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26.30.070 Minimum project requirements.

     Except as otherwise provided by law, in approving or conditionally approving any condominium project, the following shall be required:

     (a)    Parking.

     (1)    For multiple-family residential condominiums, there shall be off-street parking as required by Chapter 25.70 of this code and at least one parking space shall be in the ownership of each residential unit. No on-site parking spaces shall be rented or leased to any on- or off-site person. Compact parking spaces shall be allowed in residential condominium development in the following ratio, but only if no unistall parking for required parking spaces is used:

 

 

Required Parking Spaces

Allowable Compact Spaces

1—10

1

10—20

2

Over 20

3

 

     (2)    On-site guest parking spaces shall be provided for all residential condominium and cooperative developments. Guest parking spaces shall be held in common ownership, shall not be rented or assigned to residents or non-residents, and shall not be sold or transferred except with the sale of all units as a single entity. Guest parking spaces may be designed to compact standards as defined in Chapter 25.70. Guest parking spaces shall be provided in residential condominium and cooperative development in the following ratio:

 

 

Number of Dwelling Units

Required Guest Parking Spaces

2—4 units

1

5—15 units

2

15 or more

3

 

     (3)    Except for residential condominium developments in the El Camino North (ECN district with a lot front on El Camino Real and with no frontage on any other street, all residential condominium developments shall provide an area for on-site deliveries.

     (4)    For commercial condominiums and commercial uses in mixed use residential condominiums, there shall be off-street parking as required by this code, which may include compact parking as allowed in Chapter 25.70. However, if any unistall parking is used for any required parking, no compact parking is allowed.

     (5)    Parking requirements compliant with the American Disabilities Act shall be provided on site as required by the California Building Code as adopted by this code.

     (b)    Access, Vehicular Driveways, and Parking Areas.

     (1)    All private streets, driveways, and parking areas shall be improved and constructed with a structural section in accordance with city standards. They shall be designed and maintained to insure access for municipal services to any dwelling unit therein.

     (2)    Only temporary parking for service vehicles shall be allowed in the driveway between the front property line and the face of the building. Calculation of private open space and common open space at ground level shall not include any vehicular driveways or parking areas.

     (c)    Setback Requirements. Front, side, and rear setbacks shall be as required by the zoning district regulations applicable to the real property being developed.

     (d)    Conditions, Covenants and Restrictions Agreements. Conditions, covenants and restrictions agreements shall contain, but not be limited to, adequate provisions for maintenance, repair and upkeep of all structures, site landscaping and other on-site improvements; provisions that in the event of destruction or abolishment, reconstruction shall be in accordance with codes in effect at the time of such reconstruction; and provisions for dedication of land or establishment of easements for street widening or other public purpose. Covenants, conditions and restrictions shall describe: powers, duties, rights and obligations set forth in Civil Code Section 1355; the proposed form of owners’ association; and suggested by-laws, maintenance agreements, use restrictions, and special funds to cover emergency repairs; and require and enforce that on-site parking spaces be owned or assigned to condominium owners or held in common ownership by the condominium association shall be used only by bicycles or currently registered and operable motor vehicles as defined by the Vehicle Code.

     (e)    Landscaping and Open Space Standards.

     (1)    Front setback landscaping for residential condominium or cooperative development. Landscaping is required between the front property line and face of the building equal to and not less than fifty (50) percent of the lot area within the required front setback. Emphasis should be placed on minimizing turf and ground cover areas and on planting larger scale and more vertical plant material which will frame and screen the view of the structure from the street. If a circular drive is provided a special permit may be requested to reduce the required front setback landscaping to forty-five (45) percent of the lot area within the required front setback.

     (2)    Site landscaping shall be suitable for the specific sun/shade environment of the lot.

     (3)    Private open space for residential condominium or cooperative development. Private open space shall be provided for each unit and shall be contiguous and directly accessible to each unit, except in the ECN district where private open space shall not be required for dwelling units on the ground floor. Private open space may be paved or landscaped and shall be screened or fenced for the privacy of the residential unit when located within four (4) feet of established grade. Decks and balconies when designated for outdoor use may be used to satisfy this requirement. The following minimum standards for private open space shall apply:

     (A)   Seventy-five (75) square feet for each ground floor unit with no dimension of the designated area less than ten (10) feet;

     (B)   Seventy-five (75) square feet for each unit above the ground floor with no dimension of a designated area less than three and one-half (3-1/2) feet.

     (4)    Common open space for residential condominium and cooperative development. In addition to private open space, open space accessible to or enjoyed by all project residents shall be provided at not less than one hundred (100) square feet per dwelling unit, with no dimension of any designated common open space area to be less than fifteen (15) feet. Such common areas may be designed for passive or active use, and include landscaping or paving, provided such paving does not exceed fifty (50) percent of the total required area. Common open space areas may be provided within the required rear setback area, or when the rear setback is inadequate, the open space may be provided on appropriately designed, rooftop areas.

     (5)    Common open space for commercial and industrial condominium developments. Common open space may be provided above the first floor, but is not required.

     (f)     Project Plans and Submittals. Project plans shall indicate accessibility for owners, guests, employees and customers to parking, storage, recreation and service areas; separation between living units and along property lines; provisions for security; orientation with respect to surrounding buildings and land uses; the location and type of utilities, building services and separate facilities for individual units and access easements to make repairs including:

     (1)    Separate gas and electric meters and separate water shutoff valves; individual residential unit climate controls and any proposed climate zones (based on types of unit uses) for non-residential condominium projects;

     (2)    Shock mounting of mechanical equipment to reduce sound transfer;

     (3)    Flexible connectors for electrical and plumbing connections;

     (4)    Sound levels shall satisfy adopted noise element criteria and all state standards;

     (5)    Other reports may be required by the city as a condition for approving a condominium permit including an economic report, social impact of relocation procedures; report of structural condition; report on building compliance with all building, fire and zoning codes for proposed uses; certificate of occupancy; and sufficient additional information prepared by licensed professionals to evaluate the soundness of the conversion proposed project. (Ord. 1015 § 1, (1974); Ord. 1706 § 2, (2003); Ord. 1810 § 4, (2007))