HomeMy WebLinkAboutPC Reso 89-011 PA 88-009.3 CC approve SDR - Heritage Commons- Casden Company RESOLUTION NO. 89 - 011
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE THE SITE DEVELOPMENT REVIEW
CONCERNING PA 88-009.3, HERITAGE COMMONS - CASDEN COMPANY
WHEREAS, Casden Company is requesting the City rezone approximately
17.45+ acres to a Planned Development (PD) District for a planned residential
development of 206 apartment/condominium dwelling units; and
WHEREAS, Casden Company requests concurrent Site Development Review
approval for said 206 apartment/condominium units; and
WHEREAS, the Planning Commission did hold public hearings on December 19,
1988, January 17, 1989 and February 21, 1989; and
WHEREAS, proper notice of said public hearings was given in all respects
as required by law; and
WHEREAS, the Staff Report was submitted recommending that the Site
Development Review be approved subject to conditions prepared by Staff; and
WHEREAS, the Planning Commission did hear and consider all said reports
and recommendations herein above set forth; and
WHEREAS, pursuant to State and City environmental regulations, a
Mitigated Negative Declaration of Environmental Significance has been
recommended for adoption for this project (Planning Commission Resolution No.
89-006);
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find:
1. The project will promote orderly, attractive, and harmonious
development in that general architectural considerations, including the
character, scale, and quality of the design, the architectural relationship
with the site building materials, colors and similar elements have been
incorporated into the project in order to insure compatibility of this
development with its design concept and the character of planned future land
uses.
2. The project recognizes environmental limitations on development by
preserving the natural features of the creek to the maximum extent, providing
noise controlled environment where interior noise levels may exceed local and
state standards, and providing for off-site circulation improvements.
3. The project will stabilize land values and investments in the area
in that it is compatible to existing and planned land uses in the area, will be
visually attractive, will not overburden public services, and will provide
housing of a type that is desired in the City of Dublin.
4. The project will promote the general welfare as it meets the
specific intent clauses or performance standards of the City of Dublin zoning
regulations and the General Plan.
5. The project is properly related to its site, surroundings, traffic
circulation, and its environmental setting.
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BE IT FURTHER RESOLVED THAT THE Planning Commission recommends that the
City Council approve Site Development Review PA 88-009.3 subject to the
conditions listed below:
CONDITIONS OF APPROVAL:
Unless otherwise specified, the following conditions shall be complied with
prior to issuance of building permits. Each item is subject to review and
approval by the Planning Department unless otherwise specified.
GENERAL REQUIREMENTS:
1. This approval is for a Site Development Review of 206 multi-family
dwelling units along with on-site recreation facilities, consistent with
the following submittals.
Except as specifically modified or elaborated upon by the conditions
listed below, development of the 206 unit apartment/condominium project
shall conform to the Conditions of Approval established by Resolution
Nos. and of the Dublin City Council, approved on
, for City File PA 88-009.1 and .2.
Except as specifically modified elsewhere in these conditions,
development shall be generally consistent with the following submittals:
a. Conceptual site plan, floor plans, and elevations prepared by
the Casden Company for CoastFed Properties, consisting of seven (7)
sheets and dated received October 28, 1988 (Site Plan) and December 12,
1988 (Architectural Plans).
b. Conceptual landscape plan prepared by Robert Bucci
Associates, consisting of one (1) sheet and dated received November 7,
1988.
c. Tentative Tract Map 5883 prepared by Bissel & Karn, Inc.
consisting of one (1) sheet and dated received October 26, 1988.
Collectively, these materials shall serve as "Exhibit A" for this
project and shall be maintained on file with the Planning Department.
2. Mitigation measures and monitoring program specified in City Council
Resolutions and are made a part of these Conditions of
Approval.
3. Except as may be specifically provided for within these Conditions of
Approval, the development shall comply with City of Dublin Site
Development Review Standard Conditions (see Attachment A).
4. Except as may be specifically provided for within these Conditions of
Approval, development shall comply with City of Dublin Police Services
Standard Residential Building Security Requirements (see Attachment B).
5. Except as may be specifically provided for within these Conditions of
Approval, the development shall comply with the City of Dublin
Preliminary Residential Condominium Guidelines (Attachment C).
6. Private vehicular accessway requirements (e.g. widths) delineated in
Attachment C shall be observed.
7. The Developer shall complete and submit the City of Dublin Standard
Plant Material, Irrigation System and Maintenance Agreement (see
Attachment D).
8. The Site Development Review approval shall be valid for two (2) years
from the date of approval. The approval period for the permit may be
extended one additional year (Developer must submit a written request
for the extension prior to the expiration date of the permits) by the
Planning Director upon a determination that the Conditions of Approval
remain adequate to assure that the above stated Findings of Approval
will continue to be met. Failure to exercise the approval, or to make
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substantial progress in completing the project (significant above ground
construction based on valid building permits), will cause the permit to
become null and void.
9. Construction plans shall clearly show the location, design and materials
used for any project fences, walls, gates and retaining walls. The
design, location and materials used for these items are subject to
review and approval by the Planning Director. Wooden fence posts and
any other wooden fence members in direct contact with the soil shall be
pressure treated, unless an alternative treatment/material is approved
by the Building Official.
10. All construction shall be limited to take place between the hours of
7:30 a.m. and 6:00 p.m., Monday through Friday, except as may be
approved in advance in writing by the City Engineer.
11. A condominium plan shall be filed for this property prior to occupancy
of any unit.
12. Prior to the issuance of building permits, the Developer shall document
that the Ordinance requirements of the Dougherty Regional Fire Authority
(DRFA) have been, or will be, satisfied. (Attachment E outlines DRFA's
requirements).
13. Construction plans submitted for building permits shall include details
on design, dimensions, locations and materials for the swimming pools,
spa, tot lots, mail kiosks, tennis courts, and trash enclosures. These
details are subject to review and approval by the Planning Director.
14. A street naming and numbering system based on the City address grid
system (Attachment F) must be submitted for review and approval by the
Building Inspection Department prior to the issuance of building
permits.
SITE PLANS
15. Exceptions to the standard setback requirements as established for PA
88-009.1 by City Council Resolution and shown on Exhibit "A" are
granted as follows:
a. Building 2 - may observe 10 feet setback from property line.
b. Building 7 - a minimum 10 foot setback from parking area shall be
provided; exceptions are granted to allow 8 feet from creek fence and
10 feet from private road at south corner of building.
c. Building 10 - building may observe a 9 foot creek fence setback at
east corner and 9 foot private street setback at south corner.
d. Building 11 - southside building appurtenance may observe a 5 foot
setback from creek fence to provide a 15 foot setback at northeast
corner.
e. Building 22 - south corner may observe a 10 foot setback from property
line.
f. Building 2 appurtenance and Building 1 setback shall be reduced to 17
feet to allow Building 1 to observe 15 foot setback from property
line.
16. Maintenance road and fencing adjacent to Building 3 shall be modified to
shorten the center of the maintenance road about 30 feet. Fencing shall
be arced along an approximately 25 foot radius curve from a point
roughly parallel to the Building #3 entry to a point on the property
line. Area previously shown as maintenance road shall be landscaped.
17. Building 3 setback from the loop road shall be increased to at least 12
feet.
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18. Eliminate eastern patio/deck area from north side of Building 11.
19. Building 26 shall observe a minimum 12 foot setback from the creek fence
where pathway passes between building and the fence.
20. Mailbox locations shall be approved by the U.S. Postal Service prior to
acquiring building permits. Written confirmation of said approval shall
be supplied to the Planning Department.
21. All uncovered parking spaces shall be shown to be at least 9 feet in
width and 18 feet in length. Compacts shall be shown to be at least 8
feet in width and 16 feet in length. A 2 foot overhang (into a
landscaped area) is permitted.
22. A minimum parking ratio of 2.15 spaces per dwelling unit shall be
provided. A maximum of 50% of the uncovered spaces may be for compact
cars.
23. Parking shall be permitted only in approved parking stalls. No parking
is permitted along street. No storage of vehicles or other items is
permitted in any parking areas.
24. Revised building layout for Area 2 is subject to approval of the
Planning Director. Revisions are required to increase the Building 14
setback from the private road. Parking spaces on the west side of
street adjacent to overpass to Area 1 shall be eliminated. Exceptions
to the standard setback requirements established for PA 88-009.1 may be
approved by the Planning Director if the exceptions will not cause
safety conflicts and if the exceptions are in keeping with established
aesthetic standards established for this project.
25. A minimum of 15% of the total parking spaces shall be marked for visitor
use only. One carport space shall be assigned to each dwelling unit.
The remaining parking spaces shall be unassigned.
LANDSCAPE PLANS
26. The root shields utilized throughout this project shall be by Deep Root
Control Products, made of high impact polystyrene, or of an equivalent
design, as determined acceptable by the City Engineer. The locations
where root shields shall be utilized shall be subject to review and
approval by the City Engineer.
27. Transformers, irrigation control boxes, backflow devices, valves, and
the like, shall be enclosed in vaults, fencing and/or painted out and
landscaped, as determined acceptable to the Planning Director.
28. Plant materials shown on the Conceptual Site Plan are generally
acceptable. The Lirodendron tulipifera may be used as an accent tree,
but because of high water requirements in the summer, it shall not be
used as a theme tree.
29. A plant watering and maintenance program for non-creek areas shall be
submitted to the Planning Director for review and approval. Separate
winter and summer watering schedules shall be established. Watering of
trees shall be restricted to deep watering two to three times per month.
First year watering and mainteannce programs to establish plants shall
be specified.
30. Pathway from Building 7 carports to east side entry shall be added to
pathway plan.
31. Pathway to Building 25 westside entry shall be as shown on Site Plan.
32. Pathway between Buildings 4 and 5, as shown on Site Plan, shall be
included in pathway plan.
33. Main pedestrian walkway shall be extended from the recreation area in
Area 1 and connect to Amador Valley Boulevard sidewalk. Wheelchair
ramps per Title 24 shall be provided at each street (private or public)
crossing.
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34. The final internal pedestrian walkway system shall be subject to review
and approval as part of the Project Landscape Working Drawings.
IMPROVEMENTS/PLANS
35. Prior to filing for building permits, complete project improvement plans,
including precise plans and specification for street improvements, grading,
drainage (including size, type, and location of drainage facilities both
on- and off-site) and erosion and sedimentation control shall be submitted
to and approved by the City Engineer.
36. Construction Plans shall include design and location details for vehicular
traffic signing (e.g. stop signs, street name signs) throughout the
project site. The striping and signing of internal roadways shall be
subject to review and approval by the City Engineer prior to installation.
Internal roadways shall be posted as private streets. Parking area
striping and signing shall include small car, handicapped and visitor
parking information. Use of double striping for open parking spaces is
encouraged.
37. Prior to approval of improvement plans, the Developer shall document that
the requirements of Zone 7 have been, or will be, satisfied (Attachment G
outlines Zone 7's requirements).
38. The Applicant shall submit a Private Vehicle Accessway Agreement for review
and approval by the City Engineer and City Attorney. The Agreement shall
serve to establish a contract which will enable the City to provide
specified maintenance service on the vehicle accessways in the event the
Developer or the Homeowner's Association fails to so maintain them (see
Sample Agreement - Attachment H).
39. Details of the textured concrete walks and the stamped concrete entryways
and crosswalks shall be clearly delineated on construction plans. The
design, materials, dimensional layout and colors shall be subject to review
and approval as part of the Project Landscape Working Drawings by the
Planning Director.
40. Unless specifically provided for within Exhibit A, parking of recreational
vehicles (as defined in Section 8-22.51 of the City Zoning Ordinance)
within this project is specifically prohibited. Said restrictions shall be
prominently outlined within the Rental Agreements and Terms of Sale
Agreement for individuals purchasing units in the project. Upon request,
copies of such documents shall be submitted to the Planning Department.
41. A 10-foot wide concrete paving strip shall be provided across each
entrance. The main entry paving strip shall align with the lip of gutter
on Amador Valley Boulevard and textured paving stones on project interior.
42. If occupancy is requested to occur in phases, then all physical
improvements shall be required to be in place prior to occupancy except for
items specifically excluded in a Construction-phased Occupancy Plan
approved by the Planning Department. Said plan shall be submitted a
minimum of 45 days prior to the occupancy of any unit covered by the plan.
No individual unit shall be occupied until the adjoining area is finished,
safe, accessible, provided with all reasonable expected services and
amenities, and completely separated from remaining additional construction
activity. Any approved Construction-Phased Occupancy Plan shall have
sufficient cash deposits or other assurances to guarantee that the project
and all associated improvements shall be installed in a timely and
satisfactory manner. Any approved Construction-Phased Occupancy Plan shall
indicate the proposed timing of completion of the project recreational
facilities. At the request of the Planning Director, written
acknowledgements of continuing construction activity shall be secured from
all occupants or tenants for the portions of the project to be occupied,
and shall be filed with the Planning Department. Said acknowledgements for
a subdivision shall be part of the settlement documents between the
Developer and Buyer, if applicable.
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43. A grading permit shall be obtained prior to any grading of the site.
44. An encroachment permit is required for all work in the public right-of-way.
45. Existing storm drain lines shall be relocated and easements abandoned and
rededicated as required to avoid building areas.
46. As-built drawings showing the locations of all underground utilities
(water, storm and sanitary sewer, gas, electric, telephone and cable TV)
shall be provided to the City.
ARCHITECTURAL/BUILDINGS
47. Exterior colors and materials for the structures shall be subject to final
review and approval by the Planning Director and shall be shown on
constructions plans. A colors and materials sample board shall be
submitted with construction plans when applying for building permits.
48. All ducts, meters, and other mechanical equipment on the structures shall
be effectively screened from view with materials architecturally compatible
with the main structures. The method used to accomplish this shall be
clearly delineated on construction plans and shall be subject to review and
approval by the Planning Director.
49. Unit security shall contain: dead bolt locks with security strike plates
on all entry doors; a 180 degree peephole on all entry doors; positive
window locks; pin locks on all sliding glass doors; dead bolt locks with
security strike plates or hardened padlock hasps on all exterior unit
storage areas.
50. Exterior lighting shall be provided on stairwells, dwelling entrances and
by street and unit numbers.
51. A minimum of 120 cubic feet of special storage shall be provided for each
unit. Architectural plans shall clearly indicate 120 cubic feet of usable
and water proofed storage space. Clear access shall be provided to water
heater, furnace and other utility equipment.
SIGNS
52. Signs established for the project (other than traffic regulatory signs)
shall be subject to review under a separate Planning Department
application. No signs shall be installed on the site without prior
Planning Department review and approval.
53. Design and location of address directories shall be approved by the
Planning Director and Dougherty Regional Fire Authority (DRFA) prior to
occupancy of any unit.
54. No off-site subdivision signs shall be utilized within the City limits
until the appropriate Conditional Use Permit approvals are secured.
MISCELLANEOUS
55. The recreation area pool shall incorporate use of solar collector panels.
The type of panel utilized shall be subject to approval of the Planning
Director. The Developer shall supply documentation that the number, size
and location of the panels utilized shall suffice to provide adequate pool
heating for a reasonable length of time in each calendar year. Heating of
the pool may be supplemented by gas heaters. The use of pool covers may be
used in place of or in conjunction with solar heaters providing the
Applicant can demonstrate reasonable energy conservation to the
satisfaction of the Planning Director.
56. The developer shall comply with all requirements of the Dublin San Ramon
Services District Water Department and provide documentation that all
Ordinance requirements have been, or will be, satisfied. This
documentation shall be submitted prior to the issuance of building permits.
57. New exterior lighting shall be of a design and placement so as not to cause
glare onto adjoining properties. Lighting used after daylight hours shall
be minimized to provide for security needs only.
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58. To apply for building permits, the Applicant shall submit six (6) sets of
construction plans to the Building Department for plan check. Each set of
plans shall have attached an annotated copy of the Final Action Letter.
The notations shall clearly indicate how all conditions of approval will be
complied with. Construction plans will not be accepted without the
annotated Final Action Letter attached to each set of plans. The Applicant
will be responsible for obtaining the approvals of all participating non-
city agencies prior to the issuance of building permits.
PASSED, APPROVED AND ADOPTED this 21st day of February, 1989.
AYES: Commissioners Burnham, Mack and Zika
NOES: None
ABSENT: Commissioners Barnes and Okun 1lanning Comma airperson
ATTEST:
41j412/t-05:21-Th'Planning or
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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
hasmony 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 •
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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 landscaoine is complete in accordance with approved
plans and the conditions recuired by the City.
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DUELIN POLICE SER'IICES
STANDARD RESIDENTIAL BUILDINGS SECURITY RECOMMENDATIONS
1. DOORS
A. All exterior wood doors and doors leading from garages
into interior dwelling areas of the residence shall be of
solid wood construc:ion, no less than 1- 3/4 inches thick.
E. Auxiliary lacks are to be added to each door and shall be
dou1 e cylinder deetbolt locks when there is a window within
forty inches of the locking device. Deadbolt locks must
have a minimum one inch thriw or equivalent burglary
resistant locks where permitted by the fire code. If the
cylinder of the lock protrudes from the face of the door, it
must be fitted with a cylinder ring guard so it cannot be
gripped by pliers or other wrenching devices.
fitted all High security strike plates shall be " 1,.,.ed to doors
with wooden _Jambs when an auxiliary deadbolt lock is
installed. The strike plate shall have a minimum of two
wood s:rew% of 3 inc i55 in length that enrage the u:'ri:ht
door studs.
D. IIn-swinging doors shall have rabitted jambs or alternative
means of strengthening.
E. Exterior hinges shall have non-removable hinge pins.
F. Exterior and interior garage out-swinging doors shall have
nor, ca _gable, hidden or non-accessible hinge pins.
G. Double hunt, doors shall have one of the doors secured with
two cane bolts of hardened steel. The bolts shall engage a
metal to depth of notthan 3/Sand
strike a G<�_.a _ � less .lei� inch be a
minimum 1/4 inch diameter.
H. Sliding glass doors shall meet the uniform building code for
shatter resistance. Sliding glass deers shall be fitted
with a locking device, that shall engage the strike
=0,:fficiently to prevent its being disengaged by any
dn�-' tile movement of the door within the space or
clearances provided for installation and operation. The
bolt and strike shall be reinforced by hardened material_
as to prevent their separation by pulling, prying or similar
attack. An auxiliary lockln,' device shall be installed on
the door which may be a pin lock or similar device if not
les than 1/4 inch diameter . The Fin shall be of hardened
material and engage the metal portion of the sliding door.
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The primary locking device function may be operable by a
keyed or rode lock inside and out as permitted by the fire
department or building codes.
Double sliding glass doors shall be locked at the meeting
rail. Each segment, of or sliding portion of, the door
! shall be fitted with an auxiliary security lock.
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I. Entry doors shall be fitted with a minimum 180 degree
• peephole.
2. WINDOWS
A. All accessible dwelling windows shall be secured as follows:
sliding glass windows shall 'ybe 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. Windows shall meet the uniform building security
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rode for shatter resistance.
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B. Louvered windows shall not be used within eight feet of
• ground level , adjacent structures, or fire escapes.
• C. easement 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 devices shall
be fitted with a positive window lock that engages metal to
metal.
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• . 3. LIGHTING
A. Dwellings shall be fitted with lighting over all exterior
entryways. The minimum standards shall be a 50 watt
incandescent light or the equivalent in lumins.
B. Street or apartment numbers shall to illuminated from the
interior and contain numerals of not less that 2 1/2 inches.
4. GARAGE AND STORAGE AREAS
A. Garage doors shall be secured with a metal to metal locking
device that prevents the door from being pulled or pried up
. from the out side. 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 permitted with an alternative form of locking
: device activated from the interior of the garage. Exterior
•
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garage doors shall be of solid core construction and fitted
with a auxiliary deadbolt lock as prescribed in Section 1.
Any windows inside garage doors shall be of non-breakable -
material , or covered with a security mesh of 1/'8 inch
material minimum, two inches apart.
B. Any exterior storage area attached to a dwelling, apartment
or condominium and enclosed by a door shall be fitted a
deadbolt lock and associated hardware, or a minimum 3/8
' inch diameter hardened padlock hasp.
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CITY OF DUBLIN
PRELIMINARY
i RESIDENTIAL •CONDOMINIUM DEVELOPMENT GUIDELINES
a
i' Primary Guidelines
;, 1. Parking
P. 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 V
9 . Guidelines for Authorizing Construction or Conversion
of Condominium. . .Projects .
PR 3-cc
Form: DP 83-02 1/7/S3
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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.
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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
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must exceed the height of the refuse containers.
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6 . SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
CITY OF DUBLIN
1
i All projects approved by the City of Dublin shallrrt the following standard
3 conditions unless specifically exec by the Planning Department.
1. Final building and site development plans shall be reviewed and ar�oroved
. by the Planning Department staff prior to the issuance of a building permit.
7,1 All such plans shall insure:
: a. That standard carrrercial or residential security requ rients as
established by the Dublin Police Departmt nt are providPl.
b. That ramps, special parking spaces, signing, and other appropriate
physical features for the handicapped, are provided throughout the
site for all publicly u . facilities.
c. That continuous concrete curbing is provider for all parking stalls.
d. That exterior lighting of the building and site is not direct . onto
adjacent properties and the light source is shielded fran direct
offsite viewing.
e. That all rrer-ha+nical e- i�ent, including electrical and gas meters,
is architecturally screened from view, and that electrical trans-
forrrers are either urcercrourded or architecturally screened.
f. That all trash enclosures are of a sturdy ma`erial (preferably
masonry) and in ha._rc y with the architect-Tre of the building Cs) .
g. That all vents, gutters, downspouts, flas;-Lings, etc. , are pante. to
match the color of adjacent surface.
h. That all materials and colors are to be as ar.oroved by the Dublin
• Planning De_partn2nt. Cr.ce constructed or installed, all i*rrovements
are to be maintained ntained in accordance with the approved plans. Pny
• changes which affect the exterior charactershall be resu fitted to
the Dublin Planning De nt for approval.
i. That each parking space designated for c..u,i_aact cars be identified
with a pavement marring reading "&nall Car Only" or its e;uivalent,
and additional signing be provided if r.ecessary.
j. That all exterior architectural elements visible frcxn view and not
detailed on the plans be finished in a style and in materials in
harmony with the exterior of the build i ng.
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
canpliar_ce be obtained with at least their rninimun Code require rents.
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! 2. Final Landscape Plans, irrigation system plans, tree preservation tech-
niques, and guarantees, shall be reviewed and awLoved by the Dublin
+ Planning Departgent prior to the issuance of the building permit. All
such sutxnittals shall insure:
:. a. That plant material is utilized which will be capable of healthy
growth within the given range of soil and climate.
'z 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
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of planting.
c. That unless unusual circumstances prevail, at least 75% of the proposed
trees on the site are a minilrrn of 15 gallons in size, and at
least 50% of the proposal shrubs on the site are minimun of 5 gallons
in size. .
d. That a plan for an autaratic irrigation systan 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 surfares.
f. That all cut and fill slcJs in excess of 5 feet in height are rourde
both horizontally and vertically.
c. That all cut and fill slopes graded and net constructed en by Se ta-�- 1,
of any given year, are hydroseeded with perennial or native grasses
and f lacers, and that stock piles of loose soil existing cn that date
are hydroseeded in a similar manner. .
h. That the area under the drip line of all emoting 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 ccrzactien or damage to the tree.
i. That a guarantee fie:a the owners or contractors shall be required
guaranteeing all shrubs and y.ound cover, all l 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 abatarrent.
3. Final inspection or cccuoancv Brim is will not be ranted until all
construction and landscaping is cernlete 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%.
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CITY OF DUBLIN
POLICE SERVICES
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7 . STANDARD RESIDENTIAL BUILDING SECURITY PECCt NDATIONS •
I. 'OORS
a) FctPrior doors and doors leading fray 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 ficuu garage areas into private
family dwellings shall have auad i.ary lock that resist prying or
wrenching. These locks may bedeadbolt cylinder locks of one inch
throw, rim locks, or looks of equivalent burglary resistant construction.
The exterior function of the lock ray be keyed or coded. The interior
function of the lock shall be by a turn pie,-...e.
c) Breakable decorative or vision panels in exterior doors or within
reach of the inside activating device shall be prot..cted by iron rk
or steel grills securely fastened to the inside of the panel or wire
hung glass. Ironwork shall he construct of at least 1/8" material
of 2" mesh.
d) The front exterior doers shall have an interviewer or peep:^soles.
e) Exterior and interior garage out-swinging doors shall have non-
rerrovable, hidden or ncn-accessible hinge pins. •
f) In-swinging exterior doors shall have r-c ited jarrbs or alternate
means of strengthening.
g) The strike shall be attached to the jar:o and door frare 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 ecui pced with
a locking device that shall engage the strike sufficiently to prevent
its being disengaged by any possible rrc ant of the door within the
space or clearances provided for installation and cceraticn. 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 ec able 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. IN/MI-CZ
a) Windows shall be so constructed that When the window is locked it
cannot be lifted flan the frame.
b) Louvered windows shall not be used within eight feet of ground
level, adjacent stairways, or other structures.
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i III. S'1'1 1' NUMBERS
a) The street numbers shall be 3" high of standard design, black material
lit mounted on an opaque light box which is to be lightPi at all times.
0 The street nunbers shall be located on the structure at a height
0 and location designated by the enforcing agency.
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I4 TV. MULTIPLE DiELLINGS
i
a) All multiple residential dwelling units shall canply with all
residential security requirements.
b) A sign directory displaying the numbers and location of all dwelling
units in a diagram manner shill be post at each vehicular entrance
and main p?estrian entrancP to the prc arty in a location and of
4.• a size esily readable fran entering vehicles. The directory shall
include annunciation as required by the Fire t partirent.
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g . 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
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The objectives, principles and standards that follow arc intended to guide the
applicant in the preparation of the Land US!! and Devc•lopmot,t Plan and they will
be used as the basis of the evaluation of the Land Use and Development Plan by
technical agencies, the Planning Commission and the Board or Supervisors.
The Objectives 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 Countyof 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 ccmnon 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
1, COMMON OPEN AREA DESIGN
A. Principles:
1. Common peen 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) s`.ould be: • '
a) Designed as an essential or major elencnt of the development;
b) Located to take advantage of and help preserve existing
natural amenities such as trees, topographic features,
waterways and views;
•
c) 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 specious
character and convenient linkage to all parts of the development.
2. Useable Common Coen Areas (that portion of Cannon :pen Areas that
meets criteria (T. S, 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 cor.figuratian to accemmodatc a wide range
of recreational activities v,hether soccific recreational
areas or facilities are provided initially or in tht future.
•
•
Page 2
3. Recreational Areas should be:
• a) Designed to provide for a wide range of recreational experiences,
both passive and active. The-extent and nature of specific
improvements such as pools, play fields, court games, tot arras,
sitting areas, and nature trails should be related to the 9,:neral
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 (I184),
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:
I. 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, con-nercial 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.nnious ,rlatinnship with existing and
'anticipated development along peripheral boundaries.
Page 3
3. Spaces should vary between building in accordance with the building
size and use in order to achieve a desirable visual and social •
relationship.
k, The distance between buildings and streets should vary according
to building size, use and character of street traffic-in order to
provide well planned streetscapc 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.
t
B . Standards:
1 . 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 •'eet; 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,C00 vehicle trips per day) ;
the •
requirement of anctnrr
(?to yard required a building shall be used to satisfy yard ,- � � , �•
building.)
2. Peripheral setbacks for a building located alcnc 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 cn 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
1 located on the ground floor;
•
•
a
4.
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 Design:
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 mere
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 tech) 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 comhination with design speeds , the width of
travel lanes.
3.
Tvoe of vehicles served: Travel lane widths should be greater -than
required for automobiles alone where large service and emergency
vehicles must be accoarmodated.
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 Counpy 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.
h. Avoid adverse grading and drainage conditions and conserve existing
amenities of the site.
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, •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, l.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 huses. Access ways may have short runs exceeding
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 Ramie, moh Lane Centerline Radius
10 - 15 mph 30'1
15 - 25 mpli
50'
25 - mph NA
1
Where emergency vehicle service necessary u 40' .
minima n; 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 non-existent
•
or 1000' or more apart.
6. Parking: Parking spaces as required to service the resident and
guest needs pf the development may be located In lanes adjacent to
access ways, traffic lanes, In bays off the access way, in conventional
garage and parking structures or in various ceehinatlons as appropriate
for the particular RPO design concept.
•
Parklmi lane parallel to traffic lane:
Design Speed Parking Lane Width
0 - 15 mph 8'
15 - 25 mph
9'
. •
Page 6
Parkina 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' 251 minimum
' minimum
20 - 50 9 - 20'
._.._.-._—/
15 25 mph Perpendicular Parking Fbt Permitted'
7. Sidewalks and bicycle ways should be provided at locations within the
RPD 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 - 70 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, sepirated 10' wide adjoining
by parkstrip roadway
1Park strip is 2' wide except where additional width is required for landscaping.
8. Curbs and nutters shoulders slope and utility easements: Should be
provided and included as part of the access way as warranted by traffic,
drainage, topographic, soils and road structural conditions.
9. Access way structural secti0ni 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.
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.
leTOTAL WICTRS
ar:.,.14 q' co a St
i4-
1
•
• Minimum 10 - 15 mph speed raniie 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
,s TOr'A.L. wJ!C:frrf
131. 101 101 SI ii,5141j
112-1 1.) I Y i %,) r,-. 1 ,
, 15 - 75 speed and 50 - 100 DHV
• Parking one side
• Sidewalk one side
(P.U.E . varies)
1`.5.5'I crAt_ WI Dirk
1 I 'c' �,! 20,
c,5 i 10 ,�
i
• C lo L6.�ap_
0 - 15 mph speed and 20 - 50 DHV traffic
•
Parking at riyht angles in bay open to access way
To;, - WIDTr{ 1
i hl.„
2-) - — 4) T
'
Air 1-
't 1„-; '2 ‘) Z s.
Z s c. q_
• Speed to 25 mph, traffic 50 - 100 DHV
Parking both sides
• Sidewalks loth sites and separated by parkstripp
Bicycle way provided, separated by planter
• Slope Casement one Side (varies)
-t•
4.
.j'
Page B
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.
j B. Standards:
The walkino 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. Grading. 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 vls 'ffect.
6. Laundry and drying facilities of appropriate size should be provided
when necessary at locations readily accessible to the dwelling units.•
7. Refuse collection stations should be located convenient to both the
residents and collectors and suitably screened.
8. Ltght 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 from
the direct rays of light.
r I
fir'. •. ,
.y
•
•
g, GUIDELINES FOR AUTHORIZING
CONSTRUCTION OR CONVERSION OF
CONDOMINIUM,COMMUNITY APARTMENT
AND STOCK COOPERATIVE RESIDENTIAL PROJECTS
Adopted by the Alameda
County Board of Supervisors
979
The following guidelines ore adopted for use in Planning Deportment actions on
Tentative Subdivision Mcps,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 occupcxy.
▪ 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
niternate housing.
GUIDELINES
1. 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 ore introduced to increase openness and
privacy and where special amenities, such cs views, offset site
deficiencies resulting from exceeding this ratio.
On sites where existing construction takes up a disproportionate
shore of the site, the site orealfloor area ratio should apply only.
to the area remaining for development.
2. Parkin . 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 50 feet should be avoided.
Where practical, enclosed'd pdrki tospaceSem s' ldihav
e or
additional use. One spaceperon apronor alternate in
front capable of providing
g unit should be covered. In addition
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Condominium Guidelines — 1
Poge Two 1 '
to the two spaces required to serve each unit,guest parking should
be provided at I space per 2 units for units up to 1,000 square feet
- and 1 to I for larger units. Available on-street parking may be
counted to meet this requirement. Signs should identify guest
parking oreas 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 a 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 a minimum dimension of 15 feet. Units
not on the ground floor should have adequate balconies with a
minimum dimension of 8 feet.
4. Private entronces: 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 pest
other units. Building walls at entry areas should be separated of
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
oper y),m fromivehicut lar and seits and rvice functes ions and from
ing those on
adjacent property),
group activity areas.
6. Londscaoina: Project londscoping 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 orecs 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
standards con be demonstrated to have been met on the basis of
tests performed in each unit by a Professional Engineer
specializing in acoustical engineering.
8. Smoke detectors: Smoke detectors should be installed in each
._—,-----.----,--
residential in meeting and recreation rooms owned in
• common as required by the Current Building Code.
9. Ener conservation: Energy conservation insulation should be
. nstclled in all project buildings in occordance with So
TitTitlet 4,State
of California Administrative Code,or any changes
7.
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D
Condominium Guidelines
Page Three
10. Physical 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 oll 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 part of individual condominiums ore in good
and serviceable condition;
(c) A report by a licensed painting contractor certifying that
painting throughout the project is in good condition and that
the building exteriors should not require repainting far at
least five years.
(d) A report by a licensed termite and pest control specialist
certifying that the structures are free of infestation and
structural damage caused by pests.
(e) Deadbolts (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. •
II. 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 opartment units should,if not new, be
warranted to new values.
12. Utilities: (It is the intent of the following Guidelines to secure
public maintenance 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
systems)and fire hydrants shoul
d be maintained bythe
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•
I ^
e Condominium Guidelines t
•i Pogo Four •
1 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 eoch residence or at least eoch
_ - 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 mode in occordance 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 end 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; that 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, end that this provision
may not be amended 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. Plc areas: Play execs with play equipment should be provided in
a I projects likely to have children at locations where surveillance
is practical and noise con be tolerated. Play area size should be
determined on the basis of 40 sq.ft.per child.
14. In considering applications for condominium conversions,
preference will be given proposals whereunder:
a. Renters over the ege of 65,or who have children under 12
years of age, or who have serious physical handicaps, or
renters who for other reasons ore 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.
b. Apartment buildings over 15 years old will be brought Into
substantial conformance with present Building Code
standards.
c. Moving expenses to a maximum of$500 are to be provided
to renters displaced by the conversion.
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% 'Condominium Guidelines — '
Page Five
n i
i 15. Rents for tenants residing for at least a full year in o project
i considered for conversion shall not have been increased more than
::i the increase in the rons•:--%'r's Price Index for that period. No
,A rent increases shall be permitted during the period in which the
-- opplicotion is being processed by the County. ,
I6. Tentative mop 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
-i displaced. The boundary of the survey area should be determined
in consultation with the Planning Department staff. The survey
should include identification of oll 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
i
C charged;
f
(b) Vacancies by unit type;
(c) Policy on renting to families with children.
•
The application should also include cny 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 pest year
conform with the limitations of provision 115.
17. A copy of the proposed application for the Department of Real
Estate Public Report should be submitted with the opplication for
tentative map approval.
•
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THE CITY OF DUBLIN
P.O. Box 2340 (�I5) 829-4E+g0 -
Dublin, CA 94568
•
STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE ' .
P
•
(property .owner) do hereby
agree that all plants (trees, shrubs and Ground cover) will be
installed in accordance with the City of Dublin's approved
landscape plan for
ame of
• project) located at
(address) . All plants will be replaced in kind as per the
approved plan at suchr time as dead, fortatyleast oare orend.(1)toyear from be ithe
diseased, damaged, or
date of : their installation. .
I further agree that all plants will henceforth be irrigated,
fertilized, weeded and tended ona regular basis such that they
will maintain a healthy and weedfree appearance.
I t hat the irrigation system will be installed
a ccordinc to t ehe further agree the plans as apc_cved by the City of
i Good working order�h
Dublin, -and the,- said s stem will be kept in
-
the date of the landscaping
for at least one (1) year from -
installation .
This agreement is binding against this and all property owners
of record. -
• Signed:
Date •
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1/83
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Form 83-05
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WigVIMi DC JGHERTY REGIONAL
`~ �? '% FIRE AUTHORITY
EMI
$� j4% 9399 Fircrest Lane
�CG 44F San Ramon, CA 94�83
ii;;1';```` (Telephone) 415-829-2333
November 10, 1988 C.
• 7.ycp
Trudi Ryan, p�A��
Project Planner "y� G
City of Dublin
P. 0. Box 2340
Dublin, CA 94568 ,
Dear Trudi,
I have reviewed the plans for Tract 4950 (P.A. 88-009) and have the
following requirements and recommendations:
will
1 beforee hydrants constructionll be required with combustibles begin.
be fully charged
begin
2. All weather roadways will be provided for fire apparatus
before construction of combustibles are to begin.
3. Parking shall be restricted to designated parking areas only.
4. All bridges shall be maintained at the minimum required width
established by the fire code (20') and shall be capable of
supporting a gross vehicle weight of 50,000 pounds.
5. All
VehicleeCode Sectionobe marked according to the California
22500 1 as fire lanes.
6. Fire extinguishers are to be located within all common
n rental,
ation office,
i.e.; , anda n r75', of travelr distance within the complex.
office, and every
7. This
entrance department
gatestinto and out of the Knox
will require thecomplexide switch on all
8. Lighted addresses which are visible from the main streets are
to be installed. If a dwelling unit does not face a street,
a directory sign must
beb used.
this DepAll
diredirectory signs and
location must be app Y
9. A building directory will be required at .all entrances -tc
complex. Such directory must contain all apartment numbers.
10. All project buildings shall conform with the safe roofing
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ordinance of Dublin, and spark arresters placed on all fire
places.
11. All units shall be equipped with smoke detector installed
i
-f according to UBC Standard No. 43-6.
If you have any questions, please do not hesitate to contact me.
Sincerely,
-, •
TOM HATHCOX,
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Fire Marshal
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,e.0. RESOU,Pc`
a,QON��:, ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT
5997 PARKSIDE DRIVE i PLEASANTON, CALIFORNIA 94566 1 (415) 484-26CA
y4NAGE
May 23, 1988
Ms. Trudi Ryan, Project Planner Line F
City of Dublin
P.O. Box 2340 R C� � Y E D
Dublin, CA 94568
MAY ^
Re: Heritage Commons/Tentative Tract 5883 a 1:,(J1
Dear Trudi: DUBUN PLANNING
Enclosed is a copy of our November 18, 19871letter to Casden with general
comments on an earlier development proposal. In addition to those comments,
( our recommendations for the current proposal are listed below.
1 1. The rock riprap should be extended to protect the channel bottom
downstream of Amador Valley Boulevard. Exit velocities from the
box culvert need to be determined and the rock sized accordingly.
2. An access road along the east side of the channel from Amador
Valley Boulevard to the Arroyo Vista Project should be installed.
3. The sacked concrete riprap which runs along the southerly bank of
the creek (adjacent to Arroyo Vista) has been eroded at the toe.
Additional toe protection should be added.
4. The rock riprap should be extended along the boundary of Tract
4950 (below the existing units).
5. The tentative tract map should show a typical creek cross section
with 2:1 slope or projection, 20-foot setback, access road,
V-ditch, etc.
6. Zone 7 will not accept ownership or maintenance of the box
culvert. The culverts should be designed to carry the ultimate
Q100• The minimum culvert height should be 7 feet, the minimum
width 8 feet. The creek should be protected downstream of such
structures.
7. Final plans should include ramps to the channel bottom.
8. The City (Housing Authority) may wish to consider including the
portion of the creek within the Arroyo Vista Housing Project for
channel improvements in conjunction with the proposed
development. Zone 7 could make reimbursements for the
construction and right-of-way under the SDA 7-1 program ma-.tioneZ
in our November 18, 1987 letter.
• •. •
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PA OS-ma.
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Ms. Trudi Ryan, Project Planner
May 23, 1988
1 Page 2
0 Please feel free to give Dennis Gambs a call if you have any questions or
comments.
Very truly yours,
€i •
Mun J. Mar
General Manager
By ,
li Vincent Wong, Manager
[i Environmental Resources Division
i VW:DG:bkm
Enc.
s' cc: Lee Thompson, City of Dublin
Carl Steinberg, The Casden Company
Mitch Moughan, Bissell & Karn
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(idtit) A.L4.M,EDt- COUNTY FLOOD CONTROL _AND WATER CONSERVATION DISTRICT
L. �_ p 'DE DOVE I p_EASANTON, CA'_I7:OP,N°LA. 94566 I I4151 454-2500
November 18, 1987
Line F
Mr. Carl Steinberg
The Casden Company
9090 Wilshire Boulevard, Third Floor
Beverly Ellis, CA 90211
Re: Eeritage Co=ors/Alamo Creek, Dublin
Dear Mr. Steinberg:
This letter will formalize in writing many of our design criteria which we
have previously discussed as well as list our co^ents and reco.:�endations on
your current development proposal.
1. A mia mt-- setback of 20-feet from the top of bank, or fro= a
2 (horizontal) to a 1 (vertical) projection from the toe of the creek to the
top of ground (whichever is greater) , should be provided. No buildings or
permanent structures should be constructed within tris setback area.
2. A 15-foot wide access road for flood control maintenance should
be constructed at the top of bank within the setback area. The access road
should be graded to drain away from the creek bank at a 57 (minimum)
cross-slope into a V-ditch. Cross drains should be constructed at low points
on the road and should not be spaced at intervals greater than 500 feet. This
access road should connect to access easements on the interior streets as
marked on the conceptual site plan. These access easements should not be less
than 20 feet wide and must have inside turning radii of 35 feet or more.
3. An access road with fencing on the easterly side of the creek
connecting A=:actor Valley Boulevard. and the Arroyo Vista sousing (sousing
Authority of the City of Dublin) should be constructed with this development.
4 . The channel bank area adjacent to the previously developed
property (Tract 4950) should be protected with rock riprap.
5. No surface runoff should be allowed to flow over the banks. The
site should be graded to drain away from the creek. Drainage should be
collected in an on-site storm drain system.
6. Drainage entering the creek should enter through reinforced
concrete pipes and be protected with out`all stny-tur's such as shown on
ACFC&WCD Std. Dwg. SF-605.
:. J ;;' r ern
. i
Hr. Carl Steinberg
November 18, 1987
Page 2
7. A profile of the creek and cross sections at 200-foot (maxim,rm)
intervals and at changes in creek cross sections should be determined by field
survey as part of the hydraulic investigation and for verification of the
required setbacks.
8. The hydraulic capacity of the channel to carry the ACPC&WCD
design flow (ultimate Q100 - 4,670 cfs) should be demonstrated.
9. The proposed creek right-of-way should be fenced with six-foot
black vinyl-clad chain-link fencing unless the City of Dublin includes this
area under their joint use license agreement with Zone 7.
10. The developer/owner should relinquish access rights across the
channel right-of-way line on the recorded tract or parcel tap.
11. The gates should be set back 30 feet from the face of curb at
Amador Valley Boulevard to allow for safe vehicular access.
12. A soils report and/or investigation should address the following:
-- Are the existing creek banks stable?
-- Are there any potential slides along the creek?
Any identified problems must be corrected.
13. Improved channel side slopes should not be steeper than 2-1/2:1
in cut.
14. Creek bends should be protected from erosion. Bank protection
may include rock riprap or grouted rock riprap.
15. A tree survey should be conducted by a horticulturist, and dead
or dying trees should be removed from the creek area.
16. Debris, including concrete, scrap wood, etc., should be removed
from the creek area.
17. This creek is designated a proposed Special Drainage Area (SDA
7-1) facility. Under this program the developer would become eligible for SDA
7-1 reimbursements provided the developer enters into an agreement with Zone 7
before any work is done. The developer must also grant fee title to the creek
right-of-way including the 20-foot setback area to Zone 7,
1S. Any proposed landscaping in the creek area should conform to the
Alameda County Flood Control Aevegetation Manual. L ndsca;ing may be
established by hand watering or drip irrigation, however, no permanent
irrigation system should be installed in the creek area.
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•
Mr. Carl Steinberg
November 18, 1987
Page 3
19. Where the existing pipeline easement for the 24" Zone 7 water
line is only 10 feet vide and not in a future private street, an additional 5
feet on each side of the existing easement is needed. Attached is sheet 4 of
22 of Dougherty Reservoir & Pipeline Project shoving the existing pipeline and
easement.
Please feel free to give Dennis Combs or the undersigned a call if you have
any questions or comments.
Very truly yours,
Nun J. Har
General Manager
Z-rf.-e.......:-Vi-L
By
Vincent Wong, ..:.eager
Enviro: ental Resources Division
VW:DG:bk
Enc.
cc: Mike Taylor, Bissell & Kara
Larry Tong, City of Dublin
Lee Thompson, City of Dublin
Jim Eoren, Zone 7
•
'.a
4i.
RECORDINNG REQUESTED BY:
WHEN RECORDED, PLEASE MAIL TO: R 5•C E I V.E D.
Pettis, Tester, Kruse & Krinsky tIUV 5 1SE7
2301 Dupont Drive, 5th Floor
Irvine, California 92715 • DUBUNPLANING
Attention: Dorothy A. Urbanec
(Space Above This Line for Recorder's Use Only)
VEHICLE ACCESSWAY MAINTENANCE AGREEMENT
VILLAGE VII
• THIS VEHICLE ACCESSWAY MAINTENANCE AGREEMENT (the
"Agreement") is entered into this day of
by and between Standard Pacific, L.P., a Delaware limited
partnership (the "Developer") and the City of Dublin (the
"City").
RECITPLS
A. Developer is the owner of real property in the
City of Dublin, County of Alameda, State of California described
as Lot 147 of Tract No. 5511 filed in Book 163, Pages 48 to 58,
inclusive, of Maps records of said County ("Village VII") which
has been or will be resubdivided as Tract 5780.
B. Village VII is subject to the Master Declaration
(defined below), which contains provisions for the shared use
and the maintenance of "Vehicle Accessways" (defined below) for
the benefit of all of the villages described therein.
C. The Developer and City desire to enter into this
Agreement to assure continued maintenance, repair and
reconstruction of improvements upon the Vehicle Accessways for
the benefit of such owners and to provide for an easement over
the Vehicle Accessways for such activity and for access by fire,
police, health and sanitation vehicles and public utilities
• vehicles in -providing services to the adjacent property.
NOW, THEREFORE, in consideration of the mutual
covenants, conditions and restrictions contained herein, the
•
parties hereto agree as follows:
•
• 1. Definitions. The following terms shall have the
• following meaning whenever used in this Agreement except where
the context clearly indicates otherwise:
(a) City. "City" shall mean and refer to the
City of Dublin, California.
•
(b) County. . 'County" shall ran and refer to the
County of Alameda, State of California.
• (c) Master Declaration. "Master Declaration"
shall mean and refer to the Declaration of Covenants, Conditions
and Restrictions for Alamo Creek recorded on September 19, 1986
as Instrument No. 86-230450, of Official Records of the County
and any amendments thereto.
(d) Residence. "Residence" shall mean and refer
to any lot or parcel shown on a final or parcel map filed for
record in the County unless a condominium plan has been recorded
R
09/30/07 10532-00010
A11A14. IT ��•
•
upon such lot or parcel pursuant to Section 1351(e) of the Civil
Code of the State of California, or any successor statute
thereof, in which event "Residence" shall then mean and refer to
a condominium. "Residence" shall not include any property owned
by a Subordinate Association.
(e) Residence Owner. "Residence Owner" shall
mean and refer to one or more persons or entities who are alone
or collectively the record owner of a fee simple title to a
Residence excluding those having any such interest merely as
security for the performance of an obligation. •
(f) Subordinate Association. "Subordinate
Association" shall mean and refer to any nonprofit mutual benefit
corporation incorporated under the laws of the State of
California, its successors and assigns, named in a "Subordinate
Declaration".
(g) Subordinate Declaration. "Subordinate
Declaration" shall mean and refer to any declaration of
covenants, conditions and restrictions and any supplemental
declaration thereto or any amendments thereof which are now or
will hereafter be recorded against all or any portion of Village
VII and will be subordinate to the Master Declaration.
• (h) Vehicle Accessways. "Vehicle Accessways"
shall mean and refer to Parcels :• and the area designated as
"E.V.A.E." or "Emergency Vehicle Access Easement" on said Tract
No.- 5780.
(i) Vehicle Accessway Owner. "Vehicle Accessway
Owner" shall mean and refer to one or more persons or entities
who are alone or collectively the record owner of a fee simple
title to a Vehicle Accessway, excluding those having any such
interest merely as security for the performance of an obligation.
(j) Village VII. "Village VII" shall mean and
refer to the property described in the Master Declaration to be
Lot 147 of Tract Map No. 5511 filed in Book 163, Pages 48 to 58,
• inclusive, of Maps, records of the County which has been or will
be subdivided into Tract 5780.
2. Maintenance Obligation. A Vehicle Accessway Owner
shall have the obligation, at no expense to the City, to
maintain, repair and reconstruct the improvements upon the
Vehicle Accessways owned in a manner satisfactory to the City and
in compliance with plans and specifications approved by the City.
The City shall have the right, but not the obligation, to assume
• all or any portion of such maintenance, repair and reconstruction
in the event such activity is not adequately performed by the
Vehicle Accessway Owner.
3. Grant of Easement. Developer hereby grants to
• City an easement over the Vehicle Accessways for the purpose of
maintaining, repairing and reconstructing said improvements upon
the Vehicle Accessways as provided herein and for ingress and
egress for such purposes. This easement is specifically limited
to such purposes and shall not create any easement in favor of
the public. 'Entry`by the City upon the Vel'icle•Accesswaf for -
any allowable purpose may be made without notice in the event of
any emergency involving potential danger to life or property.
Entry for any non-emergency allowable purposes may be made at any
reasonable time after notice of such entry and purpose of not
less than ten (10) days has been given to the Vehicle Accessway
Owner responsible for such activity unless corrective work is
commenced by such vehicle Accessway Owner within three (3) days
following delivery of such notice and such corrective work is
prosecuted to completion within thirty (30) days from date of
commencement of such activity or such later date agreed to by the
• City.
•
,ncli_nnnin
1 •
:1
4. Reimbursement of Costs. All reasonable costs
expended by the City for labor, materials, equipment, indirect
onsite supervision of the maintenance,'repair and reconstruction
performed under this Agreement shall be reimbursed to the City by
f the responsible Vehicle Accessway Owner. At the sole option of
the City, if such reimbursement is not made to the City upon
demand any such reimbursement may be included as an assessment on
the next succeeding County property tax—bill covering such
Vehicle Accessway, or in the event any Vehicle Accessway is owned
in common by Residence Owners for the benefit of all members of a
Subordinate Association or has been conveyed to a Subordinate
Association, the City shall have the power to include such
reimbursement as an assessment on the next succeeding County
property tax bill of all Residences encumbered by the Subordinate
•
Declaration of such Subordinate Association. Such reimbursement
amount shall be apportioned at an equal amount for each such
Residence.
5. Indemnity. City hereby agrees to indemnify and
hold Vehicle Accessway Owners free and harmless from any claim,
loss or liability of any kind whatsoever in connection with or
•
arising out of the maintenance, repair or reconstruction work
• performed upon the Vehicle Accessways by the City (unless such
claim, loss or liability arises out of the wilful or negligent
act or omission of Vehicle Accessway.Owner, in which event, City
shall have no liability therefor). •
6. Successors and Assigns. This Agreement and all of
• its terms, covenants and conditions will inure to the benefit of
• and be binding upon the successors and assigns of Developer, and
• the successors in title to the Vehicle Accessways and the
Residences.
7. Notice. Any notice to be given under the
provisions of this Agreement shall be in writing and shall be
• directed to the address of the party to whom intended as follows:
If to Developer: 6990 Village Parkway, Suite 201
Dublin, California 94568
Attention: Michael C. Cortney
If to Subordinate
Association: The principal office of the
corporation established pursuant to
a resolution of its board of
directors.
•
• If to Residence
Owner: To the street address of the
Residence of each such Residence
Owner.
Each of the foregoing parties may designate from time
•
to time by written notice to the other parties a different
•
• address which shall then be substituted for the one above
specified. Any notice sent by mail as aforesaid shall be deemed
delivered when directed to the addressee at the address indicated
' for the purpose of notice and when placed -in-the-4hi-ited States -•
Mail, first class, postage prepaid.
8. Paragraph Headings. All paragraph headings are
• inserted for convenience only and shall not be used in any way to
modify, limit, construe or otherwise affect this Agreement.
•
9. Waivers. No action taken pursuant to this
• Agreement by or on behalf of any party shall be deemed to
• constitute a waiver by the party taking such action of the
complete compliance with representations, covenants or agreements
contained herein. No waiver, modification or change shall be
3
fi rennin -. ---
a-
, r
•
binding unless In 1,iriting and signed by the party making the
waiver. A waiver by any party hereto of a breach of any
provision of this Agreement shall not operate or be construed as
a waiver of any subsequent breach.
10 . Governing Law. This Agreement shall be governed
by and construed in accordance with the laws of the State of
California applicable to contracts made and to be performed in
that state.
11 . Attorneys ' Fees . Should any party institute any
action or proceeding to enforce this Agreement or any provision
hereof or for damages by reason of any alleged breach of this
Agreement or of any provision hereof, or for a declaration of
rights hereunder, the prevailing party in any such action or
proceeding shall be entitled to receive from the other party all
costs and expenses , including, without limitation, reasonable
attorneys ' fees , incurred by the prevailing party in connection
•
with such action or proceeding.
12 . Severability. If any term(s) or provision(s) of
this Agreement or the application thereof to any persons or
circumstances shall to any extent be invalid or unenforceable,
the remainder of this Agreement or the application of such
term(s ) or provision(s ) to persons or circumstances other than
those as to which it is held invalid,or unenforceable shall not
be affected th rced toch thend evey fullest extentterm f this permittedebyent lawshall
be valid and enfo
13 . Entire Agreement. This Agreement constitutes the
entire agreement between the parties pertaining to the subject
matter hereof and all prior and contemporaneous agreements,
representations , negotiations , and understandings of the parties,
oral or written, are hereby superseded and merged herein.
14 . Amendments . Any amendment to this Agreement must
be in writing and signed by all of the parties hereto.
IN WITNESS WHEREOF, the parties hereto have executed
this Agreement as of the date first above written.
STANDARD PACIFIC, L.P . ,
a Delaware limited partnership
By: StanPac Corp. , a
Delaware corporation •
Its Managing Partner
By:
By:
CITY OF DUBLIN
By:
By: -
4
• ...... • >.. ., ,. e..,..,.•... .. ,• ....._ .t .�.-i7a�.l :�..I..i IWwr .. .. •..rl......:N..•..r,.'.. L... .J. • +4.r... _. _ .. .. I - ...
eel
• •
STATE OF CALIFORNIA
) ss .
• COUNTY OF ALAMEDA )
On , before me, the undersigned, a Votary
Public in and for said State, personally appeared
personally known to me (or proved to me
on the basis of satisfactory evidence) to be the
on behalf of StenPac Corp. , a Delaware
corporation, the corporation therein named, and acknowledged to
me that said corporation executed the within instrument pursuant
to its Bylaws or a resolution of its Board of Directors, said
corporation being known to me to be the managing partner of
STANDARD PACIFIC, L.P . , the partnership that executed the within
instrument, and acknowledged to me that such corporation executed
• the same 'as such partner and that such partnership executed the
same .
WITNESS my hand and "official seal.
Notary Public in and for said State
(SEAL)
STATE OF CALIFORNIA )
ss .
COUNTY OF ALAMEDA )
19 , before me, the undersigned,
On
a Notary Public in and for said State, personally_ lnaapy known to me
or proved to me on the basis of satisfactory evidence to be the
person(s ) who executed
dithe within instrument as and
acknowledged to me that such
• executed the same .
WITNESS my hand and official seal .
Notary Public in and for said State
[Seal]
5
• Annn nnntn