HomeMy WebLinkAbout2003-06-10; City Council; 17198; Acquisition of Property for Rancho Santa Fe Road4~# 17,198
6-10-03 UTG. %i&MB
DEPT. ENG
RECOMMENDED ACTION:
&‘ - TITLE: APPROVAL OF PROPERTY APPRAISALS AND DEZHD.‘ ,&/
AUTHORIZE THE CITY ENGINEER AND PROPERTY ACQUISITION
AGENT TO REPRESENT THE CITY FOR ACQUISITION OF
PROPERTY FOR CONSTRUCTION OF RANCHO SANTA FE ROAD,
PHASE 2, PROJECT NO. 3907
CITY ATTY
CITY MGR.
Adopt Resolution No. 2003-146 approving property appraisals and authorizing the
City Engineer and consultant property acquisition agent, Wiggans and Willet, Inc., to represent the
City for the acquisition of property necessary for the construction of Rancho Santa Fe Road North,
Phase 2, Project No. 3907.
ITEM EXPLANATION:
The Rancho Santa Fe Road project consists of the widening and realignment of approximately
2.2 miles of Rancho Santa Fe Road from La Costa Avenue to Melrose Drive. The project will be
constructed in two phases: Phase 1, from La Costa Avenue to San Elijo Road; and Phase 2,
from San Elijo Road to Melrose Drive. Benefits of the project include reduced congestion, improved
traffic flow, and increased safety for travelers on the road. Additionally, this project will improve a
vital link in the North County region’s roadway network. On November 19, 2002, City Council
approved Resolution No. 2002-343 awarding a construction contract to Erreca’dHanson SJH Joint
Venture, for the Rancho Santa Fe Road North, Phase 1 Realignment and Widening, Project No.
31 90. Construction of Phase 2 is anticipated to start in early 2004.
Consultants for the acquisition of right-of-way for Rancho Santa Fe Road Phase 2 were retained by
the City per Carlsbad Municipal Code 3.28 and all federal guidelines as required for federally funded
projects per 23 CFR, Section 172. The City retained Wiggans & Willet, Inc., on April 7, 2003 for
property acquisition services. Wiggans & Willet, Inc., meets all Federal Highway Administration
acquisition agent requirements for a federally funded project including knowledge of the Uniform
Relocation Assistance and Real Property Acquisition Policies Act of 1970, the Uniform Relocation
Act Amendments of 1987, California Relocation Assistance Law and California Eminent Domain.
They are Licensed Real Estate Brokers and have over 52-years of combined working experience in
the acquisition of property. Hendrickson Appraisal Company was retained by the City for appraising
property required for Rancho Santa Fe Road, Phase 2 on May 24, 2002. They also possess all
requirements necessary for a federally funded project including Certification for Real Estate
Appraisers as issued by the Office of Real Estate Appraisers, knowledge of the Uniform Relocation
and Real Property Acquisition Policies Act and State eminent domain law. Hendrickson has
completed appraisals for all right-of-way and easements and a consultant review appraiser has
completed their review of all appraisers.
Acquisition of right-of-way and easements for the Rancho Santa Fe Road, Phase 2 project involves
five different properties and four different property owners in order to construct the roadway. One or
more of the following project requirements affects the properties:
0
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0 Temporary construction easements.
Public street and public utility easement.
Access easement for Vallecitos Water District for a relocated water facility.
Utility easement to Vallecitos Water District for sewer main relocation.
Based on the explanation above, staff recommends that Council approve the
property appraisals and authorize the City Engineer and their property acquisition agent Wiggans
and Willet, Inc., to act on behalf of the City to acquire right-of-way and easements necessary for the
construction of Rancho Santa Fe Road Phase 2.
Page 2 of Agenda
Phase
1
2
TOTAL
FISCAL IMPACT:
CFD #1, CFD #2 and FederallState Other
Total Cost PFF Funds Grants AgenciedDev.
$25.8 million $1 8.4 million $4.5 million $2.9 million
$18.7 million $8.7 million $6.5 million $3.5 million
$44.5 million $27.1 million $1 1 .O million $6.4 miliion
BUDGET
The cost of the
Bill No. 17,198
Rancho Santa Fe Road Phase 1 and 2 projects are summarized in the following
table. Costs shown for all Phase 1 tasks are based on actual costs and bids received and include
design costs for Phase 2, which were incurred concurrently with Phase 1. All costs for Phase 2,
except the remaining design costs, are estimated.
The total appraised cost for the right-of-way and easements required for the construction of Phase 2
of Rancho Santa Fe Road is $68,586 'and is included in the Right-of-way category as shown in the
table above. The individual appraisal values for each property and type of easement are as follows:
Temporary easements are required during construction for access purposes and performing
necessary work. All temporary easements will no longer exist after the completion of construction.
CFD #1, CFD #2, AND PFF
Community Facilities District special taxes and fees will fund most of the costs for Phase 1 and 2 of
the project. Sufficient amounts have been collected for the existing appropriations. Developer fees
will fund the remaining costs for Phase 2 construction in the future.
STATE AND FEDERAL GRANTS
State and federal grants have been authorized by the appropriate agencies for Phase 1 as shown
above. 2.J
Page 3 of Agenda Bill No. 17 I 198
Caltrans has issued construction authorization on behalf of the Federal Highway Administration
(FHWA) for reimbursement of eligible costs from Regional Surface Transportation Program (RSTP)
and High Priority (HP-21) funds. The RSTP and HP-21 grants require matching funds, which will be
paid from CFD #2.
Transportation Development Act (TDA) funds have been authorized by SANDAG. The following is a
summary of the federal and state funding sources for Phase 1 construction:
OTHER AGENCIES
Several of the utilities that will be constructed with this project will be installed through
reimbursement agreements with various agencies and property owners. Reimbursement
agreements for Phase 1 construction were brought forth to the City Council for approval prior to
awarding the construction contract. Reimbursement agreements with various agencies for Phase 2
will be brought forth to City Council for approval prior to, or concurrent with, the award of the
Phase 2 construction contract. These agencies and property owners will contribute approximately
$2.9 million for Phase 1 and $3.5 million for Phase 2 as identified in the above table under Funding
as “Other Agencies”.
ENVIRONMENTAL:
The City Council, at their meeting on June 2,1992, passed Resolution No. 92-1 52 certifying EIR No.
91-1 for both Phase 1 and Phase 2 of the Rancho Santa Fe Road project. The City Council, at their
meeting on April 25, 2000, passed Resolution No. 2000-128 approving Addendum No. 2 to the final
EIR No. 91-1 for Rancho Santa Fe Road. This EIR covers the realignment and widening of
Rancho Santa Fe Road from La Costa Avenue to Melrose Drive.
EXHIBITS:
1. Resolution No. 2003-146 approving property appraisals and authorizing the City Engineer
and property acquisition agent to represent the City for acquisition of property for
construction of Rancho Santa Fe Road North, Phase 2, Project No. 3907.
2. Appraisal of five parcels of land along Rancho Santa Fe Road in the vicinity of La Costa
Meadows Drive for construction of Rancho Santa Fe Road North, Phase 2, Project No. 3907. **
DEPARTMENT CONTACT: Carrie Loya-Smalley, (760) 602-2746, clova@ci.carlsbad.ca.us
** Exhibit 2 is a Summary Appraisal. The full appraisal report
is on file in the City Engineer’s Office.
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2003-146 RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING PROPERTY APPRAISALS
AND AUTHORIZING THE CITY ENGINEER AND PROPERTY
ACQUISITION AGENT TO REPRESENT THE CITY FOR
ACQUISITION OF PROPERTY FOR CONSTRUCTION OF
RANCHO SANTA FE ROAD, PHASE 2, PROJECT NO. 3907.
WHEREAS, the City Council of the City of Carlsbad, California, consider it necessary and
n the public interest to construct the Rancho Santa Fe Road, Phase 2, Project No. 3907; and
WHEREAS, the City Council of the City of Carlsbad, California, consider it necessary and
n the public interest to approve the property appraisals described below for construction of
3ancho Santa Fe Road, Phase 2, Project No. 3907; and
WHEREAS, the City Council authorizes the City Engineer and the property acquisition
%gent, Wiggans & Willet, Inc., to represent the City for acquisition of the right-of-way and
?asements required for the construction of Rancho Santa Fe Road, Phase 2; and
WHEREAS, the property appraisals for the right-of-way and easements described in
have been prepared by Hendrickson Appraisal Company in 4genda Bill No. l7,l98
iccordance with the applicable standards and requirements for a federally funded project; and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad,
>alifornia, as follows:
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That the above recitations are true and correct.
That the property appraisals prepared by Hendrickson Appraisal Company for
ight-of-way and easements associated with construction of Rancho Santa Fe Road, Phase 2,
'roject No. 3907, are hereby approved.
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3. That the City Engineer and the consultant property acquisition agent, Wiggans &
Willet, Inc., are hereby authorized to represent the City of Carlsbad for acquisition of all
right-of-way and easements for the Rancho Santa Fe Road, Phase 2, Project No. 3907.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Carlsbad City Council
ield on the 10 th day of JUNE , 2003 by the following vote, to wit:
ila, Kulchin, Hall, Packard
4TTEST
Page 2 of 2 of Resolution No. 2003-146
(SEAL)
SUMMARY
APPRAISAL OF
FIVE PARCELS OF LAND
LOCATED ALONG
Rancho Santa Fe Road in the Vicinity of
La Costa Meadows Drive
Carlsbad, California 92009
EFFECTIVE DATE OF VALUE
April 1,2003
DATE OF REPORT
April 20,2003
APPRAISED FOR
Carrie Loya Smalley
Senior Civil Engineer
City of Carlsbad
APPRAISED BY
Hendrickson Appraisal Company, Inc.
10992 San Diego Mission Road, Suite 203
San Diego, CA 92108
HENDRKKSON APPRAISAL COMPANY, MC. Real-Estate Appraisers . Consultants
ENDRI RICKS ON APPRAISAL COMPANY, INC.
Real Estate Appraisers Consultants
10992 San Diego Mission Road Suite 203 m San Diego, California 92108 = (619) 282-0800 Fax (619) 282-1471 hacinc@worldnet.att.net
APN
223-030-56
223-030-62
223-030-46
223-030-46
223-03 1-3 1
April 20,2003
Value Just Compensation Owner Acquisition
Pasquale Oliver, et a1 Fee $1 1,100 $1 1,100
La Costa Meadows Industrial Ctr. Temporary Easement $30,700 $30,700
Robert L. & Alice P. Smith, et a1
Robert L. & Alice P. Smith, et a1 Temporary Easement $6,900 $22,500
Brookfield University Commons Permanent Easement $1,452
Permanent Easement $15,634
Carrie Loya-Smalley
Senior Civil Engineer
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
223-03 1-3 1 Brookfield University Commons
Re: Five properties (four larger parcels) located along Rancho Santa Fe Road in the vicinity of its
intersection with La Costa Meadows Drive in the cities of Carlsbad and San Marcos, CA.
Temporary Easement I $2,800 I $4,300
Hendrickson Appraisal Company File No. 2002 130
Dear Ms. Loya-Smalley,
At your request and authorization, the above referenced properties and their environs have been inspected
and analyzed to provide an opinion of values of the portions being acquired in conjunction with a Rancho
Santa Fe Road improvement project. It is our understanding that the purpose of this assignment is to assist
in developing acquisition offers to the property owners. The date of value is April 1,2003.
As requested, the appraisal process and analysis has been fully complete, while the reporting of the findings
and conclusions of value are communicated in a Summary appraisal report format. This reporting format
is intended to comply with the reporting requirements set forth under Standards Rule 2-2(b) of the Uniform
Standards of Professional Appraisal Practice of the Appraisal Foundation relating to summary reports and
is in full compliance with the Appraisal Institute. All of the appraisals are presented in one report
comprising a single introduction section, a single addendum containing all of the comparable sales used
and four individual property analysis sections. The two properties vested in the La Costa Meadows
Industrial Center were carefully analyzed and determined to satisfy the requirements for being considered
a single larger parcel for acquisition purposes.
Based on our investigation and analysis, and by virtue of our experience as real estate analysts and
appraisers, it is our opinion that the Market Values of the portions of the properties being acquired, as of
April 1,2003 were as indicated in the following table.
I
Mo2130.IpFT i
HENDRlCKSON APPRAISAL COMPANY, mc. Real Estate Appraisers. Consultants
This appraisal is subject to certain additional assumptions and limiting conditions that are made a part of
this report. Acceptance and use of this report by the client or any other party constitutes acceptance of these
assumptions and limiting conditions.
Thank you for this opportunity to be of service. Should you have any questions relating to this assignment,
please call at your convenience.
Respectfidly submitted,
Ted G. Hendrickson, MAI California State Certified General Appraiser
Certificate No. AGO04974
Edward A. Beaver California State Certified General Appraiser Certificate No. AGO09555
ii lO2130.INT