HomeMy WebLinkAboutAgenda Statement 1979/01/02 Item 06CITY OF CHULA VISTA
COUNCIL AGENDA STATEMENT Item No. 5
For meeting of 1/2/79
Public hearing - Consideration of tentative subdivision map for Chula Vista
Tract 79-11, conversion of Palo del Amo apartments to condominiums,
ITEM TITLE 54-94 ingswood Drive - Norman Starr
Resolution 9~3 0 -Approving tentative subdivision map for Chula Vista Tract 79-11
known as Palo del Amo
SUBMITTED BY Director of Planning
ITEM EXPLANATION
A. BACKGROUND
(4/5TH'S VOTE REQUIRED YES NO X )
1. The applicant has submitted a tentative subdivision map for Palo del Amo (Chula
Vista Tract 79-11) for the conversion of a 40 unit apartment complex, currently under
construction, into a one lot condominium project at 54-94 Kingswood Drive in the R-3-P-12
zone.
2. The project is exempt from environmental review as a class 1(i) exemption.
B. DISCUSSION
1. Existing site characteristics.
The subject property is a relatively level 3.32 acre parcel, located between First
Avenue and Tobias Drive, abutting the SDG&E easement to the south.
2. Precise plan.
In August 1976 a precise plan (PCM-76-14) was approved for the construction of 40
three-bedroom units located in five structures. Parking for 94 cars is divided, with
16 spaces adjacent to Tobias Drive and 78 spaces adjacent to First Avenue. Approximately
50% of the site is devoted to open space. Each unit has a semi-enclosed front patio which
meets the ordinance requirements and serves as the front entry to the unit. The storage
area for the units varies considerably. Each unit has a 180 cubic foot area, located in the
end of a rather large (252 cubic foot) walk-in closed in the master bedroom, which will
serve as part of the required storage (see Exhibit A). Each three bedroom unit contains
1100 sq. ft. of interior floor space, including the closet and storage area.
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Agreement Resolution X Ordinance Platte ? Notification List
Res. PCS-79-11
Other Tent. Map ENVIRONMENTAL DOCUMENT: Attached Submitted on
FINANCIAL IMPACT
STAFF RECOMMENDATION
Concur with Planning Commission recommendation.
BOARD/COMMISSION RECOMMENDATION
On December 13, 1978 the Planning Commission voted 4-2 to recommend approval of the
tentative subdivision map for Chula Vista Tract 79-11 in accordance with Resolution PCS-79-11.
COUNCIL ACTION
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AGENDA ITEM N0.6
Meeting of 1/2/79
Supplemental page No. 2
In addition, all of the units have an enclosed storage area located outside the unit
adjacent to the front patio. The storage area is an integral part of the building design
and varies in size as follows: 15 units have an area of 56 cubic feet; 20 units have
an area of 104 cubic feet; and 5 units have an area of 152 cubic feet. The average amount
of storage combined (inside and out) is 284 cubic feet per unit with the least amount of
any unit being 236 cubic feet.
3. Condominium ordinance
In November 1978 the City Council adopted City Ordinance #1891 which set forth
specific requirements for condominium projects. These requirements included the following
standards:
a. 246 cu. ft. of enclosed storage space, not a part of the interior living
space of the unit.
b. Separate utility service and meters, unless the homeowners association deems
otherwise.
The remaining requirements are met in the construction of new units whether they are
built as apartments or condominiums.
C. ANALYSIS
1. Technically, the proposed project does not meet the requirements of the newly
adopted condominium ordinance since the requirement for enclosed storage is not to be
part of the interior living space. As explained earlier in the report, each unit has
some outside storage, but the bulk is located inside at the end of an interior walk-in
closet. The intent of excluding required storage from the interior living space was two-
fold: First, it would become subjective to determine what is normal and what is extra
storage which could be counted toward the 256 cubic foot requirement. Second, there would
be the possibility of a developer reducing the square footage of living areas just to
gain the required storage. As previously mentioned, the inside storage space calculated
for this project is in addition to a large walk-in closet situated in the master bedroom,
and in staff's opinion, does constitute extra storage space. In addition, the master
bedroom measures 14'9" x 12'4", exclusive of the closet area; therefore, no living area
has been sacrificed to meet the storage requirement. It should also be noted that the
tentative subdivision map was filed prior to the adoption of the condominium ordinance.
2. The applicant has submitted a statement indicating that each unit will be served
by a separate electric meter and that there is no gas. The water will be in common and
paid through a monthly assessment paid to the homeowners assocition.
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