Planning Commission Mtg: March 2, 1994 Santa Monica, California
TO: The Honorable Planning Commission
FROM: Planning Staff
SUBJECT: TPC #311, VTTM# 51767, A Seven-Unit Tenant-
Participating Conversion
Address: 946-948 Ninth Street
Zoning: NWR2
Owner(s): Tokusei Mayeda and Saeko Mayeda
Background: This is an application for approval of a Tenant-
Participating Conversion (TPC) submitted under the provisions of
the Tenant Ownership Rights Charter Amendment (TORCA) approved by
the voters of the City of Santa Monica in June 1984 and amended
in November 1990 and June 1992. As required by the provisions of
TORCA, the public hearing held by the Planning Commission on the
TPC application is held simultaneously with the hearing on the
tentative map for the conversion.
The subject property was constructed in 1925. The property
consists of a two-story, six-unit apartment building with the
seventh unit built over a six-car garage. There are seven one-
bedroom, one-bathroom units and one unit with two-bedrooms, one
bathroom and a den. Seven parking spaces are provided; six
parking spaces in a garage and one open parking space. At the
time of construction, there was no parking requirement, but the
six parking spaces in the garage were provided at that time. All
units will be entitled to the exclusive use of one parking space.
The open parking space will be assigned to Unit E. None of the
tenants are senior citizens nor are any disabled. Unit G is a
vacant unit.
The required building inspection report identified several
existing health or safety issues which require special conditions
by the Planning Commission. The electrical inspection indicated
that there are improper electrical cords throughout the building
due to the minimal amount of outlets. The inspector's
recommendation is that any improper wiring, cords and electrical
lights should be removed as they can be a life hazard. If
needed, additional outlets should be installed. Only Unit G,
which has been remodeled, has G.F.C.I. (Ground Fault Circuit
Interrupters) plugs installed. At the time the building was
built, these were not required, but these are required by current
codes. Any additional or replacement outlets should have
G.F.C.I. plugs. Condition #21 addresses this issue.
The building inspection report also identifies the gas heaters,
except for Unit G, as old. These heaters are subject to pit
holes and cracks in the fireboxes and should be checked by a
specialist, either a heating contractor or the Gas Company, for
defects. This is included as Condition #22.
All units except Unit G have deadbolts on the exterior doors
which require the use of a key from the interior. These keyed
deadbolts are not to the Uniform Housing Code and are identified
as a life hazard. These deadbolts must be replaced with deadbolt
locks which meet current Uniform Housing Code requirements. This
concern is included as Condition #23.
The Planning Commission may deny this application ONLY upon a
specific finding that the proposed conversion fails to meet the
requirements of Article XX of the City Charter (TORCA) or the
State Subdivision Map Act or is the result of fraud,
misrepresentation, or threat or similar coercion.
City staff has found no basis for denial of this application and
therefore recommends approval with the findings and conditions
set forth below.
Summary Information
Number of Total Units 7
Units with Cosigning Tenants 6 (86% of total units)
Units with Tenants Signing 6 (86% of total units)
Intent to Purchase
Units with Senior or
Disabled Tenants 0
Estimate of Conversion Tax $37,800 on sale of all
units
Owner(s) Tokusei Mayeda and Saeko
Mayeda
Last Hearing Date March 12, 1994
per Sub. Map Act
Building Qualification: The subject building is a Qualifying
Building per Section 2001(m) of Article XX of the City Charter,
as declared by the applicant and confirmed by the City Planning
Division, the Building and Safety Division and the Rent Control
Administration office.
Objections: No objections or signature rescissions to this
Tenant-Participating Conversion were filed with the City within
the 30-day objection period following notification to all build-
ing tenants of the Tenant-Participating Conversion Application,
nor were any objections received prior to the time of
distribution of this report to Planning Commissioners.
Additional Information: Additional information may be found in
the attached portions of the Tenant-Participating Conversion Ap-
plication and Tentative Map Application.
Analysis/Recommendation: A Tenant-Participating Conversion,
along with any required tentative map, may only be denied if it
fails to meet the requirements of Article XX of the City Charter,
is the result of fraud, misrepresentation, or threat or similar
coercion, or fails to meet any mandatory requirement of the Sub-
division Map Act.
In that this application meets the requirements of Article XX and
all mandatory requirements of the State Subdivision Map Act,
staff respectfully recommends that Tenant-Participating Conver-
sion TPC #311 and Vesting Tentative Tract Map #51767 be approved
with the following findings and conditions:
TENANT-PARTICIPATING CONVERSION FINDINGS
1. This Tenant-Participating Conversion Application meets the
requirements of Article XX of the City Charter of the City
of Santa Monica along with all mandatory requirements of
the Subdivision Map Act of the State of California.
[reference Section 2004, Article XX]
2. The Tenant-Participating Conversion Application has been
deemed complete and accepted for filing. At the time of
filing it met the requirements of Section 2002 of Article
XX of the City Charter for a complete application. The
subject application:
(a) Identifies the building, its owner and tenants, and
contains a declaration that such building is a
qualifying building, the specific details of which are
incorporated into these findings by reference.
(b) Sets forth, for each tenant occupied unit, the follow-
ing sales information, which is incorporated into
these findings by reference:
1) The maximum sales price for each unit.
2) If seller financing is offered, the minimum
amount to be financed, the minimum down payment,
the maximum rate of interest and the minimum term
of the loan offered by the seller.
(c) Sets forth, for each unit, the following common area,
maintenance and budget information, which is incorpo-
rated into these findings by reference:
1) The plan for the assignment and use of all park-
ing spaces.
2) The plan for the use of all common area
facilities.
3) The occupancy and management plans and policies.
4) A list of all repairs and alterations, if any,
which will be performed before the close of the
first escrow and a temporary relocation assis-
tance plan, if any, that will be offered to ten-
ants impacted by the repairs and alterations
while they are being performed.
5) The plan for allocating costs and expenses for
the building.
6) A prepared monthly maintenance budget based upon
actual maintenance expenses for at least the pre-
ceding two years plus a reserve fund which states
the monthly maintenance assessment for each unit.
7) The procedures for the allocation and use of such
reserve funds.
(d) Contains a declaration with the following information:
1) That there has been a building inspection report
of the accessible portions of the entire build-
ing, including but not limited to, the roof,
walls, floors, heating, air conditioning, plumb-
ing, electrical systems or components of a simi-
lar or comparable nature, and recreational
facilities of the building prepared by a Building
Inspection Service or similar agency within the
preceding four (4) months.
2) That, for each tenant occupied unit, a written
statement setting forth any substantial defects
or malfunctions identified in the building in-
spection report regarding the unit and the common
areas has been delivered to the unit or a tenant
occupying the unit.
3) That, for each tenant occupied unit, a copy of
the complete building inspection report has been
delivered to the unit or a tenant occupying the
unit.
4) The building is used for residential rental pur-
poses and no eviction has occurred pursuant to
Government Code Section 7060 et seq. ("the Ellis
Act") within a five (5) year period prior to the
filing of an application for Tenant-Participating
Conversion.
5) No eviction has occurred pursuant to Section 1806
(h) of the Charter (relating to eviction for pur-
poses of owner occupancy or occupancy by relative
of the owner) within a two (2) year period prior
to the filing of an application for Tenant-
Participating Conversion.
6) In obtaining the signatures of cosigning tenants
and intending to purchase tenants, I/we, as
owner(s) of the building described in this ap-
plication, neither offered nor agreed to pay mon-
ey or other financial consideration to par-
ticipating tenants if the tenants would release
all rights that they had to purchase a rental
unit in the building.
7) That the signature of each cosigning tenant was
obtained only after the delivery, in writing, to
such tenant of the information required in Sub-
section (a), (b), (c), (d), and (e) of Section
2002 of Article XX of the City Charter.
8) That all lawful notices have been given of the
application for conversion.
9) That in obtaining the signatures of cosigning
tenants and intending to purchase tenants,
neither the owner nor the owner's agent or rep-
resentative coerced a tenant to sign by threaten-
ing that the owner, or any successor thereof,
would cease operating the property as residential
rental property pursuant to Government Code Sec-
tion 7060 et seq. ("the Ellis Act") if the pro-
posed conversion of the building pursuant to Ar-
ticle XX of the City Charter did not occur.
10) That no less than forty-five (45) days prior to
obtaining the signatures of cosigning tenants and
intending to purchase tenants, the person intend-
ing to gather the requisite tenant signatures
notified all tenants residing at the owner's
property by certified mail on a form approved by
the City of his or her intent to obtain the sig-
natures and provided these tenants with the in-
formational booklet prepared by the City discuss-
ing the TORCA process, addressing the tenants'
legal rights and obligations under TORCA, and
informing the tenants of upcoming seminars.
11) That, for each tenant occupied unit, a Tenant
Intent to Purchase has been delivered to the
unit or a tenant occupying the unit.
(e) Sets forth the form of tenant ownership for which the
application is submitted.
(f) Has attached to the application Tenant Agreement to
Conversion Forms, signed by cosigning tenants occupy-
ing 86% (not less than two-thirds) of the total number
of residential units in the building. The application
indicates whether the cosigning tenants have an
economic relationship with or are related by blood or
marriage to the owner.
(g) Identifies the cosigning tenants and the units occu-
pied by such tenants and lists all other tenants known
to the owner in the building and the units they
occupy.
(h) Has attached to the application Statements of Tenant
Intent to Purchase, signed by Intending to Purchase
tenants occupying 86% (not less than fifty percent) of
the total number of residential units in the building.
3. The following procedures have been followed in the pro-
cessing of this Tenant-Participating Conversion
Application:
(a) No less than forty-five (45) days prior to obtaining
the signatures of cosigning tenants and intending to
purchase tenants, the person intending to gather the
notified requisite tenant signatures has first noticed
all tenants residing at the owner's property by
certified mail on a form approved by the City of his
or her intent to obtain the signatures and with the
notification has provided an informational booklet to
these tenants prepared by the City discussing the TOR-
CA process, addressing the tenants' legal rights and
obligations under TORCA, and informing the tenants of
upcoming TORCA seminars. The notification form
prepared by the City was in substantial compliance
with the form and substance as prescribed by Section
2003(a) of Article XX of the City Charter.
(b) A Tenant-Participating Conversion Application was
deemed complete and accepted for filing by the City
and meets the requirements of Section 2002 of Article
XX of the City Charter.
(c) The Tenant-Participating Conversion Application was
submitted to the City for filing by the owner on
November 23, 1993, not less than forty (40) days prior
to the owner's submittal to the City for filing of the
application for the tentative subdivision/parcel map
on January 6, 1994, filed under the Subdivision Map
Act of the State of California. No application for
any required tentative subdivision or tentative parcel
map has been deemed complete and accepted for filing
as provided in Section 2003(c) of Article XX of the
City Charter unless the Tenant-Participating
Conversion Application has also been deemed complete
and accepted for filing. The Tenant-Participating
Conversion Application may have been submitted for
filing simultaneously with the service of the Notice
of Intent to Convert required by the Subdivision Map
Act of the State of California.
(d) Within five (5) days of deeming the Tenant-
Participating Conversion Application complete and
accepting it for filing, the City sent notice to every
tenant in the building stating that a Tenant-
Participating Conversion Application had been filed
and that any objections thereto may be filed with the
City within thirty (30) days from the date of the
notice.
(e) Upon deeming the application for the required tenta-
tive subdivision/parcel map complete and accepted for
filing, or if no such map was required, at the end of
forty (40) days from deeming a Tenant-Participating
Conversion Application complete and accepted for
filing, the Tenant-Participating Conversion Applica-
tion and any required map were scheduled for hearing
and processed in accordance with the procedures for
the processing of subdivision maps. The City and the
applicant may have agreed to extend the time period
required for processing.
TENTATIVE MAP FINDINGS
1. The proposed subdivision, together with its provisions for
its design and improvements, is consistent with the
applicable general and specific plans as adopted by the
City of Santa Monica. [Reference California Government
Code Section 66473.5 and Santa Monica Municipal Code
Section 9.20.14.030(a)]
2. The owner(s) and each tenant on the subject property
received copies of this staff report and recommendation at
least three (3) days prior to this public hearing.
3. Notification of this hearing has been in conformance with
Section 9.20.14.010 of the Santa Monica Municipal Code.
4. Each of the tenants of the proposed conversion project has
received, pursuant to Government Code Section 66452.9,
written notification of intention to convert at least six-
ty (60) days prior to the filing of the tentative map pur-
suant to Section 66452. Each such tenant, and each person
applying for the rental of a unit in such residential real
property, has, or will have, received all applicable
notices and rights now or hereafter required by the Sub-
division Map Act. Each tenant has received or will
receive ten (10) days written notification that an
application for a public report will be, or has been,
submitted to the Department of Real Estate, and that such
report will be available on request. The written notices
to tenants shall be deemed satisfied if such notices com-
ply with the legal requirements for service by mail.
5. Each of the tenants of the proposed conversion project has
been, or will be, given written notification within ten
(10) days of approval of a final map for the proposed
conversion.
6. Each of the tenants of the proposed conversion project has
been, or will be, given 180 days written notice of inten-
tion to convert prior to any termination of tenancy due to
the conversion or proposed conversion. This will not al-
ter or abridge the rights or obligations of the parties in
performance of their covenants, including, but not limited
by Sections 1941, 1941.1, and 1941.2 of the Civil Code,
and set forth herein as conditions of approval.
7. Each of the tenants of the proposed conversion project has
been, or will be, given notice of an exclusive right to
contract for the purchase of his or 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 will run for a period
of not less than ninety (90) days from the date of
issuance of the subdivision public report pursuant to Sec-
tion 11018.2 of the Business and Professions Code, unless
the tenant gives prior written notice of his or her inten-
tion not to exercise the right. This will not alter or
abridge the rights or obligations of the parties set forth
herein as conditions of approval.
8. This project has been found to be categorically exempt
from the California Environmental Quality Act of 1970
(Section 15301) and from the City of Santa Monica Guide-
lines for Implementation of the California Environmental
Quality Act (Article 5.a) as a Class 1 exemption.
CONDITIONS
1. The owner shall agree to each condition imposed in connec-
tion with the approval of a Tenant-Participating Conver-
sion Application. Written consent shall be filed prior to
the approval of the required final subdivision/parcel map,
or if no such map is required, within six (6) months from
the date of approval of the Tenant-Participating
Conversion Application and shall be in a form approved by
the City Attorney. The filing of such written consent
shall constitute an agreement, with the City of Santa
Monica and each participating tenant, binding upon the
owner and any successors in interest, to comply with each
and every condition imposed in connection with approval of
this Tenant-Participating Conversion Application. The
City and any participating tenant shall have the right to
specific enforcement of this Agreement in addition to any
other remedies provided by law.
2. The owner shall offer and continue to offer the exclusive
right to purchase each rental unit in the building to the
participating tenant thereof upon the terms set forth in
the application, without change, for a period of not less
than two (2) years from the date of final approval by the
California Department of Real Estate or the date the first
unit in the building is offered for sale, if no approval
by the California Department of Real Estate is required.
Unless a participating tenant has already provided the
owner with written acceptance of the offer, the Tenant's
Sale Price may be adjusted at the beginning of the second
year according to any change reflected in the Price Index
[as defined in Section 2001(k) of Article XX of the City
Charter] occurring during the proceeding year. Upon the
written acceptance of the offer by the participating ten-
ant at any time within the two (2) year period, escrow
shall open within thirty (30) days from the written accep-
tance by the participating tenant. Unless otherwise
agreed by the parties, the period of the escrow shall not
exceed sixty (60) days.
3. No participating tenant shall at any time after the
approval of this Tenant-Participating Conversion
Application be evicted for the purpose of occupancy by the
owner, occupancy by any relative of the owner, or for
demolition of the unit. In the event the participating
tenant does not exercise his or her right to purchase
within the time period set forth, the owner may transfer
the unit without any price restriction to the
participating tenant or any other person. However, in the
event such transfer is to someone other than the
participating tenant, the transfer shall be expressly made
subject to the rights of the participating tenant to
continue to occupy the unit as provided for in Article XX
of the City Charter.
4. Each unit shall at all times remain subject to all terms
and conditions of Article XVIII of the City Charter,
except Section 1803(t), before, during and after any
Tenant-Participating Conversion. If any unit is rented,
the maximum allowable rent for each unit shall be no
greater than the maximum allowable rent allowed under
Article XVIII of the City Charter.
5. The building may be required to comply only with the
applicable laws, including the building, safety, and
zoning codes, which were in effect as of the date the
building was constructed. No new, additional requirements
including, but not limited to, parking, room size, or
interior or exterior improvements of any kind, may be
imposed as a condition, either directly or indirectly, of
the Tenant-Participating Conversion. Notwithstanding the
above, the City may impose reasonable health or safety
requirements consistent with Article XX of the City
Charter upon such buildings provided that such
requirements uniformly apply to all similar multi-
residential structures in the City of Santa Monica,
regardless of the form of ownership of the building.
6. Prior to the approval of the required final subdivision/
parcel map for the Tenant-Participating Conversion, or if
no such map is required, prior to the filing of the writ-
ten consent required by Condition 1 above, each par-
ticipating tenant shall be informed in writing, in a form
approved by the City, of his or her rights under Article
XX of the City Charter.
7. All non-purchasing Participating Tenants who were senior
citizens or disabled on the date of filing the Tenant-
Participating Conversion Application and who personally
occupied a rental unit in this qualifying building con-
tinuously for at least six (6) months immediately preced-
ing the date of the filing of this Tenant-Participating
Conversion Application shall have the nonassignable right
to continue to personally reside in their unit as long as
they choose to do so subject only to just cause evictions
provided that the eviction is not for the purpose of occu-
pancy by the owner, occupancy by any relative of the
owner, or for demolition of the unit. In addition, should
the maximum allowable rent provision of Article XVIII of
the City Charter no longer apply, the rent for each such
unit shall be adjusted annually to allow an increase of no
more than the increase in the Price Index [as defined in
Section 2001(k) of Article XX of the City Charter] plus a
reasonable pro rata share of capital replacements for the
building common areas or agreed to capital improvements
for the building's common areas or agreed to capital im-
provements for the unit, except where prohibited by Condi-
tion 12. Within sixty (60) days after the approval of
this Tenant-Participating Conversion Application, any
senior citizen participating tenant who is entitled to the
protections of this condition may designate in writing the
name of one person who is entitled to continue living in
the rental unit under the same terms as the senior citizen
if the senior citizen predeceases him or her and if the
person designated is residing in the unit at the time of
the death of the senior citizen. The person designated by
the senior citizen must be a lawful occupant of the unit,
at least fifty-five (55) years of age on the date of the
filing of this Tenant-Participating Conversion
Application, and must have resided in the unit for a
continuous period of six (6) months prior to the filing of
the Tenant-Participating Conversion Application.
All other non-purchasing Participating Tenants who
personally occupied a rental unit in this qualifying
building continuously for at least six (6) months
immediately preceding the date of filing of this Tenant-
Participating Conversion Application shall be given the
nonassignable right to continue to personally reside in
their unit subject only to just cause eviction for a
period of five (5) years from the date the first unit is
offered for sale. No eviction shall be allowed during
this time period except for just cause provided the
eviction is not for the purpose of occupancy by the owner,
occupancy by any relative of the owner, or demolition of
the unit. In addition, during this time period, should
the maximum allowable rent provisions of Article XVIII of
the City Charter no longer apply, the rent for each unit
shall be adjusted annually to allow an increase of no more
than the increase in the Price Index [as defined in
Section 2001(k) of Article XX of the City Charter] plus a
reasonable pro rata share of capital improvements for the
building's common areas or agreed to capital improvements
for the unit, except where prohibited by Condition 12.
All rights under this condition shall expire upon the
termination of the landlord-tenant relationship between
the owner and the participating tenant entitled to the
protections of this condition.
For purposes of this condition, "just cause" means one of
the reasons set forth in Subsections (a) through (g) of
Section 1806 of the City Charter.
This condition shall be interpreted in accordance with
Santa Monica City Attorney Informal Opinion Number 84-57.
8. Non-purchasing Participating Tenants shall not be subject
to eviction pursuant to Government Code Section 7060 et
seq. ("the Ellis Act").
9. The owner shall pay the Tenant-Participating Conversion
Tax in the manner required by Section 2008 of Article XX
of the City Charter.
10. No owner shall close the first escrow without completing
the repairs and alterations agreed to pursuant to Section
2002(c)(4) of Article XX of the City Charter. The time to
complete the repairs and alterations may be extended for a
period not to exceed ninety (90) days if the tenant pur-
chasing the first unit agrees to the extension and the
owner provides a bond approved by the California
Department of Real Estate in an amount sufficient to cover
the cost of the work yet to be completed. The Building
Officer of the City of Santa Monica may authorize a
further extension of time to complete the repairs and
alterations upon finding that the owner has diligently
sought to make the repairs during the initial extension
period and that additional time is reasonable required to
complete the work.
In addition to any other remedy provided by law, for each
consecutive calendar day that an owner fails to complete
the repairs and alterations agreed to pursuant to Section
2002(c)(4) of Article XX of the City Charter in a timely
manner, the owner shall be liable to the City in the
amount of two hundred fifty dollars ($250.00) for the
first day and one hundred dollars ($100.00) per day for
each day thereafter. No penalty imposed under this Sub-
section shall exceed two (2) times the cost of the repairs
or alterations that were not timely completed by the
owner, but in no event shall the penalty be less than
$250.00.
11. Prior to the filing and approval of the Tenant-
Participating Conversion Application by the Planning
Commission or City Council on appeal, no participating
tenant shall offer or agree to release all rights that he
or she has to purchase a rental unit in the building in
return for receiving money or other financial
consideration from the owner.
12. The maximum allowable rent of non-purchasing participating
tenants shall not at any time after the approval of the
Tenant-Participating Conversion Application be increased
due to capital expenditures incurred at the building as
listed in the Tenant-Participating Conversion Application
or as conditions of the conversion approved by the Santa
Monica Planning Commission or by the City Council on
appeal.
13. The requirements of these conditions shall be set forth in
the Declaration of Covenants, Conditions, and
Restrictions, or equivalent document, and shall
specifically name the participating tenants in each unit
entitled to the benefits and protections of Article XX of
the City Charter. The City Attorney shall review and
approve for compliance with Article XX the Covenants,
Conditions, and Restrictions, or equivalent documents,
prior to the approval of the required final
subdivision/parcel map, or if no such map or final parcel
map is required, prior to the filing of the written
consent required by Subdivision(b)(1) of this Section. To
the extent applicable, the requirements of Article XX
shall be made a part of the rental agreement with the
participating tenants.
14. The Declaration of Covenants, Conditions, and Restric-
tions, or equivalent document, shall contain a non-
discrimination clause in substantially the following form:
"No unit owner shall execute or file for record any
instrument which imposes a restriction upon the sale,
leasing or occupancy of his or her unit on the basis of
sex, race, color, religion, ancestry, national origin,
age, pregnancy, marital status, family composition,
handicap, Acquired Immune Deficiency Syndrome (A.I.D.S.),
sexual orientation, or the potential or actual occupancy
of minor children. The association shall not discriminate
on the basis of sex, race, color, religion, ancestry,
national origin, age, pregnancy, marital status, family
composition, handicap, Acquired Immune Deficiency Syndrome
(A.I.D.S.), sexual orientation, or the potential or actual
occupancy of minor children."
15. Approval of this Tenant-Participating Conversion
Application shall expire if the required final
subdivision/parcel map is not approved within the time
period set forth in the Subdivision Map Act of the State
of California, or if no such map is required, if the
written consent required by Condition 1 is not filed
within the required time period.
16. The tentative subdivision/parcel map shall expire 24
months after approval, except as provided in the
provisions of California Government Code Section 66452.6
and Sections 9.20.18.010-9.20.18.030 of the Santa Monica
Municipal Code. During this time period, the final map
shall be presented to the City of Santa Monica for approv-
al. If the tentative map is a vesting tentative map
pursuant to California Government Code Section 66474.2,
the provisions of Santa Monica Municipal Code Section
9.20.06.060 also shall apply.
17. The applicant shall comply with all requirements set forth
in Government Code Section 66427.1, including notification
of tenants regarding application for a public report to
the Department of Real Estate and notification of tenants
regarding approval of a final map for the conversion.
18. The developer/applicant shall provide the Engineering
Department of the City of Santa Monica with one Dizal
Cloth print reproduction and microfilm of each sheet of
the final map after recordation.
19. The effective date of this action shall be ten (10)
calendar days from the date of Planning Commission
determination or, if appealed per Section 9.20.14.070
(SMMC), at such time as a final determination is made by
the City Council.
20. For information purposes, the following persons are
identified in the application as participating tenants:
Unit
A James and Bella Stern
B Yoshi Hayashi
C Brian Quinn Robbins
D Walter Lesiuk
E Daniel Adams and Edda Malone
F Celeste T. Guerro
G. Vacant
21. Any wiring, cords or electrical lights not in conformity
with the Uniform Housing Code shall be removed. If
required by the Uniform Housing Code, additional or
replacement outlets shall have G.F.C.I. (Ground Fault
Circuit Interrupters) plugs installed. Prior to Final Map
approval, the applicant shall request inspection by the
City's Building and Safety Division to verify compliance.
22. Prior to Final Map approval, all gas heaters, except for
Unit G, shall be inspected by a heating contractor or the
Gas Company for defects, such as pit holes and cracks in
the fireboxes, which are not in compliance with the
Uniform Housing Code requirements. Prior to Final Map
approval, the applicant shall request inspection by the
City's Building and Safety Division to verify completion
of any necessary repair or replacement of gas heaters.
23. All keyed deadbolts must be replaced with deadbolt locks
which meet current Uniform Housing Code requirements.
Replacement of deadbolts must be completed prior to Final
Map approval.
ATTACHMENTS:
A. Summary Cover Sheet
B. Unit/Tenant Info.
C. Seller Financing Info.
D. Parking Plan
E. Repairs and Alterations
F. Summary CC+R's
G. Notice to Tenants of Intent to Convert
H. Radius Map
I. Tract Map
Prepared by: D. Kenyon Webster, Planning Manager
Susan Healy Keene, Assistant Planner
March 1, 1994