|
Date: |
November 17, 2026 |
16 |
Title
Ashwood Street Corridor Improvement Project and Right-of-Way Acquisition - Consider Adoption of a Resolution of Necessity and Related CEQA Findings (District: 2)
End
Overview
Ashwood Street is a key transportation corridor in the unincorporated community of Lakeside. Designated as a major road in the County of San Diego’s General Plan, it stretches just over a mile and serves as an important connection between neighborhoods, schools, parks, and State Route 67 (SR-67). It also links the community to nearby tribal facilities, including the Barona Reservation and the Barona Resort and Casino along Wildcat Canyon Road. The Ashwood Street Corridor Improvement Project (Project) will widen 1.1 miles from Mapleview St. to Willow Rd. Currently, Ashwood Street is a narrow, winding two-lane road through steep, rocky terrain that makes travel difficult and unsafe. Growing residential development, school traffic, and trips to a nearby casino have caused long-standing congestion and safety issues. The Project will improve safety by adding left-turn lanes and new signals at El Capitan High School and Ashwood St./Willow Rd, as well as improve pedestrian and bicycle facilities and trails.
Construction of the Project requires acquisition of property rights from eight properties to widen the existing right-of-way within the Project area (see Attachment B). All required rights are partial acquisitions, generally consisting of linear strips of property parallel to the existing road and driveways, which do not impact any residential homes or business structures. Three of the eight properties are owned by public entities, and the required property rights will be acquired through donation and/or declaration as part of a future Board action.
The remaining five properties are privately owned. To date, three of the five private property owners have signed real property contracts agreeing to sell the required interests to the County. Those three contracts have been approved under the authority of the Director of the Department of General Services. Contracts to acquire property interests from the remaining two private property owners are outstanding. Over the past two years, staff have made substantial efforts to reach agreements with these property owners, including dozens of calls, emails, and meetings to address their concerns regarding minimizing impacts to the properties and tenants and providing compensation for damages. While negotiations with the remaining property owners will continue, the design and environmental reviews are complete, and the Project schedule requires that the authority to commence an eminent domain action be requested at this time.
On September 16th, 2026 (4), the County Board of Supervisors (Board) set a hearing for October 28, 2026, to consider adoption of a Resolution of Necessity to initiate an eminent domain action for the property rights required for the Project. On October 27, 2026 (15), the Board postponed the hearing until November 17, 2026. The eminent domain action is needed to maintain the Project schedule and avoid delays that would increase construction costs and postpone critical roadway safety and mobility improvements for the Lakeside community. Today, the Board is asked to adopt a Resolution of Necessity for the Project for the two remaining properties.
Body
Recommendation by Chief Administrative Officer:
1) Find, in accordance with CEQA Guidelines Section 15162, that no subsequent Mitigated Negative Declaration (MND) or Environmental Impact Report (EIR) is required because there are no substantial changes to the project or to the circumstances under which the project is undertaken that would result in new significant impacts or a substantial increase in the severity of previously identified impacts. Therefore, the continued reliance on the previously adopted MND, dated May 4, 2020 (State Clearinghouse No. 2019119032), remains appropriate for the proposed action.
Direct that the 15162 Findings, dated 10/15/2026, and supporting analysis be included in the administrative record for the Board’s consideration and approval.
2) Adopt a Resolution of Necessity to Initiate an Action in Eminent Domain for the Ashwood Street Corridor Improvement Project for the Following Parcels: 2016-0281-A, -B (CARV), and 2016-0285 -A, -B1, -B2, -C1, -C2, -D1, -D2, -E (NELSON). (4 Votes)
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Equity Impact Statement
The transportation system must be safe for all road users and modes of transportation in all communities. The Ashwood Street Corridor Improvement Project will improve multi-modal safety and access along Ashwood Street for all users, including children, older adults, and persons with disabilities. Specifically, the project will enhance pedestrian and bicycle facilities, making those transportation modes safer and more attractive. The project will also add left-turn lanes that will make it safer and easier for vehicles to turn. The turn lanes have the added benefit of improving safety for pedestrians and cyclists when they cross driveways by giving drivers more time and space to safely make turns into the high school and the park on Ashwood Street. Given the project’s location next to El Capitan High School, the project will have an outsized impact on improving safety and mobility for children. Additionally, the project will be constructed to the latest ADA standards, ensuring that all road users have access to travel on the roadway. During construction, traffic management measures will provide access routes so travelers can reach their destinations.
Sustainability Impact Statement
Today's proposed actions support the County of San Diego's Sustainability goals such as protecting health and well-being, providing just and equitable access to transportation, and reducing greenhouse gas emissions, by advancing transportation improvements that promote safe, accessible, and connected communities. Today’s action will allow the Ashwood Street Corridor Improvement Project to proceed, facilitating the timely implementation of transportation infrastructure improvements that enhance public safety, mobility, and community connectivity. The Ashwood Street Corridor Improvement Project will improve traffic operations and pedestrian access along the corridor, which may help reduce vehicle idling and associated greenhouse gas emissions while improving mobility and access for the surrounding community.
Fiscal Impact
Funds for this request are included in the Fiscal Year (FY) 2026-27 Operational Plan in Department of Public Works, Road Fund. If approved, this proposal will result in estimated costs and revenue of $209,900 for the acquisition of the parcels included in the Resolution. The funding source is TransNet. The total Ashwood Street Corridor Improvement Project estimated costs are $43,000,000 which includes costs for design, environmental review, right-of-way acquisition, construction, and construction inspection. The funding sources are TransNet ($35,750,000) and an Intergovernmental Improvement Funding Agreement with Barona Band of Mission Indians ($7,250,000). There will be no change in net General Fund costs and no additional staff years.
Business Impact Statement
N/A
Advisory Board Statement
N/A
Background
Ashwood Street is a is a heavily traveled 1.1-mile road and a key transportation corridor in the community of Lakeside. Classified as a Major Roadway (4.1A) in the County of San Diego (County) General Plan Mobility Element, the roadway provides essential access to residential neighborhoods, recreational and equestrian facilities, schools and tribal communities. The roadway currently exists as a two-lane road with limited pedestrian facilities, winding through often hilly terrain containing rock formations and steep slopes along its eastern edge. The majority of the corridor lies between Mapleview Street to the south and Willow Road to the north, both of which provide direct access to State Route 67 (SR-67). The corridor regularly experiences significant traffic congestion and commuter delays during peak travel periods, particularly during morning and afternoon drop-off and pick-up times at the El Capitan High School (School). Major facilities along Ashwood Street include the School and County-owned Cactus County Park, among others. North of the intersection of Willow Road, Ashwood Street transitions into Wildcat Canyon Road, which parallels SR-67, provides access to the Barona Reservation and Barona Resort and Casino, and serves as secondary access from Lakeside to Country Estates in Ramona. Vehicular traffic generated by Barona Resort and Casino operations further impacts local County roads, particularly at the intersection of Ashwood Street and Willow Road, where all-way stop sign control and the absence of dedicated left-turn lanes exacerbate delays and safety concerns. For many years, the Lakeside Community Planning Group (LCPG) has advocated for improvements to address the corridor’s ongoing congestion and traffic safety concerns.
The Department of Public Works (DPW) is proposing the Ashwood Street Corridor Improvement Project (Project) to help alleviate many of LCPG’s and the Lakeside community’s concerns. The Project will improve 1.1-miles of Ashwood Street and Wildcat Canyon Road from Mapleview Street to approximately 400 feet north of Willow Road, including widening and straightening portions of the road, adding northbound left-turn lanes and adding traffic signals at the intersection with Willow Road and at the School entrance. The Project also includes reconfiguring striping along Mapleview Street and widening Willow Road to accommodate the intersection improvements. The improvements will enhance traffic flow, mobility and safety by reducing queueing and congestion throughout the corridor.
The proposed Project will enhance multi-modal access by improving pedestrian and bicycle infrastructure. Improvements include building missing sidewalk along the west side of Ashwood Street between the School and Cactus County Park, adding a multi-use trail along the west side of the road between the El Monte Valley River Trail up to and around Willow Road, and replacing the existing bicycle lanes in both directions. The Project also proposes adding storm drain facilities to adequately convey stormwater runoff along Ashwood Street. In addition, the Project incorporates water quality drainage features like vegetated bioswales to capture and treat stormwater runoff, removing pollutants before they reach nearby creeks.
The planned improvement of the Project conforms with the Mobility Element of the County of San Diego General Plan, is included the 2027 Regional Transportation Improvement Program, and is consistent with SANDAG’s 2025 Regional Plan, the San Diego Regional Bicycle Plan, the Lakeside Community Trails Master Plan, and has been listed in the Department of Public Works Five-Year Capital Improvement Plan. The Project improvements have also been developed in response to requests from the LCPG and the broader Lakeside community. The project has undergone several major design revisions over time, incorporating input from LCPG, adjacent property owners, and other stakeholders to ensure the project continues to meet the needs of the community. The additional right-of-way and temporary construction easements described are necessary to meet the construction needs for this road improvement project, are the minimum required for construction, and are consistent with good design practices.
Early in the design process, the County evaluated multiple options for the preferred roadway widening alignment, including shifting the centerline to both the east and the west, utilizing smaller radius horizontal curves, and shared use pathways instead of bike lanes. The options were analyzed for benefits, impacts, issues, and costs. Some of the alternatives were discarded due to infeasibility, design exceptions to County standards that would not be approved, or that did not meet the goals of the Project. After evaluation of the alignment options, the preferred alignment and associated improvements were chosen to balance and minimize impacts to properties on both sides of the road, minimize costs, minimize impacts to existing improvements, and maximize sight distance and overall safety.
After completion of the improvements discussed above, there will be increased vehicular, pedestrian, and bicyclist safety, improvement in the function and operation of the roadway and intersections in the project area, and reduced congestion and delays along Ashwood Street, Mapleview Street, and Willow Road. The Project will also improve accessibility to the latest ADA standards and reduce vehicle idling and associated greenhouse gas emissions. This Project will benefit the general public and residents from whom right-of-way will be acquired, while keeping any impacts to such residents to a minimum.
On May 4, 2020, the Director of the Department of Public Works certified the Final Mitigated Negative Declaration (MND) for the Project and authorized the negotiation and acquisition of right-of-way required for construction of the Project. To accommodate the improvements proposed by the Project, the 1.1-mile segment of Ashwood Street and Wildcat Canyon Road will require the existing right-of-way, typically 60 to 102 feet wide, to be widened to a variable width right-of-way. The proposed widened right-of-way must be in place prior to the start of construction. Slope and drainage easements (S/D) are also necessary for long-term maintenance of the road and drainage facilities, as well as temporary construction easements (TCE) allowing for the necessary space for the contractor to construct the Project. These additional easements vary in width and are included in the total cost of right-of-way. All the required rights are partial acquisitions, consisting generally of linear strips of property parallel to the existing road and driveways, which do not materially impact any residential homes or business structures.
Construction of the Project requires acquisition of property rights from eight properties within the Project area. Three of the eight properties are owned by public entities, and the required property rights will be acquired through donation and/or declaration as part of a future County Board of Supervisors (Board) action. The remaining five properties are privately owned. County staff hired an independent appraiser through a competitive bid process to determine the fair market value of the property rights for the Project, and sent initial compensation offers to the property owners at various times, starting in September 2022. Staff worked with the property owners to enter into real property contracts for three of the five properties, agreeing to sell the required interests to the County. The contracts were executed under the authority of the Director of the Department of General Services and document the negotiated acquisition terms between the respective property owners and the County. Staff have made substantial efforts over the past two years to work with the two remaining property owners to address their concerns, including more than 60 calls and meetings but, to date, County staff and the remaining property owners have been unable to reach a settlement.
Both property owners have been provided a written statement and summary of the basis for the amount established by County as an offer of just compensation for current fair market value, as required by Government Code Sec. 7267.2. In addition, pursuant to Code of Civil Procedure section 1263.025, the County offered to pay the reasonable costs, up to $5,000, of an independent appraisal obtained by each property owner. Since the statutory offers were made, the parties have continued to negotiate, however, no settlement has been reached. County staff will continue to work with the remaining two property owners to resolve their issues related to the required acquisitions, however the design and environmental phases are complete, and the Project schedule necessitates that the Board consider commencing actions in eminent domain at this time. California Government Code Section 25350.5 authorizes the County to acquire property interests by eminent domain. Title 7, commencing with Section 1230.010 of the California Code of Civil Procedure, establishes the procedures governing eminent domain proceedings. Under Section 1245.235, affected property owners must be provided notice and a reasonable opportunity to appear and be heard before the Board considers adopting a Resolution of Necessity. In accordance with California Code of Civil Procedure, Section 1245.235, Clerk of the Board sent via United States Postal Service first-class mail the Notice of Intention to Adopt a Resolution of Necessity (Notice) to the remaining property owners of the parcels not yet acquired and affected by the Project, whose names and addresses appears on the last equalized County assessment roll. The property owners have been provided with a reasonable time after receiving the Notice to respond and plan their attendance.
Accordingly, this is a request for the Board to adopt a Resolution of Necessity to initiate an eminent domain action for the property rights required for the Project. An eminent domain action is needed in order for staff to maintain the Project schedule and avoid delays that would increase construction costs and postpone critical roadway safety and mobility improvements for the Lakeside community. Issues to be discussed at today’s public hearing are limited to:
1. The public interest and necessity of the project.
2. Whether or not the project is planned or located in a manner that will be the most
compatible with the greatest public good and the least private injury.
3. Whether or not the property sought to be acquired is necessary for the project.
4. Whether the County of San Diego has complied with all conditions and statutory
requirements necessary to exercise the power of eminent domain to acquire the
property.
5. Whether the County of San Diego has statutory authority to acquire the property
by eminent domain.
Attachment D contains the Statement of Facts in support of these findings.
The Board is requested to consider adoption of a Resolution of Necessity for the following parcels:
|
Owner |
Assessor’s Parcel Number |
County Parcel Number |
Easement Size/Type |
|
Carv Properties, LLC |
394-480-43 |
2016-0281-A, -B |
A: Road (1,177 sq. ft.) B: TCE (4,653 sq. ft) |
|
Robert C. Nelson |
392-130-43 |
2016-0285-A, -B1, -B2, -C1, -C2, -D1, -D2, -E |
A: Road (18,612 sq. ft.) B1: S/D (436 sq. ft.) B2: S/D (2,898 sq. ft.) C1: Sub (8,635 sq. ft.) C2: Sub (25,655 sq. ft.) D1: TCE (9,985 sq. ft.) D2: TCE (1,484 sq. ft.) E: Access (5,851 sq. ft.) |
The Resolution of Necessity will authorize the County to initiate eminent domain proceedings to acquire the permanent and temporary easements necessary for the Project if the County is unable to reach an agreement with each of the remaining property owners. If the Board adopts the Resolution of Necessity today, the County will be authorized to commence an eminent domain action in Superior Court to acquire the easements identified in the Resolution of Necessity.
Environmental Statement
The proposed action to adopt a Resolution of Necessity will not result in any significant new impacts as stated in the CEQA Guidelines Section 15162. The 15162 Findings dated October 15, 2026, and supporting analysis determined that no subsequent Mitigated Negative Declaration (MND) or Environmental Impact Report is required because there is no new information of substantial importance or circumstance resulting in any new significant environmental impacts or a substantial increase in the severity of previously identified impacts. Continued reliance on the previously adopted MND, dated May 4, 2020 (State Clearinghouse No. 2019119032), remains the appropriate CEQA document for the proposed action. This action does not approve authorization to construct or commit the County to the implementation of the project. The 15162 Findings, dated 10/15/2026, and supporting analysis shall be included in the administrative record for the project.
Linkage to the County of San Diego Strategic Plan
Today’s proposed actions support the Sustainability, Community, and Equity initiatives in the County of San Diego’s 2026-2031 Strategic Plan by providing funding for infrastructure that strengthens the local economy and providing improvements to ensure safe and livable communities for all residents.
Respectfully submitted,
Dahvia Lynch
Deputy Chief Administrative Officer
Attachment(s)
Note: Due to the size of the attachments, the documents are available online through the Clerk of the Board's website at www.sandiegocounty.gov/content/sdc/cob/bosa.html. <http://www.sandiegocounty.gov/content/sdc/cob/bosa.html>
Attachment A - Vicinity Map
Attachment B - Property Map
Attachment C - Resolution of Necessity
Attachment D - Statement of Facts
Attachment E - 15162 Findings Ashwood Street Improvements Resolution of Necessity