To achieve the purpose of this section, the City Planning Commission shall require, except as noted above, that all condominium projects conform to all ordinances of the city and all of the following condominium development standards:
(A) Private open space. Notwithstanding the minimum total amount of usable open space required for a project and the required minimum dwelling unit size, in projects which include five units or more, all of the units shall have an appurtenant private patio, deck, balcony, atrium, or solarium with a minimum area of 200 square feet, except that one-bedroom units shall have a minimum area of 150 square feet. Such space shall have a configuration that would allow a horizontal rectangle or square of 100 square feet in area and a minimum dimension of seven feet to be placed in the space. Additionally, such space shall be at the same level as and immediately accessible from either a kitchen, dining room, family room, master bedroom, or living room within the unit. The City Planning Commission may evaluate such project on its own merits, for the purpose of determining the number of bedrooms and with regard to the type, configuration and characteristics of the development including condominium unit mix, and may allow variations from the above dimensional standards where it can be shown that the required private open space meets the intent and purpose of this section.
(B) Private storage space. Each unit within the project shall have at least 400 cubic feet of enclosed, weatherproofed and lockable storage space for this sole use of the unit owner. Such space shall have a minimum horizontal surface area of 50 square feet, a minimum interior dimension of five feet, and an opening not less than three feet by six feet, a minimum interior dimension of five feet, and an opening not less than three feet by six feet. Such space may be provided within individual storage lockers, cabinets or closets in any location approved by the City Planning Commission, but shall not be split along two or more locations. Moreover, since it is the intention of this standard to require space over and above that normally associated with day-to-day functioning of the unit, the City Planning Commission shall exercise reasonable discretion in differentiating between such required private storage space and guest, linen, clothes closets, or food pantries that are customarily within the unit. Thus, while providing such private storage space within the limits of the unit is not precluded, it shall be over and above that which would otherwise be provided within the unit.
(C) Off-street parking spaces.
(1) Spaces assigned to units. There shall be at least two covered parking spaces assigned to each condominium unit within the project.
(2) Spaces designated for visitors. In addition to the above requirements, there shall be at least one visitor parking space for each five condominium units within the project. A fractional requirement equal to, or greater than, one-half of a visitor parking space shall be interpreted as a requirement for a total visitor parking space. Where buffer and other physical conditions are conducive to street parking without impeding traffic or creating undesirable safety conditions, parallel on street parking at the curb may be determined by the City Planning Commission to be appropriate visitor parking.
(D) Walls.
(1) A 36-inch-high concrete, masonry, or decorative block wall shall be provided and maintained on the outside perimeter of all off-street parking areas abutting or visible from a public street except at points of ingress and egress for vehicular or pedestrian traffic. In lieu of the 36-inch-high screen wall, land contouring and landscaping equivalent to 36 inches in height, or a combination of wall and land contouring, may be provided if approved by the Planning Department.
(2) A six-seven foot-high solid concrete masonry wall shall be provided and maintained on the boundary of any condominium project (except front yard), unless the Commission finds that a block wall is unnecessary or undesirable.
(3) All walls shall be architecturally compatible to main buildings. Type, texture, and color shall be approved by the Planning Department.
(E) Treatment of utilities. Services and systems shall comply with all building department codes and regulations. Separate utilities are normally required by the City Engineer.
(F) Attenuation of noise - general. All proposed condominium projects and conversions shall comply with all city and State of California thermal and noise insulation requirements
(G) Underground utilities. All utilities shall be underground in accordance herewith.
(H) Refuse storage. All common outdoor trash, garbage, and refuse areas shall be screened on all sides from public view by a decorative concrete block or masonry wall and the opening provided with a gate of durable wood or comparable material. Such area shall be so located as to be easily accessible for trash pickup. The Department shall approve type, texture and color.
(I) Lighting. All lighting of the building, landscaping, parking area, or similar facilities shall be hooded and directed to reflect away from adjoining properties.
(J) Mechanical equipment. All ground mechanical equipment shall be completely screened if visible from a public street. All wall air conditioner units shall be screened from view with material that is compatible and in harmony with the architectural styling and detailing of the building.
(K) Clothes-drying areas. All clothes-drying areas shall be screened on all sides by a fence or wall not less than six feet high.
(L) Development on lots of parcels with existing structures. No condominium development shall take place on a lot portion parcel on which another type of land use structure is located until such structure is removed.
(M) Signs. Only the following signs, subject to the following conditions, are authorized:
(1) One nameplate per unit, not exceeding one square foot in area, containing the name and address of the occupant of the premises, unless the Fire Marshall requires larger address;
(2) One interior lighted or unlighted sign attached to a main building, of no more than two square feet per dwelling unit, up to a maximum of twenty square feet, at a major entrance which faces a street;
(3) One interior lighted or unlighted sign attached to a main building, not to exceed 15 square feet of surface area, pertaining only to the sale, lease, or rental of the particular building, property or premises upon which displayed;
(4) All attached signs shall be flat against the building or structure and shall not extend above the top of the wall; must be constructed of metal, or comparable fireproof material; and shall be enclosed and bird and vermin-proof;
(5) Unimproved property shall be permitted one freestanding “for sale,” “lease,” or “rent” sign not to exceed six feet in height and 15 square feet per face.
(N) Height limitation. Condominium structures shall be limited to four stories in height, excluding subterranean levels devoted to automobile parking.
(O) Maintenance of standards. All improvements in the condominium project shall be continuously maintained in a neat, orderly, and healthy condition. The improvements shall include, but not be limited to signs, landscaping, off-street parking, storage areas and walls.
(P) Building code conformance. All common walls and ceiling/floor systems shall be fireproof and soundproof and must conform to current building standards adopted by the city. Also, condominiums shall provide for a four-hour fire rated construction between units.
(Q) Building elevations. All building elevations and colors shall be approved by the Planning Commission. The Commission may require elevations to vary to avoid repetitive design.
(R) Private streets. Private streets maybe allowed 36 feet curb to curb and a six-foot adjacent sidewalk for a total right-of-way of 48 feet.
(S) Common wall construction or separation. Condominium units shall either have common wall construction or have the following separation:
(1) Ten feet between adjacent single-story units or a single and a two-story unit;
(2) Twelve feet between adjacent two story units; or
(3) Fifteen feet if three story or greater are proposed between the next adjacent unit or structure.
(T) Requirement of architectural designs. The Commission may require a minimum of three distinct architectural designs for larger developments.
(1995 Code, § 10.146.070) (Ord. 05-1990, passed 11-15-2005)