(A) Purpose. This section sets forth requirements for commercial condominium subdivisions, including the establishment of development standards for commercial condominium subdivisions intended to safeguard the health and safety of the community and the purchaser.
(B) Application. In addition to the materials and fees required for a tentative map by this chapter, the subdivider shall provide:
(1) A development plan of the project, including location, orientation and sizes of structures; exterior architectural elevations; parking layout and access to buildings; loading areas; and driveway locations and other access improvements;
(2) A preliminary landscaping plan of the project indicating types and sizes of landscaping materials and permanent irrigation facilities, prepared by a person licensed to prepare such plans by the State of California;
(3) A preliminary exterior lighting plan of the project indicating location and nature of lighting and lighting fixtures in common exterior areas;
(4) The proposed condominium documents, including those portions of the covenants, conditions and restrictions that apply to the conveyance of units; the prohibition of the assignment of parking and a proposed mechanism for resolving parking issues; and the management and maintenance of common areas and improvements; and
(5) Such other information which the City Planner determines is necessary to evaluate the proposed project.
(C) Standards. The following criteria shall be evaluated when approving or denying a commercial condominium:
(1) Architectural and site design. Architectural evaluation shall include, but not be limited, to the following: an air space plan; the general appearance of the proposed development; the design of all exterior surfaces of the buildings; and general architectural and site considerations; including site layout, topography, open space, location of buildings, access, circulation, colors, building materials, screening, lighting, signing and similar elements, that have been designed to provide an attractive and internally cohesive environment, and to avoid impact on surrounding uses and properties.
(2) Landscaping. All setback areas fronting on or visible from an adjacent public street and all open space areas shall be landscaped in an attractive manner consistent with the zoning requirements for the zoning district in which the project is located. The Advisory Agency may require additional landscaping improvements as may be appropriate to achieve high-quality design.
(3) Lighting. The subdivider shall install an on-site lighting system on all vehicular access ways and along major walkways subject to the approval of the Advisory Agency.
(4) Lot coverage. Lot coverage shall conform to requirements of the zoning district in which the commercial condominium is proposed.
(5) Open space - common. Functional common open space areas shall be designed and located within the project to afford use by all owners of the project.
(6) Trash and recycling collection area. Trash and recycling collection areas shall be provided as required by Zoning Code, and sized appropriately to accommodate trash and recycling. Screening walls or other structures shall be provided as required by the Zoning Code.
(7) Signage. The property owner(s) shall comply with all applicable sign provisions contained in the Zoning Code.
(8) Streets. The width of public rights-of-way and streets abutting the property shall conform to the minimum standard of the circulation element of the General Plan.
(9) Structural and electrical. A commercial condominium project is to be subject to the structural requirements contained in the Municipal Code. Each unit shall have its own circuit breaker panel for all electrical circuits and outlets which serve the unit. The panel shall be accessible to the tenant without leaving the unit.
(10) Covenant, condition, and restrictions (CC&Rs). CC&Rs must be prepared in a form and with content acceptable to the City Attorney, and at a minimum shall include provisions for the formation of a condominium association, common area maintenance, clear designation of parking and signage rights and a method for resolving differences.
(Ord. 1346, passed 5-2-12)