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Land Value <br /> <br />CBRE VALUATION & ADVISORY SERVICES 23 © 2025 CBRE, INC <br />Corner/Access <br />The subject property has a corner orientation. Comparables 2, 3, 4, and 5 have interior orientation and are <br />considered inferior when compared to the subject. Comparables 2, 3, 4, and 5 warrant upward adjustments. <br />Visibility/Frontage <br />The subject property is situated along a two secondary streets. Comparables 1, 2, and 4 have frontage <br />along arterial streets and have superior visibility when compared to the subject. Comparables 1, 2, and 4 <br />warrant downward adjustments. <br />Location <br />Market or submarket area influences on sale price; and surrounding land use influences. We have also <br />considered asking rental rates in determining a location adjustment. Comparable 3 is located in Costa <br />Mesa, which is considered superior when compared to the subject and warrants a downward adjustment. <br />Zoning/Density <br />Density of development and productivity of the land can be impacted by differences in land use regulations, <br />although land may be similarly zoned. Comparable 3 has a commercial zoning designation that is more <br />restrictive than the subject’s zoning designation. Comparable 3 warrants an upward adjustment. <br />Entitlements <br />Planning approvals in place at the time of sale. Comparable 4 sold with a completed EIR, which is superior <br />to the subject and warrants a downward adjustment. <br /> <br /> <br />  <br />  <br />City Council 17 – 39 2/17/2026