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HomeMy WebLinkAboutOrd 17061 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27: 28 ORDINANCE NO. 1706 ORDINANCE OF THE CITY OE BUR INGAME AMENDING CHAPTER 26.30 TO UPDATE CONDOMINIUM DEVELOPMENT REQUIREMENTS The City Council of the City of Burlingame ordains as follows: Section 1. The City's requirements for development of condominium projects in the City were first adopted in 1974 and have served the City well. To supplement those ordinance requirements, the City has developed standards adopted by resolution that more specifically detail standards. This ordinance is intended to supersede that resolution and establish clear development standards to guide development of condominium and cooperatively owned projects in the City. Section 2. Chapter 26.30 is amended to read as follows: Chapter 26.30 CONDOMINIUM SUBDIVISIONS NEW CONSTRUCTION Sections: 26.30.010 Purpose. 26.30.020 New construction permit required. 26.30.025 Conversion permit. 26.30.030 Community apartments. 26.30.040 Definitions. 26.30.060 Basic Standards. 26.30.070 Minimum Requirements. 26.30.010 Purpose. This chapter is adopted to ensure each condominium project supports sound community planning; support s the economic, ecological, social and aesthetic qualities of the community; and supports the public health, safety and general welfare. Review criteria are needed to adequately evaluate residential, commercial and industrial condominium subdivisions and insure that they are consistent with the purposes of this chapter, the city's general plan, its implementing zoning, and this code. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 26.30.020 New construction permit required. Before final approval and issuance of any building permit £or any condominium or condominium project, a developer, builder or other person seeking to construct such a proj ect shall first apply for and obtain from the planning commission a condomin um permit. A condominium permit shall be issued only: (a) Upon approval of the planning commission, or city council upon appeal or review, finding that the project conforms to the provisions of chapter 26.30 and to all applicable zoning regulations of title 25 of this code; and (b) Upon payment of fees in the amount required by this code and resolution of the city council. Applications for condominium new constructionpermits shallbe evaluated andprocessedpursuant to the procedural requirements set forth for conditional use permits in title 25 of this code. 26.30.025 Conversion permit. Any developer, builder or other person seeking to convert an existing structure to a condominium shall fi rst apply for and obtain from the planning commission a condominium conversion permit pursuant to chapter 26.32. Condominium conversions shall be limited to a parcel containing structures with a total of more than twenty (20) residential units or with commercial, office, or industrial structures with a total of more than twenty thousand (20,000) square feet. Applications for condominium conversion permits shall be evaluated and processed pursuant to the procedural requirements set forth fox conditional use permits in title 25 of this code. 26.30.030 Community or cooperative ownership. Community and cooperatively owned apart ments or commercial, office, or industrial units shall be subject to the same restrictions, conditions, requirements and application fees as condominiums and condominium conversions under chapter 26.32.. new 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14' 15 16 17 18 19 20 21 22 23 24 25 26 27 28 26.30.040 Definitions. For the purpose of this title, the following words and phrases shall have the following definitions: (a) "Common areas" means the entire project, excepting Lm therein granted or reserved. (b) "Community or cooperatively owned" means a development in which an undivided interest in the land is coupled with the right of exclusive occupancy of an apartment or space within a commercial building located thereon. For all purposes of this code, community or cooperatively owned structures shall be subject to the same restrictions, conditions and regulations as condominiums. (c) "Condominium" means 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 real property. Such separate interest may, with respect to the duration of its enjoyment, be either (1) an estate of inheritance or perpetual estate, (2) an estate for life, (3) an estate for years, such as a leasehold or sublease hold, or (4) a right of use. For the purposes of this chapter, a townhouse is a condominium. (d) "Condominium project" means the entire parcel, or portion thereof, or real propert including all structures thereon, subdivided or to be subdivided, for the purpose of constructing or convert ing existing structures to condominium units. (e) "Conversion" means aproposed change in the ownership interest of a parcel or parcels of land, together with the existing or added structures, some of which were previously occupied, from that established to the type of ownership interest defined as community apart ments, stock cooperative, or condominiums. (f) "Open space" means that area of a lot which is: (1) Open and unobstructed from the ground to the sky; or (2) Open and unobstructed from the ground to roof eaves or balconies above the ground 1 2 3'I 4 5' 6 7 I 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 floor; or (3) Area covered by swimming pool equipment, or other recreation -oriented construction and equipment or decks. (g) "Units" means the elements of aeon omnurn which are not owned in common with the owners of other condominiums in the project. 26.30.060 Basic standards. The following condominium standards shall apply to all land and structures proposed as a part of a condominium project and shall be evaluated and processed pursuant to the procedural requirements set forth for conditional use permits in title 25 of this code. No condominium project or portion thereof shall be approved or conditionally approved in whole or in part unless the planning commission, or city council upon appeal or review, has reviewed the following on the basis of their effect on: sound community planning; the economic, ecological, social and aesthetic qualities of the community; and on public health, safety and general welfare: (a) The overall impact on schools, parks, utilities, neighborhoods, streets, traffic, parking and other community facilities and resources; (b) Conformity with the general plan and sizes of structures; separation between living units and along property and density permitted by zoning regulations; (c) A detailed development and site plan of the project including: the location, treatment lines; parking layout, access areas and exterior elevations; location and use of common areas and other designated open space and security provisions; and location of loading zone and trash enclosure, including recycling area, and mechanical equipment; (d) A detailed landscaping plan indicating sun and shade pattern s on the site, the types and sizes of lan dscaping materials retained and to be installed, and their suitability to the sun and shade conditions on the site; (e) A detailed lighting plan indicating location and nature of lighting and lighting fixtures on all structures and in the common areas ; (f) A copy of conditi ons, covenants andrestrictions and any condominium agreements for 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 the project setting forth the occupancy and management policies for the project; (g) For each condominium unit, floor plans indicating the total floor area, the number, type and size ofrooms, the type of separation walls; provisions for achieving sound control and privacy; provisions for insulating exterior walls and roof from heat and cold; and location of hot water heaters, furnaces and storage areas within each unit and in the common areas; and (h) Provisions for the dedication of Land or easements for street widening, public access or other public purposes, where necessary, and in accordance with established planned rmprovements. 26.30.070 Minimum 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: Required Parking Spaces 1-10 10-20 Over 20 Allowable Compact Spaces11 2 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: 5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Number of Dwelling Units 2 to 4 units 5 -IS units 15 or more Required Guest Parking Spaces 1 2 3 (3) All residential condominium developments shall provide an areafor on-site deliveries. (4) For commercial and industrial condominiums, there shall be off street parking as required by chapter 25.70, which may include compact parking as allowed in chapter 25.70. (5) Parking requirements compliant with the American Disabilities Act shall be provided on site as required by the California Building Standards Code as amended 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) Side Setback Requirements. Side setbacks shall be five (5) feet minimum or greater as determined by the zoning requirements for multiple family or commercial development, as applicable, as provided in title 25. (d) Conditions, Covenants and Restrictions Agreements. Conditions, covenants and restrictions agreements shall contain, but not be limited to, adequate provisions for maintenance, repair andupkeep 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 11 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 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 percent (50%) 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 percent (45%) of the lot area within the required front setback. (2) Site landscaping shall be suitable for the specific sunshade 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. 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 o£ a designated area less than three and one-half (3 '/�) 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 percent (50%) of the total required area. All such areas shall be at or within six 7 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 (6) feet of established grade; roof top areas shall not qualify as common open space. (5) Common open space for commercial and industrial condominium and cooperative developments. Common open space shall be provided as required by the zoning district requirements based on the location of the development. (f) Project Plans and Submittals. Project plans shall indicate accessibility fox 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. Section 3. This ordinance shall be published as required by law and shall take effect thirty days after its adoption. I, DORIS MORTENSEN, Deputy City Clerk of the City of Burlingame, do hereby certify that the foregoing ordinance was introduced at a regular meeting of the City Council held 0 1 2 3 4', 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 on the 215day of April, 2003, and adopted thereafter at a regular meeting of the City Council held on the 5" day of May, 2003, by the following vote: AYES: COUNCILMEMBERS: BAYLOCK, COFFEY, GALLIGAN, JANNEY, UMAHONY NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: NONE S:AOrdinances\ord 1706.ord.wpd Deputy City Cleric 7