Deed - Civic Center - File 155, 1938 pt1

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-4- total area of 15,218 sq. ft. and is located several blocks n-urt-h )'b-f"the downtown business center of the city (intersection of E. 14th St. and Davis St.). The properties lying northerly of San Leandro Creek, a distance of approximately 10 blocks, fronting E. 14th St. (with the exception of the civic center complex) are commercial in nature, primarily secondary retail businesses with a mix- ture of retail store architectural styles and ages. Generally speaking these retail outlets are interspersed with some old single family con- versions, multiple family residential units and used car or vacant lots. Aside from the civic center complex there has been little new con- struction within the aforementioned 10 block area within the past, say, 10 years when compared with the downtown redevelopment area or those proper- ties located within the business improvement district, Plaza Parking District #1. The subject land, in the appraiser's opinion, is from a valuation standpoint more similar to the proper- ties located in the "P" district lying easterly and adjacent to the downtown commercial center, than to properties located along E. 14th St. in the downtown area. There are a number of older retail store build- ings located opposite Toler Ave. on the easterly side of E. 14th St. that in the appraiser's opin- ion are at or nearing their economic end and they will probably be razed or remodeled in the not too distant future. New construction here would enhance the immediate neighborhood of the subject property. The Peterson RV Sales building is an acceptable land use in this neighborhood. This factor contributes to economic obsolescence in the subject improvement. The blocks opposite the subject property are mas- ter planned for commercial, professional and re- sidential medium density development, extending out to approximately Dutton Ave. This plan more or less follows the existing zoning patterns in the area. The more desirable location for an of- fice building would be within the business center, near restaurants, consumer services and ample public transportation.