TITLE
Recommendation to receive supporting documentation into the record, conclude the hearing, deny the appeal of Daniel L. Rosenberg and uphold the Planning Commission's decision to approve the Tentative Subdivision Map to allow the conversion of an existing apartment at
646 Nebraska Avenue to condominiums. (Case No. 0508-01, Condo Conversion) (District 2)
DISCUSSION
the approval of a subdivision map to allow an existing apartment building to be converted
to condominiums (Attachment 1).
The purpose of the condominium conversion is to allow the units to be sold individually.
The project site was developed in 1986 as an eight-unit building with two-bedroom units,
and provides 14 secured on-site parking spaces.
On November 3, 2005, the Planning Commission conducted a public hearing on this
request (Attachment 2 - Planning Commission report).
At the hearing, the Appellant indicated concerns about approving a condominium
conversion project in a parking-impacted district, particularly when the project exceeds
current zoning density standards. Following this testimony, Commissioner Winn moved to
approve the project, seconded by Commissioner Gentile, which passed with a 6-0
unanimous vote. Commissioner Stuhlbarg was absent.
An appeal was filed by Daniel L. Rosenberg with the Department of Planning and Building
on November I O , 2005 (Attachment 3), requesting that the City Council overturn the
decision of the Planning Commission and deny the request for the conversion of the
building into condominiums. The Appellant lives within the 300-foot notification radius of
the subject property. Although the appeal states concerns about due process, the
Appellant did receive notice regarding the proposed project. It is staffs position that all
procedural requirements for the project have been adhered to.
In taking their action, the Planning Commission found that the project conforms to the
General Plan and is suitable for conversion to ownership subject to the conditions of
approval for the Tentative Map and preparation of required Covenants, Conditions, and
Restrictions (CC&Rs) for approval of the subsequent Final Map.
increased opportunities for homeownership throughout Long Beach, particularly for first-
time homebuyers. One view held by the City is that its existing housing stock is a great
resource for affordable housing and, given the large pool of available rental units, the City
has taken a positive stance on condominium conversions. Another central theme of the
City’s Housing Element is the need to stabilize neighborhoods and encourage high levels
of maintenance. Applicants of conversion projects are required to bring buildings into
compliance with the current building code and to perform often-neglected maintenance
prior to recordation of the Final Tract Map. Expanding homeownership is viewed as an
important mechanism to increase long-term commitment to the community and, therefore,
helps to stabilize neighborhoods.
In order to ensure that the goals of the Housing Element are being fulfilled, staff is
undertaking a review of condominium conversions throughout the City. Specifically, staff is
identifying the number and location of units converted to date, ownership history and a
comparison of rental and sales costs. The results of this analysis are expected in March
and will be provided to the City Council and Planning Commission.
Assistant City Attorney Michael Mais reviewed this Council letter on December 20, 2005.
TIMING CONSIDERATIONS
The Long Beach Municipal Code requires that an appeal be transmitted to the City Council
within 60 days of receipt by the City Clerk from the Department of Planning and Building.
The appeal was received by the Zoning Administrator on November 10, 2005.
A 14-day public notice of the hearing is required.
FISCAL IMPACT
[Fiscal Impact]
SUGGESTED ACTION
Approve recommendation.
BODY
[Enter Body Here]
Respectfully Submitted,
MATTHEW JENKINS, CHAIR
CITY PLANNING COMMISSION