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HomeMy WebLinkAboutAgenda Statement 1980/10/14 Item 6 COUNCIL AGENDA STATEMENT 6 Item SUBMITTED BY: A. BACKGROUNO Meeting Date 10/14/80 Public hearing - Consideration of tentative subdivision map for Chula Vista ITEM TITLE: Tract 80-23, East Orange Village Condominiums, 225-255 East Orange Avenue Resolution IbAJ??- Approving tentative subdivision map for Chula Vista Tract 80-23, East 6range Village Condominiums 00 t f Pl . ~ (4/5ths Vote: Yes No lrec or 0 annln -xJ 1. On August 12, 1980 the City Council upon recommendation of staff placed a moratorium on the conversion of existing apartments into condominiums for a period of 60 to 90 days pending an indepth study of the impacts of such conversions. At that time, Council also continued the East Orange Village Condominiums tentative map for 60 days so that it could be considered along with the report on conversions, vacancy rates, etc., if such report is ready at that time. 2. The applicant is seeking approval of a tentative subdivision map, known as East Orange Village, Chula Vista Tract 80-23, for the purpose of converting an existing 128 unit apartment complex, located on 7.36 acres at 225-255 East Orange Avenue in the R-3-P-17 zone, into a one lot condominium project. 3. The project is exempt from environmental review as a class l(k) exemption. B. RECOMMENDATION: Based on the findings contained in Section "F" of this report, adopt a motion to approve the tentative subdivision map for East Orange Village Condominiums, Chula Vista Tract 80-23, subject to the following conditions: 1. The developer shall obtain the necessary permits to do the work required for approval within 120 days after the approval of the final map. Such work shall proceed in an expeditious manner and shall be completed within 90 days of the issuance of the permits, or the work shall be bonded for a maximum period of one year based on estimates approved by the Building Department. No units shall be occupied until final inspections have been made and all work required by this approval is complete. 2. The two units which were not originally approved shall be converted into uses common to the project (such as storage or recreation) or incorporated into the floor plan of the adjoining units. 3. The owner shall grant a 6.5 foot wide easement for street tree purposes along East Orange Avenue to the City prior to approval of the final map. 4. All existing easements within the property shall be plotted on the final map. 5. All access ways shall be repaired to comply with city standards. C. PLANNING COMMISSION RECOMMENDATION: On July 9, 1980 the Planning Commission, by a vote of 5 to 1, recommended that the City Council deny the tentative map based on the finding that the project is inconsistent with the Housing Element of the General Plan in that the conversion to condominiums would limit the range of housing choice by decreasing an already limited rental stock. ID7-97 Form A-113 (Rev. 11/79) EXHIBITS Agreement_ Resolution X Ordinance Plat s 4 Notification List Other Tent. r1ap ENVIRONMENTAL DOCUMENT: Attached Submitted on Page 2, Item 6 Meeting Date 10/14/80 D. DISCUSSION 1. Adjacent zoning and land use. North South East West R-3-G R-l C-N R-3-P-17 Condominiums Single family dwellings Neighborhood shopping center Apartments 2. Existing site characteristics. The subject property is relatively level, except for 2:1 slopes along the rear property line, and is located on the north side of East Orange Avenue approximately 600 feet west of Melrose Avenue. The site is presently developed with a 128 unit, two story apartment complex, consisting of 15 residential structures and 7 garage buildings, constructed in 1977. There are 84 two bedroom and 40 three bedroom town- houses, 2 three bedroom units constructed over recreation rooms, and 2 one bedroom units. The 2 one bedroom units were originally used as rental offices and have since been illegally converted into residential units. There are 75 existing parking spaces in the garages and 146 open parking spaces, a total of 221. 3. Storage area. The applicant proposes to convert 6 of the garages into 3 storage buildings which will be divided into a total of 59 storage compartments, each containing either 120 cU.ft. or 150 cU.ft. The 6 garage spaces will be replaced by 10 additional open parking spaces within existing landscaped areas scattered throughout the project. The amount of remain- ing open space is sufficient to meet the requirements of the ordinance. (The ordinance requires 600 sq.ft. per unit X 126 units = 75,600 sq.ft.; the plan shows 115,000 sq.ft.). Each of the remaining 69 garages will accommodate a minimum of 240 cU.ft. of storage at the end of the garage. The 59 storage spaces and 69 garages will provide storage for each of the 128 units. In addition, each of the townhouse units will be provided adjacent storage under the stairs. The three bedroom units will have a minimum of 107.6 cU.ft. and the two bedroom units, 82.6 cU.ft. under the stairs. The other 2 three bedroom units and the 2 one bedroom units will have all of their required storage in the attic. Access to the attic will be provided by pull down stairs as required by the ordinance. The condominium conversion ordinance specifies that storage space located within the living area of the unit will count toward the required space only if it clearly exceeds the closet and cabinet space which is normally provided for such a unit. Since every townhouse unit, by design, has an area located beneath the stairway which can be and usually is used for storage, it can be argued that such space should not qualify for storage space since it does not clearly exceed the space normally provided in a townhouse unit. However, it is space that is not available in a single level living unit and if such a space were provided in a single level unit in addition to the normal closet and cabinet space, it would be counted toward the required storage. It does not seem equitable to refuse to count the space simply because it is located in a townhouse unit. The point is, the space is there, it is convenient to the unit, and on that basis I am willing to recommend that it count toward the required storage area. Should the area be disallowed, the applicant could easily construct additional storage within the patio areas to comply with the code. It is my opinion that the storage being offered for each unit meets the intent of the ordinance. (6zi7 Page 3, Item 6 Meeting Date 10/14/80 4. Private usable open space. The design manual specifies that each two bedroom unit should contain 80 sq. ft. of private open space and each three bedroom unit, 100 sq. ft. At present, the three bedroom units have 100 sq. ft. and the two bedroom units have 117 sq. ft. However, the private open space available to each unit is in the form of a front patio with access required diagonally through the required open space to gain access to the front door. The appli- cant, in conjunction with requirements from the Design Review Committee, has agreed to realign the entry gates and minimize the impact on the open space by providing access adjacent to the building. This realignment will include a slight enlargement of the private open space by moving the fence out approximately 2 to 3 feet. The amount of usable open space thus being provided for each unit will equal or exceed 100 sq. ft. 5. Design Review Committee. Since the apartments were constructed in 1977 prior to the formation of the Design Review Committee, the project was reviewed by that Committee on March 6, 1980. The Design Review Committee approved the design of the project and imposed certain conditions regarding fencing, trash enclosures, landscaping, private open space and submittal of a plan for conversion of the illegal one bedroom units which is acceptable to the Director of Planning. E. ANALYSIS 1. The proposed project meets or exceeds the minimum requirements of the code regarding storage, parking and open space, and has been conditionally approved by the Design Review Committee. However, the two one bedroom units which have been illegally converted from rental offices should either be incorporated into the floor plan of the adjoining units as planned initially, or put to a use common to the development, such as storage or recreation. Retention of these two units would result in the project exceeding the maximum allowable density of the zone (17 units per acre). 2. The Planning Commission noted that portions of the driveway were in poor repair and should be brought into compliance with the city standards as a condition of approval. Since the Planning Commission moved to deny the project, the condition was not voted on. It is my recommendation that the condition should be included if the project is approved. F. FINDINGS Pursuant to Sections 66473.5 and 66412.2 of the Subdivision Map Act, the tentative subdivision map for East Orange Village, Chula Vista Tract 80-23, can be approved if Council makes the following findings: 1. The site is physically suitable for residential development and the proposed development conforms to all standards established by the City for such project. 2. The design of the subdivision will not affect the existing improvements: streets, sewer, etc., which have been designed to avoid any serious health problems. 3. Approval of the project will not adversely affect the public service needs of residents of the city or. available fiscal and environmental resources. (02 a 7 Page 4, Item 6 Meeting Date 10/14/80 4. The subdivision is consistent with the General Plan Elements as follows: a. The conversion of apartment units into a condominium does not affect the following elements of the General Plan: Land Use, Circulation, Seismic Safety, Safety, Noise, Scenic Highways, Bicycle Routes, Public Buildings, Conservation, Parks and Recreation, and Open Space. b. Housing Element - While the conversion of apartment units into condominiums will reduce the inventory of rental housing, it will also permit an expanded choice of housing ownership. The Planning Department believes that the above findings can be made in this case. For that reason, and because the development conforms with the applicable provisions of the code as discussed above, approval of the project is warranted. by the City Council of Chula Vista, California Dated /tJ ~/~~ fo I07-C67 L~ IPI '~. '!1'" Office of JENNIE M. FULASZ, CITY CLERK City O~ ChuQa q)igta CALIFORNIA Date: J\', t(J r X.. 1',( To: ':i ,") >"\, '1 )( ';. .:/ U; (){f:i,-\ : --i e ~.J Subject: (x) Resolution No. iF':' () Ordinance No. You will find enclosed a certified copy of the City Council document approved at the meeting of , " /lVJUV 1". JENNIE M. FULASZ, CMC City Clerk // Enclosures STAR NEWS: P ieM e. pubw h thJA do c.u.me,YLt 0 n and ~e.nd ~ a c.opy bO~ o~ O~d{nanc.e BOOQ. RECORDER: Pie.Me. ~e.c.o~d ~cUd doc.u.me.YLt and ~et~n d to ~ at yo~ e.~~t c.onve.nie.nc.e.. AL60 endo~ed JA the. ORIGINAL c.opY ob the. agJtee.me.nL Ple.Me. have, J.;t e.xe,c.ute,d and ftetuM to thJA 0 b Mc.e. I 0'2- 'j 1 276 Fourth Avenue, Chula Vista, CA 92010 (714)575-5041 CC-685(Rev.lO/79) Office of JENNIE M. FULASZ, CITY CLERK City O~ ChuQa CVigta CALIFORNIA Date: ',,:. '!nr i'.r ~\ < To: '!~'1S J;1tld 5!, t..'~ -,.~'i ~ ,", .,.' .' t,-; 1\,":' -'I ; - ~_j. <. ;:': 2: rc~ t: 'C ~ e , :' 1; 1 Subject: ('<'9 Resolution No. :.~ '-7( ) Ordinance No. You will find enclosed a certified copy of the City Council documen t approved at the meet ing of'c ((1('; r' I;:'"~ ~0 za/ :r JENNIE M. FULASZ, CMC City Clerk Enclosures STAR NEWS: Ple-cu,e- pubwh th.-iA doc.ume.nt on and ~e-nd ~ a c.opY &o~ o~ O~d{.nanQe- Book. RECORDER: Pie.Me. ~e.Qo~d ~aid dOQume.nt and ~e;t~n it to ~ at YO~ e-~~t c.onve-n{e-nc.e-. A~o e.nci06ed ~ the ORIGINAL QOPY 06 the ag~~~ment. Ple~e hav~ it e-xe.c.Lde.d and ~etu.w to th.-iA 06 Mc.e. I D"V 'i '1 276 Fourth Avenue, Chula Vista, CA 92010 (714)575-5041 CC-685(Rev.10/79) Office of JENNIE M. FULASZ, CITY CLERK City O~ ChuQa C\)i~ta CALIFORNIA Date: '1:-'< To: I.' ",_t n i c~~;,. .. ~'-!.;.:..' ~ t fi, Subject: ( ) Resolution No. ( ) Ordinance No. You will find enclosed a certified copy of the City Council document approved at the meeting of /lVJUV t JENNIE M. FULASZ, CMC City Clerk // Enclosures STAR NEWS: P ie.M e. pubw h :t~ do c.ume.VL:t 0 n. an.d -6e.n.d U-6 a c.opY nOft OUft OftcUn.an.c.e. Book. RECORVER: Pie.Me. fte.c.oftd -6aid doc.ume.n.:t an.d fte.:tUftn. it :to U-6 at YOUft e.aftlie.-6:t c.on.ve.n.ie.n.c.e.. A.i6o e.n.clo-6e.d i6 :the. ORIGINAL c.opy 06 :the. agJu!.e?-me.nt. Ple.Me. have?- J..;t exec.uted an.d fte:tuftl1 :to :thi6 o6n~c.e.. 1~'i1 276 Fourth Avenue, Chula Vista, CA 92010 (714)575-5041 CC-685 (Rev. 10/79)