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HomeMy WebLinkAbout1996-01-23 - AGENDA REPORTS - RPT EARTHQUAKE DAMAGED BLDG (2)AGENDA REPORT City Manager Approval Item to be presentedy, Ruben M. Barrera BUSINESS DATE: SUBJECT: DEPARTMENT: January 23, 1996 REPORT ON STATUS OF EARTHQUAKE DAMAGED BUILDINGS URGENCY ORDINANCE NO. 96-10 Building and Engineering Services On January 9, 1996, staff presented to the City Council a report on the status of remaining earthquake damaged homes in the Valencia Hills area. Several homes and/or lots are not being repaired or maintained by the property owners in spite of efforts by staff to convince the property owners to do so. Several members of the Valencia Hills Homeowners Association addressed the City Council to indicate that they desired a more proactive approach by the City to have these properties or structures brought up to acceptable standards. Their concerns were that the homes have become a danger to children and are lowering the surrounding property values. Following the presentation, the Valencia Hills Homeowners Association requested that the City Council take immediate action to eliminate these hazards and assist in the cleanup of these properties. Upon conclusion of this issue, the City Council directed staff to research the following items and return to the Council on January 23, 1996: 1. Review the status of all remaining earthquake damaged buildings throughout the City which have not commenced repairs. 2. Immediately notify these owners of possible action by the City if repairs are not started. 3. Review the process for abating substandard conditions and investigate possible funding sources. 4. Research possible revisions to the current building permit process as it relates to the . expiration of permits for earthquake damage repairs, Adopted: / -.t s -9 Agenda Item:. Report on Status of Earthquake Damaged Homes January 23, 1996 Page 2 Currently, there are 25 properties throughout the City listed as uninhabitable or limited entry. Included in this total are six vacant lots where the structures have been removed and which are now a collection site for debris and/or weeds. The remaining 19 structures are either in various stages of repair or have never had work begun since the earthquake. Most of these structures have been repossessed by banks, with a few bought by contractors for investment purposes. Appendix A shows a listing of these properties, their current condition, the date of the last contact with the owners, and staffs recommendations for proposed action. Also listed are some major reconstruction projects that are still active. Although this issue was brought up by the Valencia Hills H.O.A., properties in similar condition are located throughout the City. It is apparent that current owners of these properties either cannot afford to do the repairs or have lost their homes to the banks. These bank owners are in a similar situation in that they do not wish to expend funds to repair the homes and would rather sell the property as is. Funding options will be described to the City Council during another item on this agenda. This item, a status report of federally funded earthquake recovery programs, explains the funding options available to property owners. Based on our records of damage observed after the quake and the number of permits thus far issued for repairs and reconstruction, we estimate that there still remain approximately 2,500 properties in the City with some degree of unrepaired damage. This figure has been adjusted to account for damage which may have already been repaired without permits and is therefore not reflected in our records. The average value of damage per household is estimated at $5,000, including all remaining light and heavily damaged properties, for a total damage value of approximately $12.4 million. To expedite the recovery process for the worst affected properties, the City needs to establish a fund of $60,000 to provide monies to cover attorney fees, court costs, minimum improvements to secure up to three properties having nuisance hazards, and other administrative costs. These funds will not cover major costs to clean up properties or demolish heavily damaged structures. Requests for funding for this work will be brought to the City Council for approval at appropriate times during the abatement process. These costs may be recovered through placing a lien on the property for collection on the next available tax bill, as permitted by State law. The City Council also requested that staff investigate methods to accelerate the repair and reconstruction process for earthquake damaged structures in order to minimize the negative impact of unrepaired structures on adjacent properties and their neighborhoods. Urgency Ordinance No. 96-10 amends the City's Building Code by reducing the time limits on earthquake repair permits. The measure will expedite the reconstruction process by requiring faster -paced reconstruction, thereby shortening the time for improving the overall health, safety, and welfare of affected citizens and reestablishing their neighborhoods to pre -earthquake conditions. This ordinance will have an immediate effect on newly issued earthquake repair permits, which will subsequently complete earthquake repairs more expeditiously. This provision is urgent in order to reestablish affected neighborhoods and rehabilitate properties as soon as possible. Some properties and neighborhoods are deteriorating and have not been restored since the 1994 earthquake. Report on Status of Earthquake Damaged Homes January 23, 1996 Page 3 RECOMMENDATION The City Council approve staff recommendations for the individual properties as listed in Appendix A and appropriate $60,000 from the contingency account, no. 01-4101-290, to initiate the necessary proceedings and legal action to mitigate immediate hazards and public nuisances as directed by the City Council. The City Council adopt Urgency Ordinance No. 96-10. ATTACHMENTS Appendix A -Substandard Properties Urgency Ordinance No. 96-10 RMB:BM:ce:dls.dis mmol\v( ndaZbm SUBSTANDARD PROPERTY 25538 VIA DESCA, Valencia Hills 01-12-96 LOT CONDITION - Vegetation is dead, house is unsecured. There has been no effort made by the owner to correct the substandard condition or to notify the City. This property should be demolished or kept fenced and secured. 01-12-96 Staff has been unable to locate the owner by phone. This house is in a hazardous condition. The last contact was on 7-17-95. RECOMMENDATION: THAT THE CITY COUNCIL APPROVE THE INITIATION OF DUE PROCESS PROCEDURES TO HAVE THE STRUCTURE DEMOLISHED WITH CITY RESOURCES AND RETURN TO COUNCIL AT THE APPROPRIATE TIME TO ALLOCATE FUNDS FOR THE DEMOLITION WORK. 25514 AVENIDA ESCALERA, Valencia Hills 01-12-96 LOT CONDITION - House is currently under repair, but has stopped work. Property is fenced, vegetation is dead. 01-12-96 This property owner has called for an inspection to continue work on 01-16-96. RECOMMENDATION: STAFF WILL MONITOR THE PROGRESS OF THE CURRENT OWNER/CONTRACTOR 25434 AVENIDA ESCALERA, Valencia Hills 01-12-96 LOT CONDITION - Vacant lot, fenced, exposed grade beams, retaining wall completed November 30, 1995. The bank owner has complied with the City's requests to secure the property; however, the lot is still a safety hazard and should remain fenced. 01-12-96 Staff has contacted the bank to clean up the lot and cover any exposed footings. RECOMMENDATION: CLEAN UP LOT OF DEBRIS, COVER UP FOUNDATION FOOTINGS AND REMOVE FENCE. APPENDIX A SUBSTANDARD PROPERTY - CONTINUED 25426 AVENIDA ESCALERA, Valencia Hills 01-12-96 LOT CONDITION:. Foundation cracks, front window boarded, house is open, vegetation dead, foundation partially removed. There has been no effort made by the owner to promptly repair this structure and lot has been left to deteriorate. This structure should be secured and the lot cleared of debris. 01-12-96 This property is up for sale and has received offers. Current owner has no more money for repairs. Staff has contacted the real estate agent about cleaning up the property. The current owner was notified but has not responded. RECOMMENDATION: CLEANUP PROPERTY AND BOARD UP STRUCTURE. 26425 AVENIDA ESCALERA, Valencia Hills 01-12-96 LOT CONDITION - Crack in foundation slab. Interior nonbearing wall split. Patio cover damaged, interior cracks in drywall. Staff has reinspected it and feels that is it HABITABLE WITH REPAIRS, as the majority of the damage is cracks because the rear wall was not sheared. Vegetation is dead, front window is boarded up, and house is secure. 01-12-96 Real estate agent was contacted. The property is in escrow and will be cleaned up and the window will be repaired before escrow can close. RECOMMENDATION: CLEANUP THE PROPERTY AND FIX FRONT WINDOW IF THE CURRENT OWNER DOES NOT RESPOND. 25418 AVENIDA ESCALERA, Valencia Hills 01-12-96 LOT CONDITION - House is secure and under repair. RECOMMENDATION: STAFF WILL MONITOR THE PROGRESS OF THE CURRENT OWNERICONTRACTOR. 23524 HERITAGE OAK COURT, Newhall 01-12-96 LOT CONDITION - Damaged retaining wall only. 12-19-95 Last contact by mail. Staff has not received a response. APPENDIX A SUBSTANDARD PROPERTY - CONTINUED RECOMMENDATION: CONTINUE EFFORTS TO HAVE THE OWNER REPAIR THE WALL. 23918 VIA 0 Valencia Hills 01-12-96 LOT CONDITION -This lot is vacant but has debris from the adjacent lot on it. 01-12-96 Last contact. Current owner, Home Savings, was contacted and is pursuing location of the adjacent owner to remove debris. Home Savings will remove the debris by 01-23-96. RECOMMENDATION: CLEAN UP LOT OF DEBRIS IF OWNER DOES NOT RESPOND. 24 VIA ONDA, Valencia Hills 01-12-96 LOT CONDITION - Vegetation is dead, no windows, no slab, adjacent lots are used to dump debris, west wall is down. This property owner has a valid permit. However, work on the house has stopped at the present time. Owner/contractor has run out of funds and cannot be located. The property is fenced. 08-25-95 Last contact. All further attempts to locate the owner have been unsuccessful. RECOMMENDATION: BOARD UP HOME AND FILL IN FOUNDATION HOLES. KEEP PROPERTY FENCED.. 23930 VIA ONDA, Valencia Hills 01-12-96 LOT CONDITION - Vegetation is dead, house is unsecured, east and west walls are down, foundation is split four inches. This property has been fenced and repair work has begun. 01-12-96 This house is currently under construction. No action needed. RECOMMENDATION: STAFF WILL MONITOR OWNER/CONTRACTOR FOR PERMIT COMPLIANCE. 23936 VIA ONDA, Valencia Hills 01-12-96 LOT CONDITION -Vegetation is dead, house is secure, foundation is cracked. This property has been fenced and repair work has begun. SUBSTANDARD PROPERTY- CONTINUED 01-12-96 This house is currently under construction. No action needed. RECOMMENDATION: STAFF WILL MONITOR OWNER/CONTRACTOR FOR PERMIT COMPLIANCE. 25502 VIA JUANA, Valencia Hills 08-01-94 Last contact. 01-12-96 This house is secured, uninhabitable, appearance is good. RECOMMENDATION: STAFF WILL MONITOR OWNER/CONTRACTOR FOR PERMIT COMPLIANCE OR STATUS OF REPAIRS. 24022 VIA CANDELLA, Valencia Hills 08-01-94 Last contact; 01-12-96 This house is secured, uninhabitable, appearance is good. RECOMMENDATION: STAFF WILL MONITOR OWNERICONTRACTOR FOR PERMIT COMPLIANCE OR STATUS OF REPAIRS. 24031 ROTUNDA ROAD, Valencia Hills 07-20-94 Last contact. 01-12-96 This home is secure and the property is good in appearance. RECOMMENDATION: STAFF WILL MONITOR OWNER/CONTRACTOR FOR PERMIT COMPLIANCE OR STATUS OF REPAIRS. 04-14-95 Last contact. 01-12-96 This house is vacant, secured, and good in appearance. House is considered LIMITED ENTRY. RECOMMENDATION: STAFF WILL MONITOR OWNER/CONTRACTOR FOR PERMIT COMPLIANCE OR STATUS OF REPAIRS. APPENDIX A SUBSTANDARD PROPERTY - CONTINUED 22509 6TH STREET, Newhall 04-12-95 Last contact. 01-12-96 This house is uninhabitable and is secure. RECOMMENDATION: STAFF WILL MONITOR OWNER/CONTRACTOR FOR PERMIT COMPLIANCE OR STATUS OF REPAIRS.. 15013 WHEELER ROAD, Newhall 01-12-96 LOT CONDITION - House is under repair. Lot is fenced. RECOMMENDATION: STAFF WILL MONITOR OWNER/CONTRACTOR FOR PERMIT COMPLIANCE OR STATUS OF REPAIRS. 18839 SIERRA ESTATES DRIVE, Canyon Country 01-12-96 LOT CONDITION - House is vacant and secure. RECOMMENDATION: STAFF WILL MONITOR OWNERICONTRACTOR FOR PERMIT COMPLIANCE OR STATUS OF REPAIRS. 26456 FAIRGATE AVENUE, Canyon Country 01-12-96 LOT CONDITION - House has been under repair for about one year. Lot is cluttered with debris and fenced. Vegetation is dead. RECOMMENDATION: STAFF WILL MONITOR THE CURRENT PERMIT FOR COMPLIANCE. 26319 FAIRGATE AVENUE, Canyon Country 01-12-96 LOT CONDITION - House has been under repair for about one year. All vegetation is dead. RECOMMENDATION:. Staff will monitor the current permit for compliance. APPENDIX A SUBSTANDARD PROPERTY - CONTINUED 24126 ARCH STREET, Newhall 23911 VIA HAMACA, Valencia Hills 24258 WALNUT STREET, Newhall 22611 13TH STREET, Newhall O1-12-96 These lots are currently vacant. No action is required at this time. RMB:BM:ce:dls ..d1\vi...W.bm ORDINANCE NO. 96-10 AN URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA ADOPTING AMENDMENTS TO TITLE 20 OF THE SANTA CLARITA MUNICIPAL CODE WHEREAS, the earthquakes which occurred in January of 1994 caused significant and substantial damage to buildings and property located within the boundaries of the City of Santa Clarita; and WHEREAS, the City Council wishes to accelerate the repair and reconstruction process for earthquake damaged structures in order to minimize the negative impact of unrepaired structures on adjacent properties and their neighborhoods; this Ordinance amends the City's Municipal Code by reducing the time limits on earthquake repair permits; the measure will expedite the reconstruction process by requiring faster -paced reconstruction, thereby shortening the time for improving the health, safety and welfare of affected citizens and reestablishment of their neighborhoods to pre -earthquake conditions. THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES ORDAIN AS FOLLOWS: SECTION 1. Section 106.4.4.1 is hereby added to Title 18 of the Santa Clarita Municipal Code to read as follows: 106.4.4.1 Expiration of Earthquake Damage Repair Permits. Every permit issued by the Building Official under the provisions of this code for construction or repair of property damaged by earthquake shall expire by limitation and become null and void if the building or work authorized by such permit: Is not commenced within 90 days from the date such permit was issued by the City. Is suspended or abandoned at any time after the work is commenced for a period of 90 days. Has exceeded a period of one year from the date the permit was issued, regardless of whether or not the work has stopped. Before such work can be recommenced, a new permit shall be first obtained, and a fee therefore shall not exceed one-half the amount required for a new permit for such work (except in the case of Item 3 above, wherein the fee may be based on the amount of the work remaining to be completed), provided no changes have been made or will be made to the original plans and specifications for such work; and provided further that such suspension or abandonment has not exceeded six months. In order to renew action on a permit which has been abandoned or suspended for more than six months, the permittee shall pay an amount not exceeding that originally paid for the permit. Any permittee holding an unexpired permit may apply for an extension of the time within which work may commence under that permit when the permittee is unable to commence work within the time required by this section for good and satisfactory reasons. The Building Official may extend the time for action by the permittee showing that circumstances beyond the control of the permittee have prevented action from being taken and upon payment of an extension fee as established by the City Council. No permit shall be extended more than once. ORDINANCE NO. 96-10 January 23, 1996 - Page 2 SECTION 2. If any section, subsection, sentence, clause, phrase or work of this Ordinance is for any reason held invalid by a court of competent jurisdiction, such a decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed and adopted this Ordinance and all of the provisions thereof, irrespective of the fact that any one or more of said provisions may be declared invalid. SECTION 3, The City Clerk shall certify the passage of this Ordinance. PASSED AND APPROVED this day of I�. ATTEST: CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) § CITY OF SANTA CLARITA 19_. I, Donna M. Grindey, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Ordinance No. was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the day of , 19 . That thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City Council on the day of 19 by the following vote, to wit: 31M NOES: ABSENT: BM:hds mmal\mds 1D.nm COUNCILMEMBERS COUNCILMEMBERS COUNCILMEMBERS CITY CLERK APPENDIX A Revised 1.22-96 SUBSTANDARD PROPERTY 25538 VIA DESCA, Valencia Hills 01-12-96 LOT CONDITION - Vegetation is dead, house is unsecured. There has been no effort made by the owner to correct the substandard condition or to notify the City. This property should be demolished or kept fenced and secured. 01-12-96 Staff has been unable to locate the owner by phone. This house is in a hazardous condition. The last contact was on 7-17-95. RECOMMENDATION: THAT THE CITY COUNCIL APPROVE THE INITIATION OF DUE PROCESS PROCEDURES TO HAVE THE STRUCTURE DEMOLISHED WITH CITY RESOURCES AND RETURN TO COUNCIL AT THE APPROPRIATE TIME TO ALLOCATE FUNDS FOR THE DEMOLITION WORK. 01.22-96 Property has been fenced and partially secured. 25514 AYENIDA ESCALERA, Valencia Hills 01-12-96 LOT CONDITION - House is currently under repair, but has stopped work. Property is fenced, vegetation is dead. 01-12-96 This property owner has called for an inspection to continue work on 01-16-96. RECOMMENDATION: STAFF WILL MONITOR THE PROGRESS OF THE CURRENT OWNERICONTRACTOR 25434 AVENIDA ESCALERA, Valencia Hills 01-12-96 LOT CONDITION - Vacant lot, fenced, exposed grade beams, retaining wall completed November 30, 1995. The bank owner has complied with the City's requests to secure the property; however, the lot is still a safety hazard and should remain fenced. 01-12-96 Staff has contacted the bank to clean up the lot and cover any exposed footings. RECOMMENDATION: CLEAN UP LOT OF DEBRIS, COVER UP FOUNDATION FOOTINGS AND REMOVE FENCE.. fl3• ►ioNi k . SUBSTANDARD PROPERTY- CONTINUED 25426 AVENIDA ESCALERA, Valencia Hills 01-12-96 LOT CONDITION: Foundation cracks, front window boarded, house is open, vegetation dead, foundation partially removed. There has been no effort made by the owner to promptly repair this structure and lot has been left to deteriorate. This structure should be secured and the lot cleared of debris. 01-12-96 This property is up for sale and has received offers. Current owner has no more money for repairs. Staff has contacted the real estate agent about cleaning up the property. The current owner was notified but has not responded. RECOMMENDATION: CLEAN UP PROPERTY AND BOARD UP STRUCTURE, 26425'AVENIDA ESCALERA, Valencia Hills 01-12-96 LOT CONDITION - Crack in foundation slab. Interior nonbearing wall split. Patio cover damaged, interior cracks in drywall. Staff has reinspected it and feels that is it HABITABLE WITH REPAIRS, as the majority of the damage is cracks because the rear wall was not sheared. Vegetation is dead, front window is boarded up, and house is secure. 01-12-96 Real estate agent was contacted. The property is in escrow and will be cleaned up and the window will be repaired before escrow can close. CLEAN UP THE PROPERTY AND FIX FRONT WINDOW IF THE CURRENT OWNER DOES NOT RESPOND. 25418 AVENIDA ESCALERA, Valencia Hills 01-12-96 LOT CONDITION - House is secure and under repair. RECOMMENDATION: STAFF WILL MONITOR THE PROGRESS OF THE CURRENT OWNERICONTRACTOR. S R milkly 76 01-12-96 LOT CONDITION - Damaged retaining wall only. APPENDIX A SUBSTANDARD PROPERTY - CONTINUED 12-19-95 Last contact by mail. Staff has not received a response. RECOMMENDATION: CONTINUE EFFORTS TO HAVE THE OWNER REPAIR THE WALL. 23918 VIA ONDA, Valencia Hills 01-12-96 LOT CONDITION -This lot is vacant but has debris from the adjacent lot on it. 01-12-96 Last contact. Current owner, Home Savings, was contacted and is pursuing location of the adjacent owner to remove debris. Home Savings will remove the debris by 01-23-96. RECOMMENDATION: CLEAN UP LOT OF DEBRIS IF OWNER DOES NOT RESPOND, 01-22-96 Debris has been cleaned up. Lot is clear. 23924 VIA ONDA, Valencia Hills 01-12-96 LOT CONDITION -Vegetation is dead, no windows, no slab, adjacent lots are used to dump debris, west wall is down. This property owner has a valid permit. However, work on the house has stopped at the present time. Owner/contractor has run out of funds and cannot be located. The property is fenced. 08-25-95 Last contact. All further attempts to locate the owner have been unsuccessful. RECOMMENDATION: BOARD UP HOME AND FILL IN FOUNDATION HOLES. KEEP PROPERTY FENCED. 23930 VIA ONDA, Valencia Hills 01-12-96 LOT CONDITION - Vegetation is dead, house is unsecured, east and west walls are down, foundation is split four inches. This property has been fenced and repair work has begun. 01-12-96 This house is currently under construction. No action needed. RECOMMENDATION: STAFF WILL MONITOR OWNERICONTRACTOR FOR PERMIT COMPLIANCE. APPENDIX A SUBSTANDARD PROPERTY - CONTINUED 23936 VIA ONDA, Valencia Hills 01-12-96 LOT CONDITION - Vegetation is dead, house is secure, foundation is cracked. This property has been fenced and repair work has begun. 01-12-96 This house is currently under construction. No action needed. RECOMMENDATION: STAFF WILL MONITOR OWNERICONTRACTOR FOR PERMIT COMPLIANCE. 25502 VIA JUANA, Valencia Hills 08-01-94 Last contact. 01-12-96 This house is secured, uninhabitable, appearance is good. RECOMMENDATION: STAFF WILL MONITOR OWNER/CONTRACTOR FOR PERMIT COMPLIANCE OR STATUS OF REPAIRS. 24022 VIA CANDELLA, Valencia Hills 08-01-94 Last contact. 01-12-96 This house is secured, uninhabitable, appearance is good. RECOMMENDATION: STAFF WILL MONITOR OWNER/CONTRACTOR FOR PERMIT COMPLIANCE OR STATUS OF REPAIRS. [is 16 C UIl iZI1 ; C 1: M 07-20-94 Last contact. 01-12-96 This home is secure and the property is good in appearance. RECOMMENDATION: STAFF WILL MONITOR OWNER/CONTRACTOR FOR PERMIT COMPLIANCE OR STATUS OF REPAIRS. APPENDIX A SUBSTANDARD PROPERTY - CONTINUED 04-14-95 Last contact. 01-12-96 This house is vacant, secured, and good in appearance. House is considered LIMITED ENTRY. RECOMMENDATION: STAFF WILL MONITOR OWNERICONTRACTOR FOR PERMIT COMPLIANCE OR STATUS OF REPAIRS. 04-12-95 Last contact. 01-12-96 This house is uninhabitable and is secure. RECOMMENDATION: THAT THE CITY COUNCIL APPROVE THE INITIATION OF DUE PROCESS PROCEDURES TO HAVE THE STRUCTURE DEMOLISHED WITH CITY RESOURCES AND RETURN TO COUNCIL AT THE APPROPRIATE TIME TO ALLOCATE FUNDS FOR THE DEMOLITION WORK. 15013 WHEELER ROAD, Newhall 01-12-96 LOT CONDITION - House is under repair. Lot is fenced. RECOMMENDATION: STAFF WILL MONITOR OWNER/CONTRACTOR FOR PERMIT COMPLIANCE OR STATUS OF REPAIRS. :.: V DRI 1:\/ 01-12-96 LOT CONDITION - House is vacant and secure. RECOMMENDATION: STAFF WILL MONITOR OWNER/CONTRACTOR FOR PERMIT COMPLIANCE OR STATUS OF REPAIRS. 26456 FAIRGATE AVENUE, Canyon Country 01-12-96 LOT CONDITION - House has been under repair for about one year. Lot is cluttered with debris and fenced. Vegetation is dead. APPENDIX A SUBSTANDARD PROPERTY - CONTINUED RECOMMENDATION: STAFF WILL MONITOR THE CURRENT PERMIT FOR COMPLIANCE. 26319 FAIRGATE AVENUE, Canyon Country 01-12-96 LOT CONDITION House has been under repair for about one year. All vegetation is dead. RECOMMENDATION: Staff will monitor the current permit for compliance. 24126 ARCH STREET, Newhall 23911 VIA HAMACA, Valencia Hills 24258 WALNUT STREET, Newhall 22611 13TH STREET, Newhall 01-12-96 These lots are currently vacant. No action is required at this time. Franciscan Hills, Condominimums Circle J, Apartments Apartments on San Fernando Road near 14 Freeway Apartments on Walnut St. and 14th St. Apartments at Robin Ave. and Plum Canyon Rd. 4-plex on Flowers Ct and Friendly Valley Parkway RMB:BM:ce:dls w=d7\v onds7bm