Chapter 18.64 — Residential Condominiums

Sections:

• 18.64.010 – Purpose 18.64.020 – Condominium Defined

• 18.64.030 – Submittal Requirements

• 18.64.040 – Site Requirements

• 18.64.050 – Structural Requirements

• 18.64.060 – Other Requirements 18.64.070 – Inspection and Fees

• 18.64.080 – Post Decision Procedures

• A. Residential condominium projects differ from other residential subdivisions in numerous respects, particularly as to development standards and ownership of individual dwelling units and jointly held common areas.

• B. The purpose of this chapter is to address the special attributes of condominium subdivisions and to adopt development standards which will protect both the community and the purchasers of condominium dwelling units.

• A. Condominium. An estate in real property consisting of an undivided interest in common in a portion of a parcel of real property, together with a separate interest in space in a residential structure located on the real property in compliance with Civil Code Section 783.

• B. May also Include. A condominium may include, in addition, a separate interest in other portions of the real property.

In addition to standards applicable to regular subdivisions, no new condominium project or portion of a project shall be approved unless all of the following items have been submitted with the tentative map and approved by the City:

• A. Subdivision Procedures. Under Government Code Section 66426, a condominium is treated as a subdivision subject to the provisions of the Act and this chapter.

• B. Application, Fees, and Deposits Required. The application shall include the information and materials specified in the most current Department handout for residential condominium applications, together with the required fee.

• C. Development Plan. A development plan of the project clearly displaying the location and sizes of structures, parking layout, access areas, and exterior elevations;

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• D. Preliminary Landscaping Plan. A preliminary landscaping plan of the project indicating types and sizes of landscaping materials and permanent irrigation facilities, prepared by a person licensed by the state to prepare plans ;

• E. Preliminary Lighting Plan. A preliminary lighting plan of the project clearly displaying the location and nature of the lighting and lighting fixtures in common areas;

• F. Proposed Condominium Documents. The proposed condominium documents, including those portions of the covenants, conditions, and restrictions (CC&Rs) that apply to the conveyance of units, the assignment of parking, and the management and maintenance of common areas and improvements;

• G. Delineation of Shared Common Spaces. All shared common spaces including shared access areas, utility corridors, shall be clearly delineated with bearings and distances; and

• H. Other Information. Other information which the Director determines is necessary to evaluate the proposed project to ensure consistency with the General Plan, any applicable specific plan, the Development Code, this chapter, and any other applicable City regulations.

A condominium tentative map may be approved, conditionally approved, or denied, based upon an evaluation of the proposed condominium plan in relation to all of the following criteria.

• A. Architectural and Site Design. Architectural evaluations shall include, but not be limited to, all of the following:

  1. The general appearance of the proposed development shall contribute to the orderly and harmonious development of the community as a whole;

  2. The design of all exterior surfaces of the structures shall create an aesthetically pleasing project;

  3. Consideration shall be given to the appearance of garages when viewed from outside the subdivision; and

  4. General architectural and site considerations, including site layout and topography, the location of structures, access, building materials, circulation, colors, lighting, open space, screening, signing, walls, and similar elements have been designed to provide a desirable environment.

B. Environmental Preservation.

1. The design, location, and orientation of all structures shall be arranged to preserve natural features by minimizing the disturbance to the physical environment.

2. Natural features and historic landmarks shall be delineated in the development plan and considered when planning the location and orientation of structures, parking areas, paved areas, play areas, open spaces, underground services, walks, and finished grade elevations.

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C. Landscaping.

1. All setback areas fronting on or visible from an adjacent public street, and all leisure, open space, and recreational areas shall be landscaped in an attractive manner and provided with a method for the maintenance of the areas.

2. The provision of decorative design elements (e.g., benches, exterior recreational facilities, fountains, planters, pools, sculptures, walls, and similar elements) are strongly encouraged; provided, the elements are incorporated as a part of the landscaping plans, except where otherwise prohibited.

3. Permanent and automatic irrigation facilities shall be provided in all planted landscaped areas.

4. The landscaping shall be consistent with the zone in which the condominium project is proposed.

D.

Lighting.

1. The subdivider shall install an on-site lighting system on all vehicular access ways and along pedestrian walkways.

2. The lighting shall be directed onto the driveways and walkways within the development and away from the adjacent properties.

3. Appropriate lighting shall also be installed within all covered and/or enclosed parking areas.

• E. Parcel Coverage. Parcel coverage shall conform to the Development Code requirements for the zone in which the condominium project is proposed.

F.

Open Space – Common.

1. Common open space areas shall be designed and located within the project to afford use by all residents of the condominium project. These common areas may include, but are not limited to, game courts or rooms, garden roofs, play lots, putting greens, sauna baths, and/or swimming pools.

   2. Active recreation and leisure areas, except those located completely within a structure, used to meet the open space requirement shall not be located within 15 feet of any door or window of a dwelling unit.

• G. Parking. Off-street parking shall be provided in compliance with Development Code requirements for condominium and townhouse projects.

• H. Solid Waste and Recycling Storage Areas. Solid waste and recyclable storage areas shall be in compliance with requirements.

• I. Width of the Public Rights-of-Way and Roadways. The width of the public rights-of-way and roadways of the street(s) abutting the subject property shall conform to the minimum standards of the Circulation Element of the General Plan. The utilities within a subdivision shall conform to City standards and the policy direction of the General Plan.

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A condominium project shall be subject to the structural requirements specified in Municipal Code Title 15.

• A. Storage Space – Private.

  1. Where the proposed dwelling units are to be constructed with other than an attached garage, a minimum of 200 cubic feet of storage space shall be provided outside of the dwelling unit for the exclusive use of each condominium unit.

  2. The storage space shall have a minimum horizontal surface area of 24 square feet of enclosed, lockable storage space.

• B. Circuit Breaker Panels.

  1. Each dwelling unit shall have its own circuit breaker panel for all electrical circuits and outlets which serve the unit.

  2. The breaker panels shall be accessible without leaving the unit, except for townhouse units.

• A. Compliance with Title 15 Required. Building inspection and associated fees shall be in compliance with Municipal Code Title 15.

• B. Compliance with Municipal Code Required. Inspection and associated fees for required public and private street and utility improvements shall be in compliance with applicable provisions of the Municipal Code.

The procedures and requirements related to appeals and public hearings apply to the decision on a residential condominium application.

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