HomeMy WebLinkAbout04/16/1991, 4 - REQUEST TO ALLOW CONVERSION OF 9 EXISTING APARTMENTS INTO RESIDENTIAL CONDOMINIUM UNITS (CON 91-1, 3150 ROCKVIEW PLACE). Ia������IIINIIIIIIIIIIIil=lll�llll � 1" MEETING DAT
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COUNCIL AGENDA-REPORT ITEM NUMBER:
FROM: Arnold Jonas, Community Development Director 0
PREPARED BY: Greg Smith, Associate Planne
SUBJECT: Request to allow conversion of 9 existing apartments into residential
condominium units (CON 91-1, 3150 Rockview Place).
CAO RECOMMENDATION:
Adopt the attached resolution allowing the condominium conversion request, including
an exception to property development standards.
DISCUSSION:
Background
The city's Condominium Development and Conversion regulations establish procedures which
must be followed to convert housing units to condominium ownership. The regulations also
set a limit on the number of units which may be converted each year, and establish minimum
property development standards.
Council review of the conversion application is the first step in the actual conversion process,
and is intended to resolve basic issues related to whether the conversion is appropriate. If this
application is approved, the applicant will prepare a tentative tract map for city review and
approval. Minor issues related to the conversion can be resolved at the tentative map stage.
A previous condominium conversion request for this apartment complex was denied by the
council in 1981, based on a finding that the project did not meet "minimum conversion
standards", although specific deficiencies were not specified by the council or in staff reports.
Minutes from the previous review are attached.
Data Summary
Address: 3150 Rockview Place
Applicant: Y. L. Maksoudian
Representative: John L. Wallace and Associates
Zoning: R-2-S
General Plan:Medium Density Residential
Environmental Status: Categorically exempt from review requirements.
Site Description
The site is 21,657 square-foot lot with 100 feet of frontage on Rockview Place. The site slopes
down from the frontage at a grade of approximately 7%. A small seasonal creek channel
crosses the site, but there is little riparian vegetation associated with the creek. The site is
developed with nine apartment units and associated parking and landscaping.
CON 91-1
Page 2
EVALUATION
The nine apartment units proposed for conversion were completed in 1980. The complex
consists of three split-level buildings, each with three one-bedroom apartments. 14 uncovered
parking spaces are provided in the parking lot on the site.
Staff has identified several issues for council consideration:
1. Annual Conversion Limit
The condominium regulations allow the council to approve conversion of units equal to not
more than half the number of multi-family rental units added to the city's housing stock each
year. In 1990, there was a net increase of 49 rental units, allowing approval of up to 25 units
for conversion. Since there has been only one application, the "Project Ranking" provisions of
the regulations do not come into effect.
2. Displacement of Low- and Moderate-Income Households
Staff does not have information regarding the incomes of present tenants, or current rental
rates. Conversion of nine apartment units would not have a significant impact on availability
of affordable housing citywide, in staffs judgement.
The conversion ordinance requires the current tenants to be provided with first right of refusal
for purchase of their units. Of the current tenants, none has indicated an interest in purchasing
a unit; one has indicated opposition to the conversion. Tenant notification letters and
responses are attached.
3. Compliance with Property Development Standards
The project complies with most property improvement standards, or can be made to comply
with minor modifications. Two exceptions are minimum open space dimensions, and minimum
project size.
A. Building and Zoning Regulations. The project was built under zoning regulations
which are similar to those currently in effect, and complies with current density,
coverage, height, and setback requirements.
B. Fire Safety. As noted in the attached property condition report, hard-wired
smoke detectors will need to be replaced. The driveway will have be widened
to 20 feet, or sprinklers will have to be installed in the back two buildings.
C. Utility Metering. New individual water meters will have to be installed.
D. Storage. The plans show lockable storage provided for each unit, including
conversion of one of the laundry rooms.
E. Laundry Facilities. The laundry room in Building No.2 meets this requirement,
although its size and location may be inconvenient.
F. Parking. Parking requirements for multi-family complexes have increased by .2
y -�
CON 91-1
Page 3
space per unit since this complex was built. 14 parking spaces are provided on
the site; 15 are required by current regulations. The council could determine that
14 spaces meets the "substantial compliance" requirement, or could require one
additional parking space where the trash enclosure is currently located.
G. Refurbishing and Restoration. All structures, driveways, landscaped areas, etc.,
are to be restored to safe and usable condition prior to recording of the final map
for the conversion. The attached property condition report identifies numerous
minor problems which must be corrected, and one area which may involve a more
important problem
The property condition report recommends that extensive cracking in one wall
of Unit E be investigated by a structural engineer, to determine whether
foundation or other structural problems are involved. Staff concurs with this
recommendation; any problems discovered would have to be repaired before the
final map was recorded.
H. Minimum Project Size. The regulations normally require a minimum of ten units
for conversion projects. The applicant has requested an exception to this aspect
of the property improvement standards; refer to the attached statement.
The limit is intended to protect small homeowners associations from difficulty
which might be encountered in meeting unexpected financial obligations. The
limit also excludes much of the existing rental stock from conversion.
It is difficult to evaluate whether the project will or will not pose undesirable risk
levels to future owners. Since the structures are relatively new, and appear to
be in sound condition, allowing a minor exception may be acceptable.
I. Private Open Space. The regulations require a minimum of 250 square feet of
qualifying private open space for each unit. To qualify, open space must be
private and directly accessible from the unit it serves, and must have a minimum
dimension in every direction of ten feet for open space provided at ground level
or six feet for open space provided on a balcony or elevated deck, and must be
located outside the required street setback area.
Ground level open space for Units E and F fail to meet the ten-foot minimum
dimension requirement: Unit E open space is eight feet wide, and part of Unit
F's yard is as little as six feet wide.
The council may approve exceptions to the minimum dimensions. A better
option for Unit E would be to utilize the ten-foot yard between the unit and the
southerly property line. Staff would also suggest replacing the Unit F yard with
a rooftop deck above the laundry and storage room.
J. Total Open Space. The regulations require an average of 750 square feet of total
qualifying open space per unit for projects in the R-2 zone. Total qualifying open
space includes qualifying private open space plus common areas with a minimum
direction of ten feet in every direction, located outside of required street setback
areas. Driveways, parking areas, trash enclosures, etc., are not counted as
.-s
CON 91-1
Page 4
qualifying open space.
The project meets the total open space requirement - with approximately 7,000
square feet provided vs. 6750 square feet required - with minor adjustments to
the location of fences and storage buildings to provide the ten-foot minimum
dimension.
K Energy Conservation Requirements. All buildings were constructed with wall and
ceiling insulation, and the conversion regulations allow tenants to install
clotheslines in screened private yards. Solar water heating is not required for
condominium conversion projects.
4. Water Conservation
The conversion of the units provides an opportunity for significant water conservation. The city
has a range of options on both plumbing fixtures and landscape installation.
A. Plumbing Retrofit
Retrofitting the nine existing units would save approximately as much water as used by
two houses (or two to four apartments). The retrofit credit program would thus allow
construction credit for one new house (or one or two four apartments). Exact
calculations would depend on the flow volume of existing toilets and whether sewer
laterals are steep enough to allow use of 1.5 gallon toilets.
1. Voluntary Option: Make no requirement for retrofitting plumbing fixtures. The
homeowners' association would be eligible to participate in the Water Use Offsets
(Retrofit) program and arrange for assignment of retrofit savings to new
development elsewhere in the city.
2. Mandatory Option: Require retrofit to the maximum extent feasible and allow
the association to participate in the retrofit credit program to reduce their costs.
3. No Retrofit Credit Option: Require retrofit to the maximum extent feasible and
prohibit the association from participating in the retrofit credit program. This
would maximize water savings to the city. This option was required of the
condominium conversions approved last year and the year before.
B. Landscaping
The existing landscaping appears to be in substantial compliance with city guidelines,
although modifications to the type of irrigation may be appropriate. The council has
adopted guidelines for water conservation in the design and installation of any new
landscaping, which would apply to any new landscaping for this program.
The council may wish to require modification to sprinklers and/or require any
replacement landscaping to be deferred.
CON 91-1
Page 5
CONCURRENCES
The Chief Building Official recommends that all deficiencies in the structures and building
service equipment (piping, heaters, wiring, etc.)identified in the property condition report be
corrected prior to recording a final tract map. This will include evaluation of Unit E cracks
by a structural engineer, and any repairs recommended by the engineer.
Fire Department concerns are noted above; no other concerns were raised by city staff.
FISCAL IMPACT
The conversion is not expected to significantly affect city costs or revenues.
ALTERNATIVES
The council may approve or deny the conversion request. If the request is denied, the units
will remain as apartment rentals under one ownership. The council should not continue the
application without the applicant's consent, because of processing deadlines in the conversion
regulations.
RECOMMENDATION
Staff recommends the council adopt the attached draft resolution approving Condominium
Conversion Application CON 91-1, including an exception to to the property development
standard for minimum project size, and subject to conditions which require:
1. Provision of one additional parking space.
2. Refurbishing and repair of fire safety equipment, structures and building service
equipment and landscape restoration.
3. Relocation of Unit E and F open space and modification to open space to
achieve required dimensions.
4. Retrofitting of all units with water-conserving fixtures.
Attachments: Draft Resolutions for approval, denial
Vicinity Map
Site Plan
Applicant's Statement
Property Condition Report
Tenant Notices/Responses
1981 Council Minutes
gtsd:con9101.wp
RESOLUTION NO. (1991 Series)
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING CONDOMINIUM CONVERSION APPLICATION FOR NINE UNITS AT
3150 ROCKVIEW PLACE (CON 91-01)
WHEREAS, an application has been made for conversion to condominiums
of nine units at 3150 Rockview Place; and
WHEREAS, based on the statements of staff and the applicant, and all materials
on the application forwarded to the council in the April 16, 1991 agenda packet, this council
finds that the conversion is appropriate based on the following findings and subject to the
following conditions and exception:
SEC'T'ION 1. Exception to Property Development Standards
An exception to the requirement for a minimum conversion project size of ten units is
hereby approved, based on the following findings:
1. Compliance with the project size limit would not be practical due to the
number of units existing on the site.
2. The exception will not constitute a grant of special privilege inconsistent with
the limitations on other properties in the same vicinity with the same zoning.
3. No feasible alternative to authorizing the exception would satisfy the intent
of city policies which encourage provision of variety of rental and individually-
owned units in all price ranges within the city.
SECTION 2. Findings
1. All provisions of the Condominium Development and Conversion Regulations have
been or will be met, with the exception to property improvements noted above.
2. The proposed conversion is consistent with the general plan.
3. Adequate facts exist to support the following findings required by the State
Subdivision Map Act:
A. The site is physically suited for the type and density of development allowed
in the R-2-S zone.
B. The design of the condominium conversion and the proposed improvements
are not likely to cause serious health problems, or substantially and avoidably
injure fish or wildlife or their habitat.
C. The design of the condominium conversion or the type of improvements will
Resolution No. (1991 Series)
CON 91-1
Page 2
not conflict with easements for access through (or use of property within)
the proposed condominium conversion.
4. The proposed conversion will not displace a significant number of low-income or
moderate-income households or senior citizens at a time when no equivalent housing
is readily available.
5. The proposed conversion is subject to conditions of approval which will ensure
substantial compliance with building and housing codes and zoning regulations which
are currently in effect.
SECTION 3. Conditions
1. Applicant shall provide one additional parking space which meets city Parking and
Driveway Standards, to the approval of the Community Development Director.
2. Applicant shall refurbish and repair fire safety equipment, to the approval of the Fire
Marshal. Applicant shall widen the project driveway to 20 feet to comply with
emergency access standards, or shall install fire sprinklers in the back two buildings.
3. Applicant shall refurbish and repair the structures and builidng service equipment
(piping, wiring, heaters, etc.) as recommended in the property condition report, and
to the approval of the Chief Building Official.
4. Applicant shall renovate existing landscape areas and irrigation systems, consitent
with city guidelines for water conservaing landscaping, to the approval of the
Community Development Director.
5. Applicant shall retrofit all units with low-flow plumbing fixtures to the maximum
extent determined feasible by the Community Development Director.
6. Applicant shall install separate water and other utility meters at each unit.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo that the application referred to hereinabove hereby is approved.
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
Resolution No. (1991_ Series)
CON 91-1
Page 3
the.foregoing resolution was passed,-and adopted this day of
;.1991:
Mayor----- - -- - _
ATTEST:
City Clerk -
APPROVED: .
City A-.-':-'strativ-Officer -
o-- y.
CommunityeGel_.ment Directp
Resolution No. (1991 Series)
CON 91-1
Page 1
RESOLUTION NO. (1991 Series)
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING CONDOMINIUM CONVERSION APPLICATION FOR NINE UNITS AT
3150 ROCKVIEW PLACE (CON 91-01)
WHEREAS, an application has been made for conversion to condominiums
of nine units at 3150 Rockview Place; and
WHEREAS, based on the statements of staff and the applicant, and all materials
on the application forwarded to the council in the April 16, 1991 agenda packet, this council
finds that the conversion is not appropriate, based on the following findings:
Findings
1. The project does not comply iwht minimum open space provisions of the
Condominium Development and Conversion Regulations.
2. The proposed conversion will result in the elimination of affordable rental units.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo that the application referred to hereinabove 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
1991.
Mayor
Resolution No. (1991 Series)
CON 91-1
Page 2
ATTEST:
City Clerk
APPROVED:
City A trative Officer
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CONDOMINIUM CONVERSION
PROPOSED IMPROVEMENTS
JuHN L. WALLACE & ASSOCIATES
CONSULTING CIVIL ENGINEERS
April 41 1991
Mr. Greg Smith
Community Development Department
City of San Luis Obispo
San Luis Obispo, California 93403-8100
Subject: Condominium Conversion - Project Summary
Dear Mr. Smith:
This letter will describe the proposed improvements for the
condominium conversion project located at 3150 Rockview Place,
which is currently being processed through the city. It will also
outline the necessary exceptions to the condominium conversion
ordinance in order for the project to be approved as we have
discussed.
The property improvements required to convert the nine unit project
will follow the standards set forth in the City's condominium
ordinance. These requirements are satisfied as follows:
1. Smoke Detectors
An approved smoke detector will be installed in each unit.
2 . Fire Protection Systems
All fire protection appliances will be retained in an operable
condition.
3 . Utility Metering
Each unit will have separate meters for gas, electric and
water. There are already separate meters for gas and electric
for each unit. New water meters for each unit will be
installed as describe on the site plan pursuant to city
standards.
4 . Storage
Each unit will be provide with a waterproof and lockable
private storage unit with at least 200 cubic feet of storage
volume. The minimum opening to access each storage unit will
be two and one-half feet by four feet. The minimum height
within these units will be four feet.
1458 HIGUERA StREET - SAN LUIS OBISPO,CALIFORNIA 93401 - (805)544-4011 - FAX(805)5444294
Greg Smith
April 4, 1991
Page 2
5. Laundry Facilities
A laundry facility will be provided in building two. This
laundry room will contain one washer and one dryer for the
nine unit complex.
6 . Parking
There are fourteen parking spaces provided at the complex.
The required parking spaces for the present zoning at this
site is 1.5 spaces per unit for a total of 13 .5 spaces . One
space will be reserved for each unit with the remaining five
designated as visitor parking.
7. Refurbishing and Restoration
Any deficient appurtenances within the complex considered by
the City to be unusable or unsafe will be refurbished or
restored prior to the conversion.
8 . Minimum Project Size
The number of units in this conversion is nine. The City's
ordinance allows a minimum of ten units per conversion. We
request that an exception be grant to allow this 9 unit
project. This request should be allowed based upon the
following findings. ( 1) The existing nine unit complex will
not accommodate any addition units therefore we are restricted
to only a nine unit conversion. (2) The zoning at the project
site and surrounding properties does not establish a limit to
the project size as it is defined in this ordinance. Rather,
the minimum project size was established as a means to limit
conversion projects to those projects that would be
economically feasible, or projects that would not create a
financial hardship for the owners of the units . One could
conclude then that an exception to this ordinance would be
granted solely on the finding that a nine unit conversion is
not significantly different than a ten unit conversion.
Consequently, this exception would not constitute a grant of
special privilege beyond the limitations established for
projects in this zoning. ( 3) This exception, when granted,
would satisfy the intent of the city's policies and regulation
regarding such a project. It seems that there is no logical
Greg Smith
April 4, 1991
Page 3
9 . Private Open Space
Each unit will be provided with 'a minimum of 250 square feet
of private open space. When the minimum area can not be
provided except by reducing the yard or deck width to below
the minimum required an exception will be requested to gain
approval for the project. The following is a description of
the private open spaces for each unit and how the spaces will
be provided.
Unit A: A total of 336 square feet of private yard area is
provided for unit A. Of this total area, only 280 square
feet qualifies as private open space. The yards for unit A
will be accessed through the living room and bedroom. An
addition gated entrance will be provided on the exterior of
each private yard.
Unit B: A total of 280 square feet of private yard area
will be provided for unit B. All of the private yard
qualifies as private open space. The yard will be accessed
through the bedroom in unit B and through a gate along the
fence, near the storage units for units A and C.
Unit C: A total of 260 square feet of private deck area is
provided for unit C. Of this area, only 250 square feet
qualifies as private open space. This deck will be an
addition to the existing deck in unit C.
Unit D: A total of 322 square feet of private yard area is
provided for unit D. Of this total area, only 264 square
feet qualifies as private open space.
Unit E: A total of 252 square feet of private yard area
will be provided for unit E. This total area will qualify as
private open space if an exception can be made for the
minimum width required for ground level private open space.
The minimum dimension will be reduced to six and one-half
feet instead of the ten foot minimum required by the
ordinance. This exception is necessary due to site
constraints that do not allow strict conformance to the
Greg Smith
April 4, 1991
Page 4
ordinance. An alternate location for the open space for unit
E would be in the side yard of building 2, which is behind
unit E. This option would meet the width requirements as well
as the total area required but it would require the removal of
several well established trees within the side yard of
building 2 .
The private open space provided for unit E consists of a
9 foot by 20 foot front yard and a 6 .5 feet by 13 foot
side yard entrance to the unit. This private area maximizes
the private area provided for unit F without jeopardizing the
overall appearance of the existing complex.
Unit F: A total of 262 square feet of private deck area and
yard area is provided for Unit F. Seventy-four square feet of
this total area is located on an elevated deck which is at the
entrance to Unit F. Of this 74 square feet, only 63 square
feet qualifies as private open space for open space provided
by an elevated deck. The 188 remaining square feet of area
will be within a private yard at the at the ground level
directly accessible from unit F. This private yard area does
not qualify as private open space unless an exception is
allowed for the minimum width required by the ordinance. The
minimum width within this private yard is 5 feet to a maximum
of 10 feet. The private open space provided for Unit F is the
best alternative based upon the constraints present at the
existing site.
There is an alternative solution to providing private open
space for Unit F but it effects Unit B which is below Unit F.
This alternative requires the expansion of the deck of Unit F
over the proposed private yard for Unit E. And, as stated
earlier, the private yard for Unit B cannot be relocated
without removing several well established trees. Therefore,
the private yard for Unit B would have to remain under the
private deck for Unit F. This would create an undesirable
private yard for Unit B.
Unit G: A total of 252 square feet of private yard area
will be provided for unit G. All of this yard area
qualifies as private open space. The yard will be accessed
through the bedroom in unit G, and also by a gate along the
exterior fence line.
y-`7
Greg Smith
April 4, 1991
Page 5
Unit H: A total of 260 square feet of private deck area is
provided for Unit C. Of this area, only 250 square feet
qualifies as private open space. This deck will be an
addition to the existing deck in Unit H.
Unit I: A total of 278 square feet of private yard area
will be provided for unit I. Of this total area, only
264 square feet qualifies as private open space. The
private yard will be accessed through a gated entrance
to the yard along the same path used to access the unit
itself.
10. Common Open Space
There is no minimum common open space requirement for this
project based upon the existing zoning.
11. Total Open Space
There is a total of 16092 square feet of common open space and
a total of 2343 square feet of private open space provided in
this project. The total of these two areas is greater than the
required total open space of 6750 square feet (9 times 750
square feet) .
12 . Common Recreation Facilities
No recreation facility exists or is proposed for this
conversion project.
13 . Open Space and Recreation Facilities in Nonresidential Zones
This conversion project is located in a medium density
residential zone. This requirement does not apply.
14 . Installation of Clotheslines
The Tenants will be allowed to erect clotheslines in their
private open spaces provided they are substantially screened
from common view.
Greg Smith
April 4, 1991
Page 6
I would be happy to discuss any questions or� concerns you may have
in regards to—this project.. Feel free to call. me at. your-
convenience. Thank you for: your .time.
Sincerely,
JOIN L. WA=CE & ASSOCIATES
Kirk. M: Anderson
KAeka/169/submit
cyn/C,
HOME INSPECTION O SERVICE
NARRATIVE:REPORT
This report Is only an opinion based on the conditions existing and apparent on.the date of inspection The scope of
this ins pactlon is Intended as an gve.MOW,not as an exhaustive evaluation of a paAloular system or comporib..No tests
.or examinations have been performed other than as specifically noted In this report :.This is nota warranty. .No
responsibillty Is assumed for any conditions, risks, patent or latent defects, materials or workmanship or anv portion of
the.Im rovements, no for a
p ny deterioration or loss that may..result in the future ; '
This property consists of three separate two story frame residential buildings, comprising nine
one-bedroom units in total. These multi-family buildings are approximately 10+ years old, and appear
to be well-constructed units consistent with accepted structural practices. The premises was found to
be fairly well-maintained for rental property, and no major structural or mechanical problems were
observed anywhere, although there are some indications of settlement in the middle building. Also noted
are a number of general maintenance problems. Most of these tend to be routine in nature, although
there are a few safety-related conditions that should be promptly corrected. These and all other
significant observations shall be specifically pointed out in the course of this report.
L..
SERVICE
SERVICE PANELS .& UNE DROP
Each of the buildings is provided with a main service panel, providing separate meters and main
shutoff switches for each living unit and for each of the two laundry rooms. These service panels are
located on the north walls of the two rear buildings and on the east wall of the front building, and each
unit is equipped with a 90 amp main shutoff breaker,which is standard capacity for dwellings of this size.
This service provides for 220 as well as 110 volts, although no 220 volt circuits are wired into the system.
1179-021-91-SLO `'
0
HOME INSPECTION O SERVICE
-2-
A separate distribution panel has been installed In each of the bedrooms and In both of the
laundry rooms. All circuit breakers in these panels have been carefully checked for proper installation,
general condition, and to make certain that no circuits are overfused. Observable portions of the
circuitry have also been checked for proper grounding and for problems related to aluminum wiring.
Each of the panels has been checked to make sure that there is a clear and unobstructed
workspace, as required by code, and no clearance problems were observed.
The service lines to the buildings are installed underground and therefore are not visible for
inspection.
The cover plate on the service panel for the front building is loosely attached. It is advised that
this cover be properly secured.
Note: It is advised that property owners and occupants be aware of the location of the main
shutoff switches. These switches should be fully accessible at all times, in case of an emergency.
SWITCHES, OUTLETS. & FIXTURES
The majority of accessible fixtures, outlets, lights,and switches have been operated and checked
for obvious indications of improper function or incorrect wiring. The majority of accessible 3-prong wall
outlets were checked for polarity and grounding with an electrical testing device. Except as otherwise
noted, these fixtures were found to be functioning properly when Inspected.
The following specific conditions were observed:
1. GFI (ground fault interrupter) protection has been provided in all of the bathroom outlets, as
required by code. All GFI-equipped receptacles were checked with an outboard testing device
and found to be operational. However, the GFI outlet in unit H was found to be ungrounded.
It is advised that this be reviewed by a licensed electrician.
1179-021-91-SLO
o 4— j r/!amu _
HOME INSPECTION O SERVICE
-3-
Note: The purpose of GFI is to provide protection against electric shock in locations where
electrical equipment is likely to be used in close proximity to water, such as outlets In bathrooms
and on exterior walls. For further information regarding GFI's, see the appendix at the end of this
report.
2. Exposed romex wires were observed beneath the service panel for the rear building. it is advised
that these wires be properly protected, as required by code.
3. In unit D, the fan in the range hood is stuck.
Note: it is a general recommendation with all homes that electrical repairs be done exclusively
by a qualified, licensed electrician.
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PLUMBING
PIPES, PRESSURE. & VOLUME
The water pipes within the structure appear to be comprised entirely of copper. This is the best
kind of pipe because of its long-term resistance to corrosion.
The pressure (50 lbs.) and volume appear to be quite sufficient, with very little reduction noted
when several fixtures were being used concurrently. This means, for example, that a flushing W.C. will
not significantly reduce the flow of a shower.
DRAINS. VENTS. & CLEANOUTS
Drain and vent pipes were found to be comprised of ABS plastic. These pipes, where accessible
for inspection, were carefully checked for proper installation and serviceability, and no indications L.
significant functional problems were observed.
Note: Whether the cleanouts provided are sufficient for the servicing of all drain lines can only
be determined for certain by a qualified, licensed plumber.
SHUTOFF VALVES
The main shutoff valves for the water supply to each unit are located around the perimeters of
each building.
The areas beneath the various sinks were also checked for local shutoff valves, where required.
These valves were examined for Indications of leakage or improper installation, and no specific problems
were ob=_erved.
Note: Homeowners are advised to be aware of the locations of all utility shutoffs (including gas
valves), so as to have immediate access in the event of an emergency.
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GAS SAFETY
All gas connections, gas valves, and exhaust vents were carefully examined for leaks and for
compliance with mechanical and fire codes, and no specific safety-related problems were observed.
However, the pilot lights in two of the kitchen ranges need to be re-ignited. This was noted In units C
and E.
WATER HEATER
Each of the units and both laundry rooms are provided with separate gas-fueled water heaters.
The ones for the units are located in exterior utility closets, next to the respective front entries. The ages
and capacities of these water heaters are as follows:
Unit A 30 gal. 5 years
Unit B 30 gal. 1 year
Unit C 30 gal. 10 years
Unit D 30 gal. 10 years
Unit E 30 gal. 10 years
Unit F 30 gal. 10 years
Unit G 30 gal. 1-2 years
Unit H 30 gal. 10 years
Unit 1 30 gal. 10 years
Laundry #1 50 gal. 10 years
Laundry #2 50 gal. 10 years
The average useful life of most gas water heaters is about 7-10 years, although this can vary
widely from one fixture to another. For this reason, it is never possible to predict with accuracy the life
expectancy of a water heater. However, most water heaters that are 10 years old should be regarded
as operating on borrowed time.
Because of various safety considerations with regard to water heaters, the following aspects of
these units were carefully examined:
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• Secure attachment and overall condition of the gas, water, and vent connections.
• Safe and legal clearance of exhaust ducts from combustible materials.
• Proper installation of pressure/temperature relief valves.
• Adequate combustion air, as required by code.
• Overall condition of the combustion chambers.
• Proper installation of earthquake straps.
• Proper installation of draft diverters.
• Presence of water shutoff valves.
• Presence of gas shutoff valves.
• Evidence of rust or leakage.
• Evidence of gas leakage.
The following specific conditions were observed:
1. Rust was noted on the water connections for the water heaters at units A, C, D, E, F, G, I, and
laundry room #1.
2. The safety pipe for the pressure/temperature relief valve has been disconnected at unit G.
3. No combustion air openings have been provided in the door to the water heater enclosure at unit
A. This door is required by code to have two vent openings, at the top and bottom, respectively.
4. No earthquake straps have been installed on the water heaters for units B, C, D, E, F, H, I, nor
on those in the two laundry rooms.
5. Flammable materials have been stored in the water heater closets for units C, F, and G. It is
advised that these be removed.
6. The drain outlet at the base of the water heater for unit D has a slow leak.
7. Soot was noted above the firebox on the water heater for unit E. This indicates that there may
be a combustion problem. It is advised that this be checked by the local gas company.
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HOME INSPECTION O SERVICE
IRRIGATION
The landscaping is provided with a multi-station sprinkling system which is activated by an
electronic timer in laundry room #1. We were unable to operate this system during the inspection.
Whether the control unit is still operable is uncertain.
FIXTURES
All fixtures, valves, drains, connections, and built-in plumbing appliances have been carefully
examined for observable signs of leakage, deterioration, or functional problems. The toilet fixtures were
also checked to make sure that they are securely attached and that the seals are not leaking.'
The following specific conditions were observed:
1. Leaky shower heads were noted in most of the units. In some cases, this has resulted in
moisture-related damage to the drywall above and around the tub enclosures.
2. In the bathroom of unit B, there is a knocking in the water line when the hot tap at the sink is
operated.
3. No hosebibs were noted anywhere around the three buildings. For emergency purposes, it is
advised that hosebibs be provided.
4. The bathtub drain stoppers for units C and I are non-functional.
5. Several of the bathtub enclosures were found to be poorly sealed at the lower door tracks. Thick
applications of caulk and sealant were noted, but this has not been applied In a professional
manner. This condition was noted in particular In units H and I.
6. The bathtub faucet in unit H is connected in reverse. This means that the hot water is on the
right side, and the cold is on the left.
7. The toilet fixture in unit I is loosely bolted to the floor.
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HOME INSPECTION O SERVICE
Laundry room #2 was not in service at the time of this inspection. The gas service meter for that
room had been removed, and the appliances were not fully connected.
Note: Our inspection of the plumbing system Involves the operation and examination of all
fixtures, faucets, drains, and built-in appliances. This does not include water softeners or laundry
appliances, as these are generally not a part of the building itself, but rather are detached
appurtenances. Our examination of household appliances, such as ovens, ranges, garbage disposals,
etc. is not technically exhaustive. We make sure that such equipment, when present, is operational, but
not all problems involving such appliances are readily apparent. A thorough evaluation of such fixtures
requires the expertise of a qualified appliance technician.
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HOME INSPECTION O SERVICE
HEATING and COOLING
WALLFURNACES
Each unit is provided with a gas-fueled wall-furnace located in the respective living rooms. All
aspects of these fixtures appear to be properly installed. Exhaust gases were observed to be properly
vented,with safe and proper clearance from all combustible materials,and no problems were noted with
regard to the draft diverters. The required gas shutoff valves are installed in reasonably accessible
positions, and no gas leaks were detected at any of the connections. Combustion air is consistent with
legal requirements, and the fixtures were found to be fully accessible for any future maintenance.
These furnaces are rated at 17,500 BTU's each, which is generally considered to be adequate
for heating small living units such as these units. However, adequacy of heating capacity is often a
matter of personal preference.
Each system is provided with a standard thermostat control,located in the respective living rooms
or hallways.
Note: With any gas-burning furnace, a thorough examination of the heat exchanger is not
possible without dismantling the unit. Because of this, a definite determination of the condition of any
heat exchanger requires a specialized inspection by a licensed heating contractor.
The furnace cover in unit G is not securely attached to the wall.
MOILING SYSTEM
No air conditioning systems have been installed in these dwellings. Air conditioners are
uncommon in this area as they are generally not needed in this climate.
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FRAMING
faFRAMING
The technical construction of the three roofs, based upon an interior inspection of the attic above
unit A, as well as of the open-frame eaves around the buildings, is consistent with overall sound framing
and compositional rigidity. The framing members (conventional framing) appear to be properly
assembled and substantially reinforced, and no significant flexing or sagging was noted on any of the
roof's surfaces. The framing members consist of 2X6 rafters, installed at 24 inches on center. Note:
Most of the attic spaces are not provided with access openings.
The roof surfaces also appear to be properly sloped to provide for adequate drainage.
VENTILATION
The attic areas appear to be adequately ventilated by means of screened vent openings in the
eaves. These screens appear to be in serviceable condition. The purpose of vent screens is to prevent
small animals from entering the attic.
WATER-SHED
Each roof was examined during a careful walk over most of its surface. The exterior water-shed
on each building is comprised entirely of asphalt composition shingles. These are approximately 10
years old, and show only moderate signs of weathering consistent with their age. Installation appears
to have been effected in a proper and professional manner, and no significant problems were observed.
The average life expectancy of an asphalt shingle roof is approximately 15-20 years, so that these
shingles, with the proper.maintenance, can be expected to provide many years of continued service.
It is impossible to say with absolute certainty that any particular roof does not leak unless it is
inspected while it is actually raining. Therefore, no roof can be warranteed in this regard. However, no
evidence of past or current leakage was observed on any of the wall or ceiling surfaces.
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FLASHING
Metal flashing has been installed in all required locations, including all roof penetrations. All such
flashing appears to be in serviceable condition. However, there are several vent ducts that are installed
without weather caps. These vents were noted on the east sides of the two front buildings and on the
north side of the rear building. It is advised that vent caps be installed.
RAINGUTTERS
These building have been provided with full rain gutter systems. The gutters and downspouts
were carefully examined, and the following specific conditions were observed:
1. The gutter at the northwest corner of the front building has an open end.
2. Some of the gutters are congested with leaves.
3. All of the downspouts need to be diverted away from the perimeters of the buildings.
FUTURE MAINTENANCE
Preventive maintenance Is a practical necessity with nearly all roofs, and in most cases, involves
about two hours of work per year. In this case, the following annual procedures are recommended for
future upkeep:
1. Check for any loose, missing, or deteriorated shingles.
2. Check around the edges of all flashing, to ensure an adequate seal.
3. Keep all tree limbs trimmed away from direct contact with the roof.
4. Clear the gutters and downspouts of any accumulated debris.
S. Make sure that all gutters remain sloped toward the down-spouts in order to avoid
standing water In the gutters.
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E N
12-EN
STABILITY
These dwellings appear to be constructed on continuous concrete perimeter foundations, and
the interior structures are supported on concrete slabs. The buildings were carefully examined for
indications of significant settlement, such as visible cracks In the foundations and walls. Although no
cracks were observed in the visible portions of the perimeter foundations, the following specific
conditions were observed:
1. Cracks were noted in some of the interior walls. The most prominent of these is in the living
room of unit E.
2. Some of the interior doors bind against the lintels in units E and I. Note: Attempts to relieve th,
binding of the bathroom door in unit I have resulted In damage to the jamb.
3. The guardrail wall on the exterior landing at unit I has separated from the corner of the building.
Because none of these symptoms appear to be accompanied by any visible cracks in the
exposed portions of the foundations, it is very likely that the cracks are not related to problems with the
building itself. During the past year, ground shrinkage, due to the drought, has been quite common in
the San Luis Obispo area. This condition has been responsible for cosmetic cracks and binding doors
in many homes. Whether this is the cause of the conditions noted at this property is likely but uncertain.
Note: Only a licensed structural engineer is qualified to substantiate the structural stability of any
building.
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PAVED SURFACES
The asphalt driveway was examined and found to be in serviceable condition, and Is sloped to
drain away from the buildings. Cracks and settlement were noted in some areas, and there is some
ponding due to settlement.
The walkway surfaces around the building were carefully examined for any uneven surface that
might interfere with foot traffic. A few of the concrete joints were found to be uneven due to settlement.
EARTHNVOOD CONTACT
Earth/wood contact was noted at the base of the stairway to unit I, and there are some
indications of wood rot in some of the decks and stairways. The most prominent example of rot was
noted in the staircase railing at unit C. It is advised that these conditions be reviewed by a licensed pest
control operator.
DRAINAGE
No indications of any drainage-related moisture problems were noted anywhere around the
perimeter of these buildings. The ground surfaces appear to drain toward the building at the north side
of the rear building and the south side of the middle building. However, no resultant problems appear
to have occurred. Alteration of these grades would be advisable, just to be on the safe side.
Aside from some moderate ponding, the driveways and parking areas all drain toward the creek
at the rear of the property.
EXTERIOR WALLS &TRIM
Exterior wall surfaces are comprised of T-111 composition panelling and composition lap siding.
Most of these surfaces were found to be in serviceable condition, but the following specific conditions
were observed:
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HOME INSPECTION O SERVICE
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1. Some of the wall panels are warped, and some of the edges are loose.
2. Some of the siding along the stairway to unit H is damaged from moisture penetration. The
moisture source appears to be a leaking seam in the roof gutter directly overhead.
3. Some of the exterior trim needs additional nailing, and there is some damaged trim on the
support post at the entry to unit G.
Wall flashing was not observable, as this kind of flashing is generally covered with trim. The
eaves and fascias were carefully examined, and no significant problems were noted.
PATIOS. DECKS. STAIRS, and FENCES
Patios, decks, porches, fences, and stairs were carefully examined for proper construction,
general condition, and possible safety problems. The following specific conditions were observed:
1. The concrete porch at unit D is partially undermined.
2. One of the treads is loose at the base of the stairway to unit C.
3. A portion of the handrail on the stairway to unit C Is damaged by wood rot.
4. There is a concrete block retaining wall at the rear parking area. The cap on this wall is
damaged.
SMOKE DETECTORS
In each of the living units, a smoke alarm is required to be installed in the hallway, adjacent to
the bedroom doors. In most cases,the alarms are either non-functional, improperly installed,or missing.
Those alarms which are in place are battery powered fixtures, but these alarms are required to be
directly wired to the electrical system. Wiring connections have been provided for the installation of
wired alarms. It is advised that each unit be equipped with a fully operational alarm, as required by
code.
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It is advised that smoke alarms be tested regularly to make sure that they are ready if ever
needed. Note: Many cities and counties have passed additional ordinances concerning smoke alarms.
Check with your local authorities as to the current regulations.
A fire extinguisher has been installed on the exterior of each of the buildings. These fixtures all
appear to be fully charged. Whether these extinguishers fully comply with local fire regulations should
be verified by checking with local authorities.
BUILDING INTERIOR
This report does not concern itself with cosmetic conditions involving finish of walls, ceilings,
countertops, floors, floor and wall coverings, or other surfaces that do not affect function.
All cabinets, countertops, walls, ceilings, floors, doors, and windows have been checked for
significant defects.
The following specific conditions were observed:
1. As already mentioned, there are drywall cracks in some of the units. This was observed above
the dining counter in units A, D, and E. The most prominent drywall cracks are at the living room
windows and door of unit E.
2. Moisture-damaged drywall was observed around several of the bathtub enclosures, especially
above the shower heads.
3. The floors in the kitchen and entry hall of unit F are squeaky. This is a typical condition and
does not appear to be indicative of any significant problems.
4. A temporary loft has been constructed in the bedroom of unit I.
5. The corner of the kitchen counter in unit I has some formica damage. This condition is purely
cosmetic in nature.
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DOORS & WINDOWS
The majority of accessible door and window surfaces were examined and found to be in
serviceable condition. These were checked for proper function,general condition,and for possible water
penetration. The windows, which are single-pane aluminum sliders, were found to open and close in
a normal manner.
Windows,where required by code, were found to be comprised of tempered safety glass. These
primarily include the tub enclosures.
The following specific conditions were observed:
1. In unit A, the closet doors are off of the floor tracks.
2. In unit B, the bathroom door binds against the jamb.
3. At unit C, the door to the water heater closet is delaminated.
4. In unit D:
a. The door to the entry closet binds on the lintel, the door handle is disconnected, and
there is a hole in the door skin, caused by the door stop.
b. The bedroom door knob is not securely attached.
C. No strike plate is installed on the entry jamb.
d. The door to the water heater closet is delaminated
5. In unit H:
a. The entry door is installed to swing out. This is a hollow-core door and is becoming
delaminated at the bottom edge. It is advised that this door be replaced.
b. The door to the water heater closet is delaminated.
6. In laundry room #1, the door will not close.
7. One of the living room windows in unit F has a small crack in one of the lower corners.
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8. Some of the window screens are missing and some are damaged.
9. The areas beneath the staircases for the front and middle buildings have been enclosed as
storage areas. The doors to these areas were locked at the time of inspection. These doors are
installed in a non-professional manner.
10. One broken window was noted on the south side of the middle building.
INSULATION
The attic space above unit A was found to be provided with R-19 fiber glass bats, as required
by code. This is the only attic that appears to have an access opening. Therefore, none of the other
attics were inspected. Fiber glass insulation is also provided inside of the exterior walls. Obviously, it
was not possible to examine the interior of all wall and ceiling cavities, but sampled areas were found
to contain fiber glass.
INTERIOR VENTILATION
All habitable rooms are required to be ventilated as prescribed in the building code. In particular,
bathrooms are required to be ventilated by means of openable windows or mechanical devices. No
ventilation problems were noted.
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Most of the problems mentioned in this report fall into the category of routine general
maintenance. Many such problems are typical of homes of any age, and are by no means indicative
of inferior quality or unusual circumstance. The only condition of potential concern is the evidence of
settlement noted on page 12. As a general rule, first priority should be given to those conditions which
are obviously safety-related, such as potential fire-hazards, electrical code violations, and conditions
relating to the gas piping. Except where the specialized services of a licensed contractor or technician
are appropriate, most of these items can be repaired by anyone with a general knowledge of building
maintenance. Please call for further advice in this regard.
I hereby certify that I have personally inspected the property described in this report, and that
no important facts relative to this inspection have been deliberately withheld or overlooked. To the best
of my knowledge and belief, the statements and opinions contained herein are true, accurate, a.
correct. This report has been made in conformity with the standards of practice and the code of ethics
established by the California Real Estate Inspection Association and the American Society of Home
Inspectors. A copy of these standards will be provided upon request.
C
BARRY ST0 - cense Number 394545
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APPENDIX
ASBESTOS
Many residential building materials have been manufactured with asbestos fibers, but asbestos use has been
limited since the mid to late 1970's. The most common form of residential asbestos is textured ceiling material,
installed in 1978 or earlier. Other common uses for asbestos are insulation for heating ducts,vinyl floor coverings,
and exhaust vents for gas appliances. Despite its useful properties, asbestos fibers have been known to cause
lung cancer when particles of the material are inhaled. But people should not become unduly alarmed: Not all
forms of asbestos are necessarily hazardous. According to the EPA and the U.S. Consumer Products Safety
Commission, 'A health risk exists only when asbestos fibers are released from the material or product.'and 1f the
material is in good condition, it is best to leave it alone.' To determine for certain whether a particular home
definitely contains asbestos requires a specialized inspection by a licensed asbestos abatement contractor. For
further specific information, check with the U.S. Consumer Products Safety Commission or the Environmental
Protection Agency for their current advice.
GROUND FAULT INTERRUPTERS
GFI is a safety device which is incorporated into some circuit breakers and outlets. The purpose of GFI is to
disconnect a particular circuit in the event of a minor short or power imbalance. It requires only 5 millivolts to
activate the disconnect mechanism in a GFI. What this means in practical effect is that someone using an
electrical device in an exterior location, near a sink full of water, swimming pool or spa,while standing In a puddle
of water, etc, will be prevented from being shocked in the event of a short.
Where required:
• In homes constructed since 1978: Bathroom outlets,exterior outlets, some pool and spa equipment, and
outlets within 10 feet of a pool or spa.
• In homes constructed since 1982: Garage outlets installed since 1982, unless the outlet is intended to
serve an appliance.
• In homes constructed since 1989: Kitchen outlets within six feet of a sink.
For outlets installed in these locations prior to these specific dates, upgrading to GFI status is not a legal
requirement. For anyone purchasing a property that lacks GFI protection in one of these locations, upgrading
to .GFI would be a beneficial home improvement. In this way, a potential safety hazard will be effectively
eliminated.
TEMPERED SAFETY GLASS
In homes constructed since 1964, section 5406(d)7 of the Uniform Building Code requires that tempered safety
glass be installed in the following locations:
• Windows within 18 inches of the floor and having a minimum area of nine feet.
• Windows in doors or within 12 inches of a door
• Glass tub and shower enclosures.
Tempered glass can be identified by the manufacturer's label, etched into the glass at one of the comers.
For homes constructed prior to 1964, upgrading to tempered safety glass is not a legal requirement. For anyone
purchasing a property that lacks safety glass in such locations,upgrading to tempered glass would be a beneficial
home improvement. In this way, a potential safety hazard will be effectively eliminated.
1179-021-91-SLO
NOTICE OF INTENT TO CONVERT
January 17, 1991
Martin Tedone
3150 Rockview Place, Apt. A
San Luis Obispo, CA 93401
Dear Mr. Tedone:
Please be advised that the owners, Y. Leon and Lorraine Maksoudian, and Samuel and Takouhi
Maksoudian intend to convert your unit at 3150 Rockview Place into a condominium.
Subdividers/Owners. The property will be subdivided for Y. Leon and Lorraine Maksoudian, and Samuel
and Takouhi Maksoudian.
Condominium Conversion Agent The agent who will process the conversion is John L. Wallace &
Associates, 1458 Higuera Street, San Luis Obispo, California, 93401.
Tenants' Right to Purchase. Pursuant to Government Code Section 66427.1 (d), the owners shall give
any present tenant 'an exclusive right to contract for the purchase of his or her respective unit upon the same
terms and conditions that such unit will be initially offered to the general public or terms more favorable to
the tenant The right shall tun for a period of not less than 90 days from the date of issuance of the
Subdivision Public Report pursuant to Section 11018.2 of the Business and Professional Code, unless the
tenant gives prior written notice of his or her intention not to exercise the right'
Tenants' Use of His/Her Security Deposit. Should the tenant decide to purchase the unit he or she is
occupying all security and cleaning deposits shall be applied toward the required down payment
Non-purchasing Tenant Rights. Each non-purchasing tenant not in default under the provisions of the
rental agreement or lease under which he or she occupies his or her unit, shall have the right to remain
in his or her unit until the conversion is completed. Each non-purchasing tenant will be notified at least
250 days prior to the completion of conversion. Each non-purchasing tenant may have the option to
contract for additional time, in his or her unit, depending upon the owners' wishes at the time of the
conversion. The approximate date at which the conversion will be completed is January 1992.
No increase in rent A tenants' rent shall not be increased during the 250 day period described in the
preceding paragraph.
Please circle the appropriate response below, then sign and date this letter on the spaces provided
Having done so, please return the letter using the pre-addressed, stamped envelope provided herein.
Please return this letter signed and dated within 15 days from the date of receipt of this notice.
I doKo not object o this conversion. I am/ m not interest in purchasing a unit
Receipt of NOTICE OF INTENT TO CONVERT is hereby acknowledged.
Signed -
Date
�-3 9
• r t+ ill 111 1. r7ti
I
Certified Mail Receipt
No Insurance Coverage Provides
Do not use for International mail
(See Reverse)
NOTICE OF INTENT TO CONVERT Sent to
-JE<0►r6g—i�wuTt7p--
January 17, 1991 Street a No
Jennifer Hunter P.O..Stale&ZIP code
3150 Rockview Place, Apt. B 4k)W K7 0RC7 to Ifo
San Luis Obispo, CA 93401 Postage Is S.;�L
Dear Ms. Hunter. cen'''e0 Fee
Spenili Delivery Fee
Please be advised that the owners, Y. Leon and Lorraine Maksoudian, anc
Maksoudian intend to convert your unit at 3150 Rockview Place into a cc Restricted DB11Very Fee
tow R /I ^,
Subdividers/Owners. The property will be subdivided for Y. Leon and Loi rn °°" °a ��
and Takouhi Maksoudian. Rear P m t
Dans. Bp eery
Condominium Conversion Agent. The agent who will process the conveys o aura � $ sa
Associates, 1458 Higuera Street, San Luis Obispo, California, 93401. CC Paso t BS � S
UP
Tenants' Right to Purchase. Pursuant to Government Code Section 6642; 2
any present tenant can exclusive tight to contract for the purchase of his or, a
terms and conditions that such unit will be initially offered to the general pub..,• .,, K,,,r, "w c�uvw uuK sv
the tenant The right shall run for a period of not less than 90 days from the date of issuance of the
Subdivision Public Report pursuant to Section 11018.2 of the Business and Professional Code, unless the
tenant gives prior written notice of his or her intention not to erercise the right'
Tenants' Use of His/Her Security Deposit. Should the tenant decide to purchase the unit he or she is
occupying all security and cleaning deposits shall be applied toward the required down payment.
Non-purchasing Tenant Rights. Each non-purchasing tenant not in default under the provisions of the
rental agreement or lease under which he or she occupies his or her unit, shall have the right to remain
in his or her unit until the conversion is completed. Each non-purchasing tenant will be notified at least
250 days prior to the completion of conversion. Each non-purchasing tenant may have the option to
contract for additional time, in his or her unit, depending upon the owners' wishes at the time of the
conversion. The approximate date at which the conversion will be completed is January 1992.
No increase in rent A tenants' rent shall not be increased during the 250 day period described in the
preceding paragraph.
Please circle the appropriate response below, then sign and date this letter on the spaces provided.
Having done so, please return the letter using the pre-addressed, stamped envelope provided herein.
Please return this letter signed and dated within 15 days from the date of receipt of this notice.
I do/do not object to this conversion. I am/am not interested in purchasing a unit.
Receipt of NOTICE OF INTENT TO CONVERT is hereby aclmowledged.
Signed
Date
RECE ; _.
u 1991
NOTICE OF INTENT TO CONVERT
January 17, 1991
Jennifer Hunter
3150 Rockview Place, Apt. B
San Luis Obispo, CA 93401
Dear Ms. Hunter.
Please be advised that the owners, Y. Leon and Lorraine Maksoudian, and Samuel and Takouhi
Maksoudian intend to convert your unit at 3150 Rockview Place into a condominium.
Subdividers/Owners The property will be subdivided for Y. Leon and Lorraine Maksoudian, and Samuel
and Takouhi Maksoudian.
Condominium Conversion Agent. The agent who will process the conversion is John L Wallace &
Associates, 1458 Hignera Street, San Luis Obispo, California, 93401.
Tenants' Right to Purchase. Pursuant to Government Code Section 66427.1 (d), the owners shall give
any present tenant 'an exclusive right to contract for the purchase of his or her respective unit upon the same
tam and conditions that such unit will be initially offered to the general public or terms more favorable to
the tenant The right shall run for a period of not less than 90 days from the date of issuance of the
Sltbdlvision Public Report pursuant to Section 11018.2 of the Business and Professional Code, unless the
tenant gives prior written notice of his or her intention not to exercise the right°
Tenants' Use of His/Her Security Deposit. Should the tenant decide to purchase the unit he or she is
occupying all security and cleaning deposits shall be applied toward the required down payment.
Non-purchasing Tenant Rights. Each non-purchasing tenant not in default under the provisions of the
rental agreement or lease under which he or she occupies his or her unit, shall have the right to remain
in his or her unit until the conversion is completed Each non-purchasing tenant will be notified at least
250 days prior to the completion of conversion. Each non-purchasing tenant may have the option to
contract for additional time, in his or her unit, depending upon the owners' wishes at the time of the
conversion. The approximate date at which the conversion will be completed is January 1992
No increase in rent A tenants' rent shall not be increased during the 250 day period described in the
Preceding paragraph-
Please circle the appropriate response below, then sign and date this letter on the spaces provided.
Having done so, please return the letter using the pre-addressed, stamped envelope provided herein.
Please return this letter sipped and dated within 15 days from the date of receipt of this notice.
Ino object to this conversion. I not rested in purchasing a unit
Receipt of NOTICE OF INTENT TO CONVERT is hereby acknowledLredn.
Signed
Date
9171, r9j,
Certified Mail Receipt
No Insurance Coverage Provioe
i Oo not use for International mail
zscftl (See Reverse)
NOTICE OF INTENT TO CONVERT ser„,°,.I r tI�
January 17, 1991 M�`'� L I Jope
Street 8 No
Michael & Karen Jones *�l 50 Pc,�V j eu) pl
3150 Rockview Place, Apt P.O.,State 8 ZIP Code C 45;w W IS
San Luis Obispo, CA 93401 Postage
Dear Mr. & Mrs. Jones: certified Fee
$paf:lel DPhvery Fee V
Please be advised that the owners, Y. Leon and Lorraine Maksoudian, anc
Maksoudian intend to convert your unit at 3150 Rockview Place into a cc Restrncted Dew ry Fee
Return Raceipt Snowng
Subdividers/Owners. The property will be subdivided for Y. Leon and Lo ; '°"'"°"a gaze Dahreted /111
and Takouhi Maksoudian- Return Receipt Shovnn`lo whom,
to
to Date-8 Address of caljwry;
TOTAL Postage
Condominium Conversion gent The agent who will process the convey. 0 s� _ $ < a
Associates, 1458 Higuera Street, San Luis Obispo, California, 93401. CC wsm,ark or.Daze
Tenants' Right to Purchase. Pursuant to Government Code Section 6642 LL '- fes
any present tenant -an exclusive right to contract for the purchase of his or m
terms and conditions that such unit will be initially offered to the general puuiw a'
the tenant The shall run for the '-
n8ht j period of not less than 90 days from the date of issuance of the
Subdivision Public Report pursuant to Section 11018.2 of the Business and Professional Code, unless the
tenant gives prior written notice of his or her intention not to exercise the right.•
Tenants' Use of His/Her Security Deposit Should the tenant decide to purchase the unit he or she is
occupying all security and cleaning deposits shall be applied toward the required down payment
Nan-purchasing Tenant Rights. Each non-purchasing tenant not in default under the provisions of the
rental agreement or lease under which he or she occupies his or her unit, shall have the right to remain
in his or her unit until the conversion is completed Each non-purchasing tenant will be notified at least
250 days prior to the completion of conversion. Each non-purchasing tenant may have the option to
contract for additional time, in his or her unit, depending upon the owners' wishes at the time of the
conversion. The approximate date at which the conversion will be completed is January 1992
No increase in rent A tenants' rent shall not be increased during the 250 day period described in the
prig paragraph-
Please circle the appropriate response below, then sign and date this letter on the spaces provided
Having done so, please return the letter using the pre-addressed, stamped envelope provided herein.
Please return this letter signed and dated within 15 days from the date of receipt of this notice.
I do/do not object to this conversion. I am/am not interested in purchasing a unit
Receipt of NOTICE OF INTENT TO CONVERT is hereby aclmowledged.
Signed
Date
-/�
N 6911 `ill!, 292
Certified Mail Receil
No Insurance Coverage Provid
Do not use for International Ma
NOTICE OF INTENT TO CONVERT gayk.Fr.' (See Reverse)
I to
January 17, 1991
�A�[Z0b6 M X)VbLF
Street&No.
Carole Mindle too r:YUI&UJ flk,� t
3150 Rock-view Place, Apt D PO..Slate 6 ZIP Code
San Luis Obispo, CA 93401 "2 Al.) A IS 0
Postage
Dear Ms. Mindle: Certil,ed Fee S
Please be advised that the owners, Y. Leon and Lorraine Maksoudian, and Special Delivery Fee
Maksoudian intend to convert your unit at 3150 Rockview Place into a CO Restricle(I Delivery Fee
Subdividers/Owners. Ther0 p ce,ot Snowing
p perry will be subdivided for Y. Leon and La In Return Reto wndm
and Takouhi Maksoudian. C) ed
Ratur i nom,
Dal tlrl r
Condominium Conversion Agent The agent who will process the conver< ' �I e`- f/Associates, 1458 Higuera Street, San Luis Obispo, California, 93401. o a `
E tt a It or Oarw
Tenants' Right to Purchase. Pursuant to Government Code Section 6642'
° y
any Present tenant "an erckisive right to contract for the purchase of his or "
teams and conditions that such unit will be initially offered to the general pul rna
the tenant The right shall run for a period of not less than 90 days from the date of issuance of the
b5&&lesion Public Report pursuant to Section 1101&2 of the Business and professional Code, unless the
tenant gives prior written notice of his or her intention not to exercise the right•
Tenants' Use of IM/Her Security Deposit Should the tenant decide to purchase the unit he or she is
Occupying all security and cleaning deposits shall be applied toward the required down payment
Non-purchasing Tenant Rights. Each non-purchasing tenant not in default under the provisions of the
rental agreement Or lease under which he or she occupies his or her unit, shall have the right to remain
in his or her unit until the conversion is completed Each non-purchasing tenant will be notified at least
250 days prior to the completion of conversion. Each non-purchasing tenant may have the option to
contract for additional time, in his or her unit, depending upon the owners' wishes at the time of the
conversion. The approximate date at which the conversion will be completed is January 1992-
Nd increase in rent A tenants' rent shall not be increased during the 250 day period destxibed in the
preceding paragraph
Please circle the appropriate response below, then sign and date this letter on the spaces provided.
Having done so, please return the letter using the pre-addressed, stamped envelope provided herein.
Please return this letter signed and dated within 15 days from the date of receipt of this notice.
I do/do not Object to this conversion. I am/am not interested in purchasing a unit.
Receipt of NOTICE OF INTENT TO CONVERT is hereby acknowledged
Signed
Date
�-y3
NOTICE OF INTENT TO CONVERT
January 17, 1991
Kang Un Chong
3150 Rockview Place, Apt. E
San Luis Obispo, CA 93401
Dear Mr. Chong:
Please be advised that the owners, Y. Leon and Lorraine Maksoudian, and Samuel and Takouhi
Maksoudian intend to convert your unit at 3150 Rockview Place into a condominium.
Subdividers/Owners. The property will be subdivided for Y. Leon and Lorraine Maksoudian, and Samuel
and Takouhi Maksoudian.
Condominium Conversion Agent. The agent who will process the conversion is John L Wallace &
Associates, 1458 Higuera Street, San Luis Obispo, California, 93401.
Tenants' Right to Purchase. Pursuant to Government Code Section 66427.1 (d), the owners shall give
any present tenant 'an exclusive right to contract for the purchase of his or her respective unit upon the same
terms and conditions that such unit will be initially offered to the general public or temp more favorable to
the tenant The right shall run for a period of not less than 90 days from the date of issuance of the
Subdivision Public Report pursuant to Section 11018.2 of the Business and Professional Code, unless the
tenant gives prior written notice of his or her intention not to exercise the right'
Tenants' Use of His/Her Security Deposit Should the tenant decide to purchase the unit he or she is
occupying all security and cleaning deposits shall be applied toward the required down payment
Non-purchasing Tenant Rights. Each non-purchasing tenant not in default under the provisions of the
rental agreement or lease under which he or she occupies his or her unit, shall have the right to remain
in his or her unit until the conversion is completed. Each.non-purchasing tenant will be notified at least
250 days prior to the completion of conversion. Each non-purchasing tenant may have the option to
contract for additional time, in his or her unit, depending upon the owners' wishes at the time of the
conversion. The approximate date at which the conversion will be completed is January 1992.
No increase in rent A tenants' rent shall not be increased during the 250 day period described in the
preceding paragraph-
Please circle the appropriate response below, then sign and date this letter on the spaces provided
Having done so, please return the letter using the pre-addressed, stamped envelope provided herein.
Please return this letter signed and dated within 15 days from the date of receipt of this notice.
I d do not object to this conversio I an, m not interested in purchasing a unit
Receipt of NOTICE OF 1N'['ENT TO CONVERT is hereby acknowledged. +
Signed
Date
NOTICE OF INTENT TO CONVEP�Frvl\!Gn �M +tt41
January 17, 1991
Rosalyn Coloma
3150 Rockview Place, Apt. F
San Luis Obispo, CA 93401
Dear Ms. Colonia:
Please be advised that the owners, Y. Leon and Lorraine Maksoudian, and Samuel and Takouhi
Maksoudian intend to convert your unit at 3150 Rockview Place into a condominium.
Subdividers/Owners. The property will be subdivided for Y. Leon and Lorraine Maksoudian, and Samuel
and Takouhi Maksoudian.
Condominium Conversion Agent. The agent who will process the conversion is John L Wallace &
Associates, 1458 Higuera Street, San Luis Obispo, California, 93401.
Tenants' Right to Purchase. Pursuant to Government Code Section 66427.1 (d), the owners shall give
any present tenant 'an exclusive right to contract for the purchase of his or her respective unit upon the same
terns and conditions that such unit will be initially offered to the general public or terms more favorable to
the tenant The right shall run for a period of not less than 90 days from the dare of issuance of the
Subdivision Public Report pursuant to Section 11018.2 of the Business and professional Code, unless the
tenant gives prior written notice of his or her intention not to exercise the right.'
Tenants' Use of His/Her Security Deposit. Should the tenant decide to purchase the unit he or she is
occupying all security and cleaning deposits shall be applied toward the required down payment.
Non-purchasing Tenant Rights. Each non-purchasing tenant not in default under the provisions of the
rental agreement or lease under which he or she occupies his or her unit, shall have the right to remain
in his or her unit until the conversion is completed. Each non-purchasing tenant will be notified at least
250 days prior to the completion of conversion. Each non-purchasing tenant may have the option to
contract for additional time, in his or her unit, depending upon the owners'wishes at the time of the
conversion. The approximate date at which the conversion will be completed is January 1992.
No increase in rent. A tenants' rent shall not be increased during the 250 day period described in the
preceding paragraph.
Please circle the appropriate response below, then sign and date this letter on the spaces provided
Having done so, please return the letter using the pre-addressed, stamped envelope provided herein.
Please return this letter signed and dated within 15 days from the date of receipt of this notice.
I do,65object to this conversion. I am/ not ' erested in purchasing a unit.
Receipt of NOTICE OF INTENT TO CONVERT is hereby acknowledged...•
Signed
Date
RECEP" JAN 3 1199f
NOTICE OF INTENT TO CONVERT
January 17, 1991
Anthony Silva & Ronda Ramos
3150 Rockview Place, Apt G
San Luis Obispo, CA 93401
Dear Mr. Silva & Ms. Ramos:
Please be advised that the owners, Y. Leon and Lorraine Maksoudian, and Samuel and Takouhi
Maksoudian intend to convert your unit at 3150 Rockview Place into a condominium
Subdividers/Owners. The property will be subdivided for Y. Leon and Lorraine Maksoudian, and Samuel
and Takouhi Maksoudian.
Condominium Conversion Agent The agent who will process the conversion is John L Wallace &
Associates, 1458 Higuera Street, San Luis Obispo, California, 93401.
Tenants' Right to Purchase. Pursuant to Government Code Section 66427.1 (d), the owners shall give
any present tenant 'an exclusive right to contract for the purchase of his or her respective unit upon the same
terms and conditions that such unit will be initially offered to the general public or terms more favorable to
the tenant The right shall run for a period of not less than 90 days from the date of issuance of the
Subdivision Public Report pursuant to Section 1101&2 of the Business and Professional Code, unless the
tenant gives prior written notice of his or her intention not to exercise the right"
Tenants' Use of His/Her Security Deposit Should the tenant decide to purchase the unit he or she is
occupying all security and cleaning deposits shall be applied toward the required down payment
Non-purchasing Tenant Rights. Each non-purchasing tenant not in default under the provisions of the
rental agreement or lease under which he or she occupies his or her unit, shall have the right to remain
in his or her unit until the conversion is completed Each non-purchasing tenant will be notified at least
250 days prior to the completion of conversion. Each non-purchasing tenant may have the option to
contract for additional time, in his or her unit, depending upon the owners' wishes at the time of the
conversion. The approximate date at which the conversion will be completed is January 1992
No increase in rent A tenants' rent shall not be increased during the 250 day period described in the
Prig paragraph-
Please circle the appropriate response below, then sign and date this letter on the spaces provided
Having done so, please return the letter using the pre-addressed, stamped envelope provided herein.
Please return this letter signed and dated within 15 days from the date of receipt of this notice.
I d /do not object to this conversion. I a am not Anterested in purchasing a unit
Receipt of NOTICE OF IN'T'ENT TO CONVERT is hereby acknowledged.
Signed / L �
Date
RECEI Er "." 2 9 1391
NOTICE OF INTENT TO CONVERT
January 17, 1991
Karen Aguilar
3150 Rockview Place, Apt. H
San Luis Obispo, CA 93401
Dear Ms. Aguilar:
Please be advised that the owners, Y. Leon and Lorraine Maksoudian, and Samuel and Takouhi
Maksoudian intend to convert your unit at 3150 Rockview Place into a condominium.
Subdividers/Owners. The property will be subdivided for Y. Leon and Lorraine Maksoudian, and Samuel
and Takouhi Maksoudian.
Condominium Conversion Agent. The agent who will process the conversion is John L Wallace &
Associates, 1458 Higuera Street, San Luis Obispo, California, 93401.
Tenants' Right to Purchase. Pursuant to Government Code Section 66427.1 (d), the owners shall give
any present tenant 'an exclusive right to contract for the purchase of his or her respective unit upon the same
turns and conditions that such unit will be initially offered to the general public or terms more favorable to
the tenant The right shall nun for a period of not less than 90 days from the date of issuance of the
Subdivision Public Report pursuant to Section 11018.2 of the Business and professional Code. unless the
tenant gives prior written notice of his or her intention not to exercise the right°
Tenants' Use of His/Her Security Deposit. Should the tenant decide to purchase the unit he or she is
occupying all security and cleaning deposits shall be applied toward the required down payment.
Non-purchasing Tenant Rights. Each non-purchasing tenant not in default under the provisions of the
rental agreement or lease under which he or she occupies his or her unit, shall have the right to remain
in his or her unit until the conversion is completed. Each non-purchasing tenant will be notified at least
250 days prior to the completion of conversion. Each non-purchasing tenant may have the option to
contract for additional time, in his or her unit, depending upon the owners' wishes at the time of the
conversion. The approximate date at which the conversion will be completed is January 1992.
No increase in rent. A tenants' rent shall not be increased during the 250 day period described in the
Preceding paragraph-
Please circle the appropriate response below, then sign and date this letter on the spaces provided
Having done so, please return the letter using the pre-addressed, stamped envelope provided herein.
Please return this letter signed and dated within 15 days from the date of receipt of this notice.
I dolf0 not bject to this conversion. I am/ m no interested in purchasing a unit.
Receipt of NOTICE OF INTENT TO CONVERT is hereby acknowledged
SignedI y C
Date
r
NOTICE OF INTENT TO CONVERT
January 17, 1991
Brad Peterson & Craig Moore
3150 Rockview Place, Apt. I
San Luis Obispo, CA 93401
Dear Mr. Peterson & Mr. Moore:
Please be advised that the owners, Y. Leon and Lorraine Maksoudian, and Samuel and Takouhi
Maksoudian intend to convert your unit at 3150 Rockview Place into a condominium.
Subdividers/Owners. The property will be subdivided for Y. Leon and Lorraine Maksoudian, and Samuel
and Takouhi Maksoudian.
Condominium Conversion Agent. The agent who will process the conversion is John L Wallace &
Associates, 1458 Higuera Street, San Luis Obispo, California, 43401.
_Tenants' Right to Purchase. Pursuant to Government Cade Section 66427.1 (d), the owners shall give
any present tenant 'an ecchtafve right to contract for the purchase of his or her respective unit upon the same
terms and conditions that such unit will be initially offered to the general public or terms more favorable to
the tenant The right shall run for a period of not less than 40 days from the date of issuance of the
Subdivision Public Report pursuant to Section 11018.2 of the Business and professional Code, unless the
tenant gives prior written notice of his or her intention not to e>:ercise the right
Tenants' Use of His/Her Security Deposit. Should the tenant decide to purchase the unit he or she is
Occupying all security and cleaning deposits shall be applied toward the required down payment.
Non-purchasing Tenant Rights. Each non-purchasing tenant not in default under the provisions of the
rental agreement or lease under which he or she occupies his or her unit, shall have the right to remain
in,his or her unit until the conversion is completed. Fath non-purchasing tenant will be notified at least
250 days prior to the completion of conversion. Each non-purchasing tenant may have the option to
contract for additional time, in his or her unit, depending upon the owners'wishes at the time of the
conversion. The approximate date at which the conversion will be completed is January 1992.
No increase in rent A tenants' rent shall not be increased during the 250 day period described in the
preceding paragraph-
Please circle the appropriate response below, then sign and date this letter on the spaces provided.
Having done so, please return the letter using the pre-addressed, stamped envelope provided herein.
Please return this letter signed and dated within 15 days from the date of receipt of this notice.
I do/ o not object to this conversion. I a no interested in purchasing a unit.
Receipt of NOTICE OF INTENT TO CONVERT is hereby acknowledged.
Signed
Date —E)—
y -74
N 690 901 29S
Certified Mail Receipt
111V
No Insurance Coverage Provided
NOTICE OF INTENT TO CONVERT - Do not use for International Mail
.�••••�• (See Reverse)
January 17, 1991 SQQUO 1
�1
Brad Peterson & Craig Moore street a No.
3150 Rockview Place, Apt. I F tav Por mtoi
San Luis Obispo, CA 93401 Ro.State&zip coca
jP/t5 PO
Dear Mr. Peterson & Mr. Moore: postage ;0 S
Please be advised that the owners, Y. Leon and Loraine Maksoudian, an Certified Fee
Maksoudian intend to convert your unit at 3150 Rockview Place into a cc special Dei-very Fee
Subdividers/Owners. The property will be subdivided for Y. Leon and Lo Restricted Delivery Fee
and Takouhi Maksoudian. Return
to Whorn a pate eavei9d .
Piet�,+'Re ipl3ttmving �
Condominium Conversion Agent The agent who will process the wavers m DatA.b"rpdressdroet�e ` 1
Associates, 1458 Higuera Street, San Luis Obispo, Caltforrua, 93401. sage'
p & es
Tenants' Right to Purchase. Pursuant to Government Code Section 66421 m Poatq y Date' y
any present tenant an exclusive right to contract for the purchase of his or! e
temts and conditions that such unit will be initially offered to the general pub, LL
the tenant The right shall tun for a period of not less than 90 days from the a
Subdivision Public Report pursuant to Section 11018.2 of the Business and Pr.7�su wr coa4 unless the -
tenant gives prior written notice of his or her intention not to emcise the right
Tenants' Use of His/Her Security Deposit. Should the tenant decide to purchase the unit he or she is
occupying all security and cleaning deposits shall be applied toward the required down payment
Non-purchasing Tenant Rights. Each non-purchasing tenant not in default under the provisions of the
rental agreement or lease under which he or she occupies his or her unit, shall have the right to remain
in his or her unit until the conversion is completed. Each non-purchasing tenant will be notified at least
250 days prior to the completion of conversion. Each non-purchasing tenant may have the option to
contract for additional time, in his or her unit, depending upon the owners' wishes at the time of the
conversion. The approximate date at which the conversion will be completed is January 1992
No increase in rent. A tenants' rent shall not be increased during the 250 day period described in the
preceding paragraph.
Please circle the appropriate response below, then sign and date this letter on the spaces provided.
Having done so, please return the letter using the pre-addressed, stamped envelope provided herein.
Please return this letter signed and dated within 15 days from the date of receipt of this notice.
I do/do not object to this conversion. I am/am not interested in purchasing a unit.
Receipt of NOTICE OF INTENT TO CONVERT is hereby acknowledged.
Signed
Date
��p
_j.
• 4 .
City Council Minutes'. :` '
April 21, 1981 -' 7:00-1.'- m
Page 3 a: .
1.
Public hearing on annual review and ranking of applications—:4.'
received for 1981. Two applications received:
A. CON 81-1: Request to allow conversion of nine units at 3150 Rockview :"
Place, R-2-S zone, Sequoia Syndicates, applicant.
B. CON 81-2: Request to allow conversion of seven units at 1120 Leff :"'
Street, R-3 zone, Joseph Lindsey, applicant.
Henry Engen, Community Development Director, stated that the Planning Commission;
on a 4-0 vote, recommended the Council allow the 9-unit apartment at 3150 Rockview
Place (CON 81-1) to proceed with conversion to 8 residential condominiums. The
Planning Commission further recommends the project at 1120 Leff Street (CON 81-2)
not be allowed to convert because it is inconsistent with the General Plan.
Councilman Dunin asked how the apartments were going to change in their appearance
and useability, other than the legal description.
Henry Engen responded that the conversion would just transfer the ownership of the
units, and that it might require more storage space.
Mayor Billig declared the public hearing open.
1
Dave Gatzo, Arroyo Grande, representing the owners of the Rockview property, stated
that the main objectives for converting are the fact that rental units are removed
and the assumption that the developers raise the value without giving anything to
the owners of the units. He said the owners intended to sell the units at $49,000
to 49,500, and that there was a demand for available housing in 'this area at' that
price.
On a question from Councilman. Settle with regard to selling the units, Dave Gatzo
replied that the State Department of Housing Development, through their loan
program, would provide for 59% of the purchase price for the units, which doesn't
have to be repaid until they are sold.
•l
1rs_11t:.
City Council Min,.-_as
April 21, 1981 - 7:00 p.m. '.• : .
Page 4
Dave Brannon, -representing Joseph Lindsey, stated that there was no major =V :
difference between the two c, "
projects and that they would like to make the project
conform. He had a problem with having a duplex rental unit within another
project which could bean inconsistency. He asked the council to look at the :
real attributes of the project that are not addressed. a,
Councilwoman Dovey stated that the project should be taken on its own merit
and did not feel comfortable with
.converting the rental units into owned units.`..,
Councilman Dunin stated that in a .�
th past he had voted against condominium
conversions because he •couldn'c see how the actual physical useability of the � .
units had changed. He didn't think either of the projects would qualify for
the conversion.
Councilman Bond didn't think that either of the projects would be adding anything
to the community.
Councilman Settle felt the point system of grading the projects failed to meet
the criteria. He thought the burden of proof rested on the applicant to prove .
that the apartments should be converted.
On motion of Councilman Dunin, seconded by Councilman Settle, to deny both projects
and to direct the City Attorney to prepare appropriate resolutions of denial.
Motion carried.
AYES: Councilmembers Dunin, Settle, Bond, Dovey, and Mayor Billig
NOES: None
ABSENT: None
T 2• Public hearing to consider an aeal b LaVerne Schneider of -
�-- a decision b the Cit PlanningCommission to old Board of Adjustment action;"
approving Use Permit BA 13-81 to allow beer aA wine sales at the Texaco
Service Station located at 2398 Los Osos Varley Road (C-T zone) .
Henry Engen, Community Development Di tor, stated that on March 25, 1981, they"::: .
Planning Commission denied an appea on a 3-2 vote, thus allowing beer and wine
to be sold at the service statio The appellant is asking the Council not tok
allow beer and wine to be sold this service station. He said the planning`;:;:;
staff and Police Chief reco d the Council uphold the appeal and deny the'. = ?"
request to sell beer and w' a at this service station. If this action is taken;?';'
the previous approved us ermit,and its conditions would stand, including .' _~! >
condition No. 1 which ates: "Picnic supplies and similar sales shall be
permitted within a m �� mum 200 square feet of floor area. Beer, wine and liquor:;
MMING AGENDA }
D,. . IIu#
�Il�llll�lnl��l�������ll�llll�llllllllll II tuis oBispo
at O Salr1Y
990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403-8100
April 12, 1991
TO: City Council Members
FROM: Greg Smith, Associate Planne
SUBJECT: CON 91-01, 3150 Rockview Place
April 16 Agenda Item No. 4 - Public Hearing
Additional background information regarding structural condition
of Units E and I, and additional tenant notifications, have been
received from the applicant. These items are enclosed for your
reference.
co;�-sro: .
❑•Demtes Adian C3 FYI
9Caa+� Cd CDD DUL
CAO ❑ FiN.DUL
FCd' t ❑ FIRECHIEF
AAn NEY ❑ FW DUL
Ltd'CLE wopiC. ❑ POLICEQi
❑ MCMT Te!►.'N ❑ REC DUL
❑ c Fnz ❑ Vr1LDUC
RECEIVED
APR 1 2 1991
CITY CLERK
SAN LUIS OBISPO,CA
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 C. Barker P.E.
April 11 , 1991
John Wallace and Associates
1458 Higuera Street
San Luis Obispo, California 93401
Attention: Kirk Anderson
Subject : 291032 -- 1350 Rockview
Dear Kirk :
We have briefly reviewed the comments on page 12 of the
inspection report on the subject property dated February 6 , 1991
prepared by Action Home Inspection Service. We observed the
conditions of units E and I on April 9 and 10 , 1991 respectively
as they relate to this report. Following are our findings .
In unit E we found a minor diagonal crack on the interior of the
perimeter wall extending from the northerly top corners of the
front door and adjacent window. There is also a place along this
window header where the sheet metal gypsum board beading has
buckled causing a separation of the texture from the gypsum
board. This damage possibly indicates a slight subsidence at the
northeast corner of unit E. This damage is very minor, and is
not of structural significance . It certainly does not warrant
remedial structural work at this time . It is possible 'that this
damage is simply due to variations in landscape irrigation at
this location. It is remotely possible that this condition could
become severe enough to eventially become a hazard, but we do not
belive this is very likely. The condition in the vicinity of the
front door should be periodically monitored by the. occupants, and
should the conditions change- substantially at some future date, a
re—evaluation of the situation can be made at that time . We
found that the window adjacent to the front door, and all doors
in unit E operate properly, and none of them are binding against
their frames.
In unit I we found only a minor crack in the. gypsum board around
the top of a post in the kitchen. It appears that the post has
twisted slightly, probably due to changes in moisture content.
We found all doors and windows operate properly, and none of them
are binding against their frames .
RECElvt1.
APR 121991
City of Sen Luis ObisDr
John Wallace and Associates page 2
April 11, 1991
The separation of the guardrail wall on the exterior landing at
unit I does indicate some settlement of the stairs , but these are
exterior stairs which are not a part of the primary building, and
this settlement does not indicate any problem with the structure .
None of the conditions described above constitute any structural
hazard, nor do they indicate any significant reduction in the
potential life of the structure. We hope this information is
sufficient for your needs at this time. If you have any
question, please call.
Sincerely your tr�t!�gQiESS1p�, c.
M Cq cn
Al
David M. Cart r : No. 1955 a a
SE1955/9-30-93 SEP. 301993 c ;
�fjq r'VcN�P�
"A6
OF CAO 1114
y"iiiriislllll�l
NOTICE OF INTENT TO CONVERT
3150 Rockview Place, Apt.
San Luis Obispo, CA 93401
Dear
Please be advised that the owners, Y. Leon and Lorraine Maksoudian, and Samuel and Takouhi
Malrsou�an intend to convert your unit at 3150 Roclview Place into a condominium-
Subdividers/Owners. The property will be subdivided for Y. Leon and Lorraine Maksoudian, and Samuel
and Takouhi Maksoudian.
Condominium Conversion Agent. The agent who will process the conversion is John L Wallace &
Associates, 1458 Higuera Street, San Luis Obispo, California, 93401.
Tenants' Right to Parchase, Pursuant to Government Code Section 66427.1 (d), the owners shall give
siy present tenant man erchesive right to contract for the purchase of his or her respective unit upon the same
tarns and conditions that such unit will be initially offered to the general public or terms more favorable to
the tenant. The tight shall nut for a period of not less than 90 days from the date of issuance cf the
&&dh*ian Publie Report ptvsuant to Section 11018.2 of the Business and professional Code, unless the
tenant gives prior written notice of his or her mtenwn not to eracise the right
Tenants' Use of His/Her Seturiry Deposit Should the tenant decide to purchase the unit he or she is
Occupying all security and cleaning deposits shall be applied toward the required down payment
Non-purchasing Tenant Rights. Each non-purchasing tenant not in default under the provisions of the
rental agreement or Iease under which he or she Occupies his or her unit, shall have the right to remain
in his or her unit until the conversion is completed Each non-purchasing tenant will be notified at least
250 days Prior to the Completion of conversion. Each non-purchasing tenant may have the option to
contract for additional time, in his.or her unit, depending upon the owners' wishes at the time of the
conversion. The appradmate date at which the conversion will be completed is January 1992.
No increase in rent A tenants'tient shall not be increased during the 250 day period descrr-bed in the
preoeding paragraph.
Please circle the appropriate response below, then sign and date this letter on the spaces provided.
Having done so,please return the letter using the preaddressed, stamped envelope provided herein.
Please return this letter signed and dated within 15 days from the date of receipt of this notice.
I o not objetx t this eorrvetsion. I not interested In ptrrt basing t
Receipt of NOTICE OF INTENT TO CONVERT is hereby acimowledged
Signed
rttl:tl v t_
Date
APR 121991
Cny of San Luis Ob6P'
0 •i.
NOTICE OF INTENT TO CONVERT
January. 17,. 1991
Michael & Karen Jones
3150 Rock-view Place, Apt C
San Luis Obispo, CA 93401
Dear Mr. & Mrs. Jones:
Please be advised that the owners, Y. Leon and Lorraine Maksoudian, and Samuel and Takouhi
Maksoudian intend to convert your unit at 3150 Rockview Place into a condominium.
Subdividers/Owners. The property will be subdivided for Y. Leon and Lorraine Maksoudian, and Samuel
and Takouhi Maksoudian.
._......,uuau uua wur.;l aaUu t1eCLL tnc a8Cnt Wllo W111 process Lhe conversion is John L Wallace t;L
Associates, 1458 Higuera Street, San Luis Obispo, California, 93401.
Tenants' Right to Purchase. Pursuant to Government Code Section 66427.1 (d), the owners shall give
any present tenant 'an erclicsive right to contract for the purchase of his or her raWcdve unit upon the same
temu and conditions that such unit will be initially offered to the general public or terms more favorable to
the tenant. The right shall run for a period of not less than 90 days from the date of issuance of the
Subdh cion Public Report puma nt to Section 27018.2 of the Business andessional
tenant gives prior written notice of his or her intention not to eamse the rcg� Code, runless the
Tenants' Use of H'Her Security Deposit Should the tenant decide to purchase the unit he or she is
occupying all security and cleaning deposits shall be applied toward the required down payment
Non-purchasing Tenant Rights. Each non-purchasing tenant not in default under the provisions of the
rental agreement or lease under which he or she occupies his or her unit, shall have the right to remain
in his or her unit until the conversion is completed. Each non-purchasing tenant will be notified at Ieast
250 days prior to the completion of conversion Each non-purchasing tenant may have the option to
contract for additional time, in his or her unit, depending upon the owners'wishes at the time of the
conversion. The appraamate date at which the conversion wrli be completed is January 1992.
No increase in rent. A tenants' rent shall not be increased during the 250 day period described in the
Ping paragraph.
Please drcle the appropriate response below, then sign and date this letter on the spaces provided.
Having done so, please return the letter using the pre-addressed, stamped eavelope provided herein.
Please return this letter signed and dated within 15 days from the date of receipt of this notice.
I do o not bject to this conversion. Inot ' terested in purchasing a unit.
Receipt of NOTICE OF IIVT'ENT TO CONVERT is hereby acknowledged.
Sign
ritl:tl v c- -
APR 121991 Date 9/► 1� r
City of San Lum Obiso•