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04/19/1988, 3A - CON 8-1 WITHDRAWAL (CONDO CONVERSION REQUESTS)
P`ETIMG AGENDA- /1 l,H rE APR 19 '88 ITEM # Westland Engineering Company— Consulting ompa y �V� Consulting Civil Engineering & Surveying /^fC , 1037 Mill Street San Luis Obispo, CA 93401 `" (805) 541-2394 RECEIVED April 18,1988 Jeff Hook APR 191988 City Planning Dept. OtyofSan Lwaoenpo City of San Luis Obispo Community Development RE : CON 88-1 WITHDRAWAL Dear Mr. Hook: We would respectively request that our application to allow a condominium conversion at 1045 Southwood drive be withdrawn from consideration before the City Council. We may at some future time bring this matter back for review, but it appears to be premature at this time. Thank you for your help in this matter. Sincerely yours: Terence R. Orton cc Pat Smith �i►►�IIIIIIIIIIIIIIIIII�����I�� �IIIIII ►I city SM WIS OBISPO 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403-8100 April 7, 1988 Re: Condominium Conversion Requests The San Luis Obispo City Council will hold a public hearing to consider Planning Commission recommendations for the annual review and ranking of 1988 applications received for residential condominium conversions as follows: A. CON 88-1 - request to allow conversion of 168 units at 1045 Southwood Drive; R-3-PD zone; Smith and Company (Pam Smith) , applicant. B. CON 88-2 - request to allow conversion of 10 units at 415 Chorro Street; R-4 zone; Stephen Nelson, applicant. The Council meeting is on Tuesday, April 19, 1988, beginning at 7:00 p.m. Your hearing is scheduled at approximately 7:35 p.m. , in the Council Chambers of City Hall, 990 Palm Street. You may wish to phone the City Clerk's Department on the Friday before the meeting to get a closer approximation of when this item is scheduled to be heard. For additional information or questions concerning your request, please contact Jeff Hook or Greg Smith in the Community Development Department at 549-7170 or the City Clerk's Department at 549-7103. The Council agenda report with recommendation by staff will be mailed to you on the Thursday prior to the hearing. Si Y. Pam Voges, C� City Clerk PV:skj cc: M. Multari, Community Development Director Smith & Co. , 21 Santa Rosa, SLO Westland Engineering, 1037 Mill Street, SLO Stephen Nelson, 1580 Lizzie Street, SLO Housing Authority Barry Williams, 1110 California Blvd. , SLO l��h���Il�IyIIIIIIIII�IIUIII f MEETING DATE: 1p�u►► cl o sap lues oBlspo 4-19-88 COUNCIL AGENDA REPORT ITEM NUMBER: FROM: Michael Multari, Community Development Director PREPARED BY: Jeff Hook and Greg Smith SUBJECT: Condominium Conversion Requests - Public hearing to review applications received for residential condominium conversions: A. CON 88-1: 168 unit apartment project on the south side of Southwood Drive, west of Laurel Lane. (Exhibit A) B. CON 88-2: 10 unit apartment project located on the west side of North Chorro Street, near Boysen Avenue. (Exhibit B) CAO RECOMMENDATION Deny CON 88-1 and approve CON 88-2 subject to conditions, as recommended by the Planning Commission. BACKGROUND Discussion The city's condominium conversion regulations limit the number of residential units which can be converted annually. When more units than the limit are proposed to be converted, the Planning Commission is required to rank the various projects. The commission's ranking is a recommendation to the City Council, which decides whether to approve or deny conversion applications. This year, conversion of up to 121 units may be approved. Since applications have been filed for more units, the commission conducted a hearing on March 23; their recommendations are noted above, and described in greater detail in the following report. Significant Impact Condominium conversions are exempt from environmental review requirements. No direct fiscal impact to the city will occur; potential effects on availability of rental housing are described in the evaluation section of the report. Conseauences of Not Taking the Recommended Action If the council does not approve a conversion application, the project will continue as rental apartments. I �►►►��irllllulllllpllp° ���U city of San tins OBISpo COUNCIL AGENDA REPORT Page 2 1.0 CONVERSION PROCEDURE AND REGULATIONS The conversion regulations (Municipal Code Chapter 17.82) are intended to insure that projects are consistent with the General Plan and minimum property development standards, and to insure that conversions do not result in a shortage of rental housing. They also provide information and some protection for prospective buyers. Projects proposed for conversion must meet the following criteria: they must comply with condominium property development requirements (e.g., open space and storage requirements, etc.); they must be consistent with the General Plan; they must be consistent with findings required by the State Subdivision Map Act; they must be substantially consistent with current zoning and building regulations; and they must not displace low- or moderate-income households or senior citizens if equivalent housing is not readily available in the city. A more detailed explanation of these factors is provided below. Applicants are required to submit a report on the condition of the buildings and other facilities, and must also comply with provisions intended to protect the rights of tenants during the conversion process. The council may approve a conversion application with or without conditions. If a conversion is approved, tentative and final tract maps must then be processed to implement the conversion. No maximum time limit for processing the conversion is specified in the regulations, and there are no specific provisions regarding accumulation of approvals over several years to allow a large project to convert. 1.1 Availability of-Alternate Housing The Housing Element of the General Plan includes the following policy statement: The competing demands for modest owner-occupied housing and for rental apartments will continue to be balanced in favor of maintaining affordable rental units, through regulation of condominium conversion. The.regulations allow the council to approve conversion of up to one-half the number of multi-family units added to the city's housing stock during the preceding year. Since 242 units were added in 1987, conversion of 121 units would be allowed this year. Detailed information regarding availability of rental housing units is not available. The state estimates that 5.25% of all city housing units were vacant in January, 1987. That level of vacancy would provide an adequate level of choice for prospective renters, but it is not clear whether it currently applies to units which are affordable to low- and moderate-income households. According to guidelines established by state and federal housing agencies and the city's Housing Element, a two-bedroom unit would be affordable for moderate-income families (120% of median income) in San Luis Obispo County if the rent were $900 or less, or the purchase price were $108,120. Affordable three-bedroom units would rent for $980, or sell for $177,580. ���n�►�►��IIIIIII�I���°II city of San LUIS OBISpo mniftaw wwwa COUNCIL AGENDA REPORT Page 3 "Lower-income families" (80% of median income) could afford a maximum two-bedroom rent of $600, or a purchase price of $72,120. Affordable three-bedroom units would rent for $650, or sell for $118,450. The affordability guidelines are based on median income, adjusted for family and unit sizes, and assume that 30% of household income is spent on rent. Purchase price is based on three times the family income. These costs are upper limits for the income categories, and therefore do not represent prices which are affordable to most low-income families. 1.2 Compliance with Zoning and Building Codes The regulations require that a project "substantially comply with the city's building and housing codes and zoning regulations in effect on the date the conversion project is approved". Conversion of nonconforming structures could prolong their existence, which would be contrary to the intent of the various codes to phase out nonconforming situations. Ownership of a non-conforming condominium unit could pose problems for the owner, since it might be difficult to obtain financing or insurance. Zoning Regulations place limits on repairing or replacing nonconforming buildings which could pose problems if the buildings deteriorate with age or are damaged by accident. 1.3 Proiect Ranking Criteria The ordinance also lists criteria to use in ranking projects, and a Planning Commission resolution adopted in 1983 establishes a point system based on the list. These criteria are intended primarily for comparing projects which are consistent with the standards and policies noted above. They are not necessarily the primary factors considered in deciding whether or not to approve a project, since they do not directly evaluate consistency with those policies. Scoresheets are attached for each of the current projects. They list the ten ranking factors and show calculation of point totals. 2,0 CON 88-1• PROJECT DESCRIPTION Data Summary Address: 1045 Southwood Drive Applicant/Owner. Smith and Company Zoning: R-3-PD General Plan: Medium-High Density Residential Environmental Status: Categorically Exempt 3-3 ���n�ml�ll�illll�llli j�����ll city Of San LWS OBISPO COUNCIL AGENDA REPORT Page 4 Situation The applicant proposes conversion of 168 apartments into condominiums. Due to commitments made as part of the project's bond financing, the apartments would not be converted for 4 1/2 to 5 years. As noted above, city regulations limit the number of apartments that may be converted annually, and it will take at least two years (and possibly longer) to receive conversion approvals for all 168 units. The applicant wants to begin the approval process now and "save up" conversion approvals. In this way, all 168 units could be converted at one time once the bond financing obligations are met. Attached is a letter describing the basis for the conversion request, condition of property, amenities, parking, and affordable housing provision. The applicant intends to sell 20%i of the condominiums as low income housing, matching the current percentage of below-market cost rental housing in the complex administered by the SLO Housing Authority. Tenants would have first right of refusal at the time of condominium sale. Carports would be added prior to conversion to provide covered parking spaces and additional enclosed outdoor storage. Proiect Background Parkwood Apartments is unique in several respects: it is the largest single, family-oriented apartment complex in the city; its approval required changes to the city's General Plan and Zoning Map from medium- to medium-high density residential; and its design and location near a park, elementary school, and neighborhood shopping center make it ideally suited for those persons often not able to purchase a home or find suitable rental housing -- young couples, single parents, and those with low- or moderate-incomes who wish to live in the City. Due to its size and amenities, the project received considerable supportfrom staff, commissions and the City Council. Approvals and exceptions granted include: -General Plan amended from medium- to medium-high density residential. -Site rezoned from R-2 to R-3-PD to allow more dwelling units and flexible development standards. -An 11% density bonus granted to allow more units than normally allowed in the R-3 zone. -Growth management regulations were relaxed to allow quicker build-out of the project than otherwise possible. -$10,000,000 in mortgage revenue bonds issued by the SLO Housing authority to provide tax-exempt financing for the developer. -Park-lieu-fees were deferred to allow payments to be made to the city over a 12-year period, rather than a lump sum at the time of occupancy. 3.4 ����i�ir►►►►�IIIIIIIIIP►' '���)II city of San LUIS OBISpo Hii% COUNCIL AGENDA REPORT Page 5 Evaluation Staff cannot support this request. The project's design, the findings and intent of previous city approvals and assistance, and Parkside's importance as a major concentration of affordable, convenient rental housing do not support conversion at this time. From a public policy standpoint, retention of the project as rental housing appears to be in the best interest of the community, and is supported by the city's Housing Element goals and policies which encourage: maintenance of a stock of all housing types to meet the needs of renters and buyers at all income levels, variety in the location, tenure, cost, and style of housing, conversion of existing housing and minimal displacement of current residents. Parkwood Apartments provides modest-priced, family-oriented rental housing close to city employment centers; consequently it is an important component of the city's rental housing stock. Conversion appears to conflict with the policy encouraging variety in the location, cost, tenure, and style of housing. Monthly rental costs at Parkwood range from $450 for a studio unit to $795 for two-bedroom townhouses. Assisted Housing It may be useful to look at "affordability" more closely. Twenty per cent (20%) the project (34 apartments) is committed to Section 8 assisted housing. For these units, tenants pay up to 30% of their monthly income for rent and utilities; the balance of the rent is paid by H.U.D. funds administered by the Housing Authority. For example, a single mother with one child receiving $400 per month in Aid for Dependent Children would pay $123 monthly toward rent and utilities. Housing. Authority pays the difference -- about $590 for a two-bedroom, two-bath unit. When the Housing Authority issued $10,000,000 in tax-exempt bonds to help finance the project, it was with the understanding that 34 of the units would be available for rental to low-income families for at least 12 years -- the term of the bonds. However a provision of the bonds allows the owner to retire the bonds before 12 years has elapsed. Based on previous expectations and support, the Housing Authority opposes the proposed conversion (resolution attached). The owner's offer to sell 20% of the units to low- or moderate-income families would probably not offset the loss of the assisted housing; few families receiving housing assistance could afford the downpayment, monthly payment, taxes and insurance required to purchase a condominium -- even if the units were priced at or well below market cost for comparable condominiums elsewhere in the city. General Plan Amendment/Rezoning The project was was originally submitted, reviewed, and approved as apartments. The applicant's PD application states in part: 3-5 11110t%$111l111111lll city of San tins OBISpo COUNCIL AGENDA REPORT Page-6 (the Applicant) intends to develop and manage the entire Southwood Apartment Project planned residential development as a long term investment and property management for rental and lease to small families or individual households. The project does not conform to current condominium conversion criteria nor is it intended for future subdivision or sale of phases or parts of the total planned development. In support of the request to amend the General Plan, the applicant also states: The change from medium to medium-high density residential will facilitate development of the subject property, better utilize existing community resources and facilities, and be more compatible with adjacent non-residential development in the following respects: -Higher density will facilitate more affordable, rental housing which will be more compatible than previously approved medium density, luxury, ownership housing because it offers convenient proximity between living, working and recreation areas for those locally employed. The request for conversion approvals 4 to 5 years before actually converting the units, while it may be financially desirable from an investment standpoint, may cause additional insecurity for tenants during the extended period of planned conversion; although tenants would have a longer than usual period to seek replacement housing. 2.1 Availability of Alternate Housing (CON 88-1) Alternate housing is available. This project represents about 2% of the City's multi-family housing stock (Housing Element, 1986). Within the city, however, availability of rental housing can vary significantly by neighborhood. A 1984 study by Community Development Department staff found that R-3 and R-4 zoning (ie. multi-family rental housing) was concentrated in the Cal Poly area, west central area (southwest of the downtown), and in the Old Town/Railroad Square area. Smaller concentrations of R-3 occur in the Laurel Lane, Augusta Street, and Laguna Lake neighborhoods. Predictably, the highest concentration of rental housing is near Cal Poly and serves student housing needs. Rental housing, particularly of comparable size, amenities, and convenience to Parkwood Apartments, is less plentiful in the southern portion of the city — the area closest to where the bulk of manufacturing and service-commercial jobs are located. Conversion of Parkwood would significantly reduce the supply of rental housing in the southern portion of the city. It also represents about 15% of the city's assisted housing supply. 2.2 Compliance with Zoning and Building Codes (CON 88-1) At the time this staff report was prepared, complete plans had not been submitted, and compliance with private open space standards could not be determined. The project substantially conforms with zoning and building codes, and appears to be in sound condition. The project has ample common open space, and all units have either small patios or balconies. With the exception of outdoor storage and private open space, the project appears to meet minimum development standards for condominium standards. 3-� "�����i►►�vIIIIIIIIIP1u9��lll city of San Luis OBlspo COUNCIL AGENDA REPORT Page 7 2.3 Proiect Rankine Criteria (CON 88-1) As shown on the attached scoresheet, staff has calculated that this project qualifies for a score of 31 points using the ranking system adopted by the commission. No documentation was provided regarding tenant objections, rent credit toward purchase price, and affordability for 80% the units to be sold; hence, no points were allowed for these items. 3.0 CON 88-2• PROJECT DESCRIPTION Data Summary Address: 415 North Chorro Applicant/Owner: Stephen Nelson Zoning: R-3 General Plan: Medium-high density residential Environmental Status: Condominium conversions are categorically exempt from environmental review requirements. The applicant proposes conversion of ten three-bedroom apartments which were built in 1967. The two-story units are located in five buildings; two of the units are located above a carport level which is dug. into an embankment. The property condition report submitted by the applicant indicates that the buildings and other facilities are generally in good condition, and estimates that the buildings have a remaining useful life of 34 years. Asphalt paving on the site is to be replaced, and minor grading and new fence construction is also proposed. An improved recreation area (required by conversion regulations) is shown on the plans, but improvements are not specified. 3.1 Availability of Alternate Housing (CON 88-2) The project involves an insignificant portion of the city's rental housing stock, and appears to be occupied primarily by groups of unrelated adults with relatively short tenancies. Alternate housing for displaced tenants is available. 3.2 Comnliance with Zonine and Building Codes (CON 88-2) Although it meets density standards and most basic zoning and building regulations, this project does not comply with several provisions of current development regulations: a. Zoning setback regulations. Of the six buildings (including the freestanding carport). five do not comply with current setback standards. One- to five-foot setbacks are provided where five- to nine-foot setbacks are required. Bringing the buildings into conformance might be difficult. Modifying the buildings themselves would not be feasible, but it might be possible to obtain approval of a variance or use permit to reduce the setback requirement. Approval of a use permit would involve securing an easement from neighboring properties guaranteeing they would observe setbacks large enough to maintain a separation of at least ten feet 3�7 ������►�►►►�illllllllpp1 ���lll city of San Luis osIspo COUNCIL AGENDA REPORT Page 8 from the applicant's buildings. Approval of the use permit would not be automatic, even with an easement. b. Energy efficiency regulations. These units were apparently built without insulation, double glazing, or other energy conservation features which are nowrequired. Retrofitting the project to provide significant energy savings would likely cost hundreds of dollars per unit. c. Fire flow and access regulations. The fire flow provided by the hydrant near the site is significantly less than called for by current standards and the rear building (Units 5, 6, 7) is too far from the driveway. Installing a two-hour rated firewall between two of the units and installing a residential fire sprinkler system would provide mitigation acceptable to the Fire Department. Fire Department staff estimates that these modifications would cost several thousand dollars. Note that the conversion regulations require "substantial compliance". The commission judged that this project was in substantial compliance with Zoning Regulations without any setback modifications or exceptions, but recommended conditions which would require improvements to energy efficiency and fire safety. 3.3 Proiect Ranking, Criteria (CON 88-2) Since the commission recommended denial. of CON 88-1, they did not establish a numerical ranking of the projects. The attached scoresheet summarizes compliance with the ranking factors. No documentation was provided regarding tenant objections or affordability prior to the Planning Commission hearing. Statements indicating that none of the tenants object to the conversion were submitted on April 11th and are not reflected on the scoresheet. 4.0 SUMMARY Staff has identified issues related to the intent of the regulations which are more significant than those identified by the ranking criteria for both projects. For CON 88-1, staff believes the determination of whether to approve conversion depends on the availability of similar rental housing, and on whether conversion is consistent with the City Council's original intent in amending the general plan and rezoning the site. For CON 88-2, staff believes the determination of whether to approve conversion depends on evaluation of "substantial compliance" with current development standards. If the project is not judged to be in substantial compliance, it may be appropriate to establish conditions of approval which would achieve compliance. 5.0 ALTERNATIVES The council may approve either or both conversion applications, up to a maximum of 121 units. The council may deny either or both conversion requests. Any action should incorporate appropriate findings which set out the basis for the decision. Special findings are also needed if variances to condominium property development standards are approved; see section 17.82.150. �_� ���h�►�►�uullllllill° 9�U111 city of San WI S OBISPO COUNCIL AGENDA REPORT OTHER DEPARTNIEfU CObIlNE[QTS: N -1 No other department objected to the conversion. Con -2 Significant comments of the Fire and Building Department staffs regarding CON 88-2 are noted above. Engineering staff notes that water meters for the individual units (required by conversion regulations) must be located near the back of sidewalk at the Chorro Street frontage, and that a driveway-type ramp must be used rather than a curb cut at the project entrance. If conversion is approved, these details can be addressed as conditions of approval on the subsequent tentative map. 7.0 RECOMMENDATION A. Application CON 88-1, 1045 Southwood Drive The council should deny this application, as recommended by the Planning Commission, based on the findings in the attached draft resolution. B. Application CON 88-2, 415 North Chorro Street The council should approve this application subject to the findings and conditions in the attached draft resolution. ATTACHMENTS CON 88-1 Draft Resolutions - Approval and Denial Vicinity Map Site Plan Ranking Scoresheet Applicants Statement Property Condition Statement Original GP/PD Application Statements of Intent Housing Authority Resolution Note: Blueprint site plan enclosed in packets CON 88-2 Draft Resolutions - Approval and Denial Vicinity Map Site Plan Ranking Scoresheet Applicant's Statement Note: Blueprint site plan including property condition report included in packets gts3:condopc EXHIBIT "A„ RESOLUTION.NO. (1988 Series) RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING CONDOMINIUM CONVERSION APPLICATION FOR 168 UNITS AT 1045 SOUTHWOOD DRIVE (CON 88-1) WHEREAS, an application has been made for conversion to condominium of 168 units at 1045 Southwood Drive; and WHEREAS, under the terms of the city's Condominium Development and Conversion Regulations (Chapter 17.82 of the Muncipal Code) this application must proceed under the project ranking procedure found at Municipal Code Section 17.82.120 (C); and WHEREAS, the Planning Commission has recommended that the Southwood Drive units not be allowed to convert; and WHEREAS, Municipal Code Section 17.82.120 (D) requires the council to approve, approve subject to conditions, or deny each application subject to Planning Commission ranking review by May of each year; and WHEREAS, based on the statements of staff and the applicant, and all materials on the application forwarded to the council in the April 19, 1988 agenda packet, this council finds that this proposal would not meet minimum conversion standards based on the following findings: 1. Conversion would eliminate a significant number of affordable and other rental units at a time when comparably located and designed units may not be available. 2. Conversion would be inconsistent with the previous city approvals intended to promote rental housing in the city as encouraged by the Housing Element. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo that: SECTION 1. The application referred to hereinabove hereby is denied. On motion of . seconded by and on the following roll call vote: Resolution No. (1988 Series) CON 88-1 Page 2 AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of 1988. Mayor ATTEST: City Clerk APPROVED: v City Ad inistrative Officer City Attorn Community e elopment Director 3� I I RESOLUTION NO. (1988 Series) RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING CONDOMINIUM CONVERSION APPLICATION FOR 121 OF 168 UNITS AT 1045 SOUTHWOOD DRIVE (CON 88-1) WHEREAS, an application has been made for conversion to condominium of 168 units at 1045 Southwood Drive; and WHEREAS, under the terms of the city's Condominium Development and Conversion Regulations (Chapter 17.82 of the Muncipal Code) this application must proceed under the project ranking procedure found at Municipal Code Section 17.82.129800.10; and WHEREAS, Section 17.82.120 (A) states that a maximum of 121 units may be approved for conversion during 1988; and WHEREAS, the Planning Commission has recommended that the Southwood Drive units not be allowed to convert; and WHEREAS, Municipal Code Section 17.32.120 (D) requires the council to approve, approve subject to conditions, or deny each application subject to Planning Commission ranking review by May of each year; and WHEREAS, based on the statements of staff and ,the applicant, and all materials on the application forwarded to the council in the April 19, 1988 agenda packet, this council finds that this proposal would meet minimum conversion standards based on the following findings and subject to the following conditions: Findinss 1. All provisions of the Condominium Development and Conversion Regulations have been or will be met. 2. The proposed conversion Is consistent with the General Plan, and specifically, with Housing Element policies. 3. Adequate facts exist to support the following findings required by the State Subdivision Map Act: A. The site is physically suited for the type and density of development allowed in the R-3 zone. B. The design of the condominium conversion and the proposed improvements are not likely to cause serious health problems, substantial environmental damage, or substantially and unavoidably injure ish or wildlife or their habitat. Resolution No. (1988 Series) CON 88-1 Page 2 C. The design of the condominium conversion or the type of improvement will not conflict with easements for access through (or use of the property within) the Proposed condominium conversion. 4. The proposed conversion will not displace a significant number of low-income or moderate-income households or senior citizens at a time when no equivalent housing is readily available. Conditions 1. At least twenty percent of the units shall be made available for sale to low-income families, with developer-assisted, below-market financing and resale clauses guaranteeing affordability for not less than 30 years following original date of sale, to the approval of the city's Housing Authority and the Community Development Director. 2.. Conversion' shall%not,Occur for at least 5 years (before April 19, 1993), and shall be subject to all applicable ranking procedures as provided in the city's Condominium Development and Conversion Regulations (SLOMC Chapter 17.82). . 3. Prior to conversion, the property owner shall pay in one lump sum all unpaid fees due from previous development approvals, to the approval of the Community Development Director. 4. Property owner shall prepare a.tenant relocation assistance plan, to the approval of the Community Development Director. Said plan shall include, as a minimum: A. Relocation assistance cash payments of at least $2500 per :displaced tenant household prior to conversion. B. Rent stabilization provisions during entire term of conversion, to the approval of the Community Development Director. C. Relocation counsgling services free of cost for all displaced tenants during the conversion period, including apartment search and referral services, childcare services, and other assistance reasonably necessary to facilitate tenant relocation. 5. Project shall be modified to comply with all Condominium Development and Conversion standards, to the approval of the Community Development Director. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo that: SECTION 1. The application referred to hereinabove hereby is approved. On motion of seconded by and on the following roll call vote: �- 13 Resolution No. (1988 Series) CON 88-1 Page 3 AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of 1988. Mayor ATTEST: City Clerk APPROVED: QCity Ad inistrative Officer City Attorne Communityelopment Director EXHIBIT "H„ RESOLUTION NO. (1988 Series) RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING CONDOMINIUM CONVERSION APPLICATION FOR 10 UNITS AT 415 NORTH CHORRO STREET (CON 88-2) WHEREAS, an application has been made for conversion to condominium of 10 units at 415 North Chorro Street; and WHEREAS, under the terms of the city's Condominium Development and Conversion Regulations (Chapter 17.82 of the Muncipal Code) this application must proceed under the project ranking procedure found at Municipal Code Section 17.82.120 (C); and WHEREAS, the Planning Commission has recommended that the North Chorro Street units be allowed to convert; and WHEREAS, Municipal Code Section 17.82.120 (D) requires the council to approve, approve subject to conditions, or deny each application subject to Planning Commission ranking review by May of each year; and WHEREAS, based on the statements of staff and the applicant, and all materials on the application forwarded to the council in the April 19, 1988 agenda packet, this council finds that this proposal would meet minimum conversion standards based on the following findings and subject to the following conditions: Findings 1. All provisions of the Condominium Development and Conversion Regulations have been or will be met. 2. The proposed conversion is consistent with the general plan. 3. Adequate facts exist to support the following findings required by the State Subdivision Map Act: A. The site is physically suited for the type and density of development allowed in the R-4 zone. B. The design of the condominium conversion and the proposed improvements are not likely to cause serious health problems, substantially and unavoidably injure fish or wildlife or their habitat. ,�-15 Resolution No. (1988 Series) CON 88-2 Page 2 C. The design of the condominium conversion or the type of improvements will not conflict with easements for access through (or use of property within) the proposed condominium conversion. 4. The proposed conversion will not displace a significant number of low-income or moderate-income households or senior citizens at a time when no equivalent housing is readily available. 5. The proposed conversion is subject to conditions of approval which will ensure substantial compliance with building and housing codes and zoning regulations which are currently in effect. Conditions 1. Applicant shall provide constructive notice to prospective condominium buyers that the units may not conform to zoning ordinance setback requirements; and non-conforming units, if damaged or destroyed , could be rebuilt only if made to conform. 2. Applicant shall install ceiling and wall insulation, weatherstripping, caulking and repair substandard or leaking.window fittings in all units to provide substantial compliance with energy conservation standards to the maximum extent feasible, to the approval of the Chief Building Official. 3. Applicant shall install a residential fire sprinkler system in Units 5; 6; and 7 in accordance with NFPA 13-D.and shall provide a two-hour rated fire wall between two of the units. 4. Applicant shall schedule the condominium conversion so that tenants are not displaced between September 1st and June 15th. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo that: SECTION 1. The application referred to hereinabove hereby is approved. On motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: Resolution No. (1988 Series) CON 88-2 Page 3 the foregoing resolution was passed and adopted this day of 1988. Mayor ATTEST: City Clerk APPROVED: ity Adm'nistrative Officer City Attornetl Community velopment Director , a �- i7 RESOLUTION NO. (1988 Series) RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING CONDOMINIUM CONVERSION APPLICATION FOR 10 UNITS AT 415 NORTH CHORRO STREET (CON 88-2) WHEREAS, an application has been made for conversion to condominium of 10 units at 415 North Chorro Street; and WHEREAS, under the terms of the city's Condominium Development and Conversion Regulations (Chapter 17.82 of the Muncipal Code) this application must proceed under the project ranking procedure found at Municipal Code Section 17.82.120 (C); and WHEREAS, the Planning Commission has recommended that the North Chorro street units be allowed to convert; and WHEREAS, Municipal Code Section 17.82.120 (D) requires the council to approve, approve subject to conditions, or deny each application subject to Planning Commission ranking review by May of each year; and WHEREAS, based on the statements of staff and the applicant, and all materials on the application forwarded to the council in the April 19, 1988 agenda packet, this council finds that this proposal would not meet minimum conversion standards based on the following finding.- 1. inding:1. The proposed conversion does not substantially comply with city zoning, building, and fire safety regulations.+ NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo that: SECTION 1. The application referred to hereinabove hereby is denied. On motion of . seconded by . and on the following roll call vote: I� Resolution No. (1988 Series) CON 88-2 Page 2 AYES: NOES: ABSENT: the.foregoing resolution was passed andadopted this.. day of 1988: ..Mayor -- __ — -_ ---- - ATTEST: City Clerk - - APPROVED: City A inistrative Officer Cify .4tto ney - Communit evelopment Director i .� � ,�P fie• p ; 7 ' p •O _. Nf .� O O.. 4 U 0.0010, Alio , ° } ~ O Ffr r '• �;� Z t•- � r � �p Al •r, r �. �a i O � p _ • � z x4 ilii [. 6 o _� �• 7Y.i� .;J31�a�'EF.n'';;:;, '•.'S4:.:ss•„r�wY: '� Z + (�rPY ,frtit�+�„•.in.•r;.•w r]T•'t`•� �i�i"f'�' r .. 1 r, �•/ _ � +Y+ '.•Yy,fS.'j.n��lvfy`���i�V'+11..aaF iw�sµ,l. 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E di � { � � \ | � 0 � 2C ■ � _ � . � � d ■ � � K k \ � cc id / teaUEP N C £ � ; � k � 0 � 2 � 7 | 7 k � | k � a ■ � � $ § 01fk � ' � � 20 % l � k � � � a _ . o0 � § a ■ t . § ■ _ to _ 2C § c . 5 � � ji � me k ms } f { ���� Smith and Company IL:11 h:<tatl Inci�umnt I1 •cl {nn,•ni I' r�ln',ilin March 16, 1988 Mr. Jeff Hook Associate Planner CITY OF SAN LUIS OBISPO 990 Palm Street San Luis Obispo, California 93401 Dear Jeff: SUBJECT: -.Condominium Conversion Parkwood Village Apartments Financial Information and Background The tenants will be offered a refurbishing credit at the time of sale. We estimate that it will cost us approximately $2,800.00 per unit to replace carpets, repair any deficiencies in the appliances and/or levelors throughout the complex. This credit would be offered as a reduction of the purchase price to each of the existing tenants upon sale of their unit. The bond loan, which is presently encumbering the property, has a non-repayment clause until the year 1992. This clause was made a part of the mortgage to satisfy all public conditions for the bond holders as well as cover the representations made by all parties relating to the term of the transaction. During the term of construction, . the project ran into unforseen costs, and additional expenses. These stemmed from subcontractors who did not complete their work and from City induced changes due to conditions on the job site relating to the creek, neighboring property, fire department change of requirements, main water line extensions, retaining walls, water box changes, regrading of the neighboring lot, handicap ramp, the change of exiting requirements, all added to the cost of the project. These were unforseen and unanticipated costs. In total, with extension fees on the loan, etc. , the costs have increased to the point where the economics of for-lease housing is not profitable. We have; however, promised that for the term indicated, and we will stick to it. We are, in L'I1. ft. X 243 !1 ti0Luis I Ih ispn,(':\ a.{I lli till5-:).1-{-;:34:5 Page 2 addition, willing to leave the intent of the project in tact. That is, upon sale, we would commit the same number of moderate income units as dictated in the zoning requirement as low income housing, so the promises we made at the original approval of the project would hold throughout the life of the buildings. I trust the above addresses your requirements for financial information. Sincerely, SOUTHWOOD PROJECT a California Limited Partnership Patrick N. Smith SMITH AND COMPANY a Real Estate Investment Development Corporation as General Partner and Subdivider PNS/sln armlinnEr Smith and Company 1811 1•:<taty Imestmirnt 1h•\'1.1u�1nlolll l .1,111 it';[[ February 25, 1988 Mr. Mike Multari Community Development Director CITY OF SAN LUIS OBISPO 990 Palm Street San Luis Obispo, California 93401 Dear Mike: SUBJECT: Condominium Conversion Parkwood Village Apartments We wish to subdivide the underlying fee ownership of Parkwood Village Apartments from one piece of property into 169 separate parcels (168 condos and one common area) . It is our intent to start the process this year because, under the condominium ordinance, only fifty percent of the units built in a given . year would be allowed to be converted. Since the size of the project would require several years of conversion process and in the guidelines of what we have proposed for the project in terms of operation as apartments during the term of the bonds , which are presently outstanding, the earliest that this conversion could take place would be. four and one-half to five years from the present date. Due to the fact that utility constraints are being placed on the building environment in the City of San Luis Obispo and the scarcity of land for development, it is quite doubtful that enough units will be built over the next several years to accomodate the ultimate conversion of the property given the time limits stated in our underlying financing. We are, therefore, requesting to start the process now so that if it takes three or four years for the total number of units to be accumulated to allow the entire conversion of these units to condominiums, the process can be completed once the financing constraints terminate with the Housing Authority. As everyone knows in the Building Department and Community Development Department, the project was actually built to condominium specifications. The project is separately metered for water, sewer and gas, and it is our I!(). lily 28:1 Ban Lni,()6i;p 1.(:A !I:1-Itlli 805,54.1-73-13 �f/-'1►l^J t Page 2 ultimate intention, upon fulfillment of our obligations with the City and the Housing Authority, to convert these units to individual ownership and market them in the community. Since the original guidelines that we were induced by the Housing Authority to take low to moderate income families in return for financing, we would offer the community and the City the same guidelines at the sale of the project, i.e. , during the time of sale, we would allow twenty percent of the project to be sold to low to moderate income families, thereby filling a gap for low income housing that is presently not available within the City of San Luis Obispo. This would be a great opportunity for the community given the fact that this planning could happen now for years in the future. Our commitment to keeping this project affordable throughout its life is once again shown here in our request to convert by mandating that the same percentage that we presently have in the project now stay as low to moderate income families, even during the -sale process. Your prompt consideration of our request to orderly handle the future needs of the community and our project as we see it, is greatly appreciated. Enclosed you will find the balance of our application so that the . process may be started. Thank you for your cooperation. Sincerely, SOUTHWOOD PROJECT a California Limited Partnership Patrick N. Smith President SMITH AND COMPANY a Real Estate Investment Development Corporation as General Partner and Subdivider PNS/sln Enc. 3- 27 Smith and Company ILaI 1•:�tatImo�irt •ni Ih•c,•I ,pm •nt (' rl„ r,iiin February 25 , 1988 Mr. Mike Multari Community Development Director CITY OF SAN LUIS OBISPO 990 Palm Street San Luis Obispo, California 93401 Dear Mike: SUBJECT: Condominium Conversion/Common Facilities Parkwood Village Apartments The common facilities that exist at Parkwood Village include a swimming pool, a downstairs recreation room with restrooms, kitchen and meeting room .as well as a "tot lot" including swings, teter-toter , play area and jungle gym. This project also has several quiet spaces developed around each of the clusters to provide areas for the residents to use. A Homeowners' Association will be set up and a budget created to maintain the landscaping, pool and common facilities as well as cover the cost of insurance and all exterior maintenance of the buildings including the roof. Additionally, since we are very near the YMCA and parks , there is a superb amount of recreation facilities all within walking distance of the project. There are two parking spaces allocated for each unit on an open parking basis and approximately .25 spaces per unit will be used for guest parking. All of the spaces at this time will remain unnumbered and open for any of the residents within the complex. The developer intends to ultimately construct, upon the conversion of the project and implementation of sales, parking structures located on the outer parimeter of the project to facilitate covered parking for each of the owners. These locations will allow one covered parking space per unit -with storage. They will be numbered according to their closest proximity to the assigned unit. Again, this carport structure would not be constructed until the ultimate instigation of sales. 811.5 ti.1.1-7,31 San Luis ONS1)(j•CA 934116 L 11 t:i�5.1.1-i al3 '- � • N 1 Page 2 I hope this summary demonstrates the common facilities included within the project. Sincerely. SOUTHWOOD PROJECT a California Limited Partnership Patrick N. Smith President SMITH AND COMPANY a Real Estate Investment Development Corporation as General Partner and Subdivider PNS/sln II. SUPPORTING STATEMENT FOR GENERAL PLAN AMENDMENT APPLICATION Q1. Describe the amendment you are proposing,. including the properties encompassed in any change of land use designation. Indicate how section of adopted plan elements, including maps and text would have to be changed to reflect the proposed amendment. Al. The-requested change from medium density to medium-high density i multiple family residential involves 7.67 acres on the south side of Southwood Drive, west of Laurel Lane, adjoining Sinsheimer Community Park. Other nearby properties are zoned for and partially developed with light industrial, neighborhood commercial, office, and public facility uses, as well as high and medium-high density multiple family residential developments. (See vicinity maps.) The change involves only the urban land use element map and does not propose or require any policy or text revisions to . any general plan element. Q2. Explain how the proposed amendment will better reflect community goals as expressed. in the General Plan. A2. The general plan's residential land use objectives provide that: "Medium-high density residential development....shall be encouraged in areas substantially committed to this type of development, close to community commercial centers and public facilities." This goal states the intended proximity between medium-high density residential and nearby commercial and public facilities. The sub- ject site conforms to this goal as well as adjoining major concentrations of employment and offering a location where utilities, circulation and public facilities can accommodate high or medium-high density. It should be noted that general plan state& "medium-density projects should be designed to be compatible with neighboring low-density development", while the higher density residential zones are clearly intended to adjoin nonresidential uses. Q3. If the proposed amendment involves change of a basic goal or policy, explain why the change is justified by new information or reevaluation of public desires. A3. The proposed change does not involve change to a basic goal or policy, but the request Tor higher density residential is well justified by the information and reasons considered in 1979, when housing element and lant use policies supported reclassifica- tion of the site from service commercial/light industrial to residential. Among the basic goals of recent general planning efforts has been to reduce the excessive area designated for service commercial and industrial use in San Luis Obispo, and to conserve and increase the opportunity for new residential developments. Q4. Explain how the proposed change in policy or land use designation will affect adjacent areas and resources shared by the whole community. What will be the significant environmental impacts? A4. The change from medium to medium-high density residential will facilitate development of the subject property, better utilize existing community resources and facilities, and be more compatible with adjacent non-residential development in the following respects: • Higher denisty will facilitate more affordable, rent ho , which will be more compatible than previously approved medium density, luxury, ownership housing because it offers convenient proximity between living, working and recreation areas for those locally employed. • Higher density will make more efficient use of a limited resource, land, and the public's investment in streets, utilities, park, school, fire station and other community facilities., by enabling more households to enjoy this "infill" location. • Rased on prior environmental determination for high density residential, the City concluded that streets, water, sewer and.other facilities can accommodate proposed development and that land use, traffic and other possible environmental impacts can be mitigated or eliminated so that existing and planned developments are compatible and without potential significant adverse affects. Q5. Describe how the proposed amendment will conflict with or I reinforce related General Plan policies found in the various elements. Q5. The proposed amendment does not conflict with any general plan policies, and in fact will reinforce the housing element objective of creasiM r`1 housing opportunities on sites previously designate for non-rest ential use. The nature and purpose of medium-high and high density residential zones promote proximity to non-residential development and planned development can reduce or eliminate possible conflicts between industrial and adjacent residential uses. Q6. Describe .the implementation measures necessary to carry out the proposed amendment including consistent zoning. Assuming the plan amendment is approved the City should subsequently accept .the R-3-PD zoning application or initiate an R-3-S zone for consistency. The preliminary site development plan and proposed design would also require ARC approval prior to building permits, and may need to be divided into several phases of construction according.to the City's growth management program. The applicants intend to commence construction in Fall 1984 and complete the entire project by Spring, 1986, if possible. 3��3 1 III. SUPPORTING STATEMENT FOR REZONING APPLICATION Q1. Explain why your neighborhood needs the type of uses permitted by the zone you are requesting and why the subject property is suitable for these uses, Al. The Laurel Lane-Southwood Drive-Augusta Street area of the Sinsheimer neighborhood is already an established multi-family district adjoining the park and shopping center. The City in general and this area in particular needs additional rental housing, affordable for those locally employed. The subject property can be developed compatible with adjoining non-residential uses within convenient walking distance to recreation, schools, shopping and employment areas. Medium=high density would make more efficient use of available street and utilities capacities as well as better utilize park, .school, fire station and other public facilities. Q2. Explain how the use permitted under the zone you are requesting will fit in with the developments on adjacent property. A2. The residential planned .development enabled by the requested R-3-PD zone has been specifically designed to fit in with the. non-residential developments on adjacent property. The existing grove of eucalyptus trees as well .as the small creek will be preserved along the western edge of the site, and perimeter parking will further separate the new residential- units from Sinsheimer Park parking and pool areas. (These mature trees screen the night basebaLllighting, while the distance and building design will insulate interiors from unacceptable noise exposure.) .On the Southwood Drive frontage, the landscaped front yard provides visual screening from the YMCA and TRW buildings.- Primary access to the residential development is from a centrally located driveway providing the best sight distance and least traffic conflict with non-residential parking areas. Along the east edge of the property, adjoining an undeveloped M-'2-S zoned parcel owned by TRW, the planned development provides for a broad land- scaped sideyard with solid fence and screen planting exceeding a minimum width of 20 feet. Additionally, the orientation of buildings, further separation by perimeter parking areas, limita- tion of adjoining building heights to two stories, and special noise insulation of units will assure compatible residential and adjacent manufacturing development. (The preliminary site planning for TRW property development provides for similar landscaped yard.with employee parking area rather than buildings or loading adjoining the planned residential development.) A secondary access driveway and pedestrian entrance from Laurel Lane will be constructed within a 30 foot easement to enable an alternative route to Southwood Drive. Along the south property line, a combi- nation of a recently planted landscaped buffer on the ESI property, additional similar landscape screening on the residential site, separation by perimeter parking areas, and building design, location 3-3� (A2 continued) and orientation all assure compatible proximity between existing "manufacturing" and planned residential development. A drainage easement will also be improved along this boundary. Q3'. Explain how the proposed use of this property can or will fit in the efforts of the City to improve this area under its general plan. A3. The subject property has been recognized since 1979, when the housing element was adopted and the general plan amended accord- ingly, .as desirable for residental' rather than manufacturing use. The proposed R-3-PD use is more consistent with adopted policies and established patterns than the current R-2 zoning, and the higher density use is more feasible, efficient and affordable than the previously approved luxury ownership housing at this location. i Q4. Explain the specific development program you intend -to pursue and approximately the timetable of development. A4. After general plan amendment in July 1984 and rezoning to R-3-PD in August or September 1984, the applicants would submit ARC and precise development plans and apply for construction permits . in November or December 1984. After normal plan check and build- ing permits are issued, site preparation and building would commence in Spring 1985. (If required for City growth management regulations the project could be divided -into five or more projects of approximately 30 units each for phased construction.) Ideally, the construction can be completed during Spring and Simmer 1985 and available for occupancy by Fall 1985. • If phased construction is necessary, the completion would be targeted for Fall 1986, but each phase would be available for occupancy separate from the undeveloped remainder. (See planned development statement and phasing schedule.) w 3 I' f IV. SUPPORTING STATEMENT FOR PRELIMINARY PLANNED DEVELOPMENT APPLICATION 1. Legal description of the total site involved: Parcel 1 of Parcel Map SLO 79-223, recorded April 23, 1980, in Book 29, Page 2S of Parcel Maps in the Office of the County Recorder, located at 1045 Southwood Drive and containing approximately 7.67 acres. 2. Statement of objectives to be achieved by the planned development: Smith Andrews Piperato- is a locally based real estate development, investment and property management organization with numerous projects throughout the United States. This planned development involves a group of local investors who desire to construct a high quality, but affordable rental housing development oriented to families and households other than students. This particular site is well situated to provide convenient access to employment area_ school, park and recreation facilities, and neighborhood shopping areas all within walking distance. The planned residential develop- ment is composed of one and two bedroom units arranged in predominantly two story structures -with adjoining parking and outdoor open space site planned and architecturally designed to be compatible with adjacent non-residential uses. (See A2 of Supporting Statement for Rezoning Application for detail.) 3. Schedule indicating the approximate dates when development stages are to be started and construction completed: General plan amendment is expected to be completed by July 1984 and R�3-PD rezoning approved by October 1984. ARC and precise development plan approval would be pursued in November and December 1984, and if necessary for City growth management regulations, the building permits could be approved in five or more stages of approximately 30 units each rather than as a single large project, starting in March 1985. The applicants prefer and propose a single construction project during Spring and Summer 1985 with completion and occupancy in Fall 198S,. but if phased, construction would continue in separate areas with each phase open to occupancy upon comple- tion and the final phase delayed a year or more as required for growth management regulations. (Itis assumed that 30 or more units could be initiated every other month to enable total project completion by Fall 1986, but actual scheduling could be accelerated or dgferred by controlling start of each phase of construction. ) 3 rV 1 4. Applicant's statement of intentions regarding future sale or lease of all or portions of the planned development: Smith Andrews Piperato intend to develop and manage the entire Southwood Apartment Project planned residential development as a long term investment and property management for rental and lease t2 small families—or individual household;,. The project does not conform to the City's current condominium conversion criteria nor is it in ended for future subdivision or sale of phases or parts of the total planned development. (Smith Andrews Piperato reserves the right to sell, transfer or trade any or all its interest in the property or the project if its investment objectives change.) 5. Quantified description of the total number and type of dwelling units, sizes, coverage, open space, grading, residential density and non-residential use areas:. The Southwood Apartment Project information, outlined on the enclosed plans, includes the following specific description. Development involves 124 two bedroom, 30 one bedroom and 14 studio units for a total of 168 separate dwelling units,an equivalent density of 151 standard units on 7.67 acres. The effective residential density, 19.7 dwelling units per acre, for the total planned development is approximately 10% higher than conventional R-3 zoning would allow. Parking required, based on City standard and the proposed mix of various size units,. totals 326 spaces. The planned development provides 220 standard, 12 handicap, 142 compact and 5 motorcycle spaces, for a total of. 379 spaces. This complies with the staff recommended ratio of 2.25 spaces per actual unit and exceeds an effective ratio of 2.S spaces per equivalent density unit. (An on-street parking problem exists in the neighborhood due to inadequate. off-street parking facilities associated with the TRW and YMCA developments. Therefore, the environmental determination on a previous, higher density residential project for the same site recommended the additional off-street parking ratio as mitigation.) Site development will require approximately 90% of the 7.67 acre property to be regraded, with the 10% remaining undisturbed composed of the western edge where the creek and eucalyptus grove will be preserved. Proposed buildings will cover approximately 75,000 sq. ft. , off-street parking areas involve 117,500 sq. ft. , and walks, decks, and other paved areas approximately 6,000 sq. ft. for total coverage of about 198,500 sq. ft. or under 60% compared to a maximum allowed M. '. .._•�J•,.�.. . . '.r ,wean, : :�: : . - : : • s . housincj authouity .•�- ="_.. OF THE CITY OF SAN LUIS OBISPO 487 Leff P.O.Boz 638 • San Luis Obispo,CA 93406 • (805)543-4478 Executive DirectorSecmtary A.RICHARD CHUBON March 29, 1988 Honorable Mayor Dunin and Council Members City of San Luis Obispo P. 0. Box 8100 San Luis Obispo, CA 93403-8100 Re: Proposal to Convert Parkwood Village to Condominiums Honorable Mayor and Council Members: The Housing Authority of the City of San Luis Obispo had voted to oppose the proposed conversion of Parkwood Village to condominiums. At its March 24th meeting, the Commission did unanimously approve the attached Resolution No. 541 (1988 Series) . As it indicates, the Commission feels the bond financed multi-family project was developed and promoted as affordable rental housing, thereby filling a much needed housing need. Conversion to condominiums would not only defeat the original spirit of the project, but it would further reduce the affordable rental market. The Commission and the City provided numerous incentives to facilitate the development of these units, and the proposed action of the developer would remove these units from the affordable housing stock. It is a goal of this Housing Authority, and we hope the City, to maintain the stock of affordable housing in this community. Respectfully, RUXk iLI RUTH WIRSHUP Chairman Attachment cc: Mike Multari, Community Development Director - 3-3 RESOLUTION NO. 541 (1988 SERIES) RESOLUTION OPPOSING CONVERSION OF PARRWOOD VILLAGE TO CONDOMINIUMS WHEREAS, the Housing Authority of the City of San Luis Obispo was farmed in recognition of the need for safe and sanitary dwelling accommodations in the City of San Luis Obispo, California, which was available to persons of low income at rentals they can afford; and WHEREAS, the Commissioners of the Housing Authority of the City of San Luis did in good faith support the development of 168 affordable multi-units current- ly known as Parkwood Village, with a total of 34 of those units to be available to families of low income thru the issuing of tax exempt bond financing; and WHEREAS, it was with the understanding and the expectation that the units would be affordable as long as the bonds were in use, which was for 12 years, and to that end the Commission did support numeious special considerations during the developmental stages of the original project; and WHEREAS, this development was presented and marketed as a long term commitment to affordable housing and conversion to condominimums would defeat the spirit of the original agreement in that it would seriously reduce the affordable housing rental stock. NOW, THEREFORE, BE IT RESOLVED that the Housing Commission of the Housing Authority of the City of San Luis Obispo does hereby strongly oppose, in . principal and in fact, the conversion of Parkwood Village to Condominiums. On motion of Commissioner O'Connor, seconded by Commissioner Balatti, and on the following roll call vote: AYES: Commissioners O'.Connor, Balatti, Martin, Wirshup ABSTAINING: Commissioner Nelson NOES: None ABSENT: Commissioners Moldt, Steinberg the foregoing Resolution was duly adopted and passed chis 24th day of March 1988. RUTH WIRSHUP, CHAIRMA SEAL: ATTEST: GEORGE J. MOYLAN, SECRETARY sr 3-37 city + jv11T5 �W1n CI 1■Il•L■1■i■1■t ■l■1■t■1■1■t>•1■ltl/1/1■il•l/1■It1 1 -4 7 pC/C O R-4 G O • a ,, O O /' p% 44 Avo A ' J Ot`l� /• ep • �, • Y ' O O 3: / O fey+ J _ O,R�, , N / O ° 16 1, R-4 �p Q �7 X'R- AVE. �,•� Q .S'j _ It (/11 O P IrYCAFvI I \ \ail � 3g FTP Iii rm y g� 4 r a.wy n <tj n �°In g�: s mawp �a p NF�< eC 9YQ FFFt 4 Fa PW[ *2. 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N' r� a k 2rPy HstH <��m -� �C) y W vp ry M ' 1 p N N 0 N p Snr� Kn Z 99'— in g E .96 sit wL''•";y = r1,0Pi t e �'I� n�sp fel lJ1 n = a P n i9an[ y< V / r y P NI'IC O v roan L6 �-b6 -4 — �" K Yyo n= 4n b .�Of 9 w 7- Q 124-0' a n yy ^ R NDFIVE C 1 REPIhCC C OF VAUL v K Ap a 42' w (' I H Y � � SKEET TTREA OVNM ucrmw 11 R mz p SITE PLAN STEVE ox I--+ >i ¢ 9 c SA,41LVIS OBISP0�3401 L� 1 February 26, 1988 To: Community Development Department City of San Luis Obispo 990 Palm Street San Luis Obispo Re: Conversion of 415 North Chorro into Condominiums Attached are the documents required with an application to convert the apartments at 415 North Chorro to condominiums . These apartments have always been rented to Cal Poly students . Currently, there are three to five students in each apartment. I would expect that after they become cori6miniums that they will still be occupied by Cal Poly students . The difference would be that ' they would be considerably upgraded and would be owned by parents of of Cal Poly students . Parents of Cal Poly students own a lot of real estate in San Luis Obispo. The newer student complexes near campus (Pine Creek, Carhil.l, Cedar Creek) are all two-bedroom condos . Often, two- bedroom condos are not financially self-supporting when rented, so parents seek three and four bedroom condos or houses that make more sense financially when used by their son or daughter and rented out to four or five other students. There are no three bedroom condos near Cal Poly and not that many in the lower price range anywhere in San Luis Obispo. Cal Poly parents then buy three and four bedroom houses throughout the city, often in single family neighborhoods. The proposed ten condominiums would be in great demand by Cal Poly parents and are appropriately located in a predominately student neighborhood near campus . We propose to make these condominiums like new with new flooring, carpets, appliances, upgraded cabinets, new shower stalls, and many new lighting fixtures. These units are spacious with three bedrooms and two-and-one-half baths that have always been very . appealing to tenants with their individual yards. Each unit has its own washer and dryer hook-ups. Your permission to convert these ten large apartments into condos will meet a significant need in San Luis Obispo of allowing individual ownerhip of large condos near Cal Poly. At the same time, it -will not displace- any tenants, but will largely keep the same student-tenant mix as in the past. Thank you for your consideration. tep en R. Nelso 1 d a m Y C d m Q�1 a C M a •� M O N C x 11 N O II Y am O X M Y y 2 2 r r N O L O O r N N m L L Y 0 r o `� Lp m m a`l .;� T ° mM0E J1 d OYd ULm �_i LO Y� Y ryqm> •FEL •C•Fp YCdC� xOm yCu � � xL Y�C tY0 d3 y1. 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