12.E Report Chapman Estate Assessment 2024-08-06 — Pismo Beach City Council, August 6, 2024

PISMO BEACH CITY COUNCIL STAFF REPORT
Agenda Item #12.E
Meeting Date: August 6, 2024

TITLE:

Chapman Estate Assessment
RECOMMENDATION:

1. Receive an assessment of the Chapman Estate’s physical condition, operational and maintenance activities, and financial summaries;

2. Provide direction to staff regarding what actions should be implemented or studied further.

DISCUSSION:

In January 2024, the City solicited proposals from three firms to evaluate the Chapman Estate in order to determine the current state of the property and future capital needs. In March 2024, staff selected Garing, Taylor & Associates, Inc. (GTA) to serve as the consultant to provide the following anticipated services:
Baseline Maintenance Study: Review studies, surveys, and reports performed to date that will summarize the current use of the site, estimated maintenance and repair costs as well improvements that should be included over the course of the City’s long-term ownership of the property, including repairing the sea wall. Tenant Improvement Study: Study the potential to elevate existing uses of the property after additional improvements are completed. Some of those improvements include ADA accessibility, and building repairs. Redevelopment Study: This involves a more profound strategy that entails the potential demolition of some or all of the existing structures on-site for a construction project that includes a new commercial, recreational, or mixed-use facility.

During the initial phase of the assessment, while GTA reviewed the studies, surveys, and reports, staff felt it important to include two additional components to the study. No Change in Maintenance or Operations: This option does not alter the manner or method of use of the Chapman Estate. It continues with the current maintenance plan, operations plan, and financial support by the City and Chapman Foundation. Sale of the Property: This evaluates the current market value of the property without any improvements and after all identified improvements are completed.

GTA conducted multiple site visits and interviewed multiple key stakeholders to gather insight and perspectives to assist with preparing the final report (Attachment 1).

Additionally, all available surveys and reports related to the Chapman Estate were reviewed including, but not limited to, the Appraisal Report (June 26, 2024, Attachment Council Agenda 8-6-2024 12.E-1Council Agenda 8-6-2024 12.E-1

2), Conditional Use Permit (April 20, 2021, Attachment 3), License Agreement (April 7, 2017 – March 31, 2020, Attachment 4), and Distribution Agreement (December 13, 2013, Attachment 5).

Discussion and Findings
A multitude of repairs and improvements have been recommended and continue to be recommended depending on the scale and scope of operations that the Chapman Estate will provide. Each of the five scenarios from the Assessment are summarized below, as well as some of the benefits, challenges, and financial summaries.

1. No Change in Maintenance or Operation: This option does not change any of the operations, maintenance activities, or funding sources. It further does not change the financial practices of the City or Chapman Foundation. a. Benefits:
i. City staff and Chapman Foundation are familiar with the current process.
ii. Events are still occurring on the property that bring value to the Community.
iii. This continues to implement the intention of the original property owners.
b. Challenges:
i. The City is heavily subsidizing the property’s operation, maintenance, capital improvement program, and all Chapman Foundation events.
ii. The list of maintenance and operational repairs is unsustainable without funding and staffing from the City.
c. Financial Summary:
i. The City is subsidizing the property with at least an annual average of $65,000. This does not include capital improvement projects. ii. The Gull Cottage will require a $100,000 deductible to repair to pre- storm conditions. If it is desired to enhance the foundation or systems of the home, the City would be responsible for that added scope. iii. Additional capital improvement funds will be needed in the near term to support the property’s infrastructure.

2. Baseline Maintenance Study: This option studied the results of performing the essential repairs and maintenance to sustain current uses. a. Benefits:
i. Addresses immediate repairs noted with building inspection reports, partial ADA accessibility repairs, and seawall repairs.

Council Agenda 8-6-2024 12.E-2Council Agenda 8-6-2024 12.E-2

ii.Brings portions of the property up to current code for public event use.
iii. Increases the opportunity for rental revenue.
b.Challenges:
i. There is no funding mechanism in place to perform the repairs and maintenance items.
ii. If all repairs are completed, there is no guarantee that anticipated revenues will equal expenditures.
iii. May require the addition of City staff to maintain day-to-day activities and special event management.
c.Financial Summary:
i. $6.8 million for repairs.
ii. There is no revenue sharing between the City and the Chapman Estate Foundation to support ongoing maintenance or capital improvement.

3. Tenant Improvement Study: This option explored potential improvements to enhance ADA accessibility and utilize existing spaces more effectively. It considered improvements to the pool area, back lawn, and seawall overlook, and included expanding to the second floor and new uses for a library, museum, corporate meeting space, and private event space.
a.Benefits:
i. Addresses all ADA accessibility improvements.
ii. Expands upon the space that may be used for public events, special events, and rental events.
iii. Fully realizes the potential of the property by addressing all noted areas of improvement.
b.Challenges:
i. There is no funding mechanism in place to perform the repairs and maintenance items.
ii. This will require additional City staff to maintain day-to-day activities and special event management.
iii. (Same as Baseline Study) If all repairs are completed, there is no guarantee that a break-even point will be realized with future rental activity.

Council Agenda 8-6-2024 12.E-3Council Agenda 8-6-2024 12.E-3

c. Financial Summary:
i. Up to $8.8 million for improvements.
ii. There is no revenue sharing model to support ongoing maintenance or capital improvement.

4. Redevelopment Study: This option considered the potential demolition of existing structures for new commercial, recreational, or mixed-use facilities. a. Benefits:
i. Creates a new environment that maximizes the use of the property. b. Challenges:
i. Significant amount of time to permit the projects, and complete design and construction.
ii. Unknown actual costs because of the large amount of time that will pass while acquiring permits, and completing design and construction.
iii. Uncertainty as to how to design a new facility that will adhere to the existing distribution agreement, Coastal Development Permit, and license agreement.
c. Financial Summary:
i. Up to $12.9 million for improvements.

5. Sale of Property: Sell the property as-is, or after all recommended repairs with the Baseline and Tenant Improvements Studies.
a. Benefits:
i. Eliminates the annual operations and maintenance costs. ii. Removes the liability of owning the property.
iii. Repurposes City employee hours of work to other City priorities. b. Challenges:
i. Removes the Chapman Estate from the City’s inventory and option for guests to visit.
c. Financial Summary:
i. Creates a one-time revenue amount of $2.2 million which recovers all past operations and maintenance costs.
ii. Eliminates the annual operating and maintenance costs of $65,000.

Council Agenda 8-6-2024 12.E-4Council Agenda 8-6-2024 12.E-4

Key Findings
GTA’s comprehensive assessment and analysis of the Chapman Estate is a snapshot of the current physical and financial condition of the Estate. Some of the key findings from the study are summarized below.
 Property Appraisal: The Chapman Estate is valued between $13,500,000 and $17,000,000, contingent on repairs and improvements.
 Operating and Maintenance Costs: Since the City of Pismo Beach assumed ownership of the property, it has incurred over $2,275,000 in operating, maintenance and capital expenses.
 Distribution Agreement: This agreement prohibits the City from profiting from the property’s use or sale.
 Staff Resources: Additional staff resources could enhance the estate's maintenance, operations, and marketing.
 Event Utilization: There is significant potential to increase the number and types of events held at the estate.
 Revenue-Neutral Operation: Achieving this will require substantial additional cost and time.

It is important to note that this is not an assessment or study as to whether the City should continue to own the property or what type of benefits the property provides to the community. Both of those discussions may come from this assessment but are better positioned to foster a deeper policy-level discussion that may yield additional studies and follow up efforts by City staff, as noted below in next steps.

Next Steps
To assist with further discussion, staff prepared a list of topics for the City Council to consider while evaluating the next steps that staff should perform.

1. Maintain the Property:

If the property were improved, which option should be selected: Baseline, Tenant Improvement, or Redevelopment?

2. Sell the Property:

If there is interest in selling the property, should the property be sold as-is or improved and sold?

3. Other Considerations:

Are there other considerations or alternatives that the City Council would like staff to research and return?

Council Agenda 8-6-2024 12.E-5Council Agenda 8-6-2024 12.E-5

Conclusion and Recommendation
Staff recommends that the City Council receive an assessment report of the Chapman Estate, and provide direction to staff regarding what actions should be implemented or studied further.

FISCAL IMPACT:

This report is for informational purposes only and has no fiscal impact. Any direction that is provided to staff may incur expenditures depending on the amount of additional work.

ATTACHMENTS:

1. Chapman Estate Assessment (July 30, 2024)

2. Appraisal Report (June 26, 2024)

3. Conditional Use Permit (April 20, 2021)

4. License Agreement (April 7, 2017 - March 31, 2020)

5. Distribution Agreement (December 13, 2013)
Submitted by: Mike James, Assistant City Manager
City Manager Approval:

Council Agenda 8-6-2024 12.E-6Council Agenda 8-6-2024 12.E-6

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GTAPROJECT NO.PB24-223
LAST REVISED:JULY 30,2024
141 South Elm Street | Arroyo Grande, CA 93420 | Phone: (805) 489-1321 Prepared for:

Mr. Jorge Garcia, City Manager
City of Pismo Beach
Ron Reilly, RCE 78,107
Exp. 09/30/2025
Ron Reilly RCE 78 107
Attachment 1
Council Agenda 8-6-2024 12.E-7

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page ii
TTable of Contents
I.
ǆĞĐƵƟǀĞ^ƵŵŵĂƌǇ .................................................................................................................................1 ͘ <ĞǇ&ŝŶĚŝŶŐƐ ...............................................................................................................................1 ͘ ZĞĐŽŵŵĞŶĚĂƟŽŶƐ .....................................................................................................................1 II. Purpose & Scope .....................................................................................................................................2 III. Methodology ...........................................................................................................................................3 IV. Scope of Work .........................................................................................................................................3 V. Discussion and Findings ..........................................................................................................................4 ͘ EŽŚĂŶŐĞŝŶDĂŝŶƚĞŶĂŶĐĞŽƌKƉĞƌĂƟŽŶ^ƚƵĚǇ .......................................................................4 ͘ ĂƐĞůŝŶĞDĂŝŶƚĞŶĂŶĐĞ^ƚƵĚǇ .....................................................................................................4 ͘ dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ^ƚƵĚǇ;d/Ϳ ................................................................................................6 ͘ ZĞĚĞǀĞůŽƉŵĞŶƚ^ƚƵĚǇ ...............................................................................................................6

͘ ^ĂůĞŽĨƚŚĞWƌŽƉĞƌƚǇ ...................................................................................................................6 &͘ &ŝŶĂŶĐŝĂůŶĂůǇƐŝƐ .......................................................................................................................6 '͘ ĞƌŝĂůWŚŽƚŽŐƌĂƉŚǇĂŶĚ
ǆŚŝďŝƚƐ ...............................................................................................6 VI.ŝƚǇ/ŶĐŽŵĞǀƐ͘
ǆƉĞŶĚŝƚƵƌĞWĞƌ
ǀĞŶƚ ....................................................................................................7 ͘ &ŝŶĂŶĐŝĂůŶĂůǇƐŝƐ .......................................................................................................................7 ͘ ZĞĐŽŵŵĞŶĚĂƟŽŶƐĨŽƌŚĂƉŵĂŶ
ƐƚĂƚĞhƟůŝǌĂƟŽŶ ..................................................................9 ͘ dĂƌŐĞƚŶŶƵĂůEĞƚ/ŶĐŽŵĞĨŽƌ^ƵƐƚĂŝŶĂďŝůŝƚǇ ..........................................................................10 ͘ ^ƚƌĂƚĞŐŝĐZĞĐŽŵŵĞŶĚĂƟŽŶƐ....................................................................................................11

͘ &ŝŶĂŶĐŝĂů/ŵƉĂĐƚĂŶĚsŝƐƵĂůŝǌĂƟŽŶƐ ........................................................................................11 VII. Minimum Repairs and Associated Costs (Baseline)...............................................................................12 VIII.dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ^ƚƵĚǇ ...................................................................................................................14 IX.ZĞĚĞǀĞůŽƉŵĞŶƚ^ƚƵĚǇ ...........................................................................................................................16 X.ĚĚŝƟŽŶĂůEŽƚĞƐ ...................................................................................................................................17 XI. Sale of Property .....................................................................................................................................18 XII.ĚĚŝƟŽŶĂůZĞĐŽŵŵĞŶĚĂƟŽŶƐĂŶĚEĞǆƚ^ƚĞƉƐ ......................................................................................18 XIII. Conclusion .............................................................................................................................................18 Attachment 1
Council Agenda 8-6-2024 12.E-8

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page iii
LList of Tables & Figures
dĂďůĞϭ͗ƵƌƌĞŶƚKƉĞƌĂƟŽŶǀƐ͘ůůŽǁĞĚ ........................................................................................................ 5 Table 2: Baseline Maintenance Study ......................................................................................................... 13 dĂďůĞϯ͗dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ^ƚƵĚǇ ........................................................................................................... 15 dĂďůĞϰ͗ZĞĚĞǀĞůŽƉŵĞŶƚ^ƚƵĚǇ ................................................................................................................... 17 &ŝŐƵƌĞϭ͗DĂǆŝŵƵŵŶŶƵĂů/ŶĐŽŵĞĨŽƌŚĂƉŵĂŶ
ƐƚĂƚĞ
ǀĞŶƚƐ .................................................................. 7 &ŝŐƵƌĞϮ͗
ǆƉĞŶĚŝƚƵƌĞWĞƌ
ǀĞŶƚĨŽƌŚĂƉŵĂŶ
ƐƚĂƚĞ ................................................................................... 8 &ŝŐƵƌĞϯ͗WĞƌ
ǀĞŶƚ
ǆƉĞŶƐĞƐĨŽƌŚĂƉŵĂŶ
ƐƚĂƚĞ ........................................................................................ 9 &ŝŐƵƌĞϰ͗WŽƚĞŶƟĂůŶŶƵĂůEĞƚ/ŶĐŽŵĞ ....................................................................................................... 10 &ŝŐƵƌĞϱ͗WŽƚĞŶƟĂůŶŶƵĂů
ǆƉĞŶƐĞƐǀƐ͘ĚũƵƐƚĞĚ/ŶĐŽŵĞ ......................................................................... 12 Figure 6: Baseline Maintenance Costs for Chapman Estate ........................................................................ 14 &ŝŐƵƌĞϳ͗dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚŽƐƚƐĨŽƌŚĂƉŵĂŶ
ƐƚĂƚĞ ......................................................................... 16 &ŝŐƵƌĞϴ͗ZĞĚĞǀĞůŽƉŵĞŶƚŽƐƚƐĨŽƌŚĂƉŵĂŶ
ƐƚĂƚĞ .................................................................................. 17 Appendix
I. Documents Log
II./ŶƚĞƌǀŝĞǁůŽŐ
III.ůů
ƐƟŵĂƚĞdĂďůĞƐ
IV. Exhibit A –
ǆŝƐƟŶŐŽŶĚŝƟŽŶƐͬEŽChange Aerial
V. Exhibit B – Baseline Maintenance Study Aerial
VI. Exhibit C – dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ^ƚƵĚǇĞƌŝĂů
Attachment 1
Council Agenda 8-6-2024 12.E-9

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 1
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ǆĞĐƵƟǀĞ^ƵŵŵĂƌǇ
Garing Taylor and Associates, Inc. ;'dͿĐŽŵƉƌĞŚĞŶƐŝǀĞůǇassessed and analyzed the Chapman Estate, considering ĮǀĞ scenarios: No CŚĂŶŐĞ͕ĂƐĞůŝŶĞ͕dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ;d/Ϳ͕ZĞĚĞǀĞůŽƉŵĞŶƚ, and the sale of the property͘dŚŝƐŝŶǀŽůǀĞĚƐŝƚĞǀŝƐŝƚƐ͕ŝŶƚĞƌǀŝĞǁƐ͕ĂŶĚƌĞǀŝĞǁŝŶŐĂǀĂŝůĂďůĞƐƵƌǀĞǇƐĂŶĚƌĞƉŽƌƚƐ͘It is important to note that this assessment represents a high-ůĞǀĞů͕ůŝŵŝƚĞĚƐƚƵĚǇƉĞƌĨŽƌŵĞĚďĞƚǁĞĞŶƚŚĞ months of April to July 2024. It is a ƐŶĂƉƐŚŽƚŽĨƚŚĞĐƵƌƌĞŶƚƉŚǇƐŝĐĂůĂŶĚĮŶĂŶĐŝĂůĐŽŶĚŝƟŽŶŽĨƚŚĞhapman

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x dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚƐ͗ĚĚŝƟŽŶĂůŝŵƉƌŽǀĞŵĞŶƚƐĐŽƵůĚŝŶĐƌĞĂƐĞƉƌŽƉĞƌƚǇƵƟůŝǌĂƟŽŶ͕ǁŝƚŚ ĐŽƐƚƐĞƐƟŵĂƚĞĚĂƚĂŶĂĚĚŝƟŽŶĂůΨ1,750,000 ƚŽΨ2,250͕ϬϬϬďĞǇŽŶĚƚŚĞĂƐĞůŝŶĞ ƐƐĞŶƟĂů
Repairs.
x ZĞĚĞǀĞůŽƉŵĞŶƚ͗ŽŵƉůĞƚĞƌĞĚĞǀĞůŽƉŵĞŶƚŝƐŝŶĨĞĂƐŝďůĞĚƵĞƚŽŚŝŐŚĐŽƐƚƐ͕ƉĞƌŵŝƫŶŐƟŵĞ͕ ƌĞƋƵŝƌĞŵĞŶƚƐŽĨŶĞǁĚĞǀĞůŽƉŵĞŶƚ;Ğ͘Ő͘ƉĂƌŬŝŶŐĂŶĚďůƵīƐĞƚďĂĐŬƐͿ͕and lack of ƉŽƚĞŶƟĂů ƌĞƚƵƌŶŽŶŝŶǀĞƐƚŵĞŶƚ͘ The cost is approximated at ΨϭϮ͘ϵŵŝůůŝŽŶ. x ŶŶƵĂůDĂŝŶƚĞŶĂŶĐĞ͗^ŝŶĐĞϮϬϭϰ͕ĂŶŶƵĂůŽƉĞƌĂƟŶŐĂŶĚŵĂŝŶƚĞŶĂŶĐĞĐŽƐƚƐŚĂǀĞĂǀĞƌĂŐĞĚ Ψ49,000͕ƉůƵƐĂƉƉƌŽǆŝŵĂƚĞůǇΨϭϲ͕ϬϬϬĨŽƌŽŶ-ƐŝƚĞŵĂŝŶƚĞŶĂŶĐĞƐƚĂī͘ x ^ƚĂī ZĞƐŽƵƌĐĞƐ͗ ĚĚŝƟŽŶĂů ƐƚĂī ƌĞƐŽƵƌĐĞƐ ĐŽƵůĚ ĞŶŚĂŶĐĞ ƚŚĞ ĞƐƚĂƚĞΖƐ ŵĂŝŶƚĞŶĂŶĐĞ͕ ŽƉĞƌĂƟŽŶƐ͕ĂŶĚŵĂƌŬĞƟŶŐ͘
x
ǀĞŶƚhƟůŝǌĂƟŽŶ͗dŚĞƌĞŝƐƐŝŐŶŝĮĐĂŶƚƉŽƚĞŶƟĂůƚŽŝŶĐƌĞĂƐĞƚŚĞŶƵŵďĞƌĂŶĚƚǇƉĞƐŽĨĞǀĞŶƚƐ held at the estate.
x ZĞǀĞŶƵĞ-EĞƵƚƌĂůKƉĞƌĂƟŽŶ͗ĐŚŝĞǀŝŶŐƚŚŝƐǁŝůůƌĞƋƵŝƌĞƐƵďƐƚĂŶƟĂůĂĚĚŝƟŽŶĂůĐŽƐƚĂŶĚƟŵĞ͘ ͘ ZĞĐŽŵŵĞŶĚĂƟŽŶƐ

1.ZĞƉĂŝƌƐĂŶĚ/ŵƉƌŽǀĞŵĞŶƚƐ:
o Implement repairs from the Baseline Maintenance Study. o ŽŶƐŝĚĞƌĂĚĚŝƟŽŶĂůŝŵƉƌŽǀĞŵĞŶƚƐĨƌŽŵƚŚĞdĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ^ƚƵĚǇ͘ Attachment 1
Council Agenda 8-6-2024 12.E-10

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 2
o /ŶĐƌĞĂƐĞŵĂƌŬĞƟŶŐĞīŽƌƚƐƚŽŵĂǆŝŵŝǌĞĞǀĞŶƚƐĂŶĚĂƩĞŶĚĂŶĐĞ͘ o KƉĞƌĂƚĞƚŚĞĨĂĐŝůŝƚǇĨŽƌƉƵďůŝĐďĞŶĞĮƚĂŶĚŝƚǇƉĂƌƚŶĞƌƐ͕ĂĐŬŶŽǁůĞĚŐŝŶŐĐŽƐƚƐǁŝůůŶŽƚďĞ ƌĞĐŽǀĞƌĞĚ͘

2.dĂƌŐĞƚĞĚ^ƚƵĚǇ͗/ĨƉƵƌƐƵŝŶŐƚŚĞĂďŽǀĞ͕ĐŽŵŵŝƐƐŝŽŶĂĚĞƚĂŝůĞĚƐƚƵĚǇƚŽ͗ o KďƚĂŝŶƌĞĂƐŽŶĂďůĞĞƐƟŵĂƚĞƐĨŽƌspecialty ƌĞƉĂŝƌƐĂŶĚŝŵƉƌŽǀĞŵĞŶƚƐ͘ o ŶĂůǇǌĞƚŚĞŝŵƉĂĐƚŽĨǀĂƌŝŽƵƐŝŵƉƌŽǀĞŵĞŶƚůĞǀĞůƐŽŶƉƌŽƉĞƌƚǇŵĂƌŬĞƚĂďŝůŝƚǇĨŽƌĞǀĞŶƚƐ ĂŶĚĞĚƵĐĂƟŽŶĂůŽƉƉŽƌƚƵŶŝƟĞƐ͘

3.WƌŽƉĞƌƚǇ^ĂůĞ:
o ^ĞůůŝŶŐƚŚĞƉƌŽƉĞƌƚǇŵŝŐŚƚďĞǀŝĂďůĞďĂƐĞĚŽŶĂƉƉƌĂŝƐĂůĂŶĚŽŶŐŽŝŶŐĞǆƉĞŶĚŝƚƵƌĞƐ͘ o ŽŶĚƵĐƚĂĚĚŝƟŽŶĂůƌĞƐĞĂƌĐŚƚŽ͗
Determine feasible uses for sale proceeds.
Compare the ďĞŶĞĮƚƐŽĨƐĞůůŝŶŐǁŝƚŚŵŝŶŝŵĂůĂŶĚĐŽŵƉƌĞŚĞŶƐŝǀĞƌĞƉĂŝƌƐĂƐŽƵƚůŝŶĞĚ in the Baseline Study.
//͘ WƵƌƉŽƐĞ Θ^ĐŽƉĞ
The City of Pismo Beach commissioned this assessment ƚŽ ĞǀĂůƵĂƚĞ ƚŚĞ ǀŝĂďŝůŝƚǇ ŽĨ ĐŽŶƟŶƵŝŶŐ ƚŚĞ ŚĂƉŵĂŶ
ƐƚĂƚĞΖƐ ĞǆŝƐƟŶŐ ůŝŐŚƚ ƵƐĞƐ ĂŶĚ ƚŚĞ ƌĞƋƵŝƌĞĚ ĂŶŶƵĂů ŵĂŝŶƚĞŶĂŶĐĞ ǀĞƌƐƵƐ ĞǆƉůŽƌŝŶŐ ƚĞŶĂŶƚ ŝŵƉƌŽǀĞŵĞŶƚĂŶĚĚĞǀĞůŽƉŵĞŶƚŽƉƟŽŶƐǁŝƚŚƉƌŽŐƌĞƐƐŝǀĞůǇŚĞĂǀŝĞƌƵƐĞƐ͘dŚĞŐŽĂůŝƐƚŽƉƌŽǀŝĚĞƚŚĞWŝƐŵŽ Beach City CoƵŶĐŝůǁŝƚŚŚŝŐŚ-ůĞǀĞůĐŽƐƚĂŶĚďĞŶĞĮƚĂŶĂůǇƐĞƐƚŽŝŶĨŽƌŵƚŚĞŝƌĚĞĐŝƐŝŽŶ-making regarding the ƉƌŽƉĞƌƚǇΖƐĨƵƚƵƌĞ͘
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ͕ŐŝŌĞĚƚŽƚŚĞŝƚǇŽĨWŝƐŵŽĞĂĐŚŝŶϮϬϭϯ͕ŝƐĂƵŶŝƋƵĞƉƌŽƉĞƌƚǇǁŝƚŚĂƌŝĐŚĂŶĚ ĐŽŵƉůĞǆ ĚĞǀĞůŽƉŵĞŶƚ ŚŝƐƚŽƌǇ͘ /ƚ ĨĞĂƚƵƌĞƐ ƚǁŽ ĚǁĞůůŝŶŐƐ ĂŶĚ ĞǆƚĞŶƐŝǀĞ ŐƌŽƵŶĚƐ͕ ďƵŝůƚ ƵƐŝŶŐ ǀĂƌŝŽƵƐ ĐŽŶƐƚƌƵĐƟŽŶ ŵĞƚŚŽĚŽůŽŐŝĞƐ ĂŶĚ ŵĂƚĞƌŝĂůƐ͘The 'Ƶůů ŽƩĂŐĞ͕ ƚŚĞ ŽůĚĞƌ ŽĨ ƚŚĞ ƚǁŽ ĚǁĞůůŝŶŐƐ͕ ǁĂƐ ĐŽŶƐƚƌƵĐƚĞĚďĞĨŽƌĞϭϵϯϲ͕ǁŚŝůĞƚŚĞŽƌŝŐŝŶĂůŵĂŝŶŚŽƵƐĞ͕ΗƌƚĞĚĞ͕ΗǁĂƐďƵŝůƚŝŶϭϵϰϬďǇƌƚŚƵƌĂŶĚĞĐŝůŝĂ Rogers on 7.5 lots. Currently, the estate spans ƐĞǀĞŶ separate lots and ƚǁŽƐĞƉĂƌĂƚĞassessor parcel numbers.

While a remarkable property͕ƚŚĞŚĂƉŵĂŶ
ƐƚĂƚĞƉƌĞƐĞŶƚƐƐŝŐŶŝĮĐĂŶƚŵĂŝŶƚĞŶĂŶĐĞĐŚĂůůĞŶŐĞƐĚƵĞƚŽŝƚƐ ĂŐĞ͕ƐŝǌĞ͕ĂŶĚůŽĐĂƟŽŶŽŶĂĐůŝīĞǆƉŽƐĞĚƚŽƚŚĞWĂĐŝĮĐKĐĞĂŶΖƐĞůĞŵĞŶƚƐ͘dŚŝƐassessment ĂŝŵƐƚŽƉƌŽǀŝĚĞ ƚŚĞWŝƐŵŽĞĂĐŚŝƚǇŽƵŶĐŝůǁŝƚŚĂĐůĞĂƌƵŶĚĞƌƐƚĂŶĚŝŶŐŽĨƚŚĞƐĞĐŚĂůůĞŶŐĞƐĂŶĚƉŽƚĞŶƟĂůŽƉƉŽƌƚƵŶŝƟĞƐ͕ enabling informed decision-ŵĂŬŝŶŐƌĞŐĂƌĚŝŶŐƚŚĞĞƐƚĂƚĞΖƐĨƵƚƵƌĞ͘ This assessment encompasses:
x
ǀĂůƵĂƟŶŐƚŚĞĐƵƌƌĞŶƚƵƐĞĂŶĚŵĂŝŶƚĞŶĂŶĐĞƌĞƋƵŝƌĞŵĞŶƚƐŽĨƚŚĞŚĂƉŵĂŶ ƐƚĂƚĞ͘
x ŶĂůǇǌŝŶŐƉŽƚĞŶƟĂůƚĞŶĂŶƚŝŵƉƌŽǀĞŵĞŶƚƐĂŶĚƚŚĞŝƌŝŵƉĂĐƚŽŶƉƌŽƉĞƌƚǇƵƟůŝǌĂƟŽŶ͘ x
ǆƉůŽƌŝŶŐĚĞǀĞůŽƉŵĞŶƚŽƉƟŽŶƐǁŝƚŚǀĂƌǇŝŶŐůĞǀĞůƐŽĨƵƐĞŝŶƚĞŶƐŝƚǇ͘ x ŽŶĚƵĐƟŶŐĮŶĂŶĐŝĂůĂƐƐĞƐƐŵĞŶƚƐ͕ŝŶĐůƵĚŝŶŐŽƌĚĞƌ-of-ŵĂŐŶŝƚƵĚĞĐŽƐƚĂŶĚďĞŶĞĮƚĂŶĂůǇƐĞƐĨŽƌ each scenario.

Attachment 1
Council Agenda 8-6-2024 12.E-11

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 3
///͘ DĞƚŚŽĚŽůŽŐǇ
dŽĂĐŚŝĞǀĞƚŚĞĂƐƐĞƐƐŵĞŶƚ͛Ɛ ŽďũĞĐƟǀĞƐ͕'dƵŶĚĞƌƚŽŽŬƚŚĞĨŽůůŽǁŝŶŐƐƚĞƉƐ͗

1.^ŝƚĞsŝƐŝƚƐ͗ŽŶĚƵĐƚĞĚƚŚŽƌŽƵŐŚŝŶƐƉĞĐƟŽŶƐŽĨƚŚĞŚĂƉŵĂŶ ƐƚĂƚĞƚŽĂƐƐĞƐƐŝƚƐĐƵƌƌĞŶƚĐŽŶĚŝƟŽŶ
and usage.

2./ŶƚĞƌǀŝĞǁƐ͗
ŶŐĂŐĞĚǁŝƚŚŬĞǇƐƚĂŬĞŚŽůĚĞƌƐ͕ŝŶĐůƵĚŝŶŐĐŝƚǇŽĸĐŝĂůƐĂŶĚƉƌŽƉĞƌƚǇŵĂŶĂŐĞƌƐ͕ƚŽ ŐĂƚŚĞƌŝŶƐŝŐŚƚƐĂŶĚƉĞƌƐƉĞĐƟǀĞƐ͘ (Appendix II – /ŶƚĞƌǀŝĞǁ>ŽŐͿ

3.^ƵƌǀĞǇƐĂŶĚZĞƉŽƌƚƐ͗ZĞǀŝĞǁĞĚĞǆŝƐƟŶŐƐƵƌǀĞǇƐĂŶĚƌĞƉŽƌƚƐƌĞůĂƚĞĚƚŽƚŚĞƉƌŽƉĞƌƚǇƚŽŝŶĨŽƌŵƚŚĞ analysis. (Appendix I – Documents Log)

4.ŽƐƚĂŶĚĞŶĞĮƚŶĂůǇƐŝƐ͗ĞǀĞůŽƉĞĚĚĞƚĂŝůĞĚĮŶĂŶĐŝĂůŵŽĚĞůƐƚŽĞƐƟŵĂƚĞĐŽƐƚƐĂŶĚƉŽƚĞŶƟĂů ďĞŶĞĮƚƐĨŽƌĞĂĐŚƐĐĞŶĂƌŝŽ͗
o ŽŶƟŶƵŝŶŐĞǆŝƐƟŶŐůŝŐŚƚƵƐĞƐǁŝƚŚĂŶŶƵĂůŵĂŝŶƚĞŶĂŶĐĞ͘ o /ŵƉůĞŵĞŶƟŶŐƚĞŶĂŶƚŝŵƉƌŽǀĞŵĞŶƚƐƚŽĞŶŚĂŶĐĞƉƌŽƉĞƌƚǇƵƟůŝǌĂƟŽŶ͘ o Exploring reĚĞǀĞůŽƉŵĞŶƚŽƉƟŽŶƐǁŝƚŚŝŶĐƌĞŵĞŶƚĂůůǇŚĞĂǀŝĞƌƵƐĞƐ͘ /s͘ ^ĐŽƉĞŽĨtŽƌŬ
tŝƚŚƚŚŝƐďĂĐŬŐƌŽƵŶĚ͕'dƵŶĚĞƌƚŽŽŬƚŚĞĨŽůůŽǁŝŶŐĚĞƚĂŝůĞĚƐĐŽƉĞŽĨǁŽƌŬ͗ ϭ͘ EŽŚĂŶŐĞǁŝƚŚDĂŝŶƚĞŶĂŶĐĞŽƌKƉĞƌĂƟŽŶƐ
o KďũĞĐƟǀĞ͗^ƚƵĚǇƚŚĞƉŽƚĞŶƟĂůƌĞƐƵůƚƐŽĨƉĞƌĨŽƌŵŝŶŐŽŶůǇƚŚĞinsurance-funded repairs to 'ƵůůŽƩĂŐĞ͘
o ƉƉƌŽĂĐŚ͗ŝƐĐƵƐƐŝŽŶƐǁŝƚŚŝƚǇƐƚĂīŐƵŝĚĞĚƚŚŝƐĨŽĐƵƐ͘ Ϯ͘ ĂƐĞůŝŶĞDĂŝŶƚĞŶĂŶĐĞ^ƚƵĚǇ
o KďũĞĐƟǀĞ͗&ŽĐƵƐƐŽůĞůǇŽŶĞƐƐĞŶƟĂůƌĞƉĂŝƌƐĂŶĚŵĂŝŶƚĞŶĂŶĐĞƚŽƐƵƐƚĂŝŶĐƵƌƌĞŶƚƵƐĞƐ͘ o ƉƉƌŽĂĐŚ͗ZĞǀŝĞǁĞĚĞǆŝƐƟŶŐƐƚƵĚŝĞƐ͕ƐƵƌǀĞǇƐ͕ƌĞƉŽƌƚƐ͕ĂŶĚƉĞƌŵŝƚƐƚŽĞƐƚĂďůŝƐŚŵŝŶŝŵƵŵ ƚĂƐŬƐĂŶĚĐŽƐƚƐ͘ŽŶĚƵĐƚĞĚĂĚĞƚĂŝůĞĚYΘǁŝƚŚŝƚǇƐƚĂī͕ĨŽůůŽǁĞĚ ďǇ ĂŶ Ăůů-hands ŵĞĞƟŶŐ ǁŝƚŚ ǀĂƌŝŽƵƐ ĐŝƚǇ ĚĞƉĂƌƚŵĞŶƚƐ͘ /ŶƚĞƌǀŝĞǁƐ ǁŝƚŚ ŬĞǇ ƐƚĂŬĞŚŽůĚĞƌƐ ƉƌŽǀŝĚĞĚ ĂĚĚŝƟŽŶĂůinsights. ĞƚĂŝůĞĚƉŽƚĞŶƟĂůŝŵƉƌŽǀĞŵĞŶƚƐĂŶĚĞƐƟŵĂƚĞĚĐŽŶƐƚƌƵĐƟŽŶĐŽƐƚƐĂƌĞ ƉƌŽǀŝĚĞĚŝŶ^ĞĐƟŽŶVII, Table 2.
ϯ͘ dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ^ƚƵĚǇ;d/Ϳ
o KďũĞĐƟǀĞ͗
ǆƉůŽƌĞ ƉŽƚĞŶƟĂů ŝŵƉƌŽǀĞŵĞŶƚƐ ƚŽ ĞŶŚĂŶĐĞ ĂĐĐĞƐƐŝďŝůŝƚǇ ĂŶĚ ƵƟůŝǌĞ ĞǆŝƐƟŶŐƐƉĂĐĞƐŵŽƌĞĞīĞĐƟǀĞůǇ͘
o ƉƉƌŽĂĐŚ͗ŽŶƐŝĚĞƌĞĚŝŵƉƌŽǀĞŵĞŶƚƐĨŽƌŬĞǇĂƌĞĂƐůŝŬĞƚŚĞƉŽŽů͕ďĂĐŬůĂǁŶ͕ĂŶĚƐĞĂǁĂůů ŽǀĞƌůŽŽŬ͘
ǆƉůŽƌĞĚĐƌĞĂƟŶŐĂŶ-ĂĐĐĞƐƐŝďůĞƐĞĐŽŶĚŇŽŽƌŝŶƚŚĞƉƌŝŵĂƌǇƌĞƐŝĚĞŶĐĞƚŽ ĂůůŽǁŵŽƌĞƵƐĞƐĨŽƌĞǆŝƐƟŶŐďĞĚƌŽŽŵƐĂŶĚďĂƚŚƌŽŽŵƐ͘WŽƚĞŶƟĂůŶĞǁƵƐĞƐŝŶĐůƵĚĞĂ library, ŵƵƐĞƵŵ͕ĐŽƌƉŽƌĂƚĞŵĞĞƟŶŐƐƉĂĐĞ͕ĂŶĚƉƌŝǀĂƚĞĞǀĞŶƚƐƉĂĐĞ͘ĞƚĂŝůĞĚƉŽƚĞŶƟĂů ŝŵƉƌŽǀĞŵĞŶƚƐĂŶĚĞƐƟŵĂƚĞĚĐŽŶƐƚƌƵĐƟŽŶĐŽƐƚƐĂƌĞƉƌŽǀŝĚĞĚŝŶ^ĞĐƟŽŶVIII, Table 3. ϰ͘ ZĞĚĞǀĞůŽƉŵĞŶƚ^ƚƵĚǇ
o KďũĞĐƟǀĞ͗ŽŶƐŝĚĞƌƚŚĞƉŽƚĞŶƟĂůĚĞŵŽůŝƟŽŶŽĨĞǆŝƐƟŶŐƐƚƌƵĐƚƵƌĞƐĨŽƌŶĞǁĐŽŵŵĞƌĐŝĂů͕ ƌĞĐƌĞĂƟŽŶĂů͕ŽƌŵŝǆĞĚ-ƵƐĞĨĂĐŝůŝƟĞƐ͘
Attachment 1
Council Agenda 8-6-2024 12.E-12

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 4
o ƉƉƌŽĂĐŚ͗/ŶŝƟĂůůǇŝŶĐůƵĚĞĚďƵƚŵŽƐƚůǇĂďĂŶĚŽŶĞĚĚƵĞƚŽĨĞĂƐŝďŝůŝƚǇŝƐƐ ƵĞƐ͕ĂƐĚĞƚĂŝůĞĚ ŝŶƚŚĞĚŝƐĐƵƐƐŝŽŶƐĞĐƟŽŶ͘ ĞƚĂŝůĞĚƉŽƚĞŶƟĂůŝŵƉƌŽǀĞŵĞŶƚƐĂŶĚĞƐƟŵĂƚĞĚĐŽŶƐƚƌƵĐƟŽŶ ĐŽƐƚƐĂƌĞƉƌŽǀŝĚĞĚŝŶ^ĞĐƟŽŶIX, Table 4.
ϱ͘ ^ĂůĞŽĨƚŚĞWƌŽƉĞƌƚǇ
o KďũĞĐƟǀĞ͗ƐƐĞƐƐƚŚĞŝƚǇ͛ƐĂďŝůŝƚǇƚŽƐĞůůƚŚĞƉƌŽƉĞƌƚǇ͘ o ƉƉƌŽĂĐŚ͗ZĞǀŝĞǁĞĚƉůĂŶŶŝŶŐ͕ůĞĂƐĞ͕ƉƌŽƉĞƌƚǇ͕ĂŶĚĮŶĂŶĐŝĂůĚŽĐƵŵĞŶƚƐ͘ŽŵƉĂƌĞĚƚŚĞ ƉƌŽƉĞƌƚǇ͛ƐĂƉƉƌĂŝƐĞĚŵĂƌŬĞƚǀĂůƵĞǁŝƚŚŚŝƐƚŽƌŝĐĂůĂŶĚƉƌŽũĞĐƚĞĚĐŽƐƚƐ͘ŝƐĐƵƐƐĞĚ necessary steps, decision-ŵĂŬŝŶŐƉƌŽĐĞƐƐ͕ƟŵĞůŝŶĞ͕ĂŶĚĞƐƟŵĂƚĞĚĮŶĂŶĐŝĂůďĞŶĞĮƚƐŝĨ the propertǇǁĞƌĞƐŽůĚ͘
ϲ͘ &ŝŶĂŶĐŝĂůŶĂůǇƐŝƐ
o KďũĞĐƟǀĞ͗ŶĂůǇǌĞƚŚĞĮŶĂŶĐŝĂůĂƐƉĞĐƚƐŽĨĞǀĞŶƚƐŚĞůĚĂƚƚŚĞƉƌŽƉĞƌƚǇ͘ o ƉƉƌŽĂĐŚ͗ZĞǀŝĞǁĞĚĚĂƚĂŽŶĞǀĞŶƚƐ͕ŝŶĐůƵĚŝŶŐĐŽƐƚƐĂŶĚƌĞǀĞŶƵĞƐ͘ŽŶĚƵĐƚĞĚĂďƌĞĂŬ- ĞǀĞŶĂŶĂůǇƐŝƐĐŽŵƉĂƌŝŶŐŚŝƐƚŽƌŝĐĂůƌĞǀĞŶƵĞĂŶĚĐŽƐƚƐǁŝƚŚƉƌŽũĞĐƟŽŶƐ͘ o EŽƚĞ͗dŚŝƐƌĞƉŽƌƚŝƐŶŽƚĂĐŽŵƉůĞƚĞĮŶĂŶĐŝĂůĂĐĐŽƵŶƟŶŐŽĨĂůůĐŽƐƚƐŝŶĐƵƌƌĞĚďǇƚŚĞŝƚǇ͘ ϳ͘ ĞƌŝĂůWŚŽƚŽŐƌĂƉŚǇĂŶĚ
ǆŚŝďŝƚƐ
o KďũĞĐƟǀĞ͗ŽĐƵŵĞŶƚĞǆŝƐƟŶŐĐŽŶĚŝƟŽŶƐĂŶĚŝĚĞŶƟĨǇŚŝŐŚ-priority projects. o ƉƉƌŽĂĐŚ: Obtained aerial photography and prepared exhibits to illustrate:

1. ǆŝƐƟŶŐŽŶĚŝƟŽŶƐͬNo Change (Exhibit A)

2. Baseline Maintenance Study (Exhibit B)

3.dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ^ƚƵĚǇ;
ǆŚŝďŝƚͿ
o ŽƐƚ
ƐƟŵĂƟŽŶ͗
ƐƟŵĂƚĞĚƋƵĂŶƟƟĞƐĂŶĚĐŽƐƚƐĨŽƌǀĂƌŝŽƵƐŝŵƉƌŽǀĞŵĞŶƚƐďĂƐĞĚŽŶ industry-ƐƚĂŶĚĂƌĚƵŶŝƚĐŽƐƚƐĂƚƉƌĞǀĂŝůŝŶŐǁĂŐĞƌĂƚĞƐ͘
ǇƵƟůŝǌŝŶŐƚŚŝƐĐŽŵƉƌĞŚĞŶƐŝǀĞŵĞƚŚŽĚŽůŽŐǇ͕'dĂŝŵƐƚŽƉƌŽǀŝĚĞƚŚĞŝƚǇŽĨWŝƐŵŽĞĂĐŚǁŝƚŚĂĐůĞĂƌ and detailed analysis to guide informed decision-making regarding the future of the Chapman Estate. s͘ ŝƐĐƵƐƐŝŽŶĂŶĚ&ŝŶĚŝŶŐƐ
DĂŶǇƌĞƉĂŝƌƐĂŶĚŝŵƉƌŽǀĞŵĞŶƚƐĂƌĞƌĞĐŽŵŵĞŶĚĞĚĂŶĚ͕ŝŶƐŽŵĞĐĂƐĞƐ͕ƌĞƋƵŝƌĞĚĚƵƌŝŶŐƚŚĞďƵŝůĚŝŶŐ ŝŶƐƉĞĐƟŽŶĂŶĚǀĂƌŝŽƵƐĐŽŶƐƵůƚĂŶƚŝŶƐƉĞĐƟŽŶƐĂŶĚƐƚƵĚŝĞƐ͘dŚĞĚŝ ƐĐƵƐƐŝŽŶďĞůŽǁŽƵƚůŝŶĞƐthe process and ĂƐƐƵŵƉƟŽŶƐƌĞŐĂƌĚŝŶŐƚŚĞůĞǀĞůŽĨƌĞƉĂŝƌĂŶĚŝŵƉƌŽǀĞŵĞŶƚŝŶĐůƵĚĞĚŝŶĞĂĐŚůĞǀĞůŽĨƚŚĞƐƚƵĚǇ͘ ͘ EŽŚĂŶŐĞŝŶDĂŝŶƚĞŶĂŶĐĞŽƌKƉĞƌĂƟŽŶ^ƚƵĚǇ
The 'ƵůůŽƩĂŐĞ͛ƐĐŽĂƐƚĂůƐŝĚĞǁĂƐƐŝŐŶŝĮĐĂŶƚůǇĚĂŵĂŐĞĚ ďǇĂƌĞĐĞŶƚƟĚĂůĞǀĞŶƚ͘ŝƚǇŚĂƐĮůĞĚĂŶ insurance claim and the extent and scope of repairs are on hold, pending input from City Council ŽŶƚŚĞĨƵƚƵƌĞŽĨƚŚĞƉƌŽƉĞƌƚǇ͘ZĞƉĂŝƌƐƚŽƚŚĞǁĂůůƐ͕ƚĞǆƚƵƌĞ͕ƉĂŝŶƚ͕ƐƚĂŝƌǁĂǇĂŶĚĂƉƉƵƌƚĞŶĂŶĐĞƐĂƌĞ ĐŽǀĞƌĞĚďǇƚŚĞŝŶƐƵƌĂŶĐĞĐůĂŝŵ͕ǁŚŝĐŚǁĞǁĞƌĞŝŶĨŽƌŵĞĚĐĂƌƌŝĞƐĂĚĞĚƵĐƟďůĞŽĨΨϭϬϬ͕ϬϬϬ͘ ͘ ĂƐĞůŝŶĞDĂŝŶƚĞŶĂŶĐĞ^ƚƵĚǇ
dŚŝƐƐƚƵĚǇĨŽĐƵƐĞƐŽŶŝŵƉƌŽǀĞŵĞŶƚƐĞƐƐĞŶƟĂůĨŽƌƚŚĞŝƚǇŽĨWŝƐŵŽĞĂĐŚΖƐĐŽŶƟŶƵĞĚŽƉĞƌĂƟŽŶ ǁŝƚŚŵŝŶŝŵĂůĂŶŶƵĂůŵĂŝŶƚĞŶĂŶĐĞ͘ƌĞǀŝĞǁŽĨƚŚĞĐƵƌƌĞŶƚƵƐĞŝƐǁĂƌƌĂŶƚĞĚďĞĨŽƌĞĚŝƐĐƵƐƐŝŶŐ ƚŚĞŵŝŶŝŵƵŵƌĞƉĂŝƌƐƌĞƋƵŝƌĞĚĨŽƌĐŽŶƟŶƵĞĚƵƐĞ͘ ĞƚĂŝůĞĚƉŽƚĞŶƟĂůŝŵƉƌŽǀĞŵĞŶƚƐĂŶĚ ĞƐƟŵĂƚĞĚĐŽŶƐƚƌƵĐƟŽŶĐŽƐƚƐĂƌĞƉƌŽǀŝĚĞĚŝŶ^ĞĐƟŽŶVII, Table 2.

Attachment 1
Council Agenda 8-6-2024 12.E-13

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 5
x ƵƌƌĞŶƚhƐĞ͗dŚĞŝƚǇŽǁŶƐĂŶĚŵĂŝŶƚĂŝŶƐƚŚĞƉƌŽƉĞƌƚǇĂƐƉĞƌƚŚĞƚĞƌŵƐŽĨƚŚĞŝƐƚƌŝďƵƟŽŶ Agreement (DA), and ŽŶĚŝƟŽŶĂůhƐĞWĞƌŵŝƚ;hW͕ϰͬϮϬͬϮϬϮϭͿ͘DĂŝŶƚĞŶĂŶĐĞŝƐŚĂŶĚůĞĚďǇ one part-ƟŵĞƉƵďůŝĐǁŽƌŬƐŵĂŝŶƚĞŶĂŶĐĞǁŽƌŬĞƌǁŚŽƐƉĞŶĚƐϭϴ-ϮϬŚŽƵƌƐƉĞƌǁĞĞŬĂƚƚŚĞ ĞƐƚĂƚĞ͕ĐŽƐƟŶŐƚŚĞŝƚǇΨϲϮϴ͘ϬϮ-Ψϲϵϳ͘ϴϬƉĞƌǁĞĞŬŝŶǁĂŐĞƐ͘The City maintains the turf on ƉƌŽƉĞƌƚǇĞĂĐŚǁĞĞŬĂŶĚƚŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ&ŽƵŶĚĂƟŽŶĂƐƐŝƐƚƐǁŝƚŚŐĂƌĚĞŶŝŶŐĂŶĚǁĞĞĚŝŶŐ͘
x
ǀĞŶƚ,ŽƐƟŶŐ͗dŚĞĞƐƚĂƚĞĐĂŶŚŽƐƚϮϬϰĞǀĞŶƚƐĂŶŶƵĂůůǇ͕ƉůƵƐKƉĞŶ'ĂƚĞƐ;ϯƟŵĞƐǁĞĞŬůǇ ďĞƚǁĞĞŶƉƌŝůϭĂŶĚKĐƚŽďĞƌϯϭͿ͘dŚĞƚĂďůĞďĞůŽǁƐƵŵŵĂƌŝǌĞƐƚŚĞĐƵƌƌĞŶƚƵƐĂŐĞǀĞƌƐƵƐ ĂůůŽǁĞĚŽĐĐƵƌƌĞŶĐĞƐĨŽƌǀĂƌŝŽƵƐĞǀĞŶƚƚǇƉĞƐ͗
dĂďůĞϭ͘ƵƌƌĞŶƚKƉĞƌĂƚŝŽŶǀƐ͘ůůŽǁĞĚ

ǀĞŶƚdǇƉĞ DĂǆ
ƚƚĞŶĚĂŶĐĞ
ƵƌƌĞŶƚ
KĐĐƵƌƌĞŶĐĞ
WĞƌzĞĂƌ
ůůŽǁĞĚ
KĐĐƵƌƌĞŶĐĞ
WĞƌzĞĂƌ
EŽƚĞ͗
Open Gates 49 90 90
dŚĞhWĂůůŽǁƐŽƉĞŶ
gates to occur year-round.

The CDP does not.

Recreational Classes 49 0 104
General Gatherings
(non-ƌĞǀĞŶƵĞ
generating)
49 1 6
Neighborhood
Gatherings (Free, Put
on by City)
100 1 6
Indoor/Outdoor
Educational Programs
/ Tours
49 0 12
WƌŝǀĂƚĞKƵƚĚŽŽƌ 25 0 24 dŽƚĂůŽĨϳϮƉƌŝǀĂƚĞĞǀĞŶƚƐ
per the CDP
WƌŝǀĂƚĞKƵƚĚŽŽƌ 50 5 12 dŽƚĂůŽĨϳϮƉƌŝǀĂƚĞĞǀĞŶƚƐ
per the CDP
WƌŝǀĂƚĞ/ŶĚŽŽƌ 25 0 36 dŽƚĂůŽĨϳϮƉƌŝǀĂƚĞĞǀĞŶƚƐ
per the CDP
Chapman Estate
Foundation Fundraiser 300 1 1
ǀĞŶƚtitled ^ǁŝŶŐŝŶ͛ďǇ
the Sea.

Opera SLO Fundraiser 300 0 1
SLO Symphany
Fundraiser 300 0 1
CAPSLO Fundraiser 450 1 1
ǀĞŶƚtitled Epicurean
Delight.
dĂďůĞ1͗ƵƌƌĞŶƚKƉĞƌĂƟŽŶǀƐ͘ůůŽǁĞĚ Attachment 1
Council Agenda 8-6-2024 12.E-14

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 6
x ZĞŐƵůĂƟŽŶƐ͗dŚĞhWĂůůŽǁƐĨŽƌǀĂƌŝŽƵƐĞǀĞŶƚƐǇĞĂƌ-ƌŽƵŶĚ͕ǁŚŝůĞƚŚĞWůŝŵŝƚƐŽƵƚĚŽŽƌ ƉƌŝǀĂƚĞĞǀĞŶƚƐƚŽƉƌŝůϭ–KĐƚŽďĞƌϯϭ͘ƵƌƌĞŶƚŵĂƌŬĞƟŶŐĞīŽƌƚƐĂƌĞŵŝŶŝŵĂů͕ůĞĂĚŝŶŐƚŽ ƵŶĚĞƌƵƟůŝǌŝŶŐƚŚĞĂůůŽǁĞĚĞǀĞŶƚĐĂƉĂĐŝƚǇ͘/ƚŝƐĂŶƟĐŝƉĂƚĞĚƚŚĂƚŽŶĐĞďĂƐĞůŝŶĞŵĂŝŶƚĞŶĂŶĐĞĂŶĚ ƌĞƉĂŝƌƐĂƌĞĐŽŵƉůĞƚĞĚ͕ĞǀĞŶƚŽĐĐƵƌƌĞŶĐĞƐǁŝůů ƌĞƋƵŝƌĞĂƐŝŐŶŝĮĐĂŶƚincrease in ĂĚĚŝƟŽŶĂů ŵĂƌŬĞƟŶŐto be successful.
͘ dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ^ƚƵĚǇ;d/Ϳ
x KďũĞĐƟǀĞ͗
ǆƉůŽƌĞƉŽƚĞŶƟĂůŝŵƉƌŽǀĞŵĞŶƚƐƚŽĞŶŚĂŶĐĞĂĐĐĞƐƐŝďŝůŝƚǇĂŶĚďĞƩĞƌƵƟůŝǌĞ ĞǆŝƐƟŶŐƐƉĂĐĞƐ͘
x ƉƉƌŽĂĐŚ͗ŽŶƐŝĚĞƌĞĚŝŵƉƌŽǀĞŵĞŶƚƐĨŽƌĐƌŝƟĐĂůĂƌĞĂƐůŝŬĞƚŚĞƉŽŽů͕ďĂĐŬůĂǁŶ͕ĂŶĚƐĞĂǁĂůů ŽǀĞƌůŽŽŬ͘
ǆƉůŽƌĞĚĐƌĞĂƟŶŐĂŶ-ĂĐĐĞƐƐŝďůĞƐĞĐŽŶĚŇŽŽƌŝŶƚŚĞƉƌŝŵĂƌǇƌĞƐŝĚĞŶĐĞƚŽĂůůŽǁ ŵŽƌĞƵƐĞƐĨŽƌĞǆŝƐƟŶŐďĞĚƌŽŽŵƐĂŶĚďĂƚŚƌŽŽŵƐ͘WŽƚĞŶƟĂůŶĞǁƵƐĞƐĐŽƵůĚŝŶĐůƵĚĞa library, ŵƵƐĞƵŵ͕ĐŽƌƉŽƌĂƚĞŵĞĞƟŶŐƐƉĂĐĞ͕ĂŶĚƉƌŝǀĂƚĞĞǀĞŶƚƐƉĂĐĞ͘ĞƚĂŝůĞĚƉŽƚĞŶƟĂůŝŵƉƌŽǀĞŵĞŶƚƐ ĂŶĚĞƐƟŵĂƚĞĚĐŽŶƐƚƌƵĐƟŽŶĐŽƐƚƐĂƌĞƉƌŽǀŝĚĞĚŝŶ^ĞĐƟŽŶVIII, Table 3. ͘ ZĞĚĞǀĞůŽƉŵĞŶƚ^ƚƵĚǇ
x KďũĞĐƟǀĞ͗ŽŶƐŝĚĞƌƚŚĞƉŽƚĞŶƟĂůĚĞŵŽůŝƟŽŶŽĨĞǆŝƐƟŶŐƐƚƌƵĐƚƵƌĞƐƚŽŵĂŬĞǁĂǇĨŽƌŶĞǁ ĐŽŵŵĞƌĐŝĂů͕ƌĞĐƌĞĂƟŽŶĂů͕ŽƌŵŝǆĞĚ-ƵƐĞĨĂĐŝůŝƟĞƐ͘
x ƉƉƌŽĂĐŚ͗/ŶŝƟĂůůǇŝŶĐůƵĚĞĚďƵƚŵŽƐƚůǇĂďĂŶĚŽŶĞĚĚƵĞƚŽĨĞĂƐŝďŝůŝƚǇŝƐƐƵĞƐ͕ĂƐĚĞƚĂŝůĞĚŝŶƚŚĞ ĚŝƐĐƵƐƐŝŽŶƐĞĐƟŽŶ͘ ĞƚĂŝůĞĚƉŽƚĞŶƟĂůŝŵƉƌŽǀĞŵĞŶƚƐĂŶĚĞƐƟŵĂƚĞĚĐŽŶƐƚƌƵĐƟŽŶĐŽƐƚƐĂƌĞ ƉƌŽǀŝĚĞĚŝŶ^ĞĐƟŽŶIX, Table 4.

͘ ^ĂůĞŽĨƚŚĞWƌŽƉĞƌƚǇ
x KďũĞĐƟǀĞ͗ƐƐĞƐƐƚŚĞŝƚǇ͛ƐĂďŝůŝƚǇƚŽƐĞůůƚŚĞƉƌŽƉĞƌƚǇ͘ x ƉƉƌŽĂĐŚ͗ ZĞǀŝĞǁĞĚ ƉůĂŶŶŝŶŐ͕ ůĞĂƐĞ͕ ƉƌŽƉĞƌƚǇ͕ ĂŶĚ ĮŶĂŶĐŝĂů ĚŽĐƵŵĞŶƚƐ͘ ŽŵƉĂƌĞĚ ƚŚĞ ƉƌŽƉĞƌƚǇ͛ƐĂƉƉƌĂŝƐĞĚŵĂƌŬĞƚǀĂůƵĞǁŝƚŚŚŝƐƚŽƌŝĐĂůĂŶĚƉƌŽũĞĐƚĞĚĐŽƐƚƐ͘ŝƐĐƵƐƐĞĚŶĞĐĞƐƐĂƌǇ steps, decision-ŵĂŬŝŶŐƉƌŽĐĞƐƐ͕ƟŵĞůŝŶĞ͕ĂŶĚĞƐƟŵĂƚĞĚĮŶĂŶĐŝĂůďĞŶĞĮƚƐŝĨƚŚĞƉ ƌŽƉĞƌƚǇǁĞƌĞ sold.
&͘ &ŝŶĂŶĐŝĂůŶĂůǇƐŝƐ
x KďũĞĐƟǀĞ͗ŶĂůǇǌĞƚŚĞĮŶĂŶĐŝĂůĂƐƉĞĐƚƐŽĨĞǀĞŶƚƐŚĞůĚĂƚƚŚĞƉƌŽƉĞƌƚǇ͘ x ƉƉƌŽĂĐŚ͗ZĞǀŝĞǁĞĚĚĂƚĂŽŶĞǀĞŶƚƐ͕ŝŶĐůƵĚŝŶŐĐŽƐƚƐĂŶĚƌĞǀĞŶƵĞƐ͘ŽŶĚƵĐƚĞĚĂďƌĞĂŬ-ĞǀĞŶ ĂŶĂůǇƐŝƐĐŽŵƉĂƌŝŶŐŚŝƐƚŽƌŝĐĂůƌĞǀĞŶƵĞĂŶĚĐŽƐƚƐǁŝƚŚƉƌŽũĞĐƟŽŶƐ͘ x EŽƚĞ͗dŚŝƐƌĞƉŽƌƚŝƐŶŽƚĂĐŽŵƉůĞƚĞĮŶĂŶĐŝĂůĂĐĐŽƵŶƟŶŐŽĨĂůůĐŽƐƚƐŝŶĐƵƌƌĞĚďǇƚŚĞŝƚǇ͘ '͘ ĞƌŝĂůWŚŽƚŽŐƌĂƉŚǇĂŶĚ
ǆŚŝďŝƚƐ
x KďũĞĐƟǀĞ͗ŽĐƵŵĞŶƚĞǆŝƐƟŶŐĐŽŶĚŝƟŽŶƐĂŶĚŝĚĞŶƟĨǇŚŝŐŚ-priority projects. x ƉƉƌŽĂĐŚ: Obtained aerial photography and prepared exhibits to illustrate:
o
ǆŝƐƟŶŐŽŶĚŝƟŽŶƐͬEŽ-Project (Exhibit A)
o Baseline Maintenance Study (Exhibit B)
o dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ^ƚƵĚǇ;
ǆŚŝďŝƚͿ
Attachment 1
Council Agenda 8-6-2024 12.E-15

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 7
x ŽƐƚ
ƐƟŵĂƟŽŶ͗
ƐƟŵĂƚĞĚƋƵĂŶƟƟĞƐĂŶĚĐŽƐƚƐĨŽƌǀĂƌŝŽƵƐŝŵƉƌŽǀĞŵĞŶƚƐďĂƐĞĚŽŶŝŶĚƵƐƚƌǇ- ƐƚĂŶĚĂƌĚƵŶŝƚĐŽƐƚƐĂƚƉƌĞǀĂŝůŝŶŐǁĂŐĞƌĂƚĞƐ͘
s/͘ ŝƚǇ/ŶĐŽŵĞǀƐ͘
ǆƉĞŶĚŝƚƵƌĞWĞƌ
ǀĞŶƚ
͘ &ŝŶĂŶĐŝĂůŶĂůǇƐŝƐ
x EŽƚĞ͗dŚŝƐƌĞƉŽƌƚŝƐŶŽƚĂĐŽŵƉůĞƚĞĮŶĂŶĐŝĂůĂĐĐŽƵŶƟŶŐŽĨĂůůĐŽƐƚƐŝŶĐƵƌƌĞĚďǇƚŚĞŝƚǇŽĨ 'ƌŽǀĞƌĞĂĐŚ͘
x KďũĞĐƟǀĞ:ŶĂůǇǌĞƚŚĞĮŶĂŶĐŝĂůĂƐƉĞĐƚƐŽĨĞǀĞŶƚƐŚĞůĚĂƚƚŚĞƉƌŽƉĞƌƚǇ͘ x ƉƉƌŽĂĐŚ͗ZĞǀŝĞǁĞĚĞǀĞŶƚƐĚĂƚĂ͕ŝŶĐůƵĚŝŶŐĐŽƐƚƐĂŶĚƌĞǀĞŶƵĞƐ͘ŽŶĚƵĐƚĞĚĂďƌĞĂŬ-ĞǀĞŶ ĂŶĂůǇƐŝƐ͕ĐŽŵƉĂƌŝŶŐŚŝƐƚŽƌŝĐĂůƌĞǀĞŶƵĞĂŶĚĐŽƐƚƐǁŝƚŚƉƌŽũĞĐƟŽŶƐ͘ ĂƐĞĚ ŽŶƚŚĞ ǀĂƌŝŽƵƐ ĞǀĞŶƚ ƚǇƉĞƐĂŶĚ ƵŶĚĞƌƐƚĂŶĚŝŶŐ ŽĨ ƚŚĞĨĞĞƐĐŽůůĞĐƚĞĚ͕ƚŚĞƚĂďůĞďĞůŽǁ represents the maximum annual income the City can earn. &ŝŐƵƌĞ1:DĂǆŝŵƵŵŶŶƵĂů/ŶĐŽŵĞĨŽƌŚĂƉŵĂŶ
ƐƚĂƚĞ
ǀĞŶƚƐ
ƐƉĞƌƚŚĞŝƐƚƌŝďƵƟŽŶŐƌĞĞŵĞŶƚ;Ϳ͕^ĞĐƟŽŶϯ͘ϰ͗
ΗŝƚǇƐŚĂůůĞƐƚĂďůŝƐŚĂŶĚŵĂŝŶƚĂŝŶŽŶŝƚƐďŽŽŬƐĂƐĞƉĂƌĂƚĞĂĐĐŽ ƵŶƚǁŚŝĐŚƐŚĂůůƌĞŇĞĐƚĂůů income and expenditures related to the Property. No income from the property shall be Attachment 1
Council Agenda 8-6-2024 12.E-16

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 8
ƵƐĞĚĨŽƌĂŶǇƉƵƌƉŽƐĞŽƚŚĞƌƚŚĂŶŵĂŝŶƚĞŶĂŶĐĞĂŶĚŝŵƉƌŽǀĞŵĞŶƚŽĨƚŚĞWƌŽƉĞƌƚǇĂŶĚ payment of other expenses related to the Property. Such expenses include, but shall not ďĞůŝŵŝƚĞĚƚŽ͕ůĂŶĚƐĐĂƉŝŶŐ͕ƌĞƉĂŝƌƐ͕ƵƉŐƌĂĚĞƐĂŶĚŝŶƐƵƌĂŶĐĞ͘Η The best-case scenario for the City is to operate the property cost-neutrally by minimizing ĞǆƉĞŶĚŝƚƵƌĞƐĂŶĚŝŶĐƌĞĂƐŝŶŐƌĞǀĞŶƵĞƚŚƌŽƵŐŚĂĚĚŝƟŽŶĂůƌĞŶƚĂůƐƵƉƚŽƚŚĞŵĂǆŝŵƵŵĂůůŽǁĞĚ͘ /ŶĐŽŵĞĂŶĚĞǆƉĞŶƐĞƐƌĞůĂƚĞĚƚŽƚŚĞĞƐƚĂƚĞĂƌĞŵĂŶĂŐĞĚĂĐƌŽƐƐǀĂ ƌŝŽƵƐĚĂƚĂďĂƐĞƐĂŶĚǁŽƌŬďŽŽŬƐ͘ It is recommended that a centralized ĚĂƚĂůŽĐĂƟŽŶƚŽĂĚŚĞƌĞƚŽƚŚĞĂŶĚƐƚƌĞĂŵůŝŶĞĂĐĐŽƵŶƟŶŐ ŝƐĚĞǀĞůŽƉĞĚ͘
&ŝŐƵƌĞ2͗
ǆƉĞŶĚŝƚƵƌĞWĞƌ
ǀĞŶƚĨŽƌŚĂƉŵĂŶ
ƐƚĂƚĞ
Note ƚŚĂƚƐŚƵƩůĞĐŽƐƚƐĨŽƌŐƌŽƵƉƐŽĨϱϬŽƌŵŽƌĞ͕ĨƵĞůĐŚĂƌŐĞƐĨŽƌƚƌŝƉƐƚŽĂŶĚĨƌŽŵƚŚĞƐŝƚĞ͕ĞƚĐ͕͘ ĂƌĞŶŽƚŝŶĐůƵĚĞĚ͘,ŽƵƌƐĨŽƌĐŽŽƌĚŝŶĂƚŽƌƐĂŶĚƉƵďůŝĐǁŽƌŬƐĨĂĐŝůŝƟĞƐŵĂŝŶƚĞŶĂŶĐĞĐƌĞǁĂƌĞďĞƐƚ ĞƐƟŵĂƚĞƐďĂƐĞĚŽŶĐƵƌƌĞŶƚŝŶĨŽƌŵĂƟŽŶĂǀĂŝůĂďůĞ͘ĚĚŝƟŽŶĂůůǇ͕ĂĚŵŝŶŝƐƚƌĂƟǀĞŽǀĞƌŚĞĂĚĐŽƐƚƐĂƌĞ not included, ƐŽƚŚĞĂĐƚƵĂůĐŽƐƚƉĞƌĞǀĞŶƚŝƐŚŝŐŚĞƌƚŚĂŶƐŚŽǁŶ͘ Attachment 1
Council Agenda 8-6-2024 12.E-17

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 9
͘ ZĞĐŽŵŵĞŶĚĂƟŽŶƐĨŽƌŚĂƉŵĂŶ
ƐƚĂƚĞhƟůŝǌĂƟŽŶ
ǇƉƌŽǀŝĚŝŶŐƚŚŝƐĚĞƚĂŝůĞĚŝŶĐŽŵĞĂŶĚĞǆƉĞŶĚŝƚƵƌĞĂŶĂůǇƐŝƐ͕ƚŚĞŝƚǇŽĨWŝƐŵŽĞĂĐŚĐĂŶďĞƩĞƌ ƵŶĚĞƌƐƚĂŶĚƚŚĞĮŶĂŶĐŝĂůĚǇŶĂŵŝĐƐŽĨƚŚĞŚĂƉŵĂŶ
ƐƚĂƚĞĂŶĚŵĂŬĞŝŶĨŽƌŵĞĚĚĞĐŝƐŝŽŶƐƌĞŐĂƌĚŝŶŐ
its ŽƉĞƌĂƟŽŶĂŶĚĨƵƚƵƌĞ͘
'ŝǀĞŶƚŚĂƚƚŚĞŝƚǇŽĨWŝƐŵŽĞĂĐŚĐĂŶŶŽƚƉƌŽĮƚĨƌŽŵƚŚĞƐĂůĞŽĨƚŚĞŚĂƉŵĂŶ ƐƚĂƚĞĂŶĚďĞŶĞĮƚƐ
ĨƌŽŵŝƚƐƵƐĞĂƐĂĨƌĞĞǀĞŶƵĞĨŽƌĐŝƚǇĂŶĚŶŽŶƉƌŽĮƚĞǀĞŶƚƐ͕ƚŚĞĨŽůůŽǁŝŶŐƌĞĐŽŵŵĞŶĚĂƟŽŶƐĂŝŵƚŽ ĮŶĚĂĮŶĂŶĐŝĂůůǇƐƵƐƚĂŝŶĂďůĞǁĂǇƚŽŵĂŝŶƚĂŝŶĂŶĚŝŵƉƌŽǀĞƚŚĞƉƌŽƉĞƌƚǇǁŚŝůĞĂůƐŽƐĂǀŝŶŐĨŽƌ unexpected repairs.
<ĞǇŽŶƐŝĚĞƌĂƟŽŶƐ͗
DĂǆŝŵƵŵŽƐƚ
ƐƟŵĂƚĞŽĨZĞƋƵŝƌĞĚtŽƌŬ͗
x ĂƐĞůŝŶĞDĂŝŶƚĞŶĂŶĐĞ͗Ψϲ͕ϴϰϭ͕ϭϮϱ
x dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ;ŝŶĐůƵĚŝŶŐĂƐĞůŝŶĞŽƐƚƐͿ͗Ψϴ͕ϴϬϵ͕ϰϮϱ x ZĞĚĞǀĞůŽƉŵĞŶƚ͗ΨϭϮ͕ϵϭϴ͕ϭϱϬ
WŽƚĞŶƟĂůŶŶƵĂůEĞƚ/ŶĐŽŵĞ͗
x ŶŶƵĂů
ǆƉĞŶƐĞ͗ΨϮϭϲ͕ϭϲϰ͘ϳϮ
x ŶŶƵĂů/ŶĐŽŵĞ͗ΨϮϮϲ͕ϬϮϰ͘ϬϬ
&ŝŐƵƌĞ3͗WĞƌ
ǀĞŶƚ
ǆƉĞŶƐĞƐĨŽƌŚĂƉŵĂŶ
ƐƚĂƚĞ
Attachment 1
Council Agenda 8-6-2024 12.E-18

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 10
x EĞƚ/ŶĐŽŵĞ͗Ψϵ͕ϴϱϵ͘Ϯϴ
x dĂƌŐĞƚ ŶŶƵĂů EĞƚ /ŶĐŽŵĞ ĨŽƌ ^ƵƐƚĂŝŶĂďŝůŝƚǇ͗ Ψϱϵ͕ϴϱϵ͘Ϯϴ ;ŝŶĐůƵĚŝŶŐ ΨϱϬ͕ϬϬϬ ĨŽƌ unexpected repairs)
͘ dĂƌŐĞƚŶŶƵĂůEĞƚ/ŶĐŽŵĞĨŽƌ^ƵƐƚĂŝŶĂďŝůŝƚǇ
To ensure the long-ƚĞƌŵƐƵƐƚĂŝŶĂďŝůŝƚǇŽĨƚŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ͕ĂĐŚŝĞǀŝŶŐĂŶĂŶŶƵĂůŶĞƚŝŶĐŽŵĞ
ƚŚĂƚĐŽǀĞƌƐĂůůŽƉĞƌĂƟŽŶĂůĂŶĚŵĂŝŶƚĞŶĂŶĐĞĞǆƉĞŶƐĞƐǁŚŝůĞƐĂǀŝŶŐĨŽƌƵŶĞǆƉĞĐƚĞĚƌĞƉĂŝƌƐŝƐ ĞƐƐĞŶƟĂů͘dŚĞƚĂƌŐĞƚĂŶŶƵĂůŶĞƚŝŶĐŽŵĞŝŶĐůƵĚĞƐ͗
ƵƌƌĞŶƚŶŶƵĂůEĞƚ/ŶĐŽŵĞ͗Ψϵ͕ϴϱϵ͘Ϯϴ dŚŝƐŝƐƚŚĞĐƵƌƌĞŶƚŶĞƚŝŶĐŽŵĞĂŌĞƌĂĐĐŽƵŶƟŶŐĨŽƌĂŶŶƵĂů expenses and income.
ĚĚŝƟŽŶĂů^ĂǀŝŶŐƐĨŽƌhŶĞǆƉĞĐƚĞĚZĞƉĂŝƌƐ͗ΨϱϬ͕ϬϬϬ/ƚŝƐƉƌƵĚĞŶƚƚŽƐĞƚĂƐŝĚĞĂĚĚŝƟŽŶĂůĨƵŶĚƐ ĞĂĐŚǇĞĂƌƚŽĐŽǀĞƌƵŶĞǆƉĞĐƚĞĚƌĞƉĂŝƌƐĂŶĚŝŵƉƌŽǀĞŵĞŶƚƐƚŚĂƚŵĂǇĂƌŝƐĞ͕ĞŶƐƵƌŝŶŐƚŚĞĞƐƚĂƚĞ ƌĞŵĂŝŶƐŝŶŐŽŽĚĐŽŶĚŝƟŽŶĂŶĚĐŽŶƟŶƵĞƐƚŽŵĞĞƚƐĂĨĞƚǇĂŶĚƵƐĂďŝůŝƚǇƐƚĂŶĚĂƌĚƐ͘ &ŝŐƵƌĞ4͗WŽƚĞŶƟĂůŶŶƵĂůEĞƚ/ŶĐŽŵĞ
Attachment 1
Council Agenda 8-6-2024 12.E-19

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 11
dĂƌŐĞƚŶŶƵĂůEĞƚ/ŶĐŽŵĞ͗Ψϱϵ͕ϴϱϵ͘Ϯϴ This target is the sum of the current annual net income ĂŶĚƚŚĞĂĚĚŝƟŽŶĂůƐĂǀŝŶŐƐĨŽƌƵŶĞǆƉĞĐƚĞĚƌĞƉĂŝƌƐ͘
dŽĂĐŚŝĞǀĞƚŚŝƐƚĂƌŐĞƚ͕a proposed increase in ĞǀĞŶƚĨĞĞƐĂŶĚŵĂǆŝŵŝǌŝŶŐĞǀĞŶƚƵƟůŝǌĂƟŽŶ is recommended͘ǇĂĚũƵƐƟŶŐƚŚĞĨĞĞƐĨŽƌƉƌŝǀĂƚĞĞǀĞŶƚƐďǇϱϬйĂŶĚŽƚŚĞƌĞǀĞŶƚƐďǇϮϬй͕ƚŚĞƚŽƚĂů ĂŶŶƵĂůŝŶĐŽŵĞĐĂŶďĞŝŶĐƌĞĂƐĞĚƚŽĂƉƉƌŽǆŝŵĂƚĞůǇΨϯϮϰ͕ϬϰϬ͘ϴϬ͕ǁŚŝĐŚǁŝůůŚĞůƉ City ĂīŽƌĚ all ĞǆƉĞŶƐĞƐĂŶĚƉƌŽǀŝĚĞƚŚĞŶĞĐĞƐƐĂƌǇƐĂǀŝŶŐƐĨŽƌƵŶĨŽƌĞƐĞĞŶĐŽƐƚƐ͘ ͘ ^ƚƌĂƚĞŐŝĐZĞĐŽŵŵĞŶĚĂƟŽŶƐ

1./ŶĐƌĞĂƐĞ
ǀĞŶƚhƟůŝǌĂƟŽŶĂŶĚ&ĞĞƐ
o ĐƟŽŶ͗DĂǆŝŵŝǌĞƚŚĞƵƐĞŽĨƚŚĞĞƐƚĂƚĞĨŽƌĞǀĞŶƚƐĂŶĚŝŶĐƌĞĂƐĞĨĞĞƐĨŽƌƉƌŝǀĂƚĞĞǀĞŶƚƐ͘ o ĞŶĞĮƚ͗/ŶĐƌĞĂƐĞĚ ƌĞǀĞŶƵĞ ǁŝůů ŚĞůƉ ĐŽǀĞƌ ŵĂŝŶƚĞŶĂŶĐĞ ĐŽƐƚƐ ĂŶĚ ƐĂǀĞ ĨŽƌ unexpected repairs.
o ĂůĐƵůĂƟŽŶ͗/ŶĐƌĞĂƐĞ ĨĞĞƐ ĨŽƌ ƉƌŝǀĂƚĞ ĞǀĞŶƚƐ ďǇ ϱϬй ĂŶĚ ŽƚŚĞƌ ĞǀĞŶƚƐ ďǇ ϮϬй͘ ĚũƵƐƚĞĚŝŶĐŽŵĞ͗ΨϯϮϰ͕ϬϰϬ͘ϴϬ

2.ŽƐƚ-
īĞĐƟǀĞ/ŵƉƌŽǀĞŵĞŶƚƐ
o ĐƟŽŶ͗WƌŝŽƌŝƟǌĞ ŚŝŐŚ-ŝŵƉĂĐƚ͕ ůŽǁ-ĐŽƐƚ ŝŵƉƌŽǀĞŵĞŶƚƐ ƚŽ ĞŶŚĂŶĐĞ ƚŚĞ ƉƌŽƉĞƌƚǇΖƐ ƵƐĂďŝůŝƚǇĂŶĚĂƩƌĂĐƟǀĞŶĞƐƐ͘
o ĞŶĞĮƚ͗/ŵƉƌŽǀĞƐƚŚĞƉƌŽƉĞƌƚǇΖƐĨƵŶĐƟŽŶĂůŝƚǇǁŝƚŚŽƵƚƐŝŐŶŝĮĐĂŶƚĂĚĚŝƟŽŶĂůĐŽƐƚƐ͘

3.ůƚĞƌŶĂƟǀĞ&ƵŶĚŝŶŐĂŶĚ'ƌĂŶƚƐ
o ĐƟŽŶ͗ Apply for grants, seek partnerships, and organize fundraising campaigns. o ĞŶĞĮƚ͗ZĞĚƵĐĞƐƚŚĞĮŶĂŶĐŝĂůďƵƌĚĞŶŽŶƚŚĞĐŝƚǇΖƐďƵĚŐĞƚĂŶĚƉƌŽǀŝĚĞƐĂĚĚŝƟŽŶĂů ĨƵŶĚŝŶŐĨŽƌŝŵƉƌŽǀĞŵĞŶƚƐĂŶĚƌĞƉĂŝƌƐ͘

4.ŽŵŵƵŶŝƚǇ
ŶŐĂŐĞŵĞŶƚ
o ĐƟŽŶ͗
ŶŐĂŐĞǁŝƚŚĐŽŵŵƵŶŝƚǇŵĞŵďĞƌƐĂŶĚƐƚĂŬĞŚŽůĚĞƌƐƚŽƵŶĚĞƌƐƚĂŶĚƚŚĞŝƌŶĞĞĚƐ and preferences.
o ĞŶĞĮƚ͗
ŶƐƵƌĞƐƚŚĂƚƚŚĞŝŵƉƌŽǀĞŵĞŶƚƐĂůŝŐŶǁŝƚŚĐŽŵŵƵŶŝƚǇǀĂůƵĞƐĂŶĚŝŶĐƌĞĂƐĞ ƚŚĞƉƌŽƉĞƌƚǇΖƐƵƟůŝǌĂƟŽŶ͘

͘ &ŝŶĂŶĐŝĂů/ŵƉĂĐƚĂŶĚsŝƐƵĂůŝǌĂƟŽŶƐ
WŽƚĞŶƟĂůŶŶƵĂů
ǆƉĞŶƐĞƐǀƐ͘ĚũƵƐƚĞĚ/ŶĐŽŵĞ͗
dŽŵĞĞƚƚŚĞƚĂƌŐĞƚĂŶŶƵĂůŶĞƚŝŶĐŽŵĞŽĨΨϱϵ͕ϴϱϵ͘Ϯϴ͕ǁĞƉƌŽƉŽƐĞŝŶĐƌĞĂƐŝŶŐĞǀĞŶƚĨĞĞƐĂŶĚ ŵĂǆŝŵŝǌŝŶŐĞǀĞŶƚƵƟůŝǌĂƟŽŶ͘ƐƐƵŵŝŶŐĞǀĞŶƚƐĐƵƌƌĞŶƚůǇƌĞĐĞŝǀĞƌĞǀĞŶƵĞĂƚϱϬйĐĂƉĂĐŝƚǇ͕ƚŚĞ ĨŽůůŽǁŝŶŐǀŝƐƵĂůŝǌĂƟŽŶƐŝůůƵƐƚƌĂƚĞƚŚĞƉŽƚĞŶƟĂůŝŵƉĂĐƚ͗ Attachment 1
Council Agenda 8-6-2024 12.E-20

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 12
&ŝŐƵƌĞ5͗WŽƚĞŶƟĂůŶŶƵĂů
ǆƉĞŶƐĞƐǀƐ͘ĚũƵƐƚĞĚ/ŶĐŽŵĞ
s//͘ DŝŶŝŵƵŵZĞƉĂŝƌƐĂŶĚƐƐŽĐŝĂƚĞĚŽƐƚƐ ;ĂƐĞůŝŶĞͿ
tŝƚŚƚŚŝƐŝŶĨŽƌŵĂƟŽŶĂƐďĂĐŬŐƌŽƵŶĚ͕ƚŚĞŵŝŶŝŵƵŵƌĞƉĂŝƌƐĐŽŶƐŝĚĞƌĞĚŝŶƚŚŝƐƌĞƉŽƌƚŝŶĐůƵĚĞ͕ďƵƚĂƌĞŶŽƚ limited to (Reference Table 2 and Figure 6 ďĞůŽǁĨŽƌĂŵŽƌĞĐŽŵƉƌĞŚĞŶƐŝǀĞůŝƐƚŽĨƌĞƉĂŝƌƐĂŶĚĂƐƐŽĐŝĂƚĞĚ ĞƐƟŵĂƚĞĚĐŽƐƚƐͿ͗

1.ƵŝůĚŝŶŐ/ŶƐƉĞĐƟŽŶZĞƉŽƌƚZĞƉĂŝƌƐ:
o /ŶĐůƵĚĞƐĂůůƌĞƉĂŝƌƐĚŝƐĐƵƐƐĞĚŝŶƚŚĞďƵŝůĚŝŶŐŝŶƐƉĞĐƟŽŶƌĞƉŽƌƚ͕ĞǆĐĞƉƚƚŚŽƐĞƌĞƋƵŝƌĞĚƚŽ make the building and premises ADA-ĂĐĐĞƐƐŝďůĞ;ǁŝƚŚŽŶĞŶŽƚĞĚĞǆĐĞƉƟŽŶďĞůŽǁͿ͘

2.^ĞĂǁĂůůZĞƉĂŝƌƐ:
o ůůƌĞƉĂŝƌƐƚŽƚŚĞƐĞĂǁĂůůĂŶĚĮůůŝŶŐŽĨĐĂǀĞƐĂƐƌĞƋƵŝƌĞĚďǇƚŚĞƐĞĂǁĂůůŝŶƐƉĞĐƟŽŶƌĞƉŽƌƚ͘

3.&ŝƌĞĂŶĚ
ŵĞƌŐĞŶĐǇWƌŽƚĞĐƟŽŶ:
o /ŶƐƚĂůůĂƟŽŶŽĨĮƌĞĂŶĚĞŵĞƌŐĞŶĐǇƉƌŽƚĞĐƟŽŶĐŽŵƉŽŶĞŶƚƐƚŽďƌŝŶŐƚŚĞĨĂĐŝůŝƚǇƵƉƚŽ ĐƵƌƌĞŶƚĐŽĚĞƐĨŽƌƉƵďůŝĐĞǀĞŶƚƐƉĂĐĞƐ͘

4.-ĐĐĞƐƐŝďůĞWĂƚŚǁĂǇƐ:
o Ramps and ADA-ĂĐĐĞƐƐŝďůĞƉĂƚŚǁĂǇƐĨƌŽŵƚŚĞƉƵďůŝĐƌŝŐŚƚŽĨǁĂǇƚŽƚŚĞŵĂŝŶŚŽ ƵƐĞΖƐ front door.

5.^ĂĨĞƚǇZĂŝůƐ:
o ^ĂĨĞƚǇƌĂŝůƐĂůŽŶŐĂůůďůƵīĞĚŐĞƐ͘
Attachment 1
Council Agenda 8-6-2024 12.E-21

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 13
dŚĞĞƐƟŵĂƚĞĚĐŽƐƚƚŽĐŽŵƉůĞƚĞƚŚĞƐĞƌĞƉĂŝƌƐĂŶĚŝŵƉƌŽǀĞŵĞŶƚƐŝƐďĞƚǁĞĞŶΨϲ͕ϬϬϬ͕ϬϬϬĂŶĚΨϳ͕ϬϬϬ͕ϬϬϬ͘ dŚŝƐĞƐƟŵĂƚĞŝŶĐůƵĚĞƐƐŽŌĐŽƐƚƐƐƵĐŚĂƐĞŶŐŝŶĞĞƌŝŶŐ͕ƉƌŽũĞĐƚĂĚŵŝŶŝƐƚƌĂƟŽŶ͕ĂŶĚŝŶŇĂƟŽŶ͘Note that the ŶƵŵďĞƌƐĂƌĞďĂƐĞĚŽŶƚŚĞďĞƐƚĂǀĂŝůĂďůĞŝŶĨŽƌŵĂƟŽŶĂŶĚĐŽŵŵŽŶůǇĂĐĐĞƉƚĞĚƵŶŝƚƌĂƚĞƐĨŽƌŵĂƚĞƌŝĂůƐĂŶĚ ůĂďŽƌ͕ǁŚĞƌĞĂƉƉůŝĐĂďůĞ͕ĨŽƌƉƌĞǀĂŝůŝŶŐǁĂŐĞǁŽƌŬ͘,ŽǁĞǀĞƌ͕ƚŚĞƐĞĞƐƟŵĂƚĞƐǁĞƌĞŶŽƚďŝĚĂŶĚƌĞƋƵŝƌĞ further study if greater precision is desired.
dĂďůĞϮ͘ ĂƐĞůŝŶĞDĂŝŶƚĞŶĂŶĐĞ^ƚƵĚǇ
/ƚĞŵEŽ͘ ^ĐŽƉĞ hŶŝƚƐ YƵĂŶƚŝƚǇ ZĂƚĞ
ǆƚĞŶƐŝŽŶ
1 ^ĞĂǁĂůů;^ĞĞ^ĞĂǁĂůůtŽƌŬƐŚĞĞƚͿ Lump 1 Ψϯ͕ϱϱϬ͕ϬϬϬ͘ϬϬ Ψϯ͕ϱϱϬ͕ϬϬϬ͘ϬϬ 2 Reinforce Foundations LF 525 Ψϭ͕ϬϬϬ͘ϬϬ ΨϱϮϱ͕ϬϬϬ͘ϬϬ
3 ZĞƉůĂĐĞtŝŶĚŽǁƐ EA 73 ΨϮ͕ϬϬϬ͘ϬϬ Ψϭϰϲ͕ϬϬϬ͘ϬϬ
4 Modernize Electrical System Lump 1 ΨϮϬϬ͕ϬϬϬ͘ϬϬ ΨϮϬϬ͕ϬϬϬ͘ϬϬ 5 /ŶƐƚĂůůΗ,ĂƌĚ-tŝƌĞĚΗ&ŝƌĞWƌŽƚĞĐƚŝŽŶ Lump 1 ΨϭϱϬ͕ϬϬϬ͘ϬϬ ΨϭϱϬ͕ϬϬϬ͘ϬϬ 6 Transparent Safety Rail LF 80 ΨϱϬϬ͘ϬϬ ΨϰϬ͕ϬϬϬ͘ϬϬ
7 Install Dedicated Fire Protection
Water Line, FDC, DDCV Lump 1 Ψϯϱ͕ϬϬϬ͘ϬϬ Ψϯϱ͕ϬϬϬ͘ϬϬ
8 Install Fire Protection Sprinklers SF 7000 Ψϭϱ͘ϬϬ ΨϭϬϱ͕ϬϬϬ͘ϬϬ 9 Replace HVAC Flue Pipes and Return
Air Filters Lump 1 ΨϮ͕ϱϬϬ͘ϬϬ ΨϮ͕ϱϬϬ͘ϬϬ
10 Replace Water Main Line LF 100 ΨϮϱϬ͘ϬϬ ΨϮϱ͕ϬϬϬ͘ϬϬ
11 Repair Broken Exterior Stairs and
Install Handrails EA 1 Ψϱ͕ϬϬϬ͘ϬϬ Ψϱ͕ϬϬϬ͘ϬϬ
12 Termite / Pest Mitigation Lump 1 ΨϮϱ͕ϬϬϬ͘ϬϬ ΨϮϱ͕ϬϬϬ͘ϬϬ 13 Mold Mitigation Lump 1 ΨϱϬ͕ϬϬϬ͘ϬϬ ΨϱϬ͕ϬϬϬ͘ϬϬ
14 Replace Floorboards at Main
^ƚĂŝƌǁĂǇ Lump 1 ΨϭϬ͕ϬϬϬ͘ϬϬ ΨϭϬ͕ϬϬϬ͘ϬϬ
15 Refinish Exterior of Windmill Lump 1 ΨϱϬ͕ϬϬϬ͘ϬϬ ΨϱϬ͕ϬϬϬ͘ϬϬ 16 Reframe Lighthouse Lump 1 Ψϳϱ͕ϬϬϬ͘ϬϬ Ψϳϱ͕ϬϬϬ͘ϬϬ
17 Repair Brick Screen Walls LF 195 ΨϮϬϬ͘ϬϬ Ψϯϵ͕ϬϬϬ͘ϬϬ
18 /ŶƐƚĂůůDĂŝŶtĂƚĞƌ^ŚƵƚŽĨĨsĂůǀĞƐ EA 10 ΨϱϬϬ͘ϬϬ Ψϱ͕ϬϬϬ͘ϬϬ 19 Replumb Gull Cottage Lump 1 ΨϮϱ͕ϬϬϬ͘ϬϬ ΨϮϱ͕ϬϬϬ͘ϬϬ
20 Replace Gull Cottage Furnace Lump 1 Ψϱ͕ϬϬϬ͘ϬϬ Ψϱ͕ϬϬϬ͘ϬϬ ^ƵďƚŽƚĂů Ψϱ͕Ϭϲϳ͕ϱϬϬ͘ϬϬ
Project Administration and Inflation
;ϭϱйͿ ΨϳϲϬ͕ϭϮϱ͘ϬϬ
ŽŶƚŝŶŐĞŶĐǇ;ϮϬйͿ Ψϭ͕Ϭϭϯ͕ϱϬϬ͘ϬϬ
dKd> Ψϲ͕ϴϰϭ͕ϭϮϱ͘ϬϬ
dĂďůĞ2͗ĂƐĞůŝŶĞDĂŝŶƚĞŶĂŶĐĞ^ƚƵĚǇ Attachment 1
Council Agenda 8-6-2024 12.E-22

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 14
&ŝŐƵƌĞ6͗ĂƐĞůŝŶĞDĂŝŶƚĞŶĂŶĐĞŽƐƚƐĨŽƌŚĂƉŵĂŶ
ƐƚĂƚĞ
s///͘dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ^ƚƵĚǇ
&ŽƌƚŚĞdĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ^ƚƵĚǇ͕ĂůůŽĨƚŚĞĂďŽǀĞƌĞƉĂŝƌƐůŝƐƚĞĚĂƐDŝŶŝŵƵŵZĞƉĂŝƌƐĂŶĚŚĂǀĞĂĚĚĞĚĂůů ƌĞƋƵŝƌĞĚĂĐĐĞƐƐŝďŝůŝƚǇŝŵƉƌŽǀĞŵĞŶƚƐ͕ŝŶĐůƵĚŝŶŐĂŶŽƉƟŽŶƚŽŵĂŬĞƚŚĞƐĞĐŽŶĚƐƚŽƌǇŽĨƚŚĞŵĂŝŶŚŽƵƐĞ accessible.

The TI repairs include:
ϭ͘ ^ŝƚĞĐĐĞƐƐŝďŝůŝƚǇ/ŵƉƌŽǀĞŵĞŶƚƐ
o
ŶŚĂŶĐĞŵĞŶƚƐĨŽƌĐŝƌĐƵůĂƟŽŶĂŶĚĂĐĐĞƐƐƚŽĚĞƐŝƌĂďůĞůŽĐĂƟŽŶƐŽŶƐŝƚĞ͘ Ϯ͘ &ŝƌĞĂŶĚ
ŵĞƌŐĞŶĐǇWƌŽƚĞĐƟŽŶ
o /ŶƐƚĂůůĂƟŽŶŽĨĐŽŵƉŽŶĞŶƚƐƚŽďƌŝŶŐƚŚĞĨĂĐŝůŝƚǇƵƉƚŽĐƵƌƌĞŶƚĐŽĚĞƐĨŽƌƉƵďůŝĐĞǀĞŶƚƐƉĂĐĞƐ͘ ϯ͘ WŽŽůĂŶĚ^ƵƌƌŽƵŶĚŝŶŐWŽŽůĞĐŬ
o Filling in and repurposing the pool and surrounding pool deck ϰ͘
ǆƚĞƌŝŽƌ
ůĞǀĂƚŽƌ
o An ADA-ĂĐĐĞƐƐŝďůĞĞǆƚĞƌŝŽƌĞůĞǀĂƚŽƌǁŝůůďĞŝŶƐƚĂůůĞĚŽŶƚŚĞƐĞĐŽŶĚŇŽŽƌŽĨƚŚĞŵĂŝŶ house.
dŚĞĞƐƟŵĂƚĞĚĐŽƐƚƚŽĐŽŵƉůĞƚĞƚŚĞƐĞƌĞƉĂŝƌƐĂŶĚŝŵƉƌŽǀĞŵĞŶƚƐŝƐďĞƚǁĞĞŶΨϳ͕5ϬϬ͕ϬϬϬĂŶĚΨϴ͕800,000, ŝŶĐůƵĚŝŶŐƐŽŌĐŽƐƚƐƐƵĐŚĂƐĞŶŐŝŶĞĞƌŝŶŐ͕ƉƌŽũĞĐƚĂĚŵŝŶŝƐƚƌĂƟŽŶ͕ĂŶĚŝŶŇĂƟŽŶ͘dŚŝƐŝƐĂƉŽƚĞŶƟĂůŝŶĐƌĞĂƐĞ Attachment 1
Council Agenda 8-6-2024 12.E-23

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 15
ŽĨ$ϭ͘5ƚŽ$Ϯ͘8ŵŝůůŝŽŶĂďŽǀĞƚŚĞĂƐĞůŝŶĞDĂŝŶƚĞŶĂŶĐĞ͘dŚĞƐĞŶƵŵďĞƌƐĂƌĞďĂƐĞĚŽŶƚŚĞďĞƐƚĂǀĂŝůĂďůĞ ŝŶĨŽƌŵĂƟŽŶĂŶĚĐŽŵŵŽŶůǇĂĐĐĞƉƚĞĚƵŶŝƚƌĂƚĞƐĨŽƌŵĂƚĞƌŝĂůƐĂŶĚůĂďŽƌĨŽƌƉƌĞǀĂŝůŝŶŐǁĂŐĞǁŽƌŬ͘^Ɵůů͕ƚŚĞǇ ǁĞƌĞŶŽƚďŝĚĂŶĚƌĞƋƵŝƌĞĨƵƌƚŚĞƌƐƚƵĚǇĨŽƌŐƌĞĂƚĞƌƉƌĞĐŝƐŝŽŶ͘ dĂďůĞ3͘dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ^ƚƵĚǇ
Item No. Scope Units Quantity ZĂƚĞ
ǆƚĞŶƐŝŽŶ
1 Baseline Lump 1 Ψϱ͕Ϭϲϳ͕ϱϬϬ͘ϬϬ Ψϱ͕Ϭϲϳ͕Ϭ͘ϬϬ
2 Site Accessibility Improvements Lump 1 Ψϭϳϵ͕ϬϬϬ͘ϬϬ Ψϭϳϵ͕ϬϬϬ͘ϬϬ 3 Fill in and Repurpose Pool Lump 1 ΨϴϱϬ͕ϬϬϬ͘ϬϬ ΨϴϱϬ͕ϬϬϬ͘ϬϬ 4 Decommission Fireplaces, Repair
and Stabilize Chimneys EA 3 Ψϭϱ͕ϬϬϬ͘ϬϬ Ψϰϱ͕ϬϬϬ͘ϬϬ
5 Replace Toilets and Sink Fixtures EA 6 Ψϭ͕ϱϬϬ͘ϬϬ Ψϵ͕ϬϬϬ͘ϬϬ 6 Remodel Kitchen to Commercial
Standards Lump 1 ΨϮϱϬ͕ϬϬϬ͘ϬϬ ΨϮϱϬ͕ϬϬϬ͘ϬϬ
7 Exterior Elevator Lump 1 ΨϭϮϱ͕ϬϬϬ͘ϬϬ ΨϭϮϱ͕ϬϬϬ͘ϬϬ
^ƵďƚŽƚĂů Ψϲ͕ϱϮϱ͕ϱϬϬ͘ϬϬ
Project Administration and
Inflation (15%) Ψϵϳϴ͕ϴϮϱ͘ϬϬ
Contingency (20%) Ψϭ͕ϯϬϱ͕ϭϬϬ͘ϬϬ
dKd> Ψϴ͕ϴϬϵ͕ϰϮϱ͘ϬϬ
dĂďůĞ3͗dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ^ƚƵĚǇ
Attachment 1
Council Agenda 8-6-2024 12.E-24

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 16
&ŝŐƵƌĞ7͗dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚŽƐƚƐĨŽƌŚĂƉŵĂŶ
ƐƚĂƚĞ
Some items included in the Baseline Maintenance Study may be considered unnecessary by the City and ĐŽƵůĚďĞƐŚŝŌĞĚƚŽƚŚĞdĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ^ƚƵĚǇ͕ĂŶĚǀŝĐĞǀĞƌƐĂ͘KŶĞĐŽŶƐŝĚĞƌĂƟŽŶŝƐƚŽĐŽŶĚƵĐƚĂŶ ĂĚĚŝƟŽŶĂůƐƚƵĚǇƚŽĞǆƉůŝĐŝƚůǇĚĞƚĞƌŵŝŶĞǁŚĂƚŝƐŶĞĐĞƐƐĂƌǇďĂƐĞĚŽŶƚŚĞŝƚǇΖƐŝŶƚĞŶĚĞĚĚŝƌĞĐƟŽŶĨŽƌƚŚĞ ƉƌŽƉĞƌƚǇ͘
/y͘ ZĞĚĞǀĞůŽƉŵĞŶƚ^ƚƵĚǇ
dŚĞĐŽƐƚĂŶĚĚƵƌĂƟŽŶƚŽĞŶƟƚůĞ͕ƉĞƌŵŝƚ͕ĂŶĚďƵŝůĚĂŶĞǁƌĞƐŝĚĞŶƟĂůŽƌŵŝǆĞĚ-ƵƐĞďƵŝůĚŝŶŐĂƌĞƉƌŽŚŝďŝƟǀĞ͘ dŚŝƐƉƌŽĐĞƐƐ͕ǁŚŝĐŚŝŶĐůƵĚĞƐĮůůŝŶŐĐĂǀĞƐ͕ƌĞƉĂŝƌŝŶŐƚŚĞƐĞĂǁĂůů͕Ăϱ-ϳǇĞĂƌĚĞƐŝŐŶĂŶĚƉĞƌŵŝƫŶŐƟŵĞůŝŶĞ͕ ĂŶĚĐŽƐƚůǇĚĞŵŽůŝƟŽŶĂŶĚĐŽŶƐƚƌƵĐƟŽŶ͕ŝƐƵŶĂƩƌĂĐƟǀĞ͘ĚĚŝƟŽŶĂůůǇ͕ ŽďƚĂŝŶŝŶŐ ƉĞƌŵŝƐƐŝŽŶ ĨƌŽŵ ƚŚĞ ŚĂƉŵĂŶ
ƐƚĂƚĞ&ŽƵŶĚĂƟŽŶĂŶĚƐĞĐƵƌŝŶŐĨƵŶĚƐĨƌŽŵƚŚĞŝƚǇΖƐƚĂǆďĂƐĞŵĂŬĞƚŚŝƐŽƉƟŽŶŝŶĨĞĂƐŝďůĞ͘ dĂďůĞϰ͘ ZĞĚĞǀĞůŽƉŵĞŶƚ^ƚƵĚǇ
Item No. Scope Units Quantity ZĂƚĞ
ǆƚĞŶƐŝŽŶ
1 Building Demolition and
Disposal SF 7,000 Ψϯϱ͘ϬϬ ΨϮϰϱ͕ϬϬϬ͘ϬϬ
2 Seawall Repairs Lump 1 Ψϯ͕ϱϱϬ͕ϬϬϬ͘ϬϬ Ψϯ͕ϱϱϬ͕ϬϬϬ͘ϬϬ
3 Fill in and Repurpose Pool Lump 1 ΨϴϱϬ͕ϬϬϬ͘ϬϬ ΨϴϱϬ͕ϬϬϬ͘ϬϬ Attachment 1
Council Agenda 8-6-2024 12.E-25

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 17
4 Build New Residence or
Mixed-Use Buildings SF 7000 ΨϲϲϬ͘ϬϬ Ψϰ͕ϲϮϬ͕ϬϬϬ͘ϬϬ
5 Site Accessibility
Improvements lump 1 Ψϭϳϵ͕ϬϬϬ͘ϬϬ Ψϭϳϵ͕ϬϬϬ͘ϬϬ
6 Exterior Elevator Lump 1 ΨϭϮϱ͕ϬϬϬ͘ϬϬ ΨϭϮϱ͕ϬϬϬ͘ϬϬ
^ƵďƚŽƚĂů Ψϵ͕ϱϲϵ͕ϬϬϬ͘ϬϬ
Project Administration
and Inflation (15%) Ψϭ͕ϰϯϱ͕ϯϱϬ͘ϬϬ
Contingency (20%) Ψϭ͕ϵϭϯ͕ϴϬϬ͘ϬϬ
dKd> ΨϭϮ͕ϵϭϴ͕ϭϱϬ͘ϬϬ
dĂďůĞ4͗ZĞĚĞǀĞůŽƉŵĞŶƚ^ƚƵĚǇ
&ŝŐƵƌĞ8͗ZĞĚĞǀĞůŽƉŵĞŶƚŽƐƚƐĨŽƌŚĂƉŵĂŶ
ƐƚĂƚĞ
y͘ ĚĚŝƟŽŶĂůEŽƚĞƐ
ůůǁŽƌŬƌĞĐŽŵŵĞŶĚĞĚŝŶƚŚĞƐĞĂǁĂůůŝŶƐƉĞĐƟŽŶƌĞƉŽƌƚŝƐĐŽŶƐŝĚĞƌĞĚŶĞĐĞƐƐĂƌǇĂŶĚƌĞƋƵŝƌĞĚĂƐƉĂƌƚŽĨ this assessment͘'ŝǀĞŶƚŚĞĐŽƐƚŽĨƚŚĞƐĞŝŵƉƌŽǀĞŵĞŶƚƐĂŶĚƚŚĞĂŐĞŽĨƚŚĞŝŶƐƉĞĐƟŽŶƌĞƉŽƌƚ͕ĂĚĚŝƟŽŶĂů ƐƚƵĚǇŝƐǁĂƌƌĂŶƚĞĚďĞĨŽƌĞƉƌŽĐĞĞĚŝŶŐ͘tĞƌĞĐŽŵŵĞŶĚƌĞƚĂŝŶŝŶŐĂƐĞĂǁĂůů ĚĞƐŝŐŶ-build contractor, ŐĞŽůŽŐŝƐƚ͕ĂŶĚƐƚƌƵĐƚƵƌĂůĞŶŐŝŶĞĞƌƚŽĐůĞĂƌůǇĚĞĮŶĞƚŚĞŶĞĐĞƐƐŝƚǇĂŶĚƵƌŐĞŶĐǇŽĨƌĞƉĂŝƌƐƚŽƚŚĞĐĂǀĞƐ͕ ƐĞĂǁĂůů͕ĂŶĚƐǁŝŵŵŝŶŐƉŽŽů͘
Attachment 1
Council Agenda 8-6-2024 12.E-26

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 18
y/͘ ^ĂůĞŽĨWƌŽƉĞƌƚǇ
/ƚ ƐŚŽƵůĚ ďĞ ŶŽƚĞĚ ƚŚĂƚ Ă ĚĞƚĂŝůĞĚ ƐƚƵĚǇ ŽĨ ƐĞůůŝŶŐ ƚŚĞ ƉƌŽƉĞƌƚǇ ǁĂƐ ŶŽƚ ƉĞƌĨŽƌŵĞĚ͘ ,ŽǁĞǀĞƌ͕ ĂŶ ĂďďƌĞǀŝĂƚĞĚŽǀĞƌǀŝĞǁǁĂƐĐŽŵƉůĞƚĞĚ͕ŝŶĐůƵĚŝŶŐĂŶĂƉƉƌĂŝƐĂůƉĞƌĨŽƌŵĞĚ ŝŶ :ƵŶĞ ϮϬϮϰ͘dŚĞ ĂƉƉƌĂŝƐĂů ƉƌŽǀŝĚĞƐĂŶĞǆƉĞĐƚĞĚƌĂŶŐĞŽĨƐĞůůŝŶŐƉƌŝĐĞƐ͕ǁŝƚŚƚŚĞůŽǁĞƐƚĞnd ŽĨΨϭϯ͘ϱŵŝůůŝŽŶƌĞŇĞĐƟŶŐƚŚĞƉƌŽƉĞƌƚǇ ŝŶŝƚƐĞǆŝƐƟŶŐĐŽŶĚŝƟŽŶĂŶĚƚŚĞŚŝŐŚĞƌĞŶĚŽĨΨϭϳŵŝůůŝŽŶassuming most of the property and building ŝŵƉƌŽǀĞŵĞŶƚƐĂƌĞĐŽŵƉůĞƚĞĚ͘
/ĨƐĞůůŝŶŐƚŚĞƉƌŽƉĞƌƚǇŝƐĐŽŶƐŝĚĞƌĞĚ͕ĂĚĚŝƟŽŶĂůĂŶĂůǇƐŝƐŝƐŶĞĞĚĞĚƚŽƵŶĚĞƌƐƚĂŶĚƚŚĞƌĞƐƚƌŝĐƟŽŶƐŽĨƚŚĞ ĚŝƐƚƌŝďƵƟŽŶ ĂŐƌĞĞŵĞŶƚ͕ ƉŽƚĞŶƟĂů ŝŵƉĂĐƚƐ ŽŶ ƚŚĞ ĐŽŵŵƵŶŝƚǇ ĂŶĚ ĐŽŵŵƵŶŝƚǇ ŐƌŽƵƉƐ͕ ĂŶĚ ŵĂƌŬĞƚ ƵŶĐĞƌƚĂŝŶƟĞƐ͘dŚĞƉŽƚĞŶƟĂůƌĞǀĞŶƵĞŝŵƉĂĐƚƐŽŶƚŚĞŝƚǇmust also be compared against the terms of the ĚŝƐƚƌŝďƵƟŽŶĂŐƌĞĞŵĞŶƚ͘
y//͘ ĚĚŝƟŽŶĂůZĞĐŽŵŵĞŶĚĂƟŽŶƐĂŶĚEĞǆƚ^ƚĞƉƐ
ŝƐĐƵƐƐŝŽŶƐǁŝƚŚŝƚǇ^ƚĂīĂŶĚŵĞŵďĞƌƐŽĨƚŚĞ
ƐƚĂƚĞ&ŽƵŶĚĂƟŽŶŚĂǀĞƵŶĚĞƌƐĐŽƌĞĚƚŚĞŶĞĞĚĨŽƌŝŶĐƌĞĂƐĞĚ ƐƚĂīƐƵƉƉŽƌƚĂŶĚƉŽƚĞŶƟĂůůǇĂĚĚŝƟŽŶĂůŚŝƌĞƐ͘ƵƌƌĞŶƚůǇ͕ŽŶĞŝŶĚŝǀŝĚƵĂůŚĂŶĚůĞƐƌĞŐƵůĂƌŵĂŝŶƚĞŶĂŶĐĞĨŽƌ 18-ϮϬ ŚŽƵƌƐ ƉĞƌ ǁĞĞŬ͕ ďƵƚ ŵŽƌĞ ƉĞƌƐŽŶŶĞů ĂƌĞneeded to prepare the property for City of Estate &ŽƵŶĚĂƟŽŶ ĞǀĞŶƚƐ͘ dŚĞ
ƐƚĂƚĞ &ŽƵŶĚĂƟŽŶ ĨƌĞƋƵĞŶƚůǇ ƐĞĞŬƐ ŚĞůƉ ĨƌŽŵ ƚŚĞ dŽƵƌŝƐŵ͕ ŵĂƌŬĞƟŶŐ͕ ĂŶĚ &ĂĐŝůŝƟĞƐƚĞĂŵƐĨŽƌŵĂŝŶƚĞŶĂŶĐĞ͕ĐůĞĂŶŝŶŐ͕ĞǀĞŶƚƉƌĞƉĂƌĂƟŽŶ͕ĂŶĚĚŽŶĂƟŽŶŝƚĞŵƐĨŽƌ ƐƚĂƚĞ&ŽƵŶĚĂƟŽŶ
ĂƵĐƟŽns and fundraisers.

If the property management style does not change hiring a full-ƟŵĞŽŶ-ƐŝƚĞƐƚĂīŵĞŵďĞƌĚĞĚŝĐĂƚĞĚƚŽ ƚŚĞ ĨĂĐŝůŝƚǇΖƐ ĐŽŶƟŶƵĞĚ ŽƉĞƌĂƟŽŶƐ ĂŶĚ ŵĂŝŶƚĞŶĂŶĐĞ may be necessary͘ ĚĚŝƟŽŶĂůůǇ͕ ĂƉƉŽŝŶƟŶŐ Ă ĚĞĚŝĐĂƚĞĚĐŽŶƚĂĐƚǁŝƚŚŝŶ&ĂĐŝůŝƟĞƐƚŽůŝĂŝƐĞďĞƚǁĞĞŶƚŚĞŚĂƉŵĂ Ŷ ƐƚĂƚĞ&ŽƵŶĚĂƟŽŶĂŶĚƚŚĞŝƚǇǁŝůůassist
ǁŝƚŚstreamlining ĐŽŵŵƵŶŝĐĂƟŽŶĂŶĚĐŽŽƌĚŝŶĂƟŽŶ͘
&ŽƌŽƉĞƌĂƟŽŶƐƚŚĂƚĞǆĐĞĞĚƚŚĞĐƵƌƌĞŶƚƵƐĞ͕ŵƵůƟƉůĞĂĚĚŝƟŽŶĂůƐƚĂīŵĞŵďĞƌƐŵĂǇďĞŶĞĐĞƐƐĂƌǇƚŽĞŶƐƵƌĞ ƉƵďůŝĐĂĐĐĞƐƐ͕ĞīĞĐƟǀĞŵĂƌŬĞƟŶŐ͕ĂŶĚĐŽŽƌĚŝŶĂƟŽŶǁŝƚŚůŽĐĂůŚŽƚĞůŝĞƌƐĂŶĚĞǀĞŶƚŽƌŐĂŶŝǌĞƌƐ͘ y///͘ŽŶĐůƵƐŝŽŶ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞƉƌĞƐĞŶƚƐƐŝŐŶŝĮĐĂŶƚŽƉƉŽƌƚƵŶŝƟĞƐĂŶĚĐŚĂůůĞŶŐĞƐĨŽƌƚŚĞŝƚǇŽĨWŝƐŵŽĞĂĐŚ͘ŌĞƌĂ ĐŽŵƉƌĞŚĞŶƐŝǀĞassessment͕ƐĞǀĞƌĂůŬĞǇƌĞĐŽŵŵĞŶĚĂƟŽŶƐŚĂǀĞĞŵĞƌŐĞĚƚŽŐƵŝĚĞƚŚĞŝƚǇΖƐĚĞĐŝƐŝŽŶ- ŵĂŬŝŶŐƌĞŐĂƌĚŝŶŐƚŚĞƉƌŽƉĞƌƚǇΖƐĨƵƚƵƌĞ͗

1. ƐƐĞŶƟĂůZĞƉĂŝƌƐ͗/ŵƉůĞŵĞŶƚƚŚĞĐƌƵĐŝĂůƌĞƉĂŝƌƐĚĞƚĂŝůĞĚŝŶƚŚĞĂƐĞůŝŶĞDĂŝŶƚĞŶĂŶĐĞ^ƚƵĚǇ͕ǁŝƚŚ ĐŽƐƚƐĞƐƟŵĂƚĞĚďĞƚǁĞĞŶΨϲ͕ϬϬϬ͕ϬϬϬĂŶĚΨϳ͕ϬϬϬ͕ϬϬϬ͘

2.ĐĐĞƐƐŝďŝůŝƚǇĂŶĚ<ĞǇƌĞĂ/ŵƉƌŽǀĞŵĞŶƚƐ: Enhance ADA accessibility and repurpose key areas such as the pool and main house, including installing an ADA-ĂĐĐĞƐƐŝďůĞĞǆƚĞƌŝŽƌĞůĞǀĂƚŽƌ͘ dŚĞĞƐƟŵĂƚĞĚĂĚĚŝƟŽŶĂůĐŽƐƚĨŽƌƚŚĞƐĞŝŵƉƌŽǀĞŵĞŶƚƐŝƐďĞƚǁĞĞŶΨϳ͕ϭϬϬ͕ϬϬϬĂŶĚΨϴ͕ϰϬϬ͕ϬϬϬ (including all the esseŶƟĂůƌĞƉĂŝƌƐŶŽƚĞĚĂďŽǀĞͿ͘

3.^ĞĂǁĂůůZĞƉĂŝƌƐ͗ĚĚƌĞƐƐĂůůƌĞĐŽŵŵĞŶĚĞĚƌĞƉĂŝƌƐŝŶƚŚĞƐĞĂǁĂůůŝŶƐƉĞĐƟŽŶƌĞƉŽƌƚ͘ZĞƚĂŝŶĂ ƐĞĂǁĂůůĚĞƐŝŐŶ-build contractor, geologist, and structural engineer to assess the urgency and necessity of these repairs.

Attachment 1
Council Agenda 8-6-2024 12.E-27

GTA Project No. PB24-223
City of Pismo Beach
July 30, 2024
ŽŶĚŝƟŽŶĂůƐƐĞƐƐŵĞŶƚ
dŚĞŚĂƉŵĂŶ
ƐƚĂƚĞ Page 19

4.^ƚĂĸŶŐ: Hire a full-ƟŵĞŽŶ-ƐŝƚĞƐƚĂīŵĞŵďĞƌĂŶĚĂƉƉŽŝŶƚĂĚĞĚŝĐĂƚĞĚĐŽŶƚĂĐƚǁŝƚŚŝŶ&ĂĐŝůŝƟĞƐƚŽ ůŝĂŝƐĞ ǁŝƚŚ ƚŚĞ ŚĂƉŵĂŶ
ƐƚĂƚĞ &ŽƵŶĚĂƟŽŶ͘ ĚĚŝƟŽŶĂů ƐƚĂī ŵĂǇ ďĞ ƌĞƋƵŝƌĞĚ ĨŽƌ ĞǆƉĂŶĚĞĚ ŽƉĞƌĂƟŽŶƐ͘

5.ĞŶƚƌĂůŝǌĞĚĂƚĂDĂŶĂŐĞŵĞŶƚ͗ĞǀĞůŽƉĂĐĞŶƚƌĂůŝǌĞĚƐǇƐƚĞŵĨŽƌmanaging income and expenses ƌĞůĂƚĞĚƚŽƚŚĞĞƐƚĂƚĞ͕ĞŶƐƵƌŝŶŐĐŽŵƉůŝĂŶĐĞǁŝƚŚƚŚĞŝƐƚƌŝďƵƟŽŶŐƌĞĞŵĞŶƚĂŶĚƐƚƌĞĂŵůŝŶĞĚ ĂĐĐŽƵŶƟŶŐ͘

6.^ĂůĞŽĨWƌŽƉĞƌƚǇ:/ĨĐŽŶƐŝĚĞƌĞĚ͕ĂĚĚŝƟŽŶĂůĂŶĂůǇƐŝƐŝƐŶĞĞĚĞĚƚŽƵŶĚĞƌƐƚĂŶĚƚŚĞƌĞƐƚƌŝĐƟŽŶƐŽĨƚŚĞ ĚŝƐƚƌŝďƵƟŽŶĂŐƌĞĞŵĞŶƚ͕ƉŽƚĞŶƟĂůŝŵƉĂĐƚƐŽŶƚŚĞĐŽŵŵƵŶŝƚǇĂŶĚĐŽŵŵƵŶŝƚǇŐƌŽƵƉƐ͕ĂŶĚŵĂƌŬĞƚ ƵŶĐĞƌƚĂŝŶƟĞƐ͘dŚĞƉŽƚĞŶƟĂůƌĞǀĞŶƵĞŝŵƉĂĐƚƐŽŶƚŚĞŝƚǇŵƵƐƚĂůƐŽďĞĐŽŵƉĂƌĞĚĂŐĂŝŶƐƚƚŚĞƚĞƌŵƐ ŽĨƚŚĞĚŝƐƚƌŝďƵƟŽŶĂŐƌĞĞŵĞŶƚ͘
ǇĨŽůůŽǁŝŶŐƚŚĞƐĞƌĞĐŽŵŵĞŶĚĂƟŽŶƐ͕ƚŚĞŝƚǇŽĨWŝƐŵŽĞĂĐŚĐĂŶĞŶŚĂŶĐĞƚŚĞĨƵŶĐƟŽŶĂůŝƚǇ͕ĂĐĐĞƐƐŝďŝůŝƚǇ͕ ĂŶĚĮŶĂŶĐŝĂůƐƵƐƚĂŝŶĂďŝůŝƚǇŽĨƚŚĞŚĂƉŵĂŶ
ƐƚĂƚĞǁŚŝůĞƉƌĞƐĞƌǀŝŶŐŝƚƐŚŝƐƚŽƌŝĐĂůĂŶĚĐƵůƚƵƌĂůǀĂůƵĞ͘dŚĞƐĞ ƐƚĞƉƐ ǁŝůů ŚĞůƉ ƚŚĞ ŝƚǇ ŵĂŬĞ ŝŶĨŽƌŵĞĚ ĚĞcisions that balance community ďĞŶĞĮƚ ǁŝƚŚ ƌĞƐƉŽŶƐŝďůĞ resource management.

Attachment 1
Council Agenda 8-6-2024 12.E-28

AAppendix I
Documents Log
Attachment 1
Council Agenda 8-6-2024 12.E-29

ŽĐƵŵĞŶƚEĂŵĞ͗ĞƐĐƌŝƉƚŝŽŶ͗ĂƚĞZĞĐĞŝǀĞĚ͗
ϭϮϰϯKĐĞĂŶůǀĚ&ƵŶŐĂůZĞƉŽƌƚϬϳ-31-
13 Mold Inspection Report 2024-03-06
ϭϮϰϯKĐĞĂŶůǀĚ͕͘^ŚĞůůĞĂĐŚĐŚŝŵŶĞǇ
inspection report0001 Chimney Inspection 2024-03-06
Arborist report Arborist report 2024-03-06
Barry Stone Home inspection report
main house Insp #11828 (2) Main House Home Inspection 2024-03-06 Barry Stone Home inspection report out
buildings Insp #11829 (2) Out Buildings Inspection 2024-03-06 Bruffey, Michael H - Asbestos
Inspections of SLO - 52-2021 ƐďĞƐƚŽƐ/ŶƐƉĞĐƚŝŽŶ/ŶǀŽŝĐĞ 2024-03-06 Chapman Guest House Foundation
Proposal

͕/ŶĐ͘^ƚƌƵĐƚƵƌĂů
ŶŐŝŶĞĞƌŝŶŐ^ĞƌǀŝĐĞƐ
Quote 2024-03-06
ŚĂƉŵĂŶͺ^ƵƌǀĞǇͺZĞƉŽƌƚ͘ĂĐĐĞƐƐŝďŝůŝƚǇ ĐĐĞƐƐŝďŝůŝƚǇ^ƵƌǀĞǇĂŶĚZĞƉŽƌƚ 2024-03-06 Nation Lab Results - ϭϮϰϯKĐĞĂŶůǀĚ
(NL - 5978788) Mold Inspection Lab Results 2024-03-06
^ĞĂǁĂůůŝŶƐƉĞĐƚŝŽŶ ^ĞĂǁĂůů/ŶƐƉĞĐƚŝŽŶZĞƉŽƌƚ;dĞƌƌĂŽƐƚĂ͕ŽůĚͿ 2024-03-06 ƚĞƌŵŝƚĞ͘tĞƐƚĞƌŶ
ǆƚĞƌŵŝŶĂƚŽƌϮϯΛǁĞƐƚ-
ext com_20130724_171650 Termite Inspection Report 2024-03-06 Chapman Estate Strategic Plan -
ƉƉƌŽǀĞĚďǇ:ƵŶĞϳ
City Council Strategic Plan for Chapman
Estate 2024-03-12
2021-08-12 Staff Report 2024-03-13
R-2021-030 Amendment #3 to
Chapman Estate Conditional Use Permit
2021-04-20 2024-03-13
ƉƉƌŽǀĞĚWůĂŶ- Fire Alarm Main House Fire Alarm Plan 2024-03-13 ϭϮϰϯKĐĞĂŶůǀĚ;ŚĂƉŵĂŶ,ŽƵƐĞͿ
Proposal WƌŽƉŽƐĂůĨŽƌƉƉƌĂŝƐĂů^ĞƌǀŝĐĞƐ;ĞEŝŬĞͿ 2024-03-22 APN Map ƐƐĞƐƐŽƌΖƐWĂƌĐĞůDĂƉ 2024-03-22
Prelim 2024-03-22
PRELIM-LINKED 2024-03-22
PRELIM-LINKED-Merged Prelim- Merged 2024-03-22
ϭϮϰϯKĐĞĂŶůǀĚ WƌŽƉŽƐĂůĨŽƌƉƉƌĂŝƐĂů^ĞƌǀŝĐĞƐ;ůĂŬĞůǇͿ 2024-03-23 ADA Plans ADA Plans 2024-04-10
B21-000411 Plans
Accessible Restroom Remodel & Addition
Plan 2024-04-10
Chapman ADA Phase 2 Plans ADA Phase 2 Plans 2024-04-10
T27950~1 ^ĞĂǁĂůů/ŶƐƉĞĐƚŝŽŶZĞƉŽƌƚ;
E'
K͕ůĂƚĞƐƚͿ 2024-04-10
Chapman Estate Questions - Round 1
ǁŝƚŚŝƚǇZĞƐƉŽŶƐĞ08APR2024 ZĞƐƉŽŶƐĞƚŽZŽŶΖƐYƐZĚϭ 2024-04-11 :ĂůĚǁŝŶŽƐƚ
ƐƚŝŵĂƚĞĨŽƌ^ĞĂtĂůů Preliminary Construction Cost Estimates 2024-04-22 Chapman Estates-^ĞǁĞƌ>ĂƚĞƌĂůƐ-
Built-2024 As-Ƶŝůƚ^ĞǁĞƌ>ĂƚĞƌĂů 2024-06-11
Attachment 1
Council Agenda 8-6-2024 12.E-30

Pages from Pismo Water Atlas 2019 Water Atlas 2024-06-11 WĂŐĞƐĨƌŽŵ^ĞǁĞƌƚůĂƐϮϬϭϲ ^ĞǁĞƌƚůĂƐ 2024-06-11
S-088 Parcel Map 2024-06-11
W-093 Water Line As-Builts 2024-06-11
W-161A tĂƚĞƌ>ŝŶĞ/ŵƉƌŽǀĞŵĞŶƚƐ 2024-06-11
ϭϮϰϯKĐĞĂŶůǀĚ͕WŝƐŵŽĞĂĐŚ͕͕h^-
Floor Plan - Basement Basement Floor Plan 2024-06-14
ϭϮϰϯKĐĞĂŶůǀĚ͕WŝƐŵŽĞĂĐŚ͕͕h^-
Floor Plan - Main Floor Main Floor Floor Plan 2024-06-14 ϭϮϰϯKĐĞĂŶůǀĚ͕WŝƐŵŽĞĂĐŚ͕͕h^-
Floor Plan - Top Floor Top Floor Floor Plan 2024-06-14
Floorplan_imperial_en PDF of All Floor Plans 2024-06-14 RE_ Chapman Estate Building Floor Plan Email of Pool Plans 2024-06-18 Chapman Estate Breakout 2024-25 -
Pismo Beach Breakout Insurance Costs 2024-07-24
FY 14 to FY 24 Chapman Budget
2024.07.08-for Chapman Assessment Chapman Budget 2024-07-24 Screenshot 2024-05-21 095410 Estimate Fee Schedule 2024-07-24 Chapman House Appraisal V2 House Appraisal 2024-07-24
Open Gates Collections 2018-2024 Open Gates Collections 2024-07-24 FY 2014-2024 - Chapman Estate (as of
2024.06.12)ZĞǀĞŶƵĞĂŶĚ
ǆƉĞŶĚŝƚƵƌĞZĞƉŽƌƚƐ 2024-07-24
Workers rates Workers rates 2024-07-24
Attachment 1
Council Agenda 8-6-2024 12.E-31

AAppendix II
Interview Log
Attachment 1
Council Agenda 8-6-2024 12.E-32

ĂƚĞ tŝƚŚtŚŽŵ WƌŝŵĂƌǇWƵƌƉŽƐĞ
1/23/2024 City Manager, Public Works Director Project Scope for Proposal 3/19/2025 Asst. City Manager
Initial Site Visit,
Measurements
4/9/2024
City Manager, Public Works, , Capital Projects
Manager, Facilities Manager, Tourism &
Marketing Director Response to Initial Q&A
4/29/2024 Tourism Coordinator
Discuss Current
Operations and Marketing
fo The Estate
5/21/2024 Tourism Director
Discuss Current
Operations and Marketing
for The Estate
5/28/2025 Facilities Manager
Discuss Operations,
Maintenance, Resource
ZĞƋƵŝƌĞŵĞŶƚƐĨŽƌ
ǀĞŶƚƐ
5/31/2024
Board Members of the Chapman Estate
Foundation, Tourism Director
Discuss Operations,
Funding for Projects,
Wishes of Foundation
DŽǀŝŶŐ&ŽƌǁĂƌĚ͕
ŽŽƌĚŝŶĂƚŝŽŶǁŝƚŚŝƚǇ
Departments
6/6/2024 Asst. City Manager
&ŽůůŽǁ-up Site Visit,
Obtain Aerial Photographs
Attachment 1
Council Agenda 8-6-2024 12.E-33

AAppendix III
Cost Estimating Tables
Attachment 1
Council Agenda 8-6-2024 12.E-34

/ƚĞŵEŽ͘ ^ĐŽƉĞ hŶŝƚƐ YƵĂŶƚŝƚǇ ZĂƚĞ
ǆƚĞŶƐŝŽŶ
ϭ ^ĞĂǁĂůů;^ĞĞ^ĞĂǁĂůůtŽƌŬƐŚĞĞƚͿ >ƵŵƉ ϭ Ψϯ͕ϱϱϬ͕ϬϬϬ͘ϬϬ Ψϯ͕ϱϱϬ͕ϬϬϬ͘ϬϬ Ϯ ZĞŝŶĨŽƌĐĞ&ŽƵŶĚĂƚŝŽŶƐ >& ϱϮϱ Ψϭ͕ϬϬϬ͘ϬϬ ΨϱϮϱ͕ϬϬϬ͘ϬϬ
ϯ ZĞƉůĂĐĞtŝŶĚŽǁƐ
ϳϯ ΨϮ͕ϬϬϬ͘ϬϬ Ψϭϰϲ͕ϬϬϬ͘ϬϬ
ϰ DŽĚĞƌŶŝǌĞ
ůĞĐƚƌŝĐĂů^ǇƐƚĞŵ >ƵŵƉ ϭ ΨϮϬϬ͕ϬϬϬ͘ϬϬ ΨϮϬϬ͕ϬϬϬ͘ϬϬ
ϱ /ŶƐƚĂůůΗ,ĂƌĚͲtŝƌĞĚΗ&ŝƌĞWƌŽƚĞĐƚŝŽŶ >ƵŵƉ ϭ ΨϭϱϬ͕ϬϬϬ͘ϬϬ ΨϭϱϬ͕ϬϬϬ͘ϬϬ ϲ dƌĂŶƐƉĂƌĞŶƚ^ĂĨĞƚǇZĂŝů >& ϴϬ ΨϱϬϬ͘ϬϬ ΨϰϬ͕ϬϬϬ͘ϬϬ
ϳ /ŶƐƚĂůůĞĚŝĐĂƚĞĚ&ŝƌĞWƌŽƚĞĐƚŝŽŶtĂƚĞƌ>ŝŶĞ͕&͕
s >ƵŵƉ ϭ Ψϯϱ͕ϬϬϬ͘ϬϬ Ψϯϱ͕ϬϬϬ͘ϬϬ
ϴ /ŶƐƚĂůů&ŝƌĞWƌŽƚĞĐƚŝŽŶ^ƉƌŝŶŬůĞƌƐ ^& ϳϬϬϬ Ψϭϱ͘ϬϬ ΨϭϬϱ͕ϬϬϬ͘ϬϬ ϵ ZĞƉůĂĐĞ,s&ůƵĞWŝƉĞƐĂŶĚZĞƚƵƌŶŝƌ&ŝůƚĞƌƐ >ƵŵƉ ϭ ΨϮ͕ϱϬϬ͘ϬϬ ΨϮ͕ϱϬϬ͘ϬϬ ϭϬ ZĞƉůĂĐĞtĂƚĞƌDĂŝŶ>ŝŶĞ >& ϭϬϬ ΨϮϱϬ͘ϬϬ ΨϮϱ͕ϬϬϬ͘ϬϬ
ϭϭ ZĞƉĂŝƌƌŽŬĞŶ
ǆƚĞƌŝŽƌ^ƚĂŝƌƐĂŶĚ/ŶƐƚĂůů,ĂŶĚƌĂŝůƐ
ϭ Ψϱ͕ϬϬϬ͘ϬϬ Ψϱ͕ϬϬϬ͘ϬϬ
ϭϮ dĞƌŵŝƚĞͬWĞƐƚDŝƚŝŐĂƚŝŽŶ >ƵŵƉ ϭ ΨϮϱ͕ϬϬϬ͘ϬϬ ΨϮϱ͕ϬϬϬ͘ϬϬ ϭϯ DŽůĚDŝƚŝŐĂƚŝŽŶ >ƵŵƉ ϭ ΨϱϬ͕ϬϬϬ͘ϬϬ ΨϱϬ͕ϬϬϬ͘ϬϬ
ϭϰ ZĞƉůĂĐĞ&ůŽŽƌďŽĂƌĚƐĂƚDĂŝŶ^ƚĂŝƌǁĂǇ >ƵŵƉ ϭ ΨϭϬ͕ϬϬϬ͘ϬϬ ΨϭϬ͕ϬϬϬ͘ϬϬ ϭϱ ZĞĨŝŶŝƐŚ
ǆƚĞƌŝŽƌŽĨtŝŶĚŵŝůů >ƵŵƉ ϭ ΨϱϬ͕ϬϬϬ͘ϬϬ ΨϱϬ͕ϬϬϬ͘ϬϬ
ϭϲ ZĞĨƌĂŵĞ>ŝŐŚƚŚŽƵƐĞ >ƵŵƉ ϭ Ψϳϱ͕ϬϬϬ͘ϬϬ Ψϳϱ͕ϬϬϬ͘ϬϬ
ϭϳ ZĞƉĂŝƌƌŝĐŬ^ĐƌĞĞŶtĂůůƐ >& ϭϵϱ ΨϮϬϬ͘ϬϬ Ψϯϵ͕ϬϬϬ͘ϬϬ
ϭϴ /ŶƐƚĂůůDĂŝŶtĂƚĞƌ^ŚƵƚŽĨĨsĂůǀĞƐ
ϭϬ ΨϱϬϬ͘ϬϬ Ψϱ͕ϬϬϬ͘ϬϬ
ϭϵ ZĞƉůƵŵď'ƵůůŽƚƚĂŐĞ >ƵŵƉ ϭ ΨϮϱ͕ϬϬϬ͘ϬϬ ΨϮϱ͕ϬϬϬ͘ϬϬ
ϮϬ ZĞƉůĂĐĞ'ƵůůŽƚƚĂŐĞ&ƵƌŶĂĐĞ >ƵŵƉ ϭ Ψϱ͕ϬϬϬ͘ϬϬ Ψϱ͕ϬϬϬ͘ϬϬ ^ƵďƚŽƚĂů Ψϱ͕Ϭϲϳ͕ϱϬϬ͘ϬϬ
WƌŽũĞĐƚĚŵŝŶŝƐƚƌĂƚŝŽŶĂŶĚ/ŶĨůĂƚŝŽŶ;ϭϱйͿ ΨϳϲϬ͕ϭϮϱ͘ϬϬ
ŽŶƚŝŶŐĞŶĐǇ;ϮϬйͿ Ψϭ͕Ϭϭϯ͕ϱϬϬ͘ϬϬ
dKd> Ψϲ͕ϴϰϭ͕ϭϮϱ͘ϬϬ
dĂďůĞ///ĂƐĞůŝŶĞDĂŝŶƚĞŶĂŶĐĞ^ƚƵĚǇ
Attachment 1
Council Agenda 8-6-2024 12.E-35

Iťôıώbĺϟ èĺŕô ĲĖťŜ ŪÍĲťĖťƅ ZĂƚĞ
ǆƚĞŶƐŝŽŶ
͐ ÍŜôīĖĲô [Ūıŕ ͐Ψϱ͕Ϭϲϳ͕ϱϬϬ͘ϬϬ Ψϱ͕Ϭϲϳ͕ϱϬϬ͘ϬϬ
͑ ĖťôώèèôŜŜĖæĖīĖťƅώIıŕŘĺŽôıôĲťŜ [Ūıŕ ͐Ψϭϳϵ͕ϬϬϬ͘ϬϬ Ψϭϳϵ͕ϬϬϬ͘ϬϬ ͒ >ĖīīώĖĲώÍĲîώôŕŪŘŕĺŜôώĺĺī [Ūıŕ ͐ΨϴϱϬ͕ϬϬϬ͘ϬϬ ΨϴϱϬ͕ϬϬϬ͘ϬϬ ͓"ôèĺııĖŜĖĺĲώ>ĖŘôŕīÍèôŜϠώôŕÍĖŘώÍĲîώťÍæĖīĖƏôώ

ēĖıĲôƅŜ ( ͒Ψϭϱ͕ϬϬϬ͘ϬϬ Ψϰϱ͕ϬϬϬ͘ϬϬ
͔ ôŕīÍèôώĺĖīôťŜώÍĲîώĖĲħώ>ĖƄťŪŘôŜ ( ͕Ψϭ͕ϱϬϬ͘ϬϬ Ψϵ͕ϬϬϬ͘ϬϬ ͕ ôıĺîôīώXĖťèēôĲώťĺώ
ĺııôŘèĖÍīώťÍĲîÍŘîŜ [Ūıŕ ͐ΨϮϱϬ͕ϬϬϬ͘ϬϬ ΨϮϱϬ͕ϬϬϬ͘ϬϬ
͖ (ƄťôŘĖĺŘώ(īôŽÍťĺŘ [Ūıŕ ͐ΨϭϮϱ͕ϬϬϬ͘ϬϬ ΨϭϮϱ͕ϬϬϬ͘ϬϬ
^ƵďƚŽƚĂů Ψϲ͕ϱϮϱ͕ϱϬϬ͘ϬϬ
ŘĺĤôèťώîıĖĲĖŜťŘÍťĖĺĲώÍĲîώIĲċīÍťĖĺĲώϼ͔͐҇Ͻ Ψϵϳϴ͕ϴϮϱ͘ϬϬ

ĺĲťĖĲČôĲèƅώϼ͑͏҇Ͻ Ψϭ͕ϯϬϱ͕ϭϬϬ͘ϬϬ
dKd> Ψϴ͕ϴϬϵ͕ϰϮϱ͘ϬϬ
dĂďůĞs//͘dĞŶĂŶƚ/ŵƉƌŽǀĞŵĞŶƚ^ƚƵĚǇ
Attachment 1
Council Agenda 8-6-2024 12.E-36

ǀĞŶƚdǇƉĞ WĞƌ
ǀĞŶƚ

ǆƉĞŶƐĞ
ůůŽǁĞĚ
KĐĐƵƌƌĞŶĐĞ
WĞƌzĞĂƌ
WŽƚĞŶƚŝĂůŶŶƵĂů

ǆƉĞŶƐĞ
KƉĞŶ'ĂƚĞƐ Ψϰϯϰ͘ϱϮ ϵϬ Ψϯϵ͕ϭϬϲ͘ϴϬ
ZĞĐƌĞĂƚŝŽŶĂůůĂƐƐĞƐ Ψϲϳϭ͘Ϯϰ ϭϬϰ Ψϲϵ͕ϴϬϴ͘ϵϲ
'ĞŶĞƌĂů'ĂƚŚĞƌŝŶŐƐ;ŶŽŶͲ
ƌĞǀĞŶƵĞŐĞŶĞƌĂƚŝŶŐͿ Ψϲϳϭ͘Ϯϰ ϲ Ψϰ͕ϬϮϳ͘ϰϰ
EĞŝŐŚďŽƌŚŽŽĚ'ĂƚŚĞƌŝŶŐƐ
;&ƌĞĞ͕WƵƚŽŶďǇŝƚǇͿ Ψϲϳϭ͘Ϯϰ ϲ Ψϰ͕ϬϮϳ͘ϰϰ
/ŶĚŽŽƌͬKƵƚĚŽŽƌ
ĚƵĐĂƚŝŽŶĂů
WƌŽŐƌĂŵƐͬdŽƵƌƐ Ψϲϳϭ͘Ϯϰ ϭϮ Ψϴ͕Ϭϱϰ͘ϴϴ
WƌŝǀĂƚĞKƵƚĚŽŽƌ Ψϭ͕ϭϳϴ͘Ϭϴ Ϯϰ ΨϮϴ͕Ϯϳϯ͘ϵϮ
WƌŝǀĂƚĞKƵƚĚŽŽƌ Ψϭ͕ϭϳϴ͘Ϭϴ ϭϮ Ψϭϰ͕ϭϯϲ͘ϵϲ
WƌŝǀĂƚĞ/ŶĚŽŽƌ Ψϭ͕ϭϳϴ͘Ϭϴ ϯϲ ΨϰϮ͕ϰϭϬ͘ϴϴ
ŚĂƉŵĂŶ
ƐƚĂƚĞ&ŽƵŶĚĂƚŝŽŶ
&ƵŶĚƌĂŝƐĞƌ Ψϭ͕ϱϳϵ͘ϯϲ ϭ Ψϭ͕ϱϳϵ͘ϯϲ
KƉĞƌĂ^>K&ƵŶĚƌĂŝƐĞƌ Ψϭ͕ϱϳϵ͘ϯϲ ϭ Ψϭ͕ϱϳϵ͘ϯϲ
^>K^ǇŵƉŚĂŶǇ&ƵŶĚƌĂŝƐĞƌ Ψϭ͕ϱϳϵ͘ϯϲ ϭ Ψϭ͕ϱϳϵ͘ϯϲ
W^>K&ƵŶĚƌĂŝƐĞƌ Ψϭ͕ϱϳϵ͘ϯϲ ϭ Ψϭ͕ϱϳϵ͘ϯϲ

yW
E^
ΨϮϭϲ͕ϭϲϰ͘ϳϮ
dĂďůĞ/s͘ŚĂƉŵĂŶ
ƐƚĂƚĞͲWŽƚĞŶƚŝĂůŶŶƵĂů
ǆƉĞŶƐĞWĞƌ
ǀĞŶƚ
Attachment 1
Council Agenda 8-6-2024 12.E-37

ǀĞŶƚdǇƉĞ
DĂǆ
ƚƚĞŶĚĂŶĐĞ &ĞĞ dǇƉĞ
ůůŽǁĞĚ
KĐĐƵƌƌĞŶĐĞ
WĞƌzĞĂƌ
ƵƌƌĞŶƚ
KĐĐƵƌƌĞŶĐĞ
WĞƌzĞĂƌ
DĂǆ/ŶĐŽŵĞ
WĞƌzĞĂƌ
KƉĞŶ'ĂƚĞƐ ϰϵ Ψϱ͘ϬϬ 'ĂƚĞ&ĞĞ ϵϬ ϵϬ ΨϮϮ͕ϬϱϬ͘ϬϬ
ZĞĐƌĞĂƚŝŽŶĂůůĂƐƐĞƐ ϰϵ Ψϱ͘ϬϬ 'ĂƚĞ&ĞĞ ϭϬϰ Ϭ ΨϮϱ͕ϰϴϬ͘ϬϬ 'ĞŶĞƌĂů'ĂƚŚĞƌŝŶŐƐ;ŶŽŶͲ
ƌĞǀĞŶƵĞŐĞŶĞƌĂƚŝŶŐͿ ϰϵ ΨϰϬϵ͘ϬϬ ĞĂŶŝŶŐĞƉŽƐ ϲ ϭ ΨϮ͕ϰϱϰ͘ϬϬ EĞŝŐŚďŽƌŚŽŽĚ'ĂƚŚĞƌŝŶŐƐ
;&ƌĞĞ͕WƵƚŽŶďǇŝƚǇͿ ϭϬϬ ΨϬ͘ϬϬ EŽ&ĞĞ ϲ ϭ ΨϬ͘ϬϬ
/ŶĚŽŽƌͬKƵƚĚŽŽƌ
ĚƵĐĂƚŝŽŶĂů
WƌŽŐƌĂŵƐͬdŽƵƌƐ ϰϵ ΨϬ͘ϬϬ EŽ&ĞĞ ϭϮ Ϭ ΨϬ͘ϬϬ
WƌŝǀĂƚĞKƵƚĚŽŽƌ Ϯϱ Ψϭ͕ϲϵϯ͘ϬϬ
ǀĞŶƚ&ĞĞ Ϯϰ Ϭ ΨϰϬ͕ϲϯϮ͘ϬϬ
WƌŝǀĂƚĞKƵƚĚŽŽƌ ϱϬ ΨϮ͕ϴϮϭ͘ϬϬ
ǀĞŶƚ&ĞĞ ϭϮ ϱ Ψϯϯ͕ϴϱϮ͘ϬϬ
WƌŝǀĂƚĞ/ŶĚŽŽƌ Ϯϱ ΨϮ͕ϴϮϭ͘ϬϬ
ǀĞŶƚ&ĞĞ ϯϲ Ϭ ΨϭϬϭ͕ϱϱϲ͘ϬϬ
ŚĂƉŵĂŶ
ƐƚĂƚĞ&ŽƵŶĚĂƚŝŽŶ
&ƵŶĚƌĂŝƐĞƌ ϯϬϬ ΨϬ͘ϬϬ EŽ&ĞĞ ϭ ϭ ΨϬ͘ϬϬ
KƉĞƌĂ^>K&ƵŶĚƌĂŝƐĞƌ ϯϬϬ ΨϬ͘ϬϬ EŽ&ĞĞ ϭ Ϭ ΨϬ͘ϬϬ
^>K^ǇŵƉŚĂŶǇ&ƵŶĚƌĂŝƐĞƌ ϯϬϬ ΨϬ͘ϬϬ EŽ&ĞĞ ϭ Ϭ ΨϬ͘ϬϬ
W^>K&ƵŶĚƌĂŝƐĞƌ ϰϱϬ ΨϬ͘ϬϬ EŽ&ĞĞ ϭ ϭ ΨϬ͘ϬϬ
dKd>ΨϮϮϲ͕ϬϮϰ͘ϬϬ
dĂďůĞs͘ŚĂƉŵĂŶ
ƐƚĂƚĞͲWŽƚĞŶƚŝĂůŶŶƵĂů/ŶĐŽŵĞ
Attachment 1
Council Agenda 8-6-2024 12.E-38

>ŪĲèťĖĺĲ "ôŜèŘĖŕťĖĺĲ ťƅ FŘŜ Íťô (ƄťôĲŜĖĺĲ
®ĺŘħώ@ÍťôŜϠώôťŪŕώÍæīôŜϠώ
ôèĺĲèĖīôώ
ÍŜēϯ
ÍŘîŜϠώĖČĲÍČô
«ĖŜĖťĺŘДŜώ
ôĲťôŘώ
IĲċĺŘıÍťĖĺĲώFĺŜť ͑ ͓ щ͑͗ϟ͏͏ щ͓͑͑ϟ͏͏
aÍŘħôťĖĲČώÍĲîώ
ĺĺŘîĖĲÍťĖĺĲ ĺŪŘĖŜıώ
ĺĺŘîĖĲÍťĺŘ ͐ ͏ϟ͔͑ щ͔͑ϟ͓͏ щ͐͒ϟ͐͏

īôÍĲϠώĺſôŘώ®ÍŜēϠώ(ťèϟ aÍĖĲťôĲÍĲèôώ®ĺŘħôŘώII ͐ ͑ щ͗͘ϟ͖͐ щ͖͐͘ϟ͓͑ i[ щ͓͓͒ϟ͔͑
>ŪĲèťĖĺĲ "ôŜèŘĖŕťĖĺĲ
ťƅ FŘŜ Íťô (ƄťôĲŜĖĺĲ
®ĺŘħώ@ÍťôŜϠώôťŪŕώÍæīôŜϠώ
ôèĺĲèĖīôώ
ÍŜēϯ
ÍŘîŜϠώĖČĲÍČô
«ĖŜĖťĺŘДŜώ
ôĲťôŘώ
IĲċĺŘıÍťĖĺĲώFĺŜť ͑ ͓ щ͑͗ϟ͏͏ щ͓͑͑ϟ͏͏
aÍŘħôťĖĲČώÍĲîώ
ĺĺŘîĖĲÍťĖĺĲ ĺŪŘĖŜıώ
ĺĺŘîĖĲÍťĺŘ ͐ ͐ щ͔͑ϟ͓͏ щ͔͑ϟ͓͏

īôÍĲϠώĺſôŘώ®ÍŜēϠώ(ťèϟ aÍĖĲťôĲÍĲèôώ®ĺŘħôŘώII ͐ ͓ щ͗͘ϟ͖͐ щ͓͒͘ϟ͓͗ i[ щ͕͖͐ϟ͓͑
>ŪĲèťĖĺĲ "ôŜèŘĖŕťĖĺĲ
ťƅ FŘŜ Íťô (ƄťôĲŜĖĺĲ
®ĺŘħώ@ÍťôŜϠώôťŪŕώÍæīôŜϠώ
ôèĺĲèĖīôώ
ÍŜēϯ
ÍŘîŜϠώĖČĲÍČô
«ĖŜĖťĺŘДŜώ
ôĲťôŘώ
IĲċĺŘıÍťĖĺĲώFĺŜť ͑ ͕ щ͑͗ϟ͏͏ щ͕͒͒ϟ͏͏
aÍŘħôťĖĲČώÍĲîώ
ĺĺŘîĖĲÍťĖĺĲ ĺŪŘĖŜıώ
ĺĺŘîĖĲÍťĺŘ ͐ ͐ щ͔͑ϟ͓͏ щ͔͑ϟ͓͏

īôÍĲϠώĺſôŘώ®ÍŜēϠώ(ťèϟ aÍĖĲťôĲÍĲèôώ®ĺŘħôŘώII ͐ ͗ щ͗͘ϟ͖͐ щ͖͗͘ϟ͕͗ i[ щ͐Ϡ͖͐͗ϟ͏͗
&ƵŶĐƚŝŽŶ ĞƐĐƌŝƉƚŝŽŶ YƚǇ ,ƌƐ ZĂƚĞ
ǆƚĞŶƐŝŽŶ
tŽƌŬ'ĂƚĞƐ͕^ĞƚƵƉdĂďůĞƐ͕
ZĞĐŽŶĐŝůĞĂƐŚͬĂƌĚƐ͕^ŝŐŶĂŐĞ
sŝƐŝƚŽƌΖƐĞŶƚĞƌ
/ŶĨŽƌŵĂƚŝŽŶ,ŽƐƚ Ϭ Ϭ ΨϮϴ͘ϬϬ ΨϬ͘ϬϬ
DĂƌŬĞƚŝŶŐĂŶĚŽŽƌĚŝŶĂƚŝŽŶ dŽƵƌŝƐŵŽŽƌĚŝŶĂƚŽƌ Ϭ Ϭ ΨϱϮ͘ϰϬ ΨϬ͘ϬϬ ůĞĂŶ͕WŽǁĞƌtĂƐŚ͕
ƚĐ͘ DĂŝŶƚĞŶĂŶĐĞtŽƌŬĞƌ// ϭ ϭϲ Ψϵϴ͘ϳϭ Ψϭ͕ϱϳϵ͘ϯϲ
dKd> Ψϭ͕ϱϳϵ͘ϯϲ
iŕôĲώ@ÍťôŜ
ôèŘôÍťĖĲÍīώ
īÍŜŜôŜώÍĲîώ@ÍťēôŘĖĲČŜ
ŘĖŽÍťôώ(ŽôĲťŜ
&ƵŶĚƌĂŝƐĞƌƐ
dĂďůĞs/͘ŚĂƉŵĂŶ
ƐƚĂƚĞͲ
ǆƉĞŶĚŝƚƵƌĞWĞƌ
ǀĞŶƚ
Attachment 1
Council Agenda 8-6-2024 12.E-39

/ƚĞŵEŽ͘^ĐŽƉĞ hŶŝƚƐ YƵĂŶƚŝƚǇ ZĂƚĞ
ǆƚĞŶƐŝŽŶ
ϭ ĂƐŝĐĐĐĞƐƐŝďůĞZĂŵƉƐ
ϭ Ψϭϱ͕ϬϬϬ͘ϬϬ Ψϭϱ͕ϬϬϬ͘ϬϬ
Ϯ ^ǁŝƚĐŚďĂĐŬĐĐĞƐƐŝďůĞZĂŵƉƐ ^& ϴϱϬ ΨϲϬ͘ϬϬ Ψϱϭ͕ϬϬϬ͘ϬϬ ϯ
'ƌĂĚĞĂŶĚƉůĂĐĞĐŽŶĐƌĞƚĞ͕ϰϴΗǁŝĚĞĨŽƌ
ĞǆƚĞƌŝŽƌƉĂƚŚƐ͘^& ϭ͕ϭϬϬ ΨϮϬ͘ϬϬ ΨϮϮ͕ϬϬϬ͘ϬϬ
ϯ
ƌŝǀĞǁĂǇĂŶĚͲĐĐĞƐƐŝďůĞ
WĂƌŬŝŶŐ^ƚĂůů ^& ϭ͕ϬϱϬ ΨϳϬ͘ϬϬ Ψϳϯ͕ϱϬϬ͘ϬϬ
ϰ
ůĞĂƌŽǀĞƌŚĂŶŐŝŶŽďƐƚƌƵĐƚŝŽŶƐůĞƐƐƚŚĂŶ
ϴϬΗĂďŽǀĞǁĂůŬŝŶŐƐƵƌĨĂĐĞ͘
ϭ Ψϭϳ͕ϱϬϬ͘ϬϬ Ψϭϳ͕ϱϬϬ͘ϬϬ
dKd> Ψϭϳϵ͕ϬϬϬ͘ϬϬ
dĂďůĞs///͘^ŝƚĞĐĐĞƐƐŝďŝůŝƚǇ
Attachment 1
Council Agenda 8-6-2024 12.E-40

ǀĞŶƚdǇƉĞ DĂǆ
ƚƚĞŶĚĂŶĐĞ
ƵƌƌĞŶƚ
KĐĐƵƌƌĞŶĐĞ
WĞƌzĞĂƌ
ůůŽǁĞĚ
KĐĐƵƌƌĞŶĐĞ
WĞƌzĞĂƌ
EŽƚĞ͗
KƉĞŶ'ĂƚĞƐ ϰϵ ϵϬ ϵϬ
dŚĞhWĂůůŽǁƐŽƉĞŶ
ŐĂƚĞƐƚŽŽĐĐƵƌǇĞĂƌͲƌŽƵŶĚ͘
dŚĞWĚŽĞƐŶŽƚ͘
ZĞĐƌĞĂƚŝŽŶĂů
ůĂƐƐĞƐ ϰϵ Ϭ ϭϬϰ
'ĞŶĞƌĂů
'ĂƚŚĞƌŝŶŐƐ;ŶŽŶͲ
ƌĞǀĞŶƵĞ
ŐĞŶĞƌĂƚŝŶŐͿ
ϰϵ ϭ ϲ
EĞŝŐŚďŽƌŚŽŽĚ
'ĂƚŚĞƌŝŶŐƐ;&ƌĞĞ͕
WƵƚŽŶďǇŝƚǇͿ
ϭϬϬ ϭ ϲ
/ŶĚŽŽƌͬKƵƚĚŽŽƌ

ĚƵĐĂƚŝŽŶĂů
WƌŽŐƌĂŵƐͬdŽƵƌƐ
ϰϵ Ϭ ϭϮ
WƌŝǀĂƚĞKƵƚĚŽŽƌ Ϯϱ Ϭ Ϯϰ
dŽƚĂůŽĨϳϮƉƌŝǀĂƚĞĞǀĞŶƚƐ
ƉĞƌƚŚĞW
WƌŝǀĂƚĞKƵƚĚŽŽƌ ϱϬ ϱ ϭϮ
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Attachment 1
Council Agenda 8-6-2024 12.E-41

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Attachment 1
Council Agenda 8-6-2024 12.E-42

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Council Agenda 8-6-2024 12.E-43

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Attachment 1
Council Agenda 8-6-2024 12.E-44

Attachment 1
Council Agenda 8-6-2024 12.E-45

Attachment 1
Council Agenda 8-6-2024 12.E-46

Attachment 1
Council Agenda 8-6-2024 12.E-47

Appendix IV
Exhibit A – Existing Conditions / No Change Aerial
Attachment 1
Council Agenda 8-6-2024 12.E-48

LEGEND
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CHAPMAN ESTATE

EXISTING CONDITIONS/NO CHANGE (EXHIBIT A)
Attachment 1
Council Agenda 8-6-2024 12.E-49

Appendix V
Exhibit B – Baseline Maintenance Study Aerial

Attachment 1
Council Agenda 8-6-2024 12.E-50

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BASELINE MAINTENANCE STUDY (EXHIBIT B)
Attachment 1
Council Agenda 8-6-2024 12.E-51

Appendix VI
Exhibit C – Tenant Improvement Study Aerial

Attachment 1
Council Agenda 8-6-2024 12.E-52

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TENANT IMPROVEMENT STUDY (EXHIBIT C)
Attachment 1
Council Agenda 8-6-2024 12.E-53

APPRAISAL REPORT –THE CHAPMAN ESTATE
1243OCEAN BLVD.

PISMO BEACH,CALIFORNIA 93449
Date of Value:Prepared For:

May 6, 2024 City of Pismo Beach
ŀMrMiNe-ames,$ssistaQtCityMaQaJer
760 Mattie Road
Pismo Beach, California 93449
Date of Report:

June 26, 2024

BRAD DENIKE

CERTIFIED GENERAL APPRAISER
263ORO DRIVE
ARROYO GRANDE,CALIFORNIA 93420
Attachment 2
Council Agenda 8-6-2024 12.E-54

1 June 26, 2024
City of Pismo Beach
ŀMrMiNeJames,AssistantCityManaJer
760 Mattie Road
Pismo Beach, California 93449
Re: Real Property Appraisal – The Chapman Estate With
Secondary Dwelling Unit, Pool, Garden, and related real estate APN 010-302-013
City of Pismo Beach 953
760 Mattie Road
Pismo Beach, California 93449
Dear Mr. James:

As requested, I have proceeded with the work necessary to provide my opinion of the current market value of the fee simple estate in the above-referenced property, as of May 6, 2024, my most recent date of viewing the property.

The intended use of this appraisal report is for internal decision-making purposes. The intended users are the client (The City of Pismo Beach), and their assignees. No other uses or users are intended by the appraiser.

This appraisal report isintended to comply with the reporting requirements set forth under StandardsRule2-2(a)oftheUniformStandardsofProfessionalAppraisalPractice(USPAP).

Supporting documentation concerning the data, reasoning, and analysis is retained in my work files. The depth of discussion contained within this report is specific to the needs of the client and may be misleading to a disinterested third party. My work has included an inspection of the subject property, a survey of market data, and valuation analyses.

Attachment 2
Council Agenda 8-6-2024 12.E-55

2 Following is my narrative appraisal report showing significant details of the investigation, together with exhibits and analyses. This report has been preparedin conformance withthe Uniform Standards of Professional Appraisal Practice (USPAP). This appraisal contains 50 pages.

Your attention is directed to the Assumptions and Conditions of Appraisal section wherein all significant assumptions and conditions to this appraisal are specified.

The current market value of the subject property assumes that all major/minor repairs are completed prior to marketing the property for sale. As a result of my investigation and analysis, the current market value of the subject property, based on a HYPOTHETICAL CONDITION that the subject property has been repaired to include all deferred maintenance, plus deficient structural improvements, including the sea wall, and any other cosmetic/structural deficiencies, effective of May 6, 2024, in a fee simple estate is concluded at:

Seventeen Million Five Hundred Thousand Dollars
($17,500,000)
The “as is” market value is determined after analyzing the current market value, and then deducting the cost/repair estimates from the current market value. Therefore, predicated on an exposure time of 6 to 12 months, the most probable “as is” market value of the subject property, in a fee simple estate, as of May 6, 2024 is concluded at:

Thirteen Million Seven Hundred Fifty Thousand Dollars
($13,750,000)
Thank you for this opportunity to be of service.

Respectfully submitted,
Brad DeNike
Certified General Appraiser
California License #AG029875
Expires January 7, 2025
Attachment 2
Council Agenda 8-6-2024 12.E-56

3 Introduction
Themoreurban,southernregionofSanLuis ObispoCountyisknownasthe“FiveCities” area. This area derives its name from the five distinct, yet contiguous, communities of Pismo Beach, Shell Beach (which is now considered part of Pismo Beach), Grover Beach, Arroyo Grande, and Oceano (an unincorporated area). The area is known for its very mild climate, which is generally constant throughout the year. This is due to the region’s proximity to the Pacific Ocean. In fact, with the exception of Arroyo Grande, the Five Cities area fronts the ocean.

The City of Pismo Beach and the annexed Community of Shell Beach occupy a narrow stretch of land approximately 7 miles in length. It is characterized by both sandy beaches and rocky cliffs along the Pacific Ocean and is split by U.S. Highway 101. The southern city area is positioned on a level delta at the mouth of Pismo Creek, which flows south through Price Canyon to the Pacific Ocean. East of the Pismo Creek, the terrain rises from this delta to rolling hills. The southern city limits are occupied by the main downtown corridor, serving both locals and tourists. Pismo Beach’s main industries are tourism and recreation. The city has accommodations to suit every need with the addition of new hotels, restaurants, and annual events.

Current Economic Outlook for Pismo Beach
The City of Pismo Beach is continuing to see growth in residential and retail, as well as the emergence of mixed-use developments that includes a residential component. New construction has occurred in the area in the last several years, with land sales occurring and new projects going through the approval process.

In prior years, construction loans were very difficult to secure and developers were hesitant to pursue them anyway as demand languished. The main driver of the downtown and commercial periphery appears to be residential units, as there is demand to purchase condominiums and strong demand for rental properties. Apartment vacancy is limited. Mixed-use projects are in vogue and this appears to be a county-wide trend.

New hotels, residential developments, and mixed-use projects have occurred in the area.

Whether this trend toward new development is sustained remains to be seen, but activity has definitely increased in the last 3 to 5 years.

The subject property consists of seven contiguous parcels of land zoned Residential and improved with a residence, secondary dwelling unit, a pool, and other outbuildings. It is located in Pismo Beach in the County of San Luis Obispo. The property is located in a beachfront residential neighborhood. The subject neighborhood is generally bounded by Shell Beach Road to the north and east, and the Pacific Ocean to the west and south.

Uses in the subject neighborhood consist of primarily of single-family residences. Schools, businesses, housesofworship, hospital, anda fire stationare nearby. The wider subject area Attachment 2
Council Agenda 8-6-2024 12.E-57

4 includes commercial-retail and commercial-service uses in the adjacent Cities of Grover Beach and Arroyo Grande.

The subject location is convenient to shopping centers, highway access, parks, and recrea- tion. Employment centers are within the local area and within 30 miles.

Overall, most houses in the neighborhood are located on lots 5,000 sf in size or less, and are generally in average to good condition with many of the homes having been rebuilt and/or remodeled. Overall, the neighborhood is judged to have good appeal.

Following is a Google Earth aerial photograph of the subject neighborhood with the San Luis Obispo County Assessor’s parcel map overlay:

Attachment 2
Council Agenda 8-6-2024 12.E-58

5 According to Federal Emergency Management Agency (FEMA) Flood Map 06079C1343H (May 16, 2017), the subject sites are located in Flood Zone X (unshaded) FEMA defines this zone as follows:

Flood
Zone FEMA Definition
X
(unshaded)
Areas of minimal flood hazard, which are the areas outside the Special Flood Hazard Area (SFHA), the area subject to inundation by the base flood, and higher than the elevation of the 0.2-percent-annual-chance flood.

Legal Description/Property Identification
A copy of a Fidelity National Title Company Preliminary Report was provided to the appraiser. The full legal description of the subject property is provided on page 43 of this report. It is an assumption of this report that the ownership equals 100% of all the parcels.

The property is also identified as the following San Luis Obispo County Assessor’s Parcel Numbers (APNs):

Parcel Summary Table
APN Acreage
010-302-012 0.52
010-302-013 0.90
Total 1.42
Site Description
The subject property consists of a residentially zoned oceanfront site improved with a main residence, secondary dwelling unit, a decorative lighthouse, an inground pool, anextensive garden that includes a Koi-pond, a greenhouse, and various outbuildings. Additionally, thereisadetached3-cargarage.Theoceanfrontsiteisirregularinshapewithgently-sloping topography and approximately 450 feet of cliff front. The total subject site has an area of approximately 1.42 acres according to the San Luis Obispo County Assessor’s maps. Per instructions from the client, this appraisal will only consider the subject property as one largeestateof1.42acres.Thesiteappearstohavesevenlegalparcelsthatcouldpotentially be sold separately; however, this appraisal will only consider the subject as one large estate.

The subject property is zoned Residential in the Pismo Beach zoning map. The minimal parcel size is determined by applying tests based on average slope of the lot and the type of water and sewer (individual or community based) available. For the purposes of this appraisal, it is an assumption that the subject property (seven parcels) is legally conforming or at least legally non-conforming to current zoning (requires a conditional-use permit).

Attachment 2
Council Agenda 8-6-2024 12.E-59

6 Since the home and guest home were built prior to current zoning and coastal development requirements, it is assumed that neither of these properties could be rebuilt to their existing footprint due to their proximity to the bluff. These assumptions are likely to be true. This zoning is regulated by the City of Pismo Beach. Any future development of the subject sites would require building applications, approvals from the various agencies, as well as an in- depth study of the current zoning regulations; this is beyond the scope of this appraisal assignment.

Set out below is the San Luis Obispo County Assessor’s parcel map. The subject property is outlined in red.

Water Storage Tank and Storage Building Solar Panels
Attachment 2
Council Agenda 8-6-2024 12.E-60

7 Subject Photographs
and Locational Maps
(Photographs Taken by Brad DeNike on May 6, 2024)
Attachment 2
Council Agenda 8-6-2024 12.E-61

8 Front View Main Residence
2 Rear View Main Residence
Attachment 2
Council Agenda 8-6-2024 12.E-62

9 Foyer Main Residence
2 New Public Restroom
Attachment 2
Council Agenda 8-6-2024 12.E-63

10 Dining/Meeting Room Main Residence
2 Ceiling Mural Main Residence
Attachment 2
Council Agenda 8-6-2024 12.E-64

11 Primary Kitchen Main Residence
2 Primary Kitchen Main Residence
Attachment 2
Council Agenda 8-6-2024 12.E-65

12 Dining Room Main Residence
2 Half Bath Main Residence
Attachment 2
Council Agenda 8-6-2024 12.E-66

13 Living Room Main Residence
2 Library Main Residence
Attachment 2
Council Agenda 8-6-2024 12.E-67

14 Northwesterly Views from First Level
2 Primary Bedroom Main Residence Second Level
Attachment 2
Council Agenda 8-6-2024 12.E-68

15 Primary Restroom Main Residence Second Level
2 Restroom Main Residence Second Level
Attachment 2
Council Agenda 8-6-2024 12.E-69

16 Bedroom Main Residence Second Level
2 Restroom Main Residence Second Level
Attachment 2
Council Agenda 8-6-2024 12.E-70

17 Main Residence Basement
2 Kitchenette Main Residence Basement
Attachment 2
Council Agenda 8-6-2024 12.E-71

18 Guest House Front View
2 Guest House Living Room
Attachment 2
Council Agenda 8-6-2024 12.E-72

19 Guest House Kitchen
2 Guest House Bedroom Second Leve l
Attachment 2
Council Agenda 8-6-2024 12.E-73

20 Guest House Bedroom Second Level Views
2 Guest House Restroom
Attachment 2
Council Agenda 8-6-2024 12.E-74

21 Pool
2 Southerly Coastline Views
Attachment 2
Council Agenda 8-6-2024 12.E-75

22 Rear Yard Views
2 Rear Yard Views
Attachment 2
Council Agenda 8-6-2024 12.E-76

23 Northerly Views From Side Yard
2 Westerly Views From Side Yard
Attachment 2
Council Agenda 8-6-2024 12.E-77

24 Greenhouse Interior
2 Koi Pond
Attachment 2
Council Agenda 8-6-2024 12.E-78

25 Garden Views
2 Garden Views
Attachment 2
Council Agenda 8-6-2024 12.E-79

26 Improvements Description
General Main Home:The subject improvements consist of a main house that was built in 1930 having had some additions, including 2 new public (ADA Compliant) restrooms and a kitchenette. The home’smainentry is atthe southernend ofthe home. Upon
entry, to the left leads to the newer addition of the home, with a formal dining/meeting room straight ahead. To the right, leads down a hallway opening into the kitchen area and the northern main entry to the home (at the north end).

Adjacent to the kitchen is a formal dining room which is next to the secondary main entry of the building.

Continuingthroughthemainentryleadstothelivingroom,
restrooms, and library. There is also a sunroom that is connected to the library. The gross living area of the first level was measured at 4,095 square-feet.

The second level of the home can be accessed by one of two staircasesinthehome.Oneisatthemainentryandtheother
is near the second main entry at the north. The second level is comprised of a three-primary-bedrooms, including their own full bath. One of the bedrooms includes a retreat and a full bath. In addition to the bedrooms, the upstairs includes an office and a craft room. The gross living area of the 2 nd
floor was measured at 2,771 square-feet. The gross living for the subject home is estimated at 6,866 square-feet.

County records indicate that the size of the home is 7,112 square-feet. The discrepancy is attributed the sloped
ceilings of the 2
nd level that aren’t technically usable and
portions of the upstairs are not finished.

Most of the home appears to be wood frame with stone,
stucco, and wood siding. The roof is wood shingle with
copper gutters. Most of the windows are of the original character that included wood encased windows (or vinyl
replacement equivalent.

Basement Main Home:Thisspace isaccessed fromthe interiorofthe home and also has a walk-in door. The majority of the basement is open space that includes a kitchenette and a wine cellar. The ceiling height is low in areas where ducting is installed. The size of this space was measured at 1,210 square-feet.

Age:The subject main home was built around 1930 built by the Rogers family. The windmill was added in 1934
Attachment 2
Council Agenda 8-6-2024 12.E-80

27 Building Room Counts:

Main House:5 bedrooms/7.5 bathrooms (6,866± square feet) Quality:Average +
Condition:Average to Average+ (based on a HYPOTHETICAL
CONDITION that the subject property has been repaired
to include all deferred maintenance, plus deficient
structural improvements, including the sea wall, and any other cosmetic deficiencies.)
General Guest House:The guest house, GullCottage,wasreportedlypurchasedin 1936 by the Rogers family. This is a 2-story, Tudor home, located on the sea cliff, overlooking the Pacific Ocean. On the first level, the home includes a small kitchen, an eat-in diningnook,andalivingroom.Onthe2nd floorisafullbath
and bedroom. The size of the guest house was measured at 951 square-feet.

Quality:Average
Condition:Average to Average+ (based on a HYPOTHETICAL
CONDITION that the subject property has been repaired
to include all deferred maintenance, plus deficient
structural improvements, including the sea wall, and any other cosmetic/structural deficiencies.)
Maintenance Bldg: 132± square feet
Lighthouse Storage: 113± square feet
Greenhouse: 1,080± square feet per Assessor
Detached Garage: 682± square feet
Garden Shed: 121± square feet
Other Exterior Amenities: Built-in pool; extensive Koi Pond; Custom stone fence and gated entry; central courtyard with water feature;
extensive garden, including 6 +/- Cypress trees; built-in benches; several verandas overlooking the grounds and
Pacific Ocean; and a windmill (not operable).

Attachment 2
Council Agenda 8-6-2024 12.E-81

28 Interior Finishes:

Floors: Carpet, Tile, Hardwood, and Vinyl
Walls: Drywall or Plaster
Ceilings: Drywall/plaster, painted and textured, beamed ceilings, or skylights, crown molding
Utility: The subject buildings have average functional utility.

Highest and Best Use: The highest and best use of the subject property as though vacant would be to develop each parcel with single- or
multi-familyresidencesasallowedbythezoning.Aplanner
(and Coastal Commission) would need to be consulted to
determine the specific highest and best use of the sites; that determination is beyond the scope of this assignment. As improved,thehighestandbestuseistocontinuethecurrent
use.

Attachment 2
Council Agenda 8-6-2024 12.E-82

29 Attachment 2
Council Agenda 8-6-2024 12.E-83

30 Attachment 2
Council Agenda 8-6-2024 12.E-84

31 Attachment 2
Council Agenda 8-6-2024 12.E-85

32 Valuation
The valuation of the subject property will include the Sales Comparison Approach. A replacement cost approach has not been performed. Due to the age of the subject structures, it is very difficult to accurately estimate the appropriate amount of depreciation to apply; therefore, a Cost Approach has not been performed. The Income Approach is not generally relevantfor single-familyresidencesand wasnotdeveloped. Theremainingareasofthesite are not developed and do not appear to have generated income for the property.

Market Conditions
Most property types in San Luis Obispo County have been increasing in value in recent years. The median sale price of single-family residences in San Luis Obispo County increased by approximately 2.2% when comparing the year starting May 2023 to the year startingMay2024.Interestrateshavingincreasedoverthepast12months,creatingamarket slow down, despite the median sales price remaining mostly level over this time frame.

However,statewide,themediansalespricehasincreasedroughly36%overthepast5years.

Sales Comparison Approach
In the Sales Comparison Approach to value, sales of comparable properties are analyzed for the purpose of indicating what a typical well-informed buyer and/or seller would consider in forming an opinion of the worth of the subject property as of the date of value.

This valuationconcept is based onthe theory ofsubstitutionin whichabasic premise isthat a typical buyer would not pay more for a particular property than the cost to acquire an alternative property that similarly satisfies their wants and needs.

I have investigated sales that are deemed to be comparable to the subject. The unit of comparison used in the following analysis is the total price paid.

Attachment 2
Council Agenda 8-6-2024 12.E-86

33 Comparable Sales Map
Attachment 2
Council Agenda 8-6-2024 12.E-87

34 MARKET SURVEY: COMPARABLE SALES
Sale Address
Total
Beds-
Baths
Main Residence
(Sq. Ft.)
Guest
Dwelling
Lot
Size
(Acres)
Sale
Date Sale Price
1333IndioDrive,Pismo
Beach, 93449
3-3 3,065± No 0.38± 5-24 $ 8,070,000
2 26320 Scenic Road,
Carmel, 93923
4-4.5 3,700± No 0.55± 7-23 29,000,000
34335MarinaDrive,
Santa Barbara, 93110
4-3.5 5,265± Yes 2.57± 10-21 18,000,000
4 36404 Highway 1, Big
Sur, 93940
5-5.5 7,491± No 4.1± 9-21 23,500,000
5502PacificAvenue,
Cayucos, 93430
4-4 6,250± Yes 0.23±
Active 12,800,000
Subject 5-7.5 6,866±Yes 1.42± N/A
A summary of the adjustments made to the comparable properties are based on the applicable elements of comparison as described in the following table:

Element Elements of Comparison
Market Conditions Reviewing past sales in the 5 years prior to the date of value for the subject they indicate that the median sale price of single-family residences in California have increased by approximately 36% when comparing the year starting April 2020 to March 2024; The older a comparable sale is will result in inferior market conditions. (Sales 3 & 4)
Location/Access Locationofoceanfronthomesdependsonproximitytotown,scarcityalong with demand, the size/orientation, and many other things. Sales 2 and 3 were considered very superior, while Sale 4 is more remote, situated along CA Hwy 1, considered only slightly superior.

Views This adjustment takes into consideration the view shed,angles, orientation, and obstructions. Sales 1 and 5 were considered to be inferior in views having only a portion of what the subject benefits from.

Condition/Quality The condition and quality of construction, and type of building improve- ments are considered and compared to the subject. Most of the sales used were considered superior to the subject in both of these categories Improvements This adjustment considers differences in the size of the subject improvements versus that of the comparables. Smaller homes were adjusted upward and larger homes were adjusted downward.

Attachment 2
Council Agenda 8-6-2024 12.E-88

35 Sale 1 (333 Indio Drive, Pismo Beach; $8,070,000)This property is a completely remodeled, single-familyresidence,locatedinthenorthernsectionofPismoBeach.Thehomeissituated on the oceanfront, witha parcel size of 16,500± square-feet. This home was built in 1973 and was purchased in 2017 for $3,490,000. Its condition/quality was predominantly average in 2017asit appearedto have little updating.Thepreviousowner completely rebuilt the home in 2022 and listed it for sale in December, 2023, asking $8,950,000. After 107 days on market, the home sold inMay, 2024 for $8,070,000 (Doc#11437). The floorplanwas slightly updated, adding a 3
rd full bath, in addition to the existing 3 bedrooms and 2 baths. In total, the home is reported to be a single-level 3-bedroom/3-bath home approximately 3,065 square feet.

The home has over 180-degree views of the Pacific Ocean and is adjacent to a green space to the north, adding to its view shed to the north. In total, the site has approximately 150- feet of bluff front.

The home has been completely updated to include a new paver courtyard, new rear decks, new landscaping, exterior lighting, fire pit/seating area, and concrete fencing. The interior includes high-end custom features and quality throughout including windows, doors, flooring, electrical/plumbing fixtures, built-ins, and smart home technology. Living rooms and family room include accordion doors opening on to view deck, offering 180-degree ocean views. Kitchen and bathrooms include custom-built wood-faced-vanities/cabinets, a custom tile jacuzzi tub, oversized, and walk-in closets.

Overall, this property is very inferior to thesubject,despiteit having beenrecently updated with good overall quality. This home has a similar location as the subject, but is much smaller in parcel and building size; it lacks the subject’s 180+ degree views; it lacks the subject’s improvements (pool, guest home, greenhouse, outbuildings, etc.). Having sold recently for $8,070,000 would indicate that the subject, considering its land value alone would demand millions more on the open market. Given further consideration to the Attachment 2
Council Agenda 8-6-2024 12.E-89

36 subject’s gross living area, outbuildings, and site improvements, would also enhance its market value.

Sale 2 (26320 Scenic Road, Carmel; $29,000,000)This property includes 2 legal parcels improved with a 3-bedroom/4.5-bathroom main house (3,700± square feet) with a 2-car garage located on the parcel 0.55 acres in size. This is an oceanfront parcel located near the city ce3nter in Carmel. The property, known as the Butterfly House”, has exceptional ocean views as the home is built on the bluff’s edge, benefitting from over 180-degree views. The home was built in 1951 and designed by architect Frank Wynkoop and has been featured in multiple publications over the years for its iconic design, location, and views. The second parcel allows for access to the home along with a small beach below. This property was purchased in 2013 for $16,500,000 and was listed for sale in August 2022 asking $40,000,000; it sold in July 2023 for $ 29,000,000.

Thispropertyissuperiortothesubjectintermsoflocationasthehomesinthisareaare significantly superior, with the City of Carmel considered superior to Pismo Beach.

Additionally, oceanfront homes are scarce in this this area, creating significant demand. It is clearly superior to the subject in terms of its overall quality/condition, location, views. It is inferior to the subject in terms of the size of building improvements, but benefits from its private beach and exterior setting. This sale clearly indicates a value for the subject of less than $29,000,000.

Attachment 2
Council Agenda 8-6-2024 12.E-90

37 Sale 3 (4335 Marina Drive, Santa Barbara; $18,000,000)This comparable represents an oceanfront 2.57-acre estate located in the community of Hope Ranch. This is a gated community with access to private beaches, a country club, and horse trails. The parcel is mostly level with good ocean views siting a top the bluff. The location is within the city limits benefitting from its close proximity into town. The conventional home was built in 1949 and is comprised of 5,265 square-feet with4-bedrooms and 3.5 baths. The home shows some updating, but is generally average in condition with above-average quality. There is an oversized, 3-car garage, an inground-pool and spa, and a guest quarters. The property was listed for sale in October 2021 for $15,950,000 and sold that same month, all cash, for $18,000,000. The listing agent indicated that there were multiple offers above asking price.

Locationally,thispropertyissuperiortothesubject’slocationandalsobenefitsfroma large portion of unused property along the bluff. The home shows similar overall condition/quality as the subject, and includes a guest unit, pool, and spa. The parcel is larger and usable, but cannot be sub-divided. Overall, this is considered a slightly superior property, but mostly for its location.

Attachment 2
Council Agenda 8-6-2024 12.E-91

38 Sale 4 (36404 Highway 1, Big Sur; $23,500,000)This is a sale of a modern, bluff front home located just north of Big Sur. The parcel is reported to be 4.1 acres, comprised of 2 parcels with good views of the Pacific Ocean. Portions of the parcels are not usable, diminishing its utility. The improvements were in new condition, having been built in 2021. The home is comprised 5-bedrooms and 5.5 bath with a gross size of 7,491 square-feet. The design is a mid-century modern design with exceptional detail to include custom materials, detail, design, and built-in features. The outdoors includes an infinity pool, extensive decking, custom stone work, and partial landscaping. The property was listed for sale in July 2021 for $24,500,000 and sold in September 2021 for $23,500,000. The buyer paid all cash.

This property is considered similar to the subject in terms of its size and views, but is superior in location, and very superior in terms of its condition/quality. It is inferior to the subject in terms of site improvements and outbuildings, but does include an infinity pool/spa. Overall, this property is considered superior, mostly for its exceptional quality and slightly superior location.

Attachment 2
Council Agenda 8-6-2024 12.E-92

39 Sale 5 (502 Pacific Avenue, Cayucos;Active Listing $12,800,000)This is a current ACTIVE LISTING of an oceanfront home located in the community of Cayucos. The parcel fronts the ocean and is located 5 blocks from the main downtown area. The parcel is reported to be 10,200 sf in size with building covering the majority of the site. There is extensive landscaping along with waterfalls, a fire pit, a roof deck, and a fireplace. The home includes a 2-car garage with a courtyard entry. There is a finished room above the garage. The home has been in the same family and was built in 2020. The home is reported to have 4 bedroom and 4 baths, with approximately 6,250 sf. The home has extensive detail and quality throughout. Its finished include custom features, materials, and built-in features.Thehomeincludesawinecellarandelevator whichleadstothe primary andguest bedrooms. Theview shed is approximately 180-degrees andis consideredgood. The home was listed in October 2023 with an asking price if $12,800,000.

Data 5 is inferior to the subject property in terms of its smaller parcel, inferior views, and smaller overall size. Its construction is much newer and has good overall quality, considered superior to the subject. Its location is considered similar as Cayucos is considered equally desirable as the subject’s location in Pismo Beach.

The subject property, the Chapman Home, is a 1930’s Tudor Design home, situated on a large, bluff-front parcel along the Pacific Ocean. While the property has been well maintained over the years, inevitably, the ocean/winds have caused significant (but repairable)damagetothehomeandpropertyingeneral.Usingthe HypotheticalCondition that the subject property has been repaired to include all deferred maintenance, plus deficient structural improvements, including the sea wall, and any other cosmetic deficiencies, assumes that the overall property (homes and site improvements) are in Attachment 2
Council Agenda 8-6-2024 12.E-93

40 average to above-average condition and functional and operable. One of the challenges in appraisinganolderpropertyalongtheoceanfrontisthatmostofthesesalesareupdated and/or remodeled. Only Sale 3 was considered to have similar condition and quality when compared to the subject. Sales 2 & 4 both had exceptional quality and like “new” condition, considered very superior to the subject. Sales 1 & 5 were rated as very good quality/condition, superior to the subject, but to a lesser degree than Sales 2 & 4.

Locationally, Sales 1 & 5 were considered very similar, but both inferior in views. Sales 2 & 3 were considered very superior in location being located in Carmel and Santa Barbara, respectively and were judged to have similar views. Sale 4 has very similar views as the subject but slightly superior location as there are more similar properties of this variety which strengthens the demand.

The subject’s site is comprised of 7 individual parcels, totaling 1.42 acres. In addition to its overall size, it’s estimated to offer 450± square feet of bluff, which allows for a variety of south, west, and north facing views. Sales 1 & 5 are on much smaller parcels, and were adjustedup,significantly,asthesubjectsiteisfarsuperior. Sale4isonalargerparcel,where much of the added land is not usable, and is considered less valuable. Overall, Sale 4’s parcel was considered similar as it has less utility than the subject. Sale 2 is on a smaller overallparcel,butisoneoftheveryfewoceanfrontpropertiesintheCityofCarmel,making it extremely scarce. Its 0.55-acre parcel is worth significantly more due to this fact, and therefore, a lesser upward adjustment was used for this sale.

Attachment 2
Council Agenda 8-6-2024 12.E-94

41 Comparable Sales Adjustment Grid
The market value is estimated by using a comparable sale adjustment process.

Adjustments are made for significant variables between the comparables and the subject.

The adjustment grid follows for review:

Comparable Sales Adjustment Grid
Sale 1 2 3 4 5
Sale Date 5-24 7-23 10-21 9-21 Listing
Size (Square Feet)3,065 3,700 5,265 7,491 6,250
Sale Price $8.07M $29M $18M $23.5M $12.8M
Adjustments
Market
Conditions
(Date of Sale) 0% 0% +20% +20% -5%
Market-Adjusted
Price $8.07M $29M $21.6M $28.2M $12.2M
Location Similar Very
Superior
Very
Superior Superior Similar
Improvements
Size
Very
Inferior
Very
Inferior Inferior Similar Inferior
Condition Good Good Similar Good Avg+
Quality Superior Very
Superior Similar Very
Superior Superior
Views Inferior Similar Similar Similar Inferior
Parcel Size
Very
Inferior Inferior Superior Similar
Very
Inferior
Net Adjustment
Very
Inferior Superior Superior
Very
Superior
Very
Inferior
Indicated Market
Value for the
Subject Property
(Rounded)
$14.9M $20.3M $20.1M $14.1M $18.2M
Market Value Range
Conclusion $14,100,000 to $20,300,000
Attachment 2
Council Agenda 8-6-2024 12.E-95

42 The subject is appealing in that it is well located, benefitting from very good views and is situated on a large oceanfront parcel. The building is in average to above-average condition (using an Extraordinary Assumption). And, despite the rise in interest rates, it’s believed that with the subject’s location, condition, etc., finding a buyer for this property would be relatively easy under this Hypothetical Condition.

The comparables used are considered to represent a wide range of market-derived sales of high-end oceanfront properties. Analyzing the data reveals an adjusted range of $14,100,000 to $20,300,000, which is considered quite wide. The low end of the range is a large, very custom home located between Carmel and Big Sur. The high end of the range is a highly recognized custom home located near in the City of Carmel. Sale 3 was considered most similar in overall quality and condition, but does lack the subject’s outbuildings and its location is considered superior. In balance, the middle of the range is selected as the most probable sale price of the subject based on the Hypothetical Condition.

This value assumes that all major and minor repairs are completed prior to marketing the property for sale. Therefore, predicated on an exposure time of 6 to 12 months and using the HYPOTHETICAL CONDITION that the subject property has been repaired to include all deferred maintenance, plus deficient structural improvements, including the sea wall, and any other cosmetic deficiencies, in a fee simple estate, as of May 6, 2024, is concluded at:

Seventeen Million Five Hundred Thousand Dollars
($17,500,000)
The “as is” market value is analyzed after the current market value is determined which includes a Hypothetical Condition. In doing so, the client indicated that there are bids from contractors/engineers totaling approximately $6,627,465 projected for the subject’s remodel/repairs requirements. However, several of these improvements listed are considered unnecessary concerning the appraisal. Items like the addition of a commercial kitchen and replace all the windows are not necessarily needed. Some of the windows may need replacement, but not all, and therefore, were not included in the appraiser’s estimate for repairs/remodel. Onpage 6 of the ChapmanEstate Maintenance & Development Study provided by the engineering firm (see Page 44 for Reference), 26 items along with their repair estimate are listed. However, only Items 1, 6, 10, 13, 15, 16, 17, 18, 22, 23, 24, 25 & 26 were included. The sum of these restoration/repair estimates total $3,759,550.

The repair costs for the Items noted above were added together ($3,759,550) and then deducted from the current market value estimate ($17,500,000), resulting in the “as is” market value for the subject property. ($17,500,000 - $3,759,550 = $13,740,450) Attachment 2
Council Agenda 8-6-2024 12.E-96

43 Therefore, after analyzing the market data and predicated on an exposure time of 6 to 12 months, the most probable “as is” market value of the subject property, in a fee simple estate, as of May 6, 2024 is concluded at:

Thirteen Million Seven Hundred Fifty Thousand Dollars
($13,750,000)
Attachment 2
Council Agenda 8-6-2024 12.E-97

44 Attachment 2
Council Agenda 8-6-2024 12.E-98

45 Addenda/USPAP Reporting Requirements
Ownership History
As of the date of value, the owner of record for the subject property is the City of Pismo Beach. The property has not sold for many years.

Assessor Parcel Numbers & Legal Description
Parcels 010-302-012 & -013
Lots 3, 4, 5, 6, 7, 8, & 9, Block 1, Shell Beach Subdivision No. 2, Book 3, Page 73, City of Pismo Beach
Pertinent Conditions of Title
The title report (Fidelity National Title Company, dated March 5, 2024) was reviewed. It is an assumptionofthis appraisal that there are no existing easements, liens, or encumbrances that could adversely affect the value or use of the subject property.

Type of Value and Date of Appraisal
This appraisal sets forth my opinion as to the current market value of the fee simple estate in the real property described herein. Opinions and other matters expressed in this report are stated as of May 6, 2024.

Purpose of Appraisal
The purpose of this appraisal is to determine the current market value for internal decision-making purposes.

Client, Intended Use, and Users
The intended users are the client (The City of Pismo Beach), and their assignees. The intended use of this appraisal report is for internal decision-making purposes.

Exposure Time
The estimated exposure time (the time prior to the date of value that the property would have needed to have been marketed for inorder for it to sell) for the subject property would have been 6-12 months, assuming a realistic asking price.

As Is Market Value
1 The estimate of the market value of real property in its current physical condition, use, and zoning as of the appraisal date.
1 The Dictionary of Real Estate Appraisal, Sixth Edition, 2015,Appraisal Institute Attachment 2
Council Agenda 8-6-2024 12.E-99

46 Fee Simple Estate
1 Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat.

Report2
Report:any communication, written or oral, of an appraisal or appraisal review that is transmitted to the client or a party authorized by the client upon completion of an assignment.

Uniform Standards of Professional Appraisal Practice (USPAP) Standards Rule 2-2 and The Dictionary of Real Estate Appraisal,Sixth Edition, 2015, identify report types as follows:

Each written real property appraisal report must be prepared under one of the following options and prominently state which option is used: Appraisal Report or Restricted Appraisal Report.

An Appraisal Report summarizes all information significant to the solution of the appraisal problem.

A Restricted Appraisal Report is for client use only. The restricted appraisal report should contain a brief statement of information significant to the solution of the appraisal problem.
3 Market value estimates are either retrospective (past date), current (current date), or prospective (future date). These appraisal types are defined 4 as:

Retrospective appraisals (effective date of the appraisal prior to the date of the report) may be required for property tax matters, estate or inheritance tax matters, condemnation proceedings, suits to recover damages, and other similar situations.

Current appraisals occur when the effective date of the appraisal is contempor- aneous with the date of the report.
1 The Dictionary of Real Estate Appraisal, Sixth Edition, 2015,Appraisal Institute 2 USPAP 2024
3 A law enacted in 2019 in California allows licensed appraisers to identify one or more intended users in addition to the client in a restricted appraisal report. https://www.appraisalinstitute.org/ano/california- law-eases-intended-user-restrictions-for-some-appraisals-/ 4 The Appraisal Standards Board, Advisory Opinion 34 (AO-34), USPAP 2024 Attachment 2
Council Agenda 8-6-2024 12.E-100

47 Prospective appraisals (effective date of the appraisal subsequent to the date of the report) may be required for valuations of property interests related to proposed developments, as the basis for value at the end of a cash flow projection, and for other reasons.

Hypothetical Condition
1 HYPOTHETICAL CONDITION: a condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results,but is used for the purpose of analysis.

Comment: Hypothetical conditions are contrary to known facts about physical, legal, or economic characteristics of the subject property; or about conditions external to the property, such as market conditions or trends; or about the integrity of data used in an analysis.

The client is advised that per USPAP Standard Rule 2-2(a)(xiii), the use of a hypo- thetical condition may affect the assignment results.
1 USPAP 2024
Attachment 2
Council Agenda 8-6-2024 12.E-101

48 Assumptions and Limiting Conditions
This appraisal report has been made with the following general assumptions and limiting conditions:
1) This appraisal report is intended to comply with the reporting requirements set forth under Standard Rule 2-2(a) of the Uniform Standards of Professional Appraisal Practice. Supporting documentation concerning the data, reasoning, and analyses is retained in the appraiser's file. The information contained in this report is specific to the needs of the client and for the intended use stated in this report. The appraiser is not responsible for unauthorized use of this report.
2) No responsibility is assumed for legal or title considerations. No title report was provided. Title to the property is assumed to be good and marketable. 3) The property is appraised free and clear of any or all liens and encumbrances. 4) Responsible ownership and competent property management are assumed unless otherwise stated in this report.
5) The information furnished by others is believed to be reliable. However, no warranty is given for its accuracy.
6) All engineering is assumed to be correct. Any plot plans and illustrative material in this report are included only to assist the reader in visualizing the property. 7) It is assumed that there are no hidden or non-apparent conditions of the property, subsoil, or structures that render them more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies that may be required to discover them.
8) It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws, unless otherwise stated in this report. 9) It is assumed that all applicable zoning and use regulations and restrictions have been complied with, unless a non-conformity has been stated, defined, and considered in this appraisal report.
10) It is assumed that all required licenses, certificates of occupancy, or other legislative or administrative authority from any local, state, or national governmental or private entity or organization have been or can be obtained or renewed for any use on which the value conclusions contained in this report are based.

Attachment 2
Council Agenda 8-6-2024 12.E-102

49 11) Any sketch in this report may show approximate dimensions and is included to assist the reader in visualizing the property. Maps and exhibits found in this report are providedforreaderreference purposesonly.No guarantee asto accuracy isexpressed or implied unless otherwise stated in this report. No survey has been made for the purpose of this report.
12) It is assumed that the utilization of the land and improvements is within the boundaries or property lines of the property described and that there is no encroach- ment or trespass unless otherwise stated in this report. 13) The appraiser is not qualified to detect hazardous waste and/or toxic materials. Any comment by the appraiser that might suggest the possibility of the presence of such substances should not be taken as confirmation of the presence of hazardous waste and/or toxic materials. Such determination would require investigation by a qualified expert in the field of environmental assessment. The presence of substances, such as asbestos, urea-formaldehyde foam insulation, or other potentially hazardous materials, may affect the market value of the property. The appraiser's retrospective market valueconclusionispredicatedontheassumptionthat thereisno suchmaterial on or in the property that would cause a loss in value unless otherwise stated in this report. Noresponsibility isassumedforenvironmentalconditions,or foranyexpertise orengineeringknowledgerequiredto discoverthem.The appraiser'sdescriptionsand resulting comments are the result of the routine observations made during the appraisal process.
14) Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not be used for any purpose by any person other than the party to whom it is addressed without the written consent of the appraiser and, in any event, only with properly written qualification and only in its entirety. 15) Neither all nor any part of the contents of this report (especially any conclusions as to market value, the identity of the appraiser, or the firm with which the appraiser is connected) shall be disseminated to the public through advertising, public relations, news sales, or other media without prior written consent and approval of the appraiser.

Attachment 2
Council Agenda 8-6-2024 12.E-103

50 Certification
I certify that, to the best of my knowledge and belief:
x the statements of fact contained in this report are true and correct. x I have made a personal inspection of the property that is the subject of this report. x I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest with respect to the parties involved. x I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.
x I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the 3-year period immediately preceding acceptance of this assignment.
x my compensation for completing this assignment is not contingent upon the devel- opment or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.
x my engagement in this assignment was not contingent upon developing or reporting predetermined results.
x the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, conclusions, and recommendations. x no one provided significant real property appraisal or appraisal consulting assistance to the person signing this certification.
x the reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute. x the reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice (USPAP).
x the use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.
____________________________________________________________________________________________ Brad DeNike California License #AG029875
Certified General Appraiser Expires January 7, 2025
Attachment 2
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Attachment 3
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LICENSE AGREEMENT BETWEEN THE CITY OF PISMO BEACH AND CHAPMAN ESTATE FOUNDATION This License Agreement ("License") is made effective as of this ?V' day of Aliati 1 , 2017 by and between the City of Pismo Beach ("City")and Chapman Estate Foundation, a California 501 c3 non-profit corporation ("Foundation").

RECITALS
WHEREAS,the City of Pismo Beach is the owner of the real property incorporated herein and includes:

The Chapman Estate House, 1243 Ocean Blvd., Pismo Beach, California ("Chapman House").

WHEREAS, the Foundation is a tax exempt public benefit organization defined under the Internal Revenue Code, with the primary purpose of fundraising to support the improvement and sustainability of the Chapman Estate.

WHEREAS, the Foundation wishes to use the Property for activities as defined in the City Council approved Conditional Use Permit to promote the fundraising activities as well as community events to promote the use and enjoyment of the City property by providing opportunities for the community and neighborhood to access the property.

WHEREAS, City is willing to grant to the Foundation a license for the uses of the Property set forth above, subject to the terms and conditions of this License.

NOW,THEREFORE,THE PARTIES AGREE AS FOLLOWS:

1. Grant of Revocable License. City grants and the Foundation accepts a license to use the Property for the License Period and any Extended License Period subject to the terms and conditions set forth in this License. All use of the Property is subject to any existing agreements or leases between the City and other parties, and to the extent this Agreement conflicts with other such agreements regarding the use of the Property, the other agreements shall prevail.

2. License Period. The License Period shall be for three (3)years commencing April 1,2017 and ending March 31, 2020, unless terminated sooner by either party in accordance with this License.

3. Extended License Period. Subject to earlier termination by either party in accordance with this License, the Foundation shall have the option to extend the License for an Extended License Period of three (3)years on the same terms and condition described in this License provided that the Foundation shall not be in default under any provision of this License. Said option shall be exercised by written notice from the Foundation to the City not later than ninety(90) days preceding the termination of the License Period.

4. License Fee Paid During Initial License Period. The Foundation agrees to pay in advance and in lawful money of the United States an annual license fee of one dollar($1)per year to City. The first License Fee shall be paid on April 1, 2017 and shall thereafter be paid to City on the same day of each and every year for the License Period and any Extended License Period.All License Fees and other charges due under this License shall be payable to the City of Pismo Beach and shall be remitted to the Finance Department,Attention: Finance Director, 760 Mattie Road, Pismo Beach, CA 93449.

5. Fundraising Consultant. The Foundation has hired a Fundraising Consultant ("Consultant") and Consultant has sole responsibility for direction and oversight of the fundraising functions that will be performed by Consultant with the Chapman Estate Foundation Board Members and volunteers for the benefit of the Foundation.

6. Strategic Funding Plan. The Foundation will develop a Strategic Funding Plan during the first 60 days after the effective date of this Agreement that will include a model to support the Consultant, administrative expenses, operational maintenance, and capital projects. The Foundation will recommend priorities to the City on capital improvement projects for the Estate. Forty percent (40%) of funds from the Foundation fundraising efforts will be designated towards maintenance of the estate each year(not to exceed Eighty Thousand dollars ($80,000)).

The Strategic Funding Plan will identify opportunities for fund raising which will include a major fundraising event, planned and produced by the Foundation. The event will support up to 300 people, per the CUP. Additionally, the Strategic Funding Plan will identify fundraising through donations and sponsorships.

Attachment 4
Council Agenda 8-6-2024 12.E-115

7. Marketing Plan. The Foundation will develop a marketing plan for the fundraising effort that will include a compelling message on the importance of supporting the Estate for the public. The written case of support will be prepared within the first sixty days after the effective date of this Agreement.

8. Volunteers. The Foundation shall develop a group of volunteers to support the Foundation including:
fundraising activities and events or for Foundation administration as Board Members, Committee Members, docents or Friends of CEF.

9. Maintenance. The City will manage the maintenance of the Estate. Any maintenance on the estate, including planting of flowers and general maintenance, will be coordinated through the Staff Liaison and will be performed under the direct supervision of the City Maintenance Staff.

9.1 The Foundation has appointed a member that will communicate any maintenance corrections to the City, through the Public Facilities Manager, copying the Staff Liaison. Email communication is preferable for staff to better prioritize and manage maintenance requests. Priority or urgency maintenance can be expedited through a call to police dispatch on weekends or evenings.

10. Estate Access by Foundation. Request for a key and access to the Estate shall be coordinated by Foundation President or Vice-President, through the City Staff Liaison. Access shall be limited to protect the privacy of the current tenant.

11. Events. Events held at the Estate shall fall within the guidelines of the City Council approved Conditional Use Permit(CUP). The CUP events are defined as follows:

OCCASIONS PER SEASON TIME
Lunches@49
people maximum
Tues &Thurs 11 a.m.-1 p.m.

Sunset Walks @ 49
people maximum
Fridays 5 p.m.-dusk
Gatherings @ 496 See hours of
people maximum operation
3 Free Community
Events & 1 private See hours of
rental @ 100 people
4 operation
maximum
Private rental See hours of
@ 250 people
4 operation
maximum
1 Estate
fundraiser, 2 trust-
3 See hours of
required @300 operation
people maximum
CAPSLO 1
See Condition
of Approval 1j
TOTAL 18

11.1 The Foundation Events. The Foundation Events may include the following:

11.1.1 An annual major fundraising event, planned and produced by the Foundation. The event may support up to 300 people, per the CUP.

11.1.2 The Foundation will host Sundays in the Garden (identified as Gatherings on the CUP event matrix). These events will be sponsored and managed by the Foundation and their volunteers.

11.1.3 The Foundation will host one of the three free neighborhood events each year(100 people or less per the CUP).

11.2. The City Events. The City.Events may include the following:

Attachment 4
Council Agenda 8-6-2024 12.E-116

11.2.1 The City will schedule five rental occasions for the purpose of generating funds to support the general maintenance of the Estate. The five rental occasions will be comprised of four events of 250 people or less,'and one event of 100 people or less.

11.2. 2 The City will provide public access to the Estate Tuesday and Thursday,from 11 a.m.-1 p.m., and Fridays from 5 p.m. until dusk. The access to the Estate will be managed by a facility attendant hired and managed by the City.

11.1.3 The City will host two of the three free neighborhood events each year(100 people or less per the CUP).

11.3 The Trust Events. The events identified in the Estate Trust will be held at the Estate subject to the oversight of the City Special Event Committee. The Events will be planned and managed by the individual organizations as identified in the Trust.

11.4 Event Calendar.The City designated Staff Liaison will work with the Foundation to develop an event calendar for all events at the Estate, including those events that were conditioned in the terms of the Trust. The number and size of events scheduled will meet the terms defined in the Conditional Use Permit.

11.4.1 The Staff Liaison will facilitate the special events process to be followed by the Foundation to schedule their annual fundraising event at the Estate in the fall.

12. Insurance.At the Foundation's own cost, the Foundation shall purchase and maintain insurance policies in an amount and coverage satisfactory to City for the License Period and any Extended License Period.A copy of all required insurance policies shall be delivered to City prior to the execution of this License unless City shall request from the Foundation a Certificate of Insurance.

12.1 The Foundation's Insurance.The Foundation's insurance policies shall consist of at least the following:

12.1.1. Comprehensive or Commercial Form General Liability Insurance (contractual liability and fire legal liability included),with minimum limits as follows:
a) Each Occurrence: One Million Dollars ($1,000,000)
b) Products/Completed Operations Aggregate: One Million Dollars ($1,000, 000) c)General Aggregate:Two Million Dollars($2,000,000)
If the insurance is written on a claims-made form,following termination of this License,the coverage shall survive for a period of not less than three years. Coverage shall provide for a retroactive date of coverage coinciding with the commencement date of this License.

12.1.2. If the Foundation has employees,Workers'Compensation and Employers Liability Insurance in a form and amount covering the Foundation's full liability under the Workers'Compensation Insurance and Safety Act of the State of California as amended from time to time. The Foundation shall also obtain appropriate insurance to cover bodily injury to any of its volunteers.

12.1.3. Such other insurance in amounts which at any time may be reasonably required by the City against other insurable risks relating to the Foundation's use of the premises. In no event shall the Foundation be required to secure and maintain earthquake insurance.

In each of the insurance policies referenced under this paragraph, the City of Pismo Beach, its elected and appointed officials, officers, agents and volunteers shall be named as additional insureds. Prior to the execution of this License,the Foundation shall either furnish the City with a copy of the insurance policies or Certificates of Insurance evidencing compliance with all insurance requirements.The Certificates shall contain provisions for thirty(30)day advance written notice to City of any modification, change or cancellation of any of the above insurance coverage. The insurance coverage required herein shall not limit the liability of the Foundation, its officers, agents, or employees.

12.2 Exemption of City from Liability.The Foundation agrees that City shall not be liable under this Attachment 4
Council Agenda 8-6-2024 12.E-117

License for any injury to the Foundation's business or loss of the Foundation's income or for damage to the goods,wares, merchandise or other property of the Foundation, the Foundation's employees, invitees, customers, or any other person in or about the Property, nor shall the City be liable for injury to any of the Foundation's employees, agents or contractors, as a result of any condition of the Property or any building or structure on the Property,whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, sprinklers,wires, appliances, plumbing, lighting fixtures, or from any other cause in or about the Property,whether the said damage or injury results from conditions arising from the Property or in other parts of the buildings or structures on the Property, or from other sources or places on the Property and regardless of whether the cause of such damage or injury or the means of repairing the same is inaccessible to the Foundation. The Foundation shall unconditionally indemnify, save, protect, defend and hold harmless the City, its Council members, officers, employees, agents, and contractors from and against any and all loss, injury, liability, expense, claims, costs, suits and damages, including attorney's fees and court costs, relating in any way to the use of the Property by the Foundation, (including without any limitations, its employees, contractors, agents, and invitees), or resulting from conditions caused by the Foundation's use of the Property.The Foundation shall be solely responsible for all charges or claims from the Foundation's employees and contractors with respect to any improvements or alterations to the Property. The Foundation shall keep the Property free and clear of any claims for mechanics lien and City shall not be responsible for any debts incurred by the Foundation.

13. Possessory Interest Taxes. If the Foundation's interest under this License is subject to any possessory interest tax or other property tax, the Foundation shall be responsible for the payment of such taxes or assessments.

14. Retained Right of Entry. City may enter the Property at any reasonable time to use, inspect, install, construct, repair or maintain any part of the Property.

15. Condition of Property.The Foundation has inspected the Property and agrees to accept the Property in the as is"condition,without any warranty expressed or implied.When the License terminates, at the Foundation's own cost, the Foundation shall clean and restore the Property to the condition that existed on the day this License Period commenced, except for normal wear and tear.

16. Assignment or Subletting.This License is personal to the Foundation. The Foundation shall not transfer, pledge, assign or sublicense this License or any rights or interest under this License.Any attempted transfer, pledge, assignment,or sublicense of this License shall be null and void resulting in a default under this License.

17. Termination. Either party may terminate this License at any time by providing written notice to the other party of said termination at least ninety(90)days prior to the effective date of any such termination.

18. Notices.Any notice, demand, or communication relating to this License shall be delivered personally or sent by prepaid, registered or certified, U.S. Mail addressed to the respective parties as follows:

To: City: To: Chapman Estate Foundation
City of Pismo Beach P.O. Box 3014
760 Mattie Road Pismo Beach, CA 93448
Pismo Beach, CA 93449
Attention: City Manager
Any notice given by certified or registered mail shall be deemed given on the third business day after its deposit in the United States mail. Each party may by written notice to the other party change the address to which notices shall thereafter be mailed.

19. Default.The occurrence of any of the following events shall constitute a default under this License:

19.1 Failure to pay any sums of money due under this License when such failure to pay continues for ten (10) days after the Foundation shall have received notice from City.

19.2 Failure to perform any other provision of this License if the failure to perform is not cured within thirty(30) days after the Foundation shall have received notice from City. If the default cannot be reasonably cured within thirty(30)days, the Foundation shall not be in default if the Foundation commences to cure the default within such thirty(30)day period, notifies City in writing of its intention to cure the default, and exercises due diligence Attachment 4
Council Agenda 8-6-2024 12.E-118

and best efforts to cure the default.

19.3 The Foundation shall have abandoned the Property or have breached or violated any terms and conditions of this License.

20. Damage or Destruction. If all or part of the Property is destroyed or damaged from any cause and the resulting damages frustrates the Foundation's use of the Property or causes the use of Property to be unfit for the intended purpose or use described in this License or creates a unsafe or hazardous condition, either party shall have the option to terminate this License upon written notice to the other party. In any event, City shall not have any obligation to the Foundation under any circumstances to repair any damage to the Property or to rebuild any structure on the Property.

21. Compliance with Laws.The Foundation shall at all times and at no cost to City comply with all applicable laws and regulations relating to this License.

22. Legal Effect. This License shall not be construed as a partnership between City and the Foundation and it is not intended to create a third party beneficiary contract.

23. Entire Agreement.This License contains the entire agreement of the parties relating to the subject matter of this License and may not be amended except in writing signed by both parties.

In witness whereof, e parties have executed this License on the dates set forth below.

City of Pismo B::c / Chapman Estate Foundation
d• 11 . 1 t.

James R. Lewi. Name. wl
City Manager Title:

Date: 1 1—\7 Date: ` Ems;
Attachment 4
Council Agenda 8-6-2024 12.E-119

Dated as of this first day of January, 2014 between CITY OF PISMO BEACH, a municipal corporation ("City"), and GENE A. SHIDLER ("Tenant") with reference to the following facts:

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To Tenant at: 1243 Ocean Boulevard, Pismo Beach, CA 93441171 To City at: 7•0 Mattie Road, Pismo Beach, CA 93449
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Council Agenda 8-6-2024 12.E-123

19. ATTORNEY'S FEES
In the event of any action or proceeding, including any arbitration proceeding concerning this Lease, the prevailing parties shall be entitled to reasonable attorney's fees and costs in addition to such other relief as may be allowed by law.

Tenant shall pay prior to the delinquency all taxes assessed against and levied upon the trade fixtures, furnishings, equipment and other personal property of Tenant contained in the Premises.

No fee interest in real property is hereby conveyed; however, by the execution of this Lease and accepting the benefits thereof, a property interest known as "possessory interest" may be created and such property interest will be subject to property taxation. Tenant, as the party to whom the possessory interest is vested, shall be responsible for the payment of all property taxes levied upon such interest. Tenant acknowledges that the notice required under California Revenue and Taxation Code Section 107.6 has been provided.

Tenant shall defend, indemnify and save harmless City, its officers, agents, and employees from any and all claims, demands, damages, costs, expenses, or liability, including attorneys' fees, occasioned by the performance or attempted performance of the provisions hereof, or in any way arising out of this Lease, including, but not limited to, inverse condemnation equitable relief, or any wrongful act or any negligent act or omission to act on the part of the Tenant, or of guests, agents, employees, or independent contractors directly responsible to the Tenant; providing further that the foregoing shall apply to the extent permitted by law to any alleged wrongful acts, or any actively or passively negligent acts or omissions to act, allegedly committed jointly or concurrently by the Tenant, the Tenant's guests, agents, employees, or independent contractors and the City, its agents, employees, or independent contractors.

Notwithstanding the foregoing, City and Tenant each waives any and all rights of recovery against the other, or against the officers, employees, agents, guests and representatives of the other, for loss of or damage to such waiving party or its property or the property of others under its control, where such loss or damage is insured against under any insurance policy in force at the time of such loss or damage. Each party shall cause each insurance policy obtained by it hereunder to provide that the insurance company waives all right of recovery by way of subrogation against either party in connection with any damage covered by any such policy.

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Council Agenda 8-6-2024 12.E-124

23. WAIVER
City's failure to require compliance with the conditions of this Lease, or to exercise any right provided herein, shall not be deemed a waiver by City of such condition or right.

24. VALIDITY/SEVERABILITY
If any provision of this Lease is held to be invalid, such invalidity shall not affect the validity or enforceability of any other provision of this Lease.

CITY OF PISMO BEACH
LLE City Manageria E S"
GENE A. SHIDLER
sw
Attachment 4
Council Agenda 8-6-2024 12.E-125

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Council Agenda 8-6-2024 12.E-126

CALIFORNIA I '42URPOSEACKNOWLEDGMENT
State of Caiifornia
County of I
16 before me,
Date Here Insert Name and title of the Officer
perso aiiy appeared
II certify under PENALTY OF PE1F:1JU1F:1X under t1h
11 . s al: the State al: Calfllbrnia t1h t t1he 11bregoing paragraph li s true and correct,
wirrNESS my hand and offiiciall seal.
uanatuir
Place IVetary Neal and/or Stamp A bovey igr aP.i.a &
Though the inform tion below is not required by lair, it may prove valuable to persons relying on the document and could prevent fraudulent removal and reattachment of this form to another document Description of Attached Document
Title or Type of 11'.)o c ulrroe t:
i lner() Other Man Calmed Abo veA . —
alpa iiity(u ) Claimed I y Signer(s)
Number of IIla esu
Signer's INarrna, ...................................................................... ............................... Signer's Nalrnea Corporaterat Offs c Ir ............. Tithe( s): Corporate Offs e r ----- Tiiti ():

IIIndividuall
Iartne r ............. 11....iilrrniited
Attorney in V:: -act
E] Trustee
E] Guardian or Co nseirvato i
El Other:

Signer Its 11:1epreseriting:
2006 National Notary , m— mciation,, 9350 Cabe Soto Ave., P.C. Box 2402 Chatswonh, CA 91313-2402 - www.IVaticnalNotary.arg Item #5907 FIearder: Call Toll-Free 1-600-876-6627 Attachment 4
Council Agenda 8-6-2024 12.E-127

STATE OF CALIFORNIA
ss

COUNTY OF SAN LUIS OBISPO )
I certify under PEAALTT OF PERJJ1 RT under the laws of the State of California that the foregoing paragraph is true and correct.

MAW M-Tqmv! =, 31,71MRS1
Signature -
Elaina Cano
City Clerk
Per Civil Code 1181
ME
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Council Agenda 8-6-2024 12.E-128

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Attachment 5
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Attachment 5
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Attachment 5
Council Agenda 8-6-2024 12.E-134

Pismo Beach City CouncilAugust 6, 2024

Pismo Beach City Council
August 6, 2024