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Real Estate Appendix • '. i■ , , . Draft Feasibility Report Rancho Palos Verdes Los Angeles County, CA A, .r.,, eat. 4. K� a' • Y i ` 4. it i Y 4 s,'.. // 7h lal Real Estate Appendix Los Angeles District US Army Corps of Engineers • June 2000 ENVIRONMENTAL RESTORATION PORTUGUESE BEND 1111 RANCHO PALOS VERDES,LOS ANGELES COUNTY LOS ANGELES,CALIFORNIA STUDY AUTHORITY The study of Rancho Palos Verdes was authorized by Public Law 99-662, Section 712 of the Water Resources Development Act of 1986. In it,the Secretary of the Army is authorized to study amongst other things,the feasibility of constructing shoreline erosion mitigation measures along the Rancho Palos Verdes coastline for the purpose of stabilizing the Portuguese Bend landslide area Rancho Palos Verdes is one of the incorporated cities in Los Angeles County.It is located on south central section of the broad,Palos Verdes peninsula.This area is situated on the southwest coast of the county, where it covers an area of 13.43 square.In 1995 it had an estimated population of 42,200.Relative to other cities in the county, it is approximately 3' miles west of San Pedro, approximately 11 miles west of Long Beach,and about 27 miles south and slightly to the west of the City of Los Angeles. The type of topography found along this area of coast includes bluffs,rolling hills, as well as steep slopes ranging in grade from 10 percent to more than 35 percent..There are also cliffs up to 150 feet in height along most of the shoreline.The 71 miles of the Rancho Palos Verdes coastline is irregular,with the geography including such features as Point Vincent,Abalone Cove Portuguese Point, Inspiration Point and Portuguese Bend.This shoreline is backed by a Holocene sea cliff which is characterized by narrow beaches covered by gravel,cobbles and other coarse material,Portuguese Bend itself is a recess along the coast which is, slightly less than a mile in length and 0.15 of a mile a its widest point. .The bend fronts on to the Catalina Channel,which is situated between the shore and the ocean. At its eastern end of Portuguese Bend is the Portuguese Bend Beach Club,a residential community of • about 100 to 150 homes.At its western end is Inspiration Point.Access to this community is by a private road,Yacht Harbor Drive. The road comes off Palos Verdes Drive South where it continues on to the east, through the housing development,to the landslide area where it loops to the south before returning to an east-west direction in the area,which is close to the shore.Most of this southern leg of the road,named Seawall Road,exists only as a paper street. The subject area is part of what is referred to as the Ancient Portuguese Bend Landslide Complex.Though landslides were always a problem in the area,the one which occurred in 1956 affected 135 homes and 1,200 acres resulting in a moratorium on construction,as well as attempts to protect the area,Even with these attempts,erosion continues forestalling any attempts to restore the natural environment. In 1984, a section of the landslide area within the City of Rancho Palos Verdes was designated as Most of Portuguese Bend Except for a small area which is east of the of the Portuguese Bend Club. The Redevelopment District is zoned either for recreation,or as an open hazard space. THE REQUIRED ESTATES The proposed means of stopping erosion created by the waves and the tide,as well as the movement of sediment out to the ocean would be a containment dike to be built 200 to 250 feet offshore. The offshore portion would fall under the jurisdiction of the state. They would allow the use of the land under water on a permanent basis.The estate that comes closest to providing the rights necessary for the main section of the dike would be a Flood Protection Easement. The two anchoring ends of the dike would be constructed on land belonging to the Palos Verdes Redevelopment District,which is synonymous with the City of Palos Verdes.No special estate would be required for using land already held by the city. FACILITY AND UTILITY RELOCATIONS • There are no facility or utility relocations to consider within the subject area. 3 MINERALS,OIL AND GAS • There is no mineral oil or gas extraction within the subject area. • HTRW The area is free of any toxic contaminants. P.L. 91-646 RELOCATIONS The subject area is uninhabited. INGRESS AND EGRESS The present route down to the Portuguese Bend shore area involves the use of Yacht Harbor Drive,the private road that serves the Portuguese Bend Beach Club residents. It is doubtful whether these residents would want to have their traffic increased by fleets of heavy trucks thundering past their homes.Aside from the traffic,the noise and the increased wear and tear on the road,there is also the problem that the present road is too narrow to allow for two lines of trucks,namely,those entering and those leaving the construction area. In order to remedy this,it would be necessary to obtain temporary road easements from those same residents,so that the road could be widened.There is also the additional problem of sending heavy truck traffic over the portion of Yacht Harbor Drive,which is in the landslide area since the condition of the land creates the need.for many repairs even with limited, light vehicular traffic. In anticipation of such difficulties,a city engineer,David McBride,has suggested two alternative routes which could accommodate the construction of haul roads.Both are located on city property.Both roads would begin at Rancho Palos Verdes Drive. If the length of the Drive,from Inspiration Point to the level of the Portuguese Bend Beach Club,is thought of as one unit,then the first road would begin at about one third of the way east of Inspiration Point,and the other would be located at approximately two thirds of the way east of the Point.The road nearest the Point would begin its route down to the beach in an easterly • direction. It would then loop to the west filially ending at the shore near Inspiration Point in an area called the Archery Range Its flattened question mark shape would be approximately 2,700 feet in length.The other would use an area referred to as Portuguese Canyon.It is more direct(without many bends),and has an approximate length of 1,050 feet.Equipment at the Archery Range would only have access to the eastern side of the bend by using the beach area,which would only be accessible at low tide. COST ESTIMATES Real Estate needs would include a two acre area to be used as a contractor's work area or for the storage of rock,the haul road and two landward anchor points for the dike.The latter would include approximately 0.6 acres at the Sta.2+31 end of the project and 0.3 acres at the Inspiration Point end.Allowing for a width of 60 feet,the road leading to the Archery Range would require approximately 3.71 acres of land,and the Portuguese. Canyon Road would require 1.44 acres As previously mentioned,the land required for the project is owned by the sponsor,and the values discussed below are for estimating credit and for planning purposes. The land in the landslide area carries two values.To an adjacent owner with horses,the land would have great utility and the price of an average lot(0.5-0.6 acres)would be about$10,000.or$0.38 to$0.45 per square foot. For people just buying the land without any concerns for its immediate utility,the price would be$2,000 to$3,000 per lot or$0.07 to $0.13 per square foot. This report will use a value of$0.10 per square foot for planning purposes.Based on this,the value of the real estate being contributed by The City of Rancho Palos Verdes would be: Staging area 2 acres $ 8,712 Archery Range Road 3.71 acres $16,200 Portuguese Canyon Road 1.44 acres S 6,300 Anchor Points 0.9 acre $ 3,930 4), Table 1-Real Estate Costs (All Alternatives) - October 1999 Price Levels 410 Item Quantity Unit Cost Cost Cont Total Cost ($/acre) (25%) A. Lands Anchor Areas 0.9 acres $4356 $3,920 $982 $4,912 Staging Areas 2 acres $4356 $8,712 $2,178 $10,890 Haul Road - 1.44 acres $4356 $6,273 $1,568 $7,841 Portuguese Bend Total Real Estate $18,905 $4,728 $23,643 Cost B. Administrative lump sum $5,000 $1,250 $6,250 Costs -Non Federal C. Administrative lump sum $4,000 $1,000 $5,000 Costs -Federal • Total First Cost $27,915 $6,978 $34,893 Say $35,000 • fax TRANSMITTAL to: -- 44 'm ' fax #: (21.7 '-1 S2 - re: O`k—_av LE AC V001 Um— date: wiz /99 pages: 8 , including cover sheet. From the dcsk of.. David McBride Senior F.ngineer City of Rancho Palos Vcrdos-Public Works 30940 Hawthorne Blvd. Rancho Palos Verdes,CA 90275-5391 • (310)541-6500 Fax:(310)377-4582 yo" r • • t- a.); lni of arrn I o•. l 1 N. in ~ tswl-•..od Ilu a/tool tI IUO • •. •1 7572 I 19 L Y.77, 1 zN - - I :nun'or litninis , IO,kW..J! (n j t^?ter:�wltrlt7 • 1 wOw . 1 ` 1989 Cr)Q1 _ Mo 'w 1 l 1V r ,�[ -,.1Mr w7wr-,vW ' •1.1r Q Steil 1%NA• N .'•w.N r�`,t,•w:`tGti:-1 J ANO r c Ii 1 dnr` -0 . ,t."'",1,- • . 7-542 - o(9- 9-02. • x 1! PIC. 3 c Pe ___,!..:;74: e• ;� \ ..••nom ti.o.., 7 uy�-• V I' ,l:r • Y 1 ,ty� l t42 - 41 2I. roc, . v :::�• ., l 75 72 —o�q a ,,�I f"11„r1 I 4 • i • c/lJ J _ •• t I t I ' t 4 NI 19,tti41 Ii,.c,l.•n tltit NSy ,, ,..n1ln • P�CafC e w OCCnI) Tho Yl nth*Palos Y•do.A idas.kr•tn. Avocy. • . . NI 19 • 1 1 1 •1 1 PROPERTY INFORMATION 1) Property: , RANCHO PALOS VERD CA 90274 APN: 7572-019-900 Use: PARKING LOT County: LOS ANGELES, CA Tax Rate Area: 7148 Total Value: 5110,091 Census: 6704.02 Prop Tax: Land Value: $110,091 Map Pg: 77-E3 Delinq Tax Yr: Impry Value: New Pg: 823-B5 Exemptions: Assd Yr. 1998 Phone: % Improved: Owner: REDEVELOPMENT AGENCY OF RA NCHO PALOS Mail: 333 S HOPE ST FL 38; LOS ANGELES CA 90071-1406 C003 SALES INFORMATION IMPROVEMENTS LAST SALE PRIOR SALE Bldg/Liv Area: Transfer Date: - 06/14/1988 11126!1975 it Units: Sale Price/Type: Bldgs: Document#: #Stories: Document Type: 5/SF: 1St TD/Type: YrblUEff: Finance: Total Rms: Junior TD: Bedrms: Lender: Baths(F/H): Fireplace: • Seller: Pool: Title Company: Bsmt Area: Transfer Info: Construct: #Parcels/Last Sale: Flooring: - Air Cond: SITE INFORMATION Heat Type: Improve Type: Lot Size: A39.55 Quality: Zoning: RPOH-OR' Lot Area: 1,722.798 Condition- County Use: 2700 Parking: Style: Bldg Class: Park Spaces: Other Rooms: Flood Panel: 060464 Site Influence: Phys Chars: • Legal: L125/L A CO ASSESSOR MAP NO 51 LOT COM A Comments: USABLE LOT:A39_SS • 1995 Win2Data 2000 Pace: i c7i PROPERTY INFORMATION 1) Property: , RANCHO PALOS VERD CA 90274 APN: 7572-019-901 Use: PUBLIC SERVICE *aunty: LOS ANGELES, CA Tax Rate Area: 7148 Total Value: $1.144 Census: 6704.02 Prop Tax: Land Value: $1,144 Map Pg: 77-E3 Delinq Tax Yr: Impry Value: New Pg: 823-B5 Exemptions: Assd Yr: 1998 Phone: % Improved. Owner: REDEVELOPMENT AGENCY OF RA NCHO PALOS Mail: 333 S HOPE ST FL 38; LOS ANGELES CA 90071-1406 Co03 SALES INFORMATION IMPROVEMENTS LAST SALE PRIOR SALE Bldg/Liv Area: Transter Date: -46/14/1988 11/26/1575 #Units: Salc Price/Type: *Bldgs: Document it: #Stories: Document Type: 5/5F: 1st TO/Type: Yrblt/Eff. Finance: Total Rms: Junior TO. • Bedrms: Lendcr: Baths(F/H): Fireplace: Seller: Pool: Title Company: Bsrnt Area: Transfer Info: Construct: #Parcels/Last Sale: Flooring: Air Gond: SITE INFORMATION Heat Type: Improve Type: Lot Size: A2. 7 Quality: Zoning: RPOH' Lot Area: 90.169 Condition: County Use: 8800 Parking: Style: • Bldg Class: Park Spaces: Other Rooms: Flood Panel: 060464 Site Influence. Phys Chars: • Legal: L126ITR=L A CO ASSESSOR MAP NO 51 (EX OF Comments: USABLE LOT:A2.07 • 1996 Win2Data 2000 Pace ; c` /%. • PROPERTY INFORMATION 1) Property: , RANCHO PALOS VERD CA 90274 APN: 7572-019-902 Use: RESIDENTIAL LOT • County: LOS ANGELES, CA Tax Rate Area: 7148 Total Value: $162,263 Census: 6704.02 Prop Tax: Land Value: $152,253 Map Pg: 77-E3 Delinq Tax Yr: Impry Value: New Pg: 823-B5 Exemptions: Assd Yr: 1998 Phone: % Improved: Owner: REDEVELOPMENT AGENCY OF RA NCHO PALOS Mail: 8; SALES INFORMATION IMPROVEMENTS LAST SALE PRIOR SALE Bldg/Liv Area: Transfer Date; =01/1311987 #Units: Sale Price/Type: #Bldgs: Document#: #Stories: Document Type. S/SF: 1st TD/Type: YrbIUEff: Finance: Total Rms: Junior TD: Bedn-ns; Lender: Baths(F/H): Fireplace: • Seller: Pool: Title Company: Bsmt Area: Transfer Info: Construct: #Parcels/Last Sale. Flooring: Air Cnn& SITE INFORMATION Heat Type: Improve Type: Lot Size: A45.15 Quality: Zoning: RPRAIA* Lot Area: 1,966,734 Condition: County Use: ofoV Parking: Style: Bldg Class: • Park Spaces: Other Rooms: - Flood Panel: 060464 Site Influence: Phys Chars: Legal: LI/PARCEL MAP AS PER BK 192 P 91-94 OF P Comments: USABLE LOT:A45.15 • © 1996 Win2Data 2000 Pace- ' cf 1 . :, , .. , i'.) ' 4 *'• //'s "•';- ... __I 'I '. .;:, i• lg.', i • ' .%%. i'°.. 4 4.-. li ik41:;f••'N ir ....,. Cl; ‘. 1.. L. ;j rl., • ' ,rp0 011. . ,... / +7,•-• ., _. _. • . . • . / . • 4.4'....,7")).. . ' .. ' ' , -- ' • \_.:'"' '''' ' --4. :X'%'?. '.• ._.. .0.1)AB•...•- "t.; , --• % \.NN:pvirmL...,_...4. ....41,_;. • .,j // ...',1).1..11 4 /s\'••',/ ir *7•2?-;". '‘'".;, . •,-* • : . ' . • s. 1‘...."9=2.n47.Vil X. ',...../ ;.:. '.I. "11 , .y '..''. • : . .• . ... 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