HomeMy WebLinkAbout08/06/1991, 1 - XXXXXXXXXXXXXXXXXXXXXXXXXX �,�fl���Hi�►IIIIII�I�I�IIII
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ipwu�� ct o san tuts oBtsp° ITEM NUS,:
ElaZe COUNCIL AGENDA REPORT
FROM: Arnold B. Jonas, Community Development Director;
By: Pam Ricci, Associate Planner
SUBJECT: Consideration of an exchange of property between the City
of San Luis Obispo (Laguna Lake Municipal Golf. Course, 11175
Los Osos Valley Road) and Laguna Lake Mobile Estates (1801
Prefumo Canyon Road) .
CAO RECOMMENDATION:
Adopt the attached resolution approving the land exchange based on
findings and subject to conditions.
REPORT IN BRIEF:
The owners of. Laguna Lake Mobile Estates have applied to the city for a . .
tentative subdivision map to create a mobilehome park condominium. While
reviewing that map, it was discovered that portions of mobilehomes,
fencing and other improvements encroach onto the adjacent city-owned,
Laguna Lake Municipal Golf Course (along the north and east property
lines of the mobilehome park) . Staff has postponed continued processing_
of the tentative subdivision map until the encroachment issue is
resolved.
Three alternatives were identified by staff to dealwith 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.
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.
aty.of san tin's osispo
CA`.NCIL AGENDA REPORT
Property Exchange
Page 2
CONSEQUENCES OF NOT. TARING THE RECOMMENDED ACTION
If the council denies the property exchange, then the applicant would
need to either obtain ,encroachment permits from ',the city., remove the
encroachments or pay fair market value for the. city property.
BACKGROUND:
Data Summary for 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 Lacuna 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)
Proiect Action. Deadline: August 13 , 1991
A one-time 90-day, extension .-to the processing. of the lot line adjustment
map, submitted to adjust property lines to accommodate the proposed land
exchange, was granted by, the applicant at the May 7, 1991 council
meeting. Staff must act administratively on the lot line adjustment map
by August 13 , 1991.
i
Previous Review
j
On July 2 , 1991, the council continued action on the exchange to allow I
a full complement of the council to be present. - The council directed
staff .to provide more- information on the condition -of the children's play
area across the creek from the mobilehome park and the status of fire
protection systems.
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.
In accordance with California Government Code Section 65402, the Planning(
Commission on March 27, 1991 found the land exchange consistent with the
general plan.
crty of san pais osispo
lilii% COUNCIL AGENDA REPORT
Property Exchange
Page 3
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 S 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, j
.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.
EVALUATION
Staff continues to feel 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 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. However, the
council has brought up concerns with erosion of the creek banks and the
condition of other mobilehome ,park improvements. These issues are
discussed .further in the following paragraphs: I
1. Condition of the Creek Area:
While staff supports the proposed land exchange and is enthusiastic about
acquisition of the creek/open space area, it is staff's opinion that the
exchange should be conditioned upon existing creek bank erosion .problems
being addressed. on March 12 , 1991, city planning and engineering staff
meet with representatives of the property owners and residents of the
mobilehome park to "walk" the creek. During that meeting, adjustments
to the proposed lot line location along the top of bank were agreed upon
and needed improvements to the bank area to address erosion problems were
evaluated.
Since that initial meeting, Public Works staff has met with the property
owner's engineer regarding a plan for the creek work including the timing
and priority of that work. Staff is in the process of reviewing a creek
area workplan. Initial reaction is that the tasks included in the plan
are appropriate, but that cost estimates to complete the work seem to be
too low and will need to be revised.
���������►��INillllfllli►jl������ city o� San Li`s OBIspo
COUNCIL AGENDA REPORT
Property Exchange
Page 4
The banks of this creek, corridor have been significantly, eroded from.past
storms. Of particular concern are two large trees (one oak and one
sycamore) that have been. undermined by erosion and have exposed root j
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 existingproperty 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.
A letter was submitted from Cal Park, the company representing the
mobilehome park owners on the conversion request, asking to waive any
requirements for extensive erosion repair work. The letter cited 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 property owners have '
now indicated that they are willing to do the necessary creek repairs.
2. Condition of Children's .Play Area:
j
A children' s play area exists across the creek from the mobilehome park
on a portion of the property offered for exchange. The play area was
shown on the original plans reviewed by the city for. development of the !,
mobilehome park. With review of the use permit for the second phase of
mobilehome park development, there was a condition for the play area to !
be upgraded and for the design of the play area to be reviewed and
approved by the ARC.
I
The play area is currently in a degraded condition. It has not been j
maintained and much of the equipment is not safe for public use. A memo
from Recreation' Director Jim Stockton is attached which inventories
existing equipment and evaluates its condition. He concludes that the
equipment should be removed if the city acquires the property.
One of the biggest problems with continued use ,of the play .area is
access. Formerly a bridge linked the play area with the rest of the
mobilehome park. That bridge washed away during heavy rains many years
ago.. It is necessary to climb down one bank, walk across the channel and
climb up the other bank to get to the play area now. Because of access
problems, as well as other potential physical, environmental and fiscal
issues alluded to in Mr. Stockton's memo, the site does not seem well-
suited as a public play area.
city Of San LUIS OBISPO
01120 COUNCIL AGENDA REPORT
Property Exchange
Page 5
The question then is whether or 'not the mobilehome park is required to
have a play. area as part of its facilities. According to the State:
Department of Housing and Community Development, a play area would not
be mandatory. However, the city required that the play area be improved
with the expansion of the mobilehome park in 1978. With play area.. ;
improvements, replacement of the bridge was not required.
Staff feels that having a play area .for mobilehome park children and
visitors is a desirable amenity, but questions whether the play area at
its present location, serves either children in the park or children in
the surrounding neighborhood. There are really no suitable alternative 'I
locations for a play area within the mobilehome park unless coaches or
other improvements are removed.
Recently, there was a vote in the mobilehome park to go from an open park
(all ages) . to a seniors-only park. About 70% of the votes cast were in
support of the change to a senior park. Although not officially a senior
park at present, most of the residents of the park are elderly (70% of
residents are over 65 according to a park survey) . Given these
circumstances, the need for a play area to serve park residents might
be re-evaluated. A clubhouse and swimming pool exist in the park that
serve the recreation needs of both adults and children.
Staff suggests that the present play area equipment be removed as a
condition of the land exchange if the council supports the proposalas
depicted on the submitted lot line adjustment map. Replacement of the
play area would be another issue that will be evaluated when the
condominium conversion is reviewed.
I
3. Fire Protection Concerns:
' I
A concern has been brought up by park residents that several of the I
control valves for the water system in the older section of the park have j
been covered over by paving over the years and are inoperable. This
creates a situation where repairs to the water system can only be made
by turning off the entire system in the old section. When shutdowns
occur, it not only inconveniences more residents than necessary if all
control valves were functional, but puts more people at risk if a fire
occurred.
Although the water system is private, the city has the responsibility for
providing fire protection services for the park. This responsibility
gives the city the authority to require that all control valves for the
water system are accessible -and operable. Therefore, the city can direct
the property owner to uncover and assure that control valves are operable
outside of any permit process.
�'��►�►�►mi011111111Q IIp�ll CItY of San lues OBISPO
dii% COUNCIL AGENDA REPORT.
Property Exchange
Page 6
ALTERNATIVES
i .
1. Adopt attached draft resolution. (Exhibit. B) requiring 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) .
Cal Park, who originally proposed the land exchange, has indicated to
staff .that they are willing to pay the city for the affected golf
course property if the land, exchangealternative is not acceptable to
the council.
i
2 . Deny the proposed property- exchange requiring the applicant to. either
obtain encroachment permits from the city or remove the. encroachments
(Exhibit C) .
3 . Approve a partial exchange of property.
This alternative would be- appropriate- if the council -feels that parts
of the land area 'offered for exchange should be excluded. The lot
line adjustment map then would need to be amended to reflect the
preferred lot line configuration.
OTHER DEPARTMENT REVIEW
i
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.
j FISCAL IMPACT
i
An appraisal prepared by Gerald C. Taylor of the firm Schenberger, j
Taylor, Mc Cormick and Jecker (available in file for review) and
submitted by the applicant on. March 18, 1991, indicates that the property
offered by the mobilehome park to .the city (5. 3 acres in the creek area) .
has an appraised value of .$124 , 000, over 40 times higher than the $.3 ,000
that the land now owned .by the city where the encroachments occur was
appraised at (about 0. 1 acre of golf course property) .
While staff agrees that the property the. city would obtain is larger and
would have' a higher value, the actual discrepancy in the relative values
of the properties is probably overstated. The appraisal does not take
into account the cost savings to the mobilehome park property owner of
not having to move homes and other improvements" encroaching onto the city
property.
city Of san. pis osispo
:100IM-8 COUNCIL AGENDA REPORT
`Property Exchange
Page 7 '
In conclusion, the creek/open 'space area that the city would acquire is
of equal. or higher value than 'the golf course property it, wouldbe
exchanging. If the property. owner does .the necessary repair work to the -1.
creek corridor, the proposed property exchange will not require any .. ;
outlay of city funds.
RECOMMENDATION
Adopt the attached draft resolution (Exhibit A) which approves the land
,exchange with conditions.
j
Attached: Draft Resolutions
Vicinity/Zoning/General Plan Maps
Tentative Subdivision Map No. 2038.
Excerpts from Lot Line .Adjustment Map
Letter from Gary Collister dated 3-15-91
Memos from Dave Romero and Jerry Kenny
Letter from Jerry Kenny dated 6-4-91
Letter from residents dated 6-26-91
Letter from LME Conversion Process with attachments dated . ;
7-10-91
Memo from Jim Stockton dated 7-15-91
Memo from Bob Neumann dated" 7-23-91 j.
Enclosed: Full-size copy of lot line adjustment map j
j
d:subdv\91-19-3 .wp L
i
i
EXHIBIT A
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.
2. The property owner shall remove the existing equipment in the
children's play area to the satisfaction of the Recreation 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 inistrative Officer
ty Attorr1ey
Community Devel m nt Director
1-9
EXHIBIT B
RESOLUTION NO. (1991 SERIES)
A RESOLUTION OF INTENTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO TO SELL A PORTION OF PROPERTY OWNED BY THE CITY OF SAN LUIS
OBISPO (LAGUNA LAKE MUNICIPAL GOLF COURSE,11175 LOS OSOS VALLEY
ROAD) TO 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 to sell 0.1-acre of the Laguna Lake
Municipal Golf Course to Laguna Lake Mobile Estates based on the following finding:
1. The proposed property exchange will not adversely affect the
continuing operation of the Laguna Lake Municipal Golf Course.
SECTION 2. Action, The proposed property sale will be approved, subject
to a purchase price being negotiated. Final terms and conditions of sale would return to
the council for final approval at a later date.
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.
G�/o
Mayor
ATTEST:
City Clerk
APPROVED:
City A ministrative Officer
i ttdrrrky
Community Develo nt Director
I'
EXHIBIT C
RESOLUTION NO: (1991 SERIES)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OB
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 rollcall vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of
1991.
Mayor
ATTEST:
City Clerk
1_4a
APPROVED:
_eo(lFy Adhiinistrative Officer
C 14 Attorn°y
Community.Deve ment Director
I-13
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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 Latae Encroachment and Creek Bed Areas
Dear Ms. Ricci:
Please find enclosed a copy of Mr. Taylor's appraisal of the above-referenced values
to be used in connection with the City of San Luis Obispo's analysis of the proposed
trade between the encroaching area of Laguna Lake Mobile Estates upon City land
and a portion of Laguna Lake property including the creek bed and current open
space areas. It is clear from the appraisal that the proposed trade is heavily weighted
towards the City's benefit. The valuation for the City land totalled $3,000 versus the
Laguna Lake property valuation of$124,000.
After a meeting on March 12th at Laguna Lake with Mr. Dave Romero of Public
Works and representatives of this company, it appears that the City is interested in the
Laguna Lake Company providing extensive repairs to the creek bed area beyond the
scope of just shoring the Laguna Lake side of the bank. Given the fact that Laguna
Lake Company is willing to convey $121,000 of excess property value to the City in
consideration of the proposed trade and that the City has access to special grant funds
earmarked for such repairs to waterways, it is the position of Laguna Lake Company
that it should not be responsible for the City desired repairs to the creek bed area.
As designated representatives of Laguna Lake Company, we are formally making this
request of the City. We are most anxious to resolve this issue so that we all may I
5220 Pacific Concourse Drive Suite 160, Los Angeles, California 90045
2 1 3 . 5 3 6 . 6 1 0 0 F A X 2 1 3 . 5 3 6 . 9 1 8 0
Ms. Pam Ricci
March 15,;1991
Page 2
address the larger issue of the mobilehome park conversion without further delay or
expense.
Please contact Sue Loftin, Glorya Kenney or me at your convenience to discuss this
matter.
Very truly yours,
ary L. Collister
Principal
CALIFORNIA PARK PROPERTIES VIII,
INC.
GLC:gkh
enclosures
cc: Robert Hedley\Laguna Lake Company
L. Sue Loftin
Glorya Kenney
Ken Discenza\Site Design Associates
Ilil �I
City Of, SAn lids OBISPO
955.Morro Street • San Luis Obispo,CA 93401
April 41 1991
ME1{ORAMUN
TO:. Pam Ricci, Community Development Department
FROM: David. F. Romero,,� Public Works Director
SUBJECT: Values of Lactuna Lake Encroachment and Creekbed
-Areas Letter. of March 15 from Gary Colli§ter
The offer of the developer of this property, that the City
exchange golf cou se property and conduct major creek work in
exchange for the creek easement, is not acceptable. I believe
uie. 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: Paz Ricci, Associate Planner !
F /ROM. `merry Kenny, Supervising Civil Engineer
SUBJE Laguna Lake Mobile Home Park, SLOAL 91-019
& Tract No. 2038.
Dave Romero is responding with a separate memo to your department
regarding the CalPark letter of 3-15-91. Their request to delete
the requirement to stabilize the banks, etc. because of the offer
to deed the creek and open-space land is not acceptable to this
department. The City can get everything we really need simply
with the easements for open-space, creek and utility easements..
The fact is, the repair work is already necessary, especially the
trees which are a threat due to undermining caused by erosion.
We plan to pursue the repair work near the threatened trees under
current abatement regulations, regardless of the subdivision.
One important point in dealing with the Lot Line Adjustment is
that the City should not approve the "final" processing of the
exchange of property (deeds) until the work is done, or,
guaranteed under an agreement and appropriate bonding.
Please send' a copy of the appraisal attached to their letter for
our records.
c: MB/HB files (w/letter)
Lane Wilson (w/letter)
Jim Stockton (w/letter)
P:\Jerry\LLA91019.wp
WAAP �
, .r.
�Illn��lllllll������� p�lllll�lll
City Of. SAn luis OBISPO .
955 Morro Street • San Luis Obispo,'CA 93401
June 4, 1991
L. Sue Loftin
.California Park Properties, Inc.
5220 Pacific Concourse Drive
Suite 160
Los Angeles, CA 90045
Subject: Creek Bank Stabilization - Laguna Lake Mobilehome Park
(Minor Subdivision LLA 9.1-019 ,& Tract No.2038)
Dear Sue,,
In response to- your- letter, of May 22, 1991, I . submit the
following responses to -the 3- questions:
1. The creek stabilization improvements would be generally as
we discussed .during a group walkthrough in March._ .There are at;
least :2 large trees„that have been undermined. due to erosion .that
must be protected. The specific•. design would be subject to plans
prepared by, -a civil engineer,: to -the satisfaction of the City.
Engineer and. Community Development Director. Permits would be
required from the- California Department of Fish & Game and the
Army Corp .of ,Engineers. .
2. The proposed. condition requiring the above work may
be bonded.- The tree protection should be completed prior to the
rainy season (by November 1;1991) . Therefore, that work could be
bonded under an agreement for that, short period, with the
remainder of the creek work to be completed within 12 months of
final map approval.. S would think that the tree protection work
would be processed by the Corp and Fish t. Game in a rather speedy
manner.
3. This department objects to the. payment of. a cash
contribution for the work to be completed under a City contract..
Yours truly,
WAYNE .A. PETERSON
CIAY ENGINEER
/Gerald W. Kenny
Supervising Civil Engineer
c: Jeff Jorgensen
Pam Ricci
MB/HB file
P: \jerry\LagMHP.wp
June 26 , 1991
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.
Revuest 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 instalhed
in accordance with the recommen adations of the San Luis
Obispo Fire Department.
A map -of Laguna_ Lake Mobile Park is located in the Engineering
bepartment, 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 Dark 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 sha11 ,
be approved by the Architectural Review Commission.
As of this date , the children' s play area is in deplorable
condition. (picture enclosed) . This is the only area where
children can play. It is part of the land Laguna Lake Company
offers for the proposed exchange of property. This would leave.
/-Oz
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 . livng;
here -n 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 consideration. of- this matter, will be; appreciated.
Sincerely,
Concerned P..esi c:E..ntS
' `P CONVERSION PROCESS, INC-
.L801 Prefumo Canyon Road
San Luis Obispo CA 93405
July 10, 1991.
Mr. Robert J . Hedley
P.O. Box 50049 JUL 12199'
Long Beach, CA 90885
r'•w Of$dll Luis Otis,
Dear Bob:
This will confirm our constructive conversation of July 8.
As you will see in the attached partial account of the San Luis
Obispo City Council hearing of July 2, the matter of fire pro-
tection for Laguna Lake Mobile Estates received considerable
attention from council members and the Fire Chief, Bob Neumann::
Also attached is a letter received about three weeks ago'-
by Pat Fincher. There is a requirement set forth in the letter,
and repeated by Chief Neumann at. the Council meeting, that the
management 'notify the Fire Department before shutting off the. '
water ,system.
This , however, does not address the basic concerns of the
residents in the original section of the park, who feel strongly
that the water valves in their end of the park must be -brought
ups-to ' grade immediately, and replaced if inoperable. They feel'
under the constant threat of a fire that might wipe out their"
homes and endanger their lives. That danger would be reduced if
the "delivery of water to their section was protected by properly•
operating .val'ves and hydrants , even during repairs to particular.
portions of the system.
In_ light of this information, we feel sure you will want. . .
to -_take- promptly to see that the water valves in the, .
original section are restored to operating condition and access-
ibility.
We- look forward to .hearing. from you on this matter -at your, ,:
earliest, convenience:
Thank you for your expression of appreciation for our.
efforts. We will keep in-communication with you on matters of
concern to us all.
Sincerely,
W.E. Welch
President
P.S. Also enclosed is a copy of a letter sent to Mike Pender
on June 10. We would .appreciate your assistance in getting Cal
Park to issue a new calendar for improvement projects , and having,.'-
Mike meet with our people to share ideas on some of their concerns
regarding street, sewer, and water line situations.
Attachments : Letter from Ken McCool, Fire Marshal; Letter to
Mike Pender; Notes of Council Meeting. _
cc w/attachments : Cal Park
LME Board_ Members
Art Jack /
Pam Ricci✓
Mayor Ron Dunin, City Council /
11 q`WLLP!.z ........n.. ..
City
O san - S Br�
�'lll
FIRE DEPARTMENT,
748 PISMO Street•San Luis ObjSOC. CA m4C+ •805!5.43.7380
June 19, 1991
Patricia Fincher, Manager
1aguna,Lake Mobile Home,Esta_tes
1720 Garnette
San Luis Obispo,, CA 93401
Re: Water Shut-offs
Weed Abatement - 1801 Prefumo Carryon Road, Parcel 053-111-047
Dear Mrs. Fincher.
It has come to our attention that the water supply for�fire-protection in your:park is.periodicall}
shut off for repairs or other problems. The,Uniform Fire Code, Section 10.302(a), requires all
fire-hydrant systems to be maintained in an .operative condition at all times:
In an effort to eliminate a potential fire-hazard,.you are.hereby notified that, in.the future, you
must contact the Fire Department before shutting off the water system. This will allow the Fire
Department time to plan for an alternative means of providing water in theevent of a.fire.
Also, on May 31, 1991, you were sent a Notice To Clear Weeds. For.the most part, the
property is clearedbur due to some concerns of residents Iiving along the creek side the Hazard
Abatement.Offices, Carrie Bassford, and I did a visual inspection this morning. TheCity is .
responsible for keeping creek beds clear but City Ordinance mandates that property owners are
responsible for weeds.at the tops of the banks which adjoin their property. The problem is not
severe but there were several places that need to be weed-whacked (at the end of Myrtle is an
example).
We would appreciate your cooperation in removing these weeds as quickly as possible: If you
have questions or need guidelines please call. meor Carrie at 549-7380.
Thank you;
Ken McCool
Fire-Marshal
KM:cb
cc : Robert J. Hedley
Cal Park ,
LME Board Members
Art Jack
Mayor Ron unin, City Council.
Pam Ricci
L.M.E. CONVERSION PROCESS, INC.
1801 Prefumo Canyon Road
San Luis Obispo, California 93405
June 10, 1991
Mr. Mike Pender
California Park Properties , Inc.
5220 Pacific Concourse Drive, x#160
Los Angeles, CA 90045
Dear Mr. ?ender:
We received a copy of the review of the Laguna Lake Mobile
Estates sewer and water systems conducted by Gibson Brothers
Construction, Inc. dated April 1.
This review does not provide information that permits the
residents of Laguna Lake mobile Estates to establish a reason-
able estimate of our liability for the repair , maintenance or
replacement of these systems after Laguna Lake Mobile Estates
becomes a resident-owned Dark.
Specicic information is needed on the frequency of sewer
spills , the Drobable cause of these spills , cost of repair
history and the identification of the changes needed and the
estimated costs of these changes to the sewer system to elimi-
nate spills when the sewer stoppage occurs. Also, because of
the water shortage that is likely to continue in San Luis
Obispo, we need to identify the changes needed to the sewer
system and an estimate of the cost to make these changes which
would enable the residents to replace the existing toilets with
low-flow models.
In the case of the park water distribution system, we need
specific information on the frequency of water line breakage,
the probable cause of the breakage, the cost of repair history
and the cost of the proposed changes required to reduce water
line breakaze. We need an estimate of water loss due to water
line breakage, identification of some means of effecting the
repair and restoration of water service without dumping large
amounts of water down the streets, and the solution to the
Droblem of fire safety when the park water is turned off to a
large portion of the park.
'Because the sewer and water distribution systems become a
health and safety issue when they malfunction, we believe that
it is imperative that we find a way to assure that there will be
no sewer spills when a stoppage occurs in the sewer system and
also identify a means for reducing the frequency of water line
failures and to reduce water loss when pressure is returned to
the system. Surely there is a way that will assure water for
potential fires and, at the same time, allow the park to effdct
repairs.
We wonder if the two sewer cleanouts, that seem to be the
main source of spills, were replaced with manholes, would the
sewer spill problem go away? An evaluation by a resident has
l-agr
Water and Sever Systems - Laguna Lake Mobile Estates 2.
shown that there seems to have been. fewer water system risers
break when they are not stabilized than there has been when the
riser is stabilized by a concrete slab.
We suggest, in the interest of efficiency and understanding
in these matters , that you contact either Mr. Jim Wills (805 )
541-2550 or Lloyd Dietrich (805) 544-0447. Both are members of
the resident sever and water system committee.
In the case of the anticipated street repair program, we hope
you.. will consult with our resident street committee person, Mr.
Jack Lohrberg (805) 543-L629 , who has some important information
that he is anxious to discuss with you.
If you have any further questions, please feel free to con-
tact any of the resident committee members, or me, direct.
Six1cer 1
64
William E. Welch
President
cc: Lloyd Dietrich
Jack Lohrberg
Jim mills DD
Nrwoois Floondon iricf itirkCouncil
Robert J. Hedley
cc w/copy of Gibson Brothers report: Pam Ricci
Associate Planner
SLO Planning Dept.
NOTES FROM PART OF THE C. COUNCIL HEARING 7/2/91 ( )m radio recorded tape)
At this hearing on the Tentative Subdivision Map, a hazardous condition in
Laguna Lake Mobile Estates was related by public testimony and discussed at .
7 --gth by Council members and staff.
Specifically, all the control valves , installed by State requirement, for
opening and closing all sections of the water delivery system throughout
the entire original part of this mobilehome park , are inoperable and in-
accessible because they have been paved over. - They appear to be located at
street intersections within the park.
When there is a leak or failure affecting just one section, a repair or
replacement can be made only by using valves located along the border of
the park to shut down the entire water system in the original park. This
occurs frequently and for many hours during the day.
In the course of discussion bl., Council and staff, it was asked whether
'the Fire Department had any problem with that? ' - and Councilman Jerry
Feiss immediately said: "ILI you look at the picture over there (an aerial
photo of the park) , if there' s a fire, about the only thing you do is get
out the marshmallows ! "
It was acknowledged that the Cit-ir has nothin= to do wit"n the maintenance o_'
the park streets , where the valves are located. Fire Chief :Robert Neumann
appeared to testify and said that the Fire Department can require that the
Dark- have adequate protecticn 7 , the form of ;tater and can reeuire notifica-
iion of all shutdowns, which rust take -.lace only during daylight. There
can be specific reeu4rements each time There is a shutdown of the systec,
but the department has found that it does not have authority over maintainin:;
controlling the valves, and has not been effective in having the State
e action under its authority.
He was asked whether this would be the extent of control by the department
even though a large section of the park was shut off from water whenever
there was such a shutdown. =e said that this was the extent of their con-
trol.
At this point , the City Attorney told the Council that the City would have
' clear authority under the Map Act ' , as a 'Health and Safety matter' , to
reeuire a condition to 'the Ma- -- and Conversion' for an appro^riate valve
and shutoff system.
Council then ordered staff to study the valve system and another earlier
discussed matter - the children' s playground.
After the hearing, some park residents further discussed the valve system
with the Fire Chief. He then learned. for the first time. that none of the
State-renuired valves in the orieinal park are accessible or workable
because of the pavement over them. He expressed even more concern at this ,
for he had thouzht that there was some sectional control.
cc : Robert J. Hedley
Cal Park
LME Board Members
Art Jack
Mayor Ron Dunin, City Council
Pam Ricci
/-30
i
City. � _o - OBtW.sanhugs�
990 Palm Street/Post Office Box 8100 • San Luis..Obispo, CA 9340378100
MEMORANDUM JUL 16199
/ C:tv OI SM LWS Obm-
T0: PAM RICCI, ASSOCIATE P -
FROM: JIM STOCKTON, RECREATION OR
DATE: 15 JULY 1991
SUBJECT: LAGUNA LAKE MOBILE ESTATES .PROPERTY EXCHANGE - COUNCIL.MEETING
FOLLOW-UP
RE: EXISTING CHILDREN'S PLAY AREA
I have .visited the "Children's Play Area" located across.Prefumo Creek
from Laguna Lake Mobile Estates Park.
My recommendation is: _Should the City acquire this .parcel. with. the.
existing play equipment, immediate steps should be, taken to remove all
equipment before the ink is drq on. the property exchange papers.
My recommendation is based on the following findings:
Three pieces of play equipment, jungle gym, slide and swing set, were
installed along the creek bank in native field conditions. A fourth
piece, multi-height chinning bar, was constructed from old pipe and
telephone poles and a small concrete slab was placed to facilitate a
basketball area.
The equipment is rated as follows:
1. Jungle Gvm: Of "backyard" rather than commercial design,
bolt rather than welded construction, some evidence of corrosion.
Unacceptable for public use
2. de: Seemingly of commercial construction but no
manufacturer name evident. The stair-ladder and top landing do not meet
current playground safety standards. .Unacceptable for public use.
3. Swing set: Heavy frame, chains and,swing seats have been
removed. The frame could possibly be moved and reinstalled in a different
setting if excessive corrosion is not found during-dismanteling. It is'
currently located too close to the' creek bank and should be removed for
safety considerations.
4. Chinning Bar(s) : , This is a "home-made" piece of equipment,
does not meet playground safety, standards and .is of questionable
structural integrity. Unacceptable for public use.
-3/
1
I
MEMO TO PAM RICCI, RE: CHIIJRENS PIAY AREA IAGUNA�IAKE MOBILE PAGE 2
ESTATES PROPERTY
5'. Basketball area: Size of slab does not allow for this type
of activity-. The slab is above 'grade. which could cause tripping/falling.
The backboard and standard are "home-made' and of question, structurally.
The entire basketball area is unacceptable for public use.
General statement regarding this area as a "Children's Play Area".
Should the City, through.an exchange of properties, acquire this
parcel, .the equipment should be immediately removed as previously
recommended. Should the City then make determination that this area is -a
desirable site for a children's play area it would constitute a "start
from scratch" development. Current regulations call for "a protective
surface" (sand, wood fiber, commercial foam; et-cetera) under all play
equipment. This protective surface is not existing at the site in
question and this material and the structure to confineit under the
equipment is many times the. most-expensive item when developing a play
area: Accessibility to- this site is another big question. Currently, you
must slide down the :East bank cross the creek bed and scramble up .the West
bank. to reach the equipment. area. Once again, the cost for making this .
area. accessable to both ambulatory and non-ambulatory persons may be-
beyond reason.
I am sure that many other physical, environmental and fiscal
questions would arise if the ,idea to improve this area to public
playground standards were fully pursued. Unfit that time, and should the
City actually acquire this property,. it may be. prudent to consider removal:
of the existing equipment and returning the top of creek bank and adjacent
slopes- to as close to their original state as possible.
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