These condominium regulations are intended to provide criteria and guidelines for condominium construction and conversions as defined herein. The standards include, parking, open space, light and air, pedestrian and vehicular traffic circulation and are intended to create condominium projects that are well designed, aesthetically pleasing, compatible with the surrounding community, of a pleasing and desirable character, to harmonize with adjacent residential use.
(Ord. 409, 1981)
Construction or conversion to condominiums, stock cooperatives or community apartment projects shall be subject to the following:
A. 
The approval of a conditional use permit, pursuant to Title 18 of this code shall be required.
B. 
An application for a tentative map shall be submitted for approval in accordance with established requirements. A site plan, floor and elevation plans also shall be submitted for review and approval.
C. 
The subdivider shall give notice not less than sixty days prior to filing of the tentative map to all prospective tenants pursuant to Section 66452.8(a) of the Subdivision Map Act.
D. 
Covenants, conditions and restrictions (CC & R's), incorporating the conditional use permit as non-amendable, shall be submitted to the planning department for county counsel review and approval by the planning commission prior to filing of the final map.
E. 
The developer shall submit a property report describing the age and condition of each of the following elements of each structure situated within the project proposed for conversion: foundations, exterior walls, fire walls, roof, stairways and exits, interior insulation (sound and thermal), exterior insulation (sound and thermal), light and ventilation, plumbing, electrical, heating and air conditioning, fire and earthquake safety provisions, security provisions, interior common or public areas, landscaping and trash control. Such report shall be prepared by a licensed civil engineer or an architect registered in California, and shall provide methods and costs for the correction or improvement of any deficiencies noted. Two copies of the required report shall be submitted, one each to the county planning department and the building and safety department.
F. 
The developer shall submit a structural pest report for each structure situated within the project proposed for conversion. Such report shall be prepared by a licensed structural pest control operator pursuant to Section 8516 of the Business and Professions Code, relating to written reports on the absence or presence of wood-destroying pests or organisms, and shall provide methods and costs for corrective work for both accessible and nonaccessible areas.
G. 
Approval of a certificate of occupancy shall be required for any such conversion. Subsequent to submission and approval of the report required in subsection E of this section and upon receipt of an application for receipt of occupancy, the building official shall cause an inspection to be made of all buildings and structures in the proposed condominium, community apartment project, or stock cooperative. The building official shall prepare an inspection report, identifying all items not in conformance with the current county building, electrical, wiring, mechanical and plumbing codes, and any additional equipment and facilities he determined to be deteriorated or hazardous. The developer shall repair, replace or add equipment or facilities determined to be in violation of current county codes. In addition to all other fees and changes required, an inspection fee shall be paid to the county building and safety department for the required inspection. This fee shall be set by a resolution of the board of supervisors.
H. 
The developer shall provide a schedule of proposed improvements which shall be made to the project prior to their sale.
I. 
All tenants then occupying the proposed conversion site shall be notified of the public hearing before the planning commission. A list of tenants shall be supplied by the applicant. If permit for conversion is approved the developer shall provide each tenant a preemptive right in writing (copy to county) to purchase a unit of exclusive occupancy on the same terms as offered for sale to anyone else. Such right shall be irrevocable for a period of ninety days after the commencement of sales or the issuance of the final public report by the Real Estate Commissioner. It is recognized that tenants who purchase may be temporarily displaced during construction.
J. 
In addition to the above requirements, no application for a condominium conversion project shall be accepted for any purpose unless the application includes the following:
1. 
A development plan of the project including:
a. 
The location, height, gross floor area, and proposed uses for each existing structure to remain and for each proposed new structure,
b. 
The location and type of surfacing for all driveways, pedestrian way, vehicle parking areas, and curb cuts, and open storage area,
c. 
The location, height, and type of materials for walls,
d. 
The location of all landscaped areas and the type of landscaping,
e. 
The location and size of the parking facilities to be used in conjunction with each condominium unit,
f. 
The location, type and size of all drainage pipes and structures shown or described to the nearest public drain or watercourse,
g. 
The location and type of the nearest existing fire hydrants and/or new fire protection system where required by the local authority having jurisdiction,
h. 
The location, type and size of all on-site adjacent street overhead utility lines,
i. 
A lighting plan of the project,
j. 
Existing and proposed exterior elevations,
k. 
The location of and provisions for any unique natural and/or vegetative site features,
l. 
Wood or fuel storage areas when wood stoves or fireplaces are proposed or existing;
2. 
Copy to buyers. The subdivider shall provide each purchaser with a copy of all reports (in their final, acceptable form) along with the Department of Real Estate white report, prior to the purchaser completing an escrow agreement or other contract to purchase a unit in the project, and the developer shall give the purchaser sufficient time to review the reports. Copies of the reports shall be made available at all times at the sales office and shall be posted as approved by the county.
(Ord. 409, 1981)
Such condominium construction or conversions shall be subject to the following, unless waived or modified as a part of the conditional use permit, and the burden shall be on applicant to show the need for such waiver or modification by applying the same standards as for a variance under Title 18 of this code:
A. 
Compliance with the requirements of the fire marshal regarding matters such as but not limited to fire flow, hydrant location and driveway widths;
B. 
Each condominium unit shall be provided with:
1. 
Current parking requirements of Title 18,
2. 
Tandem parking is prohibited,
3. 
One R.V. parking space for each five dwelling units,
4. 
No use shall be made of any parking area or access thereto, other than for the parking of vehicles; such spaces shall be used for no other purpose at any time. The CC&Rs shall contain such restriction;
C. 
All utilities shall be placed underground for all newly constructed condominium units;
D. 
A single area having a minimum of one hundred fifty cubic feet of private and secure storage space shall be provided for each unit exclusive of closets and cupboards within the dwelling unit. The storage may be located within the garage, provided it does not interfere with automobile parking;
E. 
Adequate trash and garbage collection and pick-up areas shall be provided for use within one hundred fifty feet of each unit in a location or locations accessible to a public street or alley, and enclosed on three sides by a five-foot high masonry, brick or concrete wall;
G. 
Plumbing (gas and water) shut-off valves. Separate fullway shut-off valves shall be provided to each dwelling unit;
H. 
Utility meters. Each utility that is controlled by and consumed within the dwelling unit shall be separately metered in such a way that the unit owner can be separately billed for its use. Each unit shall have access to its own meter(s) and heater(s) which shall not require entry through another unit. Each unit shall have its own panel, or access thereto, for all electrical circuits which serve the unit;
I. 
Common wall, floor-ceiling assemblies and attics shall be required to conform to the fire resistance and sound insulation performance criteria as required for new buildings;
J. 
All permanent mechanical equipment, which is determined to be a source of potential vibration or noise, shall be corrected and/or isolated to preclude such vibration and noise;
K. 
Attic separations shall be installed separating each individual unit with the same sound insulation and security as required for party walls;
L. 
Landscaping and lighting plans must be submitted to the planning director for review and approval with the tentative map;
M. 
Such other requirements as are determined as a result of public hearings to be necessary to accomplish the intent and purpose thereof.
(Ord. 409, 1981)