All condominium projects shall comply with all existing and current zoning and subdivision requirements. If a variance has been previously granted, the Council may terminate such variance if it finds that the continuance of the variance would be inconsistent with the purposes of this article.
(A) The following development standards shall apply to all applications for a use permit for condominium conversion:
(1) Parking. The required parking for multi-family residential shall be applicable for all conversion projects.
(2) Utilities.
(a) Gas. Each condominium unit shall have a separate gas service and meter where gas is a necessary utility.
(b) Electricity. Each condominium unit shall have a separate electrical service, with separate meters and disconnects, and shall meet all current and applicable electrical energy codes as adopted by the City Code.
(c) Water. Each condominium unit shall have a separate water service and meter.
(d) Separate hot water heaters for each unit.
(e) All existing and proposed overhead utility lines shall be placed underground.
(3) Fire prevention.
(a) Smoke detectors. Each living unit shall be provided with approved smoke detectors conforming to and mounted per the latest California and International Building Code standards as adopted by the City Code.
(b) 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. Fire Department approval shall be required prior to the issuance of a certificate of occupancy.
(4) Sound transmission.
(a) Shock mounting of mechanical equipment. All permanent mechanical equipment, such as motors, compressors, pumps and compactors, which is determined by the Building Official 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 Building Official.
(b) Noise standards. That the applicant shall renovate as necessary all units to be in conformance with interior and exterior sound transmission noise insulation pursuant to the Housing Code standards of the California Administrative Code and the California and International Building Code as adopted by the City Code and shall with the construction plan submittal, provide to the Building Division a certified statement signed by a licensed acoustical engineer documenting that conformance. In such cases where present standards cannot reasonably be met, the standard may be modified by the City Council, and it may require the applicant to notify potential buyers of the noise deficiency currently existing within these units.
(5) 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 dryer for each five units or fraction thereof.
(6) Landscape and irrigation maintenance. All landscaping and irrigation systems shall be restored as necessary and maintained to achieve a high degree of appearance and quality as determined by the city. Water conservation measures shall be utilized to the maximum extent feasible.
(7) Condition of equipment and appliances.
(a) The applicant shall list each built-in appliance contained within each unit, the age of that appliance, and whether the appliance is to be replaced with new appliances prior to when the unit is first offered for sale. The applicant shall replace any appliances found to be 10 years old or older with new energy saving appliances.
(b) The developer shall provide written certification to the buyer of each unit at the close of escrow that any dishwashers, garbage disposals, stoves, hot water heaters, heating ventilation air conditioning (HVAC) systems, and all other appliances, systems and components that are provided are in operable working condition as of the close of escrow. There shall be a minimum five year warranty period provided for all fixed in place appliances.
(c) At such time as the Homeowners' Association takes over management of the development, the developer shall provide written certification 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 is in operable working condition. Additionally, the developer shall provide, free of charge, to the Homeowners' Association, a one-year warranty for repair and replacement on all new and used mechanical equipment held in common. If the property report determines that there is less than five years life of the equipment to be held in common, it shall be replaced.
(8) Refurbishing and restoration.
(a) All main buildings, accessory buildings, structures, fences, patio enclosures, recreational areas and structures, carports, sidewalks, driveways, landscaped areas, irrigation systems and additional elements of the existing development shall be refurbished and restored as necessary to achieve a high degree of appearance, quality and safety as determined by the Community Development Director.
(b) Any item shown in the physical elements report, as described below, as requiring replacement, or to have a useful projected life of less than five years shall be replaced.
(c) Roof and building exterior repairs shall be sufficient to ensure a maintenance free period of at least ten years.
(9) Energy efficiency.
(a) Those features which are being replaced shall be replaced with energy efficient materials, equipment, and parts.
(b) The applicant shall replace all single pane windows and sliding doors with energy efficient double pane windows, doors, materials, and parts.
(10) Drainage. Drainage shall be corrected as necessary, at the applicant's expense, in order to comply with the applicable grading standards currently in effect. Compliance with Title 6, Chapter 9: Storm Water Management and Discharge Control of this code and NPDES C-3 provisions shall also be demonstrated.
(11) Street improvements.
(a) The applicant shall improve or post a cash bond or other form of security satisfactory to the City Attorney, with the city guaranteeing the installation of the improvements to city standards of substandard or deficient street improvements fronting this property within the public right-of-way to the satisfaction of the City Engineer in accordance with current policy. These improvements may include, but shall not be limited to, curbs, gutters, sidewalks, ramps, driveways, drainage devices, trees and tree wells and streetlights.
(b) The width of the public rights-of-way and roadway of the street(s) abutting the property shall conform to the minimum city standards.
(12) Sewer. If the apartment proposed for condominium conversion has not paid a sanitary sewer line charge as required by this code, it shall pay a charge equal to the amount of a multi-family connection rate applicable to condominiums times the number of units in the condominium prior to the submittal of the final map.
(13) Americans with Disabilities Act. The applicant shall upgrade the buildings and site to conform to the current applicable California Title 24 Accessibility Standards, to the satisfaction of the Chief Building Official.
(Ord. 1070-C-S, passed 6-13-06)