HomeMy WebLinkAbout07/02/1991, 3 - CONSIDERATION OF AN EXCHANGE OF PROPERTY BETWEEN THE CITY OF SAN LUIS OBISPO (LAGUNA LAKE MUNICIPAL GOLF COURSE, 11175 LOS OSOS VALLEY ROAD) AND LAGUNA LAKE MOBILE ESTATES (1801 PREFUMO CANYON ROAD). IIIN�Ir,II�IIIIIII�IIpi lull f MEETING DATE:
c� o san tins ogIspo -7 -z-q/
fiffigalftanCOUNCIL AGENDA REPORT ITEM NUMBER:
FROM: Arnold B. Jonas, Community Development. Director;
M By: Pam Ricci, Associate Planner
SUBJECT: Consideration of an exchange of property between the City
of San Luis Obispo (Laguna Lake Municipal Golf Course, 11175
Los Osos Valley Road) and Laguna Lake Mobile Estates (1801
Prefumo Canyon Road) .
CAO RECOMMENDATION:
Adopt the attached resolution of intention to exchange land based on
findings and subject to conditions.
DISCUSSION:
On June 4, 1991, the Council gave their conceptual approval to the
proposed land exchange, but continued formal action on it to July 2 , 1991
on a 3-1 vote (Reiss voting no, Dunin stepping down) . Concerns were
expressed about the needed creek work and the mechanisms to insure that
it would be completed. The council asked staff to clarify conditions of
the exchange.
Public Works staff has met twice with the property owner' s engineer
regarding a plan for the creek work including the timing and priority of
that work. A formal plan has not been submitted.
Staff and the property owners' representatives have met at the site !
several times to discuss erosion problems and are generally in agreement
regarding the work that needs to be done and what work needs to be taken
care of first. However, since all of the specifics of the work plan are
not known, the proposed condition of the exchange is fairly general in
nature. To clarify that some of the work may be postponed through
bonding, staff proposes that the following sentence be added to the
condition:
Bonding may be acceptable for certain work subject to an agreement
with terms to the approval of City Attorney, Public works Director and
Community Development Director.
The applicant verbally agreed at the May 7, 1991 council meeting to
granting a one-time 90-day extension to the processing of the lot line
adjustment map that has been submitted to adjust property lines to
accommodate the proposed land exchange. The new project action deadline
for staff to administratively act on the lot line adjustment map is
August 13, 1991 (the attached previous report notes a May 15, 1991
project action deadline) .
RECOMMENDATION
Adopt the attached draft resolution which indicates the city's intention
to approve the land exchange with conditions.
Attached: Previous staff report dated 5-7-91 including revised
approval resolution
luil��p��l�llllll�lll�lllll`IMEETING DATE:
I hNu11 ul cl y,'11/ r ol" san lues oBispo 5-7-9
COUNCIL AGENDA REPORT STEM NUMBER:
FROM: Arnold B. Jonas, Community Development Director;
FR By: Pam Ricci, Associate Planner
SUBJECT: Consideration of an exchange of property between the City
of San Luis Obispo (Laguna Lake Municipal Golf Course, 11175
Los Osos Valley Road) and Laguna Lake Mobile Estates (1801
Prefumo Canyon Road) .
CAO RECOMMENDATION:
Adopt the attached resolution approving the land exchange based on
findings and subject to conditions.
REPORT IN BRIEF:
The owners of Laguna Lake Mobile Estates have applied to the city for a
tentative subdivision map to create a mobilehome park condominium. While
reviewing that map, it was discovered that portions of mobilehomes,
fencing and other improvements encroach onto the adjacent city-owned i
Laguna Lake Municipal Golf Course (along the north and east property
lines of the mobilehome park) . Staff has postponed continued processing
of the tentative subdivision map until the encroachment issue is
resolved.
Three alternatives were identified by staff to deal with the
encroachments: 1. ) require the removal of the encroachments; 2. ) allow
the improvements to remain with encroachment permits; and 3 . ) modify the
locations of lot lines where the encroachments occur. Because the
encroachments do not adversely affect the golf course's operations and
since the total area where the encroachments occur is small (about 0. 1
acre) , staff felt that adjusting lot lines would be the most efficient
and least disruptive approach to handling the situation. As requested
by the city, the owners of the mobilehome park have submitted a lot line
adjustment map to adjust property boundaries accordingly.
In exchange for acquiring the 0. 1 acre of city golf course land where the
encroachments occur, the owners of the mobilehome park are proposing to
dedicate to the city about 5.3 acres of creek/open space area. Section
906 of the City Charter requires that any sale or lease of, or in this
case, exchange of, city property be approved by a 3/5 majority of the
council. The council in reviewing the land exchange will need to
determine appropriate compensation for the city land involved - either
acceptance of the proposal to dedicate in fee to the city the creek
channel area now owned by the mobilehome park or payment to the city for
the fair market value of the land.
In accordance with California Government Code Section 65402, the Planning
Commission on March 27, 1991 found the land exchange consistent with the
general plan.
r
city of San tuts OBISPO
COUNCIL AGENDA REPORT
Property Exchange
Page 2
SIGNIFICANT IMPACTS
With conditions requiring improvements to stabilize the creek bank area
and prevent further undermining of two significant trees, no significant
environmental impacts are expected from the land exchange.
CONSEQUENCES OF NOT TAKING THE RECOMMENDED ACTION
If the council denies the property exchange, then the applicant would i
need to either obtain encroachment permits from the city, remove the
encroachments or pay fair market value for the city property.
BACKGROUND:
Data Summary for Lacuna Lake Municipal Golf Course
Address: 11175 Los Osos Valley Road
Owner: City of San Luis Obispo
Zoning: PF, Public Facility
General Plan: Park
Data Summary for Laguna Lake Mobile Estates
Address: 1801 Prefumo Canyon
Owner: Laguna Lake Company, General Partnership
Zoning: R-2 (mobilehome park) and C/OS-40 (creek area)
General Plan: Medium Density Residential (mobilehome park) ,
Conservation/Open Space (creek area)
Project Action Deadline: May 15, 1991
Site Description
The golf course property owned by the city where the encroachments by the
mobile home park occur is fairly flat and open. The encroachment area
is very narrow (about 8 feet wide at its widest) and long and occurs
along most of the extent of the north and east property lines of the
mobilehome park shared with the golf course. The total encroachment area
consists of about 0. 1 acre.
The creek area proposed by the owners of the mobilehome park to be
offered in fee to the city in exchange for the encroachment area
described above includes open space areas beyond the top of bank,
including a playground, as well as the creek area itself which has
steeply sloping banks and a fairly wide and flat channel area. The total
creek/open space area being offered to the city totals about 5.3 acres.
-3
clay of san tuts osispo
COUNCIL AGENDA REPORT
Property Exchange
Page 3
i I
EVALUATION
Staff feels that the proposed land exchange is in the city's best
interest and consistent with land use and open space policies to acquire
creek and open space areas in fee. Acquisition of the creek area will
j allow for pedestrian linkages between the Royal Way tracts and Prefumo
Canyon Road. It is staff's opinion that the small amount of golf course
property that will be exchanged will not have any impact on the course's
operations and therefore not raise general plan policy consistency
issues.
While staff supports the proposed land exchange and is enthusiastic about
acquisition of the creek/open space area, it is staff's opinion that the
exchange should be conditioned upon existing creek bank erosion problems i
being addressed. On March 12, 1991, city planning and engineering staff
meet with representatives of the property owners and residents of the
mobilehome park to "walk" the creek. During that meeting, adjustments
to the proposed lot line location along the top of bank were agreed upon
and needed improvements to the bank area to address erosion problems were
evaluated.
The banks of this creek corridor have been significantly eroded from past
i storms. of particular concern are two large trees (one oak and one
sycamore) that have been undermined by erosion and have exposed root
systems. Both city staff and the Planning Commission feel that repair
work to the channel should be completed- before city acceptance of the
area offered for exchange and that the cost for the needed improvements
should be borne by the existing property owner, not the city. The
proposed property exchange is a mechanism for assuring that this needed
erosion repair work is completed in a timely matter. However, since the
city is aware of the erosion problems, it could pursue the required
repair work under current city abatement regulations without any specific
planning entitlement involved.
An attached letter from • Gary Collister of Cal Park, the company
representing the mobilehome park owners on the conversion request,
contains a formal request to waive any requirements for extensive erosion
repair work. The letter cites the discrepancy in the relative assessed
values of the two properties as a reason (the much greater value of the
creek/open space area that the city would acquire as compared to the golf
course property that would be exchanged) to waive the required
improvements. The submitted appraisal and the relative values of the
properties to be exchanged is discussed in greater detail below under the
Fiscal Impact section.
ALTERNATIVES
1. Require the applicant to pay the fair market value for the city golf
course property land to enable the property boundaries adjustment
proposed (would allow encroachments to remain) . ,t/
city of San LUIS OBISpo
COUNCIL AGENDA REPORT
Property Exchange i
Page 4
I
2 . Deny the proposed property exchange requiring the applicant to either
obtain encroachment permits from the city or remove the encroachments.
3. Continue review if the council feels that additional information is
necessary in order to render a decision.
The council could continue consideration with the agreement of the
subdivider. Lot line adjustment maps are administrative actions that
are handled by planning staff. However, they are governed by the same
processing deadlines as other subdivision maps are. The deadline for i
action is May 15 , 1991 unless the applicant agrees to an extension
of processing (one-time 90-day extension) .
OTHER DEPARTMENT REVIEW
The Public Works Department has pointed out the need for repair work to
the creek bank area to address erosion problems. They have stipulated
that deeds to finalize the proposed land exchange should not be recorded
until the work is done or appropriately bonded for.
FISCAL IMPACT
An appraisal prepared by Gerald C. Taylor of the firm Schenberger,
Taylor, Mc Cormick and Jecker (available in file for review) and
submitted by the applicant on March 18, 1991, indicates that the property
offered by the mobilehome park to the city (5.3 acres in the creek area)
has an appraised value of $124, 000, over 40 times higher than the $3 , 000
that the land now owned by the city where the encroachments occur was i
appraised at (about 0. 1 acre of golf course property) . While staff
agrees that the property the city would obtain is larger and would have
a higher value, the actual discrepancy in the relative values of the
j properties is probably overstated. The appraisal does not take into
account the cost savings to the mobilehome park property owner of not
having to move homes and other improvements encroaching onto the city
property.
In conclusion, the creek/open space area that the city would acquire is
of equal or higher value than the golf course property it would be
exchanging. If the property owner does the necessary repair work to the
creek corridor, the proposed property exchange will not require any
outlay of city funds.
I
RECOMMENDATION
i
Adopt the attached draft resolution which approves the land exchange with
conditions.
h'�
city of san tins osispo
COUNCIL AGENDA REPORT
Property Exchange
Page 5
Attached: Draft Resolutions
Vicinity/Zoning/General Plan Maps
i Tentative Subdivision Map No. 2038
Excerpts from Lot Line Adjustment Map
Letter from Gary Collister dated 3-15-91
j Memos from Dave Romero and Jerry Kenny
I '
i
d:subdv\91-019.wp
i
I
I
i
i
d
i
i
RESOLUTION NO. (1991 SERIES)
A RESOLUTION OF INTENTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO TO EXCHANGE PROPERTIES BETWEEN THE CITY OF SAN LUIS
OBISPO (LAGUNA LAKE MUNICIPAL GOLF COURSE,11175 LOS OSOS VALLEY
ROAD) AND LAGUNA LAKE MOBILE ESTATES
(1801 PREFUMO CANYON ROAD)
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this council, after consideration of the staff
report and the applicant's statement, proposes a property exchange based on the following
findings:
1. The proposed property exchange resulting in city acquisition of
approximately 5.3 acres of creek/open space area is consistent with
policies contained in both the Land Use and Open Space Elements of
the City's General Plan; and
2. The proposed property exchange will not adversely affect the
continuing operation of the Laguna Lake Municipal Golf Course.
SECTION 2. Conditions. The proposed property exchange will be approved, subject
to the following conditions:
1. The property owner of the mobilehome park shall stabilize the creek
banks and do other repair work necessary to the satisfaction of the
Public Works Department prior to recordation of deeds finalizing the
property exchange and lot line adjustment. Performance security may
be acceptable subject to an agreement with terms to the approval of City
Attorney, Public Works Director and Community Development Director.
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
ATTEST:
City Clerk
APPROVED:
City A strative Officer
40 �
to y
Community Develwpment Director
RESOLUTION NO. (1991 SERIES)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING A REQUEST TO EXCHANGE PROPERTIES BETWEEN
THE CITY OF SAN LUIS OBISPO (LAGUNA LAKE MUNICIPAL GOLF COURSE,
11175 LOS OSOS VALLEY ROAD) AND LAGUNA LAKE MOBILE ESTATES
(1801 PREFUMO CANYON ROAD)
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this council, after consideration of the staff
report and the applicant's statement, denies the proposed property exchange based on the
following findings:
1. The existing encroachments onto the city's property interferes with the
continuing operation of the Laguna Lake Municipal Golf Course.
SECTION 2. The proposed property exchange is hereby denied.
On motion of seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of
11991.
Mayor
ATTEST:
City Clerk
�' l
APPROVED:
City nistrative Officer
1 tto
Community Develokjent Director
C/o S - 40•.. /0 S - .0
o �
/ lid •i - `!'< •�
+Y f°
7
c � 6A• �y .4
LTo CT Ci
PF
dY `ems s
-
`PS � _ yob —2•-PQ� :tr:_9i'�'sEi:: ���/.
P•f`r " req \
Laguna Lake o He at :. ....... ::. . ......::.:...... C-
::•::::::••::••:::� ::::•:•
:...::..:......::..::...........:.i
:::..::::........W.......................
City If rse
— 1:..
P F
"=666` R
—
°
� >
Creek Area to -\� . I
'�
be exchanged `�< "�, CT
o �
C/OS-40 R- 1 - s `t.
' / ' v Al
� R-3
c�
TRACT 703B
VICINITY MAP NORTH
i - -.1. , �r::r r: . .r t( r.n. rft •f•r .,::'h� �,. ..•.
rl ti ' '.�r.!!�; ,. 'y,�.:r•1."�••r•:.•/.,rtiA•:n'• f..(,•^ r r• �•rl%,. ..w• f .'fti^
_ ,;•(^{. t .. f.(: .{ • �•(�. 1;M, /:�.., j-'.{C�:•.: �'�. ice. .. l
^•� 'I`n :.� y _ _ ^.�e,•.,, n rf^'�!�lr r,. L' C• -r,. f,,.!'.:' r:• C-(• r'r•. r.�.:_- ♦•.f n
r,` _ •.r :��:: rr• trCa�r;�j _ (.\-\•,• ,�:r'.(} ti. .r..••.r.f^.{V}: •^ , ~{�°r h '•r•'�:.r•
,r ::'• .'n-i.' Nom' -{..0 rn.'(•.f:ir�' r:f'. %,.•- nr \:. ../,.r ,•�:
:/:-`• =h,''.','C.•• �ti^r[1•..t -�'r1•' Y .: � -C\ r• .. 'Y\ .. !r'.r_ �" ..r .r ,.. _r +• •�` •!'- •-;_.7: n-.C', - rk•�.•. ::' Y_' �-;. r�. rt: r, C•:l.. is r _ r7�L.= .r,C
-tet' 1. t�•" •f: ,:(' r•�r /+••�•. .rr• • ., !ti('':, /.- .i (-
�• �. •fr, .•r•.,}:.r_ .�: r:7•:,.:. , . . �; \" cnc...'r•'. r:'� �•. .r -/l.r: � r
1. ��. .1'^,••l r:�. r: .•..r C .,r,('\• r : /.r•'�r rlr .,• ��,' f�,.. ',\:.
'..T"\ ,-•:� .a 'ti..e�l:r, ,\._. T_�•.;. '�_�. 'T7irH (.r• r. ..rya 1f'. 1`';;:'r}�^t 'r^
~�.K1lz:\...� 'r`Ai�... r: /�..,.',./S.: y,rF '/. .,,.;,;i�C'rl•'.:l.f r•T. (� f
TIrp
..n..l� r. r,,•_ ,./ .•�;.• ..i j=.:. _ .•� to n' �. rr" r•r fr r...,•l`,r,•, i.,l.: _r f,r=
.i. 1•,--_ �``r�^ '�^11�,;'.^� .^;+;.�,i;_r_r,•.•� ., 1 ^ - "�y�':!••r+ ti. ^.�71•rlr�rF,:'�.l•'.:t7.'"�Fr,
!1^:�� \,Jn �;r:'� � r�M��7_ '-y��r•1:r::�7. ni :�\ fl• fir. r.• ��-•'-''.r.:.^�._
;nom .'r � �._ t�..r`. '`: { �ry^r:r:',n._n l• _r•_r•'••••,' .. ..
. :` .�.:'1./�' "�'. •,r.: :-.__� •::'.(•In\•..�''i
::(,�7�'••!(a`:= !, nit, ...�:-•-^.^••: 'n'•,/: 7.r .,rr.,.� \ - 1110.� f�.},�.
?j•rt;. ^' ,;: Inae
.�is..^a ! r. /• `fes r.� �.
.f. . 1 r�'..� ,l'A:_ r:. ^��'• r+.ter
n'r-.r 1 lz. �� �'' _ LAGUNA LAKE. ? . r? r,r.
•'Z' i•.:�'S•ri: •# . �' ♦ +: ..i 1;rV�..A
:=rte ._;- a.�G',': '%,. L✓. 1. .+_.
1M.1
f:
C
K F
:1
�T
-n
r -
ti
.....:::::::..
-i'1•�". .iii. ^,'r:.� _
-:Z. _ %'moi:-:::::: •�
1. '
•r.
it
n �
T.
h
....... :::::::::...
•n.
,r
'f
I:
•i.
- J
r-
A
1••
.y
:T'
.„r
X.
LEGEND
-.fr Zf!tr�+.,!�h�rt'„:� _. .`'•rt:✓vL..;t. 1'.r '
•
._ ..w ...,:_ r i�-,L..�'��'^L: _ � - 1, ) rte._:•i::r.�T::::::::c::::�::::.� .�•:
..................
ensity
Low D �j:�.' ....:::•.::::::.. ,..........:;::.
Medium Density, _
:
-
:z Med.-High Density ;'' ..,A
-�
or
High Density ,—Office
-
-��:.. ISW HIL- LS.:
�j:(;+,�`;'..:r?f/.'y S':��:. ' ':...�-i.�,•.•' r1_:.::�r.:::!.r,^. rte.:_ r:j•, 1�,.1•�?. f.'! _ .' . - ... _. .__ _ .- .... ..
':.f',,::'�rf. Public•'�"�,:r�7•^_ ••:.: ^:_ �::-^r:K ti'' _�'!t.;::Yr^:•�. - _ _- ... ..
� . . ..� Park �,,,�'',:�.:_•' �_ ::�=.+:^� _ _ .L._.. _ . .^ ;C.{n'�4^"1: • �,: :�:--. („•'.�;•�•',r •. ' -_..._ _ ..
.'n.rr•:hr::';,•'f:,,�•,�,t^rl",-J%"�•orf 11•'S�' "+.-:r; !•'�'rr�.•.-1.:r.-•��°l•• - - - -
Conservation
~ r' ,., .. /, •� f ! f r:�••'fti(:.. ,\r ^�11�'r,-•
::7••r,:1^:v�•-:I:: _'' e1'�•r��� •.'••�f1 '`•'�rf�•�;'r:.:::.('[��C`,:'%,! '�'.!_.a� _ — ... _
=: Oen Spacer
--- City Limit:.. -
■■■ Urban Reserve Lind
Expansion Area
lt
ro�
, x`13,-
gip _...'• ?. ' .... ! _���n� :r�'-
I .:. \•,
Piz
T Itse
`
Co_
Zi
Pit
�
" ae
'-,1m,* -`S/ - �`�_'
is ryr rte= - -` �� a
Li
o
l j, ° `0
49Z/G�• 1� ��, 98.03',, ..
6
N4E'/3'37'W
ma 00' �\ Nl�'�'frw 1 �'N.s�6.33LG �r .1
S� I� \. a
+"' '•..2 �, 1 1t // x i l+s. , at
a
1 F4
•:.� N aC'I?'�'i^ry I•�z7•.. ..NSF'�s'�o'w a/sa�,
LOS OSOS VALLEY ROAD
�3-l3
!s:
ti
6
Z
1.j c 46
o a
c C
�
csm
S
K
i
i 1
cn
mi .a I
D ZZ
rPl
ai
• i
l
1
t
_1 m
I �
AL..
i '' ..�......
t :i It
)AZ
CL
lit 0
NI .int
ta
Eli
ter• rr#••� 4 a : l � ! `t (!,\ aa� E _ F 1— (� -`
.::� �st%!- p ai - ° tI -# ET�•t�_r-: e t L 1! Z Q
iitpp l,1.•f3 i 4 t ° t s 1S !;!.!`,_! I ! _ V lif.
± f='e 4,"•st 1 � S S 1 r tl °a I�tlii7: � F ! (� � �ai� f
a -tt•` :-t.,� � ty t - C j� i:_ i i a itis\ i i
z
3 :lts i� i
li1 1dcc
:i;- 3 0
wE Irk° •a^,s+�t. 4�.�•=��•E' � 'I`t 1��=��=:i.4'•� '�, �:�_! � j
v� t• �' - n yogi Ig•7 � I
W J:v:
W G �aT.�l4r' •_t� i•_••i. -' �'��..r.�'Y` _�';'! l•�.� I�-_.. � ` •ia ) ..,w::- _
_. ,II11ti-n S- •r.\'e'•ro:' -n g. ` 11 -Y. =} i sc! "i••
-x'11' +:•••i T. �. .� _ :_!: " Re%•
-� I� _yam- /�N��.�. '�,ip\�V_"1 •i : ! �.: •�� �
^_1
OF••�Ya I.; `•� �I�� wiGtr:`v'.:�'t.-•'l•�1'\= '� � S �✓ •
\_ �Y 1 YY TIS- R •1 1�� ` �1 �,y6 \ L
4 j•rt I�' � : ��`X1.1�t��'C� � •~��t��3 r at
F. auj
:sy.+' lllr ,/ i a• Q I 1
C � �F• 1� Y:-�1:�..•�•� ���� Wyk:-ti J :J l�G�:-� �' �} lam/
`.I' t• rr I -1'::_;•..:i I�� Y kti_JE + z �_i`''A �t 'C Y� e
11 '.� �•f�ri+rsi 1 t� �.•.� � �.1� "i`.A�'.3..� , 0 Yw w
.t
ii ii LL�i °�-:t•�1=— � r`:.� '`��.Li'�I ilk a ��;N,.\'Iil141aat ,+. 1 � tt1 f.� I ��<,1!
I.._ `Y f.•
.Y 'i � i. :.l .' _.t ,,, =.�•�-r°• .C�:�`=`_lam '�.• '�,• / 'rJ'vJ '.:
- IL.•i� C�j 1
•i
S e"��.�'. . 'I�=.'�L=- ��'::n �t" �r''}-tom•-, 1Ir \ c • t t
/R tTr: t V �. _^.I I_Y�'��•�j,':j�t'I.y•�\�ti�'.�~ {1.��41±�;�. � �� �� t
V C!� A��l+,.i �'.i.;^'✓tT�.-I`V\ .`•��� ��.;'II 1'�.'rj• c ;a+ A ,. �w``
Qice, ,� �� e :, ''�E.1.j.�•�:._�• .� , Yt.�.
' • • , :� ..•�;r;, ,, � ��_ lit#
ri�.. •'I / •' �•
C:L- _
RK
CALIFORNIA PARK PROPERTIES, INC.
March 15, 1991
Ms. Pam Ricci
Associate Planner
CITY OF SAN LUIS OBISPO
Community Development Department
Post Office Box 8100
990 Palm Street
San Luis Obispo, California 93403-8100
Re: Gerald Taylor, M.A.I.Appraisal
Relative Values of Laguna Lake Encroachment and Creek Bed Areas
Dear Ms. Ricci:
Please find enclosed a copy of Mr. Taylor's appraisal of the above-referenced values
to be used in connection with the City of San Luis Obispo's analysis of the proposed
trade between the encroaching areas of Laguna Lake Mobile Estates upon City land
and a portion of Laguna Lake property including the creek bed and current open
space areas. It is clear from the appraisal that the proposed trade is heavily weighted
towards the City's benefit. The valuation for the City land totalled $3,000 versus the
Laguna Lake property valuation of $124,000.
After a meeting on March 12th at Laguna Lake with Mr. Dave Romero of Public
Works and representatives of this company, it appears that the City is interested in the
Laguna Lake Company providing extensive repairs to the creek bed area beyond the
scope of just shoring the Laguna Lake side of the bank. Given the fact that Laguna
Lake Company is willing to convey $121,000 of excess property value to the City in
consideration of the proposed trade and that the City has access to special grant funds
earmarked for such repairs to waterways, it is the position of Laguna Lake Company
that it should not be responsible for the City desired repairs to the creek bed area.
As designated representatives of Laguna Lake Company, we are formally making this
request of the City. We are most anxious to resolve this issue so that we all may
5220 Pacific Concourse Drive Suite 160, Los Angeles, California 90045
2 1 3 . 3 3 6 6 1 0 0 F A Y 3 1 3 . 3 3 6 . 9 1 8 0
Ms. Pam Ricci
March 15, 1991
Page 2
address the larger issue of the mobilehome park conversion without further delay or
expense.
Please contact Sue Loftin, Glorya Kenney or me at your convenience to discuss this
matter.
Very truly yours,
ea:ryL. Collister
Principal
INC. CALIFORNIA PARK PROPERTIES VIII,
GLC:gkh
enclosures
cc: Robert Hedley\Laguna Lake Company
L. Sue Loftin
Glorya Kenney
Ken DiscenzalSite Design Associates
►o�a�►����88�1���IIIIIII�' II
Cityo san l�u�s OBISI)O�
955 Morro Street • San Luis Obispo, CA 93401
April 4, 1991
MEMORANDUM
TO: Pam Ricci, Community Development Department
FROM: David F. Romero, Public Works Director
SUBJECT: Values of Laguna Lake Encroachment and Creekbed
Areas - Letter of March 15 from Gary Collister
The offer of the developer of this property, that the City
exchange golf course property and conduct major creek work in
exchange for the creek easement, is not acceptable. I believe
the City has the authority to require the developer to relocate
mobilehome coaches as necessary from golf course property, and
can also require the improvement of the creek and dedication of
the creek area. I feel our offer to exchange property for
property was extremely generous. I am not receptive to the
counter offer presented by Mr. Collister.
collister/dfr#28
April 5, 1991
MEMORANDUM
TO: / Pam Ricci, Associate Planner
FROM: `Jerry Kenny, Supervising Civil Engineer
SUBJE Laguna Lake Mobile Home Park, SLOAL 91-019
& Tract No. 2038.
Dave Romero is responding with a separate memo to your department
regarding the CalPark letter of 3-15-91. Their request to delete
the requirement to stabilize the banks, etc. because of the offer
to deed the creek and open-space land is not acceptable to this
department. The City can get everything we really need simply
with the easements for open-space, creek and utility easements.
The fact is, the repair work is already necessary, especially the
trees which are a threat due to undermining caused by erosion.
We plan to pursue the repair work near the threatened trees under
current abatement regulations, regardless of the subdivision.
one important point in dealing with the Lot Line Adjustment is
that the City should not approve the "final" processing of the
exchange of property (deeds) until the work is done, or,
guaranteed under an agreement and appropriate bonding.
Please send a copy of the appraisal attached to their letter for
our records.
c: MB/HB files (w/letter)
Lane Wilson (w/letter)
Jim Stockton (w/letter)
P: \jerry\LLA91019.wp
3-�9
EET
DATE I !-e?-9/ AGENDA
ITEM # _
June 26, sTO:
❑ Acton ❑ F-1
j.
Arnold Jonas Director of Communit Develo went CAO ❑ F.RECH
. Y P Ci' a+o ❑ �:aEa-�
San Luis Obispo City Hall � AT1 ❑ FVVDUL
L7 am/wa ❑ YOLIaQi
❑ MCW TEL:I ❑ REC DIR.
❑ C READ FILE ❑ unL DIR.
In re : Resolution 7-69 - January 21, 1969
Resolution J489 - January 17 , 1978
The above resolutions directly concern Laguna Lake Mobile Estates .
1 . Resolution No. 7-69 , January 21, 1969 , Application U0113
Request for a mobile home park by George Hedley and Leo
and Claire Gathe
Subject to the following conditions:
We are concerned with Condition No . 7
7. Fire hydrants , water mains and valves shall be installed
in accordance with the recommendations of the San Luis
Obispo Fire Department .
A map of Laguna Lake Mobile Park is located in the Engineering
Department , and shows the location of numerous water valves . We
assume they might have been covered during paving, as none are
visible now. Three have been located with a metal detector, we
believe , as they are located in the position indicated on the
map . If all valves could be put back into working condition,
much water could be saved in incidences of the frequent water
shut-downs . Fire protection would still be available to most
of the park if only the section affected could be closed down
during the repair.
2 . Resolution J489 , Permit U0638 , January 17 , 1978 , City Council
of San Luis Obispo. Approves permit for an. 88 unit mobile
home expansion at 1801 Prefumo Canyon Road subject to the
following conditions of approval :
We are most concerned with the following condition:
21. Existing children' s play area shall be improved and
additional play equipment added to the approval of the
Community Director. The design of the play area shall
be approved by the Architectural Review Commission.
As of this date , the children's play area is in deplorable
condition. Cpicture enclosed) . This is the 'on•ly area where
children can play. It is part of the land Laguna Lake Company
offers for the proposed exchange of property. This would leave
R C;F V
,UN27 1991
%,AVCL.L"' tp
2R
the children with no play area whatsoever. Mobile homes are
not placed on spaces providing yards where children can play.
Whether or not Laguna Lake becomes a Senior Park , or whether
the air-space condo conversion goes through, children are living
here now, and will continue to remain in this park for considerable
time to come. Who will be responsible for the maintenance and
liability of this area?
Your careful considerationof this matter will be appreciated.
Sincerely,
Concerned P,esidents of
Laguna Lake Mobile Estates
,,y l
RESOLUTION N0. J489 (1978 Series)
RESOLUTION OF THE CITY OF SAN LUIS OBISPO CITY COUNCIL
APPROVING THE .USE PERMIT FOR AN 88-UNIT MOBILE HOME .
PARK EXPANSION AT 1801 PREFUMO CANYON ROAD ON APPEAL
BY GEORGE S. HEDLEY, JR. AND CLAIRE E. GATHE (LAGUN
LAKE MOBILE ESTATES).
WHEREAS, the Planning Commission by Resolution No. 1165-77 denied an
application for use permit for the mobile home expansion at 1801 Prefumo Canyon
Road in the "U" (unclassified) zone; and
WHEREAS, the Planning Commission decision was appealed by George S.
Hedley, Jr. and Clair E. Gathe; and
WHEREAS, the City Council reviewed the project environmental impact report
(EIR) and conducted a public hearing on the project appeal considering testimony
for and against the appeal .
WHEREAS, the City Council determined that the mobile home park expansion
as proposed by the applicant would be compatible with existing development in
the area; and
WHEREAS, the City Council determined the project design and density was
.consistent with the general plan and suitable for. the property; and
WHEREAS, the City Council determined that expansion of the existing mobile
home park would satisfy in part a specific housing demand in the .city; and
WHEREAS, the City Council determined that measures proposed in the project
EIR mitigating adverse environmental impacts have been incorporated into the
project design and recommended conditions of approval .
110:49 THEREFORE, BE IT RESOLVED that the City Council of San Luis Obispo
approves use permit U 0638 and an 58-unit mobile home expansion at 1801 Prefuno
Canyon Road subject to the following conditions of approval :
1 . Applicant shall submit precise development plans for Architectural Review
Commission review and approval . The plans shall include site layout, iandscapi'';
lighting, signing, screening, grading and mobile home exterior finishes.
2. The project shall be developed in accordance with the submitted site plan
subject to conditions established by the City Council and the Architectural
Review Commission.Area noted a`s future is not approved as part of this use perm
3. Applicant shall offer to dedicate to the city and improve to city standards an
additional 22 feet of right-of-way on Pref=.o Canyon Road. Said dedication and
improvements, consisting of curb, gutter, sidewalk and strieet paving, shall
extend across entire street frontage and extend off-site to the corner of
Prefumo Canyon Road and Los 0sos Valley Road, all to the approval of the City
Engineer.
.14; Applicant shall offer to dedicate to the city a .74 acre of land adjacent to the
golf course property for park purposes. Exact location to be approved by the
Director of CommuniCy Development.
• e >>en
Page 2
5. Applicant shall pay trater acreage and frontaUe fees as determined by the City
Engineer.
Y,
6. Applicant shall pay for share of sewer lift station and other applicable
sewer charges as determined by the City Engineer.
7. All mobile homes located within the project, regardless of age, shall be
equipped with heat and smoke detectors to the approval of the Fire Department.
8. Project storage area shall be screened with a solid six foot high fence setback
a minimum of five feet from interior street: The setback area shall be
landscaped. Storage area shall have an all weather dust-free surface to the
approval of the City Engineer. Storage area shall be accessible to all mobile
h^.me spaces in the park and shall not be used for any other purpose or by
nonresidents of the park.
9. . A solid six foot high fence stall be installed along street frontage and
easterly edge of project.
10. Fire hydrants shall be installed throughout the project to the approval of the
Fire Department. No hydrant shall be further than 350 feet fro.-.1 each mobile
home site. Hydrants shall be operable prior to placement of any mobile home.
11 . Drainage from the existing 24 inch c.n.p. on Prefumo Canyon Road shall be
underground through the project. Applicant shall improve existing drainage
swale off-site on golf course from project boundary to Prefumo Creek to handle
100-year design storm to the approval of the City Engineer.
12. All site grading shall conform to the Grading Ordinance including slope
protection, and be to the approval of the City Engineer.
13. Pedestrian walkway connecting the new project with the existing .developrent
shall be paved to the approvai of the Community Development Director.
14. Applicant shall install eight inch sewer main within a 10 foot easement in
Gathe Drive easterly to Los Osos Valley Road to the approval of the City
Engineer. Applicant shall be respons•Ible for obtaining required easement.
i5. All utilities shall be underground. No radio or television antennas shall be
permitted on the exterior of a mobile home.
16. Project' s interior streets shall be constructed to city standards and be
approved by the City Engineer. Street names proposed shall be changed as
follows: Janet and Thelma shall be Karen. Other street names are approved as
shown on- development plans.
17. Applicant shall submit an addressing plan to city standards (using space
numbers) for the expansion area. Applicant shall install uniform street name
signs. Applicant shall establish uniform size and location for space numbers
on- each- site. Applicant shall instal . a directory board showing all spaces in
park with space numbers/addresses at each entrance to park. All the above
shall be to the approval of the Community Development Director and Architectural
Review Cornission.
• jolut:on Ito. j .s9
.-age 3
18. Site plans shall be revised to the approval of the Cow.unity Development
Director and Architectural Review Commission to show Garnette Drive being
extended through to connect with Garnette in existing park. Three parking
spaces at the end of Murl shall be removed.
19. Applicant shall participate with the city to the amount of 50% of the cost
of purchasing and errecting a golf ball protective screen to be installed
along easterly edge of project and project edge adjacent to the golf course.
V 20. Occupancy of all mobile hones in the existing park and park expansion area
shall not be restricted to any age .grouo.
. r
21 . Ex ih {:
4 _. :. a �.a ._ e+:totssmu_- ` eve c n . E E
dr - „ ecp,3 earshaappraYedr tm, rc. i._e _.._.:. 1e- }.
22. Applicant shall install one tree on each mobile home lot and install trees
in landscape area adjacent to storage area at a minimum of one tree per 35
foot frontage.
23. The detaiied landscape plan shall be prepared by a registered iandscaped
architect and approved by the Architectural Review Commission and shall
include:
a. Street trees and landscaping on Prefumo Canyon Road streetyard setback.
b. A tree and landscaping plan off-site on easterly edge of project facing
Los Osos Valley Road.
c. A tree and landscaping plan on project edge adjacent to the golf course.
24. Premises shall be maintained in a clean and acceptable manner and the
landscaped areas shall be properly maintained including the prompt replace-
ment of all dead plant material .
25. All mobile houses in the expansion area shall utilize zero side yard setback
concept, have tile,. wood shingle or wood shake shingle roofs and wood siding
(or similar material approved by the Architectural Review Commission) and
wood decking consistant with the applicant's plans submitted with the use
permit request.
26. All wood shingle roofs shall be made fire retardant by a pressure method
approved by underwriters laboratory.
On motion of Councilman Jorgensen, seconded by Councilman Settle and on
the following roll tali vote:
AYES: Councilmen Dunin, Jorgensen, Petterson and Settle
NOES: Mayor Schwartz
A6SEPIT: None