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HomeMy WebLinkAbout06-33 - Resolutions RESOLUTION NO. 06-33 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA,APPROVING TENTATIVE TRACT MAP SUBTT17938,A REQUEST TO SUBDIVIDE 1.47 ACRE OF LAND TO CONVERT AN EXISTING, VACANT THREE-STORY PROFESSIONAL OFFICE BUILDING (SHELL BUILDING) INTO 12 CONDOMINIUMS WITHIN THE MIXED USE DISTRICT (SUBAREA 18), LOCATED AT THE SOUTHWEST CORNER OF 5TH STREET AND MILLIKEN AVENUE;AND MAKING FINDINGS IN SUPPORT THEREOF—APN: 0210-082-70. A. Recitals. 1. Bob Gallishaw, Inc., filed an application for approval of Tentative Tract Map SUBTT17938, as described in the title of this Resolution. Hereinafter in this Resolution,the subject Tentative Tract Map request is referred to as "the application." 2. On the 12th day of April 2006, the Planning Commission held a duly advertised public hearing for the above-described map and concluded said hearing on that date. 3. All legal prerequisites prior to the adoption of this Resolution have occurred. B. Resolution. 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. Based upon the substantial evidence presented to this Commission during the above-referenced public hearing on April 12, 2006, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The subject property is within the Empire Lakes development(Subareal8); and b. The application proposes to convert an existing,vacant professional office building into 12 condominium units; 3. Based upon the substantial evidence presented to this Commission during the above-referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. That the Tentative Tract Map is consistent with the General Plan, Development Code, and any applicable specific plans; and b. That the design or improvements of the Tentative Tract Map is consistent with the General Plan, Development Code, and any applicable specific plans; and C. That the site is physically suitable for the type of development proposed; and d. That the design of the condominium subdivision is not likely to cause substantial environmental damage and avoidable injury to humans and wildlife or their habitat; and PLANNING COMMISSION RESOLUTION NO. 06-33 SUBTT17938 — BOB GALLISHAW April 12, 2006 Page 2 e. That the Tentative Tract Map is not likely to cause serious public health problems; and f. That the design of the Tentative Tract Condominium Map will not conflict with any easement acquired by the public at large, now of record, for access through or use of the property within the proposed subdivision. g. The proposal is compatible with the objective, policies, elements, and program specified in the General Plan; and h. The design or improvement of the project is consistent with applicable General Plan; and i. The proposal is consistent with the purposes of Rancho Cucamonga Municipal Code, Title 17 Development Code, Chapter 17.22; and j. The proposal promotes the health, safety, and welfare of the residents of the City. 4. This project is categorically exempt from the requirement of the California Environmental Quality Act (CEQA) pursuant to State CEQA guidelines Section 15301. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth below and in the Standard Conditions, attached hereto and incorporated herein by this reference. Planning Department 1) A copy of the proposed Declaration of Plan for Condominium Ownership for Building 3 of the Milliken Corporate Center which will apply and which shall include an agreement for common area maintenance, including facilities and landscaping, together with an estimate of the initial assessment fees anticipated for such maintenance; a description of a provision for maintenance of vehicular access areas within a project; and an indication of appropriate responsibilities for maintenance of all utility lines and services for each unit. 2) Tenant's Right to Purchase. As provided in Government Code Section 66427.1(b), any present tenant or tenants of any unit shall be given a nontransferable right of first refusal to purchase the unit occupied at a price no greater than the price offered to the general public. The right of first refusal shall extend for at least 60 days from the date of issuance of the subdivision public report or commencement of sales, whichever date is later. Engineering Department 1) Provide on Sheet 2 of the Tentative Tract Map the following: PLANNING COMMISSION RESOLUTION NO. 06-33 SUBTT17938 — BOB GALLISHAW April 12, 2006 Page 3 a) Provide on top the same information as shown on the top of Sheet 1 and add below for office condominium purposes. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 12TH DAY OF APRIL 2006. PLANNING CO ISSION OF THE CITY OF RANCHO CUCAMONGA BY am 7ft, hairman ATTEST: Dan Coleman, Acting Secretary 1, Dan Coleman, Acting Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 12th day of April 2006, by the following vote-to-wit: AYES: COMMISSIONERS: FLETCHER, MACIAS, McPHAIL, MUNOZ, STEWART NOES: COMMISSIONERS: NONE ABSENT: COMMISSIONERS: NONE COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CONDITIONS PROJECT#: TENTATIVE TRACT MAP SUBTT17938 SUBJECT: CONDOMINIUMS APPLICANT: BOB GILLISHAW, INC. LOCATION: SOUTHWEST OF 5TH STREET AND MILLIKEN AVENUE ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DEPARTMENT, (909) 477-2750, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. General Requirements Completion Date 1. The applicant shall agree to defend at his sole expense any action brought against the City, its agents,officers,or employees,because of the issuance of such approval,or in the alternative,to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any Court costs and attorney's fees which the City, its agents, officers, or employees may be required by a court to pay as a result of such action. The City may,at its sole discretion,participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his obligations under this condition. B. Time Limits 1. This tentative tract map shall expire, unless extended by the Planning Commission, unless a complete final map is filed with the City Engineer within 3 years from the date of the approval. C. Site Development 1. The site shall be maintained in accordance with the approved plans which include site plans, architectural elevations,exterior materials and colors,landscaping,sign program,and grading on file in the Planning Department,the conditions contained herein, Development Code regulations, the Empire Lakes (Subarea 18) criteria. 2. Prior to any use of the project site or business activity being commenced thereon,all Conditions of Approval shall be completed to the satisfaction of the City Planner.' SC-1-05 1 Project No.SUBTT17938 Completion Date 3. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has commenced, whichever comes first. 4. Approval of this request shall not waive compliance with all sections of the Development Code,all other applicable City Ordinances, and applicable Community or Specific Plans in effect at the time of building permit issuance. 5. Street names shall be submitted for City Planner review and approval in accordance with the adopted Street Naming Policy prior to approval of the final map. 6. All parkways, open areas, and landscaping shall be permanently maintained by the property owner, homeowners'association,or other means acceptable to the City. Proof of this landscape maintenance shall be submitted for City Planner and City Engineer review and approved prior to the issuance of building permits. 7. The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of the Owners'Association are subject to the approval of the Planning and Engineering Departments and the City Attorney. They shall be recorded concurrently with the Final Map or prior to the issuance of Building Permits, whichever occurs first. A recorded copy shall be provided to the City Engineer. The Owners' Association shall submit to the Planning Department a list of the name and address of their officers on or before January 1 of each and every year and whenever said information changes. D. Landscaping 1. For multi-family residential and non-residential development,property owners are responsible for the continual maintenance of all landscaped areas on-site, as well as contiguous planted areas within the public right-of-way. All landscaped areas shall be kept free from weeds and debris and maintained in healthy and thriving condition,and shall receive regular pruning,fertilizing,mowing, and trimming. Any damaged,dead,diseased,or decaying plant material shall be replaced within 30 days from the date of damage. 2. The final design of the perimeter parkways,walls,landscaping,and sidewalks shall be included in the required landscape plans and shall be subject to City Planner review and approval and coordinated for consistency with any parkway landscaping plan which may be required by the Engineering Department. APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DEPARTMENT,(909)477-2710, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: NOTE: ANY REVISIONS MAY VOID THESE REQUIREMENTS AND NECESSITATE ADDITIONAL REVIEW(S) E. General Requirements 1. Submit five complete sets of plans including the following: a. Site/Plot Plan; b. Foundation Plan; C. Floor Plan; d. Ceiling and Roof Framing Plan; e. Electrical Plans (2 sets,detached) including the size of the main switch, number and size of service entrance conductors, panel schedules, and single line diagrams; SC-1-05 2 Project No.SUBT717938 Completion Date f. Plumbing and Sewer Plans, including isometrics, underground diagrams,water and waste diagram, sewer or septic system location, fixture units, gas piping, and heating and air conditioning; and g. Planning Department Project Number(i.e., SUBTT17938)clearly identified on the outside of all plans. h. Separate permits are required for fencing and/or walls. 2. Submit two sets of structural calculations, energy conservation calculations, and a soils report. Architect's/Engineer's stamp and "wet" signature are required prior to plan check submittal. 3. Contractors must show proof of State and City licenses and Workers'Compensation coverage to the City prior to permit issuance. 4. Business shall not open for operation prior to posting the Certificate of Occupancy issued by the Building and Safety Department. F. Site Development 1. Plans shall be submitted for plan check and approved prior to construction. All plans shall be marked with the project file number (i.e., SUBTT17938). The applicant shall comply with the latest adopted California Codes, and all other applicable codes, ordinances, and regulations in effect at the time of permit application. Contact the Building and Safety Department for availability of the Code Adoption Ordinance and applicable32 handouts. 2. Prior to issuance of building permits for a new residential projector major addition,the applicant shall pay development fees at the established rate. Such fees may include,but are not limited to: City Beautification Fee, Park Fee, Drainage Fee,Transportation Development Fee, Permit and Plan Check Fees,Construction and Demolition Diversion Program deposit and fees and School Fees. Applicant shall provide a copy of the school fees receipt to the Building and Safety Department prior to permit issuance. 3. The Building and Safety Official shall provide the street addresses after tract/parcel map recordation and prior to issuance of building permits. 4. Construction activity shall not occur between the hours of 8:00 p.m. and 6:30 a.m. Monday through Saturday, with no construction on Sunday or holidays. 5. Construct trash enclosure(s) per City Standard (available at the Planning Department's public counter). G. New Structures 1. Provide compliance with the California Building Code (CBC) for property line clearances considering use, area, and fire-resistiveness construction. 2. The project shall be designed tom comply with the 2001 California Building Codes (CBC), the California Fire Code and with RCFPD Ordinances 15 and 39. 3. Provide compliance with the California Building Code for required occupancy separations. 4. Provide draft stops in attic areas, not to exceed 3,000 square feet, in accordance with CBC Section 1505. 5. Exterior walls shall be constructed of the required fire rating in accordance with CBC Table 5-A 6. Openings in exterior walls shall be protected in accordance with CBC Table 5-A. SC-1-05 3 Project No.SUBTT17938 Completion Date 7. Provide the required restroom facilities per the CBC Appendix Chapter 29. 6. All exit components must comply with the requirements of CBC Chapter 10 (adjoining rooms, rated corridors, door swings, separation of exits, etc.). 9. At the time of tenant improvement plan check submittal,additional requirements may be required. 10. Clearly indicate on the plans compliance with ADA requirements for the disabled. 11. A registered architect must sign and stamp the plans. H. Grading 1. Grading of the subject property shall be in accordance with California Building Code,City Grading Standards, and accepted grading practices. The final grading plan shall be in substantial conformance with the approved grading plan. 2. A soils report shall be prepared by a qualified engineer licensed by the State of California to perform such work. 3. A geological report shall be prepared by a qualified engineer or geologist and submitted at the time of application for grading plan check. 4. At the time of tenant improvement plan check submittal (for construction), additional requirements may be required. 5. The final grading, appropriate certifications and compaction reports shall be completed, submitted, and approved by the Building and Safety Official prior to the issuance of building permits. 6. A separate grading plan check submittal is required for all new construction projects and for existing buildings where improvements being proposed will generate 50 cubic yards or more of combined cut and fill. The grading plan shall be prepared,stamped, and signed by a California registered Civil Engineer. Note on title sheet that tenant improvement plans must be submitted for plan check and be approved prior to construction. The applicant shall comply with the latest adopted California Codes,and all other applicable codes, ordinances, and regulations in effect at the time of permit application. Contact the Building and Safety Division if you have any questions about the procedures at (909) 477-2710. APPLICANT SHALL CONTACT THE FIRE SAFETY DEPARTMENT, FIRE PROTECTION PLANNING SERVICES AT, (909) 477-2770, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: SEE ATTACHED SC-1-05 4 � � Rancho Cucamonga Fire Protection District Fire Construction Services STANDARD CONDITIONS February 23, 2006 Fairway View (3) Story Fairway View and 6th St Assume Tentative Tract for Condominium Purpose SUBTT17938 THE FOLLOWING STANDARD CONDITIONS APPLY TO THIS PROJECT The RCFPD Procedures & Standards which are referenced in this document can be access on the web at hftp://www.ci.rancho-cucamonga.ca.us/fire/index.htm under the Fire Safety Division & Fire Construction Services section. Search by article; the preceding number of the standard refers to the article. Chose the appropriate article number then a drop down menu will appear, select the corresponding standard. FSC-1 Private Water Supply 1. The private water supply must be maintained by the owners association as it was originally approved. FSC-5 Fire Alarm System & Automatic Fire Sprinkler System 1. The fire sprinkler system's riser and the fire alarm panel must be accessible from outside the building by all tenants. Please provide a riser room with a 3'0"x6'8" exterior door for access into the riser and alarm room. FSC-6 Fire District Site Access Shall be maintained as approved. Prior to any alteration to the approved site access RCFPD review is required. Fire District access roadways include public roads, streets and highways, as well as private roads, streets drive aisles and/or designated fire lanes. Please reference the RCFPD Fire Department Access Roadways Std #9-7. 1. Location of Access: All portions of the structures 1s' story exterior wall shall be located within 150-feet of Fire District vehicle access, measure on an approved route around the exterior of the building. Landscaped areas, unpaved changes in elevation, gates and fences are deemed obstructions. 2. Specifications for private Fire District access roadways per the RCFPD Standards are: a. The minimum unobstructed width is 26-feet. b. The maximum inside turn radius shall be 24-feet. c. The minimum outside turn radius shall be 50-feet. d. The minimum radius for cul-de-sacs is 45-feet. e. The minimum vertical clearance is 14-feet, 6-inches. f. At any private entry median, the minimum width of traffic lanes shall be 20-feet on each side. g. The angle of departure and approach shall not exceed 9-degrees or 20 percent. h. The maximum grade of the driving surface shall not exceed 12%. i. Support a minimum load of 70,000 pounds gross vehicle weight (GVW). j. Trees and shrubs planted adjacent to the fire lane shall be kept trimmed to a minimum of 14-feet, 6-inches from the ground up. Vegetation shall not be allowed to obstruct Fire Department apparatus. 3. Access Doorways: Approved doorways, accessible without the use of a ladder, shall be provided as follows: a. In buildings without high-piled storage, access shall be provided in accordance with the 2001 California Building Code, Fire and/or any other applicable standards. b. In buildings with high-piled storage access doors shall be provided in each 100 lineal feet or major fraction thereof, of the exterior wall that faces the required access roadways. When railways are installed provisions shall be made to maintain Fire District access to all required openings. 4. Access Walkways: Hardscaped access walkways shall be provided from the fire apparatus access road to all required building exterior openings. 5. Commercial/Industrial Gates: Any gate installed across a Fire Department access road shall be in accordance with Fire District Standard #9-2. The following design requirements apply: a. Prior to the fabrication and installation of the gates, plans are required to be submitted to Fire Construction Services (FCS) for approval. Upon the completion of the installation and before placing the gates in service, inspection and final acceptance must be requested from FCS. b. Gates must slide open horizontally or swing inward. C. Gates may be motorized or manual. d. When fully open, the minimum clearance dimension of drive access shall be 20 feet. e. Manual gates must be equipped with a RCFPD lock available at the Fire Safety Office for$20.00. f. Motorized gates must open at the rate of one-foot per second. 2 g. The motorized gate actuation mechanism must be equipped with a manual override device and a fail-safe or battery backup feature to open the gate or release the locking Mechanism in case of power failure or mechanical malfunction. h. Motorized gates shall be equipped with a Knox override key switch. The switch must be installed outside the gate in a visible and unobstructed location. i. For motorized gates, a traffic loop device must be installed to allow exiting from the complex. j. If traffic pre-emption devices (TPD) are to be installed, the device, location and operation must be approved by the Fire Chief prior to installation. Bi-directional or multiple sensors may be required due to complexity of the various entry configurations. 6. Fire Lane Identification: Red curbing and/or signage shall identify the fire lanes. A site plan illustrating the proposed delineation that meets the minimum Fire District standards shall be included in the architectural plans submitted to B&S for approval. 7. Approved Fire Department Access: Any approved mitigation measures must be clearly noted on the site plan. A copy of the approved Alternative Method application, if applicable, must be reproduced on the architectural plans submitted to B&S for plan review. FSC-10 Occupancy and Hazard Control Permits Listed are those Fire Code permits commonly associated with the business operations and/or building construction. Plan check submittal is required with the permit application for approval of the permit; field inspection is required prior to permit issuance. General Use Permit shall be required for any activity or operation not specifically described below, which in the judgment of the Fire Chief is likely to produce conditions that may be hazardous to life or property. • Aerosol Products Magnesium Working • Application of Flammable Finishes Motor Vehicle Fuel-Dispensing Operation • Automobile Wrecking Yards Open Burning • Battery Systems Organic Coating • Candles and open flames in public assemblies Ovens • Cellulose Nitrate Powder Coating • Compressed Gases Public Assembly • Cryogenics Pyrotechnical Special Effects • Dry Cleaning Plants Radioactive Materials • Dust-Producing Processes and Operations Refrigeration Systems • Explosive or Blasting Agents Repair Garages • Flammable and Combustible Liquids Rubbish Handling Operations • Fruit Ripening Plants Spraying or Dipping Operations 3 • Hazardous Materials Tents, Canopies and/or Air Supported Structures • High-Pile Combustible Storage (HPS) Tire Storage • Liquefied Petroleum Gases Welding and Cutting Operations • LPG or Gas Fuel Vehicles in Assembly Buildings Wood Products/Lumber Yards FSC-11 Hazardous Materials—Submittal to the County of San Bernardino The San Bernardino County Fire Department shall review your Business Emergency/Contingency Plan for compliance with minimum standards. Contact the San Bernardino County Fire, Hazardous Materials Division at (909) 387-4631 for forms and assistance. The County Fire Department is the Cal/EPA Certified Unified Program Agency (CU PA) for the City of Rancho Cucamonga. 1. If the facility is a NEW business, a Certificate of Occupancy issued by Building & Safety will not be finalized until the San Bernardino County Fire Department reviews your Business Emergency/Contingency Plan. California Government Code, Section 65850.2 prohibits the City from issuing a final Certificate of Occupancy unless the applicant has met or is meeting specific hazardous materials disclosure requirements. A Risk Management Program (RMP) may also be required if regulation substances are to be used or stored at the new facility. 2. Any business that operates on rented or leased property which is required to submit a Plan, is also required to submit a notice to the owner of the property in writing stating that the business is subject to the Business Emergency/Contingency Plan mandates and has complied with the provisions. The tenant must provide a copy of the Plan to the property owner within five (5) working days, if requested by the owner. FSC-12 Hazardous Materials - Submittal to Fire Construction Services Plans shall be submitted and approved prior to construction of buildings and/or the installation of equipment designed to store, use or dispense hazardous materials in accordance with the 2001 California Building, Fire, Mechanical, Plumbing, Electrical Codes, RCFPD Ordinances FD15 and FD39 and other implemented and/or adopted standards. FCS-14 Map Recordation 1. RECIPROCAL AGREEMENTS for Fire Department Emergency Access and Water Supply are required on this project. The project appears to be located on a property that is being subdivided. The reciprocal agreement is required to be recorded between property owners and the Fire District. The recorded agreement shall include a copy of the site plan. The Fire Construction Services shall approve the agreement, prior to recordation. The agreement shall be recorded with the County of San Bernardino, Recorders Office. Reciprocal access agreement— Please provide a permanent access agreement between the owners granting irrevocable and a non-exclusive easement, favoring the Fire District to gain access to the subject property. The agreement shall include a statement that no obstruction, gate, fence, building or other structure shall be placed within the dedicated access, without Fire Department approval. The agreement shall have provisions for emergency situations and the assessing of cost recovery to the property by the fire District. 4 Reciprocal water covenant — Please provide a permanent maintenance and service covenant between the owners granting an irrevocable and non-exclusive easement, favoring the Fire District for the purpose of accessing and maintaining the private water mains, valves and fire hydrants (fire protection systems facilities in general). The covenant shall have provisions for emergency situations and the assessing of cost recovery to the property by the fire District. 2. Hydrant Markers: All fire hydrants shall have a blue reflective pavement marker indicating the fire hydrant location on the street or driveway in accordance with the City of Rancho Cucamonga Engineering Standard Plan 134, "Installation of Reflective Hydrant Markers". On private property, the markers shall be installed at the centerline of the fire access road, at each hydrant location. 3. Access Control Gates: vehicular gates must be inspected, tested and accepted in accordance with RCFPD Standards #9-1 or#9-2 by Fire Construction Services. 4. Fire Access Roadways: The fire access roadways must be maintained in accordance with the approved plans and acceptable to Fire Construction Services. The CC&R's, the reciprocal agreement and/or other approved documents shall be recorded and contain an approved fire access roadway map with provisions that prohibit parking, specify the method of enforcement and identifies who is responsible for the required annual inspections and the maintenance of all required fire access roadways. 5. Address: Commercial/industrial buildings shall post the address with minimum 8-inch numbers on contrasting background, visible from the street and electrically illuminated during periods of darkness. When the building setback exceeds 200 feet from the public street, an additional non-illuminated 6-inch minimum number address shall be provided at the property entrance. Larger address numbers will be required on buildings located on wide streets or built with large setbacks in multi-tenant commercial and industrial buildings. The suite designation numbers and/or letters shall be provided on the front and back of all suites. 6. Hazardous Materials: The applicant must demonstrate (in writing from the County) that the facility has met or is meeting the Risk Management Plan (RMP) or Business Emergency/Contingency Plan with the San Bernardino County Fire Department, Hazardous Materials/Emergency Response and Enforcement Division. The applicant must also obtain inspection and acceptance by Fire Construction Services. 7. Confidential Business Occupancy Information: The applicant shall complete the Rancho Cucamonga Fire District "Confidential Business Occupancy Information" form. This form provides contact information for Fire District use in the event of an emergency at the subject building or property. This form must be presented to the Fire Construction Services Inspector. 8. Mapping Site Plan: An 8 Y2" x 11" or 11" x 17" site plan of the site in accordance with RCFPD Standard #13-1 shall be prepared by the applicant to reflect the actual location of all devices and building features as required in the standard. The site plan must be reviewed and accepted by the Fire Inspector. 9. Please reference the following requirements from the Rancho Cucamonga Development Code. Comply with all issues pertaining to the Life/Fire Safety of the Building and site. 5 17.22.030 Application Information requirement. G. A copy of the proposed declaration of CC and Rs which will apply and which shall include an agreement for common area maintenance, including facilities and landscaping, together with an estimate of the initial assessment fees anticipated for such maintenance; a description of a provision for maintenance of vehicular access areas within a project; and an indication of appropriate responsibilities for maintenance of all utility lines and services for each unit; and H. A physical elements report, which shall include but not be limited to: 1. A report detailing the condition and estimating the remaining useful life of each element of the project proposed for conversion: roofs; foundations; exterior paint; paved surfaces; mechanical systems; electrical systems; plumbing systems including sewage systems swimming pools sprinkler systems for landscaping; utility delivery systems; central or community heating and air-conditioning systems; fire protection systems including automatic sprinkler system, alarm systems, or standpipe systems; and structural elements. Such report shall be prepared by an appropriately licensed contractor or architect or by a registered civil engineer other than the owner. For any element whose useful life is less than five years, a replacement cost estimate shall be provided; and, 2. A structural pest control report. Such report shall be prepared by a licensed structural pest control operator pursuant to Section 8516 of the Business and Professions Code; and 3. A building history report including the following: a. The date of construction of all elements of the project; and b. A statement of the major uses of said project since construction; and C. The date and description of each major repair or renovation of any structure or structural element since the date of construction. For the purposes of this subsection a "major repair" shall mean any repair for which an expenditure of more than one thousand dollars ($1000) was made; and, d. Statement regarding current ownership of all improvements and underlying land, and e. Failure to provide information required by Subsections a through d in this section shall be accompanied by an affidavit, given under penalty of perjury, setting forth reasonable efforts undertaken to discover such information and reason why the information cannot be obtained. 17.22.040 Property development standards. B. Application Requirements. The applicant shall provide the city with a tentative subdivision map in conformance with the State Subdivision Map Act and local ordinance and a development plan of the project including, but not limited to: 1. Dimensions and location of each building or unit and the location of all fences or walls; and 6 2. Building elevations indicating the type of construction material existing and proposed; 3. Typical floor plans of existing units with square footages of unit indicated and the number of units per plan; 4. Location of common area and amenities existing or proposed; 5. Location and dimensions of parking garage, carport, parking area, access ways, and any other on-site area reserved for vehicular use; 6. Location of areas for exterior storage space for individual occupants; and 7. Landscape plan per city standards, which specifies proposed trees, shrubs, plants, and ground cover, and indicates existing landscape massing. Species, quantity, and sizes shall be indicated for proposed landscaping only; and, 8. Evidence that a notice of intent to convert shall be delivered to each existing tenant's dwelling unit. The form of the notice shall be as approved by the Community Development Department and shall contain not less than the following: a. Name and address of current owner; and, b. Name and address of the proposed sub divider; and, C. Approximate date on which the tentative map is proposed to be filed; and d. Tenant's right to purchase; and, e. Tenant's right of notification to vacate; and, f. Tenant's right of termination of lease; and, g. Provision for special cases; and, h. Provision of moving expenses; and, i. Tenant's right to purchase. As provided in Government Code Section 66427.1(b), any present tenant or tenants of any unit shall be given a nontransferable right of first refusal to purchase the unit occupied at a price no greater than the price offered to the general public. The right of first refusal shall extend for at least 60 days from the date of issuance of the subdivision public report or commencement of sales, whichever date is later; and, j. Vacation of units. Each non purchasing tenant, not in default under the obligations of the rental agreement or lease under which he occupies his unit, shall not less than 120 days from the date of receipt of notification from the owner of his intent to convert or from the filing date of the final subdivision map, whichever date is later, to find substitute housing and to relocate; and, k. Other information as may be deemed necessary by the Community Development Department. 7 I I. Any other information that the Director of Community Development deems necessary to determined whether the proposed project is consistent with this chapter. 8