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RESOLUTION NO. 2024 -
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NATIONAL CITY, CALIFORNIA, 1) WAIVING THE FORMAL BID PROCESS PURSUANT TO NATIONAL CITY MUNICIPAL CODE SECTION 2.60.260 REGARDING COOPERATIVE PURCHASING AND AUTHORIZING THE CITY TO PIGGYBACK ONTO SOURCEWELL CONTRACT # 120721-EVS WITH HAAKER EQUIPMENT COMPANY FOR THE PURCHASE OF A 2024 OR NEWER E-FORD TRANSIT
VAN ROVVERX CCTV PIPE INSPECTION SYSTEM WITH BUILD OUT IN A NOT-TO-EXCEED AMOUNT OF $296,007.71 FOR THE PUBLIC WORKS STREET AND WASTEWATER DIVISION; AND 2) AUTHORIZING THE CITY MANAGER TO APPROVE ADJUSTMENTS OF UP TO $29,600 TO THE NOT-TO-EXCEED AMOUNT FOR THE PURCHASE AS A 10% CONTINGENCY FOR UNFORESEEN FLUCTUATIONS IN PRICING.
WHEREAS, the Public Works Street and Wastewater Division utilizes a 2002 E150 Ford van to view and record citywide wastewater pipes, which has exceeded its recommended useful life of fifteen (15) years and is scheduled to be replaced; and WHEREAS, the City of National City has an opportunity to piggyback onto the Sourcewell Contract # 120721-EVS with Haaker Equipment Company to allow for the purchase of a 2024 or newer E-Ford Transit Van RovverX CCTV pipe inspection system with build out; and WHEREAS, Section 2.60.260 of the National City Municipal Code provides that the City may buy directly from a vendor at a price established through competitive bidding by another public agency whose procedures have been determined to be in substantial compliance with the City’s procurement procedures, and such a determination has been made in this case, therefore, it is recommended that the purchase be made without complying with the competitive bidding procedure set forth in the Municipal Code; and
WHEREAS, National City’s Purchasing staff has confirmed that the Sourcewell Contract # 120721-EVS with Haaker Equipment Company was competitively bid through a Request for Proposals process, and that the Sourcewell procurement procedures are in substantial compliance with those of National City; and
WHEREAS, City staff recommends adoption of the Resolution as stated.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF NATIONAL CITY, CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE, AND ORDER AS FOLLOWS:
Section 1: That the City Council hereby authorizes waiving the formal bid process pursuant to National City Municipal Code Section 2.60.260 regarding cooperative purchasing and authorizing the City to piggyback onto Sourcewell Contract # 120721-EVS with Haaker Equipment Company for the purchase of a 2024 or newer E-Ford Transit Van RovverX CCTV pipe inspection system with build out in a not-to-exceed amount of $296,007.71 for the Public Works Street and Wastewater Division.
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Section 2: That the City Council hereby authorizes the City Manager to approve adjustments of up to $29,600 to the not-to-exceed amount for the purchase as a 10% contingency for unforeseen fluctuations in pricing.
Section 3: That the City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original Resolutions.
PASSED and ADOPTED this 3rd day of December, 2024.
Ron Morrison, Mayor
ATTEST:
Shelley Chapel, MMC, City Clerk
APPROVED AS TO FORM:
Barry J. Schultz, City Attorney
AGENDA REPORT
Department: Engineering & Public Works
Prepared by: Stephen Manganiello, Director of Public Works/City Engineer Meeting Date: Tuesday, December 3, 2024
Approved by: Benjamin A. Martinez, City Manager
SUBJECT:
Purchase and Sale Agreement for the Purchase of Property on N Avenue.
RECOMMENDATION:
Adopt a Resolution Entitled, “Resolution of the City Council of the City of National City, California, Authorizing the City Manager to Execute the Purchase and Sale Agreement and Accept the Grant Deed from Walter Morawa and Louise Morawa Joint Living Trust for the Purchase of a Portion of Parcel APN 557-250-38 that Fronts “N” Avenue, Just South of E. 9th Street to Construct Pedestrian and Bicycle Improvements.”
BOARD/COMMISSION/COMMITTEE PRIOR ACTION:
Not Applicable.
EXPLANATION:
The City desires to purchase a portion of parcel APN 557-250-38 that fronts “N” Avenue, just south of E. 9th Street to construct pedestrian and bicycle improvements as part of the Central Community Mobility Enhancements Project, CIP No. 19-23 (the “Project”). The portion of property is approximately 2,721 square feet (see Exhibit C for parcel map with land acquisition area highlighted). The City contracted with Carpenter Real Estate Consulting located in San Diego to prepare a Property Appraisal Report, which determined a fair market value of $164,000 for the partial acquisition (see Exhibit D). The property owners, Walter and Louise Morawa, have agreed to sell the portion of property to the City for the appraised value.
Staff recommends authorizing the City Manager to execute the Purchase and Sale Agreement and accept the Grant Deed (attached as Exhibits A and B).
FINANCIAL STATEMENT:
Purchase Price: $164,000
Expenditure Account No. 296-10-18-18500-7598-6588296 (ATP Grant) - $44,000 Expenditure Account No. 100-10-18-18500-7598-6573100 (General Fund CIP - Transportation Improvements) - $120,000
RELATED CITY COUNCIL 2020-2025 STRATEGIC PLAN GOAL:
Transportation Choices and Infrastructure
ENVIRONMENTAL REVIEW:
This is not a project under CEQA and is therefore not subject to environmental review. CCR 15378; PRC 21065.
PUBLIC NOTIFICATION:
The Agenda Report was posted within 72 hours of the meeting date and time in accordance with the Ralph M. Brown Act.
ORDINANCE:
Not Applicable
EXHIBITS:
Exhibit A – Purchase and Sale Agreement
Exhibit B – Grant Deed
Exhibit C – Parcel Map
Exhibit D – Property Appraisal Report
Exhibit E – Resolution
1 PURCHASE AND SALE AGREEMENT
(N Avenue)
THIS PURCHASE AND SALE AGREEMENT (N Avenue) (“Agreement”) dated as of the ___ day of __________, 2024, by and between Walter and Louise Morawa, Trustees of the Walter Morawa and Louise Morawa Joint Living Trust (“Seller”), and the City of National City (“Purchaser”).
RECITALS
A. The Seller owns the fee interest to that certain strip of real property generally located along N Street, South of East 9th Street in the City of National City, County of San Diego, California, which is legally described on Exhibit A attached hereto and made a part hereof (“Property”). Seller and Purchaser desire for Seller to sell the Property to Purchaser and for Purchaser to purchase the Property from Seller.
B. The Seller agrees to sell the Property to Purchaser for One Hundred Sixty-Four Thousand and No/100 Dollars ($164,000.00), which amount shall be payable by Purchaser to Seller in cash at Closing.
AGREEMENT
FOR GOOD AND VALUABLE CONSIDERATION, the receipt and adequacy of which are acknowledged, Purchaser and Seller hereby agree as follows:
1. Effectiveness of Agreement and Purchase and Sale.
(a) Effectiveness of Agreement. This Agreement shall be effective and binding upon all parties hereto concurrently with the last to occur of the following: (i) this Agreement has been duly executed by Purchaser and delivered by Purchaser to Seller; (ii) this Agreement has been formally approved by resolution of the City of National City; and (iii) this Agreement has been duly executed by Seller and delivered by Seller to Purchaser. The Seller hereby acknowledges that the Purchaser is prohibited by law from purchasing the Property, without the approval of the City Council of the City of National City. Under no circumstances will this Agreement be effective before all of the preceding have occurred.
(b) Purchase and Sale of the Property. In consideration of the mutual covenants set forth in this Agreement, and on the terms and conditions set forth herein, Seller agrees to sell the Property to Purchaser, and Purchaser agrees to purchase the Property from Seller on the terms and conditions set forth herein, provided the various conditions to Closing set forth in this Agreement are satisfied or waived as provided herein. At Closing, Seller shall convey to Purchaser title to the Property by recordation of the Grant Deed. The Escrow Agent shall issue the Title Policy (as defined below) to the Purchaser at Closing.
2 (c) Possession of the Property. The Seller shall deliver possession of the Property to Purchaser at Closing. Possession of the Property shall be delivered to Purchaser entirely vacant, subject only to the Property Documents and the Permitted Exceptions. After Closing, the Purchaser shall install a new sidewalk, curb and gutter along N Avenue, an ADA-compliant access ramp to the building entrance on N Avenue and a retaining wall with metal fencing and a gate along the Property-frontage on N Avenue. Purchaser shall not block or deny access to the Seller’s property, except to the extent reasonably necessary to construct the new sidewalk, curb and gutter along N Avenue and to repair and maintain the same. Provided, however, Purchaser shall cooperate with Seller to minimize the disturbance of and inconvenience to tenants and occupants of the Seller’s property.
2. Definitions. As used in this Agreement, the following terms shall have the following meanings:
“Agreement” means this Purchase and Sale Agreement between the Seller and the Purchaser.
“Business Day” means any day other than a Saturday, Sunday or any other day on which Purchaser or Escrow Agent is not open for business. In the event any date, deadline or due date set forth in this Agreement falls on a day that is not a Business Day, then such deadline or due date shall automatically be extended to the next Business Day. “Close” or “Closing” means the close of Escrow as provided herein, which shall occur on the Closing Date.
“Closing Date” means the close of Escrow as provided herein, which shall be one (1) Business Day after the latest of: (i) the date all of the Conditions Precedent for the Benefit of the Seller have been satisfied; and (ii) the date all of the Conditions Precedent for the Benefit of the Purchaser have been satisfied. The Closing shall occur on or before December 31, 2024. “Conditions Precedent for the Benefit of the Seller” shall have the meaning set forth in Section 5 of this Agreement.
“Conditions Precedent for the Benefit of the Purchaser” shall have the meaning set forth in Section 6 of this Agreement.
“Due Diligence Period” means the period of time commencing on the Effective Date and ending at 5:00 p.m. Pacific time on _____________ (30 days after the Effective Date). “Effective Date” means ______________, 2024, which may or may not be the date this Agreement was executed and delivered by the Seller or the Purchaser. “Escrow” means the escrow depository and disbursement services to be performed by Escrow Agent pursuant to the provisions of this Agreement.
3 “Escrow Agent” means Carla Burchard at Stewart Title Guaranty Company, 7676 Hazard Center Drive, San Diego, California 92108.
“Grant Deed” means a duly executed and acknowledged grant deed conveying fee simple title to the Property from Seller to Purchaser.
“Hazardous Materials” means any hazardous or toxic substance, material or waste which is or becomes regulated by any local governmental authority, the State of California or the United State Government. Provided, however, the term “Hazardous Materials” shall not include substances typically used in the ordinary course of developing, operating and maintaining apartment complexes in California or small amounts of chemicals, cleaning agents and the like commonly employed in routine household uses in a manner typical of occupants in other similar properties, provided that such substances are used in compliance with applicable laws. “Immediately Available Funds” means a bank wire transfer or a certified bank or cashier’s check.
“Permitted Exceptions” means (i) the printed exceptions and exclusions in the Title Policy; (ii) the exceptions to title set forth in Schedule B to the Title Report (as defined in Section 4(e) below) which are approved by Purchaser in writing, or deemed approved by Purchaser, as provided in Section 4(e) below; (iii) real property taxes and assessments which are a lien but not yet payable; (iv) any title exceptions caused, consented to or preapproved by Purchaser; and (v) all applicable building, zoning and use restrictions and/or regulations of any municipality, township, county or state; (vii) defects that would be shown by an inspection or by a survey of the Real Property; and (viii) any reserved oil, water and/or mineral rights. Notwithstanding anything to the contrary herein, no deed of trust or mortgage is a Permitted Exception. “Property” means that certain real property in the City of National City, County of San Diego, California, which is legally described on Exhibit A attached hereto and made a part hereof. “Property Documents” means a conditions imposed by any governmental authorities which affect the development or use of the Property, soils reports, engineering studies or surveys, studies and reports concerning the possibility of Hazardous Materials on or near the Property, active contracts, drawings, plans, specifications, with respect to the Property that are in Seller’s possession.
“Purchase Price” means One Hundred Sixty-Four Thousand and No/100 Dollars ($164,000.00).
“Purchaser” means the City of National City.
“Seller” means Walter and Louise Morawa, Trustees of the Walter Morawa and Louise Morawa Joint Living Trust.
“Title Policy” means a CLTA Owner’s Policy of Title Insurance in the amount of the Purchase Price, insuring that title to the fee interest in the Property is vested in the Purchaser
4 subject only to the Permitted Exceptions, which Title Policy shall be obtained through the Escrow Agent. Seller shall pay the cost of the CLTA Owner’s Policy of Title Insurance. Purchaser shall pay the cost of any endorsements it desires. Purchaser may obtain an ALTA Owner’s Policy of Title Insurance in which event Purchaser shall pay the cost difference between the cost of the ALTA Owner’s Policy of Title Insurance and the cost of a CLTA Owner’s Policy of Title Insurance.
3. Purchase Price. The purchase price to be paid by the Purchaser for all of the Property shall be the One Hundred Sixty-Four Thousand and No/100 Dollars ($164,000.00) Purchase Price.
Notwithstanding any provision to the contrary contained in this Agreement, Purchaser shall pay to Seller the amount of One Hundred and No/100 Dollars ($100.00) as independent consideration for the rights extended to Purchaser under this Agreement.
(a) No Deposit. No deposit shall be required under this Agreement. (b) LIQUIDATED DAMAGES. IF ESCROW FAILS TO CLOSE AS A RESULT OF PURCHASER’S DEFAULT HEREUNDER, THE SOLE REMEDY OF THE SELLER SHALL
BE TO TERMINATE THIS AGREEMENT BY GIVING WRITTEN NOTICE THEREOF TO
PURCHASER AND ESCROW AGENT, WHEREUPON THE SELLER SHALL BE ENTITLED TO RECEIVE THE SUM TOTAL OF $1,000.00 FROM THE PURCHASER AS LIQUIDATED
DAMAGES (AND, THE SELLER WAIVES ANY RIGHT TO SPECIFICALLY ENFORCE THIS AGREEMENT SET FORTH IN CALIFORNIA CIVIL CODE SECTION 1680 OR 3389).
THEREAFTER, NO PARTY HERETO SHALL HAVE ANY FURTHER LIABILITY OR OBLIGATION TO ANY OTHER PARTY HERETO EXCEPT FOR: (i) THE SELLER’S RIGHT TO RECEIVE AND RETAIN SUCH LIQUIDATED DAMAGES; AND (ii) THE OBLIGATION
OF THE PARTIES TO PAY AMOUNTS INTO ESCROW TO PAY THE FEES AND COSTS OF ESCROW. THE PARTIES HERETO ACKNOWLEDGE AND AGREE THAT THE SELLER’S ACTUAL DAMAGES IN THE EVENT OF PURCHASER’S DEFAULT
HEREUNDER ARE UNCERTAIN IN AMOUNT AND DIFFICULT TO ASCERTAIN, AND
THAT SUCH AMOUNT OF LIQUIDATED DAMAGES IS REASONABLE UNDER THE PROVISIONS OF CALIFORNIA CIVIL CODE SECTION 1671 ET SEQ., CONSIDERING
ALL OF THE CIRCUMSTANCES EXISTING ON THE DATE HEREOF INCLUDING,
WITHOUT LIMITATION, THE RELATIONSHIP OF SUCH AMOUNT TO THE RANGE OF
POTENTIAL HARM TO THE SELLER THAT CAN REASONABLY BE ANTICIPATED AND
THE ANTICIPATION THAT PROOF OF ACTUAL DAMAGES RESULTING FROM SUCH DEFAULT WOULD BE COSTLY AND INCONVENIENT. BY PLACING ITS INITIALS IN
THE SPACE BELOW, EACH PARTY HERETO SPECIFICALLY CONFIRMS THE
ACCURACY OF THE FOREGOING AND THE FACT THAT SUCH PARTY HAS BEEN
REPRESENTED BY COUNSEL WHO EXPLAINED THE CONSEQUENCES OF THIS LIQUIDATED DAMAGES PROVISION.
THE PROVISIONS OF THIS SECTION 3(B) SHALL SURVIVE THE TERMINATION OF THIS AGREEMENT.
___________________ ___________________
Seller’s Initials Purchaser’s Initials
5 (c) Delivery of Purchase Price into Escrow. Not less than one (1) Business Day prior to the Closing Date, the Purchaser shall cause Immediately Available Funds to be delivered to the Escrow Agent in an amount equal to the Purchase Price, and plus or minus any adjustments for prorations and expenses required under this Agreement.
(d) Disbursement to the Seller. Immediately after the Closing, the Escrow Agent shall disburse to the Seller the funds that the Seller is entitled to receive hereunder.
4. Due Diligence.
(a) Due Diligence Period. During the Due Diligence Period the Purchaser may determine in the Purchaser’s sole and absolute discretion, whether to proceed with the purchase of the Property. During the Due Diligence Period, the Purchaser may terminate this Agreement for any reason or for no reason at all by delivering written notice of such termination to the Seller and Escrow. After expiration of the Due Diligence Period, the Purchaser’s right to terminate this Agreement for any reason, or for no reason at all, shall expire. If this Agreement is terminated during the Due Diligence Period, then: (i) all rights and liabilities of the Purchaser and the Seller with respect to this Agreement shall immediately terminate, except for rights and liabilities that specifically survive such termination; (ii) Escrow Agent shall return to the Purchaser all funds or other things deposited in Escrow by the Purchaser, less any fees and costs charged by the Escrow Agent; and (iii) Escrow Agent shall return to the Seller all funds or other things deposited in Escrow by the Seller.
(b) Due Diligence Deliveries. Not later than three (3) Business Days after execution and delivery of this Agreement to the Escrow Agent, the Seller shall provide the Purchaser with true and correct copies of the Property Documents, to the extent the same are in the Seller’s possession, by any of the following methods provide physical copies or digital copies (e.g. a pdf, tif or jpg file) by email or on a memory medium.
(c) Access to the Property. During the Due Diligence Period, Purchaser and its representatives, consultants and attorneys shall have access to the Property. Purchaser shall defend and shall indemnify the Seller and the Seller’s agents and employees and the Property from and against, and shall hold the Seller, the Seller’s agents and employees and the Property harmless from, any actions, losses, costs, damages, claims and/or liabilities, including but not limited to, mechanics’ and materialmen’s liens and attorney fees, proximately caused by the actions of Purchaser and/or its contractors or agents upon the Property. The Purchaser shall repair any damage caused to the Property by the Purchaser or its agents, employees or contractors. The Purchaser shall not permit any mechanic’s, materialman’s, contractor’s, subcontractor’s or other lien arising from any work done by the Purchaser or its agents pursuant to this Agreement to stand against the Property. If any such lien shall be filed against the Property, the Purchaser shall cause the same to be discharged or bonded by payment, deposit, bond or otherwise, within thirty (30) days after actual notice of such filing. The Purchaser’s obligations under this Section 4(d) shall survive the termination or expiration of this Agreement. If Purchaser desires to do any invasive testing at the Property, the Purchaser may do so only after obtaining Seller’s prior written consent to the same, which consent may be withheld or granted on conditions in Seller’s reasonable
6 discretion. The Purchaser shall promptly restore the Property to the condition the Property was in immediately prior to any such tests, at the Purchaser’s sole cost and expense. The Purchaser shall provide the Seller with a complete set of plans, drawings and specifications (“Invasive Testing Plans”) that define to the sole satisfaction of the Seller the invasive testing to be performed on the Property and the names of all environmental and other consultants, contractors and subcontractors who will be performing such invasive testing (collectively “Purchaser’s Consultants”). The Purchaser shall deliver the names of the Purchaser’s Consultants and the Invasive Testing Plans to the Seller concurrently with its request to the Seller that the Purchaser desires to perform invasive testing.
(d) Title. Purchaser’s obligation to purchase the Property is contingent upon Purchaser’s approval of all matters affecting title to or use of the Real Property (collectively, “Title Matters”). The intent of this Section 4(d) is to allow the parties to have certainty regarding the condition of title and the Title Matters which are acceptable to the Purchaser. The procedure set forth in this Section 4(d) shall not affect or otherwise limit the Purchaser’s right to terminate this Agreement for any reason or no reason at all as set forth in Section 4, above. Seller shall use commercially reasonable efforts to cause the Title Company to deliver to Purchaser within five (5) Business Days of the Effective Date, a current preliminary title report for the Real Property and, to the extent possible, legible copies of all documents referred to therein (“Title Report”).
Purchaser shall have fifteen (15) Business Days thereafter, to approve or object to any items disclosed by the Title Report. If Purchaser does not give written notice to Seller of Purchaser’s approval or disapproval of any items disclosed by the Title Report within said time period, then Purchaser shall be deemed to have approved the items disclosed by the Title Report. If Purchaser gives written notice to Seller of Purchaser’s disapproval of any items disclosed by the Title Report within said time period and Seller does not give written notice to Purchaser within five (5) Business Days thereafter of either: (i) Seller’s elimination of or agreement to eliminate those disapproved matters prior to the close of Escrow; or (ii) Seller’s agreement to provide at Seller’s sole expense such title insurance endorsements relating thereto as are acceptable to Purchaser in Purchaser’s sole discretion prior to the close of Escrow (each, a “Cure Notice”), then this Agreement shall terminate immediately, unless Purchaser affirmatively agrees in writing within five (5) Business Days thereafter that this Agreement will remain in full force and effect and that the previously disapproved items disclosed by the Title Report are approved by Purchaser. If the Title Company issues a supplemental title report prior to the close of Escrow showing additional exceptions to title (“Title Supplement”), Purchaser shall have five (5) Business Days from the date of receipt of the Title Supplement and a copy of each document referred to in the Title Supplement in which to give Seller written notice of disapproval as to any additional exceptions; provided, however, Purchaser may not disapprove any exceptions that were contained in the original Title Report or are otherwise Permitted Exceptions. Purchaser’s failure to deliver any such written notice of disapproval of the Title Supplement within such five (5) Business Day period shall be deemed to mean that Purchaser has approved all such additional exceptions. If Purchaser disapproves any additional exception shown in the Title Supplement, then Purchaser and Seller will have the same rights and obligations set forth above in this Section regarding Purchaser’s original review and approval of the Title Report. Notwithstanding the foregoing, Seller shall cause all Title Matters which are mechanics’ liens or deeds of trust to be eliminated as exceptions to title on the Title Policy at Seller’s sole expense prior to the close of Escrow, and shall not record any documents against the Property from and after the Effective Date without Purchaser’s prior written consent.
7 5. Conditions Precedent for the Benefit of the Seller. The Seller’s obligation to Close shall be conditioned upon the satisfaction or emailed or written waiver by the Seller of all of the conditions precedent (“Conditions Precedent for the Benefit of the Seller”) set forth in this Section
5. Any of the Conditions Precedent for the Benefit of the Seller may be waived by the Seller unilaterally; and if so waived, such conditions shall be of no further effect hereunder. Any such waiver shall be effective only if the same is expressly waived by Seller by either: (i) email from the Seller to the Purchaser and Escrow Agent; or (ii) in a writing signed by the Seller and delivered to the Purchaser and Escrow Agent. If the Conditions Precedent for the Benefit of the Seller set forth in this Section 5 are not satisfied by the deadlines or expressly waived, the Seller (provided the Seller is not in default hereunder) may provide emailed or written notice of the Seller’s conditional termination of this Agreement to the Purchaser and Escrow Agent. After receipt of such notice of conditional termination, the Purchaser shall have ten (10) Business Days to cure any non-satisfaction of a condition or other default specified in the notice of conditional termination. If such matter remains unsatisfied or the default remains uncured after the expiration of such ten (10) Business Day period, then this Agreement Instructions shall terminate at the close of business on such tenth (10th) Business Day. In the event of termination of this Agreement (and by operation of law the Escrow) pursuant to this Section 5, then: (w) as set forth in the liquidated damages provision of Section 3(b), above, all rights and liabilities of the Purchaser and the Seller with respect to this Agreement shall immediately terminate except those which specifically survive such termination; (x) the Purchaser shall pay $1,000.00 to the Seller; (y) Escrow Agent shall return to the Seller all funds or other things deposited in Escrow by the Seller; and (z) Escrow Agent shall return to the Purchaser all funds or other things deposited in Escrow by the Purchaser, less all fees and costs charged by the Escrow Agent. Notwithstanding the preceding clause (w) of this Section 5, in the event of termination of this Agreement pursuant to this Section 5, the Seller and the Purchaser shall cooperate with one another, execute all documents reasonably necessary and take all reasonable steps as may be required by Escrow Agent in order to accomplish the purposes of this Section 5. The Conditions Precedent for the Benefit of the Seller are:
(a) The delivery by the Purchaser into Escrow, at least one (1) Business Day prior to Closing of Immediately Available Funds equal to the Purchase Price (plus or minus expenses and prorations) as required by Section 3(c) above.
(b) The delivery by the Purchaser into Escrow at least one (1) Business Day prior to Closing of all other documents and instruments required by this Agreement or reasonably required by Escrow to complete the Closing.
(c) Purchaser not being in default of any of its representations or warranties under this Agreement, or any other material terms or conditions related to Purchaser, and all of the Purchaser’s representations and warranties under this Agreement being true and correct as of the Closing Date.
8 (d) As of the Closing Date, the Purchaser has not made an assignment for the benefit of creditors, filed a bankruptcy petition, been adjudicated insolvent or bankrupt, petitioned a court for the appointment of any receiver of, or trustee for, the Purchaser, or commenced any proceeding relating to the Purchaser under any reorganization, arrangement, readjustment of debt, dissolution, or liquidation law or statute of any jurisdiction, whether now or later in effect.
6. Conditions Precedent for the Benefit of the Purchaser. The Purchaser’s obligation to Close shall be conditioned upon the satisfaction or emailed or written waiver by the Purchaser of all of the conditions precedent (“Conditions Precedent for the Benefit of the Purchaser”) set forth in this Section 6. Any of the Conditions Precedent for the Benefit of the Purchaser may be waived by the Purchaser unilaterally; and if so waived, such conditions shall be of no further effect hereunder.
Any such waiver shall be effective only if the same is expressly waived by email from the Purchaser to the Seller and Escrow Agent or in writing signed by the Purchaser and delivered to the Seller and Escrow Agent. If the Conditions Precedent for the Benefit of the Purchaser are not satisfied by the deadlines set forth in this Section 6 or expressly waived, the Purchaser (provided the Purchaser is not in default hereunder) may provide emailed or written notice of the Purchaser’s conditional termination of this Agreement to the Seller and Escrow Agent. After receipt of such notice of conditional termination, the Seller shall have ten (10) Business Days to cure any nonsatisfaction of a condition or other default specified in the notice of conditional termination. If such matter remains unsatisfied or the default remains uncured after the expiration of such ten (10) Business Day period, then this Agreement shall terminate at the close of business on such tenth (10th) Business Day. In the event of termination of this Agreement (and by operation of law the Escrow) pursuant to this Section 6, then: (w) the same shall be a default by the Seller; (x) Escrow Agent shall return to the Seller all funds or other things deposited in Escrow by the Seller; (y) Escrow Agent shall upon receipt of unilateral notice from the Purchaser, return to the Purchaser all funds or other things deposited in Escrow by the Purchaser; and (z) all fees and costs charged by the Escrow Agent shall be paid by the Seller. Purchaser is not waiving any default by the Seller and nothing contained in this Section 6, including, without limitation, the immediately foregoing sentence shall be a waiver of any right of Purchaser to recover damages from the Seller for any default by Seller hereunder. Notwithstanding the foregoing clause (w) of this Section 6, in the event of termination of this Agreement pursuant to this Section 6, the Purchaser and the Seller shall cooperate with one another, execute all documents reasonably necessary and take all reasonable steps as may be required by Escrow Agent in order to accomplish the purposes of this Section 6. The Conditions Precedent for the Benefit of Purchaser are:
(a) The deposit by the Seller into Escrow at least one (1) Business Day prior to Closing of the Grant Deed, duly executed and acknowledged, conveying fee simple title to the Property to the Purchaser.
(b) The deposit by the Seller into Escrow at least one (1) Business Day prior to Closing of the Assignment, duly executed, conveying title to the Personal Property to the Purchaser. (c) The deposit by Seller into Escrow at least one (1) Business Day prior to Closing of a duly executed affidavit in the form prescribed by federal regulations that Seller is not a foreign person and is a “United States Person” as such term is defined in Section 7761(a)(30) of the Internal Revenue Code of 1986, as amended.
9 (d) The deposit by Seller into Escrow at least one (1) Business Day prior to Closing of a duly executed California Form 593(c) or other evidence that withholding of any portion of the Purchase Price is not required by the Revenue and Taxation Code of California with respect to Seller.
(e) The deposit by the Seller into Escrow at least one (1) Business Day prior to Closing of all additional documents and instruments as are reasonably required by the Escrow Agent to complete the Closing.
(f) The Escrow Agent is prepared and obligated to issue the Title Policy in Purchaser’s favor, upon the recordation of the Grant Deed and there are no exceptions to the Title Policy, except for the Permitted Exceptions.
(g) As of the Closing Date, there exists no deed of trust, mortgage, lease, tenancy or occupancy agreement affecting the Property, except for the Property Documents. (h) Seller not being in default of any of its representations or warranties under this Agreement, or any other material terms or conditions related to Seller, and all of Seller’s representations and warranties under this Agreement being true and correct as of the Closing Date. (i) As of the Closing Date there is not pending, or threatened to be pending, any action or proceeding by any person or before any government authority, the outcome of which could prohibit the use of the Property as intended by the Purchaser. (j) The Escrow Agent is prepared and obligated to issue the Title Policy in Purchaser’s favor, upon the recordation of the Grant Deed and there are no exceptions to the Title Policy, except for the Permitted Exceptions.
7. Representations, Warranties and Covenants; Waivers and Releases. When making the representations and warranties set forth in this Section 7, each party making a representation and/or warranty represents that the same are true, correct and complete as of the date hereof and shall be and are true, correct and complete as of the Closing Date. The representations and warranties shall survive the Closing.
(a) Representations and Warranties Regarding Authority. The Seller and the Purchaser each hereby represents and warrants to the other that this Agreement and all documents or instruments executed by them which are to be delivered at or prior to the Closing are, or on the Closing Date will be, duly authorized, executed and delivered by the Seller or the Purchaser, as applicable.
(b) Representations and Warranties Regarding Enforceability of Agreement. The Seller and the Purchaser each hereby represents and warrants to the other that this Agreement and all documents required hereby to be executed by them shall be valid, legally binding obligations of, and enforceable against, the Seller or the Purchaser, as applicable, in accordance with their terms.
10 (c) Representations and Warranties Pertaining to Legal Matters. The Seller hereby represents and warrants to the Purchaser that:
(1) The Seller is the sole owner of the fee title interest to the Real Property. (2) To the current actual knowledge of Seller, there is no pending or threatened proceeding in eminent domain or otherwise, which would adversely affect the Property, or any portions thereof.
(d) Seller Representations and Warranties Pertaining to Options. As of the Effective Date, Seller hereby represents and warrants to the Purchaser that no person has any option or right of first refusal to purchase Seller’s interest in the Property or any parts thereof. (e) Seller Representation and Warranty Regarding Operation of the Property. The Seller hereby represents and warrants to the Purchaser that to the current actual knowledge of Seller, the Property Documents and the Permitted Exceptions constitute all of the oral and written agreements or understandings concerning the Property by which the Purchaser would be bound following the Closing.
(f) Seller Representations and Warranties Regarding Discovery of New Information.
The Seller hereby represents and warrants to the Purchaser that if the Seller discovers any information or facts prior to Closing that would materially change any of the foregoing representations and warranties or cause any of the foregoing representations and warranties to be untrue or misleading in any respect, the Seller will promptly give the Purchaser notice of those facts and information.
(g) AS IS CONDITION. PURCHASER HEREBY ACKNOWLEDGES,
REPRESENTS, WARRANTS, COVENANTS AND AGREES THAT AS A MATERIAL
INDUCEMENT TO SELLER TO EXECUTE AND ACCEPT THIS AGREEMENT AND IN
CONSIDERATION OF THE PERFORMANCE BY SELLER OF ITS DUTIES AND OBLIGATIONS UNDER THIS AGREEMENT THAT, EXCEPT FOR SELLER’S EXPRESS REPRESENTATIONS AND WARRANTIES SET FORTH IN SECTION 7 OF THIS
AGREEMENT, THE SALE OF THE PROPERTY HEREUNDER IS AND WILL BE MADE ON AN “AS IS, WHERE IS” BASIS, SELLER HAS NOT MADE, DOES NOT MAKE AND
SPECIFICALLY NEGATES AND DISCLAIMS ANY REPRESENTATIONS, WARRANTIES
OR GUARANTIES OF ANY KIND OR CHARACTER WHATSOEVER, WHETHER
EXPRESS OR IMPLIED, ORAL OR WRITTEN, PAST, PRESENT, FUTURE OR
OTHERWISE, OF, AS TO, CONCERNING OR WITH RESPECT TO THE PROPERTY, INCLUDING BUT NOT LIMITED TO: (1) THE EXISTENCE OF HAZARDOUS MATERIALS OR MOLD UPON THE PROPERTY OR ANY PORTION THEREOF; (2) GEOLOGICAL
CONDITIONS, INCLUDING, WITHOUT LIMITATION, SUBSIDENCE, SUBSURFACE
CONDITIONS, WATER TABLE, UNDERGROUND WATER RESERVOIRS, LIMITATIONS REGARDING THE WITHDRAWAL OF WATER AND FAULTING; (3) WHETHER OR NOT
AND TO THE EXTENT TO WHICH THE PROPERTY OR ANY PORTION THEREOF IS
AFFECTED BY ANY STREAM (SURFACE OR UNDERGROUND), BODY OF WATER,
11 FLOOD PRONE AREA, FLOOD PLAIN, FLOODWAY OR SPECIAL FLOOD HAZARD; (4) DRAINAGE; (5) SOIL CONDITIONS, INCLUDING THE EXISTENCE OF INSTABILITY,
PAST SOIL REPAIRS, SOIL ADDITIONS OR CONDITIONS OF SOIL FILL, OR SUSCEPTIBILITY TO LANDSLIDES, OR THE SUFFICIENCY OF ANY UNDERSHORING; (6) USES OF ADJOINING PROPERTIES; (7) THE VALUE, COMPLIANCE WITH THE
PLANS AND SPECIFICATIONS, SIZE, LOCATION, AGE, USE, DESIGN, QUALITY,
DESCRIPTION, DURABILITY, STRUCTURAL INTEGRITY, OPERATION, TITLE TO, OR
PHYSICAL OR FINANCIAL CONDITION OF THE PROPERTY OR ANY PORTION
THEREOF, OR ANY RIGHTS OR CLAIMS ON OR AFFECTING OR PERTAINING TO THE
PROPERTY OR ANY PART THEREOF, INCLUDING, WITHOUT LIMITATION, WHETHER
OR NOT THE IMPROVEMENTS COMPLY WITH THE REQUIREMENTS OF TITLE III OF THE AMERICANS WITH DISABILITIES ACT OF 1990, 42 U.S.C. §§ 12181-12183, 12186(B) – 12189 AND RELATED REGULATIONS; (8) THE PRESENCE OF HAZARDOUS MATERIALS IN OR ON, UNDER OR IN THE VICINITY OF THE PROPERTY; (9) THE SQUARE FOOTAGE OF THE PROPERTY OR THE IMPROVEMENTS THEREON; (10) IMPROVEMENTS AND INFRASTRUCTURE; (11) DEVELOPMENT RIGHTS AND EXTRACTIONS; (12) WATER OR WATER RIGHTS; (13) THE DEVELOPMENT POTENTIAL FOR THE PROPERTY; (14) THE ABILITY OF PURCHASER TO REZONE THE PROPERTY OR CHANGE THE USE OF THE PROPERTY; (15) THE ABILITY OF PURCHASER TO ACQUIRE ADJACENT PROPERTIES; (16) THE EXISTENCE AND POSSIBLE LOCATION OF ANY UNDERGROUND UTILITIES; (17) THE EXISTENCE AND POSSIBLE LOCATION OF ANY ENCROACHMENTS; (18) THE CHARACTER OF THE NEIGHBORHOOD IN WHICH THE PROPERTY IS SITUATED; (19) THE CONDITION OR
USE OF THE PROPERTY OR COMPLIANCE OF THE PROPERTY WITH ANY OR ALL
PAST, PRESENT OR FUTURE FEDERAL, STATE OR LOCAL ORDINANCES, RULES,
REGULATIONS OR LAWS, BUILDING, FIRE OR ZONING ORDINANCES, CODES OR OTHER SIMILAR LAWS; AND/OR (20) THE MERCHANTABILITY OF THE PROPERTY
OR FITNESS OF THE PROPERTY FOR ANY PARTICULAR PURPOSE (PURCHASER AFFIRMING THAT PURCHASER HAS NOT RELIED ON SELLER’S SKILL OR
JUDGMENT TO SELECT OR FURNISH THE PROPERTY FOR ANY PARTICULAR
PURPOSE, AND THAT SELLER MAKES NO WARRANTY THAT THE PROPERTY IS FIT FOR ANY PARTICULAR PURPOSE). NOTWITHSTANDING THE FOREGOING OR
ANYTHING TO THE CONTRARY SET FORTH IN THIS AGREEMENT, SELLER IS NOT
RELEASED FROM ANY LIABILITY TO PURCHASER FOR FRAUD OR BREACH OF ANY
EXPRESS COVENANT, REPRESENTATION OR WARRANTY SET FORTH IN THIS AGREEMENT.
8. Condemnation of the Property.
(a) Condemnation. If between the Effective Date and the Closing Date, any condemnation or eminent domain proceedings are commenced that will result in the taking of any part of the Property, Purchaser may, at Purchaser’s election, either:
(1) Terminate this Agreement by giving written or emailed notice to the Seller and the Escrow Agent (in which event all remaining funds or other things deposited in Escrow by Purchaser shall be returned to the Purchaser immediately from Escrow, and all fees and costs
12 charged by the Escrow Agent shall be paid one-half (1/2) by the Seller and one-half (1/2) by the Purchaser); or
(2) Proceed with the Closing and have Seller assign to Purchaser all of Seller’s right, title and interest to any award made for the condemnation or eminent domain action. (b) Notice. If Seller obtains notice of the commencement of or the threatened commencement of eminent domain or condemnation proceedings with respect to the Property, Seller shall notify the Purchaser in writing.
9. Broker’s Commission. Seller and Purchaser each hereby represents and warrants to one another that neither of them has engaged the services of any real estate agent or broker. Seller and Purchaser each agree that, to the extent any real estate commission or brokerage and/or finder’s fee shall be earned or claimed in connection with this Agreement or the Closing, the payment of such fee or commission, and the defense of any action in connection therewith, shall be the sole and exclusive obligation of the party who requested the services of the broker and/or finder. In the event that any claim, demand or cause of action or brokerage and/or finder’s fee is asserted against the party to this Agreement who did not request such services, the party through whom the broker or finder is making the claim shall indemnify, defend (with an attorney of the indemnitee’s choice) and hold harmless the other from and against any and all such claims, demands and causes of action and expenses related thereto, including (without limitation) attorneys’ fees and costs.
10. Assignment. The Purchaser may assign this Agreement to an entity in which the Purchaser has a controlling or majority interest without the prior written consent of the Seller. Except as set forth in the immediately preceding sentence, no party shall assign any of its rights or delegate any of its duties under this Agreement without the prior written consent of the other party hereto. Any attempted assignment or delegation of this Agreement by the Purchaser or Seller in violation of this Section 10 shall be void.
11. Notices. All notices under this Agreement shall be in writing and sent (a) by certified or registered mail, return receipt requested, in which case notice shall be deemed delivered three (3) Business Days after deposit, postage prepaid in the United States Mail, (b) overnight by a nationally recognized overnight courier such as UPS Overnight, or FedEx, in which case notice shall be deemed delivered one (1) Business Day after deposit with that courier, (c) by personal delivery, in which case notice shall be deemed delivered upon the actual date of delivery, or (d) by email, in which case notice shall be deemed delivered upon the actual date of delivery. All notices shall be delivered to the following addresses (unless changed by written notice to the other persons given in accordance with this Section 11:
To Purchaser: City of National City
1243 National City Boulevard
National City, California 91950
Attn: Steve Manganiello
Email: [email protected]
13 Copy to: Christensen & Spath LLP
401 West A Street, Suite 2250
San Diego, California 92101
Attn. Walter F. Spath, Esq.
Email: [email protected]
To Seller: Walter and Louise Morawa
43757 La Cruz Drive
Temecula, CA 92590-3369
Email: [email protected]
12. No Prorations. The Purchaser is purchasing a strip of real property and the Property once purchased by the Purchaser will not be subject to real property taxes and assessments, therefore no prorations shall be made with regard to the Property.
13. General Provisions.
(a) Governing Law. This Agreement shall be interpreted and construed in accordance with California law.
(b) Counterparts. This Agreement may be executed in two or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.
(c) Captions. The captions in this Agreement are inserted for convenience of reference and in no way define, describe or limit the scope or intent of this Agreement or any of the provisions of this Agreement.
(d) Binding Effect. This Agreement shall be binding upon and inure to the benefit of the parties and their respective legal representatives, successors, heirs and permitted assigns. (e) Modifications; Waiver. No waiver, modification, amendment, discharge or change of this Agreement shall be valid unless it is in writing and signed by the party against which the enforcement of the modification, waiver, amendment, discharge or change is sought. (f) Entire Agreement. This Agreement contains the entire agreement between the parties relating to Purchaser’s acquisition of the Property from Seller and all prior or contemporaneous agreements, understandings, representations or statements, oral or written, are superseded.
(g) Partial Invalidity. Any provision of this Agreement which is unenforceable, invalid, or the inclusion of which would adversely affect the validity, legality, or enforcement of this Agreement shall have no effect, but all the remaining provisions of this Agreement shall remain in full effect.
14 (h) Survival; No Merger. This Agreement, including without limitation, all representations, warranties, covenants, agreements, indemnities and other obligations of Seller and Purchaser in this Agreement, shall survive the Closing of this transaction and will not be merged into the Grant Deed or any other document.
(i) No Third-Party Rights. Nothing in this Agreement, express or implied, is intended to confer upon any person, other than the parties to this Agreement and their respective successors and assigns, any rights or remedies.
(j) Time Of Essence. Time is of the essence in this Agreement. (k) Attorneys’ Fees. The parties agree that the prevailing party in litigation for the breach and/or interpretation and/or enforcement of the terms of this Agreement shall be entitled to their expert witness fees, if any, as part of their costs of suit, and reasonable attorneys’ fees as may be awarded by the court. All claims, disputes, causes of action or controversies shall be subject solely to the jurisdiction of the San Diego Superior Court, Downtown Branch. (l) Relationship. Nothing contained in this Agreement shall be deemed or construed by the parties or by any third person to create a relationship of principal and agent or partnership or a joint venture between Purchaser and Seller or between either or both of them and any third party.
(m) Recording. This Agreement shall not be recorded.
(n) Purchaser Approval. Where this Agreement refers to an action or approval of the Purchaser, it shall mean the approval of the Executive Director of the Purchaser, or designee, unless otherwise provided.
(o) Exhibits and Recitals Incorporated. All exhibits referred to in this Agreement are hereby incorporated in this Agreement by this reference, regardless of whether or not the exhibits are actually attached to this Agreement. The Recitals to this Agreement are hereby incorporated in this Agreement by this reference.
(p) Independent Counsel. Seller and Purchaser each acknowledge that: (i) they have been given the opportunity to be represented by independent counsel in connection with this Agreement; (ii) they have executed this Agreement with the advice of such counsel, if such counsel was retained; and (iii) this Agreement is the result of negotiations between the parties hereto and the advice and assistance of their respective counsel, if such counsel was retained. The fact that this Agreement was prepared or negotiated by Purchaser’s or Seller’s counsel as a matter of convenience shall have no import or significance. Any uncertainty or ambiguity in this Agreement shall not be construed against either party due to the fact that Purchaser’s or Seller’s counsel prepared or negotiated this Agreement in its final form. (q) Capacity and Authority. All individuals signing this Agreement for a party which is a corporation, limited liability company, partnership or other legal entity, or signing under a power of attorney, or as a trustee, guardian, conservator, or in any other legal capacity, represent
15 and warrant to the other party that they have the necessary capacity and authority to act for, sign and bind the respective entity or principal on whose behalf they are signing.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first above written.
SELLER:
Walter Morawa and Louise Morawa Joint Living Trust
By:_________________________________
Walter Morawa, Trustee
By:_________________________________
Louise Morawa, Trustee
[SIGNATURES CONTINUED ON FOLLOWING PAGE]
16 PURCHASER:
City of National City
By:__________________________________
Benjamin A. Martinez, City Manager
APPROVED AS TO FORM:
By: ______________________________________
Barry J. Schultz, City Attorney
17 Exhibit A
Legal Description of the Property
All that certain real property situated in the City of National City, County of San Diego, State of California, described as follows:
(PORTION OF PARCEL APN 557-250-38)
THAT PORTION OF 40 ACRE LOT 1, QUARTER SECTION 132 OF RANCHO DE LA
NACION, IN THE CITY OF NATIONAL CITY, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 166, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, DESCRIBED AS FOLLOW:
BEGINNING AT A 3/4 INCH IRON PIPE AND DISC ILLEGIBLE ACCORDING TO PARCEL MAP NUMBER 20521 FILED IN THE OFFICE OF THE COUNTY RECORDER ON JUNE 27, 2008 BEING THE SOUTHEASTERLY CORNER OF THE NORTHWESTERLY QUARTER OF SAID 40 ACRE LOT 1, BEING ALSO THE SOUTHEASTERLY CORNER OF PARCEL 1 DESCRIBED ON INSTRUMENT NUMBER 1998-0639957 RECORDED ON OCTOBER 5, 1998 OFFICIAL RECORDS, SAN DIEGO COUNTY RECORDER’S OFFICE;
THENCE NORTH 17° 46’ 29” WEST 134.25 FEET ALONG THE NORTHEASTERLY LINE
OF SAID NORTHWESTERLY QUARTER TO THE NORTHEASTERLY CORNER OF SAID PARCEL 1;
THENCE SOUTH 71° 59’ 32” WEST 20.00 FEET ALONG THE NORTHWESTERLY LINE OF SAID PARCEL 1;
THENCE PARALLEL TO SAID NORTHEASTERLY LINE OF SAID PARCEL 1, SOUTH 17° 46’ 29” EAST 134.22 FEET TO A POINT ON THE SOUTHEASTERLY LINE OF SAID NORTHWESTERLY QUARTER WHICH IS SOUTH 72° 06’ 02” WEST 20.00 FEET FROM SAID SOUTHEASTERLY CORNER OF SAID NORTHWESTERLY QUARTER; THENCE PARALLEL TO SAID NORTHEASTERLY LINE OF SAID PARCEL 1, SOUTH 17° 46’ 29” EAST 8.04 FEET TO A POINT ON THE SOUTHEASTERLY LINE OF PARCEL 2 DESCRIBED ON SAID INSTRUMENT 1998-0639957;
THENCE NORTH 50° 12’ 52” EAST 21.57 FEET ALONG SAID SOUTHEASTERLY LINE OF PARCEL 2 TO THE SOUTHEASTERLY CORNER OF SAID PARCEL 1, BEING ALSO THE POINT OF BEGINNING;
AREA: 2765.11 SQFT (0.063 AC) MORE OR LESS.
BASIS OF BEARING: CALIFORNIA COORDINATE SYSTEM NAD 83, ZONE 6, BETWEEN POINT NUMBERS 1236 AND 1237 AS SHOWN ON ROS 14492.
1 Recording Requested By:
When Recorded Mail To And Mail Tax
Statements To:
City of National City
1243 National City Boulevard
National City, California 91950
Attn: City Manager
Portion of APN: 557-250-38-00
The Undersigned Grantor(s) Declare(s): DOCUMENTARY TRANSFER TAX $0.00; CITY TRANSFER TAX n/a [ ] computed on the consideration or full value of property conveyed, OR [ ] computed on the consideration or full value less value of liens and/or encumbrances remaining at time of sale, [ ] unincorporated area; [ X ] City of National City, and [ X ] Exempt from transfer tax; Reason: Calif. Rev. & Tax. Code §11922
GRANT DEED
THE UNDERSIGNED GRANTOR DECLARES:
FOR VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, Walter and Louise Morawa, Trustees of the Walter Morawa and Louise Morawa Joint Living Trust (“Grantor”)
hereby grants to
City of National City (“Grantee”)
All of that certain real property in the City of National City, County of San Diego, State of California described on Exhibit A attached hereto.
GRANTOR:
Walter Morawa and Louise Morawa Joint Living Trust
By:_________________________________Dated as of _________, 2024 Walter Morawa, Trustee
By:_________________________________Dated as of _________, 2024 Louise Morawa, Trustee
2 ACCEPTANCE
This is to certify that the interest(s) in real property conveyed by this instrument to the City of National City, are hereby accepted by the undersigned officer on behalf of the City of National City, pursuant to authority conferred by resolution of the City of National City adopted on ___________, 2024, and the Grantee consents to recordation thereof by its duly authorized officer.
City of National City
By:__________________________________ Dated: __________, 2024 Benjamin A. Martinez, City Manager
APPROVED AS TO FORM:
By: ______________________________________
Barry J. Schultz, City Attorney
3 ACKNOWLEDGMENT
State of California )
)
County of San Diego )
On ____________________, 2024, before me, _________________________________, notary public, personally appeared __________________________________________ who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under penalty of perjury under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
A notary public or other officer completing this
certificate verifies only the identity of the
individual who signed the document to which this
certificate is attached, and not the truthfulness,
accuracy, or validity of that document.
4 ACKNOWLEDGMENT
State of California )
)
County of San Diego )
On ____________________, 2024, before me, _________________________________, notary public, personally appeared __________________________________________ who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under penalty of perjury under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature (Seal)
A notary public or other officer completing this
certificate verifies only the identity of the
individual who signed the document to which this
certificate is attached, and not the truthfulness,
accuracy, or validity of that document.
K:\SND_MUNI\095811315 - CENTRAL COMM MOBILITY ENHANCEMENTS\DESIGN\EXHIBITS\2023.10.19_N AVENUE ROW EXHIBIT\2023.10.19_N AVENUE ROW EXHIBIT.DWG 401 B STREET, SUITE 600, SAN DIEGO, CA 92101 PHONE: 619-234-9411 WWW.KIMLEY-HORN.COM N AVENUE ROW EXHIBIT 10/19/2023
JOB NO.: 095811315 DATE:
THIS DOCUMENT, TOG2023
NORTH
0GRAPHIC SCALE AS SHOWN10 20 FOR DISCUSSION PURPOSES ONLY 557-250-38
557-180-16
557-250-01
557-173-03
134.3'
142.4'
5.4'
6.1'
15.0'
20.0'
Total Area: 2,720.61 SF
Carpenter Real Estate Consulting
12502 Pacato Circle South
San Diego, CA 92128
[email protected]
April 22, 2024
Greg Rose, Property Agent
City of National City
140 E. 12th Street Suite B
National City, CA 91950
Main (619)336-4266
[email protected]
Re: Partial Acquisition Appraisal on property located at 924-46 N Avenue National City, CA 91950 (APN 557-250-38)
Dear Mr. Rose:
At your request and authorization, I have prepared a summary appraisal report of the market value for a partial acquisition on the above-referenced real property. Data, information, and calculations leading to the value conclusion are incorporated in the report following this letter.
The report, in its entirety, including all assumptions and limiting conditions, is an integral part of, and inseparable from, this letter. Your attention is directed to the Addenda which contains the assumptions and limiting conditions.
The following appraisal sets forth the most pertinent data gathered, the techniques employed, and the reasoning leading to the opinions of value. The analyses, opinions and conclusions were developed, and this report has been prepared, in conformance with the Uniform Standards of Professional Appraisal Practice (USPAP) and the Code of Professional Ethics of the Appraisal Institute.
The appraisal has been completed subject to the Assumptions & Limiting Conditions contained within the report. Additionally, the concluded value is based on the findings presented in the highest and best use section of the report.
By virtue of my experience and based upon my investigation, my findings regarding the fair market value of the requested partial acquisition as of April 19, 2024, is as follows:
$164,000
Please refer to the attached appraisal report, plus exhibits, for a summary of the supporting documentation for the value estimate contained herein.
Respectfully submitted,
Kent J. Carpenter, MAI
Carpenter Real Estate Consulting
California License AG003087
Expiration Date: January 23, 2025
Page | 1
EXECUTIVE SUMMARY
Property Address: 924-46 N Avenue, National City, CA 91950 APN(s): 557-250-38
Property Type: Multi-Family Residential
Report Format: Appraisal Report
Date of Appraisal Report: April 22, 2024
Date of Value: April 19, 2024
Real Estate Interest Appraised: Partial Acquisition in Fee Simple Function of the Appraisal: Potential acquisition for client’s project Location: The property is located in an older established residential neighborhood (single-family & multi-family), north of the commercial/retail corridor of E. Plaza Blvd.
Zoning: RM-3 (Very High-Density Multi-Unit Residential) General Plan: Multi-Family
Improvements Description: Pepper Hill Apartments that contain 34-units of two-story design and built in 1975.
Larger Parcel Description: Irregular shaped parcel containing 1.50 acres per assessor’s plat map. The site contains level, terraced
areas where the various apartment buildings are located.
The site does not have direct access from E. Plaza Blvd. and is accessed only from the north via a half width
(single lane) improved public road in front of the larger parcel. The property has 136 feet of frontage on N
Avenue.
Acquisition Size: 2,721 square feet
Highest and Best Use: Multi-Family Residential
Concluded Value: $164,000
Extraordinary Assumptions (EA)
& Hypothetical Conditions (HC):
1. EA - The larger parcel value estimate is predicated
on the assumption that there is no such material on
or in the property that would cause a loss in value.
No responsibility is assumed for any environmental
conditions, or for any expertise or engineering
knowledge required to discover them.
2. EA - As an apparent street improvement, it is
assumed that (1) the asphalt paving in the
acquisition area was installed by the city of National
City with no compensation warranted to the owner
of the subject property, and (2) the concrete
driveway apron will either be protected in place or
replaced “in-kind” as part of the construction
contract.
3. EA – It is assumed that as part of the construction
contract for the proposed public improvements in
the acquisition area, that an appropriately designed
and constructed retaining wall will be provided to
merge the planned public improvements with the
slope and existing concrete walkway that provides
pedestrian access to the property.
Page | 2
Purpose of Appraisal
The purpose of this appraisal is to estimate the Fair Market Value of the proposed acquisition on the defined larger parcel.
Intended User
The intended user of this appraisal report is the client, Greg Rose, property agent with the city of National City. Anyone else using or relying on this appraisal is considered an unintended user and no fiduciary obligation is owed by the appraiser to that party.
Intended Use
The intended use of this appraisal report is for potential acquisition of the premises being appraised (partial acquisition). The appraisal cannot be used for evaluation for collateral for a loan, collateral for bond funding, appealing taxes, submission to Superior Court for condemnation, etc.
Definition of Market Value
The purpose of this report is to initially render an opinion of the fair market value of the fee simple interest of the land for the larger parcel. Market Value, as used in this report, is defined below. The following definitions and discussions are extracted from the State of California Code of Civil Procedure, Title 7, Eminent Domain Law, Chapter 9.
Fair Market Value - CCP Section 1263.320
1) (a) "The fair market value of the property taken is the highest price on the date of valuation that would be agreed to by a seller, being willing to sell but under no particular or urgent necessity for so doing, nor obliged to sell, and a buyer, being ready, willing and able to buy but under no particular necessity for so doing, each dealing with the other with full knowledge of all the uses and purpose for which the property is reasonably adaptable and available.
(b) 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."
Fair Market Value of Property Taken - CCP Section 1263.330 1) The fair market value of the property taken shall not include any increase or decrease in the value of the property that is attributable to any of the following:
(a) The project for which the property is taken.
(b) The eminent domain proceeding in which the property is taken. (c) Any preliminary actions of the plaintiff relating to the taking of the property.
Compensation for Injury to Remainder - CCP Section 1263.410 1) (a) "Where the property acquired is part of a larger parcel, in addition to the compensation awarded pursuant to Article 4 (discussed above), for the part taken, compensation shall be awarded for the injury, if any, to the remainder. (b) Compensation for injury to the remainder is the amount of the damage to the remainder reduced by the amount of benefit to the remainder. If the amount of benefit to the remainder equals or exceeds the amount of the damage to the remainder, no compensation shall be awarded under this article. If the amount of the benefit to the remainder exceeds the amount of damage to the remainder, such
Page | 3
excess shall be deducted from the compensation provided in Section 1263.510 (Compensation for Loss of Goodwill), if any, but shall not be deducted from the compensation required to be awarded for the property taken for from the other compensation required by this chapter."
Damages - CCP Section 1263.420
1) Damage to the remainder is the damage, if any, caused by either or both of the following:
(a) "The severance of the remainder from the part taken. (b) 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."
Benefits - CCP Section 1263.430
1) Benefit to the remainder is the benefit, if any, caused by the construction and use of the project for which the property is taken in the manner proposed by the plaintiff whether or not the benefit is caused by a portion of the project located on the part taken.
Delay – CCP Section 1263.440
1) (a) The amount of any damage to the remainder and any benefit to the remainder shall reflect any delay in the time when the damage or benefit caused by the construction and use of the project in the manner proposed by the plaintiff will actually be realized.
(b) The value of the remainder on the date of valuation, excluding prior changes in value as prescribed in Section 1263.330, shall serve as the base from which the amount of any damage and the amount of any benefit to the remainder shall be determined.
Project as Proposed – CCP Section 1263.450
Compensation for injury to the remainder shall be based on the project as proposed. Any features of the project which mitigate the damage or provide benefit to the remainder, including but not limited to easements, crossings, underpasses, access roads, fencing, drainage facilities, and cattle guards, shall be taken into account in determining the compensation for injury to the remainder.
Fee simple estate is defined as:
Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat.1 Date of the Appraisal
The effective date of value is the date of property inspection, or April 19, 2024. The date of this appraisal report is April 22, 2024.
Owner of Record & Property History
According to the submitted title report, title to the larger parcel is vested in Walter Morawa and Louise Morawa, husband & wife as joint tenants. The property has not experienced an arms-length transaction during the past five years.
1 The Dictionary of Real Estate Appraisal, Fifth Edition (Chicago: Appraisal Institute, 2010), p. 78.
Page | 4
Scope of Work
In order to complete this assignment, I identified all assignment conditions; determined an appropriate scope of work; collected general and specific data on the district, neighborhood, market area, subject property and comparable properties; analyzed the data gathered; applied the appropriate approaches to value; and reconciled all indications of value into a final value estimate for interest being appraised. My investigation, value opinion and analyses comply with the Uniform Standards of Professional Appraisal Practice and is unbiased and impartial. No predetermined value or opinion formed the basis of any conclusions stated in this appraisal. The depth of the investigation and analysis is meant to be in keeping with the purpose and intended use of the appraisal.
Page | 6
Local Overview
National City is a city in the southwest portion of San Diego County. The city lies about 3 miles to the southeast of San Diego. Additional neighboring cities include Chula Vista (3 miles), Paradise Hills (2 miles), and Rancho Del Rey (4 miles). Extending a total of 9.12 square miles, the city consists mostly of land, with approximately 20% of the area being covered by water.
The automobile is the predominant mode of transportation for the city’s workforce, with 89% of the working population using a car, truck, or van to travel to their places of employment. Public Transportation is utilized by 5% of the workforce, while another 3% either walk or use an alternative means to get to work. National City is accessible by Interstate 5, Interstate 805 and State Route 54.
The city’s major surface streets include:
• National City Boulevard • Harbor Drive
• Highland Avenue • Euclid Avenue
• Sweetwater Road • Plaza Boulevard
• Division Street • E 24th Street
Demographic Factors
The following table summarizes the demographics of National City:
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Larger Parcel Description
Aerial View
Proposed Acquisition Exhibit
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Site Description (Larger Parcel)
General Site Information
Address: 924-46 N Avenue, National City, CA 91950
Location: The property is located in an older established residential neighborhood (single-family & multi-family), north of the commercial/retail corridor of E. Plaza Blvd.
Legal Description: See Addenda section of this report
Current Owner(s): City of National City Community Development Commission.
5 Year Sales History: The property has been owned by the current owner for many years. There have been no “arms-length” sales of
the subject property within the past 5 years. The property is not currently listed for sale.
Zoning: RM-3 (Very High-Density Multi-Unit Residential) General Plan: Multi-Family
Assessor Parcel Number(s): 557-250-38
Tax Assessments: According to public records, the property is assessed at $889,033 for land, $1,349,453 for improvements, and a
total assessment of $2,238,486. Annual taxes are
$41,763.
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Physical Characteristics of the Site
Total Site Area: 1.50 acres (65,340 square feet)
Frontage: N Avenue
Shape: Irregular
Topography: Terraced, level areas with area views
Access: The property is accessed by N Avenue, a partially completed (1/2 width) public road that extends from the neighborhood to the north and does not connect to E.
Plaza Blvd.
Easements: A preliminary title report was submitted which indicated a variety of exceptions, including easements on the larger parcel. However, no plottage of easements was submitted for review. It is assumed that there are no adverse
easements, encroachments or conditions that would
impact the development of the larger parcel to its highest and best use. Furthermore, it is assumed that there are no easements in the acquisition area in the “before condition” (access, utilities, etc.) that would negatively impact the continued use of the property in the “after condition”.
Site Condition: The property has frontage on a paved, public road with partial curbs, gutters, and sidewalks on the adjoining
property to the north. Additionally, all utilities are available to the site.
Flood Designation: Zone X, X500 (Map 060293 – 06073C1912G) dated 5/16/12) indicating the property to have a portion outside the 100 and 500-year flood plains, and a portion in the 500- year flood plain.
Environmental/Soils: There was nothing discovered which would indicate there are environmental issues associated with the larger parcel.
However, the appraiser is not qualified to detect hazardous waste and/or toxic materials. The presence of substances such as asbestos, urea-formaldehyde foam insulation or
other potentially hazardous material 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 would cause a loss in value.
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Plat Map
The following is a plat map showing the size, shape and location of the larger partial on which the partial acquisition is proposed.
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Flood Map
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Looking west from acquisition area at entry walk to subject apartments Looking west from N Avenue at sloping characteristics of acquisition area
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Valuation Analysis
Highest and Best Use (Before Condition)
The highest and best use of any property depends upon the physical and legal restrictions imposed by the size, shape, location and zoning of the site, and the size, siting, quality and condition of the improvements. As the proposed acquisition does not impact the building improvements, the highest and best use analysis is made of the land as if vacant. The use must be (1) physically possible, (2) legally permissible, (3) financially feasible, and (4) maximally productive.
Legally Permissible - The current zoning of the property is RM-3 (Very High-Density Multi-Unit Residential). The purpose of the RM-3 zone is to provide for mid- to high-rise, very high density (forty-nine to seventy-five dwelling units per acre) multiple family residential. Uses allowed within this zone include family day-care homes, single and multi-family dwelling units, transitional/Supportive housing, and urban agriculture. The Multi-Family General Plan designation for the property is supportive and consistent with the zoning designation and allows for similar type land uses. The existing apartment building improvements comply with the land use restrictions currently in place.
Physically Possible - The site is a level, terraced site that is above the grade of N Avenue, has utilities available, frontage on N Avenue, and views of the surrounding area. Access to the property comes from a partially completed public road (1/2 width), which dead ends just south of the subject property. Overall, the physical characteristics of the site are such that a variety of uses could be accommodated on the site. This is supported by the feasible layout and design of the apartment buildings currently on the site which maximize views of the surrounding area and provide adequate access and project amenities.
Financially Feasible – Based on the existing land use controls, the land use patterns in the immediate area, and the existing apartment building improvements on the site, the most financially feasible use of the property would be for continued use of the building improvements as rental apartments.
Maximally Productive – Considering the discussion above, it is concluded that the maximally productive use of the property is for continued use of the property as an apartment complex.
Highest and Best Use (After Condition)
The size and location of the proposed acquisition is along the eastern property line in an area that is virtually unimproved (a concrete driveway apron and some asphalt at the south end). Additionally, there is sloping topography in the majority of the acquisition area which renders it unusable in terms of its significant contributory value to the apartment complex as a whole (access, project amenities, etc.) This is corroborated by the historical lack of improvement or integration of the acquisition area into the existing project. While some of the acquisition area is used for automobile parking, this is done more out of convenience than necessity, with the on-site parking being sufficient to comply with the parking requirements under current zoning. It is observed and concluded that the acquisition of this area will have no impact on the utility or value of the larger parcel as a whole, with no change in the concluded highest and best use of the property in the after condition.
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Appraisal Procedures Followed, Methodologies
The proposed acquisition on the larger parcel will be valued based on current zoning and the concluded highest and best use.
The valuation of the interest being acquired on the larger parcel will be accomplished through the following steps:
• Valuation of the Larger Parcel
• Value of the Parts Acquired
• Value of the Remainder as part of the Whole
• Value of the Remainder Before Consideration of Benefits • Severance Damages
• Project Benefits
• Valuation of Proposed Acquisition
• Fair Market Value of Acquisition
Larger Parcel Determination
In conducting this appraisal, I have examined the issue of the “Larger Parcel” as it relates to the economic unit which is appropriate for analysis. Issues considered in this Larger Parcel analysis include:
1. Commonality of ownership;
2. Physical contiguity; and,
3. Common use and/or common highest and best use.
Research indicates that there are no other parcels that meet the above criteria. Therefore, the concluded larger parcel is a single parcel containing 65,340 square feet.
For the appraisal of the larger parcel, only the sales comparison approach will be undertaken.
Neither the cost approach nor the income capitalization approach is appropriate valuation methods when valuing vacant land. The sales comparison approach derives a market value opinion by making a comparative analysis of recently sold properties having similar characteristics to the property being appraised. Each sale property is compared to the subject property focusing on similarities and differences that influence value.
Sales Comparison Approach
Several sales have been selected to process the sales comparison approach to value. On a following page is a summary of the market data, followed by a Market Data Map which shows the relative location of each sale to the subject property. After this is a discussion of each of the sales, comparing each to the subject property for each relevant element of comparison and from this analysis an appropriate value indication is concluded.
The sale properties are all located within the surrounding communities and are considered part of the same market area. The sales search extended back to 2022, with all the sales occurring between 2022 and 2024. All the comparable data are properties that would be considered reasonable alternatives to a purchase of the subject property. The properties range in size from 11,874 to 68,389 square feet which is a reasonable range compared to the size of the larger parcel.
Overall, this is considered a very reasonable data set from which to estimate the market value of
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the larger parcel, being valued as a vacant site. The sales are all relatively capable of being developed with the components inherent in the concluded highest and best use.
Attempts were made to verify each sale with a party to the transaction but some of the sales information is based solely on public records; Costar, RealQuest, LandVision, and personal inspection. Verifications are pending for those transactions. They were found to be sufficiently credible to rely upon for the valuation, and represent the type of information that informed buyers, sellers and other market participants consider when making decisions regarding real estate in this market. Several sources were used to confirm the credibility of the information before it was used.
Due to the relative lack of sales and listings of industrial properties in National City, the sales search was expanded to include other adjoining communities such as southeast San Diego and Chula Vista. Overall, the comparable sales selected are considered a very reasonable data set from which to estimate the market value of the land for the subject property on an as-is basis.
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Comparable Summary
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LAND COMPARABLES LOCATION MAP
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Data No. A – This is the sale of two adjoining parcels located across the street from the subject property with the same zoning. The purpose of the RM-3 zone is to provide for mid- to high-rise, very high density (forty-nine to seventy-five dwelling units per acre) multiple family residential.
Permitted uses by right in this zone include small and large days care centers, single-family homes (attached & detached), parks & open space, transitional housing, and urban agriculture. Other uses are permitted with a conditional use permit include bed & breakfast inns, dormitories, public assembly, accessories to religious facilities, and rooming/boarding houses.
The topography of the property (sloping along the western property line) results in the usable area of the property being approximately 36,410 square feet which results in a price per square foot of $59.05. This is more in line with the price range indicated by the balance of the comparables.
Data No. B – Th is the sale of a parcel located just to the south of the subject property in the city of Chula Vista. The property is in a neighborhood that is characterized by many multi-family developments. The purpose of the R-3 zone is to provide appropriate locations where apartment house neighborhoods of varying degrees of density may be established, maintained, and protected.
The regulations of this district are designed to promote and encourage an intensively developed residential environment, with appropriate environmental amenities such as open areas, landscaping and off-street parking.
Data No. C – This is the sale of a property located to the north of the subject property in the Mission Hills neighborhood of the city of San Diego. While well located in a desirable neighborhood with views of the surrounding area, the property has a severely sloping topography that would increase its development costs. The purpose of the RM zones is to provide for multiple dwelling unit development at varying densities. The RM zones individually accommodate developments with similar densities and characteristics. Each of the RM zones is intended to establish development criteria that consolidates common development regulations, accommodates specific dwelling types, and responds to locational issues regarding adjacent land uses. The RM-1-1 zone permits a maximum density of 1 dwelling unit for each 3,000 square feet of lot area.
Data No. D– This is the sale of a property located to the north of the subject property in the southeast San Diego neighborhood. The property is improved a variety of older building structures given no value in the purchase of the property. The purpose of the CN zones is to provide residential areas with access to a limited number of convenient retail and personal service uses. The CN zones are intended to provide areas for small scale, low intensity developments that are consistent with the character of the surrounding residential areas. The zones in this category may include residential development. Property within the CN zones will be primarily located along local and selected collector streets. CN-1-3 allows development with a pedestrian orientation and permits a maximum density of 1 dwelling unit for each 1,500 square feet of lot area.
Data No. E – Th is the sale of a property located to the north of the subject property in the Claremont neighborhood of the city of San Diego. The property is located on a major arterial, has good access and exposure, and has been used for paved parking in a neighborhood of older single-family homes and schools. The purpose of the RM zones is to provide for multiple dwelling unit development at varying densities. The RM zones individually accommodate developments with similar densities and
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characteristics. Each of the RM zones is intended to establish development criteria that consolidates common development regulations, accommodates specific dwelling types, and responds to locational issues regarding adjacent land uses. The RM-1-1 zone permits a maximum density of 1 dwelling unit for each 1,500 square feet of lot area.
Data No. F – This is the sale of a long, narrow property located to the north of the subject property in the southeast San Diego neighborhood. The property has varied topography, has frontage on a public road, and is located in a neighborhood of both single-family and multi-family homes. The purpose of the RM zones is to provide for multiple dwelling unit development at varying densities.
The RM zones individually accommodate developments with similar densities and characteristics.
Each of the RM zones is intended to establish development criteria that consolidates common development regulations, accommodates specific dwelling types, and responds to locational issues regarding adjacent land uses. The RM-1-1 zone permits a maximum density of 1 dwelling unit for each 1,500 square feet of lot area.
Adjustments
A summary of adjustment considerations when comparing the comparables sales to the subject property is presented as follows:
Interest Conveyed – All of the comparables were fee simple sales with no adjustments necessary.
Conditions of Sale – Adjustments for listing status or atypical sale conditions did not exist in any of the sales with no adjustments necessary.
Financing – All of the sales involved market financing, cash equivalent sales with no adjustments necessary.
Market Conditions - In this real estate market for this type of property, market conditions for industrial land like the subject are considered to have been stable between the oldest comparable sale date through the effective valuation date. This conclusion is based upon the low transaction volume, lack of meaningful trend demonstrated by the data, lack of overall development in the area, and is supported by our interviews with market participants.
Location – Adjustments were based on the surrounding land uses and the presence of or lack of synergy. The subject is located west of the I-805 freeway in an older residential area. The majority of comparables are located in areas deemed superior due to their higher rent producing capabilities in the multi-family sector. The comparables have been adjusted accordingly.
Access/Views – This category takes into consideration such things as frontage on public views and views of the surrounding area for future rental units. The comparables have been adjusted accordingly.
Topography – Comparable A has inferior topography and less usable areas due to slopes, while Comparables C and F were also inferior in topography and adjusted accordingly.
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Parcel Size/Shape – Typically, smaller sized parcels will sell for more on a per square foot basis than larger parcels. However, in the multi-family sector, larger parcels are more valuable due to their expanded capacity for more units and amenities. The comparables have been adjusted accordingly.
Zoning – The highest and best use of the subject was concluded to be for multi-family development.
While there are slight variations in allowable density in the multi-family zoned comparables, there is not enough market evidence for density adjustments. As such, all of the comparables are deemed comparable with no adjustments warranted.
Utilities – All of the sales had utilities that were either connected or immediately available and were considered similar to the subject property.
Entitlements – The subject property is being valued as vacant on an unentitled basis. All of the comparables are considered similar to this valuation premise with no adjustments warranted.
An adjustment grid is presented below which addresses these adjustment categories. The analysis is qualitative in nature and is intended to recognize value influencing features that could have an impact on the value of the subject property.
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Value Conclusion
After considering differences between these data items and the subject property, they demonstrate that the subject property should be worth more than $50.39 per square foot, something less than $87.12 per square foot, and something similar to the range of $57.99 to $60.64 per square foot.
With primary consideration placed on the sales providing these valuation points of reference, a value of $60.00 per square foot has been concluded for the subject property. This would provide an indicated value for the larger parcel of $3,920,000 on a rounded basis ($60.00 x 65,340 square feet).
Value of the Part Acquired
A fee simple acquisition of a portion of the larger parcel (see below) is being proposed to accomplish the client’s planned project.
The proposed acquisition will be improved with public improvements that will not yield any residual use or benefit to the property owner. As such, the value of the acquisition will be based on the previously concluded unit value for the larger parcel. As concluded, a land value of $60.00 will be applied to the acquisition area (2,721 square feet), resulting in a value for the acquisition area of $163,260.
Value of the Remainder in the After Condition
The value of the remainder after the acquisition but before consideration of benefits can be discussed based primarily on the previously discussed value conclusions and market data. Due to the relatively large size of the larger parcel and the relatively small size and location of the proposed acquisition along the property line, it is concluded that the highest and best use would not be
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impacted in the after condition by the proposed acquisition. Additional support for non-impact on the property from the proposed acquisition stems from the fact that the acquisition area has sloping topography, sits below the grade of the improved portion of the property, and with the exception of some cars being parked in this perceived unimproved street area on an unmanaged “rogue” basis, does not contribute to the viability of the property as improved. On-site parking is sufficient to satisfy the parking requirements imposed by current zoning, with this “rogue” parking not necessary to comply with current parking requirements. Therefore, the highest and best use of the property in the “after condition” is the same as in the “before” condition.
Severance Damages
Severance damages are equal to the difference between the value of the remainder as a portion of the whole before any acquisition and the value of the remainder in the after condition before consideration of benefits. If the value of the remainder in the after condition is less than the value of the remainder as a portion of the whole before, the property suffers permanent severance damages.
Damages can be caused by the actual taking or construction of the improvements in the manner proposed.
It is concluded that the current use of the property is not negatively impacted by the proposed acquisition, which is an area that does not contribute to the viability of the operation of the property as an apartment complex. Additionally, with the larger parcel having the same highest and best use after the acquisition, no permanent damages are concluded from the acquisition.
Project Benefits
In the after condition, the subject property will have similar utility and usability to its before condition.
Under California law, project benefits may only be used to offset severance damages. Potential benefits accruing to the subject property because of the acquisition and proposed improvements have been considered. However, because there are no damages to offset, the amount of the benefits, if any, from this project have not been calculated. Should it be determined there are damages, the appraiser reserves the right to calculate benefits.
Site Improvements in the Acquisition Area
No staking of the proposed acquisition area had occurred at the time of property inspection.
However, based on inspection of the property, submitted engineers plat map, and aerial photos, it appears that the acquisition area is in an area that is partially unimproved (slopes) as well as a partially improved asphalt paved area. As an apparent street improvement, it is assumed that the asphalt paving in the acquisition area, presumably used by both the general public as well as tenants at the subject property, was installed by the city of National City with no compensation warranted to the owner of the subject property. Additionally, it is assumed that as part of the construction contract for the proposed public improvements in the acquisition area, that an appropriately designed and constructed retaining wall will be provided to merge the planned public improvements with the slope and existing concrete walkway that provides pedestrian access to the property. Therefore, no compensation for any site improvements is warranted to the property owner.
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Valuation Summary
On the preceding pages, I have developed opinions pertaining to the larger parcel and the components of which are relevant to the parts taken. A summary of the preceding discussion and analysis is presented below:
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Assumptions and Limiting Conditions
This report is made expressly subject to the standard assumptions and conditions which are a normal part of any real estate appraisal.
1. The term "Market Value", as used in this report, is defined previously.
2. The date of value to which the conclusions and opinions expressed in this report apply, is as set forth previously in this letter. Further, the dollar amount of any value opinion rendered in this report is based upon the purchasing power of the American dollar existing on that date.
3. The appraiser assumes no responsibility for economic or physical factors which may affect the opinions in this report which occur after the date of this letter transmitting the report.
4. The information furnished by others is believed to be reliable. However, no warranty is given for its accuracy.
5. The appraiser reserves the right to make such adjustments to the analyses, opinions and conclusions set forth in this report as may be required by consideration of additional data or more reliable data that may become available.
6. No opinion as to title is rendered. Title is assumed to be marketable and free and clear of all liens, encumbrances, easements and restrictions except those specifically discussed in the report. The property is appraised assuming it to be under responsible ownership and competent management, and available for its highest and best use.
7. The appraiser assumes no responsibility for hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed for arranging for engineering studies that may be required to discover them.
8. The property is appraised assuming it to be in full compliance with all applicable federal, state, and local environmental regulations and laws, unless otherwise stated.
9. The property is appraised assuming that all applicable zoning and use regulations and restrictions have been complied with, unless otherwise stated.
10. The property is appraised assuming that all required licenses, certificates of occupancy, consents, or other legislative or administrative authority from any local, state, or national government or private entity or organization have been or can be obtained or renewed for any use on which the value estimate contained in this report is based, unless otherwise stated.
11. No engineering survey has been made by the appraisers. Except as specifically stated, data relative to size and area was taken from sources considered reliable and no encroachment of real property improvements is considered to exist.
12. No opinion is expressed as to the value of subsurface oil, gas or mineral rights or whether the property is subject to surface entry for the exploration or removal of such materials except as expressly stated.
13. Maps, plats and exhibits included in this part are for illustration only as an aid in visualizing matters discussed within the report. They should not be considered as surveys or relied upon for any other purpose, nor should they be removed from, reproduced, or used apart from the report.
14. No opinion is intended to be expressed for matters which require legal expertise or specialized investigation or knowledge beyond that customarily employed by real estate appraisers.
15. That possession of this report, or a copy of it, 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
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addressed without the written consent of the appraiser, and in any event only with proper written qualification and only in its entirety.
16. Unless specifically stated, this appraisal does not take into consideration the possibility of the existence of asbestos, PCB transformers or other toxic, hazardous, or contaminated substances and/or underground storage tank (hazardous material), or the cost of encapsulation or removing thereof. Should the client have concern over the existence of such substances on the property, we consider it imperative for you to retain the services of a qualified independent engineer or contractor to determine the existence and extent of any hazardous materials, as well as the cost associated with any required or desirable treatment or removal thereof.
17. The value estimate is predicated on the assumption that there is no such material on or in the property that would cause a loss in value. No responsibility is assumed for any environmental conditions, or for any expertise or engineering knowledge required to discover them. Descriptions and comments are the result of routine observations made during the appraisal process.
Certification
The undersigned appraiser certifies that, to the best of his knowledge and belief:
• 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 his personal, impartial and unbiased professional analyses, opinions, and conclusions.
• I have no present, prospective, direct or indirect interest in the property that is the subject of this report, nor personal interest or bias 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 in this assignment.
• 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 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. • The reported analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Practice of the Appraisal Institute, which include the Uniform Standards of Professional Appraisal Practice.
• Kent J. Carpenter, MAI has made a personal inspection of the property that is the subject of this report.
• No one provided significant real property appraisal assistance to the appraiser signing this certification.
• The appraiser signing this appraisal report has not provided an appraisal of the subject property in the three years immediately preceding acceptance of this assignment. There have been no other services, as an appraiser, or in any other capacity, in the previous three years.
• As of the date of this report, Kent J. Carpenter, MAI, has completed the continuing education program of the Appraisal Institute.
• The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.
Very Truly Yours,
Kent J. Carpenter, MAI
Certified General Real Estate Appraiser
Carpenter Real Estate Consulting
California License AG003087
Preliminary Tille Report
Comparable Sales Photographs
DATA A
DATA B
DATA C
DATA D
DATA E
DATA F
RESOLUTION NO. 2024 -
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NATIONAL CITY, CALIFORNIA,
AUTHORIZING THE CITY MANAGER TO EXECUTE THE PURCHASE AND SALE
AGREEMENT AND ACCEPT THE GRANT DEED FROM WALTER MORAWA AND LOUISE
MORAWA JOINT LIVING TRUST FOR THE PURCHASE OF A PORTION OF PARCEL APN 557-250-38 THAT FRONTS “N” AVENUE, JUST SOUTH OF E. 9TH STREET TO CONSTRUCT PEDESTRIAN AND BICYCLE IMPROVEMENTS.
WHEREAS, the City of National City (“City”) desires to purchase a portion of parcel APN 557-250-38 that fronts “N” Avenue, just south of E. 9th Street to construct pedestrian and bicycle improvements as part of the Central Community Mobility Enhancements Project, CIP No. 19-23 (the “Project”); and
WHEREAS, the partial acquisition was appraised at a fair market value of $164,000; and WHEREAS, the property owners, Walter and Louise Morawa, have agreed to sell the portion of property to the City for the appraised value; and WHEREAS, the Grant Deed requires City Council Resolution for acceptance so that it may be recorded at the close of escrow.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF NATIONAL CITY, CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE, AND ORDER AS FOLLOWS:
Section 1: That the City Council hereby authorizes the City Manager to execute the Purchase and Sale Agreement and accept the Grant Deed from Walter Morawa and Louise Morawa Joint Living Trust for the purchase of a portion of a parcel that fronts “N” Avenue in order to construct pedestrian and bicycle improvements.
Section 2: That the City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original Resolutions.
PASSED and ADOPTED this 3rd day of December, 2024.
Ron Morrison, Mayor
ATTEST:
Shelley Chapel, MMC, City Clerk
APPROVED AS TO FORM:
Barry J. Schultz, City Attorney
AGENDA REPORT
Department: Planning
Prepared by: Sophia Depew, Assistant Planner
Meeting Date: Tuesday, December 3, 2024
Approved by: Benjamin A. Martinez, City Manager
SUBJECT:
Notice of Decision – Planning Commission Approval of a Conditional Use Permit (CUP) Addition of Live Entertainment & Expansion of Approved Operating Hours for Beer & Wine Sales at an Existing Restaurant (Mariscos El Tiburon) Located at 543 Highland Avenue RECOMMENDATION:
Staff Recommends Approval of the Request for Live Entertainment and Extended Operating Hours, Subject to the Recommended Conditions in the Attached Planning Commission Resolution No. 2024-19, and a Determination that the Project is Exempt from CEQA. The Sale of Alcohol and Live Entertainment are Conditionally-Allowed Uses in the Minor Mixed-Use Corridor Zone and Would be Accessory to Food Sales at the Restaurant.
BOARD/COMMISSION/COMMITTEE PRIOR ACTION:
On November 18, 2024, the Planning Commission recommended approval of the CUP by a unanimous vote of those present. The motion recommended approval of the item with modified conditions of approval related to hours of operation:
The sale of alcoholic beverages shall only be permitted between the hours of 9:00 a.m. and 10:00 p.m. Sunday to Thursday and between 9:00 a.m. and 11:00 p.m. Friday and Saturday. Live entertainment shall only be permitted between the hours of 4:00 p.m. and 10:00 p.m. Friday and Saturday and between 4:00 p.m. and 9:00 p.m. on Sunday.
Ayes: Armenta, Castle, Forman, Miller, Valenzuela Recused: Sanchez Absent: Forman EXPLANATION:
The restaurant was approved for a Conditional Use Permit in 1987 for incidental beer and wine sales (ABC Type-41) with hours ending at 9:00 p.m. Monday to Thursday and 10:00 p.m. Friday to Sunday. The applicant is requesting extended operating hours of 9:00 a.m. to 12:00 a.m.
Monday to Thursday and 9:00 a.m. to 2:00 a.m. Friday to Sunday. The applicant is also requesting the addition of live entertainment from 4:00 p.m. to 1:30 a.m. Friday to Sunday.
The Planning Commission conducted a public hearing on November 18, 2024, and voted to recommend approval of the request based on the attached findings and recommended Conditions of Approval. The attached Planning Commission staff report describes the proposal in detail.
FINANCIAL STATEMENT:
An application fee of $3,700 was paid with the submittal of the subject CUP. Fees are anticipated to cover the cost of staff review time and processing of the permit.
RELATED CITY COUNCIL 2020-2025 STRATEGIC PLAN GOAL:
Balanced Budget and Economic Development
ENVIRONMENTAL REVIEW:
This is a project under CEQA subject to a Categorical Exemption. Existing Facilities. CCR 15301(c).
PUBLIC NOTIFICATION:
The Agenda Report was posted within 72 hours of the meeting date and time in accordance with the Ralph M. Brown Act.
ORDINANCE:
Not Applicable
EXHIBITS:
Exhibit A – Planning Commission Staff Report with attachments Exhibit B – 11/18/2024 Planning Commission PowerPoint slides
Item no. 3
November 18, 2024
COMMUNITY DEVELOPMENT DEPARTMENT - PLANNING DIVISION
1243 NATIONAL CITY BLVD., NATIONAL CITY, CA 91950
PLANNING COMMISSION STAFF REPORT
Title: PUBLIC HEARING – DETERMINATION THAT THE
PROJECT IS CATEGORICALLY EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
UNDER CLASS 1 OF THE CEQA GUIDELINES SECTION
15301 (EXISTING FACILITIES) AND CONDITIONAL USE
PERMIT FOR THE ADDITION OF LIVE ENTERTAINMENT
AND EXPANSION OF APPROVED OPERATING HOURS
FOR BEER AND WINE SALES (ABC TYPE-41) AT AN
EXISTING RESTAURANT (MARISCOS EL TIBURON)
LOCATED AT 543 HIGHLAND AVENUE
Case File No.: 2024-21 CUP
Location: Northeast Corner of Highland Avenue and East 6th Street Assessor’s Parcel Nos.: 556-311-05-00
Staff report by: Sophia Depew, Assistant Planner
Applicant: Socorro Vazquez
Zoning designation: Minor Mixed-Use Corridor (MXC-1)
Adjacent use and zoning:
North: Commercial / MXC-1
East: Single-Family Residential / RS-2 & MXC-1
South: Multi-family Residential & Commercial / MXC-1
West: Commercial / MXC-1
Environmental review: Categorically exempt from environmental review pursuant to Class 1, Section 15301 (Existing Facilities)
Staff recommendation: Approve
Planning Commission
Meeting of November 18, 2024
Staff Recommendation
Staff recommends approval of the request for live entertainment and extended operating hours, subject to the attached recommended conditions. The sale of alcohol and live entertainment are conditionally-allowed uses in the Minor MixedUse Corridor zone and would be accessory to food sales at the restaurant.
Executive Summary
The restaurant was approved for a Conditional Use Permit in 1987 for incidental beer and wine sales (ABC Type-41) with hours ending at 9:00 p.m. Monday to Thursday and 10:00 p.m. Friday to Sunday. The applicant is requesting extended operating hours of 9:00 a.m. to 12:00 a.m. Monday to Thursday and 9:00 a.m. to 2:00 a.m. Friday to Sunday. The applicant is also requesting the addition of live entertainment from 4:00 p.m. to 1:30 a.m. Friday to Sunday.
Site Characteristics
Mariscos El Tiburon is a 2,000 square-foot restaurant located on the northeast corner of Highland Avenue and East 6th Street within the Minor Mixed-Use Corridor (MXC-1) zone. Surrounding the restaurant is a mix of commercial and residential uses. The restaurant shares the lot with an attached commercial retail suite. Located behind the restaurant are single-family homes and across East 6th Street is an apartment complex.
The restaurant dining area is located on the west side of restaurant, closest to Highland Avenue, while the kitchen and restrooms are located on the east side of the building located closest to the neighboring single-family homes. The dining area has 60 seats and an area dedicated for live entertainment. The number of seats includes the bar area, which has approximately five seats. The previous CUP prohibited alcohol from being served at the bar. However, recent approvals for restaurants have included bar dining areas. Therefore, this condition has not been carried over. The proposed live entertainment area is located on the north end of the dining area, along the shared wall with the retail suite.
Proposed Use
The applicant is proposing to expand the approved hours of operation for beer and wine sales (ABC Type-41) and add live entertainment at the restaurant.
Proposed operating hours are 9:00 a.m. to 12:00 a.m. Monday to Thursday and 9:00 a.m. to 2:00 a.m. Friday to Sunday. Live entertainment (karaoke and live bands) is proposed Friday to Sunday from 4:00 p.m. to 1:30 a.m.
Planning Commission
Meeting of November 18, 2024
Analysis
Section 18.30.050 of the Land Use Code allows for on-site alcohol sales and live entertainment with an approved Conditional Use Permit (CUP). Additional requirements for alcohol CUPs include expanded notification, a community meeting, and distance requirements. City Council Policy 707 also regulates alcohol sales in the city.
Hours of Operation
The current Conditional Use Permit limits alcohol sales to 9:00 p.m. Monday to Thursday and 10:00 p.m. Friday to Sunday. Proposed operating hours are 9:00 a.m. to 12:00 a.m. Monday to Thursday and 9:00 a.m. to 2:00 a.m. Friday to Sunday. Live entertainment (karaoke and live bands) is proposed Friday to Sunday from 4:00 p.m. to 1:30 a.m.
Restaurants with on-site alcohol sales and live entertainment have been approved with varying hours throughout the city. Most recently, Villa Manila (500 E 8th St,) was approved for alcohol sales and live entertainment between the hours of 3:30 p.m. and 9:00 p.m. Tuesday to Friday and 11:00 a.m. to 9:00 p.m.
Saturdays and Sundays. In 2023, Friends of Friends (127 E 8th St,) was approved for on-site alcohol sales from 6:00 a.m. to 1:00 a.m. and live entertainment was approved from 12:00 p.m. to 10:00 p.m. Sunday to Thursday and 12:00 p.m. to 11:30 p.m. Friday and Saturday. Similarly, in 2022, Market on 8 th was approved for on-site alcohol sales and live entertainment until 1:00 a.m.
Based on the recently approved hours for restaurants with alcohol sales and live entertainment, staff is recommending alcohol sales from 9:00 a.m. to 11:00 p.m.
Sunday to Thursday and 9:00 a.m. to 12:00 a.m. Friday and Saturday. Staff is also recommending live entertainment from 4:00 p.m. to 11:30 p.m. Friday & Saturday and 4:00 p.m. to 10:00 p.m. Sunday. These hours are consistent with previous approvals and reduces the potential that the restaurant morphs into a bar. It should be noted that a Type 41 ABC license (On Sale Beer & Wine – Eating Place) requires that alcohol sales not exceed food sales. In addition, City Council 707 requires that alcohol must be purchased with food.
Noise – Concerns related to live entertainment usually involve noise impacts to surrounding non-commercial uses. Being that the property, while zoned mixeduse, is adjacent to a residential use to the east, conditions are included to address those impacts. Conditions include requiring entry and exit doors, including windows, to remain closed during inside live entertainment activities, as
Planning Commission
Meeting of November 18, 2024
well as compliance with the limitations contained in Title 12 (Noise) of the Municipal Code.
Mailing – All property owners and occupants within a distance of 660 feet are required to be notified of a public hearing for alcohol-related CUP applications.
Notice of this public hearing was sent to 475 occupants and owners.
Comments
The Planning Division has not received any public comment as of the writing this report.
Community Meeting - Pursuant to Section 18.30.050 (C) of the National City Zoning Code, a community meeting was held Wednesday, October 2, 2024 at 9:00 a.m. at the subject restaurant. The meeting advertisement is attached (Attachment 8); there were four community members in attendance.
Distance Requirements - Chapter 18.030.050 (D) of the National City Zoning Code requires a 660-foot distance from any public school; there are no schools within 660 feet of the site. In addition, restaurants with greater than 30% of their area devoted to seating are exempt from this distance requirement. The property in question has approximately 50% of its floor area devoted to seating.
Alcohol Sales Concentration/Location
According to the California Department of Alcoholic Beverage Control (ABC), there is one on-site license and one pending license in census tract 118.02, where a maximum of nine are recommended. Therefore, the census tract is not considered to be over concentrated by ABC with regard to on-site alcohol sales outlets. Since the applicant is the existing on-site license, no new licenses are being added. Census Tract 118.02 is the area from East 8th Street north to the City boundary and from Highland Avenue east to Palm Avenue.
Police Department (PD)
The ABC Risk Assessment provided by PD allocated a total of 14 points, which places it in the Medium Risk category (Medium risk is considered 13 to 18 points). The Risk Assessment is included as Attachment 6.
Institute for Public Strategies
Comments were received from IPS with the following considerations: