CC SR 20200721 B - 29065 PVDE Parkland Dedication Fee Revised
CITY COUNCIL MEETING DATE: 07/21/2020
AGENDA REPORT AGENDA HEADING: Consent Calendar
AGENDA DESCRIPTION:
Consideration and possible action to accept the Parkland Dedication (Quimby) Fee in
Lieu of Dedication for Vesting Final Parcel Map No. 72981 for the property at 29065
Palos Verdes Drive East (Case No. SUB2014-00005).
RECOMMENDED COUNCIL ACTION:
(1) Accept Parkland Dedication (Quimby) Fee in Lieu of Dedication for Vesting Final
Parcel Map No. 72981 in the amount of $23,652.33.
FISCAL IMPACT: Accepting these fees will increase the balance in the City’s
Parkland Dedication (Quimby) Fee fund for public parks and
recreational amenities.
Amount Budgeted: N/A
Additional Appropriation: N/A
Account Number(s): 334-300-0000-3907
(Quimby Fund – Revenue/Developer Fees)
ORIGINATED BY: Octavio Silva, Interim Deputy Director of Community Development
REVIEWED BY: Ken Rukavina, PE, Director of Community Development
APPROVED BY: Ara Mihranian, AICP, City Manager
ATTACHED SUPPORTING DOCUMENTS:
A. P.C. Resolution No. 2019-13 (page A-1)
B. RPVMC Section 16.20.100 (page B-1)
C. Comparable Sales Analysis Dated June 24, 2020 (page C-1)
BACKGROUND AND DISCUSSION:
On June 11, 2019, the Planning Commission adopted P.C. Resolution No. 2019-13,
conditionally approving Vesting Tentative Parcel Map No. 72981 to allow the subdivision
of an approximately 1-acre lot located at 20965 Palos Verdes Drive East into two
separate residential lots measuring 23,485 square feet (Lot No. 1) and 20,025 square
feet (Lot No. 2) in size (Case No. SUB2014-00005) (Attachment A).
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On November 7, 2019, the applicants submitted Final Vesting Parcel Map No. 72981 to
the Community Development Department for consideration. Approval of the Final Map
is contingent upon the Applicants demonstrating that all of the Conditions of Approval
for the Vesting Tentative Parcel Map have been met. Condition No. 28 of Resolution
No. 2019-13 requires the Applicants to pay the City’s Parkland Dedication (Quimby) Fee
in lieu of dedication prior to recordation of the Final Map. Pursuant to Section 16.20.100
of the Municipal Code (Attachment B), “as a condition of approval of a tentative tract or
parcel map, the subdivider shall dedicate land, pay a fee in lieu thereof, or a
combination of both, at the option of the City, for pa rk and recreational purposes.” As
there is no park or recreational facility designated in the General Plan that would be
located wholly or partially within the proposed subdivision to serve the immediate and
future needs of the residents of the subdivision, the parcel map was conditioned so that
the subdivider shall pay a fee equal to the value of the land prescribed for dedication in
lieu of dedicating land.
The amount of the Quimby Fee is based on the fair market value of the amount of land
which would otherwise be required to be dedicated. The fair market value of land shall
be determined by the City Council using one of four methods: 1) the assessed market
valuation established by the Los Angeles County Tax Assessor, if the land has been
assessed within the last calendar year; 2) the sale price of land if sold within the last five
years, plus the inflation rate established by the Consumer Price Index (CPI) for each
year subsequent to the sale, and any contingencies at the time of sale; 3) the sale of
comparable properties within the last year; or 4) a land appraisal prepared by a member
of the Appraisal Institute (MAI).
The Applicants submitted a listing of comparable sales in the area that occurred within
the last calendar year (Attachment C). The comparable sales analysis, which was
prepared by a representative with Keller Williams PV Realty, identified three vacant lot
sales in the area with the sales prices sales ranging from $979,345 to $1,171,283 per
acre. Based on the sales in the area, location, view potential, lot usability and
desirability, the realty professional provided a valuation of the project site between
$820,000 and $865,000. The analysis further finds that based on the lot size of the
project site (1.024 acres), a sales price of $865,000 would amount to $844,726 per
acre. As such, the calculation of the Quimby Fee is as follows:
Market Value of the Subject Property (per acre) $844,726/acre
multiplied by: Parkland Dedication requirement 1 0.0140 acre per dwelling unit
multiplied by: Number of dwelling units: 2 dwelling units
equals: $23,652.33
($844,726x 0.0140 x 2)
1 Pursuant to the Section 16.20.100(D) of the Subdivision Code, the City’s Parkland Dedication
requirement is 0.0140 acre/unit for subdivisions having a density of less than 6.1 dwelling units/acre.
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Pursuant to Section 16.20.100 H, the City Council shall determine whether there shall
be a land dedication or payment of fee in lieu for parks and recreation purposes. Based
on no recreational facilities identified in the General Plan for this area, and the location
and size of the lot, the determination can be made by the City Council that a fee in lieu
of dedication is appropriate.
Staff recommends the City Council accept the Quimby Fee in lieu of dedication in the
amount of $23,652.33. This fee must be paid before Final Vesting Map No. 72658 can
be approved for recordation with the Los Angeles County Registrar-Recorder’s Office.
ALTERNATIVES:
In addition to the Staff recommendation, the following alternative action is available for
the City Council’s consideration:
1. Identify issues or concerns with the proposed Quimby Fee calculation and
continue this item to a future agenda.
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Chapter 16.20 - DEDICATIONS AND IMPROVEMENTS
Sections:
16.20.010 - Applicability.
The standards and requirements of this chapter shall apply to all final tract and parcel maps.
Additional requirements may be added by either the director, city council, planning commission or the city
engineer. Exemption from these requirements may be granted by the director or by such person or
agency prescribed in this chapter.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.020 - Public streets, highways, alleys and easements.
A. All streets, highways, alleys, ways, easements, rights-of-way and parcels of land shown on the final
tract map or parcel map and intended for public use shall be offered for dedication for public use by
appropriate certificate on the title page. All irrevocable offers of dedication shall also be shown by
appropriate certificate on the title page.
B. When vehicular access rights from any lot or parcel to any highway or street are restricted, such
rights shall be offered for dedication to the city by the appropriate certificate on the title sheet, and a
note stating "VEHICULAR ACCESS RIGHTS DEDICATED TO THE CITY OF RANCHO PALOS
VERDES" shall be lettered along the highway or street adjacent to the lots or parcels affected on the
final map.
C. All streets, highways, alleys, ways, easements, rights-of-way and parcels of land offered for
dedication shall be developed and improved to the standards of the city.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.030 - Private streets, alleys or ways.
A. Private streets, alleys or ways will be permitted only when the welfare of the occupants of the
subdivision will be better served and the public's welfare will not be adversely affected. Such private
streets, alleys or ways shall not be offered for dedication and shall be shown on the final tract or
parcel map as part of adjacent parcel(s) or property of the homeowners' association, with a note on
the map as to the purpose.
B. All such access ways shall be governed by maintenance agreements. Said agreements shall be
approved by the city and made a part of the property deeds.
(Ord. 320 § 7 (part), 1997: Ord. 194 § 4, 1985; Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.040 - Utility easements.
Any public or private utility easements required by the various utilities or the city shall be shown on
the final tract map or parcel map and dedicated to the appropriate agency by separate document.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.050 - Drainage easements.
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A. When storm drains are necessary for the general use of lot or parcel owners in the subdivision and
such storm drains are not to be installed in the public streets, alleys or ways of such subdivision,
then the subdivider shall offer to dedicate upon the final tract or parcel map thereof the necessary
rights-of-way for such facilities.
B. When the property being subdivided or any portion thereof is so situated as to be in the path of the
natural drainage from adjoining unsubdivided property, and no street, alley or way within the
subdivision is planned to provide for the drainage of such adjoining property, the subdivider shall
dedicate drainage rights-of-way adequate to provide in the future for the ultimate drainage of the
adjoining property.
C. The subdivider shall be responsible for mitigating any impacts caused by drainage flowing from the
property being subdivided to any adjacent property.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.060 - School sites.
Pursuant to Section 66478 of the Subdivision Map Act, the city may require any subdivider who
develops or completes the development of one or more subdivisions in the city to dedicate to the school
district such land as the city council deems to be necessary, for the purpose of constructing thereon, such
elementary schools as are necessary to ensure adequate public school service to the residents of the
subdivision.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.070 - Public facilities.
The city may require that areas of real property within the subdivision be reserved for parks,
recreational facilities, fire stations, libraries or other public uses subject to the provisions of Section 66479
of the Subdivision Map Act.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.080 - Supplemental size of improvements.
Pursuant to Sections 66485 and 66486 of the Subdivision Map Act, the city may require that
improvements installed by the subdivider for the benefit of the subdivision shall contain supplemental
size, capacity, number or length for the benefit of property not within the subdivision, and that these
improvements be dedicated to the public.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.090 - Off-site improvements.
Pursuant to the provisions of Section 66411.1 of the Subdivision Map Act, the city may require
dedication of rights-of-way, easements and construction of reasonable off-site and on-site improvements
for the parcels being created.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.100 - Park and recreation dedications and fees.
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A. Intent. This chapter is enacted pursuant to the authority granted by Section 66477 of the Subdivision
Map Act. The provisions of this chapter shall not apply to any subdivisions exempted from dedication
requirements by Section 66477 of the Subdivision Map Act.
B. Requirements. As a condition of approval of a tentative tract or parcel map, the subdivider shall
dedicate land, pay a fee in lieu thereof, or a combination of both, at the option of the city, for park
and recreational purposes at the time and according to the standards and formulas contained in this
chapter.
C. General Standard. It is found and determined that the public interest, convenience, health, welfare
and safety require that four acres of property for each one thousand persons residing within this city
be devoted to local park and recreational purposes.
D. Formula for Dedication of Land. Where a park or recreational facility has been designated under the
"Recreational Activity," section of the "Urban Environment Element" of the city's general plan, and is
to be located, in whole or in part, within the proposed subdivision to serve the immediate and future
needs of the residents of the subdivision, the subdivider shall dedicate land for a local park sufficient
in size and topography to serve the residents of the subdivision. The amount of land to be provided
shall be determined pursuant to the following standards and formula:
Amount of land to be provided = Parkland Acreage per DU x
Number of
lots to be
created
Parkland Acreage per DU = Average Density per DU ÷ 1,000 population
park acreage standard
The following table of population density is to be followed:
Density of Dwelling Average
Density/DU
Parkland
Acreage/DU
Less than 6.1 DU/ac. 3.5 .0140
6.1 or more DU/ac. 2.8 .0112
DU = Dwelling unit
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ac. = Acre
Park acreage standard = 4 acres of property
The amount of land to be provided shall be the parkland acreage per dwelling unit applied to the
number of parcels (dwelling units) that will be created through the subject subdivision. In the event
that a parcel is created where there is an existing dwelling unit, and the dwelling unit will remain on
the newly created parcel, said parcel shall be exempt from the parkland acreage calculation.
Dedication of the land shall be made in accordance with the procedures contained in subsection J of
this section.
E. Formula for Fees in Lieu of Land Dedication.
1. General Formula. If there is no park or recreational facility designated in the general plan to be
located in whole or in part within the proposed subdivision to serve the immediate and future
needs of the residents of the subdivision, the subdivider shall, in lieu of dedicating land, pay a
fee equal to the value of the land prescribed for dedication in subsection D of this section and in
an amount determined in accordance with the provisions of subsection G of this section.
2. Fees in Lieu of Land. If the proposed subdivision is exempt under Government Code Section
66477 from dedication requirements but is subject to the requirement of fees in lieu of land or if
the city council elects to require a fee in lieu of dedication, the subdivider shall pay a fee equal
to the value of the land prescribed for dedication in subsection D of this section and in an
amount determined in accordance with the provisions of subsection G of this section.
3. Use of Money. The money collected under this section shall be used only for the purpose of
developing new or rehabilitating existing neighborhood or community park or recreational
facilities to serve the subdivision, including the purchase of necessary land and the
improvement of such land for park or recreational purposes.
F. Criteria for Requiring Both Dedication and Fee. The city may require the subdivider to both dedicate
land and pay a fee in lieu thereof in accordance with the following formula:
1. When only a portion of the land to be subdivided is proposed in the general plan as the site for a
local park, such portion shall be dedicated for local park purposes, and a fee computed
pursuant to the provisions of subsection E of this section shall be paid for any additional land
that would have been required to be dedicated pursuant to subsection D of this section.
2. When a major part of the local park or recreational site has already been acquired by the city
and only a small portion of land is needed from the subdivision to complete the site, such
remaining portion shall be dedicated for local park purposes, and a fee computed pursuant to
the provisions of subsection E of this section shall be paid for any additional land that would
have been required to be dedicated pursuant to subsection D of this section.
G. Amount of Fee in Lieu of Land Dedication. Where a fee is required to be paid in lieu of land
dedication, the amount of such fee shall be based upon the fair market value of the amount of land
which would otherwise be required to be dedicated pursuant to subsection D of this section. The fee
shall be paid pursuant to the provisions contained in subsection J of this section. The "fair market
value" of the land at the time of filing the tentative tract or parcel map shall be determined by the city
council using one of the following methods:
1. The assessed market valuation established by the Los Angeles County Tax Assessor, if the
land has been assessed within the last calendar year;
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2. The sale price of the land, if the land has been sold within the past five years, plus the inflation
rate established by the Consumer Price Index (C.P.I.) for each year subsequent to the sale,
plus any contingencies established at the sale which would increase the market value.
Documentation of the price established in escrow and the escrow instructions which would
affect the final sale price, if any, shall be submitted to the director by the developer;
3. The sale price of comparable properties in the area, taken from transactions that have
completed escrow within the previous year;
4. An appraisal performed by a member of the appraisal institute (M.A.I.) appraiser, to be paid by
the developer, if none of the above methods are applicable.
H. Determination of Land or Fee. The city council shall determine whether land dedication, the payment
of a fee in lieu thereof, or a combination of both, shall be required. Whether the city council accepts
land dedication or elects to require payment of a fee in lieu thereof, or a combination of both, shall be
determined by consideration of the following:
1. Recreational element of the city's general plan;
2. Topography, geology, access and location of land in the subdivision available for dedication;
3. Size and shape of the subdivision and land available for dedication;
4. The feasibility of dedication;
5. Availability of previously acquired park property. Only the payment of fees shall be required in
subdivisions containing fifty parcels or less, or in condominium projects, stock cooperative
projects, or community apartment projects containing fifty dwelling units or less. The
determination of the city council as to whether land shall be dedicated or whether a fee shall be
charged, or a combination thereof, shall be final and conclusive.
I. Credit for Private Open Space. Where private open space for park and recreational purposes is
provided in a proposed subdivision and such space is to be privately owned and maintained by the
future residents of the subdivision, partial credit, not to exceed fifty percent of the total land
dedication required by this section, may be given against the requirement of land dedication or
payment of fees in lieu thereof, if the city council finds that it is in the public interest to do so and that
all the following standards are met:
1. That yards, court areas, setbacks and other open areas required to be maintained by the zoning
and building ordinances and regulations shall not be included in the computation of such private
open space;
2. That the private ownership and maintenance of the open space is adequately provided for by
recorded written agreement, conveyance or restrictions;
3. That the private open space is restricted for park and recreational purposes by recorded
covenant, which runs with the land in favor of the future owners of property and which cannot be
defeated or eliminated without the consent of the city council or its successor;
4. That the proposed private open space is reasonably adaptable for park and recreational
purposes, taking into consideration such factors as size, shape, topography, geology, access
and location;
5. That facilities proposed for the open space are in substantial accordance with the provisions of
the recreational element of the general plan.
Before credit is given, the city council shall make written findings that the above standards are
met.
J. Procedure.
1. At the time of approval of the tentative tract or parcel map, the city council upon the
recommendation of the planning commission, shall determine pursuant to subsection H of this
section, the land to be dedicated and/or fees to be paid by the subdivider.
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2. At the time of the filing of the final tract or parcel map, the subdivider shall dedicate the land or
pay the fees as previously determined by the city council.
3. Open space covenants for private park or recreational facilities shall be submitted to the city
council prior to approval of the final tract or parcel map and shall be recorded
contemporaneously with the final tract or parcel map.
(Ord. 320 § 7 (part), 1997: Ord. 269 § 1, 1991; Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.110 - Standards.
Standards for design and improvement of subdivisions shall be in accordance with the applicable
sections of this title and Title 17, the general plan, and any specific plans adopted by the city council.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.120 - Soils/geology report.
A. The applicant shall submit a preliminary soils and/or geology report, prepared by a civil engineer
and/or geologist, registered in the state, based upon adequate test borings, for every subdivision for
which a final tract or parcel map is required. The preliminary soils and/or geology report shall be
submitted to the city engineer for review. The city engineer may require additional information or
reject the report if it is found to be incomplete, inaccurate or unsatisfactory. The preliminary soils
and/or geology report may be waived if the city engineer finds that sufficient knowledge exists as to
the soils qualities of the soils of the subdivision.
B. In the event the preliminary soils report indicates the presence of critically expansive soils or other
soils problems which, if not corrected, could lead to structural defects, a soils investigation of each lot
or parcel in the subdivision shall be required and must be performed by a civil engineer registered in
the state who shall recommend the corrective action which is likely to prevent structural damage to
each structure proposed to be constructed in the area where such soils problem exists.
C. In the event the preliminary soils report indicates the presence of rocks or liquids containing
deleterious chemicals which, if not corrected, could cause construction materials such as concrete,
steel, and ductile or cast iron to corrode or deteriorate, a soils investigation of each potentially
affected lot or parcel in the subdivision shall be required and must be performed by a civil engineer
registered in the state who shall recommend the corrective action which is likely to prevent structural
damage to each structure proposed to be constructed in the area where such soils problem exists.
D. The subdivision or any portion thereof where such soils problems exist may be approved if it is
determined that the recommended action is likely to prevent structural damage to each structure to
be constructed and that the issuance of any building permit shall be conditioned to include this
recommended action in connection with the construction of each structure involved.
E. A note shall be placed on the final map stating that a geology and/or soils report has been prepared
in conjunction with the subdivision, or stating that the geological and/or soils report has been waived
pursuant to subsection A of this section.
F. Approval of a tentative parcel map, tentative tract map, or any final map that creates residential lots,
shall be conditioned to require recordation of a covenant against the property if development of the
subdivision requires significant remedial grading, which is defined as excavation, fill or any
combination thereof, which involves the redistribution of earth materials for the purpose of
reestablishing the stability and continuity of said area, and which involves: (1) excavation, fill or any
combination thereof in excess of one thousand cubic yards within any two-year period, or (2)
excavation ten feet or more below preconstruction grade or fill ten feet or more above
preconstruction grade. In addition, a note shall be placed on the final map stating that significant
remedial grading is required in order to develop the subdivision. The final map note and covenant
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shall document the nature and scope of the significant remedial grading that is to be performed to
enhance soil stability and reduce geotechnical hazards due to land movement or the presence of
natural hazards.
(Ord. 416 § 5, 2005; Ord. 320 § 7 (part), 1997: Ord. 157 § 3, 1982; Ord. 126 § 1 (part), 1980:
Ord. 78 (part), 1975)
16.20.130 - Monuments.
At the time of making the survey for all final maps, the engineer or surveyor shall set sufficient
durable monuments to conform with the standards of the Subdivision Map Act and shall set the following
additional monuments:
A. Exterior Boundary Monuments. Prior to recording the final map, the exterior boundary of land
being subdivided shall be adequately monumented. Boundary monuments shall be durable
monuments of not less than two-inch iron pipe, at least eighteen inches long, set in concrete at
each boundary corner.
B. Interior Monuments.
1. Parcel lot corners shall be monumented with not less than one-half-inch iron pipe. In
condominium-type projects where walls or structures define the parcel lines, no corner
monuments need be set.
2. Additional interior monumentation shall be indicated on the back edge of the adjacent
sidewalk by scored line in the fresh concrete.
3. Centerline monuments shall be set at the intersections, streets, alleys and ways, the
beginning and ends of curves, and the points of intersections of tangents, when such
points fall within the paved roadway. Monuments shall be spikes not less than eight inches
long.
4. All monuments set as required in this section shall be permanently marked or tagged with
the registration or license number of the engineer or surveyor under whose supervision the
survey was made.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.140 - Improvement agreement.
Prior to the approval by the city council of the final map, the subdivider shall execute and file an
agreement with the city specifying the period within which improvement work shall be completed to the
satisfaction of the city engineer, and providing that if the subdivider fails to complete the work within such
period, the city may complete the same and recover the full cost and expense thereof from the subdivider.
This agreement shall also provide for inspection of all improvements by the city engineer and
reimbursement to the city for the cost of such inspection by the subdivider. Such agreement may also
provide:
A. For the construction of the improvements in units;
B. For an extension of time under conditions therein specified;
C. For the termination of the agreement upon the completion of proceedings under an assessment
district act for the construction of improvements deemed by the city engineer to be at least the
equivalent of the improvements specified in such agreement and required to be constructed by
the subdivider; and
D. For progress payments to the subdivider, or his or her designee from any deposit money which
the subdivider may have made in lieu of providing a surety bond; provided, that no such
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progress payment shall be made for more than ninety percent of the value of any installment of
work; and provided further, that each such installment of work shall be completed to the
satisfaction of the city engineer.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.150 - Improvement bonds.
To guarantee the performance of any action or agreement with regard to the proposed subdivision,
security shall be furnished in the following amounts:
A. An amount determined by the city engineer to be one hundred percent of the total estimated
cost of the improvement or of the act to be performed, conditioned upon the faithful
performance of the act or agreement;
B. An additional amount determined by the city engineer, not less than fifty percent nor more than
one hundred percent of the total estimated cost of the improvement or the performance of the
required act; plus
C. An amount determined by the city engineer necessary for the guarantee and warranty of the
work for a period of one year following the completion and acceptance thereof against any
defective work or labor done, or defective materials furnished.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.160 - Faithful performance bond—Monuments.
The monumentation agreements shall be accompanied by a faithful performance bond in a sum
equal to the cost of setting such monuments, guaranteeing the faithful performance of all such work of
setting monuments and furnishing notes.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.170 - Surety company requirements.
All faithful performance bonds referred to in Sections 16.20.150 and 16.20.160 of this chapter shall
be furnished by a surety company rated A or AA and admitted in the state of California and shall be
subject to the approval and acceptance by the city attorney and city council.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.180 - Cash deposits and negotiable bonds.
In lieu of any faithful performance bond required by Sections 16.20.150 and 16.20.160 of this
chapter, the subdivider may deposit with the city a sum of money or negotiable bonds equal to the
required amount of such bond or security for the faithful performance thereof.
(Ord. 320 § 7 (part), 1997: Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
16.20.190 - Improvement security—Release.
The improvement security required under this chapter shall be released in the following manner:
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A. Security given for faithful performance of any act or agreement shall be released upon the
performance of the act or final completion and acceptance of the required work, subject to the
provisions of subsection B of this section.
B. The city council, upon recommendation of the city engineer, may release a portion of the
security in conjunction with the acceptance of the performance of the act or work as it
progresses, if application is made by the subdivider; provided, however, that no such release
shall be for an amount more than seventy-five percent of the total improvement security given
for faithful performance of the act or work, until final completion and acceptance of the act or
work. In no event shall the city council authorize a release of the improvement security which
would reduce such security to an amount below that required to guarantee the completion of the
act or work and any other obligation imposed by this title, the Subdivision Map Act or any
improvement agreement. The city council may authorize any of its public officers or employees
to authorize release or reduction of the security in accordance with the conditions hereinabove
set forth and in accordance with such rules as it may prescribe.
(Ord. 320 § 7 (part), 1997: Ord. 157 § 4, 1982; Ord. 126 § 1 (part), 1980: Ord. 78 (part), 1975)
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m
June 24, 2020 HARPER I HAZDOVAC
Blase & Donna Basica
1190 W 24th St. #1
San Pedro, CA 90731
REAL ESTATE TEAM
RE: 29065 Palos Verdes Drive East, Rancho Palos Verdes, CA 90275
To Whom this May Concern,
Public records indicate that the subject property has a universal land use and is
zoned as a Single Family Residence (RPRS20000&E*). It is stated that there is
currently a SFR, built in 1948, featuring 2 bedrooms, 1 bath with approx.1.004 sf of
living space on a 44,638 sflot (approx.). Upon my personal inspection of the existing
structure, it was noted that the SFR had been demolished and no longer present on
the lot.
The subject is located in a neighborhood known as Palos Verdes Drive East (MLS
Area 167). This is primarily a residential neighborhood with home sales recorded
between $850,000 and $1,531,000 (based on local MLS statistics) during the last
year. During that same period there were the following vacant land sales, which
would be considered the most comparable lots for valuation purposes:
Address Lot Size Sales Price Sale Date
1. 30375 Diamonte 24,462sf $550,000 09/03/2019
2. 3325 Palo Vista Dr. 31,611sf $850,000 08/15/2019
3. 2443 Daladier Dr. 29,188 sf $725,000 04/08/2020
Based on the above vacant land sales, the sales prices averaged between $979,345
and $1,171,283 per acre. Based on the above closed sales, location, view potential,
lot usability and desirability, it is my professional opinion that the subject is valued
between $820,000 and $865,000. Based on a lot size of 1.024 acres (approx.), a
sales price of $865,000 would amount to $844,726 per acre.
Qualifications: As a licensed Agent/Broker since 2002, I have completed hundreds
of residential and multi-family sales. I am currently the Broker of Record at Keller
Williams PV Realty and responsible for overseeing 180 agents. I am co-owner of the
HarperiHazdovac Real Estate Team and the President-Elect for the Palos Verdes
Peninsula of Realtors. Please feel free to contact me with any questions and/ or let
me know if I can be helpful in any way. Thank you.
B "i£~
Mike Harper
C-1C-1
30375 Diamonte, Rancho Palos Verdes
90275
Palos Verdes Drive East and Diamonte
STATUS: Closed
\•
. I
LIST/CLOSE: $550,000/$550,000
-, ..
. g,-
1
·I·
ACRES: 0.5616
$ PER ACRE: $979,345
LOT(src): 24,462/0.5616
(A)
AREA: 167-PV Dr East
GROSS EQUI1Y :
PRESENT LOANS AMOUNT:
HAVE:
DOM: .!.
SLC: Standard
D'ea ne 'Oa nm PARCEL#: 7566003017
· 'F.(ieh'&i'ti liJ ' . . _•0 ;; • ..:;;;,:;-'J •. : LISTING ID: 5819204674
i .~\P.J?~~l<(.q@?~ LIST$ ORIG.: $550,000
DESCRIPTION
CONTRACTORS AND BUILDERS! This is your opportunity to purchase in one of RPV's most desirable locations! Close proximity to
Marymount College; which recently became a 4 year college, within a 1/2 mile of Mira Catalina Elementary and within a mile of
Miraleste Intermediate School. Close proximity to these award winning schools makes this location appeal to a wide variety of
buyers. The land is rural and intensely private with over 24,000 square feet. This property comes with plans that have since
expired, which have yet to go through the City, for a gorgeous, nearly 5000 square foot home designed by a top design firm. The
current design allows for some ocean views! This street has very little turnover and is occupied by a variety of professionals with
many gated estates. This is your opportunity to build your dream home or develop this fabulous piece of land for resale. The
possibilities are endless regardless of your goal. ·
EXCLUSIONS :
SUBDIVISION: /
COUN1Y: Los Angeles
ZONING: RPRS20000*
55+: No
USABLE LAND PERCENTAGE:
LAND
COMMON INTEREST: None
TAX LOT: 1
TAX BLOCK:
TAX TRACT#: 32322
LOT SIZE DIM:
ASSESSMENTS:
SPECIAL ASSESSMENTS:
FENCING:
VIEW: City Lights
LOT FEATURES: Cul-De-Sac,
Sloped Down, Lot 20000-
39999 Sqft, Treed Lot
WATERFRONT:
ZONING: RPRS20000*
ZONING DESC.:
TAX PARCEL LEITER:
TAX MAP NUMBER:
CURRENT USE:
POSSIBLE USE:
INCLUSIONS:
SEWER:
UTILITIES:
DISTANCE TO WATER:
unknown
WATER WELL:
PROBATE AUTHORITY:
CLEARED:
INGRESS/EGRESS:
SOIL 1YPE:
TOPOGRAPHY
WATER BODY NAME:
WELL REPORT:
TAX RATE:
TAX YEAR:
TAX RATE TOTAL:
TAX AREA:
WELL PUMP HP:
ELEVATION:
SURVEY:
CURRENT GEOLOGICAL?:
I SHOWING/LISTING I
SHOW CONTACT 1YPE: Other
SHOW CONTACT NAME:
OWNER'S NAME: BAC: 2.5%
LIST AGRMT: Exdusive Right To Sell DUAL/VARI. COMP?: Yes
SHOW CONTACT PHONE:
SHOWING INSTRUCTIONS: Call Agent
PRIVATE REMARKS: For comp purposes only
~~A~G=E~N~T ~/~O~F~R=CE~~r-----------------------------------~llrD~ATT~Es~I -----------
LA: (SDAMBLIN) Linda D'Ambrosi
LA State License#: 01404613
LO: (51092) Vista Sotheby's International
Realty
LO State License#: 01922362
CoLA: (SCALLSAN) Sandra Callen
CoLA State License#: 01432561
CoLO: Vista Sotheby's International Realty
CoLO State License#: 01922362
COMPARABLE INFORMATION
l.LA CELL: 310-938-6958
2.LA DIRECT: 310-541-8271
3.LA PAGER:
4.LA FAX: 310-867-2056
S.LA VOICEMAIL:
6.LA EMAIL: lindadambrosi@gmail.com
LO PHONE: 310-541-8271
LO FAX: 310-265-8889
LISTING DATE: 08/27/19
ON MARKET DATE: 08/27/19
PRICE CHG TSTP:
STATUS CHG TSTP: 09/03/19
MOD. TIMESTAMP: 09/03/19
PURCH CONTRACT DT:
08/28/19
COE DATE: 09/03/19
C-2
. ~
CLOSE PRICE: $550,000
UST PRICE: $550,000
UST $ ORIG(NAL: $550,000
PURCH CONTRACT DATE: 08/28/19
DOM/CDOM: !1:!.
BA: (SPHILNIC} Nicholas Phillips
BA State License#: 01742107
BO: Compass
BO State License#: 01991628
CoBA: ()
CoBA State License#:
CoBO:
CoBO State License#:
BUYER FINANCING: Owner Carried
CONCESSIONS$: $0
CONCESSION CMTS: None
CLOSE DATE: 09/03/19
AGENT MEDIUM: Land USTIN~ ID: :: SB1920<i674 . Printed by Michael Harper, State Lie: 01381971 on 06/24/202012:41:37
' P.M ..
C-3
3325 Palo Vista Dr, Rancho Palos Verdes
90275 STATUS: Closed
From Palos Verdes DriveS, turn uphill on Seadiff, turn right on Palo Vista Dr.
;•
DESCRIPTION
' .,1 j'
"f
r 1 , ..
' i
l'. 0
1.;·
1:'. r .. ,
I • -~
_(@' v
LIST/CLOSE: $899,0001$850,000
....
ACRES: 0.7257
$ PER ACRE: $1,171,283
LOT(src): 31,61110.7257
(A)
AREA: 169 -PV Dr South
GROSS EQUilY:
PRESENT LOANS AMOUNT:
HAVE:
DOM: J.
SLC: standard ·
PARCEL#: 7564026010
LISTINGID: SB19166111
,;Mapd a!~®Zp_zo LIST$ ORIG.: $899,000
Fantastic 180 degree ocean view lot, Catalina Island in the backdrop and Trump Golf Course below, this is one of the few
remaining buildable view lot in this exdusive ocean view community. Lot gently slopes up from street, lot frontage faces south for
maximum sunshine and view. Exdusive multi-million dollar mature neighborhood, overlooking the 18-hole ocean front Trump
Golf Course & Club House; short drive to Terranea, a luxury resort with 9-hole ocean front golf course; grocery stores I banks I
fine dining restaurants nearby; various hiking trails to the beach or ocean view parks nearby; easy commute to 110 Freeway;
dose to San Pedro Marina for boating, sailing & whale watching. Lot is situated at the elevation that's away from sea level, yet
not too far to miss the migrating whales and dolphins in the ocean. Enjoy U1e ocean breeze all day long and the sunset view every
evening. Houses on the same street ranges around 5,000 to 12,000 square feet in size. p·alos Verdes Unified School District Is
ranked one of the top school districts in California. Geological and soil report is available upon request.
EXCLUSIONS: .
SUBDIVISION: I :
COUNlY: Los Angeles
ZONING: RPRS1-0H*
55+: No
USABLE LAND PERCENTAGE :
lAND
COMMON INTEREST: None
TAX LOT:
TAX BLOCK:
TAX TRACT#:
LOT SIZE DIM:
ASSESSMENTS:
SPECIAL ASSESSMENTS:
FENCING:
VIEW: Catalina, Coastline,
Golf Course, Ocean
LOT FEATURES: 'Cul-De-Sac,
Gentle Sloping, Up Slope from
Street
WATERFRONT:
ZONING: RPRS1-0H*
ZONING DESC.:
TAX PARCEL LETTER:
TAX MAP NUMBER:
CURRENT USE:
POSSIBLE USE:
INCLUSIONS:
SEWER:
UTILITIES:
DISTANCE TO WATER: 1
WATER WELL :
PROBATE AUTHORITY:
CLEARED:
INGRESS/EGRESS:
SOIL lYPE:
TOPOGRAPHY
WATER BODY NAME:
WELL REPORT:
TAX RATE:
TAX YEAR:
TAX RATE TOTAL:
TAX AREA:
WELL PUMP HP:
ELEVATION:
SURVEY:
CURRENT GEOLOGICAL?:
I SHOWING/LISTING I -----------------------------
SHOW CONTACT TIPE: See Remarks
SHOW CONTACT NAME:
SHOW CONTACT PHONE:
OWNER'S NAME: BAC: 2.5%
LIST AGRMT: Exdusive Right To Sell DUAL/VARI. COMP?: Yes
SHOWING INSTRUCTIONS: Vacant lot, proper shoes highly recommended. Please advice your dient ccess the property at their
own risk.
PRIVATE REMARKS:
AGENT/ OFFICE
LA: (SWANGMIN) Mingli Wang
LA State License#: 01866566
LO: (54703) Keller Williams Palos Verdes
LO State License#:' 01385864
CoLA:
CoLA State License#:
CoLO:
CoLO State License'#:
COMPARABLE INFORMATION
l.LA'CELL: 626-679-1922
2.LA DIRECT: 626-679-1922
3.LA PAGER:
4.LA FAX: 626-519-1882
S.LA VOICEMAIL:
6.LA EMAIL: realmingli@yahoo.com
LO PHONE: 310-544-6100
LO FAX: 310-544-6166
I •
f .
I DATES I
LISTING DATE: 07112119
ON MARKET DATE: 07112119
PRICE CHG TSTP: 07112119
STATUS CHG TSTP: 08115119
MOD. TIMESTAMP: 08115119
PURCH CONTRACT DT:
07115119
COE DATE: 08115119
:-·.·
·:
C-4
CLOSE PIUCE: $850,000
UST PRICE : $899,000
UST $ ORIGINAL: i $899,000
PURCH CONTRACT DATE: 07/15/19
DOM/CDOM: 'M72
BA: (swanqmin) Minqli Wang
BA State license#: 01866566
BO: Keller Willlanw Palos Verdes
so state license#: 01385864
CoBA: , () : ·' .
CoBAState License#:
CoBO: , ,' . .
CoBO State license#:
BUYER FINANCING : Cash
CONCESSIONS$: $0
CONCESSION CMTS: NA
CLOSE DATE : 08/15/19
l,.-
AGENT ME6r0M ~,'t..a~-~-'. ushNG r6: -. sat9166~11 . Printed by Michael Harper}:s!ate-LJC: bi381971 'on ii6ji<J/2.o2if1i:4i:3s
·_,·~ ·_:< ;. ·:._ ·: ~' ·.'-';:•_;~ _:·."·~;.::PM :1 : ~.'.t~-~·-···:... l. -,, ·~-= .,, ._.!·_;:• .• J. j
.. ~~; : ·.·
! . !-··. L ::.
. l + ~ •
.: i.
t ·
I '
I.
I
-·
I •
.. ·-· --
-.
C-5
2443 Daladier Dr, Rancho Palos Verdes
90275
Miraleste Drive
DESCRIPTION
STATUS: Closed
~ ~
· LIST/CLOSE: $995,000/$725,000 ...
LOT(src): 29,188/0.6701
(A)
AREA: 167-PV Dr East
GROSS EQUITY:
PRESENT LOANS AMOUNT:
HAVE:
DOM: 215
SLC: Standard
PARCEL#: 7561027012
LISTING ID: PV19088304
LIST$ ORIG.: $995,000
SURROUNDED BY MULTI MILLION DOLLAR HOMES! BUILD YOUR DREAM HOME. IMPRESSIVE LOT WITH A PANORAMIC VIEW
OVER LOOKING ALL OF SAN PEDRO AND LONG BEACH,AND DOWN TO HUNNINGTON BEACH.FULL COASTLINE AND
MOUNTAIN VIEW AS WELL.THIS LOT IS OVER 1/2 ACRE.ON A CULDESAC, PERFECT FOR THAT LARGE FAMILY.WONDERFULL
QUIET NEIGHBORHOOD,BRING YOUR CLIENTS THE VIEW WELL WIN THEM OVER.
EXCLUSIONS :
SUBDIVISION: /
COUNTY: Los Angeles
ZONING: RPRS20000*
55+: No
USABLE LAND PERCENTAGE:
LAND
COMMON INTEREST: None
TAX LOT:
TAX BLOCK:
TAX TRACT#:
LOT SIZE DIM:
ASSESSMENTS:
SPECIAL ASSESSt1ENTS:
FENCING:
VIEW: Bridge(s), City Lights,
Harbor, Mountain(s),
Neighborhood, Ocean, Vincent
Thomas Bridge
LOT FEATURES : Lot 20000-
39999 Sqft
WATERFRONT:
ZONING: RPRS20000*
ZONING DESC.:
TAX PARCEL LETIER:
TAX MAP NUMBER:
CURRENT USE:
POSSIBLE USE:
INCLUSIONS :
SEWER:
UTILITIES:
DISTANCE TO WATER: 5
FEET
WATER WELL:
PROBATE AUTHORITY:
CLEARED :
INGRESS/EGRESS:
SOIL TYPE:
TOPOGRAPHY
WATER BODY NAME:
WELL REPORT:
TAX RATE:
TAX YEAR:
TAX RATE TOTAL:
TAX AREA:
WELL PUMP HP:
ELEVATION:
SURVEY:
CURRENT GEOLOGICAL?:
l sHOWING/USTING I ~~~~~~~~~~~~~~~~~~~~~~~~~~~~-
sHow CONTACT TYPE: Agent OWNER'S NAME: Jerry Yutronich
SHOW CONTACT NAME: Jerry Yutronich LIST AGRMT: Exdusive Right To Sell
SHOW CONTACT PHONE: (310)480-3601
SHOWING INSTRUCTIONS: CALL AGENT FOR ANY QUESTIONS
PRIVATE REMARKS:
AGENT I OFRC E
LA: (VYUTRJER) ·Jerry Yutronich
LA State License#: · 01218093
LO: (V7044) RE/MAX Estate Properties
LO State License#: 00983568
CoLA:
CoLA State License#:
CoLO:
CoLO State License#:
COMPARABLE INFORMATION
CLOSE PRICE: $725,000
LIST PRICE: $995,000
LIST$ ORIGINAL:. $995,000
PURCH CONTRACT DATE: 11/19/19
l.LA CELL: 310-480-3601
2.LA DIRECT: 310-519-1188
3.LA PAGER:
4.LA FAX: 310-833-9924
S.LA VOICEMAIL :
6.LA · EMAIL: tvrealtors@ cox.net
LO PHONE: 310-831-0222
LO FAX: 310-831-1684
BA: (VYUTRJER) Jerry Yutronich
BA State License#: 01218093
BO: RE/ MAX Estate Properties
BO State License#: 00983568
BAC: 2.5%
DUAL/VARI. COMP?: No
I DATES I
LISTING DATE: 04/18/19
ON MARKET DATE: 04/18/19
PRICE CHG TSTP: 04/18/19
STATUS CHG TSTP: 04/08/20
MOD . TIMESTAMP: 04/08/20
PURCH CONTRACT DT:
11/19/19
COE DATE: 04/08/20
BUYER FINANCING: Cash
CONCESSIONS$: $0
CONCESSION CMTS: 0
CLOSE DATE : 04/08/20
C-6