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Home My WebLink AboutCT 83-19; CALAVERA HILLS VILLAGE T; SUPPLEMENTAL APPRAISAL REPORT; 1987-04-10SUPPLEMENTAL APPRAISAL REPORT FOR VERNON ASSET MANAGEMENT OF CALAVERA HILLS COLLEGE BLVD. DRAINAGE EASEMENT DATE OF VALUATION APRIL 9, 1987 DATE OF REPORT APRIL 10, 1987 BY LEE C. JOHNSON COMPANY 8321 LEMON AVENUE LA MESA, CALIFORNIA 92041 (619) 462-4350 - I I I I I I I I LEE C. JOHNSON COMPANY LEE C. JOHNSON COMPANY LEE C. JOHNSON, MAI, SRPA ROBERT J. PFLIMLIN, SR/WA RANDY A. TAGO KENNETH A. KEAGY JEFFREY C. JOHNSON JOEL S. JOHNSON ESTELLE GEHRINGER KEITH 0. WRIGHT April 6, 1987 8321 Lemon Avenue La Mesa, California 92041-5287 (619) 462.4350 File No. 87164 iii Vernon Asset Management do Old Stone Real Estate Services of California 3665 Kearny Villa Road, Suite 160 San Diego, CA 92123 ATTN: Steven L. Thiros, Asset Manager RE: College Boulevard Drainage Easement - Calavera Hills Off-Site Requirement Gentlemen: Our appraisal report 87111, dated February 2, 1987 to Vernon Asset Management, appraised three drainage easements in two ownerships required for development of College Boulevard northerly of proposed Calavera Hills project. We have now been requested to appraise additional interest in the same two ownerships required for development of College Avenue. These two ownerships, known as Chows Development, Inc., and Sully Miller Contracting Company, are the same properties described more completely in our report 87111. To avoid redundancy that report is herewith incorporated by reference. We will provide a copy of that report to an authorized reader of this supplemental report should that be required. This supplemental report focuses on the additional slope easements as described in this supplemental report. For the convenience of the reader, we have consolidated in this supplemental report, value conclusions of the previously appraised parcels and the additional parcel under the same ownership. It is our opinion that the just compensation of the properties, subject to the assumptions as set forth within the body of this report, is as of April 9, 1987. Chows Development Inc .............Parcels l&2.....$1,720 Sully Miller Contracting Co ....... Parcels. 1,20...$2,900 REAL ESTATE APPRAISERS AND CONSULTANTS - J lv We hereby certify that we have no interest in the property appraised, present or prospective, and that our opinions are in no way contingent upon the basis of employment. We further certify that to the best of our knowledge and belief the statements and opinions contained in this appraisal are correct, subject to the limiting conditions expressed herein, and that this appraisal has been made in conformity with the Rules of Professional Ethics and Standards of Practice of the American Institute of Real Estate Appraisers. Respectfully submitted, /Ro e Wri . RJP:eg LEE C. JOHNSON COMPANY Table of Contents Location Map ii Letter of Transmittal ...................................iii Introduction ..........................•.... . . . ...... I-i Key Map.............................................1-2 Construction Map...................................1-4 Valuation ..................... . ........................ I-ic Chows Development ...................................... II-1 Sully-Miller ............................................111-1 IN LEE C. JOHNSON COMPANY PURPOSE OF THE APPRAISAL The purpose of this appraisal is to estimate the economic effects of a road access easement on the herein described and identified property, subject to the assumptions and contingent conditions as set forth in this report. DEFINITION OF VALUE SOUGHT The term "market value" as used herein is defined, as: The fair market value of the property taken is the highest price on the date of valuation that would be agreed to by a seller, being willing to sell but under no particular or urgent necessity for so doing, nor obliged to sell, and a buyer, being ready, willing and able to buy but under no particular necessity for so doing, each dealing with the other with full knowledge of all the uses and purposes for which the property is reasonably adaptable and available. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: buyer and seller are typically motivated; both parties are well informed and well advised, and each acting in what they consider their own best interest;' a reasonable time. is allowed for exposure in the open market; payment is made in cash or its equivalent; financing, if any, is on terms generally available in the community at the specified date and typical for the property type in its locale; and the price represents a normal consideration for the property sold, unaffected by special financing amounts and/or terms, services, fees, costs, 'or credits incurred in the transaction. 1 California Code of Civil Procedure, Title 7, Eminent Domain Law; Chapter 9, Compensation; Article 4; Paragraph 1263.320.. LEE C. JOHNSON COMPANY vi LIMITING CONDITIONS AND ASSUMPTIONS vii In the preparation of this report certain basic assumptions have been relied upon. There are also certain limiting conditions which circumscribe the scope of this report. It is assumed that information and data, including maps and engineering estimates, furnished by our client and others are substantially correct. That no guarantee is made as to the correctness of I estimates or opinions furnished by others and which have been used in making this appraisal. That no liabilities be assumed on account of inaccuracies in such estimates or I Ofl1.OflS. As a title report has not been furnished, title of the property appraised is assumed to be marketable and free of - S I . all liens and encumbrances including easements, rights-of-way, restrictions and reservations of record which could adversely affect its value. I 4. That no liability is assumed on account of matters of a legal nature affecting this property, such as title defects, I . liens, encroachments, overlapping boundaries,et cetera. Maps, photos and plats furnished by this appraiser are not based on a survey but are furnished as an aid to the reader I in visualizing the property. Disclosure of the contents of this appraisal report is governed by the By-Laws and Regulations of the American I Institute of Real Estate Appraisers of the :National Association of Real Estate Boards. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraiser or the firm with which he is connected, or any reference to the American Institute of Real Estate Appraisers or to the M.A.I. or R.M. designation) shall be disseminated to the public through advertising media, public relations media, news media, sales media or any other public means of communication without the prior written consent and approval of the Lee C. Johnson Company. LEE C. JOHNSON COMPANY CERTIFICATE OF APPRAISAL The undersigned does hereby certify as follows: I have no interest, present or contemplated, in the real estate that is the subject of this appraisal report and have no personal interest or bias with respect to the subject matter of this appraisal report or the parties involved. That the fee for the investigation and the preparation of this report are not in any sense contingent upon the amount of the value herein reported, nor contingent, upon anything other than the delivery of this report. To the best of my knowledge and belief, the statements of I fact contained in this appraisal report, upon which the analyses, opinions and conclusions expressed herein are based, are true and correct. I The analyses, opinions, and conclusions contained in this report are limited only by the reported assumptions and limiting conditions (imposed by the terms of the assignment or by the undersigned) and are my personal, unbiased I professional analyses, opinions, and conclusions. I The analysis, opinions and conclusions were developed, and this report has been prepared, in accordance with the standards and reporting requirements of the Federal Home Loan Bank Board. No one other than the undersigned prepared the analyses, conclusions and opinions that are set forth in this appraisal report. The real estate which is the subject of this appraisal was valued as of April 9,1987. '1 Robe (t J. Pflimlin LEE C. JOHNSON COMPANY QUALIFICATIONS I ROBERT J. PFLIMLIN, SR/WA EDUCATION San Diego State College B.A., Economics, 1952 I Postgraduate study Business Administration, 1955 to 1956 I University of California at Irvine Chancellor's program involving community leaders in planning processes, 1967 University of California Extension Division San Diego, Los Angeles, and Irvine Various courses in Real Estate American Institute of Real Estate Appraisers Basic Principles (I), 1961 Urban Properties (II), 1963 Capitalization (IV), 1966 Investment Analysis (VI), 1975 I International Right-of-Way Association Principles (101), 1970; Negotiations (201), 1973; Management (301), 1974 I Society of Real Estate Appraisers Mortgage Analysis, 1974 I Income Property Appraising (201), 1980 PROFESSIONAL International Right-of-Way Association MEMBERSHIPS SR/WA Certificate No. 146-1968 I APPRAISAL Actively engaged in appraisal of real EXPERIENCE . estate since 1956 I .Right-of-Way Agent, Division of Highways State of California, 1956 to 1959 Property Agent, County of Orange, 1959 to 1969 Director of Real Property I .County of San Diego, 1969 to 1978 Responsible for all appraisal, acquisition, surplus- property sales, property management, and leasing I . . . functions of the County of San Diego, excluding tax assessment. Managed a staff of 60, including designated appraisers, right-of-way agents, and engineers. Independent Real Estate Appraiser/Consultant associated with Lee C. Johnson Company 1978 to present I SUPPLEMENTAL Qualified as Expert Witness INFORMATION Superior Court, State of California Public Utility Commission, Stateof California Board of Equalization, County of Orange, California I. . . . I LEE C. JOHNSON COMPANY REPRESENTATIVE CLIENTS x Asaro and Keagy Ashley, Brady and Cerniglia Atherton, -Allen, Mason and Cannon Davies, Barwick and Knowlton Gray,-Cary, Ames and Frye Hervey and Wood Higgs, Fletcher and Mack Jenkins and Perry Jennings, Engstrand and Henriksor Knutson, Tobin, Meyer and Shannon Lightner and Castro I-- Alessio Leasing Corporation Atlantic Richfield Corporation Coldwell Banker Management Corporation Continental Title Insurance Copy Line Corporation Cubic Corporation Data Card-Corporation Eastman Kodak Equitable Relocation Executrans, Inc. Foodinaker, Inc. Grosnont Hospital Gulf Oil Company - U.S.A. Homequity, Inc. IBM Corporation Insurance Company of North America International Harvester Investors Mortgage Insurance Corporation KFC Management Corporation Lindley, Lazar and Scales Luce, Forward, Hamilton and Scripps McDougal, Meloche, Love and Eckis McInnis, Fitzgerald, Rees Metz and Monaghan Much, Wolfsheiirer, Wagner Mitchell, Ashworth and Keeney Porter and Huffman Seltzer, Caplan, Wilkins and McMahon Wright and LEstrange Kaiser Hospital Kayo Oil Company Non-Linear Systems Pacific Telephone and Telegraph Prudential Life Insurance Company Relocation Realty Service Corporation Salk Institute San Diego Gas &Electric Company Safeco Title Company Servomation Corporation Shell Oil Company Square Pan Pizza Corporation Standard Oil Company Texaco, Inc. Title Insurance and Trust Company TI Home Transfer Corporation Transarnerica Corporation Union Oil Company Westinghouse Corporation Baldwin Company Kendall International Best Construction Marsco Development Corporation Brennan Enterprises Mobil Land Corporation Broadmoor Homes Pieri-Debbas Enterprises Chilcote Inc. Progress Development Drogin Construction Company Rancho San Diego Dunphy Construction Company Ray L. Huffman Construction, Inc. Gas con Development Roth Construction Corporation Genstar Corporation Roy B. Collins, Inc. Harry L. Summers, Inc. Wolfe Development - LEE C. JOHNSON COMPANY GGJERNMENT AGENCIES Xi Caltrans City of Brawley City of Carlsbad City of Chula Vista City of Del Mar City of El Cajon City of El Centro City of Escondido City of Imperial Beach City of La Mesa City of Lemon Grove City of National City City of San Diego County of Imperial County of San Diego Federal Deposit Insurance Corporation Federal Housing Authority Internal Revenue Service Metropolitan Transit Development Board Otay Municipal Water District State of California United States Navy Unified Port District U.S. Border Patrol U.S. Customs Various California School Districts Veterans Administration LENDING INSTITUTIONS. All Valley Acceptance Advance Mortgage Aetna Life Insurance Company American Mortgage Express American Valley Bank Bank of America Bank of Commerce Bank of Coronado California Canadian Bank California First Bank California Heritage Financial Capital Bank of Carlsbad Citizens Western Bank Champion Mortgage Crocker National Bank Cuyamaca Bank Eaton Financial First Bankers Mortgage Company First Catrrercial Bank First Federal First La Mesa Bank First National Bank of North County General Mortgage Girard Savings Great American Savings and Loan Guarantee Mortgage Heartland Savings and Loan Home Federal Savings and Loan Imperial Savings and Loan Investors Mortgage Insurance Company John .Burnham and Company La Jolla Bank and Trust Lomas and Nettleton Metro Financial Meracor Mortgage Pacific Coast Savings and Loan Peninsula Bank Peoples Bank Progressive Savings and Loan San Diego Trust and Savings Bank Security Pacific National Bank Security Savings and Loan Source Funding Sumitomo Bank of California Transtate Mortgage Ticor Mortgage Torrey Pine Bank Union Bank United California Mortgage Company Western Interstate Westlands Bank World Wide Mortgage LEE C. JOHNSON COMPANY I I '1 2 I I I I I I I I I I I I I I LEE C. JOHNSON COMPANY 1-3 INTRODUCTION I The construction of College Boulevard southerly from Lake Boulevard to the boundary between the cities of Oceanside and I Carlsbad is a requirement for the development of the property within Carlsbad known as Calavera Hills. The right-of-way required for this section of College Boulevard has been previously conveyed to the public and is available for construction with improvements satisfying• public' agency requirements. Christensen Associates, design consultants on the project, reviewing design detail with staff of the City of I Oceanside, found the desirability of construc€ing three drainage structures adjacent to the westerly .boundary of the previously conveyed right-of-way. The'genera'l location of I these proposed drainage structures are shown on the enclosed "key map" extracted from engineering plans. These three proposed drainage structures lie within two undeveloped U private properties fronting proposd future College Boulevard. Slope easements to be further described are also required. The two property owners have been informed of the pending acquisition proposal. This appraisal may facilitate the I acquisition process. The proposed development within Carlsbad known generally as I Calavera Hills is initiated byj its owners and facilitated by Christensen Associates Engineers plaj'iners. The ownership represented by Vernon Asset Management seeks to comply with all requirements necessary to process its various maps and I proposals through the City of Carlsbad's subdivision requirements. The development of College Boulevard, providing a northerly connecting link, satisfies one of those I requirements. The acquisition of the, drainage easements will facilitate the proposed construction of College Boulevard. I Ordinances of the City of Carlsbad specify at section 20.16.095 a procedure for the acquisition of property interests required for off-site improvements. If the developer .provides the city with appraisals and title reports, the city I will assist at the developer's expense in securing the required drainage easements. This appraisal is to satisfy that I .statutory requirement. I I . I I I I- m m 9 C- 0 z Ci) 0 z C) 0 -o z 0.1 LE I la --I '- ;-11r— F LIJ 1. 33 3-1jol COLLEGE BOULEVARD PrcllnllnarlNUI br Consiructon e..-. ' - ' COLLEGE BOULEVARD Rol \, \ i _.__ ______!._.°' -_i._t.'•' I LI UNDER CONSTRUCTION II EXISTING RIGHT OF WAY 1I PROPOSED DRAINAGE EASEMENTS - - - - - - - - - - - - - - - - - - - 20.16.095 Off-site imrovements--Accuisition of orooer- tv interests. Whenever a subdivider is required as a con- dition of a tentative mao to construct or install off-site imorovements on property which neither the subdivider nor the city owns then not later than sixty days prior to filing the final map for approval the subdivider shall provide the city with sufficient information, reports and data, including but not limited to, an appraisal. and title reoort, to enable the city to commence proceedings pursuant to Title 7 of Part 3 of the Code of Civil Procedure to accuire an interest in the land which will permit the improvements to be made, in- cluding proceedings for immediate possession of the property pursuant to Article 3 of said title. The subdivider shall agree pursuant to Section 20.16.060 to complete the improve- ments at such time as the city has a sufficient interest in the property to permit the construction of the improvements. The subdivider shall bear all costs associated with the ac- cuisition of the property interests and the estimated cost thereof shall be secured as provided in Section 20.16.070. (Ord. 9680 §6 (part) , 1983) Construction is currently underway within College Boulevard south of Lake Boulevard. The private development of property lying in the southeast quadrant of Lake Boulevard and College Boulevard (Parcel 2, PM 50493) requires partial construction of College Boulevard. The ultimate width of College Boulevard is shown outlined in orange on the enclosed exhibit. The construction now underway and evidenced in enclosed photographs is outlined in green. The three proposed drainage easements are shaded in blue. There are two private properties abutting the west side of College Boulevard in the vicinity of the proposed construction. This introduction has discussed issuescommon to both properties. Hereafter, under individual tabs, there are two separate sections constituting separate appraisals of the easement(s) required from each of these two private ownerships. As a matter of administrative convenience to avoid redundancy, these separate reports are bound in a single cover, including a single general discussion. The two ownerships shown of record as Chows Development, Inc. as to one ownership and Sully-Miller Contracting Company as to the other ownership. The 56.49 acre parcel vested in Sully-Miller is zoned RA, except for a very small C2 portion allowing future frontage on College Boulevard. Oceanside's General Plan, which takes precedent over zoning, indicates Community Commercial for most of. the subject property. An open space buffer area is shown along the southerly and a portion of the westerly boundary of this parcel. The property enjoys a Conditional Use Permit 1-5 LEE C. JOHNSON COMPANY f Vv GENERAL PLAN MAP I •. •........_ DEL ORO HILLS = ....................... ................... .... = ... -++++ r++++. ++++++......... _++++ ++++++ ......... - ::: :::::: __---- -++++ ++++++-1-+++++4 ... I :++++ +++++++++++4 I •I -++++: +++++++-*++++. ..... I ..++++ +++++++.++++ - g t '4-•++++ ++++++ ++++ ........ ++++++ ++............. +-+++++ , +++ ++ ++ ml ... ++-.......::: .. VsL jvrw . 1." . .., '.%.Lt.. ¼ \ •.:;..• ... I ç%) LEE C. JOHNSON COMPANY I I I I I L I I I I I I I allowing mineral extraction. This permit was issued in 1961 and has been periodically renewed. The Chows parcel is entirely C2, with a General Plan designation of Community Commercial. Extracts from City of Oceanside zoning maps and General Plan maps are included. The prior report appraised drainage easements to be improved and occupied by permanent drainage inlet structures. accepting storm drain run-off from the. Chow and Sully-Miller ownerships into permanent storm drains being constructed within College Boulevard. These drainage structures are designed to be located in swales where storm drain waters would naturally collect. The estate proposed for acquisition is a drainage easement. The exact proposed language accompanies the legal description found under individual tabs. Paraphrased, it includes the right to construct, reconstruct, maintain and operate a concrete drop inlet structure. The structures are designed and intended to pick up sheetfiow from either the roadway or adjacent private property and carry the underground storm system to a downstream location. The owners will reserve the fee, including the right to reclaim the area in any future development of the property. The owner may include the .area in landscaping or parking and in computing the allowed density of development. The easements are designed and located per requirements of the City of Oceanside and are the same requirements that would be imposed were the subject. property owners developing their properties including the development of College Boulevard. I The concentration of storm drain waters is facilitated by minor regrading and the construction of brow ditches within the Chows and Sully-Miller ownerships. Such facilities are intended to collect and concentrate such sheetflow and direct I it to the inlet structures. Minor grading is, for this purpose, defined as cutting and filling to conform adjacent properties to the elevation of College Boulevard. When the I owner of the adjacent undeveloped property developes their property, they may further alter drainage as desirable in the development of their ownership. I Minor regrading is usually preformed under a temporary right-of-entry granted by a permit letter rather than through an encumbrance of record. While such letters of authorization I may be secured in the subject case, slope and drainage easements are being appraised in contemplation that letter authorization may not be secured. The easements are extinguishable at such time as the adjacent owners develop I access to College Boulevard. I III : LEE C. JOHNSON COMPANY I T-9 I I I CT/C/I "8-B" NOT ro5c4LE lt~ I LEE C. JOHNSON COMPANY - d.0 /0. - I A I. 1 C1 TCl/ 845/Al O'°N///G S LTYP '4 TCN &&'iV TYPE OW O/T' PL PEi.7 L -75/' /NLET DETAIL NOT TO SC4LE I o/ L-eE611V 50pg RO I D L/ME C7701/ A -A ,5ROg/ I'/TCII ccNr/&(J0C'5 'veT 70 SCA 6 E 0' TO ///L I OPEN/HG m 'I I I i I I I I The south boundary of the Sully-Miller ownership is significantly above the. designed elevation, of College Boulevard. A retaining wall system has been designed to maintain the stability of the adjacent Sully-Miller site. Soils test indicate a rocky soil-with a very steep angle of repose. Nevertheless, to. minimize any permanent encroachment into the property, a. crib wall type retaining wall will extend approximately 170' northerly along the. westerly right-of-way boundary. The wall will have a height of approximately 15' as it enters the property from the south, declining as it continues northerly. A crib wall type retaining wall has the advantage of being salvagable and easily removable should the. owner elect, at a later date, to regrade the site to take advantage of the road frontage. The elevation of the Sully-Miller property is a natural phenomenon and the proposed elevation of the road is as established by the city engineer. Your appraiser finds no element of damage as a result of this engineering design. solution. I The timing for development of College Boulevard is presently unknown. Should either Chows or Sully-Miller develop their property in a manner requiring access to College Boulevard, they will be required by the City of Oceanside to. improve I . College Boulevard including development of drainage facilities similar to those being appraised. If the sequence of development is such that Calavera Hills southerly of Chows and I Sully-Miller developes first,. then the developers, of Calavera Hills will carry the burden of the off-site development of College Boulevard. It is probable at this writing that normal economic forces will result in development of College I Boulevard as a prerequisite to the development of the three benefited properties within the next few years, if not months. I It is at least theoretically possible however that the slope and drainage easement rights will not be exercised for many years. I VALUATION I . Our assignment is to estimate just compensation of the subject properties, as of April 9, 1987. The prior report 87111 contains a date of value of January 30, 1987. The passage of slightly over two months required your appraiser to . I re-examined market activity. By reason of an active appraiser practice, we are regularly I monitoring market trends. There has been continuing sales and development activity in the southeast quadrant of Route 78 and College Boulevard. This is the area from which four of the I S i I-10 LEE C. JOHNSON COMPANY five sales utilized in the previous report were drawn. Your I appraiser finds that sales continue to fall within the. range previously noted.-Your appraiser concludes that there has been no significant change in value during the past two months and I will therefore utilize the same general values in this supplemental report as those in the earlier report. The Chows parcel, the smaller of the two subject properties, contains 3.933 gross acres. On a gross area basis, the sales range from $4.53 to $8.01 per square foot. The most directly comparable transactions. are 1 and 2 at $5.00 and $6.03 per square foot respectively. The subject property will require more development than either Transaction Nos. 1 or 2, requiring a downward adjustment. The passage of time since Transaction Nos. 1 and 2 requires an upward adjustment resulting in an indicated value for the subject of $6.00 per square foot, in its undeveloped condition. We will utilize $6.00 per square foot of fee in subsequent computations. The larger Sully-Miller ownership is part of a holding of over 200 acres, operated as a mineral extraction site. The boundaries of the site,. including the subject area, serve as a buffer between this heavy industrial usage and surrounding properties. The ownership has no developed frontage on College and is currently being operated under Conditional Use Permits granted by two cities. The potential commercial development of the College Boulevard frontage is thus years away. We have included comparable Transaction No. 5 as one indicator of commercial sites with more distant development potential. When conveyed at $2.00 per square foot in 1985, the site was in a relatively remote area. Development is now surrounding the area and Lake Boulevard is being extended southeasterly. This site is therefore being planned for development as a shopping center to serve the nearby retirement community of Ocean Hills. Considering Transaction No. 5 in conjunction with the previous four sales, we estimate the contributory value of the Sully-Miller property adjacent to College Boulevard at $3.00 per square foot. We will utilize this unit rate per foot of fee in later estimating the drainage easement value. Easements are frequently valued at a percentage of fee value. An underground pipeline with little probability of future I disturbance of the surface, may be valued for a fairly nominal 10% to 25%, while a road easement including the right to construct overhead light standards, utility poles-and I underground conduits, is often valued at 100% of value. In estimating an appropriate percentage in valuing the subject easements, your appraiser has considered that they are a requirement of the City of Oceanside in developing College I Boulevard. The properties will be unable to obtain their commercial potential including access and exposure to College I I LEE C. JOHNSON COMPANY I Boulevard, except b drainage facilities. appraiser concludes I fair market value of drainage easements. - Slope Easement conveying the easements and installing Based on these considerations, your .- at 50% of fee value as the impact on the the site by imposing the proposed 1-12 The valuation of slope easements depends on the -same concept previously discussed regarding College Boulevard development being a prerequisite to highest and best use development of the parent ownership. Briefly restated, the development of College Boulevard is a prerequisite to securing the highest and best use of the parent property which requires frontage and access from College Boulevard. The alignment, grade and superelevation of College Boulevard has been established by the city engineer for the City of Oceanside. The slopes are required in the development of College Boulevard. If College Boulevard has not been constructed by others, the owner of the parent parcel will be required to construct College Boulevard including necessary slopes. The slope easement will appear as an encumbrance of record in any search of the subject property. A careful review by a competent researcher will, however, indicate that the easement will not interfere with highest and best use development of the property. The easement is in fact extinguishable entirely or in part as a developer proceeds with plans to improve the property to highest and best use. An entrepreneur experienced in converting an undeveloped acreage site into a developed commercial pad, typically understands the process of working with a recorded easement and clearing it from the title record if desired. As one of a series of tasks performed by an experienced developer, clearing an easement is relatively insignificant. It is your appraisers conclusion that the sales price of the ownership with or without the easement would probably be identical, suggesting a nominal valuation. Were an owner to retain a title attorney solely to extinguish the easement once College Boulevard construction was completed, it would be an identifiable task requiring an expenditure of time and effort. This is an extremely improbable scenario and is not given further credence in this discussion. In establishing a specific dollar value for the slope easement, your appraiser concludes at a valuation of $1,000. This follows the most reasonable and plausable assumption that an entrepreneur would engage competent specialists in developing the parent parcel. A specialist would identify numerous issues including the slope easement as one of many to LEE C. JOHNSON COMPANY I 1-13 I be considered during development of the property. The additional cost of processing a map or other development activity would result in minor additional costs, probably not I exceeding $1,000. Damages and Special Benefits I A partial acquisition under the power of eminent domain requires consideration of damages to the remaining property. The design, location, and size of easements are as prescribed I by the City of Oceanside as a prerequisite for the development of College Boulevard. Development of the subject's properties to highest and best use, requires development of College I Boulevard. As highest and best use can only be achieved by conveying the easements, your appraiser concludes that there is no damage. The development of College Boulevard frontage, adjacent to the subjects, may result in a special benefit. There is however, at this time, no assurance when College Boulevard will be developed and at whose expense. There is a prospect that College Boulevard may be extended southerly to serve the Calavera Hills area, at no expense to the owners of the subject's properties. In the absence of an offsetting damage item, your appraiser has not further considered the issue of special benefits. Just Compensation In a public agency partial acquisition, just compensation is based on a formula resulting from a series of computations involving benefits, damages, value part taken, the value of the larger parcel before the acquisition and after. In the subject instances, just compensation is equal to the value of the part being acquired with benefits and damages having no net effect. The parcels being acquired are exceeding small portions of the larger parcels, comprising fractional interests less than 1% of the larger parcels. Computations regarding the larger parcels are therefore retained in our work files. LEE C. JOHNSON COMPANY aiows (I65 166 -I r16 5 STATE HWY 78 1 P AR. 2 -'- (___.rJ•4•' 0. -68 AC . - I PLAZA DR 13 PAR. I 1 2, 8.5 SAC P 2t III 4C1 o7\\ p DE-,AIL A .- i'.._.- i 8-- 3.93 56.49 AC. \.r AC % 48' -s 49 j - ii6s '• -\ PAR . ' i J) PAR 2 • - [ t! I I LOT 0 -167 'SHT 2 • ,Y8 9', LEE C. C. JOHNSON COMPANY I I I 11-3 Parcel Summary Sheet RECORD OWNER Chows Development Inc. Chen Yung - Chiu et al. 2842 Cuzadero Drive, Carlsbad 92008 OWNER CONTACT Chi-Shine Tao c/o Bay View Inn I 4610 De Soto Street, San Diego 92109 483-9800 483-0404 PROPERTY ADDRESS Not developed. College Boulevard west side of Lake Boulevard, Oceanside. LEGAL DESCRIPTION Parcel 1, Parcel Map 5049 SIZE 3.933 acres or 171,320 square feet. ZONING City of Oceanside, C2 GENERAL PLAN Community Commercial I TAX INFORMATION Parcel 168-011-06 Land 1986 $714,000 Improvements $0 Tax $7,711.76 DRAINAGE EASEMENT Parcel 1 - Rectangular 15' width, 16' iengtIi I or 240 square feet. SLOPE EASEMENT Parcel 2 0.28 acres VALUATION Parcel 1 240 s.f. x $3/s.f. = $ 720 Parcel 2 $1,000 I Total $1,720 I . I DATE OF VALUATION April 9, 1987 I View southerly along west side College. View southwesterly of College - Lake intersection. -- •-.' -? :.• --.- -'; - LEE C. JOHNSON COMPANY PARCEL 1 2, DRAINAGE EASEMENT A STRIP OF LAND 15 FEET WIDE IN A PORTION OF PARCEL 1 OF PARCEL MAP NO. 5049 RECORDED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY ON AUGUST 27, 1976, IN THE CITY OF OCEANSIDE, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, THE CENTERLINE OF SAID STRIP BEING DE- SCRIBED AS FOLLOWS: BEGINNING AT-THE MOST SOUTHERLY CORNER OF SAID PARCEL MAP NO. 5049; THENCE ALONG THE SOUTHWESTERLY BOUNDARY LINE OF SAID PARCEL MAP NO. 5049, N33°221 2011 W, 214.23 FEET (N33°23'2011 W, 214.18 FEET PER SAID PARCEL MAP) TO A POINT HEREINAFTER REFERRED TO AS POINT "A", BEING A POINT ON THE WESTERLY LINE OF COLLEGE BOULEVARD PER DOCUMENT NO. 76-241086 RECORDED JULY 29, 1976, SAID POINT BEING ON THE ARC OF A CURVE CONCAVE EASTERLY AND HAVING A RADIUS OF 552 FEET, A RADIAL LINE TO SAID POINT BEARS S850 5410311 W (5850531 1311W PER PARCEL MAP NO. 5049); THENCE NORTHERLY, ALONG SAID WESTERLY LINE OF COLLEGE • BOULEVARD, ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 802914711, 81.86 FEET; THENCE CONTINUING ALONG THE WESTERLY LINE OF COLLEGE BOULEVARD, N40231 5011 E (N4°221 5011E PER PARCEL MAP NO. 5049), 70.00 FEET TO THE TRUE POINT OF. BEGINNING; THENCE N857361 1011W, 16.00 FEET TO A POINT OF TERMINUS. PARCEL 2 SLOPE EASEMENT A PORTION OF PARCEL I OF PARCEL MAP NO. 5049 RECORDED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY ON AUGUST.27, 1976, IN THE CITY OF OCEANSIDE, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT POINT "A" REFERRED TO ABOVE; THENCE ALONG THE SOUTHWESTERLY BOUNDARY LINE OF'SAID PARCEL MAP NO. 5049, N3302212011W, 39.00 FEET; THENCE LEAVING SAID SOUTHWESTERLY BOUNDARY LINE, N5°0010011E, 76.00 FEET; THENCE NORTH, 54.00 FEET; THENCE N30°0010011 E, 25.00 FEET; THENCE N6°00'00"W, 109.00 FEET; THENCE N21°001 0011 W, 258.00 FEET; THENCE N60°401 4511E, 27.98 FEET TO A POINT ON THE WESTER- LY LINE OF COLLEGE BOULEVARD PER DOCUMENT NO. 76-241086 RECORDED JULY 29, 1976, BEING A POINT ON A NON-TANGENT CURVE CONCAVE j . . . SOUTHWESTERLY AND HAVING A RADIUS OF 698.00 FEET, A RADIAL LINE TO SAID POINT BEARS N60°40145"E; THENCE ALONG SAID WESTERLY LINE OF COL— LEGE BOULEVERD, SOUTHERLY, ALONG THE ARC OF SAID CURVE, THROUGH A I CENTRAL ANGLE OF 3304310511, 410.77 FEET;. THENCE CONTINUING ALONG SAID WESTERLY LINE, S4 0231 .011W, 70.00 FEET TO THE BEGINNING OF .A CURVE CONCAVE EASTERLY AND HAVING A RADIUS OF 552.00 FEET; THENCE CONTINU—. ING ALONG SAID WESTERLY LINE, SOUTHERLY, ALONG THE. ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 8°291 4711 , 81.86 FEET TO THE POINT OF BE GINNING (POINT "A"). : • : • . : . .. . • No. 8195 Exp. 9-30.88 • - CHARLES W. CHRISTENS4 s REG. EXPIRES 9/30/88 . . . I .1 • I I I I I I. I . I CHARLES W. CHRISTENSEN & ASSOCIATES 444 WEST C" STREET, SUITE 400 SAN DIEGO, CALIFORNIA 92101 (619) 232-7891 DATE 03/30/87 BATCH LOT LISTING PAGE PROJECT FILE =7112' BATCH LOT FILE=7112NTEB BLOCK EASOC LOT @CHOW TO BLOCK EASOC LOT @CHOW BLOCK EASOC ************************ I ############## ESMTS @CHOW OF BLOCK EASOC ################### FROM BEARING DISTANCE NORTH EAST TO . 9302.353 10826.225 807 I 807 N33 22 20W . 39.00 9334.923 . .10804.772 11647 11647 N 5 00 OOE ' 76.00 9410.633 10811.396 11648 11648 N 0 00 OOE ' 54.00. 9464.633' ' 1081 1.396 11649 11649 N30 00 OOE 25.00 9486.284 10823.896 11650 11650 N 6 00 00W ' 109.00 9594.687 10812.503 11651 11651 N21 00 00W 258.00 9835. 551 10720.044 11652 11652 11653 N60 40 45E S60 40 45W 27.98 698.00 . 9849.252 9507.442 10744.439 10135.859 11653 ' 819 CA= 33 CURVE 43 05 RIGHT ARC= 410.77 . TAN= 211.52 CHORD 404 .8.6 CHORD BEARING = S12 27 4 2 E ., . . .819 S85 36 10 . 698.00 9453.926 10831.805 . 805 I 805 S 4 23 50W 7,0.00 9384.132 '10826.438 ' 806 806 S85 36 10 552.00 9341.810 . 11376.813 822 CURVE LEFT . . . , ' CA= 8 29 47 ARC= 81.86 TAN= 41.00 CHORD 81.78 CHORD BEARING = S 0 08 56W 1 822 S85 54 03W 552.00 9302.351 . 10826.225. 807 ESMTS AREA= 12 504.099 SQ FT OR 0.28705 ACRES ERROR OF CLOSURE I N15 08 30E 0.00189 -0.00182 -0.00049 , I , LOT SUM= 0.000 SQ FT OR 0.00000 ACRES I I I 1 .. LOT 'TOTAL ' 0.000 SQ FT ,.. OR .' 0.00000 ACRES ' . I \\ \\ '.\ \ P/JRCEL 1 \\\\\\\ I I , I I•0 I I , ••• 0 . - CITY OF CARLSBAD 0 " I 0., 11 \ o I . C I I I ii PA bet I N ro oi00IW /09.00' I \\ N30000 'OO I \\00 \ N0009'66"E I ! t NO5°0o'0O' 76,00' •\ I' i N.33 022'fd'W 33.6 I • (N 8'5311 \, •. \ \ •• '1 \ \ A a A M \ \ PQJg \ LEE C. JOHNSON COMPANY LEE C. JOHNSON. MAP. SRPA ROBERT J. PFLIMLIN. SR/WA RANDY A. TAGG KENNETH A. KEAGY JEFFREY C. JOHNSON JOEl. S. JOHNSON ESTELLE GEHRINGER KEITH 0. WRIGHT 8321 Lemon Avenue La Mesa, California. 92041-5287 (619) 462-4350 April 7, 1987 File No. 87164 Chows Development Inc. c/o Chi-Shine Tao Bay View Inn 46.10 DeSota Street San Diego, CA 92109 RE: College Boulevard Development Dear Mr. Tao: This is a continuation of a series of phone calls and I correspondence from myself and others regarding development of College Boulevard along the easterly boundary of your property, commonly known as Assessor Parcel No. 168-011-06. I previously wrote to you January 26, 1987 advising you of our appraisal of an easement required for that construction project. We appreciate your courtesy. This further correspondence is to inform you of our assignment to update our earlier appraisal, including a slope easement as well as the previously referenced drainage easement. Plats and I legal descriptions are enclosed. Should you care to meet to discuss the project, or walk the property together, we would be pleased to do so. I Respectfully submitted, y.;..... ,....'..z I I.... I Robert J• Pflimlin - RJP:eg Enclosure Ii I REAL ESTATE APPRAISERS AND CONSULTANTS LEE C. JOHNSON COMPANY I 111-3 1 ParcelVSummáry Sheet . RECORD OWNER Sully-Miller Contracting Co. V.. 3000 E. South Street, Long Beach 90805 I .OWNER CONTACT Southcoast Asphalt 3701 Baymar Drive, Carlsbad 92008 - Mr. Dan Hickether, Vice President 757-2010 I . a :.PROPERTY ADDRESS Not developed. College Boulevardwestside I 300' south of Plaza Drive access developed • from west through Southcoast Asphalt -. -. ownership. V V I :. . •-• .- PARTIAL LEGAL Portion Lot D, Rancho Agua Hedfonda.' • • V V ' • SIZE 56.49 acres plus adjacent parcels I ZONING City of Oceanside, RA & C2 with C U P for mineral extraction. I GENERAL PLAN Community Commercial' TAX INFORMATION Parcel 168-011-06 Land 1986 $203,355 , • .Improvements $0 V • I Tax $2,196.38 V • I DRAINAGE EASEMENTS Parcel 1 - Rectangular 15' width; 16'-length- equals 547.5 square feet. Parcel 2 - • . Rectangular 15' width, 46.25.' length equals • V 693.75 square feet for a total of 1,241.25 I square feet. • 1,241.25 s.f. x $1.50/s.f. = $1,861.88 . V Rounded to ................... $1,900.00 •V I SLOPE EASEMENT 0.43 Acre $1,000.00 • • V Total $2,900.00 V DATE OF VALUATION April 9, 1987 V I I I • ~, F7A-WI., 7 -ft14 View southwest fran Esplanade into subject. View northwest from Esplanade into subject. LEE C. JOHNSON COMPANY I I I LEE C; JOHNSON COMPANY LEE C. JOHNSON. MAI. SRPA ROBERT J. PFLIMLIN, SR/WA RANDY A. TAGG KENNETH A. KE.AGY r'. JEFFREY C. JOHNSON JOEL S. JOHNSON ESTELLE GEHRINGER KEITH 0. WRIGHT April 8, 1987 Sully-Miller Contracting Company 3701 Haymar Drive Carlsbad, CA 92008 ATTN: Don Hickethier, V.P. South Coast Asphalt RE: College Boulevard Development Dear Mr. Hickethier: Enclosure 8321 Lemon Avenue La Mesa, California 92041-5287 (619) 462-4350 File No. 87164 This is a continuation of a series of phone calls and correspondence from myself and others regarding development of College Boulevard along the easterly boundary of your property, commonly known as Assessor Parcel No. 168-011-05. I previously wrote to you January 26, 1987 advising you of our appraisal of easements required for that construction project. We appreciate your courtesy. This further correspondence is to inform you of our assignment to update our earlier appraisal, including a slope easement as well as the previously referenced drainage easement. Plats and legal descriptions are enclosed. Should you care to meet to discuss the project, or walk the property together, we would be pleased to do so. Respectfully submitted, /1! / ober. Pf1ilin RJ P: e g I REAL ESTATE APPRAISERS AND CONSULTANTS I I _-!i'--' '.; LEE C. JOHNSON COMPANY .w ::;. .. LEE C. JOHNSON, MA?. SRPA ROBERT J. PFLIMUN. SR/WA I: RANDY A. TACO KENNETH A. KE.AGY JEFFREY C. JOHNSON JOE?. S. JOHNSON . ESTEU.E GEHRINGER KEITH 0. WRIGHT I April 8, 1987 /11 8321 Lemon Avenue La Mesa, California 92041-5287 (619) 462-4350 File No.. 87164 Sully-Miller Contracting Compa ny I 3701 Hymar Drive Carlsbad, CA 92008 ATTN: Don Rickethier, V.P. I South Coast Asphalt RE: College Boulevard Development I Dear Mr. Hickethier: I This is a continuation of a series of phone calls and correspondence from myself and others regarding development of College Boulevard along the easterly boundary of your IL property, commonly known asAssessor Parcel No. 168-011-05. I previously wrote to you January 26, 1987 advising you of our appraisal of easements required for that construction project. We appreciate your courtesy. I This further correspondence is to inform yo of our assignment to update our earlier appraisal, including a slope easement as I well as the previously referenced drainage easement. Plats and legal descriptions are enclosed. Should you care to meet to discuss the project, or walk the property together, we would — be pleased to do so. Respectfully submitted, J'" ...// I /f).cd.._.'- " •.; . obert' JV Pflinlin I : Enclosure I REAL ESTATE APPRAISERS AND CONSULTANTS LEE C. JOHNSON COMPANY 8321 Lemon Avenue La Mesa, California 92041.5287 (619) 462-4350 LEE C. JOHNSON, MAI, SRPA ROBERT J. PFLIMLIN, SR/WA RANDY A. TAGG KENNETH A. KEAGY JEFFREY C. JOHNSON JOEL S. JOHNSON ESTELLE GEHRINGER KEITH 0. WRIGHT April 10, 1987. File No. 87164 Sully-Miller Contracting Company 3701 Hayniar Drive Carlsbad, CA 92008 ATTN: Don Hickethier, V.P. South Coast Asphalt . RE: College Boulevard Development Dear Mr. Hickethier: This is a continuation of a series of phone calls and correspondence from myself and others regarding development of College Boulevard along the easterly boundary of your property, commonly known as Assessor Parcel No. 168-011-05. I previously wrote to you January 26, 1987 advising you of our appraisal of easements required for that construction project. We appreciate your courtesy. This further correspondence is to inform you of our assignment to update our earlier appraisal, including a slope easement as well as the previously referenced drainage easement. Plats and legal descriptions are enclosed. Should you care to meet to discuss the project, or walk the property together, we would be pleased to do so. Respectfully submitted, ,/,//: / /b / f)imlin RJP:eg Enclosure REAL ESTATE APPRAISERS AND CONSULTANTS PARCEL 1 .. . a DRAINAGE EASEMENT . . A STRIP OF LAND 15 FEET WIDE IN A PORTION OF Lot "D" OF RANCHO AGUA HEDIONDA, IN THE CITY OF OCEANSIDE, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO PARTITION MAP NO. ..823 FILED IN THE OFFICE OF THE COUNTY RECORDER OF- SAID COUNTY ON NOVEMBER 16, 1896, THE' CENTERLINE. OF SAID STRIP BEING DESCRIBED AS FOLLOWS: BEGINNING AT THE MOST SOUTHERLY CORNER OF PARCEL MAP NO. 5049 RECORD- ED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY ON AUGUST 27, 1976;. THENCE ALONG THE SOUTHWESTERLY BOUNDARY LINE OF SAID PARCEL MAP NO. 5049, N33°221 20ttW, 214.23 FEET (N33°231 201tW, 214.18 FEET PER SAID PARCEL MAP) TO A POINT ON THE WESTERLY LINE OF COLLEGE BOULEVARD PER DOCUMENT NO. 80-15756 RECORDED JANUARY 15, 1980, SAID POINT BEING ON THE ARC OF A CURVE CONCAVE EASTERLY AND HAVING A RADIUS OF 552 FEET, A RADIAL LINE TO SAID POINT -BEARS S85°54 1 03"W (585°53'13ttW PER PARCEL MAP NO. 5049); THENCE SOUTHERLY, ALONG SAID WESTERLY LINE OF COLLEGE BOULEVARD, ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL AN- GLE OF 4°27'42", 42.98 FEET TO THE TRUE POINT OF BEGINNING; THENCE S81026121'tW, 36.50 FEET. TO A POINT OF TERMINUS. PARCEL 2•, DRAINAGE EASEMENT A STRIP OF .LAND 15 FEET WIDE IN A PORTION OF LOT I'D" OF RANCHO AGUA HEDIONDA, IN THE CITY OF OCEANSIDE, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING.TO PARTITION MAP NO. 823 FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY ON NOVEMBER 16, 1896, THE CENTERLINE OF SAID STRIP BEING DESCRIBED AS FOLLOWS: BEGINNING AT THE MOST SOUTHERLY CORNER OF PARCEL MAP NO. 5049 RECORD- ED IN THE.OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY ON AUGUST 27, 1976; THENCE ALONG THE SOUTHWESTERLY BOUNDARY LINE OF SAID PARCEL MAP NO. 5049, N33°221 201'W,. 214.23 FEET (N33°231 20"W, 214.18 FEET PER SAID PARCEL MAP) TO A POINT ON THE WESTERLY LINE OF COLLEGE BOULEVARD PER DOCUMENT NO. 80-15756 RECORDED JANUARY 15, 1980, SAID POINT BEING ON THE ARC OF A CURVE CONCAVE EASTERLY AND HAVING A RADIUS OF 552 FEET, A RADIAL LINE TO SAID POINT BEARS S85°541 03"W (585°531 13ttW PER PARCEL MAP NO. 5049); THENCE SOUTHERLY, ALONG SAID WESTERLY LINE OF COLLEGE BOULEVARD, ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL AN- GLEOF 34°5310319, 336.08 FEET TO THE TRUE POINT OF BEGINNING; THENCE 551°011 0011 W, 46.25 FEET TO A POINT OF TERMINUS. . I PARCEL SLOPE EASEMENT A PORTION OF LOT "0" 0F RANCHO AGUA HEDIONDA, IN THE CITY OF. OCEANSIDE, COUNTY OF SAN DIEGO, STATE OF -CALIFORNIA, ACCORDING TO PARTITION MAP NO. 823 FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY ON NOVEMBER 16, 1896, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE MOST SOUTHERLY CORNER OF PARCEL MAP NO. 5049 RECORD- ED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY ON AUGUST 27, 1976; THENCE ALONG THE SOUTHWESTERLY BOUNDARY LINE OF SAID PARCEL MAP NO. 5049, N33°22'20"W, 214.23 FEET (N33°23'201-W, 214.18 FEET PER SAID PARCEL MAP) TO THE TRUE POINT OF BEGINNING, BEING A POINT ON THE WESTERLY LINE OF COLLEGE BOULEVARD PER DOCUMENT NO. 80-15756 RECORDED JANUARY 15, 1980, SAID POINT BEING ON THE ARC OF A CURVE CONCAVE EASTERLY AND HAVING A RADIUS OF 552 FEET, A RADIAL LINE TO SAID POINT BEARS S850 54 1 0311 W (S850 53'13"W PER PARCEL MAP NO. 5049); THENCE SOUTHERLY, ALONG SAID WESTERLY LINE OF COLLEGE BOULEVARD, ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 34 °531 0311 , 336.08 FEET; THENCE CONTINUING ALONG SAID WESTERLY LINE OF COLLEGE BOULEVARD, 538°591 0011 E, 391.52 FEET TO THE NORTHERLY LINE OF THAT LAND SHOWN ON RECORD OF SURVEY NO. 9336; THENCE ALONG' SAID NORTHERLY LINE, S89°1913511 W, 35.13 FEET; THENCE N33°001 0011W, 165.00 FEET; THENCE N450001 0011 W, 97.00 FEET; THENCE N54°001 00"W, 112.00 FEET; THENCE N380OO'OO11W, 20.00 FEET; THENCE N33°00 1 00"E, 27.00 FEET; THENCE N31 0 001 00"W, 100.00 FEET; THENCE N23°001 0011 W, 185.00 FEET; THENCE N54°OO'OO"E, 21.00 FEET; THENCE N11°00 1 0011W, 35.00 FEET; THENCE N100 41'2711 E, 31.76 FEET TO THE SOUTHWESTERLY BOUNDARY LINE OF PARCEL MAP NO. 5049; THENCE ALONG SAID SOUTHWESTERLY LINE, S3302212011 E, 39.00 FEET TO THE TRUE POINT 'OF BEGINNING. SAID DESCRIBED LAND (PARCEL 3) CONTAINS 0.429 ACRES, MORE OR LESS. CHARLES W. CHRISTENSEN REGISTRATION EXPIRES 9/30/88 I . CHARLES W. CHRISTENSEN & ASSOCIATES I 444' WEST "C" STREET, SUITE 400 • .. SAN DIEGO, CALIFORNIA 92101 (619) 232-7891 . S I. DATE 04/13/87 BATCH. LOT LISTING . PAGE . 1 PROJECT FILE =7112 . . BATCH LOT FILE=7112NTEB . .. :. '.. ..:.:...: BLOCK EASE LOT @SL2 TO BLOCK EASE LOT S @SL2 I ' ************************'** BLOCK EASE ############## ESMTS SL2 OF BLOCK EASE ft###############S## I FROM BEARING DISTANCE , NORTH EAST TO 9302.353 10826.225 807 I. . 807 N85 54 03E552.00 9341.812 11376.813 822 '.5 CURVE LEFT S CA= 34 53 03 ARC= .336.08 TAN= 173.43 CHORD= 330.91 CHORD BEARING S21 32 29E 822. S51 01 00W ....552.00 8994.552 10947.728 894. . 894 938 59 OOE. 391.52 . 8690.212 11194.031 868 I 868 S89 19 35W 35.00 8689.800 11159.033 11721 11721 N33'00 00W 165.00 8828.181 11069.168 11722 11722 N45 00 00W 97.00 8896.770 11000.578 11723 I 11723 N54 00 00W 112.00 • 8962.602 . 10909.968 11724 11724 N38 00 00W 20.00 8978.363 10897.655 11725 11725 N33 00 OOE 27.00 9001.007 10912.360 11726 11726 N31 00 00W 100.00 9086.723 10860.857 11727 I : 11727 N23 0000W .185.00 9257.017 10788.571 11728 .11728 N54' 00 OOE . . 21.00 9269.360 ' ' 10805.561 11729 11729 11730 Nil 00 00W N10 41 27E 35.0.0 31.76 . 9303.717 9334.926, 10798.882 '10804.774 11730 11647 .11647 S33 22 20E 39.00 9302.356 ' 10826.227 807 ESMTS AREA= 18704.611 SQ FT OR 0.42940 ACRES I . 'ERROR OF CLOSURE S S S27 50 07W .0.00373 0.00330 0.00174 LOT • SUM= 0.000 SQ FT OR 0.00000 ACRES , 91 II I EXHIBIT "B" SHEET 1 OF J SHEETS 'I I I I I I I U . • \•,/ a 'H. N c1 U .• 0 \..• \• CITY oFOCEANSPE__ CITY OF CRL5AD CHARLES W. CHRISTENSEN & ASSOCIATES. OO4• 444W. "C" Street, Suite 400 ch . \. San DIeoCA 92101 J LIJ (619).231 oft---. 3 - 8 7 ENGINEERS Charlqs W Chjlstensen 11 C E 8195 Dale U: CHARLES W cHRiStENSEN ASSOC. d08 NO. 7112E