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Home My WebLink About01/06/2009, C 9 - INTENTION OF ABANDONMENT FOR A PORTION OF RIGHT OF WAY AT THE SOUTHWESTERLY TERMINUS OF FROOM RANCH c ° ouncili6 0 j agenda nepont "®"'.'"ey CITY OF SAN LUIS OBISPO FROM: John Mandeville, Community Development Director Prepared By: Phil Dunsmore,Associate Planner SUBJECT: INTENTION OF ABANDONMENT FOR A PORTION OF RIGHT OF WAY AT THE SOUTHWESTERLY TERMINUS OF FROOM RANCH ROAD AT THE PROPERTIES OCCUPIED BY THE COSTCO AND HOME DEPOT STORES; (ABAN 201-07, MADONNA ENTERPRISES, CLINT PEARCE.) RECOMMENDATION As recommended by the Planning Commission, adopt a Resolution of Intention to consider abandonment of the street right-of-way (R/W) of a portion of Froom Ranch Road and set a public hearing for February 3,2009. DISCUSSION Situation The City has received an application for the abandonment of the westerly end of Froom Ranch Way. The abandonment is associated with the development of the Irish Hills Plaza and was a City requirement of the completion of that development. The portion of right of way is a 77 foot length of Froom Ranch Way at the entry drives to Costco and Home Depot (see Attachments 1 and 2). The purpose of the abandonment is to give control of the intersection to the property owners and allow them to install crosswalk improvements, intersection improvements and to allow the existing drainage to be controlled and maintained by the property owners rather than the City. If the Council agrees that the right-of-way should be abandoned, the Council needs to adopt a "Resolution of Intention," which would set a public hearing to consider the matter of final abandonment. If passed, a final "Resolution of Abandonment" will be adopted and recorded with the County Recorder. Planning Commission Action The Planning Commission reviewed the proposed abandonment on March 26, 2008 and unanimously recommended approval of the abandonment finding that it is consistent with the City's General Plan. Attachment 3 is a copy of the Planning Commission Resolution and the staff report is included as Attachment 4. Required Findings In order to abandon the right-of-way, the California Streets and Highways Code requires the City C- I I I Council Agenda Report ABAN 201-07 (Froom Ranch Road) Page 2 Council to determine whether the abandonment is consistent with the City's General Plan. The Streets and Highways Code also requires a street vacation (abandonment) be done in the interest of the public and not an individual property owner. This means that a determination needs to be made on whether the right-of-way will be needed for present or future public purposes. In addition, continued access to any City or public utility services and improvements needs to be properly preserved. The Planning Commission found that the abandonment would be in the public interest and that it is consistent with General Plan Policy (see Attachment 3, Planning Commission Resolution). CONCURRENCES The Public Works Department supports the proposed abandonment, subject to reservation of necessary easements. The Utilities Department supports abandoning the right-of-way if an easement is retained for public utilities purposes. The right-of-way abandonment proposal was sent to the local utility companies for their review and comment. Other interested parties will be given another opportunity to comment during the abandonment process prior to final City Council approval. FISCAL IMPACTS No fiscal impacts are expected with abandonment of the public right-of-way. Abandonment of the right of way will give control of the driveway entry(street)to the private property owners allowing installation of a crosswalk and other improvements that are likely to enhance the entry area. Additionally, the abandonment will place privately maintained infrastructure including a significant drainage culvert,within private,rather than public property. ALTERNATIVES 1. The Council could find that the right-of-way is needed for present or future public purposes, and decide not to adopt a Resolution of Intention to consider abandonment, without a public hearing. 2. The Council could continue action on the Resolution of Intention, with specific direction to staff and the affected property owners regarding additional information required. ATTACHMENTS Attachment 1- Vicinity Map Attachment 2- Map of Abandonment Area Attachment 3- Planning Commission Resolution Attachment 4- Planning Commission Staff Report of March 26, 2008 Attachment 5-Draft Resolution - Resolution of Intention to Consider Abandonment G:\CD-PLAN\Pdunsmore\Abandonments\201-07 (Froom Ranch Road)\ABAN 201-07 Mpt(Froom Ranch Road).doc Cq - a � �' 1� 1 fi�, �.yv� .,ll. �ii�� • ��,��e�� ,. ` � ��• ��,� �� :�;�r.�.;� .�� III I �� •�'' 'fit,. .:a`��.� ,0�� a�,,� � � i 1 15009 1 1 1551 Froom ,1 • � - `F,hl_meI'll un1 ION' � ��Ili aI I � — 99III =- == = = — — FS i: CMM C -- lull COMM L■4 �YYfAmple fog ,, Attachment 2 Parcel 2 Parcel 1 55/PM/82 55/PM/82 1" COPPER DISK INSCRIBED IS 8081`' O 30.00' R C/) 30.02' M S57'01'52"W 455.61' R 0 S57'01'44"W 455.60' M (n W o rn 77Co Cs Oi .00' `"� 0 Cn 00 FROOM RANCH WAY o 0 77.00' r N � gaS57'01'44"W 458.23' M I l 30.01' M \ S57'01'52"W 458.30' R 30.00' R ----AREA BEING ABANDONED D Parcel 3 Parcel 4 1" COPPER DISK 55/PM/82 55/PM/82 INSCRIBED IS 8081" LEGEND 0 FOUND RECORD MONUMENT PER 55/PM/82 UNLESS NOTED OTHERWISE O SET 1"IRON PIPE WITH CAP INSCRIBED TS 8081" EXHIBIT B JOB No. : 0658-0004 FROOM RANCH WAY DRAlnrr_ :a_eavmNi�r►r M�VMMSM U880815PO.(A9]401 RIGHT-OF-WAY ABANDONMENT SKETCH DRAWN BY.• EMR 1805544.4011 ---�-- - -- FM055444C.H SHOWING A PORTION OF S5/PMI82 DATE 9/5/07 WALLACE GROUP �M�.us CITY OF SAN LUIS OBISPO, CALIFORNIA SCALE : 1'=100' Attachmen 2 STORM MANHOLES fe Parcel 1 D a MPW82 PWWI 2 otTEL.IBOX 55/PW82 R-O-W 1 WM119 wm AREA BEING r,�SEWER I ABANDONED MANHOLE S ®��SS® ® �sS®��®®i U) —PL FROOM RANCH WAY FL FL FL YY V i as GAS AS AS GAS ® GAS ® GAS > ' 1 1 I SLB �77'� J-ER-0-W BO ® E-Ba LEGEND ' Double Check ❑WM EXISTING WATER METER Pa=I 4 a Valve -& EXISTING TEMP.UTILITY POLE 55/PW82 I Parcel 3 EXISTING FIRE HYDRANT r 55/PW82 , D EXISTING STREET LIGHT cn I Z SLB EXISTING STREET LIGHT BOX EXISTING WATER VALVE wv GAS — EXISTING GAS LINE o. D I — WL — EXISTING WATER LINE cn o — FL — EXISTING FIRE UNE ' I SD — EXISTING STORM DRAIN LINE SS — EXISTING SANITARY SEWER LINE EXHIBIT JOB No. : 0658-0004 W.-0-mS12CLMIONCOUW FROOM RANCH WAY DRAWING :ABAND h7BIT5 M -""wSMIJAS OBISPO.CASUM ABANDONMENT-UTILITIES SKETCH DRAWN BY: EMR T 803 5414011 FBOS5".M4 SHOWING A PORTION OF SSIPW82 DATE : 9/5/07 WALLACE ACE GROUP aawawm]IILW CITY OF SAN LUIS OBISPO, CALIFORNIA SCALE : 1=20' Attachment 3 RESOLUTION NO. 5502-08 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION RECOMMENDING APPROVAL TO THE CITY COUNCIL TO ADOPT A RESOLUTION OF INTENTION TO ABANDON A PORTION OF FROOM RANCH WAY ABAN 201-07 (Madonna Enterprises) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on March 26, 2008, for the purpose of considering application ABAN 201-07, a request to abandon a portion of Froom Ranch Way; and WHEREAS, said public hearing was for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the abandonment; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: Section 1. Findings. Based upon all the evidence, the Commission makes the following findings in support of the intention to abandon a portion of Froom Ranch Way (as described in Exhibit A) as a recommendation to City Council. 1. The proposed right-of-way abandonment is consistent with the General Plan because it is no longer needed for present or future public purposes since this portion of the road acts as an entry to a shopping center with existing private circulation improvements. 2. Extension of the right-of-way as a public street further to the southeast would serve no public purpose and could create significant environmental impacts since property to the southeast abuts open space lands with significant slope. 3. The right-of-way abandonment will benefit the general public by allowing private management of the driveway entries, allowing pedestrian and vehicular circulation improvements, allowing for private maintenance of existing private drainage facilities, and eliminating the City's costs for maintaining infrastructure within the right of way. 4. The proposed right-of-way abandonment is categorically exempt from environmental review under Section 15301 of the California Environmental Quality Act. N4 Attachment 3 Section 2. Recommendation. The Planning Commission does hereby recommend the City Council adopt a resolution of intention to abandon a portion of Froom Ranch Way (as shown in Attached Exhibit A), subject to the following conditions and code requirements. 1. The new monuments set to describe the terminus of Froom Ranch Way and the adjoining property corners for all affected Parcels 1 —4 shall be documented by a Record of Survey or other appropriate instrument. 2. The exhibit showing future property lines shall provide dimensions of the areas to be abandoned to the adjacent parcels and new parcel areas. 3. Private utility companies shall receive additional notice of intention to vacate prior to the City Council hearing. 4. The abandonment resolution of the City Council shall include the following reservations: a. The reservation of an easement and right at any time, or from time to time, to construct, operate, maintain, replace, remove, and renew public utility facilities including sanitary sewers, storm drains, water lines, recycled water lines, street lights, fire hydrants, utility boxes, valves, wires, cables, and appurtenances in, over, and across the area to be vacated, including access to protect these works from all hazards in, upon, and over the area to be vacated. b. The reservation of an easement for public vehicular and non-vehicular access for ingress and egress to buildings on adjacent properties over and across the area to be vacated. c. Informational note: although the abandonment may result in additional property to be deeded back to adjacent contiguous properties, the abandonment does not constitute creation of a separate lot or a potential future subdivision. On motion by Commissioner Stevenson, seconded by Commissioner .Ashbaugh, and on the following roll call vote to wit.- AYES: it:AYES: Stevenson, Christianson, Ashbaugh, Gould-Wells, Carpenter NOES: None REFRAIN: None ABSENT: Commissioners Multari, Brodie The foregoing resolution was passed and adopted this 26h day of March,2008. Doug Davids Secretary Planning Commission Nom' 0 Attachmerd 4 CITY OF SAN LUIS OBISPO PLANNING COMMISSION AGENDA REPORT ITEM#1 BY: Philip Dunmore, Associate Planner(805)781-7522 MEETING DATE: March 26,2008 FROM: Doug Davidson,Deputy Director,Development Review pb FILE NUMBER: ABAN 201-07 PROJECT ADDRESS: 1500 Froom Ranch Road SUBJECT: Request for abandonment of a portion of right of way at the southwesterly terminus of Froom Ranch Road at the properties occupied by the Costco and Home Depot stores. RECOMMENDATION: Find that the right-of-way abandonment is consistent with the General Plan and recommend that the City Council adopt a resolution of intention of the abandonment with findings and conditions. BACKGROUND Situation The City has received an application for the abandonment of the westerly end of Froom Ranch Way. The abandonment is associated with the development of the Irish Hills Plaza and was a City requirement of the completion of that development. The portion of right of way is a 77 foot length of Froom Ranch Way at the entry drives to Costco and Home Depot (see Attachments 1 and 2). The purpose of the abandonment is to give control of the intersection to the property owners and allow them to install crosswalk improvements, intersection improvements and to allow the existing drainage to be controlled and maintained by the property owners rather than the City. The Planning Commission's role is to review the proposed street abandonment for consistency with the City's General Plan and to make a recommendation to the City Council. The Planning Commission should be aware that the California Streets and Highways Code requires a street vacation (abandonment) be done in the interest of the public and not an individual property owner. The Council will consider whether to adopt a "Resolution of Intention," which would set a public hearing to consider the matter of final abandonment.. If passed, a final "Resolution of Abandonment" will be adopted and recorded with the County Recorder. Data Summary Applicant/Representative: Madonna Enterprises, Clint Pearce Property Owner: City of San Luis Obispo Zoning: C-R(Commercial-Retail) General Plan Designation: Commercial-Retail Environmental Status: Categorically exempt under Class 1, Existing Facilities (Section 15301. (c) of the CEQA Guidelines). Attachmerd 4 ABAN 201-07 (Froom Ranch kay) Page 2 Site Description The total area of abandonment is approximately 77 by 80 feet and comprises a 6,160 square foot area (see Attachments 1 and 2). The project area is bounded by developed commercial properties, and is part of a developed City roadway. The road serves as the main entry to Irish Hills Plaza and the Costco and Home Depot stores. This intersection area is the already partially controlled by these three adjacent properties. Proiect Description The proposed project is a General Plan consistency determination on a requested abandonment of a portion of public right-of-way known at the southwesterly terminus of Froom Ranch Way (see Attachment 1 and 2). EVALUATION In order to abandon the right-of-way,the California Streets and Highways Code requires the Planning Commission to determine whether the abandonment is consistent with the City's General Plan. This means that a determination needs to be made on whether the right-of-way will be needed for present or future public purposes. In addition, continued access to any City or public utility services and improvements needs to be properly preserved. The transition of the public drive area to the private drive area as part of this subdivision has been an issue dating back to the initial discussions of parceling and annexation. The original property owner (Madonna) initially proposed that a public street be created all.the way.to the foothills (the Costco gas station) and that the City maintain the improvements. The City countered that the internal circulation of the subdivision should be via a private drive system accessing to Los Osos Valley Road. A compromise was reached that the public/private division would take place at the intersection of the private drive aisles. Unfortunately, design elements of the intersection had already been approved by the County as part of the Eagle Hardware project and the intersection was set. This did not allow for major modifications (narrowing, cul-de-sac treatment or entry feature) to the intersection that would clearly demark the transition and help traffic operations. Exacerbating this issue is the fact that the City controlled approach has significantly higher approach volumes than the other three approaches and this requires a non-uniform traffic control to be used to function efficiently. Abandonment of this area may allow the property owners to install traffic control of physical improvements that may make the intersection work more efficiently. Subsequent to these background issues, two new factors are leading to the support of abandonment of this portion of Froom Ranch Way. First, as part of the ARC approval of the Irish Hills development, the ARC required that the project install a marked crosswalk on the City approach to the crosswalk. This requirement (unbeknownst to the ARC) was in direct conflict with Council adopted policies for installation of this type of traffic control. Additionally, a private storm drain was proposed and installed by the Irish Hills development across Froom Ranch Road that is not usually allowed within public right-of way. Because the two improvements are not ideal in the public right-of-way, allowing them to exist in a private drive aisle.better meets objectives of the property owners and the ARC. C�- l� � -jAttachment 4 ABAN 201-07 (Froom Ranch kay) Page 3 The following paragraphs discuss pertinent issues associated with the request and evaluate whether the public way will be needed for future City purposes. 1. Future Circulation Needs The General Plan Circulation Element designates Froom Ranch Way as a local street. The abandonment of this portion of the road does not conflict with future circulation needs since the excess right-of-way is essentially the entry way to Irish Hills Plaza and functions as a driveway and parking lot accessway to the shopping center. The abandonment is viewed by staff a shifting of the transition location between public and private from one side of the intersection to the other. The abandonment of this portion does not limit existing or future circulation needssince the public right of way would still provide access to Irish Hills Plaza, surrounding properties and there is no potential for future subdivision west of the Costco parcel. According the General Plan has no plans to extend Froom Ranch Way to the southwest to connect with additional properties since other properties in this vicinity are within open space and have slopes that exceed 30%. Abandonment of the right of way will give control of the driveway entry (street) to the private property owners allowing installation of the crosswalk and other improvements that are likely to enhance the entry area. Additionally, the abandonment will place privately maintained infrastructure including a significant drainage culvert, within private,rather than public property. Based on this information, and as supported by the City Public Works Department, it can be concluded that this right-of-way is not planned for any future roadway improvements. Since the end of the right-of-way is located on a steeply.sloped embankment, development of the right-of-way to serve additional properties would be a significant engineering challenge and probably infeasible without significant environmental impacts. Vehicle and access easement rights to the Home Depot and Costco parcels will be reserved across the abandoned area. 2. Public Utilities If the Council determines that the right-of-way should be abandoned, easements must be reserved for public and private utilities to the satisfaction of the City and the respective utility companies. These easements will insure that the affected local utilities retain rights to repair and service their facilities within the area proposed for abandonment. The Public Works Department supports the proposed abandonment, subject to reservation of necessary easements. The Utilities Department supports abandoning the right of way if an easement is retained for public utilities purposes. The right-of-way abandonment proposal was sent to the local utility companies for their review and comment. Other interested parties will be given another opportunity to comment during the abandonment process prior to final City Council approval. Staff finds that the proposed right-of-way abandonment will not adversely impact existing or future public utilities in the immediate area or in the City as a whole provided the required easements are dedicated. c! ARAN 201-07Attachment 4 (Froom Ranch kay) Page 4 OTHER DEPARTMENT COMMENTS The Public Works Department's comments address the reservation of easements and infrastructure maintenance responsibilities. The Utilities Department's comments address existing wastewater facilities. These department's comments have been included as conditions of approval. ALTERNATIVES 1. The Commission may also recommend that the abandonment be denied,based on a finding that a potential City need may exist for the public right-of-way in the future. 2. Continue the request. If the Commission continues action, then specific direction should be given to staff and the applicant regarding further information needed. G:\CD-PLAN\Pdunsmore\Abandonments\201-07(Froom Ranch Road)\ABAN 201-07 PC rpt.doc Attachment 5 RESOLUTION NO. (2009 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO OF INTENTION TO ABANDON A PORTION OF FROOM RANCH WAY (ABAN 201-07) WHEREAS, the City of San Luis Obispo Planning Commission conducted a regular public hearing on March 26,2008 for the purpose of making a General Plan determination and formulating a recommendation to the City Council on a request for abandonment of a portion of Froom Ranch Way adjacent to the retail stores of Costco and Home Depot; and WHEREAS, the City Planning Commission found that the proposed right-of-way abandonment was consistent with the City's General Plan, and recommended that the City Council approve the abandonment, based on findings and subject to conditions as indicated in Planning Commission Resolution, incorporated herein by reference; BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows: SECTION 1. Action - Intention to Abandon. It is the intention of the City of San Luis Obispo to abandon a portion of Froom Ranch Way (as described and shown in Attached Exhibits), pursuant to Section 8300 et seq. of the State of California Streets and Highways Code, and that the abandonment shall be based on the following findings, and subject to the following conditions and code requirements: Findings 1. The proposed right-of-way abandonment is consistent with the General plan because it is no longer needed for present or future public purposes since this portion of the road acts as an entry to a shopping center with existing private circulation improvements. 2. Extension of the right-of-way as a public street further to the southeast would serve no public purpose and could create significant environmental impacts since property to the southeast abuts open space lands with significant slope. 3. The right-of-way abandonment will benefit the general public by allowing private management of the driveway entries, allowing pedestrian and vehicular circulation improvements, allowing for private maintenance of existing private drainage facilities and eliminating the City's costs for maintaining infrastructure within the right of way. 4. The proposed right-of-way abandonment is categorically exempt from environmental review under Section 15301 of the California Environmental Quality Act. Conditions � q- 13 City Council Resolution No. " (2009 Series) - Attachmerd 5 ABAN 201-07 (Froom Ranch Way) Page 2 1. The new monuments set to describe the terminus of Froom Ranch Way and the adjoining property corners for all affected Parcels 1 —4 shall be documented by a Record of Survey or other appropriate instrument. 2. The exhibit showing future property lines shall provide dimensions of the areas to be abandoned to the adjacent parcels and new parcel areas. 3. Private utility companies shall receive additional notice of intention to vacate prior to the City Council hearing. 4. The abandonment resolution of the City Council shall include the following reservations: a. The reservation of an easement and right at any time, or from time to time, to construct, operate, maintain, replace, remove and renew public utility facilities including sanitary sewers, storm drains, water lines, recycled water lines, street lights, fire hydrants, utility boxes, valves, wires, cables and appurtenances in over and across the area to be vacated, including access to protect these works from all hazards in, upon, and over the area to be vacated. b. The reservation of an easement for public vehicular and non-vehicular access for ingress and egress to buildings on adjacent properties over and across the area to be vacated. c. Informational note: although the abandonment may result in additional property to be deeded back to adjacent contiguous properties, the abandonment does not constitute creation of a separate lot or a potential future subdivision. SECTION 2. Copies of the map showing the particulars of the proposed abandonment are on file in the office of the City Clerk, at 990 Palm Street. SECTION 3. Tuesday, February 3, 2009, at 7:00 p.m. in the Council Chamber of the City Hall, 990 Palm Street, San Luis Obispo, California is the time and place set for hearing all persons interested in or objecting to the proposed abandonment, which time is more than fifteen (15) days from the passage of this resolution. SECTION 4. This resolution, together with the ayes and noes, shall be published once in full at least ten (10) days before the public hearing on the proposed street right-of-way abandonment, in The Tribune, a newspaper published and circulated in this city. SECTION 5. The City Engineer shall post at least three (3) notices of the proposed abandonment in prominent locations near the portion of the street right-of-way to be abandoned c 9- iy City Council Resolution Nod (2009 Series) AttaChment 5 ABAN 201-07 (Froom Ranch Way) Page 3 : at least fourteen (14) days before the date set for the hearing in accordance with Section 8322 of the Streets and Highways Code. SECTION 6. The City Engineer shall notify utility companies affected by the proposed abandonment within ten (10) days after adoption of the Resolution of Intention in accordance with Section 8347 of the Streets and Highways code. On motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was passed and adopted this th day of 2009. Mayor Dave Romero ATTEST: City Clerk Audrey Hooper APPROVED: G;teyonathan Lowell Attachment: Exhibit"A"- Street right-of-way Abandonment Map Exhibit `B"Legal description C �� IS CAI I Wi 'WI 1 STORM MANHOLES Double Parcel 1 p I VaIV 55/PW82 Valve - Parcel 2 0 �rE�BOX 55/PW82 I _, I wmvv wv -_' � R-O-W Ty wM i 4 WM i i --- ,' I A Iusa Itlus AREA BEING ABANDONED �■�ss� � �ss��.�i Ln 0 -PL - r - - FROOM RANCH WAY Li FL FL � g 191514 IktL" %S A AS AS GAS GAS GASB D SLB 1w,M --- - R-O-W - EBOX / ®le -a LEGEND Do 1� Check D WM EXISTING WATER METER Parcel 4 aJ N s� Valve EXISTING TEMP.UTILITY POLE I 55/PW82 Parcel 3 r EXISTING FIRE HYDRANT 55/PW82 EXISTING STREET LIGHT Ln 1 SLB EXISTING STREET LIGHT BOX t I wV EXISTING WATER VALVE GAS — EXISTING GAS LINE o 0 WL — EXISTING WATERLINE cDn o FL — EXISTING FIRE LINE ' IN LINE SS- EXISTING SANITAR— EXISTING STORM Y SEWER LINE EXHIBIT JOB No. : 0658-0004 912CLARIONCOURT FROOM RANCH WAY DRAWING :ASWDEXHI813 SMWIS OBISPO.CASM1 ABANDONMENT-UTILITIES SKETCH DRAWN BY.• EMR T8055"4011 FW55"-4M SHOWING A PORTION OF 55/PM/82 DATE : 9/5/07 WALLACE GROUP - .vla"°� CALIFORNIA �•= CITY OF SAN LUIS OBISP% CASCALE : 1'=20' PA2C�c, Lime Lcc xs o,w s Cq- 1� Exhib#- Exhibit"A" DESCRIPTION File no: 658-0001 September 5,2007 A portion of Froom Ranch Way as shown on Parcel Map SLO 00-041, in The City of San Luis Obispo, County of San Luis Obispo, State of California as recorded in Book 55 of Parcel Maps at Page 82 in the Office of the Recorder of said County,being more particularly described as follows; The southwesterly 77.00 feet of said Froom. Ranch Way. Containing approximately 6160 square feet. The above-described land is graphically shown on Exhibit"B"attached hereto and made a part hereof. End Description No.8081 Edward M. Reading, P.L.S. 8081 Exp. 12131107 Expires 12/31/07 TF OF tAL\�