16.05 - Condominiums

The purpose of this chapter is to provide for procedures and minimum standards of construction and site development for construction of residential, commercial and industrial condominiums, community apartments, stock cooperatives, and other undivided-interest projects with an exclusive right to occupancy, in order to safeguard the health, safety and welfare of tenants, future occupants and owners of such building projects.

(Adopted by Ord. 646 on 7/18/1988)

A.

These regulations are applicable to new construction as well as conversions of existing property to condominium projects.

B.

The provisions of this chapter shall additionally apply to conversions of existing residential properties to condominium projects.

C.

The provisions of this chapter with regard to the physical elements of the existing building site and permit requirements, shall additionally apply to conversions of commercial and industrial buildings and structures to condominium projects.

(Adopted by Ord. 646 on 7/18/1988)

16.05.030 - Procedural and Zoning Requirements

A.

Every condominium project shall be processed under the requirements of the Subdivision Map Act, and this title, as the same now exists or is hereafter amended, and shall require a tentative map and a final map.

B.

Every condominium project shall be zoned "Planned Development" under Chapter 17.30 of this code or "Planned Development Combining Zone" under Chapter 17.31 of this code prior to approval of a tentative map for the condominium project.

C.

An approved development plan under Chapter 17.30 of this code or planned development permit issued under Chapter 17.31 of this code shall be required prior to recordation of a final map or any site development.

D.

Applications for both tentative map and zoning may be processed concurrently, with the zoning considerations taking precedence over the tentative map considerations.

(Adopted by Ord. 646 on 7/18/1988)

A.

The following standards of construction and site improvement shall apply to all condominiums:

Code Compliance. Condominiums shall conform to all requirements of the latest adopted edition of the Uniform Building Code and Uniform Fire Code and other local, state and federal regulations or ordinances relating to the protection of health or safety which are in effect on the date of application.

2.

Site Access. Each condominium unit shall have direct access or access over common areas to a publicly maintained street.

3.

Parking. Condominiums shall provide off-street parking as specified in Title 17 of this code for the specific uses permitted. All parking lots shall conform to the construction standards of Title 17 of this code. Specific provisions regarding the use of common parking facilities shall be detailed in the project's organizational documents.

4.

Energy Conservation. Condominiums shall conform to the latest edition (upon application) of the Energy Conservation Standards of the California Energy Commission. Existing buildings shall require a certificate of conformance prepared by a registered engineer or architect.

5.

Fire Suppression and Safety. Condominiums shall be provided with smoke detectors, alarm systems, fire extinguishers, fire hydrants, and sprinklers as determined by the fire chief for the occupancy in accordance with applicable codes.

6.

Fire Separations. All occupancy or area separations, and floor-ceiling assemblies, shall conform to the requirements of the Uniform Building Code for the intended occupancy. Where condominium units are vertically divided from the ground up, they shall be structurally independent except for common footings and roofing, and a property line shall be assumed to be between each unit for purposes of firewall separation.

7.

Utilities. Specific provisions for the responsibility of maintenance, repair and replacement of all utility lines, drainage lines, mechanical and electrical equipment shall be included in the project's organizational documents as well as provisions for utility service charges. Individual LP gas tanks for condominium units are prohibited.

8.

Site Layout and Landscaping. All condominiums shall be sited and have landscaping in accordance with the project's approved development plan or planned development permit.

B.

Additionally, the following minimum standards shall apply to residential condominiums:

1.

Parking. A minimum of two off-street parking spaces for each condominium unit shall be provided. One offstreet space per condominium unit shall be sheltered by a carport or garage.

2.

Storage space. A minimum of one hundred sixty cubic feet of weatherproof, lockable storage space exclusive of the living areas shall be provided to each unit.

3.

Trash container enclosures shall be provided to each unit or in each common area.

4.

Utilities. All condominiums shall be separately metered with LP (if provided), electricity and water. A separate service for water and electricity shall be provided to common facilities. Condominiums may have a common building sewer and sewer connection. Sewer drain lines and vents serving individual condominium units shall be separate unless there is specific provision in the project's organizational documents for maintenance of these lines.

5.

Laundry Facilities. Each individual condominium unit shall be provided with a hookup for a washer and dryer or common facilities provided with one washer/dryer per five units.

6.

Heating, Ventilation and Air Conditioning. Each condominium unit shall have separate heating, ventilating and air conditioning (when provided) systems.

7.

Housing Code. All condominium units shall conform to the latest adopted edition (upon application) of the Uniform Housing Code.

8.

Sound Transmission Control. All wall and floor-ceiling assemblies separating condominium units from each other or common corridors shall conform to the provisions of appendix Chapter 35 of the Uniform Building Code, latest adopted edition upon application.

(Adopted by Ord. 646 on 7/18/1988)