DEPARTMENT OF
PLANNING AND DEVELOPMENT
CITY OF SACRAMENTO
cAuFoRNI
January 15, 1991
Transportation and Community Development Committee
Sacramento, California
Honorable Members in Session:
SUBJECT:
1231 I STREE:1'
MACH ANIENTO. CA
A DNI1N1STRATION
ROOM ,i(R)
)581-1-298 916-4-19-0571
ECONONIIC DEVELOPAIENT
12()OM 300
9581-f-298 916-4-19-1
NUISANCE ABATEMENT
ROOM 3111
99H1-1-39ti2
CONDOMINIUM CONVERSION VACANCY RATE FINDINGS
AND RECOMMENDATIONS (M90-044)
SUMMARY
The Planning Division has recently received several inquiries from potential applicants for
condominium conversion projects. As part of the City's review, the Condominium
Conversion Ordinance (Section 28 of the Zoning Ordinance) states that the City shall
determine and make public the average rental vacancy rate information for each
Community Plan area, on an annual basis in accordance with the method for determining
vacancy rates established by City Council resolution (Subsection B.4).
Resolution 80-177 (Appendix C of the Zoning Ordinance), specifies that the annual
vacancy rate shall be provided on or about October 31st of each year and derived from
information provided by the Federal Home Loan Bank (FHLB), Sacramento SMSA
Housing Vacancy Survey. As of 1988, however, the FHLB survey is no longer being
conducted. It therefore becomes necessary to utilize a new source of vacancy rate
information. After comparing several sources of vacancy rates, staff recommends that
the City utilize Fleshman Information Services data (FIS) and make public the May 1990
vacancy rates which indicate a citywide vacancy rate of 4.14% (identified in Attachment
1) for the purpose of evaluating compliance with the City's condominium conversion
ordinance. Furthermore, staff recommends that the City contract with FIS to provide
biannual vacancy rate calculations and amend Appendix C (changes shown on
Attachment 3) to enable the City to utilize locally generated vacancy data.
Transportation and Community Development Committee
Condominium Conversion Vacancy Rate Findings and
Recommendations (M90-044)
January 15, 1991
Page 2
BACKGROUND
Upon determining that the FHLB survey was no longer being conducted, City staff
conducted a search for a new source of vacancy rate information. The two sources
found to be currently conducting vacancy surveys in the Sacramento Area were Caldwell
Banker and Fleshman Information Services. A third source, Department of Finance,
provides citywide vacancy rates based on utility information. However, this information
is not available by Community Plan area.The next step was to compare the survey
methods of the two existing sources, and to compare past results of Caldwell Banker and
FHLB, to determine their correlation.
,
1. Caldwell Banker and Fleshman Sources
Caldwell Banker and Fleshman Information Services provide the only current local
multi-family rental vacancy rate information. Caldwell Banker's methodology is
different from the FIS source, as are the geographical boundaries used for the
vacancy rate calculations. Staff has determined that the Caldwell Banker's source
is a less reliable indicator of current vacancy, rates by Community Plan area
because of problems with sample size and the unavailability of raw data for the
purpose of aggregation along the City's Planning boundaries.
Fleshman conducts biannual surveys in May and November of each year which
provide vacancy rates by real estate area boundaries.. The Fleshman reports are
superior to Caldwell Banker in that they represent a canvass, rather than a sample
survey. Roughly, two thirds of all large apartment complexes located in the City
are included in the FIS survey, which are representative of the pool of potential
condo conversions. They can also provide detailed , apartment profiles of all
facilities of 20 or more units (including rents, available amenities, and other
information) whereas Caldwell Banker is limited to 40+ unit complexes. In
addition, Fleshman does site visits to 35% of canvassed units, to help insure
accuracy. Finally, this service can be expanded to include additional rental units
and can provide raw data which can, in turn, be used to calculate vacancy rates
by Community Plan area. Consequently, FIS has the capability of generating
special reports to meet the City of Sacramento's unique rental data needs.City staff
plans to supplement the FIS inventory with additional projects to increase the
sample size for certain plan areas shown on Attachment 1A.
2. Comparison of FHLB and Caldwell Banker Source
Transportation and Community Development Committee
Condominium Conversion Vacancy Rate Findings and
Recommendations (M90-044)
January 15, 1991
Page 3
The Federal Home Loan Bank surveys were conducted under an inter agency
agreement with the U.S. Postal Service. The surveys were based on data supplied
by individual mail carriers, under the supervision of local postmasters, as they
covered their residential routes. All units in a survey area were counted, except
those along rural routes. Data were reported by housing type, and multi-family
units were defined as "housing units in the same building attached to each other
along the side(s), floor, and/or ceiling". Since the surveys represented a canvass
of an area rather than a sample survey, sampling error was not a factor in the
accuracy of the results. Accuracy could have been affected, however, by errors
in data collection or reporting by mail carriers, untrained in survey enumeration.
As might be expected, the surveys used Zip Code areas as boundaries for the
vacancy calculations.
Coldwell Banker conducts sample surveys on a quarterly basis, by mailing out
questionnaires to apartment managers with whom they have an "agreement". The
questionnaires ask for a breakdown of the number of vacancies and average rent
for multi-family units by size (number of bedrooms) and "type" (type A through C,
referring to level of amenities). The results, consist of as many questionnaires as
are returned by the apartment managers, and the sample size varies widely from
quarter to quarter. Overall, roughly 25% of the multi-family units are surveyed per
quarter. This may be an adequate sized sample, but there is no evidence of any
attempt to make it a representative sample. The geographical areas used for
vacancy calculations do not correspond to City, Community Plan, Zip Code, or
traditional real estate boundaries.
It was originally hoped that Coldwell Banker numbers could be used for vacancy
rate information, possibly with an adjustment reflecting the correlation between
their figures and the Federal Home Loan Bank numbers for the years 1986-1988.
As can be seen in Attachment 2, however, there appears to be no correlation
between the results of the two sources. It can be said that the Coldwell Banker
rates tend to be much higher than the Federal Home Loan Bank rates, but no
further quantification is possible.
POLICY CONSIDERATIONS
The ordinance stipulates that the City Council shall not approve a special permit for
conversion unless it finds that the average rate during the 12 months preceding the date
the City determined vacancy rates are issued is greater than 5 percent, or unless the
applicant has proposed measures which the Council finds would effectively mitigate the
displacement of tenants and any adverse effects upon the rental housing stock in the
Transportation and Community Development Committee
Condominium Conversion Vacancy Rate Findings and
Recommendations (M90-044)
January 15, 1991
Page 4
affected community plan areas which would be caused by the proposed conversion.
(Subsection C.6 a.2)
The AS survey indicates a citywide vacancy rate of 4.14% in May 1990. The vacancy
rates in the individual Community Plan Areas indicate that the City should deny new
condominium conversion applications in all areas of the City, except the South
Sacramento area, unless the applicant can efficiently mitigate the adverse impacts on the
rental housing stock and displacement of tenants. Because of the limited supply of new
multiple family housing units approved in 1990, one might expect current vacancy rates
to be lower. This will be verified by subsequent FIS surveys.
VOTE OF THE PLANNING COMMISSION
The draft Resolution and vacancy rate recommendations were presented to the City
Planning Commission on December 6, 1990. The Commission requested that the staff
report be amended to recognize the fact that the South Sacramento Community Plan
Area had a rental vacancy rate in excess of 5%, according to Fleshman's May 1990
Survey. The Commission also requested that the draft resolution be amended to allow
rental vacancy rate figures to be made public twice a year. On condition that these
changes be made, the Planning Commission voted 8-0 in support of the draft resolution
and vacancy rate recommendations.
MBE/WBE
Not applicable.
FINANCIAL CONSIDERATION
The Planning and Development Department has sufficient funds in the consultant and
professional services budget to cover the, FIS contract amount of approximately $1600
per year. _
RECOMMENDATIONS
Staff recommends that the Committee recommend to the Council for final approval:
1.
That the City publish and utilize the vacancy rate factors included as
Attachment 1 for the condominium conversion ordinance.
Transportation and Community Development Committee
Condominium Conversion Vacancy Rate Findings and
Recommendations (M90-044)
January 15, 1991
Page 5
2.
That the City Council adopt a new resolution, Attachment 3-A to enable the
Planning Department to use locally derived vacancy data in lieu of the
discontinued Federal Home Loan Bank Survey.
Respectfully submitted,
MIOHAEL M. DAVIS, DIRECTOR
Planning & Development Department
RECOMMENDATION APPROVED:
.41•411",
DAVID MARTINEZ
Deputy City Manager
Contact Person
Steve Peterson,
Senior Planner (916) 449-5381
Mark Kraft
Junior Planner (916) 449-5381
SP:MK:ob
M90-044.tcd
January 15, 1991
All Council Districts
ATTACHMENT 1
CITY OF SACRAMENTO
1990 MULTI-FAMILY.VACANCY RATES
Community Plan Area
Vacancy Rate % May 19901 1
Airport Meadowview
Arden Arcade
Central City
East Broadway
East Sacramento
Land Park
North Natomas
North Sacramento
Pocket
South Natomas
South Sacramento
2.58
4.27
1.93
0
3.12
3.71
City Total
4.14
3.71
4.29
4.84
§21
City of Sacramento Planning and Development Department calculations utilizing
Fleshman Information Services data. Vacancy rate calculations based on vacant
units divided by total units in complexes over 20 units in size included in the FIS
survey. See Attachment 1A for sample size calculations.
SOURCE:
Apartment Inventory
Fleshrnan Information Services
Real Estate Research and Marketing
9723 A Folsom Boulevard, Suite 136
Sacramento, CA 95827
PARAMETERS:
Multi-Family complexes
20 or more units in size
SAMPLE SIZE:
22,314 units
.1.1%.• FIIVI G111 Ik3/4
CITY OF SACRAMENTO
1990 MULT1-FAMILY HOUSING SURVEY
SAMPLE SIZE
Community Plan Area
Airport Meadowview
Arden Arcade
Central City
East Broadway
East Sacramento
Land Park
North Natomas
North Sacramento
Pocket
South Natomas
South Sacramento
Total
1
Total Units
Surveved i
Total 5+
Units2
%
Surveyed
698
2102
1634
200
2433
412
0
875
4807
6027
3126
625
2358
10,664
1249
2815
1690
0
2460
4465
5162
3186
111 3
89
15
16
86
24 .
0
36
1083
1173
98
22,314
34,674
64
Fleshman Information Services Data
As estimated by SACOG 1990 Housing Module (8/90).
3
Some Community Plan areas show over 100% surveyed, and most percentages
are probably somewhat high, due to the fact that SACOG has underestimated the
housing unit count. SACOG lists the number of total units at 34,674 (8/90)
whereas the Department of Finance cites a figure of 38,133 (1/90).
MK:ob
attach.1
11/2/90
ATTACHMENT 2
MULTI-FAMILY RENTAL VACANCY RATES
1986-1988
COLDWELL BANKER VS. FEDERAL HOME LOAN BANK (FHLB)
Vacancy Rate %
Areal
42
Coldwell Banker
FHLB
-53
Coldwell Banker
FHLB
1986
1987
8.10
4.58
7.73
5.09
5.20
6.16
9.18
8.73
5.98
3.26
6.44
2.90
9.01
4.10
7.87
3.25
5.60
3.42
3.57
3.83
4.42
4.58
2.18
5.06
Codwell Banker
FHLB
75
Caldwell Banker
FHLB
96
Coldwell Banker
FHLB
107
Caldwell Banker
FHLB
8.56
5.19
9.01
8.92
9.94
6.28
11.97
6.97
6.16
5.72
7.09
6.12
TOTAL
Coldwell Banker
FHLB
8.88
4.81
7.19
5.33
6.24
4.90
1.
2.,
3.
4.
5.
6.
7.
Areas are Co 'dwell Banker survey areas.
Corresponds to zip codes 95815, 95838, 95673, 95660, 95842
Corresponds to zip codes 95833, 95834
Corresponds to zip codes 95821, 95825, 95864
Corresponds to zip codes 95814, 95816, 95819
Corresponds to zip codes 95818, 95817, 95820, 95822, 95823, 95824,
95828, 95832
Corresponds to zip code 95831
vacancy.rate
11/02/90
ATTACHMENT 3
AMENDMENT TO
RESOLUTION NO. 80-177
ADOPTED BY THE SACRAMENTO CITY COUNCIL ON DATE OF
MARCH 25, 1980
A RESOLUTION ADOPTING REGULATIONS REGARDING THE
CALCULATION OF VACANCY RATES AND THE SCHEDULING OF
HEARING DATES FOR CONDOMINIUM CONVERSION APPLICATION
WHEREAS, the City Council has adopted an Ordinance regulating residential condominium
conversions; and
WHEREAS, said Ordinance provides for. the adoption by resolution of the City Council of special
application and procedure regulations and of a method of determining vacancy rates.
NOW, 'THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF SACRAMENTO:
SECTION 1
That the City Council of the City of Sacramento hereby adopts the following regulations establishing
method to be used by City staff in determining vacancy rates in each community plan area of the City ana
establishing procedures for accepting, processing, and reviewing Special Permit and tentative map
applications for residential condominium conversions.
Vacancy Rate Determination
1.
City vacancy rate information shall be provided for each community plan area, on a biannual aa
annual basis on or about October 31st June 30th and December 31st of each year.
2.
The following method will be used by the City in compiling the annual vacancy rate: City Planning
Department staff will establish its annual vacancy rate by using Fleshman Information Services data,
or other locally derived information that is determined by City staff to be the best available information.
City staff will use the
to determine the
information supplied by these local sources
each
community
plan
area
in
the City. The
rental vacancy rate in
vacancy rate shall then be calculated on the basis of total multiple family rental units and total
vacant multiple family rental units, for the given sample size, located within each of the designated
eleven (11) City community plan areas. The total multiple-family rental units, and total vacant multifamily rental units, shall be defined as the average of the results of the vacancy surveys for the two
previous reporting periods. (Amended Ordinance No. 83-863)
The following procedure will be used for determining the rental vacancy rate of a proposed
conversion in proximity to an adjacent community plan boundary.
A.
If a project is substantially within a given community, only the vacancy rate of that
community shall be used in evaluating the project Substantially within shall be defined as
inside a quarter mile (1,320 feet) of the community's boundary as defined and set by the City
of Sacramento. Where a community does not have an adjoining community because of its
peripheral location, the quarter mile distance standard shall not apply and only the
immediate community's vacancy rate will be used.
B.
Where a project, or any part thereof, is within a quarter mile (1,320 feet) of an adjoining
community as established by the City of Sacramento, the rental vacancy rate of both the
immediate community and the adjoining community shall be used to determine a new
vacancy rate. Where more than one adjoining community is within the quarter mile
distance, it or they shall also be included in the determination.
The new vacancy rate shall be determined by dividing the sum of the vacant units of the
immediate and adjoining communities by the sum of the total units of the immediate and
adjoining communities. These quantities, or base data, shall be established annually by the
City pursuant to the procedures set forth above in paragraphs 1 and 2 above. The resulting
vacancy rate will reflect the relative quantity and market availability of rental units within
the general area around the project
ing and Hearing Special Permit Applications
Application for Special Permits for condominium conversions shall be heard by the City Planning
Commission and City Council one time a year. Thereafter, the annual application deadline for
condominium conversions shall be January 30th of each year beginning-4411-Janua;y--30,498--, (Amended
Ordinance No. 83-863)
1980 GENERAL PLAN
CONDOMINIUM AND CONDOMINIUM CONVERSION GOALS AND POLICIES
By these unique character and requirements, condominiums and condominium conversion projects differ
specifically from other subdivisions and apartment projects. The unique status of such projects tends to
magnify the effects associated with higher urban densities to the point where they may lead to conditions
of mismanagement, neglect, and blight that impact upon the public health, safety, welfare and economic
prosperity of the City of Sacramento. Condominium conversion projects in particular may conflict with
the policies of the City of Sacramento to provide a reasonable balance of rental and ownership housing
within the City and within the City's neighborhoods, to provide a variety of individual choice of tenure,
type, price and location of housing, and to insure an adequate supply of rental housing for low and
moderate income persons and families. It is also recognized, however, that such projects may benefit the
City by providing a source of low and moderate income ownership housing. It is the expressed intent of
the City to insure that the problems are avoided while the benefits are maximized in both the short and
2
long term by establishing requirements and procedures specifically designed for the control and approval
of residential condominium new construction and the conversion of existing multiple family rental hous; and non-residential buildings to residential condominiums.
Condominium conversion projects, however, are specifically addressed in Section 66427.2 of the Subdivision
Map Act, Government, Code Section 55410 et seq. This Section provides that certain provisions of the
Map Act relating to General Plan and Specific Plan consistency and the requirement of making certain
findings upon approving a tentative subdivision map do not apply to condominium conversion projects,
where no new units are to be constructed or added, unless the applicable General or Specific Plans contain
definite objectives and policies specifically directed to the conversion of existing buildings into
condominium projects.
In order to establish requirements and procedures specifically designed for the control and approval of
residential condominium new construction and condominium conversions and to utilize the Subdivision
Map Act as part of the procedure, the goals and policies set forth below relating to condominiums are
hereby adopted.
GOALS
1.
To insure a reasonable balance of rental and ownership housing while facilitating inhabitant
ownership of residential units by all economic segments of the community, especially in reviewing
application for residential condominium conversions and condominium new construction.
2.
To mitigate the impact of dislocation and eviction for residents of rental units as a result of up'
being converted to condominiums.
3.
To insure that new condominium units 'being constructed and residential rental units being
converted to condominiums meet adequate physical construction standards.
4.
To insure, where consistent with the goals and general policies set forth in this Housing Element,
that as rental units are converted to condominium ownership, ownership or long term leasing
opportunities are provided to the low and moderate income tenants of the converted rental units.
(Resolution No. 8-617)
POLICIES
1.
Prohibit the conversion of existing multiple family dwellings into condominium projects where the
average annual vacancy rate in the affected community plan areas is less than or equal to 5 percent
unless the applicant has proposed measures which would effectively mitigate the displacement of
tenants and any adverse effects upon the rental housing stock in the affected areas which would be
caused by the proposed conversion.
2.
Require condominium conversion applicants to provide adequate relocation plans for tenants in
multiple family residential buildings proposed for conversion to condominiums.
3
Require, where consistent with the goals and general policies set forth in this Housing Element, that
condominium conversion projects make ownership or long term leasing opportunities available to
qualified and eligible tenants of low and moderate income. (Resolution No. 80-617)
4.
Require condominium new construction and existing structures proposed for conversion to
residential condominiums to meet all applicable development and building standards contained in
the Comprehensive Zoning Ordinance and the City Building Code.
5.
Conduct one hearing per year or per other period designated by the City Council to consider all
then pending applications for condominium conversion projects to facilitate implementation of the
goals and policies of the City of Sacramento with respect to condominium conversion projects as
state herein.
6.
Requiring tentative map applications for condominium conversion projects to be heard concurrently
with the application for all other entitlements necessary for the conversion project to facilitate the
implementation of the goals and policies of the City of Sacramento with respect to condominium
conversion projects as stated herein.
80-177.res
MK:ob
1/2/90.rev
4
'"N
ATTACHMENT 3-A
AMENDMENT TO
RESOLUTION NO.
ADOPTED BY THE SACRAMENTO
crry COUNCIL ON DATE OF
A RESOLUTION ADOPTING REGULATIONS REGARDING THE
CALCULATION OF VACANCY RATES AND THE SCHEDULING OF
HEARING DATES FOR CONDOMINIUM CONVERSION APPLICATION
WHEREAS, the City Council has adopted an Ordinance regulating residential condominium
conversions; and
WHEREAS, said Ordinance provides for the adoption by resolution of the City Council of special
application and procedure regulations and of a method of determining vacancy rates.
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF SACRAMENTO:
SECTION 1
That the City Council of the City of Sacramento hereby adopts the following regulations establishing
method to be used by City staff in determining vacancy rates in each community plan area of the City'
establishing procedures for accepting, processing, and reviewing Special Permit and tentative maj
applications for residential condominium conversions..
Vacancy Rate Determination
1.
City vacancy rate information shall be provided for each community plan area, on a biannual basis
on or about June 30th and December 31st of each year.
2.
The following method will be used by the City in compiling the annual vacancy rate: City Planning
Department staff will establish its annual vacancy rate by using Fleshman Information Services data,
or other locally derived information that is determined by City staff to be the best available
information. City staff will use the information supplied by these local sources to determine the
rental vacancy rate in each community plan area in the City. The vacancy rate shall be calculated
on the basis of total multiple family rental units and total vacant multiple family rental units, for
the given sample size, located within each of the designated eleven (11) City community plan areas.
The total multiple-family rental units, and total vacant multi-family rental units, shall be defined as
the average of the results of the vacancy surveys for the two previous reporting periods. (Amended
Ordinance No. 83-863)
1
3.
The following procedure will be used for determining the rental vacancy rate of a proposed
conversion in proximity to an adjacent community l plan boundary.
1
A.
If a project is substantially within a given community, only the vacancy rate of that
community shall be used in evaluating the project Substantially within shall be defined as
inside a quarter mile (1,320 feet) of the community's boundary as defined and set by the City
of Sacramento. Where a community does not have an adjoining community because of its
peripheral location, the quarter mile distance standard shall not apply and only the
immediate community's vacancy rate will be used.
B.
Where a project, or any part thereof, is within a quarter mile (1,320 feet) of an adjoining
community as established by the City of Sacramento, the rental vacancy rate of both the
immediate community and the adjoining community shall be used to determine a new
vacancy rate. Where more than one adjoining community is within the quarter mile
distance, it or they shall also be included in the determination.
The new vacancy rate shall be determined by dividing the sum of the vacant units of the
immediate and adjoining communities by the sum of the total units of the immediate and
adjoining communities. These quantities, or base data, shall be established annually by the
City pursuant to the procedures set forth above in paragraphs 1 and 2 above. The resulting
vacancy rate will reflect the relative quantity and market availability of rental units within
the general area around the project.
Filing and Hearing Special Permit. Applications
dplication for Special Permits for condominium conversions shall be heard by the City Planning
Commission and City Council one time a year Thereafter, the annual application deadline for
condominium conversions shall be January 30th of each year. (Amended Ordinance No. 83-863)
1980 GENERAL PLAN
CONDOMINIUM AND CONDOMINIUM CONVERSION GOALS AND POLICIES
By these unique character and requirements, condominiums and condominium conversion projects differ
specifically from other subdivisions and apartment projects. The unique status of such projects tends to
magnify the effects associated with higher urban densities to the point where they may lead to conditions
of mismanagement, neglect, and blight that impact upon the public health, safety, welfare and economic
prosperity of the City of Sacramento. Condominium conversion projects in particular may conflict with
the policies of the City of Sacramento to provide a reasonable balance of rental and ownership housing
within the City and within the City's neighborhoods, to provide a variety of individual choice of tenure,
type, price and location of housing, and to insure an adequate supply of rental housing for low and
moderate income persons and families. It is also recognized, however, that such 'projects may benefit the
City by providing a source of low and moderate income ownership housing. It is the expressed intent of
the City to insure that the problems are avoided while the benefits are maximized in both the short and
long term by establishing requirements and procedures specifically designed for the control and approval
of residential condominium new construction and the conversion of existing multiple family rental housing
and non-residential buildings to residential condominiums.
Condominium conversion projects, however, are specifically addressed in Section 66427.2 of the SubdivisiMap Act, Government Code Section 55410 et seq. This Section provides that certain provisions of
Map Act relating to General Plan and Specific Plan consistency and the requirement of making certain
findings upon approving a tentative subdivision map do not apply to condominium conversion projects,
where no new units are to be constructed or added, unless the applicable General or Specific Plans contain
definite objectives and policies specifically directed to the conversion of existing buildings into
condominium projects.
In order to establish requirements and procedures specifically designed for the control and approval of
residential condominium new construction and condominium conversions and to utilize the Subdivision
Map Act as part of the procedure, the goals and policies set forth below relating to condominiums are
hereby adopted.
GOALS
1.
To insure a reasonable balance of rental and ownership housing while facilitating inhabitant
ownership of residential units by all economic segments of the community, especially in reviewing
application for residential condominium conversions and condominium new construction.
To mitigate the impact of dislocation and eviction for residents of rental units as a result of units
being converted to condominiums.
3.
To insure that new condominium units being constructed and residential rental units beir converted to condominiums meet adequate physical construction standards.
4.
To insure, where consistent with the goals and general policies set forth in this Housing Element,
that as rental units are converted to condominium ownership, ownership or long term leasing
opportunities are provided to the low and moderate income tenants of the converted rental units.
(Resolution No. 8-617)
POLICIES
1.
Prohibit the conversion of existing multiple family dwellings into condominium projects where the
average annual vacancy rate in the affected community plan areas is less than or equal to 5 percent
unless the applicant has proposed measures which would effectively mitigate the displacement of
tenants and any adverse effects upon the rental housing stock in the affected areas which would be
caused by the proposed conversion.
2.
Require condominium conversion applicants to provide adequate relocation plans for tenants in
multiple family residential buildings proposed for conversion to condominiums.
3
3.
Require, where consistent with the goals and general policies set forth in this Housing Element, that
condominium conversion projects make ownership or long term leasing opportunities available to
qualified and eligible tenants of low and moderate income. (Resolution No. 80-617)
4.
Require condominium new construction and existing structures proposed for conversion to
residential condominiums to meet all applicable development and building standards contained in
the Comprehensive Zoning Ordinance and the City Building Code.
5.
Conduct one hearing per year or per other period designated by the City Council to consider all
then pending applications for condominium conversion projects to facilitate implementation of the
goals and policies of the City of Sacramento with respect to condominium conversion projects as
state herein.
6.
Requiring tentative map applications for condominium conversion projects ,to be heard concurrently
with the application for all other entitlements necessary for the conversion project to facilitate the
implementation of the goals and policies of the City of Sacramento with respect to condominium
conversion projects as stated herein.
80-177-2.res
MK:ob
1/2/90.rev
riannIng commission
VOTING RECORD
JcIL:EctfiltIfIRJ L#UY
ENTITLEMENTS
MEETING DATE „
1j (
ITEM
— GENERAL PLAN AMENDMENT
kumeen
0
Li- TENTATIVE MAP
I•COMMUNITYPLANANIENOMENT
' REZONING
PERMIT NUMBER
4r ftô -e41-41
SUEDIVISION MODIFICATION
0 LOT LINE ADJUSTMENT
SPECIAL PERMIT
0 ENVIRONMENTAL DET.
VARIANCE
0 OTHER
I;
,
STAFF RECOMENDATION
Favorable —. Unfavorable
Correspondence
I— Petition
NAME
ADDRESS
9190 /7' ZthS7L
/15
NAME
ADDRESS
im.ER
MOTION
Yes
MOTION
Motion Second
TO APPROVE
gin11.1•161i
rainmilumm
1:711111111,211111
V
EE
IT(
AT) .
PLANNING ANO OEVELIOPMENT
TO DENY
TO REcommEN0 AP 0 R0vAL II sORwAn
ja.."-.'
TO CITY COUNCIL
•
TO RECOIAmEND APPRovAL SUBJECT TO
Cano & FoRwARO TO CITY :QIACLI-
TO APPROvE SUBJECT TO CON° BASED
ON FINDINGS OF FACT IN STAFF REPORT
TO APPROvE/DENT BASED ON FNOINGS
OF FACT IN STAFF REPORT
INTENT TO APpoOvt/DENT SUBJECT re)
COND. I BASED ON PINCE OF FACT DUE
TO RATIFY NEGATivE DECLARATION
0
TO CONTINUE TO
oTwea, _
• L.:-