HomeMy WebLinkAboutPRR25301 Responsive DocsCity of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org
DIRECTOR’S DECISION AFTER REVIEW OF
NOTICE TO CORRECT/NOTICE OF VIOLATION
July 10, 2025
Matthew Davies
6653 Embarcadero Drive, Suite C
Stockton, CA 95219
Subject Address: 145 South Street San Luis Obispo, CA 93401 APN: 004-802-020
Action Reviewed: SLOMC § 5.44.060 (C) Case #: CODE-000160-2025
Date of Notice: June 24, 2025 Date of Request for Director’s Review: June 26, 2025
Pursuant to Section 1.24.090 of the San Luis Obispo Municipal Code the Community Development Director
or designee shall review all contested notices to correct and/or notices of violation. The Director’s designee
has reviewed your submitted request for review and has made the following determination:
The Request is denied and the action(s) reviewed is UPHELD.
COMMENTS/REASONING
The request concerning SLOMC § 5.44.060(C) regarding allowable rent increases within a mobile home park
has been denied and the action reviewed is UPHELD.
I have reviewed your concern regarding the phrase “In the event of change of ownership resulting from
vacation of the space, then the space rent may be adjusted to fair market rent in the community” found in San
Luis Obispo Municipal Code section 5.44.060 (C). This phrase refers to the occasion in which a mobile home
is removed from the space, the space is vacant ('vacation of the space’), and the new unit that moves into the
vacant space is owned by a new owner.
The change in ownership relevant to the circumstances in this case is described in an earlier part of the same
section:
The maximum monthly space rent of a tenant may be increased by the owner when there is a change
of ownership affecting a mobile home. However, such increase shall not exceed ten percent of the
then existing space rent and may not be relied upon any more often than once in any thirty-six-month
period as the basis to increase rent.
This portion contemplates the circumstances present in this case, in which, according to the information in
the City’s possession, the existing mobile home is being sold to remain in the rented space.
Regarding your claim that the unit in question is an RV and not a mobile home; it has been determined that
the unit is a mobile home subject to the protections of Chapter 5.44. While the term “mobile home” is not
defined in the cited ordinance, Section 5.44 of the San Luis Obispo Municipal Code applies to “space rent,”
which relates to the “use and occupancy of a mobile home space in a mobile home park.” South Peak Mobile
Home Park is a mobile home park, and nothing in the ordinance excludes the subject unit from the ordinance.
The factors identified in the Purpose and Intent section of the ordinance, including the high cost and
impracticability of moving mobile homes, the potential for damage resulting therefrom, the requirements
relating to the installation of mobile homes, including permits, and landscaping and site preparation, appear
to apply to this unit. Additionally, evidence in the City’s possession (references to the Mobilehome Residency
Law in the Information for Prospective Homeowners document prepared by South Peak Mobile Home Park)
indicates that South Peak Mobile Home Park treats and acknowledges the unit occupying Space A28 as a
mobile home.
Regarding your assertion that an exemption applies the circumstances of this scenario; The exemption
described in SLOMC 5.44.030(E) applies to rent increases defined within a year-long (at minimum) lease or
contract agreed to by both parties. The exemption means that during the term of such a lease, the rent
stabilization provisions of Chapter 5.44 do not apply. The lease terms for Ms. Valentine’s space A28 tenancy
have no bearing on the restriction regarding increase of the space rent that occurs outside of the lease term
and during a change in ownership of the mobile home that has not been removed from the rented space.
Your assertion that “pursuant to Cal. Civ. Code section 798.73, the Park may require the removal of an RV
upon sale” does not appear to be a statement contesting the NOV issued for an unlawful space rent
increase and has therefore not been evaluated as part of this director’s review.
Please take action to correct the code violation(s) IMMEDIATELY as described in the Notice of Violation
issued on June 24, 2025 or through an applicable approval process as allowed per the municipal code.
Failure to do so may result in the issuance of an Administrative Citation and a fine or other enforcement
action.
Subsequent violations of the above-stated Codes within the next twelve months may result in the
immediate issuance of additional, including daily accruing, Administrative Citations and further
enforcement action.
This decision is not appealable, but any challenges to the director’s decision may be raised as part of an appeal
from an administrative citation (if an administrative citation has been issued or is subsequently issued in
connection with the Notice) pursuant to Section 1.24.100.
Thank you for your cooperation in maintaining your property and in preserving the beauty and unique
character of our City.
Sincerely,
John Mezzapesa
Interim Deputy Building Official
Declaration of Service and Posting of Notice
SUBJECT ADDRESS: 145 South St Unit: A28, San Luis Obispo, CA 93401
CASE NO.:CODE-000160-2025 Citation No.: 00040264 Officer: Rami Salem
I/we, the undersigned, declare that at all times herein mentioned, I/we were and now are a duly authorized
employee(s) of the Community Development Department, City of San Luis Obispo, State of California; that
pursuant to Section 1.24.050G of the San Luis Obispo Municipal Code (SLOMC), Section 1101.4 of the
Uniform Housing Code, or Section 401.4 of the Uniform Code for the Abatement of Dangerous Buildings, as
adopted by Section 15.02.010 of the San Luis Obispo Municipal Code, I/we deposited in a receptacle for the
U.S. Postal Service, in a sealed envelope, postage prepaid, by regular mail, and/or certified mail, return
receipt requested the following:
A Notice to Correct,
Notice of Violation,
Administrative Citation,
Stop-Work Notice,
Notice of Hearing,
Notice of Proposed Lien,
Notice of Special Assessment
Notifying the owner of the property of the subject address referenced above of violations of the San Luis
Obispo Municipal Code existing on the property and/or of related abatement proceedings.
The above notice was sent to each person having an interest in the property at their respective addresses as
listed in the Notice, and a copy of the notice was posted at the subject address.
I declare under penalty of perjury that the foregoing is true and correct.
Executed this 23rd day of 07, 2024, San Luis Obispo, California
Officer or clerk effecting service by mail:
Rami Salem Rami Salem 12:00 PM on 07/23/2025
(Print Name) (Signature) (Time/date)
Officer effecting service by posting:
Rami Salem Rami Salem 02:00 PM on 07/23/2025
(Print Name) (Signature) (Time/date)
Notice to Correct Code Violation(s)/Notice of Violation
(Courtesy Warning Prior to Issuance of Administrative Citation)
06/24/2025
Harmony Community
6653 Embarcadero Dr.
Suite C
Stockton, CA 95219
SUBJECT ADDRESS: 145 South St Unit:A28, San Luis Obispo, CA 93401 APN: 004-802-020
Code Case #: CODE-000160-2025
Dear Property Owner,
On June 20, 2025, City of San Luis Obispo Community Development Department staff Observed the
following violations of the San Luis Obispo Municipal Code or other relevant codes at the above listed
address:
1. Base Space Rent – Determination – Allowable Increases Without Hearing (SLOMC
5.44.060 (C):
“The maximum monthly space rent of a tenant may be increased by the owner when there
is a change of ownership affecting a mobile home. However, such increases shall not exceed
ten percent of the then existing space rent and may not be relied upon any more often than
once in any thirty-six-month period as the basis to increase rent. In the event of change of
ownership resulting from subletting of the mobile home space as may be allowed by state
law, should such become state law, then upon any such subletting the space rent may be
increased up to ten percent of the then existing space rent. In the event of change of
ownership resulting vacation of the space, then the space rent may be adjusted to fair market
rent in the community. Nothing in this paragraph shall preclude an adjustment as may
otherwise be provided for in this chapter.”
Corrective Action:
1. Present evidence (Information for Prospective Homeowners) form with the adjusted
monthly rent of up to ten percent and not more than ten percent, to the city of San Luis
Obispo.
We request that you voluntarily take action to correct the above noted violation(s) IMMEDIATELY.
These violations constitute a public nuisance and must be abated. Failure to correct the violation(s) by the
specified date will result in the issuance of an Administrative Citation requiring payment of FINES in
accordance with SLOMC Chapter 1.24. For Municipal Code violations that remain uncorrected after
issuance of an Administrative Citation, the City may seek enforcement by other civil or criminal remedies.
Any person having a title interest in the property may request a Director’s review of this Notice by
completing the enclosed Request for Director’s Review Form and submitting it to the Community
Development Department via email at code@slocity.org or to 919 Palm Street, San Luis Obispo, CA
93401, within five (5) days of the date of this Notice. This Notice shall be deemed final unless you timely
file a Request for Director’s Review.
We look forward to working with you to resolve these violations and would like to thank you for your
efforts to maintain your property and to help preserve the safety and beauty of our community. If you
have questions, please contact the undersigned at (805) 440-9825 or rsalem@slocity.org.
Sincerely,
RAMI SALEM
Rami Salem, Code Enforcement Officer & Safe Housing Coordinator
Cc: File
Enclosures: Request for Directors Review
May 30, 2025
Harmony Communities
c/o South Peak Mobile Home Park
145 South Street
San Luis Obispo, ca 93401
Judy Tsai
Law Office of Judy Tsai
710 Lakeway Drive, Ste. 180
Sunnyvale, CA 94085
Re: Proposed South Peak Mobile Home Park Rent Increase
To Judy Tsai and Harmony Communities:
The City is in receipt of information suggesting that the management of South Peak
Mobile Home Park may be operating out of compliance with the San Luis Obispo Mobile Home
Park Rent Stabilization Ordinance (the “Ordinance.”) Specifically, the City has received a report
from Linda Valentine’s legal counsel that you have proposed a 108% increase in space rent for a
mobile home upon sale in place, in violation of San Luis Obispo Municipal Code (“SLOMC”) §
5.44.060(C), as to Space A28.
Ms. Valentine’s counsel reports that South Peak declines to recognize Ms. Valentine as a
“tenant.” SLOMC § 5.44.020(D) defines “mobile home tenant” or “tenant” as “any person entitled
to occupy a mobile home within a mobile home park pursuant to ownership of the mobile home
or under a rental or lease agreement with the owner of the mobile home.” It is the City’s position
that, under the Ordinance, Ms. Valentine is a person “entitled” to occupy the mobile home pursuant
to her ownership thereof.
The report also indicates that South Peak management is improperly excluding certain
types of homes from the Ordinance. The Ordinance does not define “mobile home,” either by
inclusion or exclusion. However, the Purpose and Intent statements are guiding. The City’s
legislative body identified certain characteristics of mobile homes that warrant protection against
unreasonable rent increases: “high cost and impracticability of moving mobile homes, the potential
for damage resulting therefrom, the requirements relating to the installation of mobile homes,
including permits, landscaping and site preparation, the lack of alternative homesites for mobile
home residents, and the substantial investment of mobile home owners in such homes[.]” (SLOMC
5.44.010). Homes typically considered “mobile homes” and any other structure described by the
above are subject to the protections of the Ordinance. Additionally, Section 798.3 of the
Mobilehome Residency Law includes in the definition of a mobile home within a mobile home
park,
trailers and other recreational vehicles of all types defined in Section
18010 of the Health and Safety Code, other than motor homes, truck
campers, and camping trailers, which are used for human habitation
if the occupancy criteria of either paragraph (1) or (2), as follows,
are met:
(1) The trailer or other recreational vehicle occupies a
mobilehome site in the park, on November 15, 1992, under a rental
agreement with a term of one month or longer, and the trailer or
other recreational vehicle occupied a mobilehome site in the park
prior to January 1, 1991.
(2) The trailer or other recreational vehicle occupies a
mobilehome site in the park for nine or more continuous months
commencing on or after November 15, 1992.
(Ca. Civ. Code § 798.3.) “Mobilehome” does not include a trailer or other recreational vehicle
located in a recreational vehicle park subject to the Recreational Vehicle Park Occupancy Law. It
is the City’s understanding that Ms. Valentine’s trailer is used for human habitation and has
occupied a mobile home site in South Peak Mobile Home Park for nine or more continuous months
and therefore meets the definition of a mobile home.
Finally, SLOMC §5.44.060(C) states that monthly space rent may, upon change of
ownership affecting a mobile home, be increased by no more than ten percent of the space rent
existing at the time of such change when the change of ownership does not result in vacation of
the space. This limitation is intended to be absolute; in adopting Section 5.44.060(C), the City
Council recognized that, prior to the limitation, “Tenants in mobile home parks desiring to sell
their mobile homes may have difficulty finding buyers because, upon a change of ownership, the
park owner is able to raise the rent without regard to the city’s mobile home rent stabilization
ordinance.” (see Ordinance No. 1226 (1992) Series) and SLOMC §5.44.010(E).) It is the City’s
position that this section governs the permissible rent increases for spaces upon change in
ownership in place, including Space A28, notwithstanding the unlawful detainer filed against Ms.
Valentine and subsequent stipulated judgment executed by the parties.
Please consider this letter the City’s notice that management’s proposed increase in the
space rent for space A28 at South Peak Mobile Home Park by 108% upon change in ownership
would constitute a violation of the San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance.
Sincerely,
Sadie Symens
Deputy City Attorney
INVOICE (00040264)
FOR CITY OF SAN LUIS OBISPO
BILLING CONTACT
INACTIVE
VILLAGE PROPERTIES LLC A CA LLC
145 SOUTH St 7
SLO, CA 93401
INVOICE NUMBER INVOICE DATE INVOICE DUE DATE INVOICE STATUS INVOICE DESCRIPTION
00040264 07/23/2025 08/22/2025 NONEDue
REFERENCE NUMBER FEE NAME TOTAL
CODE-000160-2025 CE 1st Admin Citation $100.00
$100.00 SUBTOTAL145 South St A28 San Luis Obispo, CA 93401
TOTAL $100.00 REMITTANCE INFORMATION
Report Text Library: Municipality_Invoice_2_Remit_To
Address Line 2
Address Line 3
Address Line 4
Page 1 of 1July 23, 2025 City of San Luis Obispo
Citation No.: 00040264
ADMINISTRATIVE CITATION
AND ORDER TO COMPLY WITH
SAN LUIS OBISPO MUNICIPAL CODE
1st Citation 2nd Citation 3rd Citation Additional / Daily Fines
LOCATION OF VIOLATION: 145 SOUTH ST UNIT: A28 SAN LUIS OBISPO, CA 93401
DATE OF VIOLATION: 06/20/2025
NAME: VILLAGE PROPERTIES LLC A CA LLC / HARMONY COMMUNITY
ADDRESS: 6653 EMBARCADERO DR. SUITE C STOCKTON, CA 95219
PURSUANT TO CHAPTER 1.24 OF THE SAN LUIS OBISPO MUNICIPAL CODE, YOU ARE HEREBY ORDERED
TO IMMEDIATELY CORRECT THE VIOLATION(S) DESCRIBED BELOW AND PAY THE FINE. YOU ARE
FURTHER ORDERED TO CEASE THE ACTIVITY GIVING RISE TO THE VIOLATION. WHEN CORRECTIONS
ARE COMPLETE PLEASE SCHEDULE AN INSPECTION BY CALLING (805)781-7180. TO AVOID ADDITIONAL
FINES COMPLIANCE MUST BE VERIFIED BY DEPARTMENT STAFF. IF DAILY FINES APPLY AS NOTED
ABOVE, THE FINES SHALL ACCRUE DAILY UNTIL THE VIOLATION(S) ARE CORRECTED. FAILURE TO
CORRECT THE VIOLATION(S) WILL RESULT IN THE ISSUANCE OF ADDITIONAL ADMINISTRATIVE
CITATIONS AND ESCALATING FINES OR OTHER ENFORCEMENT ACTION.
CODE SECTION DESCRIPTION OF VIOLATION FINE
MC § 5.44.060(C) Base Space Rent – Determination Allowable Increases
Without Hearing $100
Amount Due $100
Failure to pay the fines may result in the suspension of any pending applications or permits. Unpaid fines
become delinquent after 30 days and are subject to interest accrual of 8% per month as contained in
SLOMC 1.24.070 C. The City may pursue all legal, equitable, and administrative remedies for
the collection of unpaid civil administrative fines. Delinquent fines will be forwarded to a collection agency
for payment.
Mail Payments to: City of San Luis Obispo, Community Development Department
919 Palm Street, San Luis Obispo, CA 93401
You may file an APPEAL of this Administrative Citation by submitting a request in writing to the
Hearing Administrator within ten days of the date this Administrative Citation is issued as shown below.
Each responsible party is individually required to file an appeal. FAILURE TO FILE AN APPEAL
WILL WAIVE YOUR RIGHT TO CONTEST THIS CITATION. Please see the attached Appeal Form
for more information.
Mail Appeals to: City of San Luis Obispo, City Clerk
990 Palm Street, San Luis Obispo, CA 93401
Issued By: Rami Salem Signature: Rami Salem Title: Code Enforcement Officer
RELATED CE CASE: CODE-000160-2025 DATE CITATION ISSUED: 07/23/2025
From:Matt Davies
To:Salem, Rami
Cc:Symens, Sadie; Mezzapesa, John; johnny@realestategroup.com
Subject:Re: City of San Luis Obispo Director"s Decision: 145 South Street
Date:Monday, July 28, 2025 3:22:37 PM
Thank you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 3:20 PM, Salem, Rami <RSalem@slocity.org> wrote:
Not a problem at all! A hard copy has been certified mailed specifically to that
address last Thursday. If it hasn’t gotten there by now, hopefully it gets there
today or tomorrow. Let me know if you have any questions.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 3:14:45 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>;
johnny@realestategroup.com <johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
We are the property manager. My address is below. A copy to us is greatly
appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 3:08 PM, Salem, Rami <RSalem@slocity.org>
wrote:
Dear Matt,
Thank you for reaching out. Regarding any future or ongoing
violations, the process involves the officer handling the code case
sending copies of the Notice of Violation to the property owner,
property manager, on-site manager (if applicable), and tenant.
To facilitate this, I would need the mailing address or email address
for each of the parties involved.
I hope this clarifies your question. Please feel free to reach out if you
need further assistance.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 2:40:11 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>; johnny@realestategroup.com
<johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
Rami
If future violation notices are issued for any reason related to code
enforcement, we need a mechanism to promptly receive them. What
would you like us to file with you so that you send us a copy to our
address or to our email whenever you mail something to the mill st
address?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 10:54 AM, Salem, Rami
<RSalem@slocity.org> wrote:
Good morning, Matt! I hope this finds you well.
Attached to this email, you will find: The Administrative
citation, the administrative citation appeal form, the
invoice for the citation, a copy of the City Attorney’s
office letter to Harmony Communities, and a copy of
the notice of violation sent to Harmony Communities.
Please let me know if you have any questions. Have a
great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa,
John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hello,
I am not involved in Code Enforcement’s discretion to
issue a citation, but I believe one was sent out this
week. John is out of the office this week. Rami Salem
should be able to provide you with a copy of the
citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-
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information transmitted is subject to the attorney-
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(805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I
have received the violation notice. Please advise if it has
been issued and where you sent it to. Please also send
us both a courtesy copy so we may review and file our
appeal. This will be my fourth email to you and John,
without response. John said it would be issued by
Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Sadie,
Would you please email me a copy today since John is
out of the office?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Please confirm if the violation notice has been issued.
Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Thanks for getting back to me. Please send the notice to
village properties and email me a courtesy copy. Does
work for you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
HI Matt,
Just wanted to let you know we are in process of
preparing a citation. We anticipate it will be issued
beginning of next week.
I was hoping you could clarify some questions I have
regarding ownership of the park. The County
Assessor's Office has the owner on record as
VILLAGE PROPERTIES LLC. This LLC has a mailing
address of 962 Mill Street in SLO. In looking at
recorded documents we also see the following entities
associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145
SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property
owner on record with the assessor, and we want to
make sure that the correct entity is cited so the process
is not interrupted. Our plan is to issue the formal
citation to VILLAGE PROPERTIES LLC unless you are
able to provide any formal documentation to show
other ownership. We will, of course, provide a copy of
the citation directly to you as well, but the formal
citation will be sent certified to the owner we have on
record.
Are you able to provide some clarity on ownership of
the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
John,
Received. Please issue a formal citation notice so we
can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145
South Street
Hello Matt,
A response has been completed regarding the request
for Director’s review submitted by you on June 26,
2025, associated with code enforcement case CODE-
000160-2025. Please find a copy of the Director’s
Decision attached to this message. The decision has
also been mailed to the address provided on the
Request for Director’s Review Form and the property
owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
<145 South St Unit A28 Rent Increase 1 AD CIT 07-23-
2025.pdf>
<Administrative Citation Appeal Form 2024-10-01.pdf>
<145 South St Unit A28 Rent Increase 1 AC 07-23-
2025.pdf>
<145 South St Unit A28 City Attorney's Office letter to
Harmony Communities 06-25-2025.pdf>
<145 South St Unit A28 Rent Increase NOV 06-24-
2025.pdf>
Meeting
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Met with Supervisor JM, Director TT, and City attorney SS. Discussed the SLO Rent
Stabilization ordinance. Discussed the rent increase by 108% for the lot. Discussed the time
parameters.
Inspection
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Supervisor JM and I went out to the MHP and visually inspected unit A28.
Notice of Violation
Activity Name
06/24/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Created this code Case and generated a notice of violation.
Correspondence
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Spoke with the MHP manager on site (Roxanne Jackobsen (310)751-4567 /
southpeakmhp@gmail.com / 145 South Street) via phone. I informed her of the case,
exchanged contact information. She informed me that she will inform the property
management company (Harmony Communities / 6653 Embarcadero Dr. Suite C, Stockton CA
95219) of the case and get back to me.
Correspondence
Activity Name
06/24/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Deputy city attorney SS sent a letter to Harmony Communities. View file attachment in the
case files.
Appeal to Director
Activity Name
6/26/2025
Created On
07/10/2025
Created By
Mezzapesa, John
Activity Comments
Request for Director's Review received 6/26/2025
Appeal to Director
Activity Name
7/10/2025
Created On
07/10/2025
Created By
Mezzapesa, John
Activity Comments
Director's Decision delivered via first class mail to appellant and PO on record. Decision was
also sent to appellant via email.
1st Admin Cite
Activity Name
07/23/2025
Created On
07/29/2025
Created By
Salem, Rami
Activity Comments
Certified mailed the 1st Administrative Citation to the property management/owner of the
MHP Att: Matthew Davies.
Declaration of Service and Posting of Notice
SUBJECT ADDRESS: 145 South St Unit:A28, San Luis Obispo, CA 93401
CASE NO.: Code-000160-2025 Notice of Violation: 1st notice of violation Officer: Rami Salem
I/we, the undersigned, declare that at all times herein mentioned, I/we were and now are a duly authorized
employee(s) of the Community Development Department, City of San Luis Obispo, State of California; that
pursuant to Section 1.24.050G of the San Luis Obispo Municipal Code (SLOMC), Section 1101.4 of the
Uniform Housing Code, or Section 401.4 of the Uniform Code for the Abatement of Dangerous Buildings, as
adopted by Section 15.02.010 of the San Luis Obispo Municipal Code, I/we deposited in a receptacle for the
U.S. Postal Service, in a sealed envelope, postage prepaid, by regular mail, and/or certified mail, return
receipt requested the following:
A Notice to Correct,
Notice of Violation,
Administrative Citation,
Stop-Work Notice,
Notice of Hearing,
Notice of Proposed Lien,
Notice of Special Assessment
Notifying the owner of the property of the subject address referenced above of violations of the San Luis
Obispo Municipal Code existing on the property and/or of related abatement proceedings.
The above notice was sent to each person having an interest in the property at their respective addresses as
listed in the Notice, and a copy of the notice was posted at the subject address.
I declare under penalty of perjury that the foregoing is true and correct.
Executed this 06 day of 24, 2025, San Luis Obispo, California
Officer or clerk effecting service by mail:
Rami Salem Rami Salem 06/24/2025 @ 10:00 AM
(Print Name) (Signature) (Time/date)
Officer effecting service by posting:
Rami Salem Rami Salem 06/24/2025 @ 02:00 PM
(Print Name) (Signature) (Time/date)
1
From:Colunga-Lopez, Andrea
Sent:Tuesday, July 29, 2025 3:53 PM
To:City_Attorney
Cc:CityClerk
Subject:FW: City of San Luis Obispo Director's Decision: 145 South Street
Attachments:Scanned from a Xerox Multifunction Printer.pdf
Follow Up Flag:Follow up
Flag Status:Flagged
Hello,
We received a citation appeal form from Matthew Davies. It has been logged, and the form is attached.
Best,
Andrea Colunga-Lopez
pronouns she/her/hers
Administrative Assistant II
City Administration
E AColunga@slocity.org
T 805.781.7105
slocity.org
Stay connected with the City by signing up for e-notifications
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal, no fee was required. If a fee is
required this time, please let us know the amount and we will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
2
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative citation, the
administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s office letter to Harmony
Communities, and a copy of the notice of violation sent to Harmony Communities. Please let me know if you have any
questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out this week. John
is out of the office this week. Rami Salem should be able to provide you with a copy of the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
3
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if it has been
issued and where you sent it to. Please also send us both a courtesy copy so we may review and file our appeal. This will
be my fourth email to you and John, without response. John said it would be issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the oƯice?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
4
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy copy. Does work for
you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued beginning of next
week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County Assessor's Office
has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill Street in SLO.
In looking at recorded documents we also see the following entities associated with the property:
SOUTH PEAK MHP LLC
5
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to make sure
that the correct entity is cited so the process is not interrupted. Our plan is to issue the formal citation to VILLAGE
PROPERTIES LLC unless you are able to provide any formal documentation to show other ownership. We will, of
course, provide a copy of the citation directly to you as well, but the formal citation will be sent certified to the owner
we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
6
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June 26, 2025,
associated with code enforcement case CODE-000160-2025. Please find a copy of the Director’s Decision attached to
this message. The decision has also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
1
From:Symens, Sadie
Sent:Wednesday, July 30, 2025 5:00 PM
To:Matt Davies; Salem, Rami; CityClerk
Cc:Mezzapesa, John; Jason Dilday; Nancy Gomez; Zion, Sarah
Subject:RE: City of San Luis Obispo Director's Decision: 145 South Street
Follow Up Flag:Follow up
Flag Status:Flagged
Hello,
It looks like Sarah Zion, who sent you the incompleteness letter, was not on either of your previous messages. Sarah
can assist with providing payment information for how to pay the $25 appeal fee. The letter did not indicate a $100
appeal fee.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 30, 2025 2:22 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Also,
Your fee schedule on the form says the lesser of $100 or 25% of the fine. The fine is $100 so by my calculations, the fee
should be $25. How did you come up with the $100?
2
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:11 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am in receipt of your “incomplete” letter. I would like to have one of our staƯ call in with the credit card number to pay
the $100 fee. Alternatively we can wire in the fee. Please advise which way you would like to be paid and send wire
instructions if that is your preference.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:04 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Please confirm receipt of yesterday’s email and let me know on the below.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
3
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal, no fee was required. If a fee is
required this time, please let us know the amount and we will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative citation, the
administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s office letter to Harmony
Communities, and a copy of the notice of violation sent to Harmony Communities. Please let me know if you have any
questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
4
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out this week. John
is out of the office this week. Rami Salem should be able to provide you with a copy of the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if it has been
issued and where you sent it to. Please also send us both a courtesy copy so we may review and file our appeal. This will
be my fourth email to you and John, without response. John said it would be issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
5
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the oƯice?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy copy. Does work for
you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
6
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued beginning of next
week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County Assessor's Office
has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill Street in SLO.
In looking at recorded documents we also see the following entities associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to make sure
that the correct entity is cited so the process is not interrupted. Our plan is to issue the formal citation to VILLAGE
PROPERTIES LLC unless you are able to provide any formal documentation to show other ownership. We will, of
course, provide a copy of the citation directly to you as well, but the formal citation will be sent certified to the owner
we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
7
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June 26, 2025,
associated with code enforcement case CODE-000160-2025. Please find a copy of the Director’s Decision attached to
this message. The decision has also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
Community Development
8
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
City of San Luis Obispo Finance
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7124 www.slocity.org
Thank you for your payment.
Have a nice day!
Wednesday Jul 30 2025 04:14:25 PM
Admin Citation Appeal Fee (ACAF)
MATTHEW DAVIES - CN:00040264 100.00
__________________________________________
Total 100.00
Credit 100.00
Receipt #: finance-07302025-34
Cashier: Patrick Koski
. . . . . . . . . . . . . . . . . . . . .
M/C ************
Entry Method: MANUAL
Date: 07/30/25 Time: 15:15:05
Reference: q-30cC1gxd4oVAdPX3qtFUQuAQEXk
Auth Code: 02586Q
Approved - Thank You
Merchant Id: CITYOSANL2GB
. . . . . . . . . . . . . . . . . . . . .
TOTAL USD $ 100.00
I AGREE TO PAY THE ABOVE AMOUNT
ACCORDING TO THE CARD ISSUER AGREEMENT
(MERCHANT AGREEMENT IF CREDIT VOUCHER)
x_________________________________________
Cardholder Signature
City Copy
City of San Luis Obispo Finance
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7124 www.slocity.org
Thank you for your payment.
Have a nice day!
Wednesday Jul 30 2025 04:14:25 PM
Admin Citation Appeal Fee (ACAF)
MATTHEW DAVIES - CN:00040264 100.00
__________________________________________
Total 100.00
Credit 100.00
Receipt #: finance-07302025-34
Cashier: Patrick Koski
. . . . . . . . . . . . . . . . . . . . .
M/C ************
Entry Method: MANUAL
Date: 07/30/25 Time: 15:15:05
Reference: q-30cC1gxd4oVAdPX3qtFUQuAQEXk
Auth Code: 02586Q
Approved - Thank You
Merchant Id: CITYOSANL2GB
Customer Copy
1
From:Zion, Sarah
Sent:Wednesday, July 30, 2025 2:04 PM
To:matt@harmonycom.com
Subject:Reject to Correct- Davies
Attachments:20250730_Reject to Correct_Davies.pdf
Matthew Davies,
Please see the attached.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
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IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
City of San Luis Obispo, City Attorney’s Office, 990 Palm Street, San Luis Obispo, CA, 93401-3249, 805.781.7140, slocity.org
July 30, 2025
Matthew Davies
6653 Embarcadero Drive, Suite C
Stockton, CA 95219
Via: Email to:
matt@harmonycom.com
Re: Request to Appeal Administrative Citation #00040264
Dear Matthew Davies:
On July 29, 2025, the City of San Luis Obispo received your request to appeal the above
referenced Administrative Citation. This request was incomplete and is therefore rejected. The
reason(s) for this rejection include, but are not necessarily limited to:
The cited party is incorrect; our records indicate that the cited party was “VILLAGE
PROPERTIES LLC A CA LLC/HARMONY COMMUNITY.” Additionally, our records do not
indicate that the appellant identified in Item 2 was cited as a tenant being held financially
responsible for landlord citation. Finally, you have not paid the appropriate appeal fee. To
calculate the appeal fee, please use the worksheet on the appeal form and the citation amount
referenced below.
Based on the information you provided, the fine for the citation referenced above is: $100
In July 2024, the City Council adopted an updated fee schedule which went into effect October
1, 2024. The updated fee schedule includes a fee to appeal an administrative citation to a Hearing
Officer. The Administrative Citation Appeal Form was updated to reflect this, and a blank copy
of the updated form is being enclosed with this notice.
If you choose to do so, within ten (10) days of the date of this letter, the City Clerk’s Office
must receive a written appeal that complies with the requirements of Chapter 1.24 of the City of San
Luis Obispo Municipal Code, which governs administrative citations and appeals (specifically, Section
1.24.100(C) Contents of Appeal), and the current City Fee Schedule. If no compliant request to appeal
is timely received, this appeal will be deemed abandoned and payment of the related fines will be due.
The Municipal Code is available on the City’s website, www.slocity.org or by contacting the
City Clerk’s Office. For your convenience, a form has been enclosed to capture the necessary
information. If you have any questions, please contact me at (805) 781-7140 or
city_attorney@slocity.org.
Sincerely,
Sarah Zion
Legal Assistant, City of San Luis Obispo
Enclosures:
1. Copy of received Appeal Form
2. Blank Appeal Form
Once filled out entirely and signed, email your form to CityClerk@slocity.org
Or deliver in person or by mail to: City Clerk’s Office, 990 Palm Street, San Luis Obispo, CA 93401
Administrative Citation Appeal Form
Form must be received by the City Clerk within 10 days of date of citation to be considered timely filed.
If no appeal is filed within ten days, the administrative citation shall be deemed final. SLMC§1.24.100(A).
Revised and Published: 10/1/2024
PLEASE READ INSTRUCTIONS STARTING ON PAGE 2 BEFORE COMPLETING
Address of Citation: 1 Date of Citation:
ADM or Other Cite Number:
Municipal Code Section(s) Cited:
Municipal Code Section(s) Appealed:
2 Appellant Name(s): Appellant Mailing Address(es):
Appellant Phone(s):
Appellant email address(es):
3 If applicable
Business Name: Business License #
4 Appellant Cited As: Mark only one
_____ Individual or Business _____ Owner of property or building _____ Tenant being held financially
responsible for landlord citation
5 Reason for appeal. Attach additional pages as necessary.
6 Election of Appeal Process.
Choose One. Election is final.
7 Appeal Fee. (calculate using worksheet on back): $ _____________
_____ Construction Board of Appeals Appeal Fee to be collected when form is submitted. Failure to pay the
appropriate fee may cause your appeal to be rejected. _____ Administrative Review Board
_____ Hearing Officer
Office Use Only
Staff initial for collection of fee _____ Date received ____________
8 In-person Hearing.
I wish to have my appeal heard on the record, so I do not need to attend an in-person hearing. I understand I may submit
evidence in support of my appeal up to ten (10) days in advance of the day of review and that I will receive written notice of
when that day of review will be.
Confirm decision to decline in-person hearing by initialing here: _______
9 If different that the address listed in #2 above, all future notices from the City relating to this appeal should be mailed to the
following Official Mailing Address:
10 Truth of Appeal.
I declare under penalty of perjury under the laws of the State of California that all of the facts stated in this appeal are true,
and that this appeal form was executed on:
________________________________ ______________ ______________________________, California
Signature of Appellant or Representative Date of Signature Place of Signature
11 Representative. If applicable, Legal counsel or agent of Appellant
Name and Capacity: Address:
Phone:
Email address:
Page 2
Administrative Citation Appeal Form Instructions
Questions about this form or the appeal process should be directed to the City Attorney’s Office
Email: City_Attorney@slocity.org, Phone: (805)781-7140
1. Citation Details: Describe the administrative citation received (that you are appealing) with as much detail as
possible. The specific information required by the Municipal Code is listed in the form, but any identifying
information you provide will assist staff to quickly complete the initial intake processing of your request to
appeal. San Luis Obispo Municipal Code Section 1.24.100(C)(3)(a-b).
2. Appellant Details: Whether cited as an individual, business owner, property/building owner, or are being held
financially responsible as a tenant for a citation issued to your landlord, all contact information you wish to
provide to the City should be entered here. If there is more than one appellant, attach additional pages and
provide the contact information for every appellant. San Luis Obispo Municipal Code Section 1.24.100(C)(1).
3. Citation Issued to a Business: For an appeal of a citation issued directly to a business (e.g. failure to timely
renew a business license), please provide the additional information in part 3 of this form. The Business Name
and License number should be on the renewal notice, administrative citation, or other notifications.
4. Interest in Citation: For an administrative citation issued to an individual, only that specific person may submit
an appeal. Any appeal submitted by a roommate, family member, etc., on behalf of the individual cited, will be
rejected. For appeals issued to a property or building, the owner or their agent may submit an appeal, as well
as any tenant who is being held contractually, financially responsible for the property citation. Any legal
representative or other agent of the appellant should provide their own contact details in part 11 of this form.
San Luis Obispo Municipal Code Section 1.24.100(C)(2).
5. Reason for Appeal: Give a brief statement of why you are appealing, the relief or action sought, and why the
administrative citation should be revoked, modified or otherwise set aside. The AMOUNT of the fine cannot
be reduced on appeal. Attach additional pages as necessary, and include any audio, video, photographic, or
other supporting evidence you wish to provide. San Luis Obispo Municipal Code Section 1.24.100(C)(3)(c).
6. Election of Appeal Process: Only one appeal process may be chosen, and once chosen, the election is final.
San Luis Obispo Municipal Code Section 1.24.100(B)(2)(c).
All citations that include a violation of Title 15 of the San Luis Obispo Municipal Code (building and related
codes), even if other non-Title 15 code violations are also cited, must be appealed to the Construction Board of
Appeals. San Luis Obispo Municipal Code Section 1.24.100(B)(1).
For citations that do not include a violation of Title 15, you must make a choice between:
• Administrative Review Board: If you wish to retain your right to challenge the administrative
citation, or any final city action related to the citation, in court by any writ action, you must appeal
to the Administrative Review Board for a more formal, comprehensive hearing to ensure
preparation of an adequate administrative record. Should you wish to then challenge that board’s
decision in court, you will need to file a petition for writ with the Superior Court, which may require
the services of an attorney to prepare, and will require payment of the City’s costs to prepare the
administrative record. San Luis Obispo Municipal Code Section 1.24.100(B)(2)(b).
• Hearing Officer: An expedited, less formal appeal process to a city hearing officer, whose final
decision may be appealed directly to the superior court for de novo review pursuant to California
Government Code Section 53069.4. San Luis Obispo Municipal Code Section 1.24.100(B)(2)(a).
For citations that do not include a violation of Title 15, failure to request a hearing before the Administrative
Review Board within the time for the filing of an appeal will result in the appeal being assigned to a Hearing
Officer and will constitute a failure to exhaust administrative remedies for purposes of any subsequently filed
writ action. San Luis Obispo Municipal Code Section 1.24.100(C)(4).
Once filled out entirely and signed, email your form to CityClerk@slocity.org
Or deliver in person or by mail to:
City Clerk’s Office, 990 Palm Street, San Luis Obispo, CA 93401
Page 3
7. Appeal Fee. Every path of appeal requires payment of a fee due at the time your appeal is submitted. Once
your appeal is determined to be complete, timely and valid, the fee is non-refundable as it is recovery of a
percentage of the cost to bring your appeal to hearing, regardless of the outcome. Fees are adopted by City
Council resolution and updated annually. Use the chart below to properly calculate your appeal fee:
Construction Board of Appeals, Title 15 violations
Minor: related to an Alteration/Addition of an existing Single-Family or Accessory
Dwelling Unit (including duplexes), a demolition permit, or any item permitted under
the “Additional Building Fees” schedule
$618
Moderate: related to all other permits that are processed under the alteration/addition
work class, New Single-Family permits (including duplexes), and New Accessory
Dwelling Unit permits
$1,106
Major: related to anything that doesn’t fall into one of the other two categories $1,953
Administrative Review Board $501
Hearing Officer review, capped at $106 but could be less depending on the amount of your fine
Amount of fine(s) being appealed:
(1)
25% of fine(s): amount in (1) multiplied by 0.25
(2)
Cost Recovery Appeal Fee Cap: (3) $106
Your appeal fee: whichever is less of (2) & (3)
$
Checks should be made out to the “City of San Luis Obispo.” Payment by credit card can be facilitated by the
Finance Department 1 and should be completed prior to submission of your appeal form, with a copy of the
payment receipt attached to the form. Any appeal received without payment of the proper fee may be
rejected.
8. Hearing Procedure: It is your right under San Luis Obispo Municipal Code Section 1.24, no matter which
appeal process is chosen, to have an in-person hearing. However, you are under no obligation to appear. If
you choose, you may elect to have your appeal reviewed on the record (all documents, pictures, etc.
submitted by yourself or the City).San Luis Obispo Municipal Code 1.24.110(F).
9. Official Mailing Address: The Municipal Code requires certain notices be sent via U.S. Mail and so, while
courtesy notifications may be sent via email or to other addresses, you are required to provide one official
mailing address for your appeal. San Luis Obispo Municipal Code 1.24.100(C)(5).
10. Signature: The step most commonly missed in the appeal process (and the most common reason for rejection
of a timely appeal) is failure to sign the appeal and declare the facts stated in the appeal to be true. The form
provides a signature block for this purpose but if there are multiple appellants, all must sign a declaration. Any
additional declarations can be attached as additional pages. San Luis Obispo Municipal Code 1.24.100(C)(5).
11. Representative of Appellant: Any legal representative or other agent assisting with the preparation of the
appeal or who intends to appear at the hearing, must provide their contact information and relationship to
the appellant.
1 Finance Department staff are available by phone (805)781-7124 and at the public counter, downstairs at City Hall (990 Palm
Street), Monday – Thursday, 8:00am – 4:00pm
City of San Luis Obispo, City Attorney’s Office, 990 Palm Street, San Luis Obispo, CA, 93401-3249, 805.781.7140, slocity.org
July 30, 2025
Matthew Davies
6653 Embarcadero Drive, Suite C
Stockton, CA 95219
Via: Email to:
matt@harmonycom.com
Re: Request to Appeal Administrative Citation #00040264
Dear Matthew Davies:
On July 29, 2025, the City of San Luis Obispo received your request to appeal the above
referenced Administrative Citation. This request was incomplete and is therefore rejected. The
reason(s) for this rejection include, but are not necessarily limited to:
The cited party is incorrect; our records indicate that the cited party was “VILLAGE
PROPERTIES LLC A CA LLC/HARMONY COMMUNITY.” Additionally, our records do not
indicate that the appellant identified in Item 2 was cited as a tenant being held financially
responsible for landlord citation. Finally, you have not paid the appropriate appeal fee. To
calculate the appeal fee, please use the worksheet on the appeal form and the citation amount
referenced below.
Based on the information you provided, the fine for the citation referenced above is: $100
In July 2024, the City Council adopted an updated fee schedule which went into effect October
1, 2024. The updated fee schedule includes a fee to appeal an administrative citation to a Hearing
Officer. The Administrative Citation Appeal Form was updated to reflect this, and a blank copy
of the updated form is being enclosed with this notice.
If you choose to do so, within ten (10) days of the date of this letter, the City Clerk’s Office
must receive a written appeal that complies with the requirements of Chapter 1.24 of the City of San
Luis Obispo Municipal Code, which governs administrative citations and appeals (specifically, Section
1.24.100(C) Contents of Appeal), and the current City Fee Schedule. If no compliant request to appeal
is timely received, this appeal will be deemed abandoned and payment of the related fines will be due.
The Municipal Code is available on the City’s website, www.slocity.org or by contacting the
City Clerk’s Office. For your convenience, a form has been enclosed to capture the necessary
information. If you have any questions, please contact me at (805) 781-7140 or
city_attorney@slocity.org.
Sincerely,
Sarah Zion
Legal Assistant, City of San Luis Obispo
Enclosures:
1. Copy of received Appeal Form
2. Blank Appeal Form
Once filled out entirely and signed, email your form to CityClerk@slocity.org
Or deliver in person or by mail to: City Clerk’s Office, 990 Palm Street, San Luis Obispo, CA 93401
Administrative Citation Appeal Form
Form must be received by the City Clerk within 10 days of date of citation to be considered timely filed.
If no appeal is filed within ten days, the administrative citation shall be deemed final. SLMC§1.24.100(A).
Revised and Published: 10/1/2024
PLEASE READ INSTRUCTIONS STARTING ON PAGE 2 BEFORE COMPLETING
Address of Citation: 1 Date of Citation:
ADM or Other Cite Number:
Municipal Code Section(s) Cited:
Municipal Code Section(s) Appealed:
2 Appellant Name(s): Appellant Mailing Address(es):
Appellant Phone(s):
Appellant email address(es):
3 If applicable
Business Name: Business License #
4 Appellant Cited As: Mark only one
_____ Individual or Business _____ Owner of property or building _____ Tenant being held financially
responsible for landlord citation
5 Reason for appeal. Attach additional pages as necessary.
6 Election of Appeal Process.
Choose One. Election is final.
7 Appeal Fee. (calculate using worksheet on back): $ _____________
_____ Construction Board of Appeals Appeal Fee to be collected when form is submitted. Failure to pay the
appropriate fee may cause your appeal to be rejected. _____ Administrative Review Board
_____ Hearing Officer
Office Use Only
Staff initial for collection of fee _____ Date received ____________
8 In-person Hearing.
I wish to have my appeal heard on the record, so I do not need to attend an in-person hearing. I understand I may submit
evidence in support of my appeal up to ten (10) days in advance of the day of review and that I will receive written notice of
when that day of review will be.
Confirm decision to decline in-person hearing by initialing here: _______
9 If different that the address listed in #2 above, all future notices from the City relating to this appeal should be mailed to the
following Official Mailing Address:
10 Truth of Appeal.
I declare under penalty of perjury under the laws of the State of California that all of the facts stated in this appeal are true,
and that this appeal form was executed on:
________________________________ ______________ ______________________________, California
Signature of Appellant or Representative Date of Signature Place of Signature
11 Representative. If applicable, Legal counsel or agent of Appellant
Name and Capacity: Address:
Phone:
Email address:
Page 2
Administrative Citation Appeal Form Instructions
Questions about this form or the appeal process should be directed to the City Attorney’s Office
Email: City_Attorney@slocity.org, Phone: (805)781-7140
1. Citation Details: Describe the administrative citation received (that you are appealing) with as much detail as
possible. The specific information required by the Municipal Code is listed in the form, but any identifying
information you provide will assist staff to quickly complete the initial intake processing of your request to
appeal. San Luis Obispo Municipal Code Section 1.24.100(C)(3)(a-b).
2. Appellant Details: Whether cited as an individual, business owner, property/building owner, or are being held
financially responsible as a tenant for a citation issued to your landlord, all contact information you wish to
provide to the City should be entered here. If there is more than one appellant, attach additional pages and
provide the contact information for every appellant. San Luis Obispo Municipal Code Section 1.24.100(C)(1).
3. Citation Issued to a Business: For an appeal of a citation issued directly to a business (e.g. failure to timely
renew a business license), please provide the additional information in part 3 of this form. The Business Name
and License number should be on the renewal notice, administrative citation, or other notifications.
4. Interest in Citation: For an administrative citation issued to an individual, only that specific person may submit
an appeal. Any appeal submitted by a roommate, family member, etc., on behalf of the individual cited, will be
rejected. For appeals issued to a property or building, the owner or their agent may submit an appeal, as well
as any tenant who is being held contractually, financially responsible for the property citation. Any legal
representative or other agent of the appellant should provide their own contact details in part 11 of this form.
San Luis Obispo Municipal Code Section 1.24.100(C)(2).
5. Reason for Appeal: Give a brief statement of why you are appealing, the relief or action sought, and why the
administrative citation should be revoked, modified or otherwise set aside. The AMOUNT of the fine cannot
be reduced on appeal. Attach additional pages as necessary, and include any audio, video, photographic, or
other supporting evidence you wish to provide. San Luis Obispo Municipal Code Section 1.24.100(C)(3)(c).
6. Election of Appeal Process: Only one appeal process may be chosen, and once chosen, the election is final.
San Luis Obispo Municipal Code Section 1.24.100(B)(2)(c).
All citations that include a violation of Title 15 of the San Luis Obispo Municipal Code (building and related
codes), even if other non-Title 15 code violations are also cited, must be appealed to the Construction Board of
Appeals. San Luis Obispo Municipal Code Section 1.24.100(B)(1).
For citations that do not include a violation of Title 15, you must make a choice between:
• Administrative Review Board: If you wish to retain your right to challenge the administrative
citation, or any final city action related to the citation, in court by any writ action, you must appeal
to the Administrative Review Board for a more formal, comprehensive hearing to ensure
preparation of an adequate administrative record. Should you wish to then challenge that board’s
decision in court, you will need to file a petition for writ with the Superior Court, which may require
the services of an attorney to prepare, and will require payment of the City’s costs to prepare the
administrative record. San Luis Obispo Municipal Code Section 1.24.100(B)(2)(b).
• Hearing Officer: An expedited, less formal appeal process to a city hearing officer, whose final
decision may be appealed directly to the superior court for de novo review pursuant to California
Government Code Section 53069.4. San Luis Obispo Municipal Code Section 1.24.100(B)(2)(a).
For citations that do not include a violation of Title 15, failure to request a hearing before the Administrative
Review Board within the time for the filing of an appeal will result in the appeal being assigned to a Hearing
Officer and will constitute a failure to exhaust administrative remedies for purposes of any subsequently filed
writ action. San Luis Obispo Municipal Code Section 1.24.100(C)(4).
Once filled out entirely and signed, email your form to CityClerk@slocity.org
Or deliver in person or by mail to:
City Clerk’s Office, 990 Palm Street, San Luis Obispo, CA 93401
Page 3
7. Appeal Fee. Every path of appeal requires payment of a fee due at the time your appeal is submitted. Once
your appeal is determined to be complete, timely and valid, the fee is non-refundable as it is recovery of a
percentage of the cost to bring your appeal to hearing, regardless of the outcome. Fees are adopted by City
Council resolution and updated annually. Use the chart below to properly calculate your appeal fee:
Construction Board of Appeals, Title 15 violations
Minor: related to an Alteration/Addition of an existing Single-Family or Accessory
Dwelling Unit (including duplexes), a demolition permit, or any item permitted under
the “Additional Building Fees” schedule
$618
Moderate: related to all other permits that are processed under the alteration/addition
work class, New Single-Family permits (including duplexes), and New Accessory
Dwelling Unit permits
$1,106
Major: related to anything that doesn’t fall into one of the other two categories $1,953
Administrative Review Board $501
Hearing Officer review, capped at $106 but could be less depending on the amount of your fine
Amount of fine(s) being appealed:
(1)
25% of fine(s): amount in (1) multiplied by 0.25
(2)
Cost Recovery Appeal Fee Cap: (3) $106
Your appeal fee: whichever is less of (2) & (3)
$
Checks should be made out to the “City of San Luis Obispo.” Payment by credit card can be facilitated by the
Finance Department 1 and should be completed prior to submission of your appeal form, with a copy of the
payment receipt attached to the form. Any appeal received without payment of the proper fee may be
rejected.
8. Hearing Procedure: It is your right under San Luis Obispo Municipal Code Section 1.24, no matter which
appeal process is chosen, to have an in-person hearing. However, you are under no obligation to appear. If
you choose, you may elect to have your appeal reviewed on the record (all documents, pictures, etc.
submitted by yourself or the City).San Luis Obispo Municipal Code 1.24.110(F).
9. Official Mailing Address: The Municipal Code requires certain notices be sent via U.S. Mail and so, while
courtesy notifications may be sent via email or to other addresses, you are required to provide one official
mailing address for your appeal. San Luis Obispo Municipal Code 1.24.100(C)(5).
10. Signature: The step most commonly missed in the appeal process (and the most common reason for rejection
of a timely appeal) is failure to sign the appeal and declare the facts stated in the appeal to be true. The form
provides a signature block for this purpose but if there are multiple appellants, all must sign a declaration. Any
additional declarations can be attached as additional pages. San Luis Obispo Municipal Code 1.24.100(C)(5).
11. Representative of Appellant: Any legal representative or other agent assisting with the preparation of the
appeal or who intends to appear at the hearing, must provide their contact information and relationship to
the appellant.
1 Finance Department staff are available by phone (805)781-7124 and at the public counter, downstairs at City Hall (990 Palm
Street), Monday – Thursday, 8:00am – 4:00pm
1
From:Matt Davies <matt@harmonycom.com>
Sent:Thursday, July 31, 2025 9:15 AM
To:Zion, Sarah; Symens, Sadie; Salem, Rami; CityClerk
Cc:Mezzapesa, John; Jason Dilday; Nancy Gomez
Subject:RE: City of San Luis Obispo Director's Decision: 145 South Street
Attachments:Receiptfinance-07302025-34.pdf; Scanned from a Xerox Multifunction Printer.pdf
Follow Up Flag:Follow up
Flag Status:Flagged
Hello,
Attached is the proof of payment. Also attached is the revised form with the requested corrections. Please confirm
receipt and that this is now accepted.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 8:27 AM
To: Symens, Sadie <ssymens@slocity.org>; Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>;
CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Payment of the appeal fee will be completed through our Finance Department. Payment can either be made in-person
at 919 Palm Street, or over the phone at 805-781-7144.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
2
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, July 30, 2025 5:00 PM
To: Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>; Zion, Sarah <SZion@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
It looks like Sarah Zion, who sent you the incompleteness letter, was not on either of your previous messages. Sarah
can assist with providing payment information for how to pay the $25 appeal fee. The letter did not indicate a $100
appeal fee.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 30, 2025 2:22 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
3
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Also,
Your fee schedule on the form says the lesser of $100 or 25% of the fine. The fine is $100 so by my calculations, the fee
should be $25. How did you come up with the $100?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:11 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am in receipt of your “incomplete” letter. I would like to have one of our staƯ call in with the credit card number to pay
the $100 fee. Alternatively we can wire in the fee. Please advise which way you would like to be paid and send wire
instructions if that is your preference.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:04 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Please confirm receipt of yesterday’s email and let me know on the below.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
4
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal, no fee was required. If a fee is
required this time, please let us know the amount and we will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative citation, the
administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s office letter to Harmony
Communities, and a copy of the notice of violation sent to Harmony Communities. Please let me know if you have any
questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
5
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out this week. John
is out of the office this week. Rami Salem should be able to provide you with a copy of the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if it has been
issued and where you sent it to. Please also send us both a courtesy copy so we may review and file our appeal. This will
be my fourth email to you and John, without response. John said it would be issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the oƯice?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy copy. Does work for
you?
7
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued beginning of next
week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County Assessor's Office
has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill Street in SLO.
In looking at recorded documents we also see the following entities associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to make sure
that the correct entity is cited so the process is not interrupted. Our plan is to issue the formal citation to VILLAGE
PROPERTIES LLC unless you are able to provide any formal documentation to show other ownership. We will, of
course, provide a copy of the citation directly to you as well, but the formal citation will be sent certified to the owner
we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
8
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June 26, 2025,
associated with code enforcement case CODE-000160-2025. Please find a copy of the Director’s Decision attached to
this message. The decision has also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
Please let me know if you have any questions.
9
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
City of San Luis Obispo Finance
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7124 www.slocity.org
Thank you for your payment.
Have a nice day!
Wednesday Jul 30 2025 04:14:25 PM
Admin Citation Appeal Fee (ACAF)
MATTHEW DAVIES - CN:00040264 100.00
__________________________________________
Total 100.00
Credit 100.00
Receipt #: finance-07302025-34
Cashier: Patrick Koski
. . . . . . . . . . . . . . . . . . . . .
M/C ************
Entry Method: MANUAL
Date: 07/30/25 Time: 15:15:05
Reference: q-30cC1gxd4oVAdPX3qtFUQuAQEXk
Auth Code: 02586Q
Approved - Thank You
Merchant Id: CITYOSANL2GB
. . . . . . . . . . . . . . . . . . . . .
TOTAL USD $ 100.00
I AGREE TO PAY THE ABOVE AMOUNT
ACCORDING TO THE CARD ISSUER AGREEMENT
(MERCHANT AGREEMENT IF CREDIT VOUCHER)
x_________________________________________
Cardholder Signature
City Copy
City of San Luis Obispo Finance
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7124 www.slocity.org
Thank you for your payment.
Have a nice day!
Wednesday Jul 30 2025 04:14:25 PM
Admin Citation Appeal Fee (ACAF)
MATTHEW DAVIES - CN:00040264 100.00
__________________________________________
Total 100.00
Credit 100.00
Receipt #: finance-07302025-34
Cashier: Patrick Koski
. . . . . . . . . . . . . . . . . . . . .
M/C ************
Entry Method: MANUAL
Date: 07/30/25 Time: 15:15:05
Reference: q-30cC1gxd4oVAdPX3qtFUQuAQEXk
Auth Code: 02586Q
Approved - Thank You
Merchant Id: CITYOSANL2GB
Customer Copy
1
From:Zion, Sarah
Sent:Thursday, July 31, 2025 10:31 AM
To:Matt Davies
Cc:Jason Dilday; Nancy Gomez
Subject:RE: Receipt of Appeal for Admin Citation 00040264
Hello,
We do not offer zoom hearings for administrative appeals. You are able to submit any additional evidence prior to the
hearing date, which will be shared with the hearing officer for their review. Any additional evidence must be provided
at least 10 days before the hearing.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 31, 2025 10:17 AM
To: Zion, Sarah <SZion@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: Receipt of Appeal for Admin Citation 00040264
Hello Sarah,
Your form wasn’t clear. We still want to present evidence to the hearing oƯicer and be heard. We don’t need to do it in
person and would prefer a zoom.
Regards,
Matt Davies
Harmony Communities
2
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 10:14 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Jason Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: Receipt of Appeal for Admin Citation 00040264
Matthew Davies,
On July 31, 2025, the City of San Luis Obispo received your Administrative Citation Appeal Form for the citation
issued to you on July 23, 2025.
As you have elected to forego an in-person hearing, review of your appeal on the record will be scheduled as soon as
there is an opening in the calendar of the volunteer hearing officer. You will be notified in writing of the day in which a
hearing officer will review your appeal, as required by the San Luis Obispo Municipal Code.
Payment of your fine is on hold until the hearing officer has issued a decision.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
1
From:Zion, Sarah
Sent:Thursday, July 31, 2025 8:27 AM
To:Symens, Sadie; Matt Davies; Salem, Rami; CityClerk
Cc:Mezzapesa, John; Jason Dilday; Nancy Gomez
Subject:RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Payment of the appeal fee will be completed through our Finance Department. Payment can either be made in-person
at 919 Palm Street, or over the phone at 805-781-7144.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, July 30, 2025 5:00 PM
To: Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>; Zion, Sarah <SZion@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
It looks like Sarah Zion, who sent you the incompleteness letter, was not on either of your previous messages. Sarah
can assist with providing payment information for how to pay the $25 appeal fee. The letter did not indicate a $100
appeal fee.
2
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 30, 2025 2:22 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Also,
Your fee schedule on the form says the lesser of $100 or 25% of the fine. The fine is $100 so by my calculations, the fee
should be $25. How did you come up with the $100?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:11 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
3
I am in receipt of your “incomplete” letter. I would like to have one of our staƯ call in with the credit card number to pay
the $100 fee. Alternatively we can wire in the fee. Please advise which way you would like to be paid and send wire
instructions if that is your preference.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:04 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Please confirm receipt of yesterday’s email and let me know on the below.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal, no fee was required. If a fee is
required this time, please let us know the amount and we will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
4
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative citation, the
administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s office letter to Harmony
Communities, and a copy of the notice of violation sent to Harmony Communities. Please let me know if you have any
questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out this week. John
is out of the office this week. Rami Salem should be able to provide you with a copy of the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
5
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if it has been
issued and where you sent it to. Please also send us both a courtesy copy so we may review and file our appeal. This will
be my fourth email to you and John, without response. John said it would be issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the oƯice?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
6
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy copy. Does work for
you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued beginning of next
week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County Assessor's Office
has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill Street in SLO.
In looking at recorded documents we also see the following entities associated with the property:
SOUTH PEAK MHP LLC
7
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to make sure
that the correct entity is cited so the process is not interrupted. Our plan is to issue the formal citation to VILLAGE
PROPERTIES LLC unless you are able to provide any formal documentation to show other ownership. We will, of
course, provide a copy of the citation directly to you as well, but the formal citation will be sent certified to the owner
we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
8
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June 26, 2025,
associated with code enforcement case CODE-000160-2025. Please find a copy of the Director’s Decision attached to
this message. The decision has also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
SZ7/31/2025
1
From:Matt Davies <matt@harmonycom.com>
Sent:Thursday, July 31, 2025 10:17 AM
To:Zion, Sarah
Cc:Jason Dilday; Nancy Gomez
Subject:RE: Receipt of Appeal for Admin Citation 00040264
Hello Sarah,
Your form wasn’t clear. We still want to present evidence to the hearing oƯicer and be heard. We don’t need to do it in
person and would prefer a zoom.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 10:14 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Jason Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: Receipt of Appeal for Admin Citation 00040264
Matthew Davies,
On July 31, 2025, the City of San Luis Obispo received your Administrative Citation Appeal Form for the citation
issued to you on July 23, 2025.
As you have elected to forego an in-person hearing, review of your appeal on the record will be scheduled as soon as
there is an opening in the calendar of the volunteer hearing officer. You will be notified in writing of the day in which a
hearing officer will review your appeal, as required by the San Luis Obispo Municipal Code.
Payment of your fine is on hold until the hearing officer has issued a decision.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
2
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
1
From:Matt Davies <matt@harmonycom.com>
Sent:Thursday, July 31, 2025 10:32 AM
To:Zion, Sarah
Cc:Jason Dilday; Nancy Gomez
Subject:RE: Receipt of Appeal for Admin Citation 00040264
Follow Up Flag:Follow up
Flag Status:Flagged
That’s not going to work. I think I will be updating our form and sending a new one to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 10:31 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Jason Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: Receipt of Appeal for Admin Citation 00040264
Hello,
We do not offer zoom hearings for administrative appeals. You are able to submit any additional evidence prior to the
hearing date, which will be shared with the hearing officer for their review. Any additional evidence must be provided
at least 10 days before the hearing.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
2
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 31, 2025 10:17 AM
To: Zion, Sarah <SZion@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: Receipt of Appeal for Admin Citation 00040264
Hello Sarah,
Your form wasn’t clear. We still want to present evidence to the hearing oƯicer and be heard. We don’t need to do it in
person and would prefer a zoom.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 10:14 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Jason Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: Receipt of Appeal for Admin Citation 00040264
Matthew Davies,
On July 31, 2025, the City of San Luis Obispo received your Administrative Citation Appeal Form for the citation
issued to you on July 23, 2025.
As you have elected to forego an in-person hearing, review of your appeal on the record will be scheduled as soon as
there is an opening in the calendar of the volunteer hearing officer. You will be notified in writing of the day in which a
hearing officer will review your appeal, as required by the San Luis Obispo Municipal Code.
Payment of your fine is on hold until the hearing officer has issued a decision.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
3
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
1
From:Zion, Sarah
Sent:Thursday, July 31, 2025 10:14 AM
To:matt@harmonycom.com
Cc:jason@harmonycom.com; nancy@harmonycom.com
Subject:Receipt of Appeal for Admin Citation 00040264
Matthew Davies,
On July 31, 2025, the City of San Luis Obispo received your Administrative Citation Appeal Form for the citation
issued to you on July 23, 2025.
As you have elected to forego an in-person hearing, review of your appeal on the record will be scheduled as soon as
there is an opening in the calendar of the volunteer hearing officer. You will be notified in writing of the day in which a
hearing officer will review your appeal, as required by the San Luis Obispo Municipal Code.
Payment of your fine is on hold until the hearing officer has issued a decision.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
1
From:Jason Dilday <jason@harmonycom.com>
Sent:Friday, August 1, 2025 1:19 PM
To:Matt Davies; Zion, Sarah
Cc:Nancy Gomez
Subject:RE: Receipt of Appeal for Admin Citation 00040264
We are fine with process. Please notify us by email as soon as a hearing date is set. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 31, 2025 10:32 AM
To: Zion, Sarah <SZion@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: Receipt of Appeal for Admin Citation 00040264
That’s not going to work. I think I will be updating our form and sending a new one to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 10:31 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Jason Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: Receipt of Appeal for Admin Citation 00040264
Hello,
We do not offer zoom hearings for administrative appeals. You are able to submit any additional evidence prior to the
hearing date, which will be shared with the hearing officer for their review. Any additional evidence must be provided
at least 10 days before the hearing.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
2
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 31, 2025 10:17 AM
To: Zion, Sarah <SZion@slocity.org>
Cc: Jason Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: Receipt of Appeal for Admin Citation 00040264
Hello Sarah,
Your form wasn’t clear. We still want to present evidence to the hearing oƯicer and be heard. We don’t need to do it in
person and would prefer a zoom.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 10:14 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Jason Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: Receipt of Appeal for Admin Citation 00040264
Matthew Davies,
On July 31, 2025, the City of San Luis Obispo received your Administrative Citation Appeal Form for the citation
issued to you on July 23, 2025.
As you have elected to forego an in-person hearing, review of your appeal on the record will be scheduled as soon as
there is an opening in the calendar of the volunteer hearing officer. You will be notified in writing of the day in which a
hearing officer will review your appeal, as required by the San Luis Obispo Municipal Code.
Payment of your fine is on hold until the hearing officer has issued a decision.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
3
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
1
From:Matt Davies <matt@harmonycom.com>
Sent:Monday, August 11, 2025 3:22 PM
To:Zion, Sarah; Symens, Sadie; Salem, Rami; CityClerk
Cc:Mezzapesa, John; Jason Dilday; Nancy Gomez
Subject:RE: City of San Luis Obispo Director's Decision: 145 South Street
Follow Up Flag:Follow up
Flag Status:Flagged
Hello Rami,
The violation notice was dated 7/23 and we appealed on 7/29. I was disappointed to see that our first mailed copy was
postmarked 8/6 and received today. Id like to make sure we are aƯorded a fair opportunity to defend ourselves. Please
advise when the appeal hearing is set for, so that we may make sure we are adequately prepared in time. Thank you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 31, 2025 9:15 AM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; CityClerk
<CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is the proof of payment. Also attached is the revised form with the requested corrections. Please confirm
receipt and that this is now accepted.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 8:27 AM
To: Symens, Sadie <ssymens@slocity.org>; Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>;
CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
2
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Payment of the appeal fee will be completed through our Finance Department. Payment can either be made in-person
at 919 Palm Street, or over the phone at 805-781-7144.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, July 30, 2025 5:00 PM
To: Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>; Zion, Sarah <SZion@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
It looks like Sarah Zion, who sent you the incompleteness letter, was not on either of your previous messages. Sarah
can assist with providing payment information for how to pay the $25 appeal fee. The letter did not indicate a $100
appeal fee.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
3
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 30, 2025 2:22 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Also,
Your fee schedule on the form says the lesser of $100 or 25% of the fine. The fine is $100 so by my calculations, the fee
should be $25. How did you come up with the $100?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:11 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am in receipt of your “incomplete” letter. I would like to have one of our staƯ call in with the credit card number to pay
the $100 fee. Alternatively we can wire in the fee. Please advise which way you would like to be paid and send wire
instructions if that is your preference.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
4
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:04 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Please confirm receipt of yesterday’s email and let me know on the below.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal, no fee was required. If a fee is
required this time, please let us know the amount and we will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative citation, the
administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s office letter to Harmony
5
Communities, and a copy of the notice of violation sent to Harmony Communities. Please let me know if you have any
questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out this week. John
is out of the office this week. Rami Salem should be able to provide you with a copy of the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
6
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if it has been
issued and where you sent it to. Please also send us both a courtesy copy so we may review and file our appeal. This will
be my fourth email to you and John, without response. John said it would be issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the oƯice?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
7
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy copy. Does work for
you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued beginning of next
week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County Assessor's Office
has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill Street in SLO.
In looking at recorded documents we also see the following entities associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
8
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to make sure
that the correct entity is cited so the process is not interrupted. Our plan is to issue the formal citation to VILLAGE
PROPERTIES LLC unless you are able to provide any formal documentation to show other ownership. We will, of
course, provide a copy of the citation directly to you as well, but the formal citation will be sent certified to the owner
we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
9
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June 26, 2025,
associated with code enforcement case CODE-000160-2025. Please find a copy of the Director’s Decision attached to
this message. The decision has also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
1
From:Salem, Rami
Sent:Tuesday, August 12, 2025 1:09 PM
To:Matt Davies; Zion, Sarah; Symens, Sadie; CityClerk
Cc:Mezzapesa, John; Jason Dilday; Nancy Gomez
Subject:RE: City of San Luis Obispo Director's Decision: 145 South Street / Documentation of
Administrative Citation Delivery – 07/24/2025
Attachments:145 South Street - AD CIT - REFUSED - service 08-12-2025.pdf; 145 South Street - screenshot for
delivery reciept.png
Follow Up Flag:Follow up
Flag Status:Flagged
Documentation of Administrative Citation Delivery – 07/24/2025
Good afternoon, Matt, I hope this finds you well;
Thank you for your inquiry regarding the time of receipt. Please find attached photos of the Administrative
Citation certified mail, showing the sending date of 07/24/2025. Both items were marked “REFUSED” by the
recipient, as noted by the U.S. Postal Service on the envelopes.
Hard copies:
- One copy was addressed to you, as requested in your 07/28/2025 email, at Harmony Communities:
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
- A second copy was addressed to Village Properties LLC, the property-owning entity on file:
Village Properties LLC
6653 Embarcadero Dr.
Suite C
Stockton, CA 95219
Electronic communications on 07/28/2025:
- I emailed printable PDF copies of the Administrative Citation, the Administrative Citation Appeal Form, the
citation invoice, the City Attorney’s office letter to Harmony Communities, and the notice of violation to
Harmony Communities to you and to John Hough (johnny@realestategroup.com). Outlook delivered receipts to
both addresses; I will attach those receipts as well.
Hard copies were also posted:
- On the office door of Roxane Jacobson, On-Site Manager, South Peak MHP, 145 South St., SLO, CA 93401
310-751-4567 | southpeakmhp@gmail.com
- On the door of Unit A28
If you require any additional documentation or have questions, please let me know.
2
Best regards,
Rami Salem
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, August 11, 2025 3:22 PM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; CityClerk
<CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello Rami,
The violation notice was dated 7/23 and we appealed on 7/29. I was disappointed to see that our first mailed copy was
postmarked 8/6 and received today. Id like to make sure we are aƯorded a fair opportunity to defend ourselves. Please
advise when the appeal hearing is set for, so that we may make sure we are adequately prepared in time. Thank you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 31, 2025 9:15 AM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; CityClerk
<CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is the proof of payment. Also attached is the revised form with the requested corrections. Please confirm
receipt and that this is now accepted.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 8:27 AM
To: Symens, Sadie <ssymens@slocity.org>; Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>;
CityClerk <CityClerk@slocity.org>
3
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Payment of the appeal fee will be completed through our Finance Department. Payment can either be made in-person
at 919 Palm Street, or over the phone at 805-781-7144.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, July 30, 2025 5:00 PM
To: Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>; Zion, Sarah <SZion@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
It looks like Sarah Zion, who sent you the incompleteness letter, was not on either of your previous messages. Sarah
can assist with providing payment information for how to pay the $25 appeal fee. The letter did not indicate a $100
appeal fee.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
4
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 30, 2025 2:22 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Also,
Your fee schedule on the form says the lesser of $100 or 25% of the fine. The fine is $100 so by my calculations, the fee
should be $25. How did you come up with the $100?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:11 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am in receipt of your “incomplete” letter. I would like to have one of our staƯ call in with the credit card number to pay
the $100 fee. Alternatively we can wire in the fee. Please advise which way you would like to be paid and send wire
instructions if that is your preference.
5
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:04 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Please confirm receipt of yesterday’s email and let me know on the below.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>;
Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal, no fee was required. If a fee is
required this time, please let us know the amount and we will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
6
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative citation, the
administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s office letter to Harmony
Communities, and a copy of the notice of violation sent to Harmony Communities. Please let me know if you have any
questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out this week. John
is out of the office this week. Rami Salem should be able to provide you with a copy of the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
City Attorney's Office
E ssymens@slocity.org
slocity.org
Stay connected with the City by signing up for e-notifications
7
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if it has been
issued and where you sent it to. Please also send us both a courtesy copy so we may review and file our appeal. This will
be my fourth email to you and John, without response. John said it would be issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the oƯice?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
8
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy copy. Does work for
you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued beginning of next
week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County Assessor's Office
has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing address of 962 Mill Street in SLO.
In looking at recorded documents we also see the following entities associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
9
145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to make sure
that the correct entity is cited so the process is not interrupted. Our plan is to issue the formal citation to VILLAGE
PROPERTIES LLC unless you are able to provide any formal documentation to show other ownership. We will, of
course, provide a copy of the citation directly to you as well, but the formal citation will be sent certified to the owner
we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
10
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June 26, 2025,
associated with code enforcement case CODE-000160-2025. Please find a copy of the Director’s Decision attached to
this message. The decision has also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
1
From:Zion, Sarah
Sent:Tuesday, August 12, 2025 1:27 PM
To:Salem, Rami; Matt Davies
Cc:Symens, Sadie; CityClerk; Mezzapesa, John; Jason Dilday; Nancy Gomez
Subject:RE: City of San Luis Obispo Director's Decision: 145 South Street / Documentation of
Administrative Citation Delivery – 07/24/2025
Matt Davies,
As noted in the email sent to you on 7/31/25, review of your appeal will be scheduled as soon as there is an opening
in the calendar of the volunteer hearing officer. We have 60 days to set a hearing from the date the appeal was
received, our office is working with the hearing officer to find a date. You will be notified in writing once the date is
scheduled.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Salem, Rami <RSalem@slocity.org>
Sent: Tuesday, August 12, 2025 1:24 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; CityClerk <CityClerk@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street / Documentation of Administrative Citation Delivery –
07/24/2025
Not a problem at all. Thanks for taking the time to inquire about it. To answer your questions, I believe that based on
the handling records, 08/06/2025 seems to be the date the item was sent back to the City of San Luis Obispo after
being refused or unclaimed by the recipient.
2
So far as the hearing is concerned, coordinating a hearing is outside my scope of duties. I will, however, relay the
information promptly as soon as I am advised and authorized to disclose it.
If you require any additional documentation or have questions, please let me know.
Best regards,
Rami Salem
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, August 12, 2025 1:13 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; CityClerk <CityClerk@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street / Documentation of Administrative Citation Delivery –
07/24/2025
Thanks for the email. Any reason why the mail is postmarked 8/6? Also what about the upcoming hearing date?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
On Aug 12, 2025, at 1:10 PM, Salem, Rami <RSalem@slocity.org> wrote:
Documentation of Administrative Citation Delivery – 07/24/2025
Good afternoon, Matt, I hope this finds you well;
Thank you for your inquiry regarding the time of receipt. Please find attached photos of the
Administrative Citation certified mail, showing the sending date of 07/24/2025. Both items were
marked “REFUSED” by the recipient, as noted by the U.S. Postal Service on the envelopes.
Hard copies:
- One copy was addressed to you, as requested in your 07/28/2025 email, at Harmony
Communities:
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
3
- A second copy was addressed to Village Properties LLC, the property-owning entity on file:
Village Properties LLC
6653 Embarcadero Dr.
Suite C
Stockton, CA 95219
Electronic communications on 07/28/2025:
- I emailed printable PDF copies of the Administrative Citation, the Administrative Citation Appeal
Form, the citation invoice, the City Attorney’s office letter to Harmony Communities, and the
notice of violation to Harmony Communities to you and to John Hough
(johnny@realestategroup.com). Outlook delivered receipts to both addresses; I will attach those
receipts as well.
Hard copies were also posted:
- On the office door of Roxane Jacobson, On-Site Manager, South Peak MHP, 145 South St., SLO,
CA 93401
310-751-4567 | southpeakmhp@gmail.com
- On the door of Unit A28
If you require any additional documentation or have questions, please let me know.
Best regards,
Rami Salem
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, August 11, 2025 3:22 PM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>;
CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello Rami,
The violation notice was dated 7/23 and we appealed on 7/29. I was disappointed to see that our first
mailed copy was postmarked 8/6 and received today. Id like to make sure we are afforded a fair
opportunity to defend ourselves. Please advise when the appeal hearing is set for, so that we may make
sure we are adequately prepared in time. Thank you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
4
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 31, 2025 9:15 AM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>;
CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is the proof of payment. Also attached is the revised form with the requested corrections. Please
confirm receipt and that this is now accepted.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 8:27 AM
To: Symens, Sadie <ssymens@slocity.org>; Matt Davies <matt@harmonycom.com>; Salem, Rami
<RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Payment of the appeal fee will be completed through our Finance Department. Payment can either be
made in-person at 919 Palm Street, or over the phone at 805-781-7144.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
<image008.png>
<image001.png>
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
5
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, July 30, 2025 5:00 PM
To: Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>; CityClerk
<CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>; Zion, Sarah <SZion@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
It looks like Sarah Zion, who sent you the incompleteness letter, was not on either of your previous
messages. Sarah can assist with providing payment information for how to pay the $25 appeal fee. The
letter did not indicate a $100 appeal fee.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image008.png>
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
6
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 30, 2025 2:22 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday
<jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Also,
Your fee schedule on the form says the lesser of $100 or 25% of the fine. The fine is $100 so by my
calculations, the fee should be $25. How did you come up with the $100?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:11 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday
<jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am in receipt of your “incomplete” letter. I would like to have one of our staff call in with the credit card
number to pay the $100 fee. Alternatively we can wire in the fee. Please advise which way you would like
to be paid and send wire instructions if that is your preference.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:04 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday
<jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Please confirm receipt of yesterday’s email and let me know on the below.
7
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday
<jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal, no fee was
required. If a fee is required this time, please let us know the amount and we will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>;
johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative
citation, the administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s
office letter to Harmony Communities, and a copy of the notice of violation sent to Harmony
Communities. Please let me know if you have any questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
8
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out
this week. John is out of the office this week. Rami Salem should be able to provide you with a copy of
the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image008.png>
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
9
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if
it has been issued and where you sent it to. Please also send us both a courtesy copy so we may review
and file our appeal. This will be my fourth email to you and John, without response. John said it would be
issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the office?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
10
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy
copy. Does work for you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued
beginning of next week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County
Assessor's Office has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing
address of 962 Mill Street in SLO. In looking at recorded documents we also see the following entities
associated with the property:
1. SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
2. 145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
3. CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to
make sure that the correct entity is cited so the process is not interrupted. Our plan is to issue the
formal citation to VILLAGE PROPERTIES LLC unless you are able to provide any formal
documentation to show other ownership. We will, of course, provide a copy of the citation directly to you
as well, but the formal citation will be sent certified to the owner we have on record.
11
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
<image008.png>
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
12
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June
26, 2025, associated with code enforcement case CODE-000160-2025. Please find a copy of the
Director’s Decision attached to this message. The decision has also been mailed to the address
provided on the Request for Director’s Review Form and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
<image008.png>
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
<145 South Street - AD CIT - REFUSED - service 08-12-2025.pdf>
<145 South Street - screenshot for delivery reciept.png>
1
From:Matt Davies <matt@harmonycom.com>
Sent:Tuesday, August 12, 2025 1:54 PM
To:Zion, Sarah
Cc:Salem, Rami; Symens, Sadie; CityClerk; Mezzapesa, John; Jason Dilday; Nancy Gomez
Subject:Re: City of San Luis Obispo Director's Decision: 145 South Street / Documentation of
Administrative Citation Delivery – 07/24/2025
Follow Up Flag:Follow up
Flag Status:Flagged
Got it. Any reason we have a letter postmarked 8/6?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
On Aug 12, 2025, at 1:26 PM, Zion, Sarah <SZion@slocity.org> wrote:
Matt Davies,
As noted in the email sent to you on 7/31/25, review of your appeal will be scheduled as soon as there
is an opening in the calendar of the volunteer hearing officer. We have 60 days to set a hearing from
the date the appeal was received, our office is working with the hearing officer to find a date. You will
be notified in writing once the date is scheduled.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
<image001.png>
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
<image002.png>
<image003.png>
<image004.png>
2
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Salem, Rami <RSalem@slocity.org>
Sent: Tuesday, August 12, 2025 1:24 PM
To: Matt Davies <matt@harmonycom.com>
Cc: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; CityClerk <CityClerk@slocity.org>;
Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street / Documentation of Administrative
Citation Delivery – 07/24/2025
Not a problem at all. Thanks for taking the time to inquire about it. To answer your questions, I believe
that based on the handling records, 08/06/2025 seems to be the date the item was sent back to the City
of San Luis Obispo after being refused or unclaimed by the recipient.
So far as the hearing is concerned, coordinating a hearing is outside my scope of duties. I will,
however, relay the information promptly as soon as I am advised and authorized to disclose it.
If you require any additional documentation or have questions, please let me know.
Best regards,
Rami Salem
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, August 12, 2025 1:13 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; CityClerk <CityClerk@slocity.org>;
Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street / Documentation of Administrative
Citation Delivery – 07/24/2025
Thanks for the email. Any reason why the mail is postmarked 8/6? Also what about the upcoming
hearing date?
3
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
On Aug 12, 2025, at 1:10 PM, Salem, Rami <RSalem@slocity.org> wrote:
Documentation of Administrative Citation Delivery – 07/24/2025
Good afternoon, Matt, I hope this finds you well;
Thank you for your inquiry regarding the time of receipt. Please find attached photos
of the Administrative Citation certified mail, showing the sending date of
07/24/2025. Both items were marked “REFUSED” by the recipient, as noted by the
U.S. Postal Service on the envelopes.
Hard copies:
- One copy was addressed to you, as requested in your 07/28/2025 email, at
Harmony Communities:
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
- A second copy was addressed to Village Properties LLC, the property-owning
entity on file:
Village Properties LLC
6653 Embarcadero Dr.
Suite C
Stockton, CA 95219
Electronic communications on 07/28/2025:
- I emailed printable PDF copies of the Administrative Citation, the Administrative
Citation Appeal Form, the citation invoice, the City Attorney’s office letter to
Harmony Communities, and the notice of violation to Harmony Communities to you
and to John Hough (johnny@realestategroup.com). Outlook delivered receipts to
both addresses; I will attach those receipts as well.
Hard copies were also posted:
- On the office door of Roxane Jacobson, On-Site Manager, South Peak MHP, 145
South St., SLO, CA 93401
310-751-4567 | southpeakmhp@gmail.com
- On the door of Unit A28
4
If you require any additional documentation or have questions, please let me know.
Best regards,
Rami Salem
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, August 11, 2025 3:22 PM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy
Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello Rami,
The violation notice was dated 7/23 and we appealed on 7/29. I was disappointed to see
that our first mailed copy was postmarked 8/6 and received today. Id like to make sure we
are afforded a fair opportunity to defend ourselves. Please advise when the appeal hearing
is set for, so that we may make sure we are adequately prepared in time. Thank you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 31, 2025 9:15 AM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy
Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is the proof of payment. Also attached is the revised form with the requested
corrections. Please confirm receipt and that this is now accepted.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
5
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 8:27 AM
To: Symens, Sadie <ssymens@slocity.org>; Matt Davies <matt@harmonycom.com>; Salem,
Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy
Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Payment of the appeal fee will be completed through our Finance Department. Payment
can either be made in-person at 919 Palm Street, or over the phone at 805-781-7144.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
<image008.png>
<image001.png>
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the
CONFIDENTIAL use of the designated addressee named above. The information
transmitted is subject to the attorney-client privilege and/or represents
confidential attorney work product. Recipients should not file copies of this email
with publicly accessible records. If you are not the designated addressee named
above or the authorized agent responsible for delivering it to the designated
addressee, you received this document through inadvertent error and any further
review, dissemination, distribution or copying of this communication by you or
anyone else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN
ERROR, PLEASE NOTIFY US IMMEDIATELY BY TELEPHONING THE SENDER
NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, July 30, 2025 5:00 PM
To: Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>; CityClerk
<CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy
Gomez <nancy@harmonycom.com>; Zion, Sarah <SZion@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
6
It looks like Sarah Zion, who sent you the incompleteness letter, was not on either of
your previous messages. Sarah can assist with providing payment information for how to
pay the $25 appeal fee. The letter did not indicate a $100 appeal fee.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image008.png>
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the
CONFIDENTIAL use of the designated addressee named above. The information
transmitted is subject to the attorney-client privilege and/or represents
confidential attorney work product. Recipients should not file copies of this email
with publicly accessible records. If you are not the designated addressee named
above or the authorized agent responsible for delivering it to the designated
addressee, you received this document through inadvertent error and any further
review, dissemination, distribution or copying of this communication by you or
anyone else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN
ERROR, PLEASE NOTIFY US IMMEDIATELY BY TELEPHONING THE SENDER
NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 30, 2025 2:22 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason
Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Also,
Your fee schedule on the form says the lesser of $100 or 25% of the fine. The fine is $100 so
by my calculations, the fee should be $25. How did you come up with the $100?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
7
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:11 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason
Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am in receipt of your “incomplete” letter. I would like to have one of our staff call in with
the credit card number to pay the $100 fee. Alternatively we can wire in the fee. Please
advise which way you would like to be paid and send wire instructions if that is your
preference.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:04 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason
Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Please confirm receipt of yesterday’s email and let me know on the below.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason
Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
8
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal,
no fee was required. If a fee is required this time, please let us know the amount and we
will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>;
johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The
Administrative citation, the administrative citation appeal form, the invoice for the
citation, a copy of the City Attorney’s office letter to Harmony Communities, and a copy
of the notice of violation sent to Harmony Communities. Please let me know if you have
any questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
9
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one
was sent out this week. John is out of the office this week. Rami Salem should be able to
provide you with a copy of the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image008.png>
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the
CONFIDENTIAL use of the designated addressee named above. The information
transmitted is subject to the attorney-client privilege and/or represents
confidential attorney work product. Recipients should not file copies of this email
with publicly accessible records. If you are not the designated addressee named
above or the authorized agent responsible for delivering it to the designated
addressee, you received this document through inadvertent error and any further
review, dissemination, distribution or copying of this communication by you or
anyone else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN
ERROR, PLEASE NOTIFY US IMMEDIATELY BY TELEPHONING THE SENDER
NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation
notice. Please advise if it has been issued and where you sent it to. Please also send us
both a courtesy copy so we may review and file our appeal. This will be my fourth email to
you and John, without response. John said it would be issued by Tuesday the 22nd at the
latest.
Regards,
Matt Davies
Harmony Communities
10
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the office?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a
courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a
courtesy copy. Does work for you?
11
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it
will be issued beginning of next week.
I was hoping you could clarify some questions I have regarding ownership of the park.
The County Assessor's Office has the owner on record as VILLAGE PROPERTIES LLC.
This LLC has a mailing address of 962 Mill Street in SLO. In looking at recorded
documents we also see the following entities associated with the property:
1. SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
2. 145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
3. CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor,
and we want to make sure that the correct entity is cited so the process is not
interrupted. Our plan is to issue the formal citation to VILLAGE PROPERTIES LLC
unless you are able to provide any formal documentation to show other ownership. We
will, of course, provide a copy of the citation directly to you as well, but the formal citation
will be sent certified to the owner we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities
are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
<image008.png>
<image001.png>
12
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by
you on June 26, 2025, associated with code enforcement case CODE-000160-2025.
13
Please find a copy of the Director’s Decision attached to this message. The decision has
also been mailed to the address provided on the Request for Director’s Review Form
and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
<image008.png>
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
<145 South Street - AD CIT - REFUSED - service 08-12-2025.pdf>
<145 South Street - screenshot for delivery reciept.png>
1
From:Salem, Rami
Sent:Tuesday, August 12, 2025 1:24 PM
To:Matt Davies
Cc:Zion, Sarah; Symens, Sadie; CityClerk; Mezzapesa, John; Jason Dilday; Nancy Gomez
Subject:RE: City of San Luis Obispo Director's Decision: 145 South Street / Documentation of
Administrative Citation Delivery – 07/24/2025
Follow Up Flag:Follow up
Flag Status:Flagged
Not a problem at all. Thanks for taking the time to inquire about it. To answer your questions, I believe that based on
the handling records, 08/06/2025 seems to be the date the item was sent back to the City of San Luis Obispo after
being refused or unclaimed by the recipient.
So far as the hearing is concerned, coordinating a hearing is outside my scope of duties. I will, however, relay the
information promptly as soon as I am advised and authorized to disclose it.
If you require any additional documentation or have questions, please let me know.
Best regards,
Rami Salem
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, August 12, 2025 1:13 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; CityClerk <CityClerk@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street / Documentation of Administrative Citation Delivery –
07/24/2025
Thanks for the email. Any reason why the mail is postmarked 8/6? Also what about the upcoming hearing date?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
On Aug 12, 2025, at 1:10 PM, Salem, Rami <RSalem@slocity.org> wrote:
Documentation of Administrative Citation Delivery – 07/24/2025
2
Good afternoon, Matt, I hope this finds you well;
Thank you for your inquiry regarding the time of receipt. Please find attached photos of the
Administrative Citation certified mail, showing the sending date of 07/24/2025. Both items were
marked “REFUSED” by the recipient, as noted by the U.S. Postal Service on the envelopes.
Hard copies:
- One copy was addressed to you, as requested in your 07/28/2025 email, at Harmony
Communities:
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
- A second copy was addressed to Village Properties LLC, the property-owning entity on file:
Village Properties LLC
6653 Embarcadero Dr.
Suite C
Stockton, CA 95219
Electronic communications on 07/28/2025:
- I emailed printable PDF copies of the Administrative Citation, the Administrative Citation Appeal
Form, the citation invoice, the City Attorney’s office letter to Harmony Communities, and the
notice of violation to Harmony Communities to you and to John Hough
(johnny@realestategroup.com). Outlook delivered receipts to both addresses; I will attach those
receipts as well.
Hard copies were also posted:
- On the office door of Roxane Jacobson, On-Site Manager, South Peak MHP, 145 South St., SLO,
CA 93401
310-751-4567 | southpeakmhp@gmail.com
- On the door of Unit A28
If you require any additional documentation or have questions, please let me know.
Best regards,
Rami Salem
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, August 11, 2025 3:22 PM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>;
CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello Rami,
3
The violation notice was dated 7/23 and we appealed on 7/29. I was disappointed to see that our first
mailed copy was postmarked 8/6 and received today. Id like to make sure we are afforded a fair
opportunity to defend ourselves. Please advise when the appeal hearing is set for, so that we may make
sure we are adequately prepared in time. Thank you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 31, 2025 9:15 AM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>;
CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is the proof of payment. Also attached is the revised form with the requested corrections. Please
confirm receipt and that this is now accepted.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 8:27 AM
To: Symens, Sadie <ssymens@slocity.org>; Matt Davies <matt@harmonycom.com>; Salem, Rami
<RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Payment of the appeal fee will be completed through our Finance Department. Payment can either be
made in-person at 919 Palm Street, or over the phone at 805-781-7144.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
<image008.png>
4
<image001.png>
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, July 30, 2025 5:00 PM
To: Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>; CityClerk
<CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>; Zion, Sarah <SZion@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
It looks like Sarah Zion, who sent you the incompleteness letter, was not on either of your previous
messages. Sarah can assist with providing payment information for how to pay the $25 appeal fee. The
letter did not indicate a $100 appeal fee.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image008.png>
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
5
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 30, 2025 2:22 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday
<jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Also,
Your fee schedule on the form says the lesser of $100 or 25% of the fine. The fine is $100 so by my
calculations, the fee should be $25. How did you come up with the $100?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:11 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday
<jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am in receipt of your “incomplete” letter. I would like to have one of our staff call in with the credit card
number to pay the $100 fee. Alternatively we can wire in the fee. Please advise which way you would like
to be paid and send wire instructions if that is your preference.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
6
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:04 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday
<jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Please confirm receipt of yesterday’s email and let me know on the below.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday
<jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal, no fee was
required. If a fee is required this time, please let us know the amount and we will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>;
johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative
citation, the administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s
7
office letter to Harmony Communities, and a copy of the notice of violation sent to Harmony
Communities. Please let me know if you have any questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out
this week. John is out of the office this week. Rami Salem should be able to provide you with a copy of
the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image008.png>
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
8
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if
it has been issued and where you sent it to. Please also send us both a courtesy copy so we may review
and file our appeal. This will be my fourth email to you and John, without response. John said it would be
issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the office?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
9
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy
copy. Does work for you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued
beginning of next week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County
Assessor's Office has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing
address of 962 Mill Street in SLO. In looking at recorded documents we also see the following entities
associated with the property:
10
1. SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
2. 145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
3. CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to
make sure that the correct entity is cited so the process is not interrupted. Our plan is to issue the
formal citation to VILLAGE PROPERTIES LLC unless you are able to provide any formal
documentation to show other ownership. We will, of course, provide a copy of the citation directly to you
as well, but the formal citation will be sent certified to the owner we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
<image008.png>
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
11
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June
26, 2025, associated with code enforcement case CODE-000160-2025. Please find a copy of the
Director’s Decision attached to this message. The decision has also been mailed to the address
provided on the Request for Director’s Review Form and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
<image008.png>
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
<145 South Street - AD CIT - REFUSED - service 08-12-2025.pdf>
<145 South Street - screenshot for delivery reciept.png>
1
From:Matt Davies <matt@harmonycom.com>
Sent:Tuesday, August 12, 2025 1:13 PM
To:Salem, Rami
Cc:Zion, Sarah; Symens, Sadie; CityClerk; Mezzapesa, John; Jason Dilday; Nancy Gomez
Subject:Re: City of San Luis Obispo Director's Decision: 145 South Street / Documentation of
Administrative Citation Delivery – 07/24/2025
Follow Up Flag:Follow up
Flag Status:Flagged
Thanks for the email. Any reason why the mail is postmarked 8/6? Also what about the upcoming hearing date?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
On Aug 12, 2025, at 1:10 PM, Salem, Rami <RSalem@slocity.org> wrote:
Documentation of Administrative Citation Delivery – 07/24/2025
Good afternoon, Matt, I hope this finds you well;
Thank you for your inquiry regarding the time of receipt. Please find attached photos of the
Administrative Citation certified mail, showing the sending date of 07/24/2025. Both items were
marked “REFUSED” by the recipient, as noted by the U.S. Postal Service on the envelopes.
Hard copies:
- One copy was addressed to you, as requested in your 07/28/2025 email, at Harmony
Communities:
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
- A second copy was addressed to Village Properties LLC, the property-owning entity on file:
Village Properties LLC
6653 Embarcadero Dr.
2
Suite C
Stockton, CA 95219
Electronic communications on 07/28/2025:
- I emailed printable PDF copies of the Administrative Citation, the Administrative Citation Appeal
Form, the citation invoice, the City Attorney’s office letter to Harmony Communities, and the
notice of violation to Harmony Communities to you and to John Hough
(johnny@realestategroup.com). Outlook delivered receipts to both addresses; I will attach those
receipts as well.
Hard copies were also posted:
- On the office door of Roxane Jacobson, On-Site Manager, South Peak MHP, 145 South St., SLO,
CA 93401
310-751-4567 | southpeakmhp@gmail.com
- On the door of Unit A28
If you require any additional documentation or have questions, please let me know.
Best regards,
Rami Salem
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, August 11, 2025 3:22 PM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>;
CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello Rami,
The violation notice was dated 7/23 and we appealed on 7/29. I was disappointed to see that our first
mailed copy was postmarked 8/6 and received today. Id like to make sure we are afforded a fair
opportunity to defend ourselves. Please advise when the appeal hearing is set for, so that we may make
sure we are adequately prepared in time. Thank you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 31, 2025 9:15 AM
To: Zion, Sarah <SZion@slocity.org>; Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>;
CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
3
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is the proof of payment. Also attached is the revised form with the requested corrections. Please
confirm receipt and that this is now accepted.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Zion, Sarah <SZion@slocity.org>
Sent: Thursday, July 31, 2025 8:27 AM
To: Symens, Sadie <ssymens@slocity.org>; Matt Davies <matt@harmonycom.com>; Salem, Rami
<RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Payment of the appeal fee will be completed through our Finance Department. Payment can either be
made in-person at 919 Palm Street, or over the phone at 805-781-7144.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
<image008.png>
<image001.png>
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
4
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Symens, Sadie <ssymens@slocity.org>
Sent: Wednesday, July 30, 2025 5:00 PM
To: Matt Davies <matt@harmonycom.com>; Salem, Rami <RSalem@slocity.org>; CityClerk
<CityClerk@slocity.org>
Cc: Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday <jason@harmonycom.com>; Nancy Gomez
<nancy@harmonycom.com>; Zion, Sarah <SZion@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
It looks like Sarah Zion, who sent you the incompleteness letter, was not on either of your previous
messages. Sarah can assist with providing payment information for how to pay the $25 appeal fee. The
letter did not indicate a $100 appeal fee.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image008.png>
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
the designated addressee named above. The information transmitted is subject to the attorney-
5
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 30, 2025 2:22 PM
To: Salem, Rami <RSalem@slocity.org>; CityClerk <CityClerk@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday
<jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Also,
Your fee schedule on the form says the lesser of $100 or 25% of the fine. The fine is $100 so by my
calculations, the fee should be $25. How did you come up with the $100?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:11 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday
<jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am in receipt of your “incomplete” letter. I would like to have one of our staff call in with the credit card
number to pay the $100 fee. Alternatively we can wire in the fee. Please advise which way you would like
to be paid and send wire instructions if that is your preference.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Wednesday, July 30, 2025 2:04 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
6
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday
<jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Please confirm receipt of yesterday’s email and let me know on the below.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Tuesday, July 29, 2025 3:41 PM
To: Salem, Rami <RSalem@slocity.org>; cityclerk@slocity.org
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>; Jason Dilday
<jason@harmonycom.com>; Nancy Gomez <nancy@harmonycom.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
Attached is a copy of our appeal. Please confirm receipt. The last time we filed the appeal, no fee was
required. If a fee is required this time, please let us know the amount and we will send it to you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Salem, Rami <RSalem@slocity.org>
Sent: Monday, July 28, 2025 10:51 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>;
johnny@realestategroup.com
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Good morning, Matt! I hope this finds you well. Attached to this email, you will find: The Administrative
citation, the administrative citation appeal form, the invoice for the citation, a copy of the City Attorney’s
office letter to Harmony Communities, and a copy of the notice of violation sent to Harmony
Communities. Please let me know if you have any questions. Have a great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
7
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa, John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough <johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hello,
I am not involved in Code Enforcement’s discretion to issue a citation, but I believe one was sent out
this week. John is out of the office this week. Rami Salem should be able to provide you with a copy of
the citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image008.png>
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of
8
the designated addressee named above. The information transmitted is subject to the attorney-
client privilege and/or represents confidential attorney work product. Recipients should not file
copies of this email with publicly accessible records. If you are not the designated addressee
named above or the authorized agent responsible for delivering it to the designated addressee,
you received this document through inadvertent error and any further review, dissemination,
distribution or copying of this communication by you or anyone else is strictly prohibited. IF
YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I have received the violation notice. Please advise if
it has been issued and where you sent it to. Please also send us both a courtesy copy so we may review
and file our appeal. This will be my fourth email to you and John, without response. John said it would be
issued by Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Sadie,
Would you please email me a copy today since John is out of the office?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
9
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Please confirm if the violation notice has been issued. Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Thanks for getting back to me. Please send the notice to village properties and email me a courtesy
copy. Does work for you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami <RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
HI Matt,
Just wanted to let you know we are in process of preparing a citation. We anticipate it will be issued
beginning of next week.
I was hoping you could clarify some questions I have regarding ownership of the park. The County
Assessor's Office has the owner on record as VILLAGE PROPERTIES LLC. This LLC has a mailing
address of 962 Mill Street in SLO. In looking at recorded documents we also see the following entities
associated with the property:
1. SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
10
STOCKTON, CA 95219
2. 145 SOUTHSLO LP (formerly 145 SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
3. CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property owner on record with the assessor, and we want to
make sure that the correct entity is cited so the process is not interrupted. Our plan is to issue the
formal citation to VILLAGE PROPERTIES LLC unless you are able to provide any formal
documentation to show other ownership. We will, of course, provide a copy of the citation directly to you
as well, but the formal citation will be sent certified to the owner we have on record.
Are you able to provide some clarity on ownership of the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
<image008.png>
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
11
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145 South Street
John,
Received. Please issue a formal citation notice so we can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145 South Street
Hello Matt,
A response has been completed regarding the request for Director’s review submitted by you on June
26, 2025, associated with code enforcement case CODE-000160-2025. Please find a copy of the
Director’s Decision attached to this message. The decision has also been mailed to the address
provided on the Request for Director’s Review Form and the property owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
<image008.png>
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
<145 South Street - AD CIT - REFUSED - service 08-12-2025.pdf>
<145 South Street - screenshot for delivery reciept.png>
1
From:Zion, Sarah
Sent:Thursday, September 4, 2025 1:17 PM
To:matt@harmonycom.com
Cc:Belghoul, Amel; jason@harmonycom.com; nancy@harmonycom.com
Subject:Notice of Review- Davies
Attachments:20250904_Notice-Review_Davies.pdf
Matthew Davies,
Please see the attached.
Sarah Zion
pronouns she/her/hers
Legal Assistant II
City Attorney's Office
990 Palm, San Luis Obispo, CA 93401-3249
E szion@slocity.org
T 805.783.7856
slocity.org
Stay connected with the City by signing up for e-notifications
The information contained in this e-mail message is intended only for the CONFIDENTIAL use of the
designated addressee named above. The information transmitted is subject to the attorney-client privilege
and/or represents confidential attorney work product. Recipients should not file copies of this email with
publicly accessible records. If you are not the designated addressee named above or the authorized agent
responsible for delivering it to the designated addressee, you received this document through inadvertent
error and any further review, dissemination, distribution or copying of this communication by you or anyone
else is strictly prohibited. IF YOU RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY US
IMMEDIATELY BY TELEPHONING THE SENDER NAMED ABOVE AT (805) 781-7140. Thank you.
City of San Luis Obispo, City Attorney’s Office, 990 Palm Street, San Luis Obispo, CA, 93401-3249, 805.781.7140, slocity.org
September 4, 2025
Village Properties LLC a CA LLC/Harmony Community
6653 Embarcadero Dr. Suite C
Stockton, CA 95219
Via First Class Mail and Email to:
matt@harmonycom.com
Re: Notice of Hearing Officer Review
Administrative Citation #ADM 00040264
To Village Properties LLC a CA LLC/Harmony Community:
On July 31, 2025, the City of San Luis Obispo received your appeal of the administrative
citation referenced above.
1.In your appeal, you elected to forgo your rightful hearing before a hearing officer in
favor of that hearing officer’s review of your appeal on the record. This review will
take place no sooner than Monday, September 29, 2025.
Written evidence must be submitted at least 10 days prior to the hearing date to the
hearing officer.
2.Hearing Officer or Board. The hearing officer assigned to your appeal is Alex
Karlin.
3.Addresses for Communication, Notices, or Requests. Any communications,
notices, or requests to the hearing officer shall be addressed as follows:
Hearing Officer Alex Karlin
c/o City Attorney’s Office
990 Palm Street
San Luis Obispo, CA 93401
Email: city_attorney@slocity.org
Any communications, notices, or requests to the director of the department that issued
the citation shall be addressed as follows:
Timmi Tway, Community Development Director
c/o John Mezzapesa
919 Palm Street
San Luis Obispo, CA 93401
Additional information regarding the appeal process may be found in Chapter 1.24 of the
San Luis Obispo Municipal Code which is posted at: https://sanluisobispo.municipal.codes/.
Notice of Hearing Officer Review
Page 1
Notice of Hearing Officer Review
Page 2
If the City has included in the administrative record video or audio recordings related to the
citation being appealed, those may be reviewed in their entirety by contacting the staff member
listed below and scheduling a time to review the recordings in-person. No copies will be
provided, and no remote viewing will be facilitated. Any request to review the
recordings must be received at least two (2) business days in advance of your hearing date.
Please call (805)781-7140 or write to city_attorney@slocity.org should you have any
questions.
Sincerely,
Sarah Zion
Legal Assistant
City Attorney’s Office
Enc: Administrative Record
Declaration of Service and Posting of Notice
SUBJECT ADDRESS: 145 South St Unit:A28, San Luis Obispo, CA 93401
CASE NO.: Code-000160-2025 Notice of Violation: 1st notice of violation Officer: Rami Salem
I/we, the undersigned, declare that at all times herein mentioned, I/we were and now are a duly authorized
employee(s) of the Community Development Department, City of San Luis Obispo, State of California; that
pursuant to Section 1.24.050G of the San Luis Obispo Municipal Code (SLOMC), Section 1101.4 of the
Uniform Housing Code, or Section 401.4 of the Uniform Code for the Abatement of Dangerous Buildings, as
adopted by Section 15.02.010 of the San Luis Obispo Municipal Code, I/we deposited in a receptacle for the
U.S. Postal Service, in a sealed envelope, postage prepaid, by regular mail, and/or certified mail, return
receipt requested the following:
A Notice to Correct,
Notice of Violation,
Administrative Citation,
Stop-Work Notice,
Notice of Hearing,
Notice of Proposed Lien,
Notice of Special Assessment
Notifying the owner of the property of the subject address referenced above of violations of the San Luis
Obispo Municipal Code existing on the property and/or of related abatement proceedings.
The above notice was sent to each person having an interest in the property at their respective addresses as
listed in the Notice, and a copy of the notice was posted at the subject address.
I declare under penalty of perjury that the foregoing is true and correct.
Executed this 06 day of 24, 2025, San Luis Obispo, California
Officer or clerk effecting service by mail:
Rami Salem Rami Salem 06/24/2025 @ 10:00 AM
(Print Name) (Signature) (Time/date)
Officer effecting service by posting:
Rami Salem Rami Salem 06/24/2025 @ 02:00 PM
(Print Name) (Signature) (Time/date)
City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org
DIRECTOR’S DECISION AFTER REVIEW OF
NOTICE TO CORRECT/NOTICE OF VIOLATION
July 10, 2025
Matthew Davies
6653 Embarcadero Drive, Suite C
Stockton, CA 95219
Subject Address: 145 South Street San Luis Obispo, CA 93401 APN: 004-802-020
Action Reviewed: SLOMC § 5.44.060 (C) Case #: CODE-000160-2025
Date of Notice: June 24, 2025 Date of Request for Director’s Review: June 26, 2025
Pursuant to Section 1.24.090 of the San Luis Obispo Municipal Code the Community Development Director
or designee shall review all contested notices to correct and/or notices of violation. The Director’s designee
has reviewed your submitted request for review and has made the following determination:
The Request is denied and the action(s) reviewed is UPHELD.
COMMENTS/REASONING
The request concerning SLOMC § 5.44.060(C) regarding allowable rent increases within a mobile home park
has been denied and the action reviewed is UPHELD.
I have reviewed your concern regarding the phrase “In the event of change of ownership resulting from
vacation of the space, then the space rent may be adjusted to fair market rent in the community” found in San
Luis Obispo Municipal Code section 5.44.060 (C). This phrase refers to the occasion in which a mobile home
is removed from the space, the space is vacant ('vacation of the space’), and the new unit that moves into the
vacant space is owned by a new owner.
The change in ownership relevant to the circumstances in this case is described in an earlier part of the same
section:
The maximum monthly space rent of a tenant may be increased by the owner when there is a change
of ownership affecting a mobile home. However, such increase shall not exceed ten percent of the
then existing space rent and may not be relied upon any more often than once in any thirty-six-month
period as the basis to increase rent.
This portion contemplates the circumstances present in this case, in which, according to the information in
the City’s possession, the existing mobile home is being sold to remain in the rented space.
Regarding your claim that the unit in question is an RV and not a mobile home; it has been determined that
the unit is a mobile home subject to the protections of Chapter 5.44. While the term “mobile home” is not
defined in the cited ordinance, Section 5.44 of the San Luis Obispo Municipal Code applies to “space rent,”
which relates to the “use and occupancy of a mobile home space in a mobile home park.” South Peak Mobile
Home Park is a mobile home park, and nothing in the ordinance excludes the subject unit from the ordinance.
The factors identified in the Purpose and Intent section of the ordinance, including the high cost and
impracticability of moving mobile homes, the potential for damage resulting therefrom, the requirements
relating to the installation of mobile homes, including permits, and landscaping and site preparation, appear
to apply to this unit. Additionally, evidence in the City’s possession (references to the Mobilehome Residency
Law in the Information for Prospective Homeowners document prepared by South Peak Mobile Home Park)
indicates that South Peak Mobile Home Park treats and acknowledges the unit occupying Space A28 as a
mobile home.
Regarding your assertion that an exemption applies the circumstances of this scenario; The exemption
described in SLOMC 5.44.030(E) applies to rent increases defined within a year-long (at minimum) lease or
contract agreed to by both parties. The exemption means that during the term of such a lease, the rent
stabilization provisions of Chapter 5.44 do not apply. The lease terms for Ms. Valentine’s space A28 tenancy
have no bearing on the restriction regarding increase of the space rent that occurs outside of the lease term
and during a change in ownership of the mobile home that has not been removed from the rented space.
Your assertion that “pursuant to Cal. Civ. Code section 798.73, the Park may require the removal of an RV
upon sale” does not appear to be a statement contesting the NOV issued for an unlawful space rent
increase and has therefore not been evaluated as part of this director’s review.
Please take action to correct the code violation(s) IMMEDIATELY as described in the Notice of Violation
issued on June 24, 2025 or through an applicable approval process as allowed per the municipal code.
Failure to do so may result in the issuance of an Administrative Citation and a fine or other enforcement
action.
Subsequent violations of the above-stated Codes within the next twelve months may result in the
immediate issuance of additional, including daily accruing, Administrative Citations and further
enforcement action.
This decision is not appealable, but any challenges to the director’s decision may be raised as part of an appeal
from an administrative citation (if an administrative citation has been issued or is subsequently issued in
connection with the Notice) pursuant to Section 1.24.100.
Thank you for your cooperation in maintaining your property and in preserving the beauty and unique
character of our City.
Sincerely,
John Mezzapesa
Interim Deputy Building Official
Notice to Correct Code Violation(s)/Notice of Violation
(Courtesy Warning Prior to Issuance of Administrative Citation)
06/24/2025
Harmony Community
6653 Embarcadero Dr.
Suite C
Stockton, CA 95219
SUBJECT ADDRESS: 145 South St Unit:A28, San Luis Obispo, CA 93401 APN: 004-802-020
Code Case #: CODE-000160-2025
Dear Property Owner,
On June 20, 2025, City of San Luis Obispo Community Development Department staff Observed the
following violations of the San Luis Obispo Municipal Code or other relevant codes at the above listed
address:
1. Base Space Rent – Determination – Allowable Increases Without Hearing (SLOMC
5.44.060 (C):
“The maximum monthly space rent of a tenant may be increased by the owner when there
is a change of ownership affecting a mobile home. However, such increases shall not exceed
ten percent of the then existing space rent and may not be relied upon any more often than
once in any thirty-six-month period as the basis to increase rent. In the event of change of
ownership resulting from subletting of the mobile home space as may be allowed by state
law, should such become state law, then upon any such subletting the space rent may be
increased up to ten percent of the then existing space rent. In the event of change of
ownership resulting vacation of the space, then the space rent may be adjusted to fair market
rent in the community. Nothing in this paragraph shall preclude an adjustment as may
otherwise be provided for in this chapter.”
Corrective Action:
1. Present evidence (Information for Prospective Homeowners) form with the adjusted
monthly rent of up to ten percent and not more than ten percent, to the city of San Luis
Obispo.
We request that you voluntarily take action to correct the above noted violation(s) IMMEDIATELY.
These violations constitute a public nuisance and must be abated. Failure to correct the violation(s) by the
specified date will result in the issuance of an Administrative Citation requiring payment of FINES in
accordance with SLOMC Chapter 1.24. For Municipal Code violations that remain uncorrected after
issuance of an Administrative Citation, the City may seek enforcement by other civil or criminal remedies.
Any person having a title interest in the property may request a Director’s review of this Notice by
completing the enclosed Request for Director’s Review Form and submitting it to the Community
Development Department via email at code@slocity.org or to 919 Palm Street, San Luis Obispo, CA
93401, within five (5) days of the date of this Notice. This Notice shall be deemed final unless you timely
file a Request for Director’s Review.
We look forward to working with you to resolve these violations and would like to thank you for your
efforts to maintain your property and to help preserve the safety and beauty of our community. If you
have questions, please contact the undersigned at (805) 440-9825 or rsalem@slocity.org.
Sincerely,
RAMI SALEM
Rami Salem, Code Enforcement Officer & Safe Housing Coordinator
Cc: File
Enclosures: Request for Directors Review
May 30, 2025
Harmony Communities
c/o South Peak Mobile Home Park
145 South Street
San Luis Obispo, ca 93401
Judy Tsai
Law Office of Judy Tsai
710 Lakeway Drive, Ste. 180
Sunnyvale, CA 94085
Re: Proposed South Peak Mobile Home Park Rent Increase
To Judy Tsai and Harmony Communities:
The City is in receipt of information suggesting that the management of South Peak
Mobile Home Park may be operating out of compliance with the San Luis Obispo Mobile Home
Park Rent Stabilization Ordinance (the “Ordinance.”) Specifically, the City has received a report
from Linda Valentine’s legal counsel that you have proposed a 108% increase in space rent for a
mobile home upon sale in place, in violation of San Luis Obispo Municipal Code (“SLOMC”) §
5.44.060(C), as to Space A28.
Ms. Valentine’s counsel reports that South Peak declines to recognize Ms. Valentine as a
“tenant.” SLOMC § 5.44.020(D) defines “mobile home tenant” or “tenant” as “any person entitled
to occupy a mobile home within a mobile home park pursuant to ownership of the mobile home
or under a rental or lease agreement with the owner of the mobile home.” It is the City’s position
that, under the Ordinance, Ms. Valentine is a person “entitled” to occupy the mobile home pursuant
to her ownership thereof.
The report also indicates that South Peak management is improperly excluding certain
types of homes from the Ordinance. The Ordinance does not define “mobile home,” either by
inclusion or exclusion. However, the Purpose and Intent statements are guiding. The City’s
legislative body identified certain characteristics of mobile homes that warrant protection against
unreasonable rent increases: “high cost and impracticability of moving mobile homes, the potential
for damage resulting therefrom, the requirements relating to the installation of mobile homes,
including permits, landscaping and site preparation, the lack of alternative homesites for mobile
home residents, and the substantial investment of mobile home owners in such homes[.]” (SLOMC
5.44.010). Homes typically considered “mobile homes” and any other structure described by the
above are subject to the protections of the Ordinance. Additionally, Section 798.3 of the
Mobilehome Residency Law includes in the definition of a mobile home within a mobile home
park,
trailers and other recreational vehicles of all types defined in Section
18010 of the Health and Safety Code, other than motor homes, truck
campers, and camping trailers, which are used for human habitation
if the occupancy criteria of either paragraph (1) or (2), as follows,
are met:
(1) The trailer or other recreational vehicle occupies a
mobilehome site in the park, on November 15, 1992, under a rental
agreement with a term of one month or longer, and the trailer or
other recreational vehicle occupied a mobilehome site in the park
prior to January 1, 1991.
(2) The trailer or other recreational vehicle occupies a
mobilehome site in the park for nine or more continuous months
commencing on or after November 15, 1992.
(Ca. Civ. Code § 798.3.) “Mobilehome” does not include a trailer or other recreational vehicle
located in a recreational vehicle park subject to the Recreational Vehicle Park Occupancy Law. It
is the City’s understanding that Ms. Valentine’s trailer is used for human habitation and has
occupied a mobile home site in South Peak Mobile Home Park for nine or more continuous months
and therefore meets the definition of a mobile home.
Finally, SLOMC §5.44.060(C) states that monthly space rent may, upon change of
ownership affecting a mobile home, be increased by no more than ten percent of the space rent
existing at the time of such change when the change of ownership does not result in vacation of
the space. This limitation is intended to be absolute; in adopting Section 5.44.060(C), the City
Council recognized that, prior to the limitation, “Tenants in mobile home parks desiring to sell
their mobile homes may have difficulty finding buyers because, upon a change of ownership, the
park owner is able to raise the rent without regard to the city’s mobile home rent stabilization
ordinance.” (see Ordinance No. 1226 (1992) Series) and SLOMC §5.44.010(E).) It is the City’s
position that this section governs the permissible rent increases for spaces upon change in
ownership in place, including Space A28, notwithstanding the unlawful detainer filed against Ms.
Valentine and subsequent stipulated judgment executed by the parties.
Please consider this letter the City’s notice that management’s proposed increase in the
space rent for space A28 at South Peak Mobile Home Park by 108% upon change in ownership
would constitute a violation of the San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance.
Sincerely,
Sadie Symens
Deputy City Attorney
INVOICE (00040264)
FOR CITY OF SAN LUIS OBISPO
BILLING CONTACT
INACTIVE
VILLAGE PROPERTIES LLC A CA LLC
145 SOUTH St 7
SLO, CA 93401
INVOICE NUMBER INVOICE DATE INVOICE DUE DATE INVOICE STATUS INVOICE DESCRIPTION
00040264 07/23/2025 08/22/2025 NONEDue
REFERENCE NUMBER FEE NAME TOTAL
CODE-000160-2025 CE 1st Admin Citation $100.00
$100.00 SUBTOTAL145 South St A28 San Luis Obispo, CA 93401
TOTAL $100.00 REMITTANCE INFORMATION
Report Text Library: Municipality_Invoice_2_Remit_To
Address Line 2
Address Line 3
Address Line 4
Page 1 of 1July 23, 2025 City of San Luis Obispo
Citation No.: 00040264
ADMINISTRATIVE CITATION
AND ORDER TO COMPLY WITH
SAN LUIS OBISPO MUNICIPAL CODE
1st Citation 2nd Citation 3rd Citation Additional / Daily Fines
LOCATION OF VIOLATION: 145 SOUTH ST UNIT: A28 SAN LUIS OBISPO, CA 93401
DATE OF VIOLATION: 06/20/2025
NAME: VILLAGE PROPERTIES LLC A CA LLC / HARMONY COMMUNITY
ADDRESS: 6653 EMBARCADERO DR. SUITE C STOCKTON, CA 95219
PURSUANT TO CHAPTER 1.24 OF THE SAN LUIS OBISPO MUNICIPAL CODE, YOU ARE HEREBY ORDERED
TO IMMEDIATELY CORRECT THE VIOLATION(S) DESCRIBED BELOW AND PAY THE FINE. YOU ARE
FURTHER ORDERED TO CEASE THE ACTIVITY GIVING RISE TO THE VIOLATION. WHEN CORRECTIONS
ARE COMPLETE PLEASE SCHEDULE AN INSPECTION BY CALLING (805)781-7180. TO AVOID ADDITIONAL
FINES COMPLIANCE MUST BE VERIFIED BY DEPARTMENT STAFF. IF DAILY FINES APPLY AS NOTED
ABOVE, THE FINES SHALL ACCRUE DAILY UNTIL THE VIOLATION(S) ARE CORRECTED. FAILURE TO
CORRECT THE VIOLATION(S) WILL RESULT IN THE ISSUANCE OF ADDITIONAL ADMINISTRATIVE
CITATIONS AND ESCALATING FINES OR OTHER ENFORCEMENT ACTION.
CODE SECTION DESCRIPTION OF VIOLATION FINE
MC § 5.44.060(C) Base Space Rent – Determination Allowable Increases
Without Hearing $100
Amount Due $100
Failure to pay the fines may result in the suspension of any pending applications or permits. Unpaid fines
become delinquent after 30 days and are subject to interest accrual of 8% per month as contained in
SLOMC 1.24.070 C. The City may pursue all legal, equitable, and administrative remedies for
the collection of unpaid civil administrative fines. Delinquent fines will be forwarded to a collection agency
for payment.
Mail Payments to: City of San Luis Obispo, Community Development Department
919 Palm Street, San Luis Obispo, CA 93401
You may file an APPEAL of this Administrative Citation by submitting a request in writing to the
Hearing Administrator within ten days of the date this Administrative Citation is issued as shown below.
Each responsible party is individually required to file an appeal. FAILURE TO FILE AN APPEAL
WILL WAIVE YOUR RIGHT TO CONTEST THIS CITATION. Please see the attached Appeal Form
for more information.
Mail Appeals to: City of San Luis Obispo, City Clerk
990 Palm Street, San Luis Obispo, CA 93401
Issued By: Rami Salem Signature: Rami Salem Title: Code Enforcement Officer
RELATED CE CASE: CODE-000160-2025 DATE CITATION ISSUED: 07/23/2025
From:Matt Davies
To:Salem, Rami
Cc:Symens, Sadie; Mezzapesa, John; johnny@realestategroup.com
Subject:Re: City of San Luis Obispo Director"s Decision: 145 South Street
Date:Monday, July 28, 2025 3:22:37 PM
Thank you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 3:20 PM, Salem, Rami <RSalem@slocity.org> wrote:
Not a problem at all! A hard copy has been certified mailed specifically to that
address last Thursday. If it hasn’t gotten there by now, hopefully it gets there
today or tomorrow. Let me know if you have any questions.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 3:14:45 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>;
johnny@realestategroup.com <johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
We are the property manager. My address is below. A copy to us is greatly
appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 3:08 PM, Salem, Rami <RSalem@slocity.org>
wrote:
Dear Matt,
Thank you for reaching out. Regarding any future or ongoing
violations, the process involves the officer handling the code case
sending copies of the Notice of Violation to the property owner,
property manager, on-site manager (if applicable), and tenant.
To facilitate this, I would need the mailing address or email address
for each of the parties involved.
I hope this clarifies your question. Please feel free to reach out if you
need further assistance.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 2:40:11 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>; johnny@realestategroup.com
<johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
Rami
If future violation notices are issued for any reason related to code
enforcement, we need a mechanism to promptly receive them. What
would you like us to file with you so that you send us a copy to our
address or to our email whenever you mail something to the mill st
address?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 10:54 AM, Salem, Rami
<RSalem@slocity.org> wrote:
Good morning, Matt! I hope this finds you well.
Attached to this email, you will find: The Administrative
citation, the administrative citation appeal form, the
invoice for the citation, a copy of the City Attorney’s
office letter to Harmony Communities, and a copy of
the notice of violation sent to Harmony Communities.
Please let me know if you have any questions. Have a
great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa,
John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hello,
I am not involved in Code Enforcement’s discretion to
issue a citation, but I believe one was sent out this
week. John is out of the office this week. Rami Salem
should be able to provide you with a copy of the
citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-
notifications
The information contained in this e-mail message
is intended only for the CONFIDENTIAL use of the
designated addressee named above. The
information transmitted is subject to the attorney-
client privilege and/or represents confidential
attorney work product. Recipients should not file
copies of this email with publicly accessible
records. If you are not the designated addressee
named above or the authorized agent responsible
for delivering it to the designated addressee, you
received this document through inadvertent error
and any further review, dissemination, distribution
or copying of this communication by you or
anyone else is strictly prohibited. IF YOU
RECEIVED THIS COMMUNICATION IN ERROR,
PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT
(805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I
have received the violation notice. Please advise if it has
been issued and where you sent it to. Please also send
us both a courtesy copy so we may review and file our
appeal. This will be my fourth email to you and John,
without response. John said it would be issued by
Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Sadie,
Would you please email me a copy today since John is
out of the office?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Please confirm if the violation notice has been issued.
Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Thanks for getting back to me. Please send the notice to
village properties and email me a courtesy copy. Does
work for you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
HI Matt,
Just wanted to let you know we are in process of
preparing a citation. We anticipate it will be issued
beginning of next week.
I was hoping you could clarify some questions I have
regarding ownership of the park. The County
Assessor's Office has the owner on record as
VILLAGE PROPERTIES LLC. This LLC has a mailing
address of 962 Mill Street in SLO. In looking at
recorded documents we also see the following entities
associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145
SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property
owner on record with the assessor, and we want to
make sure that the correct entity is cited so the process
is not interrupted. Our plan is to issue the formal
citation to VILLAGE PROPERTIES LLC unless you are
able to provide any formal documentation to show
other ownership. We will, of course, provide a copy of
the citation directly to you as well, but the formal
citation will be sent certified to the owner we have on
record.
Are you able to provide some clarity on ownership of
the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
John,
Received. Please issue a formal citation notice so we
can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145
South Street
Hello Matt,
A response has been completed regarding the request
for Director’s review submitted by you on June 26,
2025, associated with code enforcement case CODE-
000160-2025. Please find a copy of the Director’s
Decision attached to this message. The decision has
also been mailed to the address provided on the
Request for Director’s Review Form and the property
owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
<145 South St Unit A28 Rent Increase 1 AD CIT 07-23-
2025.pdf>
<Administrative Citation Appeal Form 2024-10-01.pdf>
<145 South St Unit A28 Rent Increase 1 AC 07-23-
2025.pdf>
<145 South St Unit A28 City Attorney's Office letter to
Harmony Communities 06-25-2025.pdf>
<145 South St Unit A28 Rent Increase NOV 06-24-
2025.pdf>
Meeting
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Met with Supervisor JM, Director TT, and City attorney SS. Discussed the SLO Rent
Stabilization ordinance. Discussed the rent increase by 108% for the lot. Discussed the time
parameters.
Inspection
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Supervisor JM and I went out to the MHP and visually inspected unit A28.
Notice of Violation
Activity Name
06/24/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Created this code Case and generated a notice of violation.
Correspondence
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Spoke with the MHP manager on site (Roxanne Jackobsen (310)751-4567 /
southpeakmhp@gmail.com / 145 South Street) via phone. I informed her of the case,
exchanged contact information. She informed me that she will inform the property
management company (Harmony Communities / 6653 Embarcadero Dr. Suite C, Stockton CA
95219) of the case and get back to me.
Correspondence
Activity Name
06/24/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Deputy city attorney SS sent a letter to Harmony Communities. View file attachment in the
case files.
Appeal to Director
Activity Name
6/26/2025
Created On
07/10/2025
Created By
Mezzapesa, John
Activity Comments
Request for Director's Review received 6/26/2025
Appeal to Director
Activity Name
7/10/2025
Created On
07/10/2025
Created By
Mezzapesa, John
Activity Comments
Director's Decision delivered via first class mail to appellant and PO on record. Decision was
also sent to appellant via email.
1st Admin Cite
Activity Name
07/23/2025
Created On
07/29/2025
Created By
Salem, Rami
Activity Comments
Certified mailed the 1st Administrative Citation to the property management/owner of the
MHP Att: Matthew Davies.
Declaration of Service and Posting of Notice
SUBJECT ADDRESS: 145 South St Unit: A28, San Luis Obispo, CA 93401
CASE NO.:CODE-000160-2025 Citation No.: 00040264 Officer: Rami Salem
I/we, the undersigned, declare that at all times herein mentioned, I/we were and now are a duly authorized
employee(s) of the Community Development Department, City of San Luis Obispo, State of California; that
pursuant to Section 1.24.050G of the San Luis Obispo Municipal Code (SLOMC), Section 1101.4 of the
Uniform Housing Code, or Section 401.4 of the Uniform Code for the Abatement of Dangerous Buildings, as
adopted by Section 15.02.010 of the San Luis Obispo Municipal Code, I/we deposited in a receptacle for the
U.S. Postal Service, in a sealed envelope, postage prepaid, by regular mail, and/or certified mail, return
receipt requested the following:
A Notice to Correct,
Notice of Violation,
Administrative Citation,
Stop-Work Notice,
Notice of Hearing,
Notice of Proposed Lien,
Notice of Special Assessment
Notifying the owner of the property of the subject address referenced above of violations of the San Luis
Obispo Municipal Code existing on the property and/or of related abatement proceedings.
The above notice was sent to each person having an interest in the property at their respective addresses as
listed in the Notice, and a copy of the notice was posted at the subject address.
I declare under penalty of perjury that the foregoing is true and correct.
Executed this 23rd day of 07, 2024, San Luis Obispo, California
Officer or clerk effecting service by mail:
Rami Salem Rami Salem 12:00 PM on 07/23/2025
(Print Name) (Signature) (Time/date)
Officer effecting service by posting:
Rami Salem Rami Salem 02:00 PM on 07/23/2025
(Print Name) (Signature) (Time/date)
City of San Luis Obispo, City Attorney’s Office, 990 Palm Street, San Luis Obispo, CA, 93401-3249, 805.781.7140, slocity.org
July 30, 2025
Matthew Davies
6653 Embarcadero Drive, Suite C
Stockton, CA 95219
Via: Email to:
matt@harmonycom.com
Re: Request to Appeal Administrative Citation #00040264
Dear Matthew Davies:
On July 29, 2025, the City of San Luis Obispo received your request to appeal the above
referenced Administrative Citation. This request was incomplete and is therefore rejected. The
reason(s) for this rejection include, but are not necessarily limited to:
The cited party is incorrect; our records indicate that the cited party was “VILLAGE
PROPERTIES LLC A CA LLC/HARMONY COMMUNITY.” Additionally, our records do not
indicate that the appellant identified in Item 2 was cited as a tenant being held financially
responsible for landlord citation. Finally, you have not paid the appropriate appeal fee. To
calculate the appeal fee, please use the worksheet on the appeal form and the citation amount
referenced below.
Based on the information you provided, the fine for the citation referenced above is: $100
In July 2024, the City Council adopted an updated fee schedule which went into effect October
1, 2024. The updated fee schedule includes a fee to appeal an administrative citation to a Hearing
Officer. The Administrative Citation Appeal Form was updated to reflect this, and a blank copy
of the updated form is being enclosed with this notice.
If you choose to do so, within ten (10) days of the date of this letter, the City Clerk’s Office
must receive a written appeal that complies with the requirements of Chapter 1.24 of the City of San
Luis Obispo Municipal Code, which governs administrative citations and appeals (specifically, Section
1.24.100(C) Contents of Appeal), and the current City Fee Schedule. If no compliant request to appeal
is timely received, this appeal will be deemed abandoned and payment of the related fines will be due.
The Municipal Code is available on the City’s website, www.slocity.org or by contacting the
City Clerk’s Office. For your convenience, a form has been enclosed to capture the necessary
information. If you have any questions, please contact me at (805) 781-7140 or
city_attorney@slocity.org.
Sincerely,
Sarah Zion
Legal Assistant, City of San Luis Obispo
Enclosures:
1. Copy of received Appeal Form
2. Blank Appeal Form
Once filled out entirely and signed, email your form to CityClerk@slocity.org
Or deliver in person or by mail to: City Clerk’s Office, 990 Palm Street, San Luis Obispo, CA 93401
Administrative Citation Appeal Form
Form must be received by the City Clerk within 10 days of date of citation to be considered timely filed.
If no appeal is filed within ten days, the administrative citation shall be deemed final. SLMC§1.24.100(A).
Revised and Published: 10/1/2024
PLEASE READ INSTRUCTIONS STARTING ON PAGE 2 BEFORE COMPLETING
Address of Citation: 1 Date of Citation:
ADM or Other Cite Number:
Municipal Code Section(s) Cited:
Municipal Code Section(s) Appealed:
2 Appellant Name(s): Appellant Mailing Address(es):
Appellant Phone(s):
Appellant email address(es):
3 If applicable
Business Name: Business License #
4 Appellant Cited As: Mark only one
_____ Individual or Business _____ Owner of property or building _____ Tenant being held financially
responsible for landlord citation
5 Reason for appeal. Attach additional pages as necessary.
6 Election of Appeal Process.
Choose One. Election is final.
7 Appeal Fee. (calculate using worksheet on back): $ _____________
_____ Construction Board of Appeals Appeal Fee to be collected when form is submitted. Failure to pay the
appropriate fee may cause your appeal to be rejected. _____ Administrative Review Board
_____ Hearing Officer
Office Use Only
Staff initial for collection of fee _____ Date received ____________
8 In-person Hearing.
I wish to have my appeal heard on the record, so I do not need to attend an in-person hearing. I understand I may submit
evidence in support of my appeal up to ten (10) days in advance of the day of review and that I will receive written notice of
when that day of review will be.
Confirm decision to decline in-person hearing by initialing here: _______
9 If different that the address listed in #2 above, all future notices from the City relating to this appeal should be mailed to the
following Official Mailing Address:
10 Truth of Appeal.
I declare under penalty of perjury under the laws of the State of California that all of the facts stated in this appeal are true,
and that this appeal form was executed on:
________________________________ ______________ ______________________________, California
Signature of Appellant or Representative Date of Signature Place of Signature
11 Representative. If applicable, Legal counsel or agent of Appellant
Name and Capacity: Address:
Phone:
Email address:
Page 2
Administrative Citation Appeal Form Instructions
Questions about this form or the appeal process should be directed to the City Attorney’s Office
Email: City_Attorney@slocity.org, Phone: (805)781-7140
1. Citation Details: Describe the administrative citation received (that you are appealing) with as much detail as
possible. The specific information required by the Municipal Code is listed in the form, but any identifying
information you provide will assist staff to quickly complete the initial intake processing of your request to
appeal. San Luis Obispo Municipal Code Section 1.24.100(C)(3)(a-b).
2. Appellant Details: Whether cited as an individual, business owner, property/building owner, or are being held
financially responsible as a tenant for a citation issued to your landlord, all contact information you wish to
provide to the City should be entered here. If there is more than one appellant, attach additional pages and
provide the contact information for every appellant. San Luis Obispo Municipal Code Section 1.24.100(C)(1).
3. Citation Issued to a Business: For an appeal of a citation issued directly to a business (e.g. failure to timely
renew a business license), please provide the additional information in part 3 of this form. The Business Name
and License number should be on the renewal notice, administrative citation, or other notifications.
4. Interest in Citation: For an administrative citation issued to an individual, only that specific person may submit
an appeal. Any appeal submitted by a roommate, family member, etc., on behalf of the individual cited, will be
rejected. For appeals issued to a property or building, the owner or their agent may submit an appeal, as well
as any tenant who is being held contractually, financially responsible for the property citation. Any legal
representative or other agent of the appellant should provide their own contact details in part 11 of this form.
San Luis Obispo Municipal Code Section 1.24.100(C)(2).
5. Reason for Appeal: Give a brief statement of why you are appealing, the relief or action sought, and why the
administrative citation should be revoked, modified or otherwise set aside. The AMOUNT of the fine cannot
be reduced on appeal. Attach additional pages as necessary, and include any audio, video, photographic, or
other supporting evidence you wish to provide. San Luis Obispo Municipal Code Section 1.24.100(C)(3)(c).
6. Election of Appeal Process: Only one appeal process may be chosen, and once chosen, the election is final.
San Luis Obispo Municipal Code Section 1.24.100(B)(2)(c).
All citations that include a violation of Title 15 of the San Luis Obispo Municipal Code (building and related
codes), even if other non-Title 15 code violations are also cited, must be appealed to the Construction Board of
Appeals. San Luis Obispo Municipal Code Section 1.24.100(B)(1).
For citations that do not include a violation of Title 15, you must make a choice between:
• Administrative Review Board: If you wish to retain your right to challenge the administrative
citation, or any final city action related to the citation, in court by any writ action, you must appeal
to the Administrative Review Board for a more formal, comprehensive hearing to ensure
preparation of an adequate administrative record. Should you wish to then challenge that board’s
decision in court, you will need to file a petition for writ with the Superior Court, which may require
the services of an attorney to prepare, and will require payment of the City’s costs to prepare the
administrative record. San Luis Obispo Municipal Code Section 1.24.100(B)(2)(b).
• Hearing Officer: An expedited, less formal appeal process to a city hearing officer, whose final
decision may be appealed directly to the superior court for de novo review pursuant to California
Government Code Section 53069.4. San Luis Obispo Municipal Code Section 1.24.100(B)(2)(a).
For citations that do not include a violation of Title 15, failure to request a hearing before the Administrative
Review Board within the time for the filing of an appeal will result in the appeal being assigned to a Hearing
Officer and will constitute a failure to exhaust administrative remedies for purposes of any subsequently filed
writ action. San Luis Obispo Municipal Code Section 1.24.100(C)(4).
Once filled out entirely and signed, email your form to CityClerk@slocity.org
Or deliver in person or by mail to:
City Clerk’s Office, 990 Palm Street, San Luis Obispo, CA 93401
Page 3
7. Appeal Fee. Every path of appeal requires payment of a fee due at the time your appeal is submitted. Once
your appeal is determined to be complete, timely and valid, the fee is non-refundable as it is recovery of a
percentage of the cost to bring your appeal to hearing, regardless of the outcome. Fees are adopted by City
Council resolution and updated annually. Use the chart below to properly calculate your appeal fee:
Construction Board of Appeals, Title 15 violations
Minor: related to an Alteration/Addition of an existing Single-Family or Accessory
Dwelling Unit (including duplexes), a demolition permit, or any item permitted under
the “Additional Building Fees” schedule
$618
Moderate: related to all other permits that are processed under the alteration/addition
work class, New Single-Family permits (including duplexes), and New Accessory
Dwelling Unit permits
$1,106
Major: related to anything that doesn’t fall into one of the other two categories $1,953
Administrative Review Board $501
Hearing Officer review, capped at $106 but could be less depending on the amount of your fine
Amount of fine(s) being appealed:
(1)
25% of fine(s): amount in (1) multiplied by 0.25
(2)
Cost Recovery Appeal Fee Cap: (3) $106
Your appeal fee: whichever is less of (2) & (3)
$
Checks should be made out to the “City of San Luis Obispo.” Payment by credit card can be facilitated by the
Finance Department 1 and should be completed prior to submission of your appeal form, with a copy of the
payment receipt attached to the form. Any appeal received without payment of the proper fee may be
rejected.
8. Hearing Procedure: It is your right under San Luis Obispo Municipal Code Section 1.24, no matter which
appeal process is chosen, to have an in-person hearing. However, you are under no obligation to appear. If
you choose, you may elect to have your appeal reviewed on the record (all documents, pictures, etc.
submitted by yourself or the City).San Luis Obispo Municipal Code 1.24.110(F).
9. Official Mailing Address: The Municipal Code requires certain notices be sent via U.S. Mail and so, while
courtesy notifications may be sent via email or to other addresses, you are required to provide one official
mailing address for your appeal. San Luis Obispo Municipal Code 1.24.100(C)(5).
10. Signature: The step most commonly missed in the appeal process (and the most common reason for rejection
of a timely appeal) is failure to sign the appeal and declare the facts stated in the appeal to be true. The form
provides a signature block for this purpose but if there are multiple appellants, all must sign a declaration. Any
additional declarations can be attached as additional pages. San Luis Obispo Municipal Code 1.24.100(C)(5).
11. Representative of Appellant: Any legal representative or other agent assisting with the preparation of the
appeal or who intends to appear at the hearing, must provide their contact information and relationship to
the appellant.
1 Finance Department staff are available by phone (805)781-7124 and at the public counter, downstairs at City Hall (990 Palm
Street), Monday – Thursday, 8:00am – 4:00pm
SZ7/31/2025
City of San Luis Obispo Finance
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7124 www.slocity.org
Thank you for your payment.
Have a nice day!
Wednesday Jul 30 2025 04:14:25 PM
Admin Citation Appeal Fee (ACAF)
MATTHEW DAVIES - CN:00040264 100.00
__________________________________________
Total 100.00
Credit 100.00
Receipt #: finance-07302025-34
Cashier: Patrick Koski
. . . . . . . . . . . . . . . . . . . . .
M/C ************
Entry Method: MANUAL
Date: 07/30/25 Time: 15:15:05
Reference: q-30cC1gxd4oVAdPX3qtFUQuAQEXk
Auth Code: 02586Q
Approved - Thank You
Merchant Id: CITYOSANL2GB
. . . . . . . . . . . . . . . . . . . . .
TOTAL USD $ 100.00
I AGREE TO PAY THE ABOVE AMOUNT
ACCORDING TO THE CARD ISSUER AGREEMENT
(MERCHANT AGREEMENT IF CREDIT VOUCHER)
x_________________________________________
Cardholder Signature
City Copy
City of San Luis Obispo Finance
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7124 www.slocity.org
Thank you for your payment.
Have a nice day!
Wednesday Jul 30 2025 04:14:25 PM
Admin Citation Appeal Fee (ACAF)
MATTHEW DAVIES - CN:00040264 100.00
__________________________________________
Total 100.00
Credit 100.00
Receipt #: finance-07302025-34
Cashier: Patrick Koski
. . . . . . . . . . . . . . . . . . . . .
M/C ************
Entry Method: MANUAL
Date: 07/30/25 Time: 15:15:05
Reference: q-30cC1gxd4oVAdPX3qtFUQuAQEXk
Auth Code: 02586Q
Approved - Thank You
Merchant Id: CITYOSANL2GB
Customer Copy
PROOF OF SERVICE
- 1 -
PROOF OF SERVICE
STATE OF CALIFORNIA; COUNTY OF SAN LUIS OBISPO
I am employed in the County of San Luis Obispo, State of California. I am over the age of
18, and not a party to the within action. My business address is 990 Palm Street, San Luis Obispo,
California 93401.
On September 4, 2025, I caused the foregoing document described as NOTICE OF
ADMINISTRATIVE APPEAL REVIEW to be served on the interested parties in this action by
placing true copies thereof enclosed in sealed envelopes, addressed as follows:
Village Properties LLC a CA
LLC/Harmony Community
6653 Embarcadero Dr. Suite C
Stockton, CA 95219
Email: matt@harmonycom.com
[X] By United States Mail: I enclosed the documents in a sealed envelope addressed as
indicated above. I am readily familiar with the office’s practice of collection and
processing documents for mailing. It is deposited with the U.S. postal service on that same
day in the ordinary course of business. I am aware that on motion of the party served,
service is presumed invalid if the postal cancellation date or postage meter date is more
than one day after the date of service.
[X] Courtesy Copy by E-mail: I caused this document to be transmitted via e-mail to the e-
mail address listed above.
I declare under penalty of perjury under the laws of the State of California that the
foregoing is true and correct. Executed on September 4, 2025, at San Luis Obispo, California.
_____________________________
Sarah Zion
City of San Luis Obispo, City Attorney’s Office, 990 Palm Street, San Luis Obispo, CA, 93401-3249, 805.781.7140, slocity.org
September 4, 2025
Village Properties LLC a CA LLC/Harmony Community
6653 Embarcadero Dr. Suite C
Stockton, CA 95219
Via First Class Mail and Email to:
matt@harmonycom.com
Re: Notice of Hearing Officer Review
Administrative Citation #ADM 00040264
To Village Properties LLC a CA LLC/Harmony Community:
On July 31, 2025, the City of San Luis Obispo received your appeal of the administrative
citation referenced above.
1.In your appeal, you elected to forgo your rightful hearing before a hearing officer in
favor of that hearing officer’s review of your appeal on the record. This review will
take place no sooner than Monday, September 29, 2025.
Written evidence must be submitted at least 10 days prior to the hearing date to the
hearing officer.
2.Hearing Officer or Board. The hearing officer assigned to your appeal is Alex
Karlin.
3.Addresses for Communication, Notices, or Requests. Any communications,
notices, or requests to the hearing officer shall be addressed as follows:
Hearing Officer Alex Karlin
c/o City Attorney’s Office
990 Palm Street
San Luis Obispo, CA 93401
Email: city_attorney@slocity.org
Any communications, notices, or requests to the director of the department that issued
the citation shall be addressed as follows:
Timmi Tway, Community Development Director
c/o John Mezzapesa
919 Palm Street
San Luis Obispo, CA 93401
Additional information regarding the appeal process may be found in Chapter 1.24 of the
San Luis Obispo Municipal Code which is posted at: https://sanluisobispo.municipal.codes/.
Notice of Hearing Officer Review
Page 1
Notice of Hearing Officer Review
Page 2
If the City has included in the administrative record video or audio recordings related to the
citation being appealed, those may be reviewed in their entirety by contacting the staff member
listed below and scheduling a time to review the recordings in-person. No copies will be
provided, and no remote viewing will be facilitated. Any request to review the
recordings must be received at least two (2) business days in advance of your hearing date.
Please call (805)781-7140 or write to city_attorney@slocity.org should you have any
questions.
Sincerely,
Sarah Zion
Legal Assistant
City Attorney’s Office
Enc: Administrative Record
Declaration of Service and Posting of Notice
SUBJECT ADDRESS: 145 South St Unit:A28, San Luis Obispo, CA 93401
CASE NO.: Code-000160-2025 Notice of Violation: 1st notice of violation Officer: Rami Salem
I/we, the undersigned, declare that at all times herein mentioned, I/we were and now are a duly authorized
employee(s) of the Community Development Department, City of San Luis Obispo, State of California; that
pursuant to Section 1.24.050G of the San Luis Obispo Municipal Code (SLOMC), Section 1101.4 of the
Uniform Housing Code, or Section 401.4 of the Uniform Code for the Abatement of Dangerous Buildings, as
adopted by Section 15.02.010 of the San Luis Obispo Municipal Code, I/we deposited in a receptacle for the
U.S. Postal Service, in a sealed envelope, postage prepaid, by regular mail, and/or certified mail, return
receipt requested the following:
A Notice to Correct,
Notice of Violation,
Administrative Citation,
Stop-Work Notice,
Notice of Hearing,
Notice of Proposed Lien,
Notice of Special Assessment
Notifying the owner of the property of the subject address referenced above of violations of the San Luis
Obispo Municipal Code existing on the property and/or of related abatement proceedings.
The above notice was sent to each person having an interest in the property at their respective addresses as
listed in the Notice, and a copy of the notice was posted at the subject address.
I declare under penalty of perjury that the foregoing is true and correct.
Executed this 06 day of 24, 2025, San Luis Obispo, California
Officer or clerk effecting service by mail:
Rami Salem Rami Salem 06/24/2025 @ 10:00 AM
(Print Name) (Signature) (Time/date)
Officer effecting service by posting:
Rami Salem Rami Salem 06/24/2025 @ 02:00 PM
(Print Name) (Signature) (Time/date)
City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org
DIRECTOR’S DECISION AFTER REVIEW OF
NOTICE TO CORRECT/NOTICE OF VIOLATION
July 10, 2025
Matthew Davies
6653 Embarcadero Drive, Suite C
Stockton, CA 95219
Subject Address: 145 South Street San Luis Obispo, CA 93401 APN: 004-802-020
Action Reviewed: SLOMC § 5.44.060 (C) Case #: CODE-000160-2025
Date of Notice: June 24, 2025 Date of Request for Director’s Review: June 26, 2025
Pursuant to Section 1.24.090 of the San Luis Obispo Municipal Code the Community Development Director
or designee shall review all contested notices to correct and/or notices of violation. The Director’s designee
has reviewed your submitted request for review and has made the following determination:
The Request is denied and the action(s) reviewed is UPHELD.
COMMENTS/REASONING
The request concerning SLOMC § 5.44.060(C) regarding allowable rent increases within a mobile home park
has been denied and the action reviewed is UPHELD.
I have reviewed your concern regarding the phrase “In the event of change of ownership resulting from
vacation of the space, then the space rent may be adjusted to fair market rent in the community” found in San
Luis Obispo Municipal Code section 5.44.060 (C). This phrase refers to the occasion in which a mobile home
is removed from the space, the space is vacant ('vacation of the space’), and the new unit that moves into the
vacant space is owned by a new owner.
The change in ownership relevant to the circumstances in this case is described in an earlier part of the same
section:
The maximum monthly space rent of a tenant may be increased by the owner when there is a change
of ownership affecting a mobile home. However, such increase shall not exceed ten percent of the
then existing space rent and may not be relied upon any more often than once in any thirty-six-month
period as the basis to increase rent.
This portion contemplates the circumstances present in this case, in which, according to the information in
the City’s possession, the existing mobile home is being sold to remain in the rented space.
Regarding your claim that the unit in question is an RV and not a mobile home; it has been determined that
the unit is a mobile home subject to the protections of Chapter 5.44. While the term “mobile home” is not
defined in the cited ordinance, Section 5.44 of the San Luis Obispo Municipal Code applies to “space rent,”
which relates to the “use and occupancy of a mobile home space in a mobile home park.” South Peak Mobile
Home Park is a mobile home park, and nothing in the ordinance excludes the subject unit from the ordinance.
The factors identified in the Purpose and Intent section of the ordinance, including the high cost and
impracticability of moving mobile homes, the potential for damage resulting therefrom, the requirements
relating to the installation of mobile homes, including permits, and landscaping and site preparation, appear
to apply to this unit. Additionally, evidence in the City’s possession (references to the Mobilehome Residency
Law in the Information for Prospective Homeowners document prepared by South Peak Mobile Home Park)
indicates that South Peak Mobile Home Park treats and acknowledges the unit occupying Space A28 as a
mobile home.
Regarding your assertion that an exemption applies the circumstances of this scenario; The exemption
described in SLOMC 5.44.030(E) applies to rent increases defined within a year-long (at minimum) lease or
contract agreed to by both parties. The exemption means that during the term of such a lease, the rent
stabilization provisions of Chapter 5.44 do not apply. The lease terms for Ms. Valentine’s space A28 tenancy
have no bearing on the restriction regarding increase of the space rent that occurs outside of the lease term
and during a change in ownership of the mobile home that has not been removed from the rented space.
Your assertion that “pursuant to Cal. Civ. Code section 798.73, the Park may require the removal of an RV
upon sale” does not appear to be a statement contesting the NOV issued for an unlawful space rent
increase and has therefore not been evaluated as part of this director’s review.
Please take action to correct the code violation(s) IMMEDIATELY as described in the Notice of Violation
issued on June 24, 2025 or through an applicable approval process as allowed per the municipal code.
Failure to do so may result in the issuance of an Administrative Citation and a fine or other enforcement
action.
Subsequent violations of the above-stated Codes within the next twelve months may result in the
immediate issuance of additional, including daily accruing, Administrative Citations and further
enforcement action.
This decision is not appealable, but any challenges to the director’s decision may be raised as part of an appeal
from an administrative citation (if an administrative citation has been issued or is subsequently issued in
connection with the Notice) pursuant to Section 1.24.100.
Thank you for your cooperation in maintaining your property and in preserving the beauty and unique
character of our City.
Sincerely,
John Mezzapesa
Interim Deputy Building Official
Notice to Correct Code Violation(s)/Notice of Violation
(Courtesy Warning Prior to Issuance of Administrative Citation)
06/24/2025
Harmony Community
6653 Embarcadero Dr.
Suite C
Stockton, CA 95219
SUBJECT ADDRESS: 145 South St Unit:A28, San Luis Obispo, CA 93401 APN: 004-802-020
Code Case #: CODE-000160-2025
Dear Property Owner,
On June 20, 2025, City of San Luis Obispo Community Development Department staff Observed the
following violations of the San Luis Obispo Municipal Code or other relevant codes at the above listed
address:
1. Base Space Rent – Determination – Allowable Increases Without Hearing (SLOMC
5.44.060 (C):
“The maximum monthly space rent of a tenant may be increased by the owner when there
is a change of ownership affecting a mobile home. However, such increases shall not exceed
ten percent of the then existing space rent and may not be relied upon any more often than
once in any thirty-six-month period as the basis to increase rent. In the event of change of
ownership resulting from subletting of the mobile home space as may be allowed by state
law, should such become state law, then upon any such subletting the space rent may be
increased up to ten percent of the then existing space rent. In the event of change of
ownership resulting vacation of the space, then the space rent may be adjusted to fair market
rent in the community. Nothing in this paragraph shall preclude an adjustment as may
otherwise be provided for in this chapter.”
Corrective Action:
1. Present evidence (Information for Prospective Homeowners) form with the adjusted
monthly rent of up to ten percent and not more than ten percent, to the city of San Luis
Obispo.
We request that you voluntarily take action to correct the above noted violation(s) IMMEDIATELY.
These violations constitute a public nuisance and must be abated. Failure to correct the violation(s) by the
specified date will result in the issuance of an Administrative Citation requiring payment of FINES in
accordance with SLOMC Chapter 1.24. For Municipal Code violations that remain uncorrected after
issuance of an Administrative Citation, the City may seek enforcement by other civil or criminal remedies.
Any person having a title interest in the property may request a Director’s review of this Notice by
completing the enclosed Request for Director’s Review Form and submitting it to the Community
Development Department via email at code@slocity.org or to 919 Palm Street, San Luis Obispo, CA
93401, within five (5) days of the date of this Notice. This Notice shall be deemed final unless you timely
file a Request for Director’s Review.
We look forward to working with you to resolve these violations and would like to thank you for your
efforts to maintain your property and to help preserve the safety and beauty of our community. If you
have questions, please contact the undersigned at (805) 440-9825 or rsalem@slocity.org.
Sincerely,
RAMI SALEM
Rami Salem, Code Enforcement Officer & Safe Housing Coordinator
Cc: File
Enclosures: Request for Directors Review
May 30, 2025
Harmony Communities
c/o South Peak Mobile Home Park
145 South Street
San Luis Obispo, ca 93401
Judy Tsai
Law Office of Judy Tsai
710 Lakeway Drive, Ste. 180
Sunnyvale, CA 94085
Re: Proposed South Peak Mobile Home Park Rent Increase
To Judy Tsai and Harmony Communities:
The City is in receipt of information suggesting that the management of South Peak
Mobile Home Park may be operating out of compliance with the San Luis Obispo Mobile Home
Park Rent Stabilization Ordinance (the “Ordinance.”) Specifically, the City has received a report
from Linda Valentine’s legal counsel that you have proposed a 108% increase in space rent for a
mobile home upon sale in place, in violation of San Luis Obispo Municipal Code (“SLOMC”) §
5.44.060(C), as to Space A28.
Ms. Valentine’s counsel reports that South Peak declines to recognize Ms. Valentine as a
“tenant.” SLOMC § 5.44.020(D) defines “mobile home tenant” or “tenant” as “any person entitled
to occupy a mobile home within a mobile home park pursuant to ownership of the mobile home
or under a rental or lease agreement with the owner of the mobile home.” It is the City’s position
that, under the Ordinance, Ms. Valentine is a person “entitled” to occupy the mobile home pursuant
to her ownership thereof.
The report also indicates that South Peak management is improperly excluding certain
types of homes from the Ordinance. The Ordinance does not define “mobile home,” either by
inclusion or exclusion. However, the Purpose and Intent statements are guiding. The City’s
legislative body identified certain characteristics of mobile homes that warrant protection against
unreasonable rent increases: “high cost and impracticability of moving mobile homes, the potential
for damage resulting therefrom, the requirements relating to the installation of mobile homes,
including permits, landscaping and site preparation, the lack of alternative homesites for mobile
home residents, and the substantial investment of mobile home owners in such homes[.]” (SLOMC
5.44.010). Homes typically considered “mobile homes” and any other structure described by the
above are subject to the protections of the Ordinance. Additionally, Section 798.3 of the
Mobilehome Residency Law includes in the definition of a mobile home within a mobile home
park,
trailers and other recreational vehicles of all types defined in Section
18010 of the Health and Safety Code, other than motor homes, truck
campers, and camping trailers, which are used for human habitation
if the occupancy criteria of either paragraph (1) or (2), as follows,
are met:
(1) The trailer or other recreational vehicle occupies a
mobilehome site in the park, on November 15, 1992, under a rental
agreement with a term of one month or longer, and the trailer or
other recreational vehicle occupied a mobilehome site in the park
prior to January 1, 1991.
(2) The trailer or other recreational vehicle occupies a
mobilehome site in the park for nine or more continuous months
commencing on or after November 15, 1992.
(Ca. Civ. Code § 798.3.) “Mobilehome” does not include a trailer or other recreational vehicle
located in a recreational vehicle park subject to the Recreational Vehicle Park Occupancy Law. It
is the City’s understanding that Ms. Valentine’s trailer is used for human habitation and has
occupied a mobile home site in South Peak Mobile Home Park for nine or more continuous months
and therefore meets the definition of a mobile home.
Finally, SLOMC §5.44.060(C) states that monthly space rent may, upon change of
ownership affecting a mobile home, be increased by no more than ten percent of the space rent
existing at the time of such change when the change of ownership does not result in vacation of
the space. This limitation is intended to be absolute; in adopting Section 5.44.060(C), the City
Council recognized that, prior to the limitation, “Tenants in mobile home parks desiring to sell
their mobile homes may have difficulty finding buyers because, upon a change of ownership, the
park owner is able to raise the rent without regard to the city’s mobile home rent stabilization
ordinance.” (see Ordinance No. 1226 (1992) Series) and SLOMC §5.44.010(E).) It is the City’s
position that this section governs the permissible rent increases for spaces upon change in
ownership in place, including Space A28, notwithstanding the unlawful detainer filed against Ms.
Valentine and subsequent stipulated judgment executed by the parties.
Please consider this letter the City’s notice that management’s proposed increase in the
space rent for space A28 at South Peak Mobile Home Park by 108% upon change in ownership
would constitute a violation of the San Luis Obispo Mobile Home Park Rent Stabilization
Ordinance.
Sincerely,
Sadie Symens
Deputy City Attorney
INVOICE (00040264)
FOR CITY OF SAN LUIS OBISPO
BILLING CONTACT
INACTIVE
VILLAGE PROPERTIES LLC A CA LLC
145 SOUTH St 7
SLO, CA 93401
INVOICE NUMBER INVOICE DATE INVOICE DUE DATE INVOICE STATUS INVOICE DESCRIPTION
00040264 07/23/2025 08/22/2025 NONEDue
REFERENCE NUMBER FEE NAME TOTAL
CODE-000160-2025 CE 1st Admin Citation $100.00
$100.00 SUBTOTAL145 South St A28 San Luis Obispo, CA 93401
TOTAL $100.00 REMITTANCE INFORMATION
Report Text Library: Municipality_Invoice_2_Remit_To
Address Line 2
Address Line 3
Address Line 4
Page 1 of 1July 23, 2025 City of San Luis Obispo
Citation No.: 00040264
ADMINISTRATIVE CITATION
AND ORDER TO COMPLY WITH
SAN LUIS OBISPO MUNICIPAL CODE
1st Citation 2nd Citation 3rd Citation Additional / Daily Fines
LOCATION OF VIOLATION: 145 SOUTH ST UNIT: A28 SAN LUIS OBISPO, CA 93401
DATE OF VIOLATION: 06/20/2025
NAME: VILLAGE PROPERTIES LLC A CA LLC / HARMONY COMMUNITY
ADDRESS: 6653 EMBARCADERO DR. SUITE C STOCKTON, CA 95219
PURSUANT TO CHAPTER 1.24 OF THE SAN LUIS OBISPO MUNICIPAL CODE, YOU ARE HEREBY ORDERED
TO IMMEDIATELY CORRECT THE VIOLATION(S) DESCRIBED BELOW AND PAY THE FINE. YOU ARE
FURTHER ORDERED TO CEASE THE ACTIVITY GIVING RISE TO THE VIOLATION. WHEN CORRECTIONS
ARE COMPLETE PLEASE SCHEDULE AN INSPECTION BY CALLING (805)781-7180. TO AVOID ADDITIONAL
FINES COMPLIANCE MUST BE VERIFIED BY DEPARTMENT STAFF. IF DAILY FINES APPLY AS NOTED
ABOVE, THE FINES SHALL ACCRUE DAILY UNTIL THE VIOLATION(S) ARE CORRECTED. FAILURE TO
CORRECT THE VIOLATION(S) WILL RESULT IN THE ISSUANCE OF ADDITIONAL ADMINISTRATIVE
CITATIONS AND ESCALATING FINES OR OTHER ENFORCEMENT ACTION.
CODE SECTION DESCRIPTION OF VIOLATION FINE
MC § 5.44.060(C) Base Space Rent – Determination Allowable Increases
Without Hearing $100
Amount Due $100
Failure to pay the fines may result in the suspension of any pending applications or permits. Unpaid fines
become delinquent after 30 days and are subject to interest accrual of 8% per month as contained in
SLOMC 1.24.070 C. The City may pursue all legal, equitable, and administrative remedies for
the collection of unpaid civil administrative fines. Delinquent fines will be forwarded to a collection agency
for payment.
Mail Payments to: City of San Luis Obispo, Community Development Department
919 Palm Street, San Luis Obispo, CA 93401
You may file an APPEAL of this Administrative Citation by submitting a request in writing to the
Hearing Administrator within ten days of the date this Administrative Citation is issued as shown below.
Each responsible party is individually required to file an appeal. FAILURE TO FILE AN APPEAL
WILL WAIVE YOUR RIGHT TO CONTEST THIS CITATION. Please see the attached Appeal Form
for more information.
Mail Appeals to: City of San Luis Obispo, City Clerk
990 Palm Street, San Luis Obispo, CA 93401
Issued By: Rami Salem Signature: Rami Salem Title: Code Enforcement Officer
RELATED CE CASE: CODE-000160-2025 DATE CITATION ISSUED: 07/23/2025
From:Matt Davies
To:Salem, Rami
Cc:Symens, Sadie; Mezzapesa, John; johnny@realestategroup.com
Subject:Re: City of San Luis Obispo Director"s Decision: 145 South Street
Date:Monday, July 28, 2025 3:22:37 PM
Thank you.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 3:20 PM, Salem, Rami <RSalem@slocity.org> wrote:
Not a problem at all! A hard copy has been certified mailed specifically to that
address last Thursday. If it hasn’t gotten there by now, hopefully it gets there
today or tomorrow. Let me know if you have any questions.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 3:14:45 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John <JMezzape@slocity.org>;
johnny@realestategroup.com <johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
We are the property manager. My address is below. A copy to us is greatly
appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 3:08 PM, Salem, Rami <RSalem@slocity.org>
wrote:
Dear Matt,
Thank you for reaching out. Regarding any future or ongoing
violations, the process involves the officer handling the code case
sending copies of the Notice of Violation to the property owner,
property manager, on-site manager (if applicable), and tenant.
To facilitate this, I would need the mailing address or email address
for each of the parties involved.
I hope this clarifies your question. Please feel free to reach out if you
need further assistance.
Best regards,
Rami
Get Outlook for iOS
From: Matt Davies <matt@harmonycom.com>
Sent: Monday, July 28, 2025 2:40:11 PM
To: Salem, Rami <RSalem@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>; johnny@realestategroup.com
<johnny@realestategroup.com>
Subject: Re: City of San Luis Obispo Director's Decision: 145 South Street
Rami
If future violation notices are issued for any reason related to code
enforcement, we need a mechanism to promptly receive them. What
would you like us to file with you so that you send us a copy to our
address or to our email whenever you mail something to the mill st
address?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
On Jul 28, 2025, at 10:54 AM, Salem, Rami
<RSalem@slocity.org> wrote:
Good morning, Matt! I hope this finds you well.
Attached to this email, you will find: The Administrative
citation, the administrative citation appeal form, the
invoice for the citation, a copy of the City Attorney’s
office letter to Harmony Communities, and a copy of
the notice of violation sent to Harmony Communities.
Please let me know if you have any questions. Have a
great week.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 12:39 PM
To: Symens, Sadie <ssymens@slocity.org>; Mezzapesa, John
<JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Thank you for getting back to me Sadie.
Rami,
If you would provide a copy it would be appreciated.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Symens, Sadie <ssymens@slocity.org>
Sent: Thursday, July 24, 2025 12:30 PM
To: Matt Davies <matt@harmonycom.com>; Mezzapesa,
John <JMezzape@slocity.org>
Cc: Salem, Rami <RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hello,
I am not involved in Code Enforcement’s discretion to
issue a citation, but I believe one was sent out this
week. John is out of the office this week. Rami Salem
should be able to provide you with a copy of the
citation if one was issued.
Sadie Symens
pronouns she/her/hers
Deputy City Attorney
<image001.png>
City Attorney's Office
E ssymens@slocity.org
slocity.org
<image002.png>
<image003.png>
<image004.png>
<image005.png>
<image006.png>
Stay connected with the City by signing up for e-
notifications
The information contained in this e-mail message
is intended only for the CONFIDENTIAL use of the
designated addressee named above. The
information transmitted is subject to the attorney-
client privilege and/or represents confidential
attorney work product. Recipients should not file
copies of this email with publicly accessible
records. If you are not the designated addressee
named above or the authorized agent responsible
for delivering it to the designated addressee, you
received this document through inadvertent error
and any further review, dissemination, distribution
or copying of this communication by you or
anyone else is strictly prohibited. IF YOU
RECEIVED THIS COMMUNICATION IN ERROR,
PLEASE NOTIFY US IMMEDIATELY BY
TELEPHONING THE SENDER NAMED ABOVE AT
(805) 781-7140. Thank you.
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 24, 2025 11:01 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>; Johnny Hough
<johnny@realestategroup.com>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi Sadie,
I’ve cc’ed Johnny at Village Properties. Neither he nor I
have received the violation notice. Please advise if it has
been issued and where you sent it to. Please also send
us both a courtesy copy so we may review and file our
appeal. This will be my fourth email to you and John,
without response. John said it would be issued by
Tuesday the 22nd at the latest.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:43 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Sadie,
Would you please email me a copy today since John is
out of the office?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies
Sent: Tuesday, July 22, 2025 10:42 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Please confirm if the violation notice has been issued.
Would you please send me a courtesy copy today?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Wednesday, July 16, 2025 11:54 AM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Thanks for getting back to me. Please send the notice to
village properties and email me a courtesy copy. Does
work for you?
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Wednesday, July 16, 2025 10:53 AM
To: Matt Davies <matt@harmonycom.com>
Cc: Symens, Sadie <ssymens@slocity.org>; Salem, Rami
<RSalem@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
HI Matt,
Just wanted to let you know we are in process of
preparing a citation. We anticipate it will be issued
beginning of next week.
I was hoping you could clarify some questions I have
regarding ownership of the park. The County
Assessor's Office has the owner on record as
VILLAGE PROPERTIES LLC. This LLC has a mailing
address of 962 Mill Street in SLO. In looking at
recorded documents we also see the following entities
associated with the property:
SOUTH PEAK MHP LLC
6653 EMBARCADERO DRIVE SUITE C
STOCKTON, CA 95219
145 SOUTHSLO LP (formerly 145
SOUTHSLO LLC)
1920 MAIN STREET SUITE 1070
IRVINE CA 92614
CEDAR RIDGE INC
1601 CARMEN DR SUITE 100
CAMARILLO, CA 930111
The standard for citations is to issue to the property
owner on record with the assessor, and we want to
make sure that the correct entity is cited so the process
is not interrupted. Our plan is to issue the formal
citation to VILLAGE PROPERTIES LLC unless you are
able to provide any formal documentation to show
other ownership. We will, of course, provide a copy of
the citation directly to you as well, but the formal
citation will be sent certified to the owner we have on
record.
Are you able to provide some clarity on ownership of
the park and how all these entities are connected?
Thank you,
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
From: Matt Davies <matt@harmonycom.com>
Sent: Friday, July 11, 2025 4:18 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Cc: Symens, Sadie <ssymens@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
Hi John,
Checking back in on this. Thx.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Matt Davies <matt@harmonycom.com>
Sent: Thursday, July 10, 2025 5:16 PM
To: Mezzapesa, John <JMezzape@slocity.org>
Subject: RE: City of San Luis Obispo Director's Decision: 145
South Street
John,
Received. Please issue a formal citation notice so we
can begin the appeal process.
Regards,
Matt Davies
Harmony Communities
6653 Embarcadero Dr. Ste. C
Stockton, CA 95219
Cell: (
Main: (209) 932-8747
Matt@HarmonyCom.com
From: Mezzapesa, John <JMezzape@slocity.org>
Sent: Thursday, July 10, 2025 5:02 PM
To: Matt Davies <matt@harmonycom.com>
Subject: City of San Luis Obispo Director's Decision: 145
South Street
Hello Matt,
A response has been completed regarding the request
for Director’s review submitted by you on June 26,
2025, associated with code enforcement case CODE-
000160-2025. Please find a copy of the Director’s
Decision attached to this message. The decision has
also been mailed to the address provided on the
Request for Director’s Review Form and the property
owner on record.
Please let me know if you have any questions.
John Mezzapesa
Interim Deputy Building Official
<image001.png>
Community Development
Building and Safety
919 Palm Street, San Luis Obispo, CA 93401-3668
E jmezzapesa@slocity.org
T 805.781.7179
<145 South St Unit A28 Rent Increase 1 AD CIT 07-23-
2025.pdf>
<Administrative Citation Appeal Form 2024-10-01.pdf>
<145 South St Unit A28 Rent Increase 1 AC 07-23-
2025.pdf>
<145 South St Unit A28 City Attorney's Office letter to
Harmony Communities 06-25-2025.pdf>
<145 South St Unit A28 Rent Increase NOV 06-24-
2025.pdf>
Meeting
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Met with Supervisor JM, Director TT, and City attorney SS. Discussed the SLO Rent
Stabilization ordinance. Discussed the rent increase by 108% for the lot. Discussed the time
parameters.
Inspection
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Supervisor JM and I went out to the MHP and visually inspected unit A28.
Notice of Violation
Activity Name
06/24/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Created this code Case and generated a notice of violation.
Correspondence
Activity Name
06/20/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Spoke with the MHP manager on site (Roxanne Jackobsen (310)751-4567 /
southpeakmhp@gmail.com / 145 South Street) via phone. I informed her of the case,
exchanged contact information. She informed me that she will inform the property
management company (Harmony Communities / 6653 Embarcadero Dr. Suite C, Stockton CA
95219) of the case and get back to me.
Correspondence
Activity Name
06/24/2025
Created On
06/25/2025
Created By
Salem, Rami
Activity Comments
Deputy city attorney SS sent a letter to Harmony Communities. View file attachment in the
case files.
Appeal to Director
Activity Name
6/26/2025
Created On
07/10/2025
Created By
Mezzapesa, John
Activity Comments
Request for Director's Review received 6/26/2025
Appeal to Director
Activity Name
7/10/2025
Created On
07/10/2025
Created By
Mezzapesa, John
Activity Comments
Director's Decision delivered via first class mail to appellant and PO on record. Decision was
also sent to appellant via email.
1st Admin Cite
Activity Name
07/23/2025
Created On
07/29/2025
Created By
Salem, Rami
Activity Comments
Certified mailed the 1st Administrative Citation to the property management/owner of the
MHP Att: Matthew Davies.
Declaration of Service and Posting of Notice
SUBJECT ADDRESS: 145 South St Unit: A28, San Luis Obispo, CA 93401
CASE NO.:CODE-000160-2025 Citation No.: 00040264 Officer: Rami Salem
I/we, the undersigned, declare that at all times herein mentioned, I/we were and now are a duly authorized
employee(s) of the Community Development Department, City of San Luis Obispo, State of California; that
pursuant to Section 1.24.050G of the San Luis Obispo Municipal Code (SLOMC), Section 1101.4 of the
Uniform Housing Code, or Section 401.4 of the Uniform Code for the Abatement of Dangerous Buildings, as
adopted by Section 15.02.010 of the San Luis Obispo Municipal Code, I/we deposited in a receptacle for the
U.S. Postal Service, in a sealed envelope, postage prepaid, by regular mail, and/or certified mail, return
receipt requested the following:
A Notice to Correct,
Notice of Violation,
Administrative Citation,
Stop-Work Notice,
Notice of Hearing,
Notice of Proposed Lien,
Notice of Special Assessment
Notifying the owner of the property of the subject address referenced above of violations of the San Luis
Obispo Municipal Code existing on the property and/or of related abatement proceedings.
The above notice was sent to each person having an interest in the property at their respective addresses as
listed in the Notice, and a copy of the notice was posted at the subject address.
I declare under penalty of perjury that the foregoing is true and correct.
Executed this 23rd day of 07, 2024, San Luis Obispo, California
Officer or clerk effecting service by mail:
Rami Salem Rami Salem 12:00 PM on 07/23/2025
(Print Name) (Signature) (Time/date)
Officer effecting service by posting:
Rami Salem Rami Salem 02:00 PM on 07/23/2025
(Print Name) (Signature) (Time/date)
City of San Luis Obispo, City Attorney’s Office, 990 Palm Street, San Luis Obispo, CA, 93401-3249, 805.781.7140, slocity.org
July 30, 2025
Matthew Davies
6653 Embarcadero Drive, Suite C
Stockton, CA 95219
Via: Email to:
matt@harmonycom.com
Re: Request to Appeal Administrative Citation #00040264
Dear Matthew Davies:
On July 29, 2025, the City of San Luis Obispo received your request to appeal the above
referenced Administrative Citation. This request was incomplete and is therefore rejected. The
reason(s) for this rejection include, but are not necessarily limited to:
The cited party is incorrect; our records indicate that the cited party was “VILLAGE
PROPERTIES LLC A CA LLC/HARMONY COMMUNITY.” Additionally, our records do not
indicate that the appellant identified in Item 2 was cited as a tenant being held financially
responsible for landlord citation. Finally, you have not paid the appropriate appeal fee. To
calculate the appeal fee, please use the worksheet on the appeal form and the citation amount
referenced below.
Based on the information you provided, the fine for the citation referenced above is: $100
In July 2024, the City Council adopted an updated fee schedule which went into effect October
1, 2024. The updated fee schedule includes a fee to appeal an administrative citation to a Hearing
Officer. The Administrative Citation Appeal Form was updated to reflect this, and a blank copy
of the updated form is being enclosed with this notice.
If you choose to do so, within ten (10) days of the date of this letter, the City Clerk’s Office
must receive a written appeal that complies with the requirements of Chapter 1.24 of the City of San
Luis Obispo Municipal Code, which governs administrative citations and appeals (specifically, Section
1.24.100(C) Contents of Appeal), and the current City Fee Schedule. If no compliant request to appeal
is timely received, this appeal will be deemed abandoned and payment of the related fines will be due.
The Municipal Code is available on the City’s website, www.slocity.org or by contacting the
City Clerk’s Office. For your convenience, a form has been enclosed to capture the necessary
information. If you have any questions, please contact me at (805) 781-7140 or
city_attorney@slocity.org.
Sincerely,
Sarah Zion
Legal Assistant, City of San Luis Obispo
Enclosures:
1. Copy of received Appeal Form
2. Blank Appeal Form
Once filled out entirely and signed, email your form to CityClerk@slocity.org
Or deliver in person or by mail to: City Clerk’s Office, 990 Palm Street, San Luis Obispo, CA 93401
Administrative Citation Appeal Form
Form must be received by the City Clerk within 10 days of date of citation to be considered timely filed.
If no appeal is filed within ten days, the administrative citation shall be deemed final. SLMC§1.24.100(A).
Revised and Published: 10/1/2024
PLEASE READ INSTRUCTIONS STARTING ON PAGE 2 BEFORE COMPLETING
Address of Citation: 1 Date of Citation:
ADM or Other Cite Number:
Municipal Code Section(s) Cited:
Municipal Code Section(s) Appealed:
2 Appellant Name(s): Appellant Mailing Address(es):
Appellant Phone(s):
Appellant email address(es):
3 If applicable
Business Name: Business License #
4 Appellant Cited As: Mark only one
_____ Individual or Business _____ Owner of property or building _____ Tenant being held financially
responsible for landlord citation
5 Reason for appeal. Attach additional pages as necessary.
6 Election of Appeal Process.
Choose One. Election is final.
7 Appeal Fee. (calculate using worksheet on back): $ _____________
_____ Construction Board of Appeals Appeal Fee to be collected when form is submitted. Failure to pay the
appropriate fee may cause your appeal to be rejected. _____ Administrative Review Board
_____ Hearing Officer
Office Use Only
Staff initial for collection of fee _____ Date received ____________
8 In-person Hearing.
I wish to have my appeal heard on the record, so I do not need to attend an in-person hearing. I understand I may submit
evidence in support of my appeal up to ten (10) days in advance of the day of review and that I will receive written notice of
when that day of review will be.
Confirm decision to decline in-person hearing by initialing here: _______
9 If different that the address listed in #2 above, all future notices from the City relating to this appeal should be mailed to the
following Official Mailing Address:
10 Truth of Appeal.
I declare under penalty of perjury under the laws of the State of California that all of the facts stated in this appeal are true,
and that this appeal form was executed on:
________________________________ ______________ ______________________________, California
Signature of Appellant or Representative Date of Signature Place of Signature
11 Representative. If applicable, Legal counsel or agent of Appellant
Name and Capacity: Address:
Phone:
Email address:
Page 2
Administrative Citation Appeal Form Instructions
Questions about this form or the appeal process should be directed to the City Attorney’s Office
Email: City_Attorney@slocity.org, Phone: (805)781-7140
1. Citation Details: Describe the administrative citation received (that you are appealing) with as much detail as
possible. The specific information required by the Municipal Code is listed in the form, but any identifying
information you provide will assist staff to quickly complete the initial intake processing of your request to
appeal. San Luis Obispo Municipal Code Section 1.24.100(C)(3)(a-b).
2. Appellant Details: Whether cited as an individual, business owner, property/building owner, or are being held
financially responsible as a tenant for a citation issued to your landlord, all contact information you wish to
provide to the City should be entered here. If there is more than one appellant, attach additional pages and
provide the contact information for every appellant. San Luis Obispo Municipal Code Section 1.24.100(C)(1).
3. Citation Issued to a Business: For an appeal of a citation issued directly to a business (e.g. failure to timely
renew a business license), please provide the additional information in part 3 of this form. The Business Name
and License number should be on the renewal notice, administrative citation, or other notifications.
4. Interest in Citation: For an administrative citation issued to an individual, only that specific person may submit
an appeal. Any appeal submitted by a roommate, family member, etc., on behalf of the individual cited, will be
rejected. For appeals issued to a property or building, the owner or their agent may submit an appeal, as well
as any tenant who is being held contractually, financially responsible for the property citation. Any legal
representative or other agent of the appellant should provide their own contact details in part 11 of this form.
San Luis Obispo Municipal Code Section 1.24.100(C)(2).
5. Reason for Appeal: Give a brief statement of why you are appealing, the relief or action sought, and why the
administrative citation should be revoked, modified or otherwise set aside. The AMOUNT of the fine cannot
be reduced on appeal. Attach additional pages as necessary, and include any audio, video, photographic, or
other supporting evidence you wish to provide. San Luis Obispo Municipal Code Section 1.24.100(C)(3)(c).
6. Election of Appeal Process: Only one appeal process may be chosen, and once chosen, the election is final.
San Luis Obispo Municipal Code Section 1.24.100(B)(2)(c).
All citations that include a violation of Title 15 of the San Luis Obispo Municipal Code (building and related
codes), even if other non-Title 15 code violations are also cited, must be appealed to the Construction Board of
Appeals. San Luis Obispo Municipal Code Section 1.24.100(B)(1).
For citations that do not include a violation of Title 15, you must make a choice between:
• Administrative Review Board: If you wish to retain your right to challenge the administrative
citation, or any final city action related to the citation, in court by any writ action, you must appeal
to the Administrative Review Board for a more formal, comprehensive hearing to ensure
preparation of an adequate administrative record. Should you wish to then challenge that board’s
decision in court, you will need to file a petition for writ with the Superior Court, which may require
the services of an attorney to prepare, and will require payment of the City’s costs to prepare the
administrative record. San Luis Obispo Municipal Code Section 1.24.100(B)(2)(b).
• Hearing Officer: An expedited, less formal appeal process to a city hearing officer, whose final
decision may be appealed directly to the superior court for de novo review pursuant to California
Government Code Section 53069.4. San Luis Obispo Municipal Code Section 1.24.100(B)(2)(a).
For citations that do not include a violation of Title 15, failure to request a hearing before the Administrative
Review Board within the time for the filing of an appeal will result in the appeal being assigned to a Hearing
Officer and will constitute a failure to exhaust administrative remedies for purposes of any subsequently filed
writ action. San Luis Obispo Municipal Code Section 1.24.100(C)(4).
Once filled out entirely and signed, email your form to CityClerk@slocity.org
Or deliver in person or by mail to:
City Clerk’s Office, 990 Palm Street, San Luis Obispo, CA 93401
Page 3
7. Appeal Fee. Every path of appeal requires payment of a fee due at the time your appeal is submitted. Once
your appeal is determined to be complete, timely and valid, the fee is non-refundable as it is recovery of a
percentage of the cost to bring your appeal to hearing, regardless of the outcome. Fees are adopted by City
Council resolution and updated annually. Use the chart below to properly calculate your appeal fee:
Construction Board of Appeals, Title 15 violations
Minor: related to an Alteration/Addition of an existing Single-Family or Accessory
Dwelling Unit (including duplexes), a demolition permit, or any item permitted under
the “Additional Building Fees” schedule
$618
Moderate: related to all other permits that are processed under the alteration/addition
work class, New Single-Family permits (including duplexes), and New Accessory
Dwelling Unit permits
$1,106
Major: related to anything that doesn’t fall into one of the other two categories $1,953
Administrative Review Board $501
Hearing Officer review, capped at $106 but could be less depending on the amount of your fine
Amount of fine(s) being appealed:
(1)
25% of fine(s): amount in (1) multiplied by 0.25
(2)
Cost Recovery Appeal Fee Cap: (3) $106
Your appeal fee: whichever is less of (2) & (3)
$
Checks should be made out to the “City of San Luis Obispo.” Payment by credit card can be facilitated by the
Finance Department 1 and should be completed prior to submission of your appeal form, with a copy of the
payment receipt attached to the form. Any appeal received without payment of the proper fee may be
rejected.
8. Hearing Procedure: It is your right under San Luis Obispo Municipal Code Section 1.24, no matter which
appeal process is chosen, to have an in-person hearing. However, you are under no obligation to appear. If
you choose, you may elect to have your appeal reviewed on the record (all documents, pictures, etc.
submitted by yourself or the City).San Luis Obispo Municipal Code 1.24.110(F).
9. Official Mailing Address: The Municipal Code requires certain notices be sent via U.S. Mail and so, while
courtesy notifications may be sent via email or to other addresses, you are required to provide one official
mailing address for your appeal. San Luis Obispo Municipal Code 1.24.100(C)(5).
10. Signature: The step most commonly missed in the appeal process (and the most common reason for rejection
of a timely appeal) is failure to sign the appeal and declare the facts stated in the appeal to be true. The form
provides a signature block for this purpose but if there are multiple appellants, all must sign a declaration. Any
additional declarations can be attached as additional pages. San Luis Obispo Municipal Code 1.24.100(C)(5).
11. Representative of Appellant: Any legal representative or other agent assisting with the preparation of the
appeal or who intends to appear at the hearing, must provide their contact information and relationship to
the appellant.
1 Finance Department staff are available by phone (805)781-7124 and at the public counter, downstairs at City Hall (990 Palm
Street), Monday – Thursday, 8:00am – 4:00pm
SZ7/31/2025
City of San Luis Obispo Finance
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7124 www.slocity.org
Thank you for your payment.
Have a nice day!
Wednesday Jul 30 2025 04:14:25 PM
Admin Citation Appeal Fee (ACAF)
MATTHEW DAVIES - CN:00040264 100.00
__________________________________________
Total 100.00
Credit 100.00
Receipt #: finance-07302025-34
Cashier: Patrick Koski
. . . . . . . . . . . . . . . . . . . . .
M/C ************
Entry Method: MANUAL
Date: 07/30/25 Time: 15:15:05
Reference: q-30cC1gxd4oVAdPX3qtFUQuAQEXk
Auth Code: 02586Q
Approved - Thank You
Merchant Id: CITYOSANL2GB
. . . . . . . . . . . . . . . . . . . . .
TOTAL USD $ 100.00
I AGREE TO PAY THE ABOVE AMOUNT
ACCORDING TO THE CARD ISSUER AGREEMENT
(MERCHANT AGREEMENT IF CREDIT VOUCHER)
x_________________________________________
Cardholder Signature
City Copy
City of San Luis Obispo Finance
990 Palm Street
San Luis Obispo, CA 93401
(805) 781-7124 www.slocity.org
Thank you for your payment.
Have a nice day!
Wednesday Jul 30 2025 04:14:25 PM
Admin Citation Appeal Fee (ACAF)
MATTHEW DAVIES - CN:00040264 100.00
__________________________________________
Total 100.00
Credit 100.00
Receipt #: finance-07302025-34
Cashier: Patrick Koski
. . . . . . . . . . . . . . . . . . . . .
M/C ************
Entry Method: MANUAL
Date: 07/30/25 Time: 15:15:05
Reference: q-30cC1gxd4oVAdPX3qtFUQuAQEXk
Auth Code: 02586Q
Approved - Thank You
Merchant Id: CITYOSANL2GB
Customer Copy
PROOF OF SERVICE
- 1 -
PROOF OF SERVICE
STATE OF CALIFORNIA; COUNTY OF SAN LUIS OBISPO
I am employed in the County of San Luis Obispo, State of California. I am over the age of
18, and not a party to the within action. My business address is 990 Palm Street, San Luis Obispo,
California 93401.
On September 4, 2025, I caused the foregoing document described as NOTICE OF
ADMINISTRATIVE APPEAL REVIEW to be served on the interested parties in this action by
placing true copies thereof enclosed in sealed envelopes, addressed as follows:
Village Properties LLC a CA
LLC/Harmony Community
6653 Embarcadero Dr. Suite C
Stockton, CA 95219
Email: matt@harmonycom.com
[X] By United States Mail: I enclosed the documents in a sealed envelope addressed as
indicated above. I am readily familiar with the office’s practice of collection and
processing documents for mailing. It is deposited with the U.S. postal service on that same
day in the ordinary course of business. I am aware that on motion of the party served,
service is presumed invalid if the postal cancellation date or postage meter date is more
than one day after the date of service.
[X] Courtesy Copy by E-mail: I caused this document to be transmitted via e-mail to the e-
mail address listed above.
I declare under penalty of perjury under the laws of the State of California that the
foregoing is true and correct. Executed on September 4, 2025, at San Luis Obispo, California.
_____________________________
Sarah Zion