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CA:SSS:bl
Co~ncil r1eet~ng OS-27-8C
Sa~ta Monica, California
OR~INANCE NC. 1162
(City Co~nc~l Series)
A~ ORDINANCE OF THE CIT~ COL~CIL OF THE CITY OF SA~TA MOKICA
AMENDING CHAPTER 1 OF ART~CLE IX OF THE
SAH':::A ::OHICA r'1CEIC::::PAL CODE '='0 RE".TISE 'IHE
CITY 'S CCnmOlUT::::JI'I LN..J
WEEREAS, the p~ese~t criteria fo~ condomi~iu~ cor.verSlcns
are :nad2Q~ate i~ that they contain lDSufficient pcl~c~es ~or
co~do~ini~I cOEversions ana lack apprcp~iate tenaLt protection
reasures; anc.
WHEREAS, the proposed anendnents would prcvi6e addi~lonal
criteria ar.d gUlda~ce ~or condo~iLiu~ conversions and improved
requireme~ts ~cr protectio~ 0: a~d aiding existing tenants; and
W~EREAS, t~e proposed aITend~eLts are in the p~tlic in~erest,
convenlence, general welfare, in acccrdance with ~ood zor.ing prac-
tice a~d sjo~ld be adopted; aEd
W2EREAS, a pu~lic hearing ~2S held before the P~anninG
CorF;lss~or- o~ ~he pro?csed areDd~ents on ?eb~uary 4, 1930 a~d
the ?la~n~~g CorRisslon cOLsldered and reccn~ended tie ah.endrre~ts
to the City Council on ~arch 17, 1930; and
WEER~AS, ~he City
Counc=-l,
after a pt.:"bli c
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~ear=-ng,
cor:.curs
with the recon~endations of the Flan~ing Comnlssion
THE CI~Y COGNCIL O? TEE C:'IY OF SAN~A ~ONICA DOES ORDAIN:
SEC7IOE :;... Seetio!':: 9122 of the Sar:ta Eor:lca ~.luni cipa2. Cod e is
~eDealed In lts ent~rety 2~d is revised to read as :o~:ows:
SeetloD 9l22.
co~mOHn::IUH L.A.'..!.
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A. ?i~dings and I~tent. The City Council finds and
determines that residential condominiums~ co~unity apartmer-ts~
co-operative apa~tments and the like diffe~ fran apartments iro
nUITie~ous respects and~ for the benefit o~ public health~ safety
and general wel:are should be trea~ed diffe~ently f~om apart~ents.
The City Council therefore states its express intent to treat
such projects differently :rorr apartments and like str~ctures
and to adopt development standards :or the protection 0: the
connunity and the purchasers of condoniniums, community aDartnen~s
and lessors of co-operative apartrrents.
B. Community Apartments a~d Co-operative Apartnents.
COnTIunity apartments and co-operat~ve apartments and the llke
excep~ as described in Section 9122G, shall be SUbJect to ~he
same restrictions~ conditions, requireTIents and taxes as condo-
miniums. All references to a T'condoniniun" ~n this chapter shall
be dee~ed to re~er to a condo~ini~~~ co~~uni~y apartme~t and
co-operative apartme~t.
C. Condo~inlums~ Conditional (se Permi~ Requi~ed.
It shall
be unlawful for any gerson to proceed in any way with develop-
~ent of a condo~inlurr.~ cor.~unity ap&rtmert or co-operative
apartment project without first applying for and rece~ving a
Co~di~ioroal Use Permit under the rroced~~es of Sec~ion 9148 of
this Chapte~. This requirenent is lntended to be in addition
to any applicable state or local laws controlling or rest~ictlng
such development.
D. Condomini~m Develop~ent Standards. ~o residential
condominiu~> co~nun~ty apartnent or co-operative apartment
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project or po~tion thereof shall be app~oved or co~ditionally
approved in w~ole or in part unless the City Planning Cor~ission,
or C~ty Co~ncil upon appeal or review provided in Section 9148C,
shall ~ave ~eviewed and app~oved tne fcllcwlDS on the basis 0:
t~eir effect on sound com~unity }la~ni~g, t~e econo~ic, ecolc-
gical, c~ltural and aesthetic a~alities of the co~n~nity, 2~d
on pUblic health, safety and general welfare:
1. TDe overall lr.pact or. schools, parks,
utilities, neighborhoods, st~eets, t~affic
parking and other cOF:Munity facilities, energy
usage a~d reso~rces.
2. A detalled developrr.ent pIaL of the }roject,
inclu6ing location and sizes of structures,
parking layout, access areas, and exterior ele-
vations and treat~e~t. ~he y~an shall 21so ir.Qica~e
~he location and ~eig~~ of adjacent buildinGS.
3. A detailed landscaping plan ~~dicatlng types
and slzes of larzdscayi~b ma~e~ials.
4. A detailed lightinG plar. indicating location
and nature of l~ghting and light~ng ~ixtures i~
co~~or. a~eas.
~. A copy of Cond~tions, Covenants, and Restrictlons
O~ ot~er CondoITin~Uffi Agree~ent for the project
setting fortn the occupa~cy ar-d ma~age~ent
pOlicies ~or the project. ~lth re~erd to co-
operative apartr.ents, th~s subn~8s1o~ shall consist
of a sur~ary 0: proposed nanagerrent, occupancy
ar.d naintenance policies on forF-s approved by
the City Atto~ney.
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6. Frovisions :or the dedlcatio~ of land or
easements for street w~dening, public access
or other public purpose where necessary and in
accordance ~i~h established planned improverre~t.
E. Minimcr. Requirements) Condonini~n Projects. Except
as otherwise provided by law, in approving or conditiona~~y
approving any co~do~i~iu~, co~unity apar~ment or cc-operative
apartne~t project the following shall be requi~ed:
l~ Parking. except for condoRlnium co~versions,
o=f-st~eet parking in t~e amount 0: not less than
two (2) spaces per ~~it shall be provided.
Req~ired off-street parking spaces shall be
located witr.in ~he saF:e structure as the dwelllng
~nits :or Which they are required and shall be
includea in the o~nership of eac~ individ~al
condoRir.iun unit. ~o o:~-street
parking space required
by this section s~all be sola, leased or otherwise
t~ansfer~ed to the control of a~y rerso~ or
organization not an oWne~ of o~e or more UDlts
~Tlthin the project except t~a~ spaces nay be reEted
to other owners within the proJect. ~or condomln~u~
conve~sions ~he requ~re~ents of Section 9122(?)~5)
sha~: apply.
2. Ya~d a~Q Height Require~ents. Except for condC-
mini~~ conversions, ya~d and height ~eQ~irements
shall be provided in accordance w1th the restr~c-
t~ons established for the district in w~ich the
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project is located except that nothing in this
section shall be construed to prohibit the
requi~eITe~t of greater or lesser ~equirements
as a condition of a9P~oval by the Planning
Co~~ission or City CauDell.
3. Condorrdnium Agree~~nt.s. Condoninium agree~ents
shall contaln, but ~ot be limited to, adequate
previsions for maintenance, repair, and upkeep;
provisions that in the event of destructio~ or
abolish71ent, reconstruction shall be ir. accordance
with codes in effect at the time of such recon-
struction; and provisions ~or decication of lanQ
or estab~i5hment of easements ~or street widening
or other public purpose.
P. Condominiu~ Conversions. Otner sections not with-
standing no condoninium converSlon shall be approved unless:
1. Removal or toe units from the rental market
has been approved by ~De Rent Control Board
thro~gh issuance o~ a certi~icate of exerrptio~,
renoval permit or other action suspending rent
control regulations applicable to the subject units.
2. Tenants have bee~ glve~ a Tenants' Notice
of Intent to Convert prior to filing a Notice of
Intent to Convert with the City Planni~g Depa~tment,
such notice to be given by the applicant and
contain in~or~ation as to tenants 1 rights under
state and locel regulations.
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3. A yot~ce of ~nte~t ~o Ccnve~~ ~as been
filec ~it~ ~~e City P~a~~l~g Depart~e~~ prlcr
to t~e :ili:ifj of a -:::'e~":,a":.i 'ie Tract nap and
Co~jitic~2l ~se Ferrrit ay9~lcaticn~ sach not~ce
to lnc~ude 2. B~~ldic-g Co~cit~on and His~ory
Report prepared by a Building Inspectlon Ser~rlce
C~ si~ilar abency acceptable ~a the B~ildi~g
Cfflcer and F~re Ma~sha~.
The ~epor~ shall cO~~Qi~ s~c~
i~~cr~~~lO~ S~~ f8~t~ 00
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be pr8v~ded by t~e
~irector o~ P~a~~~ng~ iLclGdi~z'
~ate c~ cons~~vct~8~,
all repairs aCId :'e~c~3.-::::..ons) analysis of tndlding
CO~dltioLS a~Q a~y vlola~io~s of
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hOUS=...r:g,
fire 0:::
building codes; 2. lis~=-ng of the ~roposed
l~0rCVe~er.ts to be ca~ried oat and an esti~ateQ
~i~e schedule ~herefor) the yresent re~t sched~le
incl~ding ty?e and le~gth c~ te~ancy; ~he estlrated
prices a: ~he c8nverted ~Lits; a copy c: ~he p~c-
~8sed CC&F'S~ a~d a Tenant Relocatio~ Assis~ance
P~G~ iLdicati~g t~e ~ur.ber o~ tenants lnterested
iL pu~c~as~~g O~ relo8atlng E~d spec~~ic plaLs ~O~
2.ssis:;~r..g i':l. ::-->elocat:::..o:: of tena~ts. 'L::e s"Jbdi'd,je.....
s1':-211 =-__~r~ll s~ e!3. c ~J r::-~os~e .=t.~ T,le ::'.lJ"r 8r ''''-':'' tl: _~
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~~~s Re~0r~ ~8~~t~2r ~~t~ ~~~ CC&?'s.
J Tte :~ty ?la~~i~s ~epar~~e~~ ~it~~~ s~x~y (6J)
d~ys c=~2r ~~2 f~ll~g 0~ ~ ~CtlC2 ~~ I~~el~ ~0
:Q~ve~t ~2S Jr2~~~ed a~6 cel~vere2 ~0 ~n2
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a-c-o.i..==.. ~an::. 2_
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8CEVers lC:!
~~~lcjl~g a st~ff
~ee,~O~::Ler_Q2. tic~ fer ~r-prc~Tal 0~ de:Ii?-<c~, ~ ~ -~st~~r_s
cf conditions C~ ~el~ire~en~s recc~we~jed as ~
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basis for approval, and supportive ~easo~s or
justifications for such recoFJ~endations. No
~entative ~ract Map or Condit~onal Jse ?er~it
apy~lcatiorc shall be accepted :or fillng pr~or
to preparation of a Co~version ~eport.
5. ~enants have been rccti~ied in writing of all
?ubli~ Hearings i~ conne~~ion with an application
:or convers~on a~d all tenants subsequent to the
~ni~ial notice of intent shall be notified ir.
w~iting of the pending conversion prior to
occupancy.
s. ()ff-street
parking is provided at the ra~e of
not less than one and one-half (1 1/2) parAlng
spaces per un~t except that a lesser rate may oe
allowed to provlde a handlcapped parklng space for
each unit access~ble to handicapped persons.
7~ The structural~ electrical} fire and life safety
systems of the structu~e either are, or are proposed
to oe, in a condition of good repa~r and mainte~ance,
includi~g such alterations ~or reDairs as are
required by the Bui:di~g Officer.
S. ~he s~ruct~re prese~tly has, or is interoded to
have: ~lumbi~g in SOUTIQ ~ondit~on; ~cs~~~tio~ =f ell
hot water heaters, and where feas1b1e, nipes for
circulated hot water; lndividual gas and electrical
~e~e~s~ ex~ept i~ su~~ C~S2S ~here ~~d~~~~~al
rr.2t-2r=-r1.g is clearl~-r ~~2.d'':-~sct8le c-:: lr:.p:-aetical;
ade~~2~e ~cd ;r~tec~eQ trash areas; and such other
requirements ~s r.a~ ts imposed as a co~dition
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approval.
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~~e CC&R's include agreenent by the su~~r
~ha~ the following shall be guaranteed by the
subdivider:
a. Common area ite~s, including but not li~ited
to, the roof, plumbing, heating, air-co~diticnlng,
and electrical systems, until one (1) year
elapses fro~ the date of the sale 0: the las~
individual ~nit sole; and
D.
Iteos provided or installed w~thi~ i~dividual
units by the subdiv~der, ~ncl~ding but not
limited to, a~p:jances, fixtvres, and facilities,
for a period 01 one (1) year froIT the date of
close of escro~ a~ each individual uni~.
lC.* :;:'he
CC&RIS previde ~hat the non-subdivider owners
have t~e right to selec~ or change the ~anagement
group or the ho~eow~ers association Dlnety (~O)
cays after sale or trans~er ot title of fi~ty-
one percen~ (51%) of the ~nits; the sub6ivider
agrees not to change the CC&R'S sub~i~ted :0
obtain approval of a conversion without the
consent 0:' the Planning Cor1Jussion; and subsequent
owners agree to make ~o cnar.ges in the CC&R's
ir;posing restric:ion on the age of occupants,
~esidents or owners Wi:hoU~ consent of the Plannir.g
Co:nmiSSlon.
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~he subaivider sub~its a~ estimate o~ and guarantees
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the Iaintenance costs ~or a period o~ ~welve (l~)
nonths begi~n~ng at t~e close of escrow on the
first un~ts sold, the subdivider to be responslble
for all costs o~ nor~al maintenance in excess of
~!le estl!r:ate.
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These standards wlll apply to all condominium proJects
upon the adoptlon of the ordinance relating to standards
for new Multiple dwellings; the sections will be codlfied
as Section 9l22(E)4,5, and 6
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~~. ~rl~ter: nc~~ce or rcot less t~an o~e
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~le8_r
frc~ the aate c~ tsntstive approv2l D2S bee~
gi T,le:}
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all tenan~s ~()
locate
a~ "':err:at l '\le
housing.
i3. ~ne Planning CCT!~iss~cn Qe~ernines thQ~ the
7aca~cy ~actor of. renta: ~cusing li~its
t:>'e
Clty has exceedei ~.ive percent (~%) of tte ~o:ai
re~tal hOUSl~g inventory f0r a pe~i0d o~ ~lne~y
(~O) nays prior tc the date of ~PP~ov21. =n
calC:.Jlat::i.ng the
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~actor, the Cor~~ss~on
shall cODside~ the ~ee~ ~v2ilable data, i~cluding,
but not li~ited to, st~dies by state and C1~Y
agencies, including ~he Rent Central Boa~a, and
d~+-~
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2o~p~led by tee Sou~Ler~ Califor~i~ Assoc~a-
tioD o~ Gavernrrents.
~xistiDg re~tal ~ni~s rray 8e
~pproved io~ conversion regardless c~ the vacan~y
~aGtor:
5,. T.{:>'ere t!1e CCr':nissicn a.eternir:.es ~h2.t a ne".'
re~tal ~~i~ has or will be ~jjed ~c t~e City1s
housi::J.g ir:.~.Je~.i.tc.r:y :eo~'" eac~l rer.:.tal ur:i t r'2r:~o"l-.Ted
3h~ough ccr.versio~~ or
~R ~he~e elph:y pe=cent t30%) c!' the ts~a~ts o! ~he
bUllclng ag~ee 00 p~rc~~se ~nits~ a~d the
Planning commission determines that no
subst2n~lal dislccat~o~ of te~a~~s wi:l occ~~.
lq, ~ne s~bdi'riaer h~s conplied with such c~he~ ~~qui~e~s~ts
Q~ cc~d~t~o~s as tne Piannl~g CON~lSS~C~, or City CJJnc~~
on appe21 O~ revlei~, shall telleve necessary O~ app~c~~~a~e.
G. ~Il!:i:r:'..l~"'l .Kequirer:en~ s not :/12_ndatcry f~.r :';e:;.~-:a.i:'1 "2;:-0,: sets.
Ot~er sect~ons notw~t~s~2r,dir-g, all req~lre~eD~S 0: Sectio~ 91~2~
ne2Q ~C~ apply ~o cc~ve~s~o~ rro~ects lni~ia~ec a~d car~ied out
by a lc~a~ gover~~e~tal agency 2nd ~~~i~e~ eQulty cooperatives
::W oC::.he-r :!or:-;>roi'i t organ=-za,:: ~or:s fOi.~ purpcses of prc'.;loing ~
~ainta2~ing or developirg ho~s~ng for perso~s of low ~~j roderate
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ADOPTED AND APPROVED THIS
1st
DAY
OF
July
J 1980.
~YOR
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I HEREBY CERTIFY THAT THE FOREGOING ORDINANCE~
No. 1162 J WAS DULY AND REGULARLY INTRODUCED AT A MEETING OF
THE CITY COUNCIL ON THE 28th DAY OF May ~ 1980; THAT
THE SAID ORDINANCE WAS THEREAFTER DULY ADOPTED AT A MEETING
OF THE CITY COUNCIL ON THE 1st DAY OF
BY THE FOLLOWING COUNCIL VOTE:
July
J 1980
AYES:
COUNCILMEMBERS:
Yannatta Goldway, Jennings, Reed,
Rhoden, van den Steenhoven
NOES:
COUNCILMEMBERS:
Scott, Bambrlck
ABSENT:
COUNCILMEMBERS:
~one
ATTEST:
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/ V~ t ~
__/ he, ~-& ~. l .~~
t~ CITY CLERK .