CDC - Item 3D - Appraisal Of Propertiesa
lJ
ROSEMEAD COMMUNITY
DEVELOPMENT COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIRMAN AND COMMISSIONE S
FROM: ANDREW C. LAZZARETTO, EXECUTIVE DIRECTO
DATE: JUNE 13, 2006
SUBJECT: APPRAISAL OF PROPERTIES
SUMMARY
The City of Rosemead Planning Department has received two preliminary development
proposals to construct commercial projects at two key intersections along Valley
Boulevard. The first of these project sites is located at the southeast corner of Valley
Boulevard and Rosemead Boulevard and the second location is the southwest corner of
Valley Boulevard and Temple City Boulevard. The preliminary site design by the
developers for each of these projects is inconsistent with the overall design changes
that City staff is currently integrating into our comprehensive General Plan and Zoning
Ordinance updates.
To improve the project concepts will require the acquisition of additional parcels located
in Redevelopment Project Area Number 2, including 9020 Steele Street (APN 8594-
008 -039), 9628 Valley Boulevard (APN 8593 - 002 -004), and 9640 Valley Boulevard
(APN 8593 - 002 -037).
Staff Recommendation
Staff recommends that the Community Development Commission authorize staff to
enter into an agreement with a professionally licensed real estate appraisal firm to
obtain a full appraisal of the properties located at 9020 Steele Street (APN 8594 -008-
039), 9628 Valley Boulevard (APN 8593 - 002 - 004)', and 9640 Valley Boulevard (APN
8593 - 002 -037), and direct staff to begin the Owner Participation Process.
ANALYSIS
Grae Ventures has submitted architectural drawings to the City for the Bank of the West
property located at the southeast corner of Rosemead and Valley Boulevards. The
conceptual design calls for the existing bank building to be demolished and replaced
with a 13,578 square foot Walgreens drug store and a 38,888 square foot Bank of the
West banking office. The project has been designed with a drive through component for
both of these businesses.
APPROVED FOR C.D.C. AGENDA: Ac-' ITEM NUMBER:
0
C.D.C. Meeting
June 13, 2006
Page 2 of 3 .
0
The Cal -Asia Property Development Company has submitted plans to the City to
construct a new, 4,850 square foot, strip commercial or "mini mall" style development at
the vacant Union 76, gasoline station, located at the southwest corner of Valley and
Temple City Boulevards. The development calls for four tenant spaces with one of
these spaces proposed for a coffee shop that may include a Starbucks or similar type of
food and drink provider. The remainder of the tenants are proposed as speculative
retail or service providing tenants.
Staff has recommended to each of these developers that their designs be modified to
create a more appealing look and feel to the street environment and incorporate design
principles that meet concepts of "new urbanism ", "pedestrian friendliness" and other
architectural treatments that are conducive to some of the modern urban planning
concepts. There are universal thoughts in the Planning field of what types of designs
create vibrant commercial corridors and revitalized Central Business Districts or
Downtown environments. These new concepts are not actually new but rather look
back at neo- traditional town designs where more emphasis was placed on building
facades, how these facades interact with the public domain (ie sidewalks and streets)
and place parking areas at less visible locations. More design emphasis is placed on
the pedestrian and the street experience than on the automobile.
Existing Conditions
The existing physical conditions of many shallow, irregular and small parcels along
Valley Boulevard constrain the implementation of good design practices. In.addition
existing uses such as automotive repair are generally incompatible with adjacent
residential development. The existence of wide streets also lack pedestrian amenities
and streetscape along the sidewalk.
9020 Steele Street — This 40,050 square foot property is currently improved with a
8,411 square -foot, two story office building that was originally constructed in 1980 as
administrative offices to support the First City Bank, which operated on the parcel
directly north. The building is now occupied as administrative offices of the Chinese
Yellow Pages. Also present on the property is a xx square foot structure that is not
being utilized but originally housed an office that interacted with the drive through
component of a drive up transaction area.
9628 Valley Blvd. — This 17,860 square foot property is improved with a vacant 4,758
square foot, single -story structure that was originally constructed in 1954. Historically
the structure was utilized for Paul's Steak House, a business that operated as a
restaurant and a pool hall /bar. The structure was remodeled in 2003 into a "Day Spa"
use. Both of the last two businesses have been a strain on City law enforcement and
code enforcement staff due to continued municipal code violations. The property has
remained vacant for the last year due to legal problems encountered by the business
operator.
C.D.C. Meeting
June 13, 2006
Page 3 of 3
0
9640 Valley Blvd. - This 15,710 square foot parcel is currently developed with an
automotive repair business, dba Hiep Thanh Car Care Center. The business includes
3,000 square feet of building area, constructed in 1961, which includes both an office
and work bays with automotive lifts. There is substantial outdoor work being conducted
on the property which is out of compliance with the Rosemead Municipal Code as well
as the County of Los Angeles Department of Industrial Waste who monitors compliance
of the National Pollutant Discharge Elimination System (NPDES).
Site Design
It is the opinion of staff that each of these two development proposals could be
improved by consolidating adjacent parcels into the development to create additional
area to meet some of the design changes that would accomplish superior project
designs and enhanced community character.
FINANCIAL REVIEW
The recommendation at this point in time is only for the staff to have appraisals
completed for the subject properties. The cost for the appraisals is estimated to be
approximately $12,000.00 which will be drawn from the City's Redevelopment Agency
Budget. Staff has had contact and positive initial response from the prospective
developers to purchase the three parcels through their resources.
Planning Director
Attachments A: Assessors Property Detail Reports and Maps
B. Photo of 9020 Steele
C. Photo of 9628 Valley
D. Photo of 9640 Valley
0 0
Property Detail Report
9020 STEELE ST, ROSEMEAD CA 91770 -1910
Owner Information:
Owner Name: KAO ALAN LI YUAN CHEN KAO
Mailing Address: 188 W ARTHUR AVE, ARCADIA CA 91007 -8206
Phone Number: Vesting Codes:
Location Information:
Legal Description:
TRACT NO 6288 (FCC OF ST) LOT 28 AND
County FIPS:
6037
APN: 8594008 -039
Census Tract/Block:
4329011002
Thomas Bros. Map #: 596-1-16
Legal Book/Page:
8594 -008 /
Tract #: 6288 .
Legal Lot:
28
Tract Name:
Legal Block:
Township- RangeSect: --
Last Market Sale Information:
Recording/Sale Date:
D6/13 /1975 /
1st Mtg Amountrrype: $ /
Sale Price:
$43,500
1st Mtg Term/Due Date:
Sale Type:
F
1st Mtg Deed Type:
Document Number:
2nd Mtg Amountrrype: $ /
Deed Type:
G
2"d Mtg Deed Type:
Title Company:
Lender:
Seller Name:
Prior Sale Information:
Prior Rec/Sale Date:
Prior Sale Type:
Prior Sale Price:
$
Prior Deed Type:
Prior Doc Number:
Prior 1 in Mtg Amt:
$
Property Characteristics:
Gross Area:
0
Garage Area:
0
Construct Type:
Living Area:
0
Garage Type:
Heat Type:
Building Area:
640
Parking Type:
Exterior wall:
Total Rooms:
0
Parking Spaces:
0
Building Type:
Bedrooms
0
Basement Area:
0
Pool:
Bath(F/H):
010
Bsmnt Finish Type:
Pool Type:
Year Buill/Eff:
19751
Foundation:
Air Conditioning: AWI
# of Stories:
0.0
Roof Shape:
Style Type:
Stories Type
Roof Cover:
Quality:
Units #:
1
Roof Framing:
Floor:
Condition:
Fireplace:
Site Information:
Zoning:
RMCBD'
Acres:
0.9193
Fuel Type:
Property Indicator:
29
Lot Area:
Sewer Type:
Flood Panel ID:
0601530000
Lot Width/Depth:
0 x 0
Water Type:
County Use:
2300
Land Use:
223
Tax Information:
Assessed Value:
$1,001,713
Property Tax:
$12,930
Tax Year: 2005
Land Value:
$661,583
Tax Area:
12830
Homestead Exemption:
Improvement Value:
$340,130
M
Page 1 of 1
http : / /maps.digitalmapcentral.coml production/ CityGIS5 lCityGISS_5.17.2findex.html 6/2/2006
Page 1 of 1
0 •
Property Detail Report
9628 VALLEY BLVD, ROSEMEAD CA 91770 -1510
Owner Information:
Owner Name: LI LI
Mailing Address: PO BOX 630, ROSEMEAD CA 91770 -0630
Phone Number: Vesting Codes: / SW
Location Information:
Legal Description:
TRACT if 3080 LOT COM AT MOST E COR OF TR # 13862 TH S 87 4655"W 81.10 FT TH N 1
1B Mtg Amountrrype: $700,0001 CNV
4905'W TO S LINE OF VALLEY BLVD TH E THEREON TO A PT N 14 11- E FROM BEG TH S
$1,000,000
14 1 VW TO BEG PART OF
County FIPS:
6037 APN: 8593-002 -004
Census Tract/Block:
4329023000 Thomas Bros. Map #: 597 -A6
Legal Book/Page:
8593 -OM / Tract M 3080
Legal Lot:
A Tract Name:
Legal Block:
Township- Range -Sect: --
Last Market Sale Information:
Recording/Sale Date:
09202004 /09/172004
1B Mtg Amountrrype: $700,0001 CNV
Sale Price:
$1,000,000
Property Indicator:
10 NIB Term/Due Date: 3010/0112034
Sale Type:
F
Sewer Type:
1s' Mtg Deed Type: TR
Document Number:
000002407217
0 x 0
Zed Mtg Amount/Type: $1
Deed Type:
G
Land Use:
2"d Mtg Deed Type:
Title Company:
OLD REPUBLIC TITLE
Lender: INTERBAY FNDG LLC
Seller Name:
NGO AN H
Assessed Value:
Prior Sale Information:
Property Tax:
$15,844
Tax Year: 2005
Prior Rec/Sale Date:
121132001
Tax Area:
Prior Sale Type: F
Prior Sale Price:
$420,000
$250,000
Prior Deed Type: T
Prior Doc Number:
000002387567
Prior 1st Mtg Amt: $204,000
Property Characteristics:
Gross Area:
4560
Garage Area:
0 Construct Type:
Living Area:
0
Garage Type:
Heat Type:
Building Area:
4560
Parking Type:
PAP Exterior wall: STU
Total Rooms:
0
Parking Spaces:
0 Building Type:
Bedrooms
0
Basement Area:
0 Pool:
Bath(F/H):
0/0
Ssmnt Finish Type: Pool Type:
Year Built/Eff:
1954/
Foundation:
CRE Air Conditioning:
# of Stories:
1.0
Roof Shape:
F00 Style Type:
Stories Type
Roof Cover:
014 Quality: OAV
Units #:
0
Roof Framing:
Floor:
Condition:
Fireplace:
Site Information:
Zoning:
RMM7'
Acres:
0.41
Fuel Type:
Property Indicator:
26
Lot Area:
Sewer Type:
Flood Panel ID:
0606560000
Lot Width/Depth:
0 x 0
Water Type:
County Use:
2100
Land Use:
261
Tax Information:
Assessed Value:
$1,000.000
Property Tax:
$15,844
Tax Year: 2005
Land Value:
$750,000
Tax Area:
12830
Homestead Exemption:
Improvement Value:
$250,000
http: // maps.digitalmapcentral.com/ production/ CityGIS5 /CityGIS5_5.17.2findex.html 6/2/2006
Page 1 of 1
0 •
Property Detail Report
9640 VALLEY BLVD, EL MONTE CA 91731-
Owner Information:
Owner Name:
KNANH THI HUYNH
Mailing Address:
10505 VALLEY BLVD If 328, EL MONTE CA 91731 - 2442
Phone Number:
Vesting Codes: /
Location Information:
Legal Description:
TRACT NO 3000 LOT COM AT MOST E CDR OF TR NO 13862 TH N 14 11' E TO S LINE OF
VALLEY BLVD
TH E THEREON TO A PT N 61 4410' W 5 FT AND N 1812'10' E FROM MOST
N CDR OF TR NO 8008
County FIPS:
6037
APN: 8593-002-037
Census Tract/Block:
432700
Thomas Bros. Map*. 597 -A6
Legal Book/Page:
8593 -002 /
Tract #: 3080
Legal Lot:
A
Tract Name: 3080
Legal Block:
Township4UngeSect: --
Last Market Sale Information:
Recording/Sale Date:
11117/19931
1st Mtg Amount/rype: $ /
Sale Price:
$
1rt Mtg TermlDue Date:
Sale Type:
1rt Mtg Deed Type:
Document Number:
000002257304
2ne Mtg Amount/Type: $ /
Deed Type:
G
2ne Mtg Deed Type:
Title Company:
Lender:
Seller Name:
WANG S S
Prior Sale Information:
Prior Rec/Sale Date:
0111211993
Prior Sale Type: P
Prior Sale Price:
$120,000
Prior Deed Type:
Prior Doc Number:
000000062318
Prior 1 st Mtg Amt: $
Property Characteristics:
Gross Area:
3000
Garage Area:
0 Construct Type:
Living Area:
0
Garage Type:
Heat Type:
Building Area:
3000
Parking Type:
PAP Exterior wall: CNB
Total Rooms:
0
Parking Spaces:
0 Building Type:
Bedrooms
0
Basement Area:
0 Pool:
Bath(F/H):
010
Bsmnt Finish Type:
Pool Type:
Year Built/Eff:
19611
Foundation:
CRE Air Conditioning:
# of Stones:
1.0
Roof Shape:
Style Type:
Stones Type
Roof Cover:
014 Quality: QAV
Units M
1
Roof Framing:
00T Floor:
Condition:
Fireplace:
Site Information:
Zoning:
RMMl -R1'
Acres:
0.3606 Fuel Type:
Property Indicator:
26
Lot Area:
Sewer Type:
Flood Panel ID:
0601530000
Lot WidfhlDepth:
0 x 0 Water Type:
County Use:
2600
Land Use:
204
Tax Information:
Assessed Value:
$376,777
Property Tax:
$4,941 Tax Year. 2005
Lard Value:
$195,096
Tax Area:
12830 Homestead Exemption:
Improvement Value:
$181,681
http : / /maps.digitaimapcentral.com/ production/ CityGIS5 lCityGIS5_5.17.2 [index.html 6/2/2006
T
H
M
w
g
LL Lill
Z � I
i..
eo
ci
C
y
N
m
g ROSEMEAD
BLVD g T"-
7g
m
m
m
yt�
D
iv
m
m
m
m
O
O
®
O
•
•
W
® x
O
O
®
O
WO
O_�r -
-•
�
__
O
O�
A ® 5I
Ig m
Oo
m
i
b �
i
ri
m'
of
N i
T ..
I
Co
a
s HART AVEs — °-
I I �
f
A
i
3
Um
IIN
.L`.
�,
limo
Np
um0
V m
� D
w n
.�
W'
w Z
it O
A
0
OD
vF
a
a>
s
N
a
L
r d
ca
a<
TEMPLE CITY
r
r
r�
�I
m.
N.
a
I� 0)
m r
m
In
W
L
lam/
Q^
C16
m
a
/A
En
v n°
$ w
b
�ti �pi0 TT
py i j y
�i 4bYV
•m
Z
3
>
I
O
N
Z
N
,D
al
°
O
W
w
Z
..n
OD
0
1
ni
p
'D
n
I�
A
c
.0
m
wI
1
4
D
O
I—
1
W
A
OD
J
10)
N
� D
w n
.�
W'
w Z
it O
A
0
OD
vF
a
a>
s
N
a
L
r d
ca
a<
TEMPLE CITY
r
r
r�
�I
m.
N.
a
I� 0)
m r
m
In
W
L
lam/
Q^
C16
m
a
/A
En
v n°
$ w
b
�ti �pi0 TT
py i j y
�i 4bYV
is
— TTJ l-el-
dMm
sk ®r
0
WES
i--
,-
.�.
�:
,.�;,�
_- x: � sue=
... _ _�
�` y � i r �„
�� �� s
_. �, in III'Le ' .iR'� -'� ' ^'� i
�p J' r
_. � �I'
°'�� __