CONDITIONAL ASSESSMENT
The Chapman Estate
AP N s 0 1 0 - 3 0 2 - 0 12 & 0 13 1243 Ocean Boulevard
Shell Beach , California
Mo BAP
40APv1NG, TAYL0
ASSOCIATES, IN5SL
141 South Elm Street, Arroyo Grande, CA 93420
The Chapman Estate Conditional Assessment • Last Revised : July 30 , 2024
• Prepared for: City of Pismo Beach
• Prepared by: Ron Reilly, RCE 78107 , Garing, Taylor & Associates , Inc .
August 2024
�'qt�r-fir. ^s� - _ ,fl �"• � y9�'�w,' _ ;.`•J�re� 'j , • 'F
��w -��.� !• - _ � __ �Tr �..i - -ram _ _ - w As
- - s �• — _ .. ����i54k�r -" F� � z -. .yam AWE ��y t � •�� F �� �11:T ��-� �_`_ �" �V � ram' � • • ♦ • • IN
.4i
r
Mica ",-�;� $ 1 Js1T; ) x➢ � 14 IT
� �111 `I I __. --- - ^ �. r� " •ti,� �'.J � � ,I J '' . � � � .'`mac•-� •
Purpose
Objective: Evaluate the viability of continuing the Chapman Estate's current light uses and the required annual maintenance versus exploring tenant improvement and redevelopment options.
Goal: Provide the Pismo Beach City Council with high- level cost and benefit analyses to inform their decision-making regarding the property's future. 4 Detailed Scope of Work
1 . No-Change Scenario 4. Redevelopment Study • Focus on insurance-funded repairs to Gull • Assess the potential for new commercial or mixed- Cottage. use facilities.
• Essential repairs and ongoing maintenance. Detailed potential improvements and estimated
2. Minimum Repair or Baseline Study costs.
5. Property Sale
• Essential repairs to sustain current uses. Coordinate with appraisal. • Minimum tasks and costs. Recommend additional steps if the option is
3. Tenant Improvement Study: desirable.
• ADA accessibility enhancement. 6. Financial Analysis • Repurpose key areas for additional uses. Review costs and revenues of events. • Conduct break-even analysis.
7. Aerial Photography and Exhibits
• Document existing conditions.
• Identify high-priority projects.
5 Approach
0 Site Visits Interviews Surveys & Reports Financial Analysis Comprehensive inspections Stakeholder engagement Review existing documentation Cost-benefit models for each scenario 6 Defined as : �V�} Hb AIDA ACCES98LE (W) w `_.' pl�Tii17O{�hi EXI$TINQ, PATH (3�')
r ��� } rJ�t ADA Av�'ES�I�LE f�SS Only making repairs to Gull GARAGEa
Cottage covered by the current NO AfIA ACCESSIBLE -PATHWAY MOM AGE
TC REST OF PROPERTY
insurance claim . HTFK)VSE I$ LEANING AND ENTRY NOT MUIRES HEW FRAME ANb , CES�IBF E SHED • $ 100, 000 insurance deductibleam
- r
ENTRY ROT AAA
LI HT HO 5E ACCESSIKE
• $65, 000 ongoing annual I CL0"B ,RI0MTOK 10 PONE) PRESERVED/f1R0TEGTE
maintenance & operations HEM" � HOUSE
• Significant risk of catastrophic HOUSE sr�E� NO ADA Al'CESS FROM � FOOL TO K-)r P0040
loss if Cityretains and operates p MISS-NC, PANELS A-`1G SEA'NAL- L, AR+,+H WAS` WITIiDUT EAOU-�M CAVES UNDERMINING PROPERTY ��;,. 'vERTiC- L CLEARANCE GdRDEr+I
the property long-term .
I PATHWAYS WITH FxCES& E SLOPE,
UNEVENNESS, STAPILITY. AND WIDTH
PORTIONS OF MA,SONi
FLBOR HDT PATIO WALL BROKEN/CRUTABLED a�
PATIO I
ACCESSIBLE POOL
WLL - �' WrNOMFL
CATTAGE
WINDMILL ExTER110
EVENTS WEAIJYFAOIr+1G 1wjkL DETERIORATED L .�V
L'd -BLOWN OUT BY TIDE EVENT I'f'J.-L LLAKINI_ AND NO ADA. ACCESS
NO ADA ACCESS FROM
EVENTS LAWN TO PATIO
NO AOs4 CDYWPLIANI
7 Includes (though not limited to) : � �� ��� GATF°�°WIQTH ED PTO ���'ALE - ��'MAIN
StALL �• Buildin Ins ection Re airs GARDEgt&N� ( ) (S{ID)
]
• Seawall Repairs and Filling LIHTHUSE TE REP,4IREU WITH NEP! FRAME
AVID E)(TERIOR� - SNEb
Caves
• Fire Safety Emergency and Emer enc I wC-Us MEAR IlJ M T-D RE
Protection Improvements `i HIHO SE PRESERVED/PRO T EC+TED PRQPDSED ii
RAMP FD ENTRY BEGONIA POND &
• ADA-Accessible Pathway from � . HOUSE BE9 Public ROW to Main EntranceAL
OIE SHED
�1LL CA�'E5 Ali
RE :41R SEA.WA1L , Iq
GARpEN
REM MATE WILD AND PESTS-
REMQ%fEf RERLA.CE EXTER PAJNT PORTIONS 0� MASONRY J —
AHD CRUMBLING STAIRS, REPAJR
8ROKEN Fbmboow AND wALLS. WALL TO BE f�EPAIRED PATIO WALL
PAL
. THRO
i GILL 11'INkdl
COTTAGE
EVENTS R€PAIR OCEAN—FACIN f14
. '
FALL BLOW► OUT BY TIDE '# WINDMILL EXTERIOR
.� � 'WN s TO BE REPAIRED ENST�hLL NEW EVENT �r
TRANSPARENT S FEnf RAIL � �� •_�
REMEDIATE MOLD AND PESTS,
-�EMCVE/REPIACE EXTER PANT
AN.D CRUMeI,I NG STAIF - REPAIR
43ROKIEN FOUNDATIONS AND WALLS. 8
Key Figures :
Baseline Maintenance Costs for Chapman Estate
Seawall: $3 . 6M Replace H'1A1.:Flue Pipes and RetUm Air FiltersReptace Gull Cottage Furnace Repair Broken EAeriar Stairs and Install Handrails
Install Main water ShuWf Valves �
• Foundation Repairs : $525k Replace Floorboards at Main Stairway Tern-6W{Pest Mitigation
Replumb Gull Cottage
• Fire, Electrical and Safety: $630k Mstal l Dedicated Fire P( tkM War Lie,F in CV FDC,�1}CV Repair Brick Sc-reen Walls
Tfansparerit Safety Bail
# Refinl9h Exterior of Windmill
Mold Mltlgatkm
Reffan*Ughftwe
install PIre Frotectw Spflnklerc
Replace windows
install'Hard-wlreer Flre Protection
Modernize Electrical System �
ReInforice Fmndatlons
Seawall
Overall Cost up to $6.8M so 911WO.Ow SZOWAO 631molxc Cost(USD)
Total Maintenance Costs Including Additional Factors
6.0KOW
2, O.000
Adrrlin&Irtiflation Baseline Gusts Contingency Total Category
9 Includes (though not limited to) : (W' ss)CMAG .(SS) (55)
EL BLV— 12' PROPOSED DRIVEw,�I 5 } �,�FAGE � � PROPOSED PEiRMA�IEI#1 � • B u i ld i n Inspection Repairs BATHROOMS ( D) g p PROPOSED WNGREPE PROPOSED #' 'iDEADA . A1F1 icGESS�EN.'ERETE
• Seawall Repairs and Filling PATH Caves HIED
• Fire Safetyand Emergency g y HTN� $ Mk 1 Protection Improvements KOI PROF4nEVGUEST ■ I SEOON ND & AND MA PARKWG _, HOUSE OABEZBO
a
• ADA-Accessible Parking, NEa
HOUSE
Pathways and Exterior - -� ' v P�'��[��ED
UPDATE ,ARCH WAY :.mrc-i&.A(,K RAC P
Elevator VERTICAL OLEARAWL � GARDEN I _
• Fill and Re ur ose Pool Area
p p L
• Commercial Kitchen PATIO FA7I0 POOL PROPOSED EXTER*R -
1711 T R LOCAT*N ATHR
s GULL y'-� wIhlDl
GOrrA E WTAL.... COMPLIAP.IT
REPIAJR NRQKEN _. :3ATE
h1A$ONRY AND STEPS
EVENT REMOVE POOL AND RELATED
- LAWN PF OP4 F PLUW0114G. RA.CKFILL AND PLACO SWITCHBACK DECORATIVE CONCRETE OR
RMAP PEWOI)S PAVERS
10 Key Figures : Tenant Improvement Casts for Chapman Estate • Po o l: $850k Replace Tol lets and Sink Flxtufes • Kitchen Remodel: $250k DeCOMMission Flreplaces,Peps Ir and subIlIze chirnn-eys 0 Exterior Elevalof
• Site Accessibility: $ 180k
• t�+�ccessl�lilr�Irrrpro+remen#a
Elevator. $ 125k
Remofe I KITCherl to cornmerc lal Standards
Fill In and Repurpose Paul
So Overall Cost up to $8.8M °�°°° o (Ua °°°°° $°° °° Total Tenant Improvement Coss Including Additional Factors M
a
c�
$o
Admin& In latlon corilingency Impmement oasts Total c$teg ory 11
Primary Barriers :
• Prohibitive overall cost Redevelopment Casts for Chapman Estate ( Estimated $ 12 . 9M ) Exterior Elevator • Duration to entitle, permit and Site Accessibility Improvements build (5-7 years Building Demolition and Disposal minimum)
Fill in and Repurpose Pool
• New construction setbacks from
seawall Repairs
edge of bluff (typically 100-150 Build New Residence or Mixed-Use Buildings feet) $0 $1,000,000 S2,000.,OW $3,WOOW S4,O,0W Cast (USD)
Total Redevelopment Costs Including Additional Factors 1 Q 00O,000
,000,000
0 0
Admire&Inflation Contingency Improvement Costs Total Cate g o ry
12 Key Facts and Figures
Property Valuation and Costs
• PropertyVaLue : $ 13 . 5M to $ 17M (contingent on repairs) • Operating Expenses : $2 . 275M incurred
Improvement and Redevelopment
1 . Annual Maintenance : $65K on average
2 . Essential Repairs ( Baseline) : $6. 8M
3 . Tenant Improvements: $8 . 8M
4. Redevelopment: Infeasible at $ 12 .9M
Figures
1 . Income vs. Expenditure Poten"al Annual Not Income • Annual Expenses : $2169165
• Annual. Income : $2269024
• Net Income : $9, 859
• Target for Sustainability: $59, 859 115a °° (includes $50, 000 for unexpected repairs) Categoffy Z ■ Annual EApQn$q
G ■ Ann4al Wpw na
e No h{4nM
p $10Q 00 ThrpM)a linpomo
2. Recommendations based on the figures
• Increase event fees and utilization MOM • Prioritize cost-effective improvements
• Alternative funding and grants
Anrm.LW Ekpwise air 1�w No Lie Tarrgo Nei Inv-* Cacegoryr
14 Max Income Per Event vs. Expenditure Per Event Expenditure Per Event for Chapman Estate
Maximum Income Per Year for Chapman Estate Events
Marketing and Coordination
SEO�ympNony Fundraiser
Event Type
Dpera SLO Fundraiser
Fundraisers
Wi3rkGaU.%Setup Tables,Reconcile CashfCards3lgnage M Open Gales Neighborhood Gathenngs(Free,Put on by City) rL ■ Private Events ■ kecfealiQ"l Classes ano Gatherings
Indoorloutdoar Educallonal Programs -tours _ Clean,Power Wash,etc.
jr16L
chapman Estate Fountistlon Fundraiser mm so $5W $1,000 $1,500
CAPSLO Fundraiser Cost(USD) r<
Total Expenditure Per Event Type for Chaprnan Estate
iZ Gener@I Gatherings(non{eVenue generating)
open Gates
Recreational Classes CO $1 AW
a
Private Outdoor(50 attendees)
[3
M
F $Sao
Private outdoor(25 attendees)
Private Indoor
$0
W $25A00 $50J000 PU00 $ii 0moo Fundraisers Pflvate Eyents Recfeatlonel Classes and Gatherings aperl Gates Income(USD) Event Type
15 Current Event Expense vs. Potential
Pu Est Expenses for Chapman Estate
CPO"
Retrealmal classes
Nd*boi1"G rags(Free,pus;n by City)
Ind"iQuldou 8akm$I Fuxprins I T
General GwtherlNa(non-revenLe gemralln4)
RNAI4 Ouldw
SILO"phafTy Fundramer
Opera%0 Fundra iser
WSLO Fundra is.-r
Sao SI X0
Expense (U!D)
Potential Annual Expenses for Chapman Estate
Sr_b Srjrnphorry Fundraiser
Opera%-0 FundrMw ,
Ch m*n Eslact F*W-bbik)n FUndrai r
CAPSLO Fundr$ir-r
Nooborhom wowwgs{Fgss,Put on by ctq i
cwwal Gatherings(nm+reaw rrmrsking)
WIndwi0 rldoar 6dwaliGnal PWama l Toun
Prime oUldkr
open09"S
PrtYale hdmr
CIkw*
so S20j3M S40AM IM 16
Annual Exp"Iser(USb)
Key Findings Next Steps
• Address seawall and pool area repairs with Maintain the Property additional studies. Baseline
• Implement Baseline or TI - level repairs. Tenant Improvement • Or Redevelopment?
• Increase marketing, emphasizing event-types
that offer greatest cost- benef it. 9 Sell the Property • Increase staff for operations and maintenance. As-is • Or Improved?
• Adjust fee schedule to operate with slight
surplus for unexpected expenditures. 0 Other Considerations or Alternatives? • Centralize data management for
income/expenses.
• Conduct further analyses based on chosen
path forward .
CONDITIONAL ASSESSMENT
The Chapman Estate
AP N s 0 1 0 - 3 0 2 - 0 12 & 0 13 1243 Ocean Boulevard
Shell Beach , California
Mo BAP
40APv1NG, TAYL0
ASSOCIATES, IN5SL
141 South Elm Street, Arroyo Grande, CA 93420