A. 
Establish criteria for the conversion of existing multiple-family rental housing to residential condominiums;
B. 
Ensure that converted housing achieves a quality, well maintained appearance, is safe and is consistent with the goals of the City of Live Oak;
C. 
Minimize the impact of conversion to residents in rental housing who may be required to relocate due to the conversion of multiple-family residences to condominium residences by providing procedures for notification and adequate time and assistance for each relocation; and
D. 
Assure that purchasers of converted housing have been properly informed as to the physical condition of the structures in which the units offered for purchase are located.
(Ord. 539 § 1, 2011)
In addition to the information needed for tentative maps (Chapter 16.12) the following shall also be submitted as part of a residential condominium conversion tentative map.
A. 
Physical Elements Report. A report on the physical condition of each structure and facility. The purpose of the report is to provide notice to guide the City in establishing conditions of approval and to provide notice to future residents of the condition of the property. Each report shall include a cover page with a title, name and address of the property, date of preparation and the name and title of the preparer. Each report shall also state on the cover "This report was not prepared by the City and does not reflect the City's judgment regarding the condition of the property." The report shall include but not be limited to the following:
1. 
Condition of the Structures. A report detailing the structural condition of each element of the property including foundation, electrical, plumbing, walls, ceilings, windows, recreational facilities, sound transmission of each building, mechanical equipment, parking facilities and appliances. Regarding each element, the report shall state, to the best knowledge or estimate of the applicant, when the element was constructed or installed, when the element was last replaced, the approximate date upon which the element will require replacement, the cost of replacing the element, and any variation in the physical condition of the element from the zoning and building codes in effect on the date the last building permit was issued for the structure. The report shall include a chronological history of building permits issued for the structure. The report shall identify each known defective or unsafe element and set forth the proposed corrective measures to be employed;
2. 
Pest Control. A report from a licensed structural pest control operator on each structure and each unit within the structure;
3. 
Common Areas. A report on the condition of the common area improvements, including landscaping, lighting, utilities, streets, parking and recreation areas; and
4. 
Proposed Repairs and Improvements. The subdivider's statement of repairs and improvements to be made to refurbish and restore the project to achieve a quality, well-maintained appearance.
B. 
Site Plan. A site plan of the project, including the location and sizes of the structures, parking layout and access areas, sewer, water and storm drains, landscaping and irrigation improvements, exterior lighting, on-site or fronting public right-of-way improvements and any other information required by the Community Development Director.
C. 
CC&Rs. At the City's request, a declaration of covenants, conditions and restrictions which would be recorded and would apply to each owner of a condominium unit within the project. The declaration shall include, but not be limited to, pertinent information regarding the conveyance of units and the assignment of parking; an agreement for common area maintenance, including facilities and landscaping, together with an estimate of any initial assessment fees anticipated for such maintenance; and an indication of appropriate responsibilities for maintenance of all improvements and utility systems for each unit. The City has the right to review and approve the CC&Rs for the limited purpose of ensuring that, when applicable for conditions that apply over a period of time: (1) the appropriate conditions of approval are included in them; and (2) those provisions reflecting the City's conditions may not be amended without City approval.
D. 
Project Characteristics. Specific information concerning the characteristics of the project, including, but not limited to, the following:
1. 
A floor plan showing square footage and number of bedrooms and bathrooms in each unit.
2. 
Name and mailing address of each tenant.
E. 
Signed Tenant Notices. A signed copy from each tenant of the receipt of the notice of intention to convert (as specified in Section 16.40.040.A) or evidence that a certified letter of notification was sent to each tenant for whom a signed copy of the notice is not submitted.
(Ord. 539 § 1, 2011)
A. 
Process. Under Subdivision Map Act Section 66426 a residential condominium conversion is treated as a subdivision. As such, residential condominium conversions shall be processed as provided in Chapter 16.14.
B. 
Completeness. In addition to other information required by this title, the tentative map application shall not be deemed complete until the physical elements report is received by City staff as complete. The physical elements report shall be available for public review as part of the City's project file.
C. 
Appeal. An appeal shall be processed in conformance with Section 66452.5 of the Subdivision Map Act.
(Ord. 539 § 1, 2011)
A. 
Notice of Intention. Beginning at least 60 days before the filing of a tentative map, the subdivider shall give notice of intention to convert to each tenant and prospective tenant as provided in Sections 66427.1, 66452.8 and 66452.9 of the Subdivision Map Act. Evidence of receipt by each tenant and prospective tenant shall be submitted with the tentative map. The form of the notice shall be approved by the Community Development Director and shall contain not less than the following:
1. 
The information required by Subdivision Map Act Sections 66452.8 and 66452.9;
2. 
Name and address of the current owner;
3. 
Approximate date on which the tentative map is proposed to be filed;
4. 
Approximate date on which the final or parcel map is expected to be filed;
5. 
Tenants' rights to purchase;
6. 
Tenants' right of notification to vacate; and
7. 
Other information deemed necessary by the Community Development Director.
B. 
Tenants' Rights.
1. 
To Purchase. As provided in the Subdivision Map Act Sections 66427.1(a)(2)(F) and 66459, a present tenant of a unit shall be given a nontransferable right of first refusal to purchase the unit occupied at a price no greater than the price offered to the general public. The right of first refusal shall extend for at least 90 days from the date of issuance of the subdivision public report or beginning of sales, whichever is later.
2. 
To Notice Before Vacating the Unit. Each nonpurchasing tenant, not in default under the rental agreement or lease, shall have not less than 120 days from the receipt of notification from the subdivider of the intent to convert, or from the filing date of the final map or parcel map, whichever date is later, to find substitute housing and to relocate.
3. 
Remodeling. No remodeling, planned as part of the conversion, shall be performed in a unit still occupied by a nonpurchasing tenant, without written permission from the tenant.
(Ord. 539 § 1, 2011)
All of the conditions of approval for the tentative map, relevant building code, and other public improvement standards must be satisfied (or security posted to the satisfaction of the City) and relevant building design standards as provided in the City's adopted Design Guidelines and site improvement standards provided in the Zoning Regulations shall be met to the extent feasible (as determined by the Planning Commission) before the final map is approved.
(Ord. 539 § 1, 2011)
In addition to the final map requirements provided in Chapter 16.18, before submitting the final map, the subdivider shall request an inspection of the premises by the City for conformance with Section 16.40.050 and other conditions of approval of the tentative map. Upon completion of the inspection, a deficiency list shall be provided to the subdivider. All deficiencies must be corrected (or security posted to the satisfaction of the City, if appropriate) prior to filing of the final map.
(Ord. 539 § 1, 2011)