Residential condominiums differ from other residential subdivisions in numerous respects, particularly as to development standards and ownership of individual units and jointly held common areas. The purpose of this chapter is to address the special attributes of condominium subdivisions and to adopt development standards which will protect both the community and the purchasers of condominiums.
(Ord. 5683 § 4, 2009)
In addition to standards applicable to regular subdivisions, no new condominium project or portion thereof, except for planned residential developments which shall be subject to the provisions of chapter 30.20, shall be approved unless the following items have been submitted with the tentative map and approved by the city:
A. 
A development plan of the project including location and sizes of structures, parking layout, access areas and exterior elevations;
B. 
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;
C. 
The proposed condominium documents, including those portions of the covenants, conditions and restrictions that apply to the conveyance of units, the assignment of parking and the management of common areas within the project; and
D. 
Such other information which the director of community development determines is necessary to evaluate the proposed project.
(Ord. 5683 § 4, 2009; Ord. 5803 § 53, 2013)
The following site requirements shall be subject to the approval of the planning commission, director of community development or city council where appropriate:
A. 
Architectural Design. The evaluation of which may include the following:
1. 
The general appearance of the proposed development shall contribute to the orderly and harmonious development of the community as a whole.
2. 
The design of all exterior surfaces of the buildings shall create an aesthetically pleasing project.
3. 
Consideration shall be given to the appearance of garages when viewed from outside the subdivision.
4. 
Vehicular access ways shall be designed to eliminate an alley-like appearance.
B. 
Environmental Preservation. The location and orientation of all buildings shall, whenever feasible and desirable in the opinion of the planning commission or city council where appropriate, be designed and arranged to preserve natural features by minimizing the disturbance to the physical environment. Natural features such as trees, waterways, historic landmarks or slopes shall be delineated in the development plan and considered when planning the location and orientation of buildings, open spaces, underground services, walks, paved areas, play areas, parking areas and finished grade elevations.
C. 
Landscaping.
1. 
All setback areas fronting on or visible from an adjacent public street, and all recreation, leisure and open space areas shall be landscaped in an attractive manner and provided with a method for the maintenance thereof.
2. 
Decorative design elements such as fountains, pools, benches, sculptures, planters, exterior recreational facilities, and similar elements may be permitted providing such elements are incorporated as a part of the landscaping plan, except where otherwise prohibited.
3. 
Permanent and automatic irrigation facilities shall be provided in all planted landscaped areas.
4. 
Final landscape plans implementing the concept of the preliminary landscaping plans required by section 16.16.020 shall be prepared and submitted to and approved by the director of community planning prior to the recordation of the final map.
D. 
Street Improvements.
1. 
The subdivider shall improve or post a cash bond with the city guaranteeing the installation of the improvements to city standards of substandard or deficient street improvements fronting the 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.
The width of the public rights-of-way and roadway of the street(s) abutting the property shall conform to the minimum standard of the circulation element of the general plan as set forth in Appendix A, thereof.
(Ord. 5683 § 4, 2009; Ord. 5803 § 54, 2013; Ord. 5818 § 7, 2013)
A. 
Laundry Areas. Where laundry areas, other than those located within individual dwelling units are provided, such areas should be located to minimize visual and noise intrusion both within and outside the project.
B. 
Storage Space, Private.
1. 
Where the proposed units are to be constructed with other than an attached garage for each dwelling unit, a minimum of 90 cubic feet of lockable storage space shall be provided outside the dwelling unit for each such unit.
2. 
Such storage space shall have a minimum horizontal surface area of 24 square feet of enclosed storage space.
C. 
Utilities.
1. 
Independent Plumbing Fixture Shutoffs. All plumbing fixtures within a unit shall be installed in a manner which will allow any individual plumbing fixtures, or all plumbing fixtures, or all plumbing fixtures not having individual shutoffs, within a single unit, to be shut off from the water supply without shutting off the water supply to plumbing fixtures in other units.
2. 
Drip Pans. Clothes washers, dishwashers, hot water heaters and other appliances which the building section determines to be a potential source of water leakage or flooding shall be installed with built-in drip pans and appropriate drains (except in the case of concrete slab floors at ground level).
3. 
Utility Meters. With the exception of water supply and gas when supplied primarily to common area fixtures and accessory features, such as fireplaces and barbecues, each utility that is controlled by and consumed within the individual unit shall be separately metered in such a way that the unit owner can be separately billed for its use. Utility meters shall be screened architecturally or with landscaping if located outside of buildings.
4. 
Circuit Breakers. Each unit shall have its own circuit breaker panel for all electrical circuits and outlets which serve the unit. Such panel shall be accessible without leaving the unit, except for townhouse units.
5. 
Sewer. A sanitary sewer fee, equal to the amount of a single-family residence times the number of units in the condominium, shall be paid prior to submittal of the final map.
D. 
Vibrations. All permanent mechanical equipment, including fixed and built-in domestic appliances, which is determined by the building official to be a source of vibration or noise, shall be shock-mounted, isolated from the floor and ceiling, or otherwise installed in a manner approved by the building official to lessen the transmission of vibrations and noise.
(Ord. 5683 § 4, 2009)
To achieve the purpose of this chapter, the subdivider shall include a copy of those portions of the declaration and restrictions proposed to be recorded as required by state law together with any and all documents required and relating to the items regulated by this section and all proposals for condominium subdivisions made pursuant to the provisions of this section. Once the declaration is accepted in final form by the director of community development, none of the portions of the declaration relating to items regulated by this title shall be amended, modified or changed without first obtaining the written consent of the director of community development and all of which shall contain, at the end of each such provision, a statement to that effect.
(Ord. 5683 § 4, 2009; Ord. 5803 § 55, 2013)
A. 
Assignment or Conveyance of Private Open Space. Air space of private open space areas shall be described and conveyed with each unit as either exclusive easements appurtenant thereto or as component elements of units thereof.
B. 
Assignment or Conveyance of Private Storage Areas. Air space of private storage areas including, but not limited to, the private storage space required by section 16.16.040 shall be described and conveyed with each unit as either exclusive easements appurtenant thereto or as component elements of units thereof.
C. 
Assignment or Conveyance of Off-Street Parking Spaces. One off-street parking space in the DSP zone, and two required off-street parking spaces in all other zones, shall be conveyed with each unit as either exclusive easements appurtenant thereto or as component elements of units thereof. All parking spaces shall be used solely by unit owners, members of their families, their guests or lessees of the owner's unit. A unit occupant within the condominium project may rent one space to another unit occupant or to the condominium association, provided that a minimum of one space is retained for use in conjunction with the residential unit.
(Ord. 5683 § 4, 2009; Ord. 5803 § 56, 2013)
A condominium proposal which does not comply with all of the standards and requirements in this chapter may be approved if upon application by the subdivider the planning commission, director of community development, or council, where appropriate, finds that there are unusual circumstances regarding the development's location, site or configuration, that the condominium project is in substantial compliance with both the general standards and site and structural requirements, and that there are mitigating features incorporated in the project which tend to further the expressed intent and purpose of this chapter.
(Ord. 5683 § 4, 2009; Ord. 5818 § 8, 2013)