Chapter 18.54


18.54.010    Application.

18.54.020    Intent.

18.54.030    Permitted uses.

18.54.040    Uses not permitted.

18.54.050    Design standards.

18.54.060    Development plan.

18.54.070    Development schedule.

18.54.080    Community ownership projects.

18.54.090    Community ownership conversion.

18.54.100    Investment apartments – Application and purpose.

18.54.110    Investment apartments – Definitions.

18.54.120    Investment apartments – Application of the general plan.

18.54.130    Investment apartments – Subdivision.

18.54.140    Investment apartments – Tentative map requirements.

18.54.150    Investment apartments – Development standards – Minimum contents of the CC&Rs.

18.54.160    Investment apartments – Improvement plan.

18.54.170    Investment apartments – Inspections.

18.54.010 Application.

The regulations set forth in this chapter shall apply to all PD zoning districts. (Zoning Ord. § 27-1).

18.54.020 Intent.

This district is intended to accommodate development that is compatible with the existing community and that:

(a) Integrates uses that are not permitted to be combined in other zone districts; or

(b) Utilizes imaginative planning and design concepts that would be restricted in other zone districts; or

(c) Subdivides land or air space in a manner that results in units not having the required frontage on a dedicated public street; or

(d) Creates a community ownership project. (See definition of “community ownership project” in SCCC 18.06.010.)

Residential community ownership projects require that each household, with a common ownership interest in its project, coupled with a right of ownership or occupancy in its own dwelling unit, be bound together in an owner’s association which is responsible for the maintenance and management of the common area and the improvements within the common area of the project. This mix of individual and common ownership is different from conventional and familiar patterns of housing in the City of Santa Clara. Community ownership in residential projects can provide new opportunities of home ownership at a lower cost than single-family units, and provide housing for people who prefer not to have the responsibility of maintaining a separate lot and building. There are also potential problems associated with residential community ownership, such as owner expectations, maintenance expenses for the entire common area, and the conversion of unsuitable apartments.

To insure that such problems are avoided in both the short and long term, it is the express intent of the City of Santa Clara to treat community ownership projects differently from rentals and to establish rules and standards thereto regulating the construction and conversion to community ownership projects in the City of Santa Clara. (Zoning Ord. § 27-2).

18.54.030 Permitted uses.

Any and all uses are permitted in this district except those excluded in SCCC 18.54.040; provided further, that such use or uses and their location shall be shown in the development plan of the applicant for the particular planned development zoning district as approved. Any change in use requires a rezoning. (Zoning Ord. § 27-3).

18.54.040 Uses not permitted.

Those industrial uses limited to MH zoning districts or involving outdoor storage on more than ten percent of the lot area shall not be allowed in planned developments. (Zoning Ord. § 27-4).

18.54.050 Design standards.

The proposed development plan must be designed to provide an environment of a stable, desirable character not out of harmony with its surrounding neighborhood. It must be generally consistent with the development standards of this title in such a way as to form a harmonious, integrated project of sufficient unity and architectural quality to justify the mixture of normally separated uses or to justify certain exceptions to the normal regulations of this title. These standards include, but are not limited to, the following: on-site parking, landscaping, building lot coverage, height limits, setback requirements, required distances, and buffering between residential and commercial development.

The number of dwelling units which are proposed shall not substantially deviate from the number of dwelling units which would normally be permitted in the area under consideration as indicated on the General Plan. (Zoning Ord. § 27-5; Ord. 1861 § 1, 8-17-10; Ord. 1918 § 1, 2-11-14).

18.54.060 Development plan.

An application for a planned development zoning district shall include and be accompanied by a development plan which, if approved by the City Council, shall become a part of the zoning map of the City of Santa Clara as provided for by SCCC 18.04.030.

(a) Changes in the development plan shall be considered as changes in the zoning map and shall be made in accordance with the procedures set forth in Chapter 18.112 SCCC.

(b) The development plan shall include:

(1) A map showing any and all street systems and lot designs within the proposed planned development zoning district, any area proposed to be dedicated or reserved for public open space, parkways, common open space, playground, school sites, public buildings and other such uses. Compliance with this requirement shall not be construed to relieve the applicant from compliance with the subdivision ordinance or any other applicable ordinance of the City of Santa Clara.

(2) If required by the Zoning Administrator of the City of Santa Clara, a map showing the topography of the proposed district at one-foot contour intervals shall be submitted.

(3) A general land use plan for the proposed district delimiting the area of each of the proposed uses.

(4) A fully dimensioned plot plan for each building site or sites in the proposed planned development zoning district. The required plot plan shall show the exact location of all existing and/or proposed buildings, indicating maximum and minimum distances between buildings, and between buildings and property or building sites, and the location of outdoor storage areas.

(5) An on-site parking and loading plan drawn to scale shall be submitted. The number of required on-site parking spaces shall be the same as required for the particular uses in the zones in which they are otherwise permitted, and required parking spaces shall conform to all the City of Santa Clara on-site parking standards unless exceptions are granted under the PD rezone, as discussed below. The number and size of on-site parking spaces may be altered as part of the development plan when found to be instrumental in achieving the objectives of the PD zoning plan, and the overall objectives of the City as provided in the General Plan. Required parking may also be provided off site, consistent with the requirements of Chapter 18.86 SCCC, Off-Site Parking Provisions.

(6) Elevations and/or perspective drawings of all proposed structures drawn to scale. The purpose of such drawings is to indicate the height of proposed buildings, materials to be used, and the general appearance of the existing and/or proposed structures so that the entire development will have architectural unity and be in harmony with surrounding developments.

(7) When the project involves the conversion of an existing structure to a community housing project, complete as-built drawings may be required by the Zoning Administrator. (Zoning Ord. § 27-6; Ord. 1861 § 2, 8-17-10).

18.54.070 Development schedule.

(a) Construction of the planned development must begin within two years of final approval of the City Council.

(b) Extension of Time Limits. For good cause shown by the property developer, extensions of time may be granted for a period not to exceed two years for each extension. A request for an extension of time shall be made in writing prior to the expiration of the original time schedule or subsequent extensions granted for the development. The Planning Commission may, with or without a public hearing, recommend for or against an extension of time. Upon receipt of the recommendation of the Planning Commission, the City Council may change or extend the time limits imposed by the development schedule, or leave the schedule unchanged as it deems necessary to secure the purposes of this title. (Zoning Ord. § 27-7).

18.54.080 Community ownership projects.

In addition to the requirements of SCCC 18.54.050 and 18.54.060, the following shall apply to community ownership projects (both new and conversions). In the event of a conflict in requirements, the requirements set forth in this section shall control over SCCC 18.54.050 and 18.54.060.

(a) Physical Standards.

(1) The density of the proposed project shall determine the corresponding zone.

(2) On-site parking shall be provided as required in the corresponding residential (R) zone district and by City Council policy, except as permitted by SCCC 18.54.060(b)(5). At least ten percent of these spaces shall be conveniently arranged and assigned to visitors and the general use of the residents.

(3) Each dwelling unit must have a separate circuit breaker panel and shut-off valves for all plumbing fixtures and gas supply. In addition, all newly constructed projects shall have individual-dwelling-unit meters for all utilities except water. Individual-unit meters for water may be installed at the option of the developer.

(4) All permanent mechanical equipment and major domestic appliances including, but not limited to, dishwashers, washing machines, and air conditioning units, determined by the Building Official to be a potential source of vibration or noise, shall be shock-mounted, isolated from the floor and ceiling, or otherwise installed in a manner approved by the Building Official to lessen the transmission of vibration and noise.

(5) The walls and floor/ceilings separating dwelling units must meet the applicable fire wall and sound transmission criteria found in the Uniform Building Code, as adopted and amended by the City of Santa Clara, in effect at the time of approval of PD zoning. If architectural plans are available and sufficient in detail, the Building Official may determine the sound transmission class based on laboratory tests of similar designs. If, for any reason, the Building Official is unable to make such a determination, field testing of an existing building shall be made by an acoustical engineer (or professional acoustician) acceptable to the Building Official, and said testing shall be based on a representative sample of walls and ceiling/floors.

(6) The Life Safety System, as adopted in Chapter 15.60 SCCC, and the applicable fire safety requirements found in the Uniform Building and Fire Codes, as adopted and amended by the City of Santa Clara, in effect at the time of approval of PD zoning shall be provided.

(b) Maintenance. In order to protect the public health, safety, and welfare, and in order to avoid disproportionate public expense, the owners’ association shall be responsible for property maintenance of the common area (including, but not limited to, property and facilities) and for the activities necessary to maintain operation for the community ownership project as approved. Said maintenance is dependent on the payment by the unit owners of assessments imposed by the owners’ association.

It is imperative that the unit owner in a community ownership project be held strictly accountable for his/her share of the costs expended by the owners’ association for the health, safety, and welfare of the project. To the extent permitted by law, to accomplish said objective of accountability for health, safety, and welfare matters, the unit owner shall be subject to having a lien placed against his/her unit by the owners’ association. Said imposition of a lien may occur in the event that the unit owner fails to pay for his/her share of expenses incurred by the owners’ association in providing for the health, safety, and welfare of the project. The City encourages the developer to give notice of said authority of the owners’ association to impose said lien on the individual unit in the organizational documents. Said authority to impose a lien is necessary to assure the owners’ association that a unit owner cannot refuse to accept his/her responsibility to pay for expenditures pertaining to the health, safety, and welfare of the community ownership project by refusing to pay assessments imposed by the owners’ association for said purposes.

(c) Organizational Documents.

(1) Prior to approval of final map, the organizational documents shall be reviewed and approved by the City Attorney. Absent exigent circumstances and if no action is taken by the City Attorney within forty-five (45) days after a complete set of documents has been duly filed with him, the organizational documents shall be deemed approved. For purposes of this section, the phrase “action by the City Attorney” may include any of the following: providing preliminary comments and review, requiring modifications to the organizational documents or meeting with the drafter of the organizational documents.

(2) The organizational documents shall provide that the City, at its option, has the right and authority to veto any amendment to the organizational documents that would adversely affect the long-term maintenance of the project structure or its common areas. To enable the City to exercise said optional veto, the organizational documents shall provide that any amendment shall not become effective until sixty (60) days after notice of such proposed action is filed with the City Council and the Council has not vetoed the amendment. (Zoning Ord. § 27-8; Ord. 1832 § 1, 3-4-08; Ord. 1861 § 3, 8-17-10).

18.54.090 Community ownership conversion.

In addition to those requirements set forth in SCCC 18.54.070 and 18.54.080, the following requirements shall apply to conversion of a residential rental project to a community ownership project.

(a) The conversion of a rental project to a community ownership project presents potential problems due to the fact that the structure may not have been originally designed and constructed for community ownership use. In reviewing applications for conversions, the City of Santa Clara may consider not only the specific standards required of all community ownership projects, but also the following considerations, as applicable, to the type of project.

(1) The condition of the structure and major mechanical facilities.

(2) Size of units.

(3) Open space and recreational facilities.

(4) Adequacy of on-site parking spaces in relation to unit size and potential occupancy. There shall be a requirement that two parking spaces for each dwelling unit be maintained, except as permitted by SCCC 18.54.060(b)(5). Tandem parking may be considered as justification for a parking reduction in certain cases.

(5) The impact of conversion on existing tenants and proposed tenant protection agreements. Ability of residential tenants to find equivalent housing in the City for equivalent rent.

(6) The impact on the City’s rental housing market.

(7) The impact on the public school system.

(8) Where there are significant open spaces, recreational facilities, and/or maintenance responsibilities, a conversion request shall be evaluated only if the apartment complex has over twenty-five (25) units.

(9) Existing roofs less than two years of age are exempted from required fire-resistive material.

If, in reviewing these considerations, the City finds that the proposed conversion is unsuitable for community ownership, the City shall deny the rezoning application and not approve the tentative map.

(b) The conversion of a rental project to a community project presents potential problems for long-term tenant rental accommodations in the City. It is the City Council policy and determination that if the number of rental dwellings in the City drops to forty percent (40%) or less of the total dwellings according to results of hereinafter described tracking system, while such condition persists further conversion of a rental project to a community ownership project is disallowed. Subject to the approval of the City Council, the City Manager or designee shall create and maintain a tracking system that will provide their best available estimates of the tenure of both the existing dwellings in the City and of the approved but not yet converted condominiums and projections of new construction. For all conversion approvals after May 31, 1983, the converter shall report in writing to the City staff every six months on the status of the number of units sold, the number of units available for rental, and the number of existing tenants purchasing units. The report shall continue until it is reported that the final unit was sold. The tracking system is to be implemented administratively.

(c) Under circumstances where conversions are not disallowed, the applicant shall submit proposed leases and other agreements, to be enforceable by the owners and tenants, containing at least the following minimum tenant protection requirements in order that the City Council may make a determination and be assured that the appropriate requirements, including the following minimum requirements, have been or will be complied with.

(1) Each tenant has been or will be given one hundred eighty (180) days’ written notice of the applicant’s intention to convert prior to termination of tenancy due to the conversion or proposed conversion. This provision shall not alter or abridge the rights or obligations of the parties in performance of their covenants, including, but not limited to, the provision of services, payment of rent, or the obligations imposed by Sections 1941, 1941.1 and 1941.2 of the California Civil Code.

(2) Each tenant has been or will be given notice of an exclusive right to contract for the purchase of his/her respective unit upon the same terms and conditions that such unit will be initially offered to the general public or terms more favorable to the tenant. The right shall run for a period of not less than ninety (90) days from the date of issuance of the subdivision public report pursuant to Section 11018.2 of the California Business and Professions Code, unless the tenant has given prior written notice of his/her intention not to exercise the right.

(3) Each tenant has been or will be given notice of an exclusive right to lease tenant’s present unit in the conversion project. The right shall run for a period of not less than sixty (60) days following City Council approval of PD zoning. Except as otherwise agreed by tenant, each lease document shall be consistent with this subsection (c) and City Council approved conditions, and shall so provide.

(4) Each tenant at the time of City Council approval of PD zoning shall be offered such a lease at the same initial rent and on similar terms and conditions as tenant’s then existing lease except that duration shall be at least one year.

(5) Each tenant at the time of City Council approval of PD zoning who is age sixty-two (62) or older shall be offered such a lease of at least five years.

(6) Each tenant at the time of City Council approval of PD zoning who has a child or children living with the tenant and enrolled in grades first through sixth shall be offered a lease long enough to allow those children to complete sixth grade. No such lease need exceed six years.

(7) The above lease shall contain a provision limiting rent increases to no more than the percentage increase in the San Francisco – Oakland Consumer Price Index for all Urban Consumers (July 1st to June 30th) or its successor index.

(8) Each tenant at the time of City Council approval of PD zoning who does not purchase a unit will be paid a moving allowance prior to relocation. The allowance shall be based on the average of bids obtained by the converter from California-Public-Utility-regulated moving companies for moving possessions of tenants from at least three units which are typical in features with others in the conversion project (such as three-bedroom, two-bedroom, one-bedroom) and with the moves to be for a distance of up to twenty (20) miles and not less than fifteen (15) miles. The bids shall be obtained by the converter within six months of the move.

(9) Each tenant, at the time of City Council approval of PD zoning, who purchases a unit will be given at least a seven percent price discount plus an optional three percent “as is” discount for accepting existing appliances, floor coverings, and draperies.

(d) The applicant shall submit a schedule of conversion timing designed to reduce the number of displaced tenants at any one time to a level that can be assimilated by available rental housing within a radius of ten miles of the conversion project.

(e) A report on the physical condition of the planned conversion and estimated unit owner payments for capital improvements, repairs and maintenance for both the common area and the individual units shall be given by the applicant to potential unit purchasers. The report shall be based on a structural analysis which describes the condition of the following major physical elements of the project: foundations, walls and roofs, mechanical equipment, recreation facilities, parking facilities, and any appliance.

(1) The report shall estimate, to the best knowledge of the applicant, the approximate date when each element will require replacement and the cost of such replacement. In addition, the applicant’s report shall estimate the ongoing maintenance and repair costs to the buyer of the common area, the cost of utility payments that will be billed to the buyer as an individual, and other costs necessary for normal occupancy.

(2) Said report requirement is expressly intended to realistically apprise a potential buyer of costs he/she may reasonably anticipate with respect to the purchase and maintenance of a unit in community ownership project.

(f) The City shall complete, at the applicant’s expense, a pre-sale inspection of a planned conversion project for compliance with the Housing Codes, and all corrective actions must be made, agreements executed, and/or bonds posted to cover such actions, prior to sale.

(g) The applicant shall include a list of all known tenants’ names and addresses with submission of the request for rezoning. Subsequently, the City may notify through mailing all known tenants of the proposed rezoning at least ten days prior to the rezoning hearing. This notification may also inform the tenants of their future rights and alternatives if the conversion is approved. The failure to mail such notice to all of said persons shall not operate to divest the City of jurisdiction to conduct any hearing required to be held.

(h) Commencement of construction for purposes of SCCC 18.54.070 to a community ownership conversion shall mean the completion of the conversion of at least fifteen percent (15%) of the project units within that time period. Where time limits are not met for purpose of commencement of construction, conversion approvals shall no longer be effective unless subjected to a review by the Planning Commission and another separate approval by the City Council is received. Approvals may be further conditioned. (Zoning Ord. § 27-9; Ord. 1861 § 4, 8-17-10).

18.54.100 Investment apartments – Application and purpose.

Except where the context would indicate otherwise, the provisions of Chapter 18.54 SCCC apply to investment apartments. It is the intent of the City to allow a form of ownership of rental family housing combining separate ownership of multiple rental dwelling units with common ownership by the associated unit owners of the land and buildings where such units are located, in the expectation that such form of ownership will promote a higher degree of ownership concern for property maintenance than is commonly associated with multiple-family rental housing. It is further the purpose of these sections to promote a high standard of maintenance of such developments. Of particular concern on conversions of existing apartment projects are fire safety, building security (solid-core doors with door viewers and deadbolt locks), off-street parking, open space, and landscaping. On new investment apartment projects, the provisions of the then-current Uniform Codes and this title applicable to new construction will apply. (Zoning Ord. § 27-10).

18.54.110 Investment apartments – Definitions.

“Investment apartments” and “investment apartment project” are defined in SCCC 18.06.010. (Zoning Ord. § 27-11).

18.54.120 Investment apartments – Application of the general plan.

Because the conversion of apartments to an investment apartment project does not result in a reduction in the City’s supply of rental housing, any provision in the general plan of the City that is designed to restrict the conversion of apartments to condominiums or any other form of common ownership project shall be deemed not to apply to investment apartments. (Zoning Ord. § 27-12).

18.54.130 Investment apartments – Subdivision.

The construction of or the conversion of existing single-owner(s) apartments to investment apartments as described in SCCC 18.06.010 is a subdivision as defined herein in these sections pertaining to investment apartments. Investment apartments shall be consistent with the provisions for condominiums in SCCC 17.05.010 and the Subdivision Map Act (California Government Code Section 66410 et seq.). In addition to such requirements as may be imposed by these sections pertaining to investment apartments, a subdivision of property in the manner described in SCCC 18.54.110 shall be conditioned upon the following:

(a) Every owner of units shall own as an appurtenance to such units, either (1) an undivided interest in the common areas and facilities of the entire project (or of the tract in which the ownership is located) or (2) a share in the corporation or voting membership in an association owning the common areas and facilities of the entire project (or of the tract in which the ownership is located).

(b) No unit in the development shall be sold until a corporation, association, property owners’ group, or similar entity has been created with the rights to assess all the properties that are jointly owned with interests in the common areas and facilities in the entire development (or in the tract that is part of the entire development) to meet the expenses of such entity, and with the authority to control, and the duty to maintain, all of said mutually available features of the development or tract portion thereof. Such entity shall operate under recorded conditions, covenants, and restrictions (CC&Rs) that shall include compulsory membership of all owners of units and flexibility of assessments to meet changing costs of maintenance, repairs, services, and the rental/leasing of all units within the property area.

(c) The CC&Rs required herein shall be subject to review and approval by the Planning Commission and City Council. They shall be in a form prohibiting rescission or modification without the prior written approval of the City.

(d) No real property interest shall be divided in ownership unless it is first recorded as a separate unit on a recorded final map. (Zoning Ord. § 27-13).

18.54.140 Investment apartments – Tentative map requirements.

(a) Any application for approval of a tentative map for investment apartments shall be accompanied by proposed CC&Rs and a property improvement plan in accordance with this chapter.

(b) Prior to City Council consideration of a final map, CC&Rs shall be reviewed and approved by the City Attorney’s office pursuant to SCCC 18.54.080(c)(1) and the City’s planning division.

(c) Every tentative map for investment apartments shall be subject to the condition that, prior to approval of the final map and prior to conversion and sale of units, the applicant shall be responsible for obtaining permits and inspections of the subject property by personnel of the appropriate City department as necessary to determine compliance with the requirements imposed by the City in the improvement plan.

(d) Prior to the sale of each block of units, applicant shall file with the City’s inspection division a current structural pest control report issued by a licensed structural pest control operator, showing the subject property to be free of termites, dry rot, fungi, and damage therefrom. Such a report shall be deemed current for not more than ninety (90) days following the date of the inspection. (Zoning Ord. § 27-14).

18.54.150 Investment apartments – Development standards – Minimum contents of the CC&Rs.

The establishment of an investment apartment project shall be subject to the following requirements:

(a) In a conversion situation, an application for a planned development (PD) zoning district shall include and be accompanied by an improvement plan pursuant to SCCC 18.54.160. The Planning and Building Inspection Department may also require an improvement plan for new development if it determines additional information is needed to augment the information submitted with the zoning application. If the improvement plan is approved by the City Council, it shall become part of the zoning map of the City as provided for by SCCC 18.04.030. Changes in the improvement plan shall be considered as changes in the zoning map and shall be made in accordance with the procedures set forth in Chapter 18.112 SCCC.

(b) In addition to any other condition required, a condition of approval shall be that CC&Rs are submitted to and approved by the City prior to approval of the final map by the City Council. In reviewing and approving said CC&Rs, the following additional provisions and conditions shall be considered mandatory:

(1) Provision is to be made for compliance with the terms, conditions, and provisions of the PD zoning approval.

(2) Provision shall be made for professional management of the investment apartment complex. This shall include provision for an on-site office staffed on a full-time basis during normal business hours. The investors and owners shall be required to maintain continuously on file with the Planning and Inspection Department of the City the name and mailing address of the manager.

(3) Provision shall be made for the service on the manager of any notice, order, or summons (collectively referred to as “notice”) by the City or other party. Said notice shall be valid and binding on all of the associated owners with respect to the enforcement actions by the City.

(4) Provision shall be made for the recording of the name and address of any successors to the responsible management.

(5) Provision shall be made for fixing and determining responsibility for all service and utility connections.

(6) Provision shall be made for responsibility for maintaining all common walls and structures, and for collection of the cost of repair or maintenance thereof. The associated owners shall collectively be responsible for maintenance and management expenses of all grounds, buildings, and structures on the project site, excluding only the interior surfaces of the dwelling units.

(7) Provisions shall be made requiring management to be responsible for compliance with all terms, conditions, and provisions of City approval, any precise plan approval, and compliance with the zoning, building, and other ordinances of the City.

(8) Provision shall be made that (a) all dwelling units shall be charged rent, (b) no person or persons, including investors or owners, shall be permitted to occupy any unit thereof without payment of rent thereto, or to own fewer than two units, and (c) each unit shall pay the homeowners’ fees to assure proper maintenance of the project.

(9) The CC&Rs shall contain a provision to the effect that use of the premises for investment apartment ownership purposes shall continue only during the existence and compliance with the terms and conditions of the approval of the investment apartment project.

(10) There shall be no amendment to the CC&Rs without the prior approval of the City.

(11) The CC&Rs shall contain a provision that the aforementioned enumerated conditions shall run in favor of the City, a municipal corporation, as well in favor of all other persons interested in said subdivision, and, in the event of violation, may be enforced by the City, but the failure of the City to so enforce shall not bar enforcement in any future proceedings brought by the City or any other interested party.

(c) All properties originally permitted as apartment structures shall be inspected by the City’s inspection division and appropriate fees paid. The corrections set forth in the inspection division’s inspection report shall be included in the proposed improvement plan.

(d) The subdivision of multiple-family residential units to investment apartment units shall result in individual ownership of not less than two dwelling units for each ownership (including, but not limited to, ownership by individual(s), firm(s), association(s), organization(s), partnership(s), corporation(s), etc.) and all dwelling units shall be maintained as rental units.

(e) Except as otherwise provided by this chapter, an existing multiple-family development that is subdivided into investment apartments may comply with the zoning regulations in effect at the time the development was originally constructed.

(f) Each dwelling unit within the investment apartment project shall be provided with a fire-warning system, in conformity with the Uniform Fire Code, as adopted by the City. Smoke detector(s) shall be required for each unit. Such fire-warning system shall be defined as a pull station fire alarm system in each alcove area entryway to units. This alarm system is to have central station monitoring with off-site annunciation at the central monitoring station by individual building to minimize Fire Department response times. Prominent project “you are here” signs shall be permanently installed at each vehicle entrance to the project that clearly show building addresses and locations. Each building shall have an individual street address painted prominently on each building in contrasting colors to facilitate ease of identification.

(g) For conversions, parking shall be provided in the amount of no less than one and one-half parking spaces per unit, except as permitted by SCCC 18.54.060(b)(5).

(h) All investment apartment projects shall be reviewed and approved by the Planning Commission and City Council as a PD rezoning prior to the granting or issuance of the final map. (Zoning Ord. § 27-15; Ord. 1861 § 5, 8-17-10).

18.54.160 Investment apartments – Improvement plan.

(a) An improvement plan for conversions (or as required by the planning division for new construction) is to be approved by the Planning Commission and City Council as a part of the PD rezoning. Emphasis shall be on the following matters: fire safety, building security, off-street parking, open space, and landscaping. The improvement plan shall also provide that all existing on-site facilities that are to be retained are to be brought to a reasonably sound and attractive condition.

(b) Any application for approval of a improvement plan as part of the PD zoning application shall be accompanied by the following:

(1) A site plan showing all existing and proposed structures, including walls and fences, landscaping, irrigation systems (valve and sprinkler head location only), and driveways and parking areas.

(2) A statement of the current and proposed ownership of the subject property and its current and proposed use.

(3) A description of the property, including acreage and number of existing and proposed dwelling units categorized by the number of bedrooms in each unit.

(4) A statement of proposed improvements and estimated costs as well as a projected time frame for all improvements.

(5) A statement of the current and proposed management program, including structural maintenance and parking assignments.

(6) A statement of current and projected rents extending to twelve (12) months after conversion to investment apartments.

(7) A statement of proposed assessments and fees to be charged to owners of dwelling units after conversion to investment apartments. (Zoning Ord. § 27-16).

18.54.170 Investment apartments – Inspections.

As a condition to obtaining the inspections of the subject property required by this chapter, the applicant shall pay such inspection fees as may be established from time to time by resolution of the City Council. (Zoning Ord. § 27-17).