DATE:April11,2012TO:ChairHughesandMembersofthePlanningCommissionFROM:MatthewO'Reilly,LandUs~DepartmentDirector~Re:ANORDINANCECREATINGANEWSECTION14-3.20SFCC1987TOESTABLISH.RESIDENTIALCONDOMINIUMREQUIREMENTS;AMENDINGSECTION14-6.3{D)(1)SFCC1987TOREQUIRETHATARESTRICTIVECOVENANTTHATISREQUIREDTOBEINCOMPLIANCEWITH14-6.3(0)BERECORDEDPRIORTOTHEISSUANCEOFACONSTRUcrlONPERMITFORANACCESSORYDWELLINGUNIT;CREATINGANEWSECTION14-10.6TOPERMITLEGALLYNONCONFORMINGRESIDENTIALCONDOMINIUMUNITS;ANDMAKINGSUCHOTHERCHANGESASARENECESSARY.
BACKGROUND
TheStateofNewMexicoCondominiumAct,specificallySections47-7A
&
47-7BNMSA1978,addressgeneralprovisionsrelatingtocondominiumsandtheircreationandalteration.AconflictexistsintheActwithregardtotherequirementofcondominiumstocomplywithlocalzoninglawsasdootherformsofdevelopment.SpeclficalJy,47-7A-6NMSA1978"ApplicabilityoflocalOrdinances,RegulationsandBuildingCodes",states;
"NoprovisionoftheCondominiumActInvalidatesormodifiesanyprovision
of
anyzoning,subdivision.buildingcodeorotherrealestateuselow,ordinanceorregulation;provided,however,azoning,subdivision,buildingcodeorotherrealestateuselaw,ordinance
or
regulationmaynotprohibitthecondominIumformofownershiporimposeanyrequirementuponacondominiumwhichitwouldnotimposeuponthesamedevelopmentunder
a
differentformofownership."
(Emphasisadded.)TheconflictarisesbetweentheaboveparagraphandSection47-7B-5oftheAct,"ContentsofDeclaration".Section47-7B-5liststheinformationthatmustbecontainedinacondominiumdeclarationbylaw.Theconflictisthatthecurrentlistofrequiredinformationdoesnotincludeaconfirmationthataproposedcondominiumwouldcomplywithlocalzoninglaws.ThisloopholehasallowedmanycondominiumstobecreatedintheCityofSantaFethatexceedmaximumzoningdensities.Theseviolationsofthecity'szoningdensitylawshavecreatedobviouspublichealthandsafetyproblemsincludingexcessnoiseandtrash,lackofopenspace,over-parking,andthereductionofsurroundingpropertyvalues.Unsuspectingbuyersalsosuffereconomiceffectsastheywereoftenunawarethatthesepropertieswereinviolationofbasiczoningdensitylawswhentheypurchasedtheirproperties.Thishascreatedtraumaticfinancialproblemsforpropertyowners,includingthe
SSOOl.PMfi·7195
2
Memo
to
PlanningCommission
April11,2012
Page
2
owner'slossoftheabilitytorebuildoraddon,difficultiesInrefinancingorinsuringtheseproperties,anddifficultiesofresale.STATISTICSInordertodeterminethemagnitudeoftheproblemInSantaFe,in
2010
thelandUseDepartmentbeganextensiveresearchandanalysisofcondominiumassociationswithinthecitylimits.Thedepartment'sresearchincludedthecorrelationofcondominiumdeclarationplatswiththeofficial
city
zoningmap;adatecheckforcondominiumdeclarations,amendmentsandterminations;acalculationofallowabledwellingunitsforeach
propertv':
abuilt-densitycheckusingthemostrecentcity'saerialphotography;andareviewofcondominiumdeedstoverifycurrentownershipasofMarch
2012.
Thedepartment'sresearch
15
summarizedinthetablesbelow.TABLE
1:
CONDOMINIUMSWITHINTHECITYOFSANTAFETY:l:!eAsm:clatfoniUnits~gfTgtal&isoc.Residential
3784,309*78.4%
commerciaf
1041
1
23621.6%
TOTAL
482
5,545
100.0%
*
Includesun-constructedunitsintheformofreserveddevelopmentrights.
TABLE
2:
DENSITY·NONCONFORMINGRESIDENTIALCONDOMINIUMSAllResidentialCondominium
Assol:.
(FromTable
1)
NonconformingCondominiumAssoc.
*
PercentNonconformingAssoc.(UnitsinNonconformingAssoc.)
378
83
22.0%(324)
*
Pre-1962statusnotverified.
TABLE
3:
MAKE-UPOFDENSITY-NONCONFORMINGCONDOMINIUMSUnitsInNonconformingAssoc.(FromTable
2)324
ExistingConstructedUnits
316(97.5%)
U~7~rJ~~rM~..
r-,
Upj~.'
(Re.~.~rvedoe'hRjghts)~iiii·.·.·••
.>/~i.f·«?~~~)
UriltSO""nedby.OrjginaIOeclarant(9.A$~Q(;~1..........•.·••...•..
3S.<(:I.O;8%}
*
Basedonplatandaerialphotography.
LEGISLATIONAchangeinthestateCondominiumActwasrequiredtopreventfurtherresidentialcondominiumsfrombeingcreatedthatviolatemaximumallowablezoningdensities.In
2009,
thecitydraftedasenatebillthatwouldhavemodifiedtheActtorequirewrittenconfirmationofzoningdensitycompliancefromalocalzoningofficialbeforeacondominiumcouldbecreated.The
1
AllowabledensitycalculationsIncludeddensity"roundingup"provisionsinplacebetween10/21/01and4/7/08•
.2
Thedensityofcommercialdevelopmentisnotcalculatedona"perunit"basisbutonthebasisofsquarefootage,thereforecommercialcondominiumsarenotatissueandarenotthesubjectoftheproposedordinance.
3
Memo
to
PlanningCommissionApril
11,
2012Page
3
citywrotetothen-GovernorRichardsonandaskingthathemessagethebillforthe2010legislativesession.TheGovernordidnotmessagethe
bi/I.
InOctober2010,theSantaFeCityCouncilunanimouslypassedResolution2010-85,requestingthatSantaFe'slegislativedelegationsupportSenate
Bill8,
andResolution2010-84requestingthattheSantaFeCountyClerkstoprecordationofcondominiumdeclarationsthatdidnotcontainwrittenconfirmationfromthecityregardingzoningdensitycompliance(SeeExhibits
B
&
C).
Attheendof2010,aredraftedbill(SenateBill
8)
wasintroducedbySenatorPeter
Wirth
forthe2011legislativesession.Thebillcontainedmodifiedlanguagefromthe2009version,mostnotablyan"opt-In"provisionthatmadetherequirementforwrittenconfirmationfromthelocalzoningofficialnecessaryonlyifamunicipalityadoptedanordinancerequiringthatthisportionoftheActappliedwithinItsjurisdiction.SenateBill8passedboththehouseandsenateunanimouslybutwas"pocketvetoed"gbyGovernorMartinez.InDecemberof2011,SenatorWirthreintroducedthebill(nowSenate
Bill
10)(seeExhibitA).Thecity,SenatorWirthandtheNewMexicoMunicipalLeaguewrotetoGovernorMartinezaskinghertomessagethe
bill
forthe2012session(seeExhibits
D,
E
&
F).
GovernorMartinezmessagedthebill.The
bill
againpassedthehouseandsenateunanimouslyandwassubsequentlySignedintolawbytheGovernor·;'~b~!~wc§~~gm~~~~~t'Y~~bM~Y~§!~~~~f;;j··
CITYORDINANCE
Theproposed
bill
containsthefollowingprovisions:
Section1
Thisisanewcodesectionthatisthecity'srequiredcompanionordinancetoSenate
Bill
10.Itestablishesthecity'srequirementforwrittenconfirmationofzoningdensitycompliancetobeincludedinresidentialcondominiumdeclarations.Thissectionalsoestablishesthestatusofexistingcondominiumsandreferencesanewcodesection(14-10.6)fordensIty-nonconformingcondominiums(seeSection
4).
Sections2.3
&
5Thesesectionsarerelatedtotheconstructionofaccessorydwellingunits(guesthouses).Theseprovisionshavebeenaddedtothebillbecausemanyoftheexisting,density-nonconformingcondominiumswerecreatedfromguesthouses.Newlanguageisaddedthatchangesthe"guesthouseaffidavit"toarestrictivecovenantbindingonfuturepropertyowners.Section3alsoclarifieshowaccessorydwellingunitsmayberented.
Section4
Thisisanewcodesectionthatappliestodensity-nonconformingcondominiumscreatedbeforeMay30
1
2012(theeffectivedateoftheordinance).ThissectionestablishesthesecondominiumsasIllegalnonconforming'usesandstructureswithregardtozoningdensityonly.Itdoesnot
3
AbillisHpocketvetoed"IftheGovernorfailstosignablllwith20daysaftertheendofalegislativesession.
4
Search History:
Result 00 of 00
00 results for result for
p.
Recommended
More From This User
Notes
Load more
