Item Number: 22
City Council / Board of Directors
Written Communications
Meeting of: April 7, 2026
Submitted By:
Tony Camargo, Deputy City Manager
Subject:
Purchase and Sale Agreement and Joint Escrow Instructions by and between the City of Victorville (the “City”) and Javier Torres Rosas (the “Seller”) for the acquisition of a portion of the real property identified as Assessor’s Parcel Number (“APN”) 0478-042-17 (said portion hereinafter defined as the “Property”)
Recommendation:
That the Honorable City Council:
(1) Approve the Purchase and Sale Agreement and Joint Escrow Instructions, with authorization for minor, non-substantive revisions as deemed necessary, for the City’s acquisition of the Property from the Seller; and
(2) Authorize the City Manager to execute all transactional related documents to effectuate the acquisition.
Fiscal Impact:
This action will result in a fiscal impact of Fifty Thousand Dollars ($50,000.00), plus escrow fees, for a total amount not to exceed Sixty Thousand Dollars ($60,000.00).
Sufficient funds are available in the Wellness Center Land Acquisition Account for this property acquisition:
Account Code Amount
2704020-55010-20494 $60,000.00 Strategic Plan Goal:
This item aligns with Goal D of the 2023-2026 Strategic Plan; specifically, Strategies 1, 3, and 4, which state that, in order to achieve the goal of reducing homelessness, the City should expand on the existing homelessness outreach network to effectively engage the homeless community in services; evaluate the effectiveness of coordination of homelessness services; and complete construction and open the Wellness Center 4 6
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campus including low-barrier emergency shelter, recuperative care facility, medical clinic, and wraparound supportive services.
Background:
Since the opening of the Wellness Center, the volume of staff, clients, visitors, and partner-agency vehicles has exceeded the capacity of the existing parking lot. Ongoing parking shortages have been consistently reported and are beginning to negatively impact service coordination, on-site logistics, accessibility, and overall facility operations.
Currently, the Wellness Center has 22 program participants with vehicles, and more than 60 staff members with issued parking passes. In addition, four operator vehicles used for outreach and Wellness Center transportation, as well as a shuttle, are parked on site. The existing parking lot provides a total of 42 parking spaces, including four accessible spaces, which is insufficient to meet current operational demands and underscores the need for additional parking capacity.
Since the commencement of Wellness Center services, City staff has evaluated an option to expand parking on City-owned land adjacent to the Wellness Center, specifically the area south/southwest of the existing improvements. During this evaluation, staff identified a small triangular-shaped parcel identified as the Property, owned by the Seller and located at 15788 1 st Street, Victorville, California 92395, which bisects two City-owned parcels and encroaches into the existing Wellness Center parking area.
This privately owned triangular shaped parcel presents a significant constraint to expanding the existing parking lot. Its location directly adjacent to the current parking area has prevented the City from adding additional parking stalls within the existing footprint.
Acquisition of this portion of the parcel is necessary to enable a cohesive parking lot expansion by removing an irregular lot line configuration, improving site circulation, and addressing ongoing operational parking deficiencies.
During Closed Session on December 16, 2025, this matter was presented to the City Council, and staff provided an analysis of the site. The City Council then authorized the City Manager to proceed with real property negotiations for the acquisition of the Property, as depicted in Attachment A (Property Map). Subsequently, on February 18, 2026, staff submitted an Offer to Purchase (a Non-Binding Letter of Intent; Attachment B) to the property owner, the Seller. The Seller is represented by Charly Ubaldo, Senior Director, Keller Williams Victor Valley Realty, DRE No. 02088736.
Discussion:
The Property owned by the Seller encompasses a single parcel totaling approximately 26,865 square feet, or about 0.62 acres. The City is seeking to acquire a portion of the Property, consisting of approximately 8,606 square feet, or about 0.20 acres, subject to final survey and legal description and is located at 15788 1st Street, Victorville, California 92395. Once the final legal description is approved, it will be added to the Purchase and Sale Agreement and Joint Escrow Instructions as an exhibit. The Seller disclosed that the Property is subject to a promissory note held by Method Bank. The Seller shall be solely responsible for obtaining any required written approval from the noteholder prior to the 4 6
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close of escrow. The Property will provide the Wellness Center with additional parking stalls within the existing footprint. This site will enable the City to build a cohesive parking area for the Wellness Center. A lot line adjustment will be completed by the City Surveyor, to formally incorporate the acquired portion into the Wellness Center property and to correct the irregular boundary configuration that currently restricts expansion. All costs associated with this lot adjustment will be covered by the City.
The Property was listed for sale with an asking price of Fifty Eight Thousand Dollars ($58,000.00); however, the City offered Fifty Thousand Dollars ($50,000.00) based on Real Estate comparables (Comps). The City successfully negotiated the price, with the Seller accepting the offer of Fifty Thousand Dollars ($50,000.00), along with the terms contained in Attachment B (Offer to Purchase). The City has received all relevant title reports and studies for review. A Five Thousand Dollar ($5,000.00) escrow deposit will be required upon opening the escrow account, of which Four Thousand Dollars ($4,000.00) will be refundable to the City if the property is not acquired. The Purchase and Sale Agreement and Joint Escrow Instructions also require a 45-day escrow, with the broker’s commission or concession to be paid solely by the Seller. The commission agreement between the Seller and the Seller’s broker is a private arrangement negotiated separately between those parties, and the City shall have no responsibility for any broker fees or related payments. Lastly, the Offer to Purchase requires the execution and submission of The Purchase and Sale Agreement and Joint Escrow Instructions, as shown in Attachment C (Purchase and Sale Agreement and Joint Escrow Instructions), to solidify the transaction upon approval by the City Council. Furthermore, staff had a Phase I Environmental Site Assessment and Summary Report completed in 2020 for the Wellness Center parcels. Based on the findings of this assessment, no hazardous materials concerns were identified on any adjoining properties. These findings indicate that no recognized environmental conditions or other environmental concerns were identified that would impact the Property, and the report indicates the Property has no recognized environmental conditions.
To proceed with the acquisition of the Property, staff seeks the approval of the Honorable City Council for the Purchase and Sale Agreement and Joint Escrow Instructions with authorization for minor, non-substantive revisions as deemed necessary for the purchase of real estate by and between the City and the Seller, for the acquisition of the Property; and authorize the City Manager to execute all relevant escrow documents.
Staff remains available for any questions you may have.
Prepared By: Cynthia Powell, Real Estate Specialist
Attachments: A. Property Map
B. Offer to Purchase (a Non-binding Letter of Intent)
C. Purchase and Sale Agreement and Joint Escrow Instructions