To establish procedures for City review and approval of proposed conversion projects;

To ensure converted residences achieve a high standard of appearance, quality and safety;

To establish development standards and guidelines to assist future developers in their design of conversion projects and to provide a basis for the City to review, regulate, and approve proposed conversion projects;

To ensure proposed conversion projects are designed according to current City standards and guidelines relating to allowable densities, building heights, yards, building separation, building bulk, usable open space, private storage area, driveways, and parking;

To establish procedures for notifying and assisting existing tenants who would be required to relocate due to proposed conversion projects;

To ensure that purchasers of converted residences have been properly informed as to the physical condition of the purchased residence;

To ensure project applicants rehabilitate and provide improvements to converted residences so those residences are in good condition and do not require further maintenance or repair;

To provide a desired balance of rental and ownership housing and a variety of individual choice of tenure, type, price, and location of housing;

To provide a balance of low- and moderate-income housing in the City for individual ownership and rental in accordance with Regional Housing Needs Assessment requirements as established by the State Department of Housing and Community Development and the City's Housing Element;

To ensure sufficient rental housing is available in the City; and

To establish procedures for determining whether a structure is at the end of its economic, functional, or physical life, thus, requiring demolition.

Resale and rental price controls to ensure affordability for low- and moderate-income households shall be included as deed restrictions in the covenants, conditions, and restrictions and those controls shall remain in effect for at least 45 years from full occupancy of the completed conversion project.

The applicant agrees to sell or rent, at affordable prices, 20% of the units to low- and moderate-income households. In addition, at least 25% of those affordable units shall be available to low-income households. This requirement shall only apply to a conversion project consisting of 10 units or more. If the percentage calculation results in less than a whole number, then the number shall be rounded up to the nearest whole number.

Except as expressly set forth in this chapter, all City requirements in effect at the time an application for the Conditional Use Permit and tentative and final subdivision map is deemed complete shall be met.

A conversion project shall only be permitted in appropriate zones, as defined in Chapters 17.24, 17.28 and 17.32 of the Bellflower Municipal Code.

Applications for a required Conditional Use Permits and tentative subdivision map can be filed concurrently.

A boundary map showing the existing topography of the site and location of all existing easements, structures and other improvements, and trees over six inches in diameter.

Fully dimensioned and scaled site plan prepared by a State-licensed architect.

Fully dimensioned and scaled garage plan prepared by a State-licensed architect.

Fully dimensioned and scaled floor plans prepared by a State-licensed architect.

Fully dimensioned and scaled roof plan prepared by a State-licensed architect.

Colored building elevations of all four sides prepared by a State-licensed architect.

Grading plan which includes transverse and longitudinal sections showing natural grades by a State-licensed engineer.

Conceptual landscape plan for the entire project indicating types and sizes of landscaping materials and permanent irrigation facilities, prepared by a State-licensed landscape architect. In instances where the project involves a conversion of existing structures, complete as-built drawings shall also be submitted.

Photographs of project site and existing onsite and neighboring structures, buildings, features, etc.

Preliminary lighting plan showing location and nature of lighting and lighting fixtures in common areas.

All required common interest documents, including the covenants, conditions, and restrictions and those documents filed with the State Department of Real Estate as set forth in Sections 11010, 11011, and 11018.5 of the Business and Professions Code, Section 1355 of the Civil Code, Section 2792 of the California Administrative Code and Department of Real Estate Form 624 and 639.

Typical detailed sections of the wall and floor ceiling construction for both common and interior partition walls within the project, including either published data from a recognized testing laboratory or a statement from a licensed acoustical engineer as to the STC (Sound Transmission Class) and ICC (Impact Insulation Class) of the proposed type of construction.

A structural pest report to be prepared by a person, firm, entity or corporation licensed by the State of California as a structural pest control operator. If corrective actions are necessary, proof of completion of recommended corrections shall be provided to the City prior to final map approval.

Such other information which any City Department or the Planning Commission determines to be necessary to evaluate the proposed project.

Each tentative and final subdivision map shall be reviewed and approved in accordance with those requirements and provisions contained in Title 16, Subdivision Regulations of the Bellflower Municipal Code.

The Planning Commission shall be authorized to approve, conditionally approve or deny the tentative subdivision map for a conversion project, subject to appeal to the City Council pursuant to B.M.C. Section 16.08.030. The City Council shall approve, conditionally approve or deny the final subdivision map.

Establishment of Homeowner's Association. A homeowner's association (HOA) shall be established, prior to issuance of first certificate of occupancy or final inspection. The HOA shall be established to administer the project's covenants, conditions, and restrictions (CC&Rs).

Contents of Covenants, Conditions, and Restrictions. A declaration of CC&Rs must be recorded and would apply to each unit within the conversion project. The CC&Rs shall be prepared in accordance with State Department of Real Estate requirements, pursuant to Title VI of Part IV of Division II of the Civil Code and other State laws and policies. The City can review and approve the CC&Rs to ensure appropriate conditions of approval are included. CC&Rs shall include the following:

Amendments to CC&Rs. CC&Rs can be amended if the following are satisfied:

Dwelling unit types shall have a minimum floor area as follows:

Each unit shall be equipped with individual plumbing and other hookups for installation of washing machines and dryers.

Each utility that is controlled and used by the occupants within an individual unit shall be separately metered so the unit occupant can be separately billed for its use.

Each unit shall have ducted heating and cooling air conditioning, or provision for future installation of ducted air conditioning. All air conditioning units must be adequately screened from view.

Each unit shall have a trash compactor within the kitchen area.

Each unit within the project shall have at least 400 cubic feet of enclosed, weather-proofed and lockable separate storage space for the sole use of the residents of that unit. Such space shall have a minimum interior dimension of five feet, and an opening not less than three and one-half (3-1/2) feet by six feet.

Useable common outdoor space shall be provided at a ratio of 250 square feet per two bedroom or larger dwelling unit and 150 square feet per one bedroom or smaller unit.

Dwelling Unit Density. Maximum density for a conversion project shall be consistent with the underlying zoning classification for the subject property. A conversion project is only permitted in the R-1, R-2, and R-3 Zones, as defined in Chapters 17.24, 17.28 and 17.32 of the Bellflower Municipal Code.

Minimum Lot Area. The minimum lot area shall be 6,000 square feet.

Height of Structures. No building or structure shall exceed two stories or 30 feet in height, whichever is less.

Yards Setbacks.

Building Separation. Building separation for residential buildings or building wings of the same structure shall be a minimum of 15 feet.

Building Bulk. To minimize building bulk and mass, any new two-story residential structure shall satisfy the "2/3 rule." The "2/3 rule" requires the footprint of the total floor area of the top story not to be more than two-thirds the footprint of the total floor area of the bottom story.

Usable Open Space. Conversion projects shall provide usable open space, which are defined as private and group open space. The following standards require compliance:

Driveways. Concrete driveways shall be:

Off-Street Parking. Off-street parking shall be provided as follows:

Minimum Floor Area. The minimum floor area shall be as follows:

Lighting. Lighting shall be provided as follows:

Refuse Storage. A refuse storage or trash enclosure area shall be provided onsite. Said area shall be completely enclosed within a six foot high decorative wall (split face concrete block, or equivalent) with solid metal gates, and large enough to accommodate standard sized commercial trash bins. The decorative trellis cover, wall and gate materials, textures, colors, and design shall be architecturally compatible with the main building. All trash enclosures shall be securely designed to prevent access to anyone other than the authorized users and the refuse service company.

Mechanical Equipment. All ground mechanical equipment shall be completely screened behind a permanent structure. All rooftop mechanical equipment shall be screened from public view from the ground surface. Screening methods shall be architecturally compatible with the main building.

Accessory Buildings, Garages, and Swimming Pools.

Variation in Wall Setback. Buildings exceeding 80 feet in length shall have variations in the wall setback of at least four feet of each 80 feet of building length.

Television and Radio Antennas—Satellite Dish. Individual television and radio antennas shall be prohibited outside of any owner's unit. A central antenna or satellite dish shall be provided which can connect with each unit via underground or internal wall wiring. As an alternative, each unit could be served by a cable antenna or satellite dish service provided by a company licensed to provide such service within the City.

The general appearance of the conversion project shall contribute to the orderly and harmonious development of the community as a whole.

Definition of spatial territory for enhancing project identity, orientation, and security. Various techniques using landscaping, dividing screens, level changes, and building projections effectively define areas for different outdoor functions as well as privacy.

Proper delineation of outdoor spaces to establish necessary zonal transitions from public to private areas. Comfortable transitions should help define each individual's "territory."

Design of all exterior surfaces of the buildings shall create an aesthetically pleasing project.

Provide for general architectural and site considerations, including site layout, open space, location of buildings, access, circulation, colors, building materials, screening, lighting and signing, and similar elements to provide a desirable environment. The design should minimize visibility of service areas (trash, delivery, outdoor storage, loading areas), backflow prevention devices, and other utilities from public areas.

The design, location, and orientation of all buildings should be arranged to preserve natural features by minimizing disturbance to the physical environment. Natural features such as trees should be delineated in the Site Plan and considered when planning the location and orientation of buildings, open spaces, underground services, walks, paved areas, and finished grade elevations.

Landscaping should be instrumental not only in terms of spatial definition and zonal transitions, but also in aesthetic qualities related to view and personal expression. Adequate private outdoor areas should be provided to allow residents to enhance their own sense of territory and individuality through landscaping and gardening.

All setback areas fronting on or visible from adjacent public streets and all open space areas shall be landscaped in an attractive manner. The applicant shall provide a method assuring landscape maintenance.

Decorative design elements such as fountains, pools, benches, sculptures, planters, and similar elements should be incorporated into the project.

Permanent and automatic irrigation facilities should be provided in all planted landscaped areas.

Utilizing the concept of space, a feeling of spaciousness as well as actual required square footage, should form the basic design concept for interiors of units. The communal organization, the density of development, and the emphasis on an atmosphere of entertainment and recreation all require spaciousness. Among some of the techniques that may be utilized to achieve the feeling of spaciousness are open floor plans, cathedral ceilings, skylights, expansive window areas, views to common open space, and interior and exterior patios.

Square footage of the unit should be a critical concern, because of the need to accommodate furniture and belongings from single-family homes. Spaces should be generously sized but should directly relate to each other for borrowing capacity.

Noncompliant Waiver. Deviation from certain development standards outlined in Table 1.0 is permitted if the project incorporates "desirable site design and architectural elements" and satisfies the following process. Development standards not listed in Table 1.0 are not eligible for deviation. A point value is assigned to each of the desirable site design and architectural elements, which is outlined in Table 2.0. If the minimum amount of points is accumulated through provision of the various desirable site design and architectural elements, then the applicant may be allowed to deviate from the development standard requested for deviation, subject to review and approval of the approving body.

Issuance of Variance. As another option, applicants can apply for a Variance to address any conflicts with the aforementioned development standards. Variance applications shall be processed in accordance with Chapter 17.100 of the Bellflower Municipal Code.

The project shall conform to all the applicable building standards of the City of Bellflower Building Codes in effect at the time the application for conversion was deemed complete by the City except as herein provided.

Physical Element Report. As part of the application submittal for any requested conversion to condominium ownership, a building and site evaluation report shall be submitted by a California-licensed architect or other approved State-licensed professional to the Community Development Department, detailing compliance with current Building, Fire and Life Safety, Mechanical, Plumbing, Electrical and Energy Codes (hereafter collectively "Construction Codes") along with site drainage and the currently adopted Fire Codes, the condition and age of existing improvements, and a schedule for recommended replacement and upgrades. The report shall evaluate approved project plans as well as built conditions. It shall identify and access any exceptions from the currently adopted codes and recommend remedial measures. The report shall include estimated remaining useful life and replacement cost of roofs, foundations, framing, fire and life safety systems, and construction, plumbing, electrical and mechanical systems, and structural systems. The report shall also document the presence or absence of lead based paint and asbestos and outline mitigation measures as deemed appropriate. It shall also investigate the potential for incorporating arc fault circuit interrupters and GFCI protected outlets per the current California Electrical Code. Fire and Life Safety of the existing building(s) shall be reviewed and show compliance with required egress components in sleeping rooms, smoke alarms, and fire resistive separation requirements between dwelling units.

Structural Element Report. A report from a California-licensed civil or structural engineer detailing the structural conditions of all existing and proposed elements of the property, including the foundation, walls, roof framing and floor framing, along with any other framing members within and outside the structural building envelopes. Regarding each such element, the report shall state, to the best knowledge or estimate of the applicant, when such element was built; the condition of each element; and when elements were replaced. The report shall identify any defective or unsafe elements and set forth proposed corrective measures to be employed.

The physical element report and structural element report shall be provided to ensure compliance with the following requirements:

Vacation of Units. Each non-purchasing tenant shall have at least 60 days after the date the applicant notifies the tenant or the final map is approved by the City, whichever date is later, to find substitute housing and to relocate.

No Increase in Rents. A tenant's rent shall not be increased during the period between the filing of the Tentative Map and 60 days following a Final Map being recorded.

Deposits. Security, cleaning, or other deposits shall be returned to the tenant, in good standing, as appropriate and required by law.

Internal Remodeling. No remodeling, planned as part of the conversion, shall be performed in a unit still occupied by a non-purchasing tenant within the 60 day period described in Subsection (A) of this section.

That all requirements and development standards contained in this chapter for the conversion project have been or will be met;

That the conversion project is consistent with requirements and provisions contained in the City's General Plan, Municipal Code and Building Code;

That a high standard of appearance, quality and safety in accordance with City goals will be achieved; and

That any existing tenants who may be required to relocate due to the conversion project have been notified and assisted, in accordance with requirements of Government Code Section 66427.1.