HomeMy WebLinkAboutReso 035-89HeritageCommonSDRRESOLUTION NO. 35 - 89
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
APPROVING 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 the Planning Commission
adopted Resolution 89-010 recommending approval of PA 88-009.3; and
WHEREAS, the City Council did hold a public hearing on said Site
Development Review request on March 27, 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 City Council 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 (City Council Resolution No. 30-89).
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council 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.
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2. The project recognizes environmental limitations on development by
preserving the natural features of the creek to the maxim~ 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.
BE IT FURTHER RESOLVED THAT THE City Council approves 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:
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/condominiumproject
shall conform to the Conditions of Approval established by Resolution
Nos. 32-89 and 33-89 of the Dublin City Council, approved on March 27,
1989 for City File PA 88-009.1 and .2.
Except as specifically modified elsewhere in these conditions,
development shall be generally consistent with the f.Dllowing 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.
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10.
Collectively, these materials shall serve as "Exhibit A" for this
project and shall be maintained on file with the Planning Department.
11.
Mitigation measures and monitoring program specified in City Council
Resolutions 30-89 and 31-89 are made a part of these Conditions of
Approval.
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 of PD Rezoning
Conditions of Approval).
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 of
PD Rezoning Conditions of Approval).
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).
Private vehicular'accessway requirements (e.g. widths) delineated in
Attachment C shall be observed.
The Developer shall complete and submit the City of Dublin Standard
Plant Material, Irrigation System and Maintenance Agreement (see
Attachment D).
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
substantial progress in completing the project (significant above ground
construction based on valid building permits), will cause the permit to
become null and void.
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.
All construction shall be limited totake place betw.~en 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.
A condominium plan shall be filed for this property prior to occupancy
of any unit.
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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.
16.
17.
Exceptions to the standard setback requirements as established for PA
88-009.1 by City Council Resolution 32-89 and shown on Exhibit "A" are
granted as follows:
Building 2 - may observe 10 feet setback from property line.
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.
Building 10 building may observe a 9 foot creek fence setback at
east corner and 9 foot private street setback at south corner.
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
line·
south corner may observe a 10 foot setback from property
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.
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.
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.
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29.
A plant watering and maintenance program for non-creek areas shall be
submitted to the Planning Director for review and ap~proval. 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 est~01ish 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.
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 installati6n.
Internal roadways shall be posted as private streets. Parking area
striping and signing shall include small car, handicap~ped and visitor
parking information. Use of double striping for open iparking 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).
[PA88-009.3:Reso CC (SDR) 3/27]
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 ,sorered 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 appr0ved 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.
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.
[PA88-009.3:Reso CC (SDR) 3/27]
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48.
49.
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.
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 andother 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.
56.
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.
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.
[PA88-009.3:Reso CC (SDR) 3/27]
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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 27th day of March, 1989.
AYES: Councilmembers Hegarty, Jeffrey, Vonheeder and Mayor Moffatt
NOES: None
ABSENT:
Councilmembers Snyder
ATTEST:
City Clerk
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Primary Guidelines
1. Parking '
. ... 2 ,"./' ope',n space
3.
4.
5.
6.
'7.
Private Vehicular Accessways
storage"
Refuse Collection
~ite Development Review Stan~'ird Conditions
Standard Residential Security Requirements
:
Secondary Guidelines
8.
Alameda County Land Use & Development Plan Objectives,
Principles and Standards
Guidelines for Authorizing Construction or Conversion
of Condominium, , .Projects.
T_!O RXHIBIT G
PA 88-009 HLRI?
SITE DEVELOPME~
1. Parkin~ Requirements
Two spaces .per unit, one of which must be covered and assigned
to a speZ~fic unit. A minimum of 15% of the parking spaces shall
be rese~ed 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'x17'. A 2' overhang is permitted.
35% of the uncovered parking stalls m~vbe 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. De~Ks, patios and balconies must be
at least 7' wide to be counted as open space.
Each groundlevel 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 minim,lm dimension of 6 feet.
Private Vehicular Accessways
Without parking on.either side
90° uncovered on one side only
90° covered parking on one side only
90° uncovered on both sides
90° covered on both sides
90° covered on one side and uncovere~
on the other side
20 feet
26 feet
30 feet
30 fe~t
32 feet
32 feet
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. Store. g~-'
Each unit shall have at least 120 cubic feet of individual
lockable and water-proofed storage space assigned it. The space
must ha~ a minimum dimension of 4 feet.
bS~'~nti~l~ma erials; th design of which s~ll ~ corn atible ' -
architecture of the project, and the heigh~ of~hich
must':exeeed 'the height of the refuse containers.
8. LAND USE AND DEYiLOPMENT PLAN
;
OB3ECTIVES, PRINCIPLES hND STANDARDS TO BE
UTlLIZED IN THE PR;~;ARATION A~E) EVALUATION
OF LA. ND USE AND DEVE~_OP~[F2qT I;LANS FOR
RESIDENTIAL PLANNED:DEVELOPMENT DISTRICT
pa~ I
The obJectlvc~, pr~n6plc$ on~ st~nd.~rd~ th~t/ullo, 8re ;r. rd:n~c~ to 9u;clu th~
tachnlc~! agencies, the Pl~nn~n5 C~[ss;o, ~nd t~ B~r~ of ~pcrv~rs.
Th~ O~icctlvcs may be thought of as the priory s~ial, cco~c an~ pfi./s;col 9oafs
of ~hc Dis~ric~ to vhich the Land Use and Developer Plan sho~l~ be a;mcd.
The Principles sot forth the ~nn~r In '~hi~ the ]and shoul~ be ~=velo~e~ to achlcv~
the
~e Standards are ccns{~creJ to be measures t~t'~ll assure realh~t;on of the
objectives and principles; an alternate ~ten~ard ~y b= ut;!;ze~ ~f h is'~e~nstr~:c~
that it is as effect;re as t~e I;stc~ scan~ard.
'05JECTIVES
"The Planqed D~ve!:Fmcnt D;strht and the pra.;':slons of thh resoTut;on, arc
establlshcd to encoureae the arranccr, cn~ o,r a v~rht7 o~ res~ential uses on
~u~tablc lands in such a manner; tha~ t~c result;ns ~av~l:Fment ~ll:
a. b= in accord ~1:~ the General Plan of the County cF
b.prov~e efficlen~ ~sc or the lan~ thz: i~cludes prccervet~c~
cFtn ereas an~ ns;.ursl ~n~ topoSreFh~c hn~scapt features;
c. provide an env;rcn=c~t th;: ~tI enccurzSc the use or c~a open areas
for c~un~ty ac:ivit~es an~ ot~er
provide vat;eL7 ;n the sidn9 of varle~ ~=uslns
access an~ circulation faciliti~s;
e: be c~mpatTb!e with er.~ enhance ~he ~cvclcp~ent ~f [he Senera; area.
'!
PRINCIPLES
1. CO~:~.CN OPEN A.I[A DES1G::
A. Pr;nclptes:
Cc,~.,=~n C::n Area (all Tanks nec utIllze~ ~y Svi1~inS Sites,. the
buil~in~ an~ its re~u)r:~ yards, 9rlvate o~t~:or l~v;ng ~reas, r:a~s,
sChoc! sites, an~ other Ta=~ areas ~,ne~ or eaintalnc~ by a
~overn=enta! a~ency) s},~uld
b)
natural ;~ealties suc~ as trees, tcFoSraph;c features,
~ater~ays and
C~s:llaate~ ~c~erally into larSc us:a~te areas; ~u: used
als~ to buffer hc~.-~a:ible uses an~ Flay;de c=rri~rs :~
S~:: aroun~ and ~;~h;n ~evelo2ed areas to achieve a spaclcus
character and c~nvenie~t l;nkaSc to ~|| paris of the develc;~e~:.
1~ C~on O:en Areas (:~a: portion or C,.---J_~n :Fen Areas th~
a)
C:nven;cntly tocate~ for use 5y all the residents,
6strlbu:ed so that the brg~s: and ~ost uSe;aTe aEeas are
~n clos:st prox;n;:y t~ hlShost d~nsity -
b)
Ade-ua
of recrcation~l a:tlv;t;e~ ~hcth~r s:t:;[ic recreational
areas or far;ill;as arc prnv;d~.l ;nittally pr in th~ future.
D:~iSned to pray;de for a wide range of rccrcatlonal e>perlcnc:s,
both passive and active. )he extent and nature of sp~clflc
[~prove~ents such as pnnls, play fields, court ger~s, tot areas,
sitting areas, an~ nature trails sh~Id be related to th~ ~ener~l
recreation needs of the residents, site characteristics and
the a.vaila~illty of area-wide recreational facilities;
b)
Provid:d most $enerously ~here b~Sh-eenslty--hiOh intensity
~evels of development result in the limited availability
of private outdoor spaces;
Standards:
c) Conveniently located without i~palr]n.: the vle~ and privacy
of individual dw~.lJlngs;
d} ' Safe to use, duraSle, a,d econcyalcal to ~intain.
~h.e c:~n ~=e, area and recreational fac;llties should ~e
prestrve~ in Der;~tuitv, and that the realdents ~;I1 s~are the
advantaces of us;no it and the ~es;ons;5;!ities or e4inta;n;n~ it.
All c~T~on open areas ant recreatlo~el facilities shall be o~ned
by a ~o~:~ners Associaticn capable of dis:lut~on ~y l~O~ of its
Usea~le c:--,~=n e~en ereas shall
a) P~:vlde-~ at the rati~ of 5GO st.. ft. ~er dwellln~ unit· Tals
require:eat may ~ rt~c:d b~ IgO :~. fL fee each 5C0 s~. ft.
of Private Out~:ar Livln
Cons=lldate~ in uai:s af at least IO,C~O sq. ft. in area that
~easure not less than I00 feet in ~id:h or ~epth and shall
~t c~ceed a ~a~;~u~ S~a~ient of IG~..
3- All ~ellln~ units shall be a ~ini,au: ef S0 feet frcx:.. the perimeter
of all recreaticn areas and fac;llties su~:ec: to intensive use.
II. BUILDING SITE DESIGN
A. · Principles:
D~elllnq c~centrations of differina ~ensi:ies should be arranS~d
'that in Sanerat the highest density portlads ~ the development are
closest to e~istlng and a~ticlpated centers ~f actlvEt), major
eraasp=rat;an route% calvert;aT areas an~ other public facilities.
2. ~.ell;n= units should be situated:
1
a} In locations ~hich are not subject tD the pre~abillty of natural
or ~an-~a~ ~an~erS, annoyances or ;nc:avenieaces;
b} T~ ~ermlt optimu~ site utili:atio~ c~ensurate with the
c~nservatlon of ~esira~le topoeraphlc features;
c} In c~=patlble groups of similar butlains types;
d} T~ take advantage of desirable v~ewi:
e) T~ prc~ide natural li!ht aa~ ~ntilatl:% a~eq~atc privacy
aai c~n~entent ~ccess to and aroGn~ each buil~ing;
f) To assure their h~r~,,~;vus ,rl~ti,nsh;p ~lth e~;stin~ and
'a~t~cl~ated development ale-9 peripheral ~ound~rles.
!'; " .' · ,' ' ':" ' ' · i ' '
,: ·
"':, ',* ; ,*;.~';"'. :::~ ,f~',;' ' .3- Spacc.~ should 'vary bct',~ecn l'-,Jilginns in accordance
'~- ,' ' ' ~iz~ an~ use
...... · ,. '.,.* ,., >. / ·
,..'" .....' ';':;~':' ~""' -' ' relationship-
' ::':';:.'~ 7: ,
i
~. The ~istance bet~een b~;Idinq~ and streets should v~/ryaccording
to building ~ize, use an~ character of street traffic in order to
provide ~ell planned streets(ape an~ to assure protection
traffic no~s~, c:n~estlon and property
5- Private ou:g~or iivina areas for each ~elllng unit shall be ample in s|ze,
useable in shcpe and adjacent to the cF,~*.llln~ units served.
t
Stan~ar~s~
1. A minimum five (5) fro: yar~ shale be provi¢c~ a~jacent to each exterZo~
bullying ~a11. This yar~ shall b~ increase~.:
a) Five (~} fee: far each ~c:'y of the Euil~r~ ~ll c~er one story; an~
Two (2) fee: far ~he first fifty (50} feet of buH~in9 ~all
one Cl} fcct for ~very [O fee~ of bu;ldla~'~all length over 50-'eet;
c) Five (5) fee: frcm a ]i~te~ ac:~ss s:rc~t (less th~n ~CO vehic[c
Xrlps per d~y); ~
-d) Ten (]G)'feet for a mln~r resi&ndal stre~ (300 to 6~0 vehicle
trips Fe~ ~:y;'
T~n~y C2c) feet fr~ a r. elS~-;rhc~d (:1letter sere,.: (~0 to
2,CCO vehicle trips per day);
bu~l~in5.)
2. Farisle:a1 se:~c~s for a buil~inS lccate~ a~en~ the ~:~aries a~ the
Planne~ Develop:an: si~e shall ~e ec:~al to the r~ulre-a yar~ f~r
build~n$:~u~, n~t less than 2Q feet;
3. Private ~uti::~ llvin: areas shall ~e:
a} A; le~s~ 5C0 useable sq. f:. [n area and r.~asure ~:~ less than
lS' In w;~:h or depth f:r slnSic occupancy;'detache~
loCa~e~ Ca t~c Sr~un~ flCCt;
b) At leas~ ~CO useable s~. f~- [n area a~ ~easure no: less than
15' i a width or' &pth for ~-ul:iple occupancy a::ac~ d~lllnSs
located ca t~c Srcun~
Page ~
At least 70 us,able sq. ft,. In are, an~ a~asure not less than
8m In width or depth for dwellings located above the ground floor.
I1 !. DESIGH PRINCIPLES AItD STANDARDS FG~L RPD ACC[SS I~AYS
A. J'U~p~se:
These principles and standards are to be e~loye~ In the ~esign, evaluation
and approval. of access ways in ~sidentlal Pianne~ Developr~nt District (aPD}
Land Use and Develapraent Plans.
B. OefinltTon ~f Access Vay
For the purpose of these prlnc-;ples and standards "access wa~'~eans those
areas in an RPD intende~ for the circulation and~aneuverlng of~otor vehicles
where Ocslgn Hourly Volu:ne (DHV] does not excee~ lOO. '~ccess way" Includes
accesses to open an~ m:~Vere~ parking spaces, Eut Nt the sp~s themselves.
C. Ccnera) Princiole - Fun~tional 0as;on:.
Access ways shcul~ be designed to meet'the sFeciflc conditlans present in
each ~evelor.~r~nt and be integrate~ wlt~ a11 other eTa.hones of thc site plan,
As local cun~itions ~n~ deSEre~ resi~ential characterlstlcs vary, so shout d
access way functlon and design. Tne ma~or detcr~,inants of P, PD access way
~cslgn are:
O~.slre~. ssee~ of =:vet. sent: Generally there will be r.o need for fast
~ve.~ent of vehicles within the residential portions of ~esldentlal
Planned Developshis, spee~ an~ e~ficlency
lm~rtanc~ on collector an~ arterial stre2t~ Iea~ing to an6 th~u~h
the develop=ant. ~alntainin9 speeds w~thin'a range Of
within the residential ~rt[cns generally w;lI ~e ~esire~ in the interest
~F safety and resi~entEaI c~ati~ility. Exceptions
25 ~ph will be deslre~ may occur Xn ve~ large or str~ng out devet~p-
~nts ~here ~re t~an q minutes t~avel tI~ (1 ~ile at 15 ~h} on a
given access way re~uire~ to reach the ~lIectoc o~ a~teda) Steer
p~vi~ing access to an~ throuSh t~e ~ele~nt.
Volume of traffic: Volu.~e oF traffic (Oh:V) should determine the
number of ~vlng lanes an~ intersection ~csi~n, inclu-~ng parking
bay access, and in co~.~inatlon with desi.en speeds, the width of
travel lanes.
Type of vehicles served: Travel lane w;dL~.s should be greater than
requi re~ lot auton~obi les alone ~nere large service an4 ~rgency
vehicles must be accc~n~odated.
Acc~-'~r~at{on of utilities: ~erever necessary, the rcac~ay area should
be designe~ to accommodate water, se~r, e|ectric, telephone, gas and
dralnaSe facilities.
]~alntenance: The access ~ay_--s,~ould be designed structurally for the
base to last the llfe of the ~PD and the surface to last at least ten
years we thout signif)cant repairs. Routine and major csalntenance shouI~
be provided for either through the incorl:~ratlon into the County )~oa~
System er by the ~mes AssDeletion. Streets inten~a~ to sere traffic
n~eds of an area beyond the ~PO and collector or arterial sere:Is
within the KPD should be County Nlntsine~.
S~fetv an~ rcsldentlal cc,.~.~atlblllty: Access ways should b~ designc~
to:
a. Provid,: convariant access ~-~Ile rainletting
h, Avoid adverse gradlng and drainaqe cun~ltle,s and conserve ex)stlnq
~,.n~nltlcs of the site.
,:
2
i//
c. Hinlmlze through traffic.
Needs of surroundlnq areas: Provide for 9eneral circulation needs of
the surrounding area by provldln~ connections to the existing street
system and stub streets to undeveloped lands, 1jnlch Streets should be
county ma;nta;~ed.
Standards:
Access way width: Access way width is to be determined by add;ng to the
basic traveJ lane width other elements of the cross section that may be
necessary for a gNen design S:tuatlon, |.t., areas for parking, side-
walks, landscaplng, utilities, protective slopes, etc.
Travel lane ~;dth:
Speed. Range Traffic Vol~mr.~
(DHV}|
10 - 15 ~ph O - 50
Lane
15 - 25 mph 50 - IQ0 :o 1Om -
IDesicn h'~urlv Volume
2. .-. 0;
~ rnin,.-.~.-n I width includln~ s.~ulders is necessary if service
and e.--.er~er.c./vehicles ~il| use.
Grad_-s: GFades shculd not exc--cd |2.. for F<:rtior-S of ac:_*ss ways llkl]y
tc be uscd by St!'.::! h~Ses. A::.'s~ rays may hav~. sho,-: Puns
12% but not c_reater than 15';; or r.~: c. rcater than 2Ot if the at:ass way
is no nora rh~n J ft. in length.
~, HerTzrhea] Curves:
S;ced Rar:.c:e, r.,_~h
l0 ~ i~ r.,ph
L_"ne Centerl~ne R~dlus
30,1
15 - 25 r..ph 50'
25 - mph K~
1
t,'here cDert.,.cnc! vch'icle service necessary
mln;ru,'4; ri.cht angle turns - 20m mlni.r.~
Turn around flcillt~es: Nancuverlng space for vehicle turnar:und
shauld be pr-avld.-~ at the ends of ie~-en~ ac:tss Nays and at ~00~
intervals alan~ recess ways ~herc intersections art non-e.~istent
or 1ODDm or .~r~ aparT.
Park;no: Part;in.q spaces as r:~-'uire~ to service the resident and
,.)uest herds ,~f the d~v,-lop~en~ may bc located In lanes adjacent Ca
access ~ay';, traFfi~ la,,us. ix, b~1's off thc access way, [n c~nvcnticna{
9aratlc ~nr{ p~rkir,V structures Dr in various c~?~h~ations as c~p~prlat~
f~,r the particular RPD design concept.
Par~ln-! lo,,c --"":rI to traffic lane:
~¢Sl~n SDcc_...,~ ParkIn~t tant VI~th
0 - )S mph B'
15 - 25 mrh 9~
Pa~ b
Park;ms ;n bays perpendiCulat to and ad.~o;n;m: tra,,el lane:
Speed Range
o-15
15- 25
Speed Range of OHV Stall Beck up
Travel Lane Width/Depth (includes travel
lane area)
0 - 15 ~ph 0 - 20 9' ' 20" 25s m;nl=un
20 - 50, 9" ° 20' 23~ m;n;mt~n
,-- y- ,~:. -------'~
~5 :_25 ~ t'''/' Perpendicular hr~ing Mot Perk;teed
S;d;dalks and bicycle ways should be provided a: locations within the
RPD consistent with the need to Service pedestr;an and bicycle traffic
llkely to be ~enerated. These radiitie% dependin9 on local conditions,
may be a part o~ the vehlcl'e travel ~ay, Iccated a~acent to it or in
an entirely separate area. ~l~en associate~ ~;th the access ~a~ the
following standards Shall apply:
Traffic VoiCe Sidewalks ~icycle ~ays
0 - 20 Part of;travel ~y Part of travel way
except ~,~..en hiSh
pedestrian vol~:e
antic;pa~ed
~0- 50
I~, wide, ad.ioin;n~ Par: ef travel way
o - 50
~' wade, adjo;nin~ Par: cf CraVaT way
53 - it0 ~' wide, se~ra:e: w;<f: adjoin;n:
"hy parkstrip
Park strip ;s 2m wad_- except where additicnal width is required ior landsca:i.-..=.
Curbs and ~utt-_rs, shoulders. slope ~nd ut;l;tv easements: Should be
pmvided and included as part of the access way as warranted by traffic,
draina~e. tn{:otlrePh;c, so;iS and mad Struc:uraI c:nditions.
Access way structural sectic-: Access way s~ct~ral sect;on should
consist o~ a minimu~ 0,2' asphalt concrete pave~nt on a 0.5~ a~gregate
base, or greater iF aleLenin;ned neccssaq' by hse soTI analysis,
[. ' Illustrations oF standards:
Fol i~inq exa..-.ples are o~ sern..- typical access way c~ss Sections that may
occur in RPDms t~,-:ugh use of t.he preceding Prir. ciFles and standarc:s,
· il;n;mum IO - IS atph speed range an~l traffic ~ol~ce 0 - 50 DHV
. ~ provision for eu~rgcncy or service vehicles nectss3q'
. Pnrk~nq and ),cdcstrian ~x~vc~nt accommodated elsehere
, Curhs for dralna~JL' an~ protection of Street {J~e and adjoining landscap;n~
Sidewalk One S~d~ ~t
· (P.U.E. vatlos)
· Park;n,] at r{~h: .~n.qle. S {n bay c~n to access
· Speed to 2S mph, traffic 50 - lOG DHV
. Parkln9 both s{dcs
· Sic~ewalks [,c~h s;d~ ~nt! sc?ar2:e~ by par~str~p
·B;cycle ~vay provided. separate,! by planter s~r;~
· Sinpc c~scn~t~t e,,~ siJc (var;cs)
.......:.. ...,~....
· . .. .. .:.: :.;.." .!
-.:..."'. . ........
.....: . .~ .
. .-
· ~ - -;
' h..'-"'"':
; : ·
,. ,,.--. -~
..
i';
Z
prlnclples:
pedestrian ways should!~:
1. Designed to provide for safe and cooyen[ant clrculat[onwl[hln and
beyond th~ development; special attention should b~ glven to t~e
connections bet'~een parking areas, d~ell;ng units and all project
facilities; -
2. Designed a~d i~proved In accordance wTth tI~elr Intended use
nature trolls, entrywalks, and street.slde~a3ks or equlva|ent};
Of prefer ~.[dth, ~IIgnment and gradient to provide safety, convenience
and appearance suitable for pedestrian traffic;
Designed, located, and I~.~roved to protect ~rlvacy of Individual
dv, e I l ;rigs.
Standards: :
The walkthe d~stance from a d~:li;ng unlt to the resulted parking space or
spaces ~lch serve It shall not exceed 2~0' as reasured along ~ef[ned
~al~ays; ~alkln~, distance frct~ d',~-.l]ing'untts to guest par~ing spaces
shall not exceed 500' as measure~ along defined ~al~ays,
V. SITE IMPROV[.~.ENTS: G~AOING, DRAI~.'-C-~, INSTALLATION OF UTILITIES. USE OF PLANT
~,.~T~IALS AND OTH~ C}UTOGOR FACILITIES
~. princlples:
1. Gradlne. Grad;~s shall be des;Shed to assure static ground forms,
adequate surface drainage, safe and convenient access to and arc~nd
t~ buildings and to c~nserve desirable existing ve,eetat~en and
natural ground forms. Any unusual hazard ca pedes~rlans crea:ed by
slcx~es or sudden grade chanSes shall be minimized by ~e installation '
of fences, ~alls, rails, or plantln~.
2. O ralna~e. Installation of adequate facilities for the collection and
~[sposal of s;er~ waters shall ~ provided to prevent ~a~ge to
pr~erty and to provide for t~ safety and c~venlence of~cupants.
All utllltY Installations Installed In and for t~ purpose of
suFp|yinS service to the develop.Tent shall be underground. '
The appeal and charac:er o,~ t~ site should b~ preserved and -
enhanced by retaining and pro:acting exlstlne_ trees an,4 other
s[ te feecures to the extent t~at they enhance the project and
addttle~al new plant m4terlals s,hould be added for privacy, shade,
erosion cont. rol and to sermon out objectionable features.
Apprcpr|atelydesiSned fences. ~alk~, or plantlne should be installed
along pro!terry boundary lines, parking areas, plmygrounds, laundry
yard, re fuse collection points, and other locatl~s ~here needed for-
protecti~ or screening purposes. Plant materials shcul~ be selected
and arranged to prcduce a har...-~Ious visual effect.
G. Laundry and dryin~ facilities a~ aFproprlate size should be provided
~hen necessary at tecati~s readily accesslble to the d~lllng un| ts.-
7- Refuse collection stations s..~uld'be located c~venlent to ~oth the
B. Ll~kt fixtures for ~alks, stc~s, parking areas, ~rlve~ay, s[rce~s
mnd other facilltles should b~ provided [o assure sara and convcnlan;
nlgh~ tl,~ use. Fixtures should be designed in keepln~ ulth the
project and prc~,crly shaded to screen d~lllng un[; ~1ndc~s frc~
the direct rays of light.
GUIDELINES FOR AUTHORIZING
,/' CONSTRUCTION OR CONVERSION OF
CONDOM1NIUM, COMMUNITY APARTMENT
; AND STOCK COOPERATIVE RESIDENTIAL I~OJECT5
Adopied by the Alameda County Board of Supervisors
May 15:1979
The foliowlng guidelines are adopied for use in Planning Deparlment cxztic>ns on
Tentalive Subdivision Maps, Site Development Review and Planned District rezoning
applications involving either the new cc,qsiructlon of, or conversion of existing
dwellings to, condominium community q>ortment an~ siod< cooperative d~eIlings.
By using these guidelines together with existing General Plan policies md
regulotory ordinances it is the Planning Commission's objective to:
,,
· Pz~mote the generation of housing of enduring quality and the
conservation of exist ing housing.
Assure residential living environments octequate 1o the needs of long-
term occul>cr~:y.
Provide neighborhood stability.
Protect individual housing investments.
Help assure economic and efficient operation or condomlnium hon~s
associations.
Address in condominium conversions needs of existing residents for
all ernaie busing.
GUIDELINES
F!oer area ratio: The ratio of total project residential {rioor area
to project site area s~ould not exceed h3. A greater floor crea
thon 1:3, as delermjned cn ms case by r'~e basis; rn~ be
appropriate for high density projects {normally exceeding 2500
square feet of silo area per t~it), where mits ore stacked and
other design e|emenls ~re Lqirodvced to increase openness and
privacy and where special omenlties, such es views, offset site
deficier~ies resuItlng from exceeding this ratio.
On sites where existing constrtx:tion t~es vp o dTsprcgertEonote
shore of the site, the sile areo/fioor oleo ratio should apply cnly
Parklncr: One of the two perking spc, ces per tnlt required by
zoning should be located as close to living ~,nlts es good ~slgn will
permit; a separation of more ihan 50 feet should be ovolded.
Where proct.ical, enclosed pdrking spaces should hove m q>ron In
front copoNe of providing a tandem s~ce for o|terno)e or
odditiceal use. One six.',ce per unlt should be coyote& In cx~ti~
Condomlnlum Guiclelin, es
Page Two /
/
·/~o the two'spaces rcktuired to serve each unit, guest Parkin9
be provided at I spoce pe~ 2 units for units ~ to I~000 ~uore feet
o- end I to I for |orger tx~Hs. AvailaMe'or,-str~t Parkin~ may be
counted to meet this requirement. Signs shc~jId identify guest
parking areas end the Covenants, Conditions and Restrictions
should prohibit the use of these areas by homeowner families.
~ark[ng may be reduced below lhlsl lave! if the project is in on
area with a public transit system considered ade.'iuate
needs of the residents or mmy be reduced to be consistent with
Specific Plan adopted by the Board of Supervisors,
Private open oreas: Ecx:h ground floor unit should have a private
open area properly reloled to the( floor plan end at least 300
square feet in area, with a minlmu~ dimension of 15 feet. Units
not on lhe ground floor should hove adequate balconies with a
Zminimum dimension of 8 feet.
Private ~-nironces: Unit entrances should be designed es
lransition lo the living ore~ end should be semi-private, with no
more lhon lwo logeiher on any floor and not be via bolconles pc. st
other units. Building walls at entry areas s~ould be separated at
least 12 feet from p<:rking end driveways md special attention
should be gTven to the lan~sccping'in the inlerv~ning
Unit orionlotion: Dwelling units should be sited ~d screened to
provide privacy from adjacent units end uses (including those on
adjacent prcl>erty), from vehicular and service fu~ctierks ~d from
group ectivlty trees.
LandscoD,no: Project lc~ndscoping should be considered a vital
[:>OFt Of the overall development and should be designed by a
registered Landscape .~u-chitect. Special treatment should be
required in and around major parking areas for screening and far
reducing the vlsuol impact of the paving.
Noise: Common walls end ceilings of oil unlts-should be
constructed using lechniques to limit noise ironsmission es
specified by the current Building Code except ~ere Code
siandords can be demonstrated to hove been met on the basis of
tests performed in each ~lt by a ProFessional Engineer
specializing in acoustical engineering.
Smoke doleclots: Smoke delectors s~houid be inslolled In each
residential unit and In meeting and recreotic,'~ reams owned In
comme~ as required by the Current Building Cc,.~.
'Installed in all project buildin s in occorctonce wlth Title 2/t, Slate
of Colifornlo Administrative ~2-~ or any c~%tes mode lhereof. '
' Condomlnium Gu~dellnes
/
Poge lhree /
!0.
Physical condition of housin to ~>e converted to concbm,nlui'ns:
'lhe project as a whole should be in good repair when offered for
sale., Prior to filing a final mop permitting condominbm sales;
the following reports should be submitted for review md approval
by the Director of Public Works:
A report by a licensed roofing contractor-certifying that the
roofs of all the siruclures are in good condition cnd not
likely to be in need of replacement for at !east 10 ),ears.
(b)
A report by a ProfesslonaI; Englnel. r airesling thai the
structure of all buiidlngs,:i:' Ixsvements, sictin c[ralnage
facilities end the interior and exterior plumbing, efectrlcnf
syslems md utility cnd mechanical equipment lo be owned
in common or ~ pari of individual condominlums are in good
and serviceable condition; :
A report by a licensed Polniing contractor certifying that
painling throughout the proloci is in [pod condition md that
the buiIding exieriors should not r~uire repainiing for at
least five yeasts.
A report by o licensed termite and pest control specialist
certifying lhat the siructures ere free of infestat[on cnd
siructuraI damage_ caused by pests.
(e) Deeall>oils (flush mounted variety wlih I" "ihrov~ into the
jamb} should be inslolled in entry doors of all units.
Deadbolts (flush mou, nied varieiy with l" "lhrow" into' lhe
should be inslolled in entry doors of oil units. ·
Domesiic fccilities: Adequate facilities at oppr~r[ate locations
should be provided for domestic needs Including laundry facilities,
screened garbage collectbn facilities, and special storage areas
{100 cubic ft. rain.}, for each unlt. Provlsbn for laundry facilities
should be included in ~ch unlt, where possible; but, in my
at least one washer and c~n~ dryer should be provided for every
four dwellings.
Appliances in cc~veried apartment units should, if not new, be
warrenled to new values.
install'ed (~n 'project
such systems ~e Fivoleiy
system may ~ ~e~oq io
~tity.)
On-slte sewer and waier systems (except laterals to Individual
units er buildings, plumbing within buildings, and landscaping
- ' ' - .... ,,----'---,- -~,,-,,,tH b m~inlalned by the
Condominiurn Guic~lines
Poge Four /
.//'Systems should be c~slgned to minimize the length of laterals and
1o locate meters r~xt 1o the buildings served. A separate water
meter should be proyield for each residence or at least each
- building. Master metering of gas and electric service is not
permitted. S~parate metering of gas and electric service to each
individual dwelling unit will be-mode tn occor~nce with
.servinguQities' tariffs. ~ -- :'
'Water supply systems for fire fighting should -' rneet the
requirements of the fire district and be connected to the public
water supply system; keys to security gates cnd chars should be
kept in key boxes at locations approved by the Fire Chief. The
key box and key s~ould be ~signed;.~to district specifications.
. ': ..j ~ ',~ .- , .
The Covenants, Conditions, and Restr~ctbns should - .provi~
that upon sufficient r~tice ~o hom~wners, the serving utilities
authorized to enter my portions of the u~Hs whenever restoration
of gas, eZectric and ~eleph~>ne servlce is r~uired; that the'
ulilities shall have the ri~t to inslal!~ rnove, remove, or run r~w
lin~s in or c>n any porfic~s of the common area, including
'in~erior md exterior of the units (excep~ where underground!rig is
requTred by the Subdlvisbn Ordinance) as is r'~cessary to maintain
telephan~ s~rv~ce w~thin 1~ su~iv~sions cnd 1hat this provision
may no', I:~ amended or terminated without the men', of the
'uiililies. In conversion, lhe Pacific Telephone md TeIegraph
Company should be responsible for rnclnta;ning-the existing
underground telephone conduit disiribut~c,n sysiem serving the
buildings. -
Play areas: Roy ~eos wiih play equipment sh~uid be provided in
all projecis likely to hove children ai locations where surveillance
is proclical and no~se cc~ be lolerated. Play area size should be
daletrained on the t:x~sis of ztO ~. ft. per chil& ,.
In considering cpplicoticxts' for ccnck>min{urn c'onverslc~
preference will be given proposeIs whereunder:
~enters over lhe c,g~ of ~;S, or who I',~e children t,n~er
years of age, or who hove serious physical handicaps, or
ren',ers who for oiher reasons are likely to ['~sve great
difficulty relocofing, 0re to be offered four year !ecses
current rents wiih provEslon for limiting r~! increases to
not more than ';% cnnuolly. .-
Apartment buildings over 15 years old will be brought into
substantial c-onformance with present Building Cc, de
s tendorals:' ' .: ~.':'~::~ .,.,.: . .~ .-'-. ·..~ - · ........ , .... -
Moving expenses lo a maximum of .¢500 ere to be provided
to rentors displaced by the conversion.
'Condominium Guidelines
Page Five
15. ,Rents for tenants residing for at least a full year in e project
,//considered for conversion shall not have been increased more than
.//the increase in 1he C~ns'r~-r's Price Index for that period. No
; rent increases shatl be permitted during lhe period in v/hich
-- application is being processed by the Cbunty.
Tentative map applications for coOdominium conversions should be
accompanied by a survey. of comparable renta! housing in the crea
surrounding the proposed~ conversion. This survey is to be used to
ivaluate the impact' of the conversion on tenants who will be
displaced. The boundary of the survey area shc~Jld be determined
in consultat]on with the Planning Department stall The survey
should include identification of all rental housing in structures of
two or more units ~qd the foltawlng information regarding each
development: :
(el Number .Of' units, calegorized by bedrcem count cnd rents
charged)
(b) Vacancies by unit type;
(c) Policy on renting to families with children.
The application should also include any proposals by the subdivider
for offering leases to existing tenters, for bringing aparim~t
buildings over. IS years old up to current Building Code standards,
for paying moving ex~nses of tenters that will be displaced by
the conversion, and evidence thal rents du~'ing lhe pest
conform with the Iimilotions of provision
A copy of lhe proposed application for lhe Department of Reel
Estate Public Report should be submltied with ihe application for
teniotive mop approvaI.
·. '.;.- :,...:, .
P.O. Box 2340
Dublin, CA 94568
STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE
AGREEMENT
I (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 (name of
project) located at ..,
(address). All plants will be ~placed in kind as per the
approved plan at such time as they are found to be missing,
diseased, damaged, or dead, for at least one (1) year from the
date of their installation.
I further agree that all plants will henceforth be irrigated,
fertilized, weeded and tended on a regular basis such that they
will maintain a healthy and weedfree appearance.
I further agree that the irrigation system will be installed
according to the irrigation plans as approved by the Cityof
Dublin, and that said system will be kept in good working order
for at least one (t) year from the date of the landscaping
installation.
This agreement is binding against this and all property owners
of record.
Signed:
Date:
D
TO EXHIBIT G
PA 8S-009 HERITAGE
SITE DEVELOPblBNT REVIE~
I AUT
San P..amon, CA 945~3
(Telephone) 4!5-e29-233Z
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· :'.:
November 10, 1988
Trudi Ryan,
Project Planner
City of Dublin-.
P. O. 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 recor~mendations:
On-site hydrants will be required and will be fully charged
before construction with co.,~nbustib!es kegin.
All weather roadways will be provided for fire apparatus
before construction cf ccr~oustibtes are to begin. _.
3. Farking shall be restricted to desigr. ated parking areas only.
All bridges shall be maintained at the minimum required width
established by the fire cede (20') and shall be capable of
supporting a gross vehicle weight cf 50,000 pounds.
All interior roads to ka marked according to the California
Vehicle Cede Section 22500.1 as fire lanes.
Fire extinguishers are to be located within all co~.on areas,
i.e., recreation room, administration office, g~, and rental
office, and every 75' of travel distance within the complex.
This department will require a Knox everride switch on all
entrance gates into and out of the complex.
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 be used. All directory signs and
location must be approved by this DeFartm~nt.
:'?~;~:-.. ,,,~.~ ....:.9 A buildinc director}' ~'i)! be required at all entrances to
:i:: F, ....... complex'.'~ ~SUch' dlrec~_~'~!' .,,nt:"St contain all 'apart~;t' x~z.~:~?.~,
10- All project buildings shall conform with the safe roofing
TO EXHIBIT G
PA88-009 HERITAGE
DRFA LETTER
ac,~ording to UBC Standard }~o.' 43-6.
If you have any questions,
TOM HATHCOX,
Fire Marshal
TH/liw
please dO 'not hesitate' to contact me.
,.. --"', '-!.'~'.'-.:~!~'..i-"-.'!i%::','-"":. :-' ,--
__2 -' '
6 ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT
~,/~,9~7 PARKSIDE DRIVE & PLEASANTON: CALIFORNIA 94566 & (415) 484-2£rj'j
· May 23, 1988
Ms. TrudiRyan, Project Planner
City of Dublin
P.O. Box 2340
Dublin, CA 94568
Re: Heritage Commons/Tentative Tract 5883
Dear Tradi:
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Enclosed is a copy of our November 18 1987',letter to Casden ~ith general
ro
comments on an earlier .development p posal~ In addition to those co~ents,
our recommendations for the current proposal are listed below.
The rock riprap should be extended to protect the channel bttom
downstream of Areadot Valley Boulevard. E~it 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.
The sacked concrete riprap ~'hicb runs alon~ 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 alou~ the boundary of Tract
4950 (below the existing units).
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.
Zone 7 will not a. ccept o~ership or maintenance of the
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 do~-astream of such
structures.
7. Final plans should include ramps to the channel bottom.
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 ~Ith the proposed
development. Zone 7 could make reimbursements for the
co~s't,~uct'io,~ and ,rt~h'~:-~.oE~w, ay .under the .SDA 7-1 pro~r,a~.
in our November isl 1987 letter.
88-009 HERITAG~
~lease f'eel free to give Dennis Gambs a call
Hun J' Mar ' -
~ E;~;ome~l ~sources Dt~sio~
VW:DG:bkm
Euc. ~
cc: Lee THompson, City of Dublin
Carl Steinberg, THe Casden Company
MiCchMougban, Bissell & Earn
ALAMEDA COUNTY FLOOD CON'[ROL' AND WATER CONSERVATION DISTRICT
5~97,,.:.):'/-.:;v.S~DE DR~VE I P.EASANTON, CALIFORN:A 9z566 I {z15~
November 18, 1987
Mr. Carl Steinberg
The Casden Company
9090 Wilehire Boulevard, Third Floor
Beverly Hills, CA 90211
Re: ~eritage Commons/Alamo Creek, Dublin
Dear Mr. Steinberg:
This letter viii fo~s!!ze in vritlng mzuy of our design criteria ~ifch we
have previously discussed as ~ell as list our comments a.=d rec~endatioms on
your current develop~emt proposal.
1. A mi,~_Im~_ setback of 20-feet from the top of bank, or from a
2 (horizontal) to a ! (vertical) projection from the toe of the creek to the
top of-ground (vhichever is greater), should be provided. No buildi~.Es or
pe~anen~ s~r~ctures should ~ cozs~acted ~thfn t~s s~ck ar~.
2. A !5-foot ~,de access road for flood control maintenance should
be constructed at the top of bank vith/n the setback area. The access road
should be graded to drain a~'ay from the creek bank at a 5% (minimum)
cross-slope into a V-ditch. Cross drains should be constructed at low points
ou the road and should not be spaced at intervals greater than 500 feet. This
access road should connect to access easements on the imterior streets as
marked on the conceptual site plan. These access ease~-,ents shocld not be less
than 20 feet vide and must have inside turning radii of 35 feet or more.
3. An access road vfth fencing on the caste.fly side of the creek
connecting A_~ador Valley Boulevard. and the Arroyo Vista Eousi~g (Housing
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 vith rock riprap.
5. No surface runoff should be allowed to flow over the banks.
site should be graded to drain a~y from the creek. Drainage should be
collected in an on-site storm drain system.
The
'-:r .....:-~=.,- 6. Drainage entering the creek should enter through reinforced
f; ';~"'~on~'~'~'~epi~S ~'n~ t-e'protected '~ith,~,,~tfalI structures such as
.~ ACFC&WCD Std. D~. SF-6OS. " ~ ....... '~'~'~'~"'
Mr. Carl. Steinberg
November 18, 1987
/;
Page 2 //
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/
7, A profile of the creek ann cross sections at 200-foot (m~x. imum)
intervals S~d at cha~es in creek cross Bect~ons *should ~ detem~ned b~ field
su~ey as part of the hydraulic Investigation and for ~eriftcation of t~
required setbacks.
8. ~e hydraulic capacity ~f the c~nneI to car~ the A~C&WCD
design flow (nittrance Qi00 ' 4,670 of s) should ~ demonstrated.
9. The proposed creek rtgh=-of~ay sh6u!d ~ fenced ~th six-foot
black vinyl-c!ad chaln-link fencing u~ess ~he City of Dublin tncI~es this
area u~er their loin= use license agreement ~th Zone 7.
10, ~e developer/o~er should relf~qulsh access rights across the
channel rig~t-of~'ay llne on the recorded trot or parcel map.
1!..The gates should be set back 30 feet fro= the face of cur;D at
Areadot Valley' Boulevard to allow for s~fe vehicular access.
12. A soils report an~,/or izves:igation should address the fo!!o~ng:
-- Are the existing creek banks stable?
-- Are there any po.tem:!a! slides along the creek?
Any ident~'=~ed ro~ems =ust be corrected. --~ P ~-
13. improved c~annel side slopes should not be steeper tkan 2-1/2:1
in cut.
14. Creek bends should be protected from eroslot. Bap2~ ~rotection
may include rock riprap or grouted rock riprap.
15. A tree sur~ey should be conducted by a ho~tculturist, and dead
or dying t. rees should be removed from the creek area.
16. Debris, including concrete, scrap rood, etc., should be removed
from the creek area.
17. This creek is designated a proposed Special Drainage Ares (SDA
7-1) facility. Under this progr~ the developer would ]become eligible for SDA
7-1 reimbursements provided the developer enters into an agreement ~th Zone 7
before any work is done. The de~e!oFer must also grant fee title to the creek
right-of-~y including the 20-foot setback area to Zone 7.
i~' 18. Any proposed Iandscapizg in the creek area should co=for=~ to the
'!; A~.ame~a, Coun~v,-Floc~ Gontr~l---F~e.~e~etatiou Manual. Landscapir~g may ~ "~",-' ,,~-'i'
i, established by hand'wateri~ '
,~.~ irrigation system should ~ installed in the creek ares.
feet om each ~ide of the extsti~ e~Bement l~ ~eed~d.'7~;Att~ched i~ ~heet 4 of
, . ~
Ve~..t~ly yours, : -:
..~
Mun J~ Mar .... "'-
GenerA1 Manger - "'
~tncent
En-dromnen:al Eesourcas Division
VW:DG:bh
Enc.
cc~. Mike Taylor, Bissetl & Karn
Larry Tong, City of Dublin
Lee A'hompson, City of Dublin
Jim Eoren, Zone 7
RECL I}IG REQUESTED
W|[EI| RECORDED~ PLEASE MAIL
Pettie, Tester, Eruse & Krinsky '
2301 Dupont Drive, 5th Floor
lrvine,=California 92715
Attention: Dorothy A. Urbanec
DUB~I p~NNING
(Space Above This Line ~or Recorder's Use Only]
VEHICLE ACCESSWA/
VILLAGE VII
THIS VEHICLE ACCESSWAt I~.IZFEE~IANCE AGREEMEllT (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" ).
RECIT~LS
A. Developer is the owner of real property in the
City of Dublin, County of Alameda, State of California described
as Lot 147 of Trac~ No. 55tl filed i~ Book 163, Pages 48 to 58,
inclusive, of Maps records of said County ('Village VII') which
has been or will be resubdivided as Tract 57BO.
B. Village Vii is subject to the Master Dec!aratic~
(defined below), which contains provisions for the shared use
and the maintenance cf "Vehicle Accessways' [defined ~elew]
the ~enefit ~f all Of the villages described therein.
C. The Developer and City desire to enter into this
Agreement to assure continued maintenance, re~air and
reconstruction of improvements u~on 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 adjacen= prupe~y.
NOW, THEREPOKE, in consideration of the mutual
covenants, conditions and restrictions contained heroin, the
parties hereto agree as felines:
1. Definitions. The following tens 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 mean and refer to the
Count}' of Alameda, State of California.
(c) }:aster Dec!aratien. '}:aster Declaration"
shall mean and refer to the Declaration of Covenants, Conditions
and Restrictions for Alamo Creek recorded cn September ]~, 1986
as Instrument No. 8~-230450, of Official Records of the County
and any amendnests thereto.
[~,] K,~S'idet, c· '~e.--idenc~' -"~! z'.-~r; ....
to an3: lot or parcel shown o~ a final or parcel map filed for
record in the County unless a cendomfnium plan has been recorded
TO EXHIBIT G
PA88-009 HERITAGE
SITE DEVELOPMENT REVIEW
upon ~ .... h lot or parcel pursuant ~o Secti¢'~,351|e) of ~he Civil'
Code o~ ~he State of California, or a~] s~ ,sso~ s~a~u~e
the~eo~ in which event 'Besidehoe" shall th~n mean ~nd ~e[e~ to
u condominium, "~esidence" ~hall not include an~ prope:L7 owned
by a Subordinate Association°
(e) Residence ~ner, "Residence ~ner" shall
mean and refer ~o one or more persons o~ enmities ~ho are alone
or collec~ively ~he ~ecord o~ner o[ a fee simple ~itle ~o a
~esidence ezcluding those having an7 such inte~es~ metal7 as
security for the performance of a~ obligation°
(f) Subordinate Association. 'Subordinate
Association" shall mean and rafer~o any nonprofit mutual benefit
corpora=ion incorporated under the laws of the State of
California, its successors and assigns, named in a "Subordinate
Declaration"-
(g) Subordinate Declaration. 'Subordinate
Declaration" sha~-! mean and refer to any declaration of
covenants, conditions and restrictions and any supplemental
declaration thereto or any amend=ants thereof 'which are now or
will hereafter ~e recorded agains~ all or any portion of Village
vII and will be subordinate to the ~ster Declaration.
{h) VehiCle Accessways. 'Vehicle kcessways"
shall mean and refer to Parcels .: and the area desiunated as
'E.V.A.E." or "Emergency Vehicle Access Easement' on sa~d Tract
~]o.- 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 simole
title to a Vehicle Accessway, excluding those having any such
interest merely as security for the performance of an oS!igaticn.
(jl vLl!ace vii. 'Village ~i' shall mean and
refer to the property descrf~:ed in ~he Master Declara:ien'.o ~e
Lot 147 of Tract ~ap I]o. 5511 filed in Sook 163, Pa~es 48 to 5~,
inclusive, of ~aps, records of the County whick has been or will
be subdivided into Tract 5780.
2. Maintenance Oblieatien. A Vehicle Accessway Owner
shall have the obligation, at no expense to the City, to
maintain, repair and reconstruct the improvements ~pon the
Vehicle Accessways owned in a manner satisfactc.-y tc the City and
in compliance with plans and specifications approved by the ~itv.
The City shall have the right, but not the obligation, t~ assum~
all or any portion of such maintenance, repair and reconstructlot
in the event such activity is not adequately performed by the
vehicle Accessway Qwner.
3. G~'ant of Easement. ~eveleper hereby grants to
City an easemen~ cver the Vehicle Accessway~ for the purpose cf
maintaining, repairing and reconst.--~cting said improvements u~cn
the Vehicle Accessways as provided heroin and for ingress and'
egress for such purposes. This easement is specifically limited
to suc]: purposes and shall not create any easement in favor of
the public. Entr.v by the Ci~_y upon the Vehicle Accessways for
a:~y a!!ewable Fur.case may be made without notice in the event ef
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 Furpose of no~
less than ten (!~) days has been given to the ~'ehicle Accessway
Owuer respe~:sib!e far such activity unless corrective work is
commenced by such Vel, icle Accesswa~' O~ner withh~ three {3) days
fdll'e~c~n~3 c~eliver~' cf svch notice and such c,-.rrec~f-.ce work
prosecut'rid to'c~mFle~ion ~itl~in thirty (3e) day~
commencement of such activity er such later date ae~reed to b~'
City.
09/30/8~ 10532-00010
302\870900-18 .AGI~
4. Reimbursement of Costs. 'r"aso~able
expended by the City ior labor, materials,
'onstte supervision of the maintenance, repair and reconstruction
performed under this Agreement shall be reimbursed to the City by
the responsible Vehicle Accessway ~ner. 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 c~;ertng such
Vehicle Accessway, or in the event any Vehicle }~:cessway 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 su. ch 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 ~rises out of the wi!ful or nec. tigent
act or omission of Vehicl~ Accessway e~ner, in whic.k event, City
shall have no liability therefor]. '~
6. Successors and Assi_-ns. This Agreement and all cf
its terms, covenants and conditions will inure to the honefit of
and be binding upon the successor_~ and assigns of Developer, and
the successors in title ;o the Ve~.icle Accessways a~ the
Ke s idence s.
7. Nczice. Any notice to be given under the
provisions of this A~reement shall be in writing and shall be
directed to the address ef the .... ~' to whom intended as ~!!cw~:
If to teve!cFer:
If to Subordinate
Asscciation:
6~S0 Village Partoday, 5uize 201
Dublin, California ~45~8
Attention: }~ichaelC. Carthey
The principal office of the
corporation established pursuant tc
a resalution cf its ~oard of
directors.
If to Residence
Owner:
To the street addres~ cf the
Residence cf each such Residence
Qwner.
Each cf the foregoing Farties may designate from time
to time by written notice to the ether par~ies a diffe_-e~:t
address which shall then be substituted for the o~.e above
specified. Any notice sent by mail as aforesaid shall be deemed
delivered when directed to the addressee at the address indicated
for the putlose cf notice and when ~!aced in =he ~nited States
}~.ai!, first class, Feetage preFaid~
8. Faracraoh Headine. s. All paragraph headings are
inserted for convenience onl]' ar:d shall not be used in any way t.~
modify, · limit, cons true er otherwise af feet this Agreement.
9. %<airere. Nc action taken Fursnadir to this
A~reement by er eu ~half of any Fatty shall be deemed. ~ ..... ~. .. ......
C~'X:{'~{j~ir~=~i'~.e ~.-'w.a.i~'~,~I b~~ .the ~art<j taking suzh a~ti~.~
complete compliance with representations, covenants or agreements
contained herein. Re waiver, modification or change shall be
09/3~/87 10532-00010
302\87090048,AGR
bindi' ,nle,$ 'in =iting ,rid ,igned
waive~. A waiver hPy any party here~o o~ . -,each oZ any
provision of this Agreement shall no~ operate or be construed as
a waiver of any tubsequent breach.
10. Governinq Law. This Agreement shall be governed
by and construed in accordance with the l~s of the State oE
California applicable to contract= mde hnd to be performed in
that state.
11. Attorneys' Fees. Should any par~y institute any
action or proceeding to enforce ~his Agreement or any provision
hereof or for damages by reason of any alleged breach o~ this
Agreement or of any provision hereof, or ~or a declaration of
rights hereunder; the prevailing party in any such action or
proceeding shall- be entitled ~o receive from the other party all
costs and expenses, including, without lhitation, 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 unenforceab!e,
the remainder of this Agreement or the application of such
te~(s) or provision(s) ~o Feraons or circu~ances other than
those as to which it is ~eld inva!id.9r unenforceab!e shall not
he afEected thereby. Each and every ~en of this Agreement shall
he valid and enforced to the fu!!est extent pemitted by law.
13. Entire Acreement. This Agreement constitutes the
entire agreement ~etween the Farties pertainhq to the subject
matter hereof and all prior and contemporaneous agreements,
representations, negotiations, and understandincs of the parries,
oral or written, are hereby superseded and mer~&d heroin.
14. k~end~ents. Any amen~ent tc this Acreement must
be in writing and signed by ai1 of the parties hereCo.
IN WITNESS WHEREOF, %he parties hereto have executed
this Agreement as cf the date first above written.
ST-~a~Dk~D PACIFIC, L.P.,
a Delaware limited partnership
StanPac Corp., a
Delaware cot?oration
Its Managing Partner
CiTY OF DUBLIN
09/30/87 10532-00010
302\87090048.AGR
STATE ~f CALIFORNIA
COU~.]TY OF ALAMEDA
On , before me, the undersigned,' a l|otarI
Public in and ~or said State, personally appeared
personally ~n~.n to me {or proved to me
on the basis o~ sa~is~actoz"7 evidence) ~o ~e the
· on bahalE of StanPac Corp., a Delaware
corporation, the corporation therein named, and ackno'~Iedged %o
me that said corporation executed the within instrument pursuant
to its Bylaws or a resolution of ~ts Board of Directors, said
corporation being ~.nown to me to he the managing panner o~
STA~|DARD PACIFIC,. L.P-, the partnership that executed the within
instrument, and acknowledged to me that such corpora'.ion executed
the same 'as such 'partner and that such partnership executed the
same.
WITNESS my hand and official seal.
(SZAL)
Notary Publi-~ in anU ~sr said
STATE OF C~LIFOKN!A ]
COUNTY OF }L~i.[EDA )
Cn , I~.., kefore me, she undersigned,
a No=ary Public in and for said Six=e, perscna!!yaFFeared __
, personally kncwn tc me
cr proved to me cn the basis cf satisfacto_-.¢ evidence to he the
person(s) who executed the wizhin ins~rumen= as
of and
ackncw!edged to me that such
executed the same.
WIT~'IES5 my hand and cfficia! seal.
[Se~l]
Nc~_ar.~.- Public in and for said State
09/30/87 10532-00010
302\870900.1S .AGR