HomeMy WebLinkAboutPlanning Comm Reports 2004/11/10 (3)
PLANNING COMMISSION AGENDA STATEMENT
Item: ~
Meeting Date: ] 1/10/04
ITEM TITLE:
Public Hearing: Consideration of PCS 05-11; Resolution of the Planning
Commission of the City ofChula Vista recommending that the City Council
approve and impose conditions ofa Tentative Map to subdivide 3.88 acres at
321 Rancho Drive into one-lot condominium tentative subdivision map
containing 48 residential units - Donia Family Limited Partnership.
The Developer, Donia Family Trust, has submitted an application for a Tentative Subdivision Map to
convert an existing 48-unit apartment complex to 48 condominium units for individual ownership
with a one-lot subdivision map. The 3.88-acre project site is located at 321 Rancho Drive (see
Attachment I).
The Environmental Review Coordinator has reviewed the proposed project for compliance with the
California Environmental Quality Act and has determined that the proposed project qualifies for a
Class I (Existing Facilities) categorical exemption pursuant to Section 15301 of the State CEQA
Guidelines.
RECOMMENDATION:
That the Planning Commission recommend to the City Council adoption of the attached draft City
Council Resolution, approving the Tentative Subdivision Map for a one-lot condominium map for
48-units based on the findings and subject to the conditions contained therein.
DISCUSSION:
1. Project Background
Condominium conversion projects in Chula Vista require both Design Review and a Tentative
Subdivision Map. The existing apartment complex has been functioning as an apartment
complex since 1977. The Developer does not propose any exterior structural changes to the
existing buildings, but will upgrade the building's appearance by repairing and re-painting
exterior surfaccs and replacing windows and window trimming. These design upgrades are
minor in nature requiring only administrative approval by the Zoning Administrator, which will
occur on November 10, 2004. The tentative map is required to create the one-lot 48-unit
condominium map, which requires final approval by the City Council.
The City has been besieged with many inquiries for processing condominium conversions. This
projcct is the first of several similar applications currently being processed. Staff has prepared a
procedural guide and requirements for condominium conversions that is available to the public to
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Meetin!: Date: 11/10/04
use when preparing an application.
2. Project Site Setting
The site is situated among other multi-family residential developments, west of the 805
Freeway and south of Main Street (see Attachment I, Locator Map). The existing uses
adjacent to the site are listed in the table below.
3. General Plan Land Use and Zoning
General Plan
Zoning
Current Land Use
Site: Medium Residential
North: Visitor Commercial
South: Open Space
East: N/ A
West: Medium Residential
R-3P13
R-3P13
N/A
N/A
R2
Apartment complex
Holiday Inn Express
Otay River (City of San Diego)
Interstate 805
Multi-Family
4. Project Description
The project is a Tentative Subdivision Map to convert an existing 48-unit apartment complex
into one-lot condominium containing 48 units. The project site is developed with one single-
story and seven two-story buildings, a swimming pool, 73 one-car garages, 52 open parking
spaces and extensive landscaping (48 percent ofland area) and an interior access drive that
loops around the site. No significant exterior structural changes are proposed. The
Applicant proposes to provide storage space in the one-car garages and adjacent to the
balcony of each unit. The service utilities, including water, electric, gas and sewer will be
the responsibility of the Homeowners Association.
5. Project Data Table
Assessor's Parcel Numbers: 624-060-55
Current Zoning: R-3P 13 (Medium Residential, Precise Plan)
Land Use Designation: Medium High Residential
Lot Area: 3.88 acres
REQUIRED: PROVIDED:
Parking: Standard: 122
2/2 bedroom - 96 spaces Disabled: 3
Total: 125
Lot Coverage: 50 percent 23 percent
Setback: (All existing setbacks)
Front: 15 feet 23.5 ft.
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Meeting Date: 11/10/04
Side: 5 feet 72 ft.
Rear: 15 feet 52 ft.
Storage: 200 cu.ft.l2 bedroom unit Approximately 200 cu. ft.
Building Height: 28 feet or 2.5-stories 23 ft.
6. Staff Analysis
The proposed conversion to condominium units will not change the existing residential use.
The only difference is that the units will be for individual ownership. The Developer does
not propose any exterior structural changes to the existing buildings, but will upgrade the
complex's appearance by repairing and repainting exterior surfaces and replacing windows
and window trimming.
The following table illustrates the existing services and utilities within the project.
Table I: Existing Utilities
Air conditioning Not provided
Heating Electric wall heater
Water heater in buildings A,B,C,D,E Central gas heater located in building F
Water heater in buildings G and H Individual gas water heaters
Gas Individual gas meters
Electric meter Individual meters - central wiring system
Water HOA
Sewer HOA
Smoke detector Individual units and public areas of
buildings
Cable Individual unit
Fire extinguishers Outside each building
Telephone Individual unit
The maintenance and monthly payment ofthese utilities would be addresses in the project's
CC&Rs. Staffis recommending that the space heating be changed to a more energy efficient
hearting unit. Staff is also recommending that the smoke detectors and fire extinguishers be
changed and that the location number and type be reviewed and approved by the Building
Division and Fire Department.
Depending on the age of the water heaters (individual and central units), staff recommends
that units older than 15 years be replaced with energy efficient units, and properly secured
with metal straps.
A condominium conversion project must satisfy certain City requirements including current
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Meetinl( Date: 11/10/04
R3 (Apartment Residential) development regulatron standards, which include off-street
parking and open space.
R-3 Apartment Residential Zone Development Standards (Chapter 19.28)
Off-street parking: 2 spaces per two-bedroom unit per Section 19.62.050(13):
Each ofthe 48 units contains two bedrooms. The project requires a minimum of96 off-street
parking spaces. The existing off-street parking count is 125, which consists of 73 one-car
garages and 52 open parking spaces.
Open Space: Common Open Space: Section 19.28.090 requires 400 square feet of common
usable open space per unit; therefore, the project must provide a minimum of 19,200 square
feet of open space. The existing open space includes a swimming pool and approximate
80,780 square feet oflandscaped area.
Private Patios: Each unit has an existing private balcony. The floor plans show that the
typical balcony for the upper is 60 square feet with minimum dimension of 5 feet (6 feet is
required). Although the existing minimum dimension is less than the required length, each
unit will still have 60 square feet of area because the balcony is more that 12 feet wide (see
Floor Plans in Attachment 9).
Staff has determined that the project satisfies both the common and private open space
requirement.
Pursuant to Chapter 15.56, Conversion of Dwelling Units to Independent Ownership,
apartments converted to condominiums for sale require certain amenities including adequate
parking, adequate storage for each unit, and open space areas, and must satisfy fire and
Uniform Building Code standards before occupancy.
Conversion of Dwelling Units to Independent Ownership (CVMC Chapter 15.56)
Pursuant to Chapter 15.56, Conversion of Dwelling Units to Independent Ownership, the
City Council finds that the project meets the following:
A. Fire Protection: The Fire Marshall has determined that the project is in substantial
conformance with fire protection standards. The project is conditioned comply with
current fire protection requirements.
B. Uniform Building Code: The Building Department reviewed the "Property Condition
Assessment" prepared by JCEPlHuang Consulting Engineers, Inc., and found that the
Project will satisfy the Building Code requirements with the recommended
improvements found in the report and subsequent approval of the Project upon
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Meetin~ Date: 11/10/04
completion of the building permit process by the City of Chula Vista Planning and
Building Department.
C. Storage: Storage: Section 15.56.020 requires 200 cubic feet of storage area for each
unit with a minimum dimension of 2 feet, which cannot be divided into more than
two locations. Furthermore, at least 70 percent ofthe required storage space must be
contiguous with the unit the storage space serves. The Applicant proposes to provide
approximately 160 cubic feet of storage space by installing storage cabinets in the
existing one-car garages (see Attachment 5) located at the north and east edges ofthe
property and separated from the units by an access driveway. Additionally, the
Applicant proposes to add approximately between 80 andlOO cubic feet of storage
space by building storage compartments on the exterior wall and immediately
adjacent to each balcony.
The project does not meet the 70 percent contiguous storage space requirement.
However, Section 15.56.070 authorizes the City Council to approve a departure from
this requirement with a recommendation from the Planning Commission based on the
merits of the project and when the Applicant can be demonstrated a good cause.
Staff believes that the Applicant's overall storage space proposal meets the intent of
the storage requirement and therefore, warrants consideration for departure from the
70 percent contiguous requirement.
D. Housing Code: The Project is required to pass a housing inspection prior to Final
Map approval.
E. Protective Lighting Standards: The Project will maintain the existing protective
lighting standards.
F. Off-street parking: Section 19.62.050( 13) requires two parking spaces for each two-
bedroom unit. Each of the 48 units contains two bedrooms. The project requires a
minimum of 96 off-street parking spaces. The existing off-street parking count is
125, therefore the existing parking satisfies the off-street parking requirement.
G. Design Guidelines: The Project does not propose any exterior structural changes to
the existing buildings, but will upgrade the building's appearance by repairing and re-
painting exterior surfaces and replacing windows and window trimming. These
design upgrades are minor in nature requiring only Zoning Administrator approval,
which will occur on November 10, 2004.
H. Separate Service Meters: The Homeowners Association will be responsible for
services meters including water, gas and electric.
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Meetin~ Date: 11/10/04
I. The applicant submitted a "Property Condition Assessment Report" for review by the
City's Building Official (see Attachment 4). The report concludes that the existing
apartment complex is in good condition, structurally and cosmetically. However, the
assessment identifies immediate repairs and short-term intermediate repairs. After
receiving the recommendations, staff is recommending that the report
recommendations be incorporated into the remodel program. Staff has included the
report recommendations as conditions of approval in the draft City Council
Resolution.
Staff discovered an inconsistency in the condition assessment report regarding the
parking count, which states that there are 66 on-site parking spaces. The site plan
shows a total parking count of 125. Staff did a field count and confirms that there are
125 spaces. The report also stated that no swimming pool exists. There is a pool on
site as mentioned in the Project Description section.
J. CC&Rs: The Project is conditioned to provide evidence of declarations of covenants,
conditions and restrictions in conjunction with the final Map.
Noticing Documentation
Pursuant to Section 66452 of the Subdivision Map Act, condominium conversion projects
must satisfy certain noticing requirements for specified time periods. The Table 2 below
identifies the type of noticing and when existing and prospective tenants should receive
them. The tenants have been made aware of the condominium conversion project proposal
since January 2003, and will be given notice of having the first option to purchase a unit.
The Table also shows when the Developer met these requirements. Sample notices provided
by the Developer are attached (see Attachment 6, Noticing Documentation).
Table 2: Noticing Documentation
NOTICE REQUIREMENT HOW LONG & WHEN COMPLIANCE
60-day notice to all existing 60 days prior to filing a Desif,'11 60-da y notices were sent
tenants of intent to convert - Review and Tentative Map certified mail to existing
"Fonn A" application with the Citv tenants on January 2, 2003'
Notice to all prospective tenants of Prior to acceptance of any rent Applicant has submitted a
intent to convert ""Fonn B" or deposit from the prospective current tenant list with copies
tenant of signed fonns for all new
tenants*
IO-day notice to all existing 10 days before or after submittal To be determined/prior to
tenants of an application of a of the Public Report to the final Map
Public Report - "Form C' Department of Real Estate
IO-day Notice to all existing Within IO days of approval of To be determined/prior to
tenants of final Map approval - the final Map by the City final Map
""Form D"
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Meeting Date: 11/10/04
Notice to all prospective tenants of Prior to acceptance of any rent To be detemlinedlprior to
option to purchase/termination of or deposit from the prospective Final Map
tenancy "'Fonn E" tenant
90-day Notice to all existing For a period of 90 days after To be detenninedlprior to
tenants of option to issuance of the Public Report Final Map
purchase/tennination of tenancy- from the Department of Real
"'Form F" Estate
180-day notice to all existing 180 days prior to tennination of Submitted to the City on
tenants of intent to tenancy September 16, 2004
convert/temlination of tenancy -
"'Form G"
* Attachment 6 Noticing Documentation
The Planning Commission and City Council only need to find that the Developer has
submitted Forms "A" and "B" prior to the approval of. The remaining notices are required
prior to acceptance of the Final Map; however, the Developer has already submitted Fonn
"G" (see Attachment 6, Noticing Documentation).
Conclusion
Based on the preceding infonnation, staff is of the opinion that the project meets the
requirements for a condominium conversion and that the Planning Commission can
recommend approval of the Tentative Map subject to the conditions listed in the attached
City Council Resolution.
Attachments:
I. Locator Map
2. Draft PC Resolution
3. Draft City Council Resolution
4. Property Condition Assessment Report
5. Storage Space Diagram
6. Noticing Documentation
7. Tentative Map
8. Disclosure Statement
Attachment 1 - Locator Map
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CHULA VISTA PLANNING AND BUILDING DEPARTMENT
LOCATOR PROJECT 0 . LTD P rt h' PROJECT DESCRIPTION:
C) APPLICANT: oma a ners Ip SUBDIVISION
PROJECT 321 RandlO Drive Request: Proposal for Tentative Subdivision Map to
ADDRESS: convert existing apartment complex into condominiums
SCALE; FILE NUMBER:
NORTH No Scale PCS-05-11 Related cases: None
J:\planning\cartos\locators\pcs0511.cdr 10.11.04
Attachment 2- Draft PC Resolution
DRAFT
RESOLUTION NO. PCS-05-11
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CHULA VISTA RECOMMENDING THAT THE
CITY COUNCIL APPROVE AND IMPOSE CONDITIONS OF A
TENTATIVE MAP TO SUBDIVIDE 3.88 ACRES AT 321
RANCHO DRIVE INTO A ONE-LOT CONDOMINIUM
TENTATIVE SUBDIVISION MAP CONTAINING 48
RESIDENTIAL UNITS DONIA FAMILY LIMITED
PARTNERSHIP.
WHEREAS, a duly verified application for a Tentative Subdivision Map was filed on
September 9, 2004, with the City of Chula Vista Planning Department and Building Department
by the Donia Family Limited Partnership "Applicant" requesting approval of a Tentative
Subdivision Map to convert 48 apartment units into individually own condominium; and
WHEREAS, the area of land, which is the subject of this Resolution, consists of 3.88
acres commonly known as Glenview Apartments, and located at 321 Rancho Drive ("Project
Site"); and
WHEREAS, The Environmental Review Coordinator has reviewed the proposed project
for compliance with the California Environmental Quality Act and has determined that the
proposed project qualifies for a Class I (Existing Facilities) categorical exemption pursuant to
Section 15301 of the State CEQA Guidelines; and
WHEREAS, the Planning and Building Director set the time and place for a hearing on
said Tentative Subdivision Map and notice of said hearing, together with its purpose, was given
by its publication in a newspaper of general circulation in the City and its mailing to current
tenants of the complex, and property owners and residents within 500 feet of the exterior
boundaries ofthe property and the current tenants at least 10 days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely November
10, 2004, at 6:00 p.m. in the Council Chambers, 276 Fourth Avenue, before the Planning
Commission and said hearing was thereafter closed; and
WHEREAS, after considering all reports, evidence, and testimony presented at said
public hearing with respect to the Tentative Subdivision Map application, the Planning
Commission voted to recommend adoption of Resolution PCS-05-11 Tentative
Subdivision Map; and
NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION
does hereby recommend that the City Council approve the proposed Tentative Subdivision Map
and adopt the attached Resolution PCS-05-ll in accordance with the findings and subject to the
conditions contained therein.
BE IT FURTHER RESOLVED that a copy of this Resolution be transmitted to the City
Council and the Applicant.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF
CHULA VISTA, CALIFORNIA, this 10th day of November 2004, by the following vote, to wit:
AYES:
NOES:
ABSTAIN:
Marco P. Cortez, Chair
ATTEST:
Diana Vargas, Secretary
J\Planning\Michael\PCS-05-11 321 Rancho Dr
Attachment 3- Draft City Council Resolution
RESOLUTION NO.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA APPROVING AND ESTABLISHING
CONDITIONS OF A TENTATIVE MAP TO SUBDIVIDE 3.88
ACRES AT 321 RANCHO DRIVE INTO ONE-LOT
CONDOMINIUM TENTATIVE SUBDIVISION MAP
CONTAINING 48 RESIDENTIAL UNITS - DONIA F AMIL Y
LIMITED PARTNERSHIP.'
I. RECITALS
WHEREAS, a duly verified application for a Tentative Subdivision Map was filed on
September 9, 2004, with the City of Chula Vista Planning Department and Building
Department by the Donia Family Limited Partnership ("Applicant") requesting approval of a
Tentative Subdivision Map to convert 48 apartment units into individually own
condominiums ("Project"); and
A. Project Site
WHEREAS, the area of land which is the subject matter of this Resolution is
diagrammatically represented in Exhibit "A", copies of which are on file in the Office of the
City Clerk, incorporated herein by reference, and commonly known as Chula Vista Track
No. 05-11, Tentative Subdivision Map, 321 Rancho Drive and for the purpose of general
description herein consists of 3.88 acres, located at 321 Rancho Drive ("Project Site"); and
B. Project; Application for Discretionary Approval
WHEREAS, On September 9, 2004, the Applicant filed a Tentative Subdivision Map with
the City of Chula Vista Planning and Building Department requesting approval of the
Tentative Subdivision Map to convert an existing 48-unit apartment complex to 48
condominium units for individual ownership; and
C. Prior Discretionary Approval and Recommendations
WHEREAS, the development of the Project Site has received the following discretionary
approvals and recommendations: 1) Zoning Administrator approval of DRC-04-62 on
November 10, 2004; and 2) Planning Commission recommendation of approval of PCS-05-
II, Tentative Subdivision Map for a 48-unit condominium conversion on November 10,
2004; and
D. Planning Commission Record of Applications
WHEREAS, the Planning Commission held an advertised public hearing on the Project on
November 10, 2004, and after hearing staffs presentation and public testimony voted _
to recommend that the City Council approve the Project, in accordance with the findings and
subject to the conditions listed below; and
Resolution
E. Council Record of Applications
WHEREAS, the City Clerk set the time and place for the public hearing on the Project's
tentative subdivision map application; and notice of said hearing, together with its purpose,
was given by its publication in a newspaper of general circulation in the City, its mailing to
property owners within 500 feet of the exterior boundary of the project and its mailing to the
current tenants residing at 321 Rancho Drive, at least 10 days prior to the hearing; and
WHEREAS, the duly called and noticed public hearing on the Project was held before the
City Council of the City of Chula Vista on November 23, 2004, in the Council Chambers,
276 Fourth Avenue, at 6:00 p.m. to receive the recommendations of the Planning
Commission, and to hear public testimony with regard to the same.
NOW THEREFORE BE IT RESOLVED that the City Council does hereby find, determine and
resolve as follows:
II. PLANNING COMMISSION RECORD
The proceedings and all evidence introduced before the Planning Commission at their public
hearing on the Project held on November 10, 2004, and the minutes and Resolution resulting
therefrom, are hereby incorporated into the record of this proceeding.
III.COMPLIANCE WITH CEQA
The Environmental Review Coordinator has reviewed the proposed project for compliance
with the California Environmental Quality Act and has determined that the proposed project
qualifies for a Class I (Existing Facilities) categorical exemption pursuant to Section 15301
of the State CEQA Guidelines. Thus no further environmental review or documentation is
necessary.
IV. INDEPENDENT JUDGMENT OF CITY COUNCIL
The City Council has exercised their independent review and judgment and concurs with the
Environmental Review Coordinator's determination that the Project qualifies for a Class 1
(Existing Facilities) categorical exemption pursuant to Section 15301 of the State CEQA
Guidelines.
V. TENTATIVE SUBDIVISION MAP FINDINGS
A. Pursuant to Government Code Section 66473.5 of the Subdivision Map Act, the City
Council finds that the Tentative Subdivision Map, as conditioned herein for 321 Rancho
Drive, is in conformance with the elements of the City's General Plan, based on the
following:
a) Land Use
It is the City's goal to accommodate diversified housing types. The site is designated
Medium-High density consistent with the General Plan. Thus, the Project, as
conditioned, is in substantial compliance with the adopted General Plan.
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Resolution
b) Circulation
All on-site and off-site public streets required to serve the subdivision currently exist.
No street improvements are required.
c) Housing
The Project is consistent with the density prescribed within the General Plan and
provides attached condominium units for individual ownership. The conversion of 48
apartment units to 48 condominium units creates additional opportunities for
residential ownership.
e) Open Space
The Project includes adequate, existing on-site open space areas as well as a
swimming pool for resident use.
h) Safetv
The Fire Department and other emergency service agencies have reviewed the
proposed subdivision for confonnance with City safety policies and have detennined
that the proposal meets the City Threshold Standards for emergency services.
B. Pursuant to Section 66412.3 of the Subdivision Map Act, the Council certifies that it has
considered the effect of this proposal on the housing needs of the region and has balanced
those needs against the public service needs of the residents of the City and the available
fiscal and environmental resources.
C. The configuration, orientation and topography of the site allows for a feasible setting of
lots for passive or natural heating and cooling opportunities as required by Government
Code Section 66473.1.
D. The site is physically suited for residential development and the proposal conforms to all
standards established by the City for such project.
E. The conditions herein imposed on the grant of pennit or other entitlement herein
contained is approximately proportional both in nature and extend to the impact created
by the proposed development.
VI. FINDINGS OF
REQUIREMENTS
MUlCIPAL CODE
COMPLIANCE WITH CONDOMINUM CONVERSION
PURSUANT TO CHAPTER 15.56 OF THE CHULA VISTA
Pursuant to Chapter 15.56, Conversion of Dwelling Units to Independent Ownership, the
City Council finds that the project meets the following:
A. Fire Protection: The Fire Marshall has detennined that the project is in substantial
conformance with fire protection standards. The project is conditioned comply
with current fire protection requirements.
B. Uniform Building Code: The Building Department reviewed the "Property
Condition Assessment Report" prepared by JCEP/Huang Consulting Engineers,
Inc., and found that the Project will satisfy the Building Code requirements if the
recommended improvements set forth in the report are constructed or put in place.
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Resolution
C. Storage: Section 15.56.020 requires storage area for each unit. Each unit contains
two bedrooms, which requires 200 cubic feet of storage area for each unit. The
Applicant proposes to provide approximately 200 cubic feet of combined storage
space in the eXIsting one-car garages located along the north and east property
lines, and immediately adjacent to the balconies of each unit. In accordance with
Section 15.56.070, which allows deviation from the storage requirements found in
15.56.070(C), the City Council finds that the proposed location of the storage is
acceptable because incorporating 200 cubic feet of adjacent storage space into all
48 units would require extensive structural changes to the existing building and
significantly reduce each unit's habitable space.
D. Housing Code: The Project is required to pass a housing inspection prior to Final
Map approval.
E. Protective Lighting Standards: The Project will maintain the existing protective
lighting standards.
F. Off-street parking: Section 19.62.050(13) requires two parking spaces for each
two-bedroom unit. Each of the 48 units contains two bedrooms. The Project
provides 125 off-street parking spaces for resident use.
G. Design Guidelines: Generally, the design of the building and its surrounding area
are adequate. The Applicant does not propose significant exterior structural
changes to the existing buildings, but shall be required to upgrade the building's
appearance by repairing and re-painting exterior surfaces and replacing windows
and window trimming, and add storage space adjacent to the balcony of each unit.
These design upgrades are minor in nature requiring only Zoning Administrator
approval will occur on November 10,2004.
H. Separate Service Meters: A Homeowners Association will be responsible for the
service utility meters, and each unit will have a separate water heater. The
Applicant shall provide written evidence how this condition will be satisfied.
I. Housing Department Compliance Survey: The Applicant is required to obtain a
Housing and Building Department compliance survey and make any required
repairs prior to Final Map approval.
J. CC&Rs: The Project is conditioned to provide evidence of declarations of
covenants, conditions and restrictions in conjunction with the Final Map.
K. Open Space: Section 19.28.090 requires 400 square feet of open space per unit for
a total of 19,200 square feet. The existing open space areas equals 80,778 square
feet. Therefore, the proj ect satisfies the open space requirement.
VII. COMPLIANCE WITH GOVERNMENT CODE SECTIONS 66451.3 AND 66452.5
Noticing Documentation
Government Code Sections 66451.3 and 66452.5 requires notification of a tenant's right
to a public hearing. The City Of Chula Vista provided notices to tenants and surrounding
property owners of all required public hearing for the Project, and the Developer has
satisfied the following noticing requirements at the time of submittal of the Tentative
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Rcsolution
Map, which includes a 60-day "Notice of Intent to Convert", a "Notice to Prospective
Tenants of Intent to Convert", and a 180-day notice for "Notice to Tenants of Intention to
Convert and Termination of Tenancy".
BE IT FURTHER RESOLVED that the City Council does hereby approve Tentative
Subdivision Map, Chula Vista Tract No. 05-11 as represented in Exhibit "B" subject to the
general and special conditions set forth below.
VIII. GENERAL CONDITIONS OF APPRO V AL
A. Project Site is Improved with Project
The Applicant, or their successors in interest, shall improve the Project Site with the
Project as described in the Tentative Subdivision Map, Chula Vista Tract No. 05-11, 321
Rancho Drive.
B. Design Consistency
The Developer shall develop the condominium units in accordance with the City ofChula
Vista Design Guidelines and in accordance with DRC 04-62 approved by the Zoning
Administrator on November 10, 2004.
IX. SPECIAL CONDITIONS OF APPROVAL
The conditions herein imposed on the tentative map approval or other entitlement herein
contained is approximately proportional both to nature and extent of impact created by the
proposed development. Unless otherwise specified, all conditions and code requirements listed
below shall be fully completed to the City's satisfaction prior to approval of the Final Map.
GENERAL/PRELIMINARY
1. All of the terms, covenants and conditions contained herein shall be binding upon and inure
to the benefit of the heirs, successors, assigns and representatives of the Developer as to any
or all of the property.
2. Applicant shall, comply, remain in compliance and implement, the terms, conditions and
provisions, as are applicable to the property which is the subject matter of this Tentative
Subdivision Map, of: DRC 04-62 approved by the Zoning Administrator on November 10,
2004, and as recommended approval by the Planning Commission on November 10, 2004.
The Applicant shall enter into an agreement with the City, providing the City with such
security (including recordation of covenants running with the land) and implementation
procedures as the City may require compliance with the above regulatory documents. Said
Agreement shall also ensure that, after approval of the final map, the Applicant will continue
to comply, remain in compliance, and implement such Plans.
3. Prior to recordation of the Final Map, the Applicant shall submit evidence that the following
City Of Chula Vista noticing forms have been delivered to the existing and prospective
tenants:
. 10-day notice to all existing tenants of an application of a Public Report - "Form C"
. 10-day Notice to all existing tenants of Final Map approval- "Form D"
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Resolution
. Notice to all prospective tenants of option to purchase/termination of tenancy
"Form E"
. 90-day Notice to all existing tenants of option to purchase/termination of tenancy -
""Form F"
. l80-day notice to all existing tenants of intent to convert/termination of tenancy -
""Form G"
4. Incorporate the recommended improvements specified in the "Property Condition
Assessment" report prepared by JCEP/Huang, which include the following:
. Replace all existing heating units with new energy-efficient heating units.
. Replace windows with dual pane, energy efficient windows
. Repair, seal-coat and re-stripe the asphalt paved driveway and parking lot within one
year
. Paint building exteriors, including walls, stairs, railing, balcony enclosures, light
posts, garages, etc.
. Re-roof the buildings with a fire-rated roofing material
. Replace wooden garage doors with aluminum roll-up doors
5. The following items shall be submitted for approval by the Director of Planning and Building
and/or the City Landscape Planner:
. Provide a conceptual landscape and irrigation plan to refurbish the existing
landscaped areas for review and approval by the Landscape Planner. Upon
approval of the conceptual plan, submit detailed landscape planting and irrigation
plans.
. Provide a tot-lot area within the large open space area between Buildings E and F
. A water management plan and a perimeter fencing plan in conjunction with the
planting and irrigation plan. The existing fencing shall either be removed and
replaced with a decorative fence located out of the planter area along Fourth
Avenue or the fence fabric shall be replaced with new vinyl coated material.
6. The project shall meet current fire protection standards and shall maintain all existing fire
protection facilities.
7. Walls, which meet the current Uniform Building Code standards shall be installed between
airspaces of the condominium units. [this is required by CVMC, but it's good to make clear
that it is current UBC code.]
8. Applicant shall install a minimum of 200 cubic feet of storage area for each unit. Storage
space must be easily accessible and can be placed in the garages. A portion of the required
storage space shall be located immediately adjacent to each unit.
9. All lighting shall meet the protective current lighting standards of the Uniform Building
Code.
10. The Project's exterior upgrades shall be in accordance with the approved DRC-04-62 design
review permit including but not limited to, repairing and re-painting exterior surfaces,
replacing existing windows with noise and energy efficient windows, add window trimming,
add storage units adjacent to the balcony of each unit.
6
Resolution
II. Each unit shaH be served by a separate water heater. [Is this OK with developer? Also, is this
more energy efficient than having one main unit?]
12. The Homeowners Association shaH be responsible for service utilities including water,
electric and gas and the biHing and payment of these utility costs. [The requirement to pay
electricity and gas is somewhat inconsistent with each unit having their own water heater.
Seems strange to have HOA biH electricity - is this normal? Seems like a bad way to
promote energy conservation. Also, if HOA is going to meter each unit why doesn't
SDG&E do so. Seems like a bad way to promote energy conservation.]
13. Prior to Final Map approval, the Applicant shaH submit an application to the Housing and
Building Department for a compliance survey. If the survey identifies any deficiencies, the
Applicant shaH correct them prior to issuance of the occupancy certificate.
14. The Project shaH meet the underground utility requirements as defined in Chapter 15.32 of
the Chula Vista Municipal Code.
15. If any of the terms, covenants or conditions contained herein shaH fail to occur, or if they are,
by their terms, to be implemented and maintained over time, and if any of such conditions
fail to be so implemented and maintained according to their terms, the City shall have the
right to revoke or modify aH approvals herein granted, including issuance of building
permits; deny, or further condition the subsequent approvals that are derived from the
approvals herein granted; and institute and prosecute litigation to compel their compliance
with said conditions or seek damages for their violation. The Applicant shaH be notified 10
days in advance prior to any of the above actions being taken by the City and shaH be given
the opportunity to remedy any deficiencies identified by the City within a reasonable and
diligent time frame.
16. Any and aH agreements that the Applicant is required to enter into hereunder shaH be in a
form approved by the City Attorney.
17. The foHowing requirements shall be met to the satisfaction of the City Engineer:
DRAINAGE
A. All onsite drainage facilities shaH be private.
SEWER
B. The onsite sewer system shaH be private. AH sewer laterals shaH be privately
maintained from each building and/or condo unit to the City maintained public sewer
main within Rancho Drive.
C. Establish a homeowners association to fund and oversee a contract for the maintenance
of the onsite private sewer system. The frequency of maintenance of the sewer system
shaH be contained in the provisions of the Codes, Covenants and
Restrictions("CC&Rs"). The City Engineer and Director of Public Works shaH approve
the provisions of the CC&Rs regarding the onsite private sewer system.
7
Resolution
STREETS
D. The street within the development shall be private.
E. Remove and replace both existing driveways along the project frontage for compliance
with ADA pedestrian access route requirements. Said work shall be done under a Chula
Vista construction pennit using Chula Vista Construction Standard CVCS-I for
driveways. Driveway replacement shall be guaranteed prior to recordation of the final
map.
CC&R'S
F. Submit CC&R's to the City Engineer, Director of Planning and Building and City
Attorney for approval prior to approval of the Final Map. Said CC&R's shall include the
following:
. The creation of a HOA, which shall, among other things, be responsible for
maintaining all common facilities within the Project including, but not limited to:
walls, fences, water fountains, lightning structures, paths, trails, access roads,
drainage structures, water treatment facilities, landscaping, trees, streets, parking
lots, driveways, and private sewage and stonn drain systems.
. Language stating that the landscaping shall be maintained by the HOA in a
healthy and thriving condition at all times.
. Language that indemnifies and holds hannless the City from any claims,
demands, causes of action liability or loss, including claims arising from the
maintenance activities of the HOA
. The City's right but not the obligation to enforce CC&R's.
. An insurance provision requiring the HOA to maintain a policy of comprehensive
general liability insurance written on a per-occurrence basis in an amount not less
than one million dollars combined single limit. The policy shall be acceptable to
the City and name the City as additional insured.
. Any revisions to provisions of the CC&Rs that may particularly affect the City
must be approved by the City. Furthennore, the HOA shall not seek approval
from the City of said revisions without the prior consent of 100 percent of the
holders of first mortgages and property owners - unless, the Director of Planning
and Building waives this requirement.
. The HOA shall not seek to be released by the City of any maintenance obligations
without the prior consent of the City and 100 percent of the holders of first
mortgages and property owners - unless, the Director of Planning and Building
waives this requirement.
. Implement education and enforcement program to prevent the discharge of
pollutants from all on-site sources into the stonn water conveyance system.
. The HOA shall maintain, in perpetuity, membership in an advance notice
service/system such as the USA Dig Alert Service and shall cause any private
facilities of the property owners or HOA to be marked out whenever work is
perfonned in the area.
8
Resolution
Said CC&Rs shaH be consistent with Chapter 18.44 of the Subdivision Ordinance, and
shaH be recorded concurrently with the final map.
G. Submit Homeowners Association (HOA) budget for review and approval by the City
Engineer for the maintenance of private streets, storm drains and sewage systems. Said
budget shaH include the foHowing maintenance activities:
. Streets must be sealed every 7 years and overlaid every 20 years.
. Sewers must be cleaned once a year with the contingency for emergencies.
. Red curbs I striping must be painted once every three years.
EASEMENTS
K. AH existing easements and irrevocable offers of dedication shaH be shown on the final
map. A title report dated within 60 days of submittal of the final map shaH be submitted
together with backing documents for all existing public utility easements and offers of
dedication. Developer shaH submit evidence of noticing to aH existing public utility
easement holders within the project boundaries as required by the Section 66436 of the
Subdivision Map Act.
AGREEMENTS
L. Enter into an agreement with the City or other appropriate party that:
. Defends, indemnifies and holds harmless the City and its agents, officers, and
employees, from any claim, action or proceeding against the City, or its agents,
officers or employees to attack, set aside, void or annul any approval by the City,
including approval by its Planning Commission, City Councilor any approval by
its agents, officers, or employees wit regard to this subdivision provided the City
promptly notifies the subdivider of any claim, action or proceeding and on the
further condition that the City fuHy cooperates in the defense.
. Holds the City harmless from any liability for erosion, siltation or increase flow of
drainage resulting from this project.
. Ensures that all franchised cable television companies ("Cable Company") are
permitted equal opportunity to place conduit and provide cable television service
to each lot within the subdivision. Restrict access to the conduit to only those
franchised cable television companies who are, and remain in compliance with,
aH of the terms and conditions of the franchise and which are in further
compliance with all other rules, regulations, ordinances and procedures regulating
and affecting the operation of cable television companies as same may have been,
or may from time to time be issued by the City of Chula Vista.
MISCELLANEOUS
M. Tie the boundary of the subdivision to the California System-Zone VI (NAD '83).
9
Rcsolution
N. Submit copies of the Final Map in a digital format such as (DXF) graphic file prior to
approval of the Final Map. Provide computer aided Design (CAD) copy of the Final
Map based on accurate coordinate geometry calculations and submit the information in
accordance with the City Guidelines for Digital Submittal in duplicate prior to the
approval of the Final Map.
O. Submit a conformed copy of a recorded tax certificate covering the property prior to
approval of the Final Map.
X. CONSEQUENCE OF FAILURE OF CONDITIONS
If any of the foregoing conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so implemented
and maintained according to their terms, the City shaH have the right to revoke or modify all
approvals herein granted, deny, or further condition issuance of all future building permits,
deny, revoke, or further condition all certificates of occupancy issued under the authority of
approvals herein granted, institute and prosecute litigation to compel their compliance with
said conditions or seek damages for their violation. No vested rights are gained by Developer
or a successor in interest by the City's approval of this Resolution.
XI. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the City Council that its adoption of this Resolution is dependent upon
the enforceability of each and every term, provision and condition herein stated; and that in
the event that anyone or more terms, provision, or conditions are determined by a Court of
competent jurisdiction to be invalid, illegal or unenforceable, this resolution shall be deemed
to be automatically revoked and of no further force and effect ab initio.
Presented by:
Approved as to form by:
Jim Sandoval
Director of Planning & Building
Ann Moore
City Attorney
10
Resolution
PASSED, APPROVED, and ADOPTED by the City Council of the City of Chula Vista,
California, this _ day of ,2004 by the following vote:
AYES:
Council members:
NAYS:
Council members:
ABSENT:
Council members:
Stephen C. Padilla, Mayor
ATTEST:
Susan Bigelow, City Clerk
ST ATE OF CALIFORNIA )
COUNTY OF SAN DIEGO )
CITY OF CHULA VISTA )
I, Susan Bigelow, City Clerk of Chula Vista, California, do hereby certify that the foregoing
Resolution No. was duly passed, approved, and adopted by the City Council at a regular
meeting of the Chula Vista City Council held on the _ day of , 2004.
Executed this day of
,2004.
Susan Bigelow, City Clerk
J:\Planning\Michael\PCC Reports\321 Rancho Dr 11-23.doc
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PROJECT 321 Rancho Drive Request Proposal for Tentative Subdivision Map to
ADDRESS: convert existing apartment complex into condominiums
SCALE: F!LE NUMBER:
NORTH No Scale PCS-05-11 Related cases: None
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Attachment 4- Property Condition Assessment
Report
JCEP/HUANG CONSULTING ENGINEERS, INC.
217Via Lara
Tel: (805) 375-6292
Dos Vientos Ranch, CA 91320
Fax: (805) 375-8292
REPORT
Property Condition Assessment
321 Rancho Drive
Chula Vista, San Diego County, California 91911
Prepared For
DONIA L TD PARTNERSHIP
C/o Westone Management Consultants
294 Chamber Street
Suite 44
El Cajon, California 92020
Attention: Mr. Joseph Scarlatti
Prepared By
JCEP/Huang ConsnIting Engineers, Inc.
217 Via Lara
Dos Vientos Ranch, California 91320
Project No. 02-C-01740
February, 2003
JCEP/HUANG CONSULTING ENGINEERS, INC.
217Via Lara
Tel: (805) 375-6292
Dos Vientos Ranch, CA 91320
Fax: (805) 375-8292
February 28, 2003
DONIA Ltd Partnership
C/o Westone Management Consultants
294 Chamber Street
Suite 44
El Cajon, California 92020
Attn: Mr. Joseph Scarlatti
Re:
Transmittal of PCA Report
321 Rancho Drive
Chula Vista, San Diego County, California 91911
Dear Joe:
Attached is one copy of the referenced report. Your receipt of this report completes our scope of
work under this contract. This PCA report is based on a walk through observation of the subject
property on February 12,2003 and the review of certain property related documents that you
provided us.
We appreciate the opportunity of providing this engineering service to you and look forward to a
continuing working relationship in the future. Should there be any questions regarding this
project, please contact Huang at 805-375-6292.
Sincerely,
J~~E
Principal
2
TABLE OF CONTENTS
SECTION PAGE
1.0 EXECUTIVE SUMMARY 4
1.1 General Description 4
1.2 General Physical Codition 4
1.3 Recommended Immediate Repairs 4
1.4 Recommended Short Term & Intermediate Term Repairs 5
2.0 SCOPE OF WORK 7
3.0 SALIENT INFORMATION 8
4.0 SYSTEM DESCRIPTION AND OBSERVATION 9
A
Buildings................................................................................... ...9
B Common
Area. ..... .... ...... ..... ......... ............... ......... ...... ...... ...... ......12
1.0 EXECUTIVE SUMMARY
1.1 General Description
JCEP/Huang completed a property condition assessment (PC A) of a multi-
dwelling complex located at 321 Rancho Drive, Chula Vista, San Diego County,
California 91911 at the request of Joseph Scarlatti of West one Management
Consultants. As part of the PCA, an on-site walk through observations was made
on February 12,2003 with Joseph Scarlatti and Lindsay Erickson.
The subject property contains 48 two-bedroom and one-bathroom apartment units
scattered in 8 two-story garden type apartment buildings. Additionally, the subject
dwelling complex also provides garage parking for 50 vehicles and 16 asphalt
surfaced parking spaces, a laundry room, and associated hardscape and landscape.
Construction drawings were not available for JCEP/Huang's review. Reportedly,
the subject property was developed in 1978 on an approximated 3.89 acres of
urban lot in the City ofChula Vista, San Diego County, California.
Due to its mild climate in the project area, and like most multi-dwelling
complexes in coastal San Diego County, air conditioning for cooling is not
provided for the subject apartments. Heating is supplied by electricity-powered
wall heaters. Domestic hot water for each apartment in Buildings A. B. C, D, E
and F is provided by a centralized gas-fired hot water heater contained in the
utility closet of Building A. Individual gas-fired hot water heater is provided for
each dwelling unit in Buildings G and H. Gas main and individual gas meters are
hung on the exterior wall of the buildings, while the electric distribution panels
and individual electric meters are housed in the utility closet of the building.
Smoke detectors are available for the apartments, and the public areas of the
buildings are fitted with fire extinguishers. Additionally, fire hydrants are located
along the city street sidewalk by the property and on-site as required by the current
fire code.
1.2 General Physical Condition
The subject property appears adequately maintained and in overall good condi-
tion without significant defects noted. Original components of the buildings are
composed of durable materials and sturdy construction. It is JCEP/Huang's
opinion that the subject property is comparable to other similar properties of
similar age in this area and, subject to a continued program of sustained pre-
ventative maintenance, the remaining economic life of the subject apartments
should exceed 35 years.
1.3 Recommended Immediate Repairs
Deferred maintenance and physical deficiencies for which actions are recom-
mended represent potentially unsafe conditions, material code violations, and
items that require corrective works on a higher priority than routine work.
Based upon observations conducted during the property visit, no objectionable
property conditions that require immediate corrective works were identified,
except the following:
Unit Immediate
Item Ouantitv Cost Cost
Properly strap the gas-fired hot water heaters for
seismic safety. 9 $100 $ 900'
A Separated joint between the stucco and the
wood member was noted on the rear wall of
Building H (see photo 16). This condition allows Lump
water entry behind the stucco that will eventually -- Sum $1,000
lead to wall leakage. The separated joint should
be sealed by dense mortar that matches the color
of the stucco.
Examine and check irrigation system, and make Lump
necessary repairs and adjustments. -- Sum $ 500
Fill in the bare spots in various areas that are
planted with ground covers -- $600 $ 600
Add access marking and ramp to sidewalk at the
handicap parking space. I $400 $ 400
Total $3,400
* Property manager is aware of this condition and indicated that all hot water
heaters will be properly strapped within one week.
* Subsequently, JCEP/Huang was informed that this work was completed on
2/14/03.
1.4 Recommended Short Term and Intermediate Term Repairs
The following objectionable property conditions need to be corrected within the
next five (5) years before they evolve into more costly repair/replacement items:
. Replace all existing heating units with new energy-efficient models within the
next three years.
ESTIMATED COST: 96 units @ $300 each
$28,800.00
. Replace 30 window units within the next two years.
ESTIMATED COST: 30 units @ $400 each
$12,000.00
. Repair, seal-coat and restripe the asphalt paved driveway and parking lot
within one year.
ESTIMATED COST:
$16,300.00
. Paint building exteriors within the next two years, including exterior walls,
stairs, railings, bakony enclosures, light posts and garages.
ESTIMATED COST: 8 buildings @ $13,000 each
$104,000.00
. Reroof the buildings with a fire-proofing asphalt impregnated roofing shingle
2.0 SCOPE OF WORK
Scope of Work for this PCA is based upon the requirements as outlined by Joseph
Scarlatti of West one Management Consultants, and included the following:
A. Buildings
I) Roofs
2) Foundations
3) Walls, Windows and Doors
4) Exterior Paint and Woodwork
5) Plumbing
6) Mechanical
7) Water Heaters
8) Electrical
B. Common Area
I) Pavement
2) Walkways
3) Landscaping/Plantings
4) Irrigation System
5) Swimming Pools/Spas/Saunas
6) Common Recreation Rooms
7) Trash Areas
8) Mechanical
9) Electrical
10) Exterior Common Area Lighting
II) Walls and Fences
12) Drainage Facilities
3.0 SALIENT INFORMA nON
Project 02-C-01740
Property Name N.A.
321 Rancho Drive
Property Address Chula Vista, California 91911
Year Built 1978
Year Renovated N.A
Zoning R3, Multiple Dwelling
Occupancy Group B-2
Construction Type V -I, Not fire-sprinklered
Number of Buildings 8
Number of Apartments 48, 2-bedroom/one bath
Occupancy Rate 100%
Number of Stories 2-story
Basement None
Size of Apartment 2-Bedroomll Y2-Bath
Approximately 825 s.f. each
Total Building Area Approximately 39,600 square feet, rentable
Site Area Approximately 3.89 acres
Number of Parking Spaces Detached Garages: 50
Open Surface: lQ, (including one handicap)
Total: 66 spaces
Property Visit Date February 12, 2003
Property Visit Conducted by Johnny Huang, P.E.
Joseph Scarlatti and Lindsay Erickson of
Accompanied By Westone Management Consultants, and
Sean Shiposki, the Property Manager
Weather Cloudy and raining, mid 50's
4.0 SYSTEM DESCRIPTION AND OBSERVATION
A. Buildings
1) Roofs
Description: The eight (8) apartment buildings are weatherproofed
with a conventional pitched roofing system.
Design drawings of the Apartments were not available for our review.
It is likely that the roofing systems are over plywood roof sheathing
supported on wood frame composed of rafters, joists and studs.
The pitched roofing system is composed of treated cedar shingles over
heavy felts supported on plywood roof sheathing. Pitched roofing is a
proven waterproofing product with a long and impressive performance
record. A well constructed system of the project type with proper
maintenance effort can easily last 20 to 25 years, provided that the felts
are well shielded from the ultra-violet rays from the sun.
Roofing cement, metal flashing and counterflashing, roof jacks, and
other waterproofing materials and devices are implemented at joints of
the roof and penetration locations.
during JCEP/Huang's on-site visit. The roofing systems appeared
adequately maintained and in good to fair condition.
Due to aging, it is recommended that the roofing systems be replaced
with a fire-proofing asphalt impregnated roofing shingle systems within
the next five years.
No immediate repairs are recommended at this time.
2) Foundations
Description: Original plans and specifications were not provided for
JCEP/Huang's review. The apartment complex is likely to be founded
on cast-in-place reinforced concrete perimeter footings, column
footings, and interior grade beams with concrete slabs-on-grade.
Observations/Comments: Visible portions of the foundations were
observed to be in good condition. No signs of cracking, settling, or
distress were observed.
No repairs are recommended at this time.
3) Walls, Windows and Doors
Description: Exterior walls of the apartment buildings are observed to
be constructed of painted wood trims and stucco. Typically, the stucco
is over lath on plywood backing supported on wood studs. Window and
door openings are likely to have been reinforced with additional wood
members.
Apartment unit entry doors are of solid core fire-rated type with twist-
action door knob and dead bolt hardware. Detached garages are
provided with painted wood garage doors, some of which are controlled
by electronic devices. Interior doors are typically of hollow cored units.
Windows are of aluminum framed glass sliding units. Aluminum
framed sliding glass doors are provided for all patios and balconies.
Painted wood enclosures that match the paint of the stucco and wood
trim are provided for the patios and balconies.
Observations/Comments: No structural distresses were noted on the
walls. The walls remain to be straight, in line and plumb.
Generally, exterior walls appeared adequately maintained and in good
to fair condition. However, watermarks were observed along the lower
portion of the exterior walls at several buildings. They appear to be
caused by irrigation. JCEP/Huang recommends that irrigation system
be thoroughly examined and make necessary repairs and adjustment.
Furthermore, ajoint separation between the wood member and stucco
was also noted. This condition will allow water entry behind the stucco.
JCEP/Huang recommends that the joint separation be sealed watertight
immediately.
Windows and doors appeared adequately maintained and in good to fair
condition. However, it was estimated that about 30 window units need
to be replaced within the next two years.
4) Exterior Paint and Woodwork
Description: Woodwork is typically covered by painted stucco.
Exterior paint includes the stairs, balconies, patios, light posts, stucco
and wood trims.
Observations/Comments: It is recommended that all building exteriors
be painted within the next two years.
5) Plumbing and Hot Water Heaters
Description: Plumbing system includes necessary hot and cold water
supplies, drainage, waste, and vents. Water supply, waste, drainage and
vent lines consist of copper water piping, cast iron and ABS waste and
vent piping, and steel natural gas piping. Sanitary sewers and storm
wastes are discharged to the respective public infrastructures. No
sewage lift stations were observed during the property visit. Domestic
hot water for the apartments in Buildings A, B, C, D, E and F is
supplied by one centralized gas-fired hot water heater located in the
utility closet. Individual hot water heaters are provided for the 8
apartment units contained in Buildings G and H. Apartment bathroom
fixtures consist of floor supported lavatories with wood cabinets, floor
mounted toilets and white fiberglass bathtubs with showers.
Observations/Comments: Plumbing system of the subject property
was observed in good condition, and appeared adequately maintained.
However, the gas-fired hot water heaters are not properly supported to
prevent possible tumbling during a moderate to major scale earthquake.
It is recommended that all nine (9) hot water heaters be strapped to the
adjacent walls for seismic safety. Property Manager of the apartments is
aware of the condition. And indicated that all hot water heaters will be
properly strapped within one week.
No other repairs are recommended at this time.
6) Mechanical
Description: Due to the mild climate condition of the project area, no
air conditioning for cooling is considered needed, and none is provided.
Heating of each apartment is provided by individual wall heaters
powered by electricity. Bathrooms and kitchens are equipped with wall
switches controlled exhaust fans. Exhausts are ducted through the roof.
Ventilation of the apartments is by gravity and natural breeze.
Observations/Comments: Mechanical system of the subject property
appeared adequately maintained and in good operative condition.
Equipment capacities also appear adequate for the intended usages.
No repairs are recommended at this time.
Due to aging, it is estimated that 96 wall heaters need to be replaced
with energy efficient units within the next three (3) years.
7) Electrical
Description: Electrical service for the property is through an
underground installation from San Diego Gas and Electricity owned
and concrete pad supported transformers to the buildings' distribution
panels. Tenants are individually metered for electric services. Power to
the building is provided at 120/208-volts. Each apartment is provided
with a 120-volt, 50-ampere single-phase service. Circuit breakers are
provided for overload protection. Observed conductors and wiring
appeared to be copper enclosed in metallic and plastic conduits.
Observations/Comments: Electric system of the property appeared in
good condition. No repairs are necessary for the electrical system.
B. Common Area
1) Pavement and Walkways
Description: Poured concrete curb and sidewalk parallel to Rancho
Drive are provided as part ofthe City's sidewalk system. Driveways
and parking lots are typically paved with asphalt concrete, while the
curbs and sidewalks along the borders of the asphalt pavement are
constructed of reinforced concrete slabs-on-grade. Walkways in
courtyard areas and the entry way to the ground floor apartments are
composed of cast-in-place reinforced concrete slabs-on-grade also.
Observations/Comments: Reinforced concrete slabs-on-grade were
observed in a good state of repair. No cracking nor significant
displacement of the concrete flat work was noted.
Generally, asphalt paved driveways and parking lots appeared
adequately maintained and in good condition. However, the asphalt
pavement needs localized repairs, a new seal-coating and the parking
spaces need to be restriped within one year.
2) LandscapingIPlantings
Description: Adequate landscaping of matured evergreen and
deciduous trees, flowers, bushes, and grass is provided along the
sidewalk parallel to the city streets and inside the property.
Observations/Comments: Landscaping and plantings appeared to be
adequately maintained and in good condition. Except some bare spots
that should be filled with matching ground covers. This work should be
done immediately.
No other repairs are recommended at this time.
3) Irrigation System
Descriptions: Automatic irrigation system is provided for all
landscaped areas of the property. Sprinkler lines appear to be PVC with
2" main and ';." branches, sprinkler heads appear to be brass.
Observations/Comments: The irrigation system appears to be able to
provide adequate coverage for the landscaping and planting.
Landscaping and irrigation are serviced and maintained weekly by
gardening services.
Irrigation system of the property appeared adequately maintained and in
good condition. It is noted that watermarks inducted by irrigation are
evident along the lower area of the exterior walls near the ground
covers at several building locations. JCEPlHuang recommends that the
irrigation system be thoroughly examined. Make necessary repairs and
adjustments to assure the proper spraying of irrigation water.
4) Swimming Pool/Spa
There are no swimming pool and spa on the subject property.
5) Common Recreation Rooms
There are no common recreation rooms in the subject property.
6) Trash Areas
Description: Reinforced concrete blocks fenced trash enclosures are
provided for the property. It is conveniently located for garbage
disposal and truck collection. A trash bin is placed inside the enclosure
for dumping and collection by the garbage trucks. Trash is collected
twice weekly by Pacific Waste Service.
Observations/Comments: Trash area appeared clean and without
objectionable odor. The area appeared adequately maintained and in
good condition.
7) Mechanical
There are no mechanical units provided for the common area. See A6
for mechanical system for the dwelling units.
8) Electrical
See A 7 for details.
9) Exterior Common Area Lighting
Description: Lighting for these areas is provided by building wall
mounted and metal pole supported lighting fixtures. The city lights
somehow help illuminate the site.
Observations/Comments: The property was not observed at night, but
it appears that lighting is provided for proper illumination of the site at
night.
New exterior lights can be considered to enhance the overall
appearance of the property.
10) Walls and Fences
There are no fences provided for the property. For descriptions of
building walls, please see Section A3 and A4 of the Report.
11) Drainage Facilities
Description: On-site drainage is primarily surface controlled. Building
pads are raised above gradient for proper drainage. Rainwater from the
roofs is splashed down to the site drainage system which, in turn, is
connected to the public storm drainage infrastructure.
Asphalt paved driveways are constructed with noticeable slopes that are
away from the building structures and converge to the center swales of
the pavements for proper drainage. It rained during the on-site
observations, no significant ponding was noted. Rainwater appeared to
flow freely off the site and onto the municipal storm drainage system.
Observations/Comments: Drainage systems of the property appear to
have positive slopes that lead water away from the building structures
and towards the collection devices. No significant ponding areas were
noted during the property visit.
No repairs are recommended at this time.
Attachment 5 - Garage Storage Space Diagram
Oct 27 2004 4:49PM
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CONDOMINIUM CONVERSION-FORl'iI A
60-DAY
NOTICE TO EXISTING TENANT
OF Il'lTENT TO CONVERT
To the oc~upant(s) of:
321 Rancho Drive
Chula Vista. CA 919; 1
(ad<ir~ss)
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18
(!>pal'tment #)
The owner(s) ofthis building, at 321 Rancho Drin . Chu}a Vista. CA. 91911 (addr~ss), plans to file a
Design Review and Te~tativeiParc~1 Map application witb the City of Chula Vista to convert tbis building
to a condominium proj~ct. You shall be given uotice of each hearing for which notice is required pursuant
to Sections 66451.3 and' 66452.5 of the Government Code, and you have tlte right to appear and the light
to be heard at any such hearing. The owner or owner's agent shall provide a total of five (5) different
notic~ throughout the approval process to each tenant prior to the tenant vacan the premises due to the
conversion. The City of Chula Vista will notify each teuant of ail ree (3) public bearings
(Design Review Committee, Planning Commission, and City Council) for tit -;:Ma!V '
(signature of owner or owner's agent)
September 13 fl'. 2004
(date)
(Section 66427.1(a) & 66452.9 of the Government Code)
60 Day Tenant Notification that the Owner Intends to File an
Application with the City of Chula Vista to Convert the Existing
Apartments to Condominiums
Henry Martinez
321 Rancho Drive Suite# 18
Chula Vista, CA 91911
The Owner(s) of the buildings located at, 321 Rancho Drive, Chula Vista, CA
91911, intends to file an application with the City of Chula Vista to convert the
building to a condominium.
You shall be given notice of each public hearing for which notice is required
pursuant to sections 66451.3 and 66452.5 of the Government Code, and you
have the' right to appear and the right to be heard at any such hearing,
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09-13-04
Date
Westone Management Consultants, LLC
Authorized Agent for the Owners of the Property
Westone Management Consultants
1640 Broadway, Suite A San Diego, CA 92101
PH 619.645-9071 FAX 619.645-9075
Rent Roll Pege 1
321 .321 Rancho Drive 5MCLARGE
9/!12004
05:03 PM
Unit Tenant Tenant Unit Markel Actual
Unit ...Jy.P.!.._ Cod. Namf!..... Stitt _.~.~n'-- Rent -.J1!tROsl' Move-In ~~_~! DuIP NSF ~
4 ~,- 28R18A 321.1Av X JUlih Morales and Carmen VOl 820.0 975.00 975.00 500.00 11108103 975.00 1 0
I< 321.18 28R1BA 321.1B Henry Martinez 620.0 925.00 975.00 500.00 05/04/04 975.00 0 0
t-*~ 321.1C ROSI. S. Rica Gogue 820.0 950.00 950.00 1.000.00 01/11/03 950.00 0 0
~n'-" ""'M 321-10 Domen San NioolS9 Joseph l. 620.0 975.00 975,00 975.00 03120/04 975.00 0 0
C""2BR1BA 321.18 Cal'l)los & Athena Garcia 820.0 925.00 950.00 500.00 05/01/02 1.425.00 1 0
2BR1BA 321-1F Mar.ano & Lilia Cardenas 8200 955.00 975.00 150.00 09/20/01 915.00 1 0
. 2BR18A 321-1G Ana Gomez 620.0 955,00 975.00 300.00 04/02/98 975.00 0 0
,/ 2BR18A 321.1H Ferllando Ambriz & Rebecca 8200 975.00 975.00 500.00 02/28/04 975.00 0 0
. 2BR1BA 321-2A Jon-, & Marta Zlgntarskv 820.0 950.00 950.00 500.00 01/09103 1,050,00 0 0
/0 321-26 2BR1BA 321-2B Le&:ie 8. Toblan Bradlck 620.0 660.00 925. DO 300.00 07/16/01 925.00 0 0
f.t~ 2BR1BA 3~1.2C Arrr ando & Diana Barrios 820.0 925.00 925.00 0.00 04/01/03 875.00 0 0
'~I j::::: 321,2D Ilia )am and Oscar Aguilar 8200 92000 950.00 1,30000 08/30/00 950.00 0 0
321.210 Jal'T as Walters ; -.L 8200 9<0.00 920.00 1.00000 03/10101 840.00 0 0
t 2BR1BA 321-2F 4 ~ ~ma Williams J.m"~. Orte9 820.0 81600 975.00 97500 07/01/04. 975.00 0 0
I 2BR16A 321.2G ChrsUna Santana 820.0 925.00 925.00 920.00 04/16/02 1.390.00 6 0
I . 2BR1BA 321,2H Jo!nUs B~rrows and I\lan Dura 820.0 925.00 925.00 1.000.00 03/02/03 ' 925.00 0 0
It' 2BR1BA 321.A3 Vlclor Ortega &. Monica Osorio 820.0 955.00 97500 975.00 07/24/04 942.50 0 0
321.38 2BR1BA 321-3B Becky & Bonnie Chapman B20.0 925.00 925.00 500.00 06115102 1.354.00 0 0
g"""" 2BR18A 321-3C Espinoza ObduHO B2o.0 975.00 975.00 300.00 02/11195 925.00 0 0
321.3D 26R1BA 3Z1-3D E:varlslo & VirQinia Gon%alez 620.0 95500 955.00 200.00 11/08197 955.00 0 0
I _ 2BR18A 321.38 Edvlard & EVlta Castro 820.0 925.00 925.00 500.00 05/16102 925.00 1 0
~ 2BR1BA 321-3G Jos'~ & Claudia Gonzalez 6200 95500 915 DO 1,000.00 04126101 1,975.00 1 0
321-3H 2BR18A 321.3H.t Pe"Qy SimQn Terry SU8uffeme B20.0 975.00 975.00 500.00 1111et02 975.00 0 0
321.4A 2BR1 SA 321-4'" MiIt)n Lizarraga & Angel.;! loop 820.0 955.00 975.00 975.00 03103104 925 00 0 0
321.48 2BR1SA 321-4B Nor."a Goff 820.0 no. 00 920.00 200.00 06101181 34800 0 0
_ 2BRI8A 321-4C Mi,:y Co,ley &. Oav'O Ban08 820.0 0.00 975.00 975.00 07115/03 1,950.00 1 0
2BR18A 321.4D _" Taylor Artis and ElIzabeth Morr 620.0 925.00 975.00 500.00 10/27/03 950 00 0 0
2BR1BA 321.4E Ch~ltoric. & Kevin Sawyers 820.0 675.00 675.00 500.00 Oe/23/01 B75.00 0 0
~321-4F --.28EUBA_32J.4F Christina & Voland a SIerra 620.0 675.00 97500 975.00 06/13104 552.50 0 0
(1iIIIii ;:::::: "'., VA~~l 6200 678.75
Je"Oel & Jonath8. Banks 820.0 925.00 925 00 1.000,00 05/01103 ! 925.00 2 0
321.5B 2BR1BA 321-5B Christine Lon~sew$ki 820.0 925,00 925.00 500.00 01/24/03 925.00 0 0
321.5C 28R1BA 321.5c GUiJdalupe Urias 820.0 1.00500 975.00 500.00 09/25/03 875.00 3 0
~~ 2BR1BA 321-6D Alv:HO & Georgina R.oman 620.0 925.00 975.00 250.00 09101/03 970.00 0 0
26R1BA 321-5~ MelanJe Holahan 620.0 925 00 925.00 300.00 09/10196 925.00 0 0
. 2BR18A 321-6B Ro!.a Delia Flores & RO$3 Dell 620.0 925 00 975.00 500.00 06/02/04 1.008.00 0 0
f: 2BR1BA 321-eG: C'.. I=sr1ando Arellano 620.0 95000 975.00 975.00 12/11103 942.50 0 0
.50 28R1BA 321-6D Sergio Duck 820.0 95000 975.00 500.00 09/05103 975.00 0 0
".32'.6E 2BR18A 321-6~')l MOl1ica Garibay Vasquez B20.0 925.00 975.00 975.00 06/17/04 975.00 0 0
321.7B 2BR1BA 321.78 Naflla Galindo & Ra'ael Niebla 620.0 925.00 975.00 500.00 10/01/03 950.00 0 0
~321.7C 2BR18A 321.7C RUIn & Ramon HBmimdez 820.0 1.025.00 975.00 975.00 07/09/04 915.00 0 0
~~1.7D 2BR1BA 321,70 R.l)uero 8200 925.00 925.00 500.00 06/01/03 925.00 0 0
321-78 28R18A 321.7E, Ohde Jones 820.0 920.00 975.00 300,00 10/07/97 29~.00 0 0
1321.6B 2BR1BA 321.B8 Anllelina Floru e200 920.00 920.00 300,00 04/30/03 -37B.00 0 0
321.8C '2SR1BA 321.8C Xal'ier Espar:a and Olga Espa 820.0 955.00 970.00 500.00 12121/03 975.00 0 0
4' _3?..1:.BD..--lB.B1B~ LizII Gray No~htall & Carm., 820.0 950.00 950.00 1.000.00 04/30103. 950.00 0 0
412121-8E~6R.IBA -~ . "-,_'&'.:1\1\1)' 620.0 1,005.00
~G01 GAR . 321.GOI Jo,ier Gutie,re, 00 0.00 0.00 100.00 03/02/02 ,200.00 0 0
321.G02 GAR 321-G02 SOllhi~ Bowick 00 0.00 000 100.00 OS/29/00 .100.00 0 0
321.G03 GAR 321.G03 ee~:Ky &: Bonnie Chapman 00 0.00 0.00 0.00 Oe/15/02 0.00 0 0
321.G04 GAR 321.G04 NOI ma GoN DO 0.00 000 0.00 05/07/B 1 0.00 0 0
321.G05 GAR 321.G05 Ma 11nQz Hsnry 0,0 0.00 0.00 100.00 05/0~/O~ 0.00 0 0
321.G06 GAR 321-,GD6 Rona Della Flores/Rosa Delia 0,0 0.00 0.00 0.00 06/02/04 0.00 0 0
321.G07 GAR 321.G07 Millon Lizarraga 0.0 0.00 0.00 0.00 03/0~/04 0.00 0 0
32'.G08 GAR 321.G08 RlC1ard MosslBr 0.0 0.00 0.00 100:00 05/11/02 -100.00 0 0
12,.G09 GAR 321.G09 TtJ10r &. Elizabeth Taylo, ArtIS 0.0 0.00 0.00 0.00 10125103 0.00 0 0
321-G10 G4R 321-G10 Vic:or & Monica Victor Ortega 00 0.00 0.00 0.00 07124104 0.00 0 0
J21.G11 GAR 321.G11 Claylon Whltm 0.0 0.00 0.00 100.00 02101/01 .100.00 0 0
321.G12 GAR 321.G12 Sharon Beckas 0.0 0.00 0.00 100.00 05/01/99 -100.00 0 0
321.G13 GAR VA~ANT 0.0 0.00
321,G14 GAR VA~ANT 0.0 0.00
321.G15 GAR 321-GI5 EII~_abelh Bunker 0.0 0.00 0,00 0.00 03/20/03 100.00 0 0
321.G16 GAR 321'916 Ru!h &. Ramon Hernandez 0.0 0.00 0.00 0.00 06/30/04 0.00 0 0
321-G17 GAR 321-GI7 511'1111 Wobb 0.0 0.00 0.00 100.00 04122/96 ,100.00 0 0
321-G18 GAR 321-G18 SrrUh Webb 0.0 0.00 0.00 0.00 04/22/98 .100.00 0 0
321.G19 GAR 321.G19 Calmen Villaruel 0.0 0.00 0.00 0.00 11/01103 0.00 0 0
321oG20 GAR 321.G20 Ricardo & Rosie Cogue 0,0 0,00 0.00 0,00 01/11103 0.00 0 0
32 1oG2 1 GAR 321.G21 Va::quez Monica 0.0 0.00 0.00 0.00 05/17/04 ,100.00 0 0
321oG22 GAR 321 .G22 ScoU Allan 0.0 0.00 0.00 100.00 02/01101 ,200.00 0 0
321.GZ4 GAR 3~1'G2~ Stc nloy Svenson 00 0.00 0,00 100.00 00/01/96 _300.00 0 0
321-G25 GAR 321.G25 Jut 0 Meza 0,0 0.00 000 100.00 11101199 .100.00 0 0
321.G26 GAR 321.G20 St~ nley Svensen 0.0 000 0.00 100.00 01122/01 .300.00 0 0
Rent Roll P19. 2
321 - 321 Rancho Drive $MC~ARGE
91812004
06:03 PM
Unit Ten.nt Tenant Unit Marl<.t Actual
Unit ---.!l~ ~ode_ __ _.~, Name SQft Runt ~rJ!._._. D.~o$lt Mavs.ln _!'.~~.!..P..'i!... NSF 1!!!.
32' ,G28 GAR 321.G26 Ch2 rile Tisdale 0.0 0.00 0.00 ,00.00 04/20196 .200.00 0 0
321-G29 GAR 32'.G29 Joh 1 & Maria Zient8rsky 0.0 0.00 0,00 0.00 03/0e103 0,00 0 0
321-G30 GAR 32,.G30 Emina P. William! Williems 0.0 0.00 0.00 000 01/01/04 0,00 0 0
321.G31 GAR 32'.G31 RUU1 & Ramon Ruth & Ramon 0.0 0.00 0,00 0.00 01/09104 0,00 0 0
32' .G32 GAR 32'.G32 Nej:htah & Carmen Lisa 0.0 0.00 0.00 0,00 04/30103 0,00 0 0
32,.G33 GAR 321.G33 Vlcl:Jr Victor Gloria 0.0 0.00 '00,00 0.00 04119/04 .300,00 0 0
32,-G34 GAR 321.G34 SaJ\'ador Escamilla 0.0 0.00 0.00 100.00 10/01/02 0,00 0 0
321,G35 GAR 32' .G35 Joh, & Marla Z19ntarsky 0.0 0.00 000 000 01/09/03 0,00 0 0
321,G36 GAR 321-G36 Espinoza Obdullo 00 0.00 0.00 0.00 02111/9~ 0,00 0 0
32,-G37 GAR 321.G37 Ths&lmar Bowens 00 0,00 0.00 0.00 01/2'/03 0,00 0 0
32,.G36 GAR 32' .G38 Me! mie Holahan 00 0,00 0.00 0.00 09/10/96 000 0 0
32' .G39 GAR 321,G39 Les ,. e T ObiSS 618dick 00 0.00 0.00 0.00 07116/01 0.00 0 0
32'-G40 GAR 321,G40 MOllica Vasquez 0.0 0,00 0.00 0.00 06/06/02 0.00 0 0
32,-G4' GAR 32,-G4' JO~H & Claudia Gcn'Zalez 0,0 0.00 0.00 0.00 04/28/01 0,00 0 0
32' .G43 GAR 321.G43 J8r"11eS Brewer 0.0 0.00 000 200,00 05115196 100.00 0 0
32'.G44 GAR 32' .G44 An,elina Flores 0,0 0.00 0.00 0,00 04/30103 0,00 0 0
32,-G45 GAR 32' -G45 Chr stine Lona:ewskl 0,0 0.00 000 0.00 0,/24/03 0,00 0 0
32' ,G46 GAR 32'.G46 Joe ~uin A.lcaraz 0,0 0.00 000 '00.00 05/'5/9a 100.00 0 0
32'-G41 GAR 321-G47 Olivia Jones 00 0.00 000 0,00 10/01/97 0,00 0 0
321.G46 GAR 32,.G46 Car 05 & Athena Garcia 00 0.00 000 0.00 05/01/02 0.00 0 0
321.G49 GAR 321.G49 Ro~ allna Ledonna 0.0 000 0,00 100.00 0'/19/02 .'00.00 0 0
321.G50 GAR 321,G50 Klol'lIiar & Xlon:u:I Cacores 0.0 000 0,00 0.00 09/01/99 0,00 0 0
321.G5' GAR 321.G5' Mar la Sandoval 0.0 000 0,00 0,00 06/2610' 0.00 0 0
32,.G52 GAR 321-G52 M;i "II Shop 0.0 0.00 0.00 0,00 04130/03 0,00 0 0
321.G53 GAR 321.G53 Banjas, JoaquIn Santaoel. Chr 0,0 0.00 0.00 0.00 04118/02 0,00 0 0
J21.G54 GAR 321-G54 Selll GarcIa 0.0 000 0.00 0.00 04/30/03 0.00 0 0
321-G55 GAR 321.G55 Jua, & Carolina Villasenor 0.0 0.00 0.00 0.00 04/30/03 0.00 0 0
321-G55 GAR 32' .G56 Enr Que Cortez 0.0 0.00 0.00 0.00 04130/03 -'0000 0 0
32,-G51 GAR 32' .G57 EVHista & Virginia Gonz.ale% 0.0 0,00 0.00 0.00 01/06/97 0.00 0 0
321-GSS GAR 32',G56 Vlelor Cherniak 00 0.00 0.00 '00.00 05/'1/0, 200.00 0 0
321,G59 GAR VAl ;ANT 00 0.00
32,.G60 GAR 321.G50 Ed~lard & EVlla Castro 0.0 0.00 0.00 0.00 051'6102 ,00.00 , 0
321.G6' GAR 321.G61 Edt Ie EddIe Castro 00 0.00 0.00 0.00 051'6/02 0.00 0 0
321.G62 GAR 32'-G52 Se. n & Tina Poore 0.0 0,00 0,00 0.00 01105/02 0.00 0 0
321.G63 GAR 321.G53 Sar, ilia 0.0 0.00 0,00 0,00 06/30/00 0.00 0 0
321-GB4 GAR 32'-G04 OotN@lIer, DustIn Barrows, Jos 00 000 0,00 0.00 04/30/03 0.00 0 0
321.G65 GAR 321-G55 James Brewer 00 0,00 0,00 0.00 05/15/96 100.00 0 0
321-G66 GAR. 321.G56 Mallano & Lilia Cardenas 00 0.00 0,00 0.00 09/20/0 , 0.00 0 0
32',G67 GAR 32' -G57 JamBS Walt~rs 0.0 000 0,00 0.00 03/10/0' 0.00 0 0
321.G68 GAR 321-G56 Mik~ Cheney 0,0 0.00 0.00 '00.00 04130/03 '00,00 0 0
321oG69 GAR 321.G8e Syl"la & Arty Maione 0.0 0.00 0,00 0.00 04/30103 0.00 0 0
321.G70 GAR VAI)ANT 0,0 0.00
321.07' GAR 32,-G71 Mnichowlcz, Johanna SImon, 0,0 000 000 0.00 11/16/02 0.00 0 0
321.072 GAR 32,-G72 Am Gomez 0.0 0.00 000 0.00 02104/88 0.00 0 0
32'.G73 GAR 32'.G73 Fer,sndo & RebecCCI Fernand 0.0 000 000 0.00 02128104 0.00 0 0
__. ~ .__..__n~....__._'''.__ .-. -.---. -.-.-. .- -"" -... . -~_._._-- ------
111 To~'1 38.540,0 42,869.15 43,085.00 30,595.00 41,116.50 '6 0
111 To~.1 Occupied 3e.900 40,98e.oO 43,Oe5.00
94.67 % Occupied 9574 95.61 '0Q.46
e Tot;!1 Vacant ',640 1,883.76
5.13 -10 Vacant 4.2e 4.39
--, -.' .....-.... ......' """"
....",J....'t,JUVO.c..
~U1't"':J.:)C. jrl'3;'11
r'hl~t. 1:)11 r.1l.
Tenant Notification that tbe Owner intends to file an
appUcation with the CIty of Chula Vista to convert the
apartments to condominiums
'1JO/eJJL) ~' ~~D }'L'7Li (! l-, "~,
Prospective Tenart Name .
32\ Rancho Drive, Suite":.!,,) - f.
Chu]a Vista, CA 91911-6537 ,,'
The Owner(s} oft1-ci~ building. a\ 321 Rancho Drive, Chula VIsta, California, intend.;; to
file an application ~'ith the City ofChula Vista to convert the buiJding(s) [0 a
condomicium.
You shaH be giver. notice of each hearing for wroch notice is required pW'Suant to
Sections 66451.3 a..,d 66452.2 of the Government Code, and you have the right to appear
and the right to be hl!aId at any such hearing.
,-3/;rfktf
Date I '
r::f..aJ.1J..M':>-1 (' C!J). aQ.,
T=\sName
Tenanu Name
3/lfA yO
Date
180 Day Notice To Tenants
Of Intention To
Convert the Apartments To Condominiums
And Termination Of Tenancy Government Code Section 66427.1
The following written 180 day Notice to Tenants of Intention to Convert to
Condominiums and Termination of Tenancy in accordance with Government
Code section 66427.1 is provided to each tenant as follows:
Henry fVlartinez
321 Rancho Drive Suite# 16
Chula Vista, California 91911
,
"
The Owner(s) of the following described real property in the City of Chula Vista,
State of California:
,.
See AttacheCl. Exhibit .~"
(commonly known as 321 Rancho Drive, Chula Vista, CA 91911)
Hereby provides 180 days written notice of intention to convert prior to
termination of tenancy due to the conversion or proposed conversion to
condominiums of the real property described herein.
..;,..",,"J
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09-13-04
Date
Westone Management Consultants, LLC
Authorized Agent for the Owners of the Property
Westone Management Consultants, LLC
1640 Broadway, Suite A San Diego, California 92101
Phone 619.645.9071 Fax 619.645.9075
Attachment 7 - Tentative Map
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Attachment 8 - Disclosure Statement
~\'?-.
-.-
r_ _.:
-~
p I ann
n g
& Building
PJanning Division
Department
Development Processing
CrJY OF
CHULA VISTA
APPLICATION APPENDIX B
Disclosure Statement
Pursuant to Council Policy 101-01, prior to any action upon matters that will require discretionary action by the Council,
Planning Commission and all other official bodies of the City, a statement of djsclosure of certain ownership or financial
interests. payments, or campaign contributions for a City of Chula Vista election must be filed. The following information
must be disclosed: ,
"
1.
list the names of all persons having a financial interest in the property that is the subject of the application or the
contract, e.g., owner, applicant, contractor, subcontractor. material supplier.
f'J 1 fr
I
-,:>
/
2.
If any person' ide'ntified pursuant to (1) above is a corporation or partnership, list the names of all individuals with
a $2000 investment in the business (corporation/partnership) entity.
3.
If any person' identifi pursuant to (1) above is a non-profit organization or trust, list the names of any person
serving as director of the non-profit organization or as trustee or beneficiary or trustor of the trust.
D/f+
,
4.
Please identify every person, including any agents, employees, consultants, or independent contractors you have
assigned to represent you before the City in this matter.
~ fnlf)~f [cnsu /Iz,n!-s
5.
Has any person' associated with this contract had any financial dealings ~n official" of the City of Chula
Vista as it relates to this contract within the past t2 months. Yes_ No--t::".. ,
If Yes, briefly describe the nature of the financial interest the official" may have in this contract.
'.
6.
Have you made a contributlon 2P"ore than $250 within the past twelve (12) months to a current member of the
Chula Vista City Council? NrJ']- Yes _If yes, which Council member?
276 Fourth Avenue
(hul,l Vista
California
~1~10
(61~) 6~1-5101
~\rt.
-.-
'- ::
CItY OF
CHUIA VIsrA
p I ann
n g
&
Building
Planning Division I
Department
Development Processing
APPLICATION APPENDIX B
Disclosure Statement - Page 2
7.
Have you provided more than $340 (or an item of equivalent value) to an official" of the City of Chula Vista in the
past twelve (~onthS? (This includes being a source of income, money to retire a legal debt, gift. loan, etc.)
Yes_ NO,
If Yes, which official" and what was the nature of item provided? ,~
Date:
~/.?-/ O~
--::~
~
.
Signature of ontractor/Applicant
t' {2y;S(.( /~ts ,
( or/Applica v~ scqdcdfrJ
Person is defined as: any individual, firm, co-partnership, joint venture, associat,on, social club, fratemal
organization, corporation, estate, trust, receiver, syndicate, any other county, city, municipality, district, or other
political subdivision, -or any other group or combination acting as a unit.
..
Official includes, but is not limited to: Mayor, Council member, Planning Commissioner, Member of a board,
commission. or committee of the City, employee. or staff members.
276 Fourth Avenue
ChulJ Vista
C.::iliforniJ
~1~10
(bl~) b~1.S101