Lawndale City Zoning Code
CHAPTER 17
82 APARTMENT CONVERSION PROJECTS
§ 17.82.010 Applicability.
This chapter applies to the conversion of existing detached and attached multifamily residential developments into condominiums, community apartments, stock cooperatives and planned unit developments. It is a supplement and an addition to the standards, and requirements of the zone and general plan designation in which the development exists.
(Ord. 875-00 § 7; Ord. 959-05 § 11)
§ 17.82.020 Purpose.
Opportunities to build or purchase owner-occupied dwelling units in the city are limited. Specifically, the majority of dwelling units in the city are multifamily rental units. In addition, the lack of vacant land in the city leaves little opportunity for the construction of additional owner-occupied units. Given these circumstances, the conversion of existing multifamily rental units to condominium units is a unique and creative way to increase opportunities for home ownership.
The benefits of increasing home ownership opportunities through the conversion of multifamily rental units to condominium units are numerous. Units converted to condominiums are more affordable than newly constructed condominium units. Homeowners are motivated to improve and maintain their investment while there is generally little incentive for renters to do so. Homeowners tend to be less transient than renters and are more likely to participate in community activities and neighborhood programs. The results of these benefits are that neighborhoods should experience less crime and less of a burden will be placed on city services.
The development standards, as well as goals and guidelines contained within this chapter shall be used as criteria in the review and approval of multifamily conversion applications.
(Ord. 875-00 § 7; Ord. 959-05 § 12)
§ 17.82.030 Definitions.
means the conversion of existing attached or detached two- and multifamily residential development into condominiums that may be sold as separate individual residential dwelling units.
(Ord. 875-00 § 7; Ord. 959-05 § 13)
§ 17.82.040 Tenant provisions.
The provisions contained in Section 66427 et seq., of the State Subdivision Map Act shall apply to all provisions concerning tenants, including, but not limited to, the following:
A.
Notice of intent;
B.
Right of first refusal;
C.
Moving expenses;
D.
Notice of hearing;
E.
Priority right to purchase;
F.
Rent increase;
G.
Moving assistance;
H.
Notice to new tenants;
I.
Qualifications for assistance; and
J.
Elements of relocation assistance.
(Ord. 875-00 § 7; Ord. 959-05 § 13)
§ 17.82.050 Approval process for multifamily conversion application.
Multifamily conversion projects can be approved as follows:
A.
Conditional Use Permit. Apartment conversion projects are subject to discretionary approval and must comply with the underlying development standards of the zone in which they are located, including site density, lot coverage, open space, setbacks requirements, and parking requirements and the conditional use permit process as identified in Chapter 17.28 of the Lawndale Municipal Code. In addition, any associated tentative minor land division map, tentative tract map, or vesting tentative map is subject to the applicable requirements and procedures within Title 16 of the Lawndale Municipal Code. Also, if the associated tentative map is approved then the subsequently required parcel map (unless a waiver of the parcel map has been granted pursuant to Title 16 of the Lawndale Municipal Code), or the final map is also subject to the applicable requirements and procedures within Title 16 of the Lawndale Municipal Code. The conditional use permit processing and the processing of the associated tentative map can be conducted concurrently.
B.
When a proposed multifamily conversion project is attempting to be approved through the conditional use permit process, the review and subsequent approval/denial of the proposed multifamily conversion project, including the associated tentative map, is conducted by the Lawndale planning commission. The planning commission is required to hold a public hearing before rendering its decision upon the proposed conversion and the associated tentative map subject to those requirements regarding public hearings as stipulated in the Lawndale Municipal Code.
(Ord. 875-00 § 7; Ord. 959-05 § 14)
§ 17.82.080 Conditional use permit required for discretionary approval of apartment conversions.
A conditional use permit is required pursuant to Chapter 17.28 of the Lawndale Municipal Code for all multifamily conversion projects.
(Ord. 875-00 § 7; Ord. 959-05 § 17)
§ 17.82.090 Development standards for discretionary approval.
For discretionary approval of an application to convert an existing attached or detached two- or multifamily residential development into a residential condominium project, the following development standards shall apply unless otherwise approved by the planning commission through the review and approval process of the associated conditional use permit:
A.
Multifamily conversion projects shall only be permitted on properties that are designated as residential by the city of Lawndale general plan land use map, and zoned residential by the city of Lawndale zoning map.
B.
Each dwelling unit within the multifamily conversion project shall have a separate meter for public utility service (gas and electric), except that water may be provided through a master meter.
C.
The proposed conversion project shall result in a reduction of the number of units in the project according to the following table:
Unit Numbers | Required Unit Deduction |
|---|---|
2—19 | None |
20—36 | 1 |
37—52 | 2 |
53—68 | 3 |
69—84 | 4 |
85—100 | 5 |
100+ | 5% of the units |
At least one unit that will not be converted to a condominium according to the above table shall be converted to a common recreation facility. Other units that are not to be converted to condominiums can be wholly or partially added to existing units or can be converted to common open space areas. Common open space areas shall include, but not be limited to, meeting rooms, rumpus rooms and lounges. The use and preservation of the common recreation areas must be governed by the covenants, conditions and restrictions for the project. In addition, the covenants, conditions and restrictions of the project must comply with Section 17.80.050 of the Lawndale Municipal Code and shall include provisions relating to the regulation of excessive noise.
D.
The number of designated parking spaces per unit shall not be less than that currently required by the LMC. Existing parking spaces, which have been subsequently converted, either with or without the issuance of a permit, to other uses, shall either be converted back to parking or other areas on the site must be converted into parking.
E.
The number of guest parking spaces shall not be less than 0.5 spaces per unit (covered or uncovered). Existing guest parking spaces which have been subsequently converted, either with or without the issuance of a permit, to other uses, shall either be converted back to guest parking or other areas on the site must be converted into guest parking.
F.
The landscaping scheme shall conform to the provisions of the city of Lawndale landscape water conservation requirements, and this shall be demonstrated in a water conservation concept statement and water budget conservation statement in a form required by the community development director as stipulated in Chapter 17.88 of the Lawndale Municipal Code.
G.
Design enhancements and color coordination at the discretion of the planning commission shall be provided to ensure quality development and compatibility with surrounding developments and shall include, but not be limited to, the following:
1.
New landscaping;
2.
Varied window and entryway treatments;
3.
Improved condition of the exterior of the structures, including siding and color selection/paint;
4.
Improved condition of fencing, sidewalks, driveways and other developed facilities on-site and within the right-of-way directly adjacent to the property; and
5.
Substantial conformance with the city's adopted design guidelines.
(Ord. 875-00 § 7; Ord. 959-05 § 18; Ord. 1076-12 § 4)
§ 17.82.100 Submission requirements for discretionary approval.
A.
The following information shall be submitted to the community development department in accordance with Chapter 17.28 of the Lawndale Municipal Code (all required reports must have been conducted within six months of the date of the submittal of the application):
1.
Completed applications;
2.
Tentative minor land division or tentative tract map consistent with the applicable sections of Title 16 of the Lawndale Municipal Code;
3.
A complete set of working drawings of the existing site and structures, including site plan, landscaping plan, floor plans and elevations. These plans shall be prepared by a licensed architect. In addition, colors and materials board may also be required;
4.
A report describing the condition and estimating the remaining useful life of each of the following elements of each structure located on the subject property: foundations, exterior walls, fire walls, stairways and exits, interior insulation, exterior insulation, light and ventilation, plumbing, electrical, heating and air conditioning, fire and earthquake safety provisions, security provisions, and interior common and public areas. The report shall be prepared by a licensed engineer or architect, and shall contain recommendations for the correction or improvement of deficiencies noted;
5.
A report describing the condition and estimating the remaining useful life of the roofs on each structure located on the subject property. The report shall be prepared by a licensed roofing contractor;
6.
A copy of the proposed covenants, conditions and restrictions that are in accordance with Section 17.80.050 of the Lawndale Municipal Code, which shall also include provisions relating to the regulation of excessive noise;
7.
A tenant survey including: the names and addresses of all tenants of the project and an identification of vacant units; length and expiration date of lease and copies of the lease agreements; copies of notices to tenants regarding the "intent to convert" as per Section 66427.1 of the Subdivision Map Act;
8.
A title report; and
9.
Such other information which the director or the planning commission determines is necessary to evaluate the proposed conversion project.
B.
Discretionary approval of multifamily conversions can only be granted if all of the development standards listed in Section 17.82.090 of this chapter are met or will be met according to the plans submitted or have been modified by the planning commission and all applicable requirements of Title 16 of the Lawndale Municipal Code have been met.
C.
Upon discretionary approval of an apartment conversion project and approval by the planning commission of the tentative minor land division map or tentative tract map all applicable requirements and procedures must be complied with concerning.
(Ord. 875-00 § 7; Ord. 959-05 § 19)
§ 17.82.110 Fees.
The fees for review of multifamily conversions shall be set by resolution duly adopted by the city council.
(Ord. 875-00 § 7; Ord. 959-05 § 20)