HomeMy WebLinkAboutAgenda Statement 1979/08/07 Item 28 Item No. 28
8/7/79
,. � ;
. . CITY OF CHULA VISTA . .. �
COUNCIL AGENDA STATEMEyT ltem No. �� 28
8/7/79
For meeting of 7f�_—'�
6, Consideration of amendment to Municipal Code relating to storage requirements
for condominiums
ITEP1 TI7LE a . . Ordinance /�1y3 - Amending Section 15.56.020 C and adding Section 15.56.070
to the Municipal Code relating to the requirement of storage for
condominium units SECOND READIi1G AND ADOPTION
SUBMITTED BY Director of Plannin�
ITEM EXPLANATION (4/5TH' S VOTE REQUIRED YES_ NO X )
A. BACKGROUND
1 . On May 22, 1978 staff submitted a report to the City Council pertaining to a
proposed amendment to the Municipal Code regarding private storage for condominium
developments and a proposed storage policy establishing standards for the location of
the private storage space. After reviewing the report, the City Council referred the
matter to the Planning Comnission for a report and recomnendation on the proposed
amendment and policy.
2. The proposed project is exempt from environmental review as a class 3(e) exemption.
B. DISCUSSION
1 . The Code presently requires each condominium unit to have a minimum of 256 cu.ft.
of private storage space. Said storage space must not be part of the interior living
area of the unit and may contain no dimension less than two feet. Since the adoption of
this requirement, private storage for condominiums has been approved in carport areas;
patios, on balconies, under stairwells, in attics made accessible by pull -down stairways,
and within closets which were determined to be clearly larger than provided in "normal
construction." In no case has the required storage space been allowed to be in more
than two locations for each unit.
2. The present storage requirement of 256 cu. ft, applies to one, two and three
bedroom units alike. After reviewing F.H.A. standards for multi-family stora9e, staff
concluded that it would be more equitable to establish a sliding scale requiring a
minimum of 150 cu. ft. for a one bedroom unit, with 50 cu. ft. increments for each
additional bedroom. The City Council noted in their action on the May 22, 1979 report
on condominium storage that 150 cu. ft. should be the minimum for either a studio or a
one �edroom unit.
KGL: m EXHIBITS �continued on suoolemental oaae
Agreement_ Resolution_ Ordinance�C Plat_ Notification List_
Other Res.PCA-79-12 ENVIRONMENTAL DOCUMENT: Attached_ Submitted on
FINANCIAL IMPACT
STAfF RECOMMENDATION
Concur with Planning Commission recommendation.
BOARD/COMMISSION RECOMMENDATION
On July 11 , 1979 the Planning Commission voted 6-0, with one member absent, to
recomnend adoption of the amendment in accordance with Resolution PCA-79-12.
COUNCIL ACTIO -- - "
, j �3 v.��r � ,�- � �� ��
` by th� Ci' ci�cuncil of 5y .t;�� City Council of
CI•�ula Vista, C�lifornia Chula Vista, California
o�t� 9 �- �9
� 7 . ,y � Dated �''—�—"—�—�'��Rev. 5/77)
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� AGENDA ITEM .NO. � 2g
" Meeting of � S/7/79
Supplemental page No. 2
3. City actions taken thus far with respect to providing private storage have been
sound. However, the staff has had to interpret whether or not storage proposals would
be acceptable without having more specific standards to guide an applicant. In view of
the various solutions which have been proposed for providing storage, it became obvious
that guidelines and/or standards needed to be established to avoid the present confusion
and to provide better guidance for the applicant.
4. The City Attorney has forwarded a memo to the City Council , dated June 13, 1979,
in which he has expressed concern over the City's legal authority to control the
standards or guidelines pertaining to storage which require:
a. Portions of the storage to be adjacent or within the unit;
b. Attic storage to be readily accessible;
c. Limit the required storage within the carport area unless said storage
is in close proximity to the dwelling unit entry.
The memo concludes that the balance of the proposed regulations pertaining to storage,
which are intended to insure that adequate amounts of storage are provided to minimize
or eliminate unsightly displays of items, and security requirements are clearl within
the authority of the City to regulate based on safety and general welfare inc uding
aesthetic concerns) . The Planning staff concurs with the City Attorney's opinion in
the latter, but we are also convinced that guidelines which will insure that storage
will be both accessible and convenient are needed to provide assurance that the storage
will be used. If the storage is neither convenient nor accessible, it will not be used
and the general welfare of the residents within the project, as well as the City, will
be affected by the clutter and unsightliness which results from stora9e of items in lawn
areas, walkways, parking areas and other such exposed areas.
5. On June 26, 1979 at the time of approving the South Shore condominium conversion
on Arizona Street, Council briefly discussed the proposed changes in the condominium
ordinance. htayor Hyde asked staff to cortonent, at the time the proposed changes are before
Council , on the propriety of conditioning the approval of the conversion of apartments
to condominiums on a finding that the proposed conversion would not adversely affect the
objectives for a balanced housing inventory as detailed in the Housing Element of the
General Plan. Staff does not recortonend this action for two reasons :
a. The Housing Element of the General Plan does not set forth a housing
objective in terms of the number or per cent of desired apartments,
condominiums, or single family units .
b. If Council wishes to regulate the number of apartment units that can be
converted to condominiums, this can be done by amending the Housing
Element of the General Plan to establish a criteria relating to such
factors as vacancy rate in rental units, number of apartments built in the
last year or two, or desired- rental , condominium, single family residential
mix. Tentative maps for the conversion of apartments to condominiums which
do not conform with the criteria could then be denied on the basis that
they do not conform with the General Plan.
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. . . . . . . . . ._ ,
RESOLUTION P�O. PCA-79-12 '
' RESOLUTIOi� OF THE CITY PLANNI�dG COh1�•1ISSIOF; RECQi�1FiEPJDIP�G TO
THE CITY COU�dCIL THE ADOPTION OF A�� A�•1E��D�tENT TO SECTION
15. 56.020 C {U�D THE ADDITIO�� OF SECTIO�d 15.56.070 TO THE
h1UNICIPAL CODE RELATING TO THE REQUIREME��T OF STORAGE FOR
CONDOt�tIidIU�4 UNITS
� WHEREAS, Ordinance �do. 1841 , adopted by the Chula Vista City Council on
- PJovember 14, 1978, established standards for the construction of condominiums ~
- and the conversion of dwelling units to independent ownership, as embodied in
Chapter 15.56 of the Municipal Code, and
� l•lHEREAS, based on the review of numerous condominium developments, the
City Council determined the need for more precise standards for the location of
private storage areas in condominium developnents, and on �9ay 22, 1979 referred
_ the matter to the Planning Cortmission for a recommendation, and
WHEREAS, at a public hearing held at 7:00 p.m. on June 27 and July 11 , 1979
, in the Council Chamber, before the Planning Commission, public testimony was taken
and the hearing was thereafter closed, and
WHEREAS, the proposed project is exempt from environmental review as a
class 3(e) exemption.
. NO:J, THEREFORE, BE IT RESOLVED AS FOLLOWS:
1 . From facts .presented to the Planning Cortunission, the Comnission finds
that public necessity, convenience, general welfare and good zoning practice
require the enactment of the following amendments to the Municipal Code:
, Amend Section 15.56.020 C to read as follows:
C.�;; Unless otherwise authorized by the Planning Cortunission and City
=,;; Council pursuant to Section 15.56.070, each condominium unit shall
be provided with enclosed storage space in accordance with the
following standards:
1 . Each condominium unit shall be provided with an enclosed
storage space for the personal and private use of each owner
� � in accordance with the following table:
Number of bedrooms Cu. ft, of enclosed
in condominium unit storage space
Studio and one 150
Two 200 -
Three 250
Four or more - 300
2. Enclosed storage spaces may contain no dimension smaller than
t�ao feet and may not be divided into more than ttao locations.
No location may contain less than 40% of the required storage
space.
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3. At least 40% of .the required space must be adjacent to or
- within the unit it serves.
4: . Storage soaces shall be as secure as possible. All storage
. - s�paces which are accessible from outside the living area must
utilize 1" deadbolt single cylinder locks, security type
_ hinges with, nonremovable pins, and..solid core doors. Such
spaces must be constructed in a secure and workmanlike manner
and of materials so as to resist forced entries.
5. . The configuration of the storage space shall allow for all
- portions of it to be easily reached. �
' 6. A storage space located viithin the livin9 area of the unit �vill
- ' be counted to�•rard the total required space only. if it clearly
- exceeds the closet and cabinet space which is normally provided
for such a unit.
! 7. One-half of the required space may be provided within the attic .
- if it is accessible by a pull-down or stationary stairway.
8. Storage located within the carport area shall not constitute
more than�60A of the required space.
_9. Storage space must be.designed so as to be architecturally
compatible with the character of the condominium development.
10. Storage:spaces shall not be located where they would increase
the danger of fire or block important access�routes to fire
- , or police personnel . 4lhere attic storage is provided, it shall
be enclosed with one hour fire resistive construction. ,
Add neri Section 15.56.070 to read as follows:
15.56.070_ " Discretion in approving storage space.
. In considerin9 tentative maps for condominium developments and •
- evaluating the_manner in which storage. space is provided as required .
. by Section "15.56.020 C,. the Plenning Cortmission may recomnend and
• the City Council may �approve departures from the stated standards
after review of each proposal , Departures shall be based on the
` merits of the individual project when good cause can be shown.
- 2. The Planning Cortenission recommends to the City Council that said
• . amendments be adopted. �
3. _ That this resolution-be transmitted to the City Council .
PASSED AND APPROVED BY THE CITY PLAMNING C0�iP1ISSI0N OF CHULA VISTA, CALIFORNIA
this llth day of July, 1979 by the following vote, to-wit:
AYES: Commissioners Pressutti , G. Johnson, 1�lilliams, Smith, 0'Neill and
Stevenson
NOES: None � ,
ABSENT: Commissioner R. Johnson - � � / ,�
%% /%(%
� Chairman
ATTEST:
�-�,L ����o
\��� Secretary