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HomeMy WebLinkAboutPC Reso 90-029 PA 89-125 Recommend CC Approval and Establish findings and general provisions RESOLUTION NO. 90 - 029 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL APPROVAL AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT (PD) PREZONING CONCERNING PA 89-125 DONLAN CANYON WHEREAS, the Paragon Group has requested approval of a Planned Development Prezoning, Tentative Map, and Annexation of 196+ acres to allow 17 single-family lots on approximately 10 acres and 300 multi-family units on 16+ acres with approximately 170+ acres of open space in unincorporated Alameda County, west of Silvergate Drive, north of the western terminus of Dublin Boulevard; and WHEREAS, the Planning Commission held public hearings to consider the request on June 4, 1990; and WHEREAS, proper public notice of this request was given in all respects as required by law for the Planning Commission hearings; and WHEREAS, the Staff Report was submitted recommending the Planning Commission recommend approval of the Planned Development Prezoning subject to conditions prepared by Staff; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and written and oral testimony submitted at the public hearing as herein above set forth; and WHEREAS, pursuant to State law (CEQA) and regulations, a Negative Declaration of Environmental Significance has been prepared. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does hereby find: 1. The proposed prezoning, as conditioned, is consistent with the City General Plan and Policies; and 2. The proposed prezoning will not have a significant environmental impact; and 3. The prezoning, as conditioned, is appropriate for the subject property in terms of being compatible to existing land uses in the area, and will not overburden public services; and 4. The prezoning will not have substantial adverse effects on health or safety, or be substantially detrimental to the public welfare, or be injurious to property or public improvements. ti BE IT FURTHER RESOLVED that the Planning Commission hereby recommends City Council approval of PA 89-125 Donlan Canyon Prezoning subject to the general provisions listed below: GENERAL PROVISIONS A. Provisions Applicable to Single Family and Multi-Family Development 1. Intent: This approval is for Planned Development Prezoning PA 89-125 Donlan Canyon. This PD District is established to provide for and regulate the development of multi-family dwelling units and custom single-family dwelling units. This approval prezones 10+ acres for PD low-density single family custom lots 17 units, 16+ acres for multi- family condo/apartments 300 units, and 170+ acres open space/parkland. Development shall be generally consistent with the following submittals labeled Exhibit A on file with the Dublin Planning Department: a. Site Plan, Floor Plans and Elevation Plans prepared by Tanakatsubo Group consisting of 14 sheets dated received May 31, 1990. b. Preliminary Landscape Plans prepared by Camp and Camp Associates consisting of 5 sheets dated received May 31, 1990. c. Tentative Map prepared by Aliquot consisting of 7 sheets dated received May 24, 1990. d. Building envelopes prepared by CADP dated received April 25, 1990. 2. Site Development Review: All structures shall be subject to the Site Development Review procedures established in the City of Dublin Zoning Ordinance unless a Site Development Review waiver is approved by the Planning Director and a zoning approval is granted upon the determination that the construction constitutes a minor project and building permit plans are in accord with the intent and objectives of the Site Development Review procedures. 3. Except as specifically modified by the provisions of this PD District, all applicable and general requirements of the Dublin Zoning Ordinance shall be applied to development within this PD District. 4. The design, location and material of all fencing and retaining walls shall be subject to approval of Site Development Review unless Site Development Review requirement is waived by the Planning Director. 5. All graded cut and fill slope areas shall be revegetated with native trees, shrubs and grasses subject to review and approval of the Planning Director and Public Works Director and Site Development Review approval. 6. All landscape areas within open space and common areas shall be subject to approval of Site Development Review. - 2 - 7. Appropriate all weather surface vehicular access to open space (to existing ranch road north of multi-family project) shall be provided and maintained on a continuous basis, to the satisfaction of the Fire Chief, Public Works Director and Planning Director. 8. All signs established for identification of this project shall be subject to approval of Site Development Review in regards to location, copy and design. 9. Except as may be specifically provided for within these General Provisions for PA 89-125, development shall comply with City of Dublin Site Development Review Standard Conditions (Attachment 1). 10. Except as may be specifically provided for within this PD, development shall comply with City of Dublin Residential Security Requirements (Attachment 2). 11. CC&R's shall be subject to review and approval of the Planning Director prior to recordation of the Final Subdivision Map. 12. The Applicant shall submit an Open Space/Landscape Management Plan subject to review and approval of the Public Works Director and Planning Director in conjunction with Site Development Review. 13. A master trail system plan for the open space area shall be submitted and shall be subject to approval of Site Development Review. 14. Fire buffer zone between development area and open space area shall be provided and maintained by property owners on a continuous basis to the satisfaction of the Dougherty Regional Fire Authority Fire Chief. 15. The fire buffer zone including a list of acceptable plant materials shall be subject to Site Development Review approval. 16. Required parking shall not be located within required setback areas. 17. The developer shall confer with local postal authorities to determine the type of centralized mail receptacles necessary and provide a letter from the Postal Service stating their satisfaction at the time the Site Development Review submittal is made. Specific locations for such units shall be to the satisfaction of the Postal Service and the Dublin Planning Department. If centralized mail units are not required, the developer shall provide written documentation from the Postmaster stating the exemption. 18. Minor modifications in the design, but not the use, may be approved by Staff. Any other change will require Planning Commission approval through the Conditional Use Permit review process or, depending on the magnitude of the modification, submittal of a new Planned Development Rezoning submittal. - 3 - • 19. Proposed water tanks shall be sited and appropriately screened to diminish visual impacts. Site specific visual studies shall be reviewed during the Site Development Review application stages. B. Provisions Applicable to Single Family Residential 1. Yards (setbacks): The minimum requirement for yards shall be as follows: a. Depth of Front Yard (setback): 20 foot minimum Exception: 1) 10 foot minimum for units with side vehicular entrance garages (also see Building height exceptions) and 2) Lots 11, 12 and 13 may deviate from the 20 foot minimum setback subject to approval of Site Development Review finding that either the topographic or vegetative constraints (based upon approved Tree Preservation Study) of the site prevent the development from complying with the 20 foot minimum setback. In no event shall the front yard setback for Lots 11, 12 and 13 be less than 5 feet from the garage. b. Rear Yard (setback): 20 foot minimum, 15 foot minimum clear and level zone Exception: 1) Section 8.26.6.1 Alternate Provisions of Rear Yard (compensating yards) of the Dublin Zoning Ordinance shall apply to building additions; 2) 10-foot minimum for shade structures attached to the unit provided the shade structure is not enclosed (enclosed means more than one vertical wall); 3) Lots 11, 12, and 13 required setbacks will be determined by the approved Tree Preservation Study (see provisions # B6, 7, 8, 9 and 10); and 4) deviation or deck alternative to 15 foot minimum clear and level requirement subject to Site Development Review approval if demonstrated that grading will be minimized. In no case shall the required clear and level area be less than 5 feet. c. Side Yard (setbacks): 5 foot minimum with 25 foot total aggregate side yard setback required. 5 foot wide minimum clear and level zone each side yard. Exception: 1) 15 foot minimum side yard setback for street side yard of corner lot; 2) Lots 11, 12 and 13 setbacks subject to Tree Preservation Study (see Provision # B6, 7, 8, 9 and 10); and 3) decks may be provided when 5 foot wide minimum clear and level is not possible due to topography or vegetation subject to Site Development Review approval. d. General Development Provisions: i. Fireplaces, chimneys and air conditioning units shall not encroach within the required clear and level zone. Other encroachments shall be subject to Planning Director review and approval. - 4 - ii. Roof eaves, pop-outs, bays, architectural projections and columns may project 3 feet into required yards subject to compliance with building code requirements. iii. Accessory structures located in required yards shall be subject to the provisions of Section 8-60.20 through 8- 60.32, 8-60.59 of the Dublin Zoning Ordinance. Exception: 1) accessory structures shall maintain 3 foot minimum required setback; and 2) accessory structures located on Lots 4, 5, 6, 7 and 8 shall maintain rear yard setback in compliance with site specific visual analysis prepared during Site Development Review. 2. Building Height: 35 foot maximum or two and one half (2-1/2) stories at any one point. Building height shall be measured from the finished grade at the perimeter of the building to the top of the structure. Exception: 1) building height for units with garage 10 foot front yard setbacks, shall not exceed one (1) foot for each one (1) foot the building is setback from the back of sidewalk. However, architectural features and elements may exceed this provision by a 2 foot maximum, and a gable element may exceed this provision by 5 foot maximum; 2) maximum building height on Lots 4, 5, 6, 7 and 8 shall generally conform to the building envelopes established in Exhibit A. Specific height limits for these lots shall be subject to Site Development Review approval; and 3) Lots 4, 5, 6, 7 and 8 may deviate from the established building envelope, subject to approval of Site Development Review and additional site specific visual analysis. 3. Lot Depth: 100 foot minimum. 4. Lot size: 15,000 square foot minimum. 5. Lot width: 40 foot minimum (street frontage), median lot width: 100 foot minimum. 6. Principle structures shall be prohibited within the dripline of the existing woodlands area located on Lots 11, 12 and 13 of the Tentative Map unless tree preservation study approved by the Planning Director determines that principle structures located within the dripline will not adversely impact the woodland area. 7. Prior to issuance of grading permits and/or Site Development Review approval for Lots 11, 12 and 13 a detailed tree survey, horticultural report and tree preservation study shall be submitted to the Planning Department for review and approval. 8. The tree preservation study shall identify everything necessary to preserve the existing trees on site including setbacks, drainage, irrigation, construction activity, and on going maintenance. - 5 - 9. Landscape features (such as decks, trellis, benches, spas) shall be permitted within the dripline of the woodland area on Lots 11, 12 and 13 subject to approval of tree preservation study. 10. The on-going maintenance of the trees in conformance with approved tree preservation study (see Provision B7 and 8) with the existing woodland area on Lots 11, 12 and 13 shall be the responsibility of the individual property owners of the lots in which the trees are located. Requirement for maintenance of said trees shall be incorporated into the CC&Rs. 11. Parking: minimum 2 covered parking spaces per dwelling unit required. 12. Except as specifically modified by the provisions of this PD (PA 89-125) District, the lots developed in the single family residential portion of this PD District shall be subject to the regulations of the R-1 District regarding land use and minimum/maximum development criteria. C. Provisions Applicable to Multi-Family Residential Setbacks - Multi-Family 1. A 20 foot minimum front yard setback is required. The setback is measured from the property line to the closest point of the building structure. Upon the developer's/applicant's acquisition of all or part of Parcel C, as shown on the tentative map, the setback shall be measured from the new property line created as a result of said acquision. 2. Landscape features such as ponds, fountains, trellises, benches and pedestrian walkways or soundwall (as may be required by an acoustical study) may be permitted within said front yard setback subject to Site Development Review approval. 3. A 10 foot minimum setback between building wall (the exterior side of building walls containing heated space) and parking areas/drive aisle/roadways shall be required. Building Height - Multi-Family 4. The maximum permitted building height for residential buildings is 40 feet. Exception: Architectural features and elements may exceed this provision by a maximum of 2 feet. Gable elements may exceed this provision by 5 feet maximim. 5. The maximum permitted building height for the recreation building is 35 feet. Exception: Architectural features and elements may exceed this provision to a maximum of 15 feet subject to Site Development Review approval. 6. The perceived visual bulk and massing of buildings 1 and 2 shall be reduced through design modification to roof facade blending with background. Design, material, and colors are subject to Site Development Review approval. - 6 - 7. Accessory structures located within private open space areas (patio and deck areas assigned to individual units) shall maintain 3 foot minimum rearyard and sideyard setbacks. 8. The maximum building height for accessory structures within private open space areas shall not exceed 15 feet. 9. Accessory structures shall be subject to zoning approval, regardless of whether building permits are required. 10. Accessory structures within common open space areas shall be subject to Site Development Review and approval. 11. Master Plan for accessory structures identifying acceptable type/size, designs, colors and materials of accessory structures shall be submitted for review subject to Site Development Review approval. Parking - Multi-family 12. A minimum of 2 parking spaces per unit is required. 13. A minimum of 1 parking space per unit shall be covered and assigned to a specific unit. 14. A minimum 15% of the overall number of parking spaces provided shall be reserved and designated on pavement for guest parking only. 15. 35% of uncovered parking spaces may be compact parking spaces. 16. All parking spaces shall be double striped. 17. Required minimum parking dimensions: A) Covered 9' x 20' B) Standard uncovered 9' x 18' C) Compact uncovered 8' x 17' Length reduction exception: A 2 foot overhang is permitted for covered car-port type, standard and compact uncovered parking spaces 18. Private vehicular accessways shall comply with the City of Dublin Preliminary Residential Condominium Development Guidelines (Attachment 3), with the exception that accessways with carport type covered parking may comply with Attachment 4, subject to Site Developement approval. Private Useable Open Space - Multi-Family 19. Private and common open space shall comply with the City of Dublin Preliminary Residential Condominium Development Guidelines. - 7 - 20. At-grade patios for the multiple family residential units shall be individually fenced and shall be supplied with soil preparation to accommodate future planting. Individual hose bibs for each ground level unit patio area shall be provided by the developer. The layout of the enclosed patio areas (as regards size and placement of concrete patio pads and the design of the enclosing fencing and retaining walls) shall be subject to review and approval as part of the respective Site Development Review submittal. Storage - Multi-Family 21. Separate individual lockable and waterproof storage space shall be assigned to each unit. Said storage space shall contain a minimum of 120 cubic feet with a minimum dimension of 4 feet. The location is subject to Site Development Review approval. Refuse Collection/Recycling Collection - Multi-Family 22. Refuse collection areas shall be provided within enclosed areas of solid and substantial materials. The design shall be compatible with the architecture of the project and the height shall exceed the refuse container. The size, design, location and number of refuse collection areas shall be subject to Site Development approval. 23. Recycling collection containment areas shall be provided throughout the project. The specific size, location, design and number of containment areas shall be subject to Site Development Review approval. Energy - Multi-Family 24. All multi-family units shall be provided with separately metered gas for hot water. All meters shall be screened from view within an enclosure that is compatible in design, location and materials to that of the building to which it is to be installed. 25. Exterior lighting fixtures in multi-family areas shall be energy efficient, fluorescent or metal vapor lighting. 26. Landscape design shall incorporate use of solar shading for south and west facing walls in multi-family housing areas. 27. Recreation area pools in the multi-family project shall incorporate solar heaters. The developer shall submit documentation that the number, size, location and design of the solar collector panels will suffice to provide adequate pool heating for a reasonable length of time in each calendar year. Heating of the pools may be supplemented by gas heaters. Miscellaneous Multi-family 28. Should the units be initially occupied as apartment units, all appliances shall either be replaced with new units or the initial buyers provided with a one-year's parts and warranty guarantee on all appliances. - 8 - 29. A pedestrian circulation plan shall be submitted as part of the Site Development Review materials. The plan shall include section details of the pathway system and a detailed pedestrian walkway lighting plan. 30. Light standards (freestanding, pedestrian and/or wall mounted) utilized in this project shall be of a design which shields the light sources from view from off-site while providing for adequate security and safety illumination. Light standards shall be subject to review and approval as part of the Site Development Review submittal in regards to design, location, number and illumination intensity. 31. Handicapped ramps and access as required by Title 24, State of California, shall be provided (parking and walkways serving on-site recreational facilities). Handicapped parking stalls, appropriately signed, shall be provided evenly throughout the project with their location and design as part of the Site Development Review submittal and approval. AYES: Commissioners Barnes, Burnham, Okun and Zika NOES: None ABSENT: None P anning Commission hai rson ATTEST: Planning Director 9 - n CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Planning Department. 1. Final building and site development plans shall be reviewed and approved by the Planning Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either undergrounded or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be - resubmitted to the Dublin Planning Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. k. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. I- TTACHMENT 04 2. Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. g. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. i. That a guarantee from the owners or contractors shall be required guaranteeing all schrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement. 3. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City. • • Jlf-' \ 11+ CITY OF DUBLIN '__\\ ; v/�', P.O.Box 2340,Dublin,California 94568 • City Offices.100 Civic Plaza,Dublin,California 94568 CITY OF DUBLIN RESIDENTIAL SECURITY REQUIREMENTS City Ordinance No. 21-89 1988 Building Code Section 4101 1. Exterior doors. All exterior wood doors shall be of solid wood construction, no less than 1 3/4 inches thick or hollow metal doors. Except for sliding glass doors, exterior doors shall not have glazing larger than 2" unless glazing is 1/4" tempered glass. 2. Locking devices. Exterior swinging doors shall have a lock on the latching device and an auxiliary cylinder dead-bolt. The dead-bolt shall be hardened steel and have a 1" throw. If the cylinder of the lock protrudes from the face of the door it shall be fitted with a cylinder ring guard so it cannot be gripped with pliers or other wrenching devices. Double doors shall have the inactive leaf secured with flush bolts at top and bottom. The bolts shall be hardened steel 1/4" minimum in diameter and shall engage a metal strike plate to a minimum depth of 3/8". 3. Strike plates. Strike plates for wood jambs shall be the high security type and shall be secured with a minimum of two wood screws 3" long which shall engage the door studs. 4. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs on the strike side shall have solid shims above and below the strike plates and the opposite jamb shall have solid shims at the level of the strike plate. Both door studs shall be reinforced with horizontal solid blocking at the approximate height of strike. 5. Hinges. Exterior hinges and hinges of outswinging doors from the garage to the dwelling shall have non-removable pins. 6. Sliding glass doors. Sliding glass doors shall comply with Chapter 54. Sliding glass doors shall be fitted with a locking device that shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances provided for installation and operation. The bolt and strike shall be reinforced by hardened material so as to prevent their separation by pulling, prying or similar attack. An auxiliary locking device shall be installed on the door which may be a pin, lock, or similar device of not less than 1/4" diameter. The pin shall be of hardened material and engage the metal portion of the sliding door. The primary locking device shall be operable by a keyed or code lock inside. Doors with 2 sliding panels shall be locked at the meeting rails and shall have an auxiliary locking device as described above. 7. Entry vision. All main or front entry doors shall be fitted with a viewing device having a field of view of not less than 180 degrees. ATTACHMENt Administration(415)833-6650•City Council(415)833-660 Code Enforcement(415)833-6620 • Engin. Police(415)833-6670 • Public Works - •- n 8. Windows. All accessible dwelling windows shall be secured as follows: a) Sliding glass windows shall be secured on the inside with a locking device capable of withstanding prying or wrenching. An auxiliary lock shall be installed on each sliding window that prevents movement in the sliding track. b) Louvered windows shall not be used within eight feet of ground level, adjacent structures, or fire escapes. c) Casement type windows shall be secured with a metal to metal locking device contacting both frames of the window at the meeting edge. Auxiliary locks such as a pin that penetrates both frame structures shall be installed on casement and double hung windows. d) Windows fitted with a crank type gear opening device shall be fitted with a positive window lock that engages metal to metal. Windows shall not be located within 40 inches of the locking device of any door unless protected by a steel grill with 1/4" minimum diameter bars not more than 2" on center or by a screen with 1/8" diameter wire mesh more than 2" on center mounted on the inside or glazed with 1/4" tempered glass. 9. Garage doors. Vehicle garage doors shall be secured with a metal to metal locking device that prevents the door from being pulled or pried up from the outside. No electric garage door openers shall be permitted that will automatically activate when the door is forced open. Garage doors fitted with automatic openers shall be permited with an alternative form of locking device activated from the interior of the garage. Other garage doors shall comply with all of the provisions of this section. 10. Storage areas. Any exterior storage area attached to a dwelling, apartment or condominium and enclosed by a door shall comply with this section or have a minimum 3/8" diameter hardened padlock hasp. 1/90 I > n n CITY OF DUBLIN PRELIMINARY RESIDENTIAL CONDOMINIUM DEVELOPMENT GUIDELINES Primary Guidelines 1. Parking 2. Open Space 3. Private Vehicular Accessways 4. Storage 5. Refuse Collection 6. Site Development Review Standard Conditions 7. Standard Residential Security Requirements Secondary Guidelines 8. Alameda County Land Use & Development Plan Objectives, Principles and Standards 9. Guidelines for Authorizing Construction or Conversion of Condominium. . .Projects. • . AnAcHMENT€3 Form: DP 83-02 1/7/83 n n 1. Parking Requirements Two spaces per unit, one of which must be covered and assigned to a specific unit. A minimum of 15% of the parking spaces shall be reserved for guest parking only. No more than 25% of the site can be paved for road or parking purposes. Covered parking stalls shall be 9'x 20'. Uncovered parking stalls for standard cars shall be 9'x 18' and for compact cars 8'x 17'. A 2' overhang is permitted. 35% of the uncovered parking stalls may be for compact cars. 2. Open Space Fifty per cent of the site shall contain useable common open space. An open space area must be at least 15 feet wide to be counted as open space. Decks, patios and balconies must be at least 7' wide to be counted as open space. Each ground level unit shall have at least 200 sq. ft. of private useable open space (e.g. decks, patios and balconies) directly adjacent to the unit. Each above grade unit shall have at least 70 sq. ft. of private useable open space directly adjacent to the unit. This space must have a minimum dimension of 6 feet. 3. Private Vehicular Accessways Without parking on either side 20 feet 90° uncovered on one side only 26 feet 90° covered parking on one side only • 30 feet 90° uncovered on both sides 30 feet 90° covered on both sides 32 feet 90° covered on one side and uncovered 32 feet on the other side Sidewalks with handicapped ramps shall be provided to allow resident and visitors to walk through the development without needing to utilize the vehicular accessways. 4. Storage Each unit shall have at least 120 cubic feet of individual lockable and water-proofed storage space assigned it. The space must have a minimum dimension of 4 feet. r1 e"\ 5. Refuse Collection Refuse collection areas shall be enclosed by solid and substantial materials; the design of which shall be compatible with the architecture of the project, and the height of which must exceed the height of the refuse containers. 6. SITE DEVELOPMENT REVIEW STANDARD CONDITIONS CITY OF DUBLIN All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Planning Department. 1. Final building and site development plans shall be reviewed and approved by the Planning Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded fran direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened fran view, and that electrical trans- formers are either undergrounded or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, fleshings, etc., are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be resubmitted to the Dublin Planning Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible fran view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. k. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. e'1 e1 2. Final Landscape Plans, irrigation system plans, tree preservation tech- niques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years fran the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. g. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. i. That a guarantee fran the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required fran the owner insuring regular irrigation, fertilization and weed abatement. 3. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City, or a bond has been posted to cover all costs of the unfinished work, plus 25%. CITY OF DUBLIN POLICE SERVICES 7, STANDARD RESIDENTIAL BUILDING SECURITY RECCMENDATIONS I. DOORS a) Exterior doors and doors leading fran garage areas into private family dwellings shall be of solid core, no less than 1-3/4 inches thick. b) Exterior doors and doors'leading fiau garage areas into private family dwellings shall have auxiliary locks that resist prying or wrenching. These locks may be deadbolt cylinder locks of one inch throw, rim locks, or locks of equivalent burglary resistant construction. The exterior function of the lock may be keyed or coded. The interior function of the lock shall be by a turn piece. c) Breakable decorative or vision panels in exterior doors or within reach of the inside activating device shall be protected by ironwork or steel grills securely fastened to the inside of the panel or wire hung glass. Ironwork shall be constructed of at least 1/8" material of 2" mesh. d) The front exterior doors shall have an interviewer or peepholes. e) Exterior and interior garage out-swinging doors shall have non- removable, hidden or non-accessible hinge pins. f) In-swinging exterior doors shall have rabbited jambs or alternate means of strengthening. g) The strike shall be attached to the jamb and door frame so as to prevent its being dislodged by the force of prying, blows or similar attack. h) Sliding glass doors: All sliding glass doors shall be equipped with a locking device that shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances provided for installation and operation. The bolt and strike shall be reinforced by hardened material so as to prevent their separation by pulling, prying or similar attack. The locking device function may be operable by a keyed lock on the outside and shall be operable by a turn piece on the inside. Double sliding glass doors shall be locked at the meeting rail. II. WINDOWS a) Windows shall be so constructed that when the window is locked it cannot be lifted fran the frame. b) Louvered windows shall not be used within eight feet of ground level, adjacent stairways, or other structures. III. STREET NUMBERS a) The street numbers shall be 3" high of standard design, black material mounted on an opaque light box which is to be lighted at all times. The street numbers shall be located on the structure at a height and location designated by the enforcing agency. IV. MULTIPLE DWELLINGS a) All multiple residential dwelling units shall comply with all residential security requirements. b) A sign directory displaying the numbers and location of all dwelling units in a diagram manner shall be posted at each vehicular entrance and main pedestrian entrance to the property in a location and of a size easily readable from entering vehicles. The directory shall incluvle annunciation as required by the Fire Department. • • 8. LAND USE AND DEVELOPMENT PLAN OBJECTIVES, PRINCIPLES AND STANDARDS TO BE UTILIZED IN THE PREPARATION AND EVALUATION OF LAND USE AND DEVELOPMENT PLANS FOR THE RESIDENTIAL PLANNED DEVELOPMENT DISTRICT 'am • Page I The objectives, principles and standards that follow arc intended to guide the applicant in the preparation of the Land Use and bevelupm;i.t Plan and they will • be used as the basis of the evaluation of the Land Usc• and Development Plan by technical agencies, the Planning Commission and the Board of Supervisors. The Obiectives may be thought of as the primary social, economic and physical goals of the District to which the Land Use and Development Plan should be aimed. The Principles set forth the manner in which the land should be developed to achieve the objectives The Standards are considered to be measures that will assure realization of the objectives and principles; an alternate standard may be utilized if it is demonstrated that it is as effective as the listed standard. 'OBJECTIVES The Planned Development District and the provisions of this resolution, are established to encourage the arrangement of a variety of residential uses on suitable lands in such a manner that the resulting development will: a, be in accord with the General Plan of the County of Alameda; b, provide efficient use of the land that includes preservation of significant open areas and natural and topographic landscape features; c. provide an environment that will encourage the use of common open areas for community activities and other amenities; d, provide variety in the siting of varied housing types and in the design of access and circulation facilities; • e; be compatible with and enhance the development of the general area. PRINCIPLES AND STANDARDS I. COMMON OPEN AREA DESIGN A. Principles: I. Common Open Area (all lands not utilized by Building Sites, the building and its required yards, private outdoor living areas, roads, school sites, and other land areas owned or maintained by a governmental agency) should be: a) Designed as an essential or major element of the development; b) Located to take advantage of and help preserve existing natural amenities such as trees, topographic features, waterways and views; • e) Consolidated generally into large useable areas; but used also to buffer incompatible uses and provide corridors of space around and within developed areas to achieve a spacious character and convenient linkage to all parts of the development. �. 2. Useable Common Ooenreas (that portion of Common :pen Areas that (1,meets criteria 8, 2 for outdoor living) should be: a) Conveniently located for use by all the residents, but primarily distributed so that the largest and most useable areas are in closest proximity to highest density- highest intensity portions of the development; • b) Adequate in size and configuration to acccv.-rodate a wide range of recreational activities whether specific recreational areas or facilities are provided initially or In the future. • _l. Page _ 3. Recreational Areas should be: a) Designed to provide for a wide range of recreational e>,.wricnc:s, both passive and active. The extent and nature of specific improvements such as pools, play fields, court games, tot areas, sitting areas, and nature trails should be related to the g.ncral recreation needs of the residents, site characteristics and the availability of area-wide recreational facilities; b) Provided most generously where high-density--high intensity levels of development result in the limited availability of private outdoor spaces; c) Conveniently located without impairing the view and privacy of individual dwellings; d) • Safe to use, durable, and economical to maintain. 4. The common open area and recreational facilities should be preserved in perpetuity, and that the residents will share the advantages of using it and the responsibilities of maintaining it. B. Standards: 1. All common open areas and recreational facilities shall be owned by a Homeowners Association capable of disolution by 100% of its membership. 2. Useable common open areas shall be: a) Provided at the ratio of 500 sq. ft. per dwelling unit. This requirement may be reduced by 100 sq. ft. for each 500 sq. ft. of Private Outdoor Living Area provided a dwelling unit in excess of that otherwise required by this Resolution (IIB4). b) Consolidated in units of at least 10,000 sq. ft. in area that measure not less than 100 feet in width or depth and shall not exceed a maximum gradient of 10%. . 3. All dwelling units shall be a minimum of 50 feet from the perimeter of all recreation areas and facilities subject to intensive use. II, BUILDING SITE DESIGN A. Principles: • 1. Dwelling concentrations of differing densities should be arranged that in general the highest density portions of the development are closest to existing and anticipated centers of activity, major transporation routes, commercial areas and other public facilities. 2. Dwelling units should be situated: a) In locations which are not subject to the probability of natural or man-made dangers, annoyances or inconveniences; b) To permit optimum site utilization commensurate with the conservation of desirable topographic features; c) In compatible groups of similar building types; d) To take advantage of desirable views; e) To provide natural light and ventilation, adequate privacy and convenient access to and around each building; f) To assure their harm;,niJus rtlatirinship with existing and anticipated development along peripheral boundaries. n -Page 3 3. Spaces should vary between buildingl in accordance with the building size and use in order to achieve a desirable visual and social • relationship. 4. The distance between buildings and streets should vary according to building size, use and character of street traffic in order to provide well planned streetscape and to assure protection from traffic noise, congestion and property damage. 5. Private outdoor living areas for each dwelling unit shall be ample in size, useable in shape and adjacent to the dwelling units served. B. Standards: I. A minimum five (5) foot yard shall be provided adjacent to each exterior building wall. This yard shall be increased: a) Five (5) feet for each story of the building wall over one story; and b) Two (2) feet for the first fifty (50) feet of building wall length, plus one (1) foot for every 10 feet of building•wall length over 50 Feet; and c) Five (5) feet from a limited access street (less than 300 vehicle trips per day); • •d) Ten (10) feet for a minor residential street (300 to 600 vehicle • trips per day; • e) Twenty (20) feet from a neighborhood collector street (600 to 2,000 vehicle trips per day); f) Thirty (30) feet from an arterial (over 2,000 vehicle trips per day); (No yard required a building shall be used to satisfy the yaad requirement of anothrr building.) 2. Peripheral setbacks for a building located along the boundaries of the Planned Development site shall be equal to the required yard for that building:but not less than 20 feet; 3. Private outdoor living areas shall be: a) At least.500 useable sq. ft. in area and measure not less than 15' in width or depth for single occupancy, detached buildings located on the ground floor; b) At least 300 useable sq. ft. In area and measure not less than 15' in width or depth for multiple occupancy attached dwellings located on the ground floor; Page 4 /c. At least 70 useable sq. ft. in area and measure not less than 8' in width or depth for dwellings located above the ground floor. III. DESIGN PRINCIPLES AND STANDARDS FOR RPD ACCESS WAYS A. Purpose: These principles and standards are to be employed in the design, evaluation and approval of access ways in Residential Planned Development District (RPD) Land Use and Development Plans. B. Definition of Access Way For the purpose of these principles and standards "access way" means those areas in an RPD intended for the circulation and maneuvering of motor vehicles where Design Hourly Volume (DHV) does not exceed 100. "Access way" includes accesses to open and covered parking spaces, but not the spaces themselves. C. General Principle - Functional Desion Access ways should be designed to meet the specific conditions present in each development and be integrated with all other elements of the site plan. As local conditions and desired residential characteristics vary, so should access way function and design. The major determinants of RPD access way design are: 1, Desired speed of movement: Generally there will be no need for fast movement of vehicles within the residential portions of Residential Planned Developments, speed and efficiency of movement being of more importance on collector and arterial streets leading to and through the development. Maintaining speeds within a range of from 5-15 mph within the residential portions generally will be desired in the interest of safety and residential compatibility. Exceptions where speeds to 25 mph will be desired may occur in very large or strung out develop- ments where more than 4 minutes travel time (1 mile at 15 mph) on a given access way required to reach the collector or arterial street providing access to and through the development. 2. Volume of traffic: Volume of traffic (DHV) should determine the number of moving lanes and intersection design, including parking bay access, and in combination with design speeds, the width of travel lanes. 3. Type of vehicles served: Travel lane widths should be greater than required for automobiles alone where large service and emergency vehicles must be accommodated. 4. Accommodation of utilities: Wherever necessary, the roadway area should be designed to accommodate water, sewer, electric, telephone, gas and drainage facilities. 5. Maintenance: The access way should be designed structurally for the base to last the life of the RPD and the surface to last at least ten years without significant repairs. Routine and major maintenance should be provided for either through the incorporation into the County Road System or by the Homes Association. Streets intended to serve traffic needs of an area beyond the RPD and collector or arterial streets within the RPD should be County maintained. 6. Safety and residential compatibility: Access ways should be designed to: a. Provide convenient access while minimizing dangers and annoyance. b. Avoid adverse grading and drainage conditions and conserve existing amenities of the site. Page 5 c. Minimize through traffic. 7. Needs of surrounding areas: Provide for general circulation needs of the surrounding area by providing connections to the existing street system and stub streets to undeveloped lands, which streets should be county maintained. D. Standards: 1. Access way width: Access way width is to be determined by adding to the basic travel lane width other elements of the cross section that may be necessary for a given design situation, 1.e., areas for parking, side- walks, landscaping, utilities, protective slopes, etc. 2. Travel lane width: Speed Range Traffic Volume Minimum (DHV)1 Lane Width 10 - 15 mph 0 - 50 9'2 15 - 25 mph 50 - 100 10' 1Design Hourly Volume A minimum 10' width including shoulders is necessary if service and emergency vehicles will use. 3. Grades: Grades should not exceed 12% for portions of access ways likely to be used by school buses. Access ways may have short runs exceeJing 12% but not greater than 15% or not greater than 20% if the access way is no more than 300 ft. in length. 4. Horizontal Curves: Speed Range, mph Lane Centerline Radius 10 - 15 mph 30'1 15 - 25 mph 50' 25 - mph NA 1 Where emergency vehicle service necessary 40' . minimum; right angle turns = 20' minimum 5. Turn around facilities: Maneuvering space for vehicle turnaround should be provided at the ends of dead-end access ways and at 500' intervals along access ways where intersections are run-existent or 1000' or more apart. b. Parking: Parking spaces as required to service the resident and guest needs of the development may be located in lanes adjacent to access ways:, traffic lames, in bays off the access way, in conventional garage and parking structures or in various combinations as appropriate for the particular RPD design concept. Parking lane p arallel to traffic lane: Design Speed Parking Lane Width 0 - 15 mph 8' 15 - 25 mph 9' Page o Parking in bays perpendicular to and adjoining travel lane: Speed Range of DHV Stall Back up Travel Lane Width/Depth (includes travel lane area) 0 - 15 mph 0 - 20 9' - 20' 25' minimum 20 - 50_ 9' - 20' 28' minimum 15__- 25 mph c- Perpendicular Parking Not Permitted 7. Sidewalks and bicycle ways should be provided at locations within the RFD consistent with the need to service pedestrian and bicycle traffic likely to be generated. These facilities, depending on local conditions, may be a part of the vehicle travel way, located adjacent to it or in an entirely separate area. When associated with the access way, the following standards shall apply: Speed Range Traffic Volume Sidewalks Bicycle Ways (mph) (DHV) _ 0 - 15 0 - 20 Part of travel way Part of travel way except when high pedestrian volume anticipated 20 - 50 4' wide, adjoining Part of travel way 15 - 25 0 - 50 4' wide, adjoining Part of travel way 50 - 100 4' wide, seprated 10' wide adjoining by parkstrip roadway (Park strip is 2' wide except where additional width is required for landscaping. 8. Curbs and gutters, shoulders slope and utility easements: Should he provided and included as part of the access way as warranted by traffic, drainage, topographic, soils and road structural conditions. 9. Access way structural section: Access way structural section should consist of a minimum 0.2' asphalt concrete pavement on a 0.5' aggregate base, or greater if determined necessary by base soil analysis. { 1 1 C. Illustrations of standards: Following examples are of some typical access way cross sections that may occur in RPD's through use of the preceding principles and standards. 19'TCTAI-_W_ IDTf O5' 9 Q5' • let§ I t • . Minimum 10 - 15 mph speed ranee and traffic volume 0 - 50 DHV . No provision for emergency or service vehicles necessary . Parking and pedestrian movement accommodated elsewhere . Curbs for drainage and protection of street edge and adjoining landscaping Page 7 .',$.5'TOTAL- NTH 3 lo' y to' cal25 41 1 _ g' 15 - 25 speed and 50 - 100 DHV Parking one side • Sidewalk one sidr • (P,U,E, varies) 46,51TOT'L. WIC'TH 0,5' �� to' e' 20' Curb beuarvi • +g cr thL$ • . 0 - 15 mph speed and 20 - 50 DHV traffic • Parking at right angles in bay open to access way $54-'TOTh1.. W I DTN ► 251t )p' 9' 2.5 4: ,Cuartas I1 .. 1=gs".---17.3)Cd • Speed to 25 mph, traffic 50 - 100 DHV Parking both sides • Sidewalks both sites and separated by parkstrip . Bicycle way provided, separated by planter strip ▪ Slope casement one side (varies) Page 8 . IV. DESIGN OF PEDESTRIAN CIRCULATION SYSTEMS A. Principles: Pedestrian ways should be: 1. Designed to provide for safe and convenient circulation within and beyond the development; special attention should be given to the connections between parking areas, dwelling units and all project facilities; 2. Designed and improved in accordance with their Intended use (i.e., nature trails, entry walks, and street .sidewalks or equivalent); 3. Of proper width, alignment and gradient to provide safety, convenience and appearance suitable for pedestrian traffic; 4. Designed, located, and improved to protect privacy of individual dwellings. B. Standards: The walkina distance from a dwelling unit to the required parking space or spaces which serve it shall not exceed 200' as measured along defined walkways; walking distance from dwelling units to guest parking spaces shall not exceed 500' as measured along defined walkways. V. SITE IMPROVEMENTS: GRADING, DRAINAGE, INSTALLATION OF UTILITIES, USE OF PLANT MATERIALS AND OTHER OUTDOOR FACILITIES A. Principles: 1. Gradino. Grading shall be designed to assure stable ground forms, adequate surface drainage, safe and convenient access to and around the buildings and to conserve desirable existing vegetation and natural ground forms. Any unusual hazard to pedestrians created by slopes or sudden grade changes shall be minimized by the installation ' of fences, walls, rails, or planting. 2. Drainage. Installation of adequate facilities for the collection and disposal of storm waters shall be provided to prevent damage to property and to provide for the safety and convenience of occupants. 3. All utility installations installed In and for the purpose of supplying service to the development shall be underground. 4. The appeal and character of the site should be preserved and enhanced by retaining and protecting existing trees and other site features to the extent that they enhance the project and additional new plant materials should be added for privacy, shade, erosion control and to screen out objectionable features. 5. Appropriately designed fences, walks, or planting should be installed along property boundary lines, parking areas, playgrounds, laundry yard, refuse collection points, and other locations where needed for ' protection or screening purposes. Plant materials should be selected and arranged to produce a harmonious visual effect. 6. Laundry and drying facilities of appropriate size should be provided when necessary at locations readily accessible to the dwelling units. - 4 7. Refuse collection stations should be located convenient to both the residents and collectors and suitably screened. 8. Light fixtures for walks, steps, parking areas, driveway, streets and other facilities should be provided to assure safe and convenient night time use. Fixtures should be designed in keeping with the project and properly shaded to screen dwelling unit windows fran the direct rays of light. 9. GUIDELINES FOR AUTHORIZING CONSTRUCTION OR CONVERSION OF CONDOMINIUM,COMMUNITY APARTMENT AND STOCK COOPERATIVE RESIDENTIAL PROJECTS Adopted by the Alameda County Board of Supervisors May 15,1979 The following guidelines ore adopted for use in Planning Deportment actions on Tentative Subdivision Maps,Site Development Review and Planned District rezoning applications involving either the new construction of, or conversion of existing dwellings to,condominium community apartment and stock cooperative dwellings. By using these guidelines together with existing General Plan policies and regulatory ordinances it is the Planning Commission's objective to: . Promote the generation of housing of enduring quality and the conservation of existing housing. . Assure residential living environments adequate to the needs of long- term occupancy. . Provide neighborhood stability. . Protect individual housing investments. . Help assure economic and efficient operation of condominium homes associations. Address in condominium conversions needs of existing residents for alternate housing. GUIDELINES • I. Floor area ratio: The ratio of total project residential floor area to project site area should not exceed 1:3. A greater floor area than 1:3, as determined on a case by case basis, may be appropriate for high density projects (normally exceeding 2500 square feet of site area per unit),where units are stocked and other design elements are introduced to increase openness and privacy and where special amenities,such as views,offset site deficiencies resulting from exceeding this ratio. On sites where existing construction takes up a disproportionate share of the site,the site area/floor area ratio should apply only to the area remaining for development. 2. Parking: One of the two parking spaces per unit required by zoning should be located as close to living units as good design will permit; a separation of more than SO feet should be avoided. Where practical,enclosed parking spaces should have on apron in front capable of providing a tandem space for alternate or additional use. One space per unit should be covered. In addition n n Condominium Guidelines 'Page Two • to the two spaces required to serve each unit,guest parking should be provided of I space per 2 units for units up to 1,000 square feet and I to I for larger units. Available on-street parking may be counted to meet this requirement. Signs should identify guest parking areas and the Covenants, Conditions and Restrictions should prohibit the use of these areas by homeowner families. Parking may be reduced below this level if the project is in an area with o public transit system considered adequate to serve the needs of the residents or may be reduced to be consistent with a Specific Plan adopted by the Board of Supervisors. 3. Private open areas: Each ground floor unit should hove a private open area properly related to the floor plan and at least 300 square feet in area,with o minimum dimension of IS feet. Units not on the ground floor should have adequate balconies with a minimum dimension of 8 feet. 4. Private entrances: Unit entrances should be designed as a transition to the living areas and should be semi-private,with no more than two together on any floor and not be via balconies past other units. Building walls at entry areas should be separated at least 12 feet from parking and driveways and special attention should be given to the landscaping in the intervening area. 5. Unit orientation: Dwelling units should be sited and screened to provide privacy from adjacent units and uses(including those on adjacent property),from vehicular and service functions and from group activity areas. 6. Landscaping: Project landscaping should be considered a vital part of the overall development and should be designed by a registered Landscape Architect. Special treatment should be required in and around major parking areas for screening and for reducing the visual impact of the paving. 7. Noise: Common walls and ceilings of all units should be constructed using techniques to limit noise transmission as specified by the current Building Code except where Code testsstand been met on the ards can be performed din each demonstrated by have o Professional Engi basis neer specializing in acoustical engineering. 8. Smoke detectors: Smoke detectors should be installed in each residential unit and in meeting and recreation rooms owned in • common as required by the Current Building Code. ld 9. Energy staled conservation:all prot buildinggs�accordance withtion c Title 24,State •of California Administrative Code,or any changes mode thereof. r1 • ' Condominium Guidelines Poge Three • 10. Ph sicol condition of housing to be converted to condominiums: the project as a whole should be in good repair when offered for sale. Prior to filing a final mop permitting condominium sales, the following reports should be submitted for review and approval - by the Director of Public Works: (a) A report by a licensed roofing contractor certifying that the roofs of all the structures are in good condition and not likely to be in need of replacement for at least 10 years. (b) A report by a Professional Engineer attesting that the structure of all buildings, pavements, storm drainage facilities and the interior and exterior plumbing,electrical systems and utility and mechanical equipment to be owned in common or as port of individual condominiums are in good and serviceable condition; (c) A report by a licensed pointing contractor certifying that painting throughout the project is in good condition and that the building exteriors should not require repainting for at least five years.(d) A report by a licensed termite and pest control specialist certifying that the structures are tree of infestation and structural damage caused by pests. (e) Deodbolts(flush mounted variety with I""throw"into the jamb)should be installed in entry doors of all units. • Deodbolts(flush mounted variety with I""throw"into the jamb) should be installed in entry doors of all units. I I. Domestic facilities: Adequate facilities at appropriate locations should be provided for domestic needs including laundry facilities, • screened garbage collection facilities,and special storage areas (100 cubic ft.min.),for each unit. Provision for laundry facilities should be included in each unit,where possible;but,in any case, at least one washer and one dryer should be provided for every four dwellings. Appliances in converted apartment units should,if not new, be warranted to new values. 12. Utilities: (It is the intent of the following guidelines to secure pu6T:c mmaintenance of as much as is feasible of the utility systems • installed on project common open areas. In conversions where such systems are privately maintained reconstruction of the system may be necessary to meet requirements of the servicing entity.) On-site sewer and water systems(except laterals to individual • units or buildings, plumbing within buildings, and landscaping irrigation systems)and fire hydrants should be maintained by the Condominium Guidelines • `Doge Four Systems should be designed to minimize the length of laterals and to locate meters next to the buildings served. A separate water meter should be provided for each residence or at least each - building. Master metering of gas and electric service is not permitted. Separate metering of gas and electric service to each individual dwelling unit will be made in accordance with the _serving utilities' tariffs. Water supply systems for fire fighting should meet the requirements of the fire district and be connected to the public water supply system;keys to security gates and doors should be kept in key boxes at locations approved by the Fire Chief. The key box and key should be designed to district specifications. • The Covenants,Conditions,and Restrictions should provide that upon sufficient notice to homeowners,the serving utilities be authorized to enter any portions of the units whenever restoration of gas, electric and telephone service is required; shot the utilities shall have the right to install,move,remove,or run new lines in or on any portions of the common area, including the interior and exterior of the units(except where undergrounding is required by the Subdivision Ordinance)as is necessary to maintain telephone service within the subdivision, and that this provision may not be omended or terminated without the consent of the uillities. In conversion,the Pacific Telephone and Telegraph Company should be responsible for maintaining the existing underground telephone conduit distribution system serving the buildings. 13. Ploy areas: Play areas with play equipment should be provided in all projects likely to have children of locations where surveillance is practical and noise con be tolerated. Ploy area size should be determined on the basis of 40 sq.ft.per child. 14. In ill be applications proposals ar whereunderrnium conversions, • a. Renters over the age of 65,or who have children under 12 years of age, or who hove serious physical handicaps, or renters who for other reasons are likely to have great difficulty relocating,ore to be offered four year leases at current rents with provision for limiting rent increases to not more than 7%annually. Apartmentb. ewor15tsold will 1 Into sustanal confmancewih present Building Code standards. a. Moving expenses to a maximum of$500 are to be provided to renters displaced by the conversion. Condominium Guidelines Page Five 15. Rents for tenants residing for at least a full year in a project considered for conversion shall not have been increased more than the increase in the Cons•: ..r's Price Index for that period. No rent increases shall be permitted during the period in which the application is being processed by the County. 16. Tentative map applications for condominium conversions should be accompanied by a survey of comparable rental housing in the area surrounding the proposed conversion. This survey is to be used to evaluate the impact of the conversion on tenants who will be displaced. The boundary of the survey area should be determined in consultation with the Planning Deportment staff. The survey should include identification of all rental housing in structures of two or more units and the following information regarding each development: (a) Number of units, categorized by bedroom count and rents charged; (b) Vacancies by unit type; (c) Policy on renting to families with children. The application should also include any proposals by the subdivider for offering leases to existing renters, for bringing apartment buildings over 15 years old up to current Building Code standards, for paying moving expenses of renters that will be displaced by the conversion, and evidence that rents during the past year • conform with the limitations of provision#15. 17. A copy of the proposed application for the Department of Real Estate Public Report should be submitted with the application for tentative map approval. • . . • . . • • • • c.1 • 11) -- -- •- • il-oil • , • • .•- • • ••-• . .. . . . , . . . •••-• • 77, ' ' . ••, - • •' • :4,4 ' - • - - 7 •,...211',.;11,...;1,;. ": •••• HmNTv_,,,zie ''7!•'7". ,f.: • ".7. (-; • si