RPVCCA_SR_2011_05_03_11_Lease_Ladera_LindaCITY OF RANCHO PALOS VERDES
TO:
FROM:
DATE:
SUBJECT:
REVIEWED:
MAYOR LONG AND MEMBERS OF THE CITY COUNCIL
TOM ODOM,DIRECTOR OF RECREATION ~~~4D
PARKS/PUBLIC WORKS DEPUTY DIRECT~~
MAY 3,2011
LEASE OF PORTION OF THE LADERA LINDA FACILITY
BY THE MONTESSORI SCHOOL
CAROLYN LEHR,CITY MANAGER ~
RECOMMENDATION
Receive and file.
DISCUSSION
The Ladera Linda Community Center is located at 32201 Forrestal Drive.This former
elementary school is designated as an Active/Community Park.The property was
purchased from the Palos Verdes Peninsula Unified School District after much community
involvement and input.Payment for the site included a trade of the Loma Del Mar School
Site,previously purchased by the City,and cash paid over a three year period.Purchase
was completed in fiscal year 1985-86.The acquisition cost was $730,000.The site is
approximately 11 acres in size with 5 buildings for a total square footage of 18,879 square
feet.
The uses for the Ladera Linda Community Center include a number of recreational
classes offered by independent contractors,such as dance classes,dog obedience
classes,chess camps,outdoor adventure camps and a preschool.The preschool is
operated by Montessori School of Manhattan Beach/Rancho Palos Verdes and is under a
lease agreement with the City that expires on September 21,2011.The Montessori
School of Manhattan Beach/Rancho Palos Verdes has leased a portion of the facility for a
preschool for over 15 years.The lease area includes:two small bathrooms (5'x5'and
5'x8')and Room A in Building E,together with the non-exclusive right to use the adjoining
playground in common with others;Room L in Building A,along with the exclusive right to
use the adjacent fenced area;and Rooms 0,E,and F in Building B,together with the non-
exclusive right to use the grass area located directly behind Building B in common with
others.
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The City has had significant maintenance issues at this facility for the past several years
primarily due to the age of the facility,which was built over 30 years ago.A number of
these issues relate to an aging infrastructure,such as gas,water and wastewater lines
that require replacement at a significant cost of several hundred thousands dollars and in
addition,costs such as design,preparing bids and project management.Furthermore,the
time needed for construction would result in several months'closure of the preschool while
construction is occurring on the buildings.
Due to the age of the infrastructure at the site and the extensive work and cost to bring the
buildings up to an acceptable standard,the City Council directed on March 1,2011 to give
notice to the preschool that the City will not be renewing the lease.City Staff has met with
the owners of the preschool and their attorney both before and after the written notice of
non renewal was sent.At those meetings,Montessori School representatives advised
Staff that the school would like to continue operating for two more years and would be
willing to make a contribution to correct some of the deficiencies at the building.However,
given the magnitude of the improvements that are needed,the school owners were unable
to commit to such a large investment.
The structures that are at the Ladera Linda Community Center are past their useful life,
are generally deteriorated and would require replacement;therefore,renovation,due to
the existing conditions,is not recommended.
CONCLUSION
In order to lease a City building to a preschool,the building should be in compliance with
relevant codes and in an acceptable condition.Unfortunately,due to the current
condition of the buildings and the significant financial expenditure that would be needed to
improve their condition to an acceptable level,staff does not recommend that the current
lease be extended beyond the end of the current lease,which expires in September.
Additional factors for the basis of nonrenewal of the lease included consequences of an
unplanned closure,duration of a long term closure while under construction,cost of
renovation estimated to be several million dollars and meeting the high standard for
preschool facilities.
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