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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) ' , , � 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. 1�13 . . . . . . . . . ._ , 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. _ 1�13 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