HomeMy WebLinkAboutResolution No. 239RESOLUTION NO. 239
RESOLUTION OF THE AZIISA REDEVELOPMENT AGENCY BOARD OF DIRECTORS
ESTABLISHING THE AMOUNT OF JUST COMPENSATION CONCERNING THE
PURCHASE OF AN UNIMPROVED COMMERCIAL PROPERTY (229 S. AZIISA) AND
THREE SINGLE FAMILY RESIDENCES (214, 220, 224 S. SAN GABRIEL) IN
CONJUNCTION WITH THE CENTRAL BUSINESS DISTRICT REVITALIZATION
PROJECT
WHEREAS, a part of the Agency's FY 1985-86 Central Business
Program include the revitalization of the downtown area and
encouraging the development of new business in the Agency's
Project area; and
WHEREAS, the acquisition of the properties located at 229 S.
Azusa Avenue and at 214, 220 and 224 S. San Gabriel Avenue is not
only consistent with project area goals but is necessary in
assembling property for the development of an auto dealership
which will add to the revitalization of the project area; and
WHEREAS, the California Administrative Code, Title 25, Chapter
6, requires that a Fair Market Value be estabished by a competent
and independent appraiser which services as the basis for
determining the Amount of Just Compensation; and
WHEREAS, the unimproved commercial property and the three single
family residences, owned by Kenshiro Otsuka, Kenshin Otsuka and
Keiko Otsuka, have been appraised by an independent appraiser in
a competent manner in accordance with the Code and other
applicable regulations; and
WHEREAS, the Fair Market Value of the subject parcel has been
established at $550,000; and
WHEREAS, upon completion of formal negotiation, the Agency
intends to acquire Fee Simple Interest in the property; and
WHEREAS, the Owner and Agency have negotiated based upon the Fair
Market Value and the Adjusted Value; and
NOW, THEREFORE BE IT RESOLVED, the Azusa Redevelopment Board of
Directors determines the Amount of Just Compensation to be
$550,000 for the unimproved commercial parcel and the three
single family residences located at 229 S. Azusa and 214, 220 and
224 S. San Gabriel Avenues and authorizes the Chairman to
execute the acquisition agreement on behalf of the Agency in
substanially form as attached hereto as exhibit A.
APPROVED AND ADOPTED this 6th day of January, 1986
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ETJGtN,o F. MOSES
CHAIAkAN
I hereby certify that the foregoing resolution was duly adopted
by the Redevelopment Agency of the City of Azusa at a regular
meeting thereof held on thetfthh day of January, 1986, by the
following vote of the Agency:
AYES: DIRECTORS : CRUZ, COOK, CAMARENA, LATTA, MOSES
NOES: DIRECTORS : NONE
ABSENT: DIRECTORS : NONE
dD40LqHLIS,ETARY
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STATEMENT OF THE BASIS FOR THE DETERMINATION OF JUST COMPENSATION
The Determination of Just Compensation is based upon the Fair
Market Value established by two qualified independent appraisers.
The generally recognized definition of Fair Market Value in
California is:
"the highest price on the date of valuation that would be
agreed by a seller, being willing to sell but under no
particular or urgent necessity for so doing and a buyer,
being ready, willing and able to buy but under no
particular necessity for so doing, each dealing with the
other with full knowledge of all the uses and purposes for
which the property is reasonably adaptable and available"
(See California Code of Civil Procedure 1263.320)
Property Description: Lots 5, 6, and 7 of Tract No. 13426 and
Lots 17, 1S and 19 of Tract No. 13641.
Improvements Covered by the Offer:
Land and improvements ......... $550,000.00
Based upon the Fair Market Value established by an independent
appraisal and the Agency's inspection of the subject parcels, the
above mentioned amount is believed to be just compensation for
the subject property. The Redevelopment Agency of the City of
Azusa's determination of just compensation is not less than its
approved appraisal of the Fair Market Value of the property. The
Market Data and Value Approaches were the basic methods of
estimating value.
The Offer of Just Compensation disregards any decrease or
increase in the Fair Market Value of the subject property caused
by the projects of the Redevelopment Agency of the City of Azusa
or the Community Development Block Grant Program, or by the
likelihood that the property would be acquired for such projects,
other than that due to physical deterioration within the
reasonable control of the owners.
Further, the appraisal and determination of just compensation do
not reflect any consideration of, or allowances for, any
relocation assistance and payments under Title I of the Uniform
Relocation Assistance and Real Property Acquisition Policies Act
of 1970, Chapter 6, Title 25 of the California Administration
Code, Section 7262 of the California Government Code, Section
1263.010 of the California Code of Civil Procedures or the
Redevelopment Agency of the City of Azusa's agreement to pay
certain settlement costs.
The Agency recognizes that, under certain circumstances, special
interests in the real property it proposes to buy, e.g.
easements, leaseholds, tenant -owned improvements, life estates
and water, gas, oil or mineral rights, may belong to parties
other than the recorded title holder. In such cases, the Agency,
after appropriate investigation of the various interests, may
apportion its Offer of Just Compensation in accordance with the
respective interests of each of the parties involved. The owner,
tenant and any other party, or parties with interests, must be in
full agreement about any apportionment before the Agency can
conclude an acquisition.
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Accordingly, the basis for the determination of just compensation
does not include any apportionment for any un -disclosed
interest(B) of the type described but rather, reflects a
determination based on the City of Azusa Redevelopment Agency's
review of independent appraisals made on the subject parcels.
0 EXHIBIT A •
OTSUKA, ET AL PROPERTY
229 SOUTH AZUSA AVENUE
214-224 S. SAN GABRIEL AVENUE
AZUSA, CALIFORNIA
PHYSICAL DESCRIPTION - LAND (Cont.):
There are no known or apparent easements of any significance
across the subject properties that would inhibit the
usability of the sites. However, confirmation of this
statement would await a review of a formal title report.
Likewise, we assume that the sites's soil conditions are
such as to allow for its full development to its highest and
best use. But again we were not provided with a soils
report for the property which would need to be reviewed in
order to confirm this conclusion.
PHYSICAL DESCRIPTION - IMPROVEMENTS:
General
The subject property is divided into two distinct types of
uses. Facing Azusa Avenue is a former service station
facility. Fronting onto San Gabriel Avenue are three
individual single family residences. These developments are
described as follows.
219 South Azusa Avenue
This 28,215 sf commercially zoned parcel is improved with a
1,454 sf modern ranch style service station. This facility,
built in 1968, sits on a concrete slab foundation. It is of
metal construction with a partial brick facade. Its roof is
covered with concrete tile. The building has two service
bays, an office, a storeroom and two restrooms.
The remainder of the ,site is asphalt paved, with some
portions in concrete. There are no service islands or
canopies in place here. Likewise, landscaping is nominal.
It appears that the underground tanks are still in place
here. An 8 foot high concrete block wall runs along the
west and south perimeters of the site. Because of this wall
the property has no present accessibility to the rear public
alley.
The quality of the workmanship and materials found at this
facility is average. The improvements are in average
condition. The building has an attractive exterior
elevation and the floor plan is functional. The building
has been situated on the site in such a manner so as to
provide for its developed purpose.
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BOZNANSKI & COMPANY, INC.
OTSUBA, ET AL PROPERTY
229 SOUTH AZUSA AVENUE
214-224 S. SAN GABRIEL AVENUE
AZUSA, CALIFORNIA
PHYSICAL DESCRIPTION - IMPROVEMENTS (Cont.):
214 South San Gabriel Avenue
This 7,107+ sf commercially zoned site is improved with a
1,328 sf single story single family residence. this home,
built in 1949, sits on a concrete slab foundation. Its roof
cover is asbestos shingle. It has 3 bedrooms and 1
bathroom. It is of frame and stucco construction, with some
wood facing. It has metal framed windows. Window air
conditioners are in place. A screen porch extends across
most of the rear of the home.
The property has a grassed front yard with mature trees in
place. A concrete walk leads to the front. The rear yard
is enclosed with a chain link and wood fence. An asphalt
and concrete drive leads from the rear alley. The rear
yard is grassed and has several mature trees. There is no
car cover here.
The quality of the workmanship and materials found at this
facility is average to fair. The improvements are in
average condition. The building has a plain exterior
elevation and the floor plan is functional. the building
has been situated on the site in such a manner so as to
provide for maximum utilization of the land.
220 South San Gabriel Avenue
This 7,107+ sf commercially zoned site is improved with a
1,099 sf single story single family residence. this home,
built in 1949, sits on a concrete slab foundation. Its roof
cover is asbestos shingle. It has 3 bedrooms and 1
bathroom. It is of frame and stucco construction, with some
wood fencing. It has metal framed windows.
The property has a grassed front yard with mature trees in
place. A wrought iron fence encloses the yard. The rear
yard is enclosed with a low level chain link fence. An
asphalt drive leads from the rear alley. The rear yard is
nominally grassed and has several mature trees. There is a
nominal carport structure here.
The quality of the workmanship and materials found at this
facility is average to fair. The improvements are in
average to fair condition. The building has a plain
exterior elevation and the floor plan is functional. The
building has been situated on the site in such a manner so
as to provide for maximum utilization of the land.
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BOZNANSKI & COMPANY, INC.
OTSU%A, ET AL PROPERTY
229 SOUTH AZUSA AVENUE
214-224 S. SAN GABRIEL AVENUE
AZUSA, CALIFORNIA
PHSYICAL DESCRIPTION - IMPROVEMENTS (Cont.):
This 7,107+ sf commercially zoned site is improved with a
1,007 sf single story single family residence. This home,
built in 1949, sits on a concrete slab foundation. Its roof
cover is composition with small rock. It has 3 bedrooms and
1 bathroom. It is of frame and stucco construction, with
some wood and brick facing. It has metal framed windows.
The property has a grassed front yard with mature trees in
place. A concrete walkway leads to the front. The rear
yard is enclosed with a nominal chain link fence. An
asphalt drive leads from the rear alley. The rear yard is
grassed and has several mature trees. There is a two car
flat roofed carport here.
The quality of the workmanship and materials found at this
facility is average to fair. The improvements are in
average to fair condition. The building has a plain
exterior elevation and the floor plan is functional. The
building has been situated on the site in such a manner so
as to provide for maximum utilization of the land.
ZONING:
FS (Freeway Service District Zone) as per City of Azusa
Zoning Ordinance Chapter 19.22.
This zone allows for a wide use of commercial and office
development, particularly oriented to motorists needs. This
zoned allows for restaurants, retail stores and shops. They
are limited to a four story or 55 ft. height. Minimum site
area is designated to be 20,000 sf. 20 ft. front and rear
yard setbacks are required as well as a 10 ft. side yard set
back. Onsite parking requirements for commercial uses are
designated as one space per each 250 sf of building, or 1
space for each 300 sf of office space. Motels require 1
space for each unit.
The subject property is designated GC (General Commercial)
by the Azusa General Plan. This designation is consistent
with the zoning specifications.
Parcel -25 (the easterly portion of the subject ownership)
is within the Azusa Central Business District
Redevelopment Project Area. Thus any development here must
abide by the requirements of the Redevelopment Plan as well
as those of the zoning ordinance.
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BOZNANSKI & COMPANY, INC.