10-1.703 Physical Standards for Condominium Conversions.

1. Adequate Physical Condition. To achieve the purpose of this article, the Planning Commission shall require that all condominium conversions conform to the Walnut Creek Municipal Code in effect at the time of tentative map approval except as otherwise provided in this article.

All provisions of the Municipal Code must be met and violations corrected prior to the approval of the final or parcel map or, upon approval of the Community Development Department, funds shall be secured as provided in Walnut Creek Municipal Code §10-1.808 to assure completion of such corrective work. An over-all assessment of building condition shall be performed by the Code Enforcement Division prior to tentative map approval, and a report of violations specified in the Tentative Subdivision Report to the Planning Commission. A physical inspection of every unit to ensure compliance with the Housing Code shall be required prior to final map approval.

2. Specific Physical Standards. The Planning Commission shall require conformance with the standards of this section in approving the map.

a. Building Regulations. The project shall conform to the applicable standards of the City Housing Code and shall be found to be in compliance with the City Building Code, Chapter 1, Title 9 of the Walnut Creek Municipal Code in effect on the date that the last building permit was issued for the subject structure or structures except as herein provided.

b. Health and Safety.

(1) Ground Fault Circuit Interrupters. Each bathroom in each living unit shall be provided with ground fault circuit interrupters.c. Fire Prevention.

b. Fire Prevention.

(1) Smoke Detectors. Each living unit shall be provided with approved detectors of products of combustion other than heat conforming to the latest U.B.C. standards, mounted on the ceiling or wall at a point centrally located in the corridor or area giving access to rooms used for sleeping purposes.

(2) Maintenance of Fire Protection Systems. All fire hydrants, fire alarm systems, portable fire extinguishers, and other fire protective appliances shall be retained in an operable condition at all times

d. Sound Transmission.

(1) Shock Mounting of Mechanical Equipment. All permanent mechanical equipment such as motors, compressors, pumps, and compactors which is determined by the Chief of Code Enforcement to be a source of structural vibration or structure-borne noise shall be shock mounted with inertia blocks or bases and/or vibration isolators in a manner approved by the Chief of Code Enforcement.

(2) Noise Standards. The structure shall conform to all interior and exterior sound transmission standards of Chapter 35 (Appendix) of the Uniform Building Code, Chapter 1 of Title 9 of the Walnut Creek Municipal Code. In such cases where present standards cannot reasonably be met, the Planning Commission may require the applicant to notify potential buyers of the noise deficiency currently existing within these units.

e structure shall conform to all interior and exterior sound transmission standards of Chapter 35 (Appendix) of the Uniform Building Code, Chapter 1 of Title 9 of the Walnut Creek Municipal Code. In such cases where present standards cannot reasonably be met, the Planning Commission may require the applicant to notify potential buyers of the noise deficiency currently existing within these units.

e. Utility Metering. Each dwelling unit shall be separately metered for gas and electricity. A plan for equitable sharing of communal water metering shall be developed prior to final map approval and included in the Covenants, Conditions and Restrictions. In such cases where the subdivider can demonstrate that this standard cannot or should not reasonably be met, this standard may be modified by the Planning Commission.

f. Private Storage Space. Each unit shall have at least 200 cubic feet of enclosed weather-proofed and lockable private storage space in addition to guest, linen, pantry, and clothes closets customarily provided. Such space may be provided in any location approved by the Community Development Department, but shall not be divided into two or more locations. In such cases where the subdivider can demonstrate that this standard cannot or should not reasonably be met, this standard may be modified by the Planning Commission.

g. Laundry Facilities. A laundry area shall be provided in each unit; or if common laundry areas are provided, such facilities shall consist of not less than one automatic washer and one dryer of equivalent capacity for every 5 units of three or more bedrooms; every 7 two bedroom units, and every 10 one bedroom units. In such cases where the subdivider can demonstrate that this standard cannot or should not reasonably be met, this standard may be modified by the Planning Commission.

h. Landscape Maintenance. All landscaping shall be restored as necessary and maintained to achieve a high degree of appearance and quality. If a significant amount of new landscaping is required, the landscape plan shall be subject to Design Review Commission approval.

i. Condition of Equipment and Appliances. The developer shall provide a warranty to the buyer of each unit at the close of escrow that any dishwashers, garbage disposals, stoves, refrigerators, hot water tanks and air conditioners that are provided have a useful life of one year. At such time as the Homeowners' Association takes

over management of the development, the developer shall provide a warranty to the Association that any pool and pool equipment (filter, pumps, chlorinator) and any appliances and mechanical equipment to be owned in common by the Association have a useful life of one year. Prior to Final Map approval, the developer shall provide the City with a copy of Warranty Insurance covering equipment and appliances pursuant to this section.

t, the developer shall provide a warranty to the Association that any pool and pool equipment (filter, pumps, chlorinator) and any appliances and mechanical equipment to be owned in common by the Association have a useful life of one year. Prior to Final Map approval, the developer shall provide the City with a copy of Warranty Insurance covering equipment and appliances pursuant to this section.

j. Refurbishing and Restoration. All main buildings, structures, fences, patio enclosures, carports, accessory buildings, sidewalks, driveways, landscaped areas, and additional elements as required by the Community Development Department shall be refurbished and restored as necessary to achieve a high degree of appearance, quality and safety. The developer shall provide to the Homeowners Association and/or purchaser a one year warranty on all physical improvements required under this section. If substantial restoration is required, the design plans shall be subject to Design Review Commission approval.

k. Long Term Reserves. Prior to approval of the final map, the developer shall provide evidence to the City that a long term reserve fund for replacement has been established in the name of the Homeowners' Association. Such fund shall equal two (2) times the estimated monthly homeowner's assessment for each dwelling unit. (§1, Ord. 1530, eff. April 22, 1982)