The purpose of this chapter is to regulate the development of residential condominiums, stock cooperatives, community apartments and planned unit developments, both new construction and conversion from existing apartments, so that the residential development is consistent with the goals, objectives and policies of the General Plan, including provisions for a healthy environment through high-quality appearance, safety and appropriate densities for condominium, stock cooperative, community apartment and planned unit developments.

The City Council has determined that residential condominiums, stock cooperatives, community apartments and planned unit developments are significantly different from rental apartment units, and for the benefit of public health, safety and welfare makes the findings that residential condominiums, stock cooperatives, community apartments and planned unit developments are to provide amenities equal to or better than single family detached developments, including, but not limited to, adequate on-site circulation and parking, private laundry facilities, enclosed storage areas, recreation facilities, open space, controlled densities, and maintenance agreements for common areas.

Therefore, in order to assure conformance with the General Plan provisions and expectations for amenities as stated in the findings set out in this section for residential condominiums, stock cooperatives, community apartments and planned unit developments, both new construction and conversion, and to provide adequate public review of projects, conditional use or planned development permit approval pursuant to Chapters 25 and 35 of this Title and tentative and final or parcel maps as provided for in Title 11 of the Municipal Code are required.

Planned development or conditional use permit required. A planned development or conditional use permit shall be required for all residential condominiums, stock cooperatives, community apartments and planned unit developments, both new construction and conversion. The planned development or conditional use permit shall be processed in accordance with Chapters 25 and 35 of this title.

Tentative and final or parcel map required. In addition to the requirements of this title and chapter, a tentative and final map or tentative and parcel map shall be required for all residential condominiums, stock cooperatives, community apartments and planned unit developments, both new construction and conversion.

Noticing costs.

Inspection of conversion projects. Applicants for conversion projects shall arrange for an inspection of the project by the Building Division of the City of Santa Maria. The Chief Building Official shall prepare a report detailing any deficiencies pursuant to the requirements of this chapter. Any such deficiencies shall be corrected prior to issuance of the certificate of occupancy for the converted units. An inspection fee will be charged for the inspection and report in accordance with the Uniform Building Code as adopted by the City of Santa Maria.

Certificate of occupancy. Prior to sale of any new construction or conversion project units, a certificate of occupancy shall be obtained from the Chief Building Official, subject to the requirements of this chapter.

Zoning compliance. Applicable Municipal Code zoning requirements, including those pertaining to setbacks, height, density, and parking, shall be incorporated into the design of the project.

Laundry facilities. Each unit shall be provided with space and utility hookups within the unit or attached garage to accommodate a standard sized washer and dryer. Minimum dimensions shall be six feet wide and three feet deep.

Storage space. Each unit shall have for its own use at least 300 cubic feet of enclosed, weatherproof, lockable storage space located adjacent to each unit, with a minimum opening of three feet (width) and five feet (height). The design and location of such space shall be shown on the plans submitted for the project. Such storage space shall be in addition to cabinets and closets within the unit. Enclosed, lockable garages of a size in excess of minimum standards shall constitute compliance with this section.

Roof equipment screening. Mechanical equipment on roofs shall be fully screened from public view. The design of the screening shall appear on the plans submitted for the project.

Trash enclosures. Each trash receptacle (either a bin or container) shall be stored in a trash enclosure. Containers may be stored within a garage if the garage has been oversized to accommodate the container. The final development plan submitted for building permit shall specify the size and location of all trash collection areas, and the enclosure shall be constructed in accordance with the approved plan. The location and size shall be approved by the Community Development Department and the Public Works Department. The size and construction specifications of all trash enclosures shall be approved by the Public Works Department in accordance with their standard specification drawings, and shall include the following: a concrete pad and masonry block walls with gates of a solid material. Trash bins require masonry walls a minimum of six feet in height, and trash containers require masonry walls a minimum of four feet in height.

Parking. Two covered parking spaces per unit, plus one guest parking space for each two units, shall be provided. The guest parking spaces shall be evenly distributed throughout the development at locations approved by the Director of Community Development. Housing designed specifically for senior citizens may provide not less than one space per unit, 1/2 of which must be covered.

Open space. Maximum lot coverage by buildings shall be 35%. Landscaping and common area requirements shall be set forth in the applicable zoning designation of the project.

Each unit shall include a private ground-level patio or yard area and/or upper level balcony. Units situated at the ground level shall provide a minimum of 200 square feet of private patio or yard and/or balcony. Units not situated at ground level shall provide a minimum of 50 square feet of private balcony area.

A minimum 50 square foot concrete slab for use as a patio shall be required at each sliding glass door.

Public easements. The applicant shall dedicate or cause to be dedicated to the City, land or easements for street widening, public access or other public purposes in connection with the project where necessary and in accordance with established planned improvements.

Underground utilities. All utility and communication wires, including cable television, within the boundaries of the project shall be placed underground. Gas and electric meters shall be above grade.

Utility metering and controls.

Electricity and plumbing.

Energy efficiency.

Building Code conformance. All units, both new and converted, shall be in conformance with standards for new construction in effect at the time of tentative map approval, including, but not limited to, the Uniform Building Code, Uniform Plumbing Code, Uniform Fire Code, National Electrical Code, Title 24 of the California Administrative Code, and the California Energy Code. Minor deviations to these Codes may be approved by the Chief Building Official, provided that public safety is not compromised.

Fire safety. Smoke detectors of a type approved by the City of Santa Maria Fire Department shall be provided in each unit at locations specified by the Uniform Building Code.

Sound Transmission.

A minimum of a one year warranty shall be provided free of charge by the applicant to the first purchaser of each unit on any dishwashers, garbage disposals, stoves, refrigerators, hot water tanks, and heating/cooling systems provided therein as of close of escrow. Limitations placed on manufacturer's warranties for new products shall take precedence over the one year warranty required by this section.

A minimum of a one year warranty shall be provided free of charge by the applicant to the association for elements owned in common. Limitations placed on manufacturer's warranties shall take precedence over the one year warranty required by this section.

Tenant information. The name and address of each current tenant, together with address labels for noticing requirements pursuant to this title.

Building history report. A report which contains the dates of construction of all elements of the proposed conversion project; a statement of the major uses of the project since construction; the date and description of each major repair and renovation of any element since the date of construction. Major repair means any repair for which an expenditure of more than $1,000 was made.

Noise insulation report. A report prepared by a certified acoustical engineer describing conformance with the noise insulation standards of the Uniform Building Code and Section 11-12.04 (o) of the Municipal Code.

Property and structural report. A structural and property report describing the condition, including deficiencies, and remaining useful life of each element of the proposed conversion project. The report shall include, but not be limited to, the following elements: mechanical systems, plumbing system, electrical systems, roofs, foundations, structural elements of existing structures, paved surfaces, and exterior surfaces. Projected maintenance costs shall be estimated and detailed in the report. The report shall be prepared by a registered civil or structural engineer, a listed general building contractor, an architect, or any combination thereof.

Structural pest report. A structural pest report relating the presence or absence of wood-destroying pests and organisms. The report shall be prepared by a licensed structural pest control operator pursuant to Section 8516 of the Business and Professions Code.

Soils/geological report. A copy of the soils/geological report originally prepared for the property. If such report has never been prepared or is considered insufficient by the Chief Building Official, the applicant shall submit a new report prepared by a registered civil engineer, soils engineer, or geologist. The report shall also include the elevation of the first floor level relative to the established 100 year flood elevation.