§ 16.27

This chapter establish the requirements for the conversion of residential and nonresidential properties to common interest developments, including community apartment projects and stock cooperative projects, as provided in Section 66424 of the Subdivision Map Act.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

A condominium conversion shall be submitted and reviewed in the same manner as outlined in Section 16.21.010 (Tentative Maps—General Procedures) of this title, except that the plans shall include the word

"Tentative Map for a Residential Condominium Conversion" or "Tentative Map for a Nonresidential Condominium Conversion." Additional requirements are outlined in Section 16.27.030 of this chapter.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

A.

Notification Requirements. The applicant of a residential conversion shall also be responsible for the following additional noticing requirements as outlined in 66427.1(a)(2) of the Subdivision Map Act:

1.

Sixty-days' written notification to each tenant the intent to submit an application for a tentative map for a condominium conversion, pursuant to Section 66452.18 of the Subdivision Map Act.

2.

Ten-days' written notice to each tenant that an application for a property report will be submitted to the California Bureau of Real Estate.

3.

Five-days' written notice to each tenant that the property report from the California Bureau of Real Estate has been issued. The report shall be available for review on request.

4.

Ten-days' written notice to each tenant that the final map or parcel map has been approved by the city.

5.

Written notice to each tenant shall be provided after the city has approved the final map or parcel map and a minimum one hundred eighty (180) days prior to the termination of tenancy due to the conversion or pursuant to Section 66452.19 of the Subdivision Map Act, that the intention to conversion shall not alter or abridge the rights or obligations of the parties in their performance of their covenants, including, but not limited to, the provision of services, payment of rent, or the obligations imposed by Sections 1941, 1941.1 and 1941.2 of the California Civil Code.

6.

Ninety (90) days written notice after the Property Report has been issued, of the tenant's exclusive right to contract for the purchase of his or her respective unit upon the same terms and conditions that the unit will be initially offered to the general public or terms more favorable to the tenant pursuant to Section 66452.20 of the Subdivision Map Act. The notification period may be reduced if the tenant provides written notice of his or her intention not to exercise this right.

B.

Relocation Assistance. When the dwelling units of a residential project are more than one (1) year old, the applicant shall prepare a Relocation Assistance Program (RAP). This RAP shall be in addition to any other relocation assistance required in the Subdivision Map Act. The RAP shall be prepared in a manner which is responsive to tenant composition, sales policy to tenants, length of tenancies and number of tenants willing to purchase a unit in the project. The program may include, but not be limited to, access to a relocation specialist, moving expenses and relocation fees.

C.

Special Reports.

1.

Inspection Report. The applicant shall submit an inspection report describing the age and condition of each of the following elements of each structure situated within the project proposed for conversion: foundations, exterior walls, fire walls, roof, stairways and exits, interior insulation (sound and thermal), heating and air conditioning, fire and earthquake safety provisions, security provisions, interior common or public areas, landscaping and trash control. Such report shall be prepared by an appropriately licensed civil engineer or an architect registered in California, and shall contain recommendations for the correction or improvement of any deficiencies noted.

2.

Structural Pest Report. The applicant shall submit a structural pest report. Such report shall be prepared by a licensed structural pest control operator pursuant to Section 8516 of the California Business and Professions Code, relating to written reports on the absence or presence of wood-destroying pests or organisms.

3.

Tenant Information Report. The applicant shall submit a tenant information report containing the following:

a.

Residential Conversions. Information may include, but not be limited to, household size, length of residence, ages of tenants, number of tenants estimated to be receiving public assistance and number of tenants with disabilities. In addition, information shall be provided about the rents collected and vacancy rates over the past three (3) years.

b.

Nonresidential Conversions. Information may include, but not be limited to, use types, number of employees, rents collected and vacancy rates over the past three (3) years.

D.

Mobilehome Parks. The applicant shall comply with Section 66427.5 of the Subdivision Map Act.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

16.27.040 - Improvements required.

A.

Zoning Code Requirements.

1.

Building Architecture, Building Materials and Colors. All structures shall be reviewed for compliance with the City's Comprehensive Design Guidelines.

2.

Parking. For projects constructed prior to 1980, the property shall meet a minimum eighty (80) percent of the current number of parking spaces and parking lot landscaping requirements outlined in Title 17 (Zoning Code) of the EMMC. For projects constructed after January 1, 1980, the property shall meet a minimum ninety (90) percent of the current number of parking spaces and parking lot landscaping requirements outlined in Title 17 (Zoning Code) of the EMMC. Regardless of construction date, for residential conversions, a minimum seventy (70) percent of the proposed parking spaces shall be fully enclosed or covered.

3.

Open Space. For residential conversions, projects constructed prior to 1980, the property shall meet a minimum eighty (80) percent of the current usable open space square foot requirements outlined in Title 17 (Zoning Code) of the EMMC. For projects constructed after January 1, 1980, the property shall comply with the current usable open space square foot requirements outlined in Title 17 (Zoning Code) of the EMMC.

4.

Laundry Facilities. For residential conversions, laundry facilities shall be provided for each unit, or if common laundry areas are provided, such facilities shall consist of a minimum one automatic washer and dryer for each five (5) units or fraction thereof.

5.

Additional Development Standards. The following items shall comply with all requirements as outlined in Title 17 (Zoning Code) of the EMMC:

a.

Ground and roof mounted equipment screening;

b.

Outdoor lighting;

c.

Refuse storage facilities;

d.

Walls and fences;

e.

On-site loading spaces for nonresidential conversions;

f.

Bicycle parking;

g.

Landscaping requirements (i.e. planting requirements); and

h.

Signage regulations.

B.

Building and Safety Requirements.

1.

Plumbing. Comply with all requirements of the California Plumbing Code as outlined in Title 15 (Building and Construction) of the EMMC. For residential conversions, each unit shall have a separate shut-off valve.

2.

Energy. Comply with all requirements of the California Electrical Code as outlined in Title 15 (Building and Construction) of the EMMC. For residential conversions, this shall also include the following: installing R-11 wall and R-19 ceiling insulation for each unit; weather stripping all exterior doors and windows; sealing heating and cooling air duct joints with pressure-sensitive tape; and having heat pumps with electric resistance back-ups be controlled with a two-stage thermostat. For residential conversions, the consumption of gas and electricity of each unit shall be separately metered.

3.

Mechanical. All combustion air for water heaters, furnaces and clothes dryers shall be provided from the outside of the building. In addition, heating and cooling air ducts shall be insulated according to the requirements of the California Mechanical Code. For residential conversions, each unit shall have a separate hot water heater.

4.

Attics. Access shall be provided for the entire attic area and draft stops shall be provided as required.

5.

Emergencies. Comply with all requirements related to stairs, exits, occupancy load, smoke/carbon monoxide alarms, fire extinguishing systems as outlined in Title 15 (Building and Construction) of the EMMC. For residential conversions, each sleeping area shall also be provided with a window of a size and in a location which will allow its use as an emergency exit.

6.

Noise. For residential conversions, an interior noise level of no more than 45 dB CNEL attributable to exterior sources shall be allowable for any dwelling unit. In addition, wall and floor-ceiling assemblies shall conform to the sound insulation performance criteria outlined in Title 15 (Buildings and Construction) of the EMMC.

7.

Appliances. For residential conversions, all ovens, ranges, dishwashers, garbage disposals, hot water heaters, heating and air-conditioning shall be in good working order and the applicant shall provide a oneyear warranty for each item.

8.

Certificate of Occupancy. Upon receipt of an application for a certificate of occupancy, the Building Division shall inspect the property and prepare an inspection report identifying all items not in conformance with the Title 15 (Building and Construction) of the EMMC.

C.

Los Angeles County Fire Requirements. For residential conversions, the installation of fire sprinklers shall be required in accordance with NFPA 13R. For buildings with existing fire sprinkler systems, all portions of the system shall be inspected, repaired as necessary, and certified as to be in full compliance with applicable standards by a licensed fire sprinkler contractor. For residential and nonresidential conversions, the applicant shall comply with all other requirements as outlined by the Los Angeles County Fire Department.

D.

Compliance Schedule. The applicant shall provide a schedule of all necessary inspections and improvements outlined in this section. All items shall be fully addressed to the satisfaction of the city and Los Angeles County prior to the sale of any residential or nonresidential units.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

A condominium conversion may be denied by the Planning Commission using the same findings as outlined in Section 16.21.020 (Tentative Maps—Findings) of this title, except that the findings shall reference "Tentative Map for a Residential Condominium Conversion" or "Tentative Map for a Nonresidential Condominium Conversion." A condominium conversion may also be denied if any of the following additional findings can be made:

A.

For residential conversions, the applicant has failed to comply with the additional submittal requirements outlined in Section 16.27.030 of this chapter;

B.

The applicant has failed to comply with the improvements required and compliance submittal as outlined in Section 16.27.050 of this chapter; or

C.

For residential conversions, the cumulative effect of the proposed conversion will cause a significant percentage of affordable units to be removed from the city's housing stock.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

Recognizing that condominium conversions present unique problems with respect to meeting current requirements, the Planning Commission may recommend, and the City Council may grant, exceptions to Section 16.27.050 of this chapter with regard to a particular conversion proposal upon finding that the exception will not contravene the intent and purpose of this title.

(Ord. No. 3023, § 4.A(Exh. A), 5-2-2023)

Division 3. - Design Standards And Other Requirements Chapter 16.30 - DESIGN STANDARDS