RPVCCA_CC_SR_2012_12_04_03_Agricultural_Use_At_Upper_Point_VicenteCITY OF
MEMORANDUM
RANCHO PALOS VERDES
TO:
FROM:
DATE:
SUBJECT:
REVIEWED:
HONORABLE MAYOR &CITY COUNCIL MEMBERS
CAROLYNN PETRU,AICP,DEPUTY CITY MANAGE~
DECEMBER 4,2012
AGRICULTURAL USE AT UPPER POINT VICENTE
CAROLYN LEHR,CITY MANAGER ~
Project Manager:Kit Fox,AICP,Senior Administrative Analyst @
RECOMMENDATION
1)Provide Staff with direction whether to pursue a "conversion"process to replace the
±5.5-acre portion of the City's Point Vicente Park/Civic Center property (Upper Point
Vicente)currently leased as a commercial farm with another property that is suitable for
public park and recreation use,thereby allowing the farming operation to continue at Upper
Point Vicente;and,2)if the City Council is interested in pursuing a conversion,provide
Staff with direction on the desired form of the future agricultural use at Upper Point Vicente.
EXECUTIVE SUMMARY
James Hatano wishes to retire from farming a portion of the City's Upper Point Vicente
(UPV)property,and turn over the operation of the farm to his long-time foreman,Martin
Martinez.The most-recent lease with Mr.Hatano has expired and gge~not allow re-
assignment without City approval.The extension and re-assignment of the lease in its
current form is inconsistent with the Federal use restrictions on the property.While there is
a process available that could potentially allow the use to remain and continue,it would be
time-consuming and costly for the City,and raises a number of policy issues that require
City Council discussion and direction.Therefore,Staff presents a discussion of these
issues for the City Council's consideration.
BACKGROUND
James Hatano has historically farmed portions of the Upper and Lower Point Vicente
properties for many years,through a series of formal and informal agreements with the
City.Prior to the City's acquisition of the property in 1976,Mr.Hatano's lease at UPV was
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MEMORANDUM:Agricultural Use at Upper Point Vicente
December 4,2012
Page 2
with the U.S.Army.Most recently,in May 2006,the City entered into 5-year lease
agreements with Mr.Hatano,under which he continued to pay $100.00 peryearforthe use
of a ±5.5-acre portion of the UPV property (Le.,Point Vicente Park/Civic Center)and
$531.25 per year for the use of an ±8.5-acre portion of the City's Lower Point Vicente (LPV)
property (Le.,Point Vicente Interpretive Center).
The City's lease agreements with Mr.Hatano for both sites were each set to expire on
March 31,2011.However,on October 27,2009,the City served Mr.Hatano with the
required 30-day notice of its intention to terminate his lease at LPV.1 The separate lease
for UPV subsequently expired on March 31,2011.Although expired,the City has
continued to receive annual rent payments for the use of UPV through March 31,2013.
However,,any request to transfer or re-assign the expired lease requires City approval.
Late this past summer,Staff was contacted by Mr.Hatano's daughter,Dorothy Scheid,who
expressed interest in extending the lease at UPV and re-assigning it to Mr.Hatano's long-
time foreman,Martin Martinez.Staff met with Mrs.Scheid,Mr.and Mrs.Hatano and
Mr.Martinez on September 12,2012,to discuss the process of formalizing this request.
Mr.Hatano subsequently submitted a written request on October 1,2012,followed by
supplemental requests from Mr.Martinez to Staff and the City Manager on November 5,
2012.Copies of all of these written requests are attached to tonight's report.
DISCUSSION
Staff has identified three (3)significant policy issues that require City Council consideration
for extending the agricultural use at UPV:1)consistency with the Program of Utilization
(POU);2)consistency with the Rancho Palos Verdes General Plan and the Palos Verdes
Nature Preserve;and,3)the form and content of any future lease agreement,including the
consideration of alternate vendor(s),compensation and historical continuity.These issue
areas are discussed individually in the report below.
Consistency with the Program of Utilization (POU)
The existing farm at UPV is located within a portion of the property that is subject to the use
restrictions imposed by the National Park Service (NPS)under the 1976 Program of
Utilization (POU),a copy of which is attached to tonight's report.Agricultural use was on-
going at the time that the POU was originally issued,although there is no specific reference
to such use in the POU itself.As such,Staff was unsure if allowing this use to continue at
UPV would be consistent with the POU.
1 The termination of the lease at LPV was related to anticipated conflicts between Mr.Hatano's on-
going agricultural activities and the City's processing of development entitlements for the proposed Annenberg
Project at LPV.The Annenberg Foundation subsequently withdrew its proposal on August 10,2011.
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MEMORANDUM:Agricultural Use at Upper Point Vicente
December 4,2012
Page 3
Staff contacted David Siegenthaler with NPS to inquire about extending and transferring the
agricultural lease.In response,Mr.Siegenthaler stated:
Agriculture is not a public park and recreation use and is not allowed on lands
conveyed through the Federal Lands to Parks Program.I believe that early
in the history of the land transfer the city inquired about granting a lease for
agricultural use on the park land and was told that it was not consistent with
the purposes of the land transfer.In addition,leases are not allowed in
general.
Based upon this response,leasing a portion of the UPV property for continued commercial
farming would not be consistent with the POU.2 To address this,the City would have to
undertake'a "conversion"process to replace the area of UPV to be leased for the continued
operation of the farm with another property that is suitable for public park and recreation
use.The replacement property would have to be newly and specifically acquired for this
purpose,and would need to be of:
•Equal fair-market value to the area to be converted;and,
•Reasonably-equivalent recreational use and location to the area to be converted.
At this point,Staff has not identified suitable candidate properties that might be considered
for such an acquisition,which is also not included in the City's adopted 2012-13 budget.
However,we anticipate that the replacement property would need to be located fairly close
to UPV (Le.,probably within or just outside of the coastal zone).Based upon a review of .
vacant land sales 3 in the vicinity of UPV in the last two (2)years,Staff estimates that such
an acquisition could cost roughly $1 ,500,000 per acre.The City has never undertaken the
conversion of property that is restricted under the POU.Staff expects that such a
process-which requires the review and approval of both NPS and the General Services
Administration (GSA)-could easily take a year or more to complete.As such,the City
Council should consider whether or not the conversion process is a desirable or feasible
option.
.....'..'
It should be noted that the POU contains a provision that could allow the City to enter into a
third-party concession agreement to provide recreational facilities and services on the UPV
property.In the area where the existing farm is located,such facilities and services would
need to be compatible with passive open-space uses,and would require approval of both
NPS and GSA.However,given the limited uses described in the POU (vista points,picnic
nodes,a parking area and trails),Staff does not believe that the existing agricultural use
could be adapted or otherwise modified to be compatible with this requirement.
2 This is consistent with an opinion offered by Mr.Siegenthaler in 2011 in response to a similar
question from Staff about Mr.Hatano's former agricultural lease at the LPV property.
3 Property sales data were retrieved from Redfin.com for sixteen (16)recent land sales in Rancho
Palos Verdes on November 26,2012.
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MEMORANDUM:Agricultural Use at Upper Point Vicente
December 4,2012
Page 4
Consistency with the General Plan and the Nature Preserve
Rancho Palos Verdes General Plan
The City's General Plan includes the following goal (p.56):
Agricultural uses within the City shall be encouraged,since they are desirable
for resources management and open space.
In furtherance of this goal,the General Plan includes the following Agricultural Activity
Policies (p.100):
1..Encourage implementation techniques for preservation of agricultural
activities.
2.Assist in the protection or conservation of agricultural sites.
3.Encourage continued operation of existing produce and flower stands,
not necessarily in present locations and structural types,but in
concept related to local agricultural use.
4.Preserve flower farming wherever possible,in order to provide
aesthetic appeal and visual accent.
Staff believes that,if the City Council is interested in permitting agricultural use to continue
at UPV,such use is fully consistent with the goals and policies of the Rancho Palos Verdes
General Plan.
Palos Verdes Nature Preserve
With respect to the Palos Verdes Nature Preserve,since 2006 the City has designated the
portion of UPV containing the Hatano farm as a part of the Preserve in both the Natural
Communities Conservation Plan (NCCP)and the related Public Use Master Plan (PUMP).
In 2009 the previous City Council took action on the PUMP that supportedthe continued
agricultural use at UPVonly until such time as the existing lease expired,Mr.Hatano retired
or habitat restoration of the site became possible.Since the existing lease has expired and
Mr.Hatano is retiring,the remaining question at hand is the restoration of habitat on the
site of the farm.
Staff has consulted with the Palos Verdes Peninsula Land Conservancy,which is currently
undertaking the restoration of habitat elsewhere at UPV.The Conservancy has no
immediate or near-term plans (Le.,within the next five (5)years)to restore former habitat at
the location of the Hatano farm.As such,Staff believes that allowing the farm to remain at
UPV will not be inconsistent with the NCCP or the PUMP,at least in the short term.
In summary,Staff believes that continued agricultural use at UPV would be consistent with
both the City's General Plan and Nature Preserve.
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MEMORANDUM:Agricultural Use at Upper Point Vicente
December 4,2012
Page 5
Form and Content of the Lease Agreement
As discussed above,NPS states that commercial agricultural use is not consistent with the
POU for UPV.Allowing any kind of commercial agricultural operation to continue will
require the City to "convert"the ±5.5-acre portion of UPV and replace it with another
equivalent property that is suitable for public park and recreation use.With the conversion
of the current farm site,however,continued commercial agriculture at UPV would be
consistent with the POU.Assuming a successful conversion,the following issues related to
the form and content of a lease for agricultural use at UPV remain to be addressed by the
City Council.
Consideration of Alternate Vendor(s)
Staff occasionally receives inquiries about the private use of City property for commercial
purposes.For example,before it was disassembled and removed from Abalone Cove
Shoreline Park,there were requests to re-open/re-use "Annie's Stand"for private
commercial activity.In the case of the farm at UPV,Staff has not sought out another
possible vendor to operate the farm,believing that it was not necessary or desirable due to
the long-standing relationship with Mr.Hatano and his family.However,the City Council
may wish to explore the interest and/or feasibility of some other operator for this farm site.
For example,in the past Staff has received an informal inquiry from one of the restaurants
at the Terranea Resort,suggesting that it might be interested in farming locally-sourced,
organic produce for its own use.If desired by the City Council,the farming of UPV could
be opened up to a formal bid process,which would allow Mr.Martinez to bid (along with
other possible vendors)to continue operating the farm.
Compensation
As described above,the City has received $100.00 per year in compensation from
Mr.Hatano for the right to farm at UPV.This nominal amount is far below market rent for a
±5.5-acre site,but it has been justified in furtherance of Mr.Hatano's longsfi:mdlng use of
the property and the historic value to the community of maintaining tb.!?trf:ldition of the
Japanese American "truck farm"on the Palos Verdes Peninsula.With the re-assignment of
the lease for the farm to someone who is not a member of the Hatano family,the City
Council may wish to consider annual compensation for the use of the property that is closer
to or at market-rate rent.Staff estimates that the annual market-rate rent for coastal
agricultural land would be roughly $2,200 to $3,500 per acre,which would equate to
$12,100 to $19,250 per year for the existing ±5.5-acre farm site.4 As discussed below,
Mr.Hatano's daughter and/or son might be willing to assume responsibility for the lease at
UPV in order to keep it "in the family."
4 Staff consulted with representatives of farm bureaus in San Diego and Ventura counties-where
coastal agriculture is more common-and the California Chapter of the American Society of Farm Managers
and Rural Appraisers (CaIASFMRA)to arrive at this "ballpark"estimate.
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MEMORANDUM:Agricultural Use at Upper Point Vicente
December 4,2012
Page 6
Historic Continuity
Mr.Hatano's farm at UPV is the last vestige of the Japanese American "truck farms"that
once dominated the Palos Verdes Peninsula,particularly before World War II.If the lease
is re-assigned to Mr.Martinez,there will no longer be a direct Hatano family connection to
this historic land-use practice at UPV.However,the scope of the proposed farm is
expected to remain unchanged under Mr.Martinez.If historical continuity with the
Japanese American "truck farm"tradition is an issue of concern to the City Council,
Mrs.Scheid has verbally mentioned to Staff previously that she and/or her brother,Douglas
Hatano,might be willing to accept responsibility for the new lease,but with Mr.Martinez
continuing to oversee the day-to-day operations of the farm.This would (technically)
maintain a link between the farm and the Hatano family.
ADDITIONAL INFORMATION
If the City does not pursue conversion and Mr.Hatano's "year-to-year"tenancy finally
expires on March 31,2013,he will be required to remove equipment and personal property
from the site in accordance with Paragraph 13 of the 2006 lease agreement,to wit:
Lessee shall remove all equipment and other personal property from the
Premises upon the termination of this Agreement and shall leave the
Premises in the manner in which it was found,ordinary wear and tear
excepted,and damage or destruction not caused by the use of the property
by Lessee excepted.
This presumably includes removal of the plantings maintained by Mr.Hatano,including
large stands of prickly pear cactus.Depending upon how much of this non-native
vegetation can be removed,it may be necessary for the City to consult with the
Conservancy on methods to control the spread of any remaining agricultural plantings into
adjacent habitat areas.In addition, although it is not located within a designated fuel-
modification area,the City may also incur increased annual costs for weed'abc;\.tement in
the former farm area until such time as revegetation with native"Species by the
Conservancy can occur.This may be necessary to prevent the spread of non-native
invasive weeds into the Preserve,which could occur once active cultivation of the farm
ceases.
CONCLUSION
Continuing to allow agricultural use at UPV will require the City to "convert"the current farm
site under the provisions of the POU-including (but not limited to)the acquisition of
replacement property with the approval of NPS and GSA-and execution of a new lease
agreement with Mr.Martinez or some other vendor of the City Council's choosing.
Therefore,Staff recommends that the City Council 1)consider whether or not to pursue the
conversion of the current farm site at UPV;and 2)if conversion is desired,provide direction
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MEMORANDUM:Agricultural Use at Upper Point Vicente
December 4,2012
Page 7
to Staff regarding the process to select and execute a lease agreement with a vendor to
operate the farm at UPV.
ALTERNATIVES
Alternative courses of action regarding continued agricultural use at UPV are discussed in
the body of tonight's report.Based upon public testimony and City Council discussion at
tonight's meeting,different and/or additional alternative courses of action may be identified.
FISCAL IMPACT
As discussed above,the City has received $100.00 per year from Mr.Hatano for the use of
the ±5.5~acre site for many years.If the City Council agrees to continue renting the
property to Mr.Martinez at this same price,the City will receive nominal rental income for
the property for the term of any such future lease.If the City Council elects to increase the
annual rent-from Mr.Martinez or some other vendor-revenues to the City's General
Fund will increase accordingly.However,the cost of the conversion process to remove the
area of the farm from the deed restrictions imposed under the POU is expected to well
exceed $1,500,000 and has no identified source offunding at this time.If the Hatano farm
ceases to operate and the site is "restored"in accordance with the provisions of Paragraph
13 of the 2006 lease agreement,the City will incur additional annual costs for weed
abatement on the site (although these costs are not expected to be substantial).
Attachments:
•Request from James Hatano (received October 1,2012)
•Requests from Martin Martinez (received November 5,2012)
•Current expired lease agreement with James Hatano (dated May 16,2006)
•Aerial photo of current Hatano Farm lease area
•1976 Program of Utilization
M:\Municipal Facililies\Hatano Farm Lease Agreemenl\20121204_HalanoLease_SlaffRpt.doc
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James Hatano
P.O.Box 7175
Huntington Beach,California 92615-7175
Email:jandrhatano@gmail.com
October 1,2012
To:City of Rancho Palos Verdes
Attention:City Manager via Senior Administrative Analyst Kit Fox
RE:Lease Agreement at "Upper Point Vicentell
Dear'Mr.Fox:
Thank you for meeting with me on September 12,2012.As discussed
during our meeting,I have been leasing the property known as "Upper
Point Vicente ll since the 1960's.I have raised flowers and vegetables at
this location and have enjoyed my long term agriculture presence with
the City of Rancho Palos Verdes.
As I am now 85 years of age,I am planning my retirement and am in the
process of finalizing my farming operation..I would like the City of
Rancho Palos Verdes to consider leasing the property to my foreman,
Martin Martinez under his own farming operation.Martin has worked
for me over 15 years and has developed an extensive knowledge of my
way of farming.Martin would like to continue with the same agriculture
environment and tradition.I would be willing to continue to assist and
advise Martin in the operation of the farming so that it remains in:'a
positive light for the agriculture atmosphere for the City ofRancho Palos
Verdes.
Sincerely,
9~#~
James Hatano
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Dear Ms.Carolin Lehr,
My name is Martin Martinez,I work for James Hatano and have been for 28 years.I
love working at the ranch and it has been brought to my attention that they want to turn over the
.ranch to the city.It would be devastating for me ifthat were to happen,I would love it ifyou
were to highly consider leaving the ranch to me.I would keep working the ranch and maintain it
clean.I'm a good citizen ofthis country and hope that the group of workers ofthe city would
agree and make the decision in my favor.I want to keep up with the flowers,vegetables,and
cacti;at this point because of the quantity of cacti you would be unable to clean it out.I would
like to continue with the ranch if you don't need the land,I will pay insurance over the soil and
rent.I ask of you please consider and remember me this upcoming meeting on November 20th.
Twenty ei8ht years is a lifetime of working in the-ranch,I was born for it and would be
devastated if!lost it...j>"....
Sincerely,
Martin Martinez
(310)486-2855
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Dear Mr.Kit Fox Senior administrative analyst,
My name is Martin Martinez I work for James Hatano,I've been working for
him for 28 years at his ranch.He has told me he wants to retire but I would like to
keep working.I will maintain and preserve the ranch.I Martin am a good citizen of
this country and I need the ranch.Mr.Fox if you could do me the favor and speak
with Ms.Lehr and the members of the city council,I would pay the insurance,rent,
and everything that is needed for the ranch to keep it clean.I will plant the same as
always flowers,vegetables,and maintain the cacti.The cacti at the ranch at this
point because ofthe quantity cannot be cleared out and I need them to help provide
for my family.I ask if you if you could please let me rent the ranch.Thank you.
Sincerely,
Martin Martinez
(310)486-2855
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LEASE AGREEMENT BETWEEN
THE CITY OF RANCHO PALOS VERDES AND JAMES HATANO
AUTHORIZING THE LEASE OF CITY PROPERTY
AT POINT VICENTE PARK/CIVIC CENTER
FOR AGRICULTURAL PURPOSES
THIS LEASE AGREEMENT ("Lease"),is made and executed as of the
<l:6':dayof May ,2006,by and between the City of Rancho Palos
Verdes,a municipal corporation of the State of California,hereinafter called "City"
and Mr.James Hatano,hereinafter called "Lessee,"who agree as follows:.
1)City shall lease approximately 5.5 acres,more or less,of City land at the
Point Vicente Park/Civic Center property located at 30940 Hawthorne
Boulevard,hereinafter called "Premises,"as delineated and shown in the
.·cross-hatched area on the plan designated as Exhibit "A"attached hereto
and incorporated by reference herein.
2)The term of the lease is for 60 months,commencing on April 1,2006,and
ending on March 31,2011.
3)The annual rental payment shall be $100.00 per year,payable in advance.
Payment shall be made to the City of Rancho Palos Verdes.
4)Lessee shall neither transfer nor assign this lease or any property being
leased from City without prior permission in writing from the City Manager
ofthe City.
5)Lessee accepts the Premises in its present state and condition and waives
any and all demand upon City for alteration,repair,or improvement
thereof.No new structures of any kind shall be placed on the site,and no
existing structures shall be altered (except normal repairs and
maintenance),expanded or moved on the property without prior written
consent of the City Man,ager of the City.All such structures andlor
personal property installed or placed on the Premises by Lessee shall be
removed by Lessee prior to the termination of this Agreement;and in the
event of the failure to do so,title thereto shall vest in City or shall become
the property of City upon the termination of this Agreement.
6)Use of Premises shall be limited to agricultural or horticultural purposes
only,excluding the grazing of livestock.No person shall be permitted to
reside on the Premises.
7)Lessee shall have the right to harvest,gather,and remove any crops he
plants or grows on the Premises.
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Lease Agreement wit~~=~es Hatano:Point Vicente/Civic ~l~:~r Property
Page 2 of 4
8)Lessee shall assume the risk of loss,damage or destruction due to theft,
fire and casualty of any and all fixtures and personal property belonging to
Lessee that are installed or placed on the Premises..
9)Lessee shall not display advertising signs or other matter at the Premises.
10)City may inspect Premises at any time and for any purpose.
11)Lessee agrees to defend,indemnify and hold harmless City,its officers,
agents and employees from any and all claims for loss,damages.,injury or
death to persons or damage to or loss of property,including attorney's
fees and court costs,arising out of the use of the Premises by Lessee,or
by his employees,guests and visitors.
12)'lessee shall obtain and keep in full force and effect during the term of this
Agreement workers'compensation insurance,in accordance with the
reqUirements of the California Labor Code and any other applicable laws,
and a policy of general liability insurance.In addition,Lessee shall obtain
and keep in full force and effect insurance in an amount SUfficient to cover
all equipment,inventory and other personal property of Lessee that is kept
on the Premises in accordance with the provisions of this Agreement.All
such insurance policies shall be issued by Insurance companies admitted
to do business in the State of California.The policy of liability insurance
shall:(a)name City and its officers,agents and employees as additional
insureds;(b)shall insure and protect City and its officers,agents,and
employees from and against any and all liability arising out of or
connected with the use by the Lessee of the Premises;(c)shall provide a
combined single'limit for the liability covered in the amount of $500,000;
and (d)be noncancellable without thirty days prior written notice thereof to
City.Lessee shall file with the City Clerk either certified copies of said
policies or a certificate of insurance for each of the required policies
executed by the company issuing the policy certifying that the policy is in
force and providing the following information with respect to said policy:
647640
a.
b.
c.
d.
e.
The policy number;
The date upon which the policy will become effective and the
date upon which it will expire;
The names of the named insured and any additional
insureds;
The subject of the insurance;
The type of coverage provided by the insurance;
-2-
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·.•'l<"'.--......'fr.....
Lease Agreement wit~James Hatano:Point Vicente/Civic<..:~rn~r Property
Page 30f4
f.The amount or limit of coverage provided by the insurance;
g.A description of all endorsements that form a part of the
policy;and
h.An endorsement stating that City and its officers,agents and
employees are named as additional insureds under the
liability policy.Lessee's authorized activities on the
premises shall be suspended during any period that Lessee
fails to maintain said policies in full force and effect.
13)Less~e agrees to comply with all applicable regulations of City and to
maintain the Premises in a clean and sanitary condition.Lessee shall be
responsible for insuring that the Premises will be protected against
.'damage or destruction by fire or other causes.Lessee shall repair any
and all damage to the Premises arising out of Lessee's activities thereon.
Lessee shall provide and pay for all utilities required to conduct the
activities permitted by this Agreement.Lessee shall remove all equipment
and other personal property from the Premises upon the termination of
this Agreement and shall leave the Premises in the manner in which it was
found,ordinary wear and tear excepted,and damage or destruction not
caused by the use of the property by Lessee excepted.
14)Lessee agrees to pay before delinquency all lawful taxes,assessments,
fees or charges which at any time may be levied by the State,County,or
any tax or assessment-levying body'upon the right of use acquired by this
Agreement,as well as all taxes,assessments,fees and charges on the
equipment used and merchandise sold in connection with the authorized
activities oli the premises.
15)This Agreement contains the entire agreement between the parties
relating to the rights herein granted and the obligations herein assumed.
Any subsequent modification to this Agreement shall be in writing and
executed by both of the parties hereto..
16)Any waiver by City of any breach of anyone or more of the terms of this
Agreement shall not be construed as a waiver of any subsequent or other
breach of the same or of any other term thereof,nor shall failure on the
part of City to require exact,full,and complete compliance with any of the
terms of this Agreement be construed as in any manner as changing the
terms thereof or estopping City from the enforcement thereof.
17)If any of the provisions in this Agreement are unenforceable,the balance
shall be enforced.
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3-13
.-
Lease Agreement WitJi~:~es Hatano:Point Vicente/Civic J:,';:;er Property
Page 4 of4
18)In the event of any controversy or dispute regarding this Agreement or
breach thereof,the prevailing party shall be entitled to recover from the
losing party reasonable attorney's fees and court costs.
19)This Agreement shall be interpreted under the laws of the State of
California.
20)Either party may terminate this Agreement by giving the other party written
notice at least thirty days prior to the date when the termination is to
become effective.
21 )Address for payments of rent and notices shall be sent to:
City:.City of Rancho Palos Verdes
30940 Hawthorne Boulevard
Rancho Palos Verdes,California 90275
Attention:City Manager
Lessee:Mr.James Hatano
1172 West 24th Street
San Pedro,California 90731
IN WITNESS WHEREOF,the parties hereto have executed this Lease as
of the day and year first above written.
:.
Dated:_
Date:_-..;{,;,,;.-...._5_00i...;,.O..z..{,_
ATTEST:
.-:...~...'~..
647640
LESSEE
CITY OF RANCHO PALOS VeRDES:
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f~fQ~/G~13:24 FAX 1 415 744 4043
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NPS PWR PGSO
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IaI 002
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CITY OF RANCHO PALOS VERDES
APPLICATION
'1'0 BUREAU Oli'O~DOOR .RECREATION r
DEPARTMENT OF THE INTERiOR
March 1,1976
.........
LAD~NIKE SITE 55
POINT VICENTE,RANCHO PALOS VERDES'r CALIFORNIA
GSA NUMBER 9-D-Calif-10eB
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Ocean
3-17
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NPS PWR PGSO ~003
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APPLICATION FOR FEDERAL SURPLUS PROPEltTY
FOR PUBLIC'PARK Olt RECREATIONAL PURPOSES
P'ART A
TERMS AND CONDITIONS
3-18
:....L..0-4l03/01 13:24 FAX 1 415 744 4043 NPS PWR PGSO IaI 004
"..,........
',~,,'TO:Bureau of outdoor Recreation
Pacific South~est Regional Office
P.O.B02\:36062
450 Golden Gate Avenue
San Franciseo,California 94102
The under~igned city of Rancho Palos verdes,hereinafter referred
to as the Applicant or Grantee,acting by and through Leonard G.
,Wood,,City Manager,City of Rancho Palos Verdes,30940 Hawthorne
Boule~ard,Rancho Palos verdes,CA 90274,(213)377-0360,hereby
makes application to the United States pursuant to Section 203(k)(2)
of the Federal Property and Administrative Services Act of 1949
(63 Stat.387),as amended,and in accordance with the rules and
regulations of the Department of the Interior,for the transfer of
the following property which has been declared surplus by the
General services Administration and is subject to assignment to
.the Seoretary of ~~Interior for disposal for public park or reo-
reation purposes:
.~..
'''...:t"
!..ADA NIKE Site 55
Point Vioente,Rancho ~alos Verdes
GSA Number 9-0-Calif-1088
BO+acres
The undersigned agrees that this application is made subject to
the following terms and conditions:
1.This application and its acceptance by the Department of the
Interior shall constitute the entire agreement betl7een the Appli-
cant and the Department of the Interior,unless modified in
writing signed by both parties.
2.The descriptions of the property set forth above are believed
to be correct,but any error or omission shall not constitute
ground or reason for non-performance of the agreement resulting
from the,acceptance of this application.
3.It is understood that the property is to be conveyed lias is"
and "where is"without representation,warranty,or guaranty as
to quantity,quality,character,conaition,size,or kind,or
that the same is in condition or fit to be used ~or the purpose
intended,and no claim for any adjustments upon such grounds .will
be considered after this application has been accepted.
4.The Applicant agrees to assume·possession of the property
within 15 days of any written reques~given.by the Department of
the Interior after the property has been assigned to the Depart-
ment of the Interior by the General Services Administration.
Should the Applicant fail to take actual possession within such
3-19
04;'0~/OI 13:24 FAX 1 415 744.4043 NPS PWR PGSO
2.
I4J 005
r",-'
,'1 •••
\....i
period,it shall nonetheless be charged with constructive pos-
session commencing at 12:01 a.m.,local time,of the 16th day
af~er such request by ~he Department of the Interior.The word
"possessionll shall mean either actual physical possession or
constructive possession.
5.As of t.he dai;e of assumption of possession of the property,
or the date of oonveyance,whichever ocours first,the Applicant
shall assume responsibility for any general and speoia~real and
personal property taxes which may have been or may be assessed on
the propert.y,and to prorate sums paid,or due to be paid,by the
lederal Government in lieu of taxes.
6.As of the date of assumption of possession of the property;
or the date of conveya.nce,whichever occurs first,the Applicant
shall assume responsibili~y for care and handling and all risks
of loss or damage to the prope~ty,and have all Obligations and
liabilities of ownership.
7.The Applic~nt shall on a mutually a~reeable date not later than
30 days af~er the property has been assigned to the Depa~tment of
the Interior,or such longer period as may be agreed upon in
writing,tender to the Department.of the Interior,the purchase
price,if a purohase p~ice is due.
8.Conveyance of t.he property shall be accomplished by an instru-
ment,or instruments,in £or.m satisfactory to the Department of
the Interior without warranty,express or implied,and shall con-
tain reserva~ions,restrictions,a~d conditions substantially as
follows:
A.That the Grantee shall forever 'use the propert.y in ac-
~'ordane7 wi'!'h ,~s applic~tion,and._.:'§.GpJ2!~yea-p~ogram
of Util~zat~on ~ncluded 1n Part B of th1S application •..--------...
B.That the Grantee shall,within 6 months of the date of
the signing of the Deed of Conveyance,erect an4 m~intain
a sign or marker near the point of principal access to
the conveyed area indicating that:.the proper:t;yis a park
or recreation area;has been acquired from the ~ederal
Government for such use:and is or will be ~ade a~ailabl~
~or use by the general public.
c.The property shall not be sold,leased,assigned,or
otherwise disposed of except to another eligible govern-
mental agency that the Secretary of the Interior agrees in
writing ca.n assure the continued use and maintenance of '
t.he property for pUblic park or public recreational pur-
poses subject to the same terms and condit.ions in the
original instrument of con~eyance.However,not.hing in
this p~ovis~on shall preclude the Grantee from pro~iding
related recreational facilities and services compatible
with the ap~ved program'meiit'Ionec3:"under Item A,above;'
~ough conceslSron agreements entered into with third .
parties,prOVided the prior concurrence of the Secretary
of the Interior in writing is obtained to suoh agreements.
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3.
IaI 006
D.Biennial raports set:t::in9 forth the use made of the prop-
erty durinq the preceding two-year period shall be pre-
pared by the Grant.ee and sublilitted to 1:he appropriate
Regional Office of the Bureau of Outdoor Recreation whose
re1:urn address appears on the transmittal letter to you,
for ten consecutive reports and as further detennined"by
the secretary of the Interior.
E.tf at any time the United States of America shall deter-
mine that the premises herein con~eyed,or any part there-
of,are needed for the na1:ional defense,all right,title
and interest in and to said premises,or part thereof
determined to be necessary to such national defense,shall
~evert to'and become the property of the United States of
America.
F.The Federal Government shall have the right to reserve
all oil,gas,and mineral rights.
·G.Title to the property transferred shall revert to tne
United States at its option in the event of non-complianoe
with any of the ter.ms and conditions of disposal.
9.The Program of utilization included in Part.B of the applica-
tion may be amended,at -ehe request of either the Applicant or the
Federal Government.,with the written concUrrence of the other
..-..party.Such amendments will be added to.~.nd.bec.QJML...~_...J29,.t:~_9~_.tb.~
.............original ·~nd shall be cons~~..t.ent._m~_.JLlU=p9.$e.~Jor.J1h :h.ch
1;he eroperty w~s ~!!a,.:;.~~~.The Applic~nt further agJ:ees to fur-
nish such data,maps,reports,and information as may be needed by
the Bureau of Outdoor Recreation.
10.Any title evidence which may be desired by the Applicantl will
be procured by the Applican~at its sole cost and expense.The
Federal Government will,however,cooperate with the Applicant or
its authorized agen~in this connect.ion,and will permit examina-
tion and inspection of such deeds,abstracts,affidavits'of title,
judgements in condemnation proceedings,or ot.her document.s re-
lat.ing to the title of the premises and property involved as it
may have available.rt is understood that the Federal Government
will not be obligated to pay for any expense inourred in connection
with title matters of su~ey of the property.
11.The Applioant shall pay all taxes ~mposed on this transaotion
and shall obtain at its own expense and affix to all instrumentsofconveyanceandsecuritydocumentssuchrevenueanddocumentary
stamps as may be reqUired by Federal and local law.All instru-
ments of I.':::onveyance and security dooument:s shall be reco:rded within
30 days of their receipt in the ~anner prescriped by local re-
cording statutes at the Applicant's expense.
12."Ae:sura1\ce of .Compliance with the Department of the Interior
Reg'u.la-eions under Title VI of the ci'V'~l Rights Act of 1964"
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~_04(.~3/01 13:25 FAX 1 415 744 4043 NPS PWR PGSO ~007
4.
The following agreement'is made by the applicant
in cons1dera~ion of and for the purpose of ob-
taining ~he transfer of any.or all property covered
'by this application and the applican~recognizes
and agrees that any such transfer will be made by
the United states in reliance on said agreement:.
..........'
The app~icant agrees ~at (1)the program for or
in oonneetion with which any property covered by
this applieat10n as transferred to the applicant
will be conduoted in compliance with,and the appli-
cant.wil.l.comply with and require any ot.her person
(any legal entity)who through contractual 0::other
arrangements wi~the applicant is authorized to
provide services or benefits under said program to
comply with,all requirements tmposed by or pursuant
to the regulations of the Department of the interior
(43 CPR Part 11)~ssued under the provisions of
Title VI of the Civil Riqhts Act of 1964;(2)this
agreemen~shall be subjeot in all respects to the
provisions of said regulations1 (3)~he applicant
will promptly take and continue to take such action
as may be necessary to effectuate this agreement;
(4)the Uni1:.ed St:a~es shall have·the right to seek
ju.dicial enforoement of this agreemen1:.;and (S)this
agreement shall be binding upon-the successors and
assigns of the applicant .
It is agreed that tbe instrument effecting the t~~~e
fe~to the applicant of any property covered by this
application will contain provisions satisfactory to
the United States incorporating the subs~ance of the '
foregoing agreement,'sueh p~ovisions to consist of
(a)a condition,ooup1ed w±th a right reserved to the
united States to cause the property to revert.to the
United Sta1:.es in the event of any breach of such con-
ditdon,and (b)a covenant running with the land'.
Title
30940 Hawthorne Boulevard
~.n)/0MQ(~ure)
Citl°Manarer
Februaxy 27 r 1976
Dated;
(Address of App11cant)
Rancho Palos verdes c CA 90274
3-22
.~
• I 04~0~/01 13:25 FAX 1 415 744 4043
..,
NPS PWR PGSO
•-~----••'"p •__•-•-0 __-._0 ••••_••:--.._••
tal 008
s .
ACCEPTANCE BY THE GOVERNMENT
Aecepted by and on behalf of the united States of America this
.$.
9
___,'1.,;;.,-__day of _----ilM~~~~,19 "_•
3-23
.~04!~3/01 13:25 F~1 415 744 4043
..
NPS PIR PGSO 1aI009
PART B
JUSTIFICATION OF paOPER~Y ACQUISITION
AND DEV:EIaOPMENT PROGRAM
3-24
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04(.03/01 13:26 FAX 1 415 744 4043
...
PROPOSED ACQUISITION
NPS PWR PGSO
6•
IaJOIO
The city of Rancho ;palos Verdes proposes to utilize tha following
portions of 'the surplus Federal propert.y LADA NJ:XE SITE 55 for
park and recraa~1on purposes:
A.
B.4.49 acre site,formerly the Integrated Fire Control (IFe)
area,a parcel separate from ~e main sit~,located proxi-
mate to the intersection of Crest ROad and crenshaw .J:>e"L-~Ro
Doulevard for a neiqhborhood park.
Figures 1 and 2 indicate the approx~a~e locations of the requested
portions of the site.No legal descriptions are available at this
time.These figures also show existing buildings,roads,ease-o ments,etc.
The other portions of the main site are proposed to be acquired by
the City and other public agencies under a coordinated use plan~
There is no known disagreement among these agencies.
3-25
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04/.03/01 13:26 FAX 1 415 744 4043__-'-;;.;;.....;0
.....
regional viCinity
NPS PWR PGSO
Ow
1•
IaI 011
..
"
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04/-03/01 ..p:26 FAX 1 415 744 4043
..-.
NPS PWR PGSO
'"-
9.
IaI 012
..-....
I...........-
D:eSCRIPTION OF PROPERTY
The discussion below provides summary descriptions of the various
aspects of the physical setting of the site.The report on pos-
sible reuse possibilities prepared for the City of Rancho palos
Verdes and funded by the Bconomic Development Administrat.ion is
included in the APpendix of this application and provides more de-
tail on the physical setting."
1.Soil Conditions
The NIKE site is composed of two.soil types,Alt.amont clay
loam and Altamont clay adobe.Both types have a relatively low
bearing strengi;h,and eXhibit aClverse'shiink-swell behavior.Con':'
sequently,both are somewhat unsuitable for support or high-rise
struct'l;t~es or dense development,especially when associated with
slopes of 10%or mor~.
2.Slope Conditions
Most of the main °NlKE site falls within two slope classes;
(a)0-10%slope and (b)10-25%s+ope.The first slope category,
O~lO%,is suitable for development.The second category presents
prOblems for cons~ruction and environmental protection:water run-
off is difficult:.to control,grading c'uts must be more extreme,and
so forth.As noted abOV'6,wb~n A+..,!:amont clay lo.am and lUtamont
clay adobe a~associated with sl~pes exceeding 10%,soil instab-
~becomes a·probl~
Three major parts of the main site have slopes of less than
10%and therefore are suitable for development.The NlKE site ad-
ministration buildings are located in one.of these areas and the
~ifle range in another.
It is also important to note that portions of the main MIKE
site are "sea cliff"hazard areas,as designa-ted by tba General
Plan and the Sou-thern Coastal Zone Commission..The Commission has
,designated lands to be in this hazard category if they are located
a.bove a 20'slope line drawn from the coastline.According to
Commission standards,these area.s should not be used for develop-
ment unless a detailed stUdy of'the specific area reveals that it
1:s suitable and safe for development.This area is not"however,
in the portion being requested by the City in this application.
The upper 4.49 aore portion is generally level,with the ex-
isting structures located on top of a terrace formation.
3.Hydrology
.",
The soil types of the site have low permeability a~d porosity.
Therefore,control of rain runoff and erosio~must be considered.
3-27
0~/03/~~13:28 FAX 1 415 744 4043
'..
NPS PWR PGSO
.~
9.
iii 013
4.Landsl.ide Potential.
Approximatel.y l..5 mil.es east of the main si~e is an area
which is an ac~1ve landsl.ide,Portuguese Bend.The NZKE site
i~self is considered to be an area of "moderate ground response lt
oharacteristics.Altbough areas in ~his category are not expected
to experience landsl.ides or liquefact.ion,City ana Coun~y stand-
ards reoommend t.hat seismic and ·soil.reports be prepared,for such
an area prio~to high-oost,high-occupancy,o~critical use devel.op-
manto
s.Wildlife and Plan~Habitat Considerations
Tbe Soutbern Coast.a.l Zone Commission and the Cit.y have iden-
tifie~wil.dlife and plant habitat areas,for protect.ion and presenta-
tion.!'hat portion of the main si.te which is on the ocean side G):f-
Palos Verdes :Drive ~a11s within a "Class I Priority"zone.The.
habitat'~ypes deemed worthy of prot.ection are the tidal pool areas,
t.he coastal sagebrush,and the seaoliff zones.The area on the
inland side o£Palos Verdes Drive is generally covered by veget.a-
tion which is no~oonsidered endangered but is wor~hy of protection
in its natural state...
6.Looation an~Sur~ounding Land Use consideration
GenerallYr t.he land cont.iguous'to the main NIRE site has not
'-...been d~nsely devel.oped.The sit.e is bordered on the southwest by
.~a Coast Guard St.ation which operat.es a lighthouse and a radio
facility..:It:is bordered on t.he south by a strip o~CO:9-s 1:J.ine
about 300 feet wide whioh is owned by the LoS Angeles County De-
partment.of Beaches:this strip is'used as a fishing aocess route
from ~e top of the sea oliff,which is 150-200 feet above sea
level',dowp.to the beach below Palos Verdes Drive.
The land direct.ly to t.he east of ~e main site is occupied
by the Salvation Army training'school and headquarters and that
to the so~theast by Marinel.and,a commercial.recreational'faoility,
now owned by Twentietb Century Fox Corporation..A portion of the
northern border of the site adjoins land developed for single-
fBJllily homes and the Golden COve shopping area..''l'het'emainder of
the northern border is cont.iguous to undeveloped land.
The upper site ~s bounded by'a single f~ily residential area
t.o the east and vacant land,zoned for single f~ily residential.
use,on all.other sides.
7.~r~nsportation Facilities
The main site is bisec~ed by Palos Verdes Drive,one of the
major arterial roads serving the Palos Verdes Peninsula •.This.
foUr-lana-road wi~h divider s~rip is a proposed scen~c hiqhway
and also the route ·o£.a proposed bikeway.The arterial provi~es
spectaCUlar open vistas over the ~:9-cific oc~an at numerou~points.
3-28
_.....-..~..~-----:.-.--....__:.-........._----.....-_-_.._'--._--~----------_._~--
O~/03/01 13:27 F~1 415 744 4043 NPS PWR PGSO
10.
IaI 014
A 't:raffic count made in 1973 measUred a total 24-hoUX'traffic
~olume of about 98~O vehicles.The peak hour tr~£fic registered
877 vehicles.
The main site is served by a second major arterial,Hawthorne
Boulevard,which int.ersects Palos Verdes Drive only a few hundred
fetet.nor'th of.the site.Hawthorne Bou1eve\x-d i$a four-lane road
with a 24-hour t.raffic volume of about 10,000 vehicles at a point
near the site.'rhe peak hour -,rolume is about 1000 vehioles.
Thus,palos Verdes Drive and Sawthorne Boulevard at present
provide adequate automobile access to the site.As is t.rue of
the Los Angeles area as a Whole,there is no "mass transit."se%"\1'ice
to the site..
The upper $i:t:.a is served by a major arterial,Crenshaw Boule-".
yard.This arterial stops,however,at the site entrance and
ca.nnot be ext.ended in the foreseeable future due to the act.ive
landslide area to the south.
S.Exist.ing Structures
At present ~ere ~re six major buildings on the main BIKE site.
The site has addit.ional facilities associat.ed with its former
military use,inoluding underground missile storage silos and at.-
tendant fuel,test,and assembly areas.There are also pre-World
War II shore gun emplacements,Coast Guard radio antennas,and
miscellanaous act.ivity areas related to the requirements of a
NIXE ins't:allation.Lastly,on that.part of the site west of Palos
Verdes Drive the.t:e is,as 'noted above,a rifle range •.Almost
the ent.ire site is bounded with chainlink fence.
The upper site contains five major buildings·a.nd served as
a radar cont.rol station as part of the NIRE base facilities.
~e facilities are situated on top of a knoll having a precipitous
slope to the southwest and facing the ocean and are fenced with
chainlink fence.
Figures 3,4,and 5 show the main and upper sites.'W'i.i:b
existing buildings (buildings are further d~scribed in the Appendix,
by number).
3-29
04(03/01 13:27 F+I 1 415 744 4043 NPS PWR PGSO
11.
1iII015
..'-"NEED-
A.EXisting and Proposed l?acilities
Recreational activity areas i.n Ra.ncho Palos verdes include
sites whioh have been se~aside or are proposed for either ac~ive
or passive use.These si~es are structured to various degrees to
allow specific site activities to take place..
The following groups recreational facilities into active rec-
reational areas and passive recreational areas.This groupinq
was utilized in order to most accurately reflect the intensi~y
and type of site use provided by an individual facility.A fur-
t.J..1er !?reakdown within active/passive groundings:organizes recrea-
t.:Lonal faciliUes under the level of qovernment which controls,'a~d,.
operates th~facility.'
1.Active Recreational Areas
~ctive recreational facilities include 205 acres of structured
recreational areas:however,only 176 acres are developed and 165
acres of that is a.C~unty golf course.Consequently,there is
presently only one small developed community park.The t.otal ac-
reaqe figure aoes not include a significant amount of recreational
areas supplied by Palos Verdes Peninsula Unified School District
t ..····facilities.It.is difficult to calculate the acres supplied by
'-""existing and proposed school sites.Prior to incorporation of the
City,the County did not :require parklanCl or fees to serve new
development and residents were forced to rely on the use of school
facilities.
a.Palos verdes Peninsula Unified School District Facilities
Palos V~des Peninsula Unified School District is t.he largest
supplier of public acti~e recreational facilities within the
City.The School Distriot provides these faoilities for many aqe
levels in the form of open play areas,paved court areaa,~a
siums,etc.Tennis courts are available on a first-oome,first-
served basis.All other activit.ies,such as baseball'~al1.d foot-
ball,must.be arranged in advance.It oan be assumed that inter-
'mediate and high school sites contain facilities which fulfill
the needs of ¥oung adults and adults,~hile elementary schools
provide recreational activities designed for the young.The city
is operating a summer program at Miralest.e Pool and constructed
tennis courts at Miraleste High School under agreement wit.h t.he
School District..
b.Los Angeles County Facilities
Los ~e:rdes Golf Course is'a fUlly developed 165 acre site .
which is operated by the County.This facility contains a'la hole,
par J2 course with associated facilities (clubhouse,banquet facil-
ities,ooffee shop,lounge~pro shop,two comfort stations,locker
and shower rooms,and parki~g for 300 cars).
3-30
~~.~b3/01 13:27 F~1 415 744 4043
-"
NPS PWR PGSO
~.....12.
~016
,........
'-
c.Rancho Palos Verdes Facilities
Rancho Palos Verdes Park
This fully developed 11 acre City park contains hiqhly
structured activity areas.These consist of sports activities,
childxen's play apparatus,picnic::facilities,conoession potential,
and a recreational act.ivity buildinq.Recreational programs are
provided at t.he park activity building.These programs are de-
l'signed to offer activities for a wide range of age groups (3 years
I to senior citizen)and are presently operating at full capacit.y.
Crestmont Park 1-/g>5"F r'11.eK.
Cres1:mont Park is a 29 aore site which fronts on Hawthorne
Boulevard between Vex-de Ridqe Road and Locklenna Lane.This ~it:e"
i$one of three sites that has been declared s.urplus by the Palos
Verdes penins11l.a UXlifi.ed School District.The purchasing of this
site by the City will ~ake place over a five year period and is
planned 'to be developed in-to an active .neighborhood park.Facil-
ity development .y initI"i'lly be provid'Efc1 by private organizations
in order to eliminate financial burq,ens thai:.would usually fallon
the communit.y •NO 'plans have been developed.
2.Pass!ve Recreational Areas
C a.Los Angeles County Facili.ties
:f'riendship Park
This,.l23 acre park site,of which 97 acres are within the
Cit.y,is on the eastern boundary of RFlDCho Palos Verdes,just,
nor1:h of Twenty-fifth Street:..Desi:qned use capacity of this park is
approximately 1000 persons,wit.h acc::ess being obtained from out-
side the Cit.y,o£f Ninth S-treet.The purpose of Friendship l?ark
is to provide a public facility which will give upland recreation-
al usage near shoreline areas.Development plans eall for con-
si:ruction of moderate day-use facilit.ies,various·scen~o vista
points,a na.ture t.rail,and minimal landscaping.':the··southwest.
corner of the park is designated as a landslide hazard.
Shoreline Park
Shoreline Park consists of a 53 acre park which lies adja-
cent to t.he eastern bopndary of t.he City,between the shoreline
and Twenty-Fifth Street..Preliminary development plans propose
light day use facilities.
Abalone Cove
".This park incl~des 82 acres,located along the south S1de
~of Palos Verdes.Drive'South between,Sea Co"e and Pepper-eree Drives.
~The partially developed beach area park was only recently ac-
quired by the County and one portion opened to the public the
summer of 1975.
3-31
O~/03/01 13:28 FAX 1 415 744 4043 NPS PWR PGSO
13.
~017
(
This facility will be primarily a nature study area,
'~.".rather tha.n a high den-sity bathing beach.The only improvements
"have been reinforcing and modification of exist.ing improvements
(paddle tennis courts,parking lots,picrtic areas,associat.ed
buildinCJs,and infrastruct.ure systems)where they needed repair
or we~e below standards,and the installation of four portable
lifeguard stations.The headlands and other tidal 'reef areas
will be closed at.minus tides except to guided or monitored walks
in special.environmental oorridors.
point Vicente Fis~ing Access
Point Vicente Fishin~Access lies on the ocean side of
Palos Vercles Orive Sout:h,between point :Vicente Light.house and
Marineland.The fishing access is a fully developed II acre site
which provides access to the shoreline for fishing and souba '
diving purposes.
Lower Nike Site
ion of 't.he
The s
Drive West,
The Coun't.y int.ends to re-
a light day use facili~.
site would be of a com~
/~to ma1ntain open space
\.,..
b.City Facilities
Highland Park
Highland Park is'beirtg purchased by the City from Palos
Verdes School District in conjunction with the Crestmont park
site.It is intended for this 17 acre site to remain primarily
in a natural state tor the next few y'ears.At a later date,this
site will be developed into a passive recreational park with
'limited fao~lities.No plans ha~e been developed.
B.Future Demand for Recreat.ional and Open Space
The palos Verdes.Peninsula has been one of the fastest growing
areas in Los Angeles County;its population has doUbled in eaoh
decade from 1940 to 1970.By 1970,the popUlation of the Penin-
sula had reached nearly 65,000,having increased at an annual
ra't.e of 8.1%during the 1960s.The bulk of this growth occurred
in the unincorporated County area of the Peninsula,'including
the adjacent area t.o the east near Western Avenue which had an
increase during the decade from 14,453 persons in 1960 to over
40,000 in 1970.The three incorporated communities of the Penin-
sula experienced slower growth during this period and aocounted
for a combined population of approximately 22,000 persons bY'1970.
3-32
\ill./Uo1l UoL .LcJ."'"'"....n..u"........__
14.C!IF'
.-
,rlo.,
V
Since 1970 there has been a marked slowdown of growth on the
Palos Verdes Peninsula.Due to declining in-migration to Los
Angeles County overall,economic downturns,and more restrictive
growth policies on the Peninsu1a,population gro'Wth for the Penin-
sula deolined to 3.0 percent annually during·the 1970-1973 period.
Vop~lation growth was down significantly in each Peninsula city
and most significantly in the unincorporated County area,which
had a decline in annual growth rates froID over 11 percent in the
1960s to 3.8 percent in the early 1970s.
Ranoho Palos Verdes had a population of 37,800 persons (esti-
mated by the Los Angeles Regiona.l Planning commission)as of the
date of its incorporat.ion,September 1973.The estimated 1960 pop-'
ulation of the area which is now incorporated into Rancho Palos i
Verdes was apprOXimately 10,000 persons,indicating nearly a four-'
fold increase in 13 years.As in the rest of the Peninsula,pop---
~ation growth has slowed considerably since 1970,dropping from
13 p~cent annually durinq the 1960s to 3.2 percent in the early
19709.
For the future,the expectation of continued growth is re-
flected in popUlation and housing growth projections for the Palos
Verdes peninsula.'rhe demand potential "for residential housing
in Rancho Palos Verdes is expected to increase 2.5'6 on an averaqe
annual basis from 1970-1990.These estimates reflect demand po-
'ten~ial considered in light of the amount of'land which will be
available for development of housing,and in light of pUblic poli-
cy consider~t.ions.
Households in the PeninSUla area are sign~ficant.ly larger
than in most.communities in Los Angeles county.In 1970,average
household size for the Peninsula was 3.75 members,compared to
2.83 persons per household in Los Anqeles County as a whole.
Larger household sizes are typical of suburban areas with large
families,lintited rental housing,.and fewer non-family households.
Household size in Peninsula communities has remained fairly stable
in recent years.
Like most ~o'Wing suburban'.areas,:Rancho Palos Verdes is
characterized by a high proportion of children unde~.20.years of
age and parents age 30 to 54.Correspondingly,there is a rela-
tively low proportion of persons over 65 liVing :i.nthe area.
Forty-five percent of the population of Rancho Palos'Verdes is
under 20 years of age;nearly 42 percent is between t.he ages of
30 and 541 and only 2.5 percent is over 65 years of age.Resi-
dents of Rancho Palos Verdes are on average slightly younqer
than Palos Verdes peninsula residents as a whole.The median age
of Rancho Palos Verdes residents is 28.8 years,oomparea to 29.9
years for all Palos Veraes peninsula residents.
Incomes in Pa.los Verdes Peninsula communities WElre substan-
tially higher than Los Angeles County avera.ges in both 1960 and
.i970.·Meaian family income for ,the Peninsula rose from $13,770
in 1960 to $24,930 in 1970,a percentage increase of 81 percent.
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''i
NPS PWR PGSO
'-,15.
tal 019
.'-:-".
Family income of Rancho Palos Verdes residents was slightly
lower'than tha~of other Palos verdes community residents in both
1960 and 1970.Median family income in Rancho Palos Ve~des in-
cre~sed 73 percent durinq the decade to $21,803 in 1970.The
highest income area on the Peninsula was Rolling Hills,with a
median family income of $36,·379 in 1970.
There are ~wo aspects to the demand for rec~eational and open
space.First,there is the regional-demand,generated by the pop-
ulation of the g-reater Los Angeles area.Regional demand relates
to major park and recreational area$which offer t.he visitor an
opportunity for a variety of recreational e~eriences.With the
rapid disappearance of the supply of public open space in the Los
Angeles area and,at the same t.ime,the demand increasing,an im-
balance bet.ween demand for and supply of recreational area is evi-
dent.'tbroughou't.the area.!n contrast,the:ce is a local demand
for recreational and open space,which is generated by the popu-
lation of the Palos Verdes Peninsula and the Ci'ty of ~ancho Palos
Verdes in partiCUlar.The 10 elates to t:.he need for
areas for passive activ ty as well as active recreat10nal areas such
as ball fields~tennis courts,etc.,and other typ~s of facilities.
As indicated in ~he previous section;approximately 176 devel-
oped acres are available for aotive recreational activity (exclu-
sive of,schoo1 sites).Since 165 acres of this are a golf course,
only 10 acres can be considered a developed community park.using
r-'the generally acceptQd standard of four acres per 1000 popUlation
~for local needs,an existing deficit,wit.h an existing population
of nearly 42,000,of over 150 acres is evident.While this doe~.
not include the use of school sites as recreational areas,which
would.tend to reduce the deficit,it also presumes tba~the cur-
rently undeveloped County facilities adjacent to and within Rancho
Palos Verdes will be developed to planned levelS.
Currently the General Plan of Rancho Palos Verdes provides for
an a4ditional 1;710 acres for residential development,and approxi-
mately 8000-9000 additional people.Utilizing the samestq~dard
for future needs,anot:.her 40 acres will be needed in add:itiOn to .
-the existing deficit.
)JiFI..Ce!<.tW
of the 4.49 acre upper site and approxi-
.bhl;:"~~r10tJ mately 6.6 acres of t e s e more ac ~va rec-~~~Fea€~onai actrvities would hegin to overcome the current deficit
and to meet the future needs of the Ci1:.y.
The additional 68.1 acres of proposed passive open space is
based upon both the need for additional open spaoe as well as con-
sideration of environmental factors assoeia1=.ed wi~h this portion
Of the site.As.~ndicated in the environment.al assessment of the
site (see Appendix),the sensitivity of this portion of the sitedict~tes a low ~evel of development.
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~.W4/03/01 13:29_FAX 1 415 744 4043 ~PS PWR PGSO IZJ 020
10.
The particular sites chosen for open space and recreation
land ~ould provide needed activity areas for the resident popu-
lat.ion.Their location in the west.ern.portion of the :Palos Verdes
Peninsula,in and adjacent to ~e coastal zone along the Pacific,
would provide recreat.ion areas in proximity to a larqe portion of
the resident population.The antici ated volume of use of
.sites wou ted "tivit.of itself--
t e pot~ntial active recreational area at the main site might
eventually have annual volumes at full development of 60',000,
significantly less for 'the open space areas.,and 30,00'0 for the
upper neighborhood site.
An ident.ified.need of the curren't and future.recreation pro-
gram is for building space for recreation classes and orqanized
'1X'0up meetings..At present,Ranoho Palos verdes City park has
one bU11dinq which is used for this purpose,plus staff of£ic~s.
This facility is small and is used to oapacit.y..There are many
community groups seeking space for their ac~ivities..Some wQuld
be"wi1ling to donate time and money t.o the Cit.y to prOVide space
for cooperative use.
The~e are no usable structures on that portion of t:.he main
sit.e for whioh appliQat::.ion is bein.g·made.The upper site contains
five main structures.One of these can be eliminated from poten-
tial use due to its type of construct.ion.The other four struc-
tures could provide space for recreation programs and qroup meet-
.~~ings,compatible with the concept of a neighborhood park facility.
\-~'The need eXists,.but the major question is the suitability of the
partiCUlar st:.ructures and costs of renovation and maintenanoe.
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,1<,....,.
'--
!VI'l'ABILI~
NPS PWR PGSO
17.'
talO2l
'''''''.-..-;
Those portions of the site ~hat have been requested for use as
either active or passive recreational areas by the City are based
upon the demand for additional acreage generated by the added pop-
ulation as well as an assessment of the site suitability.As can
be seen by exami.nation of the Re-use report:(in the Appendix),al-
ternative uses of the site have been examined with the full partici-
pation o'f other int.erested public agencies in mind.It.appears
that the best "mix"of uses for the site would be as an adminis-
trative site for a number of public agencies with.the open space
and'recreational portions being administered by the City of Rancho
Palos Verdes and LoS Angeles Couney.
Perhaps the single most important resource relating eo the site and
its vicinity are the superb views to the site and panoramic vistas
from it.Point Vicente and the si~e of the proposed Civic Center
are significant focal points whioh are highly visible from a number
of vantage points in the surrounding-area.In addition,these focal
points afford excellent 270 0 "view sheds"of the ooastline and ocean.
The Point will offer exceptional views of su~rounding marine habi-
taes,surface geolo9y,'and additionally,vantage points to view
the annual migration of the california Gray Whale.Views to the
site are of considerable ~portanoe because these focal points are
architectural features which tend to focus viewer attention from
a variety of view looations along major'public routes and lands ..
Because of ~ese considerations as well as the recommended designa-
tion of Palos Verdes Drive as a soenic corridor and highway,visual
.qualities of proposed development should be compatible with local
characteristics and should take advantage of,but not obstruct,
views from nearby vantage points.
~n the examination of possible uses for the site and portions
thereof,ig ~ecame evident.that only a'-small portion of the lIlain
Site sboul e utilized for intense urban uses such as an adm~s
trative area for public functions.After the ident1f1cation'~f
this portion of the site,the remainder of the site,because of
its environmental sensitivity and the strong demand for recreation
and open space areas,was identified for such recreational uses.
The proposed city recreation area adjacent to Palos Verdes Drive
was chosen because it represented topographically the best por-
tion of the site for poteneial active recreation activities and
its adjacency to Palos Verdes Drive means that !ngress and eqress
to the proposed recreational area can be raadily proVided by con-
struction of·an aCCess road off of Palos Verdes Drive.
~he.major access point to the main site will continue in its pre-
sent location from Hawthorne Boulevard.It is proposed to nego-
~iate with GSA for a road right-oi-way designed to provide access
for all agencies using the main site~
3-36
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,-
NPS PWR PGSO
18.
,,-',nated fo~recreatipnal
,.
The portions of the main sit.e proposed for recreat.ional and open
space use by the city do not.include exis~ing physical improve-
ments·of use and would require demolition.This includes several
qatehouses or control st.ations,theatre building (T-S),generator
building (S-20l),kennels"and ehainlink fence.The vast missile
s~ora9'e and launching area present.a st.ill unsolved problem.The
ground level ooncrete area will lend itself t.o proviatng a vis~
ea w ,r exam e e 1ns a a 0 enches;
The 1m er oun area r vide ac a r a :L se r but.
no ng is proposed at this t.iJne..On the other hand,these under-
.qround areas may nead to be permanently sealed off.
The upper site of 4.49 acres contains structures and facilities
associated with it.s foxmer role as an Integrat.ed Fire Cont.rol (IFC)
Center.The recreational uses propOsed will leave the exist.ing
topography and Itluch of the existing vegetation intact.Further-
more,1:;.he J.ow leveJ.of outdoor u.se'bY these activit.ies wiJ.J.not.
be threatened by adverse geologicaJ.conditions.rinaJ.ly,these
aotivities will,if the proper J.andseape design is instituted,en-
hance the visuaJ.quality.of the area..Four of the eXist:ing buiJ.d':'
inqs might be suitable for uae for recreat.ion programs and meeting
rooms.The City would like ~o keep the fleXibility of further
evaJ.uation of the cost.-effectiveness of utilizing some or all of t.he
four buildings and the platfor.m or of de~lishing all of them and
making the site totally passive..The guard house,small storage
b1ii.J.ding,buiJ.d.ing S-3J.0,and the chainlink fence would be removed.
fhe upper site contains a joint use access easement.This easement
is not incompatible with the proposed park use.The exi$ti~9
access drive wouJ.d be continued.
3-37
~~!03/01 ~3:30 FAX 1 415 744 4043
.'.
CAPABiLITY
NPS PWR PGSO
19 •
1aJ023
As a newly incorporated City {1973},Rancho Palos Verdes is in
~he initial stage of developing a Ci~y administrativ~and support
structure to acoommoda~e the service needs for an estimated cur-
rent population of nearly 42,000 and the ability t.o meet t.he
needs of an ultimate popUlation of app~oximately 50,000.The
Cit:.y does not yet have a capital improvemen'ts program.
Currently,the city cont.racts with Los Angeles County for a number
of services,in'cl.uding police,roads,animal control,builaing and
sa.fety,engineering,and recreation services.The operat.ing'bud-
get for the current fiscal year (1915-76)for recreatio~services
is $125,000 (see Appendix).This·budget includes park adminis-
tration,grounds maintenance,and cons~ttction and repair,with
a staff of two full-time and 26 part.-time personnel.It·is antici-
pated that eventually the C1~y might ta~e over all opera~iQns re-
lated to the prOViding of recrea.tion services.
In terms.of capital budgets related to the acquisition and de-
V'elopment of reoreation and 'open space sites,the City is in the
process of acquirinq-two surp~us school sites f~om the Palos Verdes
Unified School District 'to increase the supply of recreational land.
To initiate the purchase of the cr~stmont and Highland School
Sites,$405,500 has been provided in the Capital Improvements and
~~.AcqUisition Fund in fiscal yaar 1975-76 for the first installment~;on these sites.For fisoal 1975-76,funds were transferrea from
surplus in the qeneral funa,·the Environmental Excise ~ax Fund,
and tha Revenue Sharing Fund to the capital Improvements Fund.Ad-
ditionally,monies totaling $100,000 for design studie~related
to parkland development were appropriated and included,in this
fund.
The major souroes of funds for acquisition and development of
parkland are the Environmental ~xcise Tax ana Parkland Dedication
from subdiV'isions.At the present t;i.me,there is an unappropri-
ated balance of $862,927 in t.h~Environmental Excise Tax Fund.
There is interest on th~part of several community groups for
working with the City to develop these facilities.The City is,
ho~ever,committed to a fiscal philosophy of carefUlly programming
future long-range costs,rather than only'short-range expendienoy.
This analysis,relative to volunteer resources,has not been ac-
complished,since aequisition of the site was uncertain.
Recently,a Parks and Recreation Committee was appointed by the
City Council to provide pQlicy guidance for the development of
recreational land a~d programs.
3-38
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~~O~lf03/01 13:30 FAX 1 415 744 4043
...r..
I
NPS PWR PGSO JaI 024
20.
&Recreation committee
PARKS'....AND :REC~1\.TION ORGANlZATIOl\,J CHART
City Council
r pUkS
City Manager
i 1..---------..,
Parks ,Recreati~n ~ept.P~lic Works
(contract)
,.
3-39
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..;,.._~1;'03/01 1~:30 FAX 1 415 744 4043
.-'
PROGRAM OF UTILIZATION
NPS PWR PGSO ~025
21 •
The City of Rancho .Palos Verdes proposes to develop approximately
80 acres of the ~lS acre surplus NIKE site for a variety of rec-
reational and open space uses.Figures 6 and 7.show ehe portions
to be acquired for parkland in relation to other proposed uses for
~he remainder of the site.it the main site,the 6,6 acre PQten
tial active recreationa~area would complement the pro~osed Los
~qeles County Depar~ent of Beaches development on the coast s~de
of Palos'Verdes Drive as well as meeting an identified need for
additional recreationai land in tb~City.Tb acres of passive
o en s ace surrounds and com lements the ro trat ve
enter n e n ace .y.
The 4.49 acre upp~r site would be used primarily as a neighborhood
park capitalizing on the dramatic views from this location.
Potential Active Recreationa~Area at Main Site (Figure ·6)
Eventually,this area mig:ht contain picnic areas,tennis..
courts,and an athletic field.This multi-use area will be fo~
Clay use only.
Road access will be prov~ded off of Palos Verdes Drive wi~
a paved parking lot ~o serve the picnic areas,tennis courts and
athlE?tic field.Development of this site woUld potentially occur
(""!"':.over'a five-year period based on funding priorities.In the in-
,,'terim it would be used as open space.No structures exist on this
portion of the site.
2 •.Passi~e Open Space at Main Site (Figure 6)
acres of land s.di ro osed adminis ative
left essentia11y'in its natural state w1th no aQ~ive
£r this area.aeeause of slope
Development at:.this site includes minor landscaping a;nd es-
tablishment of picnic areas.The parking lot would be expanded
in the future.-A level play~ng area would be established between
the street and the parking lot.·Two alternatives exist for the
ex.isting.structures.:-.(;1.)-,Demo·lish all t :{.andscape,·and use area·
.0I!~r.fo.r P,:i.c;~li~s,vi:e~i~qt et?~,_(2)..Re~ov~t~(wit~the ;coopera-
t10n of community groups)one to four eX1st1ng structures .
(S-302,S-30j,S-304,S~j07),demolishing the other structures,
and use for recreation programs and group meetings as well as for
3-40
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....~
NPS PWR PGSO IaI 026
picnics,viewing,e~c.The city wishes to keep these two alterna-
tives as feasible approaches at this time.
Por the larger open space and pas~ive recreational area,rt is
again assumed that.there will be no site acquisition cost •.:rotal
development cost ~s estimated_at $84,000,plus $6,000 demolition
cost.~Ain1;enance eost would increase gradual:ly from about~oo and level off at approx~tely $14.000 annually.
For the recreat.iqnal area at the upper site,composed of 4.49
acres,it is estimated that:fOr Alternative (1)cos'Cs would be
approximately $3,500 for total demolition ana $25,000 for develop-
ment.,with annual maintenanc&estimated at·$1,000 per acre.Al-
ternative (2)costs would be approximat.ely $1,500 for partial
de~lition and $50,000 for aevelopment (primarily in partial reno-
vation of structures),w~t:h annual maintenance estimated at $1,500
per a.cre.
3-41
M/O=![Ol 13:31 fAX 1 415 744 !Q43 NPS PWR PGSO IaJ027
.-23 •
..
TABLE 1
PROPOSED SCHEDuLE OF DEVELOPM1!1N'!'
Annual Fiscal Requir9lnents
Fiscal Fiscal Fiscal Fiscal Fiscal Fiscal
Year Year Year Year .Year Year
1975-76 1976-77 1977-713 1978-79 1979-80 1980-$1
Deve1~ed Recreational
Area (6.6 acres)
Site.Acquisition OOstsa -.
'Oevelopr1le:nt costsb $26,400 4126,400 $2~,!l0O
Maintenance ·COstsC 200 200 S,OOO 10,000--17,000
Open Space and Passi.ve
Recreational Area (70 i\c.)
Site Acquisition Costs~-
Development CostsCl $23,000 $17,000 .$17,000 $17,000 ~17,00O
Maintenance COstse 2,800 5,600 $,400 11,200 14,000
f';'W·-',Recreational Area at............Upper.Site (4.9 acres)
Site Ao~i$ition costsd
~ternative (1)
Demolition 3,500
Development Co8tsf 500 10,000 ;L0,000
Maintenance C08ts9 3,000 4,000 4,500 4,500
Altemative (2)
Demolition 1,0500
Development Costs 500 15,000 15,000 10,000 10,000
Maintenance Costsh 500 4,000 5,0~9 5,000 6,700
TOTAL 'ii/Alternative (1)$30,000 $35,900 $70,800·~69,100 $78,900
TOTAL a/Alternative (2)$28,500 $41,900 $76,800 $79,600 $91,100
a.
b.
c.
d.
e.
f.
(I '1.
h.
Asswnes 100l/;discount from Bureau of OUtdoor :Recreation
Assumes total development costs of ~132,OOO ($20,000 per acre)
Assumes 1lIaintenance cost 01:$5,000 per developed acre
Assumes total 'development cost of $84,000 ($1,200 per aore)+$6,000 demolition
Assumes ma.!ntenance oosts of $200 per acre
Asswnes tt)tal demolition and deVelopment costs of ~25,000
Assumes maintenanoe costs of $1,000 per acre
Assumes maintenanoe costs of $1,500 per acre
3-42
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figure 2 IIuppersite
n
II O'.scale :1 ::20
3-44
~~3/01 13:32 FAX 1 415 744 J043 :\PS PWR PGSO 141030
3-45
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3-46
04/03/01 13:33 FAX 1 415 744 4043 NPS PWR PGSO I4J 032
3-47
_---------~----~__--------_.__.._._._---.
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3-48