For the purposes of this Article, the following terms are defined.
shall mean a residential unit in a multiple dwelling where
each unit is rented or leased for occupancy as a residence for one
family.
shall mean a residential unit in a multiple dwelling in which
an undivided interest in land coupled with the exclusive right to
occupy the unit may be purchased.
shall mean an estate in real property consisting of an undivided
interest in common in a portion of a parcel of real property together
with a separate interest in space in a residential, industrial or
commercial building on such real property, such as an apartment, office
or store. A condominium may include in addition a separate interest
in other portions of such real property.
shall mean the formal process of subdividing existing dwelling
units, commercial or industrial facilities into condominiums.
shall mean an individual, group of individuals, or family
residing in a particular residential dwelling unit of the subject
property continuously for at least one year prior to the date of the
mailing of the notice of exclusive right to contract for the purchase
of the particular converted condominium unit.
shall mean an eligible residential tenant or tenants at least
one of whom also satisfies any one of the following criteria:
(Ord. 2460 12-13-83)
The sale of any portion of real property on one lot to different
owners constitutes a division of property and is subject to the provisions
of the State of California Department of Real Estate, and the City's
regulations for the subdivision of land and/or units. No apartment
building can be divided to allow the sale of individual units to more
than one buyer, without securing permission to convert the property.
Applications for the development of condominiums or the conversion
to condominiums or similar forms of ownership shall comply with the
procedures set forth in Article 22 of this Chapter regarding Subdivisions,
and with the procedures specified herein below.
(Ord. 2460 12-13-83; Ord. 23-18 9-12-23)
The design and construction of new residential commercial or
industrial units to be sold as condominium units shall fully comply
with all applicable zoning requirements of this Chapter.
(Ord. 2460 12-13-83)
The conversion of apartments and community apartments to residential
condominiums may be permitted only if such conversions shall comply
with the following criteria.
(A)
General
Plan. The conversion shall be consistent with the Land Use Element
of the Inglewood General Plan.
(B)
Zoning.
The conversion shall comply with all applicable zoning and property
maintenance requirements, unless otherwise specified in this Article.
(C)
Unit
Size. All condominium living units shall contain a kitchen and a minimum
of one bedroom.
(D)
Parking.
There shall be a minimum of one and one-half enclosed parking spaces
for each living unit, unless the apartment facility was originally
developed with a greater number of enclosed parking spaces, that greater
number shall not be diminished.
EXCEPTION: Two enclosed parking spaces per each living unit
shall be required for all apartment facilities built after January
19, 1978.
(E)
Utilities.
Each living unit shall have individual utility shut-off services and
shall have an approved electrically wired-in smoke detector.
EXCEPTION: Living units in community apartments which are being
converted to condominiums are exempt from the requirement to provide
individual water shut-off service.
(F)
Inspections
and Corrections. All apartments and community apartments proposed
for conversion to condominiums shall be subject to inspection by the
Building Division of the City.
(1)
Apartments shall be inspected by the Division of Building and Safety
for building or safety violations relating to plumbing, fire, housing,
electrical, earthquake, and property maintenance codes which may cause
health or safety hazards to current or future occupants prior to filing
an application for conversion, and any corrective work to the apartment
building recommended by the Division of Building and Safety resulting
from the inspection shall be completed prior to approval of the final
subdivision map.
(2)
Community apartments shall be inspected by the Division of Building
and Safety for building or safety violations relating to plumbing,
fire, housing, electrical, earthquake, and property maintenance codes
which may cause health or safety hazards to current or future occupants
prior to the filing of an application for conversion, and corrective
work required for fire exiting, fire extinguishers, smoke detectors,
fire alarms and any other corrective work shall be completed prior
to approval of the final subdivision map. Furthermore, community apartments
shall be inspected prior to the initial sale of each converted living
unit and a report of building deficiencies shall be provided to the
prospective purchaser of the respective living unit.
(G)
Tenant
Notification. For all applications for conversion to condominiums,
tenants shall be provided with notifications in compliance with applicable
state law and with the provisions specified in this Article.
(H)
Relocation
Payments. For all applications for conversion of apartments to condominiums,
tenants shall be provided relocation payments in compliance with applicable
state law and with the provisions specified by Chapter 8, Article
9 of the Inglewood Municipal Code. Owners of community apartments
which are being converted to condominiums are exempt from the requirement
to provide relocation payments specified in this Article. Such conversions
are not exempt from any payment which may be required by state law.
(I)
Condominium
Conversion Tax. For all applications for conversion of apartments
to condominiums, a condominium conversion tax shall be paid pursuant
to the provisions of Article 10 of Chapter 9 of this Code.
(J)
Building
Security. Certain building security measures including security lighting
and other measures shall be identified on plans reviewed and approved
by the City of Inglewood and when identified by the City must be installed
in each apartment building prior to submittal of an application to
the California Department of Real Estate.
(K)
Sound
Transmission. Energy conservation insulation shall be installed in
all heated or cooled buildings in accordance with Title 24 of the
California Code of Regulations and the Inglewood Noise Element sound
insulation standards. Common walls and common floor/ceilings between
units shall be insulated to reduce interior noise levels to a maximum
of 45 dBL.
(L)
Each
unit shall be provided with an AC-powered smoke detector approved
by the State Fire Marshall. Installation of smoke detectors shall
comply with California Uniform Building Code Section 1210(a).
(M)
Undergrounding
of Utilities. All new utilities or relocated utilities both on-site
and off-site shall be undergrounded to reduce visual clutter unless
this requirement is waived by the Community Development Director.
(Ord. 2460 12-13-83; Ord. 06-18 10-10-06; Ord. 23-18 9-12-23)
The City Council shall not approve the final map for a subdivision
to be created from the conversion of apartments and community apartments
into condominium unless the applicants for conversion have certified
that each of the tenants of the proposed condominium project has been
given notice of an exclusive right to contract for the purchase of
their respective units upon the same terms and conditions that such
units will be initially offered to the general public or terms more
favorable to the tenant. The right shall run for a period of not less
than ninety days for eligible tenants and one hundred twenty days
for special tenants from the date of issuance of the subdivision public
report pursuant to the California Business and Professions Code or
from the date of the notice, whichever is later, unless the tenant
gives prior written notice of his intention not to exercise the right.
(Ord. 2460 12-13-83)
All applicants applying for the conversion of apartments to
condominiums shall provide relocation assistance to each tenant household
as specified below:
(A)
Moving
Costs. The applicant shall pay the actual moving and relocation costs
in compliance with Chapter 8, Article 9 of the Inglewood Municipal
Code.
(B)
The
City Council shall not approve the final map for a subdivision to
be created from the conversion of apartments into condominiums unless
the applicant for conversion has certified that the above-specified
relocation payments have been or will be paid to each eligible or
special tenant.
(Ord. 2460 12-13-83; Ord. 06-18 10-10-06; Ord. 23-18 9-12-23)
The following provisions and restrictions are required for the
conversion of apartments into condominiums:
(A)
Conditions,
Covenants and Restrictions. Conditions, covenants and restrictions
upon the property and binding upon all owners of condominium units
shall be prepared and recorded for each condominium project, including
all conversions of apartments and community apartments to condominium
units. An assessed monthly reserve fund for the maintenance of all
common areas in a condominium project shall be a mandatory component
of all conditions, covenants and restrictions.
Change of community apartments to condominiums shall require
as a condition precedent to final approval that all individual owners
legally record an additional covenant which shall mandate that, prior
to the initial sale of each individual unit, the conversion tax shall
be paid and a presale inspection report shall be prepared for said
unit and provided to prospective purchasers.
(B)
Owners
Association. An association comprised of all owners of condominium
units for each condominium project shall be established and incorporated.
By-laws for the administration of such association shall be adopted
by each association.
(Ord. 2460 12-13-83)
