Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
CT 00-02; CALAVERA HILLS II; APPRAISAL REPORT OF CANNON RD REACH 3 AND COLLEGE BLVD REACH B; 2001-07-03
I ••I Rasmuson Appraisal Services OA;- I . 14665 Yukon Street S I San Diego, California 92129 (858) 672-1796 fax (858) 672-3816 - email: garyrasmusonappraisaI.com July 3, 2001 Mr. Don Mitchell Calavera Hills II, LLC 2727 Hoover Avenue National City, California 91950 RE: Cannon Road Reach 3 and College Blvd. Reach B Robertson Ranch Parcel, Carlsbad, California Dear Mr. Mitchell: File No. 21182 . At your request, I have completed an appraisal setting forth the fair market value and total just compensation for the proposed partial acquisition of right-of-way from the referenced property. The I appraisal report has been prepared to comply with the Uniform Standards of Professional Appraisal Practice (USPAP), the Code of Ethics and Supplemental Standards of the Appraisal Institute. This appraisal has been prepared as a complete analysis and is presented as a summary appraisal report I prepared underStandards Rule 2-2(b) of USPAP. The proposed project involves the extension of College Boulevard Reach B and Cannon Road Reach 3 through the subject property. In addition, the project requires acquisition an inundation parcel for the BJB basin and four mitigation parcels. Two basin sizes are being considered, an interim size and an ultimate I . size, with resulting interim and ultimate sizes for the proposed inundation easement and Mitigation Parcels C or D. Both alternatives valued in this report. By virtue of my experience and based upon my investigation, it is my opinion that the total just .I compensation for the part to be acquired, including severance damages and benefits, if any, as of March 20, 2001 was: Total Just Compensation for Cannon Road Reach 3 Acquisition $846,800 I Total Just Compensation for College Boulevard Reach B Acquisition $463,200 Total Just Compensation for Mitigation Parcels A, B(1), B(2) and C (Option 1) $1,891,000 Total Just Compensation for Mitigation Parcels A, B(1), B(2) and D (Option 2) . $2,196,400 I Total Just Compensation for BJB Basin Easement Acquisition - Interim Parcel $20,500 Total Just Compensation for BJB Basin Easement Acquisition - Ultimate Parcel $406,200 U .Please refer to the Limiting Conditions section of this report for the specific assumptions made in this analysis. This valuation is based on right-of-way drawings, plans and area calculations provided by my client and O'Day Engineering. I have not been provided with complete construction drawings or easement I language for all of the various types of easements to be acquired. My valuation of the rights acquired i based on preliminary information regarding the type and scope of easement to be acquired. If the easement language is significantly different from the easement descriptions contained in this report, the valuation analysis would be void and require re-analysis. I I. I . Commercial Real Estate Appraisal and Consulting Commercial Real Estate Appraisal and Consulting Table of Contents ITEM PAGE NO. Letterof Transmittal ................................................................................................................. Summary of Conclusions ....................... .................... ............................................................. i INTRODUCTION Valuation Methodology and Order of Presentation ............................................ . .................... 4 Purposeof the Appraisal .........................................................................................................4 Scopeof the Appraisal ..... ........................................................................................................ 4 Definitionof Market Value ......................................................................................................5 Project Description .................................................................................................................. 7 LargerParcel ........................... ................................................................................................. 15 SITE AND IMPROVEMENT DESCRIPTION ............................................................................................. General Location Map................ . 16 Subject Plat Map .....................................................................................................................17 SiteDescription ......................................................................................................................18 Subject Photos ...................................................................... . .................................................. 23 DEMOGRAPHICS AND MARKET ANALYSIS CommunityAnalysis ................................................................................................................. 27 HIGHEST AND BEST USE ANALYSIS Highestand Best Use. ............................................................................................................... 28 VALUATION ANALYSIS Valuationof Larger Parcel ......................................................................................................29 Valuation of Part to be Acquired ..............................................................................................49 Value of Severance Damages/Benefits ................................................................................... 70 Summary of Compensation ....................................................................................................72 Limiting Conditions and Major Assumptions.... .. . .....................................................................73 Certification.............................................................................................................................74 ADDENDA / Right-of-Way Plat Maps .......................................................................................... Addendum A Appraiser Qualifications ........................................................................................Addendum B Rasmuson Appraisal Services Page ii u.uuuiiaiy vu UIILIUb.UuiS Property . Robertson Ranch Parcel, Carlsbad, California Assessor Parcel Nos. 168-050-17; 208-010-32 Project Description : Proposed acquisition by the City of Carlsbad and McMillin Land Development of right-of way for the extension of College Boulevard and Cannon Road through the subject.parcel. In addition, the project requires' acquisition of land from the subject for four mitigation parcels and a. storm water detention basin Acquisition Summary: College Boulevard/Cannon Road Right'of Way . 12.69 acres Slope Easements . . . . 11.01 acres Storm Drain/Box Culvert Easements 0.82 acres Box Culvert Easement - BJB Basin 0.08 acres , Inundation Easement - Interim Basin Size 1.68 acres Inundation Easement - Ultimate Basin Size , . 11.58 acres Mitigation Acquisition (fee) Option 1 18.51 acres Mitigation Acquisition (fee) Option 2 ' 20.69 acres Temporary Construction Easements 3.75 acres Apparent Ownership Everett T Robertson and Virginia K Robertson et al Purpose: ' ' To estimate the subject's fair, market value and total just compensation for the part to be acquired. Estate Valued The fee simple interest Zoning . ' , L-C; Limited Control Zone by the City of Carlsbad .Larger Parcel Site Size , 365.88 acres Date of Value March 20, 2001 Indicated Values Value of Larger Parcel - Before Condition: $50,322,000 Compensation Summary - Cannon Road Reach 3 Part to be Acquired,— RIW Easement $622,421 SlOpe Easements ,• . $116,264 Drainage Easements $17,383 Temporary Construction Easements $90,759 Severance Damages . None , Benefits to the Remainder. None Total Estimate of Just Compensation (rounded) $846,800 Compensation Summary - College Boulevard Reach B Part to be Acquired - RIW Easement $245,048 Slope Easements ' ' .' $186,861 . ' . • Drainage Easements • ' $7,045 . Temporary Construction Easements $24,293 • Severance Damages ,' ; None • . ' , Benefits to the Remainder • None Total Estimate of Just Compensation (rounded) . $463,200 Rasmuson Appraisal Services , . • , . ' Page 1 Compensation Summary - Mitigation Acquisition - Option 1: Parcel A - Cannon Road Reach $893,897 Parcel B -,Cannon Road Reach $504,368 Parcel C - College Boulevard Option I $126,470 Parcel B— College Boulevard Reach $358,540 Total Estimate of Just Compensation (rounded) $1,883,300 Compensation Summary - Mitigation Acquisition - Option 2: Parcel A - Cannon Road Reach $893,897 Parcel B - Cannon Road Reach $504,368 Parcel 0 - College Boulevard Option 2 $378,925 Parcel B - College Boulevard Reach $358,540 Total Estimate of Just Compensation (rounded) $2,135,700 Compensation Summary - Inundation Easement (Interim): BJB Basin Box Culvert $10,200 Inundation Easement— Interim Size $10,300 Total Estimate of Just Compensation - Interim (Rounded) $20,500 Compensation Summary - Inundation Easements (Ultimate): BJB Basin Box Culvert $10,200 Inundation Easement - Ultimate Size• $396,000 Total Estimate of Just Compensation - Ultimate (Rounded) $406,200 Compensation Summary— Combined Projects Interim Basin Option 1: Part to be Acquired - RJW Easement $867,469 Slope Easements $303,125 Drainage Easements $24,428 Temporary Construction Easements $115,052 BJB Basin Box Culvert $10,200 Inundation Easement— Interim $10,337 Mitigation Parcels - Option I $1,883,275 Severance Damages None Benefits to the Remainder None Total Estimate of Just Compensation (rounded) $3,213,900 Compensation Summary - Combined Projects Option 2: Part to be Acquired - R/W Easement $867,469 Slope Easements $303,125 Drainage Easements $24,428 Temporary Construction Easements $115,052 BJB Basin Box Culvert $10,200 Inundation Easement - Ultimate $396,023 Mitigation Parcels - Option 2 $2,135,730 Severance Damages None Benefits to the Remainder None Total Estimate of Just Compensation (rounded) $3,852,000 July 3, 2001 This valuation is based on right-of-way drawings, plans and area calculations provided by my client and O'Day Engineering. I have not been provided with complete construction drawings or easement language for all of the various types of easements to be acquired. My valuation of the rights acquired is based on preliminary information I Date of Report Specific Assumptions Li I Rasmuson Appraisal Services Page 2 j I Introduction I Valuation Methodology and Order of Presentation 1 The project creating the requirement for acquisition of real property rights from the subject property is the construction of the Cannon Road Reach 3 and College Boulevard Reach B through the subject site. The road construction requires acquisition of road right-of-way, adjacent slope easements, temporary I construction easements, drainage easements, water detention basin easements and mitigation land. The valuation of real estate typically requires an analysis of community demographics, economic I influences, market forces, the physical site and improvement characteristics. After identifying and analyzing the opportunities and constraints of the subject real estate, the valuation approaches are applied resulting in a final value estimate. The order of report presentation is as follows: I > Introduction and Definitions > Subject Site Description I > Area Description, Demographics and Market Analysis > Highest and Best Use Analysis > Valuation of Larger Parcel I ) Valuation of Part Acquired, Severance Damages, Benefits > Conclusion of Total Just Compensation. I Purpose of the Appraisal The purpose of the appraisal is to provide an opinion of the fair market value of the larger parcel and total just compensation for the part to be acquired from the subject property. I Intended Use of Appraisal The intended use of this appraisal is for acquisition negotiation purposes by my client. It was prepared for the exclusive use of Calavera Hills II, LLC and the City of Carlsbad and may not be used or relied upon l by any other party. Any party who uses or relies upon any information in this report, without the preparer's written consent, does so at his own risk. I Scope of the Appraisal This appraisal has been prepared as a complete appraisal and is presented in a summary appraisal I report format under Standards Rule 2-2(b) of the Uniform Standards of Professional Appraisal Practice (USPAP). In preparing this appraisal, I personally inspected the subject property, the comparable market data and interviewed brokers and investors active in this market. The following summarizes the extent of analysis performed for this report: I > Property inspection by appraiser > Market data gathered using published sources including Comps.com, First American Real Estate I Data, TURI Commercial Services, Daily Transcript > Market data verified with buyer, seller or participating broker and visually inspected by appraiser > Report written based on a summary report format with a complete analysis I Rasmuson Appraisal Services . Page 4 Marketing/Exposure Time The estimated marketing and exposure period for this property is approximately six months to one year according to my analysis of the market data upon which this valuation is based. Definition of Fair Market Value Fair market value is defined as 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 obligated 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. . The fair market value of property taken for which there is no relevant market is its value on the date of valuation as determined by any method of valuation that is just and equitable. Source: Section 1263.32 Code of Civil Procedure, ,State of California . Severance Damage Definition' . . . The damage, if any, caused to the remainder by either or both of the following: The severance of the remainder from the part taken. . The construction and use of the project for which the property is taken in the manner proposed by the plaintiff whether or not the damage is caused by a portion of the project, located on the part taken. Source Section 1263 420 of Code of Civil Procedure State of California Benefits to the Remainder Definition Benefits to the remainder are defined as that benefit caused by the construction and use of the project in the manner proposed,' whether 'or not' it is generated from a portion of the project located on the land taken Source: Section 1263.430 of Code of Civil Procedure, State of California Rasmuson Appraisal Services ' , ' ' Page 5 I 'I 1 I Page 6 ,r, I.: ,, .• .. '':- I 4 4 41 4 n ' '. .' +•' •1•. , & 4 4 Project Description I Proposed Project The subject project consists of the proposed extension of College Boulevard and Cannon Road through' the subject property. As part of this road improvement project, the City of Carlsbad and the developer of Calavera Hills are required to acquire land for a water runoff detention basin known as the "BJB" Basin. Also related to this project is the acquisition of sensitive habitat mitigation land from the subject property. The extension of College Boulevard and Cannon Road will be along the general location shown in the Carlsbad General Plan circulation element. The project is known as the Carlsbad Bridge and Thoroughfare District No. 4 and Detention Basins. The construction of these improvements is required as part of the development of the Calavera Hills II master planned area to the north of the subject. College Boulevard will be extended from its existing terminus in the Calavera Hills project to the north, southeast through the subject, temporarily térriiinating at the northeast corner of the subject where it will intersect with Cannon Road. Cannon Road is to be extended from El Camino Real northeasterly near the subject's eastern property boundary and temporarily terminating at the intersection with College Boulevard. The extension of College Bàulevard through the subject property is known as College Boulevard Reach B. The extension of Cannon Road through the subject is known as Cannon Road Reach 3. Although the future plan according to the Carlsbad General Plan is to extend College Boulevard southeasterly to intersect with El Camino Real, only Reach B will be completed as part of this project. Likewise, Cannon Road is planned to be extended northeasterly into the City of Oceanside boundary, but will only be completed through Reach 3 as part of this project. The construction of detention basins by the City of Carlsbad are needed to control flooding impacts within the Calavera Creek and the Little Encinas Creek watersheds. Although the EIR for this project refers to two detention basins, only the "BJB" basin located at the northeast quadrant of Cannon Road and College Boulevard is considered and valued in this report. This detention basin inundation easement will encompass 1.68 acres of land designated for possible inundation on the subject property. The inundation area will also cover land on the ,adjacent ownership to the east. The mitigation land acquisition will be located in two areas within the subject larger parcel. The first area is in the island portion located between the future Cannon Road right-of-way and the easterly boundary of the subject property. This land will be acquired in fee and the total area to be acquired is 14.58 acres. The mitigation acquisition will acquire all of the land located between the existing southeast property boundary and the proposed Cannon Road rightof-way, except for a small island parcel improved with an, old single-family residence. Much of the proposed acquisition area is within the floodway and floodplain of Calavera Creek. The second mitigation acquisition area is located along the northeast property boundary, east of the future College Road extension. There are two parcels to be acquired in this area, with Parcel B, the northern-most acquisition totaling 2.97 acres. The southern parcel (Parcel C/Parcel D) is to contain 0.96 acre under Option 1,or 3.14 acres under Option 2. Both options are valued in this report since it is not known at this time which option will be acquired. Both College Boulevard and;Cannon Road are shown as Major Arterials in the Circulation Element. Buildout design standards for major arterials include a 102-foot right-of-way with two' 12-foot travel lanes in each direction with an 18-foot center median. As a result of the proposed project, a total of 12.69 acres of right-of-'ay for College Boulevard and Cannon Road is to be acquired. Also as a part of this project, acquisitions of right-of-way for slope easements' drainage easements and construction easements will be needed. A, summary of the proposed easementareas for the subject project follows. Rasmüson Appraisal Services Page 7 I Acquisition Type Type I . Road Right-of-Way -Cannon Road Reach 3 . Easement Road Right-of-Way - College Boulevard Reach B . Easement Slope Easements - Cannon Road Reach 3 . Easement I Slope Easements - College Boulevard Reach B . Easement Storm Drain Easements - Cannon Road . . Easement Storm Drain Easements - College Boulevard . . Easement • Box Culvert Easements - College Boulevard •' . . Easement I Box Culvert Easements - Cannon Road . . Easement Storm brain Easements - BJB Detention Basin "Y" Easement Temporary Construction Easements - Cannon Road Temporary Construction Easements Temporary Easement - College Boulevard Temporary Easement Inundation Easement - "BJB" Basin Interim Parcel A Easement I . Inundation Easement - "BJB" Basin Ultimate Parcel A Easement Mitigation Area "A" - Cannon Road Reach 3 . Fee I. Mitigation Area "B" - Cannon Road Reach 3 . Fee Mitigation Area "B" - College Boulevard Reach . Fee I .Mitigation Area "C' - College Boulevard Reach B Option 1 Mitigation Area "D" -'College Boulevard Reach B Option 2 Fee . Fee 1 .. Total Fee Acquisition —'Option 1 Total Fee Acquisition - Option 2 . .. 0 I.. Total Permanent Easement AOqu isitibn - Interim Basin . Total Permanent Easethent Acquisition - Ultithate Basin . Total Temporary Construction Easements I 1 0I I I . . . Rasmuson Appraisal Services . . Area 9.06 acres 3.63 acres 6.06 acres 4.95 acres 0.36 acres 0.10 acres 0.16 acres 0.20 acres 0.08 acres 3.06 acres 0.69 acres 1.68 acres 11.58 acres 9.36 acres 5.22 acres 2.97 acres 0.96 acres 3.14 acres 18.51 acres 20.69 acres 26.28 acres 36.18 acres 3.75 acres Page 8 CALAVERA HILLS MASTER PLAN BOUNDARY I -. V1LLE I Vi ....... - / CALAVERA \'\. . .. .. . NATURE. .. • ....., vi u PRESERVE .. .. S P1 3 0 , 1 _______ STATE Mitigation CAliFORNIA I# " Areas B, C : ......... F \ VILLAGE C C' & D f V 'VlLLA E IL -.5- VIUJE e\N GE DETENON h BASINS. U;t4 vi 0 BAD NIFIED wHOO DISTRICT ROBERTSON . HOLLY SPRINGS UMI .l Sr:S: .. S RANCH Mitigation ' *RANCH CARLSB Area A&B : ANTARI! AS°SOC?KEY ON R*RO ' ROAD\.AY LINKS TO, BE FUNDED BY B&TD #4 Figure 1 - Carlsbad Bridge and Thoroughfare District No. 4 Project Location Map Rasmuson Appraisal Services S Page 9 - - - 1 3 - I S7W , OFS !W5 - DRNNA ONS1RUC17ON .. WA pay ldNZ (If &(A17/13' A3 SVLZ LVS7.C7 D151Th'CT -' .AYQiT.WAY RJITOF WAY 451Y1N7Y 'fAlDl1S - 11 .EA]IENTS 9tVROW97E- Mr MM WAM? -D2Si.(17) D7STSF*R Raw (IX4) . - .. (AMmr . •- . -' . ' (1), nOWMAY U m1A1E ______ £tglfmf,g Vic 4 29.XC9(5.JJAC .1480 9(8cAC) 244l '&?PAC) I -i (128 6a7875'(lOaAC) ,28OSr(.UJ4C) Ac) ,489(a3,Ac, .P.(28v(a694c) 5279(aI5Ac) - 79(OJ9AC) 289(PHAc) , '7WO9f48A ¶ X,iS'(,t9AC) - -• - - ' - 'R ,47,ji) OT 1244719(O6SAC) ; '- . 'r- I4JJACfl3 aJ9'osAC)(6). - :-• yhj22 l V)V1A) (Sam VIS 90509(af8Ac) 335849(0)7AC) 9(2JAc) _________ IIJI9(aXAC) __________ ,,4e289ttjiT a'E24m9(a1sAC) -________ ____________ m9 104MAC( ,,SMJ,(24Cf') 79(tZF7A? LLIWAFE ,5L(Y(J48A) M572r4'OJJAC) - it - 1_• - I (V £tO!) 76O (522 AC) 2544729 72 AC) 2847)79(672 Ac) 24.2879 (56 AC) 1U49 9 (1 07 AC) 9(069 Ae) - 6,4819(079 AC) 456,8199 (?056 AC) 51 9(1w Ac) 616,772 9- O&M AC), 4 CLJ - 4 . 4- 1 28199(00/Ac) 6,o,a9(a,4Aq ijcl9(aoaAc) 1,2919(047 AC) 6,8.0 9' (OthACJ 46299'(QIJAC) .ZW9'(Q72AC) _________ - - t - - - (E975724RAI) /4)POr(042AC) 2J7489(as5AC) 2129(00/Ac) 41J79'(aXAc) - J419'(407Ac) IeA4WOV J - -.-- - P", ________________ - -- - - --- __________ IXU)DS'(IOAC) 17, I RCAF EASU"F. II 70' - :- . . . . •1- . ;;- --: . __ C-2 law -SML. 5w 4 I 1 - • - . - . . - - - ci • 4 - / 4' If -CANNON.,.-RD REACH 3 & COLLEGE BL kV REA CHES B & C I / cARLSBAD ZMJ'M BRIDGE & 7I-IOROUGHFRE 0/SIR/CT /4 / S O/S CHOOL At AW IM APPRAISAL PLA T 4' '- - - -- 1 -- - L- - ARM L)VJ4 PAX 5.0 ROBERTSON RANCH ,// - 1 - /7' 0(077 - - CANNON RD - - 42aU 40/ I," , '4 " '-.. DZIM ME LZ CAM/NO REAL 4' - "- I __-----"-_--_-- - -- -' 07 -' 14 - - - - I" 8 I AAG L 4'-' --- - -- O'ci IV ., - -', - - p j - C 0 N S U I S - - - , - - - - oc 07 -. I- r ,e7fl74 IT ROAD (A18W7 ED A 1958 - / - ...--- - ' - - / W 8C72 7214 P407 SZ 077OAL 48 - I2H - - - MOBILE '-' -''-' ©2001 O'Day Consultants, Inc UJ1fl AdIUAL - - — .—. - - - -- - -- - - we 4-fl-C HIC - I - .1 F ! L. •,.• '• ,• • • 0• • • • .• • • •••• \••.• , •• ----- :1 ; I . • . •• --•.------s - • • • •• •-• .•• • • S S I - - - - - - - - - - I - \ - - - - U General Location Map U.. U Rasmuson Appraisal Services Page 16 U; 208-01 168-05 I srn- 1 OF r,troo 1 I SHT2 '229r 'I I V31 2 \S1-IT 228 POR I e LOT E At U . P 08 Subject - - - - - - 8 - - SHT DETAIL 'C' . .r 07 10 ;s ì;! Rasmuson Appraisal Services I ., Page 17 Site Analysis S Property Identification Robertson Ranch Property located at 5056 North El Camino Real, Carlsbad, California. Legal Description The subject larger parcel is defined asa!l that portion of Lot"E" and "I" of Rancho Agua Hedionda, in the City of Carlsbad, County of San Diego, State of California. A complete legal description contained within the title report is retained in my files. Apparent Ownership The current record ownership is as follows: EVERETT T. ROBERTSON AND VIRGINIA K. ROBERTSON, CO-TRUSTEES OF THE ROBERTSON FAMILY 1995 TRUST DATED APRIL 19, 1995 AS TO AN UNDIVIDED ONE-HALF INTEREST; VIRGINIA K. ROBERTSON AS TRUSTEE UNDER DECLARATION OF TRUST DATED OCTOBER 8,1976, AS TO AN UNDIVIDED 7% INTEREST; AND VIRGINIA K. ROBERTSON AS TRUSTEE OF THE ELSIE M. KELLY IRREVOCABLE TRUST DATED JUNE 19, 1989 AS TO AN UNDIVIDED 43% INTEREST Sales History According to public records, the property has been under the family ownership of the Robertsons since at least 1990. I am not aware of any current offering or pending sale of this property. I have been provided with information by my client that McMillin Communities has made a formal offer to purchase a portion of the subject parcel. The offer was to purchase approximately 185 acres for a price of $20,000,000. As of the date of this report, the offer has not been accepted and escrow has not opened with negotiations reported to be continuing. Assessor's Information: Assessor Parcel No. 168-050-17 : Assessed Value: Land $4,864,239 Improvements $0 Total $4,864,239 Tax Rate Area: 09-162 Tax Rate: 1.06707% Real Estate Taxes $51,904.82 Special Assessments $4,264.94 Total Taxes and Assessments $56,169.76 Assessor Parcel No. 208-010-32 Assessed Value: Land $4,905,758 Improvements $0 Total $4,905,758 Rasmuson Appraisal Services Page 18 I Tax Rate Area 09-162 Real Estate Taxes $52,273.16 Special Assessments $3,627.82 Total Taxes and Assessments $55,900.98 Combined Assesàment: Assessed Value: Land : $9,769,997 Improvements $0 Total $9,769,997 Total Real Estate Taxes $104,177.98 Total Special Assessments $7,892.76 Total Taxes and Assessments $112,070.74 Site Area The larger parcel contains a total area of 365.88 acres according to Assessor Records. The site summary follows. Parcel 168-050-17 197.75 acres Parcel 208-010-32 168.13 acres Total Site Area 365.88 acres Topography The property has a varied terrain, but consists primarily of rolling hills with portions of the property within the floodplain of two separate drainage areas. A topographic map follows this property description section. A large portion of the subject property appears to have rolling to gently sloping terrain, with level portions located along the boundaries and within the flood plain of Calavera Creek. It appears that at least 90 percent of the property has slopes less than 25 percent. Access The property has access from frontage on El Camino Real along the southern property boundary and from Tamarack Avenue along the western boundary. There are no improved streets crossing through the property. .A paved access easement road follows the eastern property boundary, providing access from El Camino Real to the eastern portion of the larger parcel as well as adjacent acreage parcels to the north and east. I Zoning/Community Planning The subject is zoned L-C, a Limited Control Zone by the City of Carlsbad. The L-C zone is intended to provide an interim zone for areas where planning for future land uses has not been completed or plans of I development have not been formalized. The Carlsbad Community Plan identifies the subject as RLM use, a low to medium density residential use .I with an allowed residential density up to four dwelling units per acre. A copy of the Carlsbad General Plan Map showing the subject parcel follows I I Rasmuson Appraisal Services Page 19 'I H LII Hazardous Materials An environmental assessment was not made available. For purposes of this report, the site is assumed free of hazardous wastes or soil contamination. Please refer to Limiting Condition and Assumption No. 3 in this report. Utilities Public utilities are generally available to the property boundary including public water, sewer gas and electric service. A recently installed reclaimed water and sewer line is located along the eastern property boundary. Soils and Vegetation A soils survey was not provided for this assignment. The majority of the property is currently being farmed with row crops. Portions of the western area and along the northern property boundary are in a native condition with brush and scrub cover and some trees. .A map showing the various native vegetation for this site as published by SANGIS follows. The blue/green shaded area indicates non-native vegetation. including crops. The pink shaded area has coastal sage and chaparral vegetation. The light shaded area is identified as grassland. As can be seen from the following figure, the majority of the subject property is non-native crop. . I I Rasmuson Appraisal Services Page.20 I I Subject Photos --,-----.-----------. - .-••-,- ... ..- --q - - _-•' .- ...-----. -- . -. - - . .- ..H:-. Photo I - Looking East from Northwest Property Corner on El.Camino Real Photo 2 - Looking East on Private Easement Road on South property boundary near nursery site Rasmuson Appraisal Services Page 23 .1 iJ4?)'i I. . •' 7' I ••It'•• •• -. _.-;;# :'1 pr . U • •. jY'.Ice !!il i4 pt____________ - .--.•- I •- -. - - Of !'ii. • - .•; 1 Photo 5 - Looking Southwest along South property boundary (area of Mitigation Parcel B) , Photo 6 Looking Southwest along South property boundary (Area of Mitigation Parcel A) Rasmuson Appraisal Services Page 25 Subject Topographic Map I Rasmuson Appraisal Services Page 26 I I U I 'l I I I - 4 I I 4 "I Demographics and Market Analysis ' Community Description The subject is located within the City of CarlsLad, California.. The City of Carlsbad is situated on the Pacific Ocean approximately 30 miles north of downtown San Diego and 90 miles south of Los Angeles. Surrounding communities include the cities of Océansidé to'the.north, Vista and San Marcos to the east, I , and the City of Encinitas to the south. 'The cit' contains about 39 st)are miles and is bounded by the. Pacific Ocean on the west, Highway 78 to the north, Rancho Santa Fe and Melrose Drive to the east, and Woodley and Olivehaiñ Roads to the south. Carlsbad was incorporated in 1952 and has grOwn into one of San Diego County's main commercial, industrial and' residential communities with an estimated .' population of about 82,020. I 4 The City 'can be accessed b' both Interstate 5 and State Route 78. Interstate' 5 provides north/south access in the western pOrtion of Carlsbad. Interstate 5 extends northerly from the U.S.A./Mexico border I . through San Diego County and into Orange and Los Angeles Counties. Interstate 5 is' the primary freeway providing access' to Orange and Los Angeles Counties and has an average daily traffic count of approximately 161,800 vehicles at the subject's loàation.. State Route 78 provides east/west access in I . the northern portion of the City ar . Several arterials serve the east/west traffic with Palom Airport Road being the primary arterial.' El Camino Real isthé primary arterial prOviding north/south access within Carlsbad. The average daily traffic count on El Camino Real, between State Route 78 and La Costa Avenue ranges from 19,100 to 44,900vehic1es. : ., The economic base'of Carlsbad is diverse,and includes a wide range of.retail, industrial, and service industries. Primary •rêtail employment is provided by numerous 'shopping centers. MajOr service employers include the La Costa Hotel and Spa,Plaza Camino Real Shopping Center and NéllcOr Puritan Bennet Co'rporation. The economy has been boosted by the' recent development of the Legoland theme park within the city. 4 , As of 2000, th'ere were approximately 33,680 total housing unite with fifty-one percnt comprised of single-family residences. The projected build-out Of the city is estimated at around 55,000 housing units. The area around Palomar Airport in Carlsbad is zoned for industrial use and offices. Several golf equipment manufacturers have built facilities in this area and have become a dominant employer base Neighborhood Description 4 I The subject property is located in an area northeast of El Camind Real approximately midway between Highway 78 to the norttiand Palomar Airport Road to the south The natural topOgraphy is hilly. The subject and adjacent parcels represent a large portion of the' undeveloped land, in this community. 'I .McMillin Communities has been developing the master plahned Calavera Hills subdivision to the north, with the newest level of building to reach the northern boundary of the subject property. A large mobile, home park is located adjacent to the southeast. Agricultual use within the subject and the adjacent , Carlsbad, Unified School District acreage to the east is a dominant land use for this undeveloped area. Overall, the immediate neighborhood is'charactérized as being developing residential in nature. II 4 4 4. I I 4 1 Rasmuson Appraisal Services I Page 27 Highest and Best Use Analysis" I I Definition I Highest and best use is an estimate of that use which provides the highest net return to the'land and fits, within the legal and physical constraints of the property. As If Vacant I .The property contains ,a total 'of 365.88 acres and is zoned Limited Control which is a holding zone until' development defines the specific use of the prdperty. The underlying general plan designation is for low ., . to medium density residential land use. The property is currently used for agricultural purposes on the majority of the property. A portion 'of the site located adjacent to El Camino Real is leased to a nursery. I' There are a few older structures, on the property, including two single-family residences and a barn. The site has varied terrain, with much of the property under agricultural use and the native vegetation has I been removed. Portions of the propertyalong the southern ànd'eastern boundary are within the floodplain'' and floodway of Calavera Creek. Access to the property is by El Camino Real and by a private road easement running along the southern and eastern property boundary. Public utility infrastructure is in the area and appears to have the ability to be extended to this property upon development. 'Although the current use is for farming', the highest land prices are' paid for residentially developable paráels compared to prices for farmland. Development is closing in to the ,subject property from all sides. The most likely highest and best use for this property is holding for future residential subdivision development As Improved I The existing residential improvements are not considered the, highest and best use of this site and do 'not have any significant contributory value to the property under' its .highest and best use as holding for residential subdivision development I I I 1 I I Rasmuson Appraisal Services Page 28 - Valuation Analysis I Introduction I The purpose of this appraisal is to estimate the total just compensation for the proposed right-of-way acquisition. The acquisition involves primarily portions of land only. There is an existing old barn located I within the proposed right-of-way for Cannon Road Reach 3 that will be taken and removed as part of this project. As discussed in the highest and best use analysis, the improvements on this site are minor compared to the overall property land value and do not represent the highest and best use of the property which is holding for residential development. The improvements do not contribute to this value and I therefore no additional compensation is due for the taking of the old barn structure. The valuation of the larger parcel is therefore based on valuing the land at its highest and best use. The estimate of compensation for the proposed. right-of-way acquisition will be based on the underlying land value. I Potential damages to the property due to construction of the project and benefits to the remainder are considered and discussed later in this report. Three methods of estimating market value are typically considered when valuing real estate; the Cost Approach, Income Capitalization. Approach, and the Sales Comparison Approach. The Cost Approach and the Income Approach are not considered applicable to the valuation of land only and are not used in this report. The Sales Comparison Approach reflects the fact that buyers and sellers consider sale prices for other similar parcels of land within a comparable market area. This is the valuation method used to value the subject's larger parcel. After the valuation of the subject's larger parcel.land value, an analysis of the value of the part acquired, severance damages and benefits to the remainder is presented. This analysis follows. - Land Value - Larger Parcel . . . . I Introduction . . . .. I. Two sets of valuation data are presented in this analysis. The first set (Sales 1-5) are sales with potential residential subdivision, similar to the concluded highest and best use of the subject property if available for development. I The second set of data (Sales 6-12) represent land purchases for agricultural use or open space. This data is used to value the portion of right-of-way within the center 60-feet. The basis for this analysis is recent court rulings indicating that compensation for the portion of the right-of-way that would likely be I required for dedication upon development of the property to its highest and best use is valued using comparable sale data that reflects 'a use that would not invoke a dedication requirement. An agricultural use (such as is the existing use) or use for mitigation land or open space would be a use that would not require a public dedication of the College Avenue/Cannon Road right-of-way. Therefore, the portion of the I proposed right-of-way within the estimated initial 60-feet of right-of-way width is valued under an agricultural use value. The balance of the right-of-way beyond 60-feet is valued based on the first set of comparable market data under the concluded highest and best use as holding for future residential I development. . . A summary of the comparable sale data and analysis for both sets of data follow. I .. . Rasmuson Appraisal Services . . • Page 29 No. Location/Address Date Price Size $/Acre Land (Acres) Planning 1 Scripps Poway 1/5/1999 $15,283,000 246.95 $61,887 No map Parkway San Diego, CA 2 Vandegrift Blvd 8/9/2000 $4,174,500 44.99 $92,787 TM for 104 • Oceanside, CA DU's 3 East of Caminito 2/21/2001 $8,200,000 39.39 $208,175 TM in Mend ida process for San Diego, CA 200 SFR's 4 West of Sundance 1/15/2001 $20,636,000 97.80 $211,002 No map Torrey Highlands Buyer San Diego, CA planning 310 p DU's 5 Rancho Santa Fe 11/6/2000 $30,000,000 100.21 $299,371 TM for 218 Road DU's Carlsbad, CA .• Table I - Comparable Land Sales with Development Potential No. Location/Address Date Price • Size $/Acre Proposed (Acres) Use 6 520 Yucca Road 9/4/1998 $1,250,000 :117.07 $10,677 Hold Fallbrook, CA 7 6100 N. River Road 1/27/1997 $1,400,000 126.29 $11,085 Agricultural Oceanside, CA • . 8 Precious Hills Road, 1/2511999 $455,000 28.95 $15,717 Agricultural Oceanside, CA 9 South San Diego Bay 3/30/1999 $20,500,000 1,448 $14,157 Salt Ponds San Diego, CA Preserve 10 Mast Boulevard 10/29/1999 $525,000 35 $15,000 Mitigation San Diego, CA Land 11 Artesia Road 3/8/2000 $1,976,000 95.43 $20,706 Mitigation SD County, CA • • Land 12 318 Saturn Boulevard 1/27/2000 $3,050,000 120.58 $25,294 Park land San Diego, CA • Open Space Table 2 - Comparable Land Sales Used for Agricultural or Open Space Rasmuson Appraisal Services • Page 30 ____hi (1 Sale 8 Sale 6 ;Sale2 V V - Win V V V V V V V V V Sale 7 V) V _______________ V V _____________ / V V - TA V Subject V V V V . .1 C 100 C RLSE VV VSNMARCQS V k V Sale 5 V V V V V \ •V I4M IV V V V V : \ CINIT S V 0 Sale 11 V V V V V V V VVVV V ES V Sale V V V V SO AFE •V V V Sale 1 V V V DEL 'V V V fl •V V5ale4 V Page 31 :1 H I Rasmuson Appraisal Serviced. 'I Page 32 • • .• - .-. - .-. :. - •. . . - - . - -. .- I •. • I IS • • - S -- •- • . SI I II - S • • -- I - • •S• •••• .• S I II S • - • -- • .111SI I - - I. III 1. - • S,ISS -S -- .- - - S -- .-•..- - wl - SI - - •. ; S - • - - • . -- .. i.. i: esi:. III •• - : - •. SS. S • I - S 1• - •1 wm- - p k JJL Ot ¶ 4 F wi i W_ rA q iI - ;: I - 1Rasmuson Appraisal Services, t .•• -,.- -. 'r S ''• k •i - '-... 44 -:' Page 34 -, :•_- Land Sale 3 Location/Address: East of Caminito Mendiola, North side of proposed Highway 56, San Diego, CA Assessor Parcel No.: 306-051-07 Site Data: Land Area 39.39 acres gross; approximately25 acres net of future Hwy 56 Zoning A-1 -10; City of SD (to be rezoned to higher density) Site Condition Raw, undeveloped Topography Sloping hillside Land Planning Located in Torrey Highlands Community Plan Subarea IV. A phase shift was approved by City voters allowing development. TM in processing by buyer for approximately 200 SFR's (5.2 DU's per acre); in escrow over 1 year while processing development plans Sale Data: Sale Date February 21, 2001 Document 5No. 2001-097139 Buyer: DR Horton SD Holding Inc. Seller: West Heights Properties Inc. Sale Price: $8,200,000 Unit Price: $208,175 per acre Terms: All cash sale Loan Data: N/A Proposed Use: 200 SFR's; Estimated finishing costs at $100,000 per acre Source: Comps.com; Frank Anderson - selling broker @ Anderson Realty Rasmuson Appraisal Services Page 35 I Sale Data -- . Sale Date March 30, 1999 ':. :.Docirnent No. N/A - via title settlement I Over.,SD Unified Port Ditrict . Selle -: .Western Salt Company Sale Price: $20,500,000, .Unit Price: $14,157 lAcre Total Area $24 521 IAcre Fee Land I Terms: All cash dale .: Loan Datà: N/A Proposed Use:: Title Ao 72Z:acresof salt ponds, levees arid habitat lands transferred to the State of California; title to 114 acres of land including salt plant and Pond 20 transferred to San Diego Port District; uitclaim of 612 acres in 'South Bay to State Lands Commission .I' V V -. 1 - - 'Sour 6. - •:- Port of San Diego documents and.sources ç / 'I Ing I ' it ATO 'S 'c _,Iy-_ I -"•-- 1l .S4LTS..CVAPORAORSt .-. .I-_-I .. 1 ''01, 4* - I . 9 I 'Land Sale 10 Location/Address North of Mast Boulevard east of Sycamore Landfill in the East Elliott I community of the City of San Diego 1 Assessor Parcel No.: 366-080-23 . . Site Data ' Land Area 35.00 acres . Zoning R-140 within MSCP designation Site Condition Raw, undeveloped land I Topography Steeply sloping hillside with native vegetation and rocks possible coastal sage habitat top of hill Land Planning None I Sale Data Sale Date October 29 1999 Document No 1999-725227 I Buyer: Poway Unified School. Dist. . Seller: Harry Warren Roy, et al Sale Price $525,000 Unit Price- $15,000 per acre I Terms: All cash sale Loan Data: N/A Proposed Use: Mitigation land for West Hills High School site; negotiated purchase, no threat of I eminent domain - Source: Comps.com; Poway Unified School District representative Land Sale 11 Location/Address: South and west of Artesia Road, at Lusardi Creek in San Diego County Assessor Parcel No.: 269-100-17; 267-142-25 Site Data: Land Area 95.43 acres Zoning ...S87 Site Condition Raw, undeveloped Topography Steep hillside and sloping into 100-year floodplain of Lusardi Creek Land Planning None Sale Data: Sale Date March 8, 2000 DocumentNo. 2000-118263 Buyer: The Nature Conservancy Seller: Santa Fe Views, Ltd. Sale Price: $1,976,000 Unit Price: $20,706 per acre Terms: - . All cash sale Loan-Data: N/A Proposed Use: Purchased for conservation Source: Comps.com Rasmuson Appraisal Services Page 43 Land Sale 12 Location/Address: 318 Saturn Boulevard, San Diego Assessor Parcel No.: 621-030-17 to 20; 622-120-18; 622-151-04; 622-152-04; 622-161-02; 622-161-04 Site Data: Land Area 120.58 acres Zoning FW; City of San Diego; within Coastal Zone Site Condition Undeveloped land Topography Generally level site within floodway of Otay River that crosses through property Land Planning None Sale Data: Sale Date January 27, 2000 Document No. 2000-041206 Buyer: California Coastal Conserv. Seller: Egger & Ghio Co. Inc. Sale Price: $3,050,000 Unit Price: $25,294 per acre Terms: All cash sale Loan Data: N/A Proposed Use: Purchased for Lower Otay River Wetlands/Multiple Species Conservation Program Enhancement; Site has coastal wetlands and riparian habitat and is within the adopted Otay Valley Regional Park Plan and the MSCP Subarea Plan. Source: Comps.com; Coastal Conservancy Project Summary; US Fish and Wildlife Tra ife Printed fmm TOPO! ©1997 Wildflower Productions (www.topo.com) Rasmuson Appraisal Services . Page 44 * SALE COMPARABLE SUMMARY & COMPARISON ANALYSIS I [.csEementóf cómpsónitr -1 Scripps Poway Parkway Vandegrift Blvd. Caminito Mendiola Property/Location Community t'Y San Diego Oceanside - San Diego City, . '. . Sale Date.-., " - ',. 1/5/99 8/9/00 2/21/01 Property Description 'Gross Land Area (Acres) ' , - . 246.95 44.99 39.39 -Zoning , , -.' A-i-b . RS A-I-b Land Planning,' ,-- - . .-'' Unentitled TM approved TM in process • . Allowed Density. ,.. •.. Not Available 2.3/Acre 5.2/Acre' Site Topography. ' Mod to steep Rolling , Rolling . •\ 'I Sales Priced' . •' : . $15,283,000 $4,174,500 ' $8,200,000 Per Acre - $61,887 $92,787 ... $208,175 . OMPAWSON 'ANALYSIS i41t ' - Non-Physical Comparisons: ,,. Property Rights Similar Similar Similar Financing - -, Market Market Market . . - . Conditions of Sale ' '•- ' . Similar - Similar . Similar Market Conditions• . - - , Inferior ' -- Inferior - Similar, Physical 'Comparisons: ' Location Similar - Inferior Similar • Size , ' I Similar Supenor .. Supenor U . .,. AvaiIabIe Infrastructure - " , - Superior Superior - -- Similar Topography, . . Inferior Similar Similar Density/Developable Area Similar . Similar Similar Land Planning .., Similar Superior- Superior Overall Net Comparison .. • S - Property/Location • '--, - Sundance Avenue , Rancho Santa Fe Rd Community . , . - San Diego Carlsbad . • . , . 4p•,- . . .', .5 . Sale Date 1/15/01 11/6/00 ' Property Desc'ription'. ..• ,.•• . , , . . ' Gross Land Area (Acres) . - . - 97.80 100.21 Zoning A-1-10 R-1-10000 Land Planning Unentitled Final Map approved . Allowed/Planned Density . - 3.2/Acre - .2.18/Acre . I - Site Topography - . ' - Level to sloping Rolling - - ,}, .-, ,, -.,..,. .-' Sales Price -r • •, ,,. .. $20,636,000 . .. $30,000,000 . ., . . q Per $211002 , , ,,. $299371 . . • , tcOMPARlSONANAL'YSlS i Non-Physical Comparisons:-, Property Rights 34 Similar Similar 8 - ''.. . Financing -.-, .' ' Market Market . ofSale . ,' •, 'Similar - Similar I , Conditions Market Condition' ,' . - ' . Similar' , Similar ' ', •; , ,. ,.,. ' Physical Comprisons:' Location ' - "-s - Similar ' Similar.. . I Size Similar Similar . - Available Infrastructure . , ' . Superior • . Superior . . • I.' i - •. '. Rasmuson Appraisal Services , , • . . ' I I I SALE COMPARABLE SUMMARY & COMPARISON ANALYSIS I . IProperty/Locatlon . , . Yucca Road N. River Road Precious Hills Rd . So. San Diego Bay I City , ' Fallbrook Oceanside Oceanside San Diego Sale Date / 9/4/98 1/27/97 1/25/99 3/30/99 Property Description L I I Land Area (Acrest.j '1 .Gross 117.07 126.29 28.95 1,448.00 Zoning A-70 - A A Ml M2 FW Planned Use , Hold for development Agricultural Agricultural Salt Ponds/Consery Site Topography ' Rolling Rolling to level Gently rolling Flat riparian Ilip, $1,250,000 ' •' $1,400,000 $455,000 $20,500,000 * er Acre . $10,677 , $11,086 . . $15,717 $14,157 - [.COMPARISONANAkYISIW Non-Physical Comparisons: I Property Rights ,, Similar Similar Similar Similar Financing ..'jti Market Market Market . Market Conditions of Sale L Similar Similar Similar Similar Market Conditions ' Inferior Inferior Inferior . Inferior - Physical Comparisons: ' Location - Similar Similar Similar Similar Size'* -.; 14 Similar I Similar Superior Inferior i Zoning/Land Use 4 . Similar Similar Similar Similar I Topography' Similar Similar Similar Similar 'Land Planning ' . Similar 'Similar Similar Similar Net Criparuson I Overall I '- I 4, Property/Location : r-' i Mast Boulevard Artesia Road - Saturn Blvd. . tCommunity II San Diego SD County San Diego I Sale Date J, -ø -t1r 10/29/99 -'- 3/8/00 1/27/00 Property Description ,, I.••,' r . 35.00 'Gros Land Area (Acres).,,,,, I j 95.43 120.58 I U Zoning "i ' ' '- Use' tP1anned , R-1-40 . Mitigation land S87 Mitigation land FW Park land Site Topography t" )'f1 Steep sloping Sloping/Flood plain Level flood plain , .. Sales Price :2- ' ,. t -• ! Per'A&e'k, -4 '2 $525,000 $1,976,000 $3,050,000 I ., ' ' $15,000 $20,706 , $25,294 COMPARISONANAtYSS.4f . , . Non-Physical Comparisons:. Property Rights Financing. - - i- , . Similar •, Market -- Similar . Similar Market . . Similar Market . I - Conditions of Sale . Similar . Similar Market Conditins '- (?1 Inferior Similar ' Similar . I Physical Comparisor 4' • '" Location ' , Similar Similar Similar - Size " I Supenor Similar Similar Zoning/Land Use !! ' 4 4, 't Similar Similar Similar -4 jt Inferior Similar Similar 1 Topography Land Planning 14 Similar Similar Similar i Overall Net Comparison S -. , I - I I Rasmuson Appraisal Services , . . Page 46 -. .4', 1- • . .. . - • Land Value Conclusion.- Larger Parcel The land'vlue conclusion is divided into two sctions baked on the different data sets and highest arid. best use assumptions applied to the subject. As previously noted, the first data set is based on comparable land sales with land development potential, similar to the highest and best use of the subject: This data set has been compared to the subject property based on criteria that have potential for significant influences on the price paid for the sale data. Sale I at $61,887 per acre sets the lower end of the value range as it is judged overall inferior to the subject property after considering the relative impact of each comparison item. Sale 2 at $92,787 per, acre is considered similar overall to the subject. Sales 3, 4, and 5 are overall superior to the subject, with an indicated value range from $208,175 to $299,371 per acre. • . . . . In additidn to this data, I have considered the reóent offer to purchas&and (reported) acceptance of the offer by McMillin Communities to the owners of a portion of the subject property. The offer to purchase was for a total gross area of 185 acres and an estimated net developable area of 80 acres. This area generally comprises the éastérly half of the property. All of the proposed acquisitions are located within this parcel. The offer basis was based on $250,000 per developable acre or a total purchase price of $20,000,000. This purchase price equates to $108,108 per gross acre. The net developable area is after deduction of the proposed College Boulevard and Cannon Road right-of-way and mitigation parcel acquisition. The ratio of developable to gross area is 43 percent. This portion of the subject property has a lower net to gross ratio due to the existence of most of the sensitive lands and flood plain in this section. The western half of the property has rolling terrain and is located outside of the flood plain. Mo'st of this property is being farmed, although there are pockets of moderately sloping land. The general indicated value range based on this data is from $100,000 to $190,000 per acre with the sale considered most similar having a price near the lower end of this range. Based on the comparable sale data analysis, I conclude at a fair market value for the subject property at $140,000 per acre based on land outside of the floodway area. The subject property has approximately 7.39 acres lying within the designated floodway of Calavera Creek. The balance of the land is considered upland and is valued at $140,000 per acre. Land within the floodway has a contributory value less than the usable area and is valued at an open space or agricultural land value. A separate data set was analyzed for this type of land and my analysis follows. . The second data set represents sales of land for agricultural use or purchased for open space or mitigation. The sales indicate a range from $10,677 per acre up to $25,294 per acre. The subject property is currently mostly farmed land with only a small amount of undisturbed habitat. Therefore, the agricultural sales 7 and 8 are considered the most similar to the subject. Sales 100 11 and 12 have overall superior habitat value and are superior to the subject, setting the upper end of the value range from $15,000 to $25,294 per acre. Sales 6 through 9 are considered slightly inferior to the subject due to older dates of sale. These sales set the lower end ofthe indicated value range from $10,677 to $14,157 per acre. Based on the comparable sale data and analysis, I conclude at a fair market value for the subject property, if based on an assumed highest and best use as agricultural use or open space, at $18,000 per acre. This value is used for the valuation of the core right-of-way area and land lying within the floodway of Calavera .Creek. . •: • . • . A summary of the indicated value for:the larger parcel follows. The existing improvements on the site do not have any significant contributory value to the larger parcel. No attempt has been made to allocate the average unit values of the subject to the various easements that cross through the property.. I A ,• RasmusOn Appraisal Services • • Page 47 I., .1 Value of Part Acquired The value of the part acquired is based on applying the unit values established in the valuation of the larger parcel to the part acquired. A summary of the proposed I acquisition follows. I Acquisition Type Type Area Road Right-of-Way -Cannon Road Reach 3 , Easement 9.06 acres Road Right-of-Way - College Boulevard Reach B Easement 3.63 acres I Slope Easements - Cannon Road Reach 3 Easement 6.06 acres Slope Easements - College Boulevard Reach B Easement 4.95 acres I Storm Drain Easements - Cannon Road Easement 0.36 acres Storm Drain Easements - College Boulevard Easement 0.10 acres I .Box Culvert Easements - College Boulevard : Easement 0.16 acres Box Culvert Easements - Cannon Road . Easement 0.20 acres Storm Drain Easements - BJB Detention Basin "Y" Easement 0.08 acres I . Temporary Construction Easements -- Cannon Road Temporary Easement 3.06 acres Temporary Construction Easements - College Boulevard Temporary Easement 0.69 acres I Inundation Easement - "BJB" Basin Interim Parcel A Easement 1.68 acres Inundation Easement - "BJB" Basin Ultimate Parcel A Easement 11.58 acres I Mitigation Area "A" - Cannon Road Reach 3 Fee 9.36 acres Mitigation Area "B" - Cannon Road Reach 3 Fee 5.22 acres Mitigation Area "B" - College Boulevard Reach • Fee 2.97 acres I . Mitigation Area "C" - College Boulevard Reach B Option 1 Fee 0.96 acres Mitigation Area "D" - College Boulevard Reach B Option 2 I Fee 3.14 acres . Total Fee Acquisition - Option 1 V 18.51 acres • I Total Fee Acquisition - Option 2 • 20.69 acres Total Permanent EasementAcquisition - Interim Basin 26.28 acres Total Permanent Easement Acquisition - Ultimate Basin , 36.18 acres I . Total Temporary Construction Easements . . 3.75 acres The proposed project involves several separate but related partial acquisitions from the subject property. Right-of-way is being acquired for the extensions of Cannon Road and College Boulevard through the subject. Additional right-of-way to support the road construction is needed for slope easements adjacent to the right-of-way, drainage easements adjacent and crossing under the right-of-way and temporary construction easements. Secondly, the project requires the acquisition of detention basin inundation land from the subject property based on two separate options. The first option is based on valuing the interim basin area and the second option values the ultimate basin area. The third area of acquisition is for three parcels to be used as mitigation sites. Each of these categories of acquisition are addressed separately in the following section. Rasmuson Appraisal Services . Page 49 I I Road Right-of-Way The College Boulevard and Cannon Road construction requires 102 feet of right-of-way acquisition with I 54 feet to be paved and the balance in shoulder and berm. The acquisition is assumed to be in easement form dedicating the right-of-way for public street. Compensation for this acquisition is based on 100 percent of the underlying fee rights to the right-of-way based on the assigned unit value of the land. I Where the land has been previously encumbered by an existing easement, the rights acquired have been adjusted to reflect my opinion of the remaining rights to the underlying fee ownership. The proposed right-of-way will overlap with the existing private road easement that generally follows the I southerly and easterly property boundary. This road easement is 60-feet in width and has 30-feet within the subject property. The easement is partially paved in sections and partially a dirt trail. The easement is used for access to parcels adjacent to the north and northeast. Within portions of this road easement is a reclaimed water easement granted to the Carlsbad Municipal Water District in 1998. Since these I . easements have already had a significant impact on the underlying fee value, I estimate that the additional compensation due for the proposed Cannon Road Reach and College Boulevard Reach is 10 percent of the fee value. This is essentially the remaining fee rights to the impacted area. I .The right-of-way will also overlap with an existing water utility easement granted to the Carlsbad Water District in 1963. The proposed road easement will acquire the remaining fee rights to this overlapping area estimated at 50 percent. • . : . I .The value for the road right-of-way has been divided into two sections. The first section values the center 60 feet of the proposed road right-of-way using a land value estimate based on an assumed agricultural or open space use of the property. This valuation method reflects court decisions in eminent domain I .cases directing a land value basis for a right-of-way corridor for future streets described within the Circulation Element of the General Plan by the, city. A 60-foot wide corridor (core area) is valued under the assumption that compensation is based On a land use that would not invoke a road dedication requirement. This land value is based on the existing use as agricultural land and has been previously I estimated in the prior larger parcel valuation at $18,000 per acre. The balance of the right-of-way outside of the 60-foot center portion is valued based on the unit value of the land under its highest and best use. In this case, the highest and best use is for future residential I. development as allowed under the General Plan land use designation. The unit value for the land under this highest and best use has been previously estimated at $140,000 per acre for the upland area and $18,000 per acre for the area lying within the floodway of Calavera Creek. I I I I I I 1 Rasmuson Appraisal Services . . , 0 Page 50 U iECEO:L 07, 1. RIGHT OF WAV. MILl? NO.. -- - - - £4SEML7IT LINE — — — &4SEME7VTAREA MS/S OF BMR/NGS PARaZ OA ME BAS'S CF BEARINGS IS ME SmERLr LINE OFR.aS 1666/ LE N 89 25:Y7' IV • jwAPva 823' • / 11T41 DFSCR/P17ON: _ N / PORWN OF L Or C OF MAP 82J, RECORDED N005MMR 16, 1898 c. or 'SIT FA FM I\ ary or nsm 01 100, 400' V/C/N/fl' MAP NO SME 200 800 SCALE: 1 = 800' RIG/IT OF WAY EASEMENT P4 . 5900 Pasteur Ct 760-931-7700 Suite 106 Fax: IVIL 1*1 Corlsbcd.CA 760-931-8680 CF 92008 , APPLICANT: EXHIBIT "B" SHT. / OF 10 SHFS. C4L.4 VERA HILLS II, LLC APPROVED BY - 2727 HOOVER AVENUE NA17ON.41 C17Y CA 92950 GEORGE 0'04Y LLOYD 8. HUMS DATE A. P. N. 168-050-17 04 PH. 619,)Ji6-J7J5 R CE 32014 EXP 12/31/04 R CE 2J89 EXP 12/31/0/ 208-010-32 PkI.g -i-O: 2.I43 pft ,,,a. aaccP 2VIJQ Area (SF) % Fee Value/Acre Value 2,348 10% 2,400 10% 8,555 100% 3,164 50% 164,640 100% 213,521 100% 394,628 SF 140,000 $755 18,000 $99 18,000 $3,535 18,000 $654 140,000 $529,146 18,000 $88,232 $622,421 1 0•H Right of Way: Parcel C - Cannon Road Reach 3 Portion within Road Easement Portion within Road Easement © Core Value Portion In Floodway © Core Value Within Floodway & Water Esmt © Core Value Fee Area Fee Area © Core Value Subtotal - Parcel C Parcel A - College Boulevard Reach B Portion within Road Easement Portion within Road Easement © Core Value Portion In Floodway © Core Value Within Floodway & Water Esmt © Core Value Fee Area Fee Area © Core Value Subtotal - Parcel A Area (SF) % Fee 2,410 10% 2,640 10% 5,549 100% 3,305 50% 64,849 100% 79,293 100% 158,046 SF $/Acre Value 140,000 $775 18,000 $109 18,000 $2,293 18,000 $683 140,000 $208,422 18,000 $32,766 $245,048 Total Right-of-Way Easement Compensation $867,469 Slope Easements Slope easements will be acquired for selected areas adjoining and adjacent to the proposed street right- of-way. The easements will vary in width along the right-of-way boundary, but usuallyare in the area of 20 feet to 40 feet wide. The following easement language has been provided to me for this easement: an EASEMENT FOR SLOPE AND CONSTRUCTION PURPOSES over, under, upon and across the real property together with the right to construct, grade, remove and deposit soil and construction materials, conduct operations related to the construction of adjacent facilities and features, clear, landscape, inspect, and maintain within the bounds of said easement ...... The easement will be permanent, but does not preclude the right of the property owner to change the grade or elevation within the easement at some time in the future. I have been told by my client that sound attenuation walls are planned to be constructed within portions of this easement along the Cannon Road Reach 3. This additional construction has been considered in my valuation of the rights acquired for the slope easement. I conclude that the compensation for the slope easement rights to be acquired is based on 30 percent of the underlying fee interest. Where the land has been previously encumbered by an existing easement, the rights acquired have been adjusted to reflect my opinion of the remaining rights to the underlying fee ownership. Where the proposed slope easement overlaps with the existing private road easement or the existing water easement, the additional compensation is valued at 10 percent of the underlying fee value. The unit value applied to the land impacted by the proposed easement varies depending on whether the land is within the floodway of Calavera Creek. Land within the Calavera Creek floodway is not considered developable and is valued at the agricultural/open space value of $18,000 per acre. Land outside of the floodway designation is valued at $140,000 per acre. The slope easement area identified as Parcel E located along the south side of the proposed Cannon Road Reach 3 is overlapping with the proposed mitigation area acquisitions known as Parcels A and B. The mitigation area acquisitions will be in fee, leaving no remaining rights. Therefore, the overlapping Rasmuson Appraisal Services Page 52 L LECEWD: MAP RT oF WAY — - - - - - EASEAIE1IT LINE ARW B MYEWARFA PARCEL A \ • 845/S OF BEAR/NGS P,4RCEZ E lifE BA9S CT BEMYNCS IS THE MAP0823 \ SW1IIERL Y LINE ar R QS 16661 /.(N8925JPW LOW RIMMO NOW148M 14 1898 cm or S E M JO3R CONS icULiIU Pam Nam 01 100, 400' • 200' • 800' aTv aruwu • 0 SCALE: f 800' VICINITY AMP AV34LE 0 00 • w J I&J SL Off EASEMENT PL4T 32014 5900 Pasteur Ct 760-931-7700 — Suite 100 Fax: Carlsbad. 760-931-8680 • VI CA 92008 APPLICANT: EXHIBIT "B' SHT. 1 OF 19 SHTS. X%M HILLS ii uc APPROVED BY: 2727 HO0!R AfrtNL/E M77OAj4j cyn C4 92950 CEORCE OVA)' • LLOYD B. IlL/BBS aMr APN 168-050-47 PH (6-3735 LXP. J;fjI j2j(j , 12/31/04 R.CE 238&9 LXP 12/7//Of 208010-32 WFJJ.98 &AVE5A 9 5 - I • Rasmuson Appraisal Services Page 54 I I , Slope Easement: Cannon Road Reach 0 Parcel E. South Side of Cannon Road (100% overlap with Mitigation Easement) I . Area (SF) % Fee $/Acre Value Water Easement Overlap ' 10,811 0% 140,000 $0 Water Easement in Floodway' ' 2,000 0% 18,000 $0 I Floodway Overlap 0 12,973 06. 18,000 $0 • Overlapping with Storm Drain Esmt 5,491, 0% 140,000 $0 Overlapping with Storm Drain Esmt in Floodway . 1,682 0%' 18,000 $0 Road Easement Overlap . . 1,162 '. 0% 140,000 $0 I, Fee Area . . . . . ' . 95,692. 06/6 .140,000 I Subtotal Slope Easement . 129,811 SF . , ' $0 • Parcel F: North side of Cannon Road Area (SF) % Fee $IAcre Value Water Easement in Floodway . . , ' 731 10% 18,000 $30 I Floodway Overlap . . 4,859 . 30% 18,000 $602 Overlapping with Storm Drain Esmt , ' ' ' 5,412 ' .0% 140,000' $0 • . Overlapping with Box Culvert Esmt '2,445 ' 0% 18,000 . $0 I Road Easement Overlap . ' 889 ', . 10%, 140,000 $286 Fee Area . ' , 119.630 ' . 30% 140,000 '$115,346 I Subtotal Slope Easement . • • 133,966 SF . • $116,264 Total Slope Easement Compensation • 'S 263,777SF $116,264 College Boulevard Reach: •' 0 ' • • Parcel A: Northwest side of College Boulevard Area (SF) % Fee $/Acre Value Water Easement in Floodway • • , 233 10% 18,000 $10 I Floodway Overlap , ' . 2,547 30% 18,000 $316 Overlapping with Storm Drain Esmt • • 495 0% 140,000 . $0 Overlapping with Storm Drain Esmt in Floodway 1,343 ' 0%' 18,000 $0 I Overlapping with Box Culvert Esmt in Floodway , 1,845 06/6 18,000 $0 Road Easement Overlap ' • ' • 160 10% 140,000 ' $51 Fee Area • : ' • • 95.664 30%, 140,000 $92,238 I Subtotal Slope Easement 0 • 102,287 SF . $92,615 I Parcel B: Northeast side of College Boulevard Water Easement in Floodway • '0 Area (SF) 696 % Fee 10% 18,000 118MValue . $29 Floodway Overlap • • 216 30% 18,000 $27. Overlapping with Storm Drain Esmt "A" . 1,735 ' 0% 140,000 . $0 I . Overlapping with Box Culvert Esmt "V" 2,618 0% 18,000 . $0 Overlapping with Box Culvert Esmt "Y" • 3,508 0% 140,000 $0 • Road Easement Overlap • 0' , 1,953 10% 140,000 $628 • I . Overlap with Inundation Easement ' • ' ' 6,40430% 18,000 $794 Overlap with Mitigation Easement • 2,905 30% 140,000 $2,801 Fee Area . . 0 93.292 30% 140,000 $89.951 Subtotal Slope Easement 113,327 SF $94,229 Total Slope Easement Compensation . • ' 215,614 SF . $186,844 Rasmu son Appraisal Services ' 0 • Page 55 Drainage Easements Storm drain easements will be located at various sections along the length of 'the prdposed road right-of- way easements. The easements will provide for construction and maintenance of drainage structures crossing under the road right-of-way. The following easement language has been provided to me for this easement: ' an EASEMENT FOR DRAINAGE PURPOSES over under, upon and across the real property together with the right to construct, grade, inspect, Operate, maintain, repair, replace and remove drainage facilities and 'features within the bounds of said easement.. The easement will be permanent. I conclude that the compensation for the slope easement rights to be acquired is based on 90 percent of the underlying fee interest. Where the land has been previously encumbered by an existing easement, the rights acquired have been adjusted to reflect my opinion of the remaining rights to the underlying fee ownership. The storm drain easements that overlap within the proposed mitigation area acquisitiOns are valued at no additional compensation due; similar to the overlapping slope easements discussed previously. The overlapping existing water easement and private road easements are 'valued at an additional compensation of 10 percent of the underlying fee value. Storm drain easements "V", "W" and "X" are ,to be for a box culvert that will 'drain the 'storm ' water inundation area on the east side of College Boulevard. The area of the box culvert overlapping Within the mitigation easement area ("X") has no additional compensation due. The area ,of the box culvert overlapping with the Storm Drain Easement B also has no additional compensation 'due. Compensation for these easements have been allocated betweenthe College Boulevard Reach and the Cannon Road Reach. Storm Drain "Y" is a drain related to the mitigation area acquisition Parcel C/D. This storm drain will drain the' mitigation area and the compensation estimate has been allocated to the mitigation and BJB Basin project. Page 56 - S MAP IVO. 1 :\ -STORWDR4/MFASEMENJS STORM DRAW 4' -. LOT MAP 923 STORM DRAIN 'v \ •,' STORMDRAINY STORAIDRA/N'IY Ii STORM DRAIN?' STORM DRAIN 'C' SCALE: 1 = 500' - STORM DRAIN r STORM DRAIN C' o)• ' " v TORN DRAIN " STORM DRAIN r STORM DRAIN r STORM DRAIN ?Y STORM DRAIN 'N' CANN — STORM STORM DRAIN ST VIN StORM ORA/N'Q' STORM D 2 Sr STORM DRAW W STORM DRAIN / •C'TIWIJ nDAIAI ' STORM DRAIN / TY o SITE Ar • r y it- OF STORM cwmOi 4SIS OF 8E4R/NCS. lifE BA-0 OF BEA&'NCS IS 1HE R OS 16651 If N 92 C 0 N S U L T A^ TS L(CALOESCR/PT1ON. 5900 Pasteur Ct 760-931-7700 Suite 100 Fax: PORT/ON OF LOT E OF MAP 52J Corisbod, CA 760-931-8680 RECORDED NOVEMBER 16, 1896 92008 , DKWIWAS APPLICANT: EXHIBIT 'B" SHT. 1 OF 26 SRI. C4LAV&4 HILLS // LLC APPROVED BY: — 2727 HOOkER AVENUE _________ N.4170NA1 CITY, C4 92950 GEORGE OW - LLOYD 8. /111885 DATE A. P. N. PH. (619)33673735 R.C.E 320/4 EXP, 12/31/04 R. C 23889 EXP. 12/31/01 - 6\SDSX\PgOJ\9eI050\OVGC*LAVtR\9a5QAP23.DVG 6-58-01 24452 pn XRUS, 982CASTFL 9820AP 9825445 U 1 •' 5 I Rasmuson Appraisal Services Page 57 Storm Drains : Cannon Road Reach Area (SF) % Fee $IAcré Value Storm Drains D,F,H, I,L,N,P,S,T S I S Overlap with Mitigation Easements A and B 9,729 0% N/A $0 • Storm Drains C,E,G,J,K,M,O,Q,R,U 5,770 90% 140,000 $16,690 I Storm Drain (Box Culvert) X S S Overlap with Mitigation Easement B 6,440 0% N/A $0 I Storm Drain (Box Culvert) W (1/2 Portion) S S Area in Water Easement - in Floodway : Fee Area in Floodway . S 1,791 654 10% 18,000 $27 S Subtotal Box Culvert W. . S 90% 18,000 I 2,445 SF $693 Subtotal Cannon Road Reach 24,384 SF $17,383 I College Boulevard Reach S Storm Drains A and B . S . Area (SF) :. % Fee $/Acre Value Mitigation Easement Overlap 890 • 400 0% 140,000 $0 Water Easement Overlap - in Floodway 10% 18,000 • $17 Road Easement Overlap • 160 1 10% 140,000 $51 I Fee Area in Floodway S 1,165 90% . 18,000 $433 Fee Area S • 1,731 : • 90% 140,000 $5,007 Drains A and B 5 4,346 SF $5,508 I S.Subtotal "W" : 5 S Storm Drain (Box Culvert) (1/2 Portion) S • 453 • • • Water Easement Overlap - in Floodway . 10% 18,000 $19 I . Overlap with Storm Drain B • . 600 0% 18,000 $0 Fee Area in Floodway 5 5 . 1,392 90% 18,000 Subtotal Box Culvert "W" S 2,445 SF $536 I "V" Storm Drain (Box Culvert) Water Easement Overlap - in Floodway : . Fee Area in Floodway •. 2,029 2,464 . 10% 18,000 $84 90% • 18,000 I Subtotal Box Culvert "V' S • 3f $1,000 I. • Subtotal College Boulevard Reach Total Storm Drain Compensation . . S 11,284 SF $7,045 35,668 SF . • $24,428 I . BJB Basin . . S • . . • Box Culvert "Y" • : •S • • •. • I . : Area (SF) • % Fee $/Acre Value Fee Area (100% overlap with slope easement) . 3,508 90% 140,000 $10,147 I.•5 •• S • S S . S 1 RasmusOn Appraisal Services • S S : Page 58 Temporary Construction Easements The project construction requires acquisition of temporary construction easements located along the perimeter of the proposed road right-of-way and adjacent slope easements. The term of the construction for the project is estimated at three years The temporary construction easement is valued using an economic rent for the term of the easement. The fair market rent rate is estimated by applying a market rate of return times the underlying land value. A ten percent annual rate of return has been used for this analysis. The underlying land value within the floodway area is valued at $18,000 per acre. The area outside of the floodway is valued at $140,000 per acre. The area overlapping with the mitigation acquisition area does not have additional compensation due since this area will be acquired in fee. Portions of Parcel B and all of Parcel E fall within the mitigation fee acquisition area. • Rasmuson Appraisal Services • • • : • • Page 59 LEGEND: LOFI RIWITOFWAY 4'IAPA/t2, E4SEMENTLINE —— -- E4TM9ff .4RE4 PA RCL Z B PARM ar BEAR/NCS / or \ % IHE 84S'S BEARINGS IS JHE A . SWmERLYL/NER.aS 16661 JW,4P 823 \. /.(N8925'37W -. LEMI DESCRIPIIOIL' - r MV 82J, RtWWM .NMM8& 16, 1896 PARCUE .aft low moxm SITE ?T4Y()NSUI TM1. ,1 __aJcR- cI FO RCU NS kuC iiU'. 3acrs O'lOO' 400' 200' 800' SCALE 1' =800' ate fr1CIN/1"Y MAP NOSC.41E tj 0 / TEMPORARY I, CONSULTA #!2 CONSTRUCTION(ASEMENTPL4T NO. 13201 5900 Pasteur Ct 760-931-7700 * S * Suite 100 Fax: q Carlsbad. CA 760-931-8680 OF 92008 . APPLICANT: EXHIBIT " B" SHT. / OF 19 SHTS. C4t4t'fR4 HILLS /1, tic APPROVED BY: 2727 HO?MR AfrWIJE ______ N4)7OML C/fl CA 92950 GEORGE OVI4Y LLOYD B. HI/BBS - LWE A.P.N. 168-050-17 H19)336-J735 ..&CLJA0l1._LXP. /2131/04_R.C.E_2J89 &W.=//-O/_208-0/0-32 C.\S 9e15G\GM.AVCgA\985ON 8JTl-l1_- I CN sarnc - - Rasmuson Appraisal Services Page 60 ) I: .. S H Temporary Construction Easements • College Boulevard Reach Parcel A: . Area (SF) % Rent $/Acre Years Compensation Within Floodway . . 804 100/6' 18,000 3 $10C Outside of Floodway . . 14,980 19% 140,000 3 . $14,44 Subtotal . 15,784 SF . $14,54 I. Parcel B: . Within Floodway. . 1,279 106/6 18,000 3 $15 I . Overlap with Mitigation Acquisition 3,046 0% N/A 0 $C Outside of Floodway 9,947 10% 140,000 3 $9,591 I Subtotal . . 14,272 SF $974C Total - College Boulevard Reach '. 30,056 SF $24,29 I Cannon Road Reach: . . Area (SF) % Rent $/Acre Years Compensation Parcel E (100% within Mitigation Easement) 7 38,228 0% N/A 0 : I Parcel F Area (SF) % Rent . $/Acre Years Compensation Within Floodway . . 1,217 10% 18,000 3 $151 I Out of Floodway . 93,974 10% .140,000 . 3 $90,60 Subtotal . . 95,191 SF . . $90,75c I Total - Cannon Road Reach ., . 133,419 SF $90,75 Total Compensation -Temporary Construction Easements . $115,05, Detention Basin Inundation Easement Valuation I The proposed storm water detention basin known as the "BJB" basin is to be located northeast of the proposed College Boulevard extension near the northeasterly property boundary. The land area to be encumbered with an inundation easement for this project totals 1.68 acres based On the interim basin size projection and a total of 11.58 acres based on the ultimate basin design. Both designs are valued as I part of this report since it is not known which design will be purchased as part of this project. This area will be subject to inundation during rainy periods and the proposed easement boundary follows the estimated maximum inundation line caused by the basin. A dike will be constructed along the south, I west and east boundaries of the proposed basin, causing runoff water to collect in this area. A spillway connection to Calavera Creek to the south will also be constructed (Box Culverts Y, W and X). An access road will be created and maintained along the top of this dike. No easement language was available for I .review at the writing of this report. Therefore, my compensation estimate is based on the intended use and restrictions as described to me by Mr. Don Mitchell at McMillin Land Development and Mr. George O'Day at O'Day Engineering. The easement will acquire the right to periodically inundate the land with storm water. The estimated number of days that the land will be inundated was not available, however it I was described as intermittent during rainy days. The water will collect in this area during a rain, and then will eventually drain downstream through a drainage culvert. It was estimated by the engineers that the • inundation would not last longer than a day per storm. I S . • Rasmuson Appraisal Services S S Page 61 I . .The land within the interim projection of the detention basin easement area is entirely within thé'existing floodway of Calavera Creek. This area is under agricultural use and this use will reportedly be allowed to continue. The area of the ultimate basin projection is partially within the floodway I. .The inundation easement is valued at 50 percent of the underlying fee rights. This valuation reflects the fact that much of the inundation area is within the floodway and floodplain of Calavera Creek. This area is low-lying and has limited development potential. Much of the area is currently being farmed and this use I . will be allowed to continue, with the exception of the overlapping area within the mitigation easement parcel. Portions of the inundation easement overlap with an existing private road easement and water easement. I The additional impact on these portions of the overlapping area is valued at 10 percent of the fee value. The area overlapping with the proposed slope easement is valued at 20 percent of the fee rights, reflecting the fact that the underlying slope easement was previously valued, at 30 percent of fee in the I ' prior section. The area of the inundation easement overlapping with the proposed mitigation easement parcel(s) has been valued at 50 percent of fee value; with any additional compensation due for the mitigation easement assigned in that valuation section.. ' .1 . . . '. I I 1 ,.• ':. I 1 I .1 . .. , .:. . • ,... . H . . Rasmuson Appraisal Services • . . . . Page 62 "' .*• -. .. : •1' •• I - U • U .. 4" i - ilk • : 5. . -. ?:•:.I . . . • I -• 5.- S -'• I •. • . •. . .-. ..- --• . -. . . . • S / •. . .. S • • • I 5,' - / .4 /5 ..- - . .5 .,-• .•'• . /.•. . - .5. . -S / 1' ------ /, / I - ,4' ' 1,'',-.,.-? . .-------_. '4 - - - I •. . -7 - - -•, I . 'I - I I U 4 5' , t . - . 7 . -5 •-• -• 5' -S ,45 • . S •. • S • S. •• . . • ' 5 '-5 Figure 2,- Ultimate Basin Design: - .. . .. . ' SI- .5 . . S • • • - S Rasmuson Appraisa' Services Page 64 _• . S - ..- I I . ,. .. ,. ., I" ... •1 ..I Inundation Easement: . . Interim Basin Parcel A Area (SF) % Fee $/Acre Value .I. : Old Water Easement w/Floodway 9,070 10% 18,000 $375 Floodway Overlap 42,633 50% 18,000 $8,808 Road Easement Overlap W/Floodway 15,103 10% 18,000 $624 :.I Overlap with Slope Easement 6,404 20% 18,000 Total Inundation Easement - Interim Basin 73,210 SF $10,337 I. ' Ultimate Basin Parcel A . . Area (SF) % Fee $/Acre Value Old Water Easement w/Floodway 8,611 10% 18,000 $356 I Floodway Overlap . 48,926 50% 18,000 $10,109 Fee Area . 211,249 50% 140,000 $339,473 Road Easement Overlap . 10,199 10% 140,000 $3,278 I , . Road Easement Overlap W/Floodway 16,068 10% 18,000 $664 'Overlap with Storm Drain A 1,735 0% 140,000 $0 Overlap with Box Culvert V . 4,493 0% 18,000 $0 I Overlap with Mitigation Parcel D 136,774 0% 18,000 $0 • Overlap with Slope Easement 65,415 20% 140,000 $42,048 • Overlap with Slope Easement in Floodway 1,159 20% 18,000 . I Total Inundation Easement- Ultimate Basin 504,629 SF . , $396,023 I .Mitigation Land Acquisition . .. . ., The city is to acquire four mitigation parcels from the subject property, with total areas from 18.51 to 20.69 acres, depending on two different options. The subject road construction project is impacting areas I , with sensitive habitat and this acquisition will be to dedicate the land as permanent open space and for habitat restoration. The acquisition will be from three areas within the larger parcel and the acquisition is, assumed to be in fee to the City of Carlsbad. I . Mitigation Parcels A and B contain 14.58 acres within two sub-parcels and are located along the eastern property boundary between the existing 60-foot private road easement and the proposed Cannon Road Reach 3 right-of-way. There is a residential home located in this area that will not be part of the I .acquisition. The mitigation parcel will be located to the north and south of this home site and a driveway leading to the home site will also be excluded from the acquisition. The homesite is being excluded from the mitigation area at the request of the property owner. The majority of the land is currently part of the Calavera Creek floodway and is partially used for agricultural purposes. A private road easement, water I . easement and reclaimed water easement are located within the proposed acquisition area along the south property boundary. • . I I Mitigation Parcel B (North) is located along the northeast property boundary near the northeastern . property corner. The project will acquire 2.97 acres of land for permanent open space and mitigation land • use. The land is located just north of the floodplain of Calavera Creek and west of a private road easement running along the northeast property boundary. The eastern boundary of this parcel is defined by the existing dirt road that follows north/south near the property boundary. The majority of the parcel is • tilled and in agricultural use. Calavera Creek flows through this parcel. . . • Mitigation Parcels C and D represent two different options for mitigation parcels. These parcels will be located on the east side of College Boulevard, north of Cannon Road and partially overlapping with the Rasmuson Appraisal Services . ..' . • Page 65 1 H •' . L. ;. H, H: H ... . H I . proposed inundation easement (ultimate design) along Calaver'a Creek. Two different sizes of mitigation parcels are valued, with only one of the two to be acquired for this project. Parcel C represents a smaller mitigation area while Parcel D expands this area to the north and east. This area is primarily in I . agricultural use and will be reclaimed as natural habitat. Most of the land is within the floodplain or floodway of Calavera Creek. The mitigation area will be graded and lowered in elevation to allow a larger, amount of water to collect in this area during periods of storms. . I The valuation of the part to be acquired is based on underlying land values within the floodway at $18,000 per acre and outside of the floodway areas at $140,000 per acre. The area of the proposed mitigation parcels that overlap with the existing 1963 water easement to the Carlsbad Municipal Water District is valued at 50 percent of the total fee value, representing the remaining fee rights. The area that overlaps I.. with the private road easement is valued at 10 percent of the total fee value.-The area not encumbered with an existing easement is valued at 100 percent of the fee value. .•. H I I I - . .: • • , I • S .,.. '' :• ': I'' .. . • , 2 .: I. . Rasmuson Appraisal Services • S S . ' Page 66 LECuNOJ - - M/71G4170N D$SEUENT ARM OF DED/(4 liON 0' 200' 800' 400' 1600' SCALE: 1 = 800' LOT! MAP NO, LOT 2 MAP Na LOTE MAP 823 / \J_PARGEZ (((NO. 3 EXP. 'iw4 MifiCA 7/ON EASEMENT 81 T NIt OWF V1 BASIS OF 5&4R/NQS: lYE 8.4575 OF BEARINGS IS iIIE SERLY LINE OFR.O.& 16661 ZE IV 89 25 J7W S U L I AJN T s te ocoN: 5900 Pasteur Ct 760-931-7700 Suite 100 Fax: RflON OF LOT E OF W823. It. it 92008 Carlsbad. CA 750-931-8680 RECORDED NOVEMBER /6. /896 C-' APPLICANT: EXHIBIT "B" I SHT. / OF 3 SHI. c4LAVER4 HILLS II, uc I APPROVED BY: - 2727 HOOVER AVENUE NATIONAL Ci1X C.4 92950 GEORGE O'DI4Y I LLOYD 8. 1111885 DATE A. P. N. 168-050-17 CIO Qj PH. (619)336-3735 I Rd. 32014 £XP. 12/31/04 RUC 23889 UP, 12/31/01 168-040-JO .SDK\PROJ\99I0\5W5\CAAVERA995OOPMO,DVG 7-5-51 4.5J.40 p, ffS: 9620*51% O620* 0I Rasmuson Appraisal Services Page 67 1 L011 JECLWO. MAP Na - - U/I/CA no MSEM9,v7 PARCLZ V - ARM F DEDJC4 lION MAP 823 'C pmm .01 09 200' SCALE: 1* 8W OIJAY CONSuLTANTS NOl FOR CONSTRUCTION ESSt am or aam~ IT (9 MITIGATiON EASEMENT PL4T V1 of A OF MS/S OF REARINGS: lYE BASiS OF 8EAR/NG IS ME SOUP1ERLUNEGRS 16661 C N S U L I AON T S LE4L OEScR/PT1ON 5900 Pasteur Ct 760-931-7700 PSI . Suite 100 Fax: PMWN OF LOT E OF AW 824 / car$sbod. CA 760-931-8680 REVRDED NOYMM /6. 1896 92008 C" or DIMNIM , APPLICANT: I EXHIBIT "B" SHI. 1 OF /0 SHT. CWOM n//is ii, uc I APPROVED BY: — 27278001'ERAIfNUE I N4TIOM4L.C/T?CA9295OIC(ORCEOVAY C)l PH (619)JJ6-3735 LLOYDB.HL/8BS _ L241E A.P.N. /68-050-17 C.E 32014 OE 12131104 R.C.&27889 £ 12/31/01 208-010-32 • 012MW =MOM 5-M-O t.347 Pm Rasmuson Appraisal Services Page 68 'I * I I Mitigation Area Acquisition (Fee) Parcel A - Cannon Road Reach Area (SF) % Fee $/Acre Value Water Easement Overlap : 12,101 50% 140,000 $19,446 Water Easement in Floodway 14,028 50% 18,000 $2,898 I Floodway Overlap 70,229 100% 18,000 $29,020 Road Easement Overlap in Floodway 29,112 10% 18,000 $1,203 Road Easement Overlap 4,861 10% 140,000 $1,562 I Water Easement & Road Easement in Floodway 16,490 10% 18,000 $681 • Fee Area 261,076 100% 140,000 $839,087 I Subtotal Mitigation Acquisition - Parcel A 407,897 $893,897 Parcel B - Cannon Road Reach Area (SF) % Fee $/Acre Value I Water Easement Overlap 33,061 50% 140,000 $53,128 : Water Easement in Floodway 2,000 50% 18,000 $413 Floodway Overlap 2,161 100% 18,000 $893 Road Easement Overlap in Floodway 21,994 10% 18,000 $909 I Road Easement Overlap 31,427 10% 140,000 $10,101 Fee Area . 136,568 100% 140,000 $438924 Subtotal Mitigation Acquisition - Parcel B 227,211 $504,368 Parcel C - College Boulevard Reach (Alt. 1) Area (SF) % Fee $/Acre Value I Floodway Overlap 2,764 100% 18,000 $1,142 • Fee Area . 38,995 100% 140,000 $125,328 I Subtotal Mitigation Parcel C . 41,759 SF . . $126,470 Parcel D - College Boulevard Reach (Alt. 2) Area (SF) % Fee $/Acre Value . Floodway Overlap . 21,659 100% 18,000 $8,950 I Fee Area 115,115 100% 140,000 $369,975 I . Subtotal Mitigation Parcel D 136,774 SF $378,925 Parcel B - College Boulevard Reach (North) Area (SF) % Fee $/Acre Value l Road Easement Overlap . Fee Area S 19,752 109,582 • 10% 100% 140,000 140,000 $6,348 $352,192 Subtotal Mitigation Area Parcel B (North) 129,334 • • $358,540 I 0 Total Mitigation Parcels (Alt.1 Interim Basin) 806,201 SF $1,883,275 Total Mitigation Parcels (Alt. 2 Ultimate Basin) 901,216 SF • $2135,730 IS S • Acquisition of Improvements . S I .The project will require the demolition or removal of the existing one-story wood frame structure located near the south portion of the property and near the existing single-family residence that will remain between the two proposed mitigation parcels. The building consists of an older barn structure and has no I S S ...• S I Rasmuson Appraisal Services S Page 69 contributory value to the larger parcel. Therefore, no additional compensation is due for this building demolition and removal. No other known structures are within the area of the proposed acquisitions. Severance Damage Estimate Severance damages are measured as the diminution in value to the remainder parcel after the taking and construction in the manner proposed. There are several areas of concern that could be raised due to the taking and construction in the manner proposed. The major issues are summarized below. Effect of taking area from larger parcel leaving an area sufficient for development: The subject property larger parcel contains a total area of 365.88 acres before the project. The total acquisition of fee and easement rights from this project is 56.87 acres under Option 2 (not including the temporary construction easements). This represents an impact on approximately 16 percent of the total property. The acquisitions are located along the southern and eastern property boundaries. The remainder of the property will continue to be functional for future development to its highest and best use as a residential subdivision. Use of Remainder Parcel in After Condition: The remainder parcel will be divided into essentially three parcels after the taking and construction. The largest parcel will be located north of Cannon Road and west of College Boulevard. This parcel is primarily under agricultural use and it appears that this use could continue to be functional as an interim use until development occurs. The second parcel is a small remainder parcel located south of Cannon Road between the two mitigation parcels. This parcel is improved with an old homestead and may be historic. The parcel will be adversely impacted by traffic noise generated from Cannon Road. The Project EIR indicates that a sound wall will be constructed along the south side of Cannon Road to mitigate these noise issues. This small remainder parcel will have a highest and best use as a single homesite. The third remainder parcel will be located east of College Boulevard and along Calavera Creek. The level portions along the creek and floodplain are being farmed. Much of this farmed area will be taken for the BJB basin and the two mitigation parcels. The remaining land may not have much development potential. Much of it is sloping hillside with sensitive coastal sage habitat. This area will likely be open space upon development of the remainder parcel. In summary, the remainder parcels will have a highest and best use that is similar to in the before condition, holding for residential subdivision development. The property will be divided by the road project, but the remainders are not considered damaged due to this division. Impact of noise on remainder parcel: The Project EIR will require construction of sound walls along portions of the right-of-way to mitigate the noise generated from the project. Access issues: The remainder parcels will have access from College Boulevard and Cannon Road and by an access easement to be created through the adjacent Carlsbad School District Parcel connecting to the existing 60-foot private road easement along the subject's eastern property boundary. Access to the leased nursery parcel at the southwest corner of the subject will be provided by construction of an access road crossing Cannon Road near El Camino Real. Access to the area south of Cannon Road will be along the existing 60-foot private road easement crossing along the mitigation parcels. In summary, after construction, no significant adverse impact on the remainder parcel is anticipated. No severance damages are considered applicable for this property. This analysis does not include an analysis of the impact of the proposed project on the existing lease area used for a nursery located in the southwest property corner. I Benefits to the Remainder Benefits to the remainder are measured as the increase in value to the remainder parcel in the after I condition, due to the proposed project. Benefits can be used to offset severance damages found to impact the remainder parcel but cannot offset compensation for the part acquired. No benefits are applicable to this property due to the construction in the manner proposed. I Rasmuson Appraisal Services Page 70 I I 606 Acres or 263,777 SF $116,264 Storm Drain Easements 0.56 Acres or 24,384 SF . $17,383 Temporary Construction Easements: 3.06 Acrèsor 133,419 SF 0 $90,759 Total Value of Part Acquired (Rounded) $846,800 Just Compensation Summary - College Boulevard Reach B Value of Part Acquired College Boulevard Right of Way 3.63 Acres or 158,046 SF $245,048 Slope Easements 495 Acres or 215,614 SF $186844 Storm Drain Easements 026 Acres or 11,284 SF $7045 Temporary Construction Easements 069 Acres or 30,056 SF $24293 Total Value of Part Acquired (Rounded) $463,200 Just Compensation Summary - BJB Basin Acquisition BJB Basin Box Culvert Y 0.08 Acres or 3,508 SF . Rounded $10,200 BJB Inundation Easement Interim Option 73,210 SF Rounded $10,300 BJB Inundation Easement Ultimate Option 504,629 SF Rounded $396,000. Just Compensation Summary - Mitigation Acquisitions Mitigation Area A Cannon Road Reach 9.36 Acres or 407,897 SF $893,897 Mitigation Area B Cannon Road Reach 5.22 Acres or 227,211 SF 0 $504,368 Mitigation Area "B" - College Boulevard Reach 0 2.97 Acres or 129,334 SF $358,540 0 Mitigation Area C College Boulevard Reach (Option 1) 096 Acres or 41,759 SF $126470 0 0 Mitigation Area 'D" - College Boulevard Reach (Option 2) 3.14 Acres or 136,774 SF 0 $378.925 0 Total Mitigation Area Acquisition (Option 1 Interim Parcel) Rounded .$1,883,300 Total Mitigation Area Acquisition - (Option 2 Ultimate Parcel) Rounded 0 $2,135,700 Severance Damages to Remainder Parcel None Benefits to Remainder Parcel None Rasmuson Appraisal Services Page 72 I I I Limiting Conditions and Major Assumptions This appraisal is made expressly subject to the following conditions and stipulations: i I General Limiting Conditions and Assumptions: No responsibility is assumed for matters which are legal in nature, nor is any opinion on the title rendered herewith. This appraisal assumes good title, responsible ownership and competent I management. The property has been appraised as though free of indebtedness. The factual data utilized in this analysis has been obtained from sources deemed to be reliable; however, no responsibility is assumed for its accuracy. Unless otherwise stated in this report, the existence of hazardous material, which may or may not be present on the property, was not observed by the appraisers. The appraisers have no knowledge of the existence of such materials on or in the property. The appraisers, however, are not qualified to I detect such substances. The presence of substances such as asbestos, urea-formaldehyde foam insulation, or other potentially hazardous materials may affect the value of the property. The value estimate is predicated on the assumption that there is no such material on or in the property that I would cause a loss in value. 4. Except as noted, this appraisal assumes the land to be free of adverse soil conditions which would prohibit development of the property to its highest and best use. I 5 This appraisal is of surface rights only, and no analysis has been made of the value of subsurface rights, if any. Disclosure of the contents of this appraisal report is governed by the By-Laws and Regulations of the I . Appraisal Institute. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraisers or this appraisal firm, or any reference to the Appraisal Institute or to its I designations) shall be disseminated to the general public by the use of advertising media, public relations media, news media, sales media or other media for public communications without the prior written consent of the signatory of this appraisal report. Possession of this report or a copy thereof, I does not carry with it the right of publication. It may not be used for any purpose by any person other than the party to whom it is addressed without the written consent of the appraiser, and in any event only with the proper written qualification and only in its entirety. I 8. This appraisal has been prepared as a complete summary appraisal report prepared under Standards Rule 2-2(b) of USPAP. . Specific Limiting Conditions and Major Assumptions: I 9. This valuation is based on right-of-way drawings, plans and area calculations provided by my client and O'Day Engineering. I have not been provided with complete construction drawings or easement language for all of the various types of easements to be acquired. My valuation of the rights acquired I is based on preliminary information regarding the type and scope of easement to be acquired. If the easement language is significantly different from the easement descriptions contained in this report, the valuation analysis would be void and require re-analysis. I I I Rasmuson Appraisal Services • Page 73 Certification I certify that, to the best of my knowledge and belief, ... . I.. the statements of fact contained in this report are true and correct. the reported analyses, opinions, and conclusions are limited only by the reported assumptions and - . limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and I . conclusions. I 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. . . . I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment: . . . . I ., my engagement in this assignment was not contingent upon developing or reporting predetermined results. . . . . my compensation for completing this assignment is not contingent upon the development or reporting I . . 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. I . my analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and the Standards of Professional Practice of the Appraisal Institute and the Uniform Standards of Professional Appraisal Practice. . . . • • I . the use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 1 . • as of the date of this report Gary L. Rasmuson, MAI has completed the requirements of the continuing education program of the Appraisal Institute. I have made a personal inspection of the property that is the subject of this report. . I • no one provided significant professional assistance to the person signing this report other than Wendy Rasmuson, a State Certified General Appraiser who assisted in the data verification and. report writing aspects of this report: • 4! •Ras uson,MAlTT Date: July 3, 2001 Certified General Real Estate Appraiser - .I. State of California . . • . . OREA Appraiser I.D. No. AG002571 . Expiration Date: 2/4/2004 . • • - I I I' • . -• H • • -: ,- Rasmuson Appraisal Services - . Page 74 DATA TABLE DELTA/BEARING f RADIUS I LENGTH / 58925'J7'E I_- 121.84' 2 L,=1674110 It349.X' J8228' -:r- S507248'( loaoo- -T5--" N5072'48W I_- 1AW L7 ' 1857'58 Ii51.O 4&231' OT FOR CONSTRUCiIO A AAA- 754018 SW7 = i63 AC 0' -100' 50' 200' SCALE: 11= 100' 1EMP. COVSWOWN t;4AI1svT DX NO - REC_ - - -- !II 9rjpEEAsa'ENT I OX NO. - REC - / \ TI'. O.B. TEMP CONSmUC77(hV-2 EASEMENT DOCNC_ /REC () TULTT RIGHT OF WAY EASEMENT P/ AT - . 32014 12/31M Suite 100 Fax: 5900 Pasteur Ct 760-931-7700 PARCEL_A VçP Carlsbad, CA 760-931-8680 92008 APPLICANT: 1 EXHIBIT "B" SHT. 2 OF /0 SHTS. C4t4frFR4 HILLS /I, LLC I IAPPROVED BY: MTI C 929501 CEO O'Y I LLO B. HUMS 2727 /IOOfrER AfrENUE A.P.N. 168-050-17 PH (619)336-J7J5 I R.C.E J2C14 412131104 I R.CL 23889 LXR 12/3/101 5-11-01 9I9 a O'DAY CONSULTM MAY ' DATA TABLE DELTA/BEARING RADIUS I LENGTH 4 A = 1275'16 151.X' J10J4 5 S 315732 E - 625 10 12 =O54226" 1921) 189! 731 N 375YJ2 N' _____ 3,a22' = 1215'16 1J4SfA?' 288 sr )AV CONSUl TAr' MAY 1 FOR CONS] RUC W. AR&4. 15409 5fl .0 AC 200' SCALE: 1 = 100' 1EMP. CONS1R1JC1/ON EASEMENT DOC Na - SLOPE EASE/lENT 4 DOt2Na_. 5 13 SLOPE EAMENT DXNO._ REC - - - - - - — iip. co,vsiii'uc,iav - -. EASEAlENT DOcNa__ REC_ 01 ?13 lr=5900 ________ RIG/IT OF WAY EASEMENT P/AT ¼'Ti Pasteur Ct 760-931-7700 Suite 100 Fox: PARCEL_A Cartsbad, tJ 760-931-8680 92008 APPLICANT: I EXHIBIT "B" I SHT. 3 OF 10 SHTS. b (.4t*E4 HILLS II. tic i I APPROVED BY: I - 2727 HOOVER AVENUE 8 M11ONAL CII) C4 929501 I I I I A.P.N. /68-050-17 GEORGE 0224Y LLOYD S. HUMU twr clq PH. (619)336-3735 I R.C.E. 32014 EXP. 12/31/041 R.Ci 23889 £ 12/31/01 4-J-M 3O )AY CONSULTANT 1 I 1 II I. 1 1 I I 1 .1 I .1 .1 DATA TABLE DELTA/BE.ARING RADIUS LENGTH 5 S 5047322w N 4'1 S3757'32"E W620' N8221'08W 476'24 0 N J757'SfN'0' 10A =0542'26Tij'os'w 2' FOR CONSTRUCTh 0' 25' 100' 20' PARCEL A 1&0# SQFX = .1J AC SCALEz1= 100' EASEMENT I Dm NO I RE___ • N /68-050-19 I C AAN EASE7IENT -- 5 PO/NTA I (1) REC_ 14 6 RIM I ia,p. CONSiRLICIlOAf 1 EASV1W1 1DX NO. suwt EASEMENT AfC - DCC NO. - RM A.P.W /68-050-17 ESSt E JUTATiuu1 P/C/IT OF WAY (ASEMIWT P/Al 5900 Posteur Cl 760-931-7700 Suite 100 Fax: PARCEL A * * vi CorisbuLCA 760-931-8680 çI 92008 APPLICANT: I EXHIBIT "B" SHT. 4 OF 10 SHTS. C4L'UfRA I/ILLS II LLC APPROVED BY:- 2727 HOOVER AItN1/E _______ Ai41XW4L C/T) C4 92950 CEORCE O'[44Y LLOYD 8. HI/BBS - A.P.N. 168-050-17 °I/ (6/9)336-3735 R.CL J2DJ4EKPJ2/J1LO4I-&QE 2i89 PJ2/31/01 5-U-g) 93O - 'I I YDAY CONSULT OA TA TABLE DELTA/BEARING RADIUS LENGTH / SO4YJ'22W - 16a67 , 5 5375j7N W N 5J75'/7' F JO A =45Y6'25 2500' 19 90' 1.31 s8221rE - [Ui; PARCH C At 34 ,2Ft =108 AC NOT FOR CONS TRut, U. Q25 100 50' 200 . I . SCALE- 1=100 - JEYPORARY . ,) CCWSTRIIC71CN V 1 . EAMENT DW NO. A09f 1A Mr NO DOC REM I CONS1Rt/C11ON' 2OPE £4.$IlWT. &4SEYLWT DX Na DX NO._. REC._._ . I . REc.._ Mi I .. .. . UI(YT PA/ONT OF WAY EASEMENT P/AT NO. 32014 5900 Pasteur Ct 760-931-7700 I Suite 100 Fax: cgvi Carlsbad, CA 760-931-8680 92008 APPUCANT: EXHIBIT "8" ' I SHT. 5 OF /0 SHTS. I C4t4I'7?4 HILLS ft LLC . APPROVED BY- 2727 HOOWR AWNUE jL04 __M11ON4L C/1X C4 92950 GEORGE Q'L24Y LLOYD 8. HL/885 a4i A.P.N. 168-050-.!? PH.y619)3J6J735 32014 LXP RCE 23M &rP.12/31/01 - I 5I1-O 51 I DATA TABLE DELTA/BEARING RADIUS I LENGTH' 3 t = 08V328 21000' 1 2.953' 4 56178'45W - 657 -F A = %U.'8 19000' ir 6 SSJI5'lPY/ - 466.71' 1-05 N5375'ltE - 717- 26 L=O151'!Y 990.00' 27 N51233r( - 6028' :: t=O151'19 101000' 3270' 17 PARCEL C AR&t 394,484 3W7 = &AJAC 100, 2OO NOT FOR CONSTRUCTION 50, SCALE: 1=1OO' I 1E'MP. CONSThYJCIICN SLOPE EASEMENT-... EASLJIENT XC NO - OX NO RM,\ REC._ I ON M SLOPE EASEMENT 1EMP. CONS1Tt'11C170N I OX NO. - EASLMERT DOC.NO REC NO. 32014 A - CONSULT RIGHT OF WAY EASEMENT P/AT EKP. 12/31/64 5900 Pasteur Ct 760-931-7700 VR4RCEL C vi Suite 100 Fox: - ______________ Corlebod. CA 760-931-8680 92008 APPUCANT: I EXHIBIT "B" I SHT. 6 OF 10 SHTS. 04L.4kV?4 HILLS II, LW V 'APPROVED BY: I — 2727 HOOfrER AfNUE _______ _ PH. (619)J-3735 I R CE 32014 2/JlIO4LC.El P. 1J1F M4170M4L C/fl CA 929501 GEORGE O'124Y LLOYD lIVeRS A.P.N. 168-050-17 5-U-U 9I74on PTA 1" 100' Lr, 50' 200' SCALE: 1 .100' DATA TABLE RADIUS IIENGTH 6 S5375'lY'W I_46671' 7 r DELTA/BEARING = 2877&6 1451. 00' 71666' 24 1=287Y56 /349.'J 65&28' 25 N 5375/7N . - j PARZ CAREk JW04 SOFT = SEWAC QUAY CONSULTANTS JMAY II NOT FOR CONS TRUC lION sLa°E EASEMENT Na - lEAIP. CONSUC11ON tn EASEMENT DX N REC CL'1VSTRUC1JON out.; nu - M'd'.'. .tt. - RM REC_ "MS _____ RIGHT OF WAY (ASIM(NT PL4T 32O140 LTA 5900 Pasteur Ct 760-931-7700 PARCEL C Suite 100 Fox: Carlsbad. CA 760-931-8680 92038 APPLICANT: I EXHIBIT "B I SHT. 7 OF /0 SHTS. o 4t4k4 HILLS II tic I I APPROVED BY: 1 2727 HOOIfR AVENUE N4170Ai4L C/71 4 929501 GEORGE O'DAY I LLOYD 8. /1L/885 1247t I A.P.N. /68-050-17 ol PH. (6J64J5 I R.C.E 32014 EIPJ2/J1/04 I R& 21889 E'1PJ2/3//O1 I D3xsJ\xaIx2o%DvG\uLAvxR*\9u2Oxo7.w5 5-11-63 1I DATA TABLE DELTA/BEARING RADIUS LENGTH 7 A = 2á7P56 1431.00' 8 S 81JJ'1.r N' Y N8FJJ'lff - 64&89' 24 = 2877'56 134900' 66&28r PAqM CAREt JX48f S12FT, = StC6AC 1 1 Q't)AY CONSUl TANTS .100' . A':'i S 50' 200' SCAJ.E1"=1O0 .... 4OTFORCONSTRUCU' "p awsmwaw Doc NO f4ZWDVr F .S (AMENT mmp CONS1RUCIION XC NO. - . EAJ1ENT 0012N0__ ESP —JULI AOW IS I/C/IT OP WAY EASEMENT PUT 5900 Pasteur Ct 760-931-7700Suite 100 Fax: PARCEL C Carlsbad CA 760-931-8680 ( 92008 APPLICANT: . EXHIBIT "Be . SHT. 8 OF 10 SHIS. C4A4 HILLS II, tic APPROVED BY: 2727 HOOkTR AI'UVUE ________ _ M77CWAL C/fl' C4 92950 CEORG Ot44Y LLOYDS. HUBBS 124 it A.P.N. /68-050-17 AH t 3735 JQg 1XP 12/31/04 RCi 23889 EXP. /2/31/01 =n omwzm foam mfig~ DATA TABLE (j) DELTA/BEARING RADIUS LENGTH 9 L=4522'Oi tJ400' 1068W 22 A = 577828 1451.00' 145/.X PAR(1Z C AREA: J9484 SWT 9% AC O'DAVONSULTANS \ V : COM •• NOT FOR COW jojf CllV I Ri 50' SCALE: 1' = 100' /// ,As.,E4lp CONSTRUC11ON SLOPE EASL?IENT / // EAMENT DX NO. — /7-. 9// OX NO. — Arc / •// -90°E&45811JVT / Doc: NO REC Ob //•. ULTTS RIGHT OF WAY EASEMENT PEW • 32014 i 5900 PateurCt 760-931-7700 0 Suite 100 Fax: PA WEL Carlsbad, CA 760-931-8680 • 92008 APPLICANT: I • EXHIBIT "8" • 'SHT. 9 OF 10 SilTs. CALAIV4 HiLLS it LL I APPROVED BY: 2727 hY)OfR AI'fNl/E ______ /44170M1CfTt CA 929501 GEORGE O'0I4}' LLOYD B. ilL/BBS _ - _ A.P.N. 168-050-17 P/I. (619)336-3735 1 R.C.E 32014 XP. 12/31/04 R.2E 23882 D'P 12/31/01 5-I1-cl semi 'lDk wwo —S .I 10 CONSUL 5900 Pasteur Ct 760-931-7700 Suite 100 Fax: Carlsbad, CA 760-931-8680 92008 DATA TABLE - DELTAL8EARING ( LENGTH III A 522'01 1349.00'/0&&14 A o47f16 25400' 19.01' S3/57"1' 7126' IT A = 00935' 2255' IT A = 07fl3I6 k25'o0W01 5' lf IT S2414NW 16flN = 90Q152D __A 39.56' (YDAY C21JSULTNTS \p _ 1AV _ __ / EASEMENT 7 / DXNa_ / - - - - ow No IREC I / )ç / / TMP RVCAV II / DXNQ_ 0' 25' 100' 1 50' 200' SCALE: r= ioo' ARA 208-0/0-32 PAR0EL C AA: J94 484 5.F7 = 108 ACf/2 V NO. 32014 RIGHT OF WA LEASEMENT PMT . PAPCEL C \!!' DATA TABLE NO DELTA/BEARING RADIUS LENGTH N 6623'JfJf' 6.08' r 19 17 N 7rJ5'09 iY 76.93' A = 0/7005w 665531' /39 • S 80231/f _____ 6214' 20 A=9038'21 25.00 39.5 21 1 N247445E - ,/455r W-58' 22 1 A=.5778'28' 1451.00' /451.30' SLOPE EASEMENT DO Na - REC_ ARI/ 168-050-17 SHT. 10 OF /0 SHTSTI CALAfrV4 HILLS II, tiC I IAPPROVED BY: 2727 hvolfR AWNUE I _________ __ N4l7OM4i C)7Y 04 92950t CEORGE (IDA)' LLOYD 8 HUMS o,iir A.P.N. 168-050-17 g 1213 11011 RE lJ 12/3//01 208-010-32 P/1 (619)336-3735 I - _DAT14 TABLE DELTA/BEARING RADIUS LENGTH / NJ5'49'23W - .8230' 2 N 33293.9' W - -P-8-, ' T N2rJJ'51'w 9382' T N/OVI'OJW - T7-807- 5 NO94728WE - 7766' T NI/71'JBW - 1a5' 7 N 1756'OJ'( - 81.20' N f6t76k7E i- 6101' 9 N 475438 W 34.83' 10 NO1P7'06E - /254' T S 6772'sf E - 55 32' /2 N /32/33 ( - 64.75' 13 N0P41'09E - 28 S/J'36'58E - -w s 2OWWO IV :o- s 07J4'02' IV 3/ S 8370J5b E - 2585' :ii- S0418'22W - 4794.8 A.PN /68-050-17 / (YDAY CONSI.QTA IN' TS yr 0' 25' 100 ia 50' 200' SCALE: 1'=1O0 PARZ A AAA: 7.210 5k2FT= 1.68 AC 1/' / IJ•I IF. 14#LI l#S.J SS# CON' SULTAI • iWPNI)0!1 EASEMENT PLAT NO. 3201A 5900 Pasteur Ct 760-931-7700 PARCELSulto loo Fox: v A Carlsbad. CA 760-931-8680 92008 APPLICANT: EXHIBIT 9D SHT. 2 OF 3 SHIS. CAlAkERA H/I.Ls iiz.ic APPROVED BY: 2727hWRAItNUE _______ N4I7ONAL C1T'? CA 92950 CEORCE 0'a4Y LLOYD 8. HL'BBS DA7,r A.P.N. 168-050-17 PH. (619)3J6-3735 R.E. 32014 £%'P. 12/31/04 RC.E 23889 £ 12/31/01 5-17-GI Oé324 -• DATA TABLE DELTA/BEARING RADIUS LENGTH 13 N0r41'OSE 108.96' i2i N0445'JJW — 98.34' 15 No55J'2rE — 61.44' /5 N869'2fE — /7 N/1V0'43E — 2311' 18 N /5V6'58 W 82.23' /9 N252/'S(tE J9.75 20 N1179'07E - 35.34' 21 S 845742 E -- 21.52' 22 SO/70'14"V/ 12352' 23 S,9Y455eE — 4286' T S 087333 IV - 57.30' 2I SJSV2'58E - 1Z14' 26 S0419'lf IV 91.68y- 27 1 S,97lJ6bE - 24.96' 128 1 S /J36.58 E - 45.2/' lop, 50' 200' SCALE: 1 = 100' PARZ A ARM 74210 SW— 1.68 AC A.P.N 168-050-17 ESSj INUNDATION EASEMENT P/AT (Le ( . 32014 WTDTTATS 5900 Pasteur Ct 760-931-7700 Suite 100 Fox: INTERIM — PARCEL A Carlsbad, CA 760-931-8660 92006 , APPLICANT: EXHIBIT "B" SHT. 3 OF 3 SHTS. iD C4LAVER4 HILLS II, LLC . APPROVED BY: 2727 HOOVER AVENUE 8 NATIONAL CIfl C4 92950 GEORGE OVAY LLOYD 8. WUSSS' DATE A. P. N. 168-050-17 PH. 519,)JJ6-3735 R CE 32014 £VP. 12/31/04 R.c.t 23889 £%'P 12/31/01 9O0PI03.d.0 &21O1 1.27.11 p.. \\\ LELEND: \\\ RIG//TOP WAY \ £4SEME1v7 U/If \ LOT I &ISEMDVT AREA M4PNQ, — \ 4515 OF 8E4R/NC3 07 1IIE BASiS OF BEARINGS IS 1//f SW11IERL V LINE OF R 0.5 16661 1EN89253PW LOTE ''' °'° PARCEL A LEG4L IESCR/P17ON: POR11ONOF LOT EOPU4P82J, RECORDED NOVEMBER 16, 1896 H SCALE: 1 = 500 V/C/MTY MAP 0 NO SV..4E INUNDATION EASEMENT P1.41 C"i NO: 32014 rh — CONSULTA EXP. 12/311/04)Qq J 5900 Pasteur Ct 760-931-7700 Suite tOO Fax: ULTIMATE — PARCEL A IVII- Carlsbad. CA 750-931-8680 OF 92008 APPLICANT: I EXHIBIT "B! SHT. 1 OF 6 SHTS. C4L4frV4 HILLS 1/, LLC I IAPPROVED BY: 2727 HO0fR AVENUE AIA77ONAL C17 C4 929501 GEORGE OVAY I LLOYD 8. HUMS DATE A. P. N. 168-050-17 PH. (619)336-3735 I R CL 32014 EXP. 12/31/041 R.c.E 23889 LXP. 12/31/0! 168-050-19 DATA TABLE DELTA/BEARING RADIUS LENGTH 1 113355',fE -. 26.26' 2 N/178'04E - 1253' 3 NJ6V8'//E 15.82' 4 N1825'16'E - 6528' 5 1 N0648'tfE - 3116' 6 N18V700'E - 5644' 1 N2251'22E 26.64' 8 N1354'41'E - 51.89' 9 N 2549'15 W - /9.05' 10 N 1,r4748 W - 44.21' /1 NCrJ6'lrE - 2858' 12 N 21J0'25 E - 3533' /3 N /6Y8'41 E - 80.73' 14 N 243259' W - 2624' /5 N1427'SlE - 25.67' 16 N3271'07"E 60.89' /7 N2070'OJE 3344' iL t= 10 W'00' 1451.00' 1 270.13' PARCh A AREk 504,629 .fl= 11.58 AC 0' 25 100' 50' 200' SCALE: 1 = 100' Th- NS UL4 A^ I 5900 Pasteur Ct 760-931-7700 Suite 100 Fax: Carlsbad ,CA 760-931-8680 92008 INUNDATION EASEMENT P1AT ULTIMATE - PARCEL A I APPLICANT: EXHIBIT "B' I SHT. 2 OF 6 SHTS. I LC 4LAWSRA HILLS/I, 110 APPROVEC BY: 27 HOOVER AVENUE 11ONAL C/Tfl 14 92950 GEORGE 0V,4Y LLOYD 8. HUMS DATr A.P.N. 168-050-17 . (619)336-3735 ROE 320/4 EXPWIJ11041 RC.,- 23889 EA'P. 12/31/01 I I 98200? 1124g 6-21-01 1.3203 p.. DATA TABLE DELTA/BEARING RADIUS LENGTH /8 N1273'4/'E - 99.öö 1.9 N O/V5'JIPE - 67.85' 20 S2970'24E - J541' 21 S407J2E 22 N7520'/6E - 2148' 23 N7,'42'JrE — 60.13' 24 50fl4'oPE - 61.80' 25 53229'ItPE - 11.80' 26 S/936'4PE — J538' 21 539 V1'29E - IL 50650'crw - 7844' 29 N7ÔV/'281E - 46.68' JO S5257'08E —. 4j31' i A = 2332'/V 211.5/' 8i' 44 N /821'15 W - J4.12' 45 N /126'43 bY - 6866' 46 NOÔV.5'26W - 116.46' 41 N /33546 bY - 11.37' 48 N2032'JPW - 83.86' 49 S 8931 5 E - 24.89' PARCEl A AREA- 50029 SQFT= 11.58 AC 19 if S 18 j 0' 25' 100' 50' 200' SCALE: 1" = 100' DATA TABLE DELTA/BEARING RADIUS LENGTH 50 520 va'JrE - 33W i S 1J71'Sö E - 55.94' 52 S 11 Y2'00' E - 5J28 53 SO8VJ'38E - 39.69' 54 5142646E — 84.51' :w- 31919'4tE — 91.i 56 51178'39E - 25.68' 57 S OJ'41'46 If - 46 58 S 05?J54 W 59.42' 5900 Pasteur Ct 760-931-7700 Suite 100 Fax: Carlsbad. CA 760-931-8680 92008 SEE SHEET 4 IN4'NDA1/ON EASEMENT PUT U17/MATE — PARCEL A APPLICANT: EXHIBIT "B' J SHT. 3 OF 6 SHTS. 1 /ArrKuvr-u NATIONAL CITY. c4LAVER1 HILLS // tIC b1 2727 HOOVER AkENIJE _ 4 929501 GEORGE OVAY I uovo a HUD&S I A.P.N. 168-050-17 PH. (619)336-3735 I R. CE 52014 al'. 12131104 R. C.E 2,089 EXP. 12/31101 9xeAP113.d9 2I01 1,3432 PR mcT2 *fl2C& SP qe,n.p, F///j EN U 13 JUtJ IJL 2W SCALE: 1 = 100' AVE SEE SHEET 6 FOR /2,414 TABLE SEE SHEET 3 SEE SHEET 5 co : 32014 La EXP 12/31/04 \, j. APPLICANT: EXHIBIT "B" SHT. 4 0F 6 SHTS. C4LAVERA.J1/LLS//, /10 APPROVED BY: 2727 HOOVER AVENUE N4T/ONAL CYTY, CA 92950 GEORGE OVAY LLOYD 8. HU88S DATE A.P.N. 168-050-17 PH (619)336-3735 R.C.E 32014 EXP. 12/31/04 R G.E 23889 LXP. 1213/JO! 20AP04&.e 6-21-0 139'03 pn 1fl OAS1Th qmXSP O*fl&PI c SOU A71 S 5900 Pasteur Ct 760-931-7700 Suite 100 Fox: Carlsbad. CA 760-931-8680 g 92008 IJIUNDATION EASEMENT P/AT ULTIMATE PARCEL A DATA TABLE (ij) DELTA/BEARING RADIUS LENGTH 84 S 041322 W - 550.56' 85 N 375732 IV - 625.10' 86 A = 10*40'00 1451.00' 270.13' PARCEL A AREA: 50629 Sfl= 11.58 AC SEE SHEET 4 NO. 32014 EXF. 12/31/04 OF APPLICANT: EXHIBIT "B' SHT. 5 OF 6 SHTS. C4L.4 VERA HILLS II, LLC APPROVED BY: - 2727 HOOVER AVENUE NATIONAL CI1) CA 92950 GEORGE OVA)' 110)7) 8. I/UBBS DATE A.P.N. 168-050-17 PH (619)336-3735 R CE 32014 EXP 12/31/04 R.c.E 23889 EZRJ2/Jf/01 99001 1 1 1 54 6-21-01 l.426 O., SCALE: 1 = 100 /MUND,4 T1ON (AS(M(NT P/Al ONSUL fiI I Suite 100 Fax: 5900 Pasteur Ct 760-931-7700 MAMA IT — PARCEL A Carlsbad. CA 760931-8680 92008 DATA TABLE DELTA/BEARING RADIUS LENGTH N247445( - 11(54' L = 07ur36 1346.00' 165.85' ..i_ E = 001955 /95800' 2255' 4 NJ17'56E - 2i26 5 t=047J16a 25800' 19.01' —T =4522'O/ 1349.0 14 0' 106814' i /5 S J0J82' N' - 266.73' S 39Y39' N' - US.??' 31' 3191' 18 E 90Y952 2500' 39.56' 16 N6642'l(YW - 1153' 25'O' 100 --- 5ff 200 IL t=007Pa.r 6837 SCALE1=1OO PARZ A AREk 49Z 3fl 9. 897S36 AC A.P.N. 208-010-32 I .OPEEASET A.PM 168-050-17 DOC NO- ROAD E$1 b hl hi ENT \\ oW- z1 \- pcoNs1 I \ roN EAMbor,_...__ OUAYCONSI.JLTANTS I 05, 1AY NUI FOR WNS1RUCTION, NO. 31/04 590OPosteu760—g31—OO MllON M(PT Suite 100 Fax: cr Carlebed, 780-91-8680 PANEL 92008 - ; APPUCANT: EXHIBIT "B" SHT. 2 OF 10 SHT. 4L4frER4 HILLS i iic APPROVED BY: 2727 HO0kfR AVENUE WOW CI7) C4 92950 GEORGE O'OAY LLOYD B. HUMS iw A.P.N. /68-050-/7 P/I. (6/9)3J6-3735 pt'p f)fli4 YP 19/TI/rid rc ,TqRo LI'P II?1/n1 208-0/0-32 5-U-0 ueaeo- DATA TABLE DELTA/BEARING RADIUS I LENGTH 6 = 45 22'01 /349.00' /0ta14' 12 N 7755J4' W - 63512' 13 S65'35'1JW - 494.30' IL. S J9J7iJ9W W 0' 25' 100' mmdomommomd 50' 200' SCALE 1 = 100' PASR(ZZ A AREk 407,897 .W.FT -.qJV AC i)O iONS1JLtATS OU1 OT OR CONSTRUCTION hi tn C 0 N S U L T APW TS M/I1Q.ATFON EASE" PL4T 5900 Pasteur Ct 760-931-7700 -. Suite 100 Fax: Cortsbod. CA 760-931-8680 92008 APPLICANT: EXHIBIT "B" SHT. 3 OF /0 SHT. C4lAfr4 /1/LLSIi LW APPROVED BY: 2727 HOOPER AIfNUE _________________ N4170M41 C/7) C4 92250 CECR6 MY tl0fl) 8. HLIBBS ü4TE A.P.N. 168-050-17 P/I. (619)336-37J5 R.CE 32014 12/31/04 RCE 23889 ExP1,2/31/0/ ,,\3VK\p5gJ\5e1C%DVGSCM.AviRA9SW5 5-fl-Q owl ommit ,rp sun" SCALE: = 100' 1ElP CONsrRuc17 —.. £43M&Vr CANNON REC 6 Z: ' — NEC DATA TABLE DELTA/BEARING RADIUS LENGTH 6 f=452271' 134900' 106514' 7 N 81J3'IJ E - 525 19' 8 E=12274r JJa47' 11.87 _.L A = 3.4ja 301.25' 187.85' _LQ L=J1555 277.14' 154.44' JL S MOON W - 12526' IL.1 N775574'W - I 63512' PAR1 A ARE4. 407,897 SOFT = .Q-VAC ROAD 2WE EA_ MOW 7 — CONSULTANTS CQNS1RUCiiUt 01~'- CONSULT ARN IS 5900 Pasteur Ct 760-931-7700 Suite 100 Fax: Carlsbad. CA 760-931-8880 92008 ISNT. 4 OF 10 SHT. 5' /1 LW APPROVED BY: AIfNUE C4 92,950 GEORGE O'L24Y - LLOYD B HI/BBS a4TE A.P.N. /68-a50-17 4735 R.C.E 320/4 EXP./2/31104 R.C.E. 23889 EXP.12/31/0J cAVxRA\9x2eANmmG 5-U-el es4 ewe DATA TABLE DELTA/BEARING RADIUS LENGTH 1 1=219'57' 1451.00' 7085' 8 S5r3.9'15w - 116594' 9 S4819'rw - 404 Jl' 10 S65V9'20'W - 24816' II 1V73 208616' Z7.'Y' /2 A = 23'49'04' 121.19' 5238' IL A=1018'55 391.81' 1 7a54' QUAY CONSUL iANT..: DATA TABLE (j DELTA/BEARING RADIUS LENGTH 14 A= 1448'19 1231J' 37.82' 15 A = /0757'.0 Ja8' 5837' j A = 2120'02' 3309' 12.32' .L A = 373121" 88.01' 5833' /8 A = 6J7J21" 1 /725' 1 18.11' 19 A = /079'JO 194.65' 1 3621' 20 A = 02544r 1 204d44' 1 10172' PARaL 8 ARa• 227,211 3WT = 5.22 AC MAT I CANNON ROAD NOT FOR ROM CONSTRU ,—_ - - Na -&& ic~A,5,aysr C26-,, SCALE: 1 = 100' U12.P 31 - CONSU L I MIT/CA 5900 5900 Pasteur Ct 760-931-7700 Suite 100 Fax: *0 PLA CTIve Carlsbad, CA 760-931-8680 CF. 92008 APPLICANT: I EXHIBIT "B" SHI. 5 OF 10 SHT. 41AI'4 HILLS I//IC IAPPROVED BY: 2727 H00ktR AItJ1UE LL0 YD BHU A.P.N. /68-050 -17 P. (6/9)336-J7 --R.CC I 32014 £/2/1114M R.CL2q9 MF2/31/01 5-Il-SI 91041 002mm =mow DATA TABLE )[PTA/BEARING RADIUS LENGTH = 27?95P /45/.ixf 704 8.5 2 N5375'!75 E - 4667,T ft S5!39'/5 H' - 115591' 100' 50' 200' SCALE: 1" 100' PARR 8 AREk 227,211 512FT = 522 AC. (VOPV CONSULTANTS MAY 2OO NOI FOR CONSTRUCTION • NO. 14 1TLTTT Exp. I IM JJ 5900 Pasteur Ct 760-931-7700 MIIIG.4TION EASEMENT S&La 100 Fa Ct. Carlsbad, CA 76-931-8680 -PARCEL B 5-4-Cl 9.36 100' 50' - 200' SCALE: 1' = 100' DATA TABLE DaTA/BEARING RADIUS LENGTH _L N 5375'/P E - 486:71' = 08U528' /90.00 26.77 4 N6t78'f5'E - 61.57' 5 A = 08V.J'28' 2/0.00' 29.5.7' ..A.. N 537577'E - 2570.9' _L1 S0473'22'W - 80.79' .L S5179'15'W - 0'DAYCONS1JL84 227,211 sa = 522 AC MAY NYI FOR i;OWSTHIWL HON' EA5EMmT DOC NO---- irc#. NO.IM 4 ar Ct 7609317700 M/)7C4T10N EASEMENT P/A Suite 100 Fax: T V) Carlsbad. CA 760-931-8680 PARCIZ S OWIF 92008 APPLICANT: EXHIBIT "9" SHT. 7 OF /0 SHT. 4t44 HILLS II, LW APPROVED BY: 2727 HOOVER AVENUE ________________ 1"Y A17ON4L C/7) 4 92950 GEORCE CZ4Y LLOYD 8 #iueac _ A.P.N. 168-050-17 (619)J36-3735 R.C.E J2014 LXP12171/O4 R.CE 289 EKP. 12LL/QI 5-It-Cl 9a7 O'25' 100' 50' zOO' SCAM 1'= 100' ' - DATA TABLE DELTA/BEARING RADIUS LENGTH / N 7976'17't - 7.172' 2 N 29IE - I09.2' 3 N80V7'JOE 5549' T t=56Ufl9' 11.18' /94' r L=4415'2P 498' 3629' 'T S 09770/a IV - 67.64' 075921 74244' 10359' 8 S 17374/ IV - 9244' 9 .046'OB' 3709' 2/.8 10 S 6558'24W - ZY 11 N307624W 1 - 277.74' 12 N 422940w IV I - 42I' PMrILCAREk 41,759 san Q96 AC \ &t•MENT DOCNO._\\ • O'UAV CONSULTA IS' REc. ._ -4 08' 2 MAY 1 1 N 136.00 3 NOT FOR CUNSTRUI'Tft t zwovr \ 1EMP caysr £4SEMENT 9 REC cL DOC NO.— çrEssj EXP. 12/31/04 O~S ULTE S MIJ7QA TION EASEMENT PLA Carlsbad. CA 760~931-8680 c 5900 Pasteur Ct 760-931-7700 V1 Suite 100 Fox: or omxl 92008 APPLICANT: EXHIBIT "B" SHT. 8 OF 10 SHT; 4LAkEM HILLS 1/, tic APPROVED BY: 2727 HOOPER AiENUE _______ N41AW C/Ti L4 92950 GEORGE o 4 8. LLOYD 8. /11/BBS üit A.P.N. 168-060-/7 P/1J619)3J6-3735 RC.E 32014 'EA'PJ2/JI/04 R.CE 2.89 EXPJ2/J1101 5-11-Cl 9.3aG1,. (TAY CONSULTANTS 0' 25' 100' 50' 200' SCALE 1 100' - .21.WffT1O fac' DATA TA&( ROW (.4SEMENT XC NORM _I - NOT FOR CONS) RUC I)UIV SLOcE EAJIENT PDX: NO Mvp. MST EA DCC. NO. POB FESSI EXP. 12/31;i4 5900 o:e! Ct !o931oo % MificA 110; (ASEUtNI PL4T Suite 100 Fax: 4 Ø Carlsbad, CA 760-931-8680 MAM 92008 APPLICANT: EXHIBIT RB" SHT. 9 OF, /0 SHT. C4t4I'V4 HILLS f/ LW -, APPROVED BY: 2727 If' AfNUE _______ A&4770A141 C17) 'Cl 92950 GMT OVIY LLOYD B. HUBBS air A.P.N. 168-050-17 PARCZ 8 ARM 129, M4 $2 FT = 297 AC d2 CDISU~L.TA Is (23 FESS/ Z; NO. 32014 la EKP. 12/31M 0680 PAR j 5900 Pasteur Ct 760-9~1-7700 Suite 100 Fax: 93 Carlsbad. CA MIT/GA T/OM LASEMENI PLAJ 92008 21. APPLICANT: EXHIBIT "8" SHT. 3 OF 3 SHT. C4LAVE74 HILLS II, tic APPROVED BY: 2727 HOOVER AVENUE _ A417ON4L c/1v (24 92950 GEORGE 0DM LLOYD S Ht/88S DATE A. P. N. 168-050-17 PH. (619)336-3735 R C.E 32014 £ 12/31/04 RCL 23889 £VP. 12/31/01 DKPROJ\9910OVG\CALAVERA'.98200PMO3.DV6 7-2-01 434.16 p. - Expertise: Mr. Rasmuson has been actively appraising real estate since 1977 as an independent fee appraiser. Rasmuson Appraisal Consultants was established in 1984 and has valued over 1,000 properties to date. Specialties include the valuation for litigation purposes including easement and right-of-way appraisals, appraisal of motels/hotels, apartments, office buildings, industrial properties and all types of vacant land. General appraisal experience includes valuation of residential subdivisions, industrial subdivisions, single-family residences, mobile home parks, estate valuations, partial interest valuation and retail commercial properties. Appraisal assignments have been performed primarily in San Diego County but haveincluded within communities in Southern California and Arizona. Business: President - Rasmuson Appraisal Consultants 14665 Yukon Street, San Diego CA 92129 Phone: (858) 672-1796 Fax: (858) 672-3816 Email: garyrasmusonappraisal.cbm Selected List of Clients: Arco Bank of America California Bank and Trust Caltrans Centre City Development Corporation City of Chula Vista City of Poway City of San Diego City of Oceanside City of Vista County of San Diego Comerica Bank Daley& Heft Higgs, Fletcher & Mack John Burnham Company Memberships: Fidelity Federal Bank Great Western Bank Grossmont Bank McMillan Communities Imperial Bank La Jolla Bank and Trust Midas Realty Corporation Office of Thrift Supervision Port of San Diego Southern Pacific Bank San Diego City Schools San Diego Gas & Electric Company Union Bank of California U.S. Navy Wells Fargo Bank Appraisal Institute - MAI Designation (No. 6926); SRA Designation Past National Director - 1994; San Diego Chapter President - 1984 (SREA) Director - 1987-89; 1994-1997; Regional Representative - 1991-1997; Treasurer - 1990; California Legislative Committee: 1992 State of California - California General Real Estate Appraiser License No. AG002571; Expires February 4, 2004 International Right of Way Association - Member Education: Bachelor of Science, Business Administration; Economics Major University of North Dakota - 1977 Successful completion of the following courses sponsored by Appraisal Institute: = Basic Appraisal Principles (1-A) Business Valuation - SREA The Appraisal of Partial Acquisitions Standards of Professional Practice Capitalization Theory and Techniques (1-13) Case Studies in Real Estate Valuation Valuation Analysis and Report Writing Litigation Valuation Seminars (Partial List): Litigation Seminar Analysis of Problem Properties Apartment Seminar • Capitalization Update Seminar Appraisal Regulation Seminar Fair Housing Seminar Subdivision Analysis Seminar Hotel/Motel Valuation Seminar Qualifications Qualified Expert Witness, Federal Bankruptcy Court Qualified Expert Witness, California Superior Court Appointed Special Master to Superior Court Coure Instructor - Appraisal Institute Course Capitalization Theory & Techniques 310 and Capitalization Theory & Techniques 510 : Received Distinguished Service Award - 1991 San Diego Chapter of the Appraisal Institute