HomeMy WebLinkAbout04/17/1990, 6 - REQUEST TO CONVERT 9 CONDOMINIUM DUPLEXES INTO 18 INDIVIDUAL CONDOMINIUM UNITS, AT A RESIDENTIAL CO �III��INII"IIIIIIIuI�Il�lll "J MEETING DATE:
hNuii ci o1" san tins osispo 1- 1-7. 90
COUNCIL AGENDA REPORT ITEM NUMBER: /
o
FROM: Arnold Jonas ommunity Development Director
PREPARED BY. Greg Smith, Associate Planneg2Tb
SUBJECT: Request to convert 9 condominium duplexes into 18 individual condominium
units, at a residential complex located on the north side of Southwood
Drive, west of Johnson Avenue (1330 Southwood Drive).
CAO RECOMMENDATION:
Adopt the attached draft resolution approving condominium conversion application
CON 90-01, authorizing conversion of 9 condominium duplexes into 18 individual
condominium units.
DISCUSSION:
Background
The city's Condominium Development and Conversion Regulations establish procedures
which must be followed to convert housing units to condominium ownership. The
regulations also set a limit on the number of units which may be converted each year,
and establish minimum property development standards.
Data Summa
Address: 1330 Southwood Drive
Applicant: Southwood Village Homeowners Association
Representative: Rob Strong
Zoning: R-2-PD
General Plan: Low Density Residential
Environmental Review Status: Categorically exempt from review requirements.
Site Description
The site is an irregular 1.83 acre lot, with two "flag lot" driveway extensions providing
the only street frontages. An open, seasonal creek channel is located along the northerly
property line. Except for numerous large Eucalyptus trees growing in the channel, there
is little riparian or other significant vegetation on the site..
The site is developed with three fourplex dwellings and one sixplex, for a total of 18
residential units, and with paved parking and driveways. The site is surrounded by a
church and convalescent hospital, and other houses and apartments.
CON 90-01
Page 2
EVALUATION
The existing units were constructed in 1976 as condominiums, with each ownership unit
consisting of a two-bedroom apartment and a three-bedroom apartment with a common
wall. The homeowners' association is proposing to further divide the ownership, so that
each apartment could be owned individually.
Staff has identified several issues for council consideration:
1. Annual Conversion Limit
The condominium regulations allow the council to approve conversion of units equal to
not more than half the number of multi-family rental units added to the city's housing
stock each year. In 1989, there was a net increase of 39 rental units, allowing approval
of up to 20 units for conversion. Since has been only one application, the "Project
Ranking" provisions of the regulations do not come into effect.
2 Displacement of Low- and Moderate-Income Households
Staff does not have information regarding the incomes of present tenants, or current
rental rates. Conversion of 9 more apartment units would not have a significant impact
on availability of affordable housing citywide.
3. Compliance with Properly Improvement Standards
The project complies with all improvement standards, or can be made to comply with
minor modifications.
a. Building and Zoning Regulations. The project exceeds the maximum density
allowed by current standards by one-half unit, and Unit 18 is one foot closer to
the side property line than required by current height-setback requirements. The
structural design is in substantial compliance with current Building Code standards,
including standards for fire separation of air-space condos. According to the
approved construction plans, wall and ceiling insulation was installed.
Illegal garage conversions in three of the units will have to be corrected.
b. Fire Safety. Existing water mains are inadequate to provide the fire-flow
required by current Fire Prevention Regulations. The Fire Marshall recommends
installation of residential fire sprinklers as an effective mitigation alternative.
Smoke and heat detectors have been installed in each unit. A pipe barrier which
blocks through traffic in the parking lot must be replaced with a removable
emergency access barrier, as originally required at the time the units were built.
c. Utility Metering. Individual water and other utility meters will have to be
installed.
—2
CON 90-01
Page 3
d. Storage. Approximately 140 cubic feet of additional lockable outdoor storage
will have to be installed at each unit.
e. Laundry Facilities. Laundry hookups are provided in each unit, as required.
L Parking. 45 parking spaces are provided on the site, including a one-car garage
for each unit. This is one more space than the minimum required by current
Zoning Regulations.
g. Open Space. Private back yards will be enlarged slightly to meet the minimum
requirement of 250 square feet of private open space for each unit. The project
greatly exceeds the requirement of 750 square feet of total private and common
open space.
h. Property Condition. The report submitted by a licensed contractor and pest
control company indicate the buildings are apparently structurally sound. Minor
damage from termites and water leaks was noted, and the parking area will have
to be sealed and restriped. o
4. Water Conservation
The conversion of the units provides an opportunity for significant water conservation.
The city has a range of options on both plumbing fixtures and landscape installation:
A. Plumbing Retrofit
Retrofitting the 18 existing units would save approximately as much water as used
by four to six houses (or four to nine apartments). The retrofit credit program
would thus allow construction credit for two to three new houses (or two to four
apartments). Exact calculations would depend on the flow volume of existing
toilets, and whether sewer laterals are steep enough to allow use of 1.5 gallon
toilets.
1. Voluntary Option: Make no requirement for retrofitting plumbing fixtures.
The homeowners' association would be eligible to participate in the Water Use
Offsets (Retrofit) program, and arrange for assignment of retrofit savings to new
development elsewhere in the city.
2. Mandatory Option: Require retrofit to the maximum extent feasible, and allow
the association to participate in the retrofit credit program to reduce their costs.
3. No Retrofit Credit Option: Require retrofit to the maximum extent feasible,
and prohibit the association from participating in the retrofit credit program. This
i
would maximize water savings to the city.
�-3
CON 90-01
Page 4
B. Landscaping
The existing landscaping appears to be in substantial compliance with city
guidelines, although modifications to the type of irrigation may be appropriate.
The council has adopted guidelines for water conservation in the design and
installation of any new landscaping, which would apply to any new landscaping for
this project.
The council may wish to require modification to sprinklers, and/or require any landscaping to be deferred.
5. Tenant Notification
Notices were provided to all tenants regarding their right to purchase the unit after
conversion, and other rights provided by the conversion regulations. Copies of the
notices are on file in the Community Development Department.
CONCURRENCES
Fire Department Staff recommends installation of fire sprinklers in each unit, as noted
above.
ALTERNATIVES
The council may approve or deny the conversion; required findings for either action are
included in the attached draft resolutions.
RECOMMENDATION
Staff recommends the council adopt the attached draft resolution approving condominium
conversion application CON 90-01,,. authorizing conversion of 9 condominium duplexes
into 18 individual condominium uts.
Attachments: Draft Resolutions for approval, denial
Vicinity Map
Site Plan
Applicant's Letter
Property Condition Report
gtsd:con9001cwp
� RESOLUTION NO. (1990 Series)
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING CONDOMINIUM CONVERSION APPLICATION FOR 18 UNITS AT
1330 SOUTHWOOD DRIVE (CON 90-01)
WHEREAS, an application has been made for conversion to condominiums
of 18 units at 1330 Southwood Drive; and
WHEREAS, based on the statements of staff and the applicant, and all materials
on the application forwarded to the council in the April 17, 1990 agenda packet, this
council finds that this proposal would meet minimum conversion standards based on the
following findings and subject to the following conditions:
Fin in :
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-2-PD zone.
B. The design of the condominium conversion and the proposed improvements
are not likely to cause serious health problems, or substantially and
avoidably injure fish or wildlife or their habitat.
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.
Resolution No. (1990 Series)
CON 90-01
Page 2
Conditions:
1. Applicant shall install a fire sprinkler system in all units, to the approval of the
Fire Marshall.
2. Applicant shall remove all illegal improvements from garages, and restore them
to comply with city standards for covered parking.
3. Applicant shall enlarge fenced private yards at each unit to comply with
condominium property development standarads.
4. Applicant shall replace existing driveway barrier with an emergency access barrier,
to the approval of the Fire Marshal.
5. Applicant shall reseal and restripe parking area in accordance with city Parking
and Driveway Standards, and complete all repairs as noted in the property
condition report.
6. Applicant shall install separate water and other utility meters at each unit.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo that the application referred to hereinabove Hereby is approved.
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of
1990.
Mayor
i
Resolution No. (1990 Series)
CON 90-01
Page 3
APPROVED:
City A trative Officer
e
1v
Community Develi5lent Director
6-7
J
RESOLUTION NO. (1990 Series)
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING CONDOMINIUM CONVERSION APPLICATION FOR 18 UNITS AT
1330 SOUTHWOOD DRIVE (CON 90-01)
WHEREAS, an application has been made for conversion to condominiums of 18
units at 1330 Southwood Drive; and
WHEREAS, based on the statements of staff and the applicant, and all materials
on the application forwarded to the council in the April 17, 1990 agenda packet, this
council finds that this proposal would not meet conversion criteria, and denies the
application based on the following findings:
Findings:
1. The proposed conversion would displace a significant number of low-income or
moderate-income households or senior citizens at a time when no equivalent
housing is readily available.
2. The proposed conversion is inconsistent with Housing Element Policies which
require the city to encourage availability of affordable housing of all types.
3. The structures and site are inconsistent with city standards for condominium
development.
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of
1990.
Mayor
.04y
i
i" Resolution No. (1990 Series)
CON 90-01
Page 2
ATTEST:
City Clerk
APPROVED:
City tratiive O cer
t r ey
Community Develo m nt Director
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i N THE otvao�svr PLANN c3 onE BLe-"VISTA ROB SiRONO
■■■ PLANNING SAN LUIS A.I.
�■/ MILL - �934M (805) 543-
KECEIVEb -
March 23, 1990
Mr. Greg Smith, Planner MAR 2 300
Community Development Department
City of SanLuis Obispo a+rass�Luaoe„�
City Hall, 990 Palm Street 'm`""� e1oprn'
San Luis Obispo, Ca. 93401
Re: Southwood Village (Tract No. 500) Condominium Conversion,
Open Space Calculations.
Dear Greg:
In response to your phone call of March 22, this letter confirms
delivery of one additional set of the 12 page plans for Southwood
Village (Tract No. 500) containing nine duplex lots being being
considered for condominium conversion to 18 individual units. You
also requested that I submit open space calculations to show
potential compliance with the property improvement standards for
condominium conversion, section 17.82.110. .
The City regulations require that each unit provide a minimum of
250 square feet of qualifying private op :en space for projects in
the R-2 zone (To qualify, the open space must be private and
directly accessible from the unit it serves, and must have a
minimum dimension in every direction of ten feet for ground level
open space and six feet for elevfted deck or balcony, and must be --'
located outside the street yard required by zoning.) Although
there is no minimum common open space requirement for projects
in the R-2 zone, the total open space in the project must
provide a minimum of seven hundred fifty square feet per unit in
the R-2 zone.
In this instance, we propose to enlarge the ground floor private
patio at the rear of each unit, by relocating the fences .so that
each is 12.5 feet by 20 feet, providing 250 square feet private
open space to each unit. (Unit 18 patio will be irregular to
avoid encroachment into the adjacent drainage way) The balance of
the large open space areas of former' lot 10, containing an
estimated 23,'/50 square feet of qualifying open space, exclusive
of paved driveways, parking and related perimeter landscaping,.
easily exceed the required additional 9000 square feet for total
open space compliance. Combining the 4500 square feet private
open space and the 23,750 square feet balance of the qualifying
open space the total open space according to plans is 28,250 s.f.
or approximately 1570 s.f. per unit, more than double the minimum
required. (The drainage way is approximately 20 feet by 354 feet,
or 7080 square feet of the total open space.)
If you have any questions or want to review my calculations or
worksheets, please call.
ricer 1 _i
Rob Strong, A.If P.
/w v/�
HOME MAINTENANCE SERVICE
P. 0. Box 1062
SAN LUIS OBISPO. CA 93406
STATE LICENSE NO. 520458
February 28, 1990
John Atye %
Southwood Village Homeowners Association
P.O. BOX 3536
San Luis Obispo, CA 93403
In Reference To : Report listing conditions of property, 1330 0 1-18 Southwood Drive, Sen Luis Obispo, CA.
1—Gate valves at water heaters seeping units 1 1, 7, 13, 17, 18. Recommend replacement.
2—Mater supply lines at water heater seeping unit / 18. Recommend replacement.
3—No earth quake strippings on water heaters unit / 1 thru 18. Recommend installing streppings from heaters
to wail studs.
4—Pressure temperature relief valves are plumbed to garage floob and are closer to floor than minimum 6" —
maximum 18", unit / 1 thru 18. Recommend to extend piping to exterior of structure.
5—Unit Garages 1 13, 14, 17 have been converted to living spaces, bedrooms. This does not comply with codes
and cuts down on parking spaces for complex.
'-Lower dishwasher front panels are bent with damaged to moldings, unit 1 4, 11. Recommend repairing.
V shwasher not fully cycling through wash, unit 1 4. Recommend repairing.
8—Kitchen sink faucets leaking at "0" rings or washer at valves, unit i 5, 12. Recommend repairing.
9—Broken kitchen counter the front "one cap tile" unit 1 12. Recommend rpplacement if color and the can be
found.
10—Broken window screen rear unit If 16.
11—Damaged or leaking second level porch decks, units / 3, 4, 5, 6, 8, 10, 11, 12, 13, 14, 15, 16, 17, 18.
Recommend a licensed roofer to make repairs.
12-1-eaking roof waist vents and roof fleshings, units 1 1 thru 18. Recommend sealing roof Jacks at pipes.
13—Rusted out roof gutters rear units 1 19, 11. Recommend installing new section.
14—Broken gutter down spouts front units 1 8, 14, 15, 18. Recommend installing new ones.
15—Broken off yard lights at underground conduit, front units / 15, 16, 17, rear common yard / 1, 2.
Recommend repairing with metal In place of plastic conduit.
16—Driveways and parking areas of entire complex are to need of new seal coat and new stripping.
17—Block wells seperating rear private yards from common area are putting away from structures left rear unit
/ 8 with damage to outer rear wall same unit, pulling away from structure left rear 1 18. Appears from
drought condition to this area. Recommend to have soils checked. Have masonry repaired.
18—Added gas lines. from rear gas volts to units rear area are not supported correctly, units 1 9, 10, 14, 16.
General Information :
Stove ovens, stove vents, and dishwashers are in good condition of all units not other wise mentioned
above. They may need some general cleaning, otherwise appear in good working order, life expectancy Is
determined to useage.
Forced air heaters are in working order. Recommend that return air box be cleaned out, filters be
changed at all units.
i'
Plumbings appear to all be In good working order of all units not otherwise mentioned above. Electrical
appears to all be in good working order: There are no G.F.I. devices In units only because of construction
date.
Smoke detectors and heat detectors were being checked on by licensed alarm company at the time of
inspection as to working conditions.
f 1
PAGE TWO
Gas piping appears in working order of alt units not otherwise mentioned above. Recommend to have gas
company cheek meter volts.
Jim Batchelor
License / 520458 General
MEETING AGENDA
DATE ///7- 90 ITEM #
April 14, 1990
OCON 90-1
To: Members, City Council
City of San Luis Obispo
From: Roy Gersten /
333 Indio Drive,
Pima Beach, CA 93449
This letter is in response to a Public Hearing Notice concerning a request to
convert an apartment caeplex to condaniniums at 1330 Southwood Drive.
At the time of the original construction of the above apartments, I objected
to the narrowness of the parking area between the two properties, mine and the above
units. However, construction was allowed to proceed as planned and that decision
has resulted in an on-going problem for many years. It was agreed at the time that
there would be no parking in front of the above units' garages as each unit was to have
one garage space plus one open space at each entryway. In addition, six spaces were
to be provided across the center walkway for extra vehicles, including guests.
For many years now there has been a continuing problem with violations of the
above agreement. Cars continue to park in front of. the garages which nrsrows the
space for my tenants to enter and leave their assigned spaces which are directly
across from the above units. Control of the situation has been non-existent. Part
of the problem has been caused by portions of garage (s) having been built in and at
times, other garages have been jammed with storage items to the extent they could not
be used. The number of automobiles has been directly related to the number of tenants
in each unit. The fire department has also objected to the large number of cars park-
ed in such a cramped space.
A second problem that continues to date has been garbage disposal. Each of the
above units was to have been required to provide their own trash containers. I pro-
vide six containers for four units in an enclosed platform for my tenants. Occupants
Of the above units have continued to put their trash in my containers and this has
resulted in an on-going problem with trash pick-up. At times, San Luis Garbage has
refused to touch the area because it has been scattered out by the extra garbage
dumped in my containers Ether than my tenants.
Althaugh the conversion of apartments to condos should theoretically result in
in a permanent, more responsible ownership either individually or through a condo
association, it can be anticipated that sane units will continue to be rentals.
In view of the above discussed problem, I request that approval conditions of
these apartments to condominiums include specific written conditions to alleviate
the above problems on an on-going basis.
Copies: Greg Smith, Associate Planner
Denotes acion trry Lean Person Community Development Department
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