TO: CITY COUNCIL
FROM: ADAM PIRRIE, CITY MANAGER
DATE: MARCH 11, 2025
SUBJECT:
Title
AUTHORIZATION TO ACQUIRE TWO CONTIGUOUS REAL PROPERTIES IN THE CLAREMONT HILLSIDES NORTHWEST OF HIGHPOINT DRIVE (APNS 8678-019-013 & 8678-019-012) (FUNDING SOURCE: GENERAL FUND)
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SUMMARY
The City has an opportunity to acquire two properties in the Claremont hillsides northwest of Highpoint Drive (APNs 8678-019-013 & 8678-019-012). Collectively, these properties are approximately 79.6 acres of undeveloped land located next to the Claremont Hills Wilderness Park (west of Johnson’s Pasture).
The properties are sometimes referred to as the “Jaffe Property” to the north (APN 8678-019-013) and the “Seaver Property” to the south (APN 8678-019-012). A Site Plan and Assessor’s Parcel Map showing the size and location of the properties are included as Attachments A and B, respectively. If the City acquires one or both of these properties, the City proposes to incorporate them into the Claremont Hills Wilderness Park (CHWP) and preserve them as open space. Because grant funds would be used to acquire the properties, the City’s use of the properties must comply with the conditions and requirements of the grants.
RECOMMENDATION
Recommended Action
Staff recommends the City Council:
A. Authorize the City Manager to execute the Purchase and Sale Agreements in substance and form substantially similar to Attachments C and D, and any other documents needed to acquire the Jaffe and Seaver Properties;
B. Authorize the City Manager to approve and execute assignment and assumption of one or more grant agreements imposing conditions, requirements, and restrictions for the City’s use of one or both properties and related documents relating to grant funding, such as deed restrictions and funding acknowledgment plans or statements relating to signage;
C. Appropriate $300,000 from the Open Space Acquisition Reserve and $100,000 from the unassigned General Fund balance to fund the City’s contribution towards the acquisition of the properties; and
D. Find that these actions are exempt from environmental review under the California Environmental Quality Act (CEQA).
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ALTERNATIVES TO RECOMMENDATION
In addition to the staff recommendation, there are the following alternatives:
A. Only authorize acquisition of one of the two properties.
B. Request additional information and continue this item to the City Council’s March 25, 2025 meeting. There are grant-related deadlines that require the parties to close escrow by March 30, 2025, so continuing this item may result in the loss of funding for one or both of these acquisitions.
C. Take no action (in which case, the City will not acquire either property).
FINANCIAL REVIEW
The Claremont Wildlands Conservancy (CWC) has been in negotiations with the owners of the Jaffe and Seaver Properties to acquire the two properties. Upon acquisition, the CWC would transfer its interests in the properties to the City so the properties can be incorporated into the Claremont Hills Wilderness Park and preserved as open space. The CWC has secured grant funding from the Rivers and Mountains Conservancy (RMC) ($3,000,000) and Los Angeles County through the office of LA County Supervisor Kathryn Barger ($25,000), as well as additional proceeds through fundraising efforts to purchase the properties.
The properties have been appraised at a total value of $3,807,000, with the Jaffe Property appraised at $1,900,000 and the Seaver Property appraised at $1,907,000. The properties are proposed to be jointly purchased at their appraised values by the Claremont Wildlands Conservancy and the City, and CWC would simultaneously assign its interests in the properties to the City, so the City would become the sole owner of both properties.
The proposed sources of funding for the purchase of the properties are detailed below:
|
Funding Source |
Jaffe Property |
Seaver Property |
Total |
|
RMC Grant |
$1,138,000 |
$1,862,000 |
$3,000,000 |
|
CWC Fundraising |
$382,000 |
- |
$382,000 |
|
LA County |
- |
$25,000 |
$25,000 |
|
City Funds |
$380,000 |
$20,000 |
$400,000 |
|
Total |
$1,900,000 |
$1,907,000 |
$3,807,000 |
The City funds for the proposed acquisitions come partially from a reserve established several years ago for future open space acquisitions. Staff proposes to use funds in the reserve in the amount of $300,000, as well as the appropriation of an additional $100,000 from the unassigned General Fund balance to fully fund the City’s share of the cost of acquiring the properties.
The City’s estimated costs of acquiring the parcel, including due diligence activities, staff and City Attorney time are estimated at $70,000. Due diligence activities include the preparation of a Phase I Environmental Analysis, ALTA surveys, and review of title reports.
The staff cost to prepare this report is estimated at $1,500 and is included in the operating budgets of the Administrative Services and Community Development Departments.
ANALYSIS
The City has an opportunity to acquire two properties in the Claremont hillsides northwest of Highpoint Drive (APNs 8678-019-013 & 8678-019-012) that are sometimes referred to as the “Jaffe Property” to the north and the “Seaver Property” to the south. Collectively, these properties are approximately 79.6 acres of undeveloped land located next to the Claremont Hills Wilderness Park (west of Johnson’s Pasture). The properties are both undisturbed open space. There is no vehicular access to either property (i.e., they are effectively “land locked”). The Seaver Property can be accessed by a walking and biking trail that connects to the Claremont Hills Wilderness Park.
The proposed acquisitions are consistent with several goals and policies in the City’s General Plan relating to the acquisition and preservation of open space in Claremont’s hillsides, including: Goal 5-1 and Policies 5-1.1 and 5-1.6 of the Open Space, Parkland, Conservation, and Air Quality Element; Goal 5-2 and Policies 5-2.1, 5-2.3, and 5-2.5 of the Open Space, Parkland, Conservation, and Air Quality Element; and Goal 2-4 and Policy 2-4.2 of the Land Use, Community Character, and Heritage Preservation Element.
If approved by the City Council, the Claremont Wildlands Conservancy (CWC) and the City would jointly purchase the properties. As part of the acquisition, CWC would simultaneously transfer CWC’s interests in the properties to the City, so the City would become the sole owner of the properties. It is the City’s intent that the properties be preserved as open space and incorporated into the Claremont Hills Wilderness Park.
To finalize the transfer of the properties to the City, Purchase and Sale Agreements must be executed by the City Manager, as well as the Claremont Wildlands Conservancy and the sellers of the properties. The proposed Purchase and Sale Agreements are included with this report as Attachments C and D to this report. The City Council would also need to authorize the City Manager to approve and sign other administrative documents needed to close escrow on the acquisitions.
As outlined in more detail in the “FINANCIAL REVIEW” section of this report, the appraised value of the properties is $3,807,000, which consists of $1,900,000 for the Jaffe Property and $1,907,000 for the Seaver Property. The Claremont Wildlands Conservancy (CWC) has raised $3,407,000 through grants and other fundraising activities to purchase both properties. The City would need to contribute the remaining $400,000 to fully fund the acquisitions.
Because the acquisitions are partially funded by grants, the City would need to agree to abide by the conditions, requirements, and restrictions of each grant, which will be set forth in grant agreements between the granting agencies (Rivers and Mountains Conservancy and LA County) and CWC. The grants generally require the properties to be conserved as open space, which is consistent with the City’s purpose in acquiring the properties. LA County’s Measure A grant also requires the City to provide signage acknowledging the source of the funding. Once the City becomes the owner of the properties, the City would need to accept assignment and assumption of one or more grant agreements. To that end, the City Council would need to authorize the City Manager to approve and execute these agreements and any other documents required by the granting agencies, such as deed restrictions and a funding acknowledgment plan/statement relating to signage.
In order to meet grant funding deadlines, the parties would need to close escrow by March 30, 2025.
COMMISSION REVIEW
On February 18, 2025, the Claremont Planning Commission reviewed the proposed property acquisitions for consistency with the City’s General Plan. On a vote of 4-0, with three Commissioners absent, the Planning Commission adopted Planning Commission Resolution 2025-02 finding that either one or both of the proposed acquisitions are in conformance with and consistent with the Claremont General Plan.
CEQA REVIEW
The proposed property acquisitions are categorically exempt from environmental review under CEQA Guidelines Section 15307 (Class 7 - Protection of Natural Resources) and Section 15308 (Class 8 - Protection of the Environment). The purpose of the acquisitions is to protect and maintain a natural resource - undisturbed hillside land. The proposed property acquisitions are also exempt from environmental review under CEQA Guidelines Section 15061(b)(3)’s “general rule” that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Here, it can be seen with certainty that there is no possibility that this item, in and of itself, will have a significant effect on the environment. Acquiring the properties does not commit the City to a definite course of action under Section 15352 of the CEQA Guidelines. The City has no “project” at this time for the properties. On its own, approval of the acquisitions will not result in any physical changes to the environment.
PUBLIC NOTICE PROCESS
The agenda and staff report for this item have been posted on the City website and distributed to interested parties. If you desire a copy, please contact the City Clerk’s Office.
Submitted by:
Adam Pirrie
City Manager
Attachments:
A - Site Plan
B - Assessor’s Parcel Map
C - Purchase and Sale Agreement for Jaffe Property
D - Purchase and Sale Agreement for Seaver Property