; thence Northerly 1620.00 feet; thence Westerly 1063.00 feet, more o-,- le.ssl, parallel with the Westerly extension of the Northerly line of said Newport .Mesa Tract to the Westerly line of land described in deed to Edna% Race Capron, recorded October 23, 1944, in Book 1281, Page 199, of Official Record;:; thence Southerly 1650.00 feet along the Westerly line of said land of Ednah Race Capron to the Southwesterly corner thereofe thence Easterly 1393.00 feet, more or less, along the Westerly extension of the Northerly line of said Newport Mesa Tract to the point of beginning." WtMREAS, on May 215, 1972, bids to purcha:s,? said property were received and opened by the City Clerk; _,nd YJHEREAS, after holrling a public hc- -ziri.ng at zahich =11 bids were considered, the City Council has determined that the -1- highest bid therefor has .4een submitted by Lea<drship Hour tl ` Sys'we3f Inc. in the noar�t of�16,010.00 C na,,idiat said slue' is fair and acceptable; NOW, THEREFDRE , BE IT AESOLvED by the-City C"ounciL of the City of 13ei -anort Beach that the Mayor and City Clerk are hereby utixorirea «© execute a gsaat deed on behalf of the City of Newpest Beach, conveying aAd property to Leadership HOUSW Systerrs Inc. in accordance with the terms and conditions as set forth in said Resolution No. 7642. ADOPTED this 12th day of ATTEST: City Clerk Mayor -2- Jut" , 1972. DON : mh