Article 15 — Condominium Developments, Condominium Conversions, and Planned Unit…

It is the intent of this article to promote diverse housing which maintains a suitable balance between rental and owner accommodations, taking into account the housing needs of all economic segments of the community, including the elderly, families with children, and low and moderate income households to ensure that condominiums and condominium conversions are a positive factor in the community's housing stock. In furtherance of those goals, the city intends to achieve the following:

1. Architectural unity and harmony should be achieved both within the project and between the project and the surrounding neighborhood so that it promotes stability of and does not constitute a disruption to the established character of the neighborhood;

2. Provide for a high level of safety, compatibility and quality of the design of buildings, signs, parking areas, landscaping, luminaries and other site features. These shall include functional aspects of the site development such as automobile and pedestrian circulation;

3. A comprehensive and integrated design, providing its own open space, off street parking and amenities for contemporary living. Insofar as the scale of the project allows open space, walkways and other areas for people should be separated from parking areas, driveways and other areas for automobiles;

4. A layout of structures and other facilities to effect conservation in the street, driveway, curb cut and other public or quasi-public improvements. Additionally, structures shall be designed to minimize, within the context of accepted architectural practice, the consumption of natural resources such as sunlight, air circulation, and energy;

5. A configuration and orientation which respects reasonable design limits imposed by the natural and man-made environment. Structures shall be situated to take advantage of view, topography, sun and wind, while at the same time not obstructing comparable advantages for adjacent properties. Structures shall be situated to minimize or buffer any undesirable characteristics of the site such as street noise and nearby deleterious commercial or industrial uses;

6. The layout of the units and open space within the project shall establish, through the use of structure and landscape materials, a perceptible spatial transition from the public street, through semi-privacy of common areas, to the privacy of the unit. The environment of each condominium unit shall be private and free from visual, audio and other intrusions;

7. Ensure that new projects are a positive addition to the surrounding neighborhoods by increasing property values, creating safe and esthetically pleasing living conditions and are a benefit to the city;

8. Through innovative and imaginative design concepts, condominium developments, conversions, and planned unit development projects be encouraged to help eliminate existing blighted and undesirable conditions within established neighborhoods and help maintain adequate supply of affordable rental housing and the promotion of new affordable housing.

• (Ord. § 2, Ord. 832-NS, eff. January 1, 2009)

For the purposes of this article, the following words and phrases shall have the meanings respectively ascribed to them by this section:

"Active recreational area" means usable common open space which is developed with active recreational facilities, such as swimming pools, tennis courts, recreational buildings, a clubhouse, or other similar facilities.

"Appliances" means electric or gas operated household devices such as stoves, fans, heaters, refrigerators, airconditioners, water heaters, dishwashers or any other devices used for cooking, heating, cooling or cleaning, and air circulation.

"Association" means the organization of persons who own a parcel, area, airspace, or the right of exclusive occupancy in a unit or condominium, and who have interests in the control of common area of such project.

"Common area" means those portions of the project area which are designed, intended or used in common and not under the exclusive control or possession of owners or occupants of individual units in said project.

"Community apartment project" means the same as defined by Section 11004 of the California Business and Professions Code.

"Condominium conversion" means a proposal to subdivide a parcel of real property by dividing the space within an existing residential, commercial or industrial building or zone into condominium, townhouse, stock cooperative or community housing and/or community apartment ownership.

"Community housing project" means and includes the following: a condominium project as defined in Section 1350 of the Civil Code of the State, containing two or more condominiums, as defined in Section 783 of the Civil Code; a community apartment project, as defined in Section 11004 of the Business and Professions Code of the State, containing two or more rights of exclusive occupancy; a cooperative apartment or a stock cooperative, as defined in Section 11003.2 of the Business and Professions Code of the State, containing two or more rights to exclusive occupancy; and a planned development, as defined in Section 11003 of the Business and Professions Code of the State, containing two or more separately owned lots, parcels, or areas.

"Condominium" means the same as defined by Section 783 of the California Civil Code.

"Developer" means the owner or subdivider with controlling proprietary interest in the condominium project, or the person or organization making application to the city to build such a project.

"Live/work unit" means a residential occupancy, by a single household, with one or more rooms which include a cooking space, sanitary facilities, and adequate working space that is reserved for business operations by persons residing therein. Work activity is limited to office or other activities compatible with residential use. Live/work units allow for client visitations and may be located within buildings designed for mixed use or strictly residential.

household, with one or more rooms which include a cooking space, sanitary facilities, and adequate working space that is reserved for business operations by persons residing therein. Work activity is limited to office or other activities compatible with residential use. Live/work units allow for client visitations and may be located within buildings designed for mixed use or strictly residential.

"Open space, common" means open space which is suitably located and improved for common recreational purposes, active or passive, and accessible to each lot or dwelling within a development through a system of public or private walkways.

"Open space, private" means open space which is designed and maintained for the sole and exclusive use of the occupants of not more than one dwelling and may include covered patio areas and balconies.

"Open space, recreation" means patios, decks, and private open space balconies. Such space must be directly accessible to a unit and must have no dimension less than seven feet.

"Organizational documents" means declarations of restrictions, management or operation of all or any part of a project.

"Planned unit development" means a form of subdivision wherein the dwelling space as well as the land directly beneath a dwelling is owned individually and only the land surrounding the dwelling units is held in common ownership. No planned unit development shall be vertically stacked so as to be over or under any other dwelling unit.

"Project" means the entire parcel of real property and buildings proposed to be used or divided, as land or airspace, into two or more lots or units as a condominium, community apartment, stock cooperative or planned unit or townhouse.

"Residential density" means the number of residential dwelling units occupying a given land area and is expressed in terms of dwelling units per net acre of land area.

"Stock cooperatives" means the same as defined by Section 11003.2 of the California Business and Professions Code.

"Townhouse" means a design style with all elements of a dwelling unit stacked vertically, so no other unit is over or under the dwelling.

"Unit" means the particular area of land or airspace that is designed, intended or used for the exclusive possession or control of individual owners or occupiers, whether or not they have interests in any common area of said project.

(Ord. § 2, Ord. 832-NS, eff. January 1, 2009)

This article applies to new construction of condominiums, condominium conversions, community apartments, stock cooperatives, planned unit developments and residential portions of commercial planned developments. It is a supplement and an addition to the standards, and requirements of the zone in which the development is proposed, or exists, and to the general plan designation in which the development is proposed or exists.

(Ord. § 2, Ord. 832-NS, eff. January 1, 2009)

Condominium developments/conversions shall be permitted in the Low-Density Residential (R-L), Medium-Density Residential (R-M), High-Density Residential (R-H), and the Downtown Huntington Park Specific Plan (DTSP) Underlying (Base) Districts, subject to approval of a development permit in the R-L, R-M and R-H Zones, and development permit approval in the DTSP. Condominium conversions shall be permitted in the DTSP Districts subject to approval of a conditional use permit. (Ord. § 2, Ord. 832-NS, eff. January 1, 2009; Ord. 2025-02, eff. September 3, 2025)

A set of covenants, conditions and restrictions shall be submitted for review and approval by the City with a proposed condominium development/conversion at the time of filing for a Final Map and shall contain provisions addressing, but not limited to, the following:

1. Home Owner's Association;

2. Emergency access;

3. Right of public entry;

4. Rights of the City;

5. Parking;

6. Maintenance; and

7. Storage.

• (Ord. § 2, Ord. 832-NS, eff. January 1, 2009)

In approving or conditionally approving a project, the following findings shall be made:

1. The proposed use is permitted or conditionally permitted within, and would not impair the integrity and character of the subject zoning district and complies with all of the applicable provisions of this Code;

2. The proposed use is consistent with the General Plan;

3. The approval of the Development Permit or Conditional Use Permit for the proposed use is in compliance with the requirements of the California Environmental Quality Act (CEQA) and the City's Guidelines;

4. The design, location, size and operating characteristics of the proposed use are compatible with the existing and planned future land uses within the general area in which the proposed use is to be located and will not create significant noise, traffic or other conditions or situations that may be objectionable or detrimental to other permitted uses operating nearby or adverse to the public interest, health, safety, convenience or welfare of the City;

5. The subject site is physically suitable for the type and density/intensity of use being proposed; and

6. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety.

• (Ord. § 2, Ord. 832-NS, eff. January 1, 2009)

In addition to the general provisions of this chapter, the following property development standards shall apply to all land and structures in condominium and community housing projects:

1. Each condominium development/conversion shall have an area of not less than 15,000 square feet.

2. All condominium developments/conversions shall meet the density and development standards established in the base zones or underlying DTSP districts.

3. Front yards, side yards, side yards-corner lots, side yards-driveways, rear yards, fences, hedges, and walls and building requirements shall be the same as the property development standards for the respective underlying zone or district, unless more restrictive requirements are required by the Planning Commission as a condition of approval.

4. The maximum coverage of the lot or parcel by all structures shall not exceed the percentage of the lot area designated for the underlying zone or district. For the purposes of this subsection, swimming pools shall not be counted as structures.

5. Open space shall be provided in the following manner in condominium developments/conversions:

   • A. Common open space shall be provided in the following manner in condominium developments/conversions:

     • (1) Not less than 200 square feet per dwelling unit.

     • (2) Twenty-five percent of the required usable common space may be provided within the required building separation for passive recreational purposes, subject to the approval of the Planning Commission.

     • (3) Condominium developments/conversions within the DTSP shall provide common open space as specified with-in the underlying DTSP district.

   • B. Private open space shall be provided in the following manner in condominium developments/conversions:

     • (1) There shall be a total square footage of not less than 200 square feet for each dwelling unit, 50% of which may be private balconies. For dwelling units abutting and easily accessible to usable common open areas, this requirement may be waived by the Director of Community Development, provided an equal amount of land area is added to the required usable common open space.

     • (2) Condominium developments/conversions within the DTSP shall provide private open space as specified within the underlying DTSP district.

6. Access to the required parking for the project shall be a minimum width of 12 feet, without obstructions and clearly marked "Fire Access." In addition, driveways shall be reserved as permanent access to required parking by recordation of a covenant on the land serving all units in the development. Said covenant shall include rights of access on private property by the City of Huntington Park enforcement agencies the power and authority to remove vehicles, or other obstructions after proper notification. Said covenant shall be submitted in a form subject to approval of the City Attorney.

ccess to required parking by recordation of a covenant on the land serving all units in the development. Said covenant shall include rights of access on private property by the City of Huntington Park enforcement agencies the power and authority to remove vehicles, or other obstructions after proper notification. Said covenant shall be submitted in a form subject to approval of the City Attorney.

7. All projects shall be in accordance with the development policies adopted by the General Plan, Zoning Ordinance, International Building Code, Fire Code, development standards established in the ordinance and policy resolutions approved pursuant to this title.

8. All fixtures and appliances within the units shall be provided with shutoff valves capable of eliminating both hot and cold water flow; each unit shall have a shutoff valve; and each supply riser shall have a shutoff valve for hot and cold water;

9. All utilities shall be metered on a per-unit basis; common areas of the project shall not be supplied with utilities from the units within the project;

10. A circuit breaker panel controlling all circuits and outlets which serve the unit shall be provided for each unit;

11. All utilities shall be underground;

12. Utility meters are not to be placed on the front or interior elevations;

13. All drainage for the project shall be conducted under the public right-of-way; and

14. The Planning Commission may, by resolution, approve other criteria compatible with the standards contained herein.

• (Ord. § 2, Ord. 832-NS, eff. January 1, 2009)

§ 9-3.1508. Live/work units.

In addition to the property development standards of this chapter, the following development standards shall apply to all condominium and community housing projects containing live/work units:

1. The minimum total gross square footage of a live/work unit shall be 1,300 square feet;

2. The maximum size of the business portion of the live/work unit shall be 50% of the unit, in order to ensure that the business portion remains an accessory use to the primary residential use;

3. All work activities shall be in accordance with the zoning designation;

4. Where there are multiple live/work units within a single structure, each unit shall be physically separated from other units and uses within the structure, and access to individual units shall be from a common open space, corridor, hallway, or other common access area;

5. The internal layout of the live/work unit shall incorporate the following:

   • A. There shall be direct access between the live and work portions within the live/work unit; however there shall also be a clear delineation between both portions; and

   • B. There shall be no separate entrance to the live portion by a separate door. All access to the live portion shall be from the work portion.

6. Occupancy and employees shall be in accordance with the following:

   • A. At least one of the persons living in the live portion shall work in the work portion; conversely at least one employee of business activity shall also reside in the unit;

• B. The business activity occupying the live/work unit may utilize a maximum of two nonresident employees, not including the person living in the unit; and

  • C. The work portion shall not be leased separately from the live portion; conversely the live portion shall not be leased separately from the work portion.

7. The parking and loading requirements for live/work units shall be the same as for the similar commercial use. A minimum of two parking spaces per unit shall be provided;

8. Outdoor signs that identify a business within a live/work unit shall be prohibited;

9. The following land uses shall not be allowed in a live/work unit:

   • A. Sexually oriented businesses;

   • B. Medical;

   • C. Motor vehicle maintenance and repair;

   • D. Welding and/or machining;

   • E. Psychic or palm reading;

   • F. Massage/acupressure;

   • G. Head shops; and

   • H. Any land use determined by the Director of Community Development not to be compatible for live/work units.

10. Hours of operation for any business activity within a live/work unit shall be restricted to the hours between 7:00 a.m. and 9:00 p.m.;

11. Businesses within live/work units shall not involve the use of hazardous materials or produce medical or hazardous waste;

12. In order to ensure that live/work units continue to be operated as bona-fide live/work units, all live/work units shall be subject to City inspections, as deemed necessary;

13. The occupants of the live/work units shall maintain a valid City Business License at all times for any business activity occurring within the unit;

14. All permitted business activities shall be subject to all City, County and State regulations; and

15. Once established, live/work units may be converted to solely residential use. Conversions of live/work units to solely commercial/business uses shall not be permitted.

• (Ord. § 2, Ord. 832-NS, eff. January 1, 2009)

In addition to such other application requirements as the Planning Commission may deem necessary and those requirements set forth for the issuance of a Development Permit or Conditional Use Permit, no application for a residential condominium or community housing conversion project shall be accepted for any purpose unless the application includes the following:

1. A certified list of the names and addresses of all tenants residing in a project proposed to be converted to residential condominiums at the time the application is filed;

2. A property report describing in detail the condition and useful life of the roof, foundations, and mechanical, electrical, plumbing, and structural elements of all existing buildings and structures. Such report shall be prepared by a registered civil or structural engineer, a licensed architect, or a licensed general engineering contractor;

3. A descriptive report containing acoustical test data which indicates the noise attenuation characteristics of the existing party walls and ceilings. The data for such reports shall include a sampling of at least 30% of the dwelling units involved, but in no case fewer than two dwelling units, and shall be compiled by a person experienced in the field of acoustical testing and engineering; and

4. A preliminary annual operating budget containing a sinking fund reasonably calculated to accumulate reserve funds to pay for major anticipated maintenance, repair or replacement expenses and, in the case of previously occupied buildings and structures, a property report and structural pest report as required by subsections (2) and (3) of this section.

• (Ord. § 2, Ord. 832-NS, eff. January 1, 2009)

The developer shall mail written notices to all tenants residing in the project proposed to be converted to residential condominiums or community housing not less than 10 days prior to the hearing on the Development Permit or Conditional Use Permit. Such notice shall state the following:

1. The date, time, place and purpose of the hearing;

2. That should the Development Permit or Conditional Use Permit be approved, tenants may be required to vacate the premises; and

3. That should the Development Permit or Conditional Use Permit be approved, the property owner will be required to give all tenants a minimum of 120 days' notice to vacate; however, such notice shall not restrict the exercise of lawful remedies pertaining to, but not limited to, tenants' defaults in the payment of rent or the defacing or destruction of all or a part of the rented premises.

• (Ord. § 2, Ord. 832-NS, eff. January 1, 2009)

In addition to those requirements set forth in Title 9 , Articles 10 and 11 of this Code, the Planning Commission shall find the following:

1. That the proposed residential condominium or community housing conversion project would not adversely affect the supply and availability of rental housing in the City or within a specified area in the City;

2. That at least 25% of the tenants qualify for the purchase of units in the proposed residential condominium or community housing conversion project; and

3. That the proposed residential condominium or community housing project is in a residential zone, Huntington Park Downtown Specific Plan (DTSP), and approved in the Land Use Element of the General Plan for residential uses.

• (Ord. § 2, Ord. 832-NS, eff. January 1, 2009)

1. All such permits for new and converted residential condominium or community housing projects shall be subject to the following conditions:

   • A. A Tentative and Final Map shall be required for all subdivisions creating a condominium or community housing project;

   • B. The organizational documents shall provide that the association is responsible for the maintenance and landscaping of all parts of the community housing project which are held in common and that such maintenance shall be performed to the standard of maintenance prevalent in the neighborhood;

   • C. The organizational documents shall allow the association to terminate the contract of any person or organization engaged by the developer to perform management or maintenance duties three months after the association assumes the control of the community housing project or at any time thereafter;

   • D. The organizational documents shall be submitted to the City Attorney for a determination that such documents comply with the requirements of this chapter;

   • E. A Parking Management Plan (PMP) shall be incorporated in the Covenants, Conditions, and Restrictions (CC&Rs). All uncovered off-street parking space shall be held within the common area to be administered and maintained by the association. The uncovered spaces shall be held for use by all owners within the project and shall not be assigned to a particular unit. The CC&Rs shall have a provision precluding the sale of garage units required by the PMP;

   • F. No application for a residential condominium conversion project or community housing conversion project of less than six units shall be approved; and

   • G. The owner of a detached single residential condominium or community housing unit shall be responsible for the maintenance of the exterior of his or her individual unit.

2. All such permits allowing residential condominium or community housing conversions projects shall be subject to all of the following conditions, which shall be in addition to such other conditions deemed necessary by the Commission:

   • A. The developer shall certify that all tenants in any building or structure have been notified individually and in writing prior to the time of filing an application for a Development Permit or Conditional Use Permit;

   • B. The existing or modified structures shall conform to the development standards set forth in this chapter, except as may otherwise be permitted by variance in accordance with the procedures and findings as prescribed therefor;

   • C. The existing or modified structures shall be in compliance with all the applicable provisions of the Uniform Building, Plumbing, Electrical, and Mechanical Codes as modified and adopted by the City;

• D. The developer shall request and receive an inspection of individual dwelling units from the Building Division of the Community Development Department prior to the sale or reoccupancy of each unit. Notice of a request for inspection shall be given to the Building Division at least 48 hours in advance of each inspection visit. The Building Division's inspector shall make an inspection to identify any existing violation of building, fire, electrical, or plumbing regulation of this chapter. Prior to a sale or re-occupancy, such unit shall be required to meet all the applicable requirements of this chapter and of the building regulations which were in effect at the time of filing the tentative map. Written notification or corrective work required prior to a sale or re-occupancy shall be given by the Building Division to the property owner within 14 working days after the day of the inspection. All corrective work or remedial action required by the Building Official shall be completed prior to the closing of any escrow or issuance of an occupancy permit. A Pre-Sale Inspection Fee per unit shall accompany each inspection request;

  • E. Prior to the sale or re-occupancy of dwelling units within a condominium or community housing conversion project, each dwelling unit shall be provided with a smoke detection device which meets the requirements of the Uniform Building Code and the requirements the Building Official deems necessary to ensure that the device will serve its intended purpose;

  • F. The developer shall give tenants preemptive rights to purchase the units occupied by such tenants at equal or more favorable terms than generally available to non-tenants. Such rights shall be irrevocable for a period of 90 days after the commencement of sales or issuance of the final public report by the Real Estate Commissioner;

  • G. The developer shall give tenants the right to terminate leases upon not less than (30) days' written notice by the tenant to the owner at any time after the application for conversion is filed with the City;

  • H. The developer shall allow tenants with children to extend their leases to the end of the school term; and

  • I. The developer shall arrange for equivalent or not more expensive housing facilities, at the tenants' expense, for tenants who have committed themselves to purchase units but who are displaced by renovations.

• (Ord. § 2, Ord. 832-NS, eff. January 1, 2009)