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Home My WebLink About05/07/1991, 4 & 5 - PARKING STRUCTURES REPAIR PROJECT AND SIDEWALK IMPROVEMENT PROJECT ��pl� l�lllllll�l=�I II MffTIDATE: I_ Cl"1 o san IuIs osIspo May 7, 1991 COUNCIL AGENDA REPORT ITEM NUMBER FROM: David F. Romero, Public Works Directors+ SUBJECT: Plans and specifications for crack repair project for Palm Street and Marsh Street parking structures, City Plan No. R-39D CAO RECOMMENDATION: By motion, approve the plans and specifications for crack repair for the Palm Street and Marsh Street parking structures and authorize solicitation of bids and awarding of contract if lowest responsible bid is within Engineer's estimate BACKGROUND: At its meeting of March 19, 1991, the City Council considered plans and specifications for sealing a number of cracks in the walls of the two parking structures. Council was concerned that these cracks represented some level of failure of the parking structure, or improper workmanship, and requested that staff obtain additional information justifying the need for this work. Attached are letters from Conrad and Associates, the original design consultant; Fred Schott and Associates, a local structural engineering firm hired to investigate the cracks on the Marsh Street structure; and Applied Engineering, a local engineering firm hired to investigate the Palm Street structure. All three of the consultants recommend epoxy injection of the cracks so as to prevent corrosion of the reinforcing steel. All three indicated that these are primarily surface cracks and not structural in nature. Conrad indicates that these cracks are not uncommon in this type of structure. None of the consultants indicate, nor does the staff believe, that the cracks are a result of improper workmanship. Even if improper workmanship could be proven, the contractor guarantee is for one year and it is now more than two years since the Palm Street structure was accepted. 94% of the crack sealing will take place at the Palm Street structure. DISCUSSION: Staff believes that this kind of cracking is inherent with this design of structure and that it still must be protected or face the risk of ultimate failure of the parking structure due to corrosion. ALTERNATIVES: 1. The project could be delayed until a later date, with a probable increase in cost and probable corrosion damage to the steel. 2. The project could be reduced by eliminating the Marsh Street structure from the contract, since these cracks are very, very minor and are generally closed during the warmer weather thus minimizing the rain water penetration to the steel. ;lilii9tiil►!Iflil��' iIIIIII MY Of sari Uuas 01Bispo M" COUNCIL AGENDA REPORT Crack Sealing Page Two I 3. Conduct work with City forces. If the contract approach is not approved, staff will have to attempt the epoxy injection with its own forces. Staff would rent equipment and materials locally and attempt to do the job. However, we are not expert in this type of i operation and are not likely to do as good a job as a contractor specializing in this work. 4. Do nothing. Staff does not feel that the option of doing nothing is a viable one, since the structures would ultimately be subject to failure because of lack of proper maintenance. FISCAL IMPACT: I The Engineer's estimate for the project is $42, 000. This is a new project and monies have not been allocated for this repair work in the current budget. Funds will have to be allocated from the undesignated fund balance of the parking program. As reflected in the recent mid- year budget review, adequate balances are projected at year end to fund this project. However, the long-term financial status of the parking system continues to be a concern, and any unprogrammed outlay reduces the funds available for future capital purchases, such as acquisition of a third parking site. Attachments: Council Agenda Report, 3/19/81 Conrad letter, April 10, 1991 Fred Schott letter, September 28, 1990 Applied Engineering letter, November 9, 1990 Page from specifications NOTE: Plans and Specifications are on file in the City Clerk's Office. I I I crackseal/dfr#28 I ��II�II►II�IIIIIIIIII�IIIIII f M ING GATE: Ip��►i cityo san lues oBispo / 5- -f COUNCIL AGENDA REPORT ITEM NUMBER: FROM: I�- Dave Romero Wayne Peterson Prepared by: Reith Opalewski Public Works City Engineer Parking Manager SUBJ: Plans and Specifications for Crack Repair Project for Palm Street and Marsh Street Parking Structures. CAO RECOMMENDATION: By motion, approve the plans and specifications for crack repair for the Palm Street and Marsh Street Parking Structures and authorize soliciting of bids and awarding of contract if lowest responsible bid is within Engineer's estimate. BACKGROUND: Since the completion of the Palm Street Parking Structure in March 1988, there have been a number of structural cracks in the walls and floors. This is common with structures of this construction. These cracks are easily penetrated by water which is causing deterioration of the concrete and metal reinforcement in the walls and floors. If allowed to continue unchecked, this water penetration could cause serious damage and costly reconstruction to the structure. There have been similar cracks in the floor area of the new Marsh Street facility, but to a lesser degree. DISCUSSION: Through an epoxy injection system the floors and walls of both structures can be sealed to prevent further water damage. Approximately 3100 linear feet will have to sealed in the Palm Structure and 200 linear feet in the Marsh Structure. This application process in the most cost-effective and can be done with a minimum of disruption to the operations of each structure. The life expectancy of this project is unknown because of the nature of post-tension concrete contruction. Periodic inspections will be required to determine if additional repairs are needed. CONCURRENCES: The Engineering and Parking Divisions concur with the recommendation to epoxy seal the walls and floors. FISCAL IMPACT: The Engineer's estimate for the project is $42, 000. This is a new project and monies have not been allocated for this repair work in q�3 ��!�ii►IViIII11111�niIlllll city of San L,.iS OBISpo Nii% COUNCIL AGENDA REPORT Council Agenda Report Page Two the current budget. Funds will have to be allocated from the undesignated fund balance of the parking program. As reflected in the recent mid-year budget review, adequate balances are projected at year end to fund this project. However, the long-term financial status of the parking system continues to be a concern, and any unprogrammed outlay reduces the funds available for future capital purchases, such as acquisition of a third parking site. ALTERNATIVES: I 1. Delay the project to a later date 2. Reduce the scope of the project 3. Cancel the project i PROS AND CONS ! i It is possible to postpone the project, especially in light of our limited rainfall. However, any additional moisture from condensation or light rain will only accelerate the concrete deterioration. The longer we wait, the more costly for future repairs. Repairing only part of the cracks or completing only one structure would be less expensive in the short-term, but more costly in the long-term since the bidding and contract process would have to be repeated. Cancelling the project would be short sighted and only cause more serious problems in the future. I Approved: City Administrative Officer i tt ey i City Finance Director i Public works Director I / 1 ConradASSOClafes 5990 Sepulveda Bbd.,SuRe 200 P.O.Box 514 Van Nuys,CA 91408-0514 (818)901-0853 April 10, 1 991 (800)4-Conrad in Smmwn Ccoomb (800)533-7049 in camramla (818)901-7504 FAx David F. Romero, Director Public Works Department RayrrrondRaya 955 Morro Street "mgck'° San Luis Obispo, CA 93401 E.Renard Bouler ExeaANB Nce PrBsldarfl Dennis Slmonlan,AIA ArChIGO Re: Palm Street Parking Structure and Antonio S.UASON A®oclWe•S.E. Marsh Street Parking Structure Dear Mr. Romero: We received your letter dated March 26, 1991 in regards to epoxy injection for crack repair. The undersigned paid a visit to the structures on April 4, 1991 and walked through the two parking structures with Tom Gingg to see the cracks referred to in your letter. In the Palm Street parking structure the cracks in the concrete walls and slabs appear to be of the same size and location as observed about a year ago. These ccracks are caused by shortening (creep and shrinkage) of the postensioned floor system and are not uncommon in this type of structure.' Since it was a very warm day it was practically impossible to find the slab cracks (which were leaking according to Tom Gingg) in the Marsh Street structure. Even though the above captioned cracks do not impair the structural safety of the structure, the cra .� ahoul �sealed by epoxy injection to prevent a. fT�t),ry e-arrodina oxob� m of t�ie.._reinforcing steel and 1 ne g�Tiening the useful life of the structures. We hope this information is sufficient for your needs at this time. If you have any questions please call . Sincerely, CONRAD ASSOCIATES ...�t'�,r/fs-moo ..� Com. Ls-�•-c ' Antonio S. Luisoni S.E. Associate APR A DFASION OF COMMD BUILDING SYSTEMS.IW— q../ NC.q../ r Fred H. Schott & Associates, Inc. CML&STRUCTURAL ENGINEERING•LAND PLANNING R E C E 1 V E0 SEP 2 8 1990 September 27 , 1990 ENGINEERING DIVISION p CITY OF SAN LUIS OBISPO Mr. Wayne Peterson . San Luis Obispo City Engineer 955 Morro Street San Luis Obispo, CA 93401 Subject: Slab Cracking in the Northerly half of the Parking Structure Slab at the roof level Lear Wayne: Per your request we have made a site inspection, reviewed the original concrete mix designs prepared by Kaiser (#S6055 & 6084 dated 5/26/89) and the revised and apparently approved mix design by Pacific Geoscience (Job No. PT-5420-4701 dated Sept. 7 , 1989) . We have also reviewed the General Structural Notes and specification requirements for concrete in the Construction documents as well as made a cursory examination of the structural plans and details as they might relate to slab cracking. The original (Kaiser) mix designs would have resulted in substantially greater shrinkage than the Pacific Geoscience mix design. While the mix design used is considerably finer than a mix designed to minimize shrinkage, it was obviously satisfactory in most of the structure. Most of the visible cracks in the northerly half of the roof slab run parallel to the beams (perpendicular to the direction of span for the slabs) . Some of these cracks do not extend through the slab while others do. There are a few cracks on the underside of the slab in the most northerly bay which are perpendicular to the beams (parallel to the slab span) . Our professional judgement is that the partial depth cracks in the top of the slab are Pl artJ c shrinkage cr.�.ckn- whilc the full dept", =CZ ... drying shrinkage cracks emanating from the plastic shrinkage cracks. it is quite probable that this particular pour was made on a relatively dry, windy and probably warm day. None of t acks anuear tc___ be s%La=j;4 al i ^ na ut`e and should not af_ ec. ...._the_.structural performance .of tYLa,.s.'1ab in the near futuie�'unfortunately_._the_.-f.ull-depth....cracks_ .will a7%ow rainwater ,to penetrat_a_.t.o_.the.__slab_.r_einfot.c ng steel resulting in f r.usti.:>g _of the .reinfor-cing_and ..s.palli.ng_of _the _adjacent concrete. The concrete should._be_sealEd_to_ prey_ent___.thi..s.�.fut.u.�Ce .._ deter.icration. Epox�l outing of tcrack�or installation of a surface membrane _ will accomplish_ that =rid. Ile would recommend the latter course since ore would seal rhe entire surface--not just the larger cracks. This surface membrane must have sufficient flexibility and elasticity to bridge over any and all cracks. j I SAN LUIS OBISPO OFFICE (805)544-1216 SANTA MARIA OFFICE (805)9253433 200 Suburban Road.Suite A . San Luis Obispo.California 93401 222 West Cormen Lane.Suite 104 9 Santa Mono.California 93454 iptember 27 , 1990 Wayne Peterson Page 2 The cracks in the bottom surface of the end bay appear to reflect the prestressing strands and probably resulted from movement of the strands during concrete placement in the adjacent bay while the concrete was only partially hardened. Again these cracks do not appear to be structural in nature and should not affect the performance of the slab. The reinforcing steel in the slab is parallel to the cracks and may or may not be' subjected to moisture in the cracks . It would probably be wise to seal by epoxy grouting or caulking. A second note of concern relates to the lateral force resisting system in the structure. The project structural calculations (sheets Rl through R47) do not cover lateral forces and a review of the plans does not reveal any obvious comprehensive and integrated lateral force resisting system. We suggest that you obtain copies of the lateral force system calculations and check the plans to insure that the calculation results have been incorporated into the plans and details. If you have any further questions in this matter please do not hesitate to contact us. Sin c e r ely yours, Fred H. Schott FHS:nsb I i I j q.01/f' APPLIED D ENGINEERING P.O. Box 4445 708 Fiero Lane, Unit 12 San Luis Obispo, California 93403 David M. Carter P.E. 805/544-5684 Jeffrey CAiirker P.E. November 9, 1990 "� C el V C 0 City of San Luis Obispo No V1 e3 199 Engineering/Parking ENG1 955 Morro Street CITY°F=t9'0V8,'o San Luis Obispo, California 93401 Attention: Wayne Peterson Subject: 290087 -- Palm Street Parking Garage Evaluation of Concrete Cracking Dear Wayne: In accordance with your request, we observed existing cracking of concrete shear walls at the subject project with you on September 4 , 1990. Generally the cracks observed were diagonal cracks extending from the top outer ends of shear walls to the interior lower edge of the shear walls. These cracks appear at lines of resistance where shear walls occur at opposite ends of the building such as at the north and west wall. For the purpose of this report, Palm Street is assumed to run north and south. The south and east walls which occur approximately midlength of the building have sustained no discernable damage. but is The west wall is continuous across the west end of the building, dicontol jots. vided the tcracking fintthe west ive lwalls byoccursrin thein ntwo end sections. The north wall occurs in two sections at opposite ends of the building, and the cracks are most severe near the ends of the building. in addition, the cracking was noted to be more severe at the lower levels. There is a pour strip extending across the structure at approximately midlength. This effectively uncouples the shear walls along the north side from the effects of elastic shortening. The cracks appear to be a little more severe at the west end shear walls where there is no such pour strip to mitigate the effects of elastic shortening. The floor slabs are prestressed and are subject to the volumetric changes associated with prestressing. The walls are not prestressed, and undergo no such volumetric changes . The floor slabs are cast into the walls. Wayne Peterson November 9, 1990 page 2 It is our opinion that the cracks in the shear walls are due to a combination of stresses caused by elastic shortening of the floor the slabs due to prestressing, and creep in the floor slabs due to top endssof ustained com ressiowalls ofrom omprestressing. Essentially' the being pulled together b the floor slabs, andomsI rigid in comparison. thTheodiagonal cracksof theear describedwallsaabovelare vthey result. The west end ,,all is being stressed by the slab from both elastic shortening and the continuing action of creep in the I slab. The north end wall is being stressed by the slab primarily from creep in the slab due to the sustained compression from prestressing, and not from the original elastic shortening. Since the length of the slab is substantially more than the width, the effects of only the creep in the longitudinal direction have an effect similar to the sum of elastic shortening and creep in the transverse direction. The total effects of creep can be in the range of double that due to the initial elastic shortening. Based upon the approximate age of the structure, we estimate that between 70% and 8s% of the effects of creep have been experienced to date. i We have reviewed the material we received which was supposed to contain calculations showing the magnitude of stress in the shear walls. This documentation contained only examples of the operation of the programs used to calculate the shear walls, and ' ad no actual calculations for the specific pro .do not know the level of stress in the shearectwalls. ThHowever, we must assume they are fairly highly stressed, and cannot accomodate the partial loss of the concrete component of shear resistance due to the cracking. We recommend that a ox n T is may a accomplished b 4 re— °air .tie who has previously performed similar workinonctthe sub—contractor parking structure for which we exist. Alternately, it ma assume specifications already available locally. Y be accomplished with materials Anchor-it, and havee have investigated an injection system by specifications to describers red thteriaattls ached guideline the Anchor-it system. These materials are avaind labledulocally through Cuesta Equipment, but the process requires some training. i Therefore, the procedure must be supervised by a contractor or manufacturer's representative experienced in this type of work . You should be aware that since not all of the creep has occurred as described above, it is possible that additional cracking will occur after the current cracks are repaired. W do not recommend that you wait to rtpair the cracks since the remain er of the creep will take a number of years to occur, become contaminated, any injection may be ,anainefnd if the e repairs We suggest that you repair the current cracks, and resolve problems of any further cracking if and when they occur. Wayne 'Peterson November 9, 1990 page 3 It is the intent of the procedures described above to return the shear walls to as near their new condition as it restore the monolithic structure of the walls. Ite•will willwillincrease their load. carrying capability above that originally available, nor will it necessarily preclude future cracking. Therefore, we cannot be responsible for the original design of the structure. This responsibility remains with the original design Engineer. We hope this information is sufficient for your needs at this time. If you have any questions, please call. Sincerely yours 4FE3S/pyf.� Cq q�Fr 9� u Z. David M. cart r �`L No. 1955 . SE1955/9-30-93 ma=r SEP. a 0 1993 .= sl �TROC7U�p� i �9TF OF CAL�E�P list SECTION 5. LEGAL RELATIONS AND RESPONSIBILITIES TO THE PUBLIC. T Y. Relief from Maintenance and Responsibility. Upon the request of the Contractor, the City of San Luis Obispo may relieve him of the duty of maintaining and protecting certain portions of the work that have been completed in all respects in accordance with the requirements of the Contract and to the satisfaction of the Engineer, and thereafter except with his consent, the Contractor will not be required to do further work thereon. In addition, such action by the City will relieve the Contractor of responsibility for injury or damage to said completed portions of the work resulting from use by public traffic or from the action of the elements or from any other cause, but not from injury or damage resulting from the Contractor's own operations or from his negligence. However, nothing in this Article "W" providing for relief from maintenance and responsibility will be construed as relieving the Contractor of full responsibility for making good the defective work or materials found at any time before the formal written acceptance of the entire contract by the City of San Luis Obispo. Z. Personal Liability. Neither the City Council, the City Engineer, nor any other officer or authorized assistant or agent shall be personally responsible for any liability arising under the Contract. A-A. Responsibility for Damage. The City of San Luis Obispo, the City Council, the City Engineer, or his authorized assistants or agents, shall not be answerable or accountable in any manner for any loss or damage that may happen to the work or any part thereof, or for loss or damage to any material or equipment used in performing the work. B-B. Responsibility of the City. The City of San Luis Obispo shall not be held responsible for the care or protection of any material or parts of the work prior to final acceptance of the work, except as expressly provided in these specifications. C-C. Guarantee. The Contractor shall be responsible for faulty materials er vQr10M chin and shall remedy any defects resulting therefrom appearing within one yeAt from the completion of the project and shall pay for any damage to other work resulting therefor. 7 ' r^ J- J D-D. Acceptance of Contract. When the Engineer has made the final inspection and has determined that the contract has been completed in all respects in accordance with the plans and specifications, he will recommend that the City of San Luis Obispo formally accept the Contract. Unless conditions to the acceptance are imposed by the City of San Luis Obispo, immediately after acceptance by the City, the Contractor shall be relieved of the duty of maintaining and protecting the work as a whole, and he will not be required to perform any further work thereon, except as 4 provided in Article "C-C", Guarantee, in this Section of the specifications. 5-8 r: q4 ( I��il�q��INIIIIIIIIIII1II IQIII "J t MEETING GATE: cio san suis osIspo COUNCIL AGENDA REPORT ITEM NUMBER FROM: Arnold B. Jonas, Community Development Director; FK By: Pam Ricci, Associate Planner SUBJECT: Consideration of an exchange of property between the City of San Luis Obispo (Laguna Lake Municipal Golf Course, 11175 Los Osos Valley Road) and Laguna Lake Mobile Estates (1801 Prefumo Canyon Road) . CAO RECOMMENDATION: Adopt the attached resolution approving the land exchange based on findings and subject to conditions. REPORT IN BRIEF: The owners of Laguna Lake Mobile Estates have applied to the city for a tentative subdivision map to create a mobilehome park condominium. While reviewing that map, it was discovered that portions of mobilehomes, fencing and other improvements encroach onto the adjacent city-owned Laguna Lake Municipal Golf Course (along the north and east property lines of the mobilehome park) . Staff has postponed continued processing of the tentative subdivision map until the encroachment issue is resolved. Three alternatives were identified by staff to deal with the encroachments: 1. ) require the removal of the encroachments; 2. ) allow the improvements to remain with encroachment permits; and 3. ) modify the locations of lot lines where the encroachments occur. Because the encroachments do not adversely affect the golf course's operations and . since the total area where the encroachments occur is small (about 0. 1 acre) , staff felt that adjusting lot lines would be the most efficient and least disruptive approach to handling the situation. As requested by the city, the owners of the mobilehome park have submitted a lot line adjustment map to adjust property boundaries accordingly. In exchange for acquiring the 0. 1 acre of city golf course land where the encroachments occur, the owners of the mobilehome park are proposing to dedicate to the city about 5.3 acres of creek/open space area. Section 906 of the City Charter requires that any sale or lease of, or in this case, exchange of, city property be approved by a 3/5 majority of the council. The council in reviewing the land exchange will need to determine appropriate compensation for the city land involved - either acceptance of the proposal to dedicate in fee to the city the creek channel area now owned by the mobilehome park or payment to the city for the fair market value of the land. In accordance with California Government Code Section 65402, the Planning Commission on March 27, 1991 found the land exchange consistent with the general plan. �� I ��►��IIVIIIIIIIIIP°N°►ll$ MY of San lues OBISp0 i COUNCIL AGENDA REPORT Property Exchange Page 2 SIGNIFICANT IMPACTS With conditions requiring improvements to stabilize the creek bank area and prevent further undermining of two significant trees, no significant environmental impacts are expected from the land exchange. CONSEQUENCES OF NOT TARING THE RECOMMENDED ACTION If the council denies the property exchange, then the applicant would need to either obtain encroachment permits from the city, remove the encroachments or pay fair market value for the city property. BACKGROUND: Data Summary for Laguna Lake Municipal Golf Course Address: 11175 Los Osos Valley Road Owner: City of San Luis Obispo Zoning: PF, Public Facility General Plan: Park Data Summar for Lacruna Lake Mobile Estates Address: 1801 Prefumo Canyon Owner: Laguna Lake Company, General Partnership Zoning: R-2 (mobilehome park) and C/OS-40 (creek area) General Plan: Medium Density Residential (mobilehome park) , Conservation/Open Space (creek area) Project Action Deadline: May 15, 1991 Site Description The golf course property owned by the city where the encroachments by the mobile home park occur is fairly flat and open. The encroachment area is very narrow (about 8 feet wide at its widest) and long and occurs along most of the extent of the north and east property lines of the mobilehome park shared with the golf course. The total encroachment area consists of about 0.1 acre. The creek area proposed by the owners of the mobilehome park to be offered in fee to the city in exchange for the encroachment area described above includes open space areas beyond the top of bank, including a playground, as well as the creek area itself which has steeply sloping banks and a fairly wide and flat channel area. The total creek/open space area being offered to the city totals about 5.3 acres. 5�.' City of San pais OBISpo i COUNCIL AGENDA REPORT Property Exchange Page 3 EVALUATION Staff feels that the proposed land exchange is in the city's best j interest and consistent with land use and open space policies to acquire creek and open space areas in fee. Acquisition of the creek area will allow for pedestrian linkages between the Royal Way tracts and Prefumo Canyon Road. It is staff's opinion that the small amount of golf course property that will be exchanged will not have any impact on the course's operations and therefore not raise general plan policy consistency issues. i i While staff supports the proposed land exchange and is enthusiastic about acquisition of the creek/open space area, it is staff's opinion that the exchange should be conditioned upon existing creek bank erosion problems being addressed. On March 12, 1991, city planning and engineering staff meet with representatives of the property owners and residents of the mobilehome park to "walk" the creek. During that meeting, adjustments to the proposed lot line location along the top of bank were agreed upon and needed improvements to the bank area to address erosion problems were evaluated. I The banks of this creek corridor have been significantly eroded from past storms. Of particular concern are two large trees (one oak and one sycamore) that have been undermined by erosion and have exposed root systems. Both city staff and the Planning Commission feel that repair work to the channel should be completed before city acceptance of the j area offered for exchange and that the cost for the needed improvements should be borne by the existing property owner, not the city. The j proposed property exchange is a mechanism for assuring that this needed erosion repair work is completed in a timely matter. However, since the ' city is aware of the erosion problems, it could pursue the required repair work under current city abatement regulations without any specific planning entitlement involved. An attached letter from Gary Collister of Cal Park, the company representing the mobilehome park owners on the conversion request, contains a formal request to waive any requirements for extensive erosion repair work. The letter cites the discrepancy in the relative assessed values of the two properties as a reason (the much greater value of the creek/open space area that the city would acquire as compared to the golf course property that would be exchanged) to waive the required improvements. The submitted appraisal and the relative values of the properties to be exchanged is discussed in greater detail below under the Fiscal Impact section. ALTERNATIVES 1. Require the applicant to pay the fair market value for the city golf course property land to enable the property boundaries adjustment proposed (would allow encroachments to remain) . S '3 �il��lilllllillUl'' i��I►'�I city Of San tins OBISPO COUNCIL AGENDA REPORT Property Exchange Page 4 2 . Deny the proposed property exchange requiring the applicant to either obtain encroachment permits from the city or remove the encroachments. 3 . Continue review if the council feels that additional information is necessary in order to render a decision. The council could continue consideration with the agreement of the subdivider. Lot line adjustment maps are administrative actions that j are handled by planning staff. However, they are governed by the same processing deadlines as other subdivision maps are. The deadline for action is May 15 , 1991 unless the applicant agrees to an extension of processing (one-time 90-day extension) . OTHER DEPARTMENT REVIEW The Public Works Department has pointed out the need for repair work to the creek bank area to address erosion problems. They have stipulated that deeds to finalize the proposed land exchange should not be recorded until the work is done or appropriately bonded for. FISCAL IMPACT An appraisal prepared by Gerald C. Taylor of the firm Schenberger, Taylor, Mc Cormick and Jecker (available in file for review) and submitted by the applicant on March 18, 1991, indicates that the property offered by the mobilehome park to the city (5. 3 acres in the creek area) has an appraised value of $124, 000, over 40 times higher than the $3, 000 that the land now owned by the city where the encroachments occur was appraised at (about 0.1 acre of golf course property) . While staff agrees that the property the city would obtain is larger and would have a higher value, the actual discrepancy in the relative values of the properties is probably overstated. The appraisal does not take into account the cost savings to the mobilehome park property owner of not having to move homes and other improvements encroaching onto the city property. In conclusion, the creek/open space area that the city would acquire is i of equal or .higher value than the golf course property it would be exchanging. If the property owner does the necessary repair work to the creek corridor, the proposed property exchange will not require any outlay of city funds. RECOMMENDATION Adopt the attached draft resolution which approves the land exchange with conditions. i }�i�uIIIIIIIIIII�Ii �llU�ll city of San l.-,s OBISp0 Emma COUNCIL AGENDA REPORT Property Exchange Page 5 Attached: Draft Resolutions Vicinity/Zoning/General Plan Maps Tentative Subdivision Map No. 2038 Excerpts from Lot Line Adjustment Map Letter from Gary Collister dated 3-15-91 Memos from Dave Romero and Jerry Kenny d:subdv\91-019.wp I I I I I I I i I I I ��S RESOLUTION NO. (1991 SERIES) A RESOLUTION OF THE COUNCIL OF TIE CITY OF SAN LUIS OBISPO APPROVING A REQUEST TO EXCHANGE PROPERTIES BETWEEN THE CITY OF SAN LUIS OBISPO (LAGUNA LAKE MUNICIPAL GOLF COURSE, 11175 LOS OSOS VALLEY ROAD) AND LAGUNA LAKE MOBILE ESTATES (1801 PREFUMO CANYON ROAD) BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECMON 1: Findings. That this council, after consideration of the staff report and the applicant's statement, approves the proposed property exchange based on the following findings: 1. The proposed property exchange resulting in city acquisition of approximately 5.3 acres of creek/open space area is consistent with policies contained in both the Land Use and Open Space Elements of the City's General Plan; and 2. The proposed property exchange will not adversely affect the continuing operation of the Laguna Lake Municipal Golf Course. SECTION 2. Conditions. The proposed property exchange is hereby approved, subject to the following conditions: 1. The property owner of the mobilehome park shall stabilize the creek banks and do other repair work necessary to the satisfaction of the Public Works Department prior to recordation of deeds finalizing the property exchange and lot line adjustment. On motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this -.day of 1991. S�4p Mayor ATTEST: City Clerk APPROVED: City Ad ' ' trative Officer jit ey Community Dev o ment Director RESOLUTION NO. (1991 SERIES) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING A REQUEST TO EXCHANGE PROPERTIES BETWEEN THE CITY OF SAN LUIS OBISPO (LAGUNA LAKE MUNICIPAL GOLF COURSE, 11175 LOS OSOS VALLEY ROAD) AND LAGUNA LAKE MOBILE ESTATES (1801 PREFUMO CANYON ROAD) BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this council, after consideration of the staff report and the applicant's statement, denies the proposed property exchange based on the following findings: 1. The existing encroachments onto the city's property interferes with the continuing operation of the Laguna Lake Municipal Golf Course. SECTION 2. The proposed property exchange is hereby denied. On motion of . seconded by . and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of 11991. Mayor ATTEST: City Clerk APPROVED- �. City Administrative Officer i o_ y -- — Community a V to :merit Director r C/OS - 40•.. /0 S� 0 - i o ` 1 _ ♦ {.�, 4. l' ASV O ��•• � �`y 1F�r . - ►ti a r°� PF tY ItoIc p~ a ri i o 10 - ♦. < :� PF �:�i°E:::::�:::::•::•:•::: •..?:::::• v Laguna Lake o He at "'.~€ `•`:€ -��' ::.:..:::...»•»........................... o .. .............:.:::.. City f rse ` ��` P F - R =666 Creek Area to \ . -I J��' AX44 j�" be exchanged ' '�<< ,' `T , p �R• C/OS-40 , S= =?. - ° f AY G R_3 TRACT Z038 VICINITY MAP NORTH el -I',- , -,.�Nll"f%.-f.., - r-.� I .r nj r,, ft r ...... ke Mr-i eL LAGUNA LAKE. 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L' i�La�.i•�\ I e':.�.:�I.S.�+�JS��tL1 f'1�:��' 1 ail JIt +.s W tli I f:'. .t• :l t\: 'l,t. i-• `aw�)a•`�•-.--,,t 1 ( r' �5 -F'Z•,7"1�">S.� �` R°'[tj LZ y� :�. �.If .:l !1 `! -S ,a, 'a•�:`�-�1`;ti1.;�� i_11 -''.,1 : 1'._ ',i. � �O LIta, Za � �F,�'• E�_��e��:IGGGGGI,`R I•Ir+L`� Y•-�� -q`\�.l\!' t��` ; ;:5 �Y ►CC 4�,•:: ��. �:.Vkl�r�e\�!r J•{ Is f•+1 a x Zig E 'C ✓• �1�-S.i ��ri - L..i IL �%: �•`=��E1[i iii�•s_:.�\�� X —�r— S-l� C:L-P CALIFORNIA PARK PROPERTIES, INC. March 15, 1991 Ms. Pam Ricci Associate Planner CITY OF SAN LUIS OBISPO Community Development Department Post Office Box 81`00 990 Palm Street San Luis Obispo, California 93403-8100 Re: Gerald Taylor, M.A.I.Appraisal Relative Values of T as una Lake Encroachment and Creek Bed Areas Dear Ms. Ricci: Please find enclosed a copy of Mr. Taylor's appraisal of the above-referenced values to be used in connection with the City of San Luis Obispo's analysis of the proposed trade between the encroaching area of Laguna Lake Mobile Estates upon City land and a portion of Laguna Lake property including the creek bed and current open space areas. It is clear from the appraisal that the proposed trade is heavily weighted towards the City's benefit. The valuation for the City land totalled $3,000 versus the Laguna Lake property valuation of $124,000. After a meeting on March 12th at Laguna Lake with Mr. Dave Romero of Public Works and representatives of this company, it appears that the City is interested in the Laguna Lake Company providing extensive repairs to the creek bed area beyond the scope of just shoring the Laguna Lake side of the bank. Given the fact that Laguna Lake Company is willing to convey $121,000 of excess property value to the City in consideration of the proposed trade and that the City has access to special grant funds earmarked for such repairs to waterways, it is the position of Laguna Lake Company that it should not be responsible for the City desired repairs to the creek bed area. As designated representatives of Laguna Lake Company, we are formally making this request of the City. We are most anxious to resolve this issue so that we all may 5220 Pacific Concourse Drive Suite 160, Los Angeles, California 90045 2 1 3 . 5 3 6 . 6 1 0 0 F A X 2 1 3 . 5 3 6 . 9 1 8 0 S�-/ <, Ms. Pam Ricci March 15,,1991 Page 2 address the larger issue of the mobilehome park conversion without further delay or expense. Please contact Sue Loftin, Glorya Kenney or me at your convenience to discuss this matter. Very truly yours, ary L. Collister Principal INC. CALIFORNIA PARK PROPERTIES VIII, GLC:gkh enclosures cc: Robert Hedley\Laguna Lake Company L. Sue Loftin Glorya Kenney Ken Discenza\Site Design Associates ��►►►i►�hhiilllllllllll llln1°""'°► III it �� Clt of Sal'1 �,11S oBispo y 955 Morro Street • San Luis Obispo, CA 93401 April 4, 1991 MEMORANDUM TO: Pam Ricci, Community Development Department FROM: David F. Romero, Public Works Director SUBJECT: Values of Laoruna Lake Encroachment and Creekbed Areas - Letter of March 15 from Gary Collister The offer of the developer of this property, that the City exchange golf course property and conduct major creek work in exchange for the creek easement, is not acceptable. I believe the City has the authority to require the developer to relocate mobilehome coaches as necessary from golf course property, and can also require the improvement of the creek and dedication of the creek area. I feel our offer to exchange property for property was extremely generous. I am not receptive to the counter offer presented by Mr. Collister. collister/dfr#28 April 5, 1991 MEMORANDUM TO: Pam Ricci, Associate Planner FROM: `merry Kenny, Supervising Civil Engineer SUBJE Laguna Lake Mobile Home Park, SLOAL 91-019 & Tract No. 2038 . Dave Romero is responding with a separate memo to your department regarding the CalPark letter of 3-15-91. Their request to delete the requirement to stabilize the banks, etc. because of the offer to deed the creek and open-space land is not acceptable to this department. The City can get everything we really need simply with the easements for open-space, creek and utility easements. The fact is, the repair work is already necessary, especially the trees which are a threat due to undermining caused by erosion. We plan to pursue the repair work near the threatened trees under current abatement regulations, regardless of the subdivision. One important point in dealing with the Lot Line Adjustment is that the City should not approve the "final" processing of the exchange of property (deeds) until the work is done, or, guaranteed under an agreement and appropriate bonding. Please send a copy of the appraisal attached to their letter for our records. c: MB/HB files (w/letter) Lane Wilson (w/letter) Jim Stockton (w/letter) P: \jerry\LLA91019.wp